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HomeMy WebLinkAboutGeneral Plan Amendment 07-002 for the 2008-2014 Housing Elem City ®f Huntington Beach 2000 Main Street • Huntington Beach, CA 92648 OFFICE OF THE CITY CLERIC JOAN L FLYNN Ili CITY CLERK NOTICE OF ACTION June 24 2008 Planning Department City of Huntington Beach 2000 Main Street Huntington Beach CA 92648 SUBJECT APPROVAL OF GENERAL PLAN AMENDMENT NO 07-002 FOR THE 2008-2014 HOUSING ELEMENT UPDATE APPLICANT City of Huntington Beach Planning Department 2000 Main Street Huntington Beach CA 92648 LOCATION Citywide DATE OF ACTION June 16 2008 On Monday June 16 2008 the City Council of the City of Huntington Beach took action on your application and adopted Resolution No 2008-29 (attached) approving General Plan Amendment No 07-002 for the 2008-2014 Housing Element Update Sincerely an L Flynn CMC City Clerk JF pe Attachment Sister Cities Anlo Japan m Waltakere New Zealand (Telephone 714 536 52271 REQUEST FOR CITY COUNCIL ACTION MEETING DATE 6/16/2008 DEPARTMENT ID NUMBER PL 08-06 In staff s most recent discussion with HCD, the reviewer indicated that more `opportunity sites should be identified in the Beach/Edinger Corridor Specific Plan In addition, HCD is requiring that specific incentives be identified in the Beach/Edinger Corridor Specific Plan Program that encourage and facilitate the provision of affordable housing beyond the minimum inclusionary housing requirements As such, the Housing Element has been revised to strengthen the programmatic commitments of the Beach/Edinger Corridor Specific Plan Program Strategic Plan Goal The following strategic plan goals are applicable to the Housing Element Update o L-1 Establish the vision and create a land use plan for reuse of critical parcels so that the next phase of the community investment and improvement can begin o L-3 Preserve the quality of our neighborhoods o L-5 Improve the efficiency of the development review process The purpose of the Housing Element is to establish a comprehensive housing strategy for all economic segments of the City through 2014 The goals and policies of the Housing Element provide for the preservation of the character scale and quality of established residential neighborhoods through programs such as the Neighborhood Preservation Program Single-Family Rehabilitation, and Multi-Family Acquisition and Rehabilitation Program The Housing Element also includes programs to further streamline the development review process for housing projects by proposing revisions to the City s zoning ordinance and processing procedures Environmental Status Negative Declaration No 08-002 was prepared pursuant to Section 240 04 of the HBZSO and the provisions of the California Environment Quality Act (CEQA) The Planning Department advertised draft Negative Declaration No 08-002 for 30 days commencing on April 17, 2008 and ending on May 16 2008 Four written comment letters, including one from the Environmental Board were received during the comment period The letters as well as responses to the comment letters are included in the draft Negative Declaration that was approved with findings by the Planning Commission on May 27, 2008 (Attachment No 3) 9 6/3/2008 2 25 PM REQUEST FOR CITY COUNCIL ACTION MEETING DATE 6/16/2008 DEPARTMENT ID NUMBER PL 08-06 Attachment(s) City Olek's Poge�lNvmber . 'OLiscript, . 1 City Council Resolution No�PCJ 2-9 Resolution of the City Council of the City of Huntington Beach Approving General Plan Amendment No 07- 002 Housing Element Update 2 Revised Housing Element June 2008 3 Planning Commission Staff Report dated May 27 2008 4 HCD comment letter received and dated February 14 2008 5 PowerPoint Presentation RCA Author SH MBB JV 10 6/3/2008 2 25 PM ATTACHMENT # 1 RESOLUTION NO 2008-29 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH APPROVING GENERAL PLAN AMENDMENT NO 07-002 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 October 23 2007 and April 22 2008,study sessions were held with the Planning Commission for consideration of revisions to the adopted Housing Element, and On February 11 2008, a Notice of Availability was published in a newspaper of general circulation for review of the draft Housing Element Update for a period of 60 days for interested parties, and Pursuant to California Government Code §§65587-65588, 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 65580 et seq by June 30 2008, and The Planning Commission, after giving notice as prescribed by law,held at least one public hearing to consider General Plan Amendment No 07-002, and The Planning Commission found pursuant to the California Environmental Quality Act,that General Plan Amendment No 07-002 will not have any significant adverse effects on the environment Based on the environmental analysis the City Council of the City of Huntington Beach hereby makes the following findings 1 The proposed 2008-2014 Housing Element will not facilitate the creation of any additional housing units beyond those anticipated and accounted for in the 1996 General Plan EIR 2 Proposed new Housing Element programs will improve the quality of existing housing and encourage and facilitate the provision of housing for all economic segments of the community 3 Adoption of the 2008-2014 Housing Element will not result in any significant environmental effects The Draft Housing Element has been reviewed at one duly noticed public hearing held by the Plammng Commission of the City of Huntington Beach on May 27 2008 08 1607/22344 1 Resolution No 2008-29 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 07-002 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 16th day of June , 2008 r May ATTEST APPROVED AS TO FORM O�IJJv� k, City Clerk V City Attorne Dva S(Z4t(01;1 REVIEW A APPROVED INITIATFP AND APPROVED City Admmistrat --47 Vpfanfii4jDirector 08 1607/22344 2 Res No 2008-29 STATE OF CALIFORNIA COUNTY OF ORANGE ) ss CITY OF HUNTINGTON BEACH ) I JOAN L FLYNN 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 June 16, 2008 by the following vote AYES Hansen Hardy Bohr Cook Coerper Green Carchio NOES None ABSENT None ABSTAIN None y Clerk and ex-officfiClerk of the City Council of the City of Huntington Beach California ®11 e 5 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 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 one vacant residential property located within the Alquist- Priolo fault zone The State Alquist-Paolo Act allows for single-family homes in the fault zone which are not part of a tract development Alternatively residential tracts that locate open space features within the fault zone and habitable structures outside the zone can be accommodated The single remaining vacant property in Huntington Beach in the fault zone can accommodate a total of 3 units and has been included in the residential sites inventory for the Element 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 can be addressed through site layout 6 Tsunami Hazards As a coastal city the entire 8 5 miles of Huntington Beach s coastline could be impacted in the event of a tsunami The Environmental Hazards Element of the City s General Plan indicates that the potential for tsunami hazards in the City is very low Moderate tsunami run-up areas of the City include the southeast area and the Bolsa Chica area up to the central part of the City The City s adopted Hazard Mitigation Plan includes mitigation strategies to reduce risk and prevent loss in the event of a tsunami occurrence These strategies include a citywide warning siren system and a public education campaign Housing projects that are located near the coast or in moderate tsunami run-up areas are required to incorporate tsunami mitigation measures into the project Both the Pacific City and Blue Canvas projects are required to provide tsunami education for residents and businesses (Pacific City) as well as other mitigation measures These mitigation measures while necessary are a minimal cost to developers 7 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 2008-2014 HOUSING ELEMENT 11130 HOUSING CONSTRAINTS 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 18 500 additional residential units beyond what existed in 1990 Even with the 5 000 new units developed in Huntington Beach since 1990 the City has more than adequate infrastructure capacity to accommodate the City s residential growth needs (RHNA) for the 2008- 2014 Housing Element cycle which anticipates only 2 000 units 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 during the 2008-2014 planning horizon are constrained by infrastructure availability 2008-2014 HOUSING ELEMENT 11131 HOUSING CONSTRAINTS �e IV HOUSING 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 financial resources available to support the provision of affordable housing administrative resources available to assist in implementing the City s housing programs and resources for energy conservation A AVAILABILITY OF SITES FOR HOUSING As discussed previously in the Housing Needs Assessment SCAG has determined the projected housing need for its region for the 2008-2014 Housing Element cycle and has allocated this housing need to each jurisdiction by income category This Regional Housing Needs Assessment (RHNA) represents the minimum number of housing units each community is required to plan for by providing adequate sites through the general plan and zoning An important component of the Housing Element is the identification of adequate sites for future housing development and evaluation of the adequacy of these sites in fulfilling the City's share of regional housing needs (RHNA) Huntington Beach has a RHNA allocation of 2 092 units distributed among the following income groups 454 very low income 369 low income 414 moderate income and 855 above moderate income units The City plans to fulfill its share of regional housing needs using a combination of the methods below which are further described in the following narrative ➢ Vacant sites currently zoned for residential development ➢ Residential projects with development entitlements ➢ Development on surplus schools sites ➢ Existing assisted units that will be units preserved at affordable housing costs with the City s committed assistance and ➢ Residential permits issued during the RHNA gap period (January 2006 - October 2007) In aggregate the City s residential sites capacity from the above sources provides for 1 205 additional units including 116 lower 92 moderate and 997 above moderate income Because this represents a shortfall in sites necessary to fulfill Huntington Beach s lower and moderate income housing needs the City is committing to a rezoning program as provided for under Housing Element statutes 1 This rezoning program will occur as part of the adoption of the Beach/Edinger Corridor Specific Plan as well as an amendment to the Pacifica Specific Plan Figure 8 illustrates the City s residential sites inventory for the 2008-2014 period detailed maps depicting vacant residential sites are included in Appendix A of the Element AB 2348 amended Govnt Code sections 65583(c)(1)(A) and (B) to clarify requirements for a Housing Element rezoning program to address a shortfall in sites for very low and low income households 2008-2014 HOUSING ELEMENT IV 1 HOUSING RESOURCES Figure 8 Residential Sites Inventory pgeTyk t i all; Iy _ i t i arfteld Ave w7 All L � # m n e ( wad c € Figure 8- Residential Sites Inventory } XEntltled Projects, Surplus School Sit I- Specs Plar� , � N Legend Entitled Protects 1 The Villas w E 2 Pacific City 3 Blue Canvas Surplus School Sites S 4 Wardlow School Site 5 Lamb School Site Beach/Edinger Specific Plan MN 6 The Ripcurl 7 The Village at Bella Terra 8 Watt Development Property 9 former Levitz property 10 Beach&Warner 11 Beach&Ellis Note Detailed parcel specific maps depicting vacant residential sites are included in aooendix A 2008-2014 HOUSING ELEMENT IV-2 HOUSING RESOURCES I Vacant Land The City of Huntington Beach currently encompasses 27 5 square miles approximately 98 percent of which is developed As vacant developable land becomes more scarce it is increasingly important for the City to track and manage this diminishing resource To this end in the summer of 2007 the Huntington Beach Planning Department conducted a comprehensive windshield survey of all vacant land within the City to provide useful data concerning these areas to planners developers investors and other members of the public As shown in Table IV-1 the land survey documents a total of 366 vacant acres representing 2 1 percent of the City's total acreage Evaluating this vacant acreage by General Plan land use designation the largest segment of vacant land (217 8 acres) is reserved Open Space consisting of parks or conservation areas Areas designated for Residential use constitute the second largest segment of vacant land, with 75 2 acres The Mixed Use designation provides additional capacity for residential development with 7 8 vacant acres Parcels designated for Public and Institutional uses provide 41 acres of vacant land Finally only 23 acres of vacant Commercial and Industrial designated areas remain in the City Table IV-1 Vacant Land Summary Go rat Z ate 1/aca t + r� Va t Residential 752 21% Commercial 108 3% Mixed Use 78 2% Industrial 128 3% Open Space 2178 60% Public and Institutional 410 11% Total 36616 100% Source City of Huntington Beach Vacant Land Survey July 2007 For purposes of the Housing Element a more detailed analysis of the City s vacant residential and mixed use areas has been conducted as summarized in Table IV-2 As now required under Housing Element law a parcel-specific inventory of vacant residential sites has been prepared which identifies the following for each parcel Assessors parcel number site acreage General Plan and Zoning designation developable density and realistic dwelling unit potential Only those residential sites with reasonable potential to develop have been included in the inventory reducing the developable residential and mixed use acreage to 23 acres compared to the 83 acres identified in Table IV-1 A copy of the detailed residential sites inventory and corresponding maps are included in Appendix A to the Element 2008-2014 HOUSING ELEMENT IV 3 HOUSING RESOURCES Table IV-2 Developable Vacant Residential Sites Generat I'�an I?eMirl V ant,fires Pot ial 'nsiAd QWel U� Residential Low(RL) 7 du/acre 77 72 units Residential Medium (RM) 15 du/acre 133 146 units Residential Medium-High 25 du/acre 07 10 units RMH Residential High (RH) 30 du/acre 05 7 units Mixed Use Vertical (MV) 086 13 units Mixed Use Horizontal (MH) 007 1 unit Total 2313 249 units Source City of Huntington Beach Vacant Land Survey July 2007 Realistic Development Capacity (new section) The majority of remaining vacant residential sites in Huntington Beach are less than an acre in size and can accommodate between one to four units For example many of the RM designated sites are located in the downtown where the RMH-A zoning has helped to facilitate development of these small 25 foot wide parcels Because of the small size of many of these sites most are unable to be developed to the maximum permitted density City staff carefully evaluated the realistic development potential on each of the vacant sites accounting for parcel size and historic development densities within each district The methodology Used to determine the realistic development capacity of each of the sites listed in the residential sites inventory (Appendix A) and summarized in Table I -2 was a combination of factors specific to each site including zoning designation and accompanying development standards lot size development trends and rather land constraints applicable to the specific site As such very few sites can achieve the maximum densities allowed by their land use designation Most of the sites in the Residential Low (RL) category are vacant single-family residential €nfill lots capable of accommodating one unit Because they meet the minimum lot size and are already subdivided with supporting infrastructure these lots are likely to be developed within the planning period Five of the sites in this category are located in the coastal zone Although potential projects will require approval of a coastal development permit by the City before they can obtain building permits this does not reduce the likelihood of development within the planning period as indicated by the fact that the City has processed 30 coastal development permit applications for residential projects in the last two years alone 14 of which were for construction of new dwelling units on an existing lot The majority of the 72 potential units in the Residential Low category are located on a site within a specific plan (Site #0 of the Vacant Sites Inventory in Appendix A) 2008-2014 HOUSING ELEMENT IV 4 HOUSING RESOURCES The specific plan allows for single-family residential uses and requires a minimum of 10 acres for development Development of the site is contingent on the reuse of a adjacent site that is vacant but occupied by a landscape business The total area would be 18 8 acres and could realistically be developed with 56 units at 3 units per acre which is similar to existing development densities within that specific plan Although it is difficult to predict with any certainty whether or not this site will be developed within the planning period the City has received and continues to receive inquiries from potential developers of the site The Residential Medium (RM) category provides for the largest number of potential units to be developed on existing vacant residential land Half of the sites in this category as well as all of the sites in the Residential Medium-High (RMH) category are located in the downtown area and have a zoning designation of RMH-A The RMH-A zone facilitates development on these smaller downtown lots by allowing - foot lot widths and more flexible development standards such as increased floor area ratios (FAR) and decreased setbacks These sites typically accommodate one to four units and are indicative of the type of development that has Occurred in the downtown area in recent years Other sites in the Residential Medium category have constraints that do not allow for maximum development potential Site #8 is constrained by an earthquake fault that runs through a portion of the property Even though the lot size is over one acre and allows for up to 15 units development potential on the site is limited to three units the project developer is in the process of submitting a tentative parcel map for development of the three units Site #16 has contamination on a portion of the site which reduces development potential The contamination is due to mercaptans in the soil which result in a strong odor if disturbed Located in a specific plan the site was previously analyzed for maximum development potential and allows for 170 dwelling units However due to the mercaptan issue on a portion of the site maximum development potential on the site has been conservatively estimated at 100 units Although no entitlement applications have been submitted the City has discussed development of the site with the property Owners and it is feasible that the property owners will move forward with the project within the planning period Vapor extraction is near completion on the site and adjacent properties that have the same issue have been developed Finally Site #14 is currently developed with four units The site consists of six smaller parcels for a total of 1 13 acres Of the total acreage roughly 0 22 acre is vacant Although the site has four existing units the City has received a proposal for redevelopment of the site with fourteen units The remaining residential land use categories Residential High (RH) Mixed Use Vertical (MV) and Mixed Use Horizontal (MH) can realistically provide another 21 residential units All but one of the RH sites are located in the downtown area They are very small and can apply the RMH-A standards to yield one or two units The remaining RH site is located near the Huntington Harbour area and can accommodate two units The mixed use sites are located within the downtown 2008-2014 HOUSING ELEMENT IV 5 HOUSING RESOURCES specific plan area and based on their location are permitted to have residential uses either alone or with a commercial component Development of the majority of these sites would require a coastal development permit However given that the City has processed 30 coastal development permit applications for residential protects in the last two years it is feasible that the existing vacant sites in these categories will be developed within the planning period despite their coastal zone overlay designation In fact the City has already received conceptual plans for development of a mixed use project on Site #29 within the coastal zone with the potential to provide six new units with ground floor commercial The vacant residential sites inventory (Appendix A) also Identifies the following two sites with proposed General Plan or Zone changes to accommodate residential development Given their pending status these projects have not currently been included in the Housing Element sites inventory 45 acre Coastal Zone site containing degraded wetlands Owner received approval from City for development of 170 unit Parkside Estates in 2002 However the Coastal Commission recently voted to require an expanded wetland and buffer area thereby reducing the protect yield by an estimated 50 units The project requires further approvals from the Coastal Commission including an amendment of the Local Coastal Plan as well as the City before it can move forward acre vacant site located in Huntington Harbour A portion of the site is zoned RL-CZ and the other portion is zoned Open Space-cater Recreation (OS-WR) Applications for General Plan Zoning flap and Local Coastal Program amendments have been submitted for a 15 unit medium density residential development with a 27 slip public and private marina In addition to vacant sites residentially designated properties with entitlements provide for an additional 736 units (711 market-rate and 25 for low- to moderate- income households) as illustrated in Table IV-3 These reflect projects with entitlements that will be built within the near term planning horizon Two of these projects - Pacific City and Blue Canvas - will provide a significant contribution to the City s housing stock and are described in greater detail below 2008-2014 HOUSING ELEMENT IV 6 HOUSING RESOURCES Table IV-3 Residential Development Potential - Pro ects with Entitlements f %/ Total vowfr Moderate- et /y/JAW �^� ��'teC y Income N n Ra Units ��/ r The Villas 19 4 15 Pacific City 516* 516 Condominiums Slue Canvas 201 3 18 180 Total 736 3 22 711 *117 affordable housing units including 39 very low 39 low and 39 median income units to be provided off site Pacific City The Pacific City site is the last major site In the downtown area to be developed It is a vacant 31-acre site bounded by the Pacific Coast Highway First Street Huntington Street and Atlanta Avenue being developed with a mix of visitor-serving commercial uses and residential to complement the downtown commercial core The site is divided into three parcels, with the largest 17 2-acre parcel to be developed with 516 residential condominiums (at a density of 30 units/acre) in a mix of two three and four story buildings The residential parcel will include a 2-acre village park/open space area dedicated for public usage Site work has begun on phase one of the residential with an expected opening in fall of 2008 As Pacific City is within a Redevelopment Project Area the affordability requirement is for 15 percent of units developed The Affordable Housing Plan approved as part of the Pacific City Owner Participation Agreement stipulates that in exchange for an in-lieu contribution to the Redevelopment Agency s housing set-aside fund the Agency will satisfy Pacific City s affordable housing requirement in the following manner The Agency or its assignee shall cause to be constructed or otherwise made available 117 affordable housing units including 39 units for very low income households 39 units for low income households and 39 units for median income households r The units will be available for occupancy prior to issuance of building permits for the last phase of Pacific City or evidence of the Agency s reasonable progress towards attainment of completion of the affordable units for the respective phase Units will have affordability covenants and restrictions for 60 years 2008-2014 HOUSING ELEMENT IV 7 HOUSING RESOURCES Blue Canvas The Blue Canvas Project will provide a master planned residential community of 201 attached homes (Medium Density Residential) on a former site used as an oil pipeline and storage tank terminal The project will consist of duplex and triplex units and will include a variety of dwelling unit types and sizes Ten percent of the units will be provided as affordable with 18 units affordable for moderate income households and 3 units affordable to low income households Residential uses will occupy approximately 8 5 net acres of the site with a two-acre public park developed for public use Rough grading on the site has been completed with the first phase of residential units expected to be completed by fall of 2008 2 Surplus School Sites The City currently has six closed public school sites within its jurisdiction that have either been declared surplus or are being considered for surplus status by the School Districts and are being made available for development The City s Development Assistance Team has met with the Huntington Beach and Fountain Valley School Districts on these surplus sites to provide early direction on their development All six sites are located within single-family neighborhoods and therefore the City s direction has been to develop these sites as Low Density single- family Table IV-4 summarizes the acreage and unit potential on each of these sites Entitlement applications are in the process of being submitted for the two Fountain Valley School District sites - Lamb and Wardlow schools - with entitlements anticipated to be complete by 2009 In August 2007 the Huntington Beach School District issued a Request for Proposal for development on four closed school sites Burke Gisler Kettler and LeBard The General Plan currently designates these four sites as Public thereby necessitating a General Plan amendment and Zone Change to Low Density Residential Development potential on the four Huntington Beach School district sites has not been included in the residential sites inventory With continued trends of declining enrollment additional surplus school sites may also be developed for residential use during the planning period Table IV-4 Surplus School Sites City of Huntington Beach School Site Sc of District Lot Size �� Density Unit Potenti t Lamb* Fountain Valley 14 2 acres (includes acreage 4 5 units/acre 63 units acquired by City for park use Wardlow* Fountain Valley 14 3 acres (includes acreage 6 units/acre 44 units acquired by City for park use Total 107 units Source City of Huntington Beach Planning Department October 2007 2008-2014 HOUSING ELEMENT IV 8 HOUSING RESOURCES 3 Committed Assistance Government Code Section 65583 1[c] permits jurisdictions to rely on existing units to fulfill up to 25 percent of their residential sites requirement (RHNA) in the Housing Element pursuant to specified criteria The following activities may be eligible ➢ Substantial rehabilitation of substandard rental housing ➢ Conversion of multi-family rental units from non-affordable to affordable ➢ Preservation of at-risk housing The City of Huntington Beach has committed to providing financial assistance towards the preservation of at-risk housing and is seeking to apply credits towards the City s RHNA obligations (refer to Appendix B - Adequate Sites Program Alternative Checklist) As presented in Table V-2 in the Housing Plan Huntington Beach has fulfilled a portion of its regional share for very low and low income households (126 and 115 units respectively) during the prior planning period rendering the City eligible to utilize the alternative saes program In summary Wycliffe (Huntington) Gardens is a 185 unit senior apartment complex comprised of one-bedroom and studio apartments originally financed with a HUD Section 231 loan coupled with Section 8 contracts on all the units to provide affordability to very low income households While the project was developed in 1070 and could benefit from modernization and refurbishment the property is generally in good condition and units are decent safe and sanitary In November 206 the current owner of Wycliffe Gardens provided a Nonce of Intent to Prepay to the City HUD the State and tenants of the protect and in 2008 paid off the Section 231 loan to HUD The Section 8 assistance contract will expire in October 2008 placing the project at imminent risk of conversion to market rate In conjunction with adoption of the Affordable Housing Component of the Agency s AB 190 Implementation Plan that allocates 13 million in housing set-aside funds towards preservation of Wycliffe (Huntington) Gardens the Redevelopment Agency conducted a public hearing on December 17 2008 including a Powerpoint presentation that confirmed the projects imminent risk of conversion Preservation of Wycliffe Gardens was also presented to the public at meetings conducted in conjunction with the Dousing Element before the Planning Commission City Council and Ad Hoc Council Committee on Affordable Housing The City has been contacted by several non-profit housing developers interested in participating in preservation of Wycliffe Gardens The property owner selected to negotiate with the current property managers of the facility Living Opportunities Management Company (LOI ICO) based on their relationship with the Wycliffe residents and commitment to affordable housing LOMCO has teamed with a non- profit Las Palmas Housing Development Corporation for project assistance including working capital and project management 2008-2014 HOUSING ELEMENT IV 9 HOUSING RESOURCES LOMCO and the property owner have entered Into escrow on the property scheduled to close in mid-April The Redevelopment Agency has committed up to $2 16 million in financing to assist in securing LOMCO s private bridge loan of approximately $10-$12 million LOMCO is in the process of securing permanent financing to include rehabilitation of the 38 year old building and will be applying for 9% State Tax Credits a private loan and additional Agency assistance the Agency is prepared to provide up to $8 million in permanent financing assistance as budgeted for in the Agency s 2007 Affordable Housing Strategy Once the bridge financing is secured and LOMCO owns the property the rehabilitation of the property will be finalized estimated to cost $2 1 million The Agency anticipates entering into an Owner Participation Agreement for committed assistance with LOMCO in 2008 for up to S10 million in redevelopment set-aside funds including both the bridge loan and permanent financing The protects 185 very low income units will be maintained at affordable rents for a minimum of 55 years consistent with Redevelopment statutes Program 4a in the Housing Element obligates the Agency to provide committed assistance for preservation of Wycliffe Gardens Pursuant to Government Code Section 65583 1[c] the City will report to the State Department of Housing and Community Development (HCD) on the preservation status of Wycliffe Gardens no later than July 1 2010 If the City has not entered into an enforceable agreement of committed assistance for the units specified it will amend the Housing Element to identify additional appropriately zoned and suitable sites Since Wycliffe Gardens serves very low income residents preservation of the 185 units in Wycliffe Gardens are credited towards the City s very low income RHNA housing needs for 454 units While the Agency s assistance will provide affordability for 185 units Housing Element statutes (Section 65583 1(c)(1)) allow only 25 percent of any RHNA income category to be met through existing housing Therefore of the 185 units to be preserved only 113 units (25% of 454 units) can be credited towards the City s very low income RHNA need 2008 2014 HOUSING ELEMENT IV 10 HOUSING RESOURCES 4 Residential Development Potential Compared with Huntington Beach's Regional Housing Needs As presented in Table IV-5 Huntington Beach's new construction need (RHNA) for the 2008-2014 period is for 2 092 new units Housing units receiving building permits during the 2006-2007 RHNA gap period can be credited towards the RHNA As documented in Appendix C 174 newly constructed units have been issued building permits between January 1 2006 and October 31 2007 including three low income and nine moderate income deed restricted units Two second units were also built during this period providing rental opportunities within the range of affordability to moderate income households Table IV-5 compares Huntington Beach s remaining RHNA of 1 918 units with the City s residential sites inventory which provides for a total of 1 205 units This unit potential is derived from the following t 249 units on vacant residential sites including 72 units with densities suitable to support moderate income housing and 179 units suitable for above moderate income housing (based on realistic site densities presented in the vacant sites inventory in Appendix A) ➢ 736 units in projects with entitlements - The Villas Pacific City and Blue Canvas - including 22 units restricted to moderate income households and 3 units restricted to low income households ➢ 107 units on surplus school sites suitable for above moderate income ownership housing ➢ 113 very low income units through committed assistance for preservation of Wycliffe Gardens Table IV-5 Comparison of Regional Growth Need and Residential Sites City of Huntington Beach BUildln FtH y tit Ct1 it Shottalt t 1 { 2 6 item Inin� ensPerml 3ity ln4ritory under C I Income RHNA Id t�nes ac�i �` Zoning R A 10/2007 9 p Groin � �� � Very Low** 454 0 454 >_30 116 Low 369 3 366 units/acre 704 Moderate 414 11 403 >12 92 311 units/acre Above 855 160 695 `12 997 n/a Moderate units/acre Total 2092 174 1918 1205 1 015 Includes vacant land (Table IV 2) projects with entitlements (Table IV 3) development proposed on 2 surplus school sites(Table IV 4) and committed assistance to Wycliffe Gardens 2008-2014 HOUSING ELEMENT IV 11 HOUSING RESOURCES In terms of evaluating the adequacy of these sites to address the affordability targets established by the RHNA Housing Element statutes now provide for use of default densities to assess affordability Based on its population Huntington Beach falls within the default density of 30 units/acre for providing sites affordable to very low and low income households For moderate income households based on several moderate income projects developed in the City (Cape Ann and the Promenade) the City has chosen a threshold of 12 units/acre to reflect a reasonable density with which moderate income development can be achieved Allocating Huntington Beach s residential sites inventory based on these density thresholds combined with the affordability mix anticipated in both entitled and proposed projects results in the allocation of sites by targeted income group as presented in Table IV-5 A comparison of this income distribution with the City s RHNA Identifies a shortfall of sites to accommodate 704 lower income units and 311 moderate income units The City will address this shortfall through commitment to a rezoning program to occur as part of the adoption of the Beach/Edinger Corridor Specific Plan and amendment to the Pacifica Specific Plan described in the following section 5 Rezoning Program Pursuant to AB 2348 a rezoning program to provide adequate sites to address a RHNA shortfall must adhere to the following parameters ➢ Sites must be rezoned to accommodate100% of the RHNA shortfall for very low and low income units ➢ Rezoned sites for lower income households must accommodate residential uses by right ➢ Rezoned sites must be able to accommodate a minimum of 16 units ➢ At least 50% of sites rezoned to address the lower income housing shortfall need to be accommodated on sites designated for exclusively residential use The following describes the Housing Elements rezoning program structured to fulfill the parameters of AB 2348 and address the City s shortfall of 704 lower income and 11 moderate income units Beach/Edinger Specific Plan Beach Boulevard and Edinger Avenue serve as two of the City s primary major commercial thoroughfares and are home to a diverse mix of both small and large retail developments auto sales residential and institutional uses While these corridors have recognized economic success it is the City s desire to establish a more cohesive integration of land uses and visual identity to the corridors In the fall of 2006 the City hired a consultant to prepare a revitalization study for Beach and Edinger to define a clear vision for growth and change An extensive public involvement program is guiding this effort providing input into development of the Beach/Edinger Corridor Specific Plan Land use and form-based development standards established in the specific plan will replace existing zoning regulations 2008 2014 HOUSING ELEMENT IV 12 HOUSING RESOURCES and will set forth a series of new public improvements to enhance the corridors physical image A conceptual draft land use plan for the Edinger corridor has been reviewed by the community and a review of the Plan s recommendations for Edinger were presented to City Council in January 2008 Subsequent to Council endorsement of the plan for Edinger the land use plan for Beach Boulevard will be developed with the entire Specific Plan targeted for adoption in 2008 A key finding of the Plans market study is that there is a strong demand for residential development and little demand for a net increase in retail within the Plan area Consistent with this finding a major component of the specific plan is the integration of higher density housing along the corridors with the following goals ➢ 3 000 new units within Edinger Avenue Corridor Area r 2 00 new units within the Beach Boulevard Corridor Area ➢ Beach Boulevard in the vicinity of Ellis Avenue - Residential Medium High Density ➢ Beach Boulevard between Talbert and Heil - residential/commercial mixed use The Beach/Edinger Corridor Specific Plan is being developed to permit residential use by nght2 on every parcel in the Edinger Corridor area with additional residential capacity to be accommodated along Beach Boulevard Certain locations within the Specific Plan will require residential development to include ground floor commercial use while other areas will permit stand-alone multi-family residential without a commercial component The Plan s form-Lased zoning will not include prescriptive density or Floor Area Ratio limitations but will instead regulate development based on building form and scale A building height of up to six stories will generally be permitted with reduced parking standards being evaluated as part of the Plan s development The Specific Plan will be designated Mixed Use (M) in the General Plan to allow maximum design flexibility as indicated by the General Plan Mixed Use land use description Permitted Uses Single uses including residential neighborhood commercial or general commercial Mixed uses that may include vertically integrated housing or horizontally integrated horsing Development Standards ➢ The exact density location and mix of uses in this category is intended to be governed by a Specific Plan to allow greater design flexibility While the Beach /Edinger Corridor Specific Plan presents significant apacit �--f r high density, multi-family residential and mixed use development .more than sufficient to address the City's regional horsing needs, by way of example the following short term dd elopmerifl,.'tq have been identified based on currently proposed projects 2 Residential uses permitted by right shall not require a conditional use permit planned development permit or other discretionary approval which constitutes a project under CEQA Residential projects within the Specific Plan will however still be subject to design review 2008 2014 HOUSING ELEMENT IV 13 HOUSING RESOURCES Two large,,mixed-use projects are iCi the early t ges o� n i m nt n the Q inge AvenueCorridor with rezoning to occur in advance of the Speifc PIS The Ripcurl protect is proposing approximately 440 apartment units and 10,000 square feet of neighborhood serving commercial uses on a 3 8 acre site and would require a General Plan amendment from its current General Commercial designation Thy Village at Bella Terra is also proposing a mix of approximately 500 new ownership and rental units in conjunction with 136 000 square feet of commercial uses adjacent to the million square foot Bella Terra retail mall (formerly the Huntington Center Mall) and would also require an amendment to the General Plan Pursuant to the City's inciusionary housing requirements a minimum ten percent of the units in The RipCurl would be deed restricted as affordable and because Bella Terra falls within a Redevelopment Project Area fifteen percent of its units would be restricted as affordable A third project is being proposed by Watt Development for redevelopment of an older shopping center with 560 apartment units while maintaining 100 000 square feet of retail rezoning of this shopping center site will occur in conjunction with the Beach/Edinger Specific Plan A f &t-tWp cNWOq redevelop t o former l..evitAft ! 'ite 1 S lCre pro�iKy lO-bated atth� north tco r of Edinger Avenue and Gotha d Street The proposed project is a mixed-use residential live-work AM commercial!developme6t and envision'sg'ai new esidential and/or mixe -use blocks arnun a 3/4 acre pnvatO�park The developmentnce- proposes up to 1;260 residential unitsland up to 60 000 square feet of retail nr>iartly along Edinger Avenue Protect level environmental review on the pro, prrtje t will occur in conjunctiort�witl theJElR on ttae Sp6i i0 Plan Thdre are also two mixed use projects proposecVon-thepBeac Boureva� corridor thafi are being evaluated at a `protect level In she Specific Plan EEIIR These projects include'partial redevelopment o�fanexisting center at Beac1_5h Boulevard and War Avenue and another mixed use project at Beach BoulevarUnd Allis Avenue These projects will provide approximately 300 �. addifionai units fand, ash w(h all developments with three or more-residential units will be subject to e ;ity's inciusionary requirements for providing affordable units In a'dditidrhh,ttrii70 ' ro bsed prri<ects it fi rr th 1 Beach/ei r i Pl£ h are °� itlo l po ni endfit alo tit eir ir^ Althou h i e r a j!x (e � cf er ! ic teen ident�i�cll Yrit, and devd`I§ Wi rg t 7✓ a ti{s y i old OU�di N ary table a�If nayio O Si pe eqa tys 4 f he Spec,& �s i at th d Im un n sac. of he ba Wt a an ipe tl r did ritii r i c v e Ind a f to p t co i nto-rcia on nt Cori riedt t Se� s am app oxi tely Its�mbined got densities rap " o " ately units pa a I ac site Table IV-6 summarizes the residential development potbiht*o't ese ebni mixed-use pro( amend opportunity sites, Sev ti of these Cites meet the default 2008-2014 HOUSING ELEMENT IV 14 HOUSING RESOURCES density of 30 units/ cre b rdw income households, With one project at &density suitable to support moderate m6=4 developrfient Cmbined with the overall the aclty for approxtrnately F00 e� hl h dens t units t the Specific Plan these i r � vide sulta a-s° es t � ress Ct;s RHNA sho a o rnoeterate income units, and 3 lowettncome S permltted to be part f a rrttxed use development Table IV-6 Beach/Edinger Corridor Specific Plan— Example Mixed Use Protects ,a g ,Ilfi Projects e ,ldu ber of tdewr ,' Oerl a a ,r Units Acreage Edinger Avenue The Ripcurl 440 apartment units 3 8 acres 115 units/acre The Village at Bella Terra* 500 units 15 8 acres 32 units/acre Watt Development Property 600 units 13 8 acres 44 units/acre former Levitz property 1 260 units 12 5 acres 101 units/acre Beach,Boulevard Beach&Warner 270 units 9 4 acres 2,ftriftstacre Beach,'&Ellis(sec) 120 units 2 6 acres 40 unitslacre d�'� �dY Saes Beach&Ellis#*c) 150 units 2 4 acres 62 ur-t c ch&YorldoWif(#A 200 units 3115 61c0 Total i mo units *Located on Edinger in The Crossings Specific Plan adjacent to Beach/Edinger Specific Plan area Rezoning for Exclusively Residential Use As a means of complying With AB 2348 which requires at least half of sites rezoned to address a lower income RHNA shortfall to be designated exclusively for residential uses the City has identified sites both Within and adjacent to the Beach/Edinger Specific Plan appropriate for development as entirely residential The City Will rezone three or more of the sites identified in Table I -7 (illustrated in Figure 0) encompassing targeted sites on Beach Boulevard parcels Within the Pacifica Specific Plan (off Beach Blvd) and a Redevelopment Agency owned site on McFadden Avenue adjacent to Coldenwest College The City is currently able to commit to rezoning Sites 4 and 5 determination of which sites among 1-3 Will be redesignated for exclusively residential Will need to be confirmed as part of the Beach/Edinger Specific Plan process Rezoning of three or more of the sites i Table IV-7 Will more than address the City s lower income RHIZ A shortfall for 352 units on exclusively residential sites 50% of total 704 lower income RHNA shortfall) 2008-2014 HOUSING ELEMENT IV 15 HOUSING RESOURCES Table IV-7 Sites for Potential Rezoning to Exclusively Residential Use aP E oc do er€t Antipi at ty its y� rii ✓ 1 Beach Blvd CG 70 212 33 du/ac S of Yorktown 2 cypress and Elm CG 40 76 30 du/ac behind Beach Blvd 3 Beach Blvd CG 100 314 31 du/ac N of Yorktown 4 Pacifica SP2 167 313 60 du/ac Specific Plan 5 McFadden Ave lG 175 27 65 du/ac RDA owned site Total 57 The City used the following process to develop the inventory of sites for rezoning t exclusively residential use As part of the Beach/Edinger Specific Plan a micro- vulnerability analysis was conducted along Beach Boulevard to identify those sites most vulnerable to change from existing use (refer to Appendix A) City staff then evaluated these sites to determine which would be most appropriate for redes€gnation to an exclusively residential use and identified sites -3 can Table IV-7 As depicted in the Rezoning Sites Table and accompanying aerial photos in Appendix A these sites are characterized by a mix of older economically marginal uses parking lots and vacant parcels - all factors contributing to their identification as vulnerable to change The City s consultant for the Specific Plan estimated the dwelling unit potential can each of these sites based on an expected residential product type providing the basis for the units identified in Table ICI-7 The Beach/Edinger Specific Plan is structured as a farm based [development Code and does not establish maximum residential densities The densities presented for sites 1-3 are not prescribed and do not represent maximum densities but rather reflect the anticipated density based on an assumed product type Site #4 in Table IV-7 falls just outside the Beach/Edinger Specific Plan within the Pacifica Community Plan The four parcels that comprise this former hospital site consist of surface parking lots and a medical office building slated for demolition A portion of this site had a previous proposal for development with 130 senior condominiums and several developers have expressed an interest to the City in developing the site with housing at densities ranging from 70-80 units/acre The Pacifica Community Plan identifies residential as a conditionally permitted use with no density cap The City is committed to amending the Specific Plan to allow housing by right and modifying the Plan s development standards as necessary to facilitate development at 60 units/acre Although Site #4 consists of 4 separate parcels all of the-parcels are held minder one ownership and would be required to be consolidated prier to development of the site Additionally, all but one of the parcels would be able to accommodate a minimum of 16 units if sold and developed separately It should be noted that the parcel that 2008-2014 HOUSING ELEMENT IV 16 HOUSING RESOURCES would not be atile to accommodate a minimum of 16 units is tied to an adjacent parcel and would net be developed omits own as it is substandard in size and does not have street access Site #5 is a 2 7 acre vacant site on McFadden Avenue adjacent to Golden Nest College owned by the Redevelopment Agency and has been targeted for development with affordable housing The Agency intends to issue a Request for Qualifications in mid-2008 to non-profit housing developers for development of the site and complete negotiations with the selected developer by year end environmental review on the site will be conducted as part of the EIR on the Beach/Edinger Specific Plan The Agency s goal is to develop the site as exclusively residential and to accommodate a minimum of 175 affordable units on the site This property is currently designated for Mixed Use in the General Plan and zoned General Industrial the City will amend the General Plan and Zoning for this site to allow only residential use Adequacy of Rezoning Program to Address RHNA Shortfall As indicated in Table IV-5 Huntington Beach has a shortfall of currently zoned sites to accommodate a portion of its regional housing needs for 704 lower income and 1 moderate income units The City is committing to a rezoning program as part of the Housing Element (Program #gA) to provide adequate sites at appropriate densities to address this shortfall and to address the following parameters of A 234 a) rezoned sites for lower income households provide for residential uses by right b) rezoned sites accommodate a minimum of 16 units c) at least % of sites rezoned to address the lower income housing shortfall are accommodated on sites designated for exclusively residential use of e f higl d sites ential sites to become a - Table as part of th >� l t capac' tt i , 0�' 0� # eC fte , Table V- ill s ei ific op city end proposer mixed is�projeots These sites rovide pity- rover ��Si g units rre b cti ro ide si '41 ropriatell pport tower �t te �i� e to Su o. erate income tdvelop o cur, of the,4 i'of the p, di r er S prove ,suitable ites\to addre �I tRn( s N ii yin fUnItsea lower me perms e to e part of a w 'prrie 'Jable IV-7 demonstrates the City s site capacity to address its shortfall of 352 lower income units on sites designated for exclusively residential use 5 Availability of Infrastructure and Public Services As a completely urbanized community the City of Huntington Beach has already in place all of the necessary infrastructure to support future development All land designated for residential use is served by sewer and water lines streets storm drains and telephone electrical and gas lines However as an older community 2008-2014 HOUSING ELEMENT IV 17 HOUSING RESOURCES much of the City's infrastructure is aging and will require improvements or replacement over time The timing and funding of improvements need to be closely correlated with development phasing The City has adopted an Integrated Infrastructure Master Plan that 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 18 500 additional residential units beyond what existed in 1990 Even with the 5 000 new units developed in Huntington Beach since 1990 the City has more than adequate infrastructure capacity to accommodate the City s residential growth needs (RHNA) for the 2008- 2014 Housing Element cycle which anticipates only 2 000 units 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 during the 2008-2014 planning horizon are constrained by infrastructure availability SB 1087 effective January 2006 requires water and sewer providers to grant priority for service allocations to proposed developments that include units affordable to lower income households Pursuant to these statutes upon adoption of its Housing Element Huntington Beach will immediately deliver the Element to local water and sewer providers along with a summary of its regional housing needs allocation 2008-2014 HOUSING ELEMENT 1V-18 HOUSING RESOURCES Figure 9 Sites to be Rezoned for Exclusively Residential Use t 41 y r� *ip[7��AAve 1 _ .: 7 {,t 7�, Pl_ F ' xg "7 Tf Ll cc 1 1 q E � i t _ I Xa 3 § gg x !( Legend N W E Sites 13 Beach/Edinger Specific Plan s Site 4 Pacifica Specific Plan Site 5 Vacant RDA owned parcel 2008 2014 HOUSING ELEMENT IV 19 HOUSING RESOURCES B FINANCIAL RESOURCES There are a variety of potential funding sources available for housing activities in Huntington Beach Due to both the high cost of developing and preserving housing and limitations on both the amount and uses of funds, a variety of funding sources may be required Table IV-8 lists the potential funding sources that are available for housing activities They are divided into five categories including federal state county local and private resources The primary source of funds for affordable housing activities in Huntington Beach is derived from the Redevelopment Agency housing set-aside fund As required by California Redevelopment Law the Huntington Beach Redevelopment Agency sets aside 20 percent of all tax increment revenue generated from the redevelopment project area for the purpose of increasing and improving the community s supply of housing for low- and moderate income households These set-aside funds are placed in a separate Low- and Moderate-Income Housing Fund Interest earned on money in the Fund and repayments from loans advances or grants are returned to the Fund and used to assist other affordable housing projects and programs The Agency has recently updated the Affordable Housing Component to the AB 1290 Implementation Plan (November 2007) This Plan specifies anticipated annual contributions to the redevelopment set-aside fund of between $3 2 - $3 6 million during the 2008-2014 period for a total contribution of approximately $24 million along with a 2008/09 beginning fund balance of $7 5 million In addition the Redevelopment Agency is projected to receive $20 million in contributions to the Housing Development Fund from developer payments made to the Agency in return for the Agency fulfilling the developers Redevelopment Project Area inclusionary housing obligations The Agency s Implementation Plan cash flow projections allocates Huntington Beach s affordable housing funds (including Housing Set- Aside HOME Housing Development Fund Revolving Lean Repayments and other miscellaneous revenues) among the following programs and projects during the 2008/09 to 2013/14 Housing Element planning period o Affordable Housing Development Assistance - 16 8 million Oak View acquisition/rehabilitation new construction - 12 3 million r Wycliffe Gardens preservation - 810 million Workforce Housing program - $5 million ➢ Single-family rehabilitation (loans and grants) - $2 7 million 3 Includes $3 8 million previously allocated towards Wycliffe Gardens preservation 2008-2014 HOUSING ELEMENT IV 20 HOUSING RESOURCES Table IV-8 Financial Resources Available for Housing Activities Cot'y of Huntington Beach ©escrtO14l El�g�bre ��ttes t 1 Federal Programs Community Development Grants awarded to City on a formula i Acquisition Block Grant(CDBG) bass for housing and community a Rehabilitation development activities primarily benefiting B Homebuyer low and moderate income households Assistance Huntington Beach allocates 0 Economic approximately $160 000 in CDBG funds Development annually towards its rehabilitation a Homeless Assistance program Public Services HOME Flexible grant program awarded to City on • New Construction formula basis for housing activities Acquisition Huntington Beach receives approximately Rehabilitation $700 000 annually Homebuyer Assistance Rental Assistance Section 8 Rental Rental assistance payments to owners of Rental Assistance Assistance private market rate units on behalf of low- income (50% MFI) tenants Administered by the Orange County Housing Authority Section 202 Grants to non profit developers of a Acquisition supportive housing for the elderly 0 Rehabilitation New Construction Section 811 Grants to non profit developers of WAcquisition supportive housing for persons with 9 Rehabilitation disabilities including group homes a New Construction independent Irving facilities and N Rental Assistance intermediate care facilities 2 State Programs Low-income Housing Tax Tax credits are available to persons and a New Construction Credit(LIHTC) corporations that invest in low income rental housing Proceeds from the sale are typically used to create housing Multi Family Housing Deferred payment loans to local ® New Construction Program (MHP) governments non profit and for profit Rehabilitation developers for new construction a Preservation rehabilitation and preservation of Conversion of permanent and transitional rental housing nonresidential to for lower income households Two rental funding rounds annually through 2009 M Social services within project 2008-2014 HOUSING ELEMENT IV 21 HOUSING RESOURCES Financial Resources Available for Housing Activities City of Huntington Beach Pr#>graii �AL,ai ©Q O�j � y// fll [ :ttv s a Multi family Housing Deferred payment loans for rental ' New Construction Program Supportive housing with supportive services for the Rehabilitation Housing disabled who are homeless or at risk of a Preservation homelessness Two funding rounds Conversion of annually through 2009 nonresidential to rental Social services within project Building Equity and Growth Grants to cities to provide downpayment Homebuyer in Neighborhoods (BEGIN) assistance (up to $30 000) to low and Assistance moderate income first time homebuyers of new homes in projects with affordability enhanced by local regulatory incentives or barrier reductions One funding round annually through 2009 CalHome Grants to cities and non profit developers Predevelopment site to offer homebuyer assistance including development site downpayment assistance rehabilitation acquisition acquisition/rehabilitation and homebuyer Rehabilitation counseling Loans to developers for ® Acquisition/rehab property acquisition site development ® Downpayment predevelopment and construction period assistance expenses for homeownership protects One funding round annually through Mortgage financing 2011 ' Homebuyer counseling Transit Oriented Funding for housing and related Regulations under Development Program infrastructure near transit stations One development funding round annually through 2009 Affordable Housing Funding for pilot programs to Regulations pending Innovation Fund demonstrate innovative cost saving ways to create or preserve affordable housing Infill Incentive Grant Funding of public infrastructure (water ' Regulations pending Program sewer traffic parks site clean up etc) to facilitate infdl housing development One funding round annually CaIHFA Residential Low interest short term loans to local ' Site acquisition Development Loan governments for affordable Infill owner e Pre-development Program occupied housing developments Links costs with CaIHFA s Downpayment Assistance Program to provide subordinate loans to first time buyers Two funding rounds per year 2008-2014 HOUSING ELEMENT IV 22 HOUSING RESOURCES Financial Resources Available for Housing Activities City of Huntington Beach N e ri iti " IE Ib[e W $1 4 CaIHFA Homebuyer s CaIHFA makes below market loans to ' Homebuyer Downpayment Assistance first time homebuyers of up to 3% of Assistance Program sales price Program operates through participating lenders who originate loans for CaIHFA Funds available upon request to qualified borrowers 3 Local Programs Redevelopment Housing State law requires that 20% of ' Acquisition Fund Redevelopment Agency funds be set ! Rehabilitation aside for a wide range of affordable 0 New Construction housing activities governed by State law The Huntington Beach Implementation Plan estimates $3 2 $3 6 million will be contributed to the Low/Mod Housing Fund annually Housing Development Inclusionary housing in-lieu fees as ' Pre development Fund permitted for projects with 3 9 units costs Funded projects are required to include a 0 Land acquisition minimum of 50 percent very low and low N Rehabilitation income units with at least 20 percent of M Land Write downs units affordable to very low income 0 Interest rate subsidies households Tax Exempt Housing The City can support low income housing ' New Construction Revenue Bond by issuing housing mortgage revenue ■ Rehabilitation bonds requiring the developer to lease a ® Acquisition fixed percentage of the units to low- income families at specified rental rates 4 Private Resources/Financing Programs Federal National Mortgage Fixed rate mortgages issued by private Homebuyer Association(Fannie Mae) mortgage insurers Assistance Mortgages which fund the purchase and rehabilitation of a home Low Down Payment Mortgages for Single Family Homes in under served low income and minority cities Federal Home Loan Bank Direct Subsidies to non profit and for ENew Construction Affordable Housing profit developers and public agencies for Program affordable low income ownership and rental projects Savings Association Pooling process to fund loans for 0New construction of Mortgage Company Inc affordable ownership and rental housing rentals cooperatives projects Non profit and for profit self help housing developers contact member institutions homeless shelters and group homes 2008-2014 HOUSING ELEMENT IV 23 HOUSING RESOURCES Financial Resources Available for Housing Activities City of Huntington Beach am ec1191 Freddie Mac HomeWorks 1st and 2nd mortgages that Home Buyer include rehabilitation loan City provides Assistance combined gap financing for rehabilitation with Rehabilitation component Households earning up to 80% MFI qualify Source Karen Wainer Associates 2008-2014 HOUSING ELEMENT IV 24 HOUSING RESOURCES C ADMINISTRATIVE RESOURCES Described below are several non-profit agencies that have completed projects in Huntington Beach and can continue to serve as resources in the Implementation of housing activities in the City These agencies play an important role in meeting the housing needs of the City and are integral in implementing activities for acquisition/rehabilitation preservation of assisted housing development of affordable housing Orange Housing Development Corporation (OHDC) OHDC is a non-profit housing developer founded in 1990 Located in the City of Orange the Agency s start-up costs were originally funded by the Orange Redevelopment Agency OHDC s primary focus is within Orange County but has developed over 3 000 units in communities throughout California in 2002 the Huntington Beach Redevelopment Agency funded OHDC to develop the 20 unit Bowen Court senior housing project Jamboree Housing Corporation (JHC) JHC is a non-profit developer that has developed and implemented numerous affordable housing projects throughout Orange County and the State Jamboree has also established an in-house social services division to assist residents in maintaining self-sufficiency Housing with a HEART (Helping Educate Activate and Respond Together) now operates at most Jamboree-owned properties JHC has completed two multi-family acquisition/rehabilitation projects in the Oakwood neighborhood in Huntington Beach with three additional projects pending Shelter for the Homeless Shelter for the Homeless provides emergency transitional and permanent supportive housing for homeless and lower income families The City has partnered with Shelter for the Homeless to rehabilitate a total of twelve units in the Oakview neighborhood and provide units at affordable rents for extremely to very low income families Habitat for Humanity Habitat is a non-profit Christian organization that builds and repairs homes for very low income 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 The City has supported Habitat in the development of four new homes in Huntington Beach with two additional projects pending ollette's hil rents Home ( C ) CCH headquartered in Huntington Beach provides emergency and transitional housing and permanent placement services t homeless women with children and chronically homeless single women CCH has completed numerous affordable Dousing protects throughout Orange County including two transitional housing facilities in the Oa view and Sun View neighborhoods in Huntington Beach 2008-2014 HOUSING ELEMENT IV 25 HOUSING RESOURCES D OPPORTUNITIES FOR ENERGY CONSERVATION Conventional building construction use and demolition along with the manufacturing of building materials have multiple impacts on our environment In the United States the building industry accounts for ✓ 65% of electricity consumption ✓ 30% of greenhouse gas emissions ✓ 30% of raw materials use ✓ 30% of landfill waste ✓ 12% of potable water consumption Interest in addressing these impacts at all levels of government has been growing In 2004 the State of California adopted legislation requiring LEED (Leadership in Energy and Environmental Design) certification for new and renovated public buildings Some local jurisdictions have not only adopted similar standards for their public buildings but have also recently required LEED certification for larger commercial and residential developments For example, the City of Pasadena requires the LEED certified level for commercial construction of 25 000+ square feet and residential buildings with 4+ stories Other Southland cities that have adopted similar requirements are Calabasas Santa Monica Long Beach and Los Angeles LEED certification building standards are one piece of a coordinated green building program Why would a city adopt a green building program? Most local building standards already consider energy and stormwater issues In addition many Jurisdictions have programs related to recycling water conservation stormwater management land use and public health However these programs are often overlapping and uncoordinated One of the primary goals behind establishing a green building program is to create a holistic integrated design approach to green building A green building program considers a broad range of issues including community and site design energy efficiency water conservation resource-efficient material selection indoor environmental quality construction management and building maintenance The end result will be buildings that minimize the use of resources are healthier for people and reduce harm to the environment Both the public and private sectors currently offer grants refunds and other funding for green building In addition developments built to green standards assist both the owners and tenants with energy and maintenance costs over time Other efforts by cities related to energy conservation include providing information regarding energy efficient techniques for rehabilitation referrals for residents and businesses to energy conservation programs and local incentives for building green The following presents a variety of ways in which Huntington Beach can promote energy conservation 2008-2014 HOUSING ELEMENT IV 26 HOUSING RESOURCES ➢ Advertise utility rebate programs and energy audits available through Edison and Southern California Gas particularly connected to housing rehabilitation programs Lower-income households are also eligible for State sponsored energy and weathenzation programs ➢ Develop green (energy-efficient and environmentally-sensitive) building standards for public buildings ➢ Provide incentives such as expedited plan check for private developments that are building green ➢ Support the elimination of contamination in older buildings (lead-based paint asbestos etc ) during rehabilitation and code inspections ➢ Allow higher densities and mixed use development within walking distance of commercial thereby reducing vehicular trips and reducing greenhouse gas emissions ➢ Promote funding opportunities for private green buildings including available rebates and funding available through the California Energy Commission for installation of solar panels ➢ Provide resource materials and training opportunities regarding green building and energy conservation ➢ Apply green building criteria to rehabilitation of single and multi family buildings Global Green a leader in the green building field has designed a step-by-step guide for local governments interested in creating a green building program The steps are outlined as follows 1 Establish Your Baseline - what are current local policies ordinances and environmental programs identify gaps 2 Analyze Building Trends - what are past trends planned city and major private projects and projected growth 3 Review Existing Guidelines - do they fit with local climate city procedures local building practice and address local priorities 4 Conduct Outreach - form city staff team and citizen committee convene groups and identify issues and priorities 5 Establish Framework - identify priority sectors determine phasing set incentives and determine administration 6 Implementation - adopt policy prepare and provide resources and materials hold workshops and trainings identify additional staff needs The City of Huntington Beach has made a strong commitment to Green Building The Planning Department offers a Green Building Tips handout for both homeowners and builders and the City is initiating a fee reduction program for remodels that include solar panels Both the Planning Commission and City Council have formed subcommittees to evaluate and develop measures to initiate a comprehensive Green Building Program The City has budgeted for a new Green Building/Energy Coordinator staff position within the Planning Department to implement the Program 2008-2014 HOUSING ELEMENT IV 27 HOUSING RESOURCES To further green building goals residential and mixed-use developments receiving Redevelopment Agency assistance will be required to include sustainable design features to the extent financially feasible such as ➢ Energy and water reduction strategies ➢ Building design that maximizes sunlight for heat and light and maximizes air flow for natural cooling ➢ Solid waste reduction technologies ➢ Storm water mitigation ➢ Gray water recycling Southern California Edison Customer Assistance Program Southern California Edison (SCE) offers a variety of energy conservation services under Customer Assistance Programs (CAP) These services are designed to help low-income households senior citizens permanently disabled and non-English speaking customers control their energy use All CAP participants must meet the federally-established income guidelines Most services are available free of charge Southern California Gas Company Involvement Program The Southern California Gas Company offers an energy conservation service known as the Community Involvement Program (CIP) This service provides weatherization for the homes or apartments of low-income families provided they meet the federally-established income guidelines These services are provided to the low- income families free of charge while later being reimbursed by the Gas Company 2008-2014 HOUSING ELEMENT Iv 28 HOUSING RESOURCES o 4� V HOUSING PLAN Sections II III and IV of the Housing Element establish the housing needs opportunities and constraints in Huntington Beach This final Housing Plan section begins by evaluating accomplishments under the City s adopted 2000 Housing Element and then presents Huntington Beach s Housing Plan for the 2008-2014 period This Plan sets forth the City s goals policies and programs to address identified housing needs A EVALUATION OF ACCOMPLISHMENTS UNDER ADOPTED HOUSING ELEMENT Under State Housing Element law communities are required to assess the achievements under their adopted housing programs as part of the five-year update to their housing elements These results should be quantified where possible (e g the number of units rehabilitated) but may be qualitative where necessary (e g mitigation of governmental constraints) The results should then 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 City of Huntington Beach 2000-2005 Housing Element sets forth a series of housing programs with related objectives for the following areas ✓ New Construction for all income groups ✓ Residential Rehabilitation ✓ Conservation of Existing Housing This section reviews the City s progress to date in implementing these housing programs and their continued appropriateness for the 2008-2014 Housing Element Table V-1 summarizes the City s housing program accomplishments followed by a review of its quantified objectives The results of this analysis will provide the basis for developing the comprehensive housing program strategy presented in Part C of this section 2008-2014 HOUSING ELEMENT V 1 HOUSING PLAN Table V 1 Review of Accomplishments under 2000 Housing Element Goal Conserving and Improving Existing Affordable Housing Policy/Program Accomplishments 1 Single Family Rehabilitation Progress Between 2000 2006 the City provided 133 rehab loans and Acton Make available Loans and Health and 10 emergency grants to lower income households Safety Emergency Grants to very low and low Effectiveness The City exceeded its overall rehabilitation goal income single family homeowners Goal to Appropriateness Given the ongoing need to maintain the City s aging provide assistance to 75 households housing stock the single family rehab program remains appropriate for the Element The City is considering increasing the current loan amount of $25 000 to reflect the significant increase in home improvement costs and to better address the full extent of housing repairs needed on many units 2 Multi Family Rental Housing Loans(MRH) Progress There have been no rental rehabilitation loans during the Action Assist owners of apartment buildings to period rehabilitate properties occupied by low income Effectiveness High market rents in Huntington Beach have served as tenants Goal to provide loans to upgrade 100 a disincentive for apartment owners to place rent and income rental units restrictions on units in exchange for low interest rehab loans Appropriateness Despite the lack of activity under this program there remains a need for rehabilitation of rental housing in the community Reallocation of funds from this program for use in acquisition and rehabilitation in the Oakview neighborhood can more successfully address deteriorated rental housing in this area In addition the City is currently evaluating changes to its single family rehabilitation program to allow properties with 1-4 units 3 Multiple Family Acquisition and Progress Between 2000 2006 the City worked with seven different Rehabilitation through Non Profit non profit developers to complete 10 multi family acquisition/rehab Developers projects totaling 239 units Non profit partners include OCCHC (25 Action Assist non profits in acquisition and units) Shelter for the Homeless(4 units) Collete s Children s Home(8 rehabilitation of existing multiple family housing units) and Jamboree Housing (10 units) The Economic Development within Enhancement and Redevelopment areas Department issued a total of $10 6 million in Redevelopment Set Establish affordability covenants Aside and HOME loans to non profits in support of acquisition and rehabilitation activities Effectiveness The program focus has been on scattered site developments within the Oakv►ew neighborhood maximizing the effects of neighborhood revitalization The program has proven very successful in working with experienced non profit entities and in leveraging outside funding sources With financial assistance from the City/Agency the non profits are able to oversee the acquisition and rehabilitation process and stay in place as long term owners and operators Appropriateness This program remains an integral component to the City s overall affordable housing strategy 4 Neighborhood Improvement Programs Progress The 2000 housing conditions survey identified 81% of units Action Administer and implement a in Good condition 18% in Fair condition and 1% in Poor condition In comprehensive neighborhood improvement 2002 the City changed the focus of code enforcement activities from program in targeted areas of the City Conduct primarily reactionary and punitive to proactive and educational and annual community meetings to receive resident involving the community input Effectiveness The housing conditions survey completed in 2007 reflects a 10% improvement of units from Fair to Good condition indicating the success of neighborhood preservation activities Appropriateness This program has been renamed the Neighborhood Preservation Program and will focus on four separate low/mod areas of the City 2008-2014 HOUSING ELEMENT V 2 HOUSING PLAN Table V-1 Review of Accomplishments under 2000 Housing Element(cont d) Policy/Program Accomplishments 5 Off Site Multi Family Progress Between 1998 2005 53 off site rental units were restricted Acquisition/Rehabilitation to low income to satisfy the affordable housing obligations for nine Action Allow developers to fulfill affordable market rate projects consisting of 497 units These 53 low income housing requirements through off site rental units are contained within two projects owned and operated by a acquisition/rehabilitation of rental units non profit housing corporation Effectiveness This was an effective program when there was an established bank from which developers could purchase their units there are no longer any units available via this method Due to the high cost of real estate developers have not been able to acquire rental property for a reasonable price and therefore have included the required affordable units within their projects Appropriateness As current land economics render this program infeasible it is no longer appropriate as a separate program within the Housing Element Off site alternatives can be accommodated within the City s acquisition/rehabilitation program #3 should the economics support this approach in the future 6 Mortgage Credit Certificate (MCC) Progress The City provided funding support to the County for Program participation in the MCC program Action Increase homeownership opportunities Effectiveness Works best when interest rates are high so there was for moderate income first time homebuyers little activity during the period Rising housing sales prices rendered Work to sign up additional lenders and actively the program infeasible in Huntington Beach market program to first time buyers Appropriateness The County has permanently discontinued the MCC Program so it no longer remains appropriate for inclusion in the Element 7 Section 8 Rental Assistance Program Progress The level of Section 8 assistance in Huntington Beach has Action Provide Section 8 rental certificates maintained fairly constant with 815 households receiving Section 8 through OCHA to families of all sizes vouchers in 2007 compared to 834 in 2000 Of these households Encourage landlords to register units with the 319 are families 312 are seniors and 184 are disabled When the Housing Authority Orange County Housing Authority (OCHA) temporarily opened the Section 8 waiting list in 2006 550 Huntington Beach residents completed applications Effectiveness The program is very successful in providing needed rental assistance in Huntington Beach The City continues to participate in quarterly meetings of the Cities Advisory to OCHA to maintain ongoing communication about the Section 8 program and other affordable housing Appropriateness This program remains appropriate to the updated Housing Element 8 Citywide Code Enforcement Progress As indicated under Program #4 (Neighborhood Action Monitor the City s housing stock and Improvement Program) the City has shifted its approach to code issue violation notices to property owners enforcement less complaint driven to more proactive and educational requiring compliance with property maintenance Rehabilitation assistance is closely tied with code enforcement regulations and uniform housing code activities requirements inform violaters of available Effectiveness Code enforcement has been effective in improving rehabilitation assistance to correct code housing conditions with the Citywide housing conditions surrey deficiencies showing an increase in Good quality units from 81%to 91%between 2000 to 2007 Appropriateness Code enforcement has been replaced with a more comprehensive educational approach to improving housing conditions as part of the Neighborhood Preservation Program #4 2008-2014 HOUSING ELEMENT V-3 HOUSING PLAN Table V-1 Review of Accomplishments under 2000 Housing Element (cont d) Policy/Program Accomplishments 9 Preservation of Assisted Rental Housing Progress The City assisted in the refinancing of the bond on Action Preserve or replace at risk housing by Huntington Breakers extending affordability controls on the projects a) monitor at risk units b)tenant education c) 68 low income units from 2006 to 2020 Affordability controls expired work with priority purchasers d) refinance on the 11 low income units in Huntington Villas the 75 low income bonds e) off site purchase of affordability units in Surfside Villas and 50 units in various density bonus projects covenants f)tenant purchase of units and g) Effectiveness The City was effective in preserving 68 affordable units provision of new affordable housing but lost 136 affordable units Appropriateness With 377 low income units at risk of conversion preservation remains a critical program The City s Economic Development Dept is already working with a non profit to preserve the 185 unit Wycliffe Gardens and has initiated discussions with the owners of Huntington Villa Yorba 10 Condominium Conversion Ordinance Progress The City updated its Condominium Conversion Ordinance Action Consider allowing modified standards in 2004 imposing affordability requirements on pre existing where condominiums integrate affordable units apartments that converted without required CUP approvals The City and evaluate assistance to tenants interested in decided not to modify standards on future conversions so as to purchasing their units maintain consistency in the quality of life for project residents in terms of open space and parking Effectiveness Since adoption of the updated Ordinance the City has not received any applications for conversions although there is growing interest among the development community Appropriateness It may be appropriate to strengthen the City s condo conversion provisions to preserve the rental housing stock 11 Replacement Housing Program Progress The Redevelopment Agency did not implement any Action Require a housing Replacement Plan activities that resulted in the removal of low and moderate income for Redevelopment assisted activities that result housing Within the Coastal Zone 67 units were demolished between in the displacement of residents as well as 1998 2005 all of which were single family homes or duplexes and private development that results in the removal therefore did not require replacement 701 new affordable units were of low and moderate income housing within the provided within 3 miles of the coastal zone(refer to detailed discussion Coastal Zone Provide financial assistance for which follows table) households displaced as a result of government Effectiveness The City did not incur any replacement housing activities obligations under Redevelopment Law or the Coastal Act Appropriateness The City and Redevelopment Agency implement replacement housing requirements consistent with State law A separate Replacement Housing Program is not necessary for the Housin Element Goal-Provision of Adequate Housing Sites Polk /Pro"`ram- Accomplishments 12 Vacant Land Inventory Progress City regularly updates the vacant land inventory most Action identify development opportunities recently in 2007 and prior to that in 2004 through maintenance of a residential sites Effectiveness In the past this has been an effective informational tool inventory Maintain a current inventory of given the amount of residential land that had been available residential sites and provide to developers Appropriateness The inventory now has limited utility given the limited vacant residential land available In addition the City is increasingly experiencing interest in converting non residential land to mixed use indicating that residential developers do not necessarily believe that the amount of vacant residential land is the only indicator of opportunity This program will be modified to encompass all residential development opportunities including vacant underutilized and mixed use sites 2008-2014 HOUSING ELEMENT V-4 HOUSING PLAN Table V-1 Review of Accomplishments under 2000 Housing Element(cont d) Policy/Program Accomplishments 13 Residential Development Opportunities Progress in 2005 one of the local school districts surplused two sites on School Sites The City acquired portions of both sites for open space and Action Work with School District to provide applications are in the process of being submitted for development of residential development opportunities on 107 units on these two sites in August 2007 the Huntington Beach appropriate surplus school sites School district issued an RFP for development on 4 closed sites The City has a quarterly meeting with all school districts to maintain open communication on a variety of issues including development Effectiveness The ongoing dialog with the School Districts helps in terms of long term planning Appropriateness There are additional closed school sites in the City that may be sur lused in the future Goal Assist in the Development of Affordable Housing Policy/Program Accomplishments 14 Development of Senior Citizen and Progress The City has provided financial assistance and regulatory Low/Moderate Income Housing relief to numerous affordable housing developments since 1998 Action Continue to provide regulatory and Major projects include The Fountains Senior Apts (271 units/55 VL financial assistance for the development of 25 L 190 M) Bowen Court Senior Apts (20 VL units) Habitat for affordable housing Provide reduced Humanity Yorktown(4 VL units) Main Place Apts(29 units/26 L Cape development standards through the use of the Ann (146 M units) Promenade(80 M units) and Ellis Street SRO(107 City s Senior Residential Development unts/47 VL 59 L) Standards Seek to achieve development of Effectiveness In total the City achieved development of 126 new 350 new affordable units very low income units 115 low income units and 460 moderate income units during the planning period well exceeding its goal for 350 new affordable units The City s various techniques for providing affordable housing have been highly effective Appropriateness Providing financial and regulatory support for affordable housing remains critical to addressing the City s housing needs 15 Technical Support for Affordable Progress The City continues to provide technical assistance to Housing Projects developers to support expansion of affordable housing opportunities Action Continue to provide consultation and Assistance includes evaluation of projects for appropriate use of technical assistance to aid in the expansion of funding sources assistance in completion of funding applications and housing opportunities assistance in moving forward through the public review process Effectiveness Judging by the number of affordable projects developed in Huntington Beach over the planning period the City has been effective in providing necessary technical support Appropriateness The City provides technical assistance as part of its overall affordable housing program and therefore this program will be combined with Program #14 to Support in Development of Affordable Housin 16 Solicit Participation of Developers in Progress As described under Program #14 the City has been Affordable Housing Programs successful in its support of affordable housing with 126 very low Action Provide financial and regulatory income 115 low income and 460 moderate income units developed incentives to private developers to increase the Effectiveness The City has been effective in its support of affordable supply of affordable housing Complete the and mixed income housing production following affordable housing projects Victoria Appropriateness This program is closely related to program #14 Woods Senior Apartments Bowen Court Senior (Development of Senior Citizen/Affordable Housing) and will be Apartments Wycliffe Apartments combined for purposes of the updated Housing Element 2008-2014 HOUSING ELEMENT V-5 HOUSING PLAN Table V-1 Review of Accomplishments under 2000 Housing Element(cont d) Policy/Program Accomplishments 17 Project Self Sufficiency Progress Between 2001 2005 the City assisted 466 households Action Offer assistance to low income single through PSS averaging assistance to 93 households per year parents so that they can achieve economic Effectiveness The City has consistently met its annual goal for PSS independence from governmental assistance assistance utilizing both public and private resources The Citys Assist a minimum of 90 households annually program has gained national attention as one of the most successful programs in the country Appropriateness The PSS program remains a critical program in assisting single parents to achieve economic self sufficiency and remains appropriate for the Housing Element update 18 Redevelopment Agency Production and Progress Between 2000 2007 the Redevelopment Agency expended Replacement Housing Obligations $9 9 million in RDA set aside and $4 3 million in HOME funds to assist Action Construct a total of 100 affordable units in new construction and acquisition/rehabilitation of 343 affordable to fulfill Agency housing production and units that count towards inclusionary and replacement housing replacement requirements obligations Effectiveness The City well exceeded its goal to produce 100 affordable units The Agency s 2007 Redevelopment Implementation Plan identifies a surplus of 83 inclusionary housing units for the 1982 2014 compliance period No replacement housing obligations are identified in the Plan Appropriateness The Redevelopment Agency monitors its inclusionary and replacement housing obligations on an ongoing basis and has an active new construction and acquisition/rehabilitation program to fulfill its requirements A separate program for the Housing Element is not necessary 19 Implement Iclusionary Housing Progress During 1993 2006 the City s inclusionary requirements Action Continue to implement inclusionary produced 478 affordable units(50 Vi_ 103 L 325 M) In 2004 the City housing requirements Council adopted an ordinance to codify its inclusionary policy and established the option to pay an in lieu fee for projects with 3 9 units The fee amount was adopted in October 2007 Effectiveness The inclusionary ordinance continues to provide an effective mechanism to integrate affordable units within market rate developments Appropriateness The inclusionary program remains appropriate to the Housing Element The City has formed an Ad Hoc Housing Committee to evaluate the option of extending payment of the in lieu housing fee to all ro ects Goal Removal of Governmental Constraints Polic llro ram Accomplishments 20 Fast Track Processing for Affordable Progress In 2006 an audit was conducted of the City s development Housing Projects processing procedures to evaluate ways to streamline all Action Evaluate the City s approval process development Given the levels of staffing and workload no fast track and determine the feasibility of a fast track process was recommended However there were recommendations approval process for affordable housing made to reduce certain processing times and fees some of which projects have been implemented and could benefit an affordable housing developer Effectiveness Fast track processing for affordable projects is not likely to be implemented given existing resources Recent affordable developments have not indicated that the approval process has been a significant factor for their projects Appropriateness This program no longer remains appropriate given the findings of the recent audit 2008-2014 HOUSING ELEMENT V 6 HOUSING PLAN Table V-1 Review of Accomplishments under 2000 Housing Element(cont d) Policy/Program Accomplishments 21 Encourage Implementation of SRO Progress In 2001 the City s SRO ordinance was updated based on a Ordinance comparison of other jurisdiction s regulations A 107 unit SRO project Action Evaluate other successful SRO Beachview Villas was approved and constructed in 2003 providing ordinances and identify potential revisions to 47 very low income and 59 low income units the City s ordinance Complete a minimum of Effectiveness This program was effective and completed 106 SRO units Appropriateness This program is no longer necessary as the ob ectives to develop an updated ordinance have been fulfilled Goal Equal Housing Opportunity Policy/Program Accomplishments 22 Fair Housing Progress The City continues to contract with the Fair Housing Council Action implement Fair Housing Plan actions of Orange County (FHCOC) to implement the regional Fair Housing and continue to use the service of the Fair Plan (AI) and to offer fair housing services and tenant/landlord Housing Council of Orange County counseling to residents Effectiveness FHCOC assists up to 900 Huntington Beach households annually with issues regarding tenant/landlord matters Up to 14 discrimination cases are opened each year on behalf of residents FHCOC provides 4 public outreach presentations in the City annually Appropriateness The Fair Housing Program provides an important service to residents and landlords in the community and remains appropriate for the Housing Element update 23 Accessible Housing Progress The City has adopted the latest updates to the Building and Action Adopt updates to the Uniform Building Housing Code and continues to offer rehabilitation assistance for and Housing Codes to reflect current accessibility improvements accessibility requirements in new construction Effectiveness The City does not require special building codes or Coordinate with Dayle Macintosh Center and onerous project review to construct or improve housing for persons provide modification assistance with disabilities The City has been effective by offering financial support for accessibility improvements and in coordinating with the Dayle Macintosh Center in as a resource for accessible housing Appropriateness Providing accessible housing remains appropriate to the Housing Element 24 Continuum of Care Homeless Pro_ rq ess The City supports the Continuum of Care through 1) data Assistance compilation on homeless services and facilities 2) letters of support Action Participate in County s Regional for the funding application 3)participation in meetings on the Regional Committee for the Continuum of Care to assist Homeless Strategy In 2007 the City participated in the Point in Time the homeless Allocate CDBG monies to fund Homeless Survey In 2005/2006 the City funded two transitional homeless service providers housing facilities for battered/homeless mothers with children The City has also provided funding to the Episcopal Service Alliance for emergency services Effectiveness The City has been effective in its involvement in regional efforts to address homelessness as well as the funding of local homeless service providers and emergency and transitional shelters In support of the County s efforts to implement the CMIS online database to provide unduplicated tracking of homeless programs the City will encourage its homeless service providers to become integrated within the CMIS system Appropriateness The Continuum of Care and Homeless Assistance Program remains appropriate to the Housing Element Source City of Huntington Beach Economic Development and Planning Departments VL Very Low Income L Low Income M Moderate Income 2008-2014 HOUSING ELEMENT V-7 HOUSING PLAN Summary of Housing Element Accomplishments Since adoption of the Housing Element in 2000 the City of Huntington Beach has made significant progress in achieving its housing goals Major accomplishments include the following ➢ Partnering with non-profit housing providers to acquire and rehabilitate 239 rental units and preserve as affordable housing ➢ Providing housing rehabilitation assistance to 143 lower income homeowners ➢ Refinancing the bond issue on Huntington Breakers protecting the projects 68 lower income units from conversion to market rents ➢ Implementing a Neighborhood Preservation Program to pro-actively address the problem of deteriorating neighborhoods, and achieving measurable improvements in housing conditions ➢ Assisting in the development of approximately 700 affordable housing units through provision of land disposition, regulatory incentives inclusionary requirements and/or direct financial assistance ➢ Providing assistance to 466 single-parent households through Project Self- Sufficiency ➢ Updating the City's SRO Ordinance enabling development of a 107 unit SRO with rents affordable to very low and low income households ➢ Assisting in funding two transitional housing facilities for victims of domestic violence and their children ➢ Adopting an ordinance to codify the City s inclusionary housing policy and allowing payment of an in-lieu housing fee for small projects Table V-2 summarizes the quantified objectives contained in the City's 2000 Housing Element and compares the City s progress in fulfilling these objectives Table V-2 Summaryof Quantified Objectives Income News Coffisstructtoft* f � 'ftibibilitation** r Conservation*** Level foal f rogr ss Goal Progress Goal I Progress Very Low 388 126 (33%) 50 215 (430%) 452 445 (98%) Low 255 115 (45%) 85 166 (195%) 147 Moderate 400 460 (115%) 40 1 (2%) Above 972 2 229 (229%) Moderate Totals 2,015 2,930 (145%) 175 382 (218%) 599 445(74%) *Reflects RHNA **Reflects single family rehabilitation and acquisition/rehabilitation projects ***Reflects preservation of at risk projects 2008-2014 HOUSING ELEMENT V 8 HOUSING PLAN As Illustrated in Table V-2 based on review of residential building permits Issued between January 1998 - December 2005 the City fulfilled 145 percent of its total regional housing construction needs or RHNA (refer to Appendix C for summary of building permits issued) However given the robust real estate market in Huntington Beach housing for low and moderate income households is not being produced without some level of subsidy and/or development incentive The City s inclusionary housing ordinance was effective in producing affordable units in conjunction with market rate developments and contributed to the City fulfilling 115 percent of its goal for production of 400 moderate income units Given the more limited development of rental housing which occurred during the period the inclusionary ordinance produced far fewer low income units with the provision of very low and low income units reliant almost entirely on financial subsidies The City, its Redevelopment Agency and its non-profit housing partners were able to achieve the development of 126 units affordable to very low income households and 115 units affordable to low income households representing 33 percent and 45 percent of its RHNA goal respectively In terms of housing rehabilitation the City provided assistance to 382 lower income households fulfilling 218 percent of its assistance goal A key focus of the City's housing program is to support non-profits in the acquisition and rehabilitation of multi-family properties and place long-term affordability restrictions on the units During the planning period the Agency directed over $10 million towards acquisition/rehabilitation completing 239 units Housing Element statutes now allow jurisdictions to credit certain acquisition/rehabilitation activities towards the RHNA which can assist Huntington Beach in demonstrating greater progress in addressing its lower income productions needs Finally the City fell short of its goal to conserve 599 affordable units identified as at- risk of conversion Numerous small density bonus projects converted to market rate, although more significant is the loss of 75 units in Surfside Villas and 11 units in Huntington Villas In total affordability restrictions were lost on136 low income units The City was successful in refinancing the bond to preserve the 68 low income units in Huntington Breakers During the next Housing Element cycle, two projects are at-risk of conversion and the City is already working with a non-profit to preserve the first project at imminent risk of conversion Preservation of at-risk housing is now also eligible for RHNA credit Compliance with Coastal Zone Housing Requirements The Coastal Zone boundary in Huntington Beach runs from the northern city limit at Seal Beach, south nine miles to the Santa Ana River at the Huntington Beach/Newport Beach boundary It extends inland from the mean high tide line from 1,000 yards to over one mile in some areas It encompasses approximately five square miles of land and water, or about 17 percent of the total area of the city 2008-2014 HOUSING ELEMENT V 9 HOUSING PLAN The Huntington Beach Coastal Zone Includes a wide variety of land uses Including open shoreline, parks and recreational facilities, habitat areas, residential, commercial and Industrial uses, as well as energy and oil extraction facilities At the north end of the Coastal Zone is Huntington Harbour, a man-made residential and marina development with residences oriented toward the waterways The next largest segment of residential development within the Coastal Zone is the downtown area, with narrow but deep lots for single-family homes as well as larger apartment and condominium developments _California Government Code (Section 65588) requires the Housing Element to take into account any low or moderate income housing provided or required in the coastal zone pursuant to the Mello Act (Section 65590) ' Within the Review and Revise section of the Housing Element, coastal zone localities are required to include the following information 1 Number of new housing units approved for construction within the coastal zone since January 1982 2 Number of housing units for low or moderate income households required to be provided in new housing within the coastal zone, or within three miles 3 Number of existing residential units occupied by low or moderate income households within the coastal zone or within three miles that have been authonzed to be demolished or converted since January 1982 4 Number of housing units for low and moderate income households that have been required for replacement (of those being demolished or converted) in the coastal zone or within 3 miles of the coastal zone The 1989 and 2000 Huntinqton Beach Housing Elements provide the following information on housing in the Coastal Zone for the period between 1982 - 1997 1982-1989 73 affordable units demolished in Coastal Zone 1,086 replacement units affordable to low to moderate income households built June 1989-1997 112 affordable units demolished in Coastal Zone 141 replacement units affordable to low to moderate income households built According to the City's prior two Housing Elements, the City has met the replacement requirement of 185 affordable units through provision of 1,227 new affordable units Table V-3 documents residential development activity in the Huntington Beach coastal zone during the most recent Housing Element period (between January 1998 - December 2005), including the number of affordable housing units built in the City within three miles of the coastal zone The Mello Act in part requires replacement of affordable units demolished or converted within the coastal zone 2008-2014 HOUSING ELEMENT V-10 HOUSING PLAN Table V-3 Residential Activity in Huntington Beach Coastal Zone 1998-2005 Location Total Units Units Required Total New Units Affordable Units Demolished to be Replaced* Built Built Within Coastal 67 0 604 _ Zone Within 3 miles of - _ -- 701 Coastal Zone *The Coastal Act requires replacement of low and moderate income units demolished in Coastal Zone projects with 3 or more units Of the 67 units removed in Huntington Beach during this period, 65 were single family homes and 2 were within a duplex,and therefore none met the criteria requiring replacement As Illustrated by this Table, between 1999-2005, 67 market rate units were removed from the Huntington Beach coastal zone 37 units in Huntington Harbour and 30 units in Downtown Z As none of the units removed were in developments with 3 or more units (65 units were single-family homes, and 2 units were within a duplex), none of these units are required to be replaced under the Mello Act During this same time period, 701 new deed-restricted affordable units were built within a three mile radius of the City s coastal zone, more than offsetting the 67 market-rate units removed from the coastal zone Affordable housing protects completed during this time frame include (refer to Appendix C for a complete listing of protects) ➢ Cape Ann - 146 moderate income units ➢ Promenade - 80 moderate income units ➢ Pacific Landing - 5 moderate income units ➢ Greystone Keys - 12 moderate income units (11 add I mod units built in 1997) ➢ 17201 Ash - 6 moderate income units ➢ The Tides - 12 moderate income units ➢ The Fountains - 55 very low, 25 low, 191 moderate income units ➢ Siena Apartments (Main Place) - 26 low income units ➢ Ellis SRO —27 very low, 59 low income units ➢ Bowen Court - 20 very low income units ➢ Habitat Units - 4 very low income units ➢ Numerous smaller protects containing 3 or fewer affordable units Huntington Beach has complied with the requirements of the Mello Act To ensure continued compliance, the City will continue to monitor residential development activities within its coastal zone 2 While none of the units removed were deed restricted as affordable, it is possible that some of the smaller single-family homes removed from the downtown were rented at rates affordable to moderate income households 2008-2014 HOUSING ELEMENT V 11 HOUSING PLAN B GOALS AND POLICIES This section of the Housing Element set forth the goals and policies the City Intends to implement to address Huntington Beach's housing needs EXISTING AFFORDABLE HOUSING GOAL 1 Conserve and Improve Existing Affordable Housing in Huntington Beach POLICIES Policy 11 Preserve the character scale and quality of established residential neighborhoods Policy 1 2 Continue to provide rehabilitation and home improvement assistance to low and moderate income households seniors and the disabled Policy 1 3 Coordinate with non-profit housing providers in the acquisition and rehabilitation of older apartment complexes and maintenance as long- term affordable housing Policy 1 4 Encourage resident involvement in identifying and addressing maintenance of housing in their neighborhoods Policy 1 5 Undertake comprehensive code enforcement and neighborhood preservation efforts within designated special CDBG enforcement areas to improve the quality of life and condition of housing within these neighborhoods Policy 16 Work with property owners, tenants and non-profit purchasers to facilitate preservation of assisted rental housing at-risk of conversion to market rents Policy 17 Encourage retention of adequate numbers of mobile homes and continue to enforce the City s mobile home conversion ordinance Policy 1 8 Evaluate strengthening the City's condominium conversion ordinance to preserve the City s rental housing stock and provide affordable units in projects approved for conversion 2008-2014 HOUSING ELEMENT V 12 HOUSING PLAN Policy 1 9 Maintain the quality of life within neighborhoods by maintaining an adequate level of community facilities such as child care centers and municipal services ADEQUATE HOUSING SITES GOAL 2 Provide Adequate Housing Sites to Accommodate Regional Housing Needs POLICIES Policy 2 1 Maintain an up-to-date Inventory of potential sites available for future development and provide to the development community Within Redevelopment Project Areas provide assistance in land assembly in support of affordable housing Policy 2 2 Facilitate the development of mixed-use projects in appropriate commercial areas, including stand-alone residential development (horizontal mixed-use) and housing above ground floor commercial uses (vertical mixed- use) Establish mixed use zoning regulations Policy 2 3 Encourage and facilitate the provision of housing affordable to lower income households within the Beach/Edinger Corridor Specific Plan Incorporate policy language and development standards within the Plan in support of affordable housing_ Policy 2 4 Utilize surplus school and park sites for residential use where appropriate and consistent with the City s General Plan Policy 2 5 Take advantage of existing infrastructure and public improvements to provide additional affordable housing by allowing second units in single-family zoning districts DEVELOPMENT OF AFFORDABLE HOUSING GOAL 3 Assist in Development of Affordable Housing Policy 3 1 Encourage the production of housing that meets all economic segments of the community including lower moderate and upper income households, to maintain a balanced community Policy 3 2 Provide financial and/or regulatory incentives to facilitate the development of affordable housing 2008-2014 HOUSING ELEMENT V 13 HOUSING PLAN Policy 3 3 Support collaborative partnerships with non-profit organizations affordable housing builders and for-profit developers to provide greater access to affordable housing funds Policy 3 4 Utilize inclusionary housing as a tool to integrate affordable units within market rate developments Policy 3 5 Establish a workforce homebuyer assistance program to assist persons who work in Huntington Beach to purchase homes in the community Policy 3 6 Encourage use of sustainable and green building design in new and existing housing Policy 3 7 Encourage the inclusion of space for child care in new housing developments, including affordable housing developments REMOVE CONSTRAINTS GOAL 4 Remove Governmental Constraints Policy 4 1 Offer financial and/or regulatory incentives, including density bonuses where feasible to offset or reduce the costs of developing affordable housing Policy 4 2 Periodically review regulations ordinances departmental processing procedures, and residential fees related to rehabilitation and construction to assess their impact on housing costs and revise as appropriate EQUAL HOUSING GOAL 5 Provide Equal Housing Opportunity Policy 51 Continue to enforce fair housing laws prohibiting arbitrary discrimination in the building, financing sales or rental of housing on the basis of race, religion family status national origin physically disability or other factors Policy 5 2 Continue to financially support the provision of fair housing services and tenant/landlord mediation to City residents Policy 5 3 Support continued efforts to implement the Orange County Continuum of Care program for the homeless 2008-2014 HOUSING ELEMENT V 14 HOUSING PLAN Policy 5 4 Continue to coordinate with local social service providers and notify them of available City funding to address the needs of the homeless population Policy 5 5 Support low income single-parents in attaining the life skills necessary to achieve economic independence 2008-2014 HOUSING ELEMENT V-15 HOUSING PLAN C HOUSING PROGRAMS The goals and policies contained in the Housing Element address Huntington Beach's Identified housing needs and are Implemented through a series of housing programs offered through the Planning Department and Economic Development Department Housing programs define the specific actions the City will undertake to achieve the stated goals and policies and are organized around the City s five housing goals The City's Housing Element programs encompass existing programs, programs revised in response to the review of program accomplishments and several new programs added to address unmet housing needs The Housing Program Summary Table V-4 located at the end of this section specifies the following for each program 2008-2014 objectives funding sources, and agency responsible for implementation Housinq Element statutes now require an analysis of the needs of extremely low income (<30% AMI) households, and programs to assist in the creation of housing for this population The Huntington Beach Housing Element sets forth several programs which help to address the needs of extremely low income households, including Multi-Family Acquisition/Rehabilitation (Program #2), Preservation of Wycliffe Gardens (Program #4a), Section 8 Rental Assistance (Program #5), Affordable Housing Development Assistance, Including SROs (Program #12), Zoning Ordinance Revision, including provisions for transitional and supportive housing (Program #20), Continuum of Care - Homeless Assistance (Program #231 and Protect Self-Sufficiency (Program #24) EXISTING AFFORDABLE HOUSING 1 Single-Family Rehabilitation The City is proposing to restructure its current rehabilitation loan programs to enhance marketability and simplify the implementation process Given a lack of participation in the multi-family rental housing loan program (MRH), this program would be eliminated and funds reallocated for use in multi-family acquisition and rehabilitation projects The single- family program would be expanded to include properties with up to four units and the loan amount increased to reflect the increase in home improvement costs and to better address the full extent of housing repairs needed on many units Loan repayment would be deferred until the home is resold or refinanced Energy efficiency improvements would be eligible expenses The Single-Family Rehabilitation Program would continue to include an emergency grant component Grant amounts would be increased to $10 000 and paint/fix-up projects and removal of lead-based paint would be eligible under the grant 2008-2014 Objective Adopt new Single-Family Rehabilitation Program Guidelines and assist fifteen lower income households on an annual basis with a projected income mix of half very low and half low income households 2008-2014 HOUSING ELEMENT V-16 HOUSING PLAN 2 Multi-Family Acquisition and Rehabilitation through Non-Profit Developers Huntington Beach contains numerous older multi-family rental properties in deteriorated condition Since 1994 the Redevelopment Agency has funded non- profit housing developers to acquire rehabilitate and operate rental properties within the Oakview neighborhood Properties are selectively acquired in relation to one another as part of an overall effort to upgrade living conditions and to increase the supply of affordable rental housing In exchange for Agency and City assistance covenants are placed on properties acquired by the non-profit to ensure long-term affordability and strong property management The City will continue to allow developers to fulfill their affordable housing requirements (under the inclusionary housing ordinance) through arrangements with non-profits for off-site acquisition and rehabilitation as approved by Economic Development The Agency is currently undertaking one of its most ambitious acquisition/rehabilitation projects to date in the Oakview neighborhood involving a 48 unit apartment complex on Delaware Street The property has severe and extensive code violations that have not been remedied despite citations by the City he Redevelopment Agency has prepared a financial pro-forma to assess the economics of purchasing and rehabilitating the property, and intends to transfer ownership to the Orange Housing Development Corporation (OHDC) to undertake rehabilitation improvements and provide property management OHDC is pursuing tax credit financing and anticipates providing affordability to the following mix of households 5 vet low income, 15 low income, and 28 moderate income_ 2008-2014 Objective The acquisition/rehabilitation program continues to be a major focus of the Redevelopment Agency s affordable housing program The Agency s Housing Strategy estimates an average program cost of $300,000/unit and allocates redevelopment housing set-aside and HOME funds to achieve 120 units between 2007/08 through 2013/14 The projected income mix of these 120 units is 15 extremely low, 10 very low income 45 low income and 50 moderate income 3 Neighborhood Preservation Program For several years now, Huntington Beach has implemented a neighborhood preservation program, shifting the focus of code enforcement activities from being primarily reactionary and punitive to proactive and educational in nature, combined with community engagement and empowerment The City tracks code enforcement activities through an automated software and database, generating reports on a monthly basis to evaluate the types and location of violations and the actions taken, using this information to make appropriate program adjustments Based on the results of the 2007 housing conditions survey, the neighborhood preservation program will focus on the following four low and moderate income 2008-2014 HOUSING ELEMENT V 17 HOUSING PLAN areas identified by the survey as deteriorated deteriorating, or on the cusp of deteriorating (refer to Figure 4) ➢ Bolsa Chica - Heil ➢ East - Central ➢ South — Central ➢ Southeast 2008-2014 Objective Conduct neighborhood improvement activities within the four CDBG designated target areas to improve the quality of life and condition of housing within these neighborhoods Inform violators of available rehabilitation assistance to correct code deficiencies Through collaborations with the Oakview Task Force, the Oakview School Collaborative and various City and County departments and agencies, the code enforcement division will facilitate forums for residents of these communities to discuss specific neighborhood issues and provide information on various resources for rehabilitation assistance In addition, the Public Nuisance Task Force, comprised of representatives from various City departments, will conduct monthly meetings, with the goal to expedite the abatement of properties that are considered public nuisances 4 Preservation of Assisted Rental Housing Huntington Beach contains two projects at risk of conversion to market rate during the 2008-2018 planning period - Wycliffe Gardens (185 units) and Huntington Villa Yorba (192 units) Both of these projects maintain Section 8 project-based Housing Assistance Plan (HAP) contracts with HUD subject to annual renewals The City will be entering into an agreement for committed assistance for preservation of Wycliffe Gardens, described separately as Program 4a In November 2006, the owner of Wycliffe Gardens provided a Notice of Intent to Prepay to the City, HUD the State and tenants of the project City Economic Development staff are currently working with a non-profit housing developer to negotiate the acquisition and continued affordability of Wycliffe Gardens or alternatively the extension and preservation of the existing affordable terms and Section 8 housing assistance In 1994, the owner of Huntington Villa Yorba 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 projects mortgage now extends through May 2013 with the Section 8 contract subject to annual renewals As presented in Section II Need Assessment preservation of Huntington Villa Yorba through transfer of ownership to a non-profit or provision of rent subsidies is more cost effective than replacing affordable units through new construction The following are strategies the City will undertake to preserve Huntington Villa Yorba's 192 units of at-risk rental housing 2008-2014 HOUSING ELEMENT V-18 HOUSING PLAN ➢ Monitor At-Risk Units Contact property owners within one year of affordability expiration dates 2( 012) to discuss City s desire to preserve as affordable housing ➢ Work with Potential Priority Purchasers Solicit participation of agencies interested in purchasing and/or managing units at-risk Provide funding assistance, which can be leveraged with outside sources by the non-profit to either transfer ownership or provide rent subsidies to maintain affordability ➢ Tenant Education Based on California law property owners are required to give a nine month notice of their intent to opt out of low income use restrictions The City will work with tenants and as necessary contract with specialists like the California Housing Partnership and other non-profits to provide education regarding tenant rights and conversion procedures 2008-2014 Objective Contact the owners of Huntington Villa Yorba to initiate discussions regarding the City s desire to preserve as long term affordable housing Based on the outcome of these discussions, the City will 1) explore outside funding and preservation options, 2) offer preservation incentives to owners, and 3) provide technical assistance and education to affected tenants 4a Preservation of Wycliffe Gardens — Committed Assistance As detailed in the Resources chapter of the Element, the City/Agency has committed to providing financial assistance to a joint venture for- and non-profit housing team for acquisition and preservation of Wycliffe Gardens City/Agency funding assistance will require affordability and occupancy restrictions on the 185 very low income units to be maintained for a minimum of 55 years The City s committed assistance is structured to allow the City to receive RHNA credit for 25 percent of its very low income RHNA needs, or 113 units 2008-2014 Objective By April 2008, enter into a legally enforceable agreement with LOMCO for a $2 16 million bridge loan for preservation of 185 very low income units in Wycliffe Gardens Once LOMCO has secured permanent financing, enter into an Owner Participation agreement for up to $8 million in additional gap financing Report to HCD on the status of preservation no later than July 1, 2010, and to the extent an agreement is not in place, amend the Housing Element as necessary to identify additional sites 5 Section 8 Rental Assistance The Section 8 rental assistance program extends rental subsidies to extremely low and very low income households, including families seniors and the disabled The Section 8 program offers a voucher that pays the difference between the current fair market rent (FMR) as established by HUD and what a tenant can afford to pay (I a 30% of household income) The voucher allows a tenant to choose housing that costs above the payment standard providing the tenant pays the extra cost The Orange County Housing Authority (OCHA) coordinates Section 8 rental assistance on behalf of the City, with 815 2008-2014 HOUSING ELEMENT V-19 HOUSING PLAN households receiving assistance in 2007 Including 319 families 312 seniors and 184 disabled Based on current HUD regulations, of those households admitted to the Section 8 program, 75 percent must have Incomes less than 30 percent of the area median, making Section 8 one of the key ways in which the City can address the needs of extremely low income households 2008-2014 Objective Maintain current levels of assistance Encourage landlords to register units with the Housing Authority and undergo education on the Section 8 program Continue to participate in quarterly meetings of the Cities Advisory to OCHA to maintain ongoing communication about the Section 8 program and other affordable housing activities 6 Mobile Home Park Preservation Huntington Beach contains 18 mobile home parks with over 3 100 mobile home units Recognizing that mobile homes provide affordable housing for many seniors and lower-income families in 2004 the City Council adopted a Mobile Home Park Conversion Ordinance The Ordinance seeks to facilitate the preservation of existing mobile home parks by establishing the findings required to be made by the City Council to remove the General Plan Mobile Home Park (MHP) overlay rezone from Residential Mobile Home Park (RMP), or allow a change in use Among the findings required include ➢ That the mobile home park conversion does not have an adverse effect upon the goals and policies for provision of adequate housing for all economic segments as set forth in the Housing Element ➢ That the property would be more appropriately developed in accordance with uses permitted by the underlying zoning or proposed zoning ➢ That the proposed zoning is consistent with the General Plan and for projects in the Coastal Zone with the Local Coastal Program ➢ That a notice of intent to change the use and relocate mobile home park tenants was delivered at least 18 months prior to the park closure The City has also established a Mobile Home Advisory Board (MHAB) to ensure the quality of life in mobile home parks The MHAB provides a forum for communication among mobile home residents, park owners, and the City Council The State Department of Housing and Community Development (HCD) offers a Mobile Home Park Resident Ownership Program (MPROP) to assist resident organizations, non-profit housing providers, or local public agencies to acquire and own mobile home parks The program offers short and long term 3 percent interest loans for the purchase or rehabilitation of a mobile home park 2008-2014 Objective Implement the Mobile Home Park Conversion Ordinance as a means of preserving mobile home parks as long term housing in the community Should tenants of a park indicate interest in purchasing the park as a means of maintaining control over space rent increases, provide information on State MPROP funding Assist in resolving issues between 2008-2014 HOUSING ELEMENT V 20 HOUSING PLAN C(11 Council/Agency Meeting Held OQ� Deferred/Continued to 4Appr ed ❑ Conditionally Approved ❑ Denied qAD06�lty erk s ignat Council Meeting Date 6/16/2008 Department Number PL 08-06 CITY OF HUNTINGTON BEACH REQUEST FOR CITY COUNCIL ACTION SUBMITTED TO HONORABLE MAYOR AND CITY COUNCI M RS SUBMITTED BY PAUL EMERY Interim City Administrat r PREPARED BY SCOTT HESS Director of Planni SUBJECT APPROVE GENERAL PLAN AMENDMENT NO 07-002 FOR THE 2008-2014 HOUSING ELEMENT UPDATE Fstatement of Issue Funding Source Recommended Action Alternative Action(s) Analysis Environmental Status Attachment(s) Statement of Issue C.S�?L�t i7�/ ®O Transmitted for your consideration is General Plan Amendment No 07-002 to update the General Plan Housing Element for the 2008-2014 planning period pursuant to California Government Code Section 65588 The Planning Commission approved the Housing Element Update on May 27 2008 based on findings that the project will improve the quality of existing housing in the City of Huntington Beach, will encourage and facilitate the provision of housing for all economic segments of the community, will not result in any significant environmental impacts and will not facilitate the creation of any additional housing units beyond those anticipated in the 1996 General Plan EIR Staff and the Planning Commission are recommending that the City Council approve the request (Recommended Action) based on the following - The updated Housing Element is consistent with the City's General Plan and State law requirements - The Housing Element identifies specific programs to address the community's housing needs including adequate site provision removal of governmental constraints the preservation and development of affordable housing and equal housing opportunity REQUEST FOR CITY COUNCIL ACTION MEETING DATE 6/16/2008 DEPARTMENT ID NUMBER PL. 08-06 Funding Source Not Applicable Recommended Action Motion to PLANNING COMMISSION AND STAFF RECOMMENDATION Motion to Adopt Resolution No 2 -Z.q A Resolution of the City Council of the City of Huntington Beach approving General Plan Amendment No 07-002 Housing Element Update (ATTACHMENT NO 1) Planning Commission Action on May 27 2008 THE MOTION MADE BY SHIER-BURNETT SECONDED BY FARLEY, TO ADOPT NEGATIVE DECLARATION NO 08-002 WITH FINDINGS AND APPROVE GENERAL PLAN AMENDMENT NO 07-002 AND FORWARD RESOLUTION NO 1621 TO THE CITY COUNCIL FOR ADOPTION AYES DWYER FARLEY LIVENGOOD SCANDURA SHAW SHIER-BURNETT SPEAKER NOES NONE ABSENT NONE ABSTAIN NONE MOTION PASSE® Alternative Action(s) The City Council may make the following alternative motion `Continue General Plan Amendment No 07-002 and direct staff accordingly ' Analysis A PROJECT PROPOSAL Applicant City of Huntington Beach Location Citywide General Plan Amendment No 07-002 represents a request to update the Housing Element of the City s General Plan The Housing Element is a citywide plan for housing, including the provision of affordable housing in the City of Huntington Beach It is one of the seven State mandated elements of the General Plan and was last updated in 2000 Pursuant to 2 6/3/2008 2 25 PM I REQUEST FOR CITY COUNCIL ACTION MEETING DATE 6/16/2008 DEPARTMENT ID NUMBER PL 08-06 California Government Code Section 65588, the Housing Element must be updated for the 2008-2014 planning period State Housing Element Law (Article 10 6 of Chapter 3 of the Government Code) establishes requirements for the content of local agencies housing elements in order to ensure that housing issues are adequately and thoroughly addressed The City has prepared the Housing Element Update to meet the State s requirements and ultimately obtain certification from the California State Department of Housing and Community Development (HCD) B BACKGROUND There were three initial public meetings held in 2007 to discuss the Housing Element Update The three meetings included a Planning Commission Study Session an Affordable Housing Ad Hoc City Council Committee meeting and a City Council Study Session The purpose of these meetings was to introduce key components of the Housing Element Update and provide the City s policy makers and interested parties an opportunity to comment on the data analysis and programs included in the draft Housing Element Comments from the three public meetings were incorporated into the draft Housing Element which was completed in December 2007 and subsequently sent to the HCD for a 60-day review period The draft Housing Element was also forwarded to the Planning Commission and made available to the public for a 60-day review and comment period Based on comments received from the public and HCD, the Housing Element was revised and sent to HCD for further review on April 7 2008 The revised draft Housing Element was also forwarded to the Planning Commission and discussed at a second study session meeting on April 22, 2008 On May 27 2008 the Planning Commission held a public hearing on the Housing Element Update and recommended approval of the project to the City Council Upon adoption by the City Council the Housing Element Update will be sent to HCD for a final 90-day review period C PLANNING COMMISSION MEETING AND RECOMMENDATION The Planning Commission approved the Housing Element Update at a public hearing on May 27, 2008 Comments at the hearing were received from one individual from Child Care Connections a coalition of agencies lead by the Orange County United Way, who spoke in support of the City s proposed child care policy in the Housing Element as well as the City s inclusionary housing ordinance for the provision of affordable housing The Planning Commissioners brought up concerns regarding the ability to provide the number of lower income RHNA units during the planning period Staff indicated that the intent is to provide adequate sites as well as incentives for the production of affordable housing in the City The commissioners also brought up the importance of utilizing financial resources for the provision of affordable housing in the City and wanted clarification on how environmental impacts would be analyzed for future projects discussed in the Housing Element 3 6/3/2008 2 25 PM REQUEST FOR CITY COUNCIL ACTION MEETING DATE 6/16/2008 DEPARTMENT ID NUMBER PL. 08-06 D STAFF ANALYSIS AND RECOMMENDATION State Housing Element Law requires that housing elements contain an identification and analysis of existing and projected housing needs an inventory of resources and constraints relevant to meeting these needs and a statement of goals policies quantified objectives financial resources and scheduled programs for the preservation, improvement and development of housing The 2008-2014 Housing Element Update consists of five sections meeting the statutory requirements for housing elements Section I - Introduction While not substantive in nature this section provides an introduction to the Housing Element outlines the goals of the Housing Element, discusses the organization of the topics and issues addressed in the document lists sources of information and describes the public participation process utilized in developing the Housing Element Housing Goals There are five overall goals identified in the Housing Element Update 1 Conserve and improve existing affordable housing in Huntington Beach 2 Provide adequate housing sites to accommodate regional housing needs 3 Assist in development of affordable housing 4 Remove governmental constraints 5 Provide equal housing opportunity Sections IV and V of the Housing Element discuss the resources and programs that the City will utilize to achieve the goals of the Housing Element Section II — Housing Needs Assessment Section II provides a discussion of the City s population and housing stock characteristics in determining the City s housing needs The housing needs assessment is comprised of the following components a demographic profile a household profile, housing stock characteristics and regional housing needs Regional Housing Needs Assessment (RHNA) State Housing Element Law requires that each city and county develop local housing programs to meet its fair share' of existing and future housing needs for all income groups, as determined by the jurisdictions Council of Governments In the southern California region the agency responsible for assigning the regional housing needs to each jurisdiction is the Southern California Association of Governments (SCAG) SCAG has determined that Huntington Beach has a regional housing need (RHNA) of 2 092 units for the 2008-2014 planning period The table below provides a breakdown of the RHNA allocation by various household income categories -4 6/3/2008 2 25 PM REQUEST FOR CITY COUNCIL ACTION MEETING DATE 6/16/2008 DEPARTMENT ID NUMBER PL 08-06 City of Huntington Beach RHNA Allocation Income Level Percent of AMI* Number of Percentage of (Area Median Income) Units Units Very Low 0-50% 454 22% Low 51-80% 369 17% Moderate 81-120% 414 20% Above Moderate >120% 855 41% Total 2092 100% *AMI = $84 100 (Orange County households 2008) The policies and programs identified in Section V (Housing Plan) of the Housing Element propose to encourage and facilitate the provision of housing in order to meet the City's housing needs based on the demographic and economic data in the needs assessment as well as the City s RHNA allocation Section III — Housing Constraints Section III analyzes the various governmental, market infrastructure and environmental factors that can serve as a constraint to the provision of housing in the City of Huntington Beach Development standards and land use controls, site improvement requirements and development fees can all be considered potential governmental constraints The analysis in the Housing Element indicates that the City's zoning ordinance should be revised to encourage and facilitate the provision of a variety of housing types such as multi-family housing transitional housing and housing for disabled persons The Housing Element contains several programs for the removal of governmental constraints by proposing to reduce processing procedures for multi-family residential development, revise the zoning code to permit transitional and supportive housing in residential zones by right and provide reasonable accommodations for disabled persons New legislation can also cause existing zoning provisions to become constraints as the laws change For instance, a new California senate bill (SB2) now requires jurisdictions with an unmet need for emergency shelters to identify zoning where they will be permitted without a discretionary permit As such the City of Huntington Beach has incorporated a program in the Housing Element to identify emergency shelters as a permitted use in industrial zones Market constraints such as the availability of financing, the price of land and cost of construction can constrain the provision of housing in the City affecting product type development and unit price Similarly existing environmental conditions can constrain the provision of housing Many properties in the City of Huntington Beach have environmental hazards such as designation in a floodplain the presence of oil facilities and hazardous waste related to abandoned oil wells, the presence of methane gas wetlands and environmentally sensitive habitat areas and seismic and tsunami hazards While market and environmental constraints can be difficult to eradicate they have not served as a major constraint to the overall development of housing in the City However they can constrain the development of affordable housing as they create additional cost burdens on the developer Programs such as the Affordable Housing Density Bonus Program and Development Fee Assistance Program will provide incentives for the development of affordable housing 5 6/3/2008 2 25 PM REQUEST FOR CITY COUNCIL ACTION MEETING DATE 6/16/2008 DEPARTMENT ID NUMBER PL 08-06 Section IV— Housing Resources This section describes and analyzes the land, financial and administrative resources available for the preservation and development of housing in the City of Huntington Beach As described in Section II of the Housing Element, SCAG has determined that Huntington Beach has a regional housing need (RHNA) of 2 092 units for the 2008-2014 planning period The City plans to fulfill its share of the regional housing need using a combination of the methods listed below 1 Development on vacant sites already zoned for residential use 2 Residential projects with development entitlements (Pacific City Blue Canvas the Villas), 3 Committed assistance for preservation of at-risk housing (Wycliffe Gardens) 4 Residential development on surplus school sites (Lamb and Wardlow) 5 Beach/Edinger Corridor Specific Plan (mixed use projects), and 6 Rezoning of sites for exclusively residential use (encompassing sites within the Beach/Edinger Specific Plan and Pacifica Community Specific Plan) The City can also count the 174 residential building permits issued in 2006 and 2007 toward the RHNA These years are known as the RHNA `gap period since the previous planning period ended in 2005 Methods 1 — 4 in addition to the units produced during the gap period" will result in 1 077 units that may be counted toward fulfilling the City's RHNA of 2,092 units The shortfall of 1 015 units including 704 lower income units will be addressed through the development of mixed use projects proposed within the Beach/Edinger Corridor Specific Plan area and through the rezoning of sites for exclusively residential use The Beach/Edinger Specific Plan and the rezoning of sites are further discussed under Section V Section V— Housing Plan The Housing Plan considers the housing needs constraints and resources established in each of the previous sections to set forth the goals policies and programs required to meet the City's housing needs for the 2008-2014 planning period Section V also considers the accomplishments from the 2000-2005 Housing Element and evaluates the effectiveness of the housing plan in determining which programs would be appropriate for inclusion in the 2008-2014 Housing Element Update 2000-2005 Housing Element Accomplishments In general the 2000-2005 Housing Element was successful in meeting the City's housing needs Major accomplishments included the following providing housing rehabilitation assistance to 143 lower income homeowners, assisting 466 single-parent households through Project Self-Sufficiency implementing a Neighborhood Preservation Program to pro- 6 6/3/2008 2 25 PM REQUEST FOR CITY COUNCIL ACTION MEETING DATE 6/16/2008 DEPARTMENT ID NUMBER PL. 08-06 actively address the City s deteriorating neighborhoods and assisting in the development of 700 affordable housing units through provision of land disposition regulatory incentives, inclusionary requirements and direct financial assistance A summary of the City's progress in fulfilling the quantified objectives in the 2000-2005 Housing Element is detailed in the table below Su mary of Quantified Ob ectives (2000-2005 Housing Element) Income New Construction* Rehabilitation** Conservation*** Level Goal Progress Goal Progress Goal Progress Very Low 388 126 (33%) 50 215 452 445 Low 255 115 (45%) 85 166 147 Moderate 400 460 (115%) 40 1 Above 972 2 229 (229%) Moderate Totals 2,015 2,930 (145%) 175 382 599 445 (74%) (218%) * Reflects RHNA (Source Table V-2 2008 2014 Housing Element) ** Reflects single family rehabilitation and acquisition/rehabilitation projects *** Reflects preservation of at risk projects Housing Programs The 24 housing programs proposed for the 2008-2014 planning period consist of existing programs incorporated from the previous housing element, revised programs based on a review of the previous Housing Element's accomplishments and new programs, such as the Green Building Program and Second Units Program, to address the City s unmet housing needs All of the proposed housing programs include a goal and objective responsible agency, funding source and program schedule as required by State law, to ensure that the City's housing goals can be achieved within the prescribed planning period Beach/Edinger Corridor Specific Plan & Residential Rezoning Program As discussed in Section IV the City plans to use a number of methods to meet the regional housing need However, there is a shortfall of sites to accommodate 1 015 units including 704 lower income units The Beach/Edinger Corridor Specific plan is anticipated to provide for 3 000 new units within the Edinger Avenue Corridor and 2 000 units within the Beach Boulevard Corridor Several mixed use projects such as The Ripcurl The Village at Bella Terra and the Levitz Development Property have already been proposed for the Edinger Corridor These projects as with all residential and mixed use development projects proposing three or more units will be required to provide a percentage of affordable units In addition to proposed projects several more opportunity sites" have been identified within the Beach/Edinger Corridor that could potentially be redeveloped during the 2008-2014 planning period with residential or mixed use projects with densities that could accommodate 7 6/3/2008 2 25 PM REQUEST FOR CITY COUNCIL ACTION MEETING DATE 6/16/2008 DEPARTMENT ID NUMBER PL 08-06 affordable housing development The Beach/Edinger Corridor Specific Plan Program includes incentives for developers to provide affordable units beyond those required by the City's inclusionary ordinance These incentives can be regulatory, such as reduced parking standards increased building heights no density limits and/or financial such as reductions in City fees and deferral of fee payments until construction is complete and ready for occupancy While redevelopment of the Beach/Edinger Corridor anticipates development of approximately 5 000 units, State law (AB 2348) requires that when a city has a shortfall of sites to meet the lower income regional housing need 50 percent of the lower income shortfall must be accommodated on sites zoned for exclusively residential uses and be permitted by right Therefore the City intends to rezone some properties within the Beach/Edinger Corridor for exclusively residential development As part of the Residential Rezoning Program the City has identified sites within the Beach/Edinger Corridor Specific Plan and the Pacifica Community Specific Plan and has committed to rezoning several of these sites for exclusively residential uses to accommodate 50 percent of the lower income RHNA shortfall These sites were chosen due to their feasibility for redevelopment of residential uses and were identified as most vulnerable to change through the preparation of the Beach/Edinger Corridor Specific Plan Detailed development standards will be included in the Specific Plans to guide development of these sites HCD Comments As mentioned in the background section of this report staff initially sent the draft Housing Element Update to HCD on December 13 2007 After a 60-day review period the City received a comment letter from HCD requiring revisions to the document (Attachment No 4) The letter indicated that the City needed to include more detailed analyses of governmental constraints and strengthen and/or add new programs to remove these constraints This included an assessment of the City s development standards and processing procedures in determining how they impact the supply and affordability of housing in the City of Huntington Beach The letter also pointed out that further sites analysis was needed in order to demonstrate the viability of the Beach/Edinger Corridor Specific Plan to accommodate for the City s lower and moderate income housing need The letter stated that 50 percent of the remaining lower and moderate income need would have to be accommodated on sites zoned for exclusively residential uses Based on HCD s letter the Housing Element was revised and updated to include a more detailed inventory of mixed use project sites within the Beach/Edinger Corridor Specific Plan area Staff also identified several opportunity sites to be rezoned for exclusively residential uses These revisions were sent to HCD for further review 8 6/3/2008 2 25 PM ATTACHMENT #2. r- V CITY OF HUNTINGTON BEACH ®RAFT 2008-2014 HOUSING ELEMENT 1 '^k .w, a 3� A ii City of Huntington Beach Department of Planning 2000 Main Street Huntington Beach, CA 92648 Revised June, 2008 Consultant to the City wren aM91 Acaates Housing Policy Consultants TABLE OF CONTENTS SECTION PAGE I Introduction A Role and Organization of Housing Element 1-1 B Sources of Information 1-2 C Public Participation 1-3 D Relationship to Other General Plan Elements 1-4 II Housing Needs Assessment A Demographic Profile II-1 B Household Profile II-7 C Housing Stock Characteristics II-20 D Regional Housing Needs II-40 III Housing Constraints A Governmental Constraints 111-1 B Market Constraints 111-25 C Environmental and Infrastructure Constraints 111-27 IV Housing Resources A Availability of Sites for Housing IV-1 B Financial Resources IV-20 C Administrative Resources IV-25 D Opportunities for Energy Conservation IV-26 V Housing Plan A Evaluation of Accomplishments V-1 B Goals and Policies V-12 C Housing Programs V-16 APPENDICES A Residential Sites Inventory B Adequate Sites Program Alternative Checklist C Residential Building Permits D Public Comments LIST OF TABLES TABLE PAGE Housing Needs Assessment II-1 Regional Population Growth Trends II-2 II-2 Age Distribution II-4 II-3 Racial and Ethnic Composition II-5 II-4 Occupation of Residents II-6 II-5 Household Characteristics II-7 II-6 State Income Categories II-8 II-7 Household Income Levels II-9 II-8 Income by Owner/RenterTenure II-9 II-9 Income Level by Household Type II-10 II-10 Poverty Status II-10 II-11 Special Needs Populations II-13 II-12 Regional Housing Growth Trends II-21 II-13 Housing Type II-21 II-14 Housing Tenure II-22 II-15 Age of Housing Stock II-24 II-16 Summary of Housing Conditions II-25 II-17 Apartment Rental Trends II-29 II-18 Home and Condominium Sales Prices - Huntington Beach and Environs II-31 II-19 Home and Condominium Sales Prices - Huntington Beach II-33 II-20 Maximum Affordable Housing Cost II-35 II-21 Maximum Affordable Rents II-35 II-22 Assisted Rental Housing Inventory II-36 II-23 Market Value of At-Risk Projects II-38 II-24 Required Rent Subsidies for At-Risk Projects II-39 II-25 Overcrowded Households II-40 II-26 Housing Overpayment II-42 II-27 Severe Housing Cost Burden by Type and Tenure II-44 II-28 Regional Housing Needs Assessment II-46 Housing Constraints III-1 Residential Development Standards III-2 III-2 inclusionary Housing In-lieu Fee III-6 III-3 Housing Types by Residential Zone Category III-8 III-4 Summary of Development Fees — Prototypical Residential Projects III-17 III-5 Residential Development Fees III-18 III-6 Development Processing Times III-22 III-7 Status of Home Purchase Loans III-25 Housing Resources IV-1 Vacant Land Summary IV-3 IV-2 Developable Vacant Residential Sites IV-4 LIST OF TABLES (CONY D) IV-3 Residential Development Potential - Project with Entitlements IV-7 IV-4 Surplus School Sites IV-8 IV-5 Comparison of Regional Growth Needs and Residential Sites IV-11 IV-6 Beach/Edinger Corridor Specific Plan IV-15 IV-7 Sites for Potential Rezoning to Exclusive Residential Use IV-16 IV-8 Financial Resources Available for Housing Activities IV-21 Housing Plan V-1 Review of Accomplishments under 2000 Housing Element V-2 V-2 Summary of Quantified Objectives V-8 V-3 Residential Activity in the Coastal Zone V-11 V-4 Housing Program Summary V-34 LIST OF FIGURES FIGURE PAGE 1 Census Tract Boundaries II-3 2 Lower Income Census Block Groups II-12 3 Renter Occupied Housing II-23 4 Deteriorated/ Deteriorating Areas 11-27 5 Median Housing Sales Price October 2007 II-32 6 Severe Renter Overcrowding II-41 7 Severe Renter Overpayment II-43 8 Residential Sites Inventory IV-2 9 Sites to be Potentially Rezoned for Exclusively Residential Uses IV-19 o 1�e 1. INTRODUCTION A ROLE AND ORGANIZATION OF THE HOUSiNG ELEMENT State law recognizes the vital role local governments play in the availability, adequacy and affordability of housing Every jurisdiction in California is required to adopt a long range General Plan to guide its physical development the Housing Element is one of the seven mandated elements of the General Plan Housing Element law mandates that local governments adequately plan to meet the existing and projected housing needs of all economic segments of the community The law recognizes that in order for the private market to adequately address housing needs and demand local governments must adopt land use plans and regulatory systems that provide opportunities for, and do not unduly constrain housing production Housing element statutes also require the State Department of Housing and Community Development (HCD) to review local housing elements for compliance with State law and to report their findings to the local government California s Housing Element law requires that each city and county develop local housing programs to meet its "fair share" of existing and future housing needs for all income groups The Southern California Association of Governments (SCAG) is responsible for developing and assigning these regional needs, or "RHNA", to southern California jurisdictions Pursuant to the RHNA planning period, the Huntington Beach Housing Element is a seven year plan extending from 2008 2014 i Huntington Beach's Housing Element identifies strategies and programs that focus on 1) Preserving and improving housing and neighborhoods, 2) Providing adequate housing sites, 3) Assisting in the provision of affordable housing, 4) Removing governmental and other constraints to housing investment, and ' 5) Promoting fair and equal housing opportunities dt The City's Housing Element consists of the following major components } ➢ An analysis of the City's demographic, household and housing characteristics and related housing needs (Section II), t ➢ A review of potential market governmental, and infrastructure constraints to meeting Huntington Beach s identified housing needs (Section III), ➢ An evaluation of residential sites, financial and administrative resources available to address the City's housing goals (Section IV), a ➢ The Housing Plan for addressing the City's identified housing needs, constraints and resources, including housing goals, policies and programs (Section V) 2008 2014 HOUSING ELEMENT 1 1 INTRODUCTION E SOURCES OF INFORMATION In preparing the Housing Element various sources of information are consulted The 2000 Census provides the basis for population and household characteristics Although dated, the Census remains the most comprehensive and widely accepted source of information on demographic characteristics and provides consistency with other regional State and federal housing plans Several data sources are used to supplement and provide reliable updates of the 2000 Census, including T ➢ Population and housing count data is updated by the State Department of Finance, ➢ SCAG s 2003 2035 Regional Integrated Forecast provides population, housing and employment projections, ➢ Household income data by type of household (e g seniors large families etc) is n derived from the Comprehensive Housing Affordability Strategy (CHAS) prepared by HUD, $ ➢ Housing market information such as home sales and rents, is updated through newspaper and internet rent surveys DataQuick sales transactions, and regional market data reports, _ t ➢ A variety of household needs information is derived from the City s Consolidated Plan, ➢ Housing conditions information is obtained from recent field surveys conducted by the Huntington Beach Planning Department ➢ SCAG's 2008 2014 Regional Housing Needs Assessment (RHNA) provides information on existing and projected housing needs, ➢ Lending patterns for home purchase and home improvement loans are provided through the Home Mortgage Disclosure Act (HMDA) database, " ' ➢ Information on Huntington Beach's development standards are derived from the City's Zoning Ordinance, and ➢ Information on planned expenditures of City/Agency Housing Funds are derived from the Redevelopment Agency's 2007 Housing Strategy 2008 2014 HOUSING ELEMENT 12 INTRODUCTION C PUBLIC PARTICIPATION Section 6553(c)(6)(B) 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 ' Opportunities for community stakeholders to provide input on housing issues and recommend strategies are critical to the development of appropriate and effective programs to address the City's housing needs Huntington Beach solicits input from the public throughout the year long housing element process during development of the draft element, during public review of the draft element and during the adoption process The City solicited public input early during development of the draft element through a series of three public meetings Notification of these meetings was provided in the local newspaper and direct notification was provided to over 50 interested groups and individuals Groups notified included for profit and non profit developers active in the City advocacy groups representing lower income populations, business organizations, reactors, adjacent jurisdictions, and individuals requesting notification A copy of the meeting notification and distribution list is included in the Appendix Public meetings were conducted in a workshop setting in a City Hall conference room before the following bodies a ➢ Planning Commission ➢ Ad Hoc Council Committee on Affordable Housing ➢ City Council Summary comments from the workshops are included in Appendix D to the Element Some of the common themes that arose out of the community meetings include ➢ Declining numbers of families highlight the needs for affordable housing ➢ City s single family housing stock is aging, corresponding to an increased need for housing rehabilitation assistance ` ➢ Support program for rehabilitation of rental housing in deteriorated neighborhoods with associated affordability covenants ➢ Preservation of assisted rental housing at risk of conversion is high priority as i well as preservation of existing mobile home parks ➢ Need to address multiple families living in one unit household overcrowding ➢ Growth of senior population necessitates focus on senior housing needs i ➢ Opportunities for mixed use extend beyond Beach/Edinger Specific Plan area to other arterials City should adopt a citywide mixed use ordinance ➢ Significant potential for conversion of older shopping centers to mixed use ' ➢ Child care needs are linked with housing City should adopt childcare policy in Housing Element Each of these issues is addressed within the Housing Element's policies and programs 2008 2014 HOUSING ELEMENT 13 INTRODUCTION Upon completion of the draft Housing Element the City circulates a Notice of Availability to a variety of interested organizations The Notice defines a 60 day review and comment period and identifies locations for review of the draft document, Including the local libraries the Senior Centers, City Hall and the Planning Department In addition the draft Housing Element is placed on the city s website at www ci huntington beach ca us The draft is also sent to the State Department of Housing and Community Development (HCD) for review and comment 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 3€ hearing, and direct notices are mailed to interested groups and individuals Public hearings are televised allowing greater access to individuals unable to attend in person ® RELATIONSHIP TO OTHER GENERAL PLAN ELEMENTS The 1996 Huntington Beach General Plan is comprised of the following sixteen elements/resource topics ➢ Land Use ➢ Recreation and Community Services ➢ Urban Design ➢ Historical and Cultural Resources ➢ Housing ➢ Environmental Resources/Conservation t ➢ Economic Development ➢ Noise ➢ Growth Management ➢ Environmental Hazards ➢ Circulation ➢ Air Quality a ➢ Utilities ➢ Hazardous Materials ➢ Public Facilities and Services ➢ Coastal There is a high degree of interrelationship among the various elements of the Huntington Beach General Plan For example, the Land Use Element provides for the types, density/intensity, design, and distribution of residential land uses, whereas the Housing Element addresses the manner in which existing housing will be conserved and new housing will be provided where the Land Use Element permits development The City will ensure consistency between the Housing Element and the other General Plan elements so that policies introduced in one element are consistent with other 2 elements Whenever any element of the General Plan is amended in the future, the Housing Element will be reviewed and modified, if necessary to ensure continued consistency between elements � 3 d 3 2008 2014 HOUSING ELEMENT 14 INTRODUCTION s 1 11. HOUSING NEEDS ASSESSMENT This section of the Housing Element discusses the characteristics of the City's population and housing stock as a means of better understanding the nature and extent of unmet housing needs The Housing Needs Assessment is comprised of the following components A) Demographic Profile, B) Household Profile, C) Housing Stock jCharacteristics, and D) Regional Housing Needs A variety of housing needs maps are presented based on census tract data Figure 1 depicts the 2000 census tract and block group boundaries for Huntington Beach A DEMOGRAPHIC PROFILE Demographic changes such as population growth or changes in age can affect the type and amount of housing that is needed in a community This section addresses population, age, and race and ethnicity of Huntington Beach residents 1 Population Growth and Trends Table II 1 presents population growth trends in Huntington Beach from 1980 2007, and compares this growth to neighboring jurisdictions and the entire County of Orange This Table illustrates the high level of population growth in Orange County during the 1980s and 1990s, with growth levels in many of the older central and north Orange County communities below the Countywide average Population growth was particularly limited in Huntington Beach, with the City s growth less than one third that of the County's in both these decades In contrast, since 2000 growth levels in Huntington Beach have been closer to that of the County and surrounding communities According to the State Department of Finance (2007), Huntington Beach has a current population of 202,250, representing an increase of seven percent since 2000 Huntington Beach continues to rank as the third most populated city in Orange County, behind Anaheim and Santa Ana, although Irvine's population has grown to within 200 of the City's and will soon surpass Huntington Beach i According to Orange County Projections (OCP) 2006, the population of Huntington Beach is expected to grow to 217,822 by 2015, an eight percent increase over the 2005 2015 period OCP Projections show a slowing in growth after this time, with just a two percent increase in population between 2015 2025, and one percent growth between 2025 2035 These patterns of growth are consistent with Countywide projections which identify nearly 60 percent of the population increase in Orange County through 2035 to occur within the 2005 2015 period j 2008 2014 HOUSING ELEMENT 11 1 HOUSING NEEDS ASSESSMENT I Table 11 1 Re tonal Po ulation Growth Trends 1980 — 2007 Percent Change Jurisdiction 1980 1990 2000 2007 1980 1990 2000 1990 2000 2007 Anaheim 219 311 266 406 328 014 345 556 22% 23% 5% Costa Mesa 82 562 96 357 108 724 113 805 17% 13% 5% Fountain Valley 55 080 53 691 54 978 57 741 3% 2% 5% Huntington Beach 170,505 181,519 189,627 202,250 7% 5% 7% Irvine 62 127 110330 143 072 202 079 44% 23% 29% Newport Beach 62 556 66 643 70 032 84 218 7% 5% 20% Santa Ana 203 713 293 742 337 977 353 428 44% 15% 5% Seal Beach 25 975 25 098 24 157 25 962 3% 4% 8% Westminster 71 133 78 118 88 207 92 870 10% 13% 5% Total Orange County 1 932 709 2 410 556 2 846 289 3 098 121 25% 18% 9% Source US Census 1980 1990 and 2000 Dept of Finance 2007 Population and Housing Estimates ®1980 1990 ■1990 2000 072000 2007 30% 25% 20% t 15% U 10% c� (D 5% a 0% 5% Costa ,°uot2so N��t��9t°n8e )"estr OXa0cia Jurisdiction 2008 2014 HOUSING ELEMENT 112 HOUSING NEEDS ASSESSMENT Figure 1 Census Tract Boundaries 19 Figure 1 9602 0 Huntington Beach 9604 99 9970 99508 99405 M10 I� 91514 994A 49W 07 i M 17 ~ 9m 15 99414 99412 99402 99212 � *4 g "^gC s I 93 99245 99'Z 46 99216 00 99309 992.15 99�31a 94396 993 1 97 43 992 44 097 37 992 38 -y �y{�y� ♦J 3 07 1 99413 CENS Js T:LkCT 99240 9239 i 8 4 t 3 2008-2014 HOUSING ELEMENT 11-3 HOUSING NEEDS ASSESSMENT 2 Age Characteristics Housing need is often affected by the age characteristics of residents in the community Different age groups have different lifestyles, income levels and family types that influence housing needs a Table II 2 displays the age distribution of the C►ty's population in 1990 and 2000, and compares this with Orange County As displayed in the table, 22 percent of Huntington Beach s population is comprised of children under the age of 18, well below the 27 percent children Countywide While the 1990 2000 census shows the proportion of children remaining relatively constant, discussions with the Huntington Beach School District identify trends of declining enrollment The School District indicates high housing costs have contributed to many families with school age children relocating to t lower cost areas further evidenced by the decline in families with children in the City With three quarters of Orange County school districts reporting declining enrollment in 2007 and a 13 percent decline in County residents between the ages of 25 and 34 (2000 2006) similar trends are occurring throughout much of Orange County ' The biggest change in Huntington Beach s age profile is a shift from a younger population to a more mature population This aging trend is borne out by an increase in the median age from 31 7 years in 1990 to 36 years in 2000 now considerably above the County's median age of 33 3 years The City experienced a significant decline in its college age (18 24 years) and young adult (25 44 years) populations over the decade while experiencing growth in the middle adult (45 64 years) and senior (65+ years) populations Factors contributing to this shift in the C►ty's age structure include an aging in place of young adults into the middle age bracket and the limited number t of new young adults and families moving into the community due in part to high housing costs Table 112 Age Distribution 1990 - 2000 1 City of Huntin ton Beach and Orange Count 1990 2000 Age Group Persons Percent Persons Percent Oran,ge Co Preschool (<5 yrs) 11 187 6% 11 728 6% 8% School Age (5 17 yrs) 26 883 15% 30 455 16% 19% College Age (18 24 yrs) 22 379 12% 15 930 9% 9% + Young Adults (25 44 yrs) 68 797 1 38% 66 245 35% 33% r Middle Age(45 64 yrs) 37 185 21% 45 580 24% 21% Seniors (65+years) 15 088 8% 19 656 10% 10% TOTAL 181 519 100% 1 189 594 100% 100% B MEDIAN AGE 31 7 years 36 years 33 3 years 1 Source U S Census 1990 and 2000 a ' 2007 Workforce Housing Scorecard Orange County Business Council i 2008 2014 HOUSING ELEMENT 114 HOUSING NEEDS ASSESSMENT i d 3 Race and Ethnicity Table it 3 displays the racial/ethnic composition of Huntington Beach s population in _ 1990 and 2000, and compares this with the Countywide distribution White residents continue to comprise the vast majority of the City's population though this segment of ' the population continues to decrease each decade most recently from 79 percent in 1990 to 72 percent in 2000 This decrease in White residents was offset by the increase in Hispanic residents from 11 to 15 percent of the population, still well below ' the 31 percent Hispanic population Countywide The Asian population remained fairly constant over the decade increasing minimally from 8 to 9 percent African Americans k and American Indians each continue to comprise less than one percent of the population The 'Other Race" sector of the population grew from less than one percent to three percent Despite Huntington Beach's increasing diversity, the City remains less i ethnically diverse than the county as a whole Table 11 3 1 Racial and Ethnic Composition 1990 - 2000 b City of Huntington Beach and Orange Count Racial/Ethnic 1990 2000 ' Group Persons Percent Persons Percent Orange s Co White 143 848 79% 136 237 72% 51% 1 Hispanic 20397 11% 27798 15% 31% Asian/Pacific 14 565 8% 17 976 9% 14% Islander African American 1 622 <1% 1 383 <1% 1% American Indian 932 <1% 777 <1% <1% ' Other Race 155 <1% 5 423 3% 2% TOTAL 181 519 100% 189 594 100% 100% Source U S Census 1990 and 2000 1 � 4 Employment i Evaluation of the types of jobs held by community residents provides insight into 1 potential earning power and the segment of the housing market into which they fall Information on how a community s employment base is growing and changing can help t identify potential housing demand changes in the future I The State Employment Development Department estimates that as of June 2007 125,200 Huntington Beach residents are in the labor force, with 3 2 percent unemployment, compared to a Countywide unemployment rate of 3 9 percent f Table 114 presents the occupation of Huntington Beach residents as of the 2000 Census Residents employed in Management Professional and related occupations (44%) accounted for the largest share of employed residents, followed by those employed in Sales and Office occupations (30%) Together, these two categories i 1 2008 2014 HOUSING ELEMENT 115 HOUSING NEEDS ASSESSMENT accounted for three quarters of resident employment One third of the City s residents commute less than 20 minutes to work indicating a large number of residents hold jobs within the City Table If 4 Occupation of Huntington Beach Residents 2000 Occupation Persons Percent Management professional and related occupations 45 285 44% Sales and office occupations 30 827 30% # Service Occupations 11 407 11% Production transportation and material moving occupations 8 050 8% ' Construction extraction and maintenance a occupations 7207 7% Farming Forestry& Fishing 90 <1% TOTAL 102,866 100% Source US Census 2000 Orange County Projections (OCP) 20062 documents Huntington Beach employment at 81 599 jobs, primarily in the retail, service, manufacturing and wholesaling sectors Major types of businesses include tourism space systems, automobile sales, public utilities petroleum, data and computer research, precision instruments, and various types of manufacturing With annual taxable sales of over $2 6 billion, Huntington Beach is one of the top retail sales communities in Orange County Employment is ' projected to grow to 96 842 by 2015, reflecting a 19 percent increase during 2005 2015, well above the 14 percent increase projected Countywide In June 2007, the Orange County Business Council published the results of its first Workforce Housing Scorecard This report provides a comprehensive evaluation of the current and future state of Orange County's housing supply and demand, and its impact on the business community Based on the following criteria the scorecard rates each jurisdiction's record over the 1991 2005 and 2005 2030 periods in addressing workforce housing needs ✓ Number of jobs, rewarding cities that promote job growth t ✓ Housing unit density ✓ Housing growth, rewarding cities that promote housing growth ✓ Jobs/housing balance Of the 34 cities in Orange County, Huntington Beach ranked 5t' in its success in generating both new jobs and the supply of homes necessary to house these new ' workers i 2 OCP 2006 employment forecasts are consistent with SCAG s Regional Transportation Plan and the State t Employment Development Department t l 2008 2014 HOUSING ELEMENT 116 HOUSING NEEDS ASSESSMENT B HOUSEHOLD PROFILE Household type and size, income levels and the presence of special needs populations all affect the type of housing needed by residents This section details the various household characteristics affecting housing needs in Huntington Beach 1 Household Type A household is defined as all persons living in a housing unit Families are a subset of households and include persons living together related by blood, marriage or adoption A single person living alone is also a household "Other" households are unrelated people residing in the same dwelling unit Group quarters such as dormitories or convalescent homes are not considered households According to the 2000 Census, 73,657 households reside in Huntington Beach with an g average household size of 2 56 persons and average family size of 3 08 persons This represents a slight decrease in household size (2 62) from 1990, and is below the 3 0 average household size in the County The City s smaller household size reflects its lower incidence of family households and aging population Families comprise the majority of households in Huntington Beach (65%), including families with children (29%), and those without children (36%) During the 1990s, the proportion of families with children declined by two percent, consistent with School District trends of declining enrollment In contrast the proportion and number of single person households grew dramatically, while other non family households (unrelated roommates) declined over the decade Almost all the City s household growth between 1990 2000 was due to increases in single person households and married couples without children These growth trends support the need for smaller, higher density and mixed use units close to transportation and services, consistent with the types of housing currently proposed in the City Table 11 5 Household Characteristics 1990 - 2000 City of Huntington Beach 1 1990 2000 Percent Household Type t Households Percent Households Percent Change Families 45 546 66% 47 716 65% +5% With children 21 103 31% 21 328 29% +1% Without children 24 443 35% 26 388 36% 1 +8% Singles 14 784 22% 17 912 24% +21% Other non families 8 549 12% 8 029 11% 6% Total Households 68,879 1 100% 73,657 100% +7% Average Household Size 2 62 256 2% Average Family Size 309 308 0% Source U S Census 1990 and 2000 1 1a 2008 2014 HOUSING ELEMENT 117 HOUSING NEEDS ASSESSMENT F 2 Household Income Household income is one of the most important factors affecting housing opportunity and determining a households ability to balance housing costs with other basic necessities of life Income Definitions The State and Federal government classify household income into several groupings based upon the relationship to the County adjusted median income (AMI), adjusted for household size The State of California utilizes the income groups presented in Table 11 6 However, federal housing programs utilize slightly different income groupings and definitions, with the highest income category generally ending at >95% AMI For € purposes of the Housing Element, the State income definitions are used throughout except for the data that have been compiled by the federal Department of Housing and �1 Urban Development (HUD) and is specifically noted E Table 11 6 State Income Cate ones Income Category %County Area Median Income (AMI) Extremely Low 0 30%AMI Very Low 0 50%AMI 3 Low 51-80%AMI Moderate 81 120%AMI Above Moderate 120%+AMI Source Section 5000093 of the California Health and Safety Code a Income Characteristics E Between 1990 and 2000 the average median income (AMI) for households in Huntington Beach grew from $50 633 to $64,824, an increase of 28 percent While the median income level in Huntington Beach remains well above that of Orange County ($58 820), the City has seen an increase in the number and proportion of lower income (<80% AMI) households, and a decrease in households earning moderate incomes and above As illustrated in Table 117, during the 1990s the City experienced growth in extremely low (+21%) very low (+9%) and low (+76%) income households, while t evidencing a minor decline in its moderate and above ( 2%) populations a i 4 2008 2014 HOUSING ELEMENT 118 HOUSING NEEDS ASSESSMENT Table If 7 Household Income Levels 1990 - 2000 City of Huntington Beach Income Level 1990 2000 Percent Households % Households % Change Extremely Low Income 4 618 7% 5 612 8% +21% <30%AMI Very Low Income (31 50%AMI) 5 459 8% 5 948 8% +9% Low Income (51 80%AMI) 5 696 8% 10 033 14% +76% Moderate Income&Above(>80%AMI) 53 284 77% 52 137 70% 2% TOTAL 69 057 100% 73 730 100% n/a Source http socds huduser org/char/reports Income by Household Type and Tenure Table II 8 shows the Income level of Huntington Beach residents by household tenure A significantly higher percentage of renter households (43%) were lower Income (<80% AMI) compared to residents who owned their homes (21%) The high incidence of lower income renter households is of particular significance as market rents in Huntington Beach exceed the level of affordability for lower income households (This issue is further evaluated in the Housing Profile section of the Needs Assessment) The median income of Huntington Beach s renter households in 1999 was $48,858, compared to $79,292 for homeowners a Table 11 8 Income by Owner/Renter Tenure 2000 City of Huntington Beach Income Level Renters Owners TOTAL Households % Households % % Extremely Low Income (<30%AMI) 3 521 12% 2091 5% 8% Very Low Income (31 50%AMI) 3 443 12% 2 505 6% 8% Low Income(51 80%AMI) 5 394 19% 4 639 10% 14% Moderate Income&Above(> 80%AM1) 16 676 57% 35 461 79% 70% TOTAL 29 034 100% 44 696 100% 100% Source SCAG Existing Housing Needs(HUD User WebPage) } 3 2008 2014 HOUSING ELEMENT 119 HOUSING NEEDS ASSESSMENT r While renters were more likely to have lower incomes than owners there is also significant variation in income levels by household type as presented in Table II 9 Nearly half (48%) of elderly households in Huntington Beach have lower (<80% AMI) incomes with 14 percent having extremely low incomes About 20 percent of small families and 33 percent of large families have lower incomes Table 11 9 Income Level by Household Type 2000 City of Hunt►n ton Beach Income Level Elderly Small Large Other r Family Family Extremely Low Income 14% 5% 6% 8% (<30%AMI) r Very Low Income (31 50%AMI) 15% 5% 10% 7% Low Income (51 80% AMI) 19% 10% 17% 15% Moderate Income &Above 52% 80% 67% 70% (>80%AMI) TOTAL 13 666 33 840 6 795 19 429 Source SCAG Existing Housing Needs(HUD User WebPage) s Households in Poverty The federal government publishes national poverty thresholds that define the minimum income level necessary to obtain the necessities of life For example the 2000 U S poverty threshold for a family of four was $17,463 As indicated in Table II 10, seven percent of all Huntington Beach residents lived in poverty in 2000, an increase of 3,075 persons living below the poverty line since 1990 About nine percent of children under the age of 18 in Huntington Beach live in poverty As a group, female headed households with children are most impacted by poverty, with 16 percent of this group living in poverty Table 11 10 Poverty Status Cityof Huntington Beach + � 1990 2000 Groups in Poverty Persons/ Percent Persons/ Percent Families Families Individuals 9 367 5% 12 442 7% Children (under 18) 2 465 7% 3 580 9% Female-Headed Households 591 10% 775 11% Female Headed w/Children 497 15% 1 676 1 16% Source U S Census 1990 and 2000 i t a 2008 2014 HOUSING ELEMENT 1110 HOUSING NEEDS ASSESSMENT i Lower Income Neighborhoods Based upon 2000 census household income data Huntington Beach contains eight geographic areas that qualify as "lower income' (< 80% AMI) based upon HUD's criteria for the City 3 In December 2003 the City Council designated these as "Enhancement Areas for prioritization of Community Development Block Grant (CDBG) resources for rehabilitation and code enforcement These enhancement areas are illustrated in Figure 2 and include the following neighborhoods Bolsa Chica Heil, Goldenwest Washington Oak View, Newland Garfield, Yorktown and Adams City Code Enforcement staff have recently completed a Citywide housing conditions t survey to identify deteriorating areas Based on the results of this survey, in August 2007 the City Council adopted a resolution designating four areas of concentrated deteriorated housing as special CDBG code enforcement areas, thus refining the boundaries of the prior Enhancement Areas A map of the designated special code enforcement areas is presented later in the section on housing conditions t F F i 4#I 3 9 a yS i d J e 4 s HUD has established an exception criteria for Huntington Beach of 40 3% meaning that census block groups must contain a minimum 40 3% lower income (<80% AMI) households to qualify as a low/mod target area 2008 2014 HOUSING ELEMENT 11111 HOUSING NEEDS ASSESSMENT Figure 2 — Lower Income Census Block Groups figure 2 A Huntington Beach L 0 1 ER INCOME CENSUS a r BLOCK CROUP'S Y �� arrer2e��e Etlirger lager 3 it harncr v4arr� " 9 _ — — 1 r hats Wane Bolsa ChjCa-Hell f Newland Goldenwest Garfield ## 3 Washington Yorktto%in �I X i Oak View Adams a r AC F i a 2008-2014 HOUSING ELEMENT II-12 HOUSING NEEDS ASSESSMENT 3 Special Needs Populations State law recognizes that certain households have more difficulty in finding decent and affordable housing due to special circumstances Special needs populations include the elderly, persons with disabilities, female headed households large households and farmworkers In addition many often have lower incomes as a result of their situation Table II 11 summarizes the special needs populations in Huntington Beach Each of these population groups as well as their housing needs, is described below Table 11 11 Special Needs Populations 2000 Cit of Huntingon Beach Special Needs Groups Persons Households Percent* Large Households _ 6 900 9% Renter _ 3 059 (44%) Owner 3 841 (56%) Seniors (65+) 19 656 � 10% With a Disability 6 772 (35%) Senior Households - Po 12 375 1 7% Renter 2172 (18%) Owner - , 10 203 (82%) Seniors Living Alone 5 035 (41%) Persons with Disability 25 127 � n� ," 13% Female Headed Households 7 082 10% with Related Children 4 153 (59%) Farmworkers** 90 <1% Total Persons/Households 189 594 73 657 Source U S Census 2000 Numbers in()reflect the°/ of the special needs group and not the / of the total City population/households For example of the City s large households 44/o are renters and 56/o are owners Persons employed in Farming Forestry or Fishing Occupations r 2008 2014 HOUSING ELEMENT 1113 HOUSING NEEDS ASSESSMENT Large Households Large households consist of five or more persons and are considered a special needs population due to the limited availability of affordable and adequately sized housing The lack of large units is especially evident among rental units Large households often live in overcrowded conditions due to both the lack of large enough units, and insufficient income to afford available units of adequate size Huntington Beach has a total of 6 900 large households, representing nine percent of total households in the City Of these large households 44 percent or 3 059 households are renters and over half of these large renter households (54%) earn lower incomes Based on the CHAS (Comprehensive Housing Affordability Strategy) Databook prepared by HUD, 75 percent of Huntington Beach s large renter households suffer from one or more housing problems including housing overpayment, overcrowding and/or substandard housing conditions The CHAS Databook identifies 6,740 rental units in Huntington Beach with three or more bedrooms in general the appropriate sized units for a large household with five or more members In contrast the City has 3 059 large renter households indicating that Huntington Beach has an adequate supply of rental units suitable for the City s large families I Senior Households 3 } The population over 65 years of age has four primary concerns (1) Income People over 65 are usually retired and living on a fixed income, (2) Health Care Because the elderly have a higher rate of illness and dependency, health care and supportive housing is important, ' (3) Transportation Many seniors use public transit However, a significant number of seniors have disabilities and require alternatives to transit (4) Housing Many live alone and rent Approximately 10 percent (19,656) of Huntington Beach's residents are over age 65 a significant increase from the City s 1990 senior population of 15,088 (8%) About 17 percent of all households are headed by a senior, the majority of which are homeowners (82%) Forty percent of the City s senior households live alone Over a third of elderly residents in Huntington Beach have some type of disability for self care or mobility, which may limit their ability to live independently The elderly have a number of special needs including housing, transportation health care, and other services Rising rents are a particular concern due to the fact that most seniors are on fixed incomes Of Huntington Beach's 2,172 senior renter households, 2008 2014 HOUSING ELEMENT 1114 HOUSING NEEDS ASSESSMENT 85 percent are lower income As shown later in Table Il 22 Huntington Beach has six senior housing projects providing over 500 rental units affordable to a mix of very low low and moderate Income households The State of California Community Care Licensing Division identifies 54 residential care homes for the elderly in Huntington Beach providing 696 beds for seniors age 60+ requiring 24 hour assisted living The majority of these residential care facilities are small (6 or fewer beds) 'board and care' homes with three larger assisted living facilities Sunrise Senior Living was developed in 2002/2003 on Yorktown Avenue across from City Hall providing 97 units for elderly individuals requiring assisted living, including a specialized Alzheimer's care facility For those seniors who live on their own, many have limited Incomes and as a result of their age may not be able to maintain their homes or perform minor repairs Furthermore the installation of grab bars and other assistance devices in the home may be needed The City administers a Housing Rehabilitation Program that provides low interest loans and emergency grants to assist lower income homeowners in making needed repairs Mobilehomes are also eligible for rehabilitation assistance, a large number of which are occupied by seniors The Huntington Beach Recreation/Human Services Cultural Division operates the Rodgers Senior Center, the Senior Outreach Center and the City's 164 unit senior housing complex Emerald Cove Programs offered at the Senior Center include recreational and social activities, a meals program preventative healthcare transportation services, and supportive services including care management, community counseling support groups and referral services The City is currently evaluating a new location to construct a 45 000 square foot senior center to better serve its residents needs The Huntington Beach Council on Aging was formed in 1973 with the mission of d enhancing the dignity and quality of life of the City s senior population through comprehensive services education and advocacy Y Female Headed Households Single parent households typically have a special need for such services as childcare and health care, among others Female headed households with children in particular tend to have lower incomes which limits their housing options and access to supportive services The Census reports 7,082 female headed households in Huntington Beach, 4 153 of these households had children Of those households with children, 676 (16%) lived in poverty These households need assistance with housing subsidies, as well as accessible and affordable day care The Huntington Beach Community Services Department coordinates "Project Self Sufficiency' (PS-S), a program aimed at assisting low income, single parents in achieving economic independence from governmental assistance through an extensive network of public services Through public and private agency participation, beneficiaries have access to resources such as housing subsidies, childcare, education, job training transportation, tuition assistance, and a variety of other benefits The City began PSS in 2008 2014 HOUSING ELEMENT 1115 HOUSING NEEDS ASSESSMENT 1985 as part of HUDs program and has since gained national attention as one of the most successful programs in the country Persons with Disabilities A disability is defined as a long lasting condition that impairs an individual's mobility, ability to work or ability to care for themselves Persons with disabilities include those with physical mental or emotional disabilities Disabled persons have special housing needs because of their fixed income shortage of affordable and accessible housing and higher health costs associated with their disability fr According to the 2000 Census an estimated 13 percent of Huntington Beach residents (25,127 persons) have one or more disabilities Approximately 2,800 of the City s disabled population have mobility/self care limitations and require assistance in daily living Of the City s senior population, approximately one third have one or more types of disabilities 3 The living arrangements for persons with disabilities depend on the severity of the disability Many persons live at home in an independent environment with the help of other family members To maintain independent living, disabled persons may require assistance This can include special housing design features for the physically disabled income support for those who are unable to work, and in home supportive services for persons with medical conditions Accessible housing can also be provided via senior i housing developments The State of California Community Care Licensing Division identifies three adult residential facilities in Huntington Beach that provide 24 hour non medical care for adults ages 18 59 who are unable to provide for their own daily needs These three facilities provide capacity for 14 adults y Accessibility Accommodations Both the federal Fair Housing Act and the California Fair Employment and Housing Act impose an affirmative duty on local governments to j make reasonable accommodations (i e modifications or exceptions) in their zoning and other land use regulations when such accommodations may be necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling For example, it may be a reasonable accommodation to allow covered ramps in the setbacks of properties that have already been developed to accommodate residents with mobility impairments The City of Huntington Beach allows homeowners to build ramps into } single family dwellings to allow first floor access for physically disabled residents Such ramps or guardrails are permitted to intrude into the standard setbacks required under zoning, and are subject only to a building permit This provision eliminates the need to obtain a zoning variance The City also makes rehabilitation funds available to income qualified households for accessibility improvements The City coordinates with the Dayle Macintosh Center to maintain a directory of accessible housing for physically disabled individuals 2008 2014 HOUSING ELEMENT 1116 HOUSING NEEDS ASSESSMENT The City does not require special building codes or onerous project review to construct improve or convert housing for persons with disabilities Residential care facilities with six or fewer persons are permitted by right in all residential zoning districts and several commercial districts Care facilities with seven or more persons are also permitted in all residential districts and several commercial districts subject to a conditional use permit Homeless The Orange County Housing and Community Services Department (HCS) defines homelessness as not having a permanent address, sleeping in places not meant for habitation not having ample food and medical attention or a place to change clothes or bathe Using this broad definition, HCS estimates there are nearly 35,000 homeless in the County The County s homeless population is comprised of about 30 percent individuals and 70 percent families including an estimated 16 300 homeless children For these 35,000 homeless, there are only about 3,400 available beds, including 1,512 emergency shelter beds and 1,888 beds in transitional housing facilities 4 An additional 1,875 units of supportive services housing are available As a beach community, Huntington Beach attracts numerous homeless individuals who congregate along the beach, in the Santa Ana Riverbed, in the Bolsa Chica wetlands, and in several of the City s parks The City's Police Department estimates the local homeless population at around 50 persons in the warmer months, with the numbers declining during the winter 5 Approximately 3/4 s are single men and '/4 are women, with no "visible homeless families in street locations A large majority of the City's homeless are chronic substance abusers, with several suffering from mental Illness The Police Department coordinates with the City s Economic Development Department, as well as directly with the County to refer homeless to available services but have found most individuals resistant to services American Family Housing (formerly Shelter for the Homeless) in adiacent Midway City reports providing transitional housing for 14 d Huntington Beach families and individuals during 2007 and indicates approximately one third of their walk in clients seeking services are from Huntington Beach z y The McKinney Vento Homeless Education Assistance Act ensures access to free public education for homeless children and youth Under the Act, all school districts are required to designate a local liason whose responsibilities include ensuring homeless i youth and children are identified and enroll in school, receive educational services for which they are eligible, and are provided eves opportunity to succeed in school In Orange County, each district's liason annually reports the number of homeless youth and children to the County Department of Education 6 For school year 2006 07 a total 'Orange County Grand Jury 2005 2006 The Homeless Crisis in Orange County } s Lieutenant Mike Reynolds H B Beach Police Department Special Enforcement Bureau August 2007 6 The Act defines homeless as individuals who lack a fixed and adequate nighttime residence and includes children and youth temporarily sharing the housing of others living in cars motels trailer parks or camping grounds due to the lack of alternative adequate accommodations or living in emergency or transitional shelters 2008 2014 HOUSING ELEMENT 1117 HOUSING NEEDS ASSESSMENT of 322 homeless children and youth were reported within the Huntington Beach Union High School District, and another 56 in the Huntington Beach City School District These figures would ►rd►cate that in addition to the visible' homeless identified by the City s Police Department, a much higher population of persons living on the edge of homelessness exist in the City Of the 13,130 homeless children and youth identified through School Districts County wide, 89 percent were double or tripled up in housing, 6 percent were staying to motels, 4 percent in shelters, and 1 percent were unsheltered in cars, parks, campgrounds, etc In July 2005 "21 1 Orange County' was established to provide a comprehensive information and referral system to link County residents with community health and human services support The service is available seven days a week, 24 hours a day Callers are connected with certified multi lingual information and referral specialists who utilize a database to provide information on services including shelter and housing resources, food, and substance abuse assessment and treatment 7 The City of Huntington Beach Economic Development and Community Services staff are active in the Orange County Continuum of Care and its regional approach to homelessness issues The City s strategy is to continue to support a continuum of programs, including homeless supportive services, emergency shelter, transitional housing, permanent affordable housing, and homeless prevention services The following highlights some of the City s current activities to support homeless and extremely low income households at risk of homelessness_ ➢ The City owns and contracts out operation of the Huntington Beach Youth Shelter, a twelve bed facility open 24 hours a day, seven days a week serving at risk and homeless youth The Youth Shelter provides 2 to 4 week stays for youth i ages 11 17, providing various counseling and life skills training to help reunite youth with their families, or in some cases, referrals to other long term housing options The City is funding upgrades to the Youth Shelter, and also funds the shelter's gang prevention program operated out of the Oakv►ew Community { , Center ➢ In 2005 and 2006, the City provided funding to support the establishment of two transitional housing facilities the six unit interval House and eight unit Colette's Ch►ldren's Home both for battered/homeless mothers with children and chronically homeless women Support services provided include iob 3 development and retention training, parenting and life skill training, financial planning and assistance, case management services, counseling, and more ➢ American Family Housing, located immediately north of the City, provides a continuum of services to Huntington Beach residents`including emergency shelter in coordination with local churches, transitional housing in scattered site locations, and permanent affordable rental housing_The City has partnered with this agency to rehabilitate a total of twelve units in the Oakview neighborhood and provide units at affordable rents for extremely to very low income families, and is currents considering CDBG funding support for its transitional housing program 2008 2014 HOUSING ELEMENT 1118 HOUSING NEEDS ASSESSMENT ➢ The City has also partnered with Orange County Community Housing to purchase and rehabilitate 8 apartment buildings, providing 64 units of permanent affordable housing for extremely low and very low Income households ➢ The City s Proiect Self Sufficiency program supports extremely low to low income single parents to gain economic Independence and prevent homelessness ➢ The Huntington Beach lobs Center, located adjacent to the Oakview neighborhood, helps prevent homelessness by assisting the local day laborer population in gaining skills and finding both short and longer term employment The Economic Development Department contracts with the Orange County Workforce Investment Board/One Stop Center for administration of the Center, providing a location for lob seekers to meet with prospective employers, as well as offering a variety of employment services, including counseling on work habits and employer expectations, access to online iob databases, ESL classes, and credit education Farmworkers Farmworkers are traditionally defined as persons whose primary incomes are earned through seasonal agricultural work Farm workers have special housing needs because they earn lower incomes than many other workers and move throughout the season from one harvest to the next The Census identifies 90 Huntington Beach residents employed in farming fishing and forestry occupations, representing only 0 1 percent of the City's labor force The City has only one approximately 40 acre parcel remaining in agriculture which is currently being proposed for a mix of housing, open space and wetland preservation Therefore, given the extremely limited presence of farmworkers in the community, the City has no specialized housing programs targeted to this group beyond overall programs for housing affordability d d x 3 1 2008 2014 HOUSING ELEMENT 1119 HOUSING NEEDS ASSESSMENT C HOUSING STOCK CHARACTERISTICS This section Identifies the characteristics of Huntington Beach s physical housing stock This includes an analysis of housing growth trends housing conditions lead based paint hazards housing prices and rents and housing affordability 1 Housing Growth Table If 12 displays housing production in the City, compared to neighboring cities and the entire Orange County region Between 1990 and 2000, Huntington Beach s housing stock grew by a modest 4 percent similar to Costa Mesa, Fountain Valley and Westminster, but less than half the i 1 percent housing growth Countywide During the 2000s, housing growth has been more modest throughout most of the region According to the State Department of Finance (2007), Huntington Beach has a current housing stock of 77,962 units, representing an increase of 2,283 units (or 3%) since 2000 As an older community with little remaining vacant residential land for new development, housing growth over the past 3 4 years has primarily been attributable to infill on small residential sites Major housing developments under construction include the Pacific City, Blue Canvas and Brightwater Projects that will, in total, add over 1,000 new units to the City The Pacific City Project will include 516 condominiums, retail, restaurants, entertainment ' hotel and office uses The Blue Canvas Project will add 201 multifamily units in conjunction with a 2 acre public park And Brightwater currently in unincorporated Orange County, will consist of 349 single family homes on approximately 105 acres, with almost 40 acres to be used for habitat restoration The City has also received applications for two higher density mixed use projects near Interstate 405 that could potentially add up to 1 000 rental and condominium units within four and five story buildings Related to these projects, the City is also in the process of developing a Specific Plan for the Beach Boulevard/Edinger Avenue corridor that is anticipated to i provide sites for residential and mixed use development 2008 2014 HOUSING ELEMENT 1120 HOUSING NEEDS ASSESSMENT Table 11 12 Regional H using Growth Trends Percent Change Jurisdiction 1990 2000 2007 1990 2000 2000 2007 Anaheim 93 177 99 719 101 510 7% 2% Costa Mesa 39 611 40 406 40 987 2% 1% Fountain Valley 18 019 18 473 18 742 3% 2% Huntington Beach 72 736 75 679 77,962 4% 3% Irvine 42 221 53 711 74 936 21% 28% 1 Newport Beach 34 861 37 288 42 580 7% 14% Santa Ana 75 000 74 588 75375 1% 1% Seal Beach 14 407 14 267 14 538 1% 2% Westminster 25 892 26 940 27 398 4% 2% Orange County 875 105 969 484 1 024 692 1 1% 6% E Source U S Census 1990 2000 Dept of Finance 2007 Population and Housing Estimates 2 Housing Type and Tenure 1J Table II 13 presents the mix of housing types in Huntington Beach Typical of a built out y i community, the overall distribution of housing types in Huntington Beach has remained ' relatively stable Of the City s nearly 78,000 housing units in 2007, 62 percent were single family homes and 34 percent were multi family units Huntington Beach also has 18 mobilehome parks with over 3 100 mobilehome units, comprising 4 percent of the City's housing i Table 1113 Housing Type 1990 - 2007 City of Huntin ton Beach 1 Unit Type 1990 2000 2007 a ' Units Percent Units Percent Units Percent Single Family(SF) Detached 34 537 48% 36 952 49% 38 564 50% SF Attached 8 904 12% 9 457 12% 9 467 12% Total SF 43 441 60% 46 409 61% 48 031 62% 2 to 4 Units 9 487 13% 9 666 13% 9 866 12% 5 or more units 16 608 23% 16 463 22% 16 924 22% Total Multi Family 26 095 36% 26 129 35% 26 790 34% Mobile Homes&Other 3200 4% 3 141 4% 3 141 4% E Total Housing Units 72,736 100% 75,679 100% 77,962 100% Vacancy Rate 5 3% - 2 7% - 2 7% - Source U S Census 1990 2000 Dept of Finance 2007 Population and Housing Estimates . 1 i a 2008 2014 HOUSING ELEMENT 1121 HOUSING NEEDS ASSESSMENT i a Housing tenure refers to whether a housing unit is owned, rented or is vacant Tenure is an important indicator of the housing climate of a community reflecting the relative cost of housing opportunities, and the ability of residents to afford housing Tenure also influences residential mobility with owner units generally evidencing lower turnover rates than rental housing According to the 2000 Census, 61 percent of Huntington Beach s households were homeowners comparable to the County as a whole, and representing an increase from the City s 58 percent homeownership rate in 1990 Table If 14 Housing Tenure T City of Huntington Beach Occupied Housing Units 1990 2000 Households Percent Households Percent Renter 28 595 42% 28 999 39% 1 Owner 40 284 58% 44 658 61% Total 68 879 100% 73 657 100% Source US Census 1990 and 2000 a Figure 3 illustrates the percentage of renter households in Huntington Beach by census tract As indicated by this figure the highest concentrations of renter households (55 78 percent) are generally located in the following neighborhoods Downtown, west of Beach Boulevard and south of Garfield (including the Yorktown Lake and Garfield neighborhoods) and central Huntington Beach between Talbert and Edinger, east of Goldenwest (including the Oak View, Newland and Washington neighborhoods) r Many of the neighborhoods in Huntington Beach with a high population of renters also correspond to the City's CDBG Enhancement Areas (depicted in Figure 2) Vacancy Rate A vacancy rate measures the overall housing availability in a community and is often a good indicator of how efficiently for sale and rental housing units are meeting the x current demand for housing A vacancy rate of five percent for rental housing and two t ' percent for ownership housing is generally considered healthy and suggests that there is a balance between the demand and supply of housing A lower vacancy rate may indicate that households are having difficulty in finding housing that is affordable, r leading to overcrowding or households having to pay more than they can afford As measured by the 2000 census, the citywide residential vacancy rate in Huntington Beach was 2 7 percent for all housing units, and 0 9 percent for owner occupied units and 2 0 percent for rental units The USC Lusk Center for Real Estate documents a continuation of the tight housing market in Huntington Beach with a 2 2 percent apartment vacancy rate in 2006 The REALFACTS rent survey of nearly 6,000 apartment units in the City documents a 3 1 percent rental vacancy in 2"d quarter 2007 These continued low vacancy rates indicate that a high 'pent up' housing demand exists and that finding housing in the community is challenging for many households 2008 2014 HOUSING ELEMENT Il 22 HOUSING NEEDS ASSESSMENT t t Figure 3 Renter-Occupied Units f Figure 3 Huntington Beach C PERCENT RENTER UNITS,2000 (By Census Tract) � � X _1L— Fdfa � 41 n � r s e A. # y PERCENT RENTERST 1 01-24 9 ; 's 250-349 350-449 t f - 45 0-54 9 ;r 55 0-77 6 Citywide tiaaul �t Owner 60 6% ' 4 ell Renter 39 4% kq,4io U,5 enitt5 Bgribu t9n5U5 Z000� rsW w R Y z d i a d t r 2008 2014 HOUSING ELEMENT 1123 HOUSING NEEDS ASSESSMENT i 3 Housing Age and Condition The age of a community's housing stock can provide an indicator of overall housing conditions Typically housing over 30 years in age is likely to have rehabilitation needs that may include new plumbing, roof repairs foundation work and other repairs Table 1115 displays the age of Huntington Beach s occupied housing stock by owner/renter tenure as of 2000 As a mature community the majority of Huntington Beach s housing stock consists of units older than 30 years of age Among owner occupied housing, 78 percent of units were constructed prior to 1970 and is reflective of the community's numerous older single family neighborhoods A similar proportion of renter housing is greater than 30 years in age (79%) this housing is typically of lesser quality construction and suffers more wear and tear from tenants than owner occupied housing Table 1115 Age of Housing Stock 2000 City of Huntington Beach Renter percent Owner percent Total Year Structure Built Occupied Renter Occupied Owner Percent Housing Housing 1990 2000 1 190 4% 4 124 9% 7% 1980 1989 4 885 17% 5 702 13% 14% 1970 1979 11 747 40% 14420 32% 36% T 1960 1969 8 325 29% 18 324 41% 36% 19501959 1 748 6% 1595 3% 5% 1940 1949 537 2% 258 <1% 1% 1939 or earlier 640 2% 313 <1% 1% Total 1 29,072 100% 44,736 1 100% 100% Source US Census 2000 The advanced age of the majority of Huntington Beach s housing stock indicates the significant need for continued code enforcement, property maintenance and housing rehabilitation programs to stem housing deterioration in order to maintain adequate a housing conditions the City operates a proactive Code Enforcement Program and Neighborhood Preservation Program, both aimed at eliminating blight and improving the quality of life in Huntington Beach neighborhoods Through these programs, residents are encouraged to become educated on the City's municipal and zoning codes and to establish neighborhood and other community partnerships to find ways to keep their neighborhoods blight free Housing Conditions Survey During February through August 2007, City Code Enforcement staff conducted a Citywide windshield survey to identify neighborhoods with deteriorated or deteriorating 2008 2014 HOUSING ELEMENT 1124 HOUSING NEEDS ASSESSMENT housing conditions' The survey examined the exterior and publicly visible areas of units rating each unit as good 'fair or poor on several categories such as roof paint and landscaping The scores of all features were then combined and an overall rating given to the property As indicated in Table 11 16 of the 55,129 units surveyed 91 percent were rated as good', 8 percent as fair and 1 percent as poor ' Thus the City has nearly 5,000 units rated fair to poor in need of some level of rehabilitation Table i1 16 Summary of Housing Conditions 2007 City of Huntington Beach Overall Condition #of Units %of Units Rating Surveyed Surveyed Good 50 356 91% Fair 4 455 8% Poor 318 1% Total 55,129 100%ndition Sur Source City of Huntington Beach City wide Housing Covey 2007 In conjunction with the housing conditions survey, City staff also identified deteriorated areas based on observed violations of the Uniform Housing Code This effort was undertaken to determine geographical areas meeting the U S Department of Housing t and Urban Development (HUD) guidelines to utilize Community Development Block Grant (CDBG) funding for special code enforcement and preservation activities in deteriorating areas From this survey, staff identified four geographical areas that met the criteria for a deteriorating area, as well as meeting the CDBG national objective of serving low and moderate income households (refer to Figure 4) ➢ Bolsa Chica Heil ➢ East Central ➢ South Central ➢ Southeast Within these four areas, 78 percent of units were found to have some level of deterioration, including 24 percent with low deterioration, 40 percent with medium deterioration, 6 percent with high deterioration and 8 percent with very high deterioration While these four areas comprise approximately 20 percent of Huntington Beach s total housing stock, they were responsible for 42 percent of all code enforcement activity and 51 percent of all code violations recorded citywide The City has adopted the following definition of deteriorating area Any area of the City which contains a substantial number of buildings or properties maintained in such a manner that substandard conditions as defined by Chapter 10 of the 1997 California Uniform Housing Code are in existence or are likely to be observed and/or exhibit other factors and conditions believed to indicate influence or contribute to the deterioration of buildings properties 2008 2014 HOUSING ELEMENT 1125 HOUSING NEEDS ASSESSMENT in August 2007, the City Council adopted a resolution designating these four areas of concentrated deteriorated housing as Special CDBG Code Enforcement areas, refining the boundaries of the City s prior eight Enhancement Areas They will become the focus of increased code enforcement and neighborhood preservation efforts to improve the quality of life and condition of housing within these neighborhoods Neighborhood Preservation and Code Enforcement Program The Neighborhood Preservation and Special CDBG Code Enforcement program utilizes & a variety of community oriented enforcement techniques and programs in collaboration with multiple City Departments and several County public agencies (such as Fair Housing, Health Department, Vector Control, etc) to arrest housing stock decline and blighting conditions The primary goal is to promote a healthy community environment through education and communication, and when necessary, civil and criminal enforcement actions, to actively engage the community in addressing housing deterioration The City facilitiates establishment of residential community groups within Neighborhood Preservation Areas, such as the Oakview Task Force, to define and resolve neighborhood issues and problems The focus of the City s code enforcement activities has shifted from being reactionary and punitive to more proactive and educational in nature, aiming to empower residents to improve their neighborhoods Educational efforts and functions include ➢ Working with business owners, neighborhood associations and home owners to identify neighborhood and code enforcement issues, facilitate discussions and forums to assist in achieving resolution { ➢ Empowering the community through resource referrals and self help programs to resolve and prevent code enforcement issues Common resource referrals f include, but are not limited to, the Gty's Home Rehabilitation Loan Program, the City s Senior Citizen Services, and various County assistance programs 4 d ➢ Educating the public regarding City Codes relative to property maintenance, abandoned vehicles, substandard housing, home businesses, and housing code regulations Outreach efforts include distribution of code enforcement informational brochures, monthly newsletter, periodic articles in local publications, conducting presentations to various neighborhood, home, and fi property owner associations, and participating on community specific task forces The City monitors code enforcement complaints via an automated complaint tracking software and database On a monthly basis, staff generates reports, analyzing complaints received, actions taken, and types of violations throughout the City This + information is used to make program adjustments to ensure enforcement actions are effective in addressing the particular needs of the various areas of the City 2008 2014 HOUSING ELEMENT II 26 HOUSING NEEDS ASSESSMENT 3 Figure 4 Deteriorated/Deteriorating Areas � I l �> gi Figure 4 Sol" _ �� Huntington Beach aka ` DETERIORATED/ : DETERIORATING AREAS r.arzasae,eazatHr S I'd r l t Warner 1 111 it TAber Ta bwt s tl . w� 4 �� ' uri0.0w �1 i Adams �y A r 1 Bolsa Ch ica-Heil 2 East-Central }u South-Central 2Y 4 Southeast £ v c°ar< P t C 6 � J i r f 8 2008 2014 HOUSING ELEMENT Il 2f HOUSING NEEDS ASSESSMENT l t 4 housing Costs and Affordability The cost of housing is directly related to the extent of housing problems in a community If housing costs are relatively high in comparison to household income there will be a higher prevalence of overpayment and overcrowding This section summarizes the cost and affordability of the housing stock to Huntington Beach t residents Rental Housing Market According to the USC/Casden Multi Family Market Report', the supply of apartments in Orange County exceeded demand during 2006 Huntington Beach witnessed a negative net absorption of 30 units, compared to a positive absorption of 330 units in 2005 Rents increased by 6 7 percent in Huntington Beach to an average of $1 442 per t month comparable to Countywide average rents of $1,472 Despite the increase in rents, the Huntington Beach rental market remained tight, with an apartment vacancy rate of only 2 2 percent With several large apartment projects in the planning stages in Huntington Beach, the increase in supply should result in increasing the rental vacancy rate to a more healthy level Current rental housing costs in Huntington Beach were obtained from REALFACTS a service that provides existing contract rents in properties containing 100 or more units Twenty seven apartment complexes totaling nearly 6,000 units were included in the rent I3 survey These properties range in size from 96 to 448 units with 221 being the average number of units per property The year of construction ranges from 1964 to 1987 with 1973 being the average Twenty six of the properties were classified as Class C construction with one complex rated Class B The lack of Class A properties is indicative of the older age of these properties As illustrated in Table II 17, during the 2n' quarter of 2007, the average rents in these complexes ranged from $1,086 for a studio, $1,332 for a one bedroom, $1,599 to $1,692 for a two bedroom (1 to 2 bath), and $1,795 for a three bedroom unit The 1 j overall average rent for all unit types was $1 472, a 5 4 percent increase from the prior year The average rent for all properties surveyed Countywide was $1,551 1 € In order to examine rental trends within a longer time frame, Table If 17 also provides information on the history of rental costs for these 5,972 units from 2001 through 2n1 quarter 2007 As indicated by these data, overall rents increased by six percent during 2001 2003, and nearly 14 percent during 2004 2006, for an average annual rent increase of 3 3 percent over the last six years In contrast, comparing average rents in 2nd quarter 2006 ($1,397) to 2nd quarter 2007 ($1,472) indicates an increase of 5 4 percent, well above the 3 3 percent annual average during 2001 2006, although still slightly below the Countywide average rent increase of 6 1 percent $2007 Southern California Multi family Market Report Casden Forecast USC Lusk Center for Real Estate 1 2008 2014 HOUSING ELEMENT 1128 HOUSING NEEDS ASSESSMENT 8 i Occupancy levels in Huntington Beach s 5 972 surveyed units are 96 9 percent, the third lowest among the 23 jurisdictions surveyed As a matter of reference rental vacancy levels of around 5% (95% occupancy) are considered ideal by SCAG for sufficient tenant mobility Table 11 17 Apartment Rental Trends 2001 2007 Ci of Huntin ton Beach Unit 2nd % % %Change Type 2001 2002 2003 2004 2005 2006 Quarter Change Change 2Q 2006- (Bd/Bth) 2007 2001 2004 2Q 2007 2003 2006 Studio $857 $865 $891 $918 $956 $1 021 $1 086 4 0% 11 2% 7 8% 1 $1 004 $1 029 $1 062 $1 103 $1 176 $1 267 $1 332 2 5% 14 9% 5 7% 2/1 $1 221 $1 242 $1 286 $1 336 $1 424 $1 508 $1 599 5 3% 12 9% 7 5% r 2/2 $1 270 $1 308 $1 342 $1 388 $1 482 $1 587 $1,692 5 7% 14 3% 8 4% 3/2 $1 467 $1 557 $1 653 $1 665 $1 834 $1 977 $1,795 12 7% 18 7% 8 1% 2 TH $1 421 $1 458 $1 471 $1 518 $1 603 $1 687 $1,744 3 5% 11 3% 2 8% 3 TH $1 558 $1 612 $1 674 $1 719 $1 818 $1 935 $1 987 7 4% 12 6% 2 7% Average $1 129 $1 162 $1 197 $1 238 $1 319 $1 408 $1,472 6 0% 13 7% 5 4% Source REALFACTS July 2007 NOTE TH=Townhomes ' Homeownership Market Regional Trends } Southern California is experiencing a significant decline in the volume of single family and condominium sales placing downward pressure on home prices Data Quick reports that sales in October 2007 have dropped to their lowest level for any October in DataQuick's statistics, which go back to 1988, and reflect a 45 percent decline from the prior year While the initial slow down in sales in 2006 was coming off the heightened pace of sales activity in 2004 and 2005 and had little impact on price, beginning in January 2007, Southern California' prices had fallen 2 percent below the prior year s levels As of October sales prices were 8 percent below the prior year, with approximately three quarters of the Southland s zip codes evidencing a drop in sales prices Sales price declines are most pronounced in the lower end of the market, with prices in the upper half of the market flat or modestly increasing as potential sellers wait the market out Slow sales, flat appreciation, and subprime lending activity have all contributed to significant increases in foreclosures, with the number of mortgage default notices in Southern California the highest in ten years Within Orange County, the number of single family and condominium units sold declined 42 percent and dropped 8 2 percent in value during October 2007 compared to the prior year ' Data Quick Southern California sales statistics encompass the following counties San Diego Riverside San Bernardino Orange Los Angeles Ventura and Santa Barbara 2008 2014 HOUSING ELEMENT 1129 HOUSING NEEDS ASSESSMENT Huntington Beach Housing Sales Table II 18 compares single family and condominium sales prices in Huntington Beach and nearby communities by zip code during the month of October 2007 A total of 73 single family homes were sold within the City's four zip codes Median sales prices ranged from $553 000 in zip code 92646 (southeast), $599 000 in zip code 92647 (northeast) $1,073,000 in 92648 (coastal and Downtown) and $1 165,000 in 92649 (west including Huntington Harbour), Figure 5 depicts the median sales price by zip code The City's two lower priced zip codes (92646 and 92647) evidenced a 12 14 percent drop in sales prices from the prior year whereas the two higher priced areas of the City (zip codes 92648 and 92649) saw price increases of 12 and 34 percent respectively Countywide, the median single family sales price was $650,000 a two percent decline from the prior year Of the eight communities evaluated in Table II 18, 18 of the 24 zip codes experienced a drop in single family home prices The six zip codes not yet impacted by price declines were all at the upper end of the sales market Condominiums comprised one-third of Huntington Beach s October housing sales, with 36 units sold Median prices ranged from $380,000 to $575,000, in contrast to a Countywide median of $415,000 (refer to Figure 5) Similar to single family homes, those areas of the City with the highest priced condominiums (zip codes 92648 and 92647) continued to experience price appreciation ranging from 6 to 11 percent, respectively In contrast, price declines ranging between 18 and 28 percent were evidenced in zip codes 92649 and 92646 Countywide, condominium sales prices fell an average of 6 percent during October 2008 2014 HOUSING ELEMENT 1130 HOUSING NEEDS ASSESSMENT Table If 18 Single Family Homes and Condominium Sales October 2007 Huntin ton Beach and Nearby Communities Zip # Median # Median %Change Community Code Homes Home from 20 Change Condos Condo from Sold Price 10 om Sold Price 10/2006 92801 11 $490 000 15 6% 2 $321 000 21 4% 92802 7 $473 000 21 9% 4 $399 000 19 7% Anaheim 92804 25 $505 000 14 0% 1 $351 000 20 6% 92805 12 $450 000 22 4% n/a n/a n/a 92806 5 $510 000 22 4% 1 $310 000 31 0% Costa Mesa 92626 16 $663 000 3 6% n/a n/a n/a 92627 20 $795 000 9 7% 6 $402 000 18 8% Fountain Valley 92708 21 $610 000 7 6% 6 $206 000 46 1% 92646 24 $553 000 14 4% 18 $380 000 27 6% Huntington 92647 13 $599 000 11 9% 6 $400 000 10 7% Beach 92648 19 $1 073 000 12 3% 8 °$575 000 5 /o 5 92649 17 $1 165 000 33 9% 4 $392 000 18 3% 92660 17 $1 505 000 19 9% 9 $759 000 15 5% Newport Beach 92661 6 $3 450 000 23 3% n/a n/a n/a 92663 7 $2 600 000 30 0% 8 $700 000 35 3% 92701 4 $510 000 13 1% 6 $320 000 7 6% 92703 4 $538 000 6 8% 1 $235 000 34 7% Santa Ana 92704 6 $503 000 16 9% 6 $286 000 23 7% 92705 17 $750 000 7 4% 2 $333 000 27 2% 92706 7 $614 000 10 8% n/a n/a n/a 92707 13 $455 000 28 3% 7 $225 000 41 2% Seal Beach 90740 11 $948 000 1 9% 5 $345 000 0 7% Westminster 92683 23 $525 000 11 8% 2 $428 000 0 1% Orange County All 939 $650 000 2 3% 408 $415 000 5 7% Source DQNews October 2007 Los Angeles Times Zip Code Chart http//www dqnews com 2008 2014 HOUSING ELEMENT 1131 HOUSING NEEDS ASSESSMENT Figure 5 Median Housing Sales Prices _ � Figure 5 N _ — ILA - � p� Huntington Beach 4 MEDIAN HOUSING �£ SALES PRICE OCT 20O7 `E Median Home Price 1171 � - S1 165 000 +33 9% Median Home Price 1131 a ! 4 ,yam $599000 119aa i t �1 .mac, r h MedianCondoPrice4 $392000 18 31°- .� Median Condo Pnee 161 $400 000 +10 7% �t� Ta ..�.F.�.a � Ilk �T g r _ Medan Home Puce 1191 lur,f r $1073,000 +113% - � �� Median Condo Pace(S) �t $575000 +5.5% X 1 73, Median Home Price {241 -- $553 000 14 4% w 47 �' \ x _ _ x t Medan Condo Price 1181 _ z a $380 000 27 6% � .,yam, -� a tw o { � E-, , a w m 41- (24) Number Un its Sold +10 7% Percent increase from 10/2006 . � x c # \ StrUrte ",Qhf ! Zl?DLbAgefeti Co{ lrttii#C// 4eWs t� ave c© r 2008 2014 HOUSING ELEMENT 1132 HOUSING REEDS ASSESSMENT While the prior Table 11 18 provides a one month snapshot of the subreg►onal housing sales market the following Table it 19 provides detailed information on all sales of existing and new single family homes and condominiums within the Huntington Beach city limits from August 1 2006 July 31, 2007 A total of 1,151 single family home sales were recorded during this period with three and four bedroom units comprising 85 percent of all homes sold Median sales prices ranged from $435,000 (one bedroom) to $850,000 (five bedroom) with prices varying significantly based on location Homes in Huntington Harbour and near the coast commanded the highest prices with less expensive homes located in the central and northern portions of the City Most homes were well over thirty years in age, 1968 being the average year built Unit sizes are relatively modest averaging only 1 718 square feet The overall median home price in Huntington Beach was $769,000 for a 1 700 square foot home built in 1968 Table 11 19 Home and Condominium Sales Prices August 2006 July 2007 City of Huntington Beach # Units Price Range Median Avg Avg Avg Bdrms Sold Price Unit Size Lot Size Year Built Single Family Homes 1 10 $405 000$1 371 000 $435 000 740 sq ft 2 280 sq ft 1952 2 96 $335 000$2 975 000 $582 500 1 206 sq ft 5 034 sq ft 1965 3 575 $326 080$852 840 $735 000 1 563 sq ft 8 251 sq ft 1968 4 411 $390 000$5 650 000 $819 000 1 943 sq ft 6 610 sq ft 1968 5+ 59 $619 500$2 720 000 1 $850 000 2 539 sq ft 8 036 sq ft 1970 Total I 1 151 1 $326,075$5 650 000 $769 000 1 1,718 sq ft 7328 sq ft 1 1968 Condominiums 1 109 $192 000 $910 000 $352 500 743 sq tt — _ 1978 2 306 $247 500$1 550 000 $480 000 1 134 sq ft — 1980 3 80 $330 000$2 400 000 $544 000 1 442 sq ft — 1978 4 3 $720 000$1 290 000 $995 000 2 015 sq ft — 1967 Total 498 $192,000$2,400,000 $460,000 1 1 094 sq ft — 1979 Source Dataquick On Line Real Estate Database Compiled by Karen Warner Associates Approximately one third of all units sold between August 2006 July 2007 were condominiums Medan prices for condominiums ranged from $352 500 to $995,000, with an overall median price of $460,000 Whereas the vast majority of single family homes were three and four bedroom units condominiums were predominately one and two bedroom units, selling for approximately $100,000 below similarly sized single family homes Condominiums are thus helping to fill a gap for smaller, less expensive ownership housing in the City The City does have a segment of luxury high end condominiums as well with approximately a dozen units selling for over $1,000 000 located primarily in the Pacific Coast Highway Coastal Corridor and in Huntington Harbour 2008 2014 HOUSING ELEMENT 1133 HOUSING NEEDS ASSESSMENT Housing Affordability The affordability of housing in Huntington Beach can be assessed by comparing market rents and sales prices with the amount that households of different income levels can afford to pay for housing Compared together this information can reveal who can afford what size and type of housing California Health and Safety Code70 defines affordable owner and rental housing costs as follows Affordable Ownership Housing Cost - moderate income ➢ Housing costs consist of mortgage debt service homeowner association dues insurance, utility allowance and property taxes ➢ Affordable costs are up to 35% of the defined household income ➢ Affordable costs for moderate income households are based on standard of 1 10% of Area Median Income (AMI) for a household size equal to one more person than the number of bedrooms in the unit Affordable Renter Housing Cost ➢ Housing costs include rent plus utilities paid for by the tenant ➢ Affordable rent is up to 30% of the defined household income ➢ Affordable rents are based on a standard of 50% of AMI for very low income households, 60% of AMI for low income households, and 110% AMI for moderate income households for a household size equal to one more person than the number of bedrooms in the unit The HUD published 2007 Area Median Income for a four person household to Orange County is $78,700 Based on these definitions of income and affordable housing cost, Table If 20 presents the maximum affordable purchase price for moderate income households (110% MFl) and compares this with market sales prices for single family homes and condominiums in Huntington Beach as previously documented in Table It 19 As illustrated below, median single family home prices in Huntington Beach are well beyond the level of affordability for moderate income households For example, the maximum affordable purchase price for a moderate income four person household is $308,320, whereas the median priced three bedroom home in Huntington Beach is $735,000, an affordability gap of $426 680 Escalation in sales prices over the past several years have placed even condominiums out of reach to households earning moderate incomes As shown in Table 1120, the maximum affordable purchase price for a three person household is $278,820, whereas the median priced two bedroom condominium in Huntington Beach sells for $480,000, an affordability gap of$201,180 1° Health and Safety Code Section 50052 5 establishes affordable housing cost and Section 50053 establishes affordable rents 2008 2014 HOUSING ELEMENT 1134 HOUSING NEEDS ASSESSMENT Table 1120 2007 Maximum Affordable Housing Cost(Moderate Income) Orange Coun -- Moderate Income 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom Affordable Housing Cost (2persons) 3persons) 4persons) 5 ersons Household Income @ 1 10% Median $69 300 $77 880 $86 570 $93 500 Income Towards Housing @ 35% Income $24 250 $27 250 $30 300 $32 725 Maximum Monthly Housing Cost $2 020 $2 270 $2 525 $2 725 Less Expenses Utilities ($93) ($105) ($142) ($158) Taxes (1 15%affordable hsg price) ($220) ($250) ($280) ($300) Insurance ($85) ($100) ($115) ($130) HOA Fees & Other ($180) ($180) ($180) ($180) Monthly Income Available for Mortgage $1 442 $1 635 $1 808 $1 957 Supportable Mortgage @ 6 25%interest $234 200 $265 540 $293 640 $317 840 Homebuyer Downpayment(5%) $11 710 $13 280 $14 680 $15 890 Maximum Affordable Purchase Price $245,910 $278,820 $308,320 $333,730 City Median Single Family Sales Price $435 000 $582,500 $735,000 $819 000 City Median Condo Sales Price $352 500 $480,000 $544 000 $995 000 Source Karen Warner Associates Table 1121 presents the maximum affordable rents for very low low and moderate Income households by household size, and compares with median apartment rents in Huntington Beach as documented In Table 1117 As the table below indicates, Citywide median rents are well above the level of affordability for very low and low income households, with the affordability gap ranging from $400 to $950 per month depending on household size As household size Increases, so does the affordability gap Households earning moderate incomes, however, are easily able to afford market rents In Huntington Beach Table 1121 2007 Maximum Affordable Rents Orange County Maximum Affordable Rent After Utilities Allowance' Income Level Studio 1 Bedroom 2 Bedroom 3 Bedroom 1 erson 2person) 3person) 4person) Very Low Income $680 $694 $780 $842 Low Income $746 $852 $957 $1 038 Moderate Income $1 435 $1 640 $1 842 $2 022 Huntington Beach $1,086 $1,332 $1,599 $1,795 Median Apt Rents *For comparability with advertised rentals affordable rent calculations subtract the following utility expenses based on the Orange County Housing Authority utility allowance schedule $80 for studios $93 for 1 bdrms $105 for 2 bdrms and $142 for 3 bdrms Source Karen Warner Associates 2008 2014 HOUSING ELEMENT 1135 HOUSING NEEDS ASSESSMENT 5 Assisted Housing At-Risk of Conversion State Housing Element law requires an analysis of the potential for currently rent restricted low income housing units to convert to market rate housing and to propose programs to preserve or replace any units at risk" of conversion This section presents an inventory of all assisted rental housing in Huntington Beach, and evaluates those units at risk of conversion during the ten year 2008 2018 planning period Assisted Housing Inventory As presented in Table If 22, Huntington Beach has a sizable stock of assisted rental housing, totaling 1 440 deed restricted units This inventory includes all multi family units assisted under federal state, and local programs including HUD, state/local bond programs density bonus inclusionary, and local redevelopment programs Table 1122 Assisted Rental Housing Inventory Cs of Huntington Beach Project Name Tenant Type Total Affordable Applicable Potential Units Units Programs Conversion Date City Multi Family Revenue Bond Projects Fmerald Cove Senior 164 164 VL/Low City Bond Perpetuity Huntington Breakers Family 342 68 City Bond 2020 Senior Disabled Five Points Villas Senior 166 32 VL City Bond 2029 16 Mod RDA Set Aside Federally Assisted Projects Huntington Villa Family 198 192 Section(j)(1) 2013 Yorba Section 8 Annual Renewals Wycliffe Gardens Senior 185 185 Section 231 2016 (Huntington Gardens Section 8 Annual Renewals Redevelopment Agency Assistance Bowen Court Senior 20 20 VL Set Aside 2062 Apartments Land Lease Bridges Apartments Family 80 80 VL/Low Set Aside 2032 Inclusionary Colette s Children s Transitional 8 8 VL Set Aside 2064 2066 Home Domestic Violence Fountains Senior Senior 271 80 VL/Low Set Aside 2063 Apartments Bond Financing Hermosa Vista Family 88 88 VL/Low Set Aside 2064 Apartments Bond Financing Huntington Pointe Family 104 104 VL/Low Set Aside 2063 Bond Financing Interval House Transitional 6 6 VL/Low Set Aside 2031 Domestic HOME Violence a 2008 2014 HOUSING ELEMENT 1136 HOUSING NEEDS ASSESSMENT Table 11 22 Assisted Rental Ho sing Invento (cont d) Project Name Tenant Type Total Affordable Applicable Potential Units Units Programs Conversion Date -_ Jamboree Oakvrew Family 10 9 VL Set Aside 2066 1 L HOME OCCHC - Oakview Family 64 64 VL Set Aside 2024 Keelson Koledo 1 5 HOME 2060 Queens Project Self Family 9 9 Set Aside 2024 Sufficiency Shelter for the Family 12 12 VL Set Aside 2024 Homeless HOME 2032 Keelson Barton 1 &2 Sher Lane Apartments Family 66 66 VL Low Set Aside 2032 Mod Sea Air Apartments Family 36 36 Set Aside 2024 725 733 Utica Density Bonus Projects Oceanaire Apts Family 65 62 Density Bonus 2026 7811 Talbert Low Mod 16791 Roosevelt Family 3 1 Low Density Bonus 2033 16811 Roosevelt* Family 13 1 VL/1 Low Density Bonus 2066 1301 Delaware Family 30 3 Low/Mod Density Bonus 2031 Non Assisted Projects t Main Place Apts Family 29 26 Low Inclusionary 2031 * Non assisted Beachview Villas Single/Dbl 107 706 VL/Low Non assisted Perpetuity (SRO) Occupancy Source City of Huntington Beach Economic Development Department August 2007 Required affordable units provided off site at 7912 Newman Street At-Risk Projects This section evaluates those lower income rental projects in Huntington Beach at risk of converting to market rate uses prior to June 30, 2018 As shown in Table 1123, two affordable housing projects are considered to be at risk during this period Wycliffe Gardens and Huntington Villa Yorba Both of these projects maintain Section 8 project based Housing Assistance Plan (HAP) contracts with HUD subject to annual renewals Wycliffe (Huntington) Gardens is a 185 unit Section 231 senior project with a mortgage extending through 2016, and project based Section 8 contracts subject to annual renewals HUD In November 2006, the owner of Wycliffe Gardens provided a Notice of Intent to Prepay to the City, HUD, the State, and tenants of the project City Economic Development staff are currently working with an experienced non profit housing developer (Orange Housing Development Corporation) in an effort to negotiate the acquisition and continued affordability of Wycliffe Gardens, or alternatively the extension and preservation of the existing affordable terms and Section 8 housing assistance 2008 2014 HOUSING ELEMENT 1137 HOUSING NEEDS ASSESSMENT Huntington Villa Yorba is a 198 unit HUD Section 236(j)(1) project 192 units with affordability controls In 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 projects mortgage now extends through May 2013, with the Section 8 contract subject to annual renewals Preservation and Replacement Options Preservation or replacement of the two at risk projects in Huntington Beach can be achieved in several ways 1) transfer of ownership to non profit organizations, 2) provision of rental assistance to tenants using other funding sources and 3) replacement or development of new assisted units Each of these options are described below, along with a general cost estimate for each Option 1 Transfer of Ownership Transferring ownership of the at risk projects to nonprofit organizations has several benefits 1) affordability controls can be secured indefinitely, and 2) projects become eligible for a greater range of governmental assistance The feasibility of this option depends on the willingness of the owner to sell the property, the existence of qualified non profit purchasers and the availability of funding r The current market value for Wycliffe Gardens and Huntington Villa Yorba can generally be estimated based on each projects potential annual income and standard costs associated with apartment maintenance and management As shown in Table II 23, the market value of the combined 377 project units is estimated at $54 million These estimates are intended to demonstrate the magnitude of costs relative to other preservation and replacement options actual market values of these projects will depend on the building and market conditions at the time of appraisal Table 1123 Market Value of At Risk Projects Project Units Wycliffe Gardens Huntington Villa Yorba Total 1 bdrm 185 21 206 2 bdrm 152 152 3 bdrm 19 19 Total 185 192 377 Annual Operating Cost $1 175 000 $1 483 172 $2 658 172 Gross Annual Income $2 730 000 $3 451 920 $6 181 920 Net Annual Income $1 554 500 $1 968 748 $3 523 248 Est Market Value $24 000 000 $30 000 000 $54 000 000 Market value for each protect based on the following assumptions 1 Average market rents 1 bd $1 300 2 bd $1 600 3 bd$1 700 (Table 11 17) 2 Average unit size 1 bd 700 sq ft 2 bd 900 sq ft 3 bd 1 100 sq ft 3 Vacancy Rate=5°/ 4 Annual operating expense=35/ gross income+ 1 1 / property taxes 5 Market value based on 6 5/ capitalization rate 2008 2014 HOUSING ELEMENT 1138 HOUSING NEEDS ASSESSMENT Option 2 Rental Assistance Wycliffe Gardens and Huntington Villa Yorba both maintain Section 8 contracts for rental assistance The long term availability of funding at the federal level for Section 8 contract renewal is uncertain If terminated rent subsidies using alternative State or local funding sources could be used to maintain affordability Subsides could be structured similar to the Section 8 program whereby HUD pays the owners the difference between what tenants can afford to pay (30% household income) and what HUD establishes as the Fair Market Rent (FMR) on the unit The feasibility of this alternative, in the case of the property owners, depends on their willingness to continue to accept rental vouchers and limit rents to fair market levels Given the 377 at risk units in Wycliffe Gardens and Huntington Villa Yorba and associated bedroom mix, the total cost of subsidizing rents in these projects is estimated at approximately $100 000 per month, or $1 2 million annually, translating to $23 million in subsidies over a 20 year period Table 1124 Required Rent Subsidies for At Risk Pro ects #Bdrms #Units Fair Hhld Hhld Max Per Unit Total Total Market Size Income Afford Subsidy Monthly Annual Rents (50% Rent Subsidy Subsidy AMI 1 bdrm 206 $1 238 2 person $31 500 $984 $254 $52 324 $627 888 2 bdrm 152 $1 485 3 person $35 400 $1 180 $305 $46 360 $556 320 3 bdrm 19 $2 125 4 person $39 350 $2 164 $0 $0 $0 Total 1 377 1 1 $98,684 1 $1,184,208 Option 3 Construction or Purchase of Replacement Units The construction or purchase of a replacement building is another option to replace at risk units should they convert to market rates The cost of developing housing depends on a variety of factors, including density size of the units, location, land costs, and type of construction Based on discussions with a non profit housing developer active in Huntington Beach and greater Orange County current purchase prices for market rate apartment buildings in Huntington Beach range anywhere from $180,000 $230,000/unit Therefore, the cost to replace the 377 at risk units in Huntington Beach can generally be estimated to range from $67 to $86 million Cost Comparisons In terms of cost effectiveness for preservation of the 377 at risk units, 20 years worth of rent subsidies ($23 million) are less expensive than transfer of ownership ($55 million), or purchase of replacement units ($67 $86 million) However, transfer of ownership to a non profit may still be a preferred alternative as affordability controls could be secured indefinitely, and projects would become eligible for a greater range of outside funding 2008 2014 HOUSING ELEMENT 1139 HOUSING NEEDS ASSESSMENT ® REGIONAL HOUSiNG NEEDS State law requires all regional councils of governments including the Southern California Association of Governments (SCAG) to determine the existing and projected housing need for its region and determine the portion allocated to each jurisdiction This is known as the Regional Housing Needs Assessment (RHNA) process 1 Existing Housing Needs Overcrowding The Census defines overcrowding as an average of more than one person per room in a housing unit (excluding kitchens, porches, and hallways) The incidence of overcrowded housing is a general measure of whether there is an available supply of adequately sized housing units Table it 25 shows the incidence of overcrowding in Huntington Beach by tenure as measured by the 2000 Census Table 1125 Overcrowded Households 2000 City of Huntingon Beach and Orange Count Overcrowding Households Percent Orange Co % Owners Overcrowding 1000 2% 8% Severe Overcrowding 271 <1% 4% Renters Overcrowding 3 752 13% 28% Severe Overcrowding 2 244 8% 19% Total Overcrowding 4752 6% 16% Source US Census 2000 Severe overcrowding is a subset of overcrowding In 2000, there were 4,752 households living in overcrowded conditions in Huntington Beach, representing 6 percent of all households Approximately 13 percent of renter households were overcrowded, an increase from 1990 levels when 10 percent of the City's renters were overcrowded However, household overcrowding levels for the County are over double the rates of overcrowding in Huntington Beach Severe overcrowding which is defined as more than 1 5 persons per room was especially high among renters Over 2,200 renter households (8%) experienced severe overcrowding, again an increase from 1990 levels (5% and 1,500 households) As illustrated in Figure 6 the Oak View neighborhood in central Huntington Beach evidenced the highest levels of overcrowding, with 38 percent, or 619 renter households severely overcrowded Oak View is one of the City s CDBG Enhancement Areas as well as a Redevelopment Project Area and continues to be a major focus for City neighborhood improvement activities 2008 2014 HOUSING ELEMENT 11-40 HOUSING NEEDS ASSESSMENT Figure 6 Severe Renter Overcrowding Figure 6 A.�a a Huntington Beach _ Bals g ' = SEVERE RENTER OVERCROWDING eq (1 51 PERSONS OR MORE PER ROOM) � Y i M �a «� eus sue_ ` xm u raa�taet & �Q PERCENT y OVERCROWDED None - 01-49 + , 50-99 ,, s 100-199 � vwA 200-299 - Citywide 8 2"k Source r0 5 re4 s 0uteq%cipid"s�2000 ` Nsu Svc a 2008-2014 HOUSING ELEMENT 11-41 HOUSING NEEDS ASSESSMENT Overpayment The 2000 Census indicates that overpayment remains a critical need for low and moderate income households who are disproportionately affected by this burden compared to other households Affordability problems occur when housing costs become so high in relation to income that households have to pay an excessive proportion of their income for housing or are unable to afford any housing and are homeless Housing overpayment refers to spending more than 30 percent of income on housing severe overpayment is spending greater than 50 percent Table If 26 shows the incidence of overpayment in Huntington Beach Table 11 26 Housing Overpayment City of Huntington Beach and Oran a Count Overpayment Orange Households Percent Co Owners Overpayment 11227 26% 32% (>30% income on housing) Severe Overpayment 3 851 9% 10% (>50% income on housing) Renters Overpayment 10 751 38% 44% (>30% income on housing) Severe Overpayment 4 485 16% 19% (>50% income on housing) Total Overpayment 1 21978 1 30% 1 37/ Source US Census 2000 Note Severe overpayment is a subset of overpayment According to the 2000 Census, 38 percent of renters and 26 percent of homeowners in Huntington Beach were spending more than 30 percent of their total income on housing, about six percent below the level of overpayment experienced Countywide Severe overpayment impacts 16 percent of the City's renters which while significant, is still below the Countywide average of 19 percent In terms of lower income (<80 percent AMI) households overpaying, 9,012 lower income renters and 5,530 lower income homeowners were faced with overpayment in Huntington Beach, indicating nearly 85 percent of overpaying renters earned lower incomes Figure 7 shows locations in Huntington Beach with concentrations of severe overpayment among the renter population Census tracts where 20 25 percent of renters were spending more than half their incomes on rents are located in pockets throughout Huntington Beach In general, these areas include the greater Downtown/Old Town area the Adams neighborhood, central Huntington Beach around Goldenwest the northern Huntington Center area and throughout Huntington Harbour 2008 2014 HOUSING ELEMENT I1-42 HOUSING NEEDS ASSESSMENT Figure 7 Severe Renter Overpayment A �g Figure 7 p Huntington Beach SEVERE RENTER OVERPAYMENT (50%+Income in Rent) Vee fed - f s d #� 35s� " Sze Adams PERCENT RENTERS ' �, -f OVERPAYING None 3I 100-149 15 0-19 9 a n a ®200-258 T Citywide 15 4% 41 3 Source AS Census BureQU,Census 2000 NSU tNG 68 F 2 i i i 3 i 2008 2014 HOUSING ELEMENT 1143 HOUSING NEEDS ASSESSMENT Table 1127 provides a more detailed review of households that experienced severe housing overpayment Among renters the elderly were most impacted by severe overpayment with one third of the City s total 2 519 elderly renters spending more than half their income on rent The addition of 100 units of affordable senior rental housing since the 2000 Census to Bowen Court Senor Apartments and The Fountains Senior Apartments will help to address the housing affordability needs of the City s senior renter households Among homeowners all household types experienced fairly comparable levels of severe overpayment ranging from 9 16% These households are most at risk of foreclosure particularly in a declining housing market with rising interest rates Table 11 27 Severe Housing Cost Burden by Type and Tenure City of Huntington Beach Small Large Elderly I Family I Family I Other Total Renter Households Total# by household type 2 519 1 1 1 324 2 983 12 208 29 034 %with severe cost burden 35% 12% 1 1% 14% 15% Owner Households Total# by household type 11 147 1 22 516 3 812 1 7 221 44 696 %with severe cost burden 12% 1 8% 9% 16% 10% Source http socds huduser org/chas/reports a � a 2008 2014 HOUSING ELEMENT 11-44 HOUSING NEEDS ASSESSMENT t 2 Five-Year Projected Housing Needs California s Housing element law requires that each city and county develop local housing programs to meet its 'fair share of existing and future housing needs for all income groups as determined by the jurisdiction's Council of Governments This fair share' allocation concept seeks to ensure that each jurisdiction accepts responsibility for the housing needs of not only its resident population, but also for the jurisdiction s projected share of regional housing growth across all income categories Regional growth needs are defined as the number of units that would have to be added in each jurisdiction to accommodate the forecasted number of households 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 In the six county southern California region, which includes Huntington Beach, the agency responsible for assigning these regional housing needs to each jurisdiction is the Southern California Association of Governments (SCAG) The regional growth allocation process begins with the State Department of Finance's projection of Statewide housing demand for the planning period, which is then apportioned by the State Department of Housing and Community Development (HCD) among each of the State's official regions SCAG has determined the projected housing need for its region for the 2008 2014 Housing Element cycle", and has allocated this housing need to each jurisdiction by Income category This is referred to as the Regional Housing Needs Assessment (RHNA) process The RHNA represents the minimum number of housing units each community is required to provide adequate sites" for through zoning and is one of the primary threshold criteria necessary to achieve HCD approval of the Housing Element In allocating the region's future housing needs to jurisdictions SCAG is required to take the following factors into consideration ✓ Market demand for housing ✓ Employment opportunities ✓ Availability of suitable sites and public facilities ✓ Commuting patterns ✓ Type and tenure of housing ✓ Loss of units in assisted housing developments ✓ Over concentration of lower income households ✓ Geological and topographical constraints As defined by the RHNA Huntington Beach s new construction need for the 2008 2014 period been established at 2 092 new units, distributed among the four income " The 2008 2014 SCAG Housing Element planning period extends beyond the typical five-year planning cycle to provide consistency with projections contained within SCAG s Integrated Growth Forecast 2008 2014 HOUSING ELEMENT 1145 HOUSING NEEDS ASSESSMENT categories as shown in Table II 28 The City will continue to provide sites for a mix of single family multi family and mixed use housing supported by a variety of programs to enhance affordability to accommodate its RHNA and contribute towards addressing the growing demand for housing in the southern California region Table 1128 Regional Housing Needs Assessment 2008 2014* City of Huntin ton Beach Income Level Percent of Units Percent AMIVery Low*** 0 50% 454 22% Low 5180% 369 17% Moderate 81 120% 414 20% Above Moderate 120%+ 855 41% x Total 2092 100% s Source http//SCAG ca gov gov/Housing/rhna htm Building permits issued since 1/2006 are credited towards the 2008 2014 RHNA AMI Adjusted Median Income for Orange County An estimated half of the City s very low income housing needs (227 units) are for extremely low income households a 2 k 7 2008 2014 HOUSING ELEMENT 1146 HOUSING NEEDS ASSESSMENT e Ill. HOUSING CONSTRAINTS The provision of adequate and affordable housing can be constrained by a number of factors This section assesses the various governmental market Infrastructure and environmental factors that may serve as a potential constraint to housing development and Improvement in Huntington Beach A GOVERNMENTAL CONSTRAINTS 1 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) - Provides for single-family residential use within neighborhoods Clustered development and second units are allowed Maximum density is 7 dwelling units per net acre Residential Medium (RM) - Provides for duplexes triplexes townhomes apartments multi-dwelling structures and cluster housing Single-family homes may also be appropriate Maximum density is 15 dwelling units per net acre Residential Medium High (RMH) — Provides opportunities for a more intensive form of development including medium density townhomes garden apartments and apartment flats The RMH-A Small Lot subdistrict applies to areas with narrow 25 foot lot frontages where separate development standards apply Maximum density is 25 dwelling units per net acre Residential High (RH) - Provides opportunities for the most intensive form of residential development including apartments in garden type complexes and high rises Maximum density is 35 dwelling units per net acre Residential Manufactured Home Park (RMP) — Provides sites for mobile home or manufactured home parks including parks with rental spaces and parks where spaces are individually owned Maximum density is 9 spaces per net acre Mixed Use (M) - The exact density location and mix of uses in the category is intended to be governed by a specific plan to allow greater design flexibility May include single residential use As a means of providing greater development certainty and better facilitate mixed use projects the City is in the process of drafting mixed use zoning regulations The City s residential development standards are summarized in Table III-1 Development standards are intended to protect the safety and general welfare of the community while promoting the goals and policies of the General Plan The City s 2008-2014 HOUSING ELEMENT III-1 HOUSING CONSTRAINTS standards are fairly comparable to other Orange County communities and are not considered excessive or Overly restrictive Table III-1 Residential Development Standards /% "QV, RM i ffict 41A j/ � Lvi/i/11/1066/00 /i / Minimum Budding 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) 35 35 35 35 35 — Street Side(ft) 610 610 5 610 610 10 Rear(ft) 10 10 75 10 10 — Maxfmum Height(ft) Dwellings 35 35 35 35 35 20 Accessory Structures 15 15 15 15 15 15 Maximum FAR — — 10 — — — Min Lot Area/Unit (sq 6 000 2 904 1 742 1 244 — ft) 726 15 25 35 Density(du/acre) Max %Lot Coverage 50 50 50 50 50 75 Studio 1 bed 2 bed 3 bed 4 bed 5 bed Minimum Floor Area 500 650 900 1 100 1 300 1 300 Private Open Space Ground Floor Units 200 200 250 300 400 400 Above Ground Floor 60 60 120 120 120 120 Parking Single Family 2 2 2 2 2 3 Multi Family 1 1 2 25 25 25 (1 (1 enclosed) (1 enclosed) (1 enclosed) enclosed) Guests 5 per unit Senior 1 1 15 (covered) (covered) (covered) SRO I 1 "Lots<50 in width = 1 du per 25 frontage Lots>50 in width = 1 du per 1 900 sq ft 2008-2014 HOUSING ELEMENT 1112 HOUSING CONSTRAINTS The table shows that development standards remain fairly constant across all residential zoning districts One exception to note is that the minimum lot area per unit decreases as allowable development intensity increases from the RL single- family residential zone to the RH high density residential zone Likewise the front yard setback requirement becomes less restrictive as permitted density increases That is the RL front yard setback is 15 feet while the RH required front yard setback is reduced to 10 feet The maximum building height for all residential zoning districts is 35 feet This allows for development to exceed two stories in all zones for all residential housing types The zoning code also contains a provision for exceeding the maximum height limit up to 10 feet for architectural features and protections In addition some specific plans such as the Seabridge and Downtown Specific Plans allow greater building heights for mixed use and multi-family residential projects Residential parking standards in the City of Huntington Beach are based on the number of bedrooms for both single and multi-family developments All single-family residences are required to provide a minimum of a 2-car garage New single-family residences with five or more bedrooms are required to provide a 3-car garage except in the RMH-A district where 25-foot wide lots are permitted Open parking spaces are also required but can be counted in the driveway and on the street Existing single-family residences are required to have 2-car garages regardless of the number of bedrooms This allows property owners with older dwelling units to remodel their homes and add bedrooms without having to provide a third car garage As indicated in Table 111-1 parking requirements for multi-family residential developments increase as the number of bedrooms increases However only one enclosed space is required for each unit The remaining required spaces can be open The zoning code also has separate parking requirements for senior housing small lot developments manufactured/mobile homes SRO developments group housing and residential care housing that require fewer parking spaces than the standard multi-family residential parking requirements While all of the base residential development standards are listed above the City s zoning code contains other provisions that provide flexibility for many of the base standards which allows property owners and developers to maximize development on their lots without requiring discretionary action For instance the maximum lot coverage permitted in residential zoning districts is 50 percent but the code allows up to 55 percent lot coverage for patio covers The code also stipulates that lattice or trellis patio covers are exempt from lot coverage limitations Other provisions that provide flexibility include zero side and rear yard setback standards reduced setbacks for accessory structures allowable building projections into required setbacks exceptions to height limit and reduced setbacks for side entry garages and garages with alley access The City s residential development standards have not served as a constraint to the provision of housing as a number of residential housing projects ranging in size 2008-2014 HOUSING ELEMENT 1113 HOUSING CONSTRAINTS from smaller 4-unit developments in the RM zone to the 516-unit Pacific City development located in the Downtown Specific Plan area have achieved the maximum permitted densities However it should be noted that not all residential projects are able to achieve maximum densities due to other constraints specific to the site such as shape and topography of the lot soil/environmental conditions and location These constraints are discussed further for vacant sites in the realistic development capacity analysis in Section IV Huntington Beach has adopted numerous provisions in its Zoning Ordinance that facilitate a range of residential developments types and encourage affordable housing Affordable Housing Density Bonus In March 2007 the Huntington Beach City Council adopted a new density bonus ordinance (Zoning Code Section 230 14) to conform with the new requirements of Government Code Section 65915 In summary applicants of residential projects of five or more units may apply for a density bonus and additional incentive(s) if the project provides for construction of one of the following a Ten percent (10%) of the total units of a housing development for lower income households or b Five percent (5%) of the total units of a housing development for very low income households or c A senior citizen housing development or mobilehome park that limits residency based on age requirements for housing for older persons or d Ten percent (10%) of the total dwelling units in a common interest development (condominium)for persons and families of moderate income The amount of density bonus to which the applicant is entitled varies according to the amount by which the percentage of affordable housing units exceeds the minimum percentage established in this section but generally ranges from 20-35% above the specified General Plan density In addition to the density bonus eligible projects may receive 1-3 additional development incentives depending on the proportion of affordable units and level of income targeting The incentives are offered a A reduction in site development standards (e g setback and square footage requirements and/or parking requirements) or architectural design requirements b Approval of mixed-use zoning in conjunction with the housing project if nonresidential land uses reduce individual unit costs and the nonresidential land uses are compatible with the housing project and adjoining development 2008-2014 HOUSING ELEMENT 1114 HOUSING CONSTRAINTS c Other regulatory Incentives or concessions proposed by the permit applicant or the City that would result in identifiable cost reductions In addition to these incentives at the request of the developer the City will permit a parking ratio (inclusive of handicapped and guest parking) of 1 space for 0-1 bedroom units 2 spaces for 2-3 bedroom units and 2Y2 spaces for four or more bedrooms Since adoption of the new ordinance the City has received one density bonus application Development Standards for Senor Housing Section 210 88 sets forth modified development standards for senior housing that may be permitted by the Planning Commission Modified standards include reduced unit sizes reduced parking and reduced private open space requirements Inclus►onary Housing Huntington Beach has had an inclusionary housing requirement since the early 1990s as set forth by policy In October 2005 the City Council adopted an ordinance that codified this policy and established the option for payment of in-lieu fee for projects with fewer than ten units Zoning Ordinance Section 230 26 requires new residential projects with three or more units to provide at least 10 percent of the total units for low to median income households at an affordable housing cost for a 60 year period projects within Redevelopment Project Areas have a 15 percent inclusionary requirement Rental units are required to be made available to very low - low income households while owner units are to be available to low - median income households Affordable units are permitted to be provided at an off-site location and may be new construction or substantial rehabilitation ' Preservation of at-risk units or mobile homes may also be used to satisfy the inclusionary requirement All off-site inclusionary units must be constructed or rehabilitated prior to or concurrently with the primary project The City contracted with an economic consultant to conduct a nexus study to calculate an appropriate in-lieu fee amount for projects with 3-9 units In October 2007 City Council adopted the following inclusionary housing in-lieu fees For purposes of the ordinance major rehabilitation is defined as equal to more than one third the value of the existing improvement excluding land value of existing non-restricted units 2008-2014 HOUSING ELEMENT 1115 HOUSING CONSTRAINTS Table III-2 Inclusionary Housing In-Lieu Fee P ize ,% F W16-Itleu Fee Units".. Amount Three $9 430 Four $10 600 Five $11 780 Six $12 960 Seven $14140 Eight $15 330 Nine $16 500 The Ad Hoc Committee is continuing to evaluate the option of extending the in-lieu fee to all projects The City will establish an Affordable Housing Trust Fund for deposit of in-lieu fee revenues Monies from the Fund will be used only to fund projects with a minimum of 50 percent of the units affordable to very low and low income households with at least 20 percent of units available to very low income households At the discretion of the City Council the Fund may be used for pre- development costs land or air rights acquisition rehabilitation land write-downs or to lower the interest rate of construction loans or permanent financing The City Council shall annually review and update the in-lieu fee schedule by resolution and set forth the permitted use of the Affordable Housing Trust Funds Huntington Beach has had its 10 percent inclusionary requirement in place since the early 1990s and the requirement has not served as a constraint to development The City s ordinance provides an effective mechanism to integrate affordable units within market rate developments with 478 affordable units produced through the City s requirement between 1993-2006 The City s ordinance provides incentives for compliance by offering density bonuses and additional regulatory incentives for provision of 10 percent low or median income units To provide flexibility the ordinance now provides the option for payment of an in-lieu fee for projects with fewer than 10 units as well as providing options for provision of off-site units through new construction or substantial rehabilitation or preservation of at-risk units or mobile homes Condominium Conversions As a means of maintaining the supply of rental units and preserving the affordable housing stock the City requires a Conditional Use Permit for conversion of existing dwelling units to condominiums The conversion requirements mandate relocation assistance for eligible tenants and anti- discrimination policies in the sale of converted units In 2004 the City strengthened the condominium conversion ordinance as follows ✓ Prohibition of conversion of lower or moderate income rental housing developed with federal state or local assistance ✓ Provision of 12 months relocation time for low and moderate income tenants and tenants with minor children in school 2008-2014 HOUSING ELEMENT 1116 HOUSING CONSTRAINTS ✓ Required findings that the conversion will not displace a significant percentage of low and moderate Income disabled or senior citizen tenants or eliminate a significant number of low and moderate Income rental units from the City s housing stock at a time when equivalent housing is not readily available in Huntington Beach ✓ Compliance with parking requirements (Chapter 231) and landscape improvements (Chapter 232) Since adoption of the updated ordinance the City received inquiries about conversion of several apartment complexes to condominiums although no applications have been filed Small Lot Development In 2000 the City amended the Zoning and Subdivision Ordinance to add standards for small lot developments (lots less than 4 000 square feet) The 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 or multiple units per lot (condominium) By providing greater development flexibility and allowing smaller lot sizes the ordinance facilitates development and reduces development costs Development standards for small lot development can be summarized as follows Minimum Lot Size 3 100 sq ft (3 400 sq ft average) Minimum Lot Frontage 40 ft (30 ft for cul de sac) Maximum Height 30 ft/2 stones (3rd level permitted < 500 sq ft ) Minimum Setbacks Front 15 ft + offsets in front facade Side 8 ft aggregate min 3 feet 2 Rear 15 ft 15% of building width may be at 13 ft Maximum Lot Coverage 50% Parking 2 spaces plus one on-street guest parking space 2 Zero foot side yard setback permitted with min 8 ft on other side 2008-2014 HOUSING ELEMENT 1117 HOUSING CONSTRAINTS 2 Provision for a Variety of Housing Types Housing Element law specifies that jurisdictions must Identify adequate sites to be made available though appropriate zoning and development standards to encourage the development of various types of housing for all economic segments of the population Table III-3 summarizes the housing types permitted In each of the Huntington Beach zoning districts Table III-3 Housing Types by Residential Zone Category tiriing Distal: a s" e� AM, 7 2 RL RM RM CG CV Single-Family P P P P P PC Multiple-Family 2—4 units ZA P P P PC 5—9 units ZA ZA ZA ZA PC 10 or more units PC PC PC PC PC Single Room Occupancy PC PC SRO Manufactured Housing P P P P P Mobile Home Parks ZA ZA ZA Second Units P P P P P Care Facilities (6 or fewer) P P P P P Care Facilities (7 or more) PC PC PC PC ZA ZA Transitional Housing* PC PC PC PC PC Emergency Shelters ZA/PC Farmworker Housing N/A *Reflects group residential category Transitional housing may also take the form of multi family residential and would be permitted according to the size of the project as is indicated in the Table P=Permitted ZA=CUP by Zoning Administrator PC=CUP by Planning Commission 2008-2014 HOUSING ELEMENT 1118 HOUSING CONSTRAINTS Second Units The passage of AB 1866 (effective July 2003) now requires local governments to use a ministerial process for second unit applications for the purpose of facilitating production of affordable housing AB 1866 does allow cities to Impose development standards on second units addressing issues such as building size parking height setbacks and lot coverage In order to comply with the new law in June 2005 the Huntington Beach City Council amended Section 230 10 of the Zoning Code to permit attached second units as an accessory use in all residential zone districts on minimum 6 000 square foot lots The maximum size of the second unit is 650 square feet and shall not exceed one bedroom One additional off-street parking space is required for the second unit except in the Coastal Zone where a minimum of two off-street parking spaces are required to be provided on the project site for the second unit The Planning Director approves second unit applications based upon fulfillment of the following conditions ✓ The dwelling conforms to the design and development standards set forth by the ordinance ✓ The unit maintains the scale of adjoining residences and is compatible with the design of existing dwellings in the vicinity in terms of building materials colors and exterior finishes ✓ The main dwelling or second unit will be owner occupied ✓ Public and utility services including emergency access are adequate to serve both dwellings Since adoption of the new second unit provisions the City has had several inquiries regarding second units but has received only one application Single Room Occupancy (SRO) Single Room Occupancy (SRO) residences are small one room units occupied by a single individual and may either have shared or private kitchen and bathroom facilities SROs are rented on a monthly basis typically without rental deposit and can provide an entry point into the housing market for extremely low income individuals formerly homeless and disabled persons Huntington Beach permits SROs in General Commercial Commercial Visitor Industrial General and Industrial Limited zoning districts subject to approval of a conditional use permit by the Planning Commission Beachview Villas is a 107 unit SRO recently developed in Huntington Beach including 47 restricted very low income units 59 restricted low income units and 1 on-site manager unit In 2001 the City amended its SRO ordinance(Section 230 46) to reflect suggestions received during the public hearings on Beachview Villas and based on research of SRO ordinances from cities in the Southern California region Provisions of the City s updated ordinance are as follows 2008-2014 HOUSING ELEMENT 1119 HOUSING CONSTRAINTS ✓ Requirements for a Management Plan outlining policies and procedures, and annual review of services by City Planning and Economic Development Departments ✓ 24-hour on-site management ✓ Room limitation to single occupancy with allowance for overnight guests ✓ Requirement for monthly tenancies ✓ Restricted occupancy to very low and low income households at affordable rents ✓ Units must be 250 - 300 square foot in size and include a kitchen and bathroom 25% of rooms may be a minimum 200 square feet in size ✓ Parking ratio of 1 space per unit and bicycle rack storage of one rack per 5 units The City s SRO ordinance facilitates the provision of affordable housing to extremely low and very low income households Community Care Facilities The Lanterman Developmental Disabilities Services Act (Lanterman Act) is that part of California law that sets out the rights and responsibilities of persons with developmental disabilities The Lanterman Act impacts local zoning ordinances by requiring the use of property for the care of six or fewer disabled persons to be classified as a residential use under zoning More specifically a State-authorized certified or licensed family care home foster home or a group home serving six or fewer disabled persons or dependent and neglected children on a 24-hour-a-day basis is considered a residential use that is to be permitted in all residential zones No local agency can impose stricter zoning or building and safety standards on these homes Due to the unique characteristics of larger (more than six persons) community care facilities most jurisdictions require a Use Permit to ensure neighborhood compatibility in the siting of these facilities The Huntington Beach Zoning Code identifies residential care limited (24-hour non- medical care for six or fewer occupants) as a permitted use in all residential zoning districts Residential care general (24-hour non-medical care for seven or more persons) is conditionally permitted in a large number of zoning districts including RM RMH RH RMP CO and CG The City imposes no spacing requirements between residential care facilities Family is defined in the City s Zoning Code as a single individual or two or more persons living together as a single housekeeping unit in a dwelling unit does not distinguish between related and unrelated individuals or place limits on the number of unrelated persons living together Review of the California Community Care Licensing Division inventory of community care facilities identifies three adult residential facilities in Huntington Beach that provide 24-hour non-medical care for adults ages 18-59 who are unable to provide for their own daily needs providing capacity for 14 adults The City has 54 residential care homes for the elderly providing 696 beds for seniors age 60+ requiring 24 hour assisted living The City s regulations have served to provide needed housing opportunities for persons with disabilities and do not treat such 2008-2014 HOUSING ELEMENT 11110 HOUSING CONSTRAINTS housing for persons differently based on the personal characteristics of the residents Reasonable Accommodations Both the federal Fair Housing Act and the California Fair Employment and Housing Act impose an affirmative duty on local governments to make reasonable accommodations (I e modifications or exceptions) in their zoning and other land use regulations when such accommodations may be necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling For example it may be a reasonable accommodation to allow covered ramps in the setbacks of properties that have already been developed to accommodate residents with mobility impairments The City has conducted a review of zoning and building code requirements and has not identified any barriers to the provision of accessible housing Huntington Beach accommodates most accessibility modifications through issuance of a building permit Handicapped ramps or guardrails (up to 42 in height) are permitted to intrude into the standard setbacks required under zoning to allow first floor access for physically disabled residents This provision eliminates the need to obtain a zoning variance The City also provides rehabilitation assistance to income-qualified households for accessibility improvements For new construction the City s building code requires new housing to comply with the 1998 amendment to the Fair Housing Act with multi-family development also subject to the Americans with Disabilities Act (ADA) standards New apartment buildings are subject to requirements for unit adaptability on ground floor units Adaptable units are built for easy conversion to disabled access such as doorway and hallway widths and added structural support in the bathroom to allow the addition of handrails The City coordinates with the Dayle Maclntosh Center to maintain a directory of accessible housing for physically disabled individuals While Huntington Beach has not identified any constraints on the development maintenance and improvement of housing for persons with disabilities the City has not developed specific procedures for requesting a reasonable accommodation As a means of facilitating such requests the City has included a program in the Housing Element to develop procedures for reasonable accommodation requests with respect to zoning permit processing and building laws Manufactured Housing and Mobile Horne Parks The City permits manufactured housing in any residential district where single-family detached units are permitted and subject to the same property development standards and permitting process The City has established design and locational criteria for manufactured homes to protect neighborhood integrity and provide compatibility with surrounding uses Criteria are as follows ✓ Units must be a least 16 feet in width 2008-2014 HOUSING ELEMENT 1111111 HOUSING CONSTRAINTS ✓ Units must be built on a permanent foundation ✓ Exterior skirting must extend to the finished grade ✓ Exterior siding must be compatible with adjacent residential uses ✓ Roof pitch must be at least 2 inches vertical rise per 12 Inches horizontal distance with eave overhangs a minimum of 12 inches ✓ Roof must be of concrete or asphalt the shakes or shingles ✓ Floor must be no higher than 20 inches above the exterior finished grade ✓ Required enclosed parking shall be compatible with the manufactured home design and with other buildings in the area ✓ Manufactured housing is not allowed on substandard lots that do not meet the dimensional requirements of the residential zone and is not allowed as a second unit or accessory building on an already developed lot The City s Zoning Ordinance establishes the Residential Manufactured Home Park (RMP) zone district which provides sites for mobile home or manufactured home parks subject to CUP approval by the Zoning Administrator Mobile home parks are also conditionally permitted in the RL and RM zone districts The following development standards apply to mobile home parks ✓ Individual space setbacks shall be landscaped and include the following Front - min 5 feet Side - 10 feet total min 3 feet on any side Rear- min 5 feet ✓ Minimum common open space of 200 sq ft per manufactured home space ✓ Maximum site coverage of 75% per space ✓ Parking - 2 spaces per unit one covered and one may be behind the first 3 guest spaces per mobile home space Huntington Beach provides appropriate zoning and development standards to facilitate the provision of both manufactured housing and mobile home parks Transitional Housing, Supportive Housing and Emergency Shelters Transitional housing is temporary housing (generally six months to two years) for a homeless individual or family who is transitioning to permanent housing This housing can take several forms including group housing or multi-family units and often includes a supportive services component to allow individuals to gain necessary life skills in support of independent living The Huntington Beach Zoning Code accommodates transitional housing within several zoning districts depending on the projects physical structure 1) group residential defined as shared living quarters without separate kitchen or bathroom facilities for each room or unit is conditionally permitted in the RMH RH CO CG CV IG and IL zones 2) multi- family residential is permitted/conditionally permitted in all residential and some commercial zone districts as indicated in Table III-3 In 2005 and 2006 the City provided funding to support establishment of two transitional housing facilities - the 2008-2014 HOUSING ELEMENT 11112 HOUSING CONSTRAINTS six unit Interval House and eight unit Colette s Children s Home - both for battered/homeless mothers with children Supportive housing is generally defined as permanent affordable housing that is linked to on-site or off-site services that help residents transition into stable more productive lives Services may include childcare after-school tutoring career counseling etc Most transitional housing includes a supportive services component The City of Huntington Beach regulates supportive housing as a residential use provided supportive services are ancillary to the primary use Huntington Beach s zoning provisions have not served as a constraint to the provision of transitional or supportive housing Nonetheless as a means of clarifying zoning provisions and thereby facilitating the provision of these housing types the City has included a program in the Housing Element to modify the Zoning Ordinance to 1) include transitional housing and supportive housing as a separate use within the definition section of the Code and 2) to list these as permitted uses within residential zoning districts California Health and Safety Code (Section 50801) defines an emergency shelter as housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person No individual or household may be denied emergency shelter because of an inability to pay The Huntington Beach Zoning Code currently allows emergency shelters in the CG zone subject to a CUP If the shelter is 5 000 square feet or less the Zoning Administrator approves the CUP the Planning Commission approves the CUP for shelters greater than 5 000 square feet Emergency shelters are also conditionally permitted in the IL and IG zones Pursuant to recent changes in State law (SB 2) jurisdictions with an unmet need for emergency shelters are now required to identify a zone(s) where emergency shelters will be allowed as a permitted use without a conditional use permit or other discretionary permit The identified zone must have sufficient capacity to accommodate the shelter need and at a minimum provide capacity for at least one year-round shelter Permit processing development and management standards for emergency shelters must be objective and facilitate the development of or conversion to emergency shelters As discussed in the homeless section of the Housing Element Needs Assessment (Chapter II) the Huntington Beach Police Department estimates the City s visible homeless population at around 50 individuals, and American Family Housing in adjacent Midway City reports providing transitional housing for 14 Huntington Beach farriilies and individuals in 2007 However, with 322 homeless children4and youth reported in the Huntington Beach Union High School District and another 56 in the Huntington Beach City School District a much higher population of persons living on the edge of homelessness exist in the City While there is a twelve-bed youth shelter 2008-2014 HOUSING ELEMENT 11113 HOUSING CONSTRAINTS and several transitional housing facilities in Huntington Beach there currently is no emergency shelter to address the needs of homeless adults or families Pursuant to SB 2 Huntington Beach has conducted a staff level review of Its zoning districts and determined the Industrial Zone (both IG - Industrial General and IL - Industrial Limited) is most conducive to provision of an emergency homeless shelter by right (the City currently allows shelters in both Industrial zones via a conditional use permit as well as group residential SROs and day care facilities) Industrial uses in Huntington Beach are not heavy In nature and pursuant to the General Plan consist of the following types of uses light manufacturing research and development warehousing business parks and offices supporting retail financial and restaurants sales outlets and similar types of uses The City of Huntington Beach has two concentrated Industrial areas The parcels with Industrial zoning are characterized by proximity to transit (bus service) and are centrally located and/or have good freeway access Both areas have nearby elementary and high schools In addition the main Industrial corridor is proximate to a hospital Assistance League offices and discount shopping A review of potential sites with the Industrial zoning classification identifies approximately 13 vacant acres within 11 parcels and other underutilized parcels providing adequate capacity for provision of an emergency shelter The other zoning classification in which the City currently allows emergency shelters via a conditional use permit is Commercial General However fewer of these parcels are vacant (only 7 5 acres) and on a per acre/per square foot basis it is more costly to buy or lease than property with Industrial zoning thereby reducing the viability of an emergency shelter locating on a commercially zoned property In addition the Industrial standards are more permissive than commercial zoning with regards to setbacks providing greater flexibility when siting a new building The City has included a program within the Housing Element to modify the Zoning Ordinance to permit shelters in the Industrial zones subject to the same development and management standards as other permitted uses in the zone The City s industrial development standards are appropriate to facilitate emergency shelters and can be summarized as follows ® Front yard setback 10 ft min 20 ft average ® Side yard setback Zero for IG 15 ft for IL (zero may be permitted where not abutting Residential district) Rear Yard Setback Zero ® Height - 40 ft max Within 45 ft of residential district 18 ft max In addition to application of IG and IL development standards pursuant to SB 2 the City can also specify written objective standards to regulate the following aspects of emergency shelters to enhance compatibility 2008-2014 HOUSING ELEMENT 11114 HOUSING CONSTRAINTS ® The maximum number of beds or persons permitted to be served nightly by the facility ® Off-street parking based on demonstrated need but not to exceed parking requirements for other residential or commercial uses in the same zone ® The size and location of exterior and interior onsite waiting and client intake areas ® The provision of onsite management ® The proximity of other emergency shelters provided that emergency shelters are not required to be more than 300 feet apart ® The length of stay • Lighting ® Security during hours that the emergency shelter is in operation Farm Employee Housing The Census identifies 90 Huntington Beach residents employed in farming fishing and forestry occupations representing only 0 1 percent of the City s labor force The City has only one approximately 40 acre parcel remaining in agriculture which is currently being proposed for a mix of housing open space and wetland preservation Therefore given the extremely limited presence of farmworkers in the community the City has not identified a need for specialized farmworker housing beyond overall programs for housing affordability 3 Site Improvements Developers of single-family residential tracts in the City are required to install arterial and local streets curbs gutters sidewalks water lines sewer street lighting and trees in the public nght-of-way within and adjacent to a tract These facilities are in most cases dedicated to the City or other agencies that are responsible for maintenance Without the site improvement requirement there are no other means of providing necessary infrastructure to the City's land parcels Requirements for site improvements are at a level necessary to meet the City s costs and are necessary to protect health safety and welfare The cost of these required off-site improvements vary with the sales price of each dwelling unit depending on the nature of development (I e hillside or flatland development) The City may also impose development fees on future housing developments in order to recover some of the cost of installing off-site improvements including upgrading the circulation system and other urban service systems to serve increased density The developed portions of Huntington Beach have the majority of necessary infrastructure such as streets electrical and water facilities already in place The Circulation Element of the Huntington Beach General Plan establishes the City s street width standards interior residential streets (secondary arterials) are required to have a standard 40 foot curb-to-curb width with six foot wide sidewalks The City 2008-2014 HOUSING ELEMENT 111115 HOUSING CONSTRAINTS does allow reduced 36 foot street widths although due to the Impact on fire truck access reduced street widths trigger fire sprinkler requirements in single-family homes The City has also allowed rolled curbs in situations where there is a reduced parkway/sidewalk width as a means of facilitating handicapped access for persons using the sidewalk An example is the 313 single-family home Summerlane development constructed in 2001/2002 This project was approved with reduced street widths four foot wide sidewalks and rolled curbs and Included some small lot development, allowing additional units to be built in the project 4 Development Fees The City collects various fees from development to cover the costs of processing permits Including fees for planning approvals subdivision map act approvals environmental review public works and plan check services and building permits among others In addition to these service fees associated with development processing the City also charges several impact fees to offset the future impact of development on traffic and circulation parks and libraries As a means of assessing the cost that fees contribute to development in Huntington Beach the City has calculated the total Planning Building and Public Works fees associated with development of two different residential prototypes The first prototype is a 30 lot single-family subdivision consisting of 2 100 square feet four- bedroom units The second prototype is a 30 unit apartment development consisting of 1 200 square feet two-bedroom units As indicated in Table III-4 development fees for the prototypical single-family project run approximately $63 000 per unit whereas per unit fees for the apartment project are around $19 000 3 For projects requiring a subdivision map by far the most significant fee is the parks and recreation fee which averages $35 000 per unit compared to a parks fee of 0 86/square foot for apartments School fees collected by the Huntington Beach School District or depending on location the Fountain Valley School District are also significant at $2 63/square foot The Economic Development Department may offer fee reimbursements as part of its overall package of development assistance for affordable housing projects For example the Redevelopment Agency recently paid for over $20 000 in fees associated with development of the Habitat for Humanity project developed at 2502 Delaware including grading permit fees Public Works connection fees construction permit fees traffic impact fees encroachment fees and escrow fees In addition development fee reductions are an eligible incentive under the City s affordable housing density bonus program 3 The formula and assumptions for calculating the prototypical residential development fees are detailed in Table III 5 2008-2014 HOUSING ELEMENT 11116 HOUSING CONSTRAINTS In March 2008 the City Council approved reductions in seven Planning Department fees The fee reduction most relevant to residential development is the 50 percent reduction in the cost for a Variance when processed in conjunction with a Conditional Use Permit reducing the cost to $1 223 for applications to the Zoning Administrator and $1,727 for applications to the Planning Commission AB 641 passed by the California legislature in 2007 helps to address the cash flow problems inherent in many affordable housing projects during the construction phase For affordable housing developments in which at least 49 percent of the units are affordable to low or very low income households AB 641 prohibits local governments from requiring the payment of local developer fees prior to receiving a certificate of occupancy Table 111-4 Summary of Development Fees— Prototypical Residential Projects Type 'er ' a y Y ir Unit4 WW!01!t Planning/Building Fees Tract Map/Parcel Map 73500 13560 Conditional Use Permit 28507 28507 Environmental Processing 311 23 311 23 Inspection 1 73665 137135 Building Plan Check 1 31985 104223 Plan Review(Planning) 1 21566 95994 Strong Motion 2049 1234 Library 1 10000 70400 Processing 2873 2873 School Fees 5 523 00 3 156 00 Parks/Recreation(fee) 35 000 00 1 376 Electrical Permit 17500 11200 Mechanical Permit 16395 13732 Plumbing Permit 28652 26860 Fence Permit 8761 8761 Addressing 2940 2940 Sub Total $48 018 16 $8 646 07 Public Works Development Fees Sewer City 1 74900 1 431 00 Sewer County 5 377 00 3 160 00 Traffic Impact Fee 90000 90000 Water 4 800 00 4 800 00 Drainage 163330 23330 Grading Permit 13553 13553 Street Plans 26283 18783 Tract Map Plan Check 4000 2330 Landscape Plan Check 14563 8713 Engineering/Inspection Sub Total $15 043 29 $10 958 09 Total Fees Per Unit $63 061 45 $19 604 16 Source City of Huntington Beach 2007 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$204 940 Fee Assessments based upon average apartment development of A) 1 200 sq ft of living area/400 sq ft garage B)2 bedroom units C)30 du/acre D)Type V construction and E)Buddmg Valuation$123 400 2008-2014 HOUSING ELEMENT 11117 HOUSING CONSTRAINTS Table III-5 Residential Development Fees r F8 Lim ' � �1 Ct � Planning Department 1 Tract Map $21 150 + $30/lot Total processing fee was Parcel Map $4 068 divided among each unit 2 Conditional Use Permit $8 552—Planning Commission Total processing fee was $3 568—Zoning Administrator divided among each unit 3 Parks/Recreation 5 # units x 2 68 x per acre value $35 000/unit for projects of project site requiring a subdivision map 86/square foot for apartment (in ding ara e s 4 Environmental Process $7 255 Environmental Assessment Assumes preparation of a Mitigated Negative Declaration pursuant to CEQA Total processing fee was dlvlded among each unit 5 Addressing $882/project Building Department 1 Inspection Per Project fee of Scenario $818 52 + $4 48/$1 000 SFR valuation $204 940 over$100 000 $500 000 MFR valuation$123 400 2 Building Plan Check 76% of Building Inspection Fee Scenario 3 Plan Review(Planning) 70% of Building Inspection Fee Scenario 4 Strong Motion Valuation x 0 0001 Scenario 5 Library Enrichment $015/sq ft including Scenario garage Development $0 44/sq ft including garage 6 Processing $28 73 7 School Fees $263/sq ft not including garage Scenario 8 Electrical Permit $0 07/sq ft Scenario 9 Mechanical Permit Per item cost Standard features included in calculation based on scenario 10 Plumbing Permit Per item cost Standard features included in calculation based on scenario 11 Fence Permit $40/foot for 6 foot tall block wall Assumed 75 lineal feet of 6 Fee based on valuation foot tall block wall per unit 2008-2014 HOUSING ELEMENT 11118 HOUSING CONSTRAINTS i F*e, Public Works 1 Sewer Connection-City $1 749-SFR Scenario $1 431 -MFR 2 Sewer - County (Capital $5 377 SFR(4 bdrms) Scenario Facilities Capacity Charge) $3 160-MFR 2 bdrms 3 Traffic Impact Fee $151 per trip end Scenario 4 Water $4 800 per unit =$144 000 total Total processing fee was divided among each unit 5 Drainage $12 600 per acre Total processing fee was divided among each unit 6 Grading Permit Varies depending upon protect $4 066 + 2% of on-site acreage and number of cubic improvments yards of soil involved Total processing fee was divided among each unit 7 Street Plans $5 635 + $750/sheet >3 sheets Total processing fee was divided among each unit 8 Tract Map-Plan Check $2 088 or $100 per lot which ever Scenario is greater 9 Landscape Plan Check $859—w/Tract Map + Total processing fee was $351 per sheet MFR divided among each unit 10 Engineering/Inspection Fees are highly variable by project Per unit fee was too variable characteristics (8% of public and was not addressed in table improvements estimates) City of Huntington Beach 2007 2008-2014 HOUSING ELEMENT 111119 HOUSING CONSTRAINTS 5 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 units selling price One way to reduce housing costs is to reduce the time for processing permits 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 The Zoning Administrator is a senior staff planner appointed by the Planning Director Residential projects acted on by the Zoning Administrator are small multi- family developments single-family construction in the Coastal Zone, tentative parcel maps and minor variances Any required environmental assessment is conducted concurrent with the planning analysis The Design Review Board reviews development proposals for their aesthetic value architectural style and landscape to ensure a quality physical design The Board reviews all protects in redevelopment zones all City specific plans and other areas designated by the City Council such as projects adjacent to publicly zoned property Residential projects are not subject to Design Review unless they are located in a redevelopment area or located in a specific plan The Design Review Board acts both as an advisory body to the City Council Planning Commission Zoning Administrator and staff as well as a final decision making body The Design Review Board has the authority to confer with developers/property owners regarding modifications to their projects and can impose conditions or request revisions if deemed reasonable and necessary for approval of the project Although Design Review is limited in its application to residential projects it does facilitate ultimate approval at the Zoning Administrator or Planning Commission level in that any potential design concerns are resolved prior to those hearings In 2000 the City adopted Urban Design Guidelines to provide clear examples of the quality and type of design that is recommended for all development in the City including single and multi-family residential projects The Urban Design Guidelines are accessible to the public at the Planning Departments zoning counter and on the City s website While the City encourages developers to incorporate the guidelines into the design of a project strict application of the guidelines is not required for project approval Design Review applications are processed concurrently with other project entitlements if any and do not add time to the review process Additionally projects approved with modifications can be checked for compliance by staff and generally do not require subsequent review by the Design Review Board Developments within areas of the City that fall within the Coastal Zone including Huntington Harbour and the downtown area generally require a Coastal Development Permit (CDP) The intent of the CDP is to ensure that projects comply with the City s Local Coastal Program and adhere to the policies and requirements 2008-2014 HOUSING ELEMENT 11120 HOUSING CONSTRAINTS of the California Coastal Act The California Coastal Commission has original permit Jurisdiction for developments on tidelands submerged lands and navigable waterways For most developments however the City of Huntington Beach Issues the CDP which can be processed concurrently with any other entitlements required for a proposed development project If no other entitlement is required the Zoning Administrator acts on the CDP application In addition certain developments may be exempted or excluded from obtaining a CDP in accordance with the provisions of the Huntington Beach Local Coastal Program City Planning staff conducted a survey of four Orange County jurisdictions to assess development processing times in comparison to similar communities As shown in Table III-6 average processing times in Huntington Beach compared particularly well for administrative approvals such as plan checking/building permits, site plan review and administrative permits For discretionary approvals such as tentative tract maps general plan amendments and zone changes the City had a broad range of processing times with the upper end of that range falling within the top end of the cities surveyed 2008-2014 HOUSING ELEMENT 111-21 HOUSING CONSTRAINTS Table III-6 Development Processing Times in Huntington Beach and Surrounding Communities in months y EDd $S ies r �a i T General Plan Amendment 6 12 2-5 9 6 8 12-24 18 for undeveloped' Zone Change 6 12 2-5 9 4-6 4 8 for infdl 2 3 months Conditional Use (Zoning Admm) Permit/ 4-6 months 2-3 Variance (Ping Comm) (Zoning Admin) 4-6 2 2%2 Administrative Permit 1 1Y2 2 3 1 2 3 EIR 6 4 6 12 8- 12 6-9 Tentative Tract 4-6 2 3 4-6 6 12 1 -22 Site Plan Min 90 days Review(Staff) 1 2-3 1 2-3 Max 6 months3 Site Plan Review (Ping Comm ) 3 4 2 3 4 3-4 1 -2 Initial check 10 days Plan Checking/ Recheck Budding Permits 2 days 2 3 3 4 weeks 1 -2 1 Source City of Huntington Beach Planning Department Survey August 2007 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 typical review process for a single-family residence usually consists of an over- the-counter plan check with the Planning Department in which plans are checked for compliance with applicable codes and development standards From there, a property owner brings their plans to the Building and Safety Department counter, adjacent to the Planning counter for submittal of the plans into plan check For smaller protects, such as residential remodels and additions. a Building and Safety Department plan check engineer may be able to provide an over-the-counter plan check and a property owner would be able to obtain their building ermits the same d ay For most new single-family dwellings and some multi-family residential projects, a property owner will leave their plans with the Building and Safety Department for Can check Depending on the quality of plans submitted by the property owner the entire process could take as little as 10 days but may take longer if subsequent plan 2008-2014 HOUSING ELEMENT 11122 HOUSING CONSTRAINTS checks are re aired As indicated in Table Ill-6 averse rocessin times for Ian check/ wilding permits in the City of Huntington Beach were comparatively shorter than surrounding cities As most property owners and developers will factor some amount of time for plan check and building permits into a projects budget, typical processina times for most single-family dwellings and some multi-family projects do not impact housing costs and constrain the provision of housing When a single-family dwelling proposes to deviate from applicabig codes or is located in the coastal zone a discretionary entitlement such as a variance or coastal development permit is required The City s Zoning Administrator acts on these requests and processing times would be an additional two months longer than the !an check times noted above However, the City does offer a waiver of development standards for variances deviatinci less than 10 percent from the code Waivers significantly reduce processing times by one to one and a half months and eliminate the requirement for making variance findings and a public hearing_ Additionallv, the City s zoning. code allows dwelling units in the majority of the coastal zone that meet all applicable development standards to be excluded from the requirements of a coastal development permit Exceptions to this are areas located adjacent to a waterway, Pacific Coast Highway or a wetlands area Multi-familv residential protects tvoicaliv require some Woe of discretiongr y action Protects with five to nine units require a conditional use permit (CUP) from the Zoning Administrator while projects with 10 or more units require a CUP from the Planning, Commission Processing times for a CUP at the Planning Commission level can take up to four months While this vovision can be a constraint for projects already zoned for multi-family housing, the project may b requesting ether entitlements such as a variance, coastal development rermit or subdivision map that would alreadv increase processinq times Nonetheless the re uirement for a CUP for multi-family projects in multi-family zoninq districts may serve as a otential constraint due to the additional time and costs involved Also because a CUP requires specific findings to be mad ,�aroject approval is not guaranteed, which may hinder some Potential developers/property owners from applying for a CUP Reco nc _iz�ng that the multi-famikCUP requirement may constrain the provision of housi for evaluation of the City s residential land use controls to increase the unit threshold for a CUP in Imulti- family zoning distracts As Huntington Beach is a mosti built out city with little vacant residential land available typical multi-family projects are smaller infill developments By raising the unit number threshokdzthe CUP requirement for most multi-family protects would be eliminated 2008-2014 HOUSING ELEMENT 11123 HOUSING CONSTRAINTS 6 Building Code Huntington Beach has adopted the latest 2001 version of the California Building Code along with all required updates The State Building Code establishes construction standards necessary to protect public health safety and welfare and the local enforcement of this code does not unduly constrain development of housing Huntington Beach has adopted the following local amendments to the California Building Code to protect the public health and safety from hazards Indigenous to the City Fire sprinklers are required in all multi-family buildings, and in single-family homes greater than 5 000 square feet in size Sprinklers are also required in subdivisions with reduced street widths or cul-de-sac lengths greater than 600 feet and in homes greater than 150 feet from a fire hydrant ➢ Portions of the City have been identified by the State as moderate risk Special Fire Hazard Areas The City is currently evaluating requirements for fire retardant roof materials and non-combustible exterior materials for new development in these areas Proposed development within the City s methane overlay districts is required to be reviewed by the Fire Department for determination whether soil testing for the presence of methane gas is required The presence of high levels of methane gas near the soil surface may require mitigation before grading occurs Mitigation may take the form of venting abandoned oil wells underground gathering and collection systems for gasses and vent systems (Refer to Section on Environmental Constraints for further discussion of methane impacts on development) In 2008 the City will adopt the new International Code of Building Officials (ICBO) as required of all jurisdictions in California While the new ICBO will bring California building codes into consistency with the rest of the country changes from the current State Building Code are anticipated to increase the costs of development 2008-2014 HOUSING ELEMENT III-24 HOUSING CONSTRAINTS B MARKET CONSTRAINTS I Availability ®f Financing The availability of financing in a community depends on a number of factors Including the type of lending Institutions active in the community lending practices rates and fees charged laws and regulations governing financial institutions and equal access to those institutions Through analysis of Home Mortgage Disclosure Act (HMDA) data on the disposition of residential loan applications an assessment can be made of the availability of residential financing within a community Residential lending activity in Huntington Beach is high with a total of 6192 applications for conventional home purchase loans in 2005 reflecting purchase activity on approximately 15 percent of the City s ownership housing stock Table III- 7 provides information on the status of home purchase loan applications in both Huntington Beach and Orange County As illustrated by this table at 69 percent the loan approval rates in Huntington Beach were identical to those Countywide Review of loan approvals by census tract identify only one census tract with loan approval rates significantly below the 69 percent citywide average census tract 994 02 (Oak View) with a loan approval rate of only 47 percent and loan denials of 28 percent The Oak View neighborhood has been the focus of significant City investment in code enforcement rehabilitation and provision of affordable housing including homebuyer assistance all which help to improve access to credit in this lower income neighborhood Table IiI-7 Status of Home Purchase Loans - 2005 Huntington Beach and Orange County MSA Loins Approved Loan sill ' moan Ah'drawn ote ' Huntin it OrdngeCo4 Hunt gton/,/Orange H t 46n Orang i o� r BeaC Beast Co ' �F Bach x # Loan 4 239 74 194 986 18 046 917 15 486 Applications % of Total 69% 69% 16% 17% 15% 14% Source Home Mortgage Disclosure Act Data 2005 Compiled by Karen Warner Associates Note Approved loans include loans originated and applications approved but not accepted 2 Price Of Land The availability and price of land represents a significant market constraint to housing production throughout most of Southern California and particularly in high cost coastal communities like Huntington Beach According to market comparables compiled by the City s economic Consultant residential land costs average around $65/square foot in the inland portions of the City and up to $150/square foot for Coastal parcels The economic analysis conducted in support of the Beach/Edinger Specific Plan documents land values at $70/square foot for condominiums 2008-2014 HOUSING ELEMENT III-25 HOUSING CONSTRAINTS $50/square foot for apartments and $30/square foot for retail evidenced of the strong demand for housing The Huntington Beach Redevelopment Agency plays an Important role in both land assembly and write-down in support of affordable housing 3 Cost of Construction A major cost associated with the development of housing is the cost of building materials which have risen dramatically in recent years According to the U S Department of Labor the overall cost of residential construction materials rose 22 percent between 2004-2006 with steel costs Increasing 63 percent and the cost of cement increasing 27 percent However with the slow down in the real estate market the price of construction materials is finally beginning to level off 10 Hard construction costs include building shell costs on and off-site improvements parking and all contractor costs 1' Construction costs for high density (25 du/acre) apartment development run around $150 000 per unit including $10 000/unit for structured parking Hard construction costs for development of medium density (15 du/acre) condominiums over podium parking run approximately $200 000 per unit including $35 000 per unit for the parking structure A reduction in amenities and the quality of building materials (above a minimum acceptability for health safety and adequate performance) can result in lower development costs As part of the City s inclusionary housing and density bonus programs the City could allow for affordable units to be smaller in size (maintaining the same number of bedrooms) and have different features and interior finishes than market rate units provided all project units were comparable in construction quality and exterior design Another factor related to construction costs is the number of units built at one time As that number increases overall costs generally decrease as builders are able to take advantage of the benefits of economies of scale 90 www dcd com/pdf_fdes/0701 trends pdf 11 Contractor costs encompass the contractors fee general conditions insurance and bonds and construction contingency 2008-2014 HOUSING ELEMENT 111-26 HOUSING CONSTRAINTS C ENVIRONMENTAL AND INFRASTRUCTURE CONSTRAINTS Portions of Huntington Beach are exposed to a variety of environmental hazards that may constrain the development of lower priced residential units In addition Inadequate Infrastructure may also act as a constraint to residential development 1 Floodplaln Situated on a low-lying floodplain 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 floodplaln from A99 to X which means that the area is no longer in the floodplaln 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 In 2004 FEMA again updated the flood hazard map and removed all remaining A99 designated areas in Huntington Beach The City has three remaining flood zones X A and AE Properties designated X are exempt from flood construction requirements and have a substantial reduction in flood insurance rates While improvements to flood control channels have removed many properties from the floodplaln a considerable portion of the City is still designated within a floodplaln One mixed-use project proposed to provide 500 residential units is located within a floodplaln area The developers are currently working on plans to comply with FEMA requirements for floodproofing The City s experience has been that developers have economical ways to floodproof residential units typically by raising a site and that a floodplaln designation has not served to deter development as demonstrated by the Blue Canvas residential project a 201-unit multi-family residential development set to begin construction in late 2007 Additionally there are several vacant infill properties that are located within a flood zone specifically within the Huntington Harbour area and the southeast portion of the City However areas that have to comply with floodproofing requirements are almost entirely built out with the majority of undeveloped residential properties including the downtown area outside the designated floodplains 2 011 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 2008-2014 HOUSING ELEMENT 11127 HOUSING CONSTRAINTS 3 Hazardous Waste/Methane 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 Areas within Huntington Beach that have been affected by methane gas 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 downtown12 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 Report13 A later study by GeOScience Analytica114 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 $3 000-$100 000 or more depending on the size of the lot and extent of the contamination With sites in the downtown selling for $150/square foot and up this remediation cost represents a fraction of the land value and has not served as a deterrent to development Only one prior oil lot remains in the downtown for residential development and has been included in the vacant residential sites inventory contained in Appendix A 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 $5 - $7 per square foot for a typical 3 000 square foot single- family home Given that homes this size or smaller start at over $850 000 the additional $15 000-$21 000 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 $75 000-$100 000 12 Angus Petroleum 1988 13 Angus Petroleum 1988 14 Angus Petroleum 1988 2008-2014 HOUSING ELEMENT 11128 HOUSING CONSTRAINTS 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 From 1997 through 2005 2 022 homes have been built in this area Because of the DA the remediation has not been a significant 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 residential development consisting of 256 detached and attached single-family homes built in 2001/2002 This is a former Chevron property and was remediated by Chevron pursuant to the DA referenced above although it is not part of the Holly Seacliff Specific Plan 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 The most significant of these is the 31 acre Pacific City site a former Chevron property that is currently under construction with 516 residential units as well as commercial buildings As previously mentioned based on the City s vacant land survey, only one additional oil lot remains in the downtown for residential development 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 4 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 The City currently has one property with degraded wetlands that is proposed for residential development The owner received approval from the City in 2002 to construct 170 units however due to wetland concerns the project Parkside Estates did not receive any type of approval from the Coastal Commission until November 2007 The Commission voted to approve a conceptual land use plan with expanded wetland and buffer areas As a result it is expected that the project will be reduced by approximately 50 units The project requires further approvals from the Coastal Commission and the City before the final unit count and project viability can be ascertained 2008-2014 HOUSING ELEMENT 11129 HOUSING CONSTRAINTS mobile home park tenants and park owners through monthly meetings of the Mobile Home Park Advisory Board 7 Condominium Conversion Ordinance Apartment projects proposed for conversion to condominium ownership are subject to the City s Residential Condominium Conversion regulations These regulations require a permit for conversion and compliance with current zoning requirements for newly developed condominiums including parking requirements The Ordinance further requires a finding that the proposed conversion will not displace a significant percentage of low or moderate income disabled or senior citizen tenants or eliminate a significant number of low and moderate income rental units from the City s housing stock at a time when no equivalent housing is readily available in the Huntington Beach area With growing interest among the local development community in condominium conversions spurred by favorable market conditions it may be appropriate to strengthen the City s current Ordinance to preserve the existing rental housing stock and require affordable units in projects approved for conversion The City may want to consider establishing a minimum rental vacancy threshold on which to base the finding that equivalent housing is readily available in the Huntington Beach area, a previous City ordinance required a minimum three percent rental vacancy prior to allowing conversions In addition, similar to many jurisdictions with inclusionary housing ordinances Huntington Beach may want to extend its inclusionary housing requirements to condominium conversions to provide affordable homeownership opportunities 2008-2014 Objective Implement the City's Condominium Conversion Ordinance Evaluate strengthening the current Ordinance to establish minimum rental vacancy thresholds and/or extending the City's inclusionary housing requirements to encompass condominium conversions PROVISION OF ADEQUATE SITES 8 Residential and Mixed-Use Sites Inventory As part of this Housing Element update, the City performed a parcel-specific vacant sites analysis using its Geographic Information System (GIS) Only limited vacant residential sites remain in Huntington Beach, with most of the City's remaining vacant sites consisting of small scattered parcels Far more significant development opportunities exist for mixed-use along transportation corridors within the City The City has experienced increasing development interest in conversion of non-residential land to mixed use The City's economic consultant indicates that given current residential values little or no Agency assistance is necessary to achieve financial feasibility for market rate development 2008-2014 HOUSING ELEMENT V-21 HOUSING PLAN As a means of facilitating the development of affordable housing on identified residential and mixed use sites, the City offers a variety of financial and regulatory incentives, described in Program 12 (Affordable Housing Development Assistance), Program 14 (Affordable Housing Density Bonus), and Program 18 (Development Fee Assistance) In addition, the City s inclusionary ordinance requires the provision of 10 percent affordable units, and 15 percent for sites within a Redevelopment Project Area Many of the sites within the residential sates inventory fall within the Huntington Beach Redevelopment Project where the Redevelopment Agency will continue to serve as a catalyst for change through assembly of sites for development 2008-2014 Objective Maintain a current inventory of vacant residential sites and potential mixed-use Inflll sites and provide to interested developers In conjunction with information on available development incentives Adopt a Citywide mixed use ordinance to expand the potential for mixed use developments in the City Conduct annual monitoring of residential sites capacity to ensure the continued provision of adequate sites to address the City's regional housing needs by income category throughout the planning period Should a shortfall be identified, redesignate additional sites as necessary 9 Beach/Edinger Corridor Specific Plan Beach Boulevard and Edinger Avenue are two primary economic engines for Huntington Beach including auto sales and various large and small commercial developments as well as residential and institutional uses it is the City s desire to enhance and maximize the potential of these major thoroughfares and to this end in the fall of 2006 the City hired a consultant team to perform a revitalization study for the corridors The project is intended to determine and implement a clear vision for growth and change to be defined by a planning process involving city officials citizens stakeholders and city staff A specific plan is in the process of being drafted to implement this vision, defining land use and form-based development standards to replace pre-existing zoning regulations as well as set forth a series of new public improvements to enhance the corridors' physical image The market demand analysis documents a strong demand for new investment In residential development along the corridor A key component of the Plan is the integration of higher density housing including introduction of up to 3,000 new units on Edinger Avenue and 2,000 units on Beach Boulevard The Plan is being developed to permit residential use by right on every parcel in the Edinger Corridor area, with additional capacity on Beach Boulevard, including designation of several parcels for exclusively residential use Certain locations within the Specific Plan will require residential development to include ground floor commercial use, while other areas will permit stand-alone multi-family residential without a commercial component The Plan s form-based zoning will not include prescriptive density or Floor Area Ratio limitations, but will instead regulate development based on building 2008-2014 HOUSING ELEMENT V-22 HOUSING PLAN form and scale A building height of up to six stories will generally be permitted, with reduced parking standards being evaluated as part of the Plan s development The City will specifically encourage and facilitate the provision of housing affordable to lower income households within the Specific Plan through several tools The Economic Development Department will maintain a current list of potential development sites suitable for affordable housing - including both private and Agency-owned land - and can assist in land assembly for sites within the Huntington Beach Redevelopment Protect Area Land use regulations in the Specific Plan facilitate provision of lower cost development options, including no limitations on density, 6-story height limits, and reduced parking standards Projects within the Specific Plan will be re uired to fulfill inclusions housing re uirements either on- site or within the Specific Plan, with protects exceeding inclusionary thresholds on- site eligible for reduced development fees (refer to Program #18) Other financial and regulatory incentives to facilitate affordable housing are described in Program 12 (Affordable Housing Development Assistance) and Program 14 (Affordable Housing Density Bonus) 2008-2014 Objective Adopt the Beach/Edinger Corridor Specific Plan in 2008 providinM expanded capacity for high density residential and mixed use development by right Establish form-based standards which facilitate development Encourage the provision of housing affordable to lower income households by regu€ring €nclusionary units to be provided on-site or within the boundaries of the Specific Plan and providing additional incentives for increased percentages of affordable units The City will monitor development in the Specific Plan to ensure that affordable housing opportunities are being provided within the Specific Plan area, 101'ensure the effectiveness qt-ffid' Specific Plan strategK to acc w- mo a the tedional h r lowerAncome households, n effective publicengagerne Or s will be ld 9a Residential Rezoning Program As a means of providing adequate sites to address the City s shortfall of sites for 311 moderate income and 352 lower income units permitted to be part of a mixed use development Huntington Beach will adopt the Beach/Edin er Corridor Specific Plan providing opportunities for approximately 5,000 new high density residential and mixed use units By way of example, eight example opportunity sites and mixed-use protect proposals have been identified within the Specific Plan (refer to Table IV-6), providing residential densities at a minimum of 30 units/acre To address the shortfall of sites for 352 lower income units on sites designated for exclusive residential use, the City will select from the sites identified in Table IV-7, providinci for densities of 30+ units/acre Rezoned sites will allow for residential uses by right , have the capacity for at least 16 units, and will be available for development within 2008-2014 where water and sewer can be provided If, through the public review process, certain sites are removed from the sites inventory for rezoning the City will replace these with alternate sites to ensure ade uate sites are provided to address regional housing needs by income cate r f� 2008 2014 HOUSING ELEMENT V 23 HOUSING PLAN 2008-2014 Obiective Redesignate sites to accommodate at least 704 units at 30+ units/acre, and 311 units at 12+ units/acre Complete rezoning by June 2009 10 Residential Development Opportunities on School Sites The City works with the school districts to provide residential opportunities on appropriate surplus school sites Residential entitlements are being processed on two Fountain Valley School District sites and the Huntington Beach C� School District issued a Request for Proposal for residential development on four closed school sites 2008-2014 Objective Continue to attend quarterly meetings with the school districts in Huntington Beach to coordinate activities and provide additional sites for residential development Complete entitlements on the two Fountain Valley School sites by 2009 11 Second Units A second unit is a self-contained living unit with cooking, eating, sleeping and full sanitation facilities either attached to or detached from the primary residential unit on a single lot Second units offer several benefits First they typically rent for less than apartments of comparable size and can offer affordable rental options for seniors college students and single persons Second, the primary homeowner receives supplementary income by renting out their second unit, which can help many modest income and elderly homeowners remain in or afford their homes Pursuant to current State law the City has amended its second unit provisions to utilize a ministerial process for second unit applications Section 230 10 of the Zoning Code now permits attached second units as an accessory use in all residential zone districts on minimum 6,000 square foot lots The maximum size of the second unit is 650 square feet and cannot exceed one bedroom One additional off-street parking space is required for the second unit except in the Coastal Zone where a minimum of two parking spaces are required to be provided on the project site for the second unit The Planning Director approves second units based upon the following conditions ➢ The dwelling conforms to the design and development standards set forth by the ordinance ➢ The unit maintains the scale of adjoining residences and is compatible with the design of existing dwellings in the vicinity in terms of building materials, colors and exterior finishes ➢ The main dwelling or second unit will be owner occupied ➢ Public and utility services including emergency access are adequate to serve both dwellings 2008-2014 HOUSING ELEMENT V-24 HOUSING PLAN 2008-2014 Objective Through Implementation of the City s second unit ordinance provide additional sites for the provision of rental housing Educate residents on the availability of second units through development of Informational materials for distribution at the public Planning Department counter, and through advertisement on the City s website ASSIST IN DEVELOPMENT OF AFFORDABLE HOUSING 12 Affordable Housing Development Assistance The City and its Redevelopment Agency play an active role in the provision of quality affordable housing through land assembly and write-downs direct financial assistance using HOME redevelopment set-aside and Housing Trust Fund resources and regulatory incentives (density bonus and other development incentives) The City also provides technical assistance to developers in support of affordable housing development including evaluation of projects for appropriate use of funding sources, assistance in completion of funding applications and assistance in moving projects forward through the public review process The Redevelopment Agency owns a 2 7acre vacant parcel on McFadden Avenue near Golden West College for which it plans to partner with a non-profit for development with a minimum of 175 units of affordable housing The Agency intends to issue a Request for Qualifications in mid-2008 to non-profit housing developers for development of the site, and complete negotiations with the selected developer by year end, environmental review on the site will be conducted as part of the EIR on the Beach/Edinger Specific Plan The Agency s contribution to the project will include a land write-down, as well as gap financing using set-aside funds The Redevelopment Agency is also considering issuance of a +/- $10 million taxable bond secured by set-aside funds that would be used in combination with current housing funds to obtain outside leverage, such as Low Income Housing Tax Credits and Multi-Family Housing Program (MHP) funds The Agency anticipates utilizing revenues for the assemblage of contiguous parcels in the Oakview neighborhood combined with initial rehabilitation to bring properties into decent, safe and sanitary condition The ultimate plan would be to replace the existing projects with mixed- income new construction projects with the following parameters ➢ Development would include approximately 40 affordable rental units ➢ Units would be designed to accommodate families Development would integrate open space and support services available to community residents Single Room Occupancy (SRO) residences are small, single room units often with common kitchen facilities that can provide an entry point into the housing market for extremely low income individuals, formerly homeless and disabled persons Huntington Beach has adopted an SRO ordinance to facilitate the provision of 2008-2014 HOUSING ELEMENT V-25 HOUSING PLAN SROs, and provides over 100 affordable SRO units within Beachview Villas As a means of helping to address the community s needs for additional extremely low Income housing, the City will offer regulatory and financial Incentives to encourage the creation of additional SRO housing 2008-2014 Objective Continue to provide regulatory and financial assistance for the development of affordable housing with a goal to provide 175 units on Agency-owned parcel and 40 additional affordable rental units and SRO housing Pursue issuance of a local housing bond 13 Workforce Housing Program Huntington Beach has faced significant increases in housing prices, with the median single-family home selling for $770 000, and the median condominium selling for $460,000 As presented in the Housing Needs Assessment, the affordability gap for a three person household earning moderate income ($77 880 @ 110% AMI) ranges from $200 000 for a condominium unit to $300 000 for a single-family home Such high housing costs place homeownership out of reach for a large segment of the community s workforce The City has established an objective to extend homeownership opportunities to its workforce unable to afford market rate housing Because the level of subsidy to assist moderate income households is cost prohibitive the City proposes establishing a homeownership assistance program targeting its workforce earning up to 140% AMI The program would be funded using Housing Development Fund and Inclusionary Housing in-lieu fee revenues subject to approval by the City Council with the assistance cap proposed to be set at $100 000 per unit 2008-2014 Objective Adopt Workforce Housing Program Guidelines in 2008 and assist five households on an annual basis 14 Inclusionary Housing Ordinance Zoning Ordinance Section 230 26 requires new residential projects with three or more units to provide at least 10 percent of the total units for low and median income households at an affordable housing cost for a 60 year period Rental units are required to be made available to very low to low income households while owner units are to be available to low to median income households Affordable units are permitted to be provided at an off-site location, and may be new construction substantial rehabilitation preservation of assisted rental housing at-risk of conversion or mobile homes The City allows payment of an in-lieu housing fee by right for projects with 3-9 units In October 2007 the City Council adopted an affordable housing in-lieu fee ranging from $9 430 - $16 500 per unit, depending on project size Fees are updated annually beginning in January 2008, and are placed into a City Housing Trust Fund The City has formed an Ad Hoc Housing Committee comprised of three Councilmembers and other stakeholders to evaluate the option of extending payment of the in-lieu housing fee to all projects 2008-2014 HOUSING ELEMENT V-26 HOUSING PLAN As a means of fulfilling the inclusionary housing requirements under Redevelopment Law residential and mixed use developments within Redevelopment Projects Areas are subject to a 15 percent inclusionary requirement The City s inclusionary ordinance provides incentives for compliance by offering density bonuses and additional regulatory incentives for provision of 10 percent low or median income units, or 15 percent within Redevelopment Project Areas To provide flexibility, the ordinance now provides the option for payment of an in-lieu fee for projects with fewer than 10 units, as well as providing options for provision of off- site units through new construction or substantial rehabilitation, or preservation of at- risk units or mobile homes 2008-2014 Objective Continue to utilize the inclusionary Housing Ordinance as a tool to integrate affordable housing within market rate developments or alternatively to generate fees in support of affordable housing in off-site locations Implement the Affordable Housing Ad Hoc Committee s recommendation regarding use of in-lieu fees 15 Green Building Green buildings are structures that are designed renovated, re-used or operated in a manner that enhances resource efficiency and sustainability These structures reduce water consumption improve energy efficiency and lessen a buildings overall environmental impact The City s Planning Department offers a Green Building Tips handout for both homeowners and builders, and the City is initiating a fee reduction program for remodels that include solar panels Both the Planning Commission and City Council have formed subcommittees to evaluate establishing a Green Building Program, and the City has budgeted for a new Green Building/Energy Coordinator staff position within the Planning Department To further green building goals, residential and mixed-use developments receiving Redevelopment Agency assistance will be required to include sustainable design features to the extent financially feasible such as ➢ Energy and water reduction strategies ➢ Building design that maximizes sunlight for heat and light and maximizes air flow for natural cooling ➢ Solid waste reduction technologies ➢ Storm water mitigation ➢ Gray water recycling 2008-2014 Objective Based on the direction of the Planning Commission and City Council subcommittees, establish a comprehensive green building program, and provide dedicated staff for implementation Implement requirements for green building design in Agency-assisted new construction 2008-2014 HOUSING ELEMENT V 27 HOUSING PLAN 16 Child Care Facilities The City of Huntington Beach recognizes that finding adequate and convenient child care is critical to maintaining quality of life for many households in the City In early 2007 the City Council adopted an ordinance to allow large family day care uses administratively in residential zoning districts The City s Zoning Code (Section 230 14 G) provides additional density bonuses and incentives for the inclusion of childcare facilities in affordable housing projects Additionally other General Plan elements incorporate policies to facilitate the provision of child care facilities in the City To further the commitment to providing adequate child care opportunities the City will work with project applicants to evaluate the demand for child care in new housing developments and establish incentives for the inclusion of child care in housing developments 2008-2014 Objective Continue to implement the large family day care ordinance and evaluate other areas of the Zoning code where incentives for the provision of child care can be established, possibly including the use of expedited entitlements Continue to offer childcare density bonus incentives in conjunction with affordable housing projects as provided for under State law REMOVAL OF GOVERNMENTAL CONSTRAINTS 17 Affordable Housing Density Bonus Zoning Code Section 230 14 sets forth the City s new density bonus incentives consistent with the most recent changes to State law In summary applicants of residential projects of five or more units may apply for a density bonus and additional incentive(s) if the project provides for one of the following ➢ 10% of the total units for lower income households or ➢ 5% of the total units for very low income households or ➢ A senior citizen housing development or mobilehome park that limits residency based on age requirements for housing for older persons or ➢ 10% of the total dwelling units in a condominium for moderate income households The amount of density bonus varies according to the amount by which the percentage of affordable housing units exceeds the established minimum percentage but generally ranges from 20-35% above the specified General Plan density In addition to the density bonus eligible projects may receive 1-3 additional development incentives, depending on the proportion of affordable units and level of income targeting The City offers the following development incentives in conjunction with the density bonus ➢ A reduction in site development standards or architectural design requirements 2008-2014 HOUSING ELEMENT V-28 HOUSING PLAN ➢ At the request of the developer the City will permit a reduced parking ratio (Inclusive of handicapped and guest parking) of 1 space for 0-1 bedroom units 2 spaces for 2-3 bedroom units and 2'/2 spaces for four or more bedrooms ➢ Approval of mixed-use zoning in conjunction with the housing project if nonresidential land uses would reduce the cost of individual units in the housing project and the nonresidential land uses would be compatible with the project and adjoining development ➢ Other regulatory incentives or concessions proposed by the applicant or the City that would result in identifiable cost reductions 2008-2014 Objective Continue to implement the Affordable Housing Density Bonus as a means of enhancing the economic feasibility of affordable housing development 18 Development Fee Assistance The City collects various fees from development to cover the costs of processing permits and providing services and facilities While almost all these fees are assessed on a pro rate share system they often contribute to the cost of housing and constrain the development of lower priced units The reduction of City fees can lower residential construction costs and ultimately sales and rental prices The Huntington Beach Redevelopment Agency currently offers fee reimbursements as part of its overall package of development assistance for affordable housing developments As a means of clarifying this program and providing greater certainty to developers on the level of financial incentive, the City will adopt an Affordable Housing Fee Reduction Ordinance which delineates a reduced fee schedule for affordable proiects Residential protects providing a greater percentage of affordable units than required under the City s inclusionary ordinance (15% within Redevelopment Proiect Areas, 10% outside Protect Areas) will be eligible for reduced City fees In support of the ordinance, the City will conduct a fee study to determine which fees will be reduced and by how much, at a minimum, the following fees will be evaluated for reduction Building Permit fee, Plan Review fee, Traffic Impact fee, and Parks/Recreation fee The fee study will also evaluate providing discounted fees on market rate units within protects providing greater than 50 percent affordable units AB 641 now allows developers of affordable housing protects with a minimum of 49 percent very low and low income units to defer payment of development fees until issuance of a certificate of occupancy As part of the Affordable Housing Fee Reduction Ordinance, the City will incorporate in fee deferrals consistent with AB 641 2008-2014 Objective Conduct a fee study and adopt an Affordable Housing Fee Reduction Ordinance by the end of 2009 as an incentive for protects to 2008-2014 HOUSING ELEMENT V 29 HOUSING PLAN provide increased percentages of affordable units Incorporate provisions for development fee deferrals consistent with AB 641 19 Residential Processing Procedures The evaluation and review process required by City procedures contributes to the cost of housing One way to reduce housing costs is to reduce the time for processing permits While administrative approvals in Huntington Beach compare favorably with other Orange County jurisdictions, processing times for discretionary approvals fall in the upper end of the range of the cities surveyed Recognizing that the City s requirement for Conditional Use Permit (CUP) approval before the Planning Commission for multi-family projects with 10 or more units may serve as a constraint to the provision of housing, the City is committed to Increasing the unit threshold for a CUP in multi-family zoning districts As Huntington Beach is a mostly built out city with little vacant residential land available, typical multi-family projects are smaller infill developments By raising the unit number threshold, the CUP requirement for most multi-family projects would be eliminated 2008-2014 Objective Review the typical project size of multi-family development projects already zoned for residential use to determine an appropriate size threshold to permit multi-family uses by right, and undertake amendments to the Zoning Code to eliminate the CUP requirement for projects below this threshold 20 Zoning Ordinance Revision As part of the Governmental Constraints analysis for the Housing Element update, the following revision to the Huntington Beach Zoning Code was identified as appropriate to better facilitate the provision of a variety of housing types and housing to address the needs of extremely low income households ➢ Add transitional housing and supportive housing within the code s definition section, and list as permitted uses within residential zone districts ➢ Identification of emergency shelters as a permitted use in the Industrial General (IG) and Industrial Limited (IL) Zone Emergency shelters will be subject to the same development and management standards as other permitted uses in Industrial zones, as summarized in the Constraints chapter of the Housing Element In addition, the City will develop written objective standards for emergency shelters to regulate the following, as permitted under SB 2 ■ The maximum number of beds/persons permitted to be served nightly ■ Off-street parking based on demonstrated need but not to exceed parking requirements for other residential or commercial uses in the same zone ■ The size/location of exterior and interior onsite waiting and client intake areas ■ The provision of onsite management ■ The proximity of other emergency shelters provided that emergency shelters are not required to be more than 300 feet apart 2008-2014 HOUSING ELEMENT V 30 HOUSING PLAN ■ The length of stay ■ Lighting ■ Security during hours that the emergency shelter is in operation 2008-2014 Objective Amend the zoning ordinance by December 2009 to _make explicit provisions for transitional and supportive housing, and emergency shelters Develop objective standards to regulate emergency shelters as provided for under SB 2 EQUAL HOUSING OPPORTUNITY 21 Fair Housing The City uses the services of the Fair Housing Council of Orange County (FHCOC) to implement the regional Fair Housing Plan (Al) and to offer the following services ➢ Fair Housing Community Education ➢ Fair Housing Enforcement ➢ Tenant Legal Assistance ➢ Housing Dispute Evaluation and Resolution ➢ Mediation Program FHCOC assists up to 900 Huntington Beach households annually with tenant/landlord issues and handles up to 14 fair housing cases each year on behalf of residents FHCOC provides fair housing education and outreach within Huntington Beach including approximately a dozen presentations annually to groups such as the Oakview neighborhood, realtor groups, apartment managers, City staff, and others on request Specifically, in the Oakview neighborhood which contains a high recent immigrant population, FHCOC provides bi-lingual outreach once or twice a year at scheduled events, and distributes fair housing information to owners of rental Property in the area 2008-2014 Objective Contract with the FHCOC to provide a high level of fair housing services to residents, encompassing education, mediation, discrimination investigation and resolution Continue to promote fair housing practices through invitation of FHCOC participation at community events, inclusion of fair housing criteria in City housing agreements and assistance in dissemination of fair housing educational information to the public through distribution of brochures at City community centers and libraries 22 Reasonable Accommodation The City will adopt a reasonable accommodation procedure to encourage and facilitate the provision of housing for persons with disabilities including, but not limited to, procedures for the approval of group homes, accessibility improvements and ADA retrofit protects The process for adopting a reasonable accommodation procedure will involve an evaluation of the zoning code and other applicable codes 2008-2014 HOUSING ELEMENT V 31 HOUSING PLAN for compliance with fair housing laws The adopted reasonable accommodation procedure may include measures that provide flexibility in development standards and land use controls, reduced processing times, expedited plan checks and public education/outreach efforts 2008-2014 Objective Adopt and Implement a reasonable accommodation procedure, Inform and educate the public on the availability of the reasonable accommodation procedure through the dissemination of Information on the City s website and at the Planning and Building and Safety Departments public counter 23 Continuum of Care - Homeless Assistance The City s Economic Development and Community Services staff are active participants in the County s Continuum of Care to assist homeless persons transition towards self-sufficiency The City s strategy is to continue to support a continuum of programs, including homeless support services, emergency shelter, transitional housing, permanent affordable housing, and homeless prevention services Specific City support into the County's annual Continuum of Care funding application to HUD includes 1) data compilation on homeless services and facilities 2) providing official letters of support for the funding application and 3) participation in meetings of the Orange County Cities Advisory Committee, responsible for the regional Continuum of Care Homeless Strategy The City provides funds to local non-profit groups that provide housing and services to the area s homeless and at-risk population both for services and capital improvements to facilities public notification of funding availability is provided through newspaper advertisements and direct notification to local service providers To better facilitate the provision of housing for these populations, the City will modify its Zoning Code to specifically identify transitional and supportive housing as permitted uses within residential zone districts, and emergency shelters as a permitted use in the Industrial General (IG) and Industrial Limited (IL) Zone 2008-2014 Objective Continue participation in the County s Regional Committee for the Continuum of Care and annually allocate CDBG monies to fund agencies serving the homeless and at-risk population In support of the County's efforts to implement the Client Management Information System `CMIS' online database to provide unduplicated tracking of homeless programs, the City will encourage its service providers to become integrated within the CMIS system 24 Project Self-Sufficiency The Huntington Beach Community Services Department initiated Project Self-Sufficiency (PS-S) over 20 years ago with the City s program growing to receive national attention as one of the best in the country PS-S assists extremely low to low income single-parents to achieve economic independence from governmental assistance through a vast network of 2008-2014 HOUSING ELEMENT V-32 HOUSING PLAN human services including job training and placement education scholarships childcare scholarships rental assistance transportation and emergency services The 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 PS-S parents are required to attend school or occupational skills training maintain employment and work towards achieving a career to support their family Participants work with PS-S staff to define their goals and develop strategies through education and skills training to achieve these goals Parents are encouraged to become involved in the Huntington Beach community and various PS-S committees and support each other by attending monthly meetings 2008-2014 Objective Continue to provide General Fund and CDBG support to PS-S to support extremely low to low income single-parents in their transition to self-sufficiency Seek to assist a minimum of 90 households annually, with Huntington Beach residents comprising a minimum of 70% of those assisted 2008-2014 HOUSING ELEMENT V-33 HOUSING PLAN Table V-4 Housing Program Summary Housing Program 2008 2014 Objective Funding Responsible Time Program Goal Source Agency Frame 1 Single Family Provide financial Adopt new CDBG Economic 2008-2014 Rehabilitation assistance for guidelines Assist 15 RDA Set Aside Development Adopt guidelines by home repairs households annually Department 2008 or 105 over the 2008 2014 period 2 Multi Family Improve Acquire rehabilitate HOME Economic 2008 2014 Acquisition/Rehab dilapidated and establish RDA Set Aside Development Complete the 48 through Non Profit housing improve affordability Department unit Delaware Developers neighborhoods covenants on 120 project in 2009/10 preserve rental units affordability 3 Neighborhood Administer Conduct CDBG Planning Conduct Preservation comprehensive improvement Department neighborhood improvement activities in CDBG Oakview Task forums on a program in target areas Force monthly basis deteriorating Conduct public Analyze code neighborhoods forums for residents enforcement to discuss specific complaint data on a neighborhood issues monthly basis and provide information on resources, including rehabilitation assistance 4 Preservation of Preserve the Initiate discussions HOME Economic Assisted Housing existing affordable with Huntington Villa RDA Set Aside Development Contact property housing stock at Yorba explore Section 8 Department owners by 2012 nsk of conversion outside funding and Complete other to market rents preservation options, steps as necessary offer preservation prior to expiration incentives to owners, of affordability in provide technical 2013 assistance and education to affected tenants 4a Preservation of Preserve 185 very Provide a$2 16 HOME, Economic Enter into Wycliffe Gardens— low income units in million bridge loan to RDA Set Aside, Development agreement for Committed Wycliffe Gardens LOMCO and provide Section 8 Department bridge loan by April Assistance at risk of up to$8 million in 2008,and conversion to additional gap permanent gap market rents financing for financing by year preservation end 2008 Report status by July 2010 to HCD 5 Section 8 Rental Provide rental Continue current HUD Section 8 OCHA 2008 2014 Assistance assistance to levels of Section 8 extremely low coordinate with and very low OCHA encourage income landlords to register households units 2008-2014 HOUSING ELEMENT V 34 HOUSING PLAN Table V-4 Housing Program Summary (cont d) Housing Program 2008 2014 Objective Funding Responsible Time Program Goal Source Agency Frame 6 Mobile Home Preserve mobile Implement MHP RDA Set Aside Economic 2008 2014 Park Preservation home parks and Conversion Department Development facilitate Ordinance Utilize Budget State Department communication Mobile Home Park MPROP funding Mobile Home between park owners Advisory Board to Park Advisory and tenants assist in resolving Board issues Provide tenants information on MPROP funding as a ro nate 7 Condominium Protect the existing Evaluate Department Planning Complete Conversion rental stock from strengthening current Budget Department review/revision of Ordinance conversion to Ordinance to est Ordinance by 2009 condominium minimum rental ownership vacancy thresholds and/or require inclusionary units in projects approved for conversion 8 Residential and Identify sufficient sites Maintain current Department Planning 2008 2014 Mixed Use Sites for housing to meet inventory of sites Budget Department Adopt Mixed Use RHNA and provide to Zoning by 2008/09 developers along Annual monitoring of with information on sites adequacy_ incentives Adopt mixed use zoning Monitor to ensure adequate sites to address RHNA 9 Beach/Edinger Provide expanded Adopt Specific Plan Department Planning Adopt Specific Plan Corridor Specific sites for multi family Encourage provision Budget Department by 2008 which Plan and mixed use of affordable housing RDA Set Aside Economic incorporates housing development y requiring Development provisions to inclusionary units to Department encourage and be provided on site, facilitate development or within the Specific of affordable housing Plan, and providing additional incentives for increased percentages of affordable units Establish form based standards to facilitate develo ment 9a Residential Rezone sites to Redesignate sites to Department Planning Adopt rezoning by Rezoning Program address the City's accommodate at Budget Department June 2009 RHNA shortfall in least 704 units at 30+ lower and moderate units/acre and 311 income units units at 12+ units/acre 10 Development on Utilize appropriate Coordinate with Department Planning Attend quarterly School Sites surplus school sites School Districts to Budget Department meetings with for residential provide additional Community Districts Complete development residential sites Services entitlements on Fntn Department Valley School sites by 2009 2008-2014 HOUSING ELEMENT V-35 HOUSING PLAN Table V-4 Housing Program Summary (cont d) Housing Program 2008 2014 Funding Responsible Time Program Goal Objective Source Agency Frame 11 Second Units Provide additional Implement City s Department Planning Department Prepare educational sites for rental ordinance to Budget materials on second housing within accommodate unit provisions and existing second units,and advertise on website neighborhoods educate public on by 2009 avadabdit 12 Affordable Provide financial and Assist in RDA Set Economic Housing regulatory development of 215 Aside HOME Development Issue RFQ for Development assistance in new affordable Department Planning Agency site 2008, Assistance support of affordable units Pursue Department select developer and housing including issuance of complete SROs affordable housing negotiations late bond 2008 Issue bond in 2008/09 13 Workforce Extend Adopt Guidelines Housing Economic 2008 2014 Housing Program homeownership Assist 5 households Development Development Adopt guidelines by opportunities to annually Fund Hsng Department 2008 workforce priced out Trust Fund of market (requires change in guidelines for >120%AMI 14 Inclusionary Provide affordable Implement Department Planning Department 2008 2014 Housing Ordinance units within market Affordable Housing Budget Economic rate developments Ad Hoc Housing Trust Development and generate in lieu Committee s Fund Department fees in support of recommendations affordable housing for in lieu fees Provide incentives for provision of affordable units on site 15 Green Building Promote energy Adopt Citywide Department Planning Department 2008 2014 conservation and Green Building Budgets Economic Adopt Green sustainable design program Require Development Budding Program in in new and existing in Agency assisted Department 2008/09 development projects 16 Child Care Increase the number Continue to Department Planning Department 2008 2014 Facilities of childcare facilities implement large Budgets Evaluate Zoning to address the family day care and Incentives in community s needs density bonus 2008/09 provisions and evaluate other potential childcare incentives 17 Affordable Provide density and Continue to offer Department Planning Department 2008 2014 Housing Density other incentives to density bonus Budgets Bonus facilitate affordable incentives housing consistent with development State law 2008-2014 HOUSING ELEMENT V-36 HOUSING PLAN Table V-4 Housing Program Summary (cont d) Housing Program 2008 2014 Funding Responsible Time Program Goal Objective Source Agency Frame 18 Development Provide fee Conduct a Fee RDA Set Aside, Planning Conduct Fee Fee Assistance reductions to reduce Study in support of Department Department, Study and the cost of providing a reduced fee Budgets Economic Adopt affordable housing schedule for Development Affordable Structure fee projects which Department Housing Fee reductions to provide exceed Reduction an incentive to inclusionary Ordinance by provide increased housing the end of affordable units thresholds Allow 2009 within projects for deferral of development fees until C of O on affordable housing protects 19 Residential Provide efficient Undertake Deaprtment Planning Conduct Processing development amendments to Budgets Department analysis to Procedures processing the Zoning Code determine procedures to reduce to eliminate the appropriate the cost of CUP requirement size threshold development for multi family in 2008 projects below an Undertake established Zoning Code threshold amendment in 2009 20 Zoning Provide appropriate Amend the Zoning Department Planning December Ordinance Revision zoning to facilitate Code to allow Budget Department 2009 the provision of emergency emergency shelters shelters as a for the homeless permitted use in the IG and IL zones subject to reasonable development standards 21 Fair Housing Promote fair housing Contract with the CDBG Economic Annually invite practices through Fair Housing Development FHCOC to education,mediation, Council of Orange Department City events discrimination County invite to Quarterly investigation and speak at public distribute resolution events,assist in brochures to distributing community brochures in centers and community libraries locations 22 Reasonable Facilitate the Adopt and Department Planning and Adopt Accommodation development and implement Budgets Building& procedures by improvement of reasonable Safety December housing for persons accommodation Departments 2009 with disabilities procedures, disseminate information on the City s website and at the Planning and Budding Department public counter 2008-2014 HOUSING ELEMENT V-37 HOUSING PLAN Table V-4 Housing Program Summary (cont d) Housing Program 2008 2014 Funding Responsible Time Program Goal Objective Source Agency Frame 23 Continuum of Participate in Continue CDBG Economic Attend Care Homeless Regional Strategy to participation in Development periodic Assistance assist the homeless Regional Department meetings of Committee County annually allocate Regional fund to homeless Committee, service providers Annually support transition allocate of providers to CDBG funds, CMIS online Support CMIS database transition in 2008/09 24 Project Self Provide assistance to Assist 90 CDBG General Community 2008 2014 Sufficiency low income single households Fund private Services parents to support annually donations Department transition to self competitive sufficiency HUD grants QUANTIFIED OBJECTIVES TOTAL NEW UNITS TO BE CONSTRUCTED 227 Extremely Low,227 Very Low 369 Low 414 Moderate 855 Above Moderate TOTAL NEW UNITS TO BE REHABILITATED 15 Extremely Low,63 Very Low, 97 Low and 50 Moderate TOTAL NEW UNITS TO BE CONSERVED 1 000 Extremely Low and Very Low(Wycliffe Gardens and Section 8) 2008-2014 HOUSING ELEMENT V-38 HOUSING PLAN L�J a APPENDIX A RESIDENTIAL SITES INVENTORY Vacant Residential Sites - Table and Maps Potential Residential Projects in Edinger Corridor Sites for Potential Rezoning to Exclusively Residential Use - Table and Maps Developable Vacant Residential Saes Inventory Cityof Huntington Beach Vacant APN# General Zoning Lot size Realistic Density Constraints/ Sites Plan Unit Unit per Considerations Map# Potential Acre Saes with General Plan and Zoning in Place 1 178-41 1 17 RL RL 0 22 acres 1 unit 4 5 units Coastal Zone Flood per acre Zone 2 178 41 1 19 RL RL 0 18 acres 1 unit 5 5 units Coastal Zone Flood per acre Zone 3 178 432 03 RL RL 0 16 acres 1 unit 6 5 units Coastal Zone Flood per acre Zone 4 163 31 1 18 RL RL 024 1 unit 4 units per Coastal Zone acre 5 163 31 1 17 RL RL 039 4 units 10 units per Coastal Zone Add I acre acreage being annexed 6 110 221 (2 26) RL SP7 4 75 acres 56 units 3 units per Mtn 10 acres to 110 222 (1 (18 8 acres acre develop contingent on 11 13 24 26 total including reuse of site occupied 28 29 30) 110-220 02 05) by landscape business 7 111 120-01 31 RL SP9 1 76 acres 8 units 4 5 units per acre Subtotal RL 7 7 acres 72 units 8 023010181 RM RM 1 15 acres 3 units 2 units per Earthquake fault zone acre 9 023 127 27 RM RMH A 0 07 acres 1 unit 14 units per acre 10 023 124-02 RM RMH A 0 21 acres 3 units 14 units per acre 11 023 14216 RM RMH A 0 14 acres 2 units 14 units per acre 12 023 141 17 RM RMH A 0 07 acres 1 unit 14 units per acre 13 024 107 09 RM RMH A 0 14 acres 2 units 14 units per acre 14 178 201 (28 33) RM RM 0 22 acres 14 units 12 units per Property part of (1 13 acres acre project to construct 14 including multi family units add Iparcels) would demo 4 units 15 178 161 35 RM RM 0 36 acres 5 units 13 units per acre 16 111 074-02 & RM SP9 9 91 acres 100 units 10 units per Contamination issues 159 541 51 acre entire site not develo able 17 159 121 22 RM RM 1 03 15 units 15 units per acre Subtotal RM J 14 21 acres 146 units Developable Vacant Residential Sites Inventory (cont'd) City of Huntington Beach Vacant APN# General _ Zoning Lot size Realistic Average Constraints/ Sites Plan ivnq Density per Considerations Kap# Potential Acre 18 023 114-14 RMH RMH A 0 14 acres 2 units 14 units per acre 19 023 12404 RMH RMH A 0 14 acres 2 units 14 units per acre 20 023 12232 RMH RMH A 0 07 acres 1 unit 14 units per acre 21 023 14724 RMH RMH A 0 14 acres 2 units 14 units per acre 22 023 14725 RMH RMH A 0 07 acres 1 unit 14 units per acre 23 024 012 02 RMH RMH A 0 14 acres 2 units 14 units per acre �Subtotal'RMH ` a 4 0 7 acres, I0 units 24 023 13702 RH SP5 0 1 acres 1 unit 11 units per Coastal Zone acre 25 023 16716 RH SP5 0 09 acres 1 unit 11 units per Coastal Zone acre 26 023 13412 RH RMH A 0 07 acres 1 unit 14 units per acre 27 024 123 07 RH SP5 0 12 acres 2 units 16 units per Coastal Zone acre 28 110-021 23 RH RMH 0 12 acres 2 units 16 units per acre Sukitiotal RH - '� -;`r�, 50 acres t "7 units n 29 024 151 MV SP5 0 31 acres 6 units 19 units per Coastal Zone 28 29 acre 30 024 165 12 MV SP5 0 14 acres 2 units 14 units per Coastal Zone acre 31 024 164 MV SP5 0 22 acres 3 units 13 units per Coastal Zone 13 15 16) acre 32 024 163 01 MV SP5 0 19 acres 2 units 10 units per Coastal Zone Subfotal ,HMV acre 86 acres313;urmts W 33 024 162 13 MH SP5 0 07 acres 1 unit 14 units per Coastal Zone acre ub"-otil �l ►ii � Pik 44 �y , e-AM aCrie a ORR,, Sites Re uiring General Plan or Zone Change 34 110-016 20 OS P/RL RA/RL 44 61 acres 120 units 3 5 units Coastal Zone Flood per acre zone Wetlands LCP Amendment required 35 178 301 01 OS P/OS RL 1 05 acres 15 units 14 units per Coastal Zone LCP W CZ/OS- acre Amendment WR Required Source City of Huntington Beach Vacant Land Survey July 2007 'Property was previously entitled and parcel map processed for 4 units/lots Due to earthquake fault zone applicant must amend entitlements and file new map for 3 units/lots Planning Zoning DM 1 2 1 435 - z Garfield Ave RM ' i 2 i ra r J.yq� CI 'A OM Ave William Ave u ID C m g t ca m m � y+ � t� F1'sYVichlte Ave <:i Qua t x i"' W a 5` k� Rt RE KE kE Qi, �7 !S��l �0�� y ' Afisante D RL RL _' a Rocheete Ave "fi"' f 21 s� �N'Iwm NEW Adams Aven 1 RL Zo mg D go t Q Pub[ Right f W y — r-1 P.i Pn ate Right ofW y SECTIONAL DISTRICT MAP N C ty B undary 2-6-11 T E CAUTION Notes City of Huntington Beach S WHEN USING THIS MAP Orange County,California Se I g nd peg f des ptwn f m^9 des gnan m hit tmauon sh an hued ompdat 0 500 1000 ff data from minces f vwymg racY MY m a-.9 an c h f-y us«um C"f xw mg o Eea n a« mteaaed d th « f—h ADOPTED March 7 1960 Feet m g_* mmpIdm— aum>wY " f City Counc I Ordmance No 754 1 a the use'mpansMlity a enfy eii mf smeLoa b tltetr awa sated h a PWeGISPmj EAU «\Z.MAn DM Much2006 i i Planning Zoning DM 10 3 RL "'cam F• +tom `y`�\,��' fWr\ NO j, SSr* E ri t \�iy\`Yr � a�ry 1 { t y _SP12 W. a 5 A �0 N0 0 y F � �` P it F spffF Q O 5 -S V SP5 SP5 �F S 0 10 11 I Z m g D sign 1t ns P bl Right f W ys Parcel �— J Pn t Riga` f`°'y SECTIONAL DISTRICT MAP N — C ty B andary 9-6-11 & 10-6-11 S W E CAUTION Notes City of Huntington Beach S WHEN USING THIS MAP Orange County S I g dpag f d p oo f -' CaliforniaJ Is des gtu re Nf�matto sh wn hereo mpil 0 500 1000 f data from sconces f ary g—y Any m di—%any gh f way a -d u pmvrded as m die m e dd, d th gh e< f eh ADOPTED March 7 1960 — ne q f 2 Rwtmgto Death aces gh fway Feet t guemn wmpiete ea —.,..yCity Council Ordinance No 754 It th use -V—b hty W mfy eU rot tmattn a d, wo sans c P AaGIS Pmim6AAdases\Z.m g Adw DM March 2006 Planning Zoning DM 12 2 _ Adams Ave 2 1 Cl HNRL i I go u 1 ®® ® U U Loin A 0 ThIrtee th St 0 Ave _ Oil t_ N Itle Ave f 9 � � Mom Nd A 41nm1 Ave W l t?a Tenfh St C rE 9 K tuMlbA e 1 � � t m Bc y� r aced Ava Pecs Ave C r IV, Chl o 5 a EMIUmo Ave lot1fA-2F 14 �y r 41 Z g D g at Q Ph[ Right of W y C, Parcel '-j Pn t Right fW y SECTIONAL. DISTRICT MAP N C tyB undery 11-6-11 C(t) E CAUTION Notes City of Huntington Beach S WHEN USING THIS MAP sees g aP g f a a�„pn f Orange County,California=g design h Id— �1OtV"M1GCO °"'Pi1a°O 0 500 1000 f data hom solaces f-�mg ccw y MY dI—g any gh f wa Qi<Cty f Hmtmgm aaaa,d� mwnd d `a and th-"er f h ADOPTED March 7 1960 mlgoeran ee mpmtenea---Y gh f—Y City Council Ordinance No 754 Feet I the rice responab bty t enfy all mf mmno m th cvn sattat n P NmGIS Prcg7 Wt1 esiZomng All DM Minch 2006 Planning Zoning DM 16 10 lI J L 14 � y� II1 7 ,r,rr, •ryr l4 13 f %SP5 �1 C SP5 SP5u m a rx ] t _s 3 r C m F ti - _` ry m `tC - _ � r 1 SP5 r c� Q i4 13 4 Z in g De g tl ns Q P bl Right of W y Parcel �— P at Right fW ys SECTIONAL DISTRICT MAP N C ty Bound ry 14-6-11 u fty W E CAUTION Notes City of Huntington Beach S WHEN USING THIS MAP Orange County See leg dpag ford scnpt C O Californial g des g- ns Mf Ona4o t`'�h— O1"pila 0 500 1000 f date from sow es f aY T ccuracy Any m di—,g achy gh f way ion P. ty f xuu mgm sewn a«s°th ercy mie ded t e Y nd m th -W f such ADOPTED March 7 1960 miguarantee tswmplda mauuiaey 'gh fw y City Council Ordinance No 754 Feet It,th usd hespm bitty mfy all mf tmatw ro Poe wn sa PWcGISProle \AtlaseslZomng Attu DM Mamh1006 Planning Zoning DM 21 /53118N 18 I Edinger Ave 9 - RL RL I Q � 1 Trtplg( r =J �•/ �� a� \\ = // p F �l"fA1rubgfJ J 5 v t 71 "lC 7n' RL OS PR`-_ D OS WR _ R 1 R1. - RL RL 4 R ` 9 _RL _ L RL RL - /RL ti Oa-WR RL a f f RL' M l �& RL R < RL� 4; R RL � < \\ \\ OS WR �•�� `� ' < RL \ R - o \Rini ^~ RL- - C. 4 30 \ ` \\0�\4, 19 20 0 29 Zo mg Demgnau ns P bl c Right f W ys Par l Pit teRight fW ys SECTIONAL DISTRICT MAP N — C ty B-daffy 19-5-11 ((w) WE CAUTION Notes City of Huntington Beach S WHEN USING THIS MAP See l g nd pig f dscnpb f a Orange County,California Ld'Im shown hereo wmpdab »mgd�� m 0 500 1000 eodam from so— f®mg awaacY m y—edit tmn-y ghh ofway pm d p—ded C1e °1e twdad t na m f eh ADOPTED March 20 1961 rh cdy fxwtmgto t n a es Feet notg—«mwmplelmen —.y gh°f—Y City Council Ordinance No 824 It the uset a po bmhty to enfy all nd'tmntm to the-own sabsfadrort P 1A=GIS Pmjmm4A IasesiZ mng Atlas DM March 2006 Planning Zoning DM 23 fI 8 17 9 2° l r i0 2 RL '� - L�I c _ RL RL RL RL Pr I d Dr N RL _ s RL RL - }a S It D _ _ Ko or ~ � i ' Rl, _ 5 ' MI It) 1 r R� - - KeIL RL ' Rh od D t _ A 5 _ T - RL a I _ LL O t D 5 Oh D RL, mboldtp L - _ _t_ _ RL L -a� jl � fttl _b s rtoo RL Ll jTj RL _ RL _l leher D � ill I ; J !Q Y 5 0 tea` ll Ave j OS-WR 31 o ��l� r oAOt _rMGr Prahl D —. N D 5_ 1 � � i L `' m I D 1 p O v rid R ti c�...r—. '1'"s Mao ss rt po R � a d h p _ I9 zo t f 1 uo D N LL--{--- 2 - RMH blamer Ave 9 2t N Y Zo g De g ations Q P bl Right f W y Paz I �— P t Right fW y SECTIONAL, DISTRICT MAP N — CtyB imd*y 20-5-11 w WE CAUTION Notes City of Huntington Beach S WHEN USING THIS MAP Orange County California See legrnd p g f d p f mng d v. ns W— h wn trey mpd 0 500 1000 f data from soumcs con mrn auracY A.Y m di tnmg any rgh�—y endQ pro did as m th mm d d eat d m th f such me FIM Gry f H,mimgm B.h a. ADOPTED December 5 1960 �w g—. ompdeoess --Y tgh fw Y City Council Ordinance No 804 Feet I ss ti, vast espanabihry enfy all mf m dx wn satisfact a P V.mGIS Prodec Utl m\Z m g Ad DM Mar h 2006 Planning Zoning DM 33 : S l 9 28 Warner Ave I , El D tad D -RL RL - RL RL Pe diet VI I doco f r RL _ a - RL gg ^M RL ,� ereime D VGl v D d — — I l ....L to y -- -RL- - ue a or \ i tb Kenliwarth � RL� Gh M or s RL - 3 - = I RL- RL I RL-end CI Dark D � RL -- — �, fL RL I _— Prke D - _RL I r RL ! r L Rol RL 1 ��- Loirdl ,D -�RLi R , t RL —7� m ° —4 11 r Ranh 1 D RL pl w Or` Frll h Terder0 O Rl, ; t r P due D _ RL 4 D j--U RL` ` r ` r�,\4 i t I 7, t ( 1 1 a � �r �rRL j � i 5 3 z 3 n� ,�a\bei{Ave 3; Zom g D g t 0 P bh Right of W y Parcel �_ J P. t Right f Way SECTIONAL DISTRICT MAP N — CtyB undary 28-5-11 w WE CAUTION Notes City of Huntington Beach S WHEN USING THIS MAP Orange County California S«I gend peg f d sc p on f D `•Y meg d—M. as Infm" xhwahae mpd 0 500 1000 f d.%from saint. f vm eg icy A r w« di veng any gh f way aaa s pro aye as m The : d u m ged ad th e< f-a ADOPTED Au ust 15 1960 a g�a-. m fHPp1 . B.hd—y gh rw City Council Ordinance No 785 Feet I dt asd p—b hry m -fy all .,frman m M wn sans( P1A¢GISPmj-U\AdasslZ—gAd.DM hf—hM Planning Zoning DIM 34 19 2 LL cg°29 Q KL a J RMH Wamer Ave 9 2 RL N RL s MH R_L 01, N OS-WR Od. Ave _ RL — r - _ - It 1 f f U RL D wE SP4 % -RL s RL- 1` "`t - fjL RL RL R� � _ w _ �r m Warner Ave ' T od s a C, c-> � f 9 2 23 Zo g Des g t Q P bhc Right f W y Parcel �_ P vat Right ofW y SECTIONAL DISTRICT MAP N — C ty B and ry 29-5-11 CM) E CAUTION Notes City of Huntington Beach S WHEN USING THIS MAP s In aPag f it peon IF OPQtlgC COZ[11ty California W�n t h wn h -,,,, 0 500 1000 f data G m m,acu f rn> auracy and pr ded as tv th Any ZOM 3�am6 ivy right C way rna aty f Hwtwgto I,_,dam d`d °d th fsuch ADOPTED March 20 1960 ^ « ararx�an, vgh fw y City Council Ordinance No 824 Feet I th user r Vonsb hty mfy all mC nn w t th wn satnfact P WnGIS P.1-1Atlase q—.g Ad.DM hA-h 2006 Planning Zoning DM 35 E 20 0 29 \ ` \5 RL RL OS-W ` \ RL RL — — — — Warner ve � s � � y x � C P 3 3 2 3 FRLI Zoning D s gnations Q P bh Right of W y Parceh �_ Pn ate Right of W ys SECTIONAL DISTRICT MAP N — CtyBoundary 30-5-11 w E CAUTION Notes City of Huntington Beach S WHEN USING THIS MAP Orange County California See legend pig C descnp f , wag d-g-w- Inii—s showy hweo —Tilt. 0 500 1000 of dam from mattes f arymg aawaay Ay min d)m.g-y Mh f way a�°City as e°t Hoetmgt B B." m — Gty me int m eaeer ended —nd f mah ADOPTED March 20 1961 Itw: ch does gem®t=arwwpL�enes war "ght f""ay City Council Ordinance No 824 Feet It m ume mpaaab hty m vmfy as mt nnahaa m the awn mhsf a P1A.GISPmj-A11a—\Zowng Atlas DM M—h2006 Planning Zoning DM 38 82 3 3 MRL D W Ce tr l P rk D 27 6 Lewbury Dr. - RL -- RL s � � - Mw RL -- RL - L � _�L J s R a e� 'RL RL - - +- - jq RL RL RL RL, - A RL RL 'R- ` to ar L RL RL " a RL Rj w s i ♦ ♦ ♦ A� t r r v 1 "r'1„r�'d4tx—foQ�os� J- �i �w.( z Lil p , j' � },�,�1 9p } P a t1 e mt 4 j �QQ FP rrlfl4d LeG l 1 M - AN 1 � 11 4 34 Garfield Ave 343 3 2 Z mg De gnat ns P bl Rtght f W y Par is �— P t Right ofW ys SECTIONAL DISTRICT MAP N — C ty Boundwy 34-5-11 C(f) WE CAUTION Notes C11y of Huntington Beach S WHEN USING THIS MAP Orange County California Su I g d pig f des p f f um g demgae as w— sh -h— mpd 0 500 1000 f d-fmm minces f �emence��ey �2ope men 1 ng any'gh f`�8y 8°d m m ilea ed E f uch ADOPTED August 15 1960 p a er m Gry f xwwgto eea�,dots B -g--K —PI tens Bey ng3 ofway City Council Ordinance No 785 Feet I the a.e resp.—bihty enfy atl mf rm w then —satf h P WcGIS P j-1A 1..\z..M At1.DM March 2006 Planning Zoning DM 39 5 — Talbert Ave 6 2 53 I , H Dr I L i1 I- - i� i I RL I, 11 e T VWO 4R�� { Ontario D _ if L �- r r\�O r O ebec Dr -RL E R. R(14 E�t- _� A,bena Dr F RL —�— s I�RLJ1' 1 0 = vuk D RL r - v ti L m .fOc o e m "ip a Uri 4 7LFr X t 1 r �� J �`•� �r l� c /�� ' °Q�r � rAmbenearci ,J �- fj fi`3 _�°y ,,, `t>rl'� e -ti " Xn �.dr ��'� 'yS"4i��t7r a„��� �� W!.n ..¢�$" �� -.� t., .z•'f�'`3 3 �-, ��� �.�'�`� '�x�'7� .S rd�,� Ern atA 34 32 Garfield Ave RM 2 36 zI Z g D gn tt ns P b1 Right of W y Par i P—te Right fW y SECTIONAL DISTRICT MAP N C ty B wd ry 35-5-11 s ity W E CAUTION Notes City of iffuntington Beach S WHEN USING THIS MAP 1 gmd pig f des p f Orange County California Se -is demgn n Inf rm h—h— mpd 0 0 500 1000 f data from sources f ymg umuy A y zone di ^"g any gh f way soda u pro ded as to th The C ty f HtmhV H m h does mtmd xi d th o f sucb ADOPTED March 7 1960 g � wmpt y ght fw y Cfty Council Ordinance No 754 Feet It th usee esponubihty mfy all mf tme[ro th mm sansfach n. P\A.GIS Pmjm Wtlases\Z mng Atlas DM Mm h 2006 Beach/Edinger Specific Plan — Potential Residential Projects in Edinger Corridor City of Huntington Beach Sites General Plan Zoning Lot size Realistic Density Existing Use/ Map# (acres) Unit Units per Site Considerations (Fig 8 Potential Acre Pendm Projects 6 CG (requires CG 3 8 440 115 The Ripcurl Project proposal for GPA to MV) (requires 440 apartment units Subject to zone 10% low income inclusionary change to requirement Mixed Use) 7 CR F2 sp mu SP13 1586 500 32 Bella Terra Phase II Proposal for (F9) (1 5 FAR) Crossings approx 500 condominium units (requires GPA Specific Subject to RDA 15% moderate to change Plan income inclusionary requirement density/FAR) (requires SP change to allow residential) Conceptual Residential Mixed Use Projects 8 CR F2-d CG 138 600 44 Existing older shopping center (requires GPA (requires Concept proposal by Watt to MH) zone Development for redevelopment change to with 560 apartment units SP or Mixed maintaining 100 000 sq ft retail Use Total 1 33 46 I 1 540 The Beach/Edinger Specific Plan is being designed to permit residential use on every parcel in the Edinger Corridor area The above table is conservative/realistic in that it considers only those projects that are pending or in the pipeline coupled with the probability that many properties will retain their commercial development Sites for Potential Rezoning to Exclusively Residential Use City of Huntington Beach Key APN Location Current Existing Uses/ Anticipated Area sq f+ Density Map# Zoning Site Conditions #of units (acres) 1 025 191 03 Beach Blvd CG State owned property 70 92 411 33 du/ac S of Yorktown Caltrans maintenance (2 12) (Beach/Edinger yard trailer buildings Specific Plan) 2 165 364 04 Cypress and CG 3 vacant parcels 40 32 921 30 du/ac 06 24 Elm behind (0 76) Beach Blvd (Beach/Edinger Specific Plan 3 025 180 06 Beach Blvd CG 8 parcels existing uses 100 136 785 31 du/ac 13 14 15 N of Yorktown ranging from poor to (3 14) 21 23 24 (Beach/Edinger good Partially vacant 25 Specific Plan) site cars stored on property 1950 s house converted to medical office produce stand Big O Tires mattress store vacant commercial building 1960 s buildings 4 159 121 25 Beach Blvd S SP2 Existing medical 187 136 348 60 du/ac 26 37 38 of Main budding budding Q 13) (partial) (Pacifica permit issued for Specific Plan) demolition surface parking lot 5 142 073 03 McFadden IG Vacant 175 118 407 65 du/ac Avenue Redevelopment (2 72) adjacent Agency owned Golden West Agency to issue RFQ College for non profit (Beach/Edinger development with Specific Plan I affordable housing Total Unit Potential 572 Note Sites 4 and 5 will be rezoned for exclusively residential use one or more of sites 1 3 will be rezoned 3 9ORP b Y "t gm �� `'. s %. ;:+r: .., '�; � .-:r: .-..5: €a! ..f••, �',"j'. " t a t r �y 1 WE TOO - 77 ism w rW ��f .-... _:' �.■ _ au :r"16 f axe`s' �9 Y � ! � V w iiiiu■nrar�■�- y, 1' � --�--�•^�c"%'3'��'�t��r €� {?"��: i �, Pd€r ,N Lr � tg��� k '•'"�A � •g xF II f . .. • {^ "��>��r,y4:x .xx g 5 r, , '2 at �Wy I �, tµi .r,�4+12.�2 ?„ a r � `w a p ! a� P 44 :�1 Own on SAim as r MA 1 L•I IF!,I I'bl �t �y fits y e� t k t: 1 uy, "` 4#t44 a,d .a ,. ',' ` �,"� \, ;e .t I :.:I ,1,. 1 '�•1 I...._._` 9�i. �.^' z1 '> is ,,(+s "^i z _ }a. ,�c t h �.I °� ,_�� xvM ha:+s.ae_.ur.`.r> v.�sa.ru:,...:- "`.....-•. r, .r.:. .,ry ; — } Y t � L 1R) r � x `r'>S" � ` -�t -r n . k t S Itlrr' 1 r I I �Ij Q 0 : { E i ; �'� Lk azt 1 ' I �., rv, t - ' Z. +As:w. .>.>sm-. ±•.�, r ! t»1 a"a -Fi y r § 1 4 Mill i� t �4s �'} r kit• k: �r v a.:� Fill x q w r i s it r f 17 i G1 'All r I t a' •k a Y � z v y 1 1 s � y, w 6 ? r r � , ash Beach/Edinger Corridor Example Opportunity Sites oe/z pie � s aidre � sj} 153-051 10 CG Multi tenant commercial strip center 200 units 152 198 s f 57 du/acre 11 constructed late 1970s ex Uses (3 5 acres) include—church tenant martial arts training center site conditions—fair vacant parcel( 1 acre) 159 031 10 CG 2 single tenant buildings(approx 150 units 105 255 s f 62 du/acre 16 17 18 10 000 s f &6 000 s f)—constructed (2 4 acres) 159 101 01 late 1960s/early 1970s—tire store restaurant site conditions—poor/fair vacant property 1/3 of site(0 8 acres) � _ F y ! h � i � �a;S�Rrr i•sl; ! � I �� i, W. T' t r• r � 1 .. � ..} a-. O, ;IN ,il; � ;'I S9+ �,�,i���'�� �_� .. •� n x 3�;';;2 � •; A 8' ,• ' s ,... >< � .�.� it �# � �r�'m I 4 t�:;4's ^�.,3Eti«�Z•s4:.; �# �,�� � Via' v+; .z:s ::lif,' f 1J?.., •. 1 V, •v 7 �• �� '' d 0w j1 `�r 1 J 3 'a"",�4 '''.. :: ,. :., ,.: ;...� _,. �-: .,m,.;rr'°jp� �>',.•aP A`x+"�•�s'�:: � "% -. �:. F:o'�. a a+a'c�%�". ', � Ct -;a...� � �;�• ...::,.." is I ����C�z ,4.:,, `� . `h"sv'r, �t:' :',::.. _ g�4.},.# .` - .� ?, �i� ,�'��; � �..` .ni ,. r<��, ` f ;x a t� „�?� I ,, i � r.��s ^, •s� ;, - � `kc 1 n. a� d 6 � '�h`i'F"nf'�` c��,#*` �� e�' ' � > �.�r� 1,✓Aa yJ 1 �S 111y. � _'i,:,, fifi JJJ � h ., G a, 1¢ P 1 tl � �•� �kr�ilk � �W@: � � I. r Neighborhood Parkway, Hi,ty anal (ma- c mum vulnerabili to chi _ f a � TAR:,C_ I �> Opportunity Site Vulnerable Idehblie,+d by NO 2E12 APPENDIX ADEQUATE SITES PR®GRAm ALTERNATIVE CHECKLIST FROM Karen Warner Associates FAX NO 626 791 5596 Apr 07 2007 03 06PM P9 RTATr OF CALIFORNIA 9 ICIN CQ USt NC,AnFury AOWN1 n sCMNARZENE0gg%Q2W= DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT Division of Housing Policy Development S1900 Third setae suite 430 �,t ac° 8tanorm 2CA94252 2053 C i k � (910)323.3177 FAX(910)3272943 restrvcOlc" oG ��'r 1 S(� (W�0 % -Ue- V t�V1S AB 438 Compliance Checklist Per Government Code Section 65M IL0 HE Page it The provisions set forth in Government Code Section 65583 1(c) (AB 438)are applicable only if a City/County has met at least a portion of the regional share for very low-Income(VL)or tow income(L)households in the current or previous planning period In the current period In the previous period Yes X No� u�q 655831 c 2 Yes No l Identify the specific source of committed assistance funds (rDfer to thg definition on gage.3 coffig Indicate the dmount and date when fundswill be dedicated � � to �g friil�i (leg Ily enforceable agreement) 5 a4l v�►1 i}t�ri Date l U- 1 f- 65583 cA 1 A --- —6 ion r� �" a L.tJC)$ Do the units qualify for a 1 to 1 reduction of the regional share of up to 25%of the VL&L income-needby-hawnWattordability covenants greater than 20 years? Yes --le No i V 65583 1 c 1 Unit costs/rents are to be affordable to Very low income households YesX No Low Income households Yes_ No� V`1 65583 1 c 1 Indicate the total number of units to be assisted with committed VL income units assistance funds(by funding source) L income units Will the funds be sufficient to develop the identified units at 1 V-1 o affordable costs or rents? Yes& No 655831 c 1 B Note if you do not meet all of the general requirements listed above,your furisdii;6n is not eligible to utilize the adequate sites provisions set forth in Government Corte Section 65683 1 c (fib) Substantiai Rehabilitation / Include reference to specific program description in N HE 65583 1 c 1 Units must result in a net increase of the affordable housing Net#of VL income stock units 65583 1(c)(2)(A) Net#of L income units Are units at imminent risk of loss to affordable housing stock? Yes® No 655831 c 2 A l l — FROM Karen Warner Associates FAX NO 626 791 5596 Apr 07 2007 03 07PM P10 AS 438 Compliance Checklist Page 2 atE age 0 Will relocation assistance be provided to tenants? Temporary Yes No Permanent Yes_ No 65583 11 c 2 Al a 1l Will tenants will have the right to reoccupy units? Yes_ No� 65583 Are the units subject to a 3 to 1 substitution rate due to affordability covenants of less than 20 years (but greater than Yes_ No 10)? 655831 c 2 A fl Has a court or code enforcement agency found that the units are unfit for human habitation and vacant or subject to being vacated for 120 days because of following health and safety conditions Yes No (must satisfy a minimum of 4 of the 7 conditions lasted below) 65583 1 c 2 A t _ (1) Termination extended interruption or serious defect of gas water or electric utility systems not caused by the tenant s failure Yes- No� to Ray month) bill 2 Serious defects or lack of adequate space and water heating Yes No 3 Serious rodent vermin or insect infestation Yes No (4) Severe deterioration rendering significant portions of the structure unsafe or unsanitary Yes No 5 Inadequate number of garbaW receptacJes of services Yes No (6) Unsanitary conditions (faulty plumbing or sewage disposal ) affecting significant portion of structure Yes No� (7)Inoperable hallway lighting Yes_ NoJ Affordability and occupancy restrictions will be maintained for >_ 20 years Yes_ No 655831 c a A na (0) Multifamily rental units are to be converted from non- Program No affordable to affordable n / J Include reference to specific program description in HE ( � 65583 1 c 1 Will the city/county purchase the unit(s) with the use of Yes No� committed assistance OR will the city/county purchase Yes_ No� affordability covenants'? 65583 9 C 2 B Project consists of multifamily rental complex of 16+ units converting from non affordable to affordable Yes— No 66683 11 c 2 Is the acquisition an eminent domain action? Yes— Noi 655831tcb(2MB) Will the units result in a net increase to the affordable housing Net 8 of VL income stock? units added 655831(c)(2MB) Net*of L income units-added FROM Karen Warner Associates FAX NO 626 791 5596 Apr 07 2007 03 08PM P11 AB 438 Compliance Checklist Page 3 HE page 8 Are the units currently occupied by VL income or L income Yes_ No� households? 65583! c 2 ® ms Will units will be decent safe and sanitary upon occupancy Yes_ No 655831 c 2 B ev Acquisition price is not > 120% of the median price of housing units within the city/county Yes_ No� 65583 9 c 2 ® v Affordability and occupancy restrictions will be maintained for not < 30 years Yes` No 655831 c (Z B vi (C) Afr rdable Units to be Pmsenved Include reference to ec►fic program description in HE s Q L, Vre,7,eir i O�LA)--ic I Coe- Czw�Lv%S V '�� C? 6 5831 c 1 Will the city/county purchase the unit(s) with the use of Yes No committed assistance? Yes No Or will the city/county purchase affordability covenants? V—f g 65583 11 c 2 C Affordability and occupancy restrictions will be maintained for not Yes_ No <40 years �- 655831 c 2 C e Describe/list the specific progran-that-assert-in.the preservation of units Federal programs State programs o e iL4L-a i V-10 Local programs -.j to �"Z 4 �(8 6'YH(�1 drt ► � e'1 665831 c 2 C ee ll r U City/County via the public hearing process rrAist find that the unit(s) is/are eligible and are reasonably expected to convert to market rate during the next 5 years due to termination of Yes No_ v a subsidies prepayment or expiration on use 65583 1 c C 111 Are the units decent safe and sanitary? Yes No� 65583 1 c 2 C m e At the time the unit was identified for preservation it was Yes No affordable to very low andiow moome-households V 65583 1 c 2 C v DEFINITION Committed Assistance (alternative sites) When a local government has entered into a legally enforceable agreement during the first two years of the housing element pia►nnmg, period obligating funds for affordable units available for occupancy within two years, of the� agreement APPENDIX C RESIDENTIAL BUILDING PERMITS Residential Building Permits 1/1998 - 12/2005 Affordable Projects 1/1998 - 1212005 Residential Building Permits 1/2006 - 10/2007 Residential Building Permits 1/1998 - 12/2005 PROJECT DATE - TOTAL 1998 2005 TARGET RHNA OFF NAME/LOCATION PERMIT UNITS DISTRIBUTION SITE ISSUED UNITS ,ery �Low Moderatel Aboye t- Low Moderate 38e 255 400 W2 Jan Dec 98 1502 1504 PCH 2/27/1998 2 2 122 22nd 4/1/1998 1 1 117 119 Alabama 4/17/1998 2 2 410 412 8th 4/20/1998 2 2 3671 Venture 4/27/1998 1 1 414 416 11 th 5/7/1998 2 2 615 15th 5/13/1998 1 1 302 19th 6/26/1998 1 1 18740 Saddleback 7/23/1998 1 1 206 16th 8/6/1998 1 1 16751 Bolero 8/7/1998 1 1 1306 1308 PCH 8/13/1998 2 2 321 Huntington 8/18/1998 1 1 2013 2016 California 8/27/1998 4 4 2014 2016 Huntin ton 8/27/1998 2 2 15951 Carrie 10/29/1998 1 1 Granny Unit 518 526 14th 11/2/1998 5 5 116 22nd 11/6/1998 1 1 7740 Sugar 11/12/1998 1 1 18741 Jockey 12/3/1998 1 1 528 14th 12/10/1998 1 1 7742 Sugar 11/23/1998 1 1 16402 Gnmaud 11/23/1998 1 1 9152 Aloha 12/16/1998 1 1 Granny Unit 601 603 Lake 12/22/1998 2 2 The Bluffs Pro ect Various in 1998 3 3 C rstalaire Tr 14660 Various in 1998 3 3 TNR Goldenwest Various in 1998 4 4 Cape Ann Tr 15531 Various in 1998 42 42 Affordable Pro Westport Peninsula Various in 1998 22 22 Promenade Various in 1998 80 80 Affordable Pro Ocean Colony Pro ect Various in 1998 20 1 20 Pacific Landin-g Various in 1998 29 5 24 Riviera Peninsula Various in 1998 22 22 St Augustine I Various in 1998 66 66 Gre stone Keys Various in 1998 75 12 63 Turnberry Various in 1998 8 8 Lyon Shores Various in 1998 4 4 Sandier Various in 1998 18 18 Seacountry Various in 1998 30 30 Total Units 465 0 2 139 324 Jan Dec 1999 511 513 Lake 3/3/1999 2 2 215 221 Baltimore 3/9/1999 4 4 310 22nd 3/10/1999 1 1 208 16th 3/11/1999 1 1 312 22nd 3/11/1999 1 1 6802 Derby 3/29/1999 1 1 927 10th 3/30/1999 1 1 508 A&B 7th 4/27/1999 2 1 2 16252 Tisbu 4/30/1999 1 1 109 115 Huntington 5/6/1999 4 4 306 9th 5/25/1999 1 1 218 220 14th 6/4/19991 2 2 1718 1720 Huntington 1 6/15/1999 31 3 DUP+SFD Date Prepared 7/2007 Residential Building Permits 1/1998 m 12/2005 205 Alabama 8/3/1999 1 1 437 447 Lake 8/11/1999 6 6 610 612 Main 8/20/1999 2 2 609 611 Lake 8/20/1999 2 2 222 224 9th 9/24/1999 2 2 521 523 9th 10/1/1999 2 2 114 22nd 10/7/1999 1 1 2202 PCH 10/15/1999 1 1 309 9th 10/27/1999 1 1 928 10th 10/27/1999 1 1 1811 Pine 11/18/1999 1 1 521 523 8th 12/17/1999 2 2 1310 1312 PCH 12/21/1999 2 2 2110 PCH 12/28/1999 1 1 St Augustine I Various in 1999 2 2 Sassournan 7821 Daisy Various in 1999 10 10 Ham tons Various in 1999 13 13 Ellis/GW Tract Various in 1999 24 24 C rstalaire Tr 14660 Various in 1999 68 68 Peninsula Tr 15675 Various in 1999 21 21 The Bluffs Pro ect Various in 1999 70 70 Cape Ann Tr 15531 Various in 1999 90 90 Affordable Pro Total Units 347 0 0 90 257 Jan Dec 2000 2204 2206 PCH 1/4/2000 2 2 2212 PCH 1/18/2000 1 1 2104 PCH 1/21/2000 1 1 809 Lake 2/1/2000 1 1 2214 PCH 2/1/2000 1 1 513 517 Pecan 2/16/2000 3 3 413 415 21 st 2/16/2000 2 2 411 21 st 2/16/2000 1 1 218 10th 2/29/2000 1 1 314 316 22nd 2/29/2000 2 2 1508 PCH 3/13/2000 1 1 1506 PCH 3/14/2000 1 1 902 906 California 3/17/2000 3 3 18732 Jocke 4/4/2000 1 1 613 615 Frankfort 4/6/2000 2 2 617 619 8th 4/6/2000 2 2 121 21 st 4/7/2000 1 1 705 707 Delaware 4/10/2000 2 2 311 8th 4/19/2000 1 1 309 8th 4/20/2000 1 1 218 222 Rochester 4/24/2000 3 3 203 Alabama 5/11/2000 1 1 16551 Carousel 5/19/2000 1 1 2210 PCH 6/7/2000 1 1 5412 Old Pirate 6/8/2000 1 1 2116 PCH 6/8/2000 1 1 16851 Coral Ca 6/16/2000 1 1 1118 1120 Delaware 6/22/2000 2 2 2422 En land 6/27/2000 1 1 Habitat for Hum 2419 Florida 6/27/2000 1 1 Habitat for Hum 202 204 8th 7/20/2000 2 2 2501 En land 8/9/2000 1 1 Habitat for Hum 16311 Niantic 8/21/2000 1 1 322 8th 8/22/2000 1 1 406 Huntington 9/8/2000 1 1 421 423 11 th 9/12/2000 2 2 20431 Densmore 9/15/2000 1 1 17201 Ash 9/19/2000 61 1 6 909 911 California 9/26/2000 21 1 1 2 Date Prepared 7/2007 Residential Building Permits 1/1998 012/2005 601 605 California 9/28/2000 3 3 322 324 7th 10/13/2000 2 2 3282 Devon 11/7/2000 1 1 17231 Manna View 11/14/2000 1 1 3781 Ragtime 11/28/2000 1 1 2014 2016 California 12/18/2000 3 3 2016 Huntin ton 12/18/2000 1 1 Peninsula Tr 15675 Various in 2000 70 70 The Bluffs Pro ect Various in 2000 12 12 Ocean Colony Pro ect Various in 2000 3 3 Cape Ann Tr 15531 Various in 2000 14 14 Affordable Pro Meadowlark Pro ect Various in 2000 195 195 Sandover Tr 15734 4/7/2000 16 16 Crystal Island Tract 14321 3/3/2000 7 7 C rstalaire Tr 14660 Various in 2000 27 27 Total Units 416 3 0 20 393 Jan Dec 2001 417 419 9th 1/17/2001 2 2 1841 Park 1/17/2001 1 1 3912 Sirius 1/23/2001 1 1 326 328 14th 2/9/2001 2 2 317 319 California 3/12/2001 2 2 319 321 9th 3/23/2001 2 2 1302 1304 PCH 4/2/2001 2 2 526 528 12th 4/9/2001 2 2 19682 Surfbreaker 5/2/2001 1 1 19773 Shorecliff 5/2/2001 1 1 19652 Oceanaire 5/2/2001 1 1 421 Crest 5/17/2001 1 1 408 Huntin ton 5/25/2001 1 1 829 831 Frankfort 5/25/2001 2 2 18831 18839 Huntington 6/4/2001 3 1 2 18951 18971 Pearl Island 6/20/2001 9 9 1 Brid es 206 2nd 6/21/2001 1 1 313 315 19th 6/21/2001 2 2 512Indianapolis 6/26/2001 1 1 604 608 Indianapolis 7/3/2001 2 2 220 222 6th 8/2/2001 2 2 404 8th 8/20/2001 1 1 501 503 7th 8/20/2001 2 2 712 Oran e 8/20/2001 1 1 321 323 2nd 8/23/2001 2 2 421 423 13th 8/31/2001 2 2 609 611 Frankfort 9/7/2001 2 2 16601 Graham 9/18/2001 1 1 6742 Shetland 9/26/2001 1 1 113 12th 9/28/2001 1 1 326 328 7th 10/12/2001 2 2 117 119 7th 10/31/2001 2 2 212 214 Joliet 11/15/2001 2 2 320 10th 11/16/20011 1 1 2188 PCH 11/19/2001 1 1 219 6th 11/19/2001 1 1 426 12th 11/20/2001 1 1 17039 Ed ewater 11/26/2001 1 1 16602 Graham 12/6/2001 1 1 Mystic Point TR 16192 Various in 2001 4 4 Boardwalk TR 15795 Various in 2001 88 88 Meadowlark Pro ect Various in 2001 118 118 Beach&Atlanta Tract Various in 2001 86 86 6 Brid es Delaware/Memphis 10/31/2002 30 30 The Tides Various in 2001 651 1 12 53 Total Units 1 4571 0 01 13 444 Date Prepared 7/2007 Residential Building Permits 1/1998 ® 12/2005 Jan Dec 2002 1916 1918 PCH 1/23/2002 2 2 16541 Carousel 1/29/2002 1 1 Bowen Court 1/31/2002 20 20 Senior Project 1017 California 3/22/2002 1 1 SFD 2724 2728 17th 4/1/2002 2 2 2716 2720 17th 4/1/2002 2 2 SFD The Fountains 4/11/2002 271 55 25 191 32132318th 4/11/2002 2 2 318 10th 4/17/2002 1 1 SFD 2101 2113 Alabama 4/15/2002 6 1 5 16 SFD 2105 Alabama 4/25/2002 1 1 ISFD 2218 PCH 5/1/2002 1 1 425 14th 5/7/2002 1 1 SFD 427 14th 5/7/2002 1 1 SFD 1746 Park 5/9/2002 1 1 17205 Elm 5/14/2002 1 1 305 307 2nd 5/23/2002 2 2 Boardwalk TR 15795 various in 2002 100 100 Mystic Point TR 16192 various in 2002 61 61 1108 1110 Delaware 7/11/2002 2 2 1112 Delaware 7/11/2002 1 1 1014 Delaware 8/19/2002 1 1 SFD 1016 Delaware 8/19/2002 1 1 ISFD 1018 Delaware 8/19/2002 1 1 SFD 1020 Delaware 8/19/2002 1 1 SFD 517 519 Twelfth 7/12/2002 2 2 1708 1710 PCH 8/1/2002 2 2 302 7th 7/23/2002 1 1 304 7th 8/13/2002 1 1 306 308 Huntington 8/21/2002 2 2 119 Twenty First 8/30/2002 1 1 626 628 Eleventh 9/10/2002 2 2 2216 PCH 9/13/2002 1 1 1013 1015 Florida 9/25/2002 2 2 1845 Park 10/14/2002 1 1 7671 7725 Timber 10/21/2002 20 20 Tr16196 Edwards Hill Tract 10/24/2002 8 8 1712 PCH 10/31/2002 1 1 1714 PCH 10/31/2002 1 1 1716 PCH 10/31/2002 1 1 228 6th 11/6/2002 1 1 224 6th 11/6/2002 1 1 226 6th 11/6/2002 1 1 Sunrise Assisted Living 9341 Tahiti 11/27/2002 1 1 3452 Gilbert 12/2/2002 1 1 903 California 12/3/2002 1 1 402 Eleventh 12/4/2002 1 1 404 Eleventh 12/4/2002 1 1 802 Huntington 12/6/2002 1 1 Total Units 539 75 25 192 247 Jan Dec 2003 17142 Ash 1/13/2003 1 1 426 428 Eighth 1/15/2003 2 2 Main Street 2/13/2003 29 26 3 Siena A is 1214 1216 England 3/16/2003 2 2 1318 PCH 3/13/2003 1 1 220 Joliet 4/8/20031 1 1 222 Joliet 4/8/20031 1 1 16791 16793 Roosevelt 4/8/20031 3 1 2 7445 7465 Clay 4/11/20031 4 41 lTR 16287 4units Date Prepared 712007 Residential Building Permits 1/1998 - 12/2005 7303 7371 Clay 4/11/2003 7 7 TR 16289 7units 19081 19097 Holly, 7348 4/11/2003 10 10 Tr 16288 10 units 11112118th 4/16/2003 6 6 626 628 12th 4/16/2003 2 2 316 Ninth 5/21/2003 1 1 613 California 5/23/2003 1 1 Tides 5/27/2003 12 12 17072 Baruna 5/29/2003 1 1 803 Delaware 6/3/2003 1 1 805 Delaware 6/3/2003 1 1 405 Delaware 6/13/2003 1 1 407 Delaware 6/13/2003 1 1 312 Seventh 6/18/2003 1 1 Waterfront Pro ect 6/18/2003 4 4 Peninsula Pt Brynn 6/19/2003 1 1 Tr 15964 1019 En land 6/20/2003 1 1 1017 England 6/20/2003 1 1 519 Ninth 7/3/2003 1 1 517 Ninth 7/3/2003 1 1 8102 Ellis 7/10/2003 107 47 59 1 SRO 16611 Graham 7/11/2003 1 1 1103 Huntington 7/23/2003 1 1 Waterfront Pro ect 7/28/2003 12 12 Peninsula Pt 8/5/2003 12 2 10 Tr 15964 214 216 10th 8/6/2003 2 2 308 10th 8/8/2003 2 2 1 up/1 down 216 218 8th 8/19/2003 2 2 505 Crest 9/8/2003 1 1 220 8th 9/8/2003 1 1 1108 1110 Huntington 9/30/2003 2 2 16971 Bolero 10/3/2003 1 1 17021 Bolero 10/3/2003 1 1 1102 Huntington 10/3/2003 1 1 19635 Larchmont 10/3/2003 1 1 1104 1106 Huntington 10/6/2003 2 2 112 114 Nineteenth 10/15/2003 2 2 116 Nineteenth 10/15/2003 1 1 118 Nineteenth 10/15/2003 1 1 120 Nineteenth 10/15/2003 1 1 122 Nineteenth 10/15/2003 1 1 Waterfront Pro ect 10/23/2003 16 16 Tr 15549 308 Thirteenth 10/24/2003 1 1 310 Thirteenth 10/24/2003 1 1 701 703 Deleware 10/29/2003 2 2 115 117 Fifteenth 11/12/2003 2 2 1100 Main 11/25/2003 1 1 Waterfront Pro ect 11/25/2003 17 17 Tr 15549 1606 1610 PCH 12/1/2003 3 3 1113 1115 California 12/2/2003 2 2 1614 1616 PCH 12/12/2003 2 2 16831 Mannaba 12/30/2003 1 1 Total Units 301 47 86 2 166 Jan Dec 2004 613 615 Twelfth 1/9/2004 2 2 727 Lake 1/13/2004 1 1 3382 Gilbert 1/12/2004 1 1 422 424 Ninth 1/26/2004 2 2 314 316 Sixth 1/30/2004 2 2 501 &503 Pecan 1/31/2004 2 2 1002& 1004 California 2/6/2004 2 2 309 311 Second 2/10/2004 2 2 205 207 Lincoln 2/12/2004 21 2 209 211 Geneva 2/13/20041 21 2 Date Prepared 7/2007 Residential Building Permits 1/1999 - 12/2005 Waterfront Pro ect 2/17/2004 12 12 Tr 15549 502 Ninth 2/18/2004 1 1 404 22nd 2/23/2004 1 1 510 Eleventh 3/17/2004 1 1 Waterfront Pro ect 3/30/2004 24 24 Tr 15549 901 903 Huntington 4/13/2004 2 2 202 Alabama 4/16/2004 1 1 Waterfront Pro ect 4/20/2004 15 15 Tr 15549 Waterfront Pro ect 4/27/2004 17 17 Tr 15549 1604 PCH 5/11/2004 1 1 16331 Rhone 5/17/2004 1 1 Granny Unit 17001 Bolero 5/21/2004 1 1 512 10th 6/3/2004 1 1 306 308 Second 6/10/2004 2 2 2106 2108 PCH 6/11/2004 2 2 Waterfront Pro ect 6/11/2004 16 16 Ti-15549 PCL Bel Air Pro ect 6/15/2004 4 4 318 Ninth 6/15/2004 1 1 2120 PCH 6/16/2004 1 1 7645 Clay 6/22/2004 1 1 2011 Huntington 6/25/2004 1 1 PCL Bel Air Pro ect 6/28/2004 28 28 616 Eighth 7/7/2004 1 1 526 528 Sixteenth 7/15/2004 2 2 PCL Bel Air Pro ect 7/19/2004 1 1 1214 1216 Delaware 7/22/2004 2 2 Waterfront Pro ect 7/22/2004 12 12 ITrl5549 220 222 Thirteenth 7/28/2004 2 2 916 Acacia 7/27/2004 2 2 duplex 16492 Somerset 8/16/2004 1 1 1106 1108 England 8/17/2004 2 2 317 319 Second 8/17/2004 2 2 509 Seventh 8/18/2004 1 1 PCL Bel Air Pro ect 8/18/2004 23 23 119 Sixth Street 9/3/2004 1 1 Seacliff Palms Pro ect 9/2/2004 20 3 17 Tr 16497 514 Fifteenth 9/9/2004 1 1 516 Fifteenth 9/9/2004 1 1 626&628 Thirteenth 9/16/2004 2 2 1612 Pacific Coast Hwy 9/16/2004 1 1 209 Atlanta 10/1/2004 1 1 525&527 Fifteenth 10/1/2004 2 2 613 615 18th 10/4/2004 2 2 714 716 Delaware 10/6/2004 2 2 17212 Sims 10/18/2004 1 1 625 627 Ei hth Street 10/26/2004 2 2 528 Tenth 10/28/2004 1 1 526 Tenth Street 10/29/2004 1 1 217 Sixth Street 11/4/2004 1 1 17065 Edgewater 11/15/2004 1 1 418 420 Ei ht Street 11/17/2004 2 2 Seaside Terrace 12/1/2004 10 10 2 Bridges TO6438 116 118 Seventeeth 12/8/2004 2 2 519 Crest 12/9/2004 1 1 1214 1216 Huntington 12/9/2004 2 2 806 808 Geneva 12/9/2004 2 2 1118 1120 California 12/10/2004 2 2 116 118 Eleventh 12/20/2004 2 2 120 122 Eleventh 12/20/2004 2 2 Total Units 268 0 1 3 264 0 Jan Dec 2005 16602 Graham i 2/3/20051 li 1 722 Thirteenth 1 2/7/20051 11 1 Date Prepared 7/2007 Residential Building Permits 1/1998 - 12/2005 714 Alabama 2/11/2005 1 1 305 Sixteenth 2/22/2005 1 1 16581 Peale 2/23/2005 1 1 16572 Somerset 2/24/2005 1 1 PCL Bel Air Pro ect 2/25/2005 26 26 26 of 77 1020&1022 California 3/21/2005 2 2 204&206 Joliet 3/23/2005 2 2 613 Seventh 3/23/2005 1 1 409&411 Eighth 3/24/2025 2 2 Waterfront Condos 3/29/2005 18 18 T15549 18 132 6521 Trotter 4/11/2005 1 1 2324 2344 Delaware 4/19/2005 61 1 5 2 DUP +SFD 5071 Audrey 5/5/2005 1 1 Bel Air Pro ect 5/10/2005 20 20 20 of 51 301 &303 Sixteenth 5/12/2005 2 2 614&616 Twentv first 5/17/2005 2 2 616 Tenth 5/23/2005 1 1 314&316 Thirteenth 5/26/2005 2 2 202 Joliet 6/7/2005 1 1 19028 19058 Delaware 6/15/2005 8 1 7 Tr 16675 4 Du Waterfront Condos 6/17/2005 6 6 505&507 Sixteenth 6/22/2005 2 2 422 424 Eleventh 7/1/2005 2 2 111 113 Sixth 7/19/2005 2 2 16111 Santa Barbara 7/21/2005 1 1 1107 1109 Delaware 8/9/2005 2 2 205 207 Chicago 8/15/2005 2 2 526 528 15th 9/21/2005 2 2 323 13th 10/10/2005 1 1 17012 Baruna 10/19/2005 1 1 526 528 Seventh St 11/7/2005 2 2 522 524 Seventh St 11/14/2005 2 2 317 319 Seventh St 11/16/2005 2 2 2502 Delaware 11/18/2005 1 1 Habitat for Hum 211 213 Baltimore 12/2/2005 2 2 1119 Pine St 12/13/2005 1 1 622 624 16th St 12/15/2005 2 2 207 W Adams 12/19/2005 1 1 221 20th St 12/22/2005 1 1 305 20th St 12/22/2005 1 1 Total Units 137 1 1 1 134 II Years Total Units 2 930 126 115 460 2 229 0 rR ercentage of 1 HNA Target 32 47% 45 10% 115 00% 229 32% Date Prepared 7/2007 Residential Building Permits 1/1998-2005 Affordable Projects Projects for which Affordable Housing Obligations met off site Total Units Off Site Units Via a Non Profit TNR Goldenwest Various in 1998 4 1 Ham tons Various in 1999 15 2 Ellis/GW Tract Various in 1999 24 3 Meadowlark Pro ect Various in 2000 313 32 Sandover Tr 15734 4/7/2000 16 2 18951 18971 Pearl Island Ct 6/20/2001 9 1 Beach&Atlanta Tract Various in 2001 86 9 7671 7725 Timber 10/21/2002 20 2 Seaside Terrace 12/1/2004 10 1 TO 6438 497 53 Total Units Off Site Units satisfied by the Redevelopment Agency Waterfront Pro ect 1 6/18/2003 184 184 Not all permits issued during 98 05 period Ocean Colony Pro ect JVarious in 1998 1 53 53 Not all permits issued during 98 05 period 237 237 Specific Projects Used in Very Low. Low and Moderate Income Categories _ 1998--2005-RHNA [ Project Name/ Date Permit Total Very Low Moderate Above I!� Location -issued `Units t Low- k � Moderate Comments s A. 388 255 400 972 15951 Carrie 10/29/1998 1 1 Grann Unit 9152 Aloha 12/16/1998 1 1 GrannV Unit Cape Ann Tr 15531 1998 2000 146 146 Affordable Pro Promenade Various in 1998 80 80 Affordable Pro Pacific Landing Various in 1998 29 5 24 Gre stone Keys Various in 1998 75 12 63 1/2 of Pro ect in 97 2422 England 6/27/2000 1 1 Habitat for Hum 2419 Florida 6/27/2000 1 1 Habitat for Hum 2501 En land 8/9/2000 1 1 Habitat for Hum 17201 Ash 9/19/2000 6 6 18831 18839 Huntington 6/4/2001 3 1 2 The Tides Various in 2001 77 12 53 Bowen Court 1/31/2002 20 20 Senior Pro ect The Fountains 4/11/2002 270 55 25 190 2101 2113 Alabama 4/15/2002 6 1 5 6 SFD Main Street 2/13/2003 29 26 3 Siena A is 16791 16793 Roosevelt 4/8/2003 3 1 2 8102 Ellis 7/10/2003 107 47 59 1 SRO Peninsula Pt 8/5/2003 12 2 10 Tr 15964 16331 Rhone 5/17/2004 1 1 Granny Unit Seadiff Palms Pro ect 9/2/2004 20 3 17 Tr 16497 2324 2344 Delaware 4/19/2005 6 1 5 2 DUP+SFD 19028 19058 Delaware 6/15/2005 8 1 7 Tr 16675 4 Du 2502 Delaware 11/18/20051 11 1 Habitat for Hum 904 126 115 459 192 Residential Building Permits 1/2006 - 10/07 DATE PERMI TOTAL Income Level COMMENTS NAME/LOCATION ISSUED UNITS 'every —Low Mode�at-Above 41 Low Moderate Jan/Dec 2006 1210 Pecan 1/23/2006 1 1 4785 Los Patos 1/12/2006 1 1 209 Chicago 1/31/2006 1 1 211 Chicago 1/31/2006 1 1 602 Geneva 2/28/2006 1 1 604 Geneva 2/28/2006 1 1 16912 Marinaba 2/1/2006 1 1 1201 Delaware 2/9/2006 1 1 1203 Delaware 2/9/2006 1 1 420 11 th 3/9/2006 1 1 414 15th 3/21/2006 1 1 1120 Main 3/6/2006 1 1 416 15th 3/21/2006 1 1 505 12th 3/15/2006 1 1 507 12th 3/15/2006 1 1 617 12th 3/7/2006 1 1 20161 Manna 3/29/2006 1 1 7836 Glencoe 4/27/2006 1 1 7834 Glencoe 4/27/2006 1 1 1040 13th 4/20/2006 1 1 313 8th 4/11/2006 1 1 216 Geneva 5/31/2006 1 1 218 Geneva 5/31/2006 1 1 16401 Ardsle 6/23/2006 1 1 1802 Pine 6/16/2006 1 1 1202 Huntin ton 6/30/2006 1 1 701 Huntington 6/27/2006 1 1 19252 Hardin 6/2/2006 1 1 703 California 6/27/2006 1 1 701 California 6/27/2006 1 1 609 7th 6/8/2006 1 1 615 7th 6/8/2006 1 1 727 Lake 7/25/2006 2 1 1 SFD w/Granny Flat 3582 Sa amore 7/21/2006 1 1 7832 Cypress 7/6/2006 1 1 519 Crest 8/21/2006 1 1 413 Delaware 8/14/2006 1 1 16602 Graham 8/7/2006 1 1 2120 Pacific Coast Hwy 8/8/2006 1 1 124 9th 8/9/2006 1 1 126 9th 8/9/2006 1 1 610 16th 9/11/2006 1 1 612 16th 9/11/2006 1 1 614 16th 9/18/2006 1 1 2202 Hess 9/18/2006 1 1 Rec Room Convt d to Unit 720 Huntin ton 9/11/2006 1 1 117 6th 10/12/2006 1 1 427 Lake 10/4/2006 1 1 429 Lake 10/4/2006 1 1 19111 Alexa 10/6/2006 4 1 3 Tr16740 28units Tuscany Pro ect 19131 Alexa 10/6/2006 4 1 3 Tr 16740 19149 Alexa 10/6/2006 4 1 3 Tr 16740 19150 Alexa 10/6/2006 4 1 3 Tr 16740 7244 Lisamane 10/6/2006 4 1 3 Tr 16740 7285 Lisamane 10/6/2006 4 4 Tr 16740 7233 Richard 10/6/2006 4 4 Tr 16740 609 9th 10/20/2006 1 1 608 9th 10/20/2006 1 1 225 11 th 10/4/2006 1 1 227 11 th 10/4/2006 1 1 16722 Baruna 10/9/2006 1 1 Date Prepared 10/2007 Residential Building Permits 1/2006 0 10/07 718 Huntington 10/19/2006 1 1 123 7th 11/13/2006 1 1 125 7th 11/13/2006 1 1 127 7th 11/13/2006 1 1 7821 Talbert 11/27/2006 1 1 Convert SF to Duplex 16841 Roosevelt 12/13/2006 4 4 Ti-16682 2 AFF Off site at 7912 16849 Roosevelt 12/13/2006 3 3 Tr 16682 16859 Roosevelt 12/13/2006 3 3 Tr 16682 16861 Roosevelt 12/13/2006 3 3 Tr 16682 7224 Rosemarie 12/15/2006 2 1 1 Ti-16846 19units The Villas 7254 Rosemarie 12/15/2007 4 1 3 Tr 16846 19070 Eric 12/15/2006 4 1 3 Tr 16846 19071 Max Ct 12/15/2006 4 11 3 Tr 16846 19073 Max Ct 12/15/2006 2 2 Tr 16846 19085 Max Ct 12/15/2006 3 3 Tr 16846 Total Jan Dec 2006 1 2-U 0 1 10 109 Jan Oct 2007 1110 Pacific Coast 1/12/2007 1 1 1112 Pacific Coast Hwy 1/12/2007 1 1 1815 Pine St 1/12/2007 1 1 406 15th 1/11/2007 1 1 408 15th 1/11/2007 1 1 501 16th 1/12/2007 1 1 503 16th 1/12/2007 1 1 507 Frankfort 1/8/2007 2 2 2 units added over garage 1119 Florida 2/13/2007 1 1 1117 Florida 2/13/2007 1 1 1112 Park 2/23/2007 1 1 212 9th 2/23/2007 1 1 214 9th 2/23/2007 1 1 720 Huntington 2/26/2007 1 1 227 11 th 3/13/2007 1 1 313 2nd St 3/22/2007 1 1 315 2nd St 3/22/2007 1 1 7901 Liberty 4/16/2007 1 1 7907 Liberty 4/16/2007 1 1 714 14th 4/13/2007 1 1 3952 Sirius 4/20/2007 1 1 1204 Huntm ton 5/16/2007 1 1 7751 Alhambra#101 5/2/2007 2 2 duplex 835 13th 5/2/2007 1 1 111 7th St 5/3/2007 1 1 113 7th St 5/3/2007 1 1 115 7th St 5/3/2007 1 1 17022 Baruna Ln 5/18/2007 1 1 313 2nd St 5/29/2007 1 1 315 2nd St 5/29/2007 1 1 5121 Dunbar 6/13/2007 4 4 affordable off site Bridges 219 11 th 6/6/2007 1 1 214 5th 7/23/2007 2 2 Mixed use bld w/retail/office 711 13th 7/11/2007 1 1 122 9th 7/17/2007 1 1 4021 Diablo 7/19/2007 1 1 17022 Baruna Ln 7/30/2007 1 1 120 9th 8/8/2007 1 1 17002 Marmaba 8/21/2007 1 1 9571 Albacore 10/2/2007 1 1 Granny Unit 737 Main 10/4/2007 1 1 10092 Cliff 10/4/2007 1 1 220 Lincoln 10/25/2007 1 1 222 Lincoln 10/25/2007 1 1 5121 Dunbar 10/25/2007 4 4 condo proi/aff off site Bridges Total Jan Oct 2007 54 0 2 11 51 .Total Units 174 0 3 ill 15ul Date Prepared 10/2007 0^ LJ d s APPENDIX PUBLIC COMMENTS Public Meeting Notice Housing Element Notification List Planning Commission Study Session -Agenda and Comments Ad Hoc Council Committee on Affordable Housing - Agenda, Comments, Sign- In City Council Study Session - Agenda and Meeting Minutes PUBLIC NOTICE CITY OF HUNTINGTON BEACH DEPARTMENT OF PLANNING NOTICE OF PUBLIC MEETINGS FOR THE HOUSING ELEMENT UPDATE Notice of Public Meetings for the Housing Element Update The consulting firm of Karen Warner Associates under contract to the City of Huntington Beach is in the process of preparing an update to the City s Housing Element of the General Plan Several meetings will take place to discuss relevant issues as they pertain to housing and the Housing Element The meetings will take place on the following dates and times Date Time Meeting Location Tuesday October 23,2007 515 p m Planning Commission Study Room B 8,City Hall- Session Lower Level Tuesday,October 30 2007 5 00 p m Ad Hoc Council Committee on Room B 8 City Hail- Affordable Housing Meeting Lower Level Monday November 5,2007 4 00 p m City Council Study Session Room B 8 City Hall- Lower Level Proiect Description The Housing Element is one of the seven State-mandated elements of the City s General Plan and must be updated pursuant to California Government Code Section 65588 for the 2008-2014 planning period The Housing Element identifies and assesses projected housing needs and provides an inventory of constraints and resources relevant to meeting these needs Components of the housing element include a housing needs assessment with population and household characteristics, identification of constraints to providing housing, an inventory of available sites for the provision of housing for all economic segments of the community, and a statement of goals, policies and programs for meeting the City s housing needs After the above referenced meetings a draft Housing Element will be sent to the State Department of Housing and Community Development (HCD) for review and comment The Housing Element will be scheduled for local public hearings in early 2008 For further information please contact Jennifer Villasenor at 714 374 1661 or ivillasenor Dsurfcity hb org Rousing Element Nobfieatnon List President Kerry Smith HB Chamber of Commerce Roger Kinoshita Harbinger Homes 19891 Beach Blvd, Suite 140 Ora CA 92868 N State College Blvd Suite 100 2728 17�''Street Huntington Beach CA 9264$ Orange, Huntington Beach, CA 92648 Dave Stefamdes Dick Harlow Michael C Adams Associates OC Association of Realtors 1742 Main Street PO Box 382 25552 LaPaz Road Huntington Beach, CA 92648 Huntington Beach,CA 92648-0382 Laguna Hills,CA 92653 BiJan Sassounian Dick and Kevin Kelter Jeff Bergsma 21190 Beach Blvd 18281 Gothard Street, Suite 203 Team Design/Construction Huntington Beach,CA 92648 Huntington Beach,CA 92648 221 Main street, Suite S Huntington Beach, CA 92648 Duf Sfreddo Keith Dawson Gil Aousizerat 5622 Research Drive, Suite A 15581 Placid Circle 17912 Gothard Street Huntington Beach,CA 92649 Huntington Beach CA 92647 Huntington Beach,CA 92647 President Hearthside Homes HB Tomorrow Ed Bonnani Ed Mountford PO Box 865 5622 Research Drive Suite A 6 Executive Circle, suite 250 Huntington Beach,CA 92648 Huntington Beach, CA 92649 Irvine,CA 92614 Julie Vandermost Michael Gagnet BIA-OC Makar Properties,LLC Joe Main 17744 Sky Park Circle,#170 PO Box 7080 M Main Street Hu B Irvine, CA 92614-4441 Newport Beach, CA 92660 Huntington Beach, CA 92648 Richard Spicer SCAG Bob Reed Jahn&Kathy Zehnder th cn 528 14u'Street 614 20`"Street 818 West 7 , 12 Floor Huntington Beach,CA 92648 Huntington Beach, CA 92648 Los Angeles,CA 90017 Sarah Phan John Laing Homes Larry Brose 2500 Fairview St,#P Celena Chen Robert Mayer Corp Santa Ana,CA 92704 3121 Michelson drive, Suite 200 660 Newport Center Drive, Suite 1050 Irvine,CA 92612 7672 Newport Beach,CA 92660 Shea Homes Dave Birt Duc Nguyen,A1A Ron Metzler John Laing Homes 603 S Valencia Avenue 6401 Warner Avenue,Apt 408 11770E Warner Avenue Brea,CA 92823 Huntington Beach, CA 92647 Fountain Valley, CA 92708 William D Holman Dave MacLeod Teryll Hopper PLC 19671 Beach Blvd, Suite 101 OC Association of Realtors 19 Corporate Plaza Drive Huntington Beach,CA 92648 25552 LaPaz Road Newport Beach, CA 92660-7912 Laguna Hills,CA 92653 Housing Element Notification List Vickie Talley Shelly Amendola Linda Tang OC Housing Providers OC Housing Providers Kennedy Commission 25241 Paseo de Alicia, Suite 120 25241 Paseo de Alicia, Suite 120 17701 Cowan Avenue, Suite 200 Laguna Hills,CA 92653 Laguna Hills,CA 92653 Irvine,CA 92614 E T I Corral 100 Mary Lou Beckman Planning Director Mary Bell Ocean View Elementary School District City of Westminster 20292 Eastwood Circle 17200 Pmehurst Lane 8200 Westminster Blvd Huntington Beach CA 92646 Huntington Beach CA 92647 Westminster CA 92683 Planning Director Planning Director Marc Ecker City of Seal Beach City of Fountain Valley Fountain Valley Elementary School 211 Eighth Street 10200 Slater Avenue District Seal Beach, CA 90740 Fountain Valley,CA 92708 17210 Oak Street Fountain Valley,CA 92708 Jeffrey M Oderman Planning Director Dr Gary Rutherford, Super Rutan&Tucker,LLP City of Newport Beach HB City Elementary School District 611 Anton Blvd, 14'h Floor PO Box 1768 20451 Craimer Lane Costa Mesa,CA 92626-1950 Newport Beach,CA 92663-8915 Huntington Beach,CA 92648 David Perry Goldenwest College Cindy Carcamo HB City Elementary School District Attn Fred Owens O C Register 20451 Craimer Lane 15744 Goldenwest Street 17777 Newhope Street Huntington Beach,CA 92648 Huntington Beach CA 92647 Fountain Valley,CA 92708 Stephen Ritter HB Union High School District Habitat For Humanity of O C Jamboree Housing Corp 10251 Yorktown Avenue 2200 S Ritchey Street 17701 Cowan Avenue, Suite 200 Huntington Beach, CA 92646 Santa Ana,CA 92705 Irvine,CA 92614 Orange County Community Housing Shelter for the Homeless O C Orange Housing Development Corp Cow ch 15161 Jackson Street 414 E Chapman Avenue 1833 E 17 Street, Suite 207 Midway City,CA 92655 Orange,CA 92866 Santa Ana,CA 92705 o A N A HUNTINGTON BEACH PLANNING COMMISSION TUESDAY,OCTOBER 23,2007 HUNTINGTON BEACH CIVIC CENTER 2000 MAIN STREET,HUNTINGTON BEACH,CALIFORNIA 92648 5 15 P M -ROOM B-8(CITY HALL LOWER LEVEL) CALL PLANNING COMMISSION MEETING TO ORDER ROLL CALL Shier-Burnett Speaker Livengood, Scandura, Shaw, Dwyer, Farley AGENDA APPROVAL A PROJECT REVIEW(FUTURE AGENDA ITEMS) A-1 ZONING TEXT AMENDMENT NO 07-001 (AMENDING CHAPTER 244 DESIGN REVIEW)—Rosemary Medei A-2 GENERAL PLAN AMENDMENT NO 07-002(HOUSING ELEMENT UPDATE)— Jennifer Villasenor B STUDY SESSION ITEMS B-1 Code Enforcement Activity Report-Bill Zylla B-2 Planning Commission Goals 2007 C PLANNING COMMISSION COMMITTEE REPORTS D PUBLIC COMMENTS-Regarding Project Review and Study Session portions of Meeting Anyone wishing to speak on Project Review or Study Session items during PUBLIC COMMENTS may do so by filling out a Request To Speak form and giving it to the Secretary (4 MINUTES PER PERSON NO DONATING OF TIME TO OTHERS E PLANNING COMMISSION COMMENTS ADJOURNMENT Adjourn to the next regularly scheduled meeting of November 13, 2007 7 00 P M —COUNCIL CHAMBERS CANCELLED NO PUBLIC HEARING HUNTINGTON BEACH PLANNING COMMISSION STUDY SESSION ON 2008-2014 ROUSING ELEMENT UPDATE October 23,2007 Overview of Comments Planning Commissioner Comments Commissioner Dwyer Asked for clarification as to if we are asking for a greater percentage of affordable units from developers to meet City's affordable housing need Commissioner Farley Stated that City should try to be aggressive in meeting the very- low and low income RHNA numbers and aggressively meet the goals that are in the housing element Declining number of families in Huntington Beach highlight the need for affordable housing Commissioner Shaw Asked how Huntington Beach compared with other Orange County cities in terms of meeting RHNA numbers for the previous planning period, Would like to see a program that includes rehabilitation of units in deteriorating areas and turning them into affordable units Commissioner Livengood Wanted to know the number of mobile home parks in the deteriorated/deteriorating areas, The age of existing single-family housing stock is an important factor in housing rehabilitation needs, Rapidly changing housing market necessitates update of Figure 5 (Housing sales prices) to 2007, Questioned if cost of mobile home park space rents is figured into housing costs in the Needs Assessment Commissioner Speaker Wanted to know if RHNA and inclusionary housing requirements for City must be met solely within the City of Huntington Beach—can it be met in other cities, areas outside of city limits9 Commissioner Scandura Does the Housing Element address child care, senior day care services, hospice, etc? Where in general plan are these uses covered?, The Housing Element needs to address conditions in which multiple families are living in one unit (overcrowding), Important to preserve existing assisted rental housing at-risk of conversion, as well as existing mobile home parks, Wanted to know if vacancy rates have anything to do with driving the provision of housing, Estimate of homeless in the community drives the need for emergency shelters Public Comments Dick Harlow (Ad Hoe Committee on Affordable Housing) The community should be allowed adequate time to respond to the Draft Housing Element, Federal/State money should contribute to meeting the community's lower income housing needs — private developers should focus on addressing moderate income needs, Planning Commission and City Council should think carefully about how City/Agency money for housing is spent (cited high City subsidy for Habitat for Humanity project), Provision of rental housing is a more cost effective way of providing affordability, and should be prioritized over ownership housing Mike Adams (Ad Hoc Committee on Affordable Housing) Feels a disproportionate burden is placed on residential developers to address the City's affordable housing need— City should also look to commercial development and employers to contribute, Cost of land is not the only constraint to providing housing — city should look at development standards and making them easier to provide housing, Mixed use should not be limited to Beach/Edinger— need to have a citywide mixed use ordinance—opportunities for mixed use exist on other artenals such as Warner, Adams, and Brookhurst AGENDA Ad Hoc Council Committee on Affordable Housing 2008-2014 Housing Element Update (GPA No 07-002) October 30, 2007 S 00 pm Huntington Beach City Hall, Room BS 2000 Main Street Huntington Beach, CA I Welcome and Introductions II Housing Element Overview A Powerpoint Presentation on draft Housing Element B Section IV (Housing Resources) 1 Residential Sites Inventory 2 Realistic Unit Potential C Section V (Housing Plan) I Housing Programs III Discussion Topics A Mobile Horne Park Preservation B Residential Condo Conversions C Beach/Edinger Corridor Specific Plan D SB 2—Emergency Shelters E Preservation of At Risk Housing IV Question/Comment Session HUNTINGTON BEACH AFFORDABLE ROUSING AD HOC COMMITTEE MEETING ON 2008-2014 ROUSING ELEMENT UPDATE October 30,2007 Overview of Comments Ad Hoc Committee Comments Under City's proposed Workforce Housing program,what is the definition of workforce housing'? (Staff response -Economic Development working on definition, likely 120- 150%MFI) Interested in counting preservation of mobile home parks towards regional housing needs Important issue in Huntington Beach,provides a viable housing alternative and should be credited towards Housing Element goals Is it possible to create strict affordable housing requirements for converted mobile home parks so that if they are recycled with new housing projects, City can ensure loss of affordable housing is sufficiently replaced Can we take advantage of people with market rate rental units to convert to affordable condos? Can provide lower cost homeownership alternative, as well as upgrading housing stock Is the City going to consider requiring a minimum rental vacancy factor before permitting condo conversions` The City needs rental stock to maintain a balance of housing choices The new inclusionary housing in-lieu fee for 3-9 unit projects should be structured to assist as many people as possible,which can more effectively be achieved through rental than ownership housing Provision of higher density and mixed use housing along Beach/Edinger is a realistic approach—it is the only way to provide for growth in a built out City Need to go vertical, or risk intensifying neighborhoods, losing mobile home parks City should pursue a program to explore converting older shopping centers to mixed use developments, and should adopt a citywide mixed use ordinance to facilitate What is the cost to the Agency to preserve Huntington Villa Yorba'? Can 2nd dwelling units count toward RHNA9 Any single-family property should be able to have a second unit—should not just be limited to 6,000 s f properties We need to look at worker housing in commercial and industrial zones and within existing developments Identification of appropriate zones for emergency shelters(SB 2)needs to ensure access to transit and commercial services, and distancing from residential neighborhoods Public Comment Roseann Andrus (Local Investment in Child Care Project) Over 10,000 children in Huntington Beach with lower income, working parents Not only need for affordable housing for these families, but also child care facilities Encourages the City to adopt child care policy in the Housing Element 2008-2014 Housing Element Update Affordable Housing Ad Hoc Committee Meeting Sign-in Sheet (Please print legibly) If you did NOT receive a notice Did you receive In the mail, a notice for this would you like Name Aff Illation (if any) Mailing Address meeting'7 to be added to (Y/N) the project mailing lists (Y/N) q 1 war' 1 C'IC k&�A vA-I 11ko r- CkAcT,,w, ave `{ _70�8 CA C12 4-5 - t�- ►?7 0 ! gti AUK c ►vN ml r Old #:aoo --[PV)/V 9Q61 �Y zdl 4�4 6!!! If you did NOT receive a notice ®id you receive in the mall, a notice for this would you like Name Affiliation (if any) Meiling Address meeting? to be added to (Y/N) the project mailing list, (Y/N) { � y of W ve so MP tQ MEETING ASSISTANCE NOTICE -AMERICANS WITH DISABILITIES ACT In accordance with the Americans with Disabilities Act the following services are available to members of our community who require special assistance to participate in City Council and Redevelopment Agency meetings if you require special assistance 72-hour prior notification will enable the city to make reasonable arrangements For American Sign Language interpreters a reader during the meeting and/or large print agendas please call Office of the City Clerk (714) 536-5227 To make arrangements for an assisted listening system (ALD) for the hearing impaired please contact the Sergeant at Arms at the meeting or the City Clerk (714)536-5227 AGENDA CITY COUNCiL/REDEVELOPMENT AGENCY CITY OF HUNTINGTON BEACH MONDAY NOVEMBER 5, 2007 4 30 P M - Room B-8 6 00 P M -Council Chambers Civic Center 2000 Main Street Huntington Beach California 92648 4 00 P M -Room B-8 The City Clerk will recess the 4 00 P M portion of the Meeting to 4 30 P M due to an anticipated lack of quorum Council will reconvene in the Council Chambers at that time Call City Council/Redevelopment Agency Meeting to Order Roll Call Bohr Carchio Cook Coerper Green Hansen Hardy Pursuant to the Brown(Open Meetings)Act the City Clerk Announces Late Communications Received by Her Office Which Pertain to Items on the Study Session and Closed Session Portion of the Agenda (1)The Brown (Open Meetings)Act requires that copies of late communications submitted by City Councilmembers or City Departments are to be made available to the public at the City Council meeting (2) Late communications submitted by members of the public are to be made available to the public at the City Clerk's Office the morning after the Council meeting (Late Communications are communications regarding agenda items that have been received by the City Clerk s Office following distribution of the agenda packet) Public Comments Regarding 4 00 P M Portion of Council Meeting for Study Session and Closed Session Agenda Items (City Council/Redevelopment Agency) Study Session on the City of Huntington Beach Housing Element Update — The Housing Element is a Citywide plan for housing including the provision of affordable housing in the City of Huntington Beach It is one of the seven State mandated elements of the General Plan and was last updated in 2000 Pursuant to California (2) November 5, 2007-Council/Agency Agenda -Page 2 Government Code Section 65588 the Housing Element must be updated for the 2008-2014 planning period NOTICE IS HEREBY GIVEN that on Monday November 5 2007 at 4 00 PM in Room B-8 City Hall—Lower Level 2000 Main Street Huntington Beach the City Council will hold a Study Session on General Plan Amendment No 07-002, Housing Element Update The Housing Element is one of the seven State-mandated elements of the City s General Plan and must be updated pursuant to California Government Code Section 65588 for the 2008-2014 planning period The Housing Element identifies and assesses projected housing needs and provides an inventory of constraints and resources relevant to meeting these needs Components of the housing element include a housing needs assessment with population and household characteristics identification of constraints to providing housing an inventory of available sites for the provision of housing for all economic segments of the community and a statement of goals policies and programs for meeting the City's housing needs All interested persons are invited to attend said meeting The City Council will not take action on the Housing Element Update at this meeting A separate public hearing will be scheduled for City Council action subsequent to review of the document by the California State Department of Housing and Community Development Questions or comments on the Housing Element Update may be directed to Jennifer Viilasenor Associate Planner City of Huntington Beach Planning Department 2000 Main Street Huntington Beach CA 92648 Minutes Council/RDA Meeting City Council/Redevelopment Agency City of Huntington Beach Monday November 5 2007 4 0O P M -Room B-8 6 00 P M Council Chambers Civic Center 2000 Main Street Huntington Beach California 92648 An audio recording of the 4 00 p m portion of this meeting and a video recording of the 6 00 p m portion of this meeting are on file in the Offce of the City Clerk and are archived at w ww surfcity-hb org The 4 00 p m portion of the meeting was recessed by Deputy City Clerk Kelly Mandic to 4 30 p m in Room B-8 due to a lack of quorum Call to Order--4 30 p m City Council/Redevelopment Agency Meeting Roll Call Present Bohr Carchio Cook Coerper Green Hansen and Hardy Absent None Councilmember Hansen arrived at 4 36 p m City Clerk Joan Flynn Announced a Late Communication Pertaining to the Study Session Portion of the Fleeting Communication submitted by the Planning Department dated November 5 2007 and titled Huntington Beach 2008-2014 Housing Element prepared by Karen Warner and Associates Communication submitted by Stanley Smalewitz Economic Development Director dated November 5 2007 titled Workforce Housing a memorandum to the City Council Public Comments Roseann Andrus, representative of Local Investment in Child Care{LINCC} Project a countywide initiative to promote childcare as an essential community infrastructure that supports local economic development She asked Council to consider as part of the critical needs of the Housing Element the expansion of more affordable housing to serve children of low-income families She reported that the City of Huntington Beach has 10 158 children that have working low-income parents with annual income below$39 000/year Her current LINCC Housing project is working on a strategy with community partners to integrate workforce housing affordable housing and childcare facilities She welcomed the chance to work with the City to develop strategies to increase incentives and thanked Council for their past involvement November 5 2007--Council/Agency Minutes-Page 2 of 28 Beverly Schuberth, representative of The Kennedy Commission a coalition of members and individuals as advocates for low-income housing targeting individuals who make $101hour or less She commended staff on the draft Housing Element and reported attending the Affordable Housing Task Force meeting She indicated The Kennedy Commissions enthusiasm to work with the City to serve that population and thanked Council for their involvement (City Council/Redevelopment Agency) Study Session Held--City of Huntington Beach Housing Element Upstate City Administrator Penelope Culbreth-Graft called on Mary Beth Broeren Principal Planner to provide a brief overview of Housing Element Update activity to date She introduced Karen Wainer of Karen Wainer and Associates who gave a PowerPoint presentation that included the following information Presentation Overview What is the Housing Element 2000-2006 Housing Accomplishments 1998-2006 Regional Housing Needs Assessment(RHNA) Progress Benefits of Housing and Community Development(HCD) Compliance Demographic Trends Income Trends Housing Costs Housing Conditions At-Risk Rental Housing RHNA Sites Availability RHNA and Sites Availability 2008-2014 Housing Element Programs and Additional Issues for Discussions (raised by Planning Commission and Ad-Hoc Committee) Planner Broeren discussed options available for consideration and statistics for submittal to the State of California She also discussed the number of units identified in the Beach/Edinger Specific Plan for low and very-low-income families Councilmember Green asked d staff has looked at the childcare component Planner Broeren identified childcare facilities in the different zones land use issues and program studies initiated by the Community Services Department Councilmember Green asked what the income limits are for 1-and 2-person households and Consultant Warner said she would get back to her with that information Councilmember Green asked for clarification on the Golden West College student housing of 175 units Stanley Smalewitz Economic Development Director replied that the units are shared units that will house 300 students Councilmember Carchio voiced concerns regarding the demographic trend number pertaining to our senior citizens Kathe Head Principal Keyser Marston Associates consultant replied that the City is bound by proportionality, reflective in the low-and very-low income households citywide Councilmember Carchio indicated that he believes the number of senior households is growing and his emphasis would focus on the 40%reported that live alone and 1/3 reported as disabled Consultant Head indicated that the city is bound by the 2000 census until 2014 Councilmember Bohr referred to the Beach/Edinger Corridor Specific Plan affordable housing component Planner Broeren responded that the developers 10%requirement is to be provided onsite unless altemate options are considered Director Smalewitz stated that development standards would dictate density of the projects Councilmember Bohr confirmed that Bella Terra has a 15% requirement Councilmember Hansen explained the focus of discussions during the ad hoc committee meeting and perceived direction related to mixed-use housing Planner Broeren indicated that at the end of the Specific Plan process the City would have an opportunity to re-adjust or change the number of housing units at that time Councilmember Green asked about the status of the mobilehome park preservation component and Planner Broeren replied that existing or new mobilehomes do not count towards RHNA compliance Councilmember Hardy discussed ways the ad-hoc committee can lobby more credits for built-out communities Consultant Warner indicated credits are given for mobilehomes as preserved but not counted for RHNA credit Councilmember Green questioned the exclusion of childcare within the Housing Element. Planner Broeren clarified that childcare is included within other elements in the General Plan She also addressed SB 2(Cediflo)--Emergency Shelters explaining that jurisdictions must allow shelters in their City without any discretionary action and therefore must provide identification within the Housing Element Councilmember Hardy asked if the Ripcurl proposal should include numbers allowed or proposed and Planner Broeren responded that the City could put in a minimum requirement and qualify that these units are in process Mayor Pro Tem Cook asked d past deficiencies will carry over with penalties Planner Broeren replied 'no' explaining that each housing element period starts fresh without prior credit or penalty Mayor Pro Tem Cook asked why the City overbuilt in the moderate and above-income categories Planner Broeren discussed private market housing and selling prices determined by developers and it was noted that moderate-income accounted for Cape Ann Promenade and subsequent neighborhoods built at that time Mayor Coerper inquired as to the State's mandate of emergency shelters clarifying the need to build a shelter in the community It was noted that appropriate zone(s)have to be identified for that use He also referred to surplus school sites and the 63 units indicated at Lamb School and discussed the Ripcurl protect s application for 440 units He thanked staff for an outstanding report Mayor Coerper asked Planner Broeren if action was needed from Council this evening and Planner Broeren responded in the negative thanked Council for its guidance and confirmed that Beach/Edinger numbers will remain as reported ATTACHMENT #3 1 J. , City ®f Huntington Beach Planning Department STAFF REPORT HUNTINGTON BEACH TO Planning Commission FROM Scott Hess, AICP, Director of Planning BY Jennifer Villasenor, Associate Planner DATE May 27, 2008 SUBJECT GENERAL PLAN AMENDMENT NO 07-002/NEGATIVE DECLARATION NO 08-002 (2008-2014 HOUSING ELEMENT UPDATE) APPLICANT City of Huntington Beach LOCATION Citywide STATEMENT OF ISSUE General Plan Amendment No 07-002 is a request to update the General Plan Housing Element for the 2008-2014 planning period • Negative Declaration No 08-002 is a request to analyze the potential environmental impacts associated with implementation of the proposed project o Staff s Recommendation Approve Negative Declaration No 08-002 and General Plan Amendment No 07-002 and forward to the City Council for adoption for the following reasons The proposed Housing Element Update will not result in any significant impacts on the environment The updated Housing Element is consistent with the General Plan and State law requirements The Housing Element identifies specific programs to address the community's housing needs, including adequate site provision, removal of governmental constraints, the preservation and development of affordable housing and equal housing opportunity RECOMMENDATION Motion to A "Approve Negative Declaration No 08-002 with findings (Attachment No 1), and" B "Approve General Plan Amendment No 07-002 and forward Resolution No 1621 (Attachment No 2) to the City Council for adoption" ALTERNATIVE ACTIONS) The Planning Commission may take alternative actions such as A "Deny Negative Declaration No 08-002 and General Plan Amendment No 07-002 with findings for denial " B "Continue Negative Declaration No 08-002 and General Plan Amendment No 07-002 and direct staff accordingly" #®-1 PROJECT PROPOSAL The Housing Element is a citywide plan for housing including the provision of affordable housing, in the City of Huntington Beach It is one of the seven State mandated elements of the General Plan and was last updated in 2000 Pursuant to California Government Code Section 65588 the Housing Element must be updated for the 2008-2014 planning period State Housing Element Law (Article 10 6 of Chapter 3 of the Government Code) establishes requirements for the content of local agencies housing elements to order to ensure that housing issues are adequately and thoroughly addressed The City has retained a consultant to assist staff in the preparation of the Housing Element Update in meeting the State's requirements and ultimately obtaining certification from the California State Department of Housing and Community Development(HCD) Background There were three initial public meetings held in 2007 to discuss the Housing Element Update The three meetings included a Planning Commission Study Session, an Affordable Housing Ad Hoc City Council Committee meeting and a City Council Study Session The purpose of these meetings was to introduce key components of the Housing Element Update and provide the City s policy makers and interested parties an opportunity to comment on the data, analysis and programs included in the draft Housing Element The Planning Commission raised a number of questions and had several comments at the study session related to how the following issues would be addressed in the Housing Element child care and senior care services, overcrowded housing conditions, rehabilitation of units in deteriorating areas for affordable housing, mobile home parks as an affordable housing resource, the preservation of existing assisted rental housing, City vacancy rates, the City's homeless population and the need for emergency shelters and how the City intends to meet its share of the regional housing need for very-low and low income housing units Comments from the Planning Commission study session as well as the two other public meetings were incorporated into the draft Housing Element, which was completed in December 2007 and subsequently sent to HCD for a 60-day review period The draft Housing Element was also forwarded to the Planning Commission and made available to the public for a 60-day review and comment period Based on comments received from the public and HCD, the Housing Element was revised and sent to HCD for further review on April 7, 2008 The revised draft Housing Element was also forwarded to the Planning Commission and discussed at a study session meeting on April 22, 2008 Staff has discussed the revised Housing Element with HCD and as a result, several pages of the draft Housing Element have been revised based on HCD's most recent review(Attachment No 3) Upon adoption by the Planning Commission and City Council, the document will be sent to HCD for a final 90-day review period PC Staff Report 05/27/08 2 (08sr13 GPA 07 002/ND 08-002) 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 five overall goals identified in the Housing Element Update 1 Conserve and improve existing affordable housing in Huntington Beach 2 Provide adequate housing sites to accommodate regional housing needs 3 Assist in development of affordable housing 4 Remove governmental constraints 5 Provide equal housing opportunity The proposed goals of the updated Housing Element are consistent with the existing goals, objectives and policies of the City's General Plan including those of the Land Use, Air Quality and Environmental Resources/Conservation Elements A Land Use Element Goal LU9 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 The focus of the five goals of the Housing Element, in addition to the policies and programs proposed to achieve these goals, is to provide housing for all economic segments of the community Several policies and programs are geared toward providing equal housing opportunity and social support services for special needs groups Furthermore, the Housing Element includes an analysis of governmental constraints and programs to remove these constraints to encourage and facilitate the provision of a diverse range of housing units such as homeless shelters, group housing and housing for disabled persons Objective LU9 2 Provide for the preservation of existing residential neighborhoods The Housing Element proposes several programs for the preservation of existing housing including financial assistance for single-family home repairs, multi-family acquisition and rehabilitation projects, neighborhood preservation and code enforcement efforts, and preservation of assisted rental housing Objective LU 9 5 Provide for the development of housing for senior citizens, the physically and mentally challenged, and very low, low and moderate income families Policy LU 9 51 Accommodate the development of housing types, such as multifamily development and Single Room Occupancies (SRO), intended to meet the special needs of senior citizens, the physically and mentally challenged, and, very low, low and moderate income households in areas PC Staff Report 05/27/08 3 (08sr13 GPA 07 002/ND 08-002) designated for residential and mixed-use on the Land Use Plan Map, in accordance with the Housing Element The Housing Element discusses the special housing needs of groups such as seniors, female-headed households, large families, disabled persons, homeless persons and low income households The programs and policies in the Housing Element encourage and facilitate the provision of housing for these special needs groups Policy LU 1113 Establish incentives for the inclusion of day-care, public meeting rooms and other community-oriented facilities in mixed-use districts, possibly including the use of bonus densities, expedited entitlements, or other techniques The Housing Element includes a program to increase the number of childcare facilities in the City and facilitate the provision of childcare facilities in residential development projects by establishing incentives such as expedited entitlement processing B Environmental Resources/Conservation Element Goal ERC S Conserve the natural environment and resources of the community for the long-term benefit and enjoyment of its residents and visitors Obiectave ERC S 21 Provide ample opportunities for businesses and residents of the community to conserve and reuse natural resources The Housing Element incorporates a "green building" program to enhance resource efficiency and sustamability The program proposes to establish a comprehensive green building program and provide dedicated staff for implementation C Aar Quality Element Policy AQ 1 10 1 Continue to require the utilization and installation of energy conservation features in all new construction The Green Building program of the Housing Element will require all residential and mixed-use developments receiving Redevelopment Agency assistance to include sustainable design features to lessen a project or building's overall environmental impact Zoning Compliance Not applicable Urban Design Guidelines Conformance Not applicable Environmental Status Staff has reviewed the environmental assessment and determined that no significant impacts are anticipated as a result of the proposed Housing Element Update Subsequently, Negative Declaration No 08-002 (Attachment No 4) was prepared pursuant to Section 240 04 of the HBZSO and the provisions of the California Environment Quality Act(CEQA) PC Staff Report 05/27/08 4 (08srl3 GPA 07 002/ND 08 002) The Planning Department advertised draft Negative Declaration No 08-002 for 30 days commencing on April 17, 2008 and ending on May 16, 2008 Four written comment letters including one from the Environmental Board, were received during the comment period The letters as well as responses to the comment letters are included in draft Negative Declaration No 08-002 Environmental Board Comments The Environmental Board was notified of the Negative Declaration On May 15, 2008 the Environmental Board provided a letter addressing several issues including the Housing Element's impacts on other elements of the General Plan, the relationship between affordable housing and green building, impacts to hydrology and water quality and the Housing Element's impact on AB32 and Title 24 requirements Prior to any action on General Plan Amendment No 07 002, it is necessary for the Planning Commission to review and act on Negative Declaration No 08-002 Staff, in its initial study of the project, is recommending that the negative declaration be approved with findings Coastal Status Not applicable Redevelopment Status Not applicable Design Review Board Not applicable Subdivision Committee Not applicable Other Departments Concerns and Requirements The Economic Development Department has coordinated with Planning staff and the City's consultant in the preparation of the draft Housing Element Comments from other City departments are not required Public Notification Legal notice was published in the Huntington Beach/Fountain Valley Independent on May 15, 2008 In lieu of sending 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 As of May 20, 2008 one comment letter, submitted by the Kennedy Commission, regarding the Housing Element Update has been received(Attachment No 5) Application Processing Dates DATE OF COMPLETE APPLICATION MANDATORY PROCESSING DATE(S) Not Applicable June 30, 2008 due to HCD ANALYSIS State Housing Element Law requires that housing elements contain an identification and analysis of existing and projected housing needs, an inventory of resources and constraints relevant to meeting these needs and a statement of goals, policies, quantified objectives, financial resources and scheduled programs for the preservation, improvement and development of housing The 2008-2014 Housing Element Update consists of five sections meeting the statutory requirements for housing elements PC Staff Report 05/27/08 5 (08sr13 GPA 07 002/ND 08-002) Section I - Introduction While not substantive in nature, this section provides an introduction to the Housing Element, outlines the goals of the Housing Element discusses the organization of the topics and issues addressed in the document and lists sources of information and describes the public participation process utilized in developing the Housing Element Section II—Housing Needs Assessment Section II provides a discussion of the City's population and housing stock characteristics in determining the City s housing needs The housing needs assessment is comprised of the following components a demographic profile, a household profile, housing stock characteristics, and regional housing needs Regional Housing Needs Assessment(RHNA) State Housing Element Law requires that each city and county develop local housing programs to meet its "fair share" of existing and future housing needs for all income groups, as determined by the jurisdiction's Council of Governments In the southern California region, the agency responsible for assigning the regional housing needs to each jurisdiction is the Southern California Association of Governments (SLAG) SLAG has determined that Huntington Beach has a regional housing need (RHNA) of 2,092 units for the 2008-2014 planning period The table below provides a breakdown of the RHNA allocation by various household income categories City of Huntington Beach MINA Allocation Income Level Percent of AMI* Number of Units Percentage of Area Median Income Units Very Low 0-50% 454 22% Low 51 80% 369 17% Moderate 81 120% 414 20% Above Moderate >120% 855 41% Total 2092 100% *AMI=$58 820(Orange County households 2000 Census) The policies and programs identified in Section V (Housing Plan) of the Housing Element propose to encourage and facilitate the provision of housing in order to meet the City's housing needs based on the demographic and economic data in the needs assessment as well as the City's RHNA allocation Section III—Housing Constraints Section III analyzes the various governmental, market, infrastructure and environmental factors that can serve as a constraint to the provision of housing in the City of Huntington Beach Development standards and land use controls, site improvement requirements and development fees can all be considered potential governmental constraints The analysis in the Housing Element indicates that the City's zoning ordinance should be revised to encourage and facilitate the provision of a variety of housing types such as multi-family housing, transitional housing and housing for disabled persons The Housing Element contains several programs for the removal of governmental constraints by proposing to reduce processing procedures for multi-family residential development, revise the zoning code to permit transitional and supportive housing in residential zones by right and provide reasonable accommodations for disabled persons New legislation can also cause existing zoning provisions to become constraints as the laws change For instance, a new California senate bill (S132) now requires jurisdictions with an unmet need for emergency shelters to identify zoning where they will be permitted without a discretionary permit As PC Staff Report 05/27/08 6 (08sr13 GPA 07 002/ND 08 002) such, the City of Huntington Beach has incorporated a program in the Housing Element to identify emergency shelters as a permitted use in industrial zones Market constraints such as the availability of financing, the price of land and cost of construction can constrain the provision of housing in the City and affect product type development and unit price Similarly, existing environmental conditions can constrain the provision of housing Many properties in the City of Huntington Beach have environmental hazards such as designation in a floodplam, the presence of oil facilities and hazardous waste related to abandoned oil wells, the presence of methane gas, wetlands and environmentally sensitive habitat areas and seismic and tsunami hazards While market and environmental constraints can be difficult to eradicate, they have not served as a major constraint to the overall development of housing in the City However, they can constrain the development of affordable housing as they create additional cost burdens on the developer Programs such as the Affordable Housing Density Bonus Program and Fee Reimbursement Program will provide incentives for the development of affordable housing Section IV—Housing Resources This section describes and analyzes the land, financial and administrative resources available for the preservation and development of housing in the City of Huntington Beach As described in Section II of the Housing Element, SCAG has determined that Huntington Beach has a regional housing need (RHNA) of 2 092 units for the 2008-2014 planning period The City plans to fulfill its share of the regional housing need using a combination of the methods listed below 1 Development on vacant sites already zoned for residential use, 2 Residential projects with development entitlements (Pacific City, Blue Canvas, the Villas), 3 Committed assistance for preservation of at-risk housing (Wycliffe Gardens), 4 Residential development on surplus school sites (Lamb and Wardlow), 5 Beach/Edinger Corridor Specific Plan(mixed use projects), and 6 Rezoning of sites for exclusively residential use (encompassing sites within the Beach/Edinger Specific Plan and Pacifica Community Specific Plan) The City can also count the 174 residential building permits issued in 2006 and 2007 toward the RHNA These years are known as the RHNA"gap period" since the previous planning period ended in 2005 Methods 1 — 4, in addition to the units produced during the "gap period", will result in 1,077 units that may be counted toward fulfilling the City's RHNA of 2,092 units The shortfall of 1,015 units, including 704 lower income units, will be addressed through the development of mixed use projects proposed within the Beach/Edinger Corridor Specific Plan area and through the rezoning of sites for exclusively residential use The Beach/Edinger Specific Plan and the rezoning of sites are further discussed under Section V Section V—Housing Plan The Housing Plan considers the housing needs, constraints and resources established in each of the previous sections to set forth the goals, policies and programs required to meet the City's housing needs for the 2008-2014 planning period Section V also considers the accomplishments from the 2000-2005 Housing Element and evaluates the effectiveness of the housing plan in determining which programs would be appropriate for inclusion in the 2008-2014 Housing Element Update PC Staff Report 05/27/08 7 (08sr13 GPA 07 002/ND 08 002) 2000-2005 Housing Element Accomplishments In general, the 2000-2005 Housing Element was successful in meeting the City's housing needs Major accomplishments included the following providing housing rehabilitation assistance to 143 lower income homeowners, assisting 466 single-parent households through Project Self-Sufficiency, implementing a Neighborhood Preservation Program to pro-actively address the City's deteriorating neighborhoods and assisting in the development of 700 affordable housing units through provision of land disposition, regulatory incentives, inclusionary requirements and direct financial assistance A summary of the City's progress in fulfilling the quantified objectives in the 2000-2005 Housing Element is detailed to the table below Summary of Quantified ®b ectives 2000-2005 Ho sing Element Income New Construction* Rehabilitation** Conservation*** Level Goal Progress Goal Progress Goal Progress Very Low 388 126(33%) 50 215 452 445 Low 255 115 (45%) 85 166 147 Moderate 400 460(115%) 40 1 Above 972 2 229 (229%) Moderate Totals 2,015 2,930(145%) 175 382(218%) 599 445(74%) *Reflects RHNA (Source Table V 2 2008 2014 Housing Element) **Reflects single family rehabilitation and acquisition/rehabilitation projects ***Reflects preservation of at risk projects Housing Programs The 24 housing programs proposed for the 2008-2014 planning period consist of existing programs incorporated from the previous housing element, revised programs based on a review of the previous Housing Element s accomplishments and new programs to address the City's unmet housing needs Some of the new programs that are being proposed for the 2008-2014 planning period are ® Green Building Program requires adoption of a Citywide Green Building Program and utilization of sustainable design features in all Redevelopment Agency-assisted projects, ® Residential Processing Procedures Program proposes to undertake amendments to the HBZSO to increase the threshold that triggers a CUP requirement for multi-family residential projects, ® Second Units Program implements the City's accessory dwelling ordinance to accommodate second units and educates the public on the availability of the program All of the proposed housing programs include a goal and objective, responsible agency, funding source and program schedule, as required by State law, to ensure that the City s housing goals can be achieved within the prescribed planning period PC Staff Report 05/27/08 8 (08sr13 GPA 07 002/ND 08 002) Residential Rezoning Program As discussed in Section IV, the City plans to use a number of methods to meet the regional housing need However there is a shortfall of sites to accommodate 1,015 units including 704 lower income units The Beach/Edinger Corridor Specific plan is anticipated to provide for 3,000 new units within the Edinger Avenue Corridor and 2 000 units within the Beach Boulevard Corridor Several mixed use projects such as The Ripcurl, The Village at Bella Terra and the Levitz Development Property have already been proposed for the Edinger Corridor These projects, as with all residential and mixed use development projects proposing three or more units, will be required to provide a percentage of affordable units While redevelopment of the Beach/Edinger Corridor anticipates development of approximately 5,000 units State law(AB 2348) requires that when a city has a shortfall of sites to meet the lower income regional housing need, 50 percent of the lower income shortfall must be accommodated on sites zoned for exclusively residential uses and be permitted by right Therefore, the City intends to rezone properties within the Beach/Edinger Corridor for exclusively residential development As part of the Residential Rezoning Program, the City has identified sites within the Beach/Edinger Corridor Specific Plan and the Pacifica Community Specific Plan, and has committed to rezoning several of these sites for exclusively residential uses to accommodate 50 percent of the lower income RHNA shortfall These sites were chosen due to their feasibility for redevelopment of residential uses and were identified as most vulnerable to change through the preparation of the Beach/Edinger Corridor Specific Plan Detailed development standards will be included in the Specific Plans to guide development of these sites SUMMARY The 2008-2014 Housing Element Update adequately addresses housing needs 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 identifies specific programs to address the community's housing needs, including adequate site provision, removal of governmental constraints, the preservation and development of affordable housing and equal housing opportunity ATTACHMENTS 1 Suggested Findings for Approval—ND No 08-002 2 Planning Commission Resolution No 1621 3 Errata pages to the April 7, 2008 Revised Draft Housing Element 4 Negative Declaration No 08-002 (Includes Environmental Checklist, Response to Comments and Comment Letters) 5 Letter from the Kennedy Commission, dated May 9, 2008 SH MBB 3v PC Staff Report 05/27/08 9 (08sr13 GPA 07 002/ND 08 002) ATTACHMENT NO I SUGGESTED FINDINGS OF APPROVAL NEGATIVE DECLARATION NO 08-002 SUGGESTED FINDINGS FOR APPROVAL -NEGATIVE DECLARATION NO 08-002 1 Negative Declaration No 08-002 has been prepared in compliance with Article 6 of the California Environmental Quality Act (CEQA) Guidelines It was advertised and available for a public comment period of 30 days Comments received during the comment period were considered by the Planning Commission prior to action on the Negative Declaration and General Plan Amendment No 07-002 2 There is no substantial evidence in light of the whole record before the Planning Commission that the project will have a significant effect on the environment The Housing Element is a policy document that is consistent with growth identified in the 1996 General Plan and includes policies and programs to help conserve, improve and develop housing within the City, including affordable housing Its policies and programs are consistent with the other General Plan elements The specific environmental effects of future development discussed in the Housing Element policies and programs will be evaluated as individual project proposals or plans are submitted, with any needed mitigation measures or conditions of approval identified at that time (08sr13 GPA 07 002/ND 08 002) Attachment No 1 RESOLUTION NO 1621 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HUNTINGTON BEACH FOR GENERAL PLAN AMENDMENT NO 07-002 FOR THE 2008-2014 HOUSING ELEMENT UPDATE RECOMMENDING APPROVAL TO THE CITY COUNCIL OF THE 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 October 23, 2007 and April 22, 2008 study sessions were held with the Planning Commission for consideration of revisions to the adopted Housing Element, and WHEREAS, on February 11, 2008 a Notice of Availability was published in a newspaper of general circulation and sent to 54 interested parties for review of the draft Housing Element update for a period of 60 days, and WHEREAS, pursuant to California Government Code Sections 65587-65588, the City must update the Housing Element to meet the provisions of Title 7, Division 1, Chapter 3, Article 10 6 commencing with Sections 65580, et seq by June 30, 2008, and WHEREAS, the Planning Commission, after giving notice as prescribed by law, held at least one public hearing to consider said General Plan Amendment No 07-002, and WHEREAS, pursuant to the California Environmental Quality Act, the Planning Commission finds that General Plan Amendment No 07-002 will not have any significant adverse effects on the environment, and WHEREAS, the Planning Commission of the City of Huntington Beach hereby makes the following findings 1 The proposed 2008-2014 Housing Element will not facilitate the creation of any additional housing units beyond those anticipated and accounted for in the 1996 General Plan EIR 2 Proposed new housing programs will improve the quality of existing housing and encourage and facilitate the provision of housing for all economic segments of the community 3 Adoption of the 2008-2014 Housing Element will not result in any significant adverse environmental effects G\Resoiutions\Reso08\Res 1621 Housing Element Update doc T�� MIT i IO 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 Section 65350 that General Plan Amendment No 07-002 to update 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 held on the 27th day of May 2008 AYES NOES ABSENT ABSTAIN ATTEST Scott Hess, Secretary Planning Commission Chairperson G\Resolutions\Reso08\Res 1621 Housing Element Update doe 2 L 1 N" ECTION III . Page III-13 Update of number of homeless persons in need of housing ATTACHMENT NO Supportive housing is generally defined as permanent affordable housing that is linked to on-site or off-site services that help residents transition into stable more productive lives Services may include childcare after-school tutoring career counseling etc Most transitional housing includes a supportive services component The City of Huntington Beach regulates supportive housing as a residential use provided supportive services are ancillary to the primary use Huntington Beach s zoning provisions have not served as a constraint to the provision of transitional or supportive housing Nonetheless as a means of clarifying zoning provisions and thereby facilitating the provision of these housing types the City has included a program in the Housing Element to modify the Zoning Ordinance to 1) include transitional housing and supportive housing as a separate use within the definition section of the Code and 2) to list these as permitted uses within residential zoning districts California Health and Safety Code (Section 50801) defines an emergency shelter as housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person No individual or household may be denied emergency shelter because of an inability to pay The Huntington Beach Zoning Code currently allows emergency shelters in the CG zone subject to a CUP If the shelter is 5 000 square feet or less the Zoning Administrator approves the CUP the Planning Commission approves the CUP for shelters greater than 5 000 square feet Emergency shelters are also conditionally permitted in the IL and IG zones Pursuant to recent changes in State law (SB 2), jurisdictions with an unmet need for emergency shelters are now required to identify a zone(s) where emergency shelters will be allowed as a permitted use without a conditional use permit or other discretionary permit The identified zone must have sufficient capacity to accommodate the shelter need and at a minimum provide capacity for at least one year-round shelter Permit processing development and management standards for emergency shelters must be objective and facilitate the development of or conversion to emergency shelters As discussed in the homeless section of the Housing Element Needs Assessment (Chapter II) the Huntington Beach Police Department estimates the City s visible homeless population at around 50 individuals, and American Family Housing in adjacent Midway City reports providing transitional housing for 14 Huntington Beach families and individuals in 2007 However, with 322 homeless children and youth reported in the Huntington Beach Union High School District and another 56 in the Huntington Beach City School District, a much higher population of persons living on the edge of homelessness exist in the City While there is a twelve-bed youth shelter and several transitional housing facilities in Huntington Beach there currently is no emergency shelter to address the needs of homeless adults or families 2008-2014 HOUSING ELEMENT 11113 HOUSING CONSTRAINT TT C H M ENT N 0.� SECTION IV o Page IV-2 Figure 8 revised to include Beach/Edinger Specific Plan sites o Pages IV-13 — 17 Three additional opportunity sites were identified to give a broader example of the adequacy of the Beach/Edinger Specific Plan In providing sites to accommodate development of affordable housing, More detail provided for Pacifica community Specific Plan site ATTACHMENT C Figure 8 Resode®®foal Sites Inventory PTa _ e e I arfield Ave 04 - ft , Aft "# c N Legend Entitled Projects 1 The Villas W E 2 Pacific City 3 Blue Canvas S Surplus School Sites 4 Wardlow School Site 5 Lamb School Site Beach/Edinger Specific Plan 6 The Ripcurl 7 The Village at Bella Terra 8 Waft Development Property 9 former Levitz property 10 Beach&Warner 11 Beach&Ellis Note Detailed parcel specific maps depicting vacant residential sites are included in L�r lr �� s aooendix A ;$ ti i 2008-2014 HOUSING ELEMENT IV-2 HOUSING RESOURCES the Beach/Edinger Corridor Specific Plan Land use and form-based development standards established in the specific plan will replace existing zoning regulations and will set forth a series of new public Improvements to enhance the corridors physical image A conceptual draft land use plan for the Edinger corridor has been reviewed by the community and a review of the Plan s recommendations for Edinger were presented to City Council in January 2008 Subsequent to Council endorsement of the plan for Edinger the land use plan for Beach Boulevard will be developed with the entire Specific Plan targeted for adoption in 2008 A key finding of the Plans market study is that there is a strong demand for residential development and little demand for a net increase in retail within the Plan area Consistent with this finding a major component of the specific plan is the integration of higher density housing along the corridors with the following goals ➢ 3,000 new units within Edinger Avenue Corridor Area ➢ 2 000 new units within the Beach Boulevard Corridor Area ➢ Beach Boulevard in the vicinity of Ellis Avenue - Residential Medium High Density ➢ Beach Boulevard between Talbert and Heil - residential/commercial mixed use The Beach/Edinger Corridor Specific Plan is being developed to permit residential use by right2 on every parcel in the Edinger Corridor area with additional residential capacity to be accommodated along Beach Boulevard Certain locations within the Specific Plan will require residential development to include ground floor commercial use, while other areas will permit stand-alone multi-family residential without a commercial component The Plan's form-based zoning will not include prescriptive density or Floor Area Ratio limitations but will instead regulate development based on building form and scale A building height of up to six stories will generally be permitted with reduced parking standards being evaluated as part of the Plan s development The Specific Plan will be designated Mixed Use (M) in the General Plan to allow maximum design flexibility as indicated by the General Plan Mixed Use land use description Permitted Uses ➢ Single uses including residential neighborhood commercial or general commercial ➢ Mixed uses that may include vertically integrated housing or horizontally integrated housing Development Standards ➢ The exact density location and mix of uses in this category is intended to be governed by a Specific Plan to allow greater design flexibility While the Beach /Edinger Corridor Specific Plan presents significant capacity for high density, multi-family residential and mixed use development more than sufficient to address the City's regional housing needs, by way of 2 Residential uses permitted by right shall not require a conditional use permit planned development permit or other discretionary approval which constitutes a project under CEQA Residential projects within the Specific Plan will however still be subject to design review 2008-2014 HOUSING ELEMENT IV 13 HOUSING RESOURCES UTACHMENT NO example, the following short term "opportunity sites" have been Identified based on currently proposed projects Two large mixed-use projects are in the early stages of entitlement on the Edinger Avenue Corridor, with rezoning to occur in advance of the Specific Plan The Ripcurl project is proposing approximately 440 apartment units and 10,000 square feet of neighborhood serving commercial uses on a 3 8 acre site and would require a General Plan amendment from Its current General Commercial designation The Village at Bella Terra is also proposing a mix of approximately 500 new ownership and rental units in conjunction with 136 000 square feet of commercial uses adjacent to the million square foot Bella Terra retail mall (formerly the Huntington Center Mall) and would also require an amendment to the General Plan Pursuant to the City s inclusionary housing requirements a minimum ten percent of the units in The RipCurl would be deed restricted as affordable and because Bella Terra falls within a Redevelopment Project Area fifteen percent of its units would be restricted as affordable A third project is being proposed by Watt Development for redevelopment of an older shopping center with 560 apartment units while maintaining 100 000 square feet of retail rezoning of this shopping center site will occur in conjunction with the Beach/Edinger Specific Plan A fourth project would redevelop the former Levitz site, a 12 5-acre property located at the northeast corner of Edinger Avenue and Gothard Street The proposed project is a mixed-use residential, live-work and commercial development and envisions six new residential and/or mixed-use blocks around a 3/4-acre private park The development concept proposes up to 1,260 residential units and up to 60,000 square feet of retail primarily along Edinger Avenue Project- level environmental review on the proposed project will occur in conjunction with the EIR on the Specific Plan There are also two mixed use projects proposed on the Beach Boulevard corridor that are being evaluated at a project level in the Specific Plan EIR These projects include partial redevelopment of an existing center at Beach Boulevard and Warner Avenue and another mixed use project at Beach Boulevard and Ellis Avenue These proiects will provide approximately 390 additional units and, as with all developments with three or more residential units, will be subject to the City's inclusionary requirements for providing affordable units Table IV-6 summarizes the residential development proposed on these six sites Five of these projects meet the default density of 30 units/acre for lower income households, with one project at a density suitable to support moderate income development Combined with the overall capacity for approximately 5,000 new high density units in the Specific Plan, these short term "opportunity sites" provide suitable sites to address the City's RHNA shortfall for 311 moderate income units, and 352 lower income units permitted to be part of a mixed use development 2008-2014 HOUSING ELEMENT IV-14 HOUSING RESOURCES Table IV-6 Beach/Edinger Corridor Specific Plan — Example Mixed Use Protects Protects Number of New Site Protect Density Units Acreage Edinger Avenue The Ripcurl 440 apartment units 3 8 acres 115 units/acre The Village at Bella Terra" 500 units 15 8 acres 32 units/acre Watt Development Property 600 units 13 8 acres 44 units/acre former Levitz property 1,260 units 12 5 acres 101 units/acre Beach Boulevard Beach &Warner 270 units 9 4 acres 29 units/acre Beach&Ellis 120 units 2 6 acres 46 units/acre Total 3,190 units *Located on Edinger in The Crossings Specific Plan adjacent to Beach/Edinger Specific Plan area Rezoning for Exclusively Residential Use As a means of complying with AB 2348 which requires at least half of sites rezoned to address a lower income RHNA shortfall to be designated exclusively for residential uses the City has identified sites both within and adjacent to the Beach/Edinger Specific Plan appropriate for development as entirely residential The City will rezone three or more of the sites identified in Table IV-7 (illustrated in Figure 9) encompassing targeted sites on Beach Boulevard parcels within the Pacifica Specific Plan (off Beach Blvd) and a Redevelopment Agency owned site on McFadden Avenue adjacent to Goldenwest College The City is currently able to commit to rezoning Sites 4 and 5 determination of which sites among 1-3 will be redesignated for exclusively residential will need to be confirmed as part of the Beach/Edinger Specific Plan process Rezoning of three or more of the sites in Table IV-7 will more than address the City s lower income RHNA shortfall for 352 units on exclusively residential sites (50% of total 704 lower income RHNA shortfall) 2008-2014 HOUSING ELEMENT IV-15 HOUSING RESOURCES TT NO Table IV-7 Sites for Potential Rezoning to Exclusively Residential Use Map# Location Current Anticipated Site Density Zoning #of units Acreage 1 Beach Blvd CG 70 212 33 du/ac S of Yorktown 2 Cypress and Elm CG 40 76 30 du/ac behind Beach Blvd 3 Beach Blvd CG 100 314 31 du/ac N of Yorktown 4 Pacifica SP2 187 313 60 du/ac Specific Plan 5 McFadden Ave IG 175 27 65 du/ac RDA owned site Total 572 The City used the following process to develop the Inventory of sites for rezoning to exclusively residential use As part of the Beach/Edinger Specific Plan a micro- vulnerability' analysis was conducted along Beach Boulevard to identify those sites most vulnerable to change from existing use (refer to Appendix A) City staff then evaluated these sites to determine which would be most appropriate for redesignation to an exclusively residential use and identified sites 1-3 on Table IV-7 As depicted in the Rezoning Sites Table and accompanying aerial photos in Appendix A these sites are characterized by a mix of older, economically marginal uses, parking lots and vacant parcels - all factors contributing to their identification as vulnerable to change The City s consultant for the Specific Plan estimated the dwelling unit potential on each of these sites based on an expected residential product type providing the basis for the units identified in Table IV-7 The Beach/Edinger Specific Plan is structured as a form based Development Code and does not establish maximum residential densities The densities presented for sites 1-3 are not prescribed and do not represent maximum densities but rather reflect the anticipated density based on an assumed product type Site #4 in Table IV-7 falls just outside the Beach/Edinger Specific Plan within the Pacifica Community Plan The four parcels that comprise this former hospital site consist of surface parking lots and a medical office building slated for demolition A portion of this site had a previous proposal for development with 130 senior condominiums and several developers have expressed an interest to the City in developing the site with housing at densities ranging from 70-80 units/acre The Pacifica Community Plan identifies residential as a conditionally permitted use with no density cap The City is committed to amending the Specific Plan to allow housing by right and modifying the Plan s development standards as necessary to facilitate development at 60 units/acre Although Site #4 consists of 4 separate parcels, all of the parcels are held under one ownership and would be required to be consolidated prior to development of the site Additionally, all but one of the parcels would be able to accommodate a minimum of 16 units if sold and developed separately It 2008-2014 HOUSING ELEMENT IV 16 HOUSING RESOURCES ATTAC ik ' should be noted that the parcel that would not be able to accommodate a minimum of 16 units is tied to an adjacent parcel and would not be developed on Its own as it is substandard in size and does not have street access Site #5 is a 2 7 acre vacant site on McFadden Avenue adjacent to Golden West College owned by the Redevelopment Agency and has been targeted for development with affordable housing The Agency intends to issue a Request for Qualifications in mid-2008 to non-profit housing developers for development of the site and complete negotiations with the selected developer by year end environmental review on the site will be conducted as part of the EIR on the Beach/Edinger Specific Plan The Agency's goal is to develop the site as exclusively residential and to accommodate a minimum of 175 affordable units on the site This property is currently designated for Mixed Use in the General Plan and zoned General Industrial the City will amend the General Plan and Zoning for this site to allow only residential use Adequacy of Rezoning Program to Address RHNA Shortfall As indicated in Table IV-5 Huntington Beach has a shortfall of currently zoned sites to accommodate a portion of its regional housing needs for 704 lower income and 311 moderate income units The City is committing to a rezoning program as part of the Housing Element (Program #9A) to provide adequate sites at appropriate densities to address this shortfall and to address the following parameters of AB 2348 a) rezoned sites for lower income households provide for residential uses by right b) rezoned sites accommodate a minimum of 16 units c) at least 50% of sites rezoned to address the lower income housing shortfall are accommodated on sites designated for exclusively residential use As Illustrated in Table IV-6, by way of example, the City has identified six near term "opportunity sites" to be redesignated for mixed use based on pendinq projects within the Beach/Edinger Specific Plan and The Crossings Specific Plan, providing over 3,100 units Five of these projects meet the default density of 30 units/acre for lower income households, with one project at a density suitable to support moderate income development Combined with the overall capacity for approximately 5,000 new high density units in the Specific Plan, the City has provided suitable sites to address the City's RHNA shortfall for 311 moderate income units, and 352 lower income units permitted to be part of a mixed use development Table IV-7 demonstrates the City s site capacity to address its shortfall of 352 lower income units on sites designated for exclusively residential use 5 Availability of Infrastructure and Public Services As a completely urbanized community the City of Huntington Beach has already in place all of the necessary infrastructure to support future development All land designated for residential use is served by sewer and water lines streets storm 2008-2014 HOUSING ELEMENT IV 17 HOUSING RESOURCES SECTION V Page V-13 A policy has been added to encourage the provision of affordable housing within the Beach/Edinger Specific Plan Page V-21 An objective has been added to the Residential and Mixed Use Sites Inventory Program (#8) requiring annual monitoring of residential sites capacity to ensure that adequate sites are available for the provision of housing, including affordable housing . Pages V-22 The Beach/Edinger Specific Plan Program (#9) has been strengthened to encourage the provision of affordable housing within the specific plan area, the Residential Rezoning Program (#9a) has been updated to reflect the additional sites identified in the Beach/Edinger Specific Plan area and strengthened to ensure that if the identified sites are not rezoned, the City will choose alternate sites to rezone . Page V-34 The Dousing Program Table has been updated accordingly ATTACHMENT NO Policy 1 9 Maintain the quality of life within neighborhoods by maintaining an adequate level of community facilities such as child care centers and municipal services ADEQUATE HOUSING SITES GOAL 2 Provide Adequate Housing Sites to Accommodate Regional Housing Needs POLICIES Policy 2 1 Maintain an up-to-date Inventory of potential sites available for future development and provide to the development community Within Redevelopment Project Areas provide assistance in land assembly in support of affordable housing Policy 2 2 Facilitate the development of mixed-use projects in appropriate commercial areas including stand-alone residential development (horizontal mixed-use) and housing above ground floor commercial uses (vertical mixed- use) Establish mixed use zoning regulations Policy 2 3 Encourage and facilitate the provision of housing affordable to lower income households within the Beach/Edinger Corridor Specific Plan Incorporate policy language and development standards within the Plan in support of affordable housing Policy 2 4 Utilize surplus school and park sites for residential use where appropriate and consistent with the City s General Plan Policy 2 5 Take advantage of existing infrastructure and public improvements to provide additional affordable housing by allowing second units in single-family zoning districts DEVELOPMENT OF AFFORDABLE HOUSING GOAL 3 Assist in Development of Affordable Housing Policy 3 1 Encourage the production of housing that meets all economic segments of the community including lower, moderate and upper income households to maintain a balanced community Policy 3 2 Provide financial and/or regulatory incentives to facilitate the development of affordable housing 2008-2014 HOUSING ELEMENT V 13 HOUSING PLAN ATTACHMENT NO Program 14 (Affordable Housing Density Bonus) and Program 18 (Development Fee Assistance) In addition the City s inclusionary ordinance requires the provision of 10 percent affordable units and 15 percent for sites within a Redevelopment Project Area Many of the sites within the residential sites inventory fall within the Huntington Beach Redevelopment Project where the Redevelopment Agency will continue to serve as a catalyst for change through assembly of sites for development 2008-2014 Objective Maintain a current inventory of vacant residential sites and potential mixed-use mfill sites and provide to interested developers in conjunction with information on available development incentives Adopt a Citywide mixed use ordinance to expand the potential for mixed use developments in the City Conduct annual monitoring of residential sites capacity to ensure the continued provision of adequate sites to address the City's regional housing needs by income category throughout the planning period Should a shortfall be identified, redesignate additional sites as necessary 9 Beach/Edinger Corridor Specific Plan Beach Boulevard and Edinger Avenue are two primary economic engines for Huntington Beach including auto sales and vanous large and small commercial developments as well as residential and institutional uses It is the City s desire to enhance and maximize the potential of these major thoroughfares and to this end in the fall of 2006 the City hired a consultant team to perform a revitalization study for the corridors The project is intended to determine and implement a clear vision for growth and change to be defined by a planning process involving city officials citizens stakeholders and city staff A specific plan is in the process of being drafted to implement this vision defining land use and form-based development standards to replace pre-existing zoning regulations as well as set forth a series of new public improvements to enhance the corridors physical image The market demand analysis documents a strong demand for new investment in residential development along the corridor A key component of the Plan is the integration of higher density housing including introduction of up to 3,000 new units on Edinger Avenue and 2 000 units on Beach Boulevard The Plan is being developed to permit residential use by right on every parcel in the Edinger Corridor area with additional capacity on Beach Boulevard including designation of several parcels for exclusively residential use Certain locations within the Specific Plan will require residential development to include ground floor commercial use while other areas will permit stand-alone multi-family residential without a commercial component The Plans form-based zoning will not include prescriptive density or Floor Area Ratio limitations but will instead regulate development based on building form and scale A building height of up to six stories will generally be permitted with reduced parking standards being evaluated as part of the Plan's development 2008-2014 HOUSING ELEMENT V-21 HOUSING PLAN ATTACHMENT NO The City will specifically encourage and facilitate the provision of housing affordable to lower Income households within the Specific Plan through several tools The Economic Development Department will maintain a current list of potential development sites suitable for affordable housing - Including both private and Agency-owned land - and can assist in land assembly for sites within the Huntington Beach Redevelopment Project Area Land use reaulations in the Specific Plan facilitate provision of lower cost development options, including no limitations on density, 6-story height limits, and reduced parking standards Other financial and regulatory incentives to facilitate affordable housing are described in Program 12 (Affordable Housing Development Assistance), Program 14 (Affordable Housing Density Bonus), and Program 18 (Development Fee Assistance) 2008-2014 Objective Adopt the Beach/Edinger Corridor Specific Plan in 2008 providing expanded capacity for high density residential and mixed use development by right Establish form-based standards which facilitate development Encourage the provision of housing affordable to lower income households 9a Residential Rezoning Program As a means of providing adequate sites to address the City s shortfall of sites for 311 moderate income and 352 lower income units permitted to be part of a mixed use development Huntington Beach will adopt the Beach/Edinger Corridor Specific Plan, providing opportunities for approximately 5,000 new high density residential and mixed use units By way of example, five near term opportunity sites have been identified within the Specific Plan (refer to Table IV-6), providing residential densities at a minimum of 30 units/acre To address the shortfall of sites for 352 lower income units on sites designated for exclusive residential use the City will select from the sites identified in Table IV-7, providing for densities of 30+ units/acre Rezoned sites will allow for residential uses by right have the capacity for at least 16 units and will be available for development within 2008-2014 where water and sewer can be provided If, through the public review process, certain sites are removed from the sites inventory for rezoning, the City will replace these with alternate sites to ensure adequate sites are provided to address regional housing needs by income category 2008-2014 Objective Redesignate sites to accommodate at least 704 units at 30+ units/acre and 311 units at 12+ units/acre Complete rezoning by June 2009 10 Residential Development Opportunities on School Sites The City works with the school districts to provide residential opportunities on appropriate surplus school sites Residential entitlements are being processed on two Fountain Valley 2008-2014 HOUSING ELEMENT V 22 HOUSING PLAN Housing Program Summary (cont d) Housing Program 2008-2014 Funding Responsible Time Program Goal Objective Source Agency Frame 5 Section 8 Provide rental Continue current HUD Section 8 OCHA 2008 2014 Rental assistance to very levels of Section 8 Assistance low income coordinate with households OCHA encourage landlords to register units 6 Mobile Home Preserve mobile Implement MHP RDA Set- Economic 2008 2014 Park Preservation home parks and Conversion Aside Development facilitate Ordinance Utilize Department Department communication Mobile Home Park Budget State Mobile Home between park Advisory Board to MPROP Park Advisory owners and assist in resolving funding Board tenants issues Provide tenants information on MPROP funding as appropriate 7 Condominium Protect the existing Evaluate Department Planning Complete Conversion rental stock from strengthening Budget Department review/revision of Ordinance conversion to current Ordinance Ordinance by 2009 condominium to est minimum ownership rental vacancy thresholds and/or require inclusionary units in projects approved for conversion 8 Residential and identify sufficient Maintain current Department Planning 2008-2014 Mixed-Use Sates sites for housing to inventory of sites Budget Department Adopt Mixed Use meet RHNA and provide to Zoning by 2008/09 developers along Annual monitoring with information on of sates adequacy incentives Adopt mixed use zoning Monitor to ensure adequate sites to address RHNA 9 Beach/Edinger Provide expanded Adopt Specific Department Planning Adopt Plan by Corridor Specific sites for multi-family Plan Encourage Budget Department 2008 Plan and mixed-use provision of RDA Set-Aside Economic housing affordable Development development housing Establish Department form-based standards to facilitate development 9a Residential Rezone sites to Redesignate sites Department Planning Adopt rezoning by Rezoning address the City s to accommodate at Budget Department June 2009 Program RHNA shortfall in least 704 units at lower and moderate 30+ units/acre and income units 311 units at 12+ units/acre 2008-2014 HOUSING ELEMENT V 34 HOUSING PLAN ENVIRONMENTAL CHECKLIST FORM CITY OF HUNTINGTON BEACH ` PLANNING DEPARTMENT u ENVIRONMENTAL-ASSESSMENT NO 2008-002 ;, 1 PROJECT TITLE General Plan Amendment No 07-002 City of Huntington Beach 2008-2014 Housing Element Concurrent Entitlements None 2 LEAD AGENCY City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 Contact Jennifer Villasenor, Associate Planner Phone (714) 536-5271 E-Mail jvillasenor@surfcity-hb org 3 PROJECT LOCATION City of Huntington Beach(refer to Figure 1) 4 PROJECT PROPONENT City of Huntington Beach 5 PROJECT DESCRIPTION The Housing Element is one of the seven State-mandated elements of the City's General Plan and must be updated pursuant to California Government Code Section 65588 for the 2008-2014 planning period The Housing Element identifies and assesses projected housing needs and provides an inventory of constraints and resources relevant to meeting these needs Components of the housing element include a housing needs assessment with population and household characteristics, identification of constraints to providing housing, an inventory of available sites for the provision of housing for all economic segments of the community, and a statement of goals,policies and programs for meeting the City's housing needs The Element's goals focus on 1) Preserving and improving housing and neighborhoods, 2) Providing adequate housing sites, 3) Assisting in the provision of affordable housing, 4) Removing governmental and other constraints to housing investment, and 5) Promoting fair and equal housing opportunities Analysis in this document is limited to the review of potential environmental impacts resulting from the adoption of the Housing Element, including the Element's consistency with the City's existing General Plan The specific environmental effects of any future development, including the methods described herein, would vary on a project-by-project basis, and would be evaluated as individual project proposals are submitted 1 TTAT NO State law requires all regional councils of governments, including the Southern California Association of Governments (SCAG) to determine the existing and projected housing need for its region and determine the portion allocated to each jurisdiction This is known as the "Regional Housing Needs Assessment" (RHNA) process As described in the draft Housing Element (Section IV, Housing Resources), Huntington Beach has an identified RHNA of 2,092 units for the 2008-2014 planning period The City's 1996 General Plan plans for 18,500 new residential units for the 1990-2010 planning period With a net of approximately 5 000 new housing units developed in Huntington Beach since 1990 (72,736 total units in 1990 versus 77 962 total units in 2007), the City's RHNA allocation of approximately 2,100 units still falls well below the General Plan capacity for 18,500 additional residential units for the 1990-2010 period Huntington Beach plans to fulfill its RHNA allocation using a combination of the methods listed below and shown on Figure 2 1 Development on vacant residential sites (majority of which are less than an acre in size), 2 Projects with entitlements, 3 Beach/Edinger Corridor Specific Plan, 4 Rezoning of Sites for Exclusive Residential Use (encompassing sites within the Beach/Edinger Specific Plan and Pacifica Community Specific Plan), 5 Residential development on surplus school sites, and 6 Committed assistance for preservation of at-nsk housing Methods 2 and 6 listed above include development that is in place or has been approved by the City, therefore, the environmental analysis has already taken place The Beach/Edinger Specific Plan involves redesignation of the Specific Plan area for mixed-use development, an EIR is being prepared for the Specific Plan, targeted for adoption by the end of 2008 All but one of the sites identified for rezoning to exclusive residential use falls within the Beach/Edinger Specific Plan, the one exclusively residential site within the Pacifica Specific Plan will require an amendment to that Plan, at which time a separate environmental analysis will be conducted Environmental analysis for development on vacant residential sites (#1) and residential development on surplus school sites (#5) will be conducted as individual projects are proposed and submitted for review 6 SURROUNDING LAND USES AND SETTING Citywide—not applicable 7 ®TITER PREVIOUS RELATED ENVIRONMENTAL DOCUMENTATION Huntingon Beach General Plan Program EIR No 95-1 8 ®TITER AGENCIES WHOSE APPROVAL IS REQUIRED (AND PERMITS NEEDED) (i e permits, financing approval or participating agreement) California State Department of Housing and Community Development 2 T rA ENT NU Figure 1 Location Map olsa AveCity City of of rWestminster Sea! Beach - Ed(nge 'Av _r z7-7 '�* � ,�P`.x�s�'✓' � � 3 $ram^Y� v`" � -' .,,: Warner Ave £ +.. CD City of T{alber AV Fountain Valley .♦ j ' rfield Ave �£ ♦ yw � 1 Y�.�^A� �� � r..0 4�.�." �" r�-�.._.;�( ,�eta�� �-� ► OAS', WA u �x " , l i t s 04 .z ti X*14? 3 N Legend - -, W E City of Huntington Beach S 3 ATTACHMENT NO 5s Figure 2 Residential Sites Inventory Entitled Projects, Beach/Edinger Specific Plan, Surplus School Sites I I t I� - Hilt a »� M k <} a. �-�. �. •* �L,� u- � i van ^'�!7 meld Ave & a ak wN5 s v r ` " 1 ' XA 2 �x vw Legend Entitled Protects 1 The Villas N 2 Pacific City 3 Blue Canvas Surplus School Sites ® W E 4 Wardlow School Site 5 Lamb School Site S Beach/Edinger Specific Plan 6 The Ripcurl 7 The Village at Bella Terra 8 Watt Development Property 9 former Levitz site 10 Beach&Warner 11 Beach&Ellis 4ATTACHMENT NO L4 '4 Figure 3 Sites to be Potentially Rezoned for Exclusively Residential uses 4er, Ave 41 C9 1 � 1"Tter AVP --3 j g _ t � � pxar*uo`�x `AI LI_ A -ka: N Legend W E Sites 13 Beach/Edinger Specific Plan S Site 4 Pacifica Specific Plan Site 5 Vacant RDA owned parcel s ATTACHMENT NO ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The environmental factors checked below would be potentially affected by this project as indicated by the checklist on the following pages ❑ Land Use/Planning ❑ Transportation/Traffic ❑ Public Services ❑ Population/Housing ❑ Biological Resources ❑ Utilities/Service Systems ❑ Geology/Sods ❑ Mineral Resources ❑ Aesthetics ❑ Hydrology/Water Quality ❑ Hazards and Hazardous Materials ❑ Cultural Resources ❑ Air Quality ❑ Noise ❑ Recreation ❑ Agriculture Resources ❑ Mandatory Findings of Significance DETERMINATION On the basis of this initial evaluation I find that the proposed project COULD NOT have a significant effect on the environment and a NEGATIVE DECLARATION will be prepared I find that although the proposed project could have a significant effect on the environment there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project A MITIGATED NEGATIVE DECLARATION will be prepared I find that the proposed project MAY have a significant effect on the environment and an ENVIRONMENTAL IMPACT REPORT is required I find that the proposed project MAY have a potentially significant impact or a potentially stgmficant unless mitigated impact on the environment but at least one impact(1)has been adequately analyzed in an earlier document pursuant to applicable legal standards and(2)has been addressed by mitigation measures based on the earlier analysis as described on attached sheets An ENVIRONMENTAL IMPACT REPORT is required but it must analyze only the effects that remain to be addressed I find that although the proposed project could have a significant effect on the environment because all potentially significant effects(a)have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards and(b)have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION including revisions or nutigation measures that are imposed upon the proposed project nothing further is required Sign Date � Printed Name Title 6ATTACHMENT NO EVALUATION OF ENVIRONMENTAL,IMPACTS 1 A brief explanation is required for all answers except No Impact answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question A No Impact answer is adequately supported if the referenced information sources show that the impact supply does not apply to the project A No Impact answer should be explained where it is based on project specific factors as well as general standards Z All answers must take account of the whole action involved Answers should address off site as well as on- site cumulative as well as project-level indirect as well as direct and construction as well as operational impacts 3 Potentially Significant Impact is appropriate if an effect is significant or potentially significant or if the lead agency lacks information to make a finding of insignificance If there are one or more Potentially Significant Impact entries when the determination is made preparation of an Environmental Impact Report is warranted 4 Potentially Significant Impact Unless Mitigated applies where the incorporation of mitigation measures has reduced an effect from Potentially Significant Impact to a Less than Significant Impact The lead agency must describe the mitigation measures and briefly explain how they reduce the effect to a less than significant level(mitigation measures from Section XVIII Earlier Analyses may be cross-referenced) 5 Earlier analyses may be used where pursuant to the tiering program EIR, or other CEQA process an effect has been adequately analyzed in an earlier EIR or negative declaration Section 15063(c)(3)(D) Earlier analyses are discussed in Section XVIII at the end of the checklist 6 References to information sources for potential impacts(e g general plans zoning ordinances)have been incorporated into the checklist A source list has been provided in Section XVIII Other sources used or individuals contacted have been cited in the respective discussions 7 The following checklist has been formatted after Appendix G of Chapter 3 Title 14 California Code of Regulations but has been augmented to reflect the City of Huntington Beach s requirements SAMPLE QUESTION Potentially Significant Potentially Unless Less Than ISSUES(and Supporting Information Sources) Significant Mitigation Significant Impact Incorporated Impact No Impact Would the proposal result in or expose people to potential impacts involving Landslides? (Sources 1 6) ❑ E Discussion The attached source list explains that 1 is the Huntington Beach General Plan and 6 is a topographical map of the area which show that the area is located in a flat area (Note This response probably would not require further explanation) 7 ATTACHMENT1 otentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact I LAND USE AND PLANNING Would the project a) Conflict with any applicable land use plan policy or regulation of an agency with jurisdiction over the project (including but not limited to the general plan specific plan local coastal program or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect?(Sources i & 2) Discussion see discussion below b) Conflict with any applicable habitat conservation plan or natural community conservation plan?(Sources 1 &2) Discussion see discussion below c) Physically divide an established community? (Sources El Q 1 &2) gATTACHMENT NO �hi otentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact Discussion items a)through c) The Housing Element is one of the seven State-mandated elements of the City s General Plan and must be updated pursuant to California Government Code Section 65588 for the 2008-2014 planning period The Housing Element is a policy document that identifies and assesses projected housing needs and provides an inventory of constraints and resources relevant to meeting these needs Its policies and programs are consistent with the other General Plan elements The Huntington Beach Housing Element addresses the City s residential growth needs(RHNA)for this 2008— 2014 housing cycle which is approximately 2 100 units Since 1990 approximately 5 000 new units have been developed in Huntington Beach Tlus combined number(7 000 units)is still well below the 18 500 units identified in the City's 1996 General Plan While the City can accommodate its total RHNA within existing General Plan and zoning the City has a shortfall of sites zoned at high enough densities to fulfill its lower and moderate income RHNA needs Therefore the Housing Element includes a rezoning program to provide sites to accommodate a minimum of 704 lower income units(at nummuin densities of 30+umts/acre)and 311 moderate income units(at minimum densities of 12 units/acre) Pursuant to AB 2348 (2004) at least 50%of the sites rezoned to address the lower income housing shortfall must be accommodated on sites designated exclusively for residential use The City s rezoning program' will occur as part of the adoption of the Beach/Edinger Specific Plan as well as an amendment to the Pacifica Specific Plan (Refer to Figure 3) Huntington Beach plans on fulfilling its RHNA through the following methods projects with existing entitlements development on vacant sites currently zoned for residential development on surplus school sites within the Pacifica Specific Plan and Beach/Edinger Corridor Specific Plan and through committed assistance for preservation of at-nsk housing (Housing Element Policies 2 2 and 2 3 Housing Element Programs 8 through 10) The environmental effects of this future development will be evaluated as individual project proposals or plans are submitted such as in The Ripcurl Project EIR currently under preparation The majority of growth provided for in the Housing Element will occur within the Beach/Edinger Corridor Specific Plan(refer to Figure 2) which will have its own EIR and include project level environmental analysis for up to five specific developments The Specific Plan and associated EIR are targeted for adoption by the end of 2008 The Housing Element will not physically divide an established community and includes policies aimed to preserve the character and quality of life of established neighborhoods(Policies 1 1 and 1 9) Huntington Beach is not a part of any habitat conservation plan or natural community conservation plan Therefore adoption of the Housing Element will not have any significant impact on land use and planning 11 POPULATION AND HOUSING Would the project a) Induce substantial population growth in an area, either ❑ ❑ ❑ directly(e g by proposing new homes and businesses)or indirectly(e g through extensions of roads or other infrastructure)? (Sources 1 & 2) Discussion see discussion under item c b) Displace substantial numbers of existing housing ❑ ❑ ❑ 171 necessitating the construction of replacement housing elsewhere? (Sources 1 &2) (Discussion see discussion below 9 ATTACHMENT 1 -1 _otentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact c) Displace substantial numbers of people necessitating ❑ ❑ ❑ 0 the construction of replacement housing elsewhere?(Sources 1&2) Discussion items a)through c) The Housing Element is one of the seven State-mandated elements of the City s General Plan and must be updated pursuant to California Government Code Section 55588 for the 2008-2014 planning period The Housing Element is a policy document and identifies and assesses projected housing needs and provides an inventory of constraints and resources relevant to meeting these needs The Huntington Beach Housing Element addresses the City s residential growth needs(RHNA)for this 2008— 2014 housing cycle which is approximately 2 100 units Since 1990 approximately 5 000 new units have been developed in Huntington Beach This combined number(approximately 7 000 units) is still well below the 18 500 units identified in the City s General Plan Since the Housing Element is a policy document which accommodates already planned for growth its adoption will not displace substantial numbers of existing housing or people The Element includes policies and programs to help conserve improve and develop housing within the City including affordable housing The specific environmental effects of future development discussed in the Housing Element policies and programs will be evaluated as individual project proposals or plans are submitted with any needed mitigation measures or conditions of approval identified at that time This includes the Beach/Edinger Specific Plan which is one of the primary strategies identified in the Housing Element to meet the City s residential growth needs(RHNA)(please refer to Figure 2 for location) and will have its own EIR including project level environmental analysis for up to five specific developments The Specific Plan area is currently developed with a variety of retail residential and institutional uses This Specific Plan and associated EIR are targeted for adoption by the end of 2008 Therefore adoption of the Housing Element will not have an impact on population and housing III GEOLOGY AND SOILS Would the project a) Expose people or structures to potential substantial adverse effects including the risk of loss injury or death involving r) Rupture of a known earthquake fault as delineated ❑ ❑ ❑ El on the most recent Alqurst Pnolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault 9(Sources 1 & 2) Discussion see discussion under item e rr) Strong seismic ground shaking?(Sources 1 & 2) ❑ ❑ ❑ Discussion see discussion under item e 10 ATTACHMENT NO" 4AO otentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact in) Seismic related ground failure including [� liquefaction? (Sources 1 &2) Discussion see discussion under item e iv) Landslides? (Sources 1 & 2) [] QX Discussion see discussion under item e b) Result in substantial soil erosion loss of topsoil or El El [] changes in topography or unstable soil conditions from excavation grading or fill? (Sources 1 & 2) Discussion see discussion under item e c) Be located on a geologic unit or soil that is unstable or [] QX that would become unstable as a result of the project and potentially result in on or off-site landslide lateral spreading subsidence liquefaction or collapse? (Sources 1 &2) Discussion see discussion under item e d) Be located on expansive soil as defined in Table 18-1 B El El XQ of the Uniform Building Code(1994) creating substantial risks to life or property? (Sources 1 &2) Discussion see discussion below e) Have soils incapable of adequately supporting the use of El El [] 0 septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of wastewater(Sources 1&2) 1 ATTACHMENT qA, -- otentially Significant Potentially Unless Less Than Significant Mitigation Sigmficant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact Discussion items a) through e) The City s 1996 General Plan and EIR describe the geologic hazards that are present in Huntington Beach They include potential earthquakes from the Newport Inglewood fault zone low to very high liquefaction susceptibility the potential for subsidence and methane gas migration in major oil drilling areas expansive soils due to peat and organic soils present throughout the City and the slight to high potential of soil erosion Landslides in Huntington Beach are lirmted to those areas near the mesa bluffs although no historical problems associated with landslides have occurred in those areas The City s General Plan Environmental Hazards Element and mitigation measures in the General Plan EIR require applicable studies engineering and testing to minimize geologic hazards related to new development In addition the City s grading and building codes require soils and foundation engineering and testing on a site-specific basis The City's Urban Design Guidelines provide information on how site planning should minimize a development s impact on the natural surroundings The Huntington Beach Housing Element is a policy document that includes goals policies and programs to meet the existing and projected housing needs of the City The specific environmental effects including geologic hazards of future development discussed in the Housing Element policies and programs will be evaluated as individual project proposals or plans are submitted Any needed mitigation measures or conditions of approval will be identified at that time including compliance with the General Plan policies grading ordinances and building code requirements mentioned above This includes the Beach/Edinger Specific Plan which is one of the primary strategies identified in the Housing Element to meet the City s residential growth needs(RHNA) This Specific Plan and associated EIR are targeted for adoption by the end of 2008 The Housing Element is consistent with the existing General Plan and adoption of the Housing Element will not have an impact on geology and soils IV HYDROLOGY AND WATER OUALITY Would the prof ect a) Violate any water quality standards or waste discharge requrrements9 (Sources 1 &2) Discussion see discussion under item p Substantially deplete groundwater supplies or interfere M substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level(e g the production rate of pre existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted? (Sources 1&2) Discussion see discussion under item p 12 Tfr H T NO. 12-i otenually Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact c) Substantially alter the existing drainage pattern of the ❑ ❑ ❑ site or area including through the alteration of the course of a stream or river in a manner which would result in substantial erosion or siltation on or off site? (Sources 1 &2) Discussion see discussion under item p d) Substantially alter the existing drainage pattern of the ❑ ❑ ❑ site or area including through the alteration of the course of a stream or river or substantially increase the rate or amount or surface runoff in a manner which would result in flooding on or off site? (Sources I &2) Discussion see discussion under item p e) Create or contribute runoff water which would exceed ❑ ❑ ❑ Fm the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoffs (Sources I &2) Discussion see discussion under item p f) Otherwise substantially degrade water quality? ❑ ❑ ❑ (Sources 1&2) Discussion see discussion under item p g) Place housing within a 100 year flood hazard area as ❑ ❑ ❑ FRI mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? (Sources 1 & 2) Discussion see discussion under item p h) Place within a I00-year flood hazard area structures ❑ ❑ ❑ 0 which would impede or redirect flood flows? (Sources I &2) Discussion see discussion under item p i) Expose people or structures to a significant risk of loss ❑ ❑ ❑ injury or death involving flooding including flooding as a result of the failure of a levee or dam? (Sources 1&2) Discussion see discussion under item p j) Inundation by seiche tsunami or mudflow? ❑ ❑ ❑ (Sources 1 & 2) 13 ATTACHMENT N otentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact Discussion see discussion under item p k) Potentially impact stormwater runoff from construction ❑ ❑ ❑ 0 activities? (Sources 1 &2) Discussion see discussion under item p 1) Potentially impact stormwater runoff from post- ❑ ❑ ❑ Q construction activities? (Sources 1 &2) Discussion see discussion under item p m) Result in a potential for discharge of stormwater ❑ ❑ ❑ pollutants from areas of material storage vehicle or equipment fueling vehicle or equipment maintenance (including washing) waste handling hazardous materials handling or storage delivery areas loading docks or other outdoor work areas? (Sources 1 &2) Discussion see discussion under item p n) Result in the potential for discharge of stormwater to ❑ ❑ ❑ X❑ affect the beneficial uses of the receiving waters? (Sources 1 &2) Discussion see discussion under item p o) Create or contribute significant increases in the flow velocity or volume of stormwater runoff to cause ❑ ❑ ❑ environmental harm? (Sources 1 & 2) Discussion see discussion below p) Create or contribute significant increases in erosion of ❑ ❑ ❑ the project site or surrounding areas? (Sources 1 &2) Discussion items a)through p) The City s General Plan includes information and policies regarding hydrology and water quality including requirements of new development to minimize potential impacts A description of some of this information is included below • Water quality There are numerous receiving waters in Huntington Beach that support many benefits for wildlife and people Urban runoff runs through the gutters stormdrains and ultimately these receiving waters The City is a co-pernuttee with the County of Orange and other Orange County cities in the National Pollution Discharge Elimination System(NPDES) which requires the City to implement ongoing stormwater quality management programs Policy 2 1 21 in the Environmental Resources/Conservation Element requires the use of approved and/or best available runoff control management techniques in new development, 14 ATTACHMENT NO otentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact • Groundwater The majority of the City s water is normally supplied by groundwater wells General Plan Policy U 1 4 1 requires any improvements to these water supply and distribution facilities necessitated by new development be borne by the new development either through payment of fees or by actual construction of the improvements • Flood hazard areas/Tsunami/Stormwater Drainage The Environmental Hazards Element states that the northern portion of the City would be subject to flood depths of one to three feet The area of greatest flooding would occur in the Santa Ana gap between Huntington Beach Mesa and Newport Beach Mesa(EH Element page V-EH-18) The Environmental Hazards Element also includes maps of the 100 and 500-year flood areas and tsunami run-up areas Policy LU 2 12 would lessen impacts relative to storm drainage/flooding by requiring that the type amount and location of development be correlated with the provision of adequate supporting infrastructure and services The Utilities and Environmental Resources/Conservation Elements include policies to help reduce storm drainage and flooding impacts from new development including fees or actual construction of the improvements (please also see water quality discussion above) In addition to General Plan policies the City has an Emergency Management System which coordinates preparedness response and recovery phases for natural disasters including flooding and tsunamis The City has been certified by the National Weather Service as Tsunarm Ready and the City s website includes information for the public about flooding and tsunami preparedness (www ci huntingtonbeach ca us/government/departments/Fire/Emergency Preparedness) The Department of Public Works has a full-time Water Conservation Coordinator who provides guidance to water customers on the efficient use of water resources and implements,coordinates and monitors water conservation programs for the City In addition,the City has adopted an Urban Runoff Management Plan,which includes methods for reducing volume of urban runoff and pollutants The Housing Element includes a program(Housing Program#15)that focuses on furthering the use of green building techniques throughout the City The program requires that residential and mixed-use developments receiving Redevelopment Agency assistance include sustainable design features to the extent feasible for storm water mitigation The Huntington Beach Housing Element is a policy document that includes goals policies and programs to meet existing and projected housing needs City The City plans on fulfilling a portion of its residential growth requirement(RHNA)with new development on vacant sites currently zoned for residential development on surplus school sites within the Pacifica Specific Plan and Beach/Edinger Corridor Specific Plan While a majority of the City is developed new residential development may result in additional impervious surfaces The specific environmental effects of future development including potential impacts on hydrology and water quality will be evaluated as individual project proposals or plans are submitted This includes the Beach/Edinger Corridor Specific Plan and associated EIR which is targeted for adoption by the end of 2008 (please refer to Figure 2 for location) Any needed mitigation measures or conditions of approval will be identified during the individual project or plan review including compliance with the General Plan policies mentioned above and other applicable Federal State and local regulations The Housing Element is consistent with the existing General Plan and its adoption will not have an impact on hydrology and water quality 15 ATTACHMENT NOO .._4- _ otentially Significant Potentially Unless Less Than Sigmficant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact V AIR OUALITY The city has identified the significance entena established by the applicable air quality management district as appropriate to make the following determinations Would the project a) Violate any air quality standard or contribute ❑ ❑ ❑ substantially to an existing or projected air quality violation9 (Sources 1 &2) Discussion see discussion under item e b) Expose sensitive receptors to substantial pollutant ❑ ❑ ❑ El concentrations? (Sources 1 &2) Discussion see discussion under item e c) Create objectionable odors affecting a substantial 1:1 El 11 MR number of people9 (Sources 1 &2) Discussion see discussion under item e d) Conflict with or obstruct implementation of the ❑ ❑ ❑ Q applicable air quality plan? (Sources 1 &2) Discussion see discussion below e) Result in a cumulatively considerable net increase of ❑ ❑ ❑ MR any entena pollutant for which the project region is non- attainment under an applicable federal or state ambient air quality standard(including releasing emissions which exceed quantitative thresholds for ozone precursors)9 (Sources 1 &2) 16 ATTACHMENT NOO - � otentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact Discussion items a) through e) The City of Huntington Beach is located in the South Coast Air Basin and is part of the Southern California Air Quality Management District s Regional Air Quality Management Plan Policies and implementation measures addressing air quality are found in the General Plan s Air Quality Element The City has many efforts underway to help reduce air quality pollution in the City including greenhouse gases These efforts include (1)a Green Building Tips handout for both homeowners and builders offered through the Planning Department (2) initiation of a fee reduction program for remodels that include solar panels (3) subcommittees of the Planning Commission and City Council evaluating the establishment of a Green Building Program,(4) a new Green Building/Energy Coordinator staff position and(5)a Planning Department staff planner has become a Certified Green Building Professional by completing training by the Build It Green organization and passing the requisite exam The Housing Element includes policies that support the General Plan Air Quality Element Policy 1 15 in the Air Quality Element encourages new commercial industrial and residential structures to include trip reduction measures such as on site day-care facilities(Policy 1 1 5) Policy 3 7 of the Housing Element encourages the inclusion of space for child care in new housing developments including affordable housing developments Housing Program 16 sets an objective to evaluate other areas of the Zoning code where incentives for the provision of child care can be established possibly including the use of expedited entitlements Continue to offer childcare density bonus incentives in conjunction with affordable housing projects as provided for under State law (Page V-21) The Housing Element also supports the City s efforts to address greenhouse gases Policy 3 6 encourages the use of sustainable and green building design in new and existing housing Housing Program 15 requires that residential and mixed-use developments receiving Redevelopment Agency assistance include sustainable design features to the extent financially feasible These features include energy and water reduction strategies building design that maximizes sunlight for heat and light and maximizes air flow for natural cooling solid waste reduction technologies storm water mitigation and gray water recycling The City plans on fulfilling a portion of its residential growth requirement(RHNA)with new development on vacant sites currently zoned for residential development on surplus school sites within the Pacifica Specific Plan and Beach/Edinger Corridor Specific Plan which is currently developed with a variety of retail residential and institutional uses The specific air quality impacts of future development including any air quality standard violation exposure of sensitive receptors to substantial pollutant concentrations creation of objectionable odors conflicts with an air quality plan or cumulatively considerable net increase of any criteria pollutant for which the project region is in non-attainment will be evaluated as individual project proposals or plans are submitted This includes the Beach/Edinger Corridor Specific Plan and associated EIR which are targeted for adoption by the end of 2008 Any needed mitigation measures or conditions of approval will be identified during the individual project or plan review including compliance with the General Plan policies and green building standards mentioned above As explained above the Housing Element is consistent with the existing General Plan and adoption of the Housing Element will not have an impact on air quality 17 ATTACHMENT 4JI otentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact VI TRANSPORTATION/TRAFFIC Would the project a) Cause an increase in traffic which is substantial in ❑ ❑ ❑ ❑X relation to the existing traffic load and capacity of the street system(e g result in a substantial increase in either the number of vehicle trips the volume to capacity ratio on roads or congestion at intersections? (Sources 1 & 2) Discussion see discussion under item g b) Exceed either individually or cumulatively a level of ❑ ❑ ❑ El service standard established by the county congestion management agency for designated roads or lughways? (Sources 1 & 2) Discussion see discussion under item g c) Result in a change in air traffic patterns including either ❑ ❑ ❑ ❑X an increase in traffic levels or a change in location that results in substantial safety risks? (Sources 1 &2) Discussion see discussion under item g d) Substantially increase hazards due to a design feature ❑ ❑ ❑ ❑X (e g sharp curves or dangerous intersections) or incompatible uses? (Sources 1 &2) Discussion see discussion under item g e) Result in inadequate emergency access? (Sources 1&2) ❑ ❑ ❑ ❑X Discussion see discussion under item g f) Result in inadequate parking capacity? (Sources 1 & 2) ❑ ❑ ❑ Discussion see discussion below g) Conflict with adopted policies supporting alternative ❑ ❑ ❑ MR transportation(e g bus turnouts bicycle racks)? (Sources 1 & 2) Is ATTACHMENT NO :�f otentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact Discussion items a)through g) In addition to the City s Circulation Plan outlined in the General Plan Circulation Element the General Plan includes many policies to address existing and future transportation needs The Growth Management Element includes a goal(GM 3)to Provide a circulation system that meets the service demands of planned development and minimizes congestion Policy LU 2 1 2 in the Land Use Element requires that the type amount and location of development be correlated with the provision of adequate supporting infrastructure and public services The City has adopted an Integrated Infrastructure Master Plan(adopted in 2000) that identifies needed improvement(s)and associated costs to aging infrastructure within the City The Huntington Beach Housing Element is a policy document that includes goals policies and programs to meet the existing and projected housing needs of the City The City plans on fulfilling a portion of its residential growth requirement(RHNA)with new development on vacant sites currently zoned for residential development on surplus school sites and within the Pacifica Specific Plan and the Beach/Edinger Corridor Specific Plan The specific environmental effects of this future development including potential increases in traffic impacts adjacent to or near the Union Pacific Railroad Company right-of-way,impacts to safety of the rail corridor and highway-rail crossings impacts to levels of service possible hazards due to design features adequate emergency access sufficient parking capacity and support of alternative transportation will be evaluated as individual project proposals or plans are submitted This includes the Beach/Edinger Corridor Specific Plan and associated EIR which is targeted for adoption by the end of 2008 Any necessary coordination on transportation/traffic issues with other local,regional and state agencies will occur as part of the environmental review for a specific project Any needed mitigation measures or conditions of approval will be identified during the individual project or plan review including compliance with the General Plan policies and Integrated Infrastructure Master Plan mentioned above Therefore adoption of the Housing Element will not have an impact on transportation and circulation VII BIOLOGICAL RESOURCES Would the project a) Have a substantial adverse effect either directly or 0 through habitat modifications on any species identified as a candidate sensitive or special status species in local or regional plans policies or regulations or by the California Department of Fish and Game or U S Fish and Wildlife Service? (Sources 1 &2) Discussion see discussion under item f b) Have a substantial adverse effect on any riparian habitat 0 or other sensitive natural community identified in local or regional plans policies regulations or by the California Department of Fish and Game or US Fish and Wildlife Service9 (Sources 1 &2) Discussion see discussion under item f 19 KrTACHMENT NOO 4.4- Potentially Sigmficant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact c) Have a substantial adverse effect on federally protected ❑ ❑ ❑ Q wetlands as defined by Section 404 of the Clean Water Act(including but not lirmted to marsh vernal pool coastal etc )through direct removal filling hydrological interruption or other means? (Sources 1 & 2) Discussion see discussion under item f d) Interfere substantially with the movement of any native ❑ ❑ ❑ ❑X resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors or impede the use of native wildlife nursery sites? (Sources 1 & 2) Discussion see discussion under item f e) Conflict with any local policies or ordinances protecting ❑ ❑ ❑ ❑X biological resources such as a tree preservation policy or ordinance? (Sources 1 & 2) Discussion see discussion below f) Conflict with the provisions of an adopted Habitat ❑ ❑ ❑ Conservation Plan Natural Commumty Conservation Plan or other approved local regional or state habitat conservation plan? (Sources 1 &2) Discussion items a)through f) As a highly urbanized environment the majority of habitats remaining in Huntington Beach(including marine open-waters coastal dunes coastal saltmarsh freshwater marsh and grassland)are concentrated in a few areas Vacant lots in the City including those designated for Residential Medium Density, may have biological value particularly for trees small animals and raptors The Environmental Resources/Conservation Element includes goals policies and implementation programs to help protect biological resources This includes Implementation Program I ERC 1 which outlines steps to be taken during the development review process The City s Urban Design Guidelines provide information on how site planning should minimize a development s impact on the natural surroundings(City of Huntington Beach website http //www ci huntington beach ca us/Government/Departments/Plammng/design/index cfm) The Housing Element is a policy document that includes goals policies and programs to address Huntington Beach s housing needs The specific environmental effects of future residential development including potential impacts on sensitive species habitat riparian habitat wetlands or trees will be evaluated as individual project proposals or plans are submitted Any needed mitigation measures or conditions of approval will be identified during the individual project or plan review including compliance with the General Plan policies mentioned above and any other applicable City requirements Therefore,adoption of the Housing Element will not have an impact on biological resources 20 ATTACHMENT NO 44.-/;a Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact VIII MINERAL RESOURCES Would the project a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? (Sources 1 2& 3) Discussion see discussion below b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan specific plan or other land use plan? (Sources 1 2 & 3) Discussion items a)and lb) As described in the General Plan and associated EIR oil wells in Huntington Beach are scattered throughout much of the City Most of them are concentrated in the coastal areas and mesas The City lies over several oil producing areas comprising the Talbert Sunset Beach West Newport and Huntington Beach oil fields Natural gas associated with oil extraction is also being mined Policies in the General Plan Environmental Resources/Conservation Element address designating areas for mineral and oil extraction as well as adequately addressing the potential land use conflicts and environmental impacts from such activities The City s Zoning Map has an Oil Overlay Zone to designate these mineral resource areas The Huntington Beach Housing Element is a policy document that includes goals policies and programs to meet the existing and projected housing needs of the City The City plans on fulfilling a portion of its residential growth needs(RHNA) for 2008—2014 with new development on vacant sites currently zoned for residential development on surplus school sites within the Pacifica Specific Plan and the Beach/Edinger Corridor Specific Plan which is currently developed with a variety of retail residential and institutional uses The specific environmental effects of this future development including impacts on mineral gas or oil resources will be evaluated as individual project proposals or plans are submitted This includes the Beach/Edinger Corridor Specific Plan and associated EIR which is targeted for adoption by the end of 2008 (please refer to Figure 2 for location) Any needed mitigation measures or conditions of approval will be identified during the individual project or plan review including compliance with the General Plan policies mentioned above The Housing Element is consistent with the existing General Plan and its adoption will not result in the loss of availability of a known mineral resource or a locally important rameral resource recovery site IX HAZARDS AND HAZARDOUS MATERIALS Would the project a) Create a significant hazard to the public or the El FRI environment through the routine transport use or disposal of hazardous materials? (Sources 1 & 2) Discussion see discussion under item h 21 °TH . T NO 4.-A- Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact b) Create a significant hazard to the public or the ❑ environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? (Sources 1 &2) Discussion see discussion under item h c) Emit hazardous emissions or handle hazardous or acutely F1 Q MR hazardous material substances or waste within one- quarter mile of an existing or proposed school? (Sources 1 &2) Discussion see discussion under item h d) Be located on a site which is included on a list of El El El 0 hazardous materials sites compiled pursuant to Government Code Section 65962 5 and as a result would it create a significant hazard to the public or the environment? (Sources 1 &2) Discussion see discussion under item h e) For a project located within an airport land use plan or where such a plan has not been adopted within two miles of a public airport or pubic use airport would the project result in a safety hazard for people residing or working in the project area? (Sources 1 &2) Discussion see discussion under item h f) For a project within the vicinity of a private airstrip, El El ❑ would the project result in a safety hazard for people residing or working in the project area? (Sources 1 &2) Discussion see discussion under item h g) Impair implementation of or physically interfere with an ❑ adopted emergency response plan or emergency evacuation plan? (Sources 1 &2) Discussion see discussion below h) Expose people or structures to a significant risk of loss injury or death involving wildland fires including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands?(Sources 1&2) 22 ATTACHMENT , Potentially Significant Potentially Unless Less Than Significant Mitigation Sigmficant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact Discussion items a) through h) The Huntington Beach Housing Element is a policy document that includes goals policies and programs to meet the existing and projected housing needs of the City This Element complies with the General Plan Hazardous Materials Element which includes policies to help mimmize the potential harm from hazardous waste Policies in the Hazardous Materials Element address the transportation use and disposal of hazardous waste from a variety of sources Policies and implementation measures regarding household hazardous waste call for public education on proper disposal Although the City is located within the Airport Environs Land Use Plan for Joint Forces Training Base Los Alamitos the Housing Element is a policy document and any specific environmental effects from fixture developments will be evaluated as individual project proposals or plans are submitted However housing development under the General Plan does not interfere with existing airspace or flight patterns No impact would occur No wildland areas are located within or adjacent to Huntington Beach The City plans on fulfilling a portion of its residential growth needs(RHNA) for 2008—2014 with new development on vacant sites currently zoned for residential development on surplus school sites within the Pacifica Specific Plan and the Beach/Edinger Corridor Specific Plan which is currently developed with a variety of retail residential and institutional uses The specific environmental effects of this future development will be evaluated as individual project proposals or plans are subntted This includes the Beach/Edinger Specific Plan and associated EIR which is targeted for adoption by the end of 2008 (please refer to Figure 2 for location) Any needed mitigation measures or conditions of approval will be identified during the individual project or plan review including measures or conditions to ensure compliance with the General Plan and any other applicable Federal State or local requirements Future projects will also need to comply with the City s Emergency Preparedness Program Therefore adoption of the Housing Element will not have an impact on hazardous materials X NOISE Would the project result in a) Exposure of persons to or generation of noise levels in ❑ ❑ ❑ excess of standards established in the local general plan or noise ordinance or applicable standards of other agencies? (Sources 1 & 2) Discussion see discussion under item f b) Exposure of persons to or generation of excessive ❑ ❑ ❑ groundborne vibration or groundbome noise levels? (Sources I & 2) Discussion see discussion under item f c) A substantial permanent increase in ambient noise levels Fm in the project vicinity above Ievels existing without the ❑ ❑ ❑ project?(Sources 1 &2) Discussion see discussion under item f 23 ` TAT NO 4� Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing ❑ ❑ ❑ without the project9 (Sources 1 &2) Discussion see discussion under item f e) For a project located within an airport land use plan or where such a plan has not been adopted within two miles of a public airport or public use airport would the ❑ ❑ ❑ project expose people residing or working in the project area to excessive noise levels9 (Sources 1 &2) Discussion see discussion below f) For a project within the vicinity of a private airstrip ❑ ❑ ❑ Q would the project expose people residing or working in the project area to excessive noise levels (Sources 1&2) Discussion items a)through f) The General Plan Norse Element includes many policies to help minimize the potential noise impacts related to residential development and uses This includes Policies N 1 2 1 and N 12 3 which require that all future noise sensitive uses that are placed in areas which exceed 60dB(A)Ldn include appropnate buffering and/or construction mitigation measures so as to reduce interior noise levels to 45dB(A)Ldn Policy N1 5 1 addresses noise impacts associated with multi tenant and mixed use structures by minimizing the transfer of noise and vibration from one use to another The Cmty's Noise Ordinance regulates temporary increases in noise due to the construction of new residential uses Although the City is located within the Airport Environs Land Use Plan for Joint Forces Training Base Los Alamitos the Housing Element is a policy document and any specific enviromnental effects from future developments will be evaluated as individual project proposals or plans are submitted However housing development under the General Plan does not interfere with existing airspace or flight patterns No impact would occur The Huntington Beach Housing Element is a policy document that includes goals policies and programs to meet the existing and projected housing needs of the City The City plans on fulfilling a portion of its residential growth needs(RHNA)for 2008—2014 with new development on vacant sites currently zoned for residential development on surplus school sites within the Pacifica Specific Plan and the Beach/Edinger Corridor Specific Plan which is currently developed with a variety of retail residential and institutional uses The specific environmental effects of future development including any temporary or permanent noise increases will be evaluated as individual project proposals or plans are submitted This includes the Beach/Edinger Specific Plan and associated EIR which is targeted for adoption by the end of 2008 (please refer to Figure 2 for location) Any needed mitigation measures or conditions of approval will be identified during the individual project or plan review including compliance with the General Plan policies mentioned above and the City s Noise Ordinance Therefore adoption of the Housing Element will not have an impact on noise I M T 44-Q�- 24 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact XI PUBLIC SERVICES Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities the construction of which could cause significant environmental impacts in order to maintain acceptable service ratios response times or other performance objectives for any of the public services a) Fire protection? (Sources 1 &2) Discussion see discussion under item e b) Police Protection? (Sources 1 & 2) Discussion see discussion under item e c) Schools? (Sources 1 &2) Discussion see discussion under item e d) Parks? (Sources 1 &2) Discussion see discussion under item e e) Other public facilities or governmental services? (Sources 1 &2) 25 ATTACHMENT NO 4*6 Potentially Significant Potentially Unless Less Than Significant Mitigation Sigmficant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact Discussion items a)through e) The 1996 General Plan includes several policies to ensure that adequate public services including fire protection police protection schools parks and libraries are available to meet the City s projected population increase which was based on buildout of 18 500 new residential units by the year 2010 For instance Policy LU 2 1 2 requires that the type amount and location of development be correlated with the provision of adequate supporting infrastructure and public services The Housing Element also addresses adequate public services with Policy 19 which calls for maintaining the quality of life within neighborhoods by maintaining an adequate level of community facilities such as childcare centers and municipal services This applies to fire protection police protection schools and parks The Huntington Beach Housing Element addresses the City s residential growth needs(RHNA)for this 2008— 2014 housing cycle which is approximately 2 100 units Since 1990 approximately 5 000 new units have been developed in Huntington Beach This combined number(7 000 units) is still well below the 18 500 units identified in the General Plan The specific environmental effects including impacts on public services of future development discussed in the Housing Element policies and programs will be evaluated as individual project proposals or plans are subrrutted Any needed mitigation measures or conditions of approval will be identified at that time in order to ensure adequate public services and compliance with federal state and local statutes This includes the Beach/Edinger Specific Plan which is one of the strategies identified in the Housing Element to meet the RHNA This Plan area is currently developed with a variety of retail residential and institutional uses This Plan and associated EIR are targeted for adoption by the end of 2008 (please refer to Figure 2 for location) As explained above the Housing Element is consistent with the existing General Plan and adoption of the Housing Element will not have an impact on fire protection police protection schools parks or other public facilities or governmental services XII UTILITIES AND SERVICE SYSTEMS Would the project a) Exceed wastewater treatment requirements of the ❑ ❑ ❑ ❑X applicable Regional Water Quality Control Board? (Sources 1 &2) Discussion see discussion under item h b) Require or result in the construction of new water or ❑ ❑ ❑ Q wastewater treatment facilities or expansion of existing facilities the construction of which could cause significant environmental effects? (Sources I &2) Discussion see discussion under item h c) Require or result in the construction of new storm water ❑ ❑ ❑ Q drainage facilities or expansion of existing facilities the construction of which could cause significant environmental effects? (Sources I & 2) 26 TTT Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact Discussion see discussion under item h d) Have sufficient water supplies available to serve the ❑ ❑ ❑ ❑X project from existing entitlements and resources or are new or expanded entitlements needed? (Sources 1 &2) Discussion see discussion under item h e) Result in a determination by the wastewater treatment ❑ ❑ ❑ ❑X provider which serves or may serve the project that it has adequate capacity to serve the project s projected demand in addition to the provider s existing commitments? (Sources 1 &2) Discussion see discussion under item h f) Be served by a landfill with sufficient permitted capacity ❑ ❑ ❑ ❑X to accommodate the project s solid waste disposal needs? (Sources 1 &2) Discussion see discussion under item h g) Comply with federal state and local statutes and ❑ ❑ ❑ MR regulations related to solid waste? (Sources 1 & 2) Discussion see discussion below h) Include a new or retrofitted storm water treatment ❑ ❑ ❑ El control Best Management Practice(BMP) (e g water quality treatment basin constructed treatment wetlands?) (Sources 1 &2) 27 ATTACHMENT NO Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact Discussion items a)through h) The City s 1996 General Plan includes several policies to ensure that adequate utilities and service systems are available to meet the City s projected population increase which was based on buildout of 18 500 new residential units by the year 2010 This includes policies in the Land Use Growth Management Utilities and Environmental Resources/Conservation Elements For instance Policy LU 2 12 requires that the type amount and location of development be correlated with the provision of adequate supporting infrastructure and public services The Housing Element also addresses utilities in new development through Policy 3 6 which encourages the use of sustainable and green building design The associated program(Housing Program 15) requires that residential and mixed-use developments receiving Redevelopment Agency assistance include sustainable design features to the extent feasible for energy and water reduction strategies solid waste reduction technologies storm water mitigation and gray water recycling In addition as described in the Housing Element the City has adopted an Integrated Infrastructure Master Plan(adopted in 2000)that identifies needed improvement(s)and associated costs to aging infrastructure within the City The Huntington Beach Housing Element addresses the City s residential growth needs(RHNA)for this 2008— 2014 housing cycle which is approximately 2 100 units Since 1990 approximately 5 000 new units have been developed in Huntington Beach This combined number(7 000 units) is still well below the 18 500 units identified in the General Plan The specific environmental effects of this future development discussed in the Housing Element including any impacts on utility service will be evaluated as individual project proposals or plans are submitted Any needed mitigation measures or conditions of approval will be identified at that time in order to ensure adequate utility service and compliance with federal state and local statutes including the General Plan policies and Integrated Infrastructure Master Plan described above This includes the Beach/Edinger Specific Plan which is one of the strategies identified in the Housing Element to meet the RHNA This Plan area is currently developed with a variety of retail residential and institutional uses(please refer to Figure 2 for location) The Plan and associated EIR is targeted for adoption by the end of 2008 As explained above the Housing Element is consistent with the existing General Plan and adoption of the Housing Element will not have an impact on water wastewater storm water or landfill facilities XIII AESTHETICS Would the project a) Have a substantial adverse effect on a scenic vista? Q (Sources 1 &2) Discussion see discussion under item d b) Substantially damage scenic resources including but not El El ❑ QX limited to trees rock outcroppings and historic buildings within a state scenic highway? (Sources 1 & 2) Discussion see discussion under item d c) Substantially degrade the existing visual character or quality of the site and its surroundings? (Sources 1 & 2) 28 ATTACHMENT NO -4 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact Discussion see discussion below d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? (Sources 1 &2) Discussion items a)through d) As described in the City s General Plan and EIR the visual assets of Huntington Beach stem from its geographical location(Pacific Ocean mesas and small bays)and the urban form the City has developed The General Plan s Environmental Resources/Conservation Element addresses issues such as scenic highways aesthetic resources and open space while the Urban Design Element focuses on issues related to the enhancement of the City's urban visual image In 2000 the City adopted the Urban Design Guidelines to help implement the policies set forth in the Urban Design Element The Huntington Beach Housing Element is a policy document that includes goals policies and programs to meet the existing and projected housing needs of the City The City plans on fulfilling a portion of its residential growth needs(RHNA) for 2008—2014 with new development on vacant sites currently zoned for residential development on surplus school sites and within the Beach/Edinger Corridor Specific Plan and Pacifica Specific Plan Sites identified in the Housing Element will be developed with mfill projects the majority of which will occur through recycling of existing older uses to housing and mixed use development A policy is included in the Huntington Beach Housing Element to Preserve the character scale and quality of established residential neighborhoods (Policy 1 1) This policy and the associated rehabilitation programs in the Element will help ensure that any new development on vacant and redeveloped residential sites will match the character and scale of the surrounding properties One of the goals of the Beach/Edinger Corridor Specific Plan is to establish a more cohesive integration of land uses and visual identity to the two corridors(please refer to Figure 2 for location) Specifications to guide land use and development intensity site layout building design site landscaping and signage will be detailed in the Specific Plan The specific environmental effects of future development discussed in the Housing Element including any adverse effects on scenic vistas scenic resources or visual quality of a site and its surroundings or new sources of substantial light and glare will be evaluated as individual project proposals or plans are submitted This includes the Beach/Edinger Specific Plan which is targeted for adoption by the end of 2008 Any needed mitigation measures or conditions of approval will be identified during the individual project or plan review including compliance with the General Plan polices and Urban Design Guidelines mentioned above As described above the Housing Element is consistent with the existing General Plan and adoption of the Housing Element will not have an impact on scenic vistas scenic resources visual quality of a site and its surroundings or result in substantial light and glare XIV CULTURAL RESOURCES Would the project a) Cause a substantial adverse change in the significance of El El FX-1 a historical resource as defined in 615064 5? (Sources 1 & 2) Discussion see discussion under item d 29ATTACHMONT Nfl i Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to 615064 59 ❑ ❑ ❑ El (Sources 1 &2) Discussion see discussion under item d c) Directly or indirectly destroy a unique paleontological ❑ ❑ ❑ ❑X resource or site unique geologic feature? (Sources 1&2) Discussion see discussion below d) Disturb any human remains including those interred ❑ ❑ ❑ Q outside of formal cemeteries? (Sources 1 &2) Discussion items a)through d) The General Plan Historic and Cultural Resources Element outlines the history of Huntington Beach and describes the many architectural styles and historical resources in the City The City s Historical Resources Board conducted a Downtown Historical Study in 1986 and a list of local landmarks is included in the General Plan Most of the archaeological resources in the City have been destroyed by previous development and urbanization of the City Remaining archaeological resources are likely to be found in vacant lots throughout the City and the bluffs along Huntington Beach and Bolsa Chica mesas The Historic and Cultural Resources Element includes several goals and policies to help identify protect and preserve historical and archaeological resources in the City Any properties identified in the Element as potentially historical require an environmental assessment prior to approval of any demolition or redevelopment of the site The Huntington Beach Housing Element is a policy document that includes goals policies and programs to meet the existing and projected housing needs of the City A policy is included in the Huntington Beach Housing Element to Preserve the character scale and quality of established residential neighborhoods' (Policy 1 1) This policy is consistent with the Historic and Cultural Resources Element of the General Plan The City plans on fulfilling a portion of its residential growth needs(RHNA) for 2008—2014 with new development on vacant sites currently zoned for residential development on surplus school sites and within the Beach/Edinger Corridor Specific Plan and Pacifica Specific Plan The specific environmental effects of this future development including any adverse changes to historical and archaeological resources direct or indirect impacts on unique paleontological resources or disturbances to human remains will be evaluated as individual project proposals or plans are submitted Any needed mitigation measures or conditions of approval will be identified at that time including compliance with federal state and local statutes Future development will need to comply with Housing Element Policy I 1 as well as the policies in the Historic and Cultural Resources Element with respect to cultural resources Therefore adoption of the Housing Element will not have an impact on historical archaeological or paleontological resources nor will it disturb human remains XV RECREATION Would the project a) Would the project increase the use of existing ❑ ❑ ❑ neighborhood community and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? (Sources 1 & 2) 30 ATTACHMENT NO Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact Discussion see discussion under item c b) Does the project include recreational facilities or require ❑ El ❑ ❑X the construction or expansion of recreational facilities which might have an adverse physical effect on the environments (Sources 1 &2) Discussion see discussion below c) Affect existing recreational opportunities? El ❑ El ❑X (Sources I &2) Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact Discussion items a)through c) Parks beaches and recreational facilities are numerous throughout Huntington Beach The City s General Plan includes several policies to ensure that adequate park and recreational amenities and associated funding sources are available to meet the City s projected population increase which was based on buildout of 18 500 new residential units between 1990 and 2010 The Growth Management Element of the General Plan adopted in 2002 also includes an additional goal and policies regarding sufficient park and recreational facilities for existing and future Huntington Beach residents The Huntington Beach Housing Element addresses the City s residential growth needs(RHNA) for this 2008— 2014 housing cycle,which is approximately 2 100 units Since 1990 approximately 5 000 new units have been developed in Huntington Beach This combined number(7 000 units)is still well below the 18 500 units identified in the General Plan Policy 1 9 in the Housing Element addresses maintaining the quality of life within neighborhoods by maintaining an adequate level of community facilities such as childcare centers and municipal services This policy applies to existing neighborhood community and regional parks and other recreational facilities Strategies to meet the City s R14NA include new development on vacant sites currently zoned for residential development on surplus school sites within the Pacifica Specific Plan and the Beach/Edinger Corridor Specific Plan which is currently developed with a variety of retail residential and institutional uses(please refer to Figure 2 for location) The Beach/Edinger Corridor Specific Plan and associated EIR is targeted for adoption by the end of 2008 Entitlement applications are in the process of being submitted for residential development on two of the surplus school sites Lamb and Wardlow portions of both of these school sites have been acquired by the City for recreational and open space purposes In the General Plan EIR one issue of concern regarding parks and recreation was regarding school closures and the loss of recreational opportunities they offer In order to ensure that recreational opportunities at closed school sites were not lost the Recreation and Community Services Element included Policy RCS 5 1 1 This policy requires the evaluation of a closed school s contribution to recreational opportunities in the neighborhood and the identification of alternative recreational opportunities when a school closes Policy 2 3 in the Huntington Beach Housing Element calls for the utilization of surplus school and park sites for residential use where appropriate and consistent with the City's General Plan Therefore the Housing Element is consistent with General Plan Policy RCS 5 1 1 Any environmental impacts on parks or recreational facilities resulting from future development discussed in the Housing Element will be evaluated as individual project proposals or plans are submutted Any needed mitigation measures or conditions of approval will be identified at that time All future projects will need to be consistent with General Plan policies and the Huntington Beach Zoning and Subdivision Ordinance including Policy LU 2 12 which requires that the type amount and location of development be correlated with the provision of adequate supporting infrastructure and public services As explained above the Housing Element is consistent with the existing General Plan and adoption of the Housing Element will not have an impact on existing neighborhood community and regional parks or other recreational facilities result in environmental impacts from new or expanded recreational facilities or affect existing recreational opportunities 32 /ATTACHMENT Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact XVII AGRICULTURE RESOURCES Would the project a) Convert Prime Farmland Unique Farmland or Farmland of Statewide Importance(Farmland) as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency to non agricultural use9 (Sources 1 2 &3 ) Discussion See discussion under item c b) Conflict with existing zoning for agricultural use or a Williamson Act contract9 (Sources 91 2 & 3) Discussion See discussion below c) Involve other changes in the existing environment which due to their location or nature could result in conversion of Farmland to non-agricultural use? (Sources 1 2& 3) Discussion items a)through c) The Huntington Beach Housing Element does not identify any agricultural land to be rezoned for residential development therefore the Project will not result in (a)the conversion of Prime Farmland Unique Farmland or Farmland of Statewide Importance to non-agricultural uses or(b)conflict with existing zoning for agricultural use or a Williamson Act contract The City plans on fulfilling a portion of its residential growth needs(RHNA) for 2008—2014 with new development on vacant sites currently zoned for residential development on surplus school sites and within the Beach/Edinger Corridor Specific Plan Most of the vacant residential parcels are less than one acre in size and the Beach/Edinger Corridor Specific Plan area is currently developed with a variety of retail residential and institutional uses The specific environmental effects of this future development discussed in the Housing Element including any changes in the existing environment that could result in conversion of Farmland to non-agricultural use will be evaluated as individual project proposals or plans are submitted Any needed mitigation measures or conditions of approval will be identified at that time This includes the Beach/Edinger Specific Plan and EIR which is targeted for adoption by the end of 2008 (please refer to Figure 2 for location) Therefore adoption of the Housing Element will not have an impact on agricultural resources XVII MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment substantially reduce the habitat of a fish or wildlife species cause a fish or wildlife population to drop below self-sustaining levels threaten to eliminate a plant or animal community reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? (Sources I &2) 33 A r" � T N Potentially Significant Potentially Unless Less Than Significant Mitigation Significant ISSUES (and Supporting Information Sources) Impact Incorporated Impact No Impact Discussion see discussion under item c b) Does the project have impacts that are individually limited Q but cumulatively considerable? ('Cumulatively considerable means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects the effects of other current projects and the effects of probable future projects) (Sources 1 &2) Discussion see discussion below c) Does the project have environmental effects which will cause [] substantial adverse effects on human beings either directly or indirectly9 (Sources 1 &2) Discussion items a)through c) As described throughout this document the Housing Element is one of the seven State-mandated elements of the City s General Plan and must be updated pursuant to California Government Code Section 65588 for the 2008-2014 planning period The Housing Element is a policy document that identifies and assesses projected housing needs and provides an inventory of constraints and resources relevant to meeting these needs The Huntington Beach Housing Element addresses the City's residential growth needs(RHNA)for tlus 2008— 2014 housing cycle which is approximately 2 100 units Since 1990 approximately 5 000 new units have been developed in Huntington Beach This combined number(7 000 units) is still well below the projected population increase identified in the City s 1996 General Plan which was based on buildout of 18 500 new residential units by the year 2010 The City plans on fulfilling its RHNA with a variety of methods including projects with existing entitlements new development on vacant sites currently zoned for residential development on surplus school sites within the Pacifica Specific Plan and Beach/Edinger Corridor Specific Plan and through committed assistance for preservation of at risk housing (Housing Element Policies 2 2 and 2 3 Housing Element Programs 8 through 10) The environmental effects of this future development will be evaluated as individual project proposals or plans are submitted such as in The Ripcurl Project EIR currently under preparation The majority of housing growth provided for in the Housing Element will occur within the Beach/Edinger Corridor Specific Plan area(please refer to Figure 2),which will have its own EIR and include project level environmental analysis for up to five specific developments The Specific Plan and associated EIR are targeted for adoption by the end of 2008 The Housing Element is consistent with the other elements of the City's General Plan and will not degrade the quality of the environment result in cumulatively considerable impacts or cause substantial adverse effects on human beings 34 ATTACHMENT XVIII EARLIER ANALYSIS Earlier analyses may be used where pursuant to tiering program EIR or other CEQA process one or more effects have been adequately analyzed in an earlier EIR or negative declaration Section 15063 (c)(3)(D) Earlier Documents Prepared and Utilized in this Analysis Reference# Document'Title Available for Review at 1 City of Huntington Beach General Plan City of Huntington Beach Planning Dept Planning/Zoning Information Counter 3 a Floor 2000 Mam St Huntington Beach 2 City of Huntington Beach General Plan Update Environmental Impact Report 3 City of Huntington Beach Zoning Map 4 City of Huntington Beach Zoning and Subdivision Ordinance 5 The Ripcurl Project Environmental Assessment(No 07-04) 6 Revised Draft 2008-2014 Housing Element Update(April 7 2008) 35 IN TACH M O RESPONSE TO COMMENTS FOR DRAFT NEGATIVE DECLARATION NO 08-002 1 This document serves as the Response to Comments on the Draft Negative Declaration No 08-002 (2008-2014 Housing Element Update) This document contains all information available in the public record related to the Housing Element Update as of May 20, 2008 and responds to comments in accordance with Section 15088 of the California Environmental Quality Act(CEQA) Guidelines This document contains six sections In addition to this Introduction, these sections are Public Participation and Review Comments, Responses to Comments, Errata to the Draft Negative Declaration No 08-002, and Appendix The Public Participation section outlines the methods the City of Huntington Beach has used to provide public review and solicit input on the Draft Negative Declaration No 08- 002 The Comments section contains those written comments received from agencies, groups, organizations, and individuals as of May 20, 2008 The Response to Comments section contains individual responses to each comment The Errata to the Draft Negative Declaration No 08-002 is provided to show corrections of errors and inconsistencies in the Draft Negative Declaration It is the intent of the City of Huntington Beach to include this document in the official public record related to the Draft Negative Declaration No 08-002 Based on the information contained in the public record, the decision-makers will be provided with an accurate and complete record of all information related to the environmental consequences of the project II PUBLIC PARTICIPATION AND REVIEW The City of Huntington Beach notified all responsible and interested agencies and interested groups, organizations, and individuals that Draft Negative Declaration No 08- 002 had been prepared for the proposed project The City also used several methods to solicit input during the review period for the preparation of Draft Negative Declaration No 08-002 The following is a list of actions taken during the preparation, distribution and review of Draft Negative Declaration No 08-002 1 A cover letter and copies of Draft Negative Declaration No 08-002 were filed with the State Clearinghouse on April 16, 2008 The State Clearinghouse assigned Clearinghouse Number 2008041092 to the proposed project A copy of the cover letter and the State Clearinghouse distribution list is available for review and inspection at the City of Huntington Beach Planning Department, 2000 Main Street, Huntington Beach, California 92648 A,7JACHMRJT N04.,3-6- G WillasenorMousing Element\CEQA\Response to comments Housing Element doc 2 An official 30-day public review period for Draft Negative Declaration No 08-002 was established by the City of Huntington Beach It began on Thursday, April 17, 2008 and ended on Friday, May 16 2008 Public comment letters were accepted by the City of Huntington Beach through May 20, 2008 3 Notice of Draft Negative Declaration No 08-002 was published in the Huntington Beach Independent on April 17 2008 In addition agencies groups organizations, and individuals received a notice of availability for Draft Negative Declaration No 08-002 III COMMENTS Copies of all written comments received as of May 20, 2008 are contained in Appendix A of this document All comments have been numbered and are listed on the following pages All comments from letters received have been summarized or retyped verbatim in a comment-response format for clarity Responses to Comments for each comment that raised an environmental issue are contained in this document IV RESPONSE TO COMMENTS Draft Negative Declaration No 08-002 was distributed to responsible agencies interested groups, organizations, and individuals The report was made available for public review and comment for a period of 30 days The public review period for the Draft Negative Declaration No 08-002 commenced on April 17, 2008 and expired on May 16, 2008 Copies of all documents received as of May 20 2008 are contained in Appendix A of this report Comments have been numbered with responses correspondingly numbered Responses are presented for each comment which raised a significant environmental issue Several comments do not address the completeness or adequacy of the Draft Negative Declaration No 08-002, do not raise significant environmental issues, or request additional information A substantive response to such comments is not appropriate within the context of the California Environmental Quality Act(CEQA) Such comments are responded to with a"comment acknowledged reference This indicates that the comment will be forwarded to all appropriate decision makers for their review and consideration TT C ;:NT NO G WillasenorMousing Element\CEQA\Response to comments Housing Element doe V ERRATA TO DRAFT NEGATIVE DECLARATION NO 08-002 The following changes to Draft Negative Declaration No 08-002 and Initial Study Checklist are as noted below The changes to the Draft Negative Declaration as they relate to issues contained within this errata sheet do not affect the overall conclusions of the environmental document The changes are identified by the comment reference 1 Figure 2 has been replaced with updated figure to be consistent with housing Element Figure 8 Three new sites have been identified in the Beach/Edinger Corridor Specific Plan area As such, both figures have been revised accordingly 2 Comment EB-3 Section IV Hydrology and Water Quality(Discussion a—p) Changes The Department of Public Works has a full-time Water Conservation Coordinator who provides guidance to water customers on the efficient use of water resources and implements, coordinates and monitors water conservation programs for the City In addition, the City has adopted an Urban Runoff Management Plan, which includes methods for reducing volume of urban runoff and pollutants 3 Comment PUC-1 Section VI Transportation/Traffic(Discussion a—g) Changes The specific environmental effects of this future development, including potential increases in traffic impacts adjacent to or near the Union Pacific Railroad Company right-of-way, impacts to safety of the rail corridor and highway-rail crossings impacts to levels of service possible hazards due to design features adequate emergency access sufficient parking capacity and support of alternative transportation will be evaluated as individual project proposals or plans are submitted 4 Comment DOT-2 Section VI Transportation/Traffic (Discussion a—g) Changes Any necessary coordination on transportation/traffic issues with other local, regional and state agencies will occur as part of the environmental review for a specific project ATTACHIMEINT NO G WillasenorMousing Element\CEQA\Response to comments Housing Element doc Response To Comments Negative Declaration No 08-002 2008-2014 Housing Element Update NAHC— 1 (summarized) Comment The comment informs the City of their responsibility for adequately analyzing a projects impacts on cultural and historical resources pursuant to CEQA guidelines The comment also provides a listing of resources available for a lead agency to determine if cultural or historical resources would be significantly impacted by a project The comment informs the City that any potential significant effects are required to be mitigated and that lead agencies should include provisions for discovery of Native American human remains or cemeteries in their mitigation plans Finally, the comment informs the City that lead agencies should consider avoidance whenever cultural resources are discovered during project implementation Response Thank you for your comments As a policy document, the Housing Element Update does not directly propose development As individual projects are submitted they will be analyzed for potentially significant environmental impacts, including impacts to cultural and historical resources Should any development project have the potential to cause significant impacts on cultural or historical resources, the impacts will be required to be mitigated to less than significant levels In analyzing future projects for impacts, the resources provided in the comment letter will be utilized so that all potentially significant impacts are adequately addressed PUC— 1 Comment The California Public Utilities Commission (Commission) has jurisdiction over the safety of highway-rail crossings (crossings) in California The California Public Utilities Code requires Commission approval for the construction or alteration of crossings and grants the Commission exclusive power on the design alteration, and closure of crossings The Commission is in receipt of the Notice of Completion & Environmental Document Transmittal-NOP from the State Clearinghouse Commission staff recommends that the City add language to the housing element plan update so that any future planned development adjacent to or near the Union Pacific Railroad Company's right-of-way be planned with safety of the rail corridor in mind New developments may increase traffic volumes not only on streets and at intersections, but also at-grade highway-rail crossings This includes considering pedestrian circulation patterns/destinations with respect to railroad right-of-way Mitigation measures to consider include, but are not limited to, the planning for grade separations for major thoroughfares, improvements to existing at-grade highway-rail crossings due to increase in traffic volumes and continuous vandal resistant fencing or other appropriate barriers to limit the access of trespassers onto the railroad right-of-way G WillasenorMousing Element\CEQA\Response to comments Housing Element doc T CHM T 0 Response Section VI (Transportation/Traffic) of the initial study has been revised to include language that impacts to railroad right-of-way highway-rail crossings and/or the rail corridor shall be evaluated, when applicable, as specific project proposals and plans are submitted DOT-1 Comment The Department of Transportation (Department) is a reviewing agency on this project and would like to work in active partnership with the City to ensure that 1 All elements of the General Plan, whether mandatory or optional, are consistent with one another Response Section I (Land Use and Planning) states that the proposed Housing Element Update is consistent with other goals policies and objectives of the City's General Plan as required by State Housing Element law DOT-2 Comment 2 The General Plan Amendment and Housing Element Update includes language that early coordination with the Department on project and program development is advised to help streamline the review process 3 The General Plan Amendment and Housing Element Update addresses that the Department may have regulatory authority over certain developments that directly or indirectly impact State transportation facilities 4 The General Plan Amendment and Housing Element Update takes regional transportation issues, problems, and solutions into consideration Further, it should include a discussion on emphasizing early coordination between the City and regional partners (The Department, OCTA SCAG, etc) early in the land use and transportation planning process 5 The Department right of way and possible need for encroachment permits are identified 6 The General Plan Amendment and Housing Element Update acknowledges The Department standard of maintaining a target Level of Service (LOS) at the transition between LOS C and LOS D on State highway facilities Any degradation of the LOS past this threshold should be mitigated to bring the facility back to the baseline/existing condition For future projects that may impact State facilities, we recommend that early coordination between the Department and the City occur to fully address level of significance thresholds (transition between LOS C and D) and appropriate methods for analyzing impacts(LOS vs Hours of Delay) ATTACHMENIT NO G WillasenorAHousing Element\CEQA\Response to comments Housing Element doc Response Section VI (Transportation/Traffic) has been revised to include a statement that all development requiring coordination with other local, regional or State agencies concerning transportation/traffic issues will be done as part of the environmental review process for a specific project The Housing Element is projecting up to 5,000 new units within the Edinger Avenue/Beach Blvd Corridor Specific Plan area, which encompasses Edinger Avenue to Goldenwest Street and Beach Boulevard, a State highway Because Edinger Avenue is located in the northern area of the City close to the 1-405 Freeway, and Beach Boulevard is a State highway coordination with the Department of Transportation will likely be required during development of the Specific Plan and accompanying EIR to ensure that regional transportation issues are adequately addressed As such, your comments will be forwarded to the appropriate City departments for consideration EB- 1 Comment The Environmental Board recommends that the City prepare an updated General Plan environmental impact report This recommendation is being proposed to make the General Plan a coordinated document that considers all the various elements The Board understands that the last time a comprehensive General Plan update and environmental impact report was conducted was in 1996 The Huntington Beach Housing Element component of the General Plan has been updated to cover the period from 2008-2014 Other elements and the General Plan are also being updated Since that time the city has grown and plans further growth in ways not envisioned in 1996 We therefore believe the twelve year old General Plan impact report is out of date and should be updated with a complete update of the Plan Response Thank you for your comments regarding the need for a comprehensive update of the General Plan They will be forwarded to the City of Huntington Beach Planning Commission for review and consideration In addition, the Housing Element is consistent with the goals, objectives and policies of the current General Plan, which plans for growth of up to 18,500 new housing units in the City (beyond 1990) The 2008-2014 Housing Element addresses the City's projected regional housing need of approximately 2,100 units Since 1990, approximately 5,000 units have been developed in the City This combined number of 7,100 units is well within growth already planned for in the 1996 General Plan EB-2 Comment There is a relationship between affordable housing and green building that needs to be explored The Housing Element should provide guidance on this subject a ATTACHMENT G WillasenorMousing Element\CEQA\Response to comments Housing Element doc Response Section V (Housing Plan) of the Housing Element Update includes a Green Building Program requiring establishment of a comprehensive Green Building Program with the provision of dedicated staff for implementation In addition, the program requires that all Redevelopment Agency assisted projects use sustainable design features to the extent feasible EB-3 Comment The city has hired a Water Conservation Coordinator to consolidate hydrology and water quality issues The city has also developed a City Urban Runoff Urban Management Plan These efforts should be discussed in the Environmental Assessment Response Section IV (Hydrology & Water Quality) of the initial study has been revised to include discussion of the City s Water Conservation Coordinator and the Urban Runoff Management Plan as resources and sources of information on water quality issues available at the City EB-4 Comment The several references to greenhouse gas emissions should be more explicitly described in the Housing Element with regard to future policies resulting from AB32 and Title 24 Chapter 11 implementation by 2012 Response The Housing Element includes a program requiring establishment of a comprehensive Green Building Program in the City The Green Building Program, based on the direction of the Planning Commission and City Council subcommittees, may result in recommendation and adoption of citywide policies to further address implementation of AB32 and Title 24 Chapter 11 in the City of Huntington Beach EB-5 (summarized) Comment The comment is concerned about the Housing Element's impact on Transportation/Traffic, Public Services, Utilities and Service Systems and Recreation The comment notes that the accompanying elements of the General Plan should be updated to be compatible with the updated Housing Element Response Thank you for your comments regarding the need for a comprehensive update of the General Plan They will be forwarded to the City of Huntington Beach Planning Commission for review and consideration In addition, the Housing Element is consistent with the goals, objectives and 110 G\VlllasenorJ\Housing Element\CEQA\Response to comments Housing Element doc T 4 G M T N policies of the current General Plan, which plans for growth of up to 18,500 new housing units in the City (beyond 1990) The 2008 2014 Housing Element addresses the City s projected regional housing need of approximately 2 100 units Since 1990 approximately 5 000 units have been developed in the City This combined number of 7,100 units is well within growth already planned for in the 1996 General Plan The Housing Element is a policy document that includes goals policies and programs to meet existing and projected housing needs in the City Specific environmental effects of future development, including potential impacts on traffic/transportation, public services, utilities and service systems and recreation, will be evaluated as individual project proposals or plans are submitted s ATTACHMENT NO. , G Willasenoi-Mousing Element\CEQA\Response to comments Housing Element doc APPEleTDIX A COMMENT LETTERS ATTACHMENT NO STATE 0 Arnold Shwarzenegger, Governor NATIVE AMERICAN HERITAGE COMMISSION 915 CAPITOL MALL ROOM 364 SACRAMENTO CA 95814 f (916)653-6251 Fax(916)657 5390 w vw.na�hc. •o ds_nahcC�pacbeil net Apni18 2008 lard 2 2 Z008 Ms Jennifer Villasenor Associate Planner CITY OF HUNTINGTON BEACH 2000 Main Street Huntington Beach CA 92648 Re SCH#2008041092:CEQA Notice of Preparation(NOP)draft Environmental impact Report(DEIR)for General Plan Amendment No 07-002 2008 2014 Housing Element Update City of Huntinaton Beach Orange County,California Dear Ms Villasenor Thank you for the opportunity to comment on the above-referenced document.The Native American Heritage Commission is the state agency designated for the protection of California s Native American cultural resources The California Environmental Quality Act(CEQA)requires that any project that causes a substantial adverse change in the significance of an historical resource that includes archeological resources is a significant effect requiring the preparation of an Environmental Impact Report(EIR per the California Code of Regulations§15064 5(b)(c)(CEQA Guidelines) In order to comply with this provision the lead agency is required to assess whether the project will have an adverse impact on these resources within the area of potential effect(APE) and if so to mitigate that effect To adequately assess the project-related impacts on historical resources the Commission recommends the following action d Contact the appropriate California Historic Resources Information Center(CHRIS) Contact information for the Information Center'nearest you is available from the Mate Office of Hlstonc Preservation in Sacramento(9116M53-7278) The record search will determine ■ If a part or the entire(APE)has been previously surveyed for cultural resources ■ if any known cultural resources have already been recorded in or adjacent to the APE ■ if the probability is tow moderate or high that cultural resources are looted in the APE ►I C • If a survey is required to determine whether previousy unrecorded cultural resources are present ,v d If an archaeological inventory survey is required,the final stage is the preparation of a professional report detailing the findings and recommendations of the records search and 1100 survey ■ The final report containing site forms site significance and mitigation measurers should be submitted immediately to the planning department_ All information regarding site locations Native American human remains and associated funerary objects should be in a separate confidential addendum and not be made available for pubic disclosure • The final written report should be submitted within 3 months after work has been completed to the appropriate regional aretiaeologicat Irifvmmlion Center d Contact the Native American Henhage Commission(NAHC)for A Sacred i..ands File(SLF)search of the pmjW area and information can tribat cmftcft in the pro vicinity who may have information an cultural resources in or near the APE. Please provide us site identification as follows'USGS 7.5-minute auadrande citation with name_township,range and section This will assist us with the SLF ® Also we recommend that yogi 09ntnt the Nafive American contacts on the attadied list to get their input on the effect of potential project(e g-APE)impact in many crises a culturafly-affiliated Native American tribe or person vwg be the only source of information about the existence of a cultural resource d Lack of surface evidence caf archeological resourc>ias does not preclude their subsurface eadsterim • Lead agencies should include in their mitigation plan provisions for the identification and evaluation of accidentally discovered archeological resources per California Environmental Quality Act(CEQA) §15064 5(f)of the California Code of Regulations(CEQA Guidelines) In areas of identified archaeological senseI4vrty a certified archaeologist and a culturally offllated Native American with knowledge in culturat resources should fr 9mlor afi grouriddstuirbxng activities ■ Lead agencies should include in their mftation plan promons for the disposilion of recovered artifacts in consultation with Morally,affibaW Native A womm ATTACWEN'r N,aa J Lead agencies should include provisions for discovery of Native American human remains or unmarked cemeteries in their mitigations plans • CEQA Guidelines§15064 5(d)requires the lead agency to work with the Native Americans identified by this Commission if the Initial Study identifies the presence or likely presence of Native American human remains within the APE CEQA Guidelines provide for agreements with Native American groups identified by the NAHE to ensure the appropriate and dignified treatment of Native American human remains and any associated grave goods • Health and Safety Code§7050 5 Public Resources Code§5097 98 and CEQA Guidelines§I5064 5(d) �I P C mandate procedures to be followed m the event of an accidental discovery of any human remains in a !`� location other than a dedicated cemetery Lead agencies should consider avoidance as defined in CEQA Guidelines§I5370 when significant cultural resources are discovered during the course of project planning or execution. Please feel free to contact me at(916)653-6251 if you have any questions Rav-e' S �— gleton Analyst Attachment Native American Contact List Cc State Clearinghouse ATTACHMENT NO 4 -- '°,itive American Contacts Orange County April 18, 2008 Sonia Johnston Tribal Vice Chairperson Juaneno Band of Mission Indians P O Box 25628 Juaneno Santa Ana CA 92799 (714) 323-8312 sonia Johnston@sbcglobal net Juaneno Band of Mission Indians Anita Espinoza 1740 Concerto Drive Juaneno Anaheim CA 92807 (714) 779-8832 Juaneno Band of Mission Indians Joe Ocampo Chairperson 1108 E 4th Street Juaneno Santa Ana CA 92701 (714) 547-9676 (714) 623-0709-cell This list is current only as of the date of this document Distribution of this lost does not relieve any person of statutory responsibility as defined in Section 7050 5 of the Health and Safety Code Section 5W7 94 of the Public Resources Code and Section 5097 98 of the Public Resources Code. This list is only applicable for contacting local Native American with regard to cultural resources for the proposed sC"#m8o41o92 CEaA Notice of Preparation(NOP) draft Environmentai Impact Report(DEiR)for General Plan Update No 07-002•City of Nur►tinglon Beach,Orange County California. AITACHMENT O �2 P"-Mve Amencan Contacts Orange County April 1 8, 2008 Juaneno Band of Mission Indians Agachemen Nation Gabrielino Tongva Indians of California Tribal Council David Belardes, Chairperson Robert Dorame Tribal Chair/Cultural Resources 31742 Via Belardes Juaneno 5450 Slauson Ave Suite 151 PM13 Gabnelino Tongva San Juan caprstiam CA 92675 Culver City CA 90230 DavidBelardesChotmail com tongva@venzon net (949) 493-0959 962-761-6417- voice (949) 493-1601 Fax 562-925-7989 -fax Gabneleno/Tongva San Gabriel Barad of Mission Juaneno Band of Mission Indians Aclachemen Nation Anthony Morales Chairperson Joyce Perry Tribal Manager & Cultural Resources PO Box 693 Gabnelino Tongva 31742 Via Belardes Juaneno San Gabriel CA 91778 San Juan capLwano CA 92675 ChiefRBwde@aol com kaamalam@cox net (626) 286-1632 (949) 493-0959 (626)286-1758- Home (949)293-8522 Cell (626)286-1262 Fax (949) 493-1601 Fax Gabneitno!(ongva Council 1 Gabnelino Tongva Nation Juaneno Band of Mission Indians Sam Dunlap Tribal Secretary Alfred Cruz Culural Resources Coordinator 761 Terminal Street Bldg 1 2nd floor Gabnelino Tongva P O Box 25628 Juaneno Los Angeles , CA 90021 Santa Ana CA 92799 office CWto vatnbe net alfredgcruz@sbcglobal net (213) 489-51 -Office 714-998-0721 (909) 262-9351 - cell slfredgcruz@sbcglobal net (213) 489-5002 Fax Juaneno,Band of Mission Indians Aclachenien(Nation Juaneno Band of Mission Indians Anthony Rivera Chairman Adolph "Bud" Sepulveda Chairperson 31411-A La Matanza Street Juaneno P O Box 25828 Juaneno San Juan cawwano , CA 92675 2674 Santa Ana CA 92799 anvera0luaneno, com bss pul@ ahoo net -3 1838-3270 949-488 3294 Fax 714 914-1812- CELL bsepul(?Oyahoo net This list is current only as of the date of this document. Distribution of this list does not relieve any person of statutory responsibility as defined In Section 7050 5 of the Health and Safety Code,Section W97 94 of the Public Resources Cods and Section 5097 98 of the Public Resources Code. This list is only applicable for contacbrig local Native American w th regard to cultural resoumes for the SCH#M8041092 CEGA Notice of (BOP) draft Envimmnerdat Nnpa t Mort(DEmo for General Plan Update No 07-002-city of Caiifortom. ATTACHMENT STATE OF CALIFORNIA ARNOLD SCHWARZENEGGER Governor PUBLIC UTILITIES COMMISSION 320 WEST 4TM STREET SUITE 500 >r LOS ANGELES CA 90013 e: p April 30, 2008 Jennifer Villasenor City of Huntington Beach I1AY & i 2000 Main Street Huntington Beach, CA 92648 Dear Ms Villasenor Re SCH#2008041092, General Plan Amendment No 07-002 2008-2014 Housing Element Update The California Public Utilities Commission(Commission)has jurisdiction over the safety of highway-rail crossings (crossings) in California The California Public Utilities Code requires Commission approval for the construction or alteration of crossings and grants the Commission exclusive power on the design, alteration, and closure of crossings The Commission is in receipt of the Notice of Completion &Environmental Document Transmittal-NOP from the State Clearinghouse Commission staff recommends that the City add language to the housing element plan update so that any future planned development adjacent to or near the Union Pacific Railroad Company s right-of-way be planned with the safety of the rail corridor in mind New developments may increase traffic volumes not only on streets and at intersections,but also at at-grade highway-rail crossings This includes considering pedestrian circulation patterns/destmations with respect to railroad right-of-way Mitigation measures to consider include,but are not limited to,the planning for grade separations for major thoroughfares, improvements to existing at-grade highway-rail crossings due to increase in traffic volumes and continuous vandal resistant fencing or other appropriate barriers to limit the access of trespassers onto the railroad right-of-way If you have any questions, please contact Varouj Jinbachian, Senior Utilities Engineer at 213- 576-7081, vsJ@cpuc ca gov, or me at rxm@cpuc ca gov, 213-576-7078 Rosa E Utilities ngineer Rail Crossings Engineering Section Consumer Protection& Safety Division C Dan Miller, UP ATTACHMENT NO �Tnrr or cn,,�pttNtn—Cs,t?e ESS TRaNST�,t1 a i lOn�ntin,7r�l,S1vG�, 3.`1S'v n a st'EtwaRZbhf CCrrt.U -. DEPARTMENT OF TRAN;- JRTATION D,stnct 32 3337 M chelson Drrvc Suaic 380 tin ton Beach Irvine CA 92612 8894 { �t�n Tel (949)724 233$ A �oOQ FoK (949)724 2592 MAY 1 U TIES�nr r�rmz er+ 4 Re energy eJfaen,l May 14,2008 Post It Fax Note 7671 Da,s� lLt U QAsea0. 2 RID- TO J2r f \1 Ms Jennifer Villascnor corocP, CO"of t►u�t ���e� co Cal�-rq'l City of Huntington Beach "-I' �l� S�6 t�2"D I Phono�9�v � 2000 Main Street F®x p N 1 S 4 0fan a Huntington Beach California 92648 Subject General Plans Amendment No 07-002 2008-2014 Housing Element Update Dear Nis Vtllasenor Thank you for the opportunity to review and comment on the Notice of Preparation (NOP) for General Plan Amendment No 07-002 2008-2014 Housing Clement Update The Housing— Element addresses housing and housing related issues The State Legislature bas established general statewide housing goals which mandates the local governments adequately plan to meet the existing and projected liouyatig tiectls of all mutiuuliL sLguiLlits of tlu, L011alluruty Government code Section 65583 set forth the specific components to be addressed in the Hour»ag Element State law requires the preparation of a Housing Element every five years ac part of the comprehensive General plan The Department of Transportation (Department) as a reviewing agency on this project and would like to work in active partnership with the City to ensure that 1 .All elements of the General Plan whether mandatory or optional, are consistent with one another 2 The General Plan Amendment and Housing Element Update includes language that early coordination with the Department on project and program development is advised to help streamline the review process 3 The General Plan Amendment and Housing Element Update addresses that the Department may have regulatory authority over certain deve)opments that directly or indirectly impact State transportation facilities 4 The General Plan Amendment and housing Element Update takes regional transportation, issues, problems, and solutions into consideration Further it should include a discus-'inn on emphas17ing early coordination between the City and regional partners (The Department, OCTA, SCAG ctc)early in the land use and transportation planning process 5 The Department right of way and possible need for encroachment pcmits are identified Cnitrmsx tin proveY niobtliry acraee California rTACMENT NO 6 The General Plan Am.. ,ncnt and Housing Element Update ackn., ledges The Department standard of maintaining a target Level of Servicc (LOS)at the transition between LOS C and LOS D on State highway facilities Any degradation of the LOS past this threshold should be mitigated to bring the facility back to the baseline/existing condition For future projects that DOT- may impact State fw dil.iis we recommend that early coordination between the Vepaitinent and the City occur to fully address level of significance thresholds (transition between LOS C and D) and appropnite methode for analynag unpacts(LOS vs Hours of Delay) Please continue to keep us tnf'onned of this project and any future developments, which could potentially impact the State Transportation Facilities If you have any questions or need to- contact us,please do not hesitate to call Zhongping(John)Xu at (949) 724 2338 Sincerely, RYAN CHAMBERLAIN Branch Chief Local Development/Intergovernmental Review cc Terry Roberts Office of Planrung and Research i a caltrans(M r over mobuify 4CWT Cahfornra { AfTACHMENTNO CITY OF HUNTINGTON BEACH ENVIRONMENTAL BOARD May 14 2008 +� of Huntington Beach Jennifer Villasensor jvillasensor@surfcity-hb org City of Huntington Beach MAY 15 2008 2000 Main St Huntington Beach CA 92648 Re Environmental Assessment No 2008-002 Dear Ms Villasensor The Huntington Beach Environmental Board has reviewed the Environmental Assessment No 2008-002 and the updated draft Housing Element The Board respectfully submits the following comments regarding the Negative Declaration document General Comment The Environmental Board recommends that the City prepare an updated General Plan environmental impact report This recommendation is being proposed to make the General Plan a coordinated document that considers all the various elements The Board understands that the last time a comprehensive General Plan update and environmental impact report was 'I conducted was in 1996 The Huntington Beach Housing Element component of the General Plan has been updated to cover the period from 2008-2014 Other elements and the General Plan are also being updated Since that time the city has grown and plans further growth in ways not envisioned in 1996 We therefore believe the twelve year old General Plan unpact report is out of date and should be updated with a complete update of the Plan Specific Comments(Environmental Assessment No 2008-002) H Population and Housing There is a relationship between affordable housing and green building that needs to be explored The Housing Element should provide guidance on this subject W Hydrology and Water Quality The city has hired a Water Conservation Coordinator to consolidate hydrology and water 2 quality issues The city has also developed a City Urban Runoff Urban Management Plan.These pTD " efforts should be discussed in the Environmental Assessment AAL � NOa V Air Quality The several references to greenhouse gas emissions should be more explicitly described in the Housing Element with regard to future policies resulting from AB32 and Title 24 Chapter 11 implementation by 2012 VI Transportation/Traffic The Housing Element has circulation impacts We are concerned about overall transportation and traffic for the city specifically level of service We understand the Circulation Element is being updated but we have not been shown a copy Our concerns therefore persist XI Public Services We are concerned about the Housing Element impact on the adequacy of public services The Public Facilities and Public Services Element should be updated compatible with the updated Housing Element XII Utilities and Service Systems We are concerned about the Housing Element impact on the adequacy of utilities and service systems The Utilities Element should be updated compatible with the updated Housing Element XIII Recreation We are concerned about the Housing Element impact on the recreation services particularly parks and open space The Recreation and Community Services Element should be updated compatible with the updated Housing Element Sincerely Craig justice Chain H B Environmental Board rj»trjub 1 t7 ob 747LbdUb4 r JW & HWH PAGE 02/06 May 9, 2008 www kennedycommisvon org 17701 Cowan Ave Suite�00 Irvine CA 92614 949 250 0909 fax 949 263 0647 Ms Jennifer Villasettor Associate Planner City of Huntington Beach Planning Department 2000 Main St Huntington Beach,CA 92648 RE City of Huntington Beach's Revised Draft 2008-2014 Housing Element Dear Ms Villasenor The Kennedy Commission is a broad based coalition of community advocates focused on building a supportive environment for the creation of housing opportunities for families in Orange County earning less than S20 000 annually We want to commend the City for their effirt4 in reviQmg the draft Housing Element, dated April 7 2008 We thiok that the clarifications and elaboration in certata sections of the draft Housing Element provide a better understanding on the City s plans to address housing needs in the coniniunity We would like to acknowledge the City of Huntington Beach's commitment to addressiiag some of the needs of lower income families through a variety of tools that include preservation Inclusionary Zoning Spectfic Plans and a rezoning Strategy We believe that some of the proposed programs need to be strengthened to encourage and facilitate the feasibility of development of lower income units in the proposed rezone and specific plans We are submitting our comments for your consideration based on the revised draft of the City of Huntington Beach Housing Element Our comments and recommendations focus on the following area Inventory of Land Suitable for Residential Development Government Code Section 65583 (a)(3)requires local governments to prepare an inventory of land suitable for residential development,including vacant sites and sites having potential for redevelopment and an analysis of the relationshtp of zoning and public facilities and services to these sites An analysts of the sites inventory demonstrates that the City will have a shortfall of saes appropriate to meet the housing needs of 823 housing units for extremely low, very low and low- income households The revised draft proposes to take 113 units credit in the very low income RHNA need for the proposed preservation of Wycliffe Gardens Pursuant to state law the local Jurtgdictions should take credit for prewvation of units if they met the statutory requirements ATTACHMENTN VO1 fJJ1 ZUUU ILI Mb J4y2bJUb4( JHC & HWH PAGE 03106 The City then proposes to meet the remaining need for the lower incomes by mixed used zoning at the Edinger Corridor and a re7onc Where the inventory reveals insufficient sites to accommodate the housing needs for all income Ievels the program section must provide sufficient sites developable"by right" at multifamily densities to provide 100%of the shortfall of sites necessary to accommodate the remaining housing need for very low and low income households (CA Government Code Section 65583(c)(1)(A)) At least 50°fo of the very low income housing need shall be accommodated on sites designated for residential uves and for which nonresidential uses or mixed-uses are not permitted (CA.Government Code Section 65583 2(h)) Mixed Ilse for Low Income The City proposes to take credit for half of the remaining lower income sites need(352 units)by identifying a mixed use zoning in the proposed Specific Plan w the Beach/ Edinger Comdors When looking at the feasibility of these sties as appropriate for lower income households,we need to understand the likelihood of this existing commercial use converting to mixed use residential and how cconoruically feasible it would be to incorporate low income units The analysis here is silent to that reality and only discussed density The City s analysts points out that the three proposed projects listed on table IV- 6 meet the default density of30 units/acre and would produce 1,540 units,providing sites suitable to address the City's RHNA shortfall for 311 moderate and 352 lower income units permitted in mixed income developments The analysts also points out that two of the proposed developments are in the early stages of entitlements and would require a rezone prior to the Specific Plan implementation The Rxpcurl proposes 15 000 square fleet commercial uses and 440 apartment units with a mmimum of 10%affordable(44 units) and the Bella Terra proposes 136 000 square feet commercial use and 500 units with 15%restricted as affordable(75 units) The third proposed development(Watt)would have 560 apartment units and 100 000 square feet of retail This site also requires a rezone No affordability has been discussed on the Watt site ,Even though the identified developments have default densities of30 unitslacre,the capacity will not be available to accommodate the remaining housing need for very low acid low-income The identified developments have been proposed and have pending entitlements that will produce about 1,540 units of market rate housing with the potential to make about 119 units affordable Furthermore,the affordability needs to be determined and defined at moderate or low The feasibility of reaching the proposed 352 lower incom units (arid the 311 moderate income unit i)through the proposed mixed-use projects seem,;to be unrealistic in light of the proposed developments that have been identified and are being entitled on these sites Furthernnore the feasibility and suitability analysrc or the Specific Plaits lacks specific language and policies that would encourage and facilitate affordable housing for the lower income segments in multi-family zones and the proposed specific plans In the 2 ATTACH T 10 05/09/2008 10 06 9492630647 JHC 9 HWH PAGE 04/06 development of the Specific Plan we would encourage the City to work with advocates and developers(for and non-profit)to identify incentives and sites that will create housing opportunities for the lower income needs of the city commensurate with their share of the Regional Housing Needs Rezoning for JExclusively Kesidential Use We commend the City for analyzing and identifying sites that will be re7oned at default densities of 30 unit/acre and more to accommodate the part of the lower income needs As proposed,the zoning would allow residential development excluwvely within five designated sites in the Beach/Edinger Specific Plan,Table IV 7 on page TVA 5 identifies the properties The land use based zoning will be that ofthe Specific Plan The plan to rezone and develop site 5 (RDA site)as affordable housing demonstrates the City's desire and commitment to providing a variety of housing choice and affordability We would encourage the City to strive to create a development that provides new affordable housing opportunities for low income working families. We would also like to acknowledge the City's commitment to provide financial resources that can be leveraged to assist in the development of affordable housing This strategy will serve to continue to build and strengthen development and community partnerships to house and serve low- income families In regard9 to the remaining sites under this strategy we feel that even though sates 14 may be rezoned the underlying incentives and development standards of the proposed Specific Plan may not encourage or facilitate the creation of developments that arc 100% affordable The zoning of the Specific Plans is designed to promote market rate housing and mixed use Based on the proposed development type currently being entitled in the Specific Plan area,the majority of the product is in market rate how ing and mixed uses The Specific Plan identifies potential site areas,but does not provide for opportunities or incentives for sites that would encourage or facilitate 100%affordable housing developments that could leverage Proposition IC funds or Tax Credits to make a viable development Even though it may be argued that these sites in the Specific Plan may provide for higher density opportunities these identified sites ate not directly correlated with specific programs and policies that could lead to"by right" affordable housing developments to meet the 823 housing units for extremely low,very low and low- income households The Specific Plan is geared to create market housing and potentially a small percentage will be afFordable at low or moderate This approach will not assist the City in meeting its sites capacity The City should look at a strategy that involves the rezoning of land to multifamily zone with densities and specific policies that support affordable Musing development for the lower income households Lobe—Its a anid Goals On page V 13 Goal two and three state that the city will provide adequate sites and assist in the development of affordable housing opportunities to accommodate the City s current housing needs We are very interested to supporting City efforts in this area, as it strives to address the needs for extremely low,very low and low-income households We 3 ATTACHMENT ®s 5 ©3 05/09/2008 10 06 9492630647 JHC 9 HWH PAGE 05/06 suggest that the language under the implementation policies and actions be amended to say what specific land use policies will be pursued, such as an affordable housing ordinance or other policies that Facilitate the incorporation developments that are 100% affordable to working families at the extremely low,very low and low income categortet We believe that the City has the opportunity to implement these policies as part of Specific PIans and rezoning SB 2 Plaunme for EmerUncv Shelters We commend the City for seeking resources within the homeless service providers to get abetter analysis and assessment on the homeless needs within the City On pages II-17 and I11-12 14,the City states that it has conducted an analysis of the homeless needs pursuant to SB 2 by using school data under Makinney Vcnto slickers homeless providers and County data.The homeless needs are clearly greater than those identified in the firvt draft by the City of Huntington Beach s Police Department visible homeless which.estimates "the local homeless population at around 50 per9ons in the warmer months,with the numbers declining in the winter" Even though the needs analysis identifies a larger homeless need,the City on page III-13 attempts to plan far only 50 homeless as identified by the Police Department The analysis indicates some shelters operate within the City and that around 378 homeless children were reported in Huntington Beach Schools Considering that a large portion may`live in Huntington Beach and that these children have 'homeless parents,we believe the City need-.to consider a more comprehensive approach in quantifying its homeless count or acods A visible estimate from the police department is not representative of a community's homelessness needs The City should consider all the above sources to reach a comprehensive estimate of its homeless population We commend the City for exploring appropriate areas to allow emergency shelters by rigl-t and encourage the City to continue to study the areas or zoning that could accommodate this housing need in proximity to the services and transportation for this population The Kennedy Commission looks forward to working in partnership with the City to achieve our mutually beneficially goals of expanding affordable housing opportumitics for local residents In the proses-, we also welcome the oppottimity to work more closely with City staff to help lower some of the above-mentioned barriers that have prevented new construction affordable housing development Furthermore,with solid pohctea, appropriately zoned site-,and the new funding opportunities for affordablc housing development through monies from Proposition l C,we feel that Huntington Beach could be positioned to leverage financial resources and make a significant contribution to it's housing needs in a balanced approach In conclusion,given the importance ofthe General Plait Housing Element to address the current and future housing needs of Huntington Beach residents,the Kennedy Commission would welcome the opportunity to have further dialogue on how we can work with the City to ensure that the Element includes specific policies that will result in 4 ATTACHMENT = on/tno Luuti 1 b ub 9492b3ub4/ JHG X HWH t Alit 11b/ub mcanmg£ul.portion of the new housing production being affordable to extremely low, very low and low income Households Sincerely Cesar Covarmbias Cesar Covanrubia% Senior Project Manager Kennedy Commission 17701 Cowan Ave, Suite 200 Irvine, CA 92614 (949)250-0909 (949)263-0647(fax) 5 TT NO ATTACHMENT #4 STATE OF CALIFORNIA BUSINESS,TRANSPORTATION AND HOUSING AGENCY ARNOI_D SCHWARZENEGGER,Governor DEPARTMENT OF HOUSING AND / AMUNITY DEVELOPMENT Division of Housing Policy Development 1800 Third Street Suite 430 P O Box 952053 Sacramento CA 94252 2053 (916)323 3177/FAX(916)327 2643 www hcd ca gov February 11 2008 FEB �� 1 Mr Scott Hess Director of Planning City of Huntington Beach 2000 Main Street Huntington Beach CA 92648 Dear Mr Hess RE Review of the City of Huntington Beach's Draft Housing Element Thank you for submitting the City of Huntington Beach's draft housing element received for the Department's review on December 13 2007 along with additional revisions on January 28 2008 The Department is required to review draft housing elements and report the findings to the locality pursuant to Government Code Section 65585(b) Telephone conversations with Ms Mary Beth Broeren and Ms Jennifer Villasenor of your staff and your consultant Ms Karen Warner facilitated the review The draft element addresses many statutory requirements however revisions will be necessary to comply with State housing element law (Article 10 6 of the Government Code) In particular the element should include more detailed analyses of governmental constraints and strengthen programmatic commitments specifically regarding the City's rezoning program The enclosed Appendix describes these and other revisions needed to comply with State housing element law The Department appreciates the cooperation of Ms Broeren, Ms Villasenor and Ms Warner throughout the course of the review and is available to assist Huntington Beach in addressing statutory requirements If you have any questions or wish to schedule a site visit please contact Melinda Coy, of our staff at (916) 445-5307 Sincerely, Cathl4�7z�Q� Eeswell Deputy Director Enclosure APPENDIX CITY OF HUNTINGTON BEACH The following changes would bring the City of Huntington Beach s housing element into compliance with Article 10 6 of the Government Code The supporting section of the Government Code is cited to accompany each recommended change Housing element technical assistance information is available on the Departments website at www hcd ca gov/hpd Refer to the Division of Housing Policy Development and the section pertaining to State Housing Planning Among other resources, the Housing Element section contains the Department s latest technical assistance tool Building Blocks for Effective Housing Elements the Department s publication Housing Element Questions and Answers (Qs &As) Government Code addressing State housing element law and other resources A Housing Needs, Resources, and Constraints 1 Include an inventory of land suitable for residential development including vacant sites and sites having the potential for redevelopment, and an analysis of the relationship of zoning and public facilities and services to these saes (Section 65583(a)(3)) The inventory of land suitable for residential development shall be used to identify sites that can be developed for housing within the planning penod(Section 65583 2) Huntington Beach has a regional housing need of 2,092 housing units for the current planning period of which, 823 units are for lower-income households Recent construction and approval resulted in a remaining regional housing need of 1,918 housing units of which 820 are for lower-income households To address this need, the element relies on a variety of strategies including utilization of vacant and underutilized properties preservation of the Wycliffe Gardens, and a rezone program to accommodate the shortfall of sites However to demonstrate the adequacy of these strategies and sites to accommodate the City s remaining regional housing need, the element must be revised as follows Site Inventory and Analysis Saes Inventory- The element has identified a shortfall of sites to accommodate the need for 704 units for lower-income households and 284 units for moderate-income households As stated in the revised draft (page IV-9) the City intends to address the shortfall of sites through the adoption of the Beach/Edinger Corridor Specific Plan and subsequent rezoning of sites within the specific plan However it is unclear whether there are sufficient sites within the corridor to accommodate the remaining lower-income need The element identified four specific sites to be rezoned for residential use under the specific plan As stated in the element three of these sites have proposed projects which plan to accommodate189 units approved for lower- income households However, the element should include an evaluation of adequacy - l - and suitability of the Watts site to accommodate the remaining need for all income groups As a result the element may need to identify additional sites to ensure sufficient capacity to accommodate the remaining lower-income need The element should also clarify whether the rezoning of these sites will occur as part of or after the adoption of the specific plan In addition, the element must clearly demonstrate sufficient sites will be rezoned to ensure that 50 percent of the remaining need will be accommodated on sites zoned exclusively for residential use From conversations with City staff it is the Departments understanding three of the sites described in the revised draft (page IV-11) Ripcurl, Bella Terra and Golden West College will be zoned exclusively for residential use The Watts property will include 10 000 feet of retail (page IV-10) and therefore will not be zoned exclusively for residential use The element does acknowledge that additional sites will be zoned to require a residential component or allow for stand-alone residential use as part of the specific plan However the element must provide more information on the sites and proposed zoning to demonstrate compliance with this statutory requirement Realistic Capacity—The element must describe the methodology used to determine the anticipated development capacity of identified sites Specifically the element should clearly describe the criteria used to determine the dwelling unit capacity listed on Table IV-2 as well as the potential capacity of sites to be rezoned under the Beach/Edinger Corridor Specific Plan The analysis must adjust the calculation based on imposition of existing or planned land-use controls and site improvement requirements, as well as recent development trends The element should also describe the impact of constraints listed in the `Developable Vacant Residential Sites Inventory" (Appendix A) on the capacity and suitability of the sites For example the element should evaluate the impact of the location of sites within the coastal zone as well as the impact of contamination issues identified on Site 16 Suitability of Non-Vacant Saes—The element must demonstrate the suitability and feasibility of non-vacant sites An adequate analysis includes an evaluation of the extent to which existing use may impede additional residential development and a description, relative to identified sites of development trends market conditions and regulatory incentives and standards to facilitate redevelopment or reuse For example, the element should describe the suitability and feasibility of sites 6 and 16 for development within the planning period The element should also identify and evaluate the suitability of any sites to be rezoned to accommodate the remaining housing need for lower-income households This analysis could utilize interest from property owners applications in the planning stage or recent redevelopment activity This information could describe recent characteristics and circumstances leading to redevelopment, such as discontinuing uses and could be compared to identified sites to demonstrate their suitability in the planning period -3 - Adequate Sites Alternative — Pursuant to Government Code Section 65583 1(c) local governments can rely on existing housing units to address up to 25 percent of their adequate sites requirement by counting existing units preserved through the provision of committed assistance to low- and very low-income households at affordable housing costs or affordable rents While the element contains the AB 428 Compliance Checklist in Appendix 6 the element must clearly describe how each of the provisions has been addressed For example the element must describe the public hearing process which found the units eligible and reasonably expected to convert to market-rate as well as the specific date in which the committed assistance will be in place Sites with Zoning for a Variety of Housing Types The housing element must demonstrate the availability of sites, with appropriate zoning, that will encourage and facilitate a variety of housing types, including multifamily rental housing factory-built housing mobilehomes housing for agricultural employees supportive housing single-room occupancy units, emergency shelters and transitional housing An adequate analysis should at a minimum, identify whether and how zoning districts explicitly allow the uses analyze whether zoning, development standards and permit procedures encourage and facilitate these housing types If the analysis does not demonstrate adequate zoning for these housing types the element must include implementation actions to provide appropriate zoning Specifically the element does not indicate how mobilehomes are permitted In addition the element indicates (pages 111-7 and III-8) the City has specific ordinances for SROs and manufactured housing The element must describe these ordinances, how they are implemented and analyzed for any constraints on the development of these housing types The element acknowledges (page III-9) it must identify zoning to encourage and facilitate transitional housing and emergency shelters The element indicates transitional housing is permitted per the type of housing development (e g multifamily housing group homes etc ) However it is unclear if the zoning code expressly allows this type of housing as a permitted use If not the element should include a program to amend the zoning ordinance to allow transitional housing as a permitted use in residential zones In addition as the element indicates emergency shelters are to be subject to the same development and managerial standards as other permitted uses within the industrial zone The element should describe and analyze these development standards to demonstrate their appropriateness in encouraging and facilitating the development of emergency shelters For more information regarding transitional housing please see the Department s Building Blocks for Effective Housing Elements section on Zoning for Emergency Shelters and Transitional Housing -4 - 2 Analyze potential and actual governmental constraints upon the maintenance improvement and development of housing for all income levels including land-use controls building codes and their enforcement site improvements, fees and other exactions required of developers and local processing and permit procedures (Section 65583(a)(4)) Land-Use Controls—While the element describes the City s zoning and development standards on Table III-1 it should also analyze these standards for their impact on the supply and affordability of housing For example the element should evaluate the cumulative effect of development standards such as lot coverage, height limit enclosed garage requirements and minimum floor areas on the ability to achieve maximum permitted densities Inclusionary Housing—The housing element includes a description of the City's inclusionary housing ordinance (page III-4), however the element should provide a more thorough description and analysis of the ordinance framework For example the element should include a more specific description and analysis of the types of incentives the City will adopt to encourage and facilitate compliance with inclusionary requirements and what options are available for developers to meet affordability requirements Processing and Permit Procedures—While the element identifies how various residential uses are permitted by zone, and processing times for some planning entitlements it must include a more detailed description and analysis of the total typical review process for both single-family and multifamily units to demonstrate potential impacts on the cost and supply of housing In addition because multifamily development over 10 units must be approved by the Planning Commission through a CUP this process must be further analyzed as a constraint and should identify findings of approval for the CUP and their potential impact on approval certainty timing, and cost The City may need to include a program to address this permitting requirement The element should also describe and analyze any separate Processing and Permit Procedures for developments within the coastal zone Design Review—The element states development proposals are reviewed by a Design Review Board (page 111-16) The element should include a description of the City's design review standards, the role of design review within the City's development approval process indicate whether objective standards and guidelines exist to allow an applicant for a residential development permit to determine what is required, and analyze its impact upon housing affordability Based on the outcomes of this analysis, the element may need to add programs to address the guidelines as a constraint Fees and Exactions—While the element describes the total typical fees in a multifamily and single-family subdivision an analysis should be provided to determine the impact of the fees on the cost and supply of housing For example, according to Table 111-4 planning and processing fees are significantly higher then infrastructure -S - and public works fees mainly due to the $35 000 parks/recreation fee The element could also identify any policies or efforts to address high fee impacts for housing on lower-income households such as fee waivers fee deferrals streamlined fee processing and consolidated fee schedules Constraints on Housing for Persons with Disabilities—The element states the City has conducted a review of zoning and building code requirements and did not identify any impediments However the element should include more detailed information and analysis on that review For example the analysis should identify and analyze any spacing requirements and include a more detailed discussion of the City s family definition and potential impacts of requiring a CUP for residential care facilities for 7 or more persons Please refer to the Departments Building Blocks for Effective Housing Elements section on Constraints for Persons with Disabilities or the enclosed copy of the Departments SB 520 memo and analysis tool to assist in addressing this statutory requirement Code Enforcement—The element should include a more detailed description of the Neighborhood preservation program s code enforcement activities For example the element should describe how code enforcement complaints are managed in the targeted neighborhoods how education and outreach is implemented and what resources are provided to assist homeowners in correcting code deficiencies B Housing Programs 1 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 through the administration of land-use and development controls, provision of regulatory concessions and incentives and the utilization of appropriate federal state financing and local financial resources (Government Code Section 65583(c)) The draft element includes a list of five overarching housing goals, along with a number of accompanying programs However, most of the programs should be revised to 1) include specific timelines or milestones, 2) expand the description of the City s role, and 3) include specific commitments with numerical objectives appropriate Examples of programs needing strengthening include but are not limited to Program 3 (Neighborhood Preservation Program) — Describe the types of neighborhood improvement activities that will occur under this program how the education program is implemented how violators are informed of available rehabilitation assistance to correct code deficiencies and any specific milestones to assist in the implantation of this program Program 4 (Preservation of Assisted Rental Housing) —This program may need to be enhanced depending on the result of the analysis under Al - 6 - Program 6 (Mobile Home Park Preservation) — Given that mobilehome park preservation was identified through the public participation process as an important housing goal the City should consider strengthening this program For example the City could identify resources to facilitate resident purchase of mobilehome parks For your consideration information about the Departments Mobilehome Park Resident Ownership Program (MPROP), which finances the preservation of affordable mobilehome parks by conversion to ownership or control by resident organizations nonprofit housing sponsors or local public agencies has been sent under separate cover Program 8 (Residential and Mixed-Use Inventory— Describe any incentives to facilitate housing affordable to low- and moderate-income households in these areas The conclusions resulting from the analysis completed by City s economic consultant may need to be revised given current market conditions Program 10 (Residential Development Opportunities on School Sites) — Describe when the coordination will occur (i a annual basis quarterly etc ) and when the entitlement process on the two identified sites is expected to be completed Program 11 (Second Units) —The program could be strengthened to incentivize development and educate residents on the availability of the program Program 18 (Development Fees) — Describe how the fee reimbursement program operates, including how affordable housing developments qualify for the program the types of fees that are reimbursed and how the program is promoted Program 21 (Accessible Housing) — Describe the time frame for adopting accessibility updates to building and housing codes In addition, describe when the directory of accessible housing for physically disabled individuals will be established and how it will be promoted 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 vanety 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 the finding Al the element does not include a complete site analysis and therefore, the adequacy of sites and zoning were not established Based on the results of a complete sites inventory and analysis the City may need to add or strengthen programs to address a shortfall of sites or zoning available to encourage a variety of housing types At a minimum the element should be revised as follows - 7 - Beach/Edinger Corridor Specific Plan Program 9 should be strengthened to identify specific suitable sites to be rezoned to accommodate the total remaining housing need by a specific date The program should also describe the City's efforts to encourage housing development under the specific plan especially for housing affordable to lower-income households, and how it will promote this program Transitional Housing As noted in finding Al the element should include a program to amend the zoning ordinance to expressly allow transitional housing as a permitted use in residential zones 3 Assist rn the development of adequate housing to meet the needs of extremely low-, very low- low- and moderate-income households (Section 65583(c)(2)) While the element includes some programs to preserve existing housing opportunities, and assist the development of low- and moderate-income households programs should be included to specifically assist in the development of a variety of housing types including rental housing to meet the needs of extremely low-income and special needs households In addition the element should estimate the amount of funds to be deposited to the Redevelopment Low- and Moderate-Income Housing Fund and identify anticipated use of those funds throughout the current planning period The element should verify sufficient funds for all identified programs reliant on RDA including Programs 1 2 4 6 9 12 and 18 4 The housing element shall contain programs which "address, and where appropnate and legally possible, remove governmental constraints to the maintenance improvement, and development of housing" (Section 65583(c)(3)) As noted in finding A2, the element requires a more detailed analysis of potential governmental constraints Depending upon the results of that analysis the City may need to strengthen or add programs and address and remove or mitigate any identified constraints Further the element should include a program to develop specific procedures for requesting a reasonable accommodation (as stated on page 111-11) It is important to keep in mind that the process should not be limited to the installation of accessibility improvements but should also address procedures for the approval of group homes, ADA retrofit efforts an evaluation of the zoning code for ADA compliance or other measures providing flexibility in the development of housing for persons with disabilities - 8 - 5 The housing program shall promote equal housing opportunities for all persons regardless of race, religion, sex mantal status ancestry national origin color familial status or disability (Section 65583(c)(5)) Program 20 should describe how information is distributed about both fair housing laws and referral resources to address complaints C Low- and Moderate-Income Housing in the Coastal Zone Coastal localities shall take into account any low- or moderate-income housing required pursuant to Government Code Section 65590 (Government Code Section 65588) While the element (page V-4) contains some information regarding coastal zoning demolitions between 1998 through 2005 a more thorough analysis is needed to meet statutory requirements The element should include information pursuant to Government Code Section 65588 generally such as 1 The number of new housing units approved for construction within the coastal zone since January 1982 2 The number of housing units for persons and families of low- and moderate-income required to be provided in new housing developments either within the coastal zone or within three miles 3 The number of existing residential dwelling units occupied by low- and moderate- income households required either within the coastal zone or three miles of the coastal zone that have been authorized to be demolished or converted since January 1982 4 The number of residential dwelling units for low- and moderate-income households that have been required for replacement This data on new construction demolished/converted and replacement housing units for low- and moderate-income households assists in determining whether the affordable housing stock in the coastal zone is being protected and provided as required by Section 65590 Because the review of Program 11 (page V-4) identified a significant number of units demolished over the last planning period it may be appropriate to include a separate monitoring program within the current planning period to ensure that the housing stock within the costal area is being maintained ATTACHMENT #5 2008-2014 Housing Element GPA No . 07-002 City Council Meeting June 16, 2008 Request ■ General Plan Amendment No. 07-002 is a request to amend the General Plan Housing Element for the 2008-2014 planning period pursuant to California Government Code Section 65588. Housing Element Process & Public Participation Oct. — Nov., Affordable Housing Ad Hoc Committee meeting and 2007 Planning Commission and City Council study sessions conducted Dec. 13, 2007 Draft Housing Element Update sent to HCD for 60-day — Feb. 11, review; Draft Housing Element Update available for 2008 public review and comment for 60 days. April 7, 2008 Revised draft Housing Element Update sent to HCD for further review. April 22, 2008 2°d Planning Commission Study Session May 27, 2008 Planning Commission Public Hearing; Negative Declaration No. 08-002 approved, GPA No. 07-002 approved and forwarded to City Council for adoption Housing Element ■ State Housing Element Law requires that housing elements: ■ Identify existing and projected housing needs ■ Contain an inventory of resources and constraints relevant to meeting these needs ■ Include a statement of goals, policies, quantified objectives, financial resources and programs for the preservation, improvement and development of housing ■ The 2008-2014 Housing Element consists of 5 sections meeting the statutory requirements for housing elements. Housing Goals 1. Conserve & improve existing affordable housing in Huntington Beach 2. Provide adequate housing sites to accommodate regional housing need 3. Assist in development of affordable housing a. Remove governmental constraints 5. Provide equal housing opportunity Regi* onal City of Huntington Beach RHNA Allocation E u a Very Love 0-50% 454 22% Love 51-80% 369 17% Moderate 81-120% 414 20% Above >120% 855 41 % Moderate Total 29092 100% *AMI = $84,100 (®range County households, 2008) Housing Resources ■ The City plans to fulfill its share of the regional housing need using the following methods: ■ Building permits issued in 2006 & 2007 ■ Development on vacant residentially zoned sites ■ Committed Assistance ■ Residential development on surplus school sites ■ Beach/Edinger Corridor Specific Plan ■ Rezoning of sites for exclusively residential uses Beach/ Corri* dor Specl* fic Plan � , �r .e et Rol r g Edinger Avenue The Ripcurl 440 apartment 3 6 acres 115 units/acre units The Village at Bella Terra 500 units 15 6 acres 32 units/acre Watt Development Property 600 units 13 6 acres 44 units/acre former Levitz property 1 ,260 units 12 5 acres 101 units/acre Beach Boulevard Beach & Warner 270 units 9 4 acres 29 units/acre Beach & Ellis 120 units 2 6 acres 46 units/acre Total 3,190 units Rezoning for Exclusively Residential Uses ■ Required to accommodate the City's shortfall of lower income RHNA sites ■ 50% of lover income shortfall must be accommodated on sites zoned for exclusively residential uses ■ "Opportunity Sites" identified within the Beach/Edinger Corridor & Pacifica Community Specific Plan areas; City will rezone from list of sites Opportunity Sites Pacifica Community Specific Plan Na, s _ I�L.d ++ i , L7 Mir �"7fi;jpii d I." � " -'�-�a;��......�.���� � f ! r'�` ��� ' ,r�{If, . 5 p�ens �" l f a,.. mar �-!j I.All 3 all .�,� '✓�ir>Zs,el. .�:�-�sFs--c't"�'�`}�� F�� ��'3� atUku.�' �GJ'$t��''1� � 4.� 1#� 1 „� �,'�;, ''"' 1 "'Z`'r k � �b' 'rJY d 1 ql 7r' a `L 0 RDA owned site Housing Programs ■ 24 programs proposed to meet housing goals for the 2008-2014 planning period ■ Programs consist of existing programs incorporated from previous housing element, revised programs based on a review of previous Housing Element's accomplishments and new programs ■ New programs include: Green building Program, Residential Processing Procedures, Mobile Horne Park Preservation, Zoning Ordinance Revision General Plan Consistency ■ The proposed goals of the Housing Element Update are consistent with the existing goals, objectives and policies of the General Plan including those of the Land Use, Air Quality and Environmental Resources/ Conservation Elements. Recommendation ■ Approve General Plan Amendment No . 07mOO2 and adopt Resolution RCA ROUTING SHEET INITIATING DEPARTMENT Planning SUBJECT General Plan Amendment No 07-002 (2008-2014 Housing Element Update) COUNCIL MEETING DATE June 16 2008 RCA ATTACHMENTS STATUS Ordinance (w/exhibits & legislative draft if applicable) Attached ❑ Not Applicable Resolution (w/exhibits & legislative draft if applicable) Attached Not Applicable ❑ Tract Map Location Map and/or other Exhibits Attached ❑ Not Applicable Contract/Agreement (w/exhibits if applicable) Attached ❑ (Signed Ln full by the City Attorney) Not Applicable Subleases Third Party Agreements etc Attached El Not Applicable (Approved as to form by Clty Attorney) Certificates of Insurance (Approved by the City Attorney) Attached ❑ Not Applicable Fiscal Impact Statement (Unbudgeted over $5 000) Attached ❑ Not Applicable Bonds (If applicable) Notached t Applicable Staff Report (If applicable) Notached t Applicable ®❑ Commission Board or Committee Report (If applicable) Attached Not Applicable ❑ Findings/Conditions for Approval and/or Denial Attached Not Applicable ❑ EXPLAHATIOH FOR �liu SSNG ATTACHMEHTS REVIEWED RETURNED FORWAPZDED Administrative Staff ) ( ) Deputy City Administrator Initial ( ) City Administrator (Initial) ) ( ) City Clerk ( ) EXPLANATION FOR RETURN OF ITEM A �(Below Space For City-C1.e!" 'Usft '0hW RCA Author SH MBB J Villasenor x1661 Huntington Beach Independent has been adjudged a newspaper of general circulation in Huntington Beach and Orange County by Decree of the Superior Court of Orange County State of California under date of Aug 24 1994 case A50479 PROOF OF PUBLICATION STATE OF CALIFORNIA ) ) SS NOTICE OF PUBLIC HEARING COUNTY OF ORANGE ) BEFORE THE CITY COUNCIL OF THE � CITY OF HUNTINGTON BEACH I am the Citizen of the United States and a NOTICE IS HEREBY GIVEN that on Monday June 16,2008 at 6 00 p m resident of the County aforesaid, I am over in the City Council Chambers 2000 Main Street Huntington Beach the the age of eighteen years, and not a party City Council will hold a public hearing on the following planning and to or interested in the below entitled matter zoning items I am a principal clerk of the HUNTINGTON GENERAL PLAN AMENDMENT NO 07 002(2008-2014 HOUSING BEACH INDEPENDENT a newspaper Of ELEMENT UPDATE) Applicant City of Huntington Beach Request To update the General Plan Housing Element for the 2008';2014 general circulation, printed and published in planning period pursuant to California Government Code Section the City of Huntington Beach County of 65588 Location Citywide Project Planner Jennifer Villasenor Orange, State of California and the NOTICE IS HEREBY GIVEN that General Plan Amendment No 07 002 is attached Notice is a true and complete copy covered by Negative Declaration No 08 002 adopted by the Planning as was printed and published on the Commission on May 27 2008 in accordance with CEQA requirements The Planning Commission approved General Plan Amendment No 07 (s) 002 at a public hearing on May 27 2008 and recommended ado following date(s) of General Plan Amendment No 07 002 to the City Council �i ON FILE A copy of the proposed request Is on file in the Planning Department 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 on Thursday June 12 2008 ALCINTERESTED PERSONS are invited to attend said hearing and June 5, 2008 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 I declare under penalty of perjury that the further questions please call the Planning Department at 536 5271 and foregoing is true and correct refer to the above items Direct your written communications"to the City Clerk d Joan L Flynn City Clerk �E City of Huntington Beach Executed on June 6, 2008 2000 Main Street 2nd Floor at Huntington Beach, California Huntington Beach California 92648 (714) 536 5227 Signa re r Huntington Beach Independent has been adjudged a newspaper of general circulation in Huntington Beach and Orange County by Decree of the Superior Court of Orange County State of California under date of Aug 24 1994 case A50479 PROOF OF PUBLICATION STATE OF CALIFORNIA ) ) SS - - - COUNTY OF ORANGE ) NOTICE OF PUBLIC HEARING BEFORE THE CITY COUNCIL OF THE I am the Citizen of the United States and a CITY OF HUNTINGTON BEACH 4 resident of the County aforesaid, I am over NOTICE IS HEREBY GIVEN that on Monday June 16 2008 at 6 00 p m the age of eighteen years, and not a party in the City Council Chambers 2000 Main Street Huntington Beach the to or interested in the below entitled matter City Council will hold a public hearing on the following planning and I am a principal clerk of the HUNTINGTON zoning items ! BEACH INDEPENDENT, a newspaper Of GENERAL PLAN AMENDMENT NO 07-002 (2008-2014 HOUSING general circulation, printed and published in ELEMENT UPDATE) Applicant City of Huntington Beach Request the Cityof Huntington Beach Count Of To update the General Plan Housing Element for the 2008-2014 g Y planning period pursuant to California Government Code Section Orange, State of California, and the 65588 Location Citywide Protect Planner Jennifer Villasenor, attached Notice is a true and complete copy NOTICE IS HEREBY GIVEN that General Plan Amendment No 07-002 is as was printed and published On the covered by Negative Declaration No 08-002 adopted by the Planning following date(s) Commission on May 27 2008 in accordance with CEQA requirements The Planning Commission approved General Plan Amendment No 07 002 at a public hearing on May 27 2008 and recommended adoption of General Plan Amendment No 07 002 to the City Council ON FILE A copy of the proposed request is on file in the Planning Department 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 Clerks Office on Thursday June 12 June 5, 2008 2008 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 I declare under penalty of perjury that the the public hearing described in this notice or in written correspondence foregoing is true and correct delivered to the City at or prior to the public hearing If there are any g g further questions please call the Planning Department at 536-5271 and refer to the above items Direct your written communications to the City Clerk Executed on June 6, 2008 Joan L Flynn City Clerk at Huntington Beach, California City of Huntington Beach 2000 Main Street 2nd Floor Huntington Beach California 92648 i (714)536 5227 Signat re NOTICE OF PUBLIC HEARING BEFORE THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH NOTICE IS HEREBY GIVEN that on Monday June 16 2008 at 6 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 GENERAL PLAN AMENDMENT NO 07-002 (2008-2014 HOUSING ELEMENT UPDATE) Applicant City of Huntington Beach Request To update the General Plan Housing Element for the 2008-2014 planning period pursuant to California Government Code Section 65588 Location Citywide Project Planner Jennifer Villasenor NOTICE IS HEREBY GIVEN that General Plan Amendment No 07-002 is covered by Negative Declaration No 08-002 adopted by the Planning Commission on May 27 2008 in accordance with CEQA requirements The Planning Commission approved General Plan Amendment No 07-002 at a public hearing on May 27 2008 and recommended adoption of General Plan Amendment No 07-002 to the City Council ON FILE A copy of the proposed request is on file in the Planning Department 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 on Thursday June 12 2008 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 Councils 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 Department at 536-5271 and refer to the above items Direct your written communications to the City Clerk Joan L Flynn City Clerk City of Huntington Beach 2000 Main Street 2nd Floor Huntington Beach California 92648 (714) 536-5227 C\Documents and Settings\esparzap\Local Settings\Temporary Internet Files\OLKI�B\080616(Housing Element)DOC CITY COUNCIL/REDEVELOPMENT AGENCY PUBLIC HEARING REQUEST rr SUBJECT C�ere� a� ��i^,2�1 �Y1 D-7 " � I�IC�UJI C� v11 DEPARTMENT Vii/1 MEETING DATE (a O CONTACT 1�m_4j PHONE X N/A YES NO ( ) (y) ( ) 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? iG ( ) X) ( ) Is a larger ad required? Size Q "�ow ( ) ( ) 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? VV ( ) ( ) 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 followingel i r I Mi imum days from publication to hearing date 2 Number of times to be published �� 3 Number of days between publications Vickie Talley Slielh Amendola Linda Tang OC Housing Providers OC Housing Providers Kennedy Commission 25241 Pasco de Alicia Suite t20 25241 Pasco de Alicia Suite 120 17701 Cowan Avenue Suite 200 Laguna Hills CA 92653 I aguna Hills CA 92653 Irvin(, CA 92614 E T I Corral 100 Mary Lou Beckman Planning Director Mary Belt Ocean View Elementary School District City of Westminster 20292 Eastwood Circle 17200 Pmehurst Lane 8200 Westminster Blvd Huntington Beach CA 92646 Huntington Beach CA 92647 Westminster CA 92683 Planning Director Planning Director Marc Ecker City of Seal Beach City of Fountain Valley Fountain Valley Elementary School 211 Eighth Street 10200 Slater Avenue District Seal Beach CA 90740 Fountain Valley CA 92708 17210 Oak Street Fountain Valley CA 92708 Jeffrey M Oderman Planning Director Dr Gary Rutherford Super Rutan&Tucker LLP City of Newport Beach HB City Elementary School District 611 Anton Blvd 14`h Floor PO Box 1768 20451 Craimer Lane Costa Mesa CA 92626-1950 Newport Beach CA 92663-8915 Huntington Beach CA 92648 David Perry Goldenwest College Cindy Carcamo HB City Elementary School District Attn Fred Owens O C Register 20451 Craimer Lane 15744 Goldenwest Street 17777 Newhope Street Huntington Beach CA 92648 Huntington Beach CA 92647 Fountain Valley CA 92708 Stephen Ritter Habitat For Humanity of O C Jamboree Housing Corp HB Union High School District 2200 S Ritchey Street 17701 Cowan Avenue Suite 200 10251 Yorktown Avenue Santa Ana,CA 92705 Irvine CA 92614 Huntington Beach CA 92646 Orange County Community Housing Shelter for the Homeless O C Orange Housing Development Corp Corp 15161 Jackson Street 414 E Chapman Avenue 1833 E 17th Street, Suite 207 Midway City CA 92655 Orange CA 92866 Santa Ana, CA 92705 Roseann Andrus Orange County United Way e H White Schubert Flint Public Affairs Colette s Children s Home Schubert 18012 Mitchell Avenue South 17301 Beach Blvd #23 Irvine CA 92614 222 S Harbor Blvd Suite 730 Anaheim CA 92805 Huntington Beach,CA 92647 4116 10e T T aan;ea3 load itse3 to} raded paa3,� ra096S 31t11dW31 OAMAV ash ,�0965®A2131V© i ;aays uoipru;sul eas ® V , vJ Sta9u!load�Sse3 i"Gi i Y Jiiiittl Roger Kinoshita HB Chamber of Commerce Harbinger Homes 19891 Beach Blvd Suite 140 500 N State College Blvd Suite 100 2728 Ut'Street Huntington Beach CA 92648 Orange CA 92868 Huntington Beach CA 92648 Dave Stefamdes Dick Harlow Michael C Adams Associates OC Association of Realtors 1742 Main Street PO Box 382 25552 LaPaz Road Huntington Beach CA 92648 Huntington Beach CA 92648-0382 Laguna Hills CA 92653 Byan Sassoum Jeff Bergsmaan Dick and Kevin Kelter ction tr Team Design/Consu 21190 Beach Blvd 18281 Gothard Street Suite 203 Te Te Main street ns SuiteS Huntington Beach CA 92648 Huntington Beach CA 92648 Huntington Beach CA 92648 Duf Sfreddo Keith Dawson Gil Aoustzerat 5622 Research Drive Suite A 15581 Placid Circle 17912 Gothard Street Huntington Beach CA 92649 Huntington Beach CA 92647 Huntington Beach CA 92647 President Ed Bonham Hearthside Homes HB Tomorrow 5622 Research Drive Suite A Ed Mountford PO Box 865 Huntington Beach CA 92649 6 Executive Circle suite 250 Huntington Beach CA 92648 Irvine CA 92614 Julie Vandermost Michael Gagnet Joe Gergen BIA-OC Makar Properties LLC 211-13 Main Street 17744 Sky Park Circle #170 PO Box 7080 Huntington Beach CA 92648 Irvine CA 92614-4441 Newport Beach CA 92660 Richard Spicer SCAG Bob Reed John& Kathy Zehnder m rb 528 14th Street 614 20th Street 818 West 7 12 Floor Huntington Beach CA 92648 Huntington Beach CA 92648 Los Angeles CA 90017 Sarah Phan John Laing Homes Larry Brose 2500 Fairview St #P Celena Chen Robert Mayer Corp Santa Ana CA 92704 3121 Michelson drive Suite 200 660 Newport Center Drive Suite 1050 Irvine CA 92612-7672 Newport Beach CA 92660 Shea Homes Dave Birt Ron Metzler John Laing Homes Duc Nguyen AIA 603 S Valencia Avenue 6401 Warner Avenue Apt 408 11770E Warner Avenue #216 Fountain Valley CA 92708 Brea,CA 92823 Huntington Beach CA 92647 William D Holman Dave MacLeod Teryll Hopper PLC 19671 Beach Blvd Suite 101 OC Association of Realtors 19 Corporate Plaza.Drive Huntington Beach CA 92648 25552 LaPaz Road Newport Beach,CA 92660 7912 Laguna Hills CA 92653 T wi0965®A2I3AV ® T atn;ea3 laad Bse3 jo} ,laded paa3T ® Mu0965 31didW31 ekaw asn ; ieays uoi3M.sul aaS o ed 51��Ind3 6///, A)e iynn uiry uienc intington Beach f the City Clerk BOX 190 �a n T Beach CA 92648 ; J a R i 06105,2003 uS POSTAGE LEGAL NOTICE -PUBLIC HEARING t! E T I Corral t00 Mary Belt 20292 Eastwoor" Huntington Bea A 321 NDC 1 40-11 02 06/06/09 F W aqw MAR trx DJ rx �� � �rN ro EN 1SEL t_I 1i ^r i i9�s�� t„OraE rRE C 7'RL P)CC'JRZA AZ 053E83-4Sii 1 t 1 1 RETURN 1TO SENDER 1 1 1 1 1j I i-i i i 36Q i,*Imao I so -,--_ �"�.-_ .- -.�-. - � --.a���-o-z--,-e.l.--n.--.�- t-.--� -� _-��--. -c---�:�•.=:�--+4-�c r�'7Sr -zm-�.-'s -—�- ..-�; lynn City Clerk intington Beach f the City Clerk 312H;62%-)9932 Box 190 each CA 92648 RETURN RV 0 �7 $00394 d % 4 t 20108 IAGE US POS LEGAL NOTICE - PUBLIC HEARM John& Kattiy t etinder 614 20 Street Huntington ton Bc 927 NEE 1 1071 00 08!09✓00 FORWARD rIME EXP RTN TO SEND 61 }-IUNTxPJDTN ECH CA '3s^6433-i4a'3 v 1 t ii RE,rUR1N ro SENDER 1 i11 so lynn City Clerk intington Beach f the City Clerk Beach CA 92648 RETURN E {J T ' $00394 s� �6 2^ 19 -e--M. rv—r LEGAL NOTICE - PUBLIC HEAR w--- Marc Ecle fountain Valley 1 lernentary School District lynn City Clerk intington Beach f the City Clerk u� #= 12r�l620�132 Beach CA 92648 RETURN SERVICE c:5 �,�� 00 3 4 a— 06/05 2008 w_ r V° tees= a 9254R US PGS I AGE LEGAL NOTICE — PUBLIC HEARMI:.— Dave Birt -.�Aohn Laing Homes 'M 1 Warner A A n AQ Huntington Be N t Y z E. 9?7 DC 00 08/10/00 f?ETuRN ro SENDER © � NOT CEQLET � � ��E SSR �UNAD O �R � 0C 92646019090 A2177 26 -lynn City Clerk untington Beach f the City Clerk ®1N1620cJ5�2 Box 190 Beach CA 92648 RETURN V T G E IVe MIX �€ LEGAL NOTI — PUBLIC HEARING l Kcrr�, Sinitb tlarbtngcr If rates 2728 t 7"' St et � f Huntington e �< e SST r':`MPT€D NOT KNOWN • +�AlA4 lmF= -ro F CJplJARD p III VIM V G n ntington Beach the City Clerk I -12--M6209CI3L Box 190 + + V T� Uj� � � R Beach CA 92648 RE ; R N R w«� �, 0 0 UI }q�` 6 05 i.��. J }Li J w w 6 zE LEGAL NOTICE — PUBLIC HEARING Marice H White Schubert dint Public Affairs 222 S Harbor Blvd Suit(, 730 i d Joan L Flynn City Clerk City of Huntington Beach , Office of the City Clerk PO Box 190 Huntington Beach CA92648 RETURNE `IC � � " 2 94 M' LEGAL NOTICE — PUBLIC HEARING US F(,STAGE Stephen Ritter HB Union High School District 10251 Yorktown Avenue Huntington Beach ^^' RE'ray,r C)CLIvE RASLr T'7 c��3�, 1 i �i° .:43 r"���"�"' ' � ��sa .�s�o Joan L Flynn City Clerk City of Huntington Beach Office of the City Clerk PO Box 190 Huntington Beach CA92648 RETURN SERVICE $0 39 SOLO LEGAL NOTICE — PUBLIC HEARJN W—r- -M - RETURN TO SENDER NO LONGER AT THIS ADDRESS SCAG -ION 818 West 7", 12'h Floor Los Angeles CA 90017 11 , I I I It , lynn City Clerk intington Beach 99 A 0 2H16209932 the City Clerk no Ni � Box 190 W Cc Beach CA 92648 RETURN SERVICE li� � � � 0 3 4 �- a'I to 00/05'2008 tuw Mass-d F hm Q764R LEGAL NOTICE —PUBLIC HEAR - _ Bob Reed 528 14"' Street �.� Huntington E 00 06/ i l,lC:9 RETk mR 4 rc ncisiDrR °A CITY OF HUNTINGTON BEACH Inter Office Communication Planning Department TO Honorable Mayor and City Council Members VIA Paul Emery, Interim City Administrator FROM Scott Hess, AICP, Director of Plannin DATE June 9, 2008 SUBJECT DRAFT HOUSING ELEMENT UPDATE (GPA 07-02) SCHEDULED FOR THE DUNE 16,2008 CITY COUNCIL MEETING In October 2007, a copy of the draft 2008-2014 Housing Element Update was forwarded to the City Council Since the initial draft was prepared and distributed, several public meetings have been held pertaining to the Housing Element Update In addition, the Housing Element Update was sent to the California Department of Housing and Community Development (HCD) in December 2007 for review in conjunction with a 60-day public review and comment period The Housing Element was subsequently revised based on comments received from HCD and the public On May 27, 2008 the Planning Commission held a public hearing and recommended approval of the draft Housing Element Update to the City Council Attached, for your review, is a copy of the 2008-2014 Housing Element Update, revised June 2008 All changes that have been made since the City Council initially received a copy of the draft Housing Element Update in October 2007 are shown in underlined red font Additionally, the attached page from Section V (page V-23) includes an additional revision that was made after the copies went to print The additional revision, highlighted in yellow, reflects the City's commitment to ensure public participation in the development of the Beach/Edinger Corridor Specific Plan for the purpose of addressing housing needs of lower income households Based on the June 2008 Housing Element Update and all incorporated revisions, HCD has determined that the City's 2008-2014 Housing Element Update is in compliance with state law A copy of the letter from HCD is attached Please contact Jennifer Villasenor, Associate Planner at extension 1661, if you have any questions regarding the draft Housing Element or any of the attached materials cc Paul Emery Interim City Administrator Bob Hall Deputy City Administrator Kellee Fritzal Deputy Director of Economic Development Mary Beth Broeren Planning Manager Jennifer Villasenor Associate Planner Planning Commission 06/09/2008 05 57 9163272643 HPD PAGE 02/03 ^,�iF OF C- At l�FORLIA_9LIS(NECS_TRONSD SING A N- .X—�� '�L ,HiNAR7FN rr ri p[\ DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT Di ISiON OF HOUSING POLICY DEVELOPMENT 1800 Third Street Suite 430 PO Box metCA Sacramento o 84252 2053 (918)323 317 7 FAX(916)327 2843 June 6, 2008 Mr Scott Hess Director of Planning City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 Dear Mr Hess RE Review of the City of Huntington Beach's Revised Draft Housi ig Element Thank you for submitting Huntington Beach s revised draft housing element received for review on April 8 2008 along with additional revisions on May 20 June 2 June 4 and June 5, 2008 As you know, the Department is required to review draft housing elements and report the findings to the locality pursuant to Government Code Sei.tion 65585(b) In addition the Department considered comments from Mr Cesar Covarnibias from the Kennedy Commission pursuant to Government Code Section 65585(c The revised draft element addresses the statutory requirements descrit ed in the Departments February 11 2008 review For example the element now includes a complete analysis of the sites inventory and includes programs to assist in the development of housing affordable to lower-income households Asa i esuit, the revised draft element wdi comply with State housing element law(Article 10 6 of the Government Code)when adopted and submitted to the Department pursuant to Government Code Section 65585(g) The Department recognizes Huntington Beach s efforts to promote housing choices and affordability by, among other things committing to preserve the Wycliff: Gardens Apartments the development of the Affordable Housing Fee Reductior Ordinance, and reduced parking standards within the Beach/Edinger Specific Plan The Department encourages the City to continue to work with housing Jevelopers non- profit organizations and advocacy groups such as the Kennedy Comrr fission throughout the finalization of the Beach/Edinger Specific Plan to ensure the adopt ad specific plan encourages and facilitates residential development especially housing affordable to lower-income households Pursuant to Program 9 the City must also monitor development within he specific plan areas and take appropriate actions to ensure the specific plan policies and strategies are in practice acting to facilitate the development of housing affordable to lower-income households throughout the planning period Ub/by/ZUfJ1i bt) bI 'J1b31/1b43 HPD PAGE 83I03 Mr Scott Hess Director of Planning Page 2 The Department appreciates the effort and cooperation of Ms Mary Beth 3roeren and Ms Jennifer Villasenor of your staff and Ms Karen Warner the City's consultant throughout the course of the review and looks forward to receiving Huntin jton Beach s adopted housing element If you have any additional questions, please contact Melinda Coy of our staff at(916)445-5307 Sincerely 6�0�Cathy��Jswell Deputtor cc Mary Beth Broeren City of Huntington Beach Cesar Covarrubtas, Senior Project Manager Kennedy Commission Karen Warner, Karen Warner Associates form and scale A building height of up to six stories will generally be permitted, with reduced parking standards being evaluated as part of the Plan's development The City will specifically encourage and facilitate the provision of housing affordable to lower income households within the Specific Plan through several tools The Economic Development Department will maintain a current list of potential development sites suitable for affordable housing - including both private and Agency-owned land - and can assist in land assembly for sites within the Huntington Beach Redevelopment Protect Area Land use regulations in the Specific Plan facilitate provision of lower cost development options, including no limitations on density, 6-story height limits, and reduced parking standards Protects within the Specific Plan will be required to fulfill inclusionary housing requirements either on- site or within the Specific Plan, with projects exceeding inclusionary thresholds on- site eligible for reduced development fees (refer to Program #18) Other financial and regulatory incentives to facilitate affordable housing are described in Program 12 (Affordable Housing Development Assistance) and Program 14 (Affordable Housing Density Bonus) 2008-2014 Objective Adopt the Beach/Edinger Corridor Specific Plan in 2008 providiRg expanded capacity for high density residential and mixed use development by right Establish form-based standards which facilitate development Encourage the provision of housing affordable to lower income households by requiring inclusionary units to be provided on-site or within the boundaries of the Specific Plan, and providing additional incentives for increased percentages of affordable units The City will monitor development in the Specific Plan to ensure that affordable housing opportunities are being provided within the Specific Plan area To ensure the effectiveness of the Specific Plan strategy to accommodate the regional housing need for lower income households, an effective public engagement process will be established i 9a ResodeovtW Rezonong Pirogram As a means of providing adequate sites to address the City s shortfall of sites for 311 moderate income and 352 lower income units permitted to be part of a mixed use development, Huntington Beach will adopt the Beach/Edinger Corridor Specific Plan, providing opportunities for approximately 5,000 new high density residential and mixed use units By way of example, eight example opportunity sites and mixed-use protect proposals have been identified within the Specific Plan (refer to Table IV-6), providing residential densities at a minimum of 30 units/acre To address the shortfall of sites for 352 lower income units on sites designated for exclusive residential use, the City will select from the sites identified in Table IV-7, providing for densities of 30+ units/acre Rezoned sites will allow for residential uses by right , have the capacity for at least 16 units, and will be available for development within 2008-2014 where water and sewer can be provided If, through the public review process, certain sites are removed from the sites inventory for rezoning, the City will replace these with alternate sites to ensure adequate sites are provided to address regional housing needs by income category 2008-2014 HOUSING ELEMENT V 23 HOUSING PLAN STY OF HUNTINGTON AFT 2008-2014 HOUSING L EMENT F yy An u 4" City of Huntington Beach Department of Planning 2000 Main Street Huntington Beach, CA 92648 , r7g JW� Revised June, 2008 Consultant to the City a wren ® arner ''ssocaates Housing Policy Consultants TABLE OF CONTENTS SECTION PAGE 1 Introuctoon A Role and Organization of Housing Element 1-1 B Sources of Information 1-2 C Public Participation 1-3 D Relationship to Other General Plan Elements 1-4 11 Housing Needs Assessment A Demographic Profile II-1 B Household Profile 11-7 C Housing Stock Characteristics II-20 D Regional Housing Needs II-40 loo Housing Constraonts A Governmental Constraints III-1 B Market Constraints III-25 C Environmental and Infrastructure Constraints III-27 IV Housing Resources A Availability of Sites for Housing IV-1 B Financial Resources IV-20 C Administrative Resources IV-25 D Opportunities for Energy Conservation IV-26 V Housong Plan A Evaluation of Accomplishments V-1 B Goals and Policies V-12 C Housing Programs V-16 APPENDICES A Residential Sites Inventory B Adequate Sites Program Alternative Checklist C Residential Building Permits D Public Comments LIST OF TABLES TABLE PACE Housing Needs Assessment II-1 Regional Population Growth Trends II-2 II-2 Age Distribution II-4 II-3 Racial and Ethnic Composition II-5 II-4 Occupation of Residents II-6 II-5 Household Characteristics II-7 II-6 State Income Categories II-8 II-7 Household Income Levels II-9 II-8 Income by Owner/RenterTenure 11-9 II-9 Income Level by Household Type II-10 II-10 Poverty Status II-10 II-11 Special Needs Populations II-13 II-12 Regional Housing Growth Trends II-21 II-13 Housing Type II-21 II-14 Housing Tenure II-22 II-15 Age of Housing Stock II-24 II-16 Summary of Housing Conditions II-25 II-17 Apartment Rental Trends II-29 II-18 Home and Condominium Sales Prices - Huntington Beach and Environs II-31 II-19 Home and Condominium Sales Prices - Huntington Beach II-33 II-20 Maximum Affordable Housing Cost II-35 II-21 Maximum Affordable Rents II-35 II-22 Assisted Rental Housing Inventory II-36 II-23 Market Value of At-Risk Projects II-38 II-24 Required Rent Subsidies for At-Risk Projects II-39 II-25 Overcrowded Households II-40 II-26 Housing Overpayment II-42 II-27 Severe Housing Cost Burden by Type and Tenure II-44 II-28 Regional Housing Needs Assessment II-46 Housing Constraints III-1 Residential Development Standards III-2 III-2 Inclusionary Housing In-lieu Fee III-6 III-3 Housing Types by Residential Zone Category III-8 III-4 Summary of Development Fees — Prototypical Residential Projects III-17 III-5 Residential Development Fees III-18 III-6 Development Processing Times III-22 III-7 Status of Home Purchase Loans III-25 Housing Resources IV-1 Vacant Land Summary IV-3 IV-2 Developable Vacant Residential Sites IV-4 LIST OF TABLES (CONT'D) IV-3 Residential Development Potential - Project with Entitlements IV-7 IV-4 Surplus School Sites IV-8 IV-5 Comparison of Regional Growth Needs and Residential Sites IV-11 IV-6 Beach/Edinger Corridor Specific Plan IV-15 IV-7 Sites for Potential Rezoning to Exclusive Residential Use IV-16 IV-8 Financial Resources Available for Housing Activities IV-21 Housing Plan V-1 Review of Accomplishments under 2000 Housing Element V-2 V-2 Summary of Quantified Objectives V-8 V-3 Residential Activity in the Coastal Zone V-11 V-4 Housing Program Summary V-34 LIST OF FIGURES FIGURE PAGE 1 Census Tract Boundaries II-3 2 Lower Income Census Block Groups II-12 3 Renter Occupied Housing II-23 4 Deteriorated/ Deteriorating Areas II-27 5 Median Housing Sales Price October 2007 II-32 6 Severe Renter Overcrowding II-41 7 Severe Renter Overpayment II-43 8 Residential Sites Inventory IV-2 9 Sites to be Potentially Rezoned for Exclusively Residential Uses IV-19 FOI§ ENTRODUCTEON A ROLE AND ORGANIZATION OF THE HOUSING ELEMENT State law recognizes the vital role local governments play in the availability, adequacy and affordability of housing Every jurisdiction in California is required to adopt a long range General Plan to guide its physical development, the Housing Element is one of the seven mandated elements of the General Plan Housing Element law mandates that local governments adequately plan to meet the existing and projected housing needs of all economic segments of the community The law recognizes that in order for the private market to adequately address housing needs and demand, local governments must adopt land use plans and regulatory systems that provide opportunities for, and do not unduly constrain housing production Housing element statutes also require the State Department of Housing and Community Development (HCD) to review local housing elements for compliance with State law and to report their findings to the local government California's Housing Element law requires that each city and county develop local housing programs to meet its "fair share' of existing and future housing needs for all income groups The Southern California Association of Governments (SCAG) is responsible for developing and assigning these regional needs, or "RHNA" to southern California jurisdictions Pursuant to the RHNA planning period, the Huntington Beach Housing Element is a seven year plan extending from 2008 2014 Huntington Beach's Housing Element identifies strategies and programs that focus on 1) Preserving and improving housing and neighborhoods, 2) Providing adequate housing sites, 3) Assisting in the provision of affordable housing, 4) Removing governmental and other constraints to housing investment, and 5) Promoting fair and equal housing opportunities The C►ty's Housing Element consists of the following major components An analysis of the C►ty's demographic, household and housing characteristics and related housing needs (Section II), A review of potential market, governmental and infrastructure constraints to meeting Huntington Beach's identified housing needs (Section III), An evaluation of residential sites, financial and administrative resources available to address the City s housing goals (Section IV), The Housing Plan for addressing the C►ty's identified housing needs, constraints and resources, including housing goals, policies and programs (Section V) 2008 2014 HOUSING ELEMENT 11 INTRODUCTION SOURCES OF NFORMATOON In preparing the Housing Element, various sources of information are consulted The 2000 Census provides the basis for population and household characteristics Although dated the Census remains the most comprehensive and widely accepted source of information on demographic characteristics and provides consistency with other regional, State and federal housing plans Several data sources are used to supplement and provide reliable updates of the 2000 Census, including Population and housing count data is updated by the State Department of Finance, SCAG's 2003 2035 Regional Integrated Forecast provides population, housing and employment projections, Household income data by type of household (e g seniors, large families, etc) is derived from the Comprehensive Housing Affordability Strategy (CHAS) prepared by HUD, Housing market information, such as home sales and rents, is updated through newspaper and internet rent surveys DataQuick sales transactions, and regional market data reports, A variety of household needs information is derived from the City s Consolidated Plan, Housing conditions information is obtained from recent field surveys conducted by the Huntington Beach Planning Department, SCAG s 2008 2014 Regional Housing Needs Assessment (RHNA) provides information on existing and projected housing needs, Lending patterns for home purchase and home improvement loans are provided through the Home Mortgage Disclosure Act (HMDA) database, Information on Huntington Beach s development standards are derived from the City s Zoning Ordinance and Information on planned expenditures of City/Agency Housing Funds are derived from the Redevelopment Agency s 2007 Housing Strategy 2008 2014 HOUSING ELEMENT 12 INTRODUCTION C PUBLIC PARTICIPATION Section 6553(c)(6)(B) 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 ' Opportunities for community stakeholders to provide input on housing issues and recommend strategies are critical to the development of appropriate and effective programs to address the City's housing needs Huntington Beach solicits input from the public throughout the year long housing element process during development of the draft element, during public review of the draft element, and during the adoption process The City solicited public input early during development of the draft element through a series of three public meetings Notification of these meetings was provided in the local newspaper, and direct notification was provided to over 50 interested groups and individuals Groups notified included for profit and non profit developers active in the City, advocacy groups representing lower income populations business organizations, realtors, adjacent jurisdictions, and individuals requesting notification A copy of the meeting notification and distribution list is included in the Appendix Public meetings were conducted in a workshop setting in a City Hall conference room before the following bodies Planning Commission Ad Hoc Council Committee on Affordable Housing City Council Summary comments from the workshops are included in Appendix D to the Element Some of the common themes that arose out of the community meetings include Declining numbers of families highlight the needs for affordable housing C►ty's single family housing stock is aging, corresponding to an increased need for housing rehabilitation assistance Support program for rehabilitation of rental housing in deteriorated neighborhoods with associated affordability covenants Preservation of assisted rental housing at risk of conversion is high priority, as well as preservation of existing mobile home parks Need to address multiple families living in one unit household overcrowding Growth of senior population necessitates focus on senior housing needs Opportunities for mixed use extend beyond Beach/Edinger Specific Plan area to other arterials City should adopt a citywide mixed use ordinance Significant potential for conversion of older shopping centers to mixed use Child care needs are linked with housing City should adopt childcare policy in Housing Element Each of these issues is addressed within the Housing Element's policies and programs 2008 2014 HOUSING ELEMENT 13 INTRODUCTION Upon completion of the draft Housing Element, the City circulates a Notice of Availability to a variety of interested organizations The Notice defines a 60 day review and comment period and identifies locations for review of the draft document, including the local libraries, the Senior Centers City Hall and the Planning Department In addition the draft Housing Element is placed on the city s website at www ci hunt►ngton beach ca us The draft is also sent to the State Department of Housing and Community Development (HCD) for review and comment 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 groups and individuals Public hearings are televised allowing greater access to individuals unable to attend in person ® RELATIONSHIP TO OTHER GENERAL PLAN ELEMENTS The 1996 Huntington Beach General Plan is comprised of the following sixteen elements/resource topics Land Use ➢ Recreation and Community Services Urban Design ➢ Historical and Cultural Resources Housing ➢ Environmental Resources/Conservation Economic Development ➢ Noise Growth Management ➢ Environmental Hazards Circulation ➢ Air Quality Utilities Hazardous Materials Public Facilities and Services Coastal There is a high degree of interrelationship among the various elements of the Huntington Beach General Plan For example, the Land Use Element provides for the types density/intensity design and distribution of residential land uses, whereas the Housing Element addresses the manner in which existing housing will be conserved and new housing will be provided where the Land Use Element permits development The City will ensure consistency between the Housing Element and the other General Plan elements so that policies introduced in one element are consistent with other elements Whenever any element of the General Plan is amended in the future, the Housing Element will be reviewed and modified, if necessary to ensure continued consistency between elements 2008 2014 HOUSING ELEMENT 14 INTRODUCTION ApLJ d � �7[k 19. OUSIN(G NEEDs AsSESSMENT This section of the Housing Element discusses the characteristics of the C►ty's population and housing stock as a means of better understanding the nature and extent of unmet housing needs The Housing Needs Assessment is comprised of the following components A) Demographic Profile, B) Household Profile, C) Housing Stock Characteristics, and D) Regional Housing Needs A variety of housing needs maps are presented based on census tract data, Figure 1 depicts the 2000 census tract and block group boundaries for Huntington Beach A DEMOGRAPHIC PROFILE Demographic changes such as population growth or changes in age can affect the type and amount of housing that is needed in a community This section addresses population, age, and race and ethnicity of Huntington Beach residents I Populatoon Growth and Trends Table II 1 presents population growth trends in Huntington Beach from 1980 2007, and compares this growth to neighboring jurisdictions and the entire County of Orange This Table illustrates the high level of population growth in Orange County during the 1980s and 1990s, with growth levels in many of the older central and north Orange County communities below the Countywide average Population growth was particularly limited in Huntington Beach, with the C►ty's growth less than one third that of the County s in both these decades In contrast, since 2000 growth levels in Huntington Beach have been closer to that of the County and surrounding communities According to the State Department of Finance (2007), Huntington Beach has a current population of 202,250, representing an increase of seven percent since 2000 Huntington Beach continues to rank as the third most populated city in Orange County, behind Anaheim and Santa Ana, although Irv►ne's population has grown to within 200 of the C►ty's and will soon surpass Huntington Beach According to Orange County Projections (OCP) 2006, the population of Huntington Beach is expected to grow to 217,822 by 2015, an eight percent increase over the 2005 2015 period OCP Projections show a slowing in growth after this time, with just a two percent increase in population between 2015 2025, and one percent growth between 2025 2035 These patterns of growth are consistent with Countywide projections which identify nearly 60 percent of the population increase in Orange County through 2035 to occur within the 2005 2015 period 2008 2014 HOUSING ELEMENT III HOUSING NEEDS ASSESSMENT Table If 1 Re sonal Population Growth Trends 1980 - 2007 r Percent Change Jurisdiction 1980 1990 2000 2007 1980 -199,0 2000 199W 2000 2007 Anaheim 219 311 266 406 328 014 345 556 22% 23% 5% Costa Mesa 82 562 96 357 108 724 1 113 805 17% 13% 5% Fountain Valley 55 080 53 691 54 978 57 741 3% 2% 5% Huntington Beach 170,505 181,519 189,627 202,250 7% 5% 7% Irvine 62 127 110 330 143 072 202 079 44% 23% 29% Newport Beach 62 556 66 643 70 032 84 218 7% 5% 20% Santa Ana 203 713 293 742 337 977 353 428 44% 15% 5% Seal Beach 25 975 25 098 24 157 25 962 3% 4% 8% Westminster 71 133 78 118 88 207 92 870 1 10% 13% 50/, Total Orange County 1 932 709 2 410 556 2 846 289 3 098 121 Source US Census 1980 1990 and 2000 Dept of Finance 2007 Population and Housing Estimates ❑1980 1990 ❑1990 2000 ❑2000 20077 30% 25% c 20% v 15% 10% L) a 5% 0% � 5 tax % °sta �®Urta`r�i NU��`rg�°rP'e y4est°r�r O�argeG° Jurisdiction 2008 2014 HOUSING ELEMENT 112 HOUSING (NEEDS ASSESSMENT Figure 1 Census Tract Boundaries ' it 01 ,I Fiqure 1 9602 HUntinqton Beach h 6f t G 02 2000 CENSUS TRACTS A 14 99500 - 99405 4'44 9�D 4 w( � IF 44 19 9U 14 94 � 999 0� �1 94416 99411 99242 F �Sj i 994 17 � 0 9a4 Q1 99 412 99402 99212 99415 k ( "21 Lr 943 992 b 992 46 99216 ti �,��9.43�19 993 r 99.3 PO 99306 94311 0243 992% MIT 992 381 1 n 99307 :Eris JS Tq KT 99240 0239 , i ne W UL i I 2008-2014 HOUSING ELEMENT 113 HOUSING DEEDS ASSESSMENT 2 Age Characterustocs Housing need is often affected by the age characteristics of residents in the community Different age groups have different lifestyles, income levels, and family types that influence housing needs Table II 2 displays the age distribution of the C►ty's population in 1990 and 2000, and compares this with Orange County As displayed in the table, 22 percent of Huntington Beach s population is comprised of children under the age of 18 well below the 27 percent children Countywide While the 1990 2000 census shows the proportion of children remaining relatively constant discussions with the Huntington Beach School District identify trends of declining enrollment The School District indicates high housing costs have contributed to many families with school age children relocating to lower cost areas, further evidenced by the decline in families with children in the City With three quarters of Orange County school districts reporting declining enrollment in 2007 and a 13 percent decline in County residents between the ages of 25 and 34 (2000 2006), similar trends are occurring throughout much of Orange County ' The biggest change in Huntington Beach s age profile is a shift from a younger population to a more mature population This aging trend is borne out by an increase in the median age from 31 7 years in 1990 to 36 years in 2000, now considerably above the County's median age of 33 3 years The City experienced a significant decline in its college age (18 24 years) and young adult (25 44 years) populations over the decade while experiencing growth in the middle adult (45 64 years) and senior (65+ years) populations Factors contributing to this shift in the City s age structure include an aging in place of young adults into the middle age bracket, and the limited number of new young adults and families moving into the community due in part to high housing costs Table 112 Age Distribution 1990 — 2000 City of untan ton Beach and Orange Count 1990 2000 Group Age G P Persons Percent Persons Percent Orange Co Preschool (<5 yrs) 11 187 6% 11 728 6% 8% School Age (5 17 yrs) 26 883 15% 30 455 16% 19% College Age (18 24 yrs) 22 379 1 12% 15 930 9% 9% Young Adults (25 44 yrs) 68 797 38% 66 245 35% 33% Middle Age (45 64 yrs) 37 185 21% 45 580 24% 21% Seniors (65+years) 15 088 8% 19 656 10% 10% TOTAL 181 519 100% 189 594 1 100% 1 100% MEDIAN AGE 31 7 years 36 years 1 33 3 years Source U S Census 1990 and 2000 ' 2007 Workforce Housing Scorecard Orange County Business Council 2008 2014 HOUSING ELEMENT 114 HOUSING NEEDS ASSESSMENT 3 Race and Ethnlclty Table II 3 displays the racial/ethnic composition of Huntington Beach s population in 1990 and 2000, and compares this with the Countywide distribution White residents continue to comprise the vast majority of the C►ty's population, though this segment of the population continues to decrease each decade most recently from 79 percent in 1990 to 72 percent in 2000 This decrease in White residents was offset by the increase in Hispanic residents from 11 to 15 percent of the population, still well below the 31 percent Hispanic population Countywide The Asian population remained fairly constant over the decade, increasing minimally from 8 to 9 percent African Americans and American Indians each continue to comprise less than one percent of the population The "Other Race" sector of the population grew from less than one percent to three percent Despite Huntington Beach's increasing diversity, the City remains less ethnically diverse than the county as a whole Table If 3 Racial and Ethnic Composition 1990 - 2000 City of Huntington Beach and Orange County Racial/Ethnic 1990 2000 Group Persons Percent Persons Percent Orange Co White 143 848 79% 136 237 72% 51% Hispanic 20 397 11% 27 798 15% 31% Asian/Pacific 14 565 8% 17976 9% 14% Islander African American 1 622 <1% 1 383 <1% 1% American Indian 932 <1% 777 <1% <1% Other Race 155 <1% 5 423 3% 2% TOTAL 1 181 519 100% 1 189 594 100% 100% Source U S Census 1990 and 2000 4 Employment Evaluation of the types of jobs held by community residents provides insight into potential earning power and the segment of the housing market into which they fall Information on how a community's employment base is growing and changing can help identify potential housing demand changes in the future The State Employment Development Department estimates that as of June 2007 125,200 Huntington Beach residents are in the labor force, with 3 2 percent unemployment, compared to a Countywide unemployment rate of 3 9 percent Table 114 presents the occupation of Huntington Beach residents as of the 2000 Census Residents employed in Management Professional and related occupations (44%) accounted for the largest share of employed residents, followed by those employed in Sales and Office occupations (30%) Together, these two categories 2008 2014 HOUSING ELEMENT 115 HOUSING NEEDS ASSESSMENT accounted for three quarters of resident employment One third of the City s residents commute less than 20 minutes to work, indicating a large number of residents hold Jobs within the City Fable 114 Occupation of Huntington Beach Residents 2000 Occupation Persons Percent Management professional and related occupations 45 285 44% Sales and office occupations 30 827 30% Service Occupations 11 407 11% Production transportation and material moving occupations 8 050 8% Construction extraction and maintenance occupations 7207 7% Farming Forestry& Fishing 90 <1% TOTAL 102,866 100% Source US Census 2000 Orange County Projections (OCP) 20062 documents Huntington Beach employment at 81 599 jobs primarily in the retail, service manufacturing and wholesaling sectors Major types of businesses include tourism, space systems, automobile sales, public utilities, petroleum, data and computer research, precision instruments, and various types of manufacturing With annual taxable sales of over $2 6 billion Huntington Beach is one of the top retail sales communities in Orange County Employment is projected to grow to 96,842 by 2015 reflecting a 19 percent increase during 2005 2015, well above the 14 percent increase projected Countywide In June 2007, the Orange County Business Council published the results of its first Workforce Housing Scorecard This report provides a comprehensive evaluation of the current and future state of Orange County s housing supply and demand and its impact on the business community Based on the following criteria, the scorecard rates each jurisdiction's record over the 1991 2005 and 2005 2030 periods in addressing workforce housing needs ✓ Number of jobs, rewarding cities that promote job growth ✓ Housing unit density ✓ Housing growth, rewarding cities that promote housing growth ✓ Jobs/housing balance Of the 34 cities in Orange County, Huntington Beach ranked 51" in its success in generating both new jobs and the supply of homes necessary to house these new workers 2 OCP 2006 employment forecasts are consistent with SCAG s Regional Transportation Plan and the State Employment Development Department 2008 2014 HOUSING ELEMENT 116 HOUSING NEEDS ASSESSMENT HOUSEHOLD PROFILE Household type and size, income levels, and the presence of special needs populations all affect the type of housing needed by residents This section details the various household characteristics affecting housing needs in Huntington Beach I Household Type A household is defined as all persons living in a housing unit Families are a subset of households, and include persons living together related by blood, marriage or adoption A single person living alone is also a household "Other" households are unrelated people residing in the same dwelling unit Group quarters, such as dormitories or convalescent homes are not considered households According to the 2000 Census, 73,657 households reside in Huntington Beach, with an average household size of 2 56 persons and average family size of 3 08 persons This represents a slight decrease in household size (2 62) from 1990, and is below the 3 0 average household size in the County The City's smaller household size reflects its lower incidence of family households and aging population Families comprise the majority of households in Huntington Beach (65%) including families with children (29%), and those without children (36%) During the 1990s the proportion of families with children declined by two percent, consistent with School District trends of declining enrollment In contrast, the proportion and number of single person households grew dramatically, while other non family households (unrelated roommates) declined over the decade Almost all the City s household growth between 1990 2000 was due to increases in single person households and married couples without children These growth trends support the need for smaller, higher density and mixed use units close to transportation and services, consistent with the types of housing currently proposed in the City Table 115 Household Characteristics 1990 - 2000 City of Huntington Beach Household Type 1990 2000 Percent Households Percent Households Percent Change Families 45 546 66% 47 716 65% +5% With children 21 103 31% 21 328 29% +1% Without children 24 443 35% 26 388 36% 1 +8% Singles 14 784 22% 17 912 24% +21% Other non families 8 549 12% 8 029 11% 6% Total Households 68,879 100% 73,657 100% +7% Average Household Size 2 62 2 56 2% Average Family Size 309 3 08 1 0% Source U S Census 1990 and 2000 2008 2014 HOUSING ELEMENT 117 HOUSING NEEDS ASSESSMENT 2 Hoa.usehoW Income Household income is one of the most important factors affecting housing opportunity and determining a household's ability to balance housing costs with other basic necessities of life Income Definitions The State and Federal government classify household income into several groupings based upon the relationship to the County adjusted median income (AMI), adjusted for household size The State of California utilizes the Income groups presented in Table II 6 However federal housing programs utilize slightly different Income groupings and definitions, with the highest Income category generally ending at >95% AMI For purposes of the Housing Element, the State income definitions are used throughout, except for the data that have been compiled by the federal Department of Housing and Urban Development (HUD) and is specifically noted Table If 6 State Income Cate orles Income Category %County Area Median Income (AMI) Extremely Low 0 30%AMI Very Low 0 50%AMI Low 51 80% AMI Moderate 81 120% AMI Above Moderate 120%+AMI Source Section 5000093 of the California Health and Safety Code Income Characteristics Between 1990 and 2000 the average median income (AMI) for households in Huntington Beach grew from $50,633 to $64 824, an increase of 28 percent While the median income level in Huntington Beach remains well above that of Orange County ($58 820) the City has seen an increase in the number and proportion of lower income (<80% AMI) households, and a decrease in households earning moderate incomes and above As illustrated in Table II 7, during the 1990s the City experienced growth in extremely low (+21%), very low (+9%) and low (+76%) income households, while evidencing a minor decline in its moderate and above ( 2%) populations 2008 2014 HOUSING ELEMENT 018 HOUSING NEEDS ASSESSMENT Table If 7 Household Income Levels 1990 — 2000 City of Huntington Beach Income Level 1990 2000 Percent Households % Households Change Extremely Low Income 4 618 7% 5 612 8% +21% <30%AMI Very Low Income (31 50%AMI) 5 459 8% 5 948 8% +9% Low Income (51 80%AMI) 5 696 8% 10 033 14/o +76% Moderate Income &Above 53 284 77/°° 52 137 70% 2% (>80%AMI) TOTAL 69 057 100% 73 730 100% n/a Source http socds huduser org/chas/reports Income by Household Type and Tenure Table II 8 shows the Income level of Huntington Beach residents by household tenure A significantly higher percentage of renter households (43%) were lower Income (<80% AMI) compared to residents who owned their homes (21%) The high Incidence of lower income renter households is of particular significance as market rents in Huntington Beach exceed the level of affordability for lower income households (This issue is further evaluated in the Housing Profile section of the Needs Assessment) The median income of Huntington Beach s renter households in 1999 was $48,858, compared to $79,292 for homeowners Table 118 Income by Owner/Renter Tenure 2000 City of Huntington Beach Income Level Renters Owners TOTAL Households % Households % % Extremely Low Income (<30%AMI) 3 521 12% 2091 5% 8% Very Low Income (31 50%AMI) 3 443 12% 2 505 6% 8% Low Income (51 80%AMI) 5 394 19/° 4 639 10% 14% Moderate Income &Above (> 80%AM[) 16 676 57% 35 461 79% 70% TOTAL 29 034 100% 44 696 100% 100% Source SCAG Existing Housing Needs (HUD User WebPage) 2008 2014 HOUSING ELEMENT 119 HOUSING NEEDS ASSESSMENT While renters were more likely to have lower incomes than owners, there is also significant variation in income levels by household type, as presented in Table 119 Nearly half (48%) of elderly households in Huntington Beach have lower (<80% AMI) incomes, with 14 percent having extremely low incomes About 20 percent of small families and 33 percent of large families have lower incomes Table II 9 Income Level by Household Type 2000 City of Huntington Beach Income Level Elderly Family ILarm e Other ly Extremely Low Income 1 4% 5% 6% 8% (<30%AM[) Very Low Income (31 50%AMI) 15% 5% 10% 7% Low Income (51 80%AMI) 19% 10% 1 7% 15% Moderate Income &Above o 80% ° ° (>80%AMI) 52/0 67/0 70/o TOTAL 13 666 33 840 6 795 19 429 Source SCAG Existing Housing Needs(HUD User WebPage) Households In Poverty The federal government publishes national poverty thresholds that define the minimum income level necessary to obtain the necessities of life For example, the 2000 U S poverty threshold for a family of four was $17,463 As indicated in Table II 10, seven percent of all Huntington Beach residents lived in poverty in 2000, an increase of 3,075 persons living below the poverty line since 1990 About nine percent of children under the age of 18 in Huntington Beach live in poverty As a group, female headed households with children are most impacted by poverty with 16 percent of this group living in poverty Table II 10 Poverty Status Cityof Huntington Beach 1990 2000 Groups in Poverty Persons/ Percent Persons/ Percent Families Families Individuals 9 367 5% 12 442 7% Children (under 18) 2 465 7% 3 580 9% Female Headed Households 591 10% 775 1 11% Female Headed w/Children 497 15% 676 16% Source U S Census 1990 and 2000 2008 2014 HOUSING ELEMENT 1110 HOUSING NEEDS ASSESSMENT Lower Oncome Neighborhoods Based upon 2000 census household income data, Huntington Beach contains eight geographic areas that qualify as "lower ►ncome' (< 80% AM[) based upon HUD's criteria for the City 3 In December 2003, the City Council designated these as "Enhancement Areas' for prioritization of Community Development Block Grant (CDBG) resources for rehabilitation and code enforcement These enhancement areas are illustrated in Figure 2, and include the following neighborhoods Bolsa Chica Heil, Goldenwest Washington, Oak View Newland, Garfield, Yorktown and Adams City Code Enforcement staff have recently completed a Citywide housing conditions survey to identify deteriorating areas Based on the results of this survey, in August 2007 the City Council adopted a resolution designating four areas of concentrated deteriorated housing as special CDBG code enforcement areas, thus refining the boundaries of the prior Enhancement Areas A map of the designated special code enforcement areas is presented later in the section on housing conditions 3 HUD has established an exception criteria for Huntington Beach of 40 3% meaning that census block groups must contain a minimum 40 3% lower income (<80% AMI) households to qualify as a low/mod target area 2008 2014 HOUSING ELEMENT 69 11 HOUSING NEEDS ASSESSMENT Figure 2 — Lower Income Census Block Groups Figure 2 Huntington Beach LOWER INCOME CENSUS BLOCK GROUPS IF �f,y � i r ��irger T _ �5•�'c iingcr � _ —_ . —-� s 3 —41 t� arner � tr rr f s or,4 yy ¥ 7 No art Df � 6 Iark cer I 7 t` 1 Bolsa Chlea-hell ale lard 2 Goldr_n est 5 Gdjrfi Ild =11ton 3 Washington 7 York to n t OakView Adams w i� 2008-2014 HOUSING ELEMENT 1112 HOUSING NEEDS ASSESSMENT 3 Special Needs Populations State law recognizes that certain households have more difficulty in finding decent and affordable housing due to special circumstances Special needs populations include the elderly, persons with disabilities, female headed households, large households and farmworkers In addition many often have lower incomes as a result of their situation Table II 11 summarizes the special needs populations in Huntington Beach Each of these population groups, as well as their housing needs, is described below Table 11 11 Special Needs Populations 2000 City of Huntingon Beach Special Needs Groups Persons Households Percent' Large Households 6 900 9% Renter 3 059 (44%) Owner 3 841 (56%) Seniors (65+) 19 656 10% With a Disability 6 772 (35%) Senior Households o-t� 12 375 17% Renter 2 172 (18%) Owner 10 203 (82%) Seniors Living Alone u 5 035 (41%) Persons with Disability 25 127 13% Female Headed Households 7 082 10% with Related Children € 4 153 (59%) Farmworkers * 90 <1% Total Persons/Households 189 594 73 657 Source US Census 2000 Numbers in ( ) reflect the / of the special needs group and not the / of the total City population/households For example of the City s large households 44/ are renters and 56/ are owners Persons employed in Farming Forestry or Fishing Occupations 2008 2014 HOUSING ELEMENT 1113 HOUSING NEEDS,ASSESSMENT Large Households Large households consist of five or more persons and are considered a special needs population due to the limited availability of affordable and adequately sized housing The lack of large units is especially evident among rental units Large households often live in overcrowded conditions, due to both the lack of large enough units, and insufficient income to afford available units of adequate size Huntington Beach has a total of 6,900 large households representing nine percent of total households in the City Of these large households 44 percent, or 3,059 households are renters and over half of these large renter households (54%) earn lower incomes Based on the CHAS (Comprehensive Housing Affordability Strategy) Databook prepared by HUD, 75 percent of Huntington Beach s large renter households suffer from one or more housing problems, including housing overpayment overcrowding and/or substandard housing conditions The CHAS Databook identifies 6,740 rental units in Huntington Beach with three or more bedrooms, in general, the appropriate sized units for a large household with five or more members In contrast, the City has 3 059 large renter households, indicating that Huntington Beach has an adequate supply of rental units suitable for the City's large families Senior Households The population over 65 years of age has four primary concerns (1) Income People over 65 are usually retired and living on a fixed income, (2) Health Care Because the elderly have a higher rate of illness and dependency, health care and supportive housing is important (3) Transportation Many seniors use public transit However, a significant number of seniors have disabilities and require alternatives to transit (4) Housing Many live alone and rent Approximately 10 percent (19,656) of Huntington Beach s residents are over age 65, a significant Increase from the City s 1990 senior population of 15,088 (8%) About 17 percent of all households are headed by a senior, the majority of which are homeowners (82%) Forty percent of the City s senior households live alone Over a third of elderly residents in Huntington Beach have some type of disability for self care or mobility, which may limit their ability to live independently The elderly have a number of special needs including housing, transportation health care, and other services Rising rents are a particular concern due to the fact that most seniors are on fixed incomes Of Huntington Beach's 2,172 senior renter households, 2008 2014 HOUSING ELEMENT 1114 HOUSING NEEDS ASSESSMENT 85 percent are lower Income As shown later in Table II 22, Huntington Beach has six senior housing projects providing over 500 rental units affordable to a mix of very low, low and moderate income households The State of California Community Care Licensing Division identifies 54 residential care homes for the elderly in Huntington Beach, providing 696 beds for seniors age 60+ requiring 24 hour assisted living The majority of these residential care facilities are small (6 or fewer beds) "board and care' homes, with three larger assisted living facilities Sunrise Senior Living was developed in 2002/2003 on Yorktown Avenue across from City Hall, providing 97 units for elderly individuals requiring assisted living, including a specialized Alzheimer's care facility For those seniors who live on their own many have limited incomes and as a result of their age may not be able to maintain their homes or perform minor repairs Furthermore the installation of grab bars and other assistance devices in the home may be needed The City administers a Housing Rehabilitation Program that provides low interest loans and emergency grants to assist lower income homeowners in making needed repairs Mobilehomes are also eligible for rehabilitation assistance, a large number of which are occupied by seniors The Huntington Beach Recreation/Human Services Cultural Division operates the Rodgers Senior Center, the Senior Outreach Center and the City's 164 unit senior housing complex, Emerald Cove Programs offered at the Senior Center include recreational and social activities a meals program preventative healthcare, transportation services, and supportive services including care management community counseling, support groups and referral services The City is currently evaluating a new location to construct a 45 000 square foot senior center to better serve its residents needs The Huntington Beach Council on Aging was formed in 1973 with the mission of enhancing the dignity and quality of life of the City s senior population through comprehensive services, education and advocacy Female Headed Households Single parent households typically have a special need for such services as childcare and health care, among others Female headed households with children in particular tend to have lower incomes, which limits their housing options and access to supportive services The Census reports 7,082 female headed households in Huntington Beach, 4,153 of these households had children Of those households with children, 676 (16%) lived in poverty These households need assistance with housing subsidies, as well as accessible and affordable day care The Huntington Beach Community Services Department coordinates ' Project Self Sufficiency' (PS S), a program aimed at assisting low income single parents in achieving economic independence from governmental assistance through an extensive network of public services Through public and private agency participation, beneficiaries have access to resources such as housing subsidies, childcare, education, job training, transportation, tuition assistance and a variety of other benefits The City began PSS in 2008 2014 MOUSING ELEMENT 1115 HOUSING NEEDS ASSESSMENT 1985 as part of HUDs program and has since gained national attention as one of the most successful programs in the country Persons with Disabilities A disability is defined as a long lasting condition that impairs an ►nd►v►dual's mobility, ability to work or ability to care for themselves Persons with disabilities include those with physical, mental or emotional disabilities Disabled persons have special housing needs because of their fixed income, shortage of affordable and accessible housing and higher health costs associated with their disability According to the 2000 Census an estimated 13 percent of Huntington Beach residents (25,127 persons) have one or more disabilities Approximately 2,800 of the C►ty's disabled population have mobility/self care limitations and require assistance in daily living Of the C►ty's senior population approximately one third have one or more types of disabilities The living arrangements for persons with disabilities depend on the severity of the disability Many persons live at home in an independent environment with the help of other family members To maintain independent living, disabled persons may require assistance This can include special housing design features for the physically disabled, income support for those who are unable to work, and in home supportive services for persons with medical conditions Accessible housing can also be provided via senior housing developments The State of California Community Care Licensing Division identifies three adult residential facilities in Huntington Beach that provide 24 hour non medical care for adults ages 18 59 who are unable to provide for their own daily needs These three facilities provide capacity for 14 adults Accessibility Accommodations Both the federal Fair Housing Act and the California Fair Employment and Housing Act impose an affirmative duty on local governments to make reasonable accommodations (► e modifications or exceptions) in their zoning and other land use regulations when such accommodations may be necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling For example, it may be a reasonable accommodation to allow covered ramps in the setbacks of properties that have already been developed to accommodate residents with mobility impairments The City of Huntington Beach allows homeowners to build ramps into single family dwellings to allow first floor access for physically disabled residents Such ramps or guardrails are permitted to intrude into the standard setbacks required under zoning, and are subject only to a building permit This provision eliminates the need to obtain a zoning variance The City also makes rehabilitation funds available to income qualified households for accessibility improvements The City coordinates with the Dayle Macintosh Center to maintain a directory of accessible housing for physically disabled individuals 2008 2014 HOUSING ELEMENT 1116 HOUSING NEEDS ASSESSMENT The City does not require special building codes or onerous project review to construct improve, or convert housing for persons with disabilities Residential care facilities with six or fewer persons are permitted by right in all residential zoning districts and several commercial districts Care facilities with seven or more persons are also permitted in all residential districts and several commercial districts, subject to a conditional use permit Homeless The Orange County Housing and Community Services Department (HCS) defines homelessness as not having a permanent address, sleeping in places not meant for habitation, not having ample food and medical attention or a place to change clothes or bathe Using this broad definition, HCS estimates there are nearly 35,000 homeless in the County The County's homeless population is comprised of about 30 percent individuals and 70 percent families, including an estimated 16,300 homeless children For these 35,000 homeless, there are only about 3,400 available beds, including 1,512 emergency shelter beds and 1,888 beds in transitional housing facilities 4 An additional 1,875 units of supportive services housing are available As a beach community, Huntington Beach attracts numerous homeless individuals who congregate along the beach in the Santa Ana Riverbed, in the Bolsa Chica wetlands, and in several of the City's parks The City's Police Department estimates the local homeless population at around 50 persons in the warmer months, with the numbers declining during the winter 5 Approximately 3/4's are single men and '/4 are women, with no "visible" homeless families in street locations A large majority of the City's homeless are chronic substance abusers, with several suffering from mental illness The Police Department coordinates with the City's Economic Development Department, as well as directly with the County to refer homeless to available services, but have found most individuals resistant to services American Family Housing (formerly Shelter for the Homeless) in adjacent Midway City reports providing transitional housing for 14 Huntington Beach families and individuals during 2007, and indicates approximately one third of their walk in clients seeking services are from Huntington Beach The McKinney Vento Homeless Education Assistance Act ensures access to free public education for homeless children and youth Under the Act, all school districts are required to designate a local liason whose responsibilities include ensuring homeless youth and children are identified and enroll in school, receive educational services for which they are eligible, and are provided every opportunity to succeed in school In Orange County, each district's liason annually reports the number of homeless youth and children to the County Department of Education 6 For school year 2006 07, a total 'Orange County Grand Jury 2005 2006 The Homeless Crisis in Orange County s Lieutenant Mike Reynolds H B Beach Police Department Special Enforcement Bureau August 2007 6 The Act defines homeless as individuals who lack a fixed and adequate nighttime residence, and includes children and Youth temporarily sharing the housing of others living in cars, motels, trailer parks, or camping grounds due to the lack of alternative adequate accommodations, or living in emergency or transitional shelters 2008 2014 HOUSING ELEMENT 1117 HOUSING NEEDS ASSESSMENT of 322 homeless children and youth were reported within the Huntington Beach Union High School District, and another 56 in the Huntington Beach City School District These figures would indicate that in addition to the "visible" homeless Identified by the City s Police DepartmE nt, a much higher population of persons living on the edge of homelessness exist in the City Of the 13,130 homeless children and youth identified through School Districts County wide, 89 percent were double or tripled up in housing, 6 percent were staving in motels, 4 percent in shelters, and 1 percent were unsheltered in cars, parks, campgrounds, etc In July 2005, '2 1 1 Orange County' was established to provide a comprehensive information and referral system to link County residents with community health and human services support The service is available seven days a week, 24 hours a day Callers are connected with certified, multi lingual information and referral specialists who utilize a database to provide information on services including shelter and housing resources, food, and substance abuse assessment and treatment The City of Huntington Beach Economic Development and Community Services staff are active in the Orange County Continuum of Care and its regional approach to homelessness issues The C►ty's strategy is to continue to support a continuum of Programs, including homeless supportive services, emergency shelter, transitional housing, permanent affordable housing, and homeless prevention services The following highlights some of the City s current activities to support homeless and extremely low income households at risk of homelessness_ The City owns and contracts out operation of the Huntington Beach Youth Shelter, a twelve bed facility open 24 hours a day, seven days a week serving at risk and homeless youth The Youth Shelter provides 2 to 4 week stays for youth ages 11 17, providing various counseling and life skills training to help reunite youth with their familieg, or in some cases, referrals to other long term housing options The City is funding upgrades to the Youth Shelter, and also funds the shelters gang prevention program operated out of the Oakview Community Center In 2005 and 2006 the City provided funding to support the establishment of two transitional housing facilities the six unit Interval House and eight unit Colette's Children's Home both for battered/homeless mothers with children and chronically homeless women Support services provided include lob development and retention training, parenting and life skill training, financial planning and assistance, case management services, counseling, and more American Family Housing, located immediately north of the City, provides a continuum of services to Huntington Beach residents, including emergency shelter in coordination with local churches, transitional housing in scattered site locations, and permanent affordable rental housing_The City has partnered with this agency to rehabilitate a total of twelve units in the Oakview neighborhood and provide units at affordable rents for extremely to very low income families, and is currently considering CDBG funding support for its transitional housing program 2008 2014 HOUSING ELEMENT 1118 HOUSING NEEDS ASSESSMENT b The City has also partnered with Orange County Community Housing to purchase and rehabilitate 8 apartment buildings, providing 64 units of permanent affordable housing for extremely low and very low income households ➢ The City's Protect Self Sufficiency program supports extremely low to low income single parents to gain economic independence and prevent homelessness a The Huntington Beach lobs Center, located ad►acent to the Oakview neighborhood, helps prevent homelessness by assisting the local day laborer population in gaining skills and finding both short and longer term employment The Economic Development Department contracts with the Orange County Workforce Investment Board/One Stop Center for administration of the Center, providing a location for job seekers to meet with prospective employers, as well as offering a variety of employment services, including counseling on work habits and employer expectations, access to online lob databases, ESL classes, and credit education Farmworkers Farmworkers are traditionally defined as persons whose primary incomes are earned through seasonal agricultural work Farm workers have special housing needs because they earn lower incomes than many other workers and move throughout the season from one harvest to the next The Census identifies 90 Huntington Beach residents employed in farming, fishing and forestry occupations, representing only 0 1 percent of the City's labor force The City has only one, approximately 40 acre parcel remaining in agriculture which is currently being proposed for a mix of housing, open space and wetland preservation Therefore, given the extremely limited presence of farmworkers in the community, the City has no specialized housing programs targeted to this group beyond overall programs for housing affordability 2008 2014 HOUSING ELEMENT 1119 HOUSING NEEDS ASSESSMENT C HOUSING STOCK CHARACTERISTICS This section identifies the characteristics of Huntington Beach's physical housing stock This includes an analysis of housing growth trends, housing conditions lead based paint hazards, housing prices and rents and housing affordability I Housing Growth Table II 12 displays housing production in the City, compared to neighboring cities and the entire Orange County region Between 1990 and 2000 Huntington Beach s housing stock grew by a modest 4 percent similar to Costa Mesa, Fountain Valley and Westminster, but less than half the 11 percent housing growth Countywide During the 2000s, housing growth has been more modest throughout most of the region According to the State Department of Finance (2007), Huntington Beach has a current housing stock of 77 962 units representing an increase of 2,283 units (or 3%) since 2000 As an older community with little remaining vacant residential land for new development, housing growth over the past 3 4 years has primarily been attributable to infill on small residential sites Major housing developments under construction include the Pacific City, Blue Canvas, and Brightwater Projects that will in total add over 1,000 new units to the City The Pacific City Project will include 516 condominiums, retail, restaurants, entertainment, hotel, and office uses The Blue Canvas Project will add 201 multi family units in conjunction with a 2 acre public park And Brightwater, currently in unincorporated Orange County, will consist of 349 single family homes on approximately 105 acres, with almost 40 acres to be used for habitat restoration The City has also received applications for two higher density mixed use projects near Interstate 405 that could potentially add up to 1 000 rental and condominium units within four and five story buildings Related to these projects, the City is also in the process of developing a Specific Plan for the Beach Boulevard/Edinger Avenue corridor that is anticipated to provide sites for residential and mixed use development 2008 2014 HOUSING ELEMENT 1120 HOUSING NEEDS ASSESSMENT Table 99 12 Re tonal Housing Growth Trends Percent Change Jurisdiction 1990 2000 2007 1990 2000 2000 2007 Anaheim 93177 99 719 101 510 7% 2% Costa Mesa 39 611 40 406 40 987 2% 1% Fountain Valley 18 019 18 473 18 742 3% 2% Huntington Beach 72,736 75,679 77,962 4% 3% Irvine 42 221 53 711 74 936 21% 28% Newport Beach 34 861 37 288 42 580 7% 14% Santa Ana 75 000 74 588 75375 1% 1% Seal Beach 14 407 14 267 14 538 1% 2% Westminster 25 892 26 940 27 398 4% 2% Orange County 875 105 969 484 1 024 692 11% 6% Source U S Census 1990 2000 Dept of Finance 2007 Population and Housing Estimates 2 Housing Type and Tenure Table II 13 presents the mix of housing types in Huntington Beach Typical of a built out community, the overall distribution of housing types in Huntington Beach has remained relatively stable Of the City's nearly 78,000 housing units in 2007, 62 percent were single family homes and 34 percent were multifamily units Huntington Beach also has 18 mobilehome parks with over 3,100 mobilehome units, comprising 4 percent of the City's housing Table 99 13 Housing Type 1990 — 2007 City of Huntin ton Beach Unit Type 1990 2000 2007 Units 7 Percent Units I Percent Units Percent Single Family(SF) Detached 34 537 48% 36 952 49% 38 564 50% SF Attached 8 904 12% 9 457 12% 9 467 12% Total SF 43 441 60% 46 409 61 A 48 031 62% 2 to 4 Units 9 487 13% 9 666 13% 9 866 12% 5 or more units 16 608 23% 16 463 1 22% 16 924 22% Total Multi Family 26 095 36% 26 129 3501 26 790 34% Mobile Homes& Other 3200 4% 3 141 4% 3 141 4% Total Housing Units 72,736 100% 75,679 100% 77,962 100% Vacancy Rate 5 3% — 2 7% 2 7% Source U S Census 1990 2000 Dept of Finance 2007 Population and Housing Estimates 2008 2014 HOUSING ELEMENT 1121 HOUSING NEEDS ASSESSMENT Housing tenure refers to whether a housing unit is owned, rented or is vacant Tenure is an important indicator of the housing climate of a community reflecting the relative cost of housing opportunities, and the ability of residents to afford housing Tenure also influences residential mobility, with owner units generally evidencing lower turnover rates than rental housing According to the 2000 Census, 61 percent of Huntington Beach's households were homeowners, comparable to the County as a whole, and representing an increase from the City s 58 percent homeownership rate in 1990 Table 1114 Housing Tenure City of Huntington Beach Occupied Housing Units 1990 2000 Households Percent Households Percent Renter 28 595 42% 28 999 39% Owner 40 284 58% 44 658 61% Total 68 879 100% 73 657 100% Source US Census 1990 and 2000 Figure 3 illustrates the percentage of renter households in Huntington Beach by census tract As indicated by this figure the highest concentrations of renter households (55 78 percent) are generally located in the following neighborhoods Downtown, west of Beach Boulevard and south of Garfield (including the Yorktown Lake and Garfield neighborhoods) and central Huntington Beach between Talbert and Edinger, east of Goldenwest (including the Oak View Newland and Washington neighborhoods) Many of the neighborhoods in Huntington Beach with a high population of renters also correspond to the City s CDBG Enhancement Areas (depicted in Figure 2) Vacancy (Rate A vacancy rate measures the overall housing availability in a community and is often a good indicator of how efficiently for sale and rental housing units are meeting the current demand for housing A vacancy rate of five percent for rental housing and two percent for ownership housing is generally considered healthy and suggests that there is a balance between the demand and supply of housing A lower vacancy rate may indicate that households are having difficulty in finding housing that is affordable, leading to overcrowding or households having to pay more than they can afford As measured by the 2000 census, the citywide residential vacancy rate in Huntington Beach was 2 7 percent for all housing units, and 0 9 percent for owner occupied units and 2 0 percent for rental units The USC Lusk Center for Real Estate documents a continuation of the tight housing market in Huntington Beach, with a 2 2 percent apartment vacancy rate in 2006 The REALFACTS rent survey of nearly 6,000 apartment units in the City documents a 3 1 percent rental vacancy in 2nd quarter 2007 These continued low vacancy rates indicate that a high pent up housing demand exists and that finding housing in the community is challenging for many households 2008 2014 HOUSING ELEMENT 1122 HOUSING NEEDS ASSESSMENT Figure 3 Renter-Occupied Units Figure 3 s x €e Bal S Huntington Beach PERCENT RENTER UNITS, 2000 � x (ByCensusTraet) f E E S m PERCENT RENTERS t 01-24'9 t �25©-349 350-449 E 45 0-54 9 � 550-776 � Citywide a Owner 60 601a A r s Renter 39 41n, ti Source US Census Bureou Census 2000 ER o of 2008 2014 HOUSING ELEMENT 1123 HOUSING NEEDS NSSESSMENT 3 Housing Age and Condition The age of a community s housing stock can provide an indicator of overall housing conditions Typically housing over 30 years in age is likely to have rehabilitation needs that may include new plumbing, roof repairs, foundation work and other repairs Table II 15 displays the age of Huntington Beach s occupied housing stock by owner/renter tenure as of 2000 As a mature community, the majority of Huntington Beach's housing stock consists of units older than 30 years of age Among owner occupied housing, 78 percent of units were constructed prior to 1970, and is reflective of the community s numerous older single family neighborhoods A similar proportion of renter housing is greater than 30 years in age (79%) this housing is typically of lesser quality construction and suffers more wear and tear from tenants than owner occupied housing Table 11 15 Age of Housing Stock 2000 City of Huntin ton Beach (tenter percent Owner percent Total Year Structure Built Occupied Occupied Housing Renter Housing Owner Percent 1990 2000 1 190 4% 4 124 9% 7% 1980 1989 4 885 17% 5 702 13% 14% 1970 1979 11 747 40% 14 420 32% 36% 1960 1969 8 325 29% 18 324 41% 36% 19501959 1 748 6% 1 595 3% 5% 19401949 537 2% 258 <1% 1% 1939 or earlier 640 2% 313 <1% 1% Total 29,072 100% 44,736 100% 100% Source US Census 2000 The advanced age of the majority of Huntington Beach's housing stock indicates the significant need for continued code enforcement, property maintenance and housing rehabilitation programs to stem housing deterioration In order to maintain adequate housing conditions, the City operates a proactive Code Enforcement Program and Neighborhood Preservation Program both aimed at eliminating blight and improving the quality of life in Huntington Beach neighborhoods Through these programs, residents are encouraged to become educated on the City's municipal and zoning codes and to establish neighborhood and other community partnerships to find ways to keep their neighborhoods blight free Housing Condstuons Sum During February through August 2007 City Code Enforcement staff conducted a Citywide windshield survey to identify neighborhoods with deteriorated or deteriorating 2008 2014 HOUSING ELEMENT 1124 HOUSING NEEDS ASSESSMENT housing conditions' The survey examined the exterior and publicly visible areas of units, rating each unit as 'good", "fair" or poor' on several categories, such as roof, paint, and landscaping The scores of all features were then combined and an overall rating given to the property As indicated in Table II 16, of the 55,129 units surveyed, 91 percent were rated as 'good' 8 percent as "fair', and 1 percent as 'poor " Thus, the City has nearly 5,000 units rated fair to poor in need of some level of rehabilitation Table 11 16 Summary of Housing Conditions 2007 City of Huntington Beach Overall Condition #of Units %of Units Rating Surveyed Surveyed Good 50 356 91% Fair 4 455 8% Poor 318 1% Total 55,129 100% Source City of Huntington Beach Citywide Housing Condition Survey 2007 In conjunction with the housing conditions survey, City staff also identified deteriorated areas based on observed violations of the Uniform Housing Code This effort was undertaken to determine geographical areas meeting the U S Department of Housing and Urban Development (HUD) guidelines to utilize Community Development Block Grant (CDBG) funding for special code enforcement and preservation activities in deteriorating areas From this survey, staff identified four geographical areas that met the criteria for a deteriorating area, as well as meeting the CDBG national objective of serving low and moderate income households (refer to Figure 4) Bolsa Chica Heil East Central South Central Southeast Within these four areas, 78 percent of units were found to have some level of deterioration, including 24 percent with low deterioration, 40 percent with medium deterioration, 6 percent with high deterioration, and 8 percent with very high deterioration While these four areas comprise approximately 20 percent of Huntington Beach's total housing stock, they were responsible for 42 percent of all code enforcement activity and 51 percent of all code violations recorded citywide The City has adopted the following definition of deteriorating area Any area of the City which contains a substantial number of buildings or properties maintained in such a manner that substandard conditions as defined by Chapter 10 of the 1997 California Uniform Housing Code are in existence or are likely to be observed and/or exhibit other factors and conditions believed to indicate influence or contribute to the deterioration of buildings properties 2008 2014 HOUSING ELEMENT 1125 HOUSING NEEDS ASSESSMENT In August 2007, the City Council adopted a resolution designating these four areas of concentrated deteriorated housing as Special CDBG Code Enforcement areas, refining the boundaries of the City's prior eight Enhancement Areas They will become the focus of increased code enforcement and neighborhood preservation efforts to improve the quality of life and condition of housing within these neighborhoods Neighborh odl Preservation and Code Enforcement Program The Neighborhood Preservation and Special CDBG Code Enforcement program utilizes a variety of community oriented enforcement techniques and programs in collaboration with multiple City Departments and several County public agencies (such as Fair Housing, Health Department, Vector Control, etc) to arrest housing stock decline and blighting conditions The primary goal is to promote a healthy community environment through education and communication, and when necessary, civil and criminal enforcement actions, to actively engage the community in addressing housing deterioration The City facilitiates establishment of residential community groups within Neighborhood Preservation Areas such as the Oakview Task Force to define and resolve neighborhood issues and problems The focus of the City s code enforcement activities has shifted from being reactionary and punitive to more proactive and educational in nature, aiming to empower residents to improve their neighborhoods Educational efforts and functions include Working with business owners, neighborhood associations and home owners to identify neihborhood and code enforcement issues, facilitate discussions and forums to assist in achieving resolution Empowering the community through resource referrals and self help programs to resolve and prevent code enforcement issues Common resource referrals include, but are not limited to, the City's Home Rehabilitation Loan Program, the City's Senior Citizen Services, and various County assistance programs Educating the public regarding City Codes relative to property maintenance, abandoned vehicles, substandard housing, home businesses, and housing code regulations Outreach efforts include distribution of code enforcement informational brochures, monthly newsletter, periodic articles in local publications, conducting presentations to various neighborhood, home, and property ownE r associations, and participating on community specific task forces The City monitors code enforcement complaints via an automated complaint tracking software and databasE On a monthly basis, staff generates reports, analyzing complaints received, actions taken, and types of violations throughout the City This information is used to make program adjustments to ensure enforcement actions are effective in addressing the particular needs of the various areas of the City 2008 2014 HOUSING ELEMENT 1126 HOUSING NEEDS ASSESSMENT Fogure 4 etencrate / etenoratong Areas r r L 6 t zlj i Figure 4 , Huntington Beach � DETERIORATED/ DETERIORATING AREAS 3 IV � I r 9.t 1 BoUsaChlca-Hei East Central 3 South-Central - 4 Southeast 2008 2014 HOUSING ELEMENT 1127 HOUSING NEEDS 1SSESSMENT 4 Housong Costs and Aff®rdaboloty The cost of housing is directly related to the extent of housing problems in a community If housing costs are relatively high in comparison to household income there will be a higher prevalence of overpayment and overcrowding This section summarizes the cost and affordability of the housing stock to Huntington Beach residents Rental Housing Market According to the USC/Casden Multi Family Market Report', the supply of apartments in Orange County exceeded demand during 2006 Huntington Beach witnessed a negative net absorption of 30 units compared to a positive absorption of 330 units in 2005 Rents increased by 6 7 percent in Huntington Beach to an average of $1,442 per month, comparable to Countywide average rents of $1 472 Despite the increase in rents, the Huntington Beach rental market remained tight, with an apartment vacancy rate of only 2 2 percent With several large apartment projects in the planning stages in Huntington Beach, the increase in supply should result in increasing the rental vacancy rate to a more healthy level Current rental housing costs in Huntington Beach were obtained from REALFACTS a service that provides existing contract rents in properties containing 100 or more units Twenty seven apartment complexes totaling nearly 6,000 units were included in the rent survey These properties range in size from 96 to 448 units, with 221 being the average number of units per property The year of construction ranges from 1964 to 1987, with 1973 being the average Twenty six of the properties were classified as Class C construction, with one complex rated Class B The lack of Class A properties is indicative of the older age of these properties As illustrated in Table II 17, during the 2nd quarter of 2007, the average rents in these complexes ranged from $1,086 for a studio, $1,332 for a one bedroom, $1,599 to $1,692 for a two bedroom (1 to 2 bath), and $1,795 for a three bedroom unit The overall average rent for all unit types was $1 472 a 5 4 percent increase from the prior year The average rent for all properties surveyed Countywide was $1,551 In order to examine rental trends within a longer time frame Table II 17 also provides information on the history of rental costs for these 5,972 units from 2001 through 2nd quarter 2007 As indicated by these data, overall rents increased by six percent during 2001 2003, and nearly 14 percent during 2004 2006, for an average annual rent increase of 3 3 percent over the last six years In contrast comparing average rents in 2nd quarter 2006 ($1,397) to 2nd quarter 2007 ($1 472) indicates an increase of 5 4 percent well above the 3 3 percent annual average during 2001 2006, although still slightly below the Countywide average rent increase of 6 1 percent a 2007 Southern California Multi family Market Report Casden Forecast USC Lusk Center for Real Estate 2008 2014 HOUSING ELEMENT 1128 H®USING NEEDS ASSESSMENT Occupancy levels in Huntington Beach s 5,972 surveyed units are 96 9 percent, the third lowest among the 23 jurisdictions surveyed As a matter of reference, rental vacancy levels of around 5% (95% occupancy) are considered ideal by SLAG for sufficient tenant mobility Table 98 17 Apartment Rental Trends 2001 2007 Crt of Hunten ton Beach Unit % % %Change Q Type 2001 2002 2003 2004 2005 2006 end Change Change 2 2006 (Bd/Bth) Quarter 2001 2004 2Q 2007 2003 2006 Studio $857 $865 $891 $918 $956 $1 021 $1,086 4 0% 11 2% 7 8% 1 $1 004 $1 029 $1 062 $1 103 $1 176 $1 267 $1,332 2 5% 14 9% 5 7% 2/1 $1 221 $1 242 $1 286 $1 336 $1 424 $1 508 $1,599 5 3% 12 9% 7 5% 2/2 $1 270 $1 308 $1 342 $1 388 $1 482 $1 587 $1,692 5 7% 14 3% 8 4% 3/2 $1 467 $1 557 $1 653 $1 665 $1 834 $1 977 $1,795 12 7% 18 7% 8 1% 2 TH $1 421 $1 458 $1 471 $1 518 $1 603 $1 687 $1,744 3 5% 11 3% 2 8% 3 TH $1 558 $1 612 $1 674 $1 719 $1 818 $1 935 $1 987 74% 12 6% 2 7% Average $1 129 1 $1 162 $1 197 $1 238 $1 319 $1 408 $1,472 6 0% 13 7% 1 5 4% Source REALFACTS July 2007 NOTE TH=Townhomes Homeownership Market Regional Trends Southern California is experiencing a significant decline in the volume of single family and condominium sales placing downward pressure on home prices Data Quick reports that sales in October 2007 have dropped to their lowest level for any October in DataQu►ck s statistics, which go back to 1988, and reflect a 45 percent decline from the prior year While the initial slow down in sales in 2006 was coming off the heightened pace of sales activity in 2004 and 2005 and had little impact on price beginning in January 2007, Southern California' prices had fallen 2 percent below the prior year's levels As of October, sales prices were 8 percent below the prior year, with approximately three quarters of the Southland s zip codes evidencing a drop in sales prices Sales price declines are most pronounced in the lower end of the market, with prices in the upper half of the market flat or modestly increasing as potential sellers wait the market out Slow sales, flat appreciation, and subpr►me lending activity have all contributed to significant increases in foreclosures, with the number of mortgage default notices in Southern California the highest in ten years Within Orange County, the number of single family and condominium units sold declined 42 percent and dropped 8 2 percent in value during October 2007 compared to the prior year 9 Data Quick Southern California sales statistics encompass the following counties San Diego Riverside San Bernardino Orange Los Angeles Ventura and Santa Barbara 2008 2014 HOUSING ELEMENT 1129 HOUSING NEEDS ASSESSMENT Huntington Beach Housing Sales Table II 18 compares single family and condominium sales prices in Huntington Beach and nearby communities by zip code during the month of October 2007 A total of 73 single family homes were sold within the City s four zip codes Median sales prices ranged from $553,000 in zip code 92646 (southeast) $599,000 in zip code 92647 (northeast), $1,073 000 in 92648 (coastal and Downtown), and $1 165,000 in 92649 (west, including Huntington Harbour), Figure 5 depicts the median sales price by zip code The City s two lower priced zip codes (92646 and 92647) evidenced a 12 14 percent drop in sales prices from the prior year, whereas the two higher priced areas of the City (zip codes 92648 and 92649) saw price increases of 12 and 34 percent respectively Countywide, the median single family sales price was $650,000, a two percent decline from the prior year Of the eight communities evaluated in Table II 18, 18 of the 24 zip codes experienced a drop in single family home prices The six zip codes not yet impacted by price declines were all at the upper end of the sales market Condominiums comprised one third of Huntington Beach s October housing sales, with 36 units sold Median prices ranged from $380,000 to $575 000, in contrast to a Countywide median of $415 000 (refer to Figure 5) Similar to single family homes, those areas of the City with the highest priced condominiums (zip codes 92648 and 92647) continued to experience price appreciation ranging from 6 to 11 percent, respectively In contrast, price declines ranging between 18 and 28 percent were evidenced in zip codes 92649 and 92646 Countywide, condominium sales prices fell an average of 6 percent during October 2008 2014 HOUSING ELEMENT 1130 HOUSING NEEDS ASSESSMENT Table If 18 Single Family Homes and Condominium Sales October 2007 Huntin ton Beach and Nearby Communities Zip # Median Change # Median %Change Community p Homes Home g Condos Condo from Code Sold Price 10rom Sold Price 10/2006 92801 11 $490 000 15 6% 2 $321 000 21 4% 92802 7 $473 000 21 9% 4 1 $399 000 19 7% Anaheim 92804 25 $505 000 14 0% 1 $351 000 20 6% 92805 12 $450 000 22 4% n/a n/a n/a 92806 5 $510 000 22 4% 1 $310 000 31 0% Costa Mesa 92626 16 $663 000 3 6% n/a n/a n/a 92627 20 $795 000 9 7% 6 $402 000 18 8% Fountain Valley 92708 21 $610 000 7 6% 6 $206 000 46 1% 92646 24 $553 000 14 4% 18 $380 000 27 6% Huntington 92647 13 $599 000 11 9% 6 $400 000 10 7% Beach 92648 19 $1 073 000 12 3% 8 $575 000 5 5% 92649 17 $1 165 000 33 9% 4 $392 000 18 3% 92660 17 $1 505 000 19 9% 9 $759 000 15 5% Newport Beach 92661 6 $3 450 000 23 3% n/a n/a n/a 92663 7 $2 600 000 30 0% 8 $700 000 35 3% 92701 4 $510 000 13 1% 6 $320 000 7 6% 92703 4 $538 000 6 8% 1 $235 000 34 7% Santa Ana 92704 6 $503 000 16 9% 6 $286 000 23 7% 92705 17 $750 000 7 4% 2 $333 000 27 2% 92706 7 $614 000 10 8% n/a n/a n/a 92707 13 $455 000 28 3% 7 $225 000 41 2% Seal Beach 90740 11 $948 000 1 9% 5 $345 000 0 7% !Westminster 92683 23 $525 000 11 8% 2 $428 000 0 1% Orange County All 939 1 $650 000 2 3% 408 $415 000 5 7% Source DQNews October 2007 Los Angeles Times Zip Code Chart http//www dqnews corn 2008 2014 HOUSING ELEMENT 1131 HOUSING NEEDS ASSESSMENT Figure 5 Median Housing Sales Prices 4 9 Figure 5 ..A iR If _'�i I a Huntington Beech MEDIAN HOUSING ` `1 SALES PRICE OCT 2007 Y �e i o • p� F Median Home an44 171 51 16�000 +33 9 u 91 M dran Home rice '13r SD99000 11 9A, Median CondoPricr 4 T MM r f S392 0 18 3�, i� M dean Condo t FILe 6 1 r $400 000 +10 7 v 4 q�} 11 � 1Y I) r thk.dian Home Fnc 19} ° _ t1 073 OGfl +12 35y # } " _ ULdianCondoPrict 81 � 4s75000 +530. nn o o E LCrs — G j rqLdian Home Price '241 p SD9 000 14 4a Wdian,ondj 'rue 18 4' S3 90 000 27 40. 44 t24) Number Units Sold � � hsq yiit�rn� +10 7% Percent increase from 10/2006' L4 i 1 Source DQNews 2007 Los Angeles Times Zrp Cooe Chart httpf/dgnews cats V-^cc 2008 2014 HOUSING ELEMENT 1132 HOUSING NEEDS 1SSESSMENT While the prior Table II 18 provides a one month snapshot of the subregional housing sales market, the following Table II 19 provides detailed information on all sales of existing and new single family homes and condominiums within the Huntington Beach city limits from August 1, 2006 July 31, 2007 A total of 1,151 single family home sales were recorded during this period with three and four bedroom units comprising 85 percent of all homes sold Median sales prices ranged from $435,000 (one bedroom) to $850,000 (five bedroom), with prices varying significantly based on location Homes in Huntington Harbour and near the coast commanded the highest prices, with less expensive homes located in the central and northern portions of the City Most homes were well over thirty years in age, 1968 being the average year built Unit sizes are relatively modest averaging only 1 718 square feet The overall median home price in Huntington Beach was $769,000 for a 1,700 square foot home built in 1968 Fable 11 19 Home and Condominium Sales Prices August 2006 July 2007 City of Huntington Dieach # Units Median Avg Avg Avg Bdrms Sold Price Range price Unit Size I Lot Size Year Built Single Family Homes 1 10 $405 000$1 371 000 $435 000 740 sq ft 2 280 sq ft 1952 2 96 $335 000 $2 975 000 $582 500 1 206 sq ft 5 034 sq ft 1965 3 575 $326 080 $852 840 $735 000 1 563 sq ft 8 251 sq ft 1968 4 411 $390 000 $5 650 000 $819 000 1 943 sq ft 6 610 sq ft 1968 5+ 59 $619 500$2 720 000 $850 000 2 539 sq ft 8 036 sq ft 1970 Total 1 1,151 1 $326,075$5 650 000 1 $769,000 1 1,718 sq ft 1 7,328 sq ft 1968 Condominiums 1 109 $192 000 $910 000 $352 500 743 sq ft - 1978 2 306 $247 500$1 550 000 $480 000 1 134 sq ft - 1980 3 80 $330 000$2 400 000 $544 000 1 442 sq ft - 1978 4 3 $720 000 $1 290 000 $995 000 2 015 sq ft - 1967 Total 1 498 1 $192 000$2,400,000 1 $460,000 1 1,094 sq ft 1979 Source Dataquick On Line Real Estate Database Compiled by Karen Warner Associates Approximately one third of all units sold between August 2006 July 2007 were condominiums Median prices for condominiums ranged from $352 500 to $995,000, with an overall median price of $460,000 Whereas the vast majority of single family homes were three and four bedroom units, condominiums were predominately one and two bedroom units, selling for approximately $100 000 below similarly sized single family homes Condominiums are thus helping to fill a gap for smaller, less expensive ownership housing in the City The City does have a segment of luxury high end condominiums as well, with approximately a dozen units selling for over $1,000,000 located primarily in the Pacific Coast Highway Coastal Corridor and in Huntington Harbour 2008 2014 HOUSING ELEMENT 1133 HOUSING NEEDS ASSESSMENT Housing Affordability The affordability of housing in Huntington Beach can be assessed by comparing market rents and sales prices with the amount that households of different Income levels can afford to pay for housing Compared together, this Information can reveal who can afford what size and type of housing California Health and Safety Code10 defines affordable owner and rental housing costs as follows Affordable Ownership Housing Cost - moderate Income Housing costs consist of mortgage debt service homeowner association dues, insurance, utility allowance and property taxes Affordable costs are up to 35% of the defined household income Affordable costs for moderate income households are based on standard of 1 10% of Area Median Income (AMI) for a household size equal to one more person than the number of bedrooms in the unit Affordable Renter Housing Cost Housing costs include rent plus utilities paid for by the tenant Affordable rent is up to 30% of the defined household income Affordable rents are based on a standard of 50% of AMI for very low income households, 60% of AMI for low income households, and 110% AMI for moderate income households for a household size equal to one more person than the number of bedrooms in the unit The HUD published 2007 Area Median Income for a four person household in Orange County is $78 700 Based on these definitions of income and affordable housing cost, Table II 20 presents the maximum affordable purchase price for moderate income households (110% MFI) and compares this with market sales prices for single family homes and condominiums in Huntington Beach as previously documented in Table II 19 As illustrated below, median single family home prices in Huntington Beach are well beyond the level of affordability for moderate income households For example, the maximum affordable purchase price for a moderate income four person household is $308,320 whereas the median priced three bedroom home in Huntington Beach is $735,000, an affordabil►ty gap of $426,680 Escalation in sales prices over the past several years have placed even condominiums out of reach to households earning moderate incomes As shown in Table II 20, the maximum affordable purchase price for a three person household is $278,820 whereas the median priced two bedroom condomin►um in Huntington Beach sells for $480 000, an affordability gap of $201,180 70 Health and Safety Code Section 50052 5 establishes affordable housing cost and Section 50053 establishes affordable rents 2008 2014 HOUSING ELEMENT 1134 HOUSING NEEDS ASSESSMENT Table 99 20 2007 Maximum Affordable dousing Cost(Moderate Income) range Coun Moderate Income 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom Affordable Housing Cost (2persons) 3persons) (4persons) (5 persons) Household Income @ 110% Median $69 300 $77 880 $86 570 $93 500 Income Towards Housing @ 35% Income $24 250 $27 250 $30 300 $32 725 Maximum Monthly Housing Cost $2 020 $2 270 $2 525 $2 725 Less Expenses Utilities ($93) ($105) ($142) ($158) Taxes (1 15% affordable hsg price) ($220) ($250) ($280) ($300) Insurance ($85) ($100) ($115) ($130) HOA Fees & Other ($180) ($180) ($180) ($180) Monthly Income Available for Mortgage $1 442 $1 635 $1 808 $1 957 Supportable Mortgage @ 6 25% interest $234 200 $265 540 $293 640 $31 7 840 Homebuyer Downpayment(5%) $11 710 $13 280 $14 680 $15 890 Maximum Affordable Purchase Price $245,910 $278,820 $308,320 $333,730 City Median Single Family Sales Pace $435,000 $582,500 $735,000 $819,000 City Median Condo Sales Price $352,500 $480,000 $544,000 $995,000 Source Karen Warner Associates Table 1121 presents the maximum affordable rents for very low, low and moderate Income households by household size, and compares with median apartment rents in Huntington Beach, as documented in Table 1117 As the table below indicates, Citywide median rents are well above the level of affordability for very low and low income households, with the affordability gap ranging from $400 to $950 per month depending on household size As household size increases, so does the affordability gap Households earning moderate incomes, however are easily able to afford market rents in Huntington Beach Table 9121 2007 Maximum Affordable Rents Orange County Maximum Affordable Rent After Utilities Allowance* Income Level Studio 1 Bedroom 2 Bedroom 3 Bedroom {1 erson (2person) 3 person} 4person) Very Low Income $680 $694 $780 $842 Low Income $746 $852 $957 $1 038 Moderate Income $1 435 $1 640 $1 842 $2 022 Huntington Beach $1,086 $1,332 $1,599 $1,795 Median Apt Rents For comparability with advertised rentals affordable rent calculations subtract the following utility expenses based on the Orange County Housing Authority utility allowance schedule $80 for studios $93 for 1 bdrms $105 for 2 bdrms and $142 for 3 bdrms Source Karen Warner Associates 2008 2014 HOUSING ELEMENT 1135 HOUSING NEEDS ASSESSMENT 5 Assosted H000song At-Rosk of Conversoon State Housing Element law requires an analysis of the potential for currently rent restricted low income housing units to convert to market rate housing, and to propose programs to preserve or replace any units at risk' of conversion This section presents an inventory of all assisted rental housing in Huntington Beach and evaluates those units at risk of conversion during the ten year, 2008 2018 planning period Assisted Housing ✓Inventory As presented in Table II 22, Huntington Beach has a sizable stock of assisted rental housing, totaling 1 440 deed restricted units This inventory includes all multi family units assisted under federal, state, and local programs including HUD, state/local bond programs, density bonus, inclusionary and local redevelopment programs Table 11 22 Assisted Rental Housing Inventory City of Huntington Beach Project Name Tenant Type Total Affordable Applicable Potential Units Units Programs Conversion Date City Multi Family Revenue Bond Projects Emerald Cove Senior 164 164 VL/Low City Bond Perpetuity Huntington Breakers Family 342 68 City Bond 2020 Senior Disabled Five Points Villas Senior 166 32 VL City Bond 2029 16 Mod RDA Set Aside Federally Assisted Projects Huntington Villa Family 198 192 Section(J)(1) 2013 Yorba Section 8 Annual Renewals Wycliffe Gardens Senior 185 185 Section 231 2016 (Huntington Gardens Section 8 Annual Renewals Redevelopment Agency Assistance Bowen Court Senior 20 20 VL Set Aside 2062 Apartments Land Lease Bridges Apartments Family 80 80 VL/Low Set Aside 2032 Inclusionary Colette s Children s Transitional 8 8 VL Set Aside 2064 2066 Home Domestic Violence Fountains Senior Senior 271 80 VL/Low Set Aside 2063 Apartments Bond Financing Hermosa Vista Family 88 88 VL/Low Set Aside 2064 Apartments Bond Financing Huntington Pointe Family 104 104VL/Low Set Aside 2063 Bond Financing Interval House Transitional 6 6 VL/Low Set Aside 2031 Domestic HOME Violence 2008 2014 HOUSING ELEMENT 1136 HOUSING NEEDS ASSESSMENT Table If 22 Assisted Rental Ho sing Inventory (cont d) Project Name Tenant Type Total Affordable Applicable Potential Units Units Programs Conversion Date Jamboree Oakview Family 10 9 VL Set Aside 2066 1 L HOME OCCHC - Oakview Family 64 64 VL Set Aside 2024 Keelson Koledo 1 5 HOME 2060 Queens Project Self Family 9 9 Set Aside 2024 Sufficiency Shelter for the Family 12 12 VL Set Aside 2024 Homeless HOME 2032 Keelson Barton 1 &2 Sher Lane Apartments Family 66 66 VL Low Set Aside 2032 Mod Sea Air Apartments Family 36 36 Set Aside 2024 725 733 Utica Density Bonus Projects Oceanaire Apts Family 65 62 Density Bonus 2026 7811 Talbert Low/Mod 16791 Roosevelt Family 3 1 Low Density Bonus 2033 16811 Roosevelt* Family 13 1 VL/1 Low Density Bonus 2066 1301 Delaware Family 30 3 Low/Mod Density Bonus 2031 Non Assisted Projects Main Place Apts Family 29 26 Low Inclusionary 2031 Non assisted Beachview Villas Single/Dbl 107 106 VL/Low Non assisted Perpetuity (SRO) Occupancy Source City of Huntington Beach Economic Development Department August 2007 Required affordable units provided off site at 7912 Newman Street At Risk Projects This section evaluates those lower income rental projects in Huntington Beach at risk of converting to market rate uses prior to June 30 2018 As shown in Table II 23, two affordable housing projects are considered to be at risk during this period Wycliffe Gardens and Huntington Villa Yorba Both of these projects maintain Section 8 project based Housing Assistance Plan (HAP) contracts with HUD subject to annual renewals Wycliffe (Huntington) Gardens is a 185 unit Section 231 senior project with a mortgage extending through 2016 and project based Section 8 contracts subject to annual renewals HUD In November 2006, the owner of Wycliffe Gardens provided a Notice of Intent to Prepay to the City, HUD, the State, and tenants of the project City Economic Development staff are currently working with an experienced non profit housing developer (Orange Housing Development Corporation) in an effort to negotiate the acquisition and continued affordability of Wycliffe Gardens, or alternatively, the extension and preservation of the existing affordable terms and Section 8 housing assistance 2008 2014 HOUSING ELEMENT 1137 HOUSING NEEDS ASSESSMENT Huntington Villa Yorba is a 198 unit HUD Section 236(j)(1) project, 192 units with affordability controls In 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 projects mortgage now extends through May 2013, with the Section 8 contract subject to annual renewals Preservation and Replacement Options Preservation or replacement of the two at risk projects in Huntington Beach can be achieved in several ways 1) transfer of ownership to non profit organizations, 2) provision of rental assistance to tenants using other funding sources, and 3) replacement or development of new assisted units Each of these options are described below along with a general cost estimate for each Option 1 Transfer of Ownership Transferring ownership of the at risk projects to non profit organizations has several benefits 1) affordability controls can be secured indefinitely and 2) projects become eligible for a greater range of governmental assistance The feasibility of this option depends on the willingness of the owner to sell the property, the existence of qualified non profit purchasers and the availability of funding The current market value for Wycliffe Gardens and Huntington Villa Yorba can generally be estimated based on each projects' potential annual income and standard costs associated with apartment maintenance and management As shown in Table II 23, the market value of the combined 377 project units is estimated at $54 million These estimates are intended to demonstrate the magnitude of costs relative to other preservation and replacement options, actual market values of these projects will depend on the building and market conditions at the time of appraisal Table II 23 Market Value of At Risk Projects Project Units Wycliffe Gardens Huntington Villa Yorba Total 1 bdrm 185 21 206 2 bdrm 152 152 3 bdrm 19 19 Total 185 192 377 Annual Operating Cost $1 175000 $1 483 172 $2 658 1 72 Gross Annual Income $2 730 000 $3 451 920 $6 781 920 Net Annual Income $1 554 500 $1 968 748 $3 523 248 Est Market Value $24 000 000 $30 000 000 $54 000 000 Market value for each project based on the following assumptions 1 Average market rents 1 bd $1 300 2 bd $1 600 3 bd $1 700 (Table II 17) 2 Average unit size 1 bd 700 sq ft 2 bd 900 sq ft 3 bd 1 100 sq ft 3 Vacancy Rate=5/ 4 Annual operating expense=35/ gross income+ 1 1 / property taxes 5 Market value based on 6 5/ capitalization rate 2008 2014 HOUSING ELEMENT 1138 HOUSING NEEDS ASSESSMENT Opt►o►a 2 Rental Ass►stance Wycliffe Gardens and Huntington Villa Yorba both maintain Section 8 contracts for rental assistance The long term availability of funding at the federal level for Section 8 contract renewal is uncertain if terminated, rent subsidies using alternative State or local funding sources could be used to maintain affordability Subsides could be structured similar to the Section 8 program whereby HUD pays the owners the difference between what tenants can afford to pay (30% household income) and what HUD establishes as the Fair Market Rent (FMR) on the unit The feasibil►ty of this alternative, in the case of the property owners, depends on their willingness to continue to accept rental vouchers and limit rents to fair market levels Given the 377 at risk units in Wycliffe Gardens and Huntington Villa Yorba and associated bedroom mix, the total cost of subsidizing rents in these projects is estimated at approximately $100,000 per month or $1 2 million annually, translating to $23 million in subsidies over a 20 year period Table 1124 Re uired Rent Subsidies for At Risk Pro ects #Bdrms # Units Fair Hhld Hhld Max Per Unit Total Total Market Size Income Afford Subsidy Monthly Annual Rents (50% Rent Subsidy Subsidy AM I) 1 bdrm 206 $1 238 2 person $31 500 $984 $254 $52 324 $627 888 2 bdrm 152 $1 485 3 person $35 400 $1 180 $305 $46 360 $556 320 3 bdrm 19 $2 125 4 person $39 350 $2 164 $0 $0 $0 Total 377 $98,684 $1,184,208 Opt►on 3 Construct►on or Purchase of Replacement Un►ts The construction or purchase of a replacement building is another option to replace at risk units should they convert to market rates The cost of developing housing depends on a variety of factors, including density size of the units, location, land costs, and type of construction Based on discuss►ons with a non profit housing developer active in Huntington Beach and greater Orange County current purchase prices for market rate apartment buildings in Huntington Beach range anywhere from $180,000 $230,000/unit Therefore, the cost to replace the 377 at risk units in Huntington Beach can generally be estimated to range from $67 to $86 million Cost Comparisons 1n terms of cost effectiveness for preservation of the 377 at r►sk units, 20 years worth of rent subsidies ($23 million) are less expensive than transfer of ownership ($55 million), or purchase of replacement units ($67 $86 million) However, transfer of ownership to a non profit may still be a preferred alternative as affordability controls could be secured indefinitely, and projects would become eligible for a greater range of outside funding 2008 2014 HOUSING ELEMENT 1139 HOUSING NEEDS ASSESSMENT ® u EGOONAL HOUSPNGn NEEDS State law requires all regional councils of governments including the Southern California Association of Governments (SCAG) to determine the existing and projected housing need for its region and determine the portion allocated to each jurisdiction This is known as the "Regional Housing Needs Assessment' (RHNA) process I Exusting Housing Needs Overcrowding The Census defines overcrowding as an average of more than one person per room in a housing unit (excluding kitchens porches and hallways) The incidence of overcrowded housing is a general measure of whether there is an available supply of adequately sized housing units Table II 25 shows the incidence of overcrowding in Huntington Beach by tenure as measured by the 2000 Census Table 11 25 Overcrowded Households 2000 City of Huntingon Beach and Orange Count Overcrowding Households Percent Orange Co % Owners Overcrowding 1 000 2% 8% Severe Overcrowding 271 <1% 4% Renters Overcrowding 3 752 13% 28% Severe Overcrowding 2 244 8% 19% Total Overcrowding 4 752 6% 16% Source U S Census 2000 Severe overcrowding is a subset of overcrowding In 2000, there were 4,752 households living in overcrowded conditions in Huntington Beach, representing 6 percent of all households Approximately 13 percent of renter households were overcrowded, an increase from 1990 levels when 10 percent of the City's renters were overcrowded However, household overcrowding levels for the County are over double the rates of overcrowding in Huntington Beach Severe overcrowding, which is defined as more than 1 5 persons per room, was especially high among renters Over 2 200 renter households (8%) experienced severe overcrowding, again an increase from 1990 levels (5% and 1,500 households) As illustrated in Figure 6, the Oak View neighborhood in central Huntington Beach evidenced the highest levels of overcrowding, with 38 percent, or 619 renter households severely overcrowded Oak View is one of the City s CDBG Enhancement Areas as well as a Redevelopment Project Area, and continues to be a major focus for City neighborhood improvement activities 2008 2014 HOUSING ELEMENT 1140 HOUSING NEEDS ASSESSMENT Figure 6 Severe Renter Overcrowding m ng 6 uIt�«l �It�C1fl� � gtot{�Cl Beach _ SEVERE RENTER OVERCROWDING r t1 Si PERSONS OR MORE PER ROOMY ; € —.;y,7ausx u fi rite. Y � PERCENT OVERCROWDED � ~ � J None 01 49 � ` � ��)l 4 54 99 `ram' 100 199 300-387 �a F CI#y4Vlt3e 82% r source U 5 Census Bureau Census 2000 a ac as 2008 2014 HOUSING ELEMENT 11-41 HOUSING NEEDS ASSESSMENT Overpayment The 2000 Census indicates that overpayment remains a critical need for low and moderate income households, who are disproportionately affected by this burden compared to other households Affordability problems occur when housing costs become so high in relation to income that households have to pay an excessive proportion of their income for housing, or are unable to afford any housing and are homeless Housing overpayment refers to spending more than 30 percent of income on housing, severe overpayment is spending greater than 50 percent Table II 26 shows the incidence of overpayment in Huntington Beach Fable 99 26 Dousing Overpayment City of Huntington Beach and Orange County Overpayment Households Percent Orange Co % Owners Overpayment 11 227 26% 32% (>30% income on housing) Severe Overpayment 3 851 9/°° 10/°° (>50% income on housing) Renters Overpayment 10 751 38% 44% (>30% income on housing) Severe Overpayment 4 485 16% 19/°°(>50% income on housing) Total Overpayment 27 978 30°/ 37/ Source U S Census 2000 Note Severe overpayment is a subset of overpayment According to the 2000 Census, 38 percent of renters and 26 percent of homeowners in Huntington Beach were spending more than 30 percent of their total income on housing, about six percent below the level of overpayment experienced Countywide Severe overpayment impacts 16 percent of the C►ty's renters which while significant, Is still below the Countywide average of 19 percent In terms of lower income (<80 percent AMI) households overpaying 9 012 lower income renters and 5,530 lower income homeowners were faced with overpayment in Huntington Beach, indicating nearly 85 percent of overpaying renters earned lower incomes Figure 7 shows locations in Huntington Beach with concentrations of severe overpayment among the renter population Census tracts where 20 25 percent of renters were spending more than half their incomes on rents are located in pockets throughout Huntington Beach In general these areas include the greater Downtown/Old Town area, the Adams neighborhood, central Huntington Beach around Goldenwest the northern Huntington Center area, and throughout Huntington Harbour 2008 2014 HOUSING ELEMENT 1042 HOUSING NEEDS,ASSESSMENT Figure 7 Severe Renter Overpayment ti (I iiLMI Figure 7 SClI �3 �Q Huntington Beach SEVERE RENTER OVERPAYMENT (50%+income in Rent) tt ! EdinG � — _ d - 1 I� 4 � E � m , �,A v Adel s — 7 PERCENT RENTERS OVERPAYING r 0 None +r =01-99 h �� 0-149 is t 0150-199 ' ®200-258 Citywide 15 4% � Source U S,Census Bureou Census 2000 n�u rrac as 2008 2014 HouslNG ELEMENT 11-43 HOUSING NEEDS ASSESSMENT Table 1127 provides a more detailed review of households that experienced severe housing overpayment Among renters, the elderly were most impacted by severe overpayment, with one third of the City's total 2 519 elderly renters spending more than half their income on rent The addition of 100 units of affordable senior rental housing since the 2000 Census in Bowen Court Senior Apartments and The Fountains Senior Apartments will help to address the housing affordability needs of the City's senior renter households Among homeowners all household types experienced fairly comparable levels of severe overpayment, ranging from 9 16% These households are most at risk of foreclosure particularly in a declining housing market with rising interest rates Table 19 27 Severe Housing Cost Burden by Type and Tenure C ty of Huntington Beach Small Large Elderly Family Family Other Total Renter Households Total# by household type 2 519 11 324 2 983 12 208 29 034 % with severe cost burden 35% 12% 1 1% 14% 15% Owner Households Total # by household type 11 147 22 516 3 812 7 221 44 696 %with severe cost burden 12% 8% 9% 16% 10% Source http socds huduser org/chas/reports 2008 2014 HOUSING ELEMENT 1144 HOUSING NEEDS ASSESSMENT 2 Fove-Fear Projected @- ousong Needs California's Housing element law requires that each city and county develop local housing programs to meet its "fair share' of existing and future housing needs for all income groups, as determined by the jurisdiction's Council of Governments This "fair share' allocation concept seeks to ensure that each jurisdiction accepts responsibility for the housing needs of not only its resident population, but also for the jurisdiction s projected share of regional housing growth across all income categories Regional growth needs are defined as the number of units that would have to be added in each jurisdiction to accommodate the forecasted number of households, 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 In the six county southern California region, which includes Huntington Beach, the agency responsible for assigning these regional housing needs to each jurisdiction is the Southern California Association of Governments (SCAG) The regional growth allocation process begins with the State Department of Finance's projection of Statewide housing demand for the planning period which is then apportioned by the State Department of Housing and Community Development (HCD) among each of the State s official regions SCAG has determined the projected housing need for its region for the 2008 2014 Housing Element cycle", and has allocated this housing need to each jurisdiction by income category This is referred to as the Regional Housing Needs Assessment (RHNA) process The RHNA represents the minimum number of housing units each community is required to provide 'adequate sites" for through zoning and is one of the primary threshold criteria necessary to achieve HCD approval of the Housing Element In allocating the region's future housing needs to jurisdictions, SCAG is required to take the following factors into consideration ✓ Market demand for housing ✓ Employment opportunities ✓ Availability of suitable sites and public facilities ✓ Commuting patterns ✓ Type and tenure of housing ✓ Loss of units in assisted housing developments ✓ Over concentration of lower income households ✓ Geological and topographical constraints As defined by the RHNA, Huntington Beach s new construction need for the 2008 2014 period been established at 2,092 new units, distributed among the four income " The 2008 2014 SCAG Housing Element planning period extends beyond the typical five year planning cycle to provide consistency with projections contained within SCAG s Integrated Growth Forecast 2008 2014 HOUSING ELEMENT 1145 HOUSING NEEDS ASSESSMENT categories as shown in Table II 28 The City will continue to provide sites for a mix of single family multi family and mixed use housing, supported by a variety of programs to enhance affordability to accommodate its RHNA and contribute towards addressing the growing demand for housing in the southern California region Table II 28 Regional Housing Needs Assessment 2008 2014* City of Huntington Beach Income Level Percent of Units Percent Very Low*** 0 50% 454 22% Low 5180% 369 17% Moderate 81120% 414 20% Above Moderate 120%+ 855 41% Total 2092 100% Source http//SCAG ca gov gov/Housing/rhna htm Building permits issued since 1/2006 are credited towards the 2008 2014 RHNA AMI Adjusted Median Income for Orange County An estimated half of the City s very low income housing needs (227 units) are for extremely low income households 2008 2014 HOUSING ELEMENT 1146 HOUSING NEEDS ASSESSMENT O^^ Ltd III HOUSING CONSTRAINTS The provision of adequate and affordable housing can be constrained by a number of factors This section assesses the various governmental market, infrastructure and environmental factors that may serve as a potential constraint to housing development and improvement in Huntington Beach GOVERNMENTAL CONSTRAINTS I Land Use C®n$r®Os 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 (RQ - Provides for single-family residential use within neighborhoods Clustered development and second units are allowed Maximum density is 7 dwelling units per net acre Residential Medium (RM) - Provides for duplexes triplexes townhomes apartments multi-dwelling structures and cluster housing Single-family homes may also be appropriate Maximum density is 15 dwelling units per net acre Residential Medium High (RMH) — Provides opportunities for a more intensive form of development including medium density townhomes garden apartments and apartment "flats' The RMH-A Small Lot subdistrict applies to areas with narrow 25 foot lot frontages where separate development standards apply Maximum density is 25 dwelling units per net acre Residential High (RH) - Provides opportunities for the most intensive form of residential development including apartments in garden type complexes and high rises Maximum density is 35 dwelling units per net acre Residential Manufactured Home Park (RMP) — Provides sites for mobile home or manufactured home parks including parks with rental spaces and parks where spaces are individually owned Maximum density is 9 spaces per net acre Mixed Use (M) - The exact density location and mix of uses in the category is intended to be governed by a specific plan to allow greater design flexibility May include single residential use As a means of providing greater development certainty and better facilitate mixed use projects the City is in the process of drafting mixed use zoning regulations The City s residential development standards are summarized in Table 111-1 Development standards are intended to protect the safety and general welfare of the community while promoting the goals and policies of the General Plan The City s 2008-2014 HOUSING ELEMENT 1111 HOUSING CONSTRAINTS standards are fairly comparable to other ®range County communities and are not considered excessive or overly restrictive Table III 1 Residential Development Standards RL RM ' RMH A RMH RH RMP � Subdistrict 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) 35 35 35 35 35 — Street Side(ft) 610 610 5 610 610 10 Rear(ft) 10 10 75 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 6 000 2 904 1 742 1 244 — ft) 726 15 25 35 Density(du/acre) Max % Lot Coverage 50 50 50 50 50 75 Studio 1 bed 2 bed 3 bed 4 bed 5 bed Minimum Floor Area 500 650 900 1 100 1 300 1 300 Private Open Space Ground Floor Units 200 200 250 300 400 400 Above Ground Floor 60 60 120 120 120 120 Parking Single Family 2 2 2 2 2 3 Multi Family 1 1 2 25 25 25 (1 (1 enclosed) (1 enclosed) (1 enclosed) enclosed) Guests 5 per unit Senior 1 1 1 5 (covered) (covered) (covered) SRO 1 "Lots< 50 in width= 1 du per 25 frontage Lots> 50 in width= 1 du per 1 900 sq ft 2008-2014 HOUSING ELEMENT 1112 HOUSING CONSTRAINTS The table shows that development standards remain fairly constant across all residential zoning districts One exception to note is that the minimum lot area per unit decreases as allowable development intensity increases from the RL, single- family residential, zone to the RH, high density residential, zone Likewise, the front yard setback requirement becomes less restrictive as permitted density increases That is, the RL front yard setback is 15 feet while the RH required front yard setback is reduced to 10 feet The maximum building height for all residential zoning districts is 35 feet This allows for development to exceed two stories in all zones for all residential housing types The zoning code also contains a provision for exceeding the maximum height limit up to 10 feet for architectural features and projections In addition, some specific plans, such as the Seabridge and Downtown Specific Plans, allow greater building heights for mixed use and multi-family residential protects Residential parking standards in the City of Huntington Beach are based on the number of bedrooms for both single and multi-family developments All single-family residences are required to provide a minimum of a 2-car garage New single-family residences with five or more bedrooms are required to provide a 3-car garage, except in the RIVIH-A district, where 25-foot wide lots are permitted Open parking spaces are also required, but can be counted in the driveway and on the street Existing single-family residences are required to have 2-car garages regardless of the number of bedrooms This allows property owners with older dwelling units to remodel their homes and add bedrooms without having to provide a third car garage As indicated in Table III-1, parking requirements for multi-family residential developments increase as the number of bedrooms increases However, only one enclosed space is required for each unit The remaining required spaces can be open The zoning code also has separate parking requirements for senior housing, small lot developments, manufactured/mobile homes, SRO developments, group housing and residential care housing that require fewer parking spaces than the standard multi-family residential parking requirements While all of the base residential development standards are listed above, the City's zoning code contains other provisions that provide flexibility for many of the base standards, which allows property owners and developers to maximize development on their lots without requiring discretionary action For instance, the maximum lot coverage permitted in residential zoning districts is 50 percent, but the code allows up to 55 percent lot coverage for patio covers The code also stipulates that lattice or trellis patio covers are exempt from lot coverage limitations Other provisions that Provide flexibility include zero side and rear yard setback standards, reduced setbacks for accessory structures, allowable building projections into required setbacks, exceptions to height limit and reduced setbacks for side entry garages and garages with alley access The City s residential development standards have not served as a constraint to the provision of housing as a number of residential housinq projects, ranging in size 2008-2014 HOUSING ELEMENT 1113 HOUSING CONSTRAINTS from smaller 4-unit developments in the RM zone to the 516-unit Pacific City development located in the Downtown Specific Plan area, have achieved the maximum permitted densities However, it should be noted that not all residential protects are able to achieve maximum densities due to other constraints specific to the site, such as shape and topography of the lot, soil/environmental conditions and location These constraints are discussed further for vacant sites in the realistic development capacity analysis in Section IV Huntington Beach has adopted numerous provisions in its Zoning Ordinance that facilitate a range of residential developments types and encourage affordable housing Affordable Housing Density Bonus In March 2007 the Huntington Beach City Council adopted a new density bonus ordinance (Zoning Code Section 230 14) to conform with the new requirements of Government Code Section 65915 In summary, applicants of residential projects of five Or more units may apply for a density bonus and additional incentive(s) if the project provides for construction of one of the following a Ten percent (10%) of the total units of a housing development for lower income households or b Five percent (5%) of the total units of a housing development for very low income households or c A senior citizen housing development or mobilehome park that limits residency based on age requirements for housing for older persons or d Ten percent (10%) of the total dwelling units in a common interest development (condominium) for persons and families of moderate income The amount of density bonus to which the applicant is entitled varies according to the amount by which the percentage of affordable housing units exceeds the minimum percentage established in this section but generally ranges from 20-35% above the specified General Plan density In addition to the density bonus eligible projects may receive 1-3 additional development incentives, depending on the proportion of affordable units and level of income targeting The incentives are offered a A reduction in site development standards (e g setback and square footage requirements and/or parking requirements) or architectural design requirements b Approval of mixed-use zoning in conjunction with the housing project if nonresidential land uses reduce individual unit costs and the nonresidential land uses are compatible with the housing project and adjoining development 2008-2014 HOUSING ELEMENT 1114 HOUSING CONSTRAINTS c Other regulatory Incentives or concessions proposed by the permit applicant or the City that would result in identifiable cost reductions In addition to these incentives, at the request of the developer the City will permit a parking ratio (inclusive of handicapped and guest parking) of 1 space for 0-1 bedroom units 2 spaces for 2-3 bedroom units and 2Y2 spaces for four or more bedrooms Since adoption of the new ordinance the City has received one density bonus application Development Standards for Senor Housing Section 210 88 sets forth modified development standards for senior housing that may be permitted by the Planning Commission Modified standards include reduced unit sizes reduced parking and reduced private open space requirements Inclus►onary Housing Huntington Beach has had an inclusionary housing requirement since the early 1990s as set forth by policy In October 2005 the City Council adopted an ordinance that codified this policy and established the option for payment of in-lieu fee for projects with fewer than ten units Zoning Ordinance Section 230 26 requires new residential projects with three or more units to provide at least 10 percent of the total units for low to median income households at an affordable housing cost for a 60 year period, projects within Redevelopment Project Areas have a 15 percent inclusionary requirement Rental units are required to be made available to very low - low income households while owner units are to be available to low - median income households Affordable units are permitted to be provided at an off-site location and may be new construction or substantial rehabilitation ' Preservation of at-risk units or mobile homes may also be used to satisfy the inclusionary requirement All off-site inclusionary units must be constructed or rehabilitated prior to or concurrently with the primary project The City contracted with an economic consultant to conduct a nexus study to calculate an appropriate in-lieu fee amount for projects with 3-9 units In October 2007 City Council adopted the following inclusionary housing in-lieu fees 1 For purposes of the ordinance major rehabilitation is defined as equal to more than one-third the value of the existing improvement, excluding land value, of existing non restricted units 2008-2014 HOUSING ELEMENT 1115 HOUSING CONSTRAINTS Table III 2 Inclusions Housing In-Loeu Fee Project Size Per Unit In-Lieu Fee , W of UAmount Three $9 430 Four $10 600 Five $11 780 Six $12 960 Seven $14 140 Eight $15 330 Nine $16 500 The Ad Hoc Committee is continuing to evaluate the option of extending the in-lieu fee to all protects The City will establish an Affordable Housing Trust Fund for deposit of in-lieu fee revenues Monies from the Fund will be used only to fund projects with a minimum of 50 percent of the units affordable to very low and low income households with at least 20 percent of units available to very low income households At the discretion of the City Council the Fund may be used for pre- development costs land or air rights acquisition rehabilitation land write-downs or to lower the interest rate of construction loans or permanent financing The City Council shall annually i eview and update the in-lieu fee schedule by resolution and set forth the permitted use of the Affordable Housing Trust Funds Huntington Beach has had its 10 percent inclusionary requirement in place since the early 1990s, and the requirement has not served as a constraint to development The City s ordinance provides an effective mechanism to integrate affordable units within market rate developments, with 478 affordable units produced through the City s requirement between 1993-2006 The City s ordinance provides incentives for compliance by offering density bonuses and additional regulatory incentives for provision of 10 percent low or median income units To provide flexibility, the ordinance now provides the option for payment of an in-lieu fee for prolects with fewer than 10 units, as well as providing options for provision of off-site units through new construction or substantial rehabilitation, or preservation of at-risk units or mobile homes Condominium Conversions As a means of maintaining the supply of rental units and preserving the affordable housing stock, the City requires a Conditional Use Permit for conversion of existing dwelling units to condominiums The conversion requirements mandate relocation assistance for eligible tenants and anti- discrimination policies in the sale of converted units In 2004 the City strengthened the condominium conversion ordinance as follows ✓ Prohibition of conversion of lower or moderate income rental housing developed with federal state or local assistance ✓ Provision of 12 months relocation time for low and moderate income tenants and tenants with minor children in school 2008-2014 HOUSING ELEMENT 1116 HOUSING CONSTRAINTS ✓ Required findings that the conversion will not displace a significant percentage of low and moderate Income, disabled or senior citizen tenants or eliminate a significant number of low and moderate Income rental units from the City s housing stock at a time when equivalent housing is not readily available in Huntington Beach ✓ Compliance with parking requirements (Chapter 231) and landscape improvements (Chapter 232) Since adoption of the updated ordinance the City received inquiries about conversion of several apartment complexes to condominiums although no applications have been filed Small Lot Development In 2000 the City amended the Zoning and Subdivision Ordinance to add standards for small lot developments (lots less than 4 000 square feet) The 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 or multiple units per lot (condominium) By providing greater development flexibility and allowing smaller lot sizes the ordinance facilitates development and reduces development costs Development standards for small lot development can be summarized as follows Minimum Lot Size 3,100 sq ft (3,400 sq ft average) Minimum Lot Frontage 40 ft (30 ft for cul de sac) Maximum Height 30 ft/2 stories (3rd level permitted < 500 sq ft ) Minimum Setbacks Front 15 ft + offsets in front facade Side 8 ft aggregate, min 3 feet 2 Rear 15 ft 15% of building width may be at 13 ft Maximum Lot Coverage 50% Parking 2 spaces plus one on-street guest parking space 2 Zero foot side yard setback permitted with min 8 ft on other side 2008-2014 DOUSING ELEMENT 111-7 DOUSING CONSTRAINTS 2 Provision for a Variety of Housing Types Housing Element law specifies that jurisdictions must Identify adequate sites to be made available though appropriate zoning and development standards to encourage the development of various types of housing for all economic segments of the population Table III-3 summarizes the housing types permitted in each of the Huntington Beach zoning districts Table III 3 Housing Types by Residential Zone Category l Zoning District ,Housing Types Permitted RL RM RMH RH RMP Co CG Cv i Single-Family P P P P P PC Multiple Family 2—4 units ZA P P P PC 5—9 units ZA ZA ZA ZA PC 10 or more units PC PC PC PC PC Single Room Occupancy PC PC (SRO) Manufactured Housing P P P P P Mobile Home Parks ZA ZA ZA Second Units P P P P P Care Facilities (6 or fewer) P P P P P Care Facilities (7 or more) PC PC PC PC ZA ZA Transitional Housing* PC PC PC PC PC Emergency Shelters ZA/PC Farmworker Housing N/A *Reflects group residential category Transitional housing may also take the form of multi family residential and would be permitted according to the size of the project as is indicated in the Table P=Permitted ZA=CUP by Zoning Administrator PC=CUP by Planning Commission 2008 2014 HOUSING ELEMENT 1118 HOUSING CONSTRAINTS Second Units The passage of AB 1866 (effective July 2003) now requires local governments to use a ministerial process for second unit applications for the purpose of facilitating production of affordable housing AB 1866 does allow cities to impose development standards on second units addressing issues such as building size, parking, height setbacks and lot coverage In order to comply with the new law in June 2005 the Huntington Beach City Council amended Section 230 10 of the Zoning Code to permit attached second units as an accessory use in all residential zone districts on minimum 6 000 square foot lots The maximum size of the second unit is 650 square feet and shall not exceed one bedroom One additional off-street parking space is required for the second unit except in the Coastal Zone where a minimum of two off-street parking spaces are required to be provided on the project site for the second unit The Planning Director approves second unit applications based upon fulfillment of the following conditions ✓ The dwelling conforms to the design and development standards set forth by the ordinance ✓ The unit maintains the scale of adjoining residences and is compatible with the design of existing dwellings in the vicinity in terms of building materials colors and exterior finishes ✓ The main dwelling or second unit will be owner occupied ✓ Public and utility services including emergency access are adequate to serve both dwellings Since adoption of the new second unit provisions, the City has had several inquiries regarding second units but has received only one application Single Room Occupancy (SRO) Single Room Occupancy (SRO) residences are small, one room units occupied by a single individual and may either have shared or private kitchen and bathroom facilities SROs are rented on a monthly basis typically without rental deposit, and can provide an entry point into the housing market for extremely low income individuals, formerly homeless and disabled persons Huntington Beach permits SROs in General Commercial, Commercial Visitor, Industrial General and Industrial Limited zoning districts, subject to approval of a conditional use permit by the Planning Commission Beachview Villas is a 107 unit SRO recently developed in Huntington Beach including 47 restricted very low income units 59 restricted low income units and 1 on-site manager unit In 2001, the City amended its SRO ordinance(Section 230 46) to reflect suggestions received during the public hearings on Beachview Villas and based on research of SRO ordinances from cities in the Southern California region Provisions of the City s updated ordinance are as follows 2008-2014 HOUSING ELEMENT III-9 HOUSING CONSTRAINTS ✓ Requirements for a Management Plan outlining policies and procedures and annual review of services by City Planning and Economic Development Departments ✓ 24-hour on-site management ✓ Room limitation to single occupancy, with allowance for overnight guests ✓ Requirement for monthly tenancies ✓ Restricted occupancy to very low and low income households at affordable rents ✓ Units must be 250 - 300 square foot in size and include a kitchen and bathroom 25% of rooms may be a minimum 200 square feet in size ✓ Parking ratio of 1 space per unit and bicycle rack storage of one rack per 5 units The City s SRO ordinance facilitates the provision of affordable housing to extremely low and very low income households Community Care Facoloties The Lanterman Developmental Disabilities Services Act (Lanterman Act) is that part of California law that sets out the rights and responsibilities of persons with developmental disabilities The Lanterman Act impacts local zoning ordinances by requiring the use of property for the care of six or fewer disabled persons to be classified as a residential use under zoning More specifically a State-authorized certified or licensed family care home foster home or a group home serving six or fewer disabled persons or dependent and neglected children on a 24-hour-a-day basis is considered a residential use that is to be permitted in all residential zones No local agency can impose stricter zoning or building and safety standards on these homes Due to the unique characteristics of larger (more than six persons) community care facilities most jurisdictions require a Use Permit to ensure neighborhood compatibility in the siting of these facilities The Huntington Beach Zoning Code identifies residential care limited (24-hour non- medical care for six or fewer occupants) as a permitted use in all residential zoning districts `Residential care general" (24-hour non-medical care for seven or more persons) is conditionally permitted in a large number of zoning districts, including RM RMH RH RMP CO and CG The City imposes no spacing requirements between residential care facilities Family is defined in the City s Zoning Code as a single individual or two or more persons living together as a single housekeeping unit in a dwelling unit , does not distinguish between related and unrelated individuals, or place limits on the number of unrelated persons living together Review of the California Community Care Licensing Division inventory of community care facilities identifies three adult residential facilities in Huntington Beach that provide 24-hour non-medical care for adults ages 18-59 who are unable to provide for their own daily needs providing capacity for 14 adults The City has 54 residential care homes for the elderly providing 696 beds for seniors age 60+ requiring 24 hour assisted living The City s regulations have served to provide needed housing opportunities for persons with disabilities, and do not treat such 2008 2014 HOUSING ELEMENT 11110 HOUSING CONSTRAINTS housing for persons differently based on the personal characteristics of the residents Reasonable Accommodations Both the federal Fair Housing Act and the California Fair Employment and Housing Act impose an affirmative duty on local governments to make reasonable accommodations (I a modifications or exceptions) in their zoning and other land use regulations when such accommodations may be necessary to afford disabled persons an equal opportunity to use and eniov a dwelling For example, it may be a reasonable accommodation to allow covered ramps in the setbacks of properties that have already been developed to accommodate residents with mobility impairments The City has conducted a review of zoning and building code requirements, and has not identified any barriers to the provision of accessible housing Huntington Beach accommodates most accessibility modifications through issuance of a building permit Handicapped ramps or guardrails (up to 42 in height) are permitted to intrude into the standard setbacks required under zoning to allow first floor access for physically disabled residents This provision eliminates the need to obtain a zoning variance The City also provides rehabilitation assistance to income-qualified households for accessibility improvements For new construction, the City s building code requires new housing to comply with the 1998 amendment to the Fair Housing Act, with multi-family development also subject to the Americans with Disabilities Act (ADA) standards New apartment buildings are subject to requirements for unit adaptability on ground floor units Adaptable units are built for easy conversion to disabled access, such as doorway and hallway widths, and added structural support in the bathroom to allow the addition of handrails The City coordinates with the Dayle Maclntosh Center to maintain a directory of accessible housing for physically disabled individuals While Huntington Beach has not identified any constraints on the development, maintenance and improvement of housing for persons with disabilities, the City has not developed specific procedures for requesting a reasonable accommodation As a means of facilitating such requests, the City has included a program in the Housing Element to develop procedures for reasonable accommodation requests with respect to zoning, permit processing, and building laws Manufactured Housing and IMiv obde Home Parks The City permits manufactured housing in any residential district where single-family detached units are permitted and subject to the same property development standards and permitting process The City has established design and locational criteria for manufactured homes to protect neighborhood integrity and provide compatibility with surrounding uses Criteria are as follows ✓ Units must be a least 16 feet in width 2008-2014 HOUSING ELEMENT 11111 HOUSING CONSTRAINTS ✓ Units must be built on a permanent foundation ✓ Exterior skirting must extend to the finished grade ✓ Exterior siding must be compatible with adjacent residential uses ✓ Roof pitch must be at least 2 inches vertical rise per 12 inches horizontal distance, with eave overhangs a minimum of 12 inches ✓ Roof must be of concrete or asphalt tile, shakes or shingles ✓ Floor must be no higher than 20 inches above the exterior finished grade ✓ Required enclosed parking shall be compatible with the manufactured home design and with other buildings in the area ✓ Manufactured housinq is not allowed on substandard lots that do not meet the dimensional requirements of the residential zone, and is not allowed as a second unit or accessory building on an already developed lot The City s Zoning Ordinance establishes the Residential Manufactured Home Park (RMP) zone district which provides sites for mobile home or manufactured home parks, subiect to CUP approval by the Zoning Administrator Mobile home parks are also conditionally permitted in the RL and RM zone districts The following development standards apply to mobile home parks ✓ individual space setbacks shall be landscaped and include the following Front - min 5 feet Side - 10 feet total, min 3 feet on any side Rear - min 5 feet ✓ Minimum common open space of 200 sq ft per manufactured home space ✓ Maximum site coverage of 75% per space ✓ Parking - 2 spaces per unit, one covered and one may be behind the first 3 guest spaces per mobile home space Huntington Beach provides appropriate zoning and development standards to facilitate the provision of both manufactured housing and mobile home parks Transitional Housing, Supportive Housing and Emergency Shelters Transitional housing is temporary housing (generally six months to two years) for a homeless individual or family who is transitioning to permanent housing This housing can take several forms, including group housing or multi-family units and often includes a supportive services component to allow individuals to gain necessary life skills in support of independent living The Huntington Beach Zoning Code accommodates transitional housing within several zoning districts depending on the projects physical structure 1) group residential defined as shared living quarters without separate kitchen or bathroom facilities for each room or unit is conditionally permitted in the RMH, RH CO CG, CV IG and IL zones 2) 'multi- family residential' is permitted/conditionally permitted in all residential and some commercial zone districts as indicated in Table III-3 In 2005 and 2006, the City provided funding to support establishment of two transitional housing facilities - the 2008-2014 HOUSING ELEMENT 11112 HOUSING CONSTRAINTS six unit Interval House and eight unit Colette s Children s Home - both for battered/homeless mothers with children Supportive housing is generally defined as permanent affordable housing that is linked to on-site or off-site services that help residents transition into stable more productive lives Services may include childcare after-school tutoring career counseling etc Most transitional housing includes a supportive services component The City of Huntington Beach regulates supportive housing as a residential use provided supportive services are ancillary to the primary use Huntington Beach s zoning provisions have not served as a constraint to the provision of transitional or supportive housing Nonetheless, as a means of clarifying zoning provisions and thereby facilitating the provision of these housing types, the City has included a program in the Housing Element to modify the Zoninq Ordinance to 1) include transitional housing and supportive housing as a separate use within the definition section of the Code, and 2) to list these as permitted uses within residential zoning districts California Health and Safety Code (Section 50801) defines an emergency shelter as housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person No individual or household may be denied emergency shelter because of an inability to pay The Huntington Beach Zoning Code currently allows emergency shelters in the CG zone subject to a CUP If the shelter is 5 000 square feet or less the Zoning Administrator approves the CUP the Planning Commission approves the CUP for shelters greater than 5 000 square feet Emergency shelters are also conditionally permitted in the IL and IG zones Pursuant to recent changes in State law (SB 2) jurisdictions with an unmet need for emergency shelters are now required to identify a zone(s) where emergency shelters will be allowed as a permitted use without a conditional use permit or other discretionary permit The identified zone must have sufficient capacity to accommodate the shelter need, and at a minimum provide capacity for at least one year-round shelter Permit processing development and management standards for emergency shelters must be objective and facilitate the development of or conversion to emergency shelters As discussed in the homeless section of the Housing Element Needs Assessment (Chapter II) the Huntington Beach Police Department estimates the City's visible homeless population at around 50 individuals, and American Family Housing in adjacent Midway City reports providing transitional housing for 14 Huntington Beach families and individuals in 2007 However, with 322 homeless children and youth reported in the Huntington Beach Union High School District and another 56 in the Huntington Beach City School District a much higher population of persons living on the edge of homelessness exist in the City While there is a twelve-bed youth shelter 2008 2014 HOUSING ELEMENT 11113 HOUSING CONSTRAINTS and several transitional housing facilities in Huntington Beach there currently is no emergency shelter to address the needs of homeless adults or families Pursuant to SB 2 Huntington Beach has conducted a staff level review of Its zoning districts and determined the Industrial Zone (both IG - industrial General, and IL - Industrial Limited) is most conducive to provision of an emergency homeless shelter by right (the City currently allows shelters in both Industrial zones via a conditional use permit as well as group residential SROs and day care facilities) Industrial uses in Huntington Beach are not heavy in nature, and pursuant to the General Plan, consist of the following types of uses light manufacturing, research and development, warehousing, business parks and offices, supporting retail, financial and restaurants, sales outlets, and similar types of uses The City of Huntington Beach has two concentrated Industrial areas The parcels with Industrial zoning are characterized by proximity to transit (bus service) and are centrally located and/or have good freeway access Both areas have nearby elementary and high schools In addition the main Industrial corridor is proximate to a hospital Assistance League offices and discount shopping A review of potential sites with the Industrial zoning classification identifies approximately 13 vacant acres within 11 parcels and other underutilized parcels providing adequate capacity for provision of an emergency shelter The other zoning classification in which the City currently allows emergency shelters via a conditional use permit is Commercial General However fewer of these parcels are vacant (only 7 5 acres) and on a per acre/per square foot basis it is more costly to buy or lease than property with Industrial zoning, thereby reducing the viability of an emergency shelter locating on a commercially zoned property In addition, the Industrial standards are more permissive than commercial zoning with regards to setbacks, providing greater flexibility when siting a new building The City has included a program within the Housing Element to modify the Zoning Ordinance to permit shelters in the Industrial zones subject to the same development and management standards as other permitted uses in the zone The City s industrial development standards are appropriate to facilitate emergency shelters, and can be summarized as follows 13 Front yard setback 10 ft min, 20 ft average • Side yard setback Zero for IG, 15 ft for IL (zero may be permitted where not abutting Residential district) • Rear Yard Setback Zero 13 Height - 40 ft max Within 45 ft of residential district, 18 ft max In addition to application of IG and IL development standards, pursuant to SB 2, the City can also specify written, objective standards to regulate the following aspects of emergency shelters to enhance compatibility 2008-2014 HOUSING ELEMENT 11114 HOUSING CONSTRAINTS ® The maximum number of beds or persons permitted to be served nightly by the facility 13 Off-street parking based on demonstrated need but not to exceed parking requirements for other residential or commercial uses in the same zone 13 The size and location of exterior and Interior onslte waiting and client Intake areas 13 The provision of onslte management © The proximity of other emergency shelters provided that emergency shelters are not required to be more than 300 feet apart, ® The length of stay, ® Lighting ® Security during hours that the emergency shelter is in operation Farm Employee Housing The Census identifies 90 Huntington Beach residents employed in farming fishing and forestry occupations representing only 0 1 percent of the City s labor force The City has only one approximately 40 acre parcel remaining in agriculture which is currently being proposed for a mix of housing open space and wetland preservation Therefore given the extremely limited presence of farmworkers in the community the City has not identified a need for specialized farmworker housing beyond overall programs for housing affordability 3 Site Improvements Developers of single-family residential tracts in the City are required to install arterial and local streets curbs gutters sidewalks water lines sewer street lighting and trees in the public right-of-way within and adjacent to a tract These facilities are in most cases dedicated to the City or other agencies that are responsible for maintenance Without the site improvement requirement there are no other means of providing necessary infrastructure to the City's land parcels Requirements for site improvements are at a level necessary to meet the City's costs and are necessary to protect health, safety and welfare The cost of these required off-site improvements vary with the sales price of each dwelling unit depending on the nature of development (I a hillside or flatland development) The City may also impose development fees on future housing developments in order to recover some of the cost of installing off-site improvements including upgrading the circulation system and other urban service systems to serve increased density The developed portions of Huntington Beach have the majority of necessary infrastructure such as streets electrical and water facilities already in place The Circulation Element of the Huntington Beach General Plan establishes the City s street width standards Interior residential streets (secondary arterials) are required to have a standard 40 foot curb-to-curb width with six foot wide sidewalks The City 2008-2014 HOUSING ELEMENT III-15 HOUSING CONSTRAINTS does allow reduced 36 foot street widths although due to the Impact on fire truck access reduced street widths trigger fire sprinkler requirements in single-family homes The City has also allowed rolled curbs in situations where there is a reduced parkway/sidewalk width as a means of facilitating handicapped access for persons using the sidewalk An example is the 313 single-family home Summerlane development constructed in 2001/2002 This project was approved with reduced street widths, four foot wide sidewalks and rolled curbs and included some small lot development allowing additional units to be built in the project 4 Development Fees The City collects various fees from development to cover the costs of processing permits including fees for planning approvals subdivision map act approvals environmental review public works and plan check services and building permits, among others In addition to these service fees associated with development processing the City also charges several impact fees to offset the future impact of development on traffic and circulation parks, and libraries As a means of assessing the cost that fees contribute to development in Huntington Beach the City has calculated the total Planning, Building, and Public Works fees associated with development of two different residential prototypes The first prototype is a 30 lot single-family subdivision consisting of 2 100 square feet four- bedroom units The second prototype is a 30 unit apartment development consisting of 1 200 square feet two-bedroom units As indicated in Table III-4 development fees for the prototypical single-family project run approximately $63 000 per unit, whereas per unit fees for the apartment project are around $19 000 3 For protects requiring a subdivision map, by far the most significant fee is the parks and recreation fee which averages $35 000 per unit, compared to a parks fee of 0.86/square foot for apartments School fees collected by the Huntington Beach School District or depending on location the Fountain Valley School District are also significant at $2 63/square foot The Economic Development Department may offer fee reimbursements as part of its overall package of development assistance for affordable housing protects For example, the Redevelopment Agency recently paid for over $20,000 in fees associated with development of the Habitat for Humanity protect developed at 2502 Delaware, including grading permit fees, Public Works connection fees, construction permit fees, traffic impact fees, encroachment fees, and escrow fees In addition, development fee reductions are an eligible incentive under the City s affordable housing density bonus program 3 The formula and assumptions for calculating the prototypical residential development fees are detailed in Table III 5 2008-2014 HOUSING ELEMENT 11116 HOUSING CONSTRAINTS In March 2008, the City Council approved reductions in seven Planning Department fees The fee reduction most relevant to residential development is the 50 percent reduction in the cost for a Variance when processed in conjunction with a Conditional Use Permit, reducing the cost to $1,223 for applications to the Zoning- Administrator and $1,727 for applications to the Planning Commission AB 641, passed by the California legislature in 2007, helps to address the cash flow problems inherent in many affordable housing protects during the construction phase For affordable housing developments in which at least 49 percent of the units are affordable to low or very low income households, AB 641 prohibits local governments from requiring the payment of local developer fees prior to receiving a certificate of occupancy Table III-4 Summary of Development Fees— Prototypical Residential Projects Fee Type Cost Per Single Family Cost Per Amrtment Unit Unit Planning/Building Fees Tract Map/Parcel Map 73500 13560 Conditional Use Permit 28507 28507 Environmental Processing 311 23 311 23 Inspection 1 73665 1371 35 Building Plan Check 1 31985 104223 Plan Review(Planning) 1 21566 95994 Strong Motion 2049 1234 Library 1 10000 70400 Processing 2873 2873 School Fees 5 523 00 3 156 00 Parks/Recreation(fee) 35 000 00 1,376 Electrical Permit 17500 11200 Mechanical Permit 16395 13732 Plumbing Permit 28652 26860 Fence Permit 8761 8761 Addressing 2940 2940 Sub Total $48,018 16 jLg.46 07 Public Works Development Fees Sewer City 1 74900 1 431 00 Sewer County 5 377 00 3 160 00 Traffic Impact Fee 90000 90000 Water 4 800 00 4 800 00 Drainage 163330 23330 Grading Permit 13553 13553 Street Plans 26283 18783 Tract Map Plan Check 4000 2330 Landscape Plan Check 14563 8713 Engineering/Inspection Sub Total $15,043 29 $10,958 09 Total Fees Per Unit $63,061 45 $19,60416 Source City of Huntington Beach 2007 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)Budding Valuation$204 940 Fee Assessments based upon average apartment development of A) 1 200 sq ft of living area/400 sq ft garage B) 2 bedroom units C) 30 du/acre D) Type V construction and E)Building Valuation$123 400 2008-2014 HOUSING ELEMENT 11117 HOUSING CONSTRAINTS Table III-5 Residential Development Fees I -Fee Formula MEMOIRS-'on Planning Department 1 Tract Map $21 150 + $30/lot Total processing fee was Parcel Map $4, 668 divided among each unit 2 Conditional Use Permit $8 552— Planning Commission Total processing fee was $3 568—Zoning Administrator divided among each unit 3 Parks/Recreation 5 # units x 2 68 x per acre value $35 000/unit for oroiects 'I 1JUu of project site requinng a subdivision ma s uare Toor Tor apartmen mciuding garagELs 4 Environmental Process $7 255 Environmental Assessment Assumes preparation of a Mitigated Negative Declaration pursuant to CEQA Total processing fee was divided among each unit 5 Addressing $882/project Building Department 1 Inspection Per Project fee of Scenario $818 52 + $4 48/$1 000 SFR valuation $204 940 over$100 000 $500 000 MFR valuation $123 400 2 Building Plan Check 76% of Building Inspection Fee Scenario 3 Plan Review(Planning) 70% of Building Inspection Fee Scenario 4 Strong Motion Valuation x 0 0001 Scenario 5 Library Enrichment $015/sq ft including Scenario garage Development $0 44/sq ft including garage 6 Processing $28 73 7 School Fees $2 63/sq ft not including garage Scenario 8 Electrical Permit $0 07/sq ft Scenario 9 Mechanical Permit Per item cost Standard features included in calculation based on scenario 10 Plumbing Permit Per item cost Standard features Included in calculation based on scenario 11 Fence Permit $40/foot for 6 foot tall block wall Assumed 75 lineal feet of 6 (Fee based on valuation) foot tall block wall per unit 2008-2014 HOUSING ELEMENT Ili-18 HOUSING CONSTRAINTS Fee Formula Assumption Public Works 1 Sewer Connection City $1 749 SFR Scenario $1 431 MFR 2 Sewer County (Capital $5 377 SFR (4 bdrms) Scenario Facilities Capacity Charge) $3 160 MFR (2 bdrms) 3 Traffic Impact Fee $151 per trip end Scenario 4 Water $4 800 per unit= $144 000 total Total processing fee was divided among each unit 5 Drainage $12 600 per acre Total processing fee was divided among each unit 6 Grading Permit Varies depending upon project $4 066 + 2% of on site acreage and number of cubic impoovments yards of soil involved Total processing fee was divided among each unit 7 Street Plans $5 635 + $750/sheet>3 sheets Total processing fee was divided among each unit 8 Tract Map Plan Check $2 088 or $100 per lot which ever Scenario is greater 9 Landscape- Plan Check $859—w/Tract Map + Total processing fee was $351 per sheet MFR divided among each unit 10 Engineering/Inspection Fees are highly variable by project Per unit fee was too variable characteristics (8% of public and was not addressed in table improvements estimates) City of Huntington Beach 2007 2008 2014 HOUSING ELEMENT 11119 HOUSING CONSTRAINTS 5 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 One way to reduce housing costs is to reduce the time for processing permits 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 The Zoning Administrator is a senior staff planner appointed by the Planning Director Residential projects acted on by the Zoning Administrator are small multi- family developments single-family construction in the Coastal Zone tentative parcel maps and minor variances Any required environmental assessment is conducted concurrent with the planning analysis The Design Review Board reviews development proposals for their aesthetic value, architectural style, and landscape to ensure a quality physical design The Board reviews all protects in redevelopment zones, all City specific plans, and other areas designated by the City Council, such as protects adjacent to publicly zoned property Residential protects are not subject to Design Review unless they are located in a redevelopment area or located in a specific plan The Desiqn Review Board acts both as an advisory body to the City Council, Planning Commission, Zoning Administrator and staff, as well as a final decision making body The Design Review Board has the authority to confer with developers/property owners regarding modifications to their protects and can impose conditions or request revisions if deemed reasonable and necessary for approval of the protect Although Design Review is limited in its application to residential protects, it does facilitate ultimate approval at the Zoning Administrator or Planning Commission level in that any potential design concerns are resolved prior to those hearings In 2000, the City adopted Urban Design Guidelines to provide clear examples of the quality and type of design that is recommended for all development in the City, including single and multi-family residential protects The Urban Design Guidelines are accessible to the public at the Planning Departments zoning counter and on the City s website While the City encourages developers to incorporate the guidelines into the design of a protect, strict application of the guidelines is not required for protect approval Design Review applications are processed concurrently with other protect entitlements, if any, and do not add time to the review process Additionally, protects approved with modifications can be checked for compliance by staff and generally do not require subsequent review by the Design Review Board Developments within areas of the City that fall within the Coastal Zone, including Huntington Harbour and the downtown area generally require a Coastal Development Permit (CDP) The intent of the CDP is to ensure that projects comply with the City s Local Coastal Program and adhere to the policies and requirements 2008-2014 HOUSING ELEMENT 11120 HOUSING CONSTRAINTS of the California Coastal Act The California Coastal Commission has original permit jurisdiction for developments on tidelands submerged lands and navigable waterways For most developments however the City of Huntington Beach issues the CDP which can be processed concurrently with any other entitlements required for a proposed development project If no other entitlement is required, the Zoning Administrator acts on the CDP application In addition, certain developments may be exempted or excluded from obtaining a CDP in accordance with the provisions of the Huntington Beach Local Coastal Program City Planning staff conducted a survey of four Orange County jurisdictions to assess development processing times in comparison to similar communities As shown in Table III-6 average processing times in Huntington Beach compared particularly well for administrative approvals such as plan checking/building permits site plan review and administrative permits For discretionary approvals such as tentative tract maps general plan amendments and zone changes the City had a broad range of processing times with the upper end of that range falling within the top end of the cities surveyed 2008-2014 HOUSING ELEMENT 11121 HOUSING CONSTRAINTS Table 111-6 Development Processing Times in Huntington Beach and Surrounding Communities en months Huntington Costa Newport, Orange Process Beach Mesa Irvine Beach county General Plan Amendment 6 12 2 5 9 6 8 12 24 18 for undeveloped' Zone Change 6 12 2 5 9 4 6 4 8 for infill 2 3 months Conditional Use (Zoning Admrn) Permit/ 4 6 months 2 3 Variance (Ping Comm) (Zoning Admin) 4 6 2 2'/2 Administrative Permit 1 11/2 2 3 1 2 3 EIR 6 4 6 12 8 12 6 9 Tentative Tract 4 6 2 3 4 6 6 12 1 22 Site Plan Min 90 days Review(Staff) 1 2 3 1 2 3 Max 6 months- Site Plan Review (Ping Comm ) 3 4 2 3 4 3 4 1 2 Initial check 10 days Plan Checking/ Recheck Building Permits 2 days 2 3 3 4 weeks 1 2 1 Source City of Huntington Beach Planning Department Survey August 2007 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 typical review process for a single-family residence usually consists of an over- the-counter plan check with the Planning Department in which plans are checked for compliance with applicable codes and development standards From there, a Property owner brings their plans to the Building and Safety Department counter, adiacent to the Planning counter, for submittal of the plans into plan check For smaller projects, such as residential remodels and additions, a Building and Safety Department plan check engineer may be able to provide an over-the-counter plan check and a property owner would be able to obtain their building permits the same day For most new single-family dwellings and some multi-family residential projects, a Property owner will leave their plans with the Building and Safety Department for plan check Depending on the quality of plans submitted by the property owner, the entire process could tape as liftle as 10 days but may take longer if subsequent plan 2008-2014 HOUSING ELEMENT 11122 HOUSING CONSTRAINTS checks are required As Indicated in Table III-6, average processing times for plan check/building permits in the City of Huntington Beach were comparatively shorter than surrounding cities As most property owners and developers will factor some amount of time for plan check and building permits into a protects budget, typical processing times for most single-family dwellings and some multi-family projects do not impact housing costs and constrain the provision of housing When a single-family dwelling proposes to deviate from applicable codes, or is located in the coastal zone, a discretionary entitlement such as a variance or coastal development permit is required The City's Zoning Administrator acts on these requests and processing times would be an additional two months longer than the plan check times noted above However, the City does offer a waiver of development standards for variances deviating less than 10 percent from the code Waivers significantly reduce processing times by one to one and a half months and eliminate the requirement for making variance findings and a public hearing Additionally, the City s zoning code allows dwelling units in the majority of the coastal zone that meet all applicable development standards to be excluded from the requirements of a coastal development permit Exceptions to this are areas located adiacent to a waterway, Pacific Coast Highway or a wetlands area Multi-family residential protects typically require some type of discretionary action Protects with five to nine units require a conditional use permit (CUP) from the Zoning Administrator while protects with 10 or more units require a CUP from the Planninq Commission Processing times for a CUP at the Planning Commission level can take up to four months While this provision can be a constraint for protects already zoned for multi-family housing, the project may be requesting other ther entitlements such as a variance, coastal development permit or subdivision map that would already increase processing times Nonetheless, the requirement for a CUP for multi-family protects in multi-family zoning districts may serve as a potential constraint due to the additional time and costs involved Also, because a CUP requires specific findings to be made, project approval is not guaranteed, which may hinder some potential developers/property owners from applying for a CUP Recognizing that the multi-family CUP requirement may constrain the provision of housing, a program has been included in the Housing Element for evaluation of the City s residential land use controls to increase the unit threshold for a CUP in multi- family zoning districts As Huntington Beach is a mostly built out city with little vacant residential land available, typical multi-family projects are smaller infill developments By raising the unit number threshold, the CUP requirement for most multi-family protects would be eliminated 2008-2014 HOUSING ELEMENT 11123 HOUSING CONSTRAINTS 6 Bufldung Code Huntington Beach has adopted the latest 2001 version of the California Building Code along with all required updates The State Building Code establishes construction standards necessary to protect public health safety and welfare and the local enforcement of this code does not unduly constrain development of housing Huntington Beach has adopted the following local amendments to the California Building Code to protect the public health and safety from hazards indigenous to the City Fire sprinklers are required in all multi-family buildings and in single-family homes greater than 5 000 square feet in size Sprinklers are also required in subdivisions with reduced street widths or cul-de-sac lengths greater than 600 feet and in homes greater than 150 feet from a fire hydrant Portions of the City have been identified by the State as moderate risk Special Fire Hazard Areas The City is currently evaluating requirements for fire retardant roof materials and non-combustible exterior materials for new development in these areas Proposed development within the City s methane overlay districts is required to be reviewed by the Fire Department for determination whether soil testing for the presence of methane gas is required The presence of high levels of methane gas near the soil surface may require mitigation before grading occurs Mitigation may take the form of venting abandoned oil wells underground gathering and collection systems for gasses and vent systems (Refer to Section on Environmental Constraints for further discussion of methane impacts on development) In 2008 the City will adopt the new International Code of Building Officials (ICBO) as required of all jurisdictions in California While the new ICBO will bring California building codes into consistency with the rest of the country changes from the current State Building Code are anticipated to increase the costs of development 2008-2014 HOUSING ELEMENT 11124 HOUSING CONSTRAINTS 0 MARKET CONSTRAINTS I Avallabdity ®f Financing The availability of financing in a community depends on a number of factors Including the type of lending Institutions active in the community lending practices rates and fees charged laws and regulations governing financial Institutions and equal access to those Institutions Through analysis of Home Mortgage Disclosure Act (HMDA) data on the disposition of residential loan applications, an assessment can be made of the availability of residential financing within a community Residential lending activity in Huntington Beach is high with a total of 6192 applications for conventional home purchase loans in 2005 reflecting purchase activity on approximately 15 percent Of the City s ownership housing stock Table III- 7 provides information on the status of home purchase loan applications in both Huntington Beach and Orange County As illustrated by this table, at 69 percent, the loan approval rates in Huntington Beach were identical to those Countywide Review of loan approvals by census tract identify only one census tract with loan approval rates significantly below the 69 percent citywide average census tract 994 02 (Oak View) with a loan approval rate of only 47 percent and loan denials of 28 percent The Oak View neighborhood has been the focus of significant City investment in code enforcement rehabilitation and provision of affordable housing including homebuyer assistance, all which help to improve access to credit in this lower income neighborhood Table III-7 Status of Hoene Purchase Loans - 2005 Huntington Beach and Orange County MSA► Loans Approved Loans Denied Loans Withdrawn/Incom lete i-Huntington Orange Co Huntington Orange Huntington Orange Co Beach Beach Co Beach #Loan 4,239 74 194 986 18 046 917 15 486 Applications % of Total 69% 69% 16% 17% 16% 14% Source Home Mortgage Disclosure Act Data 2005 Compiled by Karen Warner Associates Note Approved loans include loans originated and applications approved but not accepted 2 Price Of Land The availability and price of land represents a significant market constraint to housing production throughout most of Southern California and particularly in high cost coastal communities like Huntington Beach According to market comparables compiled by the City s economic consultant residential land costs average around $65/square foot in the inland portions of the City and up to $150/square foot for coastal parcels The economic analysis conducted in support of the Beach/Edinger Specific Plan documents land values at $70/square foot for condominiums, 2008-2014 HOUSING ELEMENT 11125 HOUSING CONSTRAINTS $50/square foot for apartments, and $30/square foot for retail, evidenced of the strong demand for housing_ The Huntington Beach Redevelopment Agency plays an Important role in both land assembly and write-down in support of affordable housing 3 Cost of Construction A major cost associated with the development of housing is the cost of building materials which have risen dramatically in recent years According to the U S Department of Labor the overall cost of residential construction materials rose 22 percent between 2004-2006 with steel costs increasing 63 percent and the cost of cement increasing 27 percent However with the slow down in the real estate market the price of construction materials is finally beginning to level off 10 Hard construction costs include building shell costs on and off-site improvements, parking and all contractor costs 11 Construction costs for high density (25 du/acre) apartment development run around $150 000 per unit including $10,000/unit for structured parking Hard construction costs for development of medium density (15 du/acre) condominiums over podium parking run approximately $200 000 per unit including $35 000 per unit for the parking structure A reduction in amenities and the quality of building materials (above a minimum acceptability for health safety and adequate performance) can result in lower development costs As part of the City s inclusionary housing and density bonus programs the City could allow for affordable units to be smaller in size (maintaining the same number of bedrooms) and have different features and interior finishes than market rate units provided all project units were comparable in construction quality and exterior design Another factor related to construction costs is the number of units built at one time As that number increases overall costs generally decrease as builders are able to take advantage of the benefits of economies of scale 10 www dcd com/pdf_files/0701trends pdf 11 Contractor costs encompass the contractors fee general conditions insurance and bonds and construction contingency 2008-2014 HOUSING ELEMENT 11126 HOUSING CONSTRAINTS C ENVIRONMENTAL AND NFRASTRUCTURE CONSTRAINTS Portions of Huntington Beach are exposed to a variety of environmental hazards that may constrain the development of lower priced residential units In addition inadequate infrastructure may also act as a constraint to residential development Situated on a low-lying floodplain 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 floodplain 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 In 2004 FEMA again updated the flood hazard map and removed all remaining A99 designated areas in Huntington Beach The City has three remaining flood zones X A and AE Properties designated X are exempt from flood construction requirements and have a substantial reduction in flood insurance rates While improvements to flood control channels have removed many properties from the floodplain, a considerable portion of the City is still designated within a floodplain One mixed-use project proposed to provide 500 residential units is located within a floodplain area The developers are currently working on plans to comply with FEMA requirements for floodproofing The City s experience has been that developers have economical ways to floodproof residential units typically by raising a site and that a floodplain designation has not served to deter development, as demonstrated by the Blue Canvas residential project a 201-unit multi-family residential development set to begin construction in late 2007 Additionally, there are several vacant infill properties that are located within a flood zone, specifically within the Huntington Harbour area and the southeast portion of the City However areas that have to comply with floodproofing requirements are almost entirely built out with the majority of undeveloped residential properties including the downtown area outside the designated floodplains 2 Od 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 2008-2014 HOUSING ELEMENT 11127 HOUSING CONSTRAINTS 3 Hazardous Waste/Methane 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 Areas within Huntington Beach that have been affected by methane gas 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 downtown12 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 Report13 A later study by GeoScience Analytica114 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 $3 000-$100,000 or more depending on the size of the lot and extent of the contamination With sites in the downtown selling for $150/square foot and up, this remediation cost represents a fraction of the land value and has not served as a deterrent to development Only one prior oil lot remains in the downtown for residential development and has been included in the vacant residential sites inventory contained in Appendix A 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 $5 - $7 per square foot for a typical 3 000 square foot single- family home Given that homes this size or smaller start at over $850 000 the additional $15 000-$21 000 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 $75 000-$100 000 12 Angus Petroleum 1988 13 Angus Petroleum 1988 14 Angus Petroleum 1988 2008-2014 HOUSING ELEMENT 11128 HOUSING CONSTRAINTS 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 From 1997 through 2005 2 022 homes have been built in this area Because of the DA the remediation has not been a significant 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 residential development consisting of 256 detached and attached single-family homes built in 2001/2002 This is a former Chevron property, and was remediated by Chevron pursuant to the DA referenced above although it is not part of the Holly Seacliff Specific Plan 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 The most significant of these is the 31 acre Pacific City site a former Chevron property that is currently under construction with 516 residential units as well as commercial buildings As previously mentioned based on the City s vacant land survey only one additional oil lot remains in the downtown for residential development 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 4 Wefland 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 The City currently has one property with degraded wetlands that is proposed for residential development The owner received approval from the City in 2002 to construct 170 units however due to wetland concerns the project Parkside Estates did not receive any type of approval from the Coastal Commission until November 2007 The Commission voted to approve a conceptual land use plan with expanded wetland and buffer areas As a result it is expected that the project will be reduced by approximately 50 units The project requires further approvals from the Coastal Commission and the City before the final unit count and project viability can be ascertained 2008-2014 HOUSING ELEMENT 11129 HOUSING CONSTRAINTS �1J e �1�91 5 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 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 one vacant residential property located within the Alquist- Priolo 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 that locate open space features within the fault zone and habitable structures outside the zone can be accommodated The single remaining vacant property in Huntington Beach in the fault zone can accommodate a total of 3 units, and has been included in the residential sites inventory for the Element 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 can be addressed through site layout 6 Tsunami Hazards As a coastal city the entire 8 5 miles of Huntington Beach s coastline could be impacted in the event of a tsunami The Environmental Hazards Element of the City s General Plan indicates that the potential for tsunami hazards in the City is very low Moderate tsunami run-up areas of the City include the southeast area and the Bolsa Chica area up to the central part of the City The City's adopted Hazard Mitigation Plan includes mitigation strategies to reduce risk and prevent loss in the event of a tsunami occurrence These strategies include a citywide warning siren system and a public education campaign Housing projects that are located near the coast or in moderate tsunami run-up areas are required to incorporate tsunami mitigation measures into the project Both the Pacific City and Blue Canvas projects are required to provide tsunami education for residents and businesses (Pacific City) as well as other mitigation measures These mitigation measures while necessary are a minimal cost to developers 7 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 2008-2014 HOUSING ELEMENT 11130 HOUSING CONSTRAINTS 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 18 500 additional residential units beyond what existed in 1990 Even with the 5 000 new units developed in Huntington Beach since 1990 the City has more than adequate infrastructure capacity to accommodate the City s residential growth needs (RHNA) for the 2008- 2014 Housing Element cycle which anticipates only 2 000 units 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 during the 2008-2014 planning horizon are constrained by infrastructure availability 2008-2014 HOUSING ELEMENT 11131 HOUSING CONSTRAINTS o o HOUSING 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 financial resources available to support the provision of affordable housing administrative resources available to assist in implementing the City s housing programs and resources for energy conservation A AVAILABILITY OF SITES FOR HOUSING As discussed previously in the Housing Needs Assessment SCAG has determined the projected housing need for its region for the 2008-2014 Housing Element cycle, and has allocated this housing need to each jurisdiction by income category This Regional Housing Needs Assessment (RHNA) represents the minimum number of housing units each community is required to plan for by providing adequate sites through the general plan and zoning An important component of the Housing Element is the identification of adequate sites for future housing development and evaluation of the adequacy of these sites in fulfilling the City s share of regional housing needs (RHNA) Huntington Beach has a RHNA allocation of 2 092 units distributed among the following income groups 454 very low income 369 low income, 414 moderate income and 855 above moderate income units The City plans to fulfill its share of regional housing needs using a combination of the methods below which are further described in the following narrative Vacant sites currently zoned for residential development Residential projects with development entitlements Development on surplus schools sites Existing assisted units that will be units preserved at affordable housing costs with the City s committed assistance and Residential permits issued during the RHNA gap period (January 2006 - October 2007) In aggregate the City s residential sites capacity from the above sources provides for 1,205 additional units including 116 lower 92 moderate and 997 above moderate income Because this represents a shortfall in sites necessary to fulfill Huntington Beach's lower and moderate income housing needs the City is committing to a rezoning program as provided for under Housing Element statutes ' This rezoning program will occur as part of the adoption of the Beach/Edinger Corridor Specific Plan as well as an amendment to the Pacifica Specific Plan Figure 8 illustrates the City s residential sites inventory for the 2008-2014 period detailed maps depicting vacant residential sites are included in Appendix A of the Element AB 2348 amended Govt Code sections 65583(c)(1)(A) and (B)to clarify requirements for a Housing Element rezoning program to address a shortfall in sites for very low and low income households 2008-2014 HOUSING ELEMENT IV 1 HOUSING RESOURCES Meg OCt>)M3Rg(pTw Sir i �gg 7„w `� In9e��� TAfirfil ' ti arfield Ave Figure 8- Residential Sites Inventory Entitled Protects, Surplus School Sites, Beach/Edinger Specific Piart, Legend N Entitled Proiects 1 The Villas W E 2 Pacific City 3 Blue Canvas Surplus School Sites S 4 Wardlow School Site 5 Lamb School Site Beach/Edinger Specific Plan E❑ 6 The Ripcurl 7 The Village at Bella Terra 8 Watt Development Property 9 former Levitz propertv 10 Beach&Warner 11 Beach&Ellis *Note Detailed parcel specific maps depicting vacant residential sites are included in appendix A 2008-2014 HOUSING ELEMENT IV-2 HOUSING RESOURCES I Vacant Lard The City of Huntington Beach currently encompasses 27 5 square miles approximately 98 percent of which is developed As vacant developable land becomes more scarce it is increasingly important for the City to track and manage this diminishing resource To this end in the summer of 2007 the Huntington Beach Planning Department conducted a comprehensive windshield survey of all vacant land within the City to provide useful data concerning these areas to planners developers investors and other members of the public As shown in Table IV-1 the land survey documents a total of 366 vacant acres representing 2 1 percent of the City's total acreage Evaluating this vacant acreage by General Plan land use designation the largest segment of vacant land (217 8 acres) is reserved Open Space, consisting of parks or conservation areas Areas designated for Residential use constitute the second largest segment of vacant land with 75 2 acres The Mixed Use designation provides additional capacity for residential development with 7 8 vacant acres Parcels designated for Public and Institutional uses provide 41 acres of vacant land Finally, only 23 acres of vacant Commercial and Industrial designated areas remain in the City Table IVA Vacant Land Summary General Plan Category Vacant Acres % of Vacant Land Residential 752 21% Commercial 108 3% Mixed Use 78 2% Industrial 128 3% Open Space 2178 60% Public and Institutional 41 0 11% Total 366 16 100% Source City of Huntington Beach Vacant Land Survey July 2007 For purposes of the Housing Element a more detailed analysis of the City s vacant residential and mixed use areas has been conducted, as summarized in Table IV-2 As now required under Housing Element law a parcel-specific inventory of vacant residential sites has been prepared which identifies the following for each parcel Assessors parcel number site acreage General Plan and Zoning designation developable density and realistic dwelling unit potential Only those residential sites with reasonable potential to develop have been included in the inventory, reducing the developable residential and mixed use acreage to 23 acres compared to the 83 acres identified in Table IV-1 A copy of the detailed residential sites inventory and corresponding maps are included in Appendix A to the Element 2008-2014 HOUSING ELEMENT IV 3 HOUSING RESOURCES Table IV-2 Develo able Vacant Residential Sites General Plan Category Permitted `Vacant Acres Potential Density Dwelling Units Residential Low(RL) 7 du/acre 77 72 units Residential Medium (RM) 15 du/acre 133 146 units Residential Medium High 25 du/acre 07 10 units RMH) Residential High (RH) 30 du/acre 05 7 units Mixed Use Vertical (MV) 086 13 units Mixed Use Horizontal (MH) 007 1 unit Total 2313 249 units Source City of Huntington Beach Vacant Land Survey July 2007 Realistic Development Carpaclity The majority of remaining vacant residential sites in Huntington Beach are less than an acre in size and can accommodate between one to four units For example, many of the RM designated sites are located in the downtown where the RMH-A zoning has helped to facilitate development of these small 25 foot wide parcels Because of the small size of many of these sites most are unable to be developed to the maximum permitted density City staff carefully evaluated the realistic development potential on each of the vacant sites accounting for parcel size and historic development densities within each district The methodology used to determine the realistic development capacity of each of the sites listed in the residential sites inventory (Appendix A), and summarized in Table IV-2, was a combination of factors specific to each site including zoning designation and accompanying development standards, lot size, development trends and other land constraints applicable to the specific site As such, very few sites can achieve the maximum densities allowed by their land use designation Most of the sites in the Residential Low (RL) category are vacant single-family residential infill lots capable of accommodating one unit Because they meet the minimum lot size and are already subdivided with supporting infrastructure, these lots are likely to be developed within the planning period Five of the sites in this category are located in the coastal zone Although potential projects will require approval of a coastal development permit by the City before they can obtain building permits, this does not reduce the likelihood of development within the planning period as indicated by the fact that the City has processed 30 coastal development permit applications for residential projects in the last two years alone, 14 of which were for construction of new dwelling units on an existing lot The maionty of the 72 potential units in the Residential Low category are located on a site within a specific plan (Site #6 of the Vacant Sites Inventory in Appendix A) 2008-2014 HOUSING ELEMENT IV 4 HOUSING RESOURCES The specific plan allows for single-family residential uses and requires a minimum of 10 acres for development Development of the site is contingent on the reuse of an adiacent site that is vacant but occupied by a landscape business The total area would be 18 8 acres and could realistically be developed with 56 units at 3 units per acre, which is similar to existing development densities within that specific plan Although it is difficult to predict with any certainty whether or not this site will be developed within the planning period, the City has received and continues to receive inquiries from potential developers of the site The Residential Medium (RM) category provides for the largest number of potential units to be developed on existing vacant residential land Half of the sites in this category, as well as all of the sites in the Residential Medium-High (RMH) category, are located in the downtown area and have a zoning designation of RMH-A The RMH-A zone facilitates development on these smaller downtown lots by allowing 25- foot lot widths and more flexible development standards such as increased floor area ratios (FAR) and decreased setbacks These sites typically accommodate one to four units, and are indicative of the type of development that has occurred in the downtown area in recent years Other sites in the Residential Medium category have constraints that do not allow for maximum development potential Site #8 is constrained by an earthquake fault that runs through a portion of the property Even though the lot size is over one acre and allows for up to 15 units, development potential on the site is limited to three units the protect developer is in the process of submitting a tentative parcel map for development of the three units Site #16 has contamination on a portion of the site which reduces development potential The contamination is due to mercaptans in the soil, which result in a strong odor if disturbed Located in a specific plan, the site was previously analyzed for maximum development potential and allows for 170 dwellinq units However, due to the mercaptan issue on a portion of the site, maximum development potential on the site has been conservatively estimated at 100 units Although no entitlement applications have been submitted, the CIty has discussed development of the site with the property owners and it is feasible that the Property owners will move forward with the protect within the planning period Vapor extraction is near completion on the site, and adjacent properties that have the same issue have been developed Finally, Site #14 is currently developed with four units The site consists of six smaller parcels for a total of 1 13 acres Of the total acreage, roughly 0 22 acre is vacant Although the site has four existing units, the City has received a proposal for redevelopment of the site with fourteen units The remaining residential land use categories, Residential High (RH), Mixed Use Vertical (MV) and Mixed Use Horizontal (MH), can realistically provide another 21 residential units All but one of the RH sites are located in the downtown area They are very small and can apply the RMH-A standards to yield one or two units The remaining RH site is located near the Huntinqton Harbour area and can accommodate two units The mixed use sites are located within the downtown 2008-2014 HOUSING ELEMENT IV 5 HOUSING RESOURCES specific plan area and based on their location, are permitted to have residential uses either alone or with a commercial component Development of the majority of these sites would require a coastal development permit However, given that the City has processed 30 coastal development permit applications for residential projects in the last two years, it is feasible that the existing vacant sites in these categories will be developed within the planning period despite their coastal zone overlay designation In fact, the City has already received conceptual plans for development of a mixed use project on Site #29 within the coastal zone, with the potential to provide six new units with ground floor commercial The vacant residential sites inventory (Appendix A) also identifies the following two sites with proposed General Plan or Zone changes to accommodate residential development Given their pending status these projects have not currently been included in the Housing Element sites inventory 45 acre Coastal Zone site containing degraded wetlands Owner received approval from City for development of 170 unit Parkside Estates' in 2002 However the Coastal Commission recently voted to require an expanded wetland and buffer area, thereby reducing the project yield by an estimated 50 units The project requires further approvals from the Coastal Commission including an amendment of the Local Coastal Plan as well as the City before it can move forward a 1 acre vacant site located in Huntington Harbour A portion of the site is zoned RL-CZ, and the other portion is zoned Open Space-Water Recreation (OS-WR) Applications for General Plan, Zoning Map, and Local Coastal Program amendments have been submitted for a 15 unit medium density residential development with a 27 slip public and private marina In addition to vacant sites residentially designated properties with entitlements provide for an additional 736 units (711 market-rate and 25 for low- to moderate- income households) as illustrated in Table IV-3 These reflect projects with entitlements that will be built within the near term planning horizon Two of these projects - Pacific City and Blue Canvas - will provide a significant contribution to the City's housing stock and are described in greater detail below 2008-2014 HOUSING ELEMENT IV 6 HOUSING RESOURCES Table IV-3 Residential Development Potential - Pro ects with Entitlements Total Low- Moderate Market Project Income Income Rate Units The Villas 19 4 15 Pacific City 516* 516 Condominiums Blue Canvas 201 3 18 180 Total 736 3 22 711 *117 affordable housing units including 39 very low 39 low and 39 median income units to be provided off site Pacific City The Pacific City site is the last major site in the downtown area to be developed It is a vacant 31-acre site bounded by the Pacific Coast Highway First Street, Huntington Street and Atlanta Avenue being developed with a mix of visitor-serving commercial uses and residential to complement the downtown commercial core The site is divided into three parcels with the largest 17 2-acre parcel to be developed with 516 residential condominiums (at a density of 30 units/acre) in a mix of two three and four story buildings The residential parcel will include a 2-acre village park/open space area dedicated for public usage Site work has begun on phase one of the residential with an expected opening in fall of 2008 As Pacific City is within a Redevelopment Project Area the affordability requirement is for 15 percent of units developed The Affordable Housing Plan approved as part of the Pacific City Owner Participation Agreement stipulates that in exchange for an in-lieu contribution to the Redevelopment Agency s housing set-aside fund the Agency will satisfy Pacific City's affordable housing requirement in the following manner The Agency or its assignee shall cause to be constructed, or otherwise made available 117 affordable housing units including 39 units for very low income households 39 units for low income households and 39 units for median income households The units will be available for occupancy prior to issuance of building permits for the last phase of Pacific City or evidence of the Agency s reasonable progress towards attainment of completion of the affordable units for the respective phase Units will have affordability covenants and restrictions for 60 years 2008-2014 HOUSING ELEMENT IV 7 HOUSING RESOURCES Blue Canvas The Blue Canvas Project will provide a master planned residential community of 201 attached homes (Medium Density Residential) on a former site used as an oil pipeline and storage tank terminal The project will consist of duplex and triplex units and will include a variety of dwelling unit types and sizes Ten percent of the units will be provided as affordable, with 18 units affordable for moderate income households and 3 units affordable to low income households Residential uses will occupy approximately 8 5 net acres of the site, with a two-acre public park developed for public use Rough grading on the site has been completed with the first phase of residential units expected to be completed by fall of 2008 2 Surplus School Sites The City currently has six closed public school sites within its jurisdiction that have either been declared surplus or are being considered for surplus status by the School Districts and are being made available for development The City's Development Assistance Team has met with the Huntington Beach and Fountain Valley School Districts on these surplus sites to provide early direction on their development All six sites are located within single-family neighborhoods and therefore the City s direction has been to develop these sites as Low Density single- family Table IV-4 summarizes the acreage and unit potential on each of these sites Entitlement applications are in the process of being submitted for the two Fountain Valley School District sites - Lamb and Wardlow schools - with entitlements anticipated to be complete by 2009 In August 2007 the Huntington Beach School District issued a Request for Proposal for development on four closed school sites Burke Gisler Kettler and LeBard The General Plan currently designates these four sites as Public thereby necessitating a General Plan amendment and Zone Change to Low Density Residential Development potential on the four Huntington Beach School district sites has not been included in the residential sites inventory With continued trends of declining enrollment additional surplus school sites may also be developed for residential use during the planning period Table IV-4 Surplus School Sites City of Huntington Beach School Site School District Lot Size, Density Unit Potential Lamb* Fountain Valley 14 2 acres (includes acreage 4 5 units/acre 63 units acquired by City for park use Wardlow* Fountain Valley 14 3 acres (includes acreage 6 units/acre 44 units acquired by City for park use Total 107 units Source City of Huntington Beach Planning Department October 2007 2008-2014 HOUSING ELEMENT IV 8 HOUSING RESOURCES Committed Assistance Government Code Section 65583 1[c] permits Jurisdictions to rely on existing units to fulfill up to 25 percent of their residential sites requirement (RHNA) in the Housing Element pursuant to specified criteria The following activities may be eligible Substantial rehabilitation of substandard rental housing Conversion of multi-family rental units from non-affordable to affordable Preservation of at-risk housing The City of Huntington Beach has committed to providing financial assistance towards the preservation of at-risk housing and is seeking to apply credits towards the City s RHNA obligations (refer to Appendix B - Adequate Sites Program Alternative Checklist) As presented in Table V-2 in the Housing Plan, Huntington Beach has fulfilled a portion of its regional share for very low and low income households (126 and 115 units respectively) during the prior planning period, rendering the City eligible to utilize the alternative sites program In summary, Wycliffe (Huntington) Gardens is a 185 unit, senior apartment complex comprised of one-bedroom and studio apartments originally financed with a HUD Section 231 loan, coupled with Section 8 contracts on all the units to provide affordability to very low income households While the project was developed in 1970 and could benefit from modernization and refurbishment, the property is generally in good condition and units are decent, safe and sanitary In November 2006, the current owner of Wycliffe Gardens provided a Notice of Intent to Prepay to the City, HUD, the State, and tenants of the project, and in 2008, paid off the Section 231 loan to HUD The Section 8 assistance contract will expire in October 2008, placing the project at imminent risk of conversion to market rate In coniunction with adoption of the Affordable Housing Component of the Agency s AB 1290 Implementation Plan that allocates $13 million in housing set-aside funds towards preservation of Wycliffe (Huntington) Gardens, the Redevelopment Agency conducted a public hearing on December 17, 2008, including a Powerpoinfi presentation that confirmed the proiect's imminent risk of conversion Preservation of Wycliffe Gardens was also presented to the public at meetings conducted in conjunction with the Housing Element before the Planning Commission, City Council and Ad Hoc Council Committee on Affordable Housing The City has been contacted by several non-profit housing developers interested in participating in preservation of Wycliffe Gardens The property owner selected to negotiate with the current property managers of the facility, Living Opportunities Management Company (LOMCO), based on their relationship with the Wycliffe residents and commitment to affordable housing LOMCO has teamed with a non- profit, Las Palmas Housing Development Corporation, for project assistance, Including working capital and proiect management 2008-2014 HOUSING ELEMENT IV 9 HOUSING RESOURCES LOMCO and the property owner have entered Into escrow on the property, scheduled to close in mid-April The Redevelopment Agency has committed up to $2 16 million in financing to assist in securing LOMCO s private bridge loan of approximately $10-$12 million LOMCO is in the process of securing permanent financing, to include rehabilitation of the 38 year old building, and will be applying for 9% State Tax Credits, a private loan, and additional Agency assistance, the Agency is prepared to provide up to $8 million in permanent financing assistance, as budgeted for in the Agency s 2007 Affordable Housing Strategy Once the bridge financing is secured and LOMCO owns the property, the rehabilitation of the Property will be finalized, estimated to cost $2 1 million The Agency anticipates entering into an Owner Participation Agreement for committed assistance with LOMCO in 2008 for up, to $10 million in redevelopment set-aside funds, including both the bridge loan and permanent financing The projects 185 very low income units will be maintained at affordable rents for a minimum of 55 years, consistent with Redevelopment statutes Program 4a in the Housing Element obligates the Agency to provide committed assistance for preservation of Wycliffe Gardens Pursuant to Government Code Section 65583 1[c] the City will report to the State Department of Housing and Community Development (HCD) on the preservation status of Wycliffe Gardens no later than July 1 2010 If the City has not entered into an enforceable agreement of committed assistance for the units specified it will amend the Housing Element to identify additional appropriately zoned and suitable sites Since Wycliffe Gardens serves very low income residents, preservation of the 185 units in Wycliffe Gardens are credited towards the City s very low income RHNA housing needs for 454 units While the Agency s assistance will provide affordability for 185 units, Housing Element statutes (Section 65583 1(c)(1)) allow only 25 percent of any RHNA income category to be met through existing housing Therefore, of the 185 units to be preserved, only 113 units (25% of 454 units) can be credited towards the City s very low income RHNA need 2008-2014 HOUSING ELEMENT IV 10 HOUSING RESOURCES 'AT Residential Development Potential Compared with Huntington Beach's Regional Housing Needs As presented in Table IV-5 Huntington Beach's new construction need (RHNA) for the 2008-2014 period is for 2,092 new units Housing units receiving building permits during the 2006-2007 RHNA gap period can be credited towards the RHNA As documented in Appendix C 174 newly constructed units have been issued building permits between January 1 2006 and October 31 2007 including three low income and nine moderate income deed restricted units Two second units were also built during this period, providing rental opportunities within the range of affordability to moderate income households Table IV-5 compares Huntington Beach s remaining RHNA of 1 918 units with the City s residential sites inventory which provides for a total of 1 205 units This unit potential is derived from the following a 249 units on vacant residential sites including 72 units with densities suitable to support moderate income housing and 179 units suitable for above moderate income housing (based on realistic site densities presented in the vacant sites inventory in Appendix A) 736 units in projects with entitlements - The Villas, Pacific City and Blue Canvas - including 22 units restricted to moderate income households and 3 units restricted to low income households 107 units on surplus school sites suitable for above moderate income ownership housing 113 very low income units through committed assistance for preservation of Wycliffe Gardens Table IV-5 Comparison of Regional Growth Need and Residential Sites City of Huntington Beach Building F RHNA Permits Minimum Site Shortfall Total (112006— Remainin Density Inventory under Current Income RHNA 10/2007) g RHNA Guidelines Capacity* Zoning Group VeryLow** 454 0 454 >_30 116 Low 369 3 366 units/acre 704 Moderate 414 11 403 '!12 92 311 units/acre Above 855 160 695 <12 997 n/a Moderate units/acre Total 2092 174 1 918 1 205 1,015 * Includes vacant land (Table IV 2) projects with entitlements (Table IV 3) development proposed on 2 surplus school sites(Table IV 4) and committed assistance to Wycliffe Gardens 2008-2014 HOUSING ELEMENT IV 11 HOUSING RESOURCES In terms of evaluating the adequacy of these sites to address the affordability targets established by the RHNA Housing Element statutes now provide for use of default densities" to assess affordability Based on its population Huntington Beach falls within the default density of 30 units/acre for providing sites affordable to very low and low income households For moderate income households based on several moderate income projects developed in the City (Cape Ann and the Promenade), the City has chosen a threshold of 12 units/acre to reflect a reasonable density with which moderate income development can be achieved Allocating Huntington Beach s residential sites inventory based on these density thresholds combined with the affordability mix anticipated in both entitled and proposed projects results in the allocation of sites by targeted income group as presented in Table IV-5 A comparison of this income distribution with the City s RHNA identifies a shortfall of sites to accommodate 704 lower income units and 311-moderate income units The City will address this shortfall through commitment to a rezoning program to occur as part of the adoption of the Beach/Edinger Corridor Specific Plan and amendment to the Pacifica Specific Plan, described in the following section 5 Rez®nung Program Pursuant to AB 2348 a rezoning program to provide adequate sites to address a RHNA shortfall must adhere to the following parameters Sites must be rezoned to accommodate100% of the RHNA shortfall for very low and low income units Rezoned sites for lower income households must accommodate residential uses by right Rezoned sites must be able to accommodate a minimum of 16 units At least 50% of sites rezoned to address the lower income housing shortfall need to be accommodated on sites designated for exclusively residential use The following describes the Housing Elements rezoning program structured to fulfill the parameters of AB 2348 and address the City's shortfall of 704 lower income and 311 moderate income units Beach/Erlanger Specific Plana Beach Boulevard and Edinger Avenue serve as two of the City's primary major commercial thoroughfares, and are home to a diverse mix of both small and large retail developments auto sales residential and institutional uses While these corridors have recognized economic success it is the City s desire to establish a more cohesive integration of land uses and visual identity to the corridors In the fall of 2006 the City hired a consultant to prepare a revitalization study for Beach and Edinger to define a clear vision for growth and change An extensive public involvement program is guiding this effort providing input into development of the Beach/Edinger Corridor Specific Plan Land use and form-based development standards established in the specific plan will replace existing zoning regulations 2008-2014 HOUSING ELEMENT IV 12 HOUSING RESOURCES and will set forth a series of new public Improvements to enhance the corridors' physical Image A conceptual draft land use plan for the Edinger corridor has been reviewed by the community and a review of the Plan s recommendations for Edinger were presented to City Council in January 2008 Subsequent to Council endorsement of the plan for Edinger the land use plan for Beach Boulevard will be developed with the entire Specific Plan targeted for adoption in 2008 A key finding of the Plan s market study is that there is a strong demand for residential development and little demand for a net increase in retail within the Plan area Consistent with this finding, a major component of the specific plan is the integration of higher density housing along the corridors with the following goals 3,000 new units within Edinger Avenue Corridor Area a 2,000 new units within the Beach Boulevard Corridor Area Beach Boulevard in the vicinity of Ellis Avenue - Residential Medium High Density Beach Boulevard between Talbert and Heil - residential/commercial mixed use The Beach/Edinger Corridor Specific Plan is being developed to permit residential use by right2 on every parcel in the Edinger Corridor area with additional residential capacity to be accommodated along Beach Boulevard Certain locations within the Specific Plan will require residential development to include ground floor commercial use while other areas will permit stand-alone multi-family residential without a commercial component The Plan s form-based zoning will not include prescriptive density or Floor Area Ratio limitations, but will instead regulate development based on building form and scale A building height of up to six stories will generally be permitted, with reduced parking standards being evaluated as part of the Plan s development The Specific Plan will be designated Mixed Use (M) in the General Plan to allow maximum design flexibility, as indicated by the General Plan Mixed Use land use description Permitted Uses Single uses including residential, neighborhood commercial or general commercial Mixed uses that may include vertically integrated housing or horizontally integrated housing Development Standards The exact density, location and mix of uses in this category is intended to be governed by a Specific Plan to allow greater design flexibility While the Beach /Edinger Corridor Specific Plan presents significant capacity for high density, multi-family residential and mixed use development more than sufficient to address the City s regional housing needs, by way of example, the following short term development sites have been identified based on currently proposed protects 2 Residential uses permitted by right shall not require a conditional use permit planned development permit or other discretionary approval which constitutes a project under CEQA Residential projects within the Specific Plan will however still be subject to design review 2008-2014 HOUSING ELEMENT IVA3 HOUSING RESOURCES Two large mixed-use projects are in the early stages of entitlement on the Edinger Avenue Corridor, with rezoning to occur in advance of the Specific Plan The RIpcurl project is proposing approximately 440 apartment units and 10,000 square feet of neighborhood serving commercial uses on a 3 8 acre site and would require a General Plan amendment from its current General Commercial designation The Village at Bella Terra is also proposing a mix of approximately 500 new ownership and rental units in conjunction with 136,000 square feet of commercial uses adjacent to the million square foot Bella Terra retail mall (formerly the Huntington Center Mall) and would also require an amendment to the General Plan Pursuant to the City s inclusionary housing requirements a minimum ten percent of the units in The RipCurl would be deed restricted as affordable, and because Bella Terra falls within a Redevelopment Project Area fifteen percent of its units would be restricted as affordable A third project is being proposed by Watt Development for redevelopment of an older shopping center with 560 apartment units while maintaining 100 000 square feet of retail rezoning of this shopping center site will occur in coniunction with the Beach/Edinger Specific Plan A fourth project would redevelop the former Levitz site a 12 5-acre property located at the northeast corner of Edinger Avenue and Gothard Street The proposed project is a mixed-use residential live-work and commercial development and envisions six new residential and/or mixed-use blocks around a 3/4-acre private park The development concept proposes up to 1,260 residential units and up to 60,000 square feet of retail primarily along Edinger Avenue Project-level environmental review on the proposed project will occur in conjunction with the EIR on the Specific Plan There are also two mixed use projects proposed on the Beach Boulevard corridor that are being evaluated at a protect level in the Specific Plan EIR These protects include partial redevelopment of an existing center at Beach Boulevard and Warner Avenue and another mixed use project at Beach Boulevard and Ellis Avenue These protects will provide approximately 390 additional units and, as with all developments with three or more residential units, will be subiect to the City s inclusionary requirements for providing affordable units In addition to the proposed projects within the Beach/Edinger Corridor Specific Plan area, two additional opportunity sites' have been identified along the Beach/Edinger Corridor Although there are no projects proposed for either of these sites, they have been identified as vulnerable for redevelopment because they are partially vacant and developed with marginal commercial uses in older buildings (refer to summary table and aerial photos of each site in Appendix A) The City s consultant for the Specific Plan estimated the dwelling unit potential on each of these sites based on an anticipated residential product type and square footage of a potential commercial component Combined these two sites can accommodate approximately 350 units combined at densities ranging from approximately 50 - 60 units per acre on each site Table IV-6 summarizes the residential development potential on these example mixed-use projects and opportunity sites Seven of these sites meet the default 2008-2014 HOUSING ELEMENT IV 14 HOUSING RESOURCES density of 30 units/acre for lower Income households, with one project at a density suitable to support moderate Income development Combined with the overall capacity for approximately 5,000 new high density units in the Specific Plan, these Identified near term protects and opportunity sites provide suitable sites to address the City s RHNA shortfall for 311 moderate Income units, and 352 lower Income units permitted to be part of a mixed use development Table IV-6 Beach/Edinger Corridor Specific Plan — Example Mixed Use Projects & ® ortunity Sites Projects Number of New Site Project Density Units Acreage Edinger Avenue The Ripcurl 440 apartment units 3 8 acres 115 units/acre The Village at Bella Terra* 500 units 15 8 acres 32 units/acre Watt Development Property 600 units 13 8 acres 44 units/acre former Levitz property 1,260 units 12 5 acres 101 units/acre Beach Boulevard Beach &Warner 270 units 9 4 acres 29 units/acre Beach & Ellis (sec) 120 units 2 6 acres 46 units/acre Opportunity Sites Beach & Ellis (nwc) 150 units 2 4 acres 62 units/acre Beach &Yorktown (nec) 200 units 3 5 acres 57 units/acre Total 3,640 units *Located on Edinger in The Crossings Specific Plan adjacent to Beach/Edinger Specific Plan area Rezoning for Exclusuvely Resudlentual Use As a means of complying with AB 2348 which requires at least half of sites rezoned to address a lower income RHNA shortfall to be designated exclusively for residential uses, the City has identified sites both within and adjacent to the Beach/Edinger Specific Plan appropriate for development as entirely residential The City will rezone three or more of the sites identified in Table IV-7 (illustrated in Figure 9), encompassing targeted sites on Beach Boulevard, parcels within the Pacifica Specific Plan (off Beach Blvd), and a Redevelopment Agency owned site on McFadden Avenue adjacent to Goldenwest College The City is currently able to commit to rezoning Sites 4 and 5, determination of which sites among 1-3 will be redesignated for exclusively residential will need to be confirmed as part of the Beach/Edinger Specific Plan process Rezoning of three or more of the sites in Table IV-7 will more than address the City s lower income RHNA shortfall for 352 units on exclusively residential sites (50% of total 704 lower income RHNA shortfall) 2008-2014 HOUSING ELEMENT IV 15 HOUSING RESOURCES Table lV-7 Sites for Potential Rezononq to Exclusively Resodentoal Use map 0 Locatoon Current Antccpated cote Densoty Zonong #off units Acreage 1 Beach Blvd, CG 70 212 33 du/ac S of Yorktown 2 Cypress and Elm, CG 40 76 30 du/ac behind Beach Blvd 3 Beach BI✓d CG 100 314 31 du/ac N of Yorktown 4 Pacifica SP2 187 313 60 du/ac Specific Plan 5 McFadden Ave IG 175 27 65 du/ac (RDA owned site Total 572 The City used the following process to develop the inventory of sites for rezoning to exclusively residential use As part of the Beach/Edinger Specific Plan, a micro- vulnerability analysis was conducted alonq Beach Boulevard to identify those sites most vulnerable to change from existing use (refer to Appendix A) City staff then evaluated these sites to determine which would be most appropriate for redesignation to an exclusively residential use, and identified sites 1-3 on Table lV-7 As depicted in the Rezoning Sites Table and accompanying aerial photos in Appendix A these sites are characterized by a mix of older, economically marginal uses parking lots and vacant parcels - all factors contributing to their identification as vulnerable to change The City s consultant for the Specific Plan estimated the dwelling unit potential on each of these sites based on an expected residential product type, providinc1 the basis for the units identified in Table IV-7 The Beach/Edinger Specific Plan is structured as a form based Development Code, and does not establish maximum residential densities The densities presented for sites 1-3 are not prescribed and do not represent maximum densities, but rather reflect the anticipated density based on an assumed product type Site ##4 in Table IV-7 falls lust outside the Beach/Edinger Specific Plan within the Pacifica Community Plan The four parcels that comprise this former hospital site consist of surface parking lots, and a medical office building slated for demolition A portion of this site had a previous proposal for development with 130 senior condominiums and several developers have expressed an interest to the City in developing the site with housing at densities ranging from 70-80 units/acre The Pacifica Community Plan identifies residential as a conditionally permitted use with no density cap The City is committed to amending the Specific Plan to allow housing by right, and modifying the Plan s development standards as necessary to facilitate development at 60 units/acre Although Site ##4 consists of 4 separate parcels, all of the parcels are held under one ownership and would be required to be consolidated prior to development of the site Additionally, all but one of the parcels would be able to accommodate a minimum of 16 units if sold and developed separately It should be noted that the parcel that 2008-2014 HOUSING ELEMENT IV 16 HOUSING RESOURCES would not be able to accommodate a minimum of 16 units is tied to an adjacent parcel and would not be developed on Its own as it is substandard in size and does not have street access Site #5 is a 2 7 acre vacant site on McFadden Avenue adjacent to Golden West College owned by the Redevelopment Agency, and has been targeted for development with affordable housing The Agency intends to issue a Request for Qualifications in mid-2008 to non-profit housing developers for development of the site, and complete negotiations with the selected developer by year end, environmental review on the site will be conducted as part of the EIR on the Beach/Edinger Specific Plan The Agency's goal is to develop the site as exclusively residential, and to accommodate a minimum of 175 affordable units on the site This Property is currently designated for Mixed Use in the General Plan and zoned General Industrial, the City will amend the General Plan and Zoning for this site to allow only residential use Adequacy of Rezoning Program to Address RHNA Shortfall As indicated in Table IV-5, Huntington Beach has a shortfall of currently zoned sites to accommodate a portion of its regional housing needs for 704 lower income and 311 moderate income units The City is committinq to a rezoning program as part of the Housing Element (Program #9A) to provide adequate sites at appropriate densities to address this shortfall, and to address the following parameters of AB 2348 a) rezoned sites for lower income households provide for residential uses by right , b) rezoned sites accommodate a minimum of 16 units, c) at least 50% of sites rezoned to address the lower income housing shortfall are accommodated on sites designated for exclusively residential use By way of example of high density residential sites to become available as part of the overall 5,000 unit capacity within the Beach/Edinger Specific Plan, Table IV-6 illustrates eight specific opportunity sites and proposed mixed use projects These eight sites alone provide capacity for over 3,500 units, seven of which provide densities appropriate to support lower income development, and one site with densities suitable to support moderate income development Through the rezoning to occur as part of the adoption of the Beach/Edinger Specific Plan, the City has provided suitable sites to address the City s RHNA shortfall for 311 moderate income units, and 352 lower income units permitted to be part of a mixed use development Table IV-7 demonstrates the City's site capacity to address its shortfall of 352 lower income units on sites designated for exclusively residential use 5 AvalDalbility of Infrastructure and Public Services As a completely urbanized community the City of Huntington Beach has already in place all of the necessary infrastructure to support future development All land designated for residential use is served by sewer and water lines streets, storm drains and telephone electrical, and gas lines However as an older community 2008-2014 HOUSING ELEMENT IV-17 HOUSING RESOURCES much of the City's Infrastructure is aging and will require Improvements or replacement over time The timing and funding of Improvements need to be closely correlated with development phasing The City has adopted an Integrated Infrastructure Master Plan that 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 18 500 additional residential units beyond what existed in 1990 Even with the 5 000 new units developed in Huntington Beach since 1990 the City has more than adequate infrastructure capacity to accommodate the City s residential growth needs (RHNA) for the 2008- 2014 Housing Element cycle which anticipates only 2 000 units 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 during the 2008-2014 planning horizon are constrained by infrastructure availability SB 1087, effective January 2006 requires water and sewer providers to grant priority for service allocations to proposed developments that include units affordable to lower income households Pursuant to these statutes upon adoption of its Housing Element Huntington Beach will immediately deliver the Element to local water and sewer providers along with a summary of its regional housing needs allocation 2008-2014 HOUSING ELEMENT IV 18 HOUSING RESOURCES Figure 9 Sites to be Rezoned for Exclussvelx Ressdentsel Use Edi gerl�, e ; Warr & Aver E 1 � a i t r I l ! > i r k r ♦ � S a m i c t to //�►�� .' r 1 i1 #3 Yo rtn ; `A I Legend N W E Sites 13 Beach/Edinger Specific Plan s Site 4 Pacifica Specific Plan Site 5 Vacant RDA owned parcel 2008-2014 HOUSING ELEMENT IV 19 HOUSING RESOURCES FINANCIAL RESOURCES There are a variety of potential funding sources available for housing activities in Huntington Beach Due to both the high cost of developing and preserving housing and limitations on both the amount and uses of funds a variety of funding sources may be required Table IV-8 lists the potential funding sources that are available for housing activities They are divided into five categories including federal, state county local and private resources The primary source of funds for affordable housing activities in Huntington Beach is derived from the Redevelopment Agency housing set-aside fund As required by California Redevelopment Law the Huntington Beach Redevelopment Agency sets aside 20 percent of all tax increment revenue generated from the redevelopment project area for the purpose of increasing and improving the community s supply of housing for low- and moderate income households These set-aside funds are placed in a separate Low- and Moderate-Income Housing Fund Interest earned on money in the Fund and repayments from loans advances or grants are returned to the Fund and used to assist other affordable housing projects and programs The Agency has recently updated the Affordable Housing Component to the AB 1290 Implementation Plan (November 2007) This Plan specifies anticipated annual contributions to the redevelopment set-aside fund of between $3 2 - $3 6 million during the 2008-2014 period for a total contribution of approximately $24 million along with a 2008/09 beginning fund balance of $7 5 million In addition, the Redevelopment Agency is projected to receive $20 million in contributions to the Housing Development Fund from developer payments made to the Agency in return for the Agency fulfilling the developers Redevelopment Protect Area inclusionary housing obligations The Agency s Implementation Plan cash flow projections allocates Huntington Beach s affordable housing funds (including Housing Set- Aside, HOME, Housing) Development Fund, Revolving Loan Repayments, and other miscellaneous revenues) among the following programs and projects during the 2008/09 to 2013/14 Housing Element planning period Affordable Housing Development Assistance - $16 8 million3 Oak View acqui<>ition/rehabilitation, new construction - $12 3 million a Wycliffe Gardens preservation - $10 million a Workforce Housing program - $5 million Single-family rehabilitation (loans and grants) - $2 7 million 3 Includes$3 8 million previously allocated towards Wycliffe Gardens preservation 2008-2014 HOUSING ELEMENT IV 20 HOUSING RESOURCES Table IV 8 Financial Resources Available for Housing Activities City of Huntington Beach Program Name Description Eligible Activities 1 Federal Programs Community Development Grants awarded to City on a formula 13 Acquisition Block Grant(CDBG) basis for housing and community a Rehabilitation development activities primarily benefiting 13 Homebuyer low and moderate income households Assistance Huntington Beach allocates a Economic approximately $160 000 in CDBG funds Development annually towards its rehabilitation 13 Homeless Assistance program 13 Public Services HOME Flexible grant program awarded to City on 13 New Construction formula basis for housing activities a Acquisition Huntington Beach receives approximately 13 Rehabilitation $700 000 annually 13 Homebuyer Assistance Rental Assistance Section 8 Rental Rental assistance payments to owners of 13 Rental Assistance Assistance private market rate units on behalf of low income (50% MFI) tenants Administered by the Orange County Housing Authority Section 202 Grants to non profit developers of ° Acquisition supportive housing for the elderly 13 Rehabilitation 13 New Construction Section 811 Grants to non profit developers of ® Acquisition supportive housing for persons with 13 Rehabilitation disabilities including group homes New Construction independent living facilities and Rental Assistance intermediate care facilities 2 State Programs Low income Housing Tax Tax credits are available to persons and ° New Construction Credit(LIHTC) corporations that invest in low income rental housing Proceeds from the sale are typically used to create housing Multi Family Housing Deferred payment loans to local El New Construction Program (MHP) governments non profit and for profit El Rehabilitation developers for new construction Preservation rehabilitation and preservation of Conversion of permanent and transitional rental housing nonresidential to for lower income households Two rental funding rounds annually through 2009 13 Social services within project 2008-2014 HOUSING ELEMENT IV-21 HOUSING RESOURCES Financial Resources Available for Housing Activities City of Huntington Beach Program Name Description Eligible Activities Multi family Housing Deferred payment loans for rental New Construction Program Supportive housing with supportive services for the ° Rehabilitation Housing disabled who are homeless or at risk of ° Preservation homelessness Two funding rounds ° Conversion of annually through 2009 nonresidential to rental ° Social services within project Building Equity and Growth Grants to cities to provide downpayment 13Homebuyer in Neighborhoods (BEGIN) assistance (up to $30 000) to low and Assistance moderate income first time homebuyers of new homes in projects with affordability enhanced by local regulatory incentives or barrier reductions One funding round annually through 2009 CalHome Grants to cities and non profit developers 13 Predevelopment site to offer homebuyer assistance including development site downpayment assistance rehabilitation acquisition acquisition/rehabilitation and homebuyer ° Rehabilitation counseling Loans to developers for o Acquisition/rehab property acquisition site development ° Downpayment predevelopment and construction period assistance expenses for homeownership projects One funding round annually through Mortgage financing 2011 ° Homebuyer counseling Transit Oriented Funding for housing and related Regulations under Development Program infrastructure near transit stations One development funding round annually through 2009 Affordable Housing Funding for pilot programs to 13 Regulations pending Innovation Fund demonstrate innovative cost-saving ways to create or preserve affordable housing Infill Incentive Grant Funding of public infrastructure (water 13Regulations pending Program sewer traffic parks site clean-up etc) to facilitate infill housing development One funding round annually CaIHFA Residential Low interest short term loans to local 93Site acquisition Development Loan governments for affordable infill owner ° Pre development Program occupied housing developments Links costs with CaiHFA s Downpayment Assistance Program to provide subordinate loans to first time buyers Two funding rounds per year 2008-2014 HOUSING ELEMENT IV 22 HOUSING RESOURCES Financial Resources Available for Housing Activities City of Huntington Beach Program Name Description Eligible Activities CaIHFA Homebuyers CalHFA makes below market loans to ° Homebuyer Downpayment Assistance first time homebuyers of up to 3% of Assistance Program sales price Program operates through participating lenders who originate loans for CaIHFA Funds available upon request to qualified borrowers 3 Local Programs Redevelopment Housing State law requires that 20% of ® Acquisition Fund Redevelopment Agency funds be set f Rehabilitation aside for a wide range of affordable M New Construction housing activities governed by State law The Huntington Beach Implementation Plan estimates $3 2 $3 6 million will be contributed to the Low/Mod Housing Fund annually Housing Development Inclusionary housing in lieu fees as 13Pre development Fund permitted for projects with 3 9 units costs Funded projects are required to include a M Land acquisition minimum of 50 percent very low and low ® Rehabilitation income units with at least 20 percent of Land Write downs units affordable to very low income Interest rate subsidies households Tax Exempt Housing The City can support low income housing MNew Construction Revenue Bond by issuing housing mortgage revenue Rehabilitation bonds requiring the developer to lease a M Acquisition fixed percentage of the units to low income families at specified rental rates 4 Private Resources/Financing Programs Federal National Mortgage Fixed rate mortgages issued by private Homebuyer Association (Fannie Mae) mortgage insurers Assistance Mortgages which fund the purchase and rehabilitation of a home Low Down Payment Mortgages for Single Family Homes in under served low income and minority cities Federal Home Loan Bank Direct Subsidies to non profit and for New Construction Affordable Housing profit developers and public agencies for Program affordable low income ownership and rental projects Savings Association Pooling process to fund loans for 13 New construction of Mortgage Company Inc affordable ownership and rental housing rentals cooperatives projects Non profit and for profit self help housing developers contact member institutions homeless shelters and group homes 2008-2014 HOUSING ELEMENT IV 23 HOUSING RESOURCES Financial Resources Available for Housing Activities City of Huntington Beach Program Name Description Eligible Activities Freddie Mac HomeWorks 1st and 2nd mortgages that Home Buyer include rehabilitation loan City provides Assistance combined gap financing for rehabilitation with Rehabilitation component Households earning up to 80% MFI qualify Source Karen Warner Associates 2008 2014 HOUSING ELEMENT IV 24 HOUSING RESOURCES C ADMINISTRATIVE RESOURCES Described below are several non-profit agencies that have completed projects in Huntington Beach and can continue to serve as resources in the Implementation of housing activities in the City These agencies play an important role in meeting the housing needs of the City and are integral in implementing activities for acquisition/rehabilitation preservation of assisted housing, development of affordable housing Orange Housing Development Corporation (OHDC) OHDC is a non-profit housing developer founded in 1990 Located in the City of Orange the Agency s start-up costs were originally funded by the Orange Redevelopment Agency OHDC s primary focus is within Orange County, but has developed over 3 000 units in communities throughout California In 2002 the Huntington Beach Redevelopment Agency funded OHDC to develop the 20 unit Bowen Court senior housing project Jamboree Housing Corporation (JHC) JHC is a non-profit developer that has developed and implemented numerous affordable housing projects throughout Orange County and the State Jamboree has also established an in-house social services division to assist residents in maintaining self-sufficiency Housing with a HEART (Helping Educate Activate and Respond Together) now operates at most Jamboree-owned properties JHC has completed two multi-family acquisition/rehabilitation projects in the Oakwood neighborhood in Huntington Beach with three additional projects pending Shelter for the Homeless Shelter for the Homeless provides emergency transitional and permanent supportive housing for homeless and lower income families The City has partnered with Shelter for the Homeless to rehabilitate a total of twelve units in the Oakview neighborhood and provide units at affordable rents for extremely to very low income families Habitat for Humanity Habitat is a non-profit, Christian organization that builds and repairs homes for very low income 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 The City has supported Habitat in the development of four new homes in Huntington Beach with two additional projects pending Collette's Children's Home (CCHJ CCH, headquartered in Huntington Beach, provides emergency and transitional housing and permanent placement services to homeless women with children and chronically homeless single women CCH has completed numerous affordable housing protects throughout Orange County, including two transitional housing facilities in the Oakview and Sun View neighborhoods in Huntington Beach 2008-2014 HOUSING ELEMENT IV 25 HOUSING RESOURCES ® OPPORTUNITIES FOR ENERGY CONSERVATION Conventional building construction use and demolition along with the manufacturing of building materials have multiple impacts on our environment In the United States the building industry accounts for ✓ 65% of electricity consumption ✓ 30% of greenhouse gas emissions ✓ 30% of raw materials use ✓ 30% of landfill waste ✓ 12% of potable water consumption Interest in addressing these impacts at all levels of government has been growing In 2004 the State of California adopted legislation requiring LEED (Leadership in Energy and Environmental Design) certification for new and renovated public buildings Some local jurisdictions have not only adopted similar standards for their public buildings but have also recently required LEED certification for larger commercial and residential developments For example the City of Pasadena requires the LEED certified level for commercial construction of 25 000+ square feet and residential buildings with 4+ stories Other Southland cities that have adopted similar requirements are Calabasas Santa Monica Long Beach and Los Angeles LEED certification building standards are one piece of a coordinated green building program Why would a city adopt a green building program? Most local building standards already consider energy and stormwater issues In addition many jurisdictions have programs related to recycling, water conservation stormwater management land use and public health However these programs are often overlapping and uncoordinated One of the primary goals behind establishing a green building program is to create a holistic integrated design approach to green building A green building program considers a broad range of issues including community and site design energy efficiency water conservation resource-efficient material selection indoor environmental quality construction management and building maintenance The end result will be buildings that minimize the use of resources are healthier for people and reduce harm to the environment Both the public and private sectors currently offer grants refunds, and other funding for green building In addition developments built to green standards assist both the owners and tenants with energy and maintenance costs over time Other efforts by cities related to energy conservation include providing information regarding energy efficient techniques for rehabilitation referrals for residents and businesses to energy conservation programs and local incentives for building green The following presents a variety of ways in which Huntington Beach can promote energy conservation 2008-2014 HOUSING ELEMENT IV 26 HOUSING RESOURCES Advertise utility rebate programs and energy audits available through Edison and Southern California Gas particularly connected to housing rehabilitation programs Lower-income households are also eligible for State sponsored energy and weatherization programs Develop green (energy-efficient and environmentally-sensitive) building standards for public buildings Provide incentives such as expedited plan check for private developments that are building green Support the elimination of contamination in older buildings (lead-based paint asbestos etc ) during rehabilitation and code inspections ➢ Allow higher densities and mixed use development within walking distance of commercial thereby reducing vehicular trips and reducing greenhouse gas emissions Promote funding opportunities for private green buildings including available rebates and funding available through the California Energy Commission for installation of solar panels Provide resource materials and training opportunities regarding green building and energy conservation Apply green building criteria to rehabilitation of single and multi family buildings Global Green a leader in the green building field has designed a step-by-step guide for local governments interested in creating a green building program The steps are outlined as follows 1 Establish Your Baseline - what are current local policies ordinances and environmental programs identify gaps 2 Analyze Building Trends - what are past trends, planned city and major private projects, and projected growth 3 Review Existing Guidelines - do they fit with local climate city procedures local building practice and address local priorities 4 Conduct Outreach - form city staff team and citizen committee convene groups and identify issues and priorities 5 Establish Framework - identify priority sectors determine phasing set incentives, and determine administration 6 Implementation - adopt policy prepare and provide resources and materials hold workshops and trainings identify additional staff needs The City of Huntington Beach has made a strong commitment to Green Building The Planning Department offers a "Green Building Tips handout for both homeowners and builders and the City is initiating a fee reduction program for remodels that include solar panels Both the Planning Commission and City Council have formed subcommittees to evaluate and develop measures to initiate a comprehensive Green Building Program The City has budgeted for a new Green Building/Energy Coordinator staff position within the Planning Department to implement the Program 2008-2014 HOUSING ELEMENT IV 27 HOUSING RESOURCES To further green building goals residential and mixed-use developments receiving Redevelopment Agency assistance will be required to Include sustainable design features to the extent financially feasible such as Energy and water reduction strategies Building design that maximizes sunlight for heat and light and maximizes air flow for natural cooling Solid waste reduction technologies Storm water mitigation Gray water recycling Southern California Edison Customer Assistance Program Southern California Edison (SCE) offers a variety of energy conservation services under Customer Assistance Programs (CAP) These services are designed to help low-income households senior citizens permanently disabled and non-English speaking customers control their energy use All CAP participants must meet the federally-established income guidelines Most services are available free of charge Southern California Gas Company Involvement Program The Southern California Gas Company offers an energy conservation service known as the Community Involvement Program (CIP) This service provides weatherization for the homes or apartments of low-income families provided they meet the federally-established income guidelines These services are provided to the low- income families free of charge while later being reimbursed by the Gas Company 2008-2014 HOUSING ELEMENT IV 28 MOUSING RESOURCES 0 �Q d iroCII V. HOUSING PLAN Sections II III and IV of the Housing Element establish the housing needs opportunities and constraints in Huntington Beach This final Housing Plan section begins by evaluating accomplishments under the City s adopted 2000 Housing Element and then presents Huntington Beach s Housing Plan for the 2008-2014 period This Plan sets forth the City s goals policies and programs to address identified housing needs A EVALUATION OF ACC®MPLISHMENTS UNDER ADOPTED HOUSING ELEMENT Under State Housing Element law communities are required to assess the achievements under their adopted housing programs as part of the five-year update to their housing elements These results should be quantified where possible (e g the number of units rehabilitated) but may be qualitative where necessary (e g mitigation of governmental constraints) The results should then 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 City of Huntington Beach 2000-2005 Housing Element sets forth a series of housing programs with related objectives for the following areas ✓ New Construction for all income groups ✓ Residential Rehabilitation ✓ Conservation of Existing Housing This section reviews the City s progress to date in implementing these housing programs and their continued appropriateness for the 2008-2014 Housing Element Table V-1 summarizes the City s housing program accomplishments, followed by a review of its quantified objectives The results of this analysis will provide the basis for developing the comprehensive housing program strategy presented in Part C of this section 2008-2014 HOUSING ELEMENT V 1 HOUSING PLAN Table V-1 Review of Accomplishments under 2000 Housing Element Goal Conserving and Improving Existing Affordable Housing Policy/Program Accomplishments 1 Single Family Rehabilitation Progress Between 2000 2006 the City provided 133 rehab loans and Action Make available Loans and Health and 10 emergency grants to lower income households Safety Emergency Grants to very low and low Effectiveness The City exceeded its overall rehabilitation goal income single family homeowners Goal to Appropriateness Given the ongoing need to maintain the City s aging provide assistance to 75 households housing stock the single family rehab program remains appropriate for the Element The City is considering increasing the current loan amount of $25 000 to reflect the significant increase in home improvement costs and to better address the full extent of housing repairs needed on many units 2 Multi Family Rental Housing Loans(MRH) Progress There have been no rental rehabilitation loans during the Action Assist owners of apartment buildings to period rehabilitate properties occupied by low income Effectiveness High market rents in Huntington Beach have served as tenants Goal to provide loans to upgrade 100 a disincentive for apartment owners to place rent and income rental units restrictions on units in exchange for low interest rehab loans Appropriateness Despite the lack of activity under this program there remains a need for rehabilitation of rental housing in the community Reallocation of funds from this program for use in acquisition and rehabilitation in the Oakview neighborhood can more successfully address deteriorated rental housing in this area In addition the City is currently evaluating changes to its single family rehabilitation program to allow properties with 1 4 units 3 Multiple Family Acquisition and Progress Between 2000 2006 the City worked with seven different Rehabilitation through Non Profit non profit developers to complete 10 multifamily acquisition/rehab Developers projects totaling 239 units Non profit partners include OCCHC (25 Action Assist non profits in acquisition and units) Shelter for the Homeless (4 units) Collete s Children s Home(8 rehabilitation of existing multiple family housing units) and Jamboree Housing (10 units) The Economic Development within Enhancement and Redevelopment areas Department issued a total of $10 6 million in Redevelopment Set Establish affordability covenants Aside and HOME loans to non profits in support of acquisition and rehabilitation activities Effectiveness The program focus has been on scattered site developments within the Oakview neighborhood maximizing the effects of neighborhood revitalization The program has proven very successful in working with experienced non profit entities and in leveraging outside funding sources With financial assistance from the City/Agency the non profits are able to oversee the acquisition and rehabilitation process and stay in place as long term owners and operators Appropriateness This program remains an integral component to the City s overall affordable housing strategy 4 Neighborhood Improvement Programs Progress The 2000 housing conditions survey identified 81% of units Action Administer and implement a in Good condition 18% in Fair condition and 1% in Poor condition In comprehensive neighborhood improvement 2002 the City changed the focus of code enforcement activities from program in targeted areas of the City Conduct primarily reactionary and punitive to proactive and educational and annual community meetings to receive resident involving the community input Effectiveness The housing conditions survey completed in 2007 reflects a 10% improvement of units from Fair to Good condition indicating the success of neighborhood preservation activities Appropriateness This program has been renamed the Neighborhood Preservation Program and will focus on four separate low/mod areas of the City 2008-2014 HOUSING ELEMENT V 2 HOUSING PLAN Table V-1 Review of Accomplishments sunder 2000 Housing Element (cunt d) Policy/Program Accomplishments 5 Off Site Multi Family Progress Between 1998 2005 53 off site rental units were restricted Acquisition/Rehabilitation to low income to satisfy the affordable housing obligations for nine Action Allow developers to fulfill affordable market rate projects consisting of 497 units These 53 low income housing requirements through off site rental units are contained within two projects owned and operated by a acquisition/rehabilitation of rental units non profit housing corporation Effectiveness This was an effective program when there was an established bank from which developers could purchase their units there are no longer any units available via this method Due to the high cost of real estate developers have not been able to acquire rental property for a reasonable price and therefore have included the required affordable units within their projects Appropriateness As current land economics render this program infeasible it is no longer appropriate as a separate program within the Housing Element Off site alternatives can be accommodated within the City s acquisition/rehabilitation program #3 should the economics support this approach in the future 6 Mortgage Credit Certificate (MCC) Progress The City provided funding support to the County for Program participation in the MCC program Action Increase homeownership opportunities Effectiveness Works best when interest rates are high so there was for moderate income first time homebuyers little activity during the period Rising housing sales prices rendered Work to sign up additional lenders and actively the program infeasible in Huntington Beach market program to first time buyers Appropriateness The County has permanently discontinued the MCC Program so it no longer remains appropriate for inclusion in the Element 7 Section 8 Rental Assistance Program Progress The level of Section 8 assistance in Huntington Beach has Action Provide Section 8 rental certificates maintained fairly constant with 815 households receiving Section 8 through OCHA to families of all sizes vouchers in 2007 compared to 834 in 2000 Of these households Encourage landlords to register units with the 319 are families 312 are seniors and 184 are disabled When the Housing Authority Orange County Housing Authority (OCHA) temporarily opened the Section 8 waiting list in 2006 550 Huntington Beach residents completed applications Effectiveness The program is very successful on providing needed rental assistance in Huntington Beach The City continues to participate in quarterly meetings of the Cities Advisory to OCHA to maintain ongoing communication about the Section 8 program and other affordable housing Appropriateness This program remains appropriate to the updated Housing Element 8 Citywide Code Enforcement Progress As indicated under Program #4 (Neighborhood Action Monitor the City s housing stock and Improvement Program) the City has shifted its approach to code issue violation notices to property owners enforcement less complaint driven to more proactive and educational requiring compliance with property maintenance Rehabilitation assistance is closely tied with code enforcement regulations and uniform housing code activities requirements Inform violaters of available Effectiveness Code enforcement has been effective in improving rehabilitation assistance to correct code housing conditions with the Citywide housing conditions survey deficiencies showing an increase in Good quality units from 81%to 91% between 2000 to 2007 Appropriateness Code enforcement has been replaced with a more comprehensive educational approach to improving housing conditions as part of the Neighborhood Preservation Program #4 2008-2014 HOUSING ELEMENT V 3 HOUSING PLAN Table V-1 Review of Accomplishments under 2000 Housing Element (coot d Policy/Program Accomplishments 9 Preservation of Assisted Rental Housing Progress The City assisted in the refinancing of the bond on Action Preserve or replace at risk housing by Huntington Breakers extending affordability controls on the projects a) monitor at risk units b)tenant education c) 68 low income units from 2006 to 2020 Affordability controls expired work with priority purchasers d) refinance on the 11 low income units in Huntington Villas the 75 low income bonds e) off site purchase of affordability units in Surfside Villas and 50 units in various density bonus projects covenants f)tenant purchase of units and g) Effectiveness The City was effective in preserving 68 affordable units provision of new affordable housing but lost 136 affordable units Appropriateness With 377 low income units at risk of conversion preservation remains a critical program The City s Economic Development Dept is already working with a non profit to preserve the 185 unit Wycliffe Gardens and has initiated discussions with the owners of Huntington Villa Yorba 10 Condominium Conversion Ordinance Progress The City updated its Condominium Conversion Ordinance Action Consider allowing modified standards in 2004 imposing affordability requirements on pre existing where condominiums integrate affordable units apartments that converted without required CUP approvals The City and evaluate assistance to tenants interested in decided not to modify standards on future conversions so as to purchasing their units maintain consistency in the quality of life for project residents in terms of open space and parking Effectiveness Since adoption of the updated Ordinance the City has not received any applications for conversions although there is growing interest among the development community Appropriateness It may be appropriate to strengthen the City s condo conversion provisions to preserve the rental housing stock 11 Replacement Housing Program Progress The Redevelopment Agency did not implement any Action Require a housing Replacement Plan activities that resulted in the removal of low and moderate income for Redevelopment assisted activities that result housing Within the Coastal Zone 67 units were demolished between in the displacement of residents as well as 1998 2005 all of which were single family homes or duplexes and private development that results in the removal therefore did not require replacement 701 new affordable units were of low and moderate income housing within the provided within 3 miles of the coastal zone(refer to detailed discussion Coastal Zone Provide financial assistance for which follows table) households displaced as a result of government Effectiveness The City did not incur any replacement housing activities obligations under Redevelopment Law or the Coastal Act Appropriateness The City and Redevelopment Agency implement replacement housing requirements consistent with State law A separate Replacement Housing Program is not necessary for the Housing Element Goal Provision of Adequate Housing Saes Polic /Provram - Accomplishments 12 Vacant Land Inventory Progress City regularly updates the vacant land inventory most Action Identify development opportunities recently in 2007 and prior to that in 2004 through maintenance of a residential sites Effectiveness in the past this has been an effective informational tool inventory Maintain a current inventory of given the amount of residential land that had been available residential sites and provide to developers Appropriateness The inventory now has limited utility given the limited vacant residential land available In addition the City is increasingly experiencing interest in converting non residential land to mixed use indicating that residential developers do not necessarily believe that the amount of vacant residential land is the only indicator of opportunity This program will be modified to encompass all residential development opportunities including vacant underutilized and mixed use sites 2008-2014 HOUSING ELEMENT V 4 HOUSING PLAN Table V-1 Review of Accomplishments under 2000 Housing Element (cont d) Policy/Program Accomplishments 13 Residential Development Opportunities Progress In 2005 one of the local school districts surplused two sites on School Sites The City acquired portions of both sites for open space and Action Work with School District to provide applications are in the process of being submitted for development of residential development opportunities on 107 units on these two sites In August 2007 the Huntington Beach appropriate surplus school sites School district issued an RFP for development on 4 closed sites The City has a quarterly meeting with all school districts to maintain open communication on a variety of issues including development Effectiveness The ongoing dialog with the School Districts helps in terms of long term planning Appropriateness There are additional closed school sites in the City that may be surplused in the future Goal Assist in the Development of Affordable Housing Policy/Program Accomplishments 14 Development of Senior Citizen and Progress The City has provided financial assistance and regulatory Low/Moderate Income Housing relief to numerous affordable housing developments since 1998 Action Continue to provide regulatory and Major projects include The Fountains Senior Apts (271 units/55 VL financial assistance for the development of 25 L 190 M) Bowen Court Senior Apts (20 VL units) Habitat for affordable housing Provide reduced Humanity Yorktown (4 VL units) Main Place Apts (29 units/26 L Cape development standards through the use of the Ann (146 M units) Promenade (80 M units) and Ellis Street SRO (107 City s Senior Residential Development unts/47 VL 59 L) Standards Seek to achieve development of Effectiveness In total the City achieved development of 126 new 350 new affordable units very low income units 115 low income units and 460 moderate income units during the planning period well exceeding its goal for 350 new affordable units The City s various techniques for providing affordable housing have been highly effective Appropriateness Providing financial and regulatory support for affordable housing remains critical to addressing the City s housing needs 15 Technical Support for Affordable Progress The City continues to provide technical assistance to Housing Projects developers to support expansion of affordable housing opportunities Action Continue to provide consultation and Assistance includes evaluation of projects for appropriate use of technical assistance to aid in the expansion of funding sources assistance in completion of funding applications and housing opportunities assistance in moving forward through the public review process Effectiveness Judging by the number of affordable projects developed in Huntington Beach over the planning period the City has been effective in providing necessary technical support Appropriateness The City provides technical assistance as part of its overall affordable housing program and therefore this program will be combined with Program #14 to Support in Development of Affordable Housing 16 Solicit Participation of Developers in Progress As described under Program #14 the City has been Affordable Housing Programs successful in its support of affordable housing with 126 very low Action Provide financial and regulatory income 115 low income and 460 moderate income units developed incentives to private developers to increase the Effectiveness The City has been effective in its support of affordable supply of affordable housing Complete the and mixed income housing production following affordable housing projects Victoria Appropriateness This program is closely related to program #14 Woods Senior Apartments Bowen Court Senior (Development of Senior Citizen/Affordable Housing) and will be Apartments Wycliffe Apartments combined for purposes of the updated Housing Element 2008-2014 HOUSING ELEMENT V 5 HOUSING PLAN Table V 1 Review of Accomplishments under 2000 Housing Element (cont d) Policy/Program Accomplishments 17 Project Self Sufficiency Progress Between 2001 2005 the City assisted 466 households Action Offer assistance to low income single through PSS averaging assistance to 93 households per year parents so that they can achieve economic Effectiveness The City has consistently met its annual goal for PSS independence from governmental assistance assistance utilizing both public and private resources The City s Assist a minimum of 90 households annually program has gained national attention as one of the most successful programs in the country Appropriateness The PSS program remains a critical program in assisting single parents to achieve economic self sufficiency and remains appropriate for the Housing Element update 18 Redevelopment Agency Production and Progress Between 2000 2007 the Redevelopment Agency expended Replacement Housing Obligations $9 9 million in RDA set aside and $4 3 million in HOME funds to assist Action Construct a total of 100 affordable units in new construction and acquisition/rehabilitation of 343 affordable to fulfill Agency housing production and units that count towards inclusionary and replacement housing replacement requirements obligations Effectiveness The City well exceeded its goal to produce 100 affordable units The Agency s 2007 Redevelopment Implementation Plan identifies a surplus of 83 inclusionary housing units for the 1982 2014 compliance period No replacement housing obligations are identified in the Plan Appropriateness The Redevelopment Agency monitors its inclusionary and replacement housing obligations on an ongoing basis and has an active new construction and acquisition/rehabilitation program to fulfill its requirements A separate program for the Housing Element is not necessary 19 Implement Inclusionary Housing Progress During 1993 2006 the City s inclusionary requirements Action Continue to implement inclusionary produced 478 affordable units (50 VL 103 L 325 M) In 2004 the City housing requirements Council adopted an ordinance to codify its inclusionary policy and established the option to pay an in lieu fee for projects with 3 9 units The fee amount was adopted in October 2007 Effectiveness The inclusionary ordinance continues to provide an effective mechanism to integrate affordable units within market rate developments Appropriateness The inclusionary program remains appropriate to the Housing Element The City has formed an Ad Hoc Housing Committee to evaluate the option of extending payment of the in lieu housing fee to all projects Goal Removal of Governmental Constraints Policy/Program Accomplishments 20 Fast Track Processing for Affordable Progress In 2006 an audit was conducted of the City s development Housing Projects processing procedures to evaluate ways to streamline all Action Evaluate the City s approval process development Given the levels of staffing and workload no fast track and determine the feasibility of a fast track process was recommended However there were recommendations approval process for affordable housing made to reduce certain processing times and fees some of which projects have been implemented and could benefit an affordable housing developer Effectiveness Fast track processing for affordable projects is not likely to be implemented given existing resources Recent affordable developments have not indicated that the approval process has been a significant factor for their projects Appropriateness This program no longer remains appropriate given the findings of the recent audit 2008-2014 HOUSING ELEMENT V 6 HOUSING PLAN Table V-1 Review of Accomplishments under 2000 Housing Element (cont d) Policy/Program Accomplishments 21 Encourage Implementation of SRO Progress In 2001 the City s SRO ordinance was updated based on a Ordinance comparison of other jurisdiction s regulations A 107 unit SRO project Action Evaluate other successful SRO Beachview Villas was approved and constructed in 2003 providing ordinances and identify potential revisions to 47 very low income and 59 low income units the City s ordinance Complete a minimum of Effectiveness This program was effective and completed 106 SRO units Appropriateness This program is no longer necessary as the ob ectives to develop an updated ordinance have been fulfilled Goal Equal Housing Opportunity Policy/Program Accomplishments 22 Fair Housing Progress The City continues to contract with the Fair Housing Council Action Implement Fair Housing Plan actions of Orange County (FHCOC) to implement the regional Fair Housing and continue to use the service of the Fair Plan (AI) and to offer fair housing services and tenant/landlord Housing Council of Orange County counseling to residents Effectiveness FHCOC assists up to 900 Huntington Beach households annually with issues regarding tenant/landlord matters Up to 14 discrimination cases are opened each year on behalf of residents FHCOC provides 4 public outreach presentations in the City annually Appropriateness The Fair Housing Program provides an important service to residents and landlords in the community and remains appropriate for the Housing Element update 23 Accessible Housing Progress The City has adopted the latest updates to the Building and Action Adopt updates to the Uniform Building Housing Code and continues to offer rehabilitation assistance for and Housing Codes to reflect current accessibility improvements accessibility requirements in new construction Effectiveness The City does not require special budding codes or Coordinate with Dayle Macintosh Center and onerous project review to construct or improve housing for persons provide modification assistance with disabilities The City has been effective by offering financial support for accessibility improvements and in coordinating with the Dayle Macintosh Center in as a resource for accessible housing Appropriateness Providing accessible housing remains appropriate to the Housing Element 24 Continuum of Care Homeless Progress The City supports the Continuum of Care through 1) data Assistance compilation on homeless services and facilities 2) letters of support Action Participate in County s Regional for the funding application 3) participation in meetings on the Regional Committee for the Continuum of Care to assist Homeless Strategy In 2007 the City participated in the Point in Time the homeless Allocate CDBG monies to fund Homeless Survey In 2005/2006 the City funded two transitional homeless service providers housing facilities for battered/homeless mothers with children The City has also provided funding to the Episcopal Service Alliance for emergency services Effectiveness The City has been effective in its involvement in regional efforts to address homelessness as well as the funding of local homeless service providers and emergency and transitional shelters In support of the County s efforts to implement the CMIS online database to provide unduplicated tracking of homeless programs the City will encourage its homeless service providers to become integrated within the CMIS system Appropriateness The Continuum of Care and Homeless Assistance Program remains appropriate to the Housing Element Source City of Huntington Beach Economic Development and Planning Departments VL Very Low Income L Low Income M Moderate Income 2008-2014 HOUSING ELEMENT V 7 HOUSING PLAN Summary of Housing Element Accomplishments Since adoption of the Housing Element in 2000 the City of Huntington Beach has made significant progress in achieving its housing goals Major accomplishments include the following Partnering with non-profit housing providers to acquire and rehabilitate 239 rental units and preserve as affordable housing Providing housing rehabilitation assistance to 143 lower income homeowners Refinancing the bond issue on Huntington Breakers protecting the projects 68 lower income units from conversion to market rents Implementing a Neighborhood Preservation Program to pro-actively address the problem of deteriorating neighborhoods and achieving measurable improvements in housing conditions Assisting in the development of approximately 700 affordable housing units through provision of land disposition regulatory incentives inclusionary requirements and/or direct financial assistance Providing assistance to 466 single-parent households through Project Self- Sufficiency Updating the City s SRO Ordinance enabling development of a 107 unit SRO with rents affordable to very low and low income households Assisting in funding two transitional housing facilities for victims of domestic violence and their children Adopting an ordinance to codify the City s inclusionary housing policy and allowing payment of an in-lieu housing fee for small projects Table V-2 summarizes the quantified objectives contained in the City's 2000 Housing Element and compares the City s progress in fulfilling these objectives Table V-2 Summaryof(quantified Objectives Income New Construction* Rehabilitation** Conservation*** Level Goal Progress Goal Progress Goal Progress Very Low 388 126 (33%) 50 215 (430%) 452 445 (98%) Low 255 115 (45%) 85 166 (195%) 147 Moderate 400 460 (115%) 40 1 (2%) Above 972 2 229 (229%) Moderate Totals 2,015 2,930 (145%) 175 382 (218%) 599 445 (74%) *Reflects RHNA **Reflects single family rehabilitation and acquisition/rehabilitation projects **'Reflects preservation of at risk projects 2008 2014 HOUSING ELEMENT V 8 HOUSING PLAN As Illustrated in Table V-2 based on review of residential building permits Issued between January 1998 - December 2005, the City fulfilled 145 percent of Its total regional housing construction needs or RHNA' (refer to Appendix C for summary of building permits issued) However given the robust real estate market in Huntington Beach housing for low and moderate income households is not being produced without some level of subsidy and/or development incentive The City s inclusionary housing ordinance was effective in producing affordable units in conjunction with market rate developments and contributed to the City fulfilling 115 percent of its goal for production of 400 moderate income units Given the more limited development of rental housing which occurred during the period the inclusionary ordinance produced far fewer low income units, with the provision of very low and low income units reliant almost entirely on financial subsidies The City its Redevelopment Agency and its non-profit housing partners were able to achieve the development of 126 units affordable to very low income households and 115 units affordable to low income households representing 33 percent and 45 percent of its RHNA goal respectively In terms of housing rehabilitation the City provided assistance to 382 lower income households fulfilling 218 percent of its assistance goal A key focus of the City s housing program is to support non-profits in the acquisition and rehabilitation of multi-family properties and place long-term affordability restrictions on the units During the planning period the Agency directed over $10 million towards acquisition/rehabilitation completing 239 units Housing Element statutes now allow jurisdictions to credit certain acquisition/rehabilitation activities towards the RHNA which can assist Huntington Beach in demonstrating greater progress in addressing its lower income productions needs Finally, the City fell short of its goal to conserve 599 affordable units identified as at- risk of conversion Numerous small density bonus projects converted to market rate although more significant is the loss of 75 units in Surfside Villas and 11 units in Huntington Villas In total affordability restrictions were lost on136 low income units The City was successful in refinancing the bond to preserve the 68 low income units in Huntington Breakers During the next Housing Element cycle two projects are at-risk of conversion and the City is already working with a non-profit to preserve the first project at imminent risk of conversion Preservation of at-risk housing is now also eligible for RHNA credit Com2hance wottlh CoasW Zone Housong I eguoremenft The Coastal Zone boundary in Huntington Beach runs from the northern city limit at Seal Beach, south nine miles to the Santa Ana River at the Huntington Beach/Newport Beach boundary It extends inland from the mean high tide line from 1,000 yards to over one mile in some areas It encompasses approximately five square miles of land and water, or about 17 percent of the total area of the city 2008-2014 HOUSING ELEMENT V 9 HOUSING ELAN The Huntington Beach Coastal Zone Includes a wide variety of land uses Including open shoreline, parks and recreational facilities, habitat areas, residential, commercial and industr4 uses, as well as energy and oil extraction facilities At the north end of the Coastal Zone is Huntington Harbour, a man-made residential and marina development with residences oriented toward the waterways The next largest segment of residential development within the Coastal Zone is the downtown area, with narrow but deep lots for single-family homes as well as larger apartment and condominium developments California Government Code (Section 65588) requires the Housing Element to take into account any low or moderate income housing provided or required in the coastal zone pursuant to the Mello Act (Section 65590) ' Within the Review and Revise section of the Housing Element, coastal zone localities are required to include the following information 1 Number of new housing units approved for construction within the coastal zone since January 1982 2 Number of housrng units for low or moderate Income households required to be provided in new housing wthIn the coastal zone, or within three miles 3 Number of exIstInq residential units occupied by low or moderate Income households withIn the coastal zone or within three miles that have been authorized to be demolished or converted since January 1982 4 Number of housIn,g units for low and moderate Income households that have been required for replacement (of those being demolished or converted) rn the coastal zone or within 3 miles of the coastal zone The 1989 and 2000 Huntington Beach Housing Elements provide the following information on housing I the Coastal Zone for the period between 1982 - 1997 1982-1989 73 affordable units demolished in Coastal Zone 1,086 replacement units affordable to low to moderate income households built June 1989-1997 112 affordable units demolished in Coastal Zone 141 replacement units affordable to low to moderate income households built Accordinq to the City s prior two Housing Elements, the City has met the replacement requirement of 185 affordable units through provision of 1,227 new affordable units Table V-3 documents residential development activity in the Huntington Beach coastal zone during the most recent Housing Element period (between January 1998 - December 2005), including the number of affordable housing units built in the City within three miles of the coastal zone The Mello Act in part requires_replacement of affordable units demolished or converted within the coastal zone 2008-2014 HOUSING ELEMENT v 10 HOUSING PLAN Table V-3 ResidlentW Actuvuty m Hauntungton Beach CopsW Zone 11998-2003 Location Total Unite _ " -Units' -Rig ived Tota lb N94 Davits Af o-ird ible Units Demolished) to Ib� Re laced* [wilt [wilt Within Coastal 67 0 604 _ Zone Within 3 miles of _ _ _ 701 Coastal Zone "The Coastal Act requires replacement of low and moderate income units demolished in Coastal Zone projects with 3 or more units Of the 67 units removed in Huntington Beach during this period, 65 were single family homes and 2 were within a duplex, and therefore none met the criteria requiring replacement As Illustrated by this Table, between 1999-2005, 67 market rate units were removed from the Huntington Beach coastal zone 37 units in Huntington Harbour and 30 units in Downtown 2 As none of the units removed were in developments with 3 or more units (65 units were single-family homes, and 2 units were within a duplex), none of these units are required to be replaced under the Mello Act During this same time period, 701 new deed-restricted affordable units were built within a three mile radius of the City s coastal zone, more than offsetting the 67 market-rate units removed from the coastal zone Affordable housing protects completed during this time frame include (refer to Appendix C for a complete listing of protects) Cape Ann - 146 moderate income units a Promenade - 80 moderate income units Pacific Landing - 5 moderate income units Greystone Keys - 12 moderate income units (11 add I mod units built in 1997) 17201 Ash - 6 moderate income units � The Tides - 12 moderate income units The Fountains - 55 very low, 25 low, 191 moderate income units )�, Siena Apartments (Main Place) - 26 low income units > Ellis SRO — 27 very low, 59 low income units > Bowen Court - 20 very low income units Habitat Units - 4 very low income units > Numerous smaller protects containing 3 or fewer affordable units Huntington Beach has complied with the requirements of the Mello Act To ensure continued compliance, the City will continue to monitor residential development activities within its coastal zone 2 White none of the units removed were deed restricted as affordable, it is possible that some of the smaller single family homes removed from the downtown were rented at rates affordable to moderate income households 2008-2014 HOUSING ELEMENT V-11 HOUSING PLAN Fffb 0 GOALS AND POLICIES This section of the Housing Element set forth the goals and policies the City Intends to implement to address Huntington Beach s housing needs EXISTING AFFORDABLE HOUSING GOAL 1 Conserve and Improve Existing Affordable H000song on Huntington Beach POLICIES Policy 11 Preserve the character scale and quality of established residential neighborhoods Policy 1 2 Continue to provide rehabilitation and home improvement assistance to low and moderate income households seniors and the disabled Policy 1 3 Coordinate with non-profit housing providers in the acquisition and rehabilitation of older apartment complexes and maintenance as long- term affordable housing Policy 1 4 Encourage resident involvement in identifying and addressing maintenance of housing in their neighborhoods Policy 1 6 Undertake comprehensive code enforcement and neighborhood preservation efforts within designated special CDBG enforcement areas to improve the quality of life and condition of housing within these neighborhoods Policy 1 6 Work with property owners tenants and non-profit purchasers to facilitate preservation of assisted rental housing at-risk of conversion to market rents Policy 1 7 Encourage retention of adequate numbers of mobile homes and continue to enforce the City s mobile home conversion ordinance Policy 1 8 Evaluate strengthening the City s condominium conversion ordinance to preserve the City s rental housing stock and provide affordable units in projects approved for conversion 2008-2014 HOUSING ELEMENT V 12 HOUSING PLAN Policy 1 9 Maintain the quality of life within neighborhoods by maintaining an adequate level of community facilities such as child care centers and municipal services ADEQUATE MOUSING SITES GOAL 2 Provide Adequate Mousing Sites to Accommodate Regional Mousing Needs POLICIES Policy 2 1 Maintain an up-to-date Inventory of potential sites available for future development, and provide to the development community Within Redevelopment Project Areas provide assistance in land assembly in support of affordable housing Policy 2 2 Facilitate the development of mixed-use projects in appropriate commercial areas including stand-alone residential development (horizontal mixed-use) and housing above ground floor commercial uses (vertical mixed- use) Establish mixed use zoning regulations Policy 2 3 Encourage and facilitate the provision of housing affordable to lower income households within the Beach/Edinger Corridor Specific Plan Incorporate policy language and development standards within the Plan in support of affordable housing Policy 2 4 Utilize surplus school and park sites for residential use where appropriate and consistent with the City s General Plan Policy 2 5 Take advantage of existing infrastructure and public improvements to provide additional affordable housing by allowing second units in single-family zoning districts DEVELOPMENT OF AFFORDABLE MOUSING GOAL 3 Assist in Development of Affordable Mousing Policy 3 1 Encourage the production of housing that meets all economic segments of the community including lower moderate and upper income households to maintain a balanced community Policy 3 2 Provide financial and/or regulatory incentives to facilitate the development of affordable housing 2008-2014 MOUSING ELEMENT V 13 HOUSING PLAN Policy 3 3 Support collaborative partnerships with non-profit organizations, affordable housing builders and for-profit developers to provide greater access to affordable housing funds Policy 3 4 Utilize inclusionary housing as a tool to integrate affordable units within market rate developments Policy 3 5 Establish a workforce homebuyer assistance program to assist persons who work in Huntington Beach to purchase homes in the community Policy 3 6 Encourage use of sustainable and green building design in new and existing housing Policy 3 7 Encourage the Inclusion of space for child care in new housing developments Including affordable housing developments REMOVE CONSTRAINTS GOAL 4 Remove Governmental Constraints Policy 41 Offer financial and/or regulatory Incentives, Including density bonuses where feasible to offset or reduce the costs of developing affordable housing Policy 4 2 Periodically review regulations, ordinances, departmental processing procedures and residential fees related to rehabilitation and construction to assess their impact on housing costs and revise as appropriate EQUAL HOUSING GOAL 5 Provide Equal Housing Opportunity Policy 51 Continue to enforce fair housing laws prohibiting arbitrary discrimination in the building financing sales or rental of housing on the basis of race religion family status, national origin physically disability or other factors Policy 5 2 Continue to financially support the provision of fair housing services and tenant/landlord mediation to City residents Policy 5 3 Support continued efforts to implement the Orange County Continuum of Care program for the homeless 2008-2014 HOUSING ELEMENT V-14 HOUSING PLAN Policy 5 4 Continue to coordinate with local social service providers and notify them of available City funding to address the needs of the homeless population Policy 5 5 Support low income single-parents in attaining the life skills necessary to achieve economic independence 2008-2014 HOUSING ELEMENT V 15 HOUSING PLAN C HOUSING PROGRAMS The goals and policies contained in the Housing Element address Huntington Beach s identified housing needs and are implemented through a series of housing programs offered through the Planning Department and Economic Development Department Housing programs define the specific actions the City will undertake to achieve the stated goals and policies and are organized around the City s five housing goals The City s Housing Element programs encompass existing programs programs revised in response to the review of program accomplishments, and several new programs added to address unmet housing needs The Housing Program Summary Table V-4 located at the end of this section specifies the following for each program 2008-2014 objectives funding sources and agency responsible for implementation Housing Element statutes now require an analysis of the needs of extremely income (<30% AMD households, and programs to assist in the creation of housing for this population l he Huntington Beach Housing Element sets forth several programs which help io address the needs of extremely low income households, including Multi-Family Acquisition/Rehabilitation (Program #2), Preservation of Wycliffe Gardens (Program #4a), Section 8 Rental Assistance (Program #5), Affordable Housing Cevelopment Assistance, including SROs (Program #12), Zoning Ordinance Revision, including provisions for transitional and supportive housing (Program #20), Continuum of Care - Homeless Assistance (Program #23), and Project Self-Sufficiency (Program #24) EXISTING AFFORDABLE HOUSING 1 Single-Family Rehabilitation The City is proposing to restructure its current rehabilitation loan programs to enhance marketability and simplify the implementation process Given a lack of participation in the multi-family rental housing loan program (MRH) this program would be eliminated and funds reallocated for use in multi-family acquisition and rehabilitation projects The single- family program would be expanded to include properties with up to four units and the loan amount increased to reflect the increase in home improvement costs and to better address the full extent of housing repairs needed on many units Loan repayment would be deferred until the home is resold or refinanced Energy efficiency improvements would be eligible expenses The Single-Family Rehabilitation Program would continue to include an emergency grant component Grant amounts would be increased to $10,000 and paint/fix-up projects and removal of lead-based paint would be eligible under the grant 2008-2014 Objective Adopt new Single-Family Rehabilitation Program Guidelines and assist fifteen lower income households on an annual basis with a projected income mix of half very low and half low income households 2008-2014 HOUSING ELEMENT V 16 HOUSING PLAN 2 Multi-Family Acquisition and Rehabilitation through Non-Profit Developers Huntington Beach contains numerous older multi-family rental properties in deteriorated condition Since 1994 the Redevelopment Agency has funded non- profit housing developers to acquire rehabilitate and operate rental properties within the Oakview neighborhood Properties are selectively acquired in relation to one another as part of an overall effort to upgrade living conditions and to increase the supply of affordable rental housing In exchange for Agency and City assistance covenants are placed on properties acquired by the non-profit to ensure long-term affordability and strong property management The City will continue to allow developers to fulfill their affordable housing requirements (under the inclusionary housing ordinance) through arrangements with non-profits for off-site acquisition and rehabilitation as approved by Economic Development The Agency is currently undertaking one of its most ambitious acquisition/rehabilitation protects to date in the Oakview neighborhood involving a 48 unit apartment complex on Delaware Street The property has severe and extensive code violations that have not been remedied despite citations by the City The Redevelopment Agency has prepared a financial pro-forma to assess the economics of purchasing and rehabilitating the property, and intends to transfer ownership to the Orange Housing Development Corporation (OHDC) to undertake rehabilitation improvements and provide property management OHDC is pursuing tax credit financing, and anticipates providing affordability to the following mix of households 5 very low income, 15 low income, and 28 moderate income 2008-2014 Objective The acquisition/rehabilitation program continues to be a major focus of the Redevelopment Agency s affordable housing program The Agency s Housing Strategy estimates an average program cost of $300,000/unit and allocates redevelopment housing set-aside and HOME funds to achieve 120 units between 2007/08 through 2013114 The projected income mix of these 120 units is 15 extremely low, 10 very low income 45 low income and 50 moderate income 3 Neighborhood Preservation Program For several years now Huntington Beach has implemented a neighborhood preservation program shifting the focus of code enforcement activities from being primarily reactionary and punitive to proactive and educational in nature combined with community engagement and empowerment The City tracks code enforcement activities through an automated software and database, generating reports on a monthly basis to evaluate the types and location of violations and the actions taken, using this information to make appropriate program adjustments Based on the results of the 2007 housing conditions survey the neighborhood preservation program will focus on the following four low and moderate income 2008-2014 HOUSING ELEMENT V 17 HOUSING PLAN areas Identified by the survey as deteriorated deteriorating or on the cusp of deteriorating (refer to Figure 4) Bolsa Chica - Heil East - Central South — Central Southeast 2008-2014 Objective Conduct neighborhood improvement activities within the four CDBG designated target areas to improve the quality of life and condition of housing within these neighborhoods Inform violators of available rehabilitation assistance to correct code deficiencies Through collaborations with the Oakview Task Force, the Oakview School Collaborative and various City and County departments and agencies, the code enforcement division will facilitate forums for residents of these communities to discuss specific neighborhood issues and provide information on various resources for rehabilitation assistance In addition, the Public Nuisance Task Force, comprised of representatives from various City departments, will conduct monthly meetings with the goal to expedite the abatement of properties that are considered public nuisances 4 Preservation of Assisted Rental Housing Huntington Beach contains two projects at risk of conversion to market rate during the 2008-2018 planning period - Wycliffe Gardens (185 units) and Huntington Villa Yorba (192 units) Both of these projects maintain Section 8 project-based Housing Assistance Plan (HAP) contracts with HUD subject to annual renewals The City will be entering into an agreement for committed assistance for preservation of Wycliffe Gardens, described separately as Program 4a In November 2006 the owner of Wycliffe Gardens provided a Notice of Intent to Prepay to the City HUD the State and tenants of the project City Economic Development staff are currently working with a non-profit housing developer to negotiate the acquisition and continued affordability of Wycliffe Gardens or alternatively the extension and preservation of the existing affordable terms and Section 8 housing assistance In 1994 the owner of Huntington Villa Yorba 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 projects mortgage now extends through May 2013 with the Section 8 contract subject to annual renewals As presented in Section II Need Assessment preservation of Huntington Villa Yorba through transfer of ownership to a non-profit or provision of rent subsidies is more cost effective than replacing affordable units through new construction The following are strategies the City will undertake to preserve Huntington Villa Yorba s 192 units of at-risk rental housing 2008-2014 HOUSING ELEMENT v 18 HOUSING PLAN Monitor At-Risk units Contact property owners within one year of affordability expiration dates 2( 012) to discuss City s desire to preserve as affordable housing Work with Potential Priority Purchasers Solicit participation of agencies interested in purchasing and/or managing units at-risk Provide funding assistance, which can be leveraged with outside sources by the non-profit to either transfer ownership or provide rent subsidies to maintain affordability Tenant Education Based on California law property owners are required to give a nine month notice of their intent to opt out of low income use restrictions The City will work with tenants and as necessary contract with specialists like the California Housing Partnership and other non-profits to provide education regarding tenant rights and conversion procedures 2008-2014 Objective Contact the owners of Huntington Villa Yorba to initiate discussions regarding the City's desire to preserve as long term affordable housing Based on the outcome of these discussions, the City will 1) explore outside funding and preservation options, 2) offer preservation incentives to owners, and 3) provide technical assistance and education to affected tenants 4a Preservatoon of Mr 9i ychfff'e Gardens — Comm ottedl Assistance As detailed in the Resources chapter of the Element, the City/Agency has committed to providing financial assistance to a joint venture for- and non-profit housing team for acquisition and preservation of Wycliffe Gardens City/Agency funding assistance will require affordability and occupancy restrictions on the 185 very low income units to be maintained for a minimum of 55 years The City s committed assistance is structured to allow the City to receive RHNA credit for 25 percent of its very low income RHNA needs, or 113 units 2008-2014 Objective By April 2008, enter into a legally enforceable agreement with LOMCO for a $2 16 million bridge loan for preservation of 185 very low income units in Wycliffe Gardens Once LOMCO has secured permanent financing, enter into an Owner Participation agreement for up to $8 million in additional gap financing Report to HCD on the status of preservation no later than July 1, 2010, and to the extent an agreement is not in_place, amend the Housing Element as necessary to identify additional sites 5 Section 8 Rental Assistance The Section 8 rental assistance program extends rental subsidies to extremely low and very low income households including families seniors and the disabled The Section 8 program offers a voucher that pays the difference between the current fair market rent (FMR) as established by HUD and what a tenant can afford to pay (i a 30% of household income) The voucher allows a tenant to choose housing that costs above the payment standard providing the tenant pays the extra cost The Orange County Housing Authority (OCHA) coordinates Section 8 rental assistance on behalf of the City, with 815 2008-2014 HOUSING ELEMENT V-19 HOUSING PLAN households receiving assistance in 2007 Including 319 families 312 seniors and 184 disabled Based on current HUD regulations, of those households admitted to the Section 8 program, 75 percent must have incomes less than 30 percent of the area median, making Section 8 one of the key ways in which the City can address the needs of extremely low income households 2008-2014 Objective Maintain current levels of assistance Encourage landlords to register units with the Housing Authority and undergo education on the Section 8 program Continue to participate in quarterly meetings of the Cities Advisory to OCHA to maintain ongoing communication about the Section 8 program and other affordable housing activities 6 Mobile Home Park Preservation Huntington Beach contains 18 mobile home parks with over 3 100 mobile home units Recognizing that mobile homes provide affordable housing for many seniors and lower-income families in 2004 the City Council adopted a Mobile Home Park Conversion Ordinance The Ordinance seeks to facilitate the preservation of existing mobile home parks by establishing the findings required to be made by the City Council to remove the General Plan Mobile Home Park (MHP) overlay, rezone from Residential Mobile Home Park (RMP), or allow a change in use Among the findings required include ➢ That the mobile home park conversion does not have an adverse effect upon the goals and policies for provision of adequate housing for all economic segments as set forth in the Housing Element ➢ That the property would be more appropriately developed in accordance with uses permitted by the underlying zoning or proposed zoning ➢ That the proposed zoning is consistent with the General Plan and for projects in the Coastal Zone with the Local Coastal Program ➢ That a notice of intent to change the use and relocate mobile home park tenants was delivered at least 18 months prior to the park closure The City has also established a Mobile Home Advisory Board (MHAB) to ensure the quality of life in mobile home parks The MHAB provides a forum for communication among mobile home residents park owners and the City Council The State Department of Housinq and Community Development (HCD) offers a Mobile Home Park Resident Ownership Program (MPROP) to assist resident organizations, non-profit housing providers, or local public agencies to acquire and own mobile home parks The program offers short and long term 3 percent interest loans for the purchase or rehabilitation of a mobile home park 2008-2014 Objective Implement the Mobile Home Park Conversion Ordinance as a means of preserving mobile home parks as long term housing in the community Should tenants of a park indicate interest in purchasing the park as a means of maintaining control over space rent increases, provide information on State MPROP funding Assist in resolving issues between 2008-2014 HOUSING ELEMENT V 20 HOUSING PLAN mobile home park tenants and park owners through monthly meetings of the Mobile Home Park Advisory Board 7 Condominium Conversion Ordinance Apartment projects proposed for conversion to condominium ownership are subject to the City s Residential Condominium Conversion regulations These regulations require a permit for conversion and compliance with current zoning requirements for newly developed condominiums including parking requirements The Ordinance further requires a finding that the proposed conversion will not displace a significant percentage of low or moderate income disabled or senior citizen tenants, or eliminate a significant number of low and moderate income rental units from the City s housing stock at a time when no equivalent housing is readily available in the Huntington Beach area With growing interest among the local development community in condominium conversions spurred by favorable market conditions it may be appropriate to strengthen the City s current Ordinance to preserve the existing rental housing stock and require affordable units in projects approved for conversion The City may want to consider establishing a minimum rental vacancy threshold on which to base the finding that equivalent housing is readily available in the Huntington Beach area a previous City ordinance required a minimum three percent rental vacancy prior to allowing conversions in addition similar to many jurisdictions with inclusionary housing ordinances, Huntington Beach may want to extend its inclusionary housing requirements to condominium conversions to provide affordable homeownership opportunities 2008-2014 Objective Implement the City's Condominium Conversion Ordinance Evaluate strengthening the current Ordinance to establish minimum rental vacancy thresholds and/or extending the City s inclusionary housing requirements to encompass condominium conversions PROVISION OF ADEQUATE SITES 8 Residential and Mixed-Use Sites Inventory As part of this Housing Element update the City performed a parcel-specific vacant sites analysis using its Geographic Information System (GIS) Only limited vacant residential sites remain in Huntington Beach with most of the City s remaining vacant sites consisting of small scattered parcels Far more significant development opportunities exist for mixed-use along transportation corridors within the City The City has experienced increasing development interest in conversion of non-residential land to mixed use The City's economic consultant indicates that given current residential values little or no Agency assistance is necessary to achieve financial feasibility for market rate development 2008-2014 HOUSING ELEMENT V 21 HOUSING PLAN As a means of facilitating the development of affordable housing on Identified residential and mixed use sites, the City offers a variety of financial and regulatory incentives, described in Program 12 (Affordable Housing Development Assistance), Program 14 (Affordable Housing Density Bonus), and Program 18 (Development Fee Assistance) In addition, the City s inclusionary ordinance requires the provision of 10 percent affordable units, and 15 percent for sites within a Redevelopment Project Area Many of the sites within the residential sites inventory fall within the Huntington Beach Redevelopment Project where the Redevelopment Agency will continue to serve as a catalyst for change through assembly of sites for development 2008-2014 objective Maintain a current inventory of vacant residential sites and potential mixed-use infill sites and provide to interested developers in conjunction with information on available development incentives Adopt a Citywide mixed use ordinance to expand the potential for mixed use developments in the City Conduct annual monitoring of residential sites capacity to ensure the continued provision of adequate sites to address the City s regional housing needs by income category throughout the planning period Should a shortfall be identified, redesignate additional sites as necessary 9 Beach/Edinger Corridor Specific Plan Beach Boulevard and Edinger Avenue are two primary economic engines for Huntington Beach including auto sales and various large and small commercial developments, as well as residential and institutional uses It is the City s desire to enhance and maximize the potential of these major thoroughfares and to this end in the fall of 2006 the City hired a consultant team to perform a revitalization study for the corridors The project is intended to determine and implement a clear vision for growth and change to be defined by a planning process involving city officials citizens stakeholders and city staff A specific plan is in the process of being drafted to implement this vision, defining land use and form-based development standards to replace pre-existing zoning regulations as well as set forth a series of new public improvements to enhance the corridors physical image The market demand analysis documents a strong demand for new investment in residential development along the corridor A key component of the Plan is the integration of higher density housing including introduction of up to 3,000 new units on Edinger Avenue and 2,000 units on Beach Boulevard The Plan is being developed to permit residential use by right on every parcel in the Edinger Corridor area, with additional capacity on Beach Boulevard, including designation of several parcels for exclusively residential use Certain locations within the Specific Plan will require residential deWlopment to include ground floor commercial use, while other areas will permit stand-alone multi-family residential without a commercial component The Plana form-based zoning will not include prescriptive density or Floor Area Ratio limitations, but will instead regulate development based on building 2008-2014 HOUSING ELEMENT V 22 HOUSING PLAN form and scale A building height of up to six stories will generally be permitted with reduced parking standards being evaluated as part of the Plan s development The City will specifically encourage and facilitate the provision of housing affordable to lower income households within the Specific Plan through several tools The Economic Development Department will maintain a current list of potential development sites suitable for affordable housing - including both private and Agency-owned land - and can assist in land assembly for sites within the Huntington Beach Redevelopment Project Area Land use regulations in the Specific Plan facilitate provision of lower cost development options including no limitations on density, 6-story height limits, and reduced parking standards Projects within the Specific Plan will be required to fulfill inclusionary housing requirements either on- site or within the Specific Plan, with projects exceeding inclusionary thresholds on- site eligible for reduced development fees (refer to Program #18) Other financial and regulatory incentives to facilitate affordable housing are described in Program 12 (Affordable Housing Development Assistance) and Program 14 (Affordable Housing Density Bonus) 2008-2014 Objective Adopt the Beach/Edinger Corridor Specific Plan in 2008 providing expanded capacity for high density residential and mixed use development by right Establish form-based standards which facilitate development Encourage the provision of housing affordable to lower income households by requiring inclusionary units to be provided on-site or within the boundaries of the Specific Plan, and providing additional incentives for increased percentages of affordable units The City will monitor development in the Specific Plan to ensure that affordable housing opportunities are being provided within the Specific Plan area 9a ResodlenttW Rezonong Programs As a means of providing adequate sites to address the City s shortfall of sites for 311 moderate income and 352 lower income units permitted to be part of a mixed use development, Huntington Beach will adopt the Beach/Edinger Corridor Specific Plan, providing opportunities for approximately 5,000 new high density residential and mixed use units By way of example, eight example opportunity sites and mixed-use project proposals have been identified within the Specific Plan (refer to Table IV-6), providing residential densities at a minimum of 30 units/acre To address the shortfall of sites for 352 lower income units on sites designated for exclusive residential use, the City will select from the sites identified in Table IV-7, providing for densities of 30+ units/acre Rezoned sites will allow for residential uses by right , have the capacity for at least 16 units, and will be available for development within 2008-2014 where water and sewer can be provided If, through the public review process, certain sites are removed from the sites inventory for rezoning, the City will replace these with alternate sites to ensure adequate sites are provided to address regional housing needs by income category 2008-2014 HOUSING ELEMENT V-23 HOUSING PLAN 2008-2014 Obi ctnve Redesignate saes to accommodate at least 704 units at 30+ units/acre, and 311 units at 12+ units/acre Complete rezoning by June 2009 10 Residential Development Opportunities on School Sates The City works with the school districts to provide residential opportunities on appropriate surplus school sites Residential entitlements are being processed on two Fountain Valley School District sites and the Huntington Beach City School District issued a Request for Proposal for residential development on four closed school sites 2008-2014 Objective Continue to attend quarterly meetings with the school districts in Huntington Beach to coordinate activities and provide additional sites for residential development Complete entitlements on the two Fountain Valley School sites by 2009 11 Second Units A second unit is a self-contained living unit with cooking eating, sleeping and full sanitation facilities either attached to or detached from the primary residential unit on a single lot Second units offer several benefits First they typically rent for less than apartments of comparable size and can offer affordable rental options for seniors college students and single persons Second the primary homeowner receives supplementary income by renting out their second unit which can help many modest income and elderly homeowners remain in or afford their homes Pursuant to current State law the City has amended its second unit provisions to utilize a ministerial process for second unit applications Section 230 10 of the Zoning Code now permits attached second units as an accessory use in all residential zone districts on minimum 6 000 square foot lots The maximum size of the second unit is 650 square feet and cannot exceed one bedroom One additional off-street parking space is required for the second unit except in the Coastal Zone where a minimum of two parking spaces are required to be provided on the project site for the second unit The Planning Director approves second units based upon the following conditions ➢ The dwelling conforms to the design and development standards set forth by the ordinance The unit maintains the scale of adjoining residences and is compatible with the design of existing dwellings in the vicinity in terms of building materials colors, and exterior finishes > The main dwelling or second unit will be owner occupied ➢ Public and utility services including emergency access are adequate to serve both dwellings 2008-2014 HOUSING ELEMENT V 24 HOUSING PLAN 2008-2014 Objective Through Implementation of the City s second unit ordinance provide additional sites for the provision of rental housing Educate residents on the availability of second units through development of informational materials for distribution at the public Planning Department counter, and through advertisement on the City s website ASSIST IN DEVELOPMENT OF AFFORDABLE HOUSING 12 Affordable Housing Development Assistance The City and its Redevelopment Agency play an active role in the provision of quality affordable housing through land assembly and write-downs, direct financial assistance using HOME redevelopment set-aside and Housing Trust Fund resources, and regulatory incentives (density bonus and other development incentives) The City also provides technical assistance to developers in support of affordable housing development, including evaluation of projects for appropriate use of funding sources assistance in completion of funding applications, and assistance in moving projects forward through the public review process The Redevelopment Agency owns a 2 7acre vacant parcel on McFadden Avenue near Golden West College for which it plans to partner with a non-profit for development with a minimum of 175 units of affordable housing The Agency intends to issue a Request for Qualifications in mid-2008 to non-profit housing developers for development of the site, and complete negotiations with the selected developer by year end, environmental review on the site will be conducted as part of the EIR on the Beach/Edinger Specific Plan The Agency s contribution to the protect will include a land write-down, as well as gap financing using set-aside funds The Redevelopment Agency is also considering issuance of a +/- $10 million taxable bond secured by set-aside funds that would be used in combination with current housing funds to obtain outside leverage such as Low Income Housing Tax Credits and Multi-Family Housing Program (MHP) funds The Agency anticipates utilizing revenues for the assemblage of contiguous parcels in the Oakview neighborhood combined with initial rehabilitation to bring properties into decent safe and sanitary condition The ultimate plan would be to replace the existing projects with mixed- income new construction projects with the following parameters Development would include approximately 40 affordable rental units Units would be designed to accommodate families Development would integrate open space and support services available to community residents Single Room Occupancy (SRO) residences are small, single room units often with common kitchen facilities that can provide an entry point into the housing market for extremely low income individuals, formerly homeless and disabled persons Huntington Beach has adopted an SRO ordinance to facilitate the provision of 2008-2014 HOUSING ELEMENT V-25 HOUSING PLAN SROs, and provides over 100 affordable SRO units within Beachview Villas As a means of helping to address the community s needs for additional extremely low income housing, the City will offer regulatory and financial incentives to encourage the creation of additional SRO housing 2008-2014 Objective Continue to provide regulatory and financial assistance for the development of affordable housing with a goal to provide 175 units on Agency-owned parcel and 40 additional affordable rental units and SRO housing Pursue issuance of a local housing bond 13 Workforce Housing Program Huntington Beach has faced significant increases in housing prices with the median single-family home selling for $770 000 and the median condominium selling for $460 000 As presented in the Housing Needs Assessment the affordability gap for a three person household earning moderate income ($77 880 @ 110% AMI) ranges from $200,000 for a condominium unit to $300 000 for a single-family home Such high housing costs place homeownership out of reach for a large segment of the community s workforce The City has established an objective to extend homeownership opportunities to its workforce unable to afford market rate housing Because the level of subsidy to assist moderate income households is cost prohibitive the City proposes establishing a homeownership assistance program targeting its workforce earning up to 140% AMI The program would be funded using Housing Development Fund and Inclusionary Housing in-lieu fee revenues subject to approval by the City Council with the assistance cap proposed to be set at $100 000 per unit 2008-2014 Objective Adopt Workforce Housing Program Guidelines in 2008, and assist five households on an annual basis 14 Incluslonary Housing Ordinance Zoning Ordinance Section 230 26 requires new residential projects with three or more units to provide at least 10 percent of the total units for low and median income households at an affordable housing cost for a 60 year period Rental units are required to be made available to very low to low income households while owner units are to be available to low to median income households Affordable units are permitted to be provided at an off-site location and may be new construction substantial rehabilitation, preservation of assisted rental housing at-risk of conversion or mobile homes The City allows payment of an in-lieu housing fee by right for projects with 3-9 units In October 2007, the City Council adopted an affordable housing in-lieu fee ranging from $9 430 - $16 500 per unit depending on project size Fees are updated annually beginning in January 2008, and are placed into a City Housing Trust Fund The City has formed an Ad Hoc Housing Committee comprised of three Councilmembers and other stakeholders to evaluate the option of extending payment of the in-lieu housing fee to all projects 2008-2014 HOUSING ELEMENT V-26 HOUSING PLAN As a means of fulfilling the inclusionary housing requirements under Redevelopment Law residential and mixed use developments within Redevelopment Projects Areas are subject to a 15 percent inclusionary requirement The City s inclusionary ordinance provides incentives for compliance by offering density bonuses and additional regulatory incentives for provision of 10 percent low or median income units, or 15 percent within Redevelopment Project Areas To Provide flexibility, the ordinance now provides the option for payment of an in-lieu fee forproiects with fewer than 10 units, as well as providing options for provision of off- site units through new construction or substantial rehabilitation, or preservation of at- risk units or mobile homes 2008-2014 Objective Continue to utilize the Incluslonary Housing Ordinance as a tool to integrate affordable housing within market rate developments or alternatively to generate fees in support of affordable housing in off-site locations Implement the Affordable Housing Ad Hoc Committee's recommendation regarding use of in-lieu fees 15 Green Building Green buildings are structures that are designed renovated re-used or operated in a manner that enhances resource efficiency and sustainability These structures reduce water consumption improve energy efficiency and lessen a buildings overall environmental impact The City's Planning Department offers a Green Building Tips handout for both homeowners and builders, and the City is initiating a fee reduction program for remodels that include solar panels Both the Planning Commission and City Council have formed subcommittees to evaluate establishing a Green Building Program and the City has budgeted for a new Green Building/Energy Coordinator staff position within the Planning Department To further green building goals residential and mixed-use developments receiving Redevelopment Agency assistance will be required to include sustainable design features to the extent financially feasible, such as Energy and water reduction strategies Building design that maximizes sunlight for heat and light and maximizes air flow for natural cooling Solid waste reduction technologies Storm water mitigation Gray water recycling 2008-2014 Objective Based on the direction of the Planning Commission and City Council subcommittees establish a comprehensive green building program and provide dedicated staff for implementation Implement requirements for green building design in Agency-assisted new construction 2008-2014 HOUSING ELEMENT V-27 HOUSING PLAN 16 Child Care Facilities The City of Huntington Beach recognizes that finding adequate and convenient child care is critical to maintaining quality of life for many households in the City In early 2007 the City Council adopted an ordinance to allow large family day care uses administratively in residential zoning districts The City s Zoning Code (Section 230 14 G) provides additional density bonuses and incentives for the inclusion of childcare facilities in affordable housing projects Additionally other General Plan elements incorporate policies to facilitate the provision of child care facilities in the City To further the commitment to providing adequate child care opportunities the City will work with project applicants to evaluate the demand for child care in new housing developments and establish incentives for the inclusion of child care in housing developments 2008-2014 Objective Continue to implement the large family day care ordinance and evaluate other areas of the Zoning code where incentives for the provision of child care can be established possibly including the use of expedited entitlements Continue to offer childcare density bonus incentives in conjunction with affordable housing projects as provided for under State law REMOVAL OF GOVERNMENTAL CONSTRAINTS 17 Affordable lousing Density Bonus Zoning Code Section 230 14 sets forth the City's new density bonus incentives consistent with the most recent changes to State law In summary applicants of residential projects of five or more units may apply for a density bonus and additional incentive(s) if the project provides for one of the following 10% of the total units for lower income households or 5% of the total units for very low income households or A senior citizen housing development or mobilehome park that limits residency based on age requirements for housing for older persons or 10% of the total dwelling units in a condominium for moderate income households The amount of density bonus varies according to the amount by which the percentage of affordable housing units exceeds the established minimum percentage but generally ranges from 20-35% above the specified General Plan density In addition to the density bonus eligible projects may receive 1-3 additional development incentives depending on the proportion of affordable units and level of income targeting The City offers the following development incentives in conjunction with the density bonus A reduction in site development standards or architectural design requirements 2008-2014 HOUSING ELEMENT V 28 HOUSING PLAN > At the request of the developer the City will permit a reduced parking ratio (inclusive of handicapped and guest parking) of 1 space for 0-1 bedroom units, 2 spaces for 2-3 bedroom units and 2Y2 spaces for four or more bedrooms Approval of mixed-use zoning in conjunction with the housing project if nonresidential land uses would reduce the cost of individual units in the housing project and the nonresidential land uses would be compatible with the project and adjoining development Other regulatory incentives or concessions proposed by the applicant or the City that would result in identifiable cost reductions 2008-2014 Objective Continue to implement the Affordable Housing Density Bonus as a means of enhancing the economic feasibility of affordable housing development 18 Development Fee Assistance The City collects various fees from development to cover the costs of processing permits and providing services and facilities While almost all these fees are assessed on a pro rate share system, they often contribute to the cost of housing and constrain the development of lower priced units The reduction of City fees can lower residential construction costs and, ultimately sales and rental prices The Huntington Beach Redevelopment Agency currently offers fee reimbursements as part of its overall package of development assistance for affordable housing developments As a means of clarifying this program and providing greater certainty to developers on the level of financial incentive, the City will adopt an Affordable Housing Fee Reduction Ordinance which delineates a reduced fee schedule for affordable protects Residential protects providing a greater percentage of affordable units than required under the City s inclusionary ordinance (15% within Redevelopment Project Areas, 10% outside Project Areas) will be eligible for reduced City fees In support of the ordinance, the City will conduct a fee study to determine which fees will be reduced and by how much, at a minimum, the following fees will be evaluated for reduction Building Permit fee, Plan Review fee, Traffic Impact fee, and Parks/Recreation fee The fee study will also evaluate providing discounted fees on market rate units within projects providing greater than 50 percent affordable units AB 641 now allows developers of affordable housing projects with a minimum of 49 Percent very low and low income units to defer payment of development fees until issuance of a certificate of occupancy As part of the Affordable Housing Fee Reduction Ordinance, the City will incorporate in fee deferrals consistent with AB 641 2008-2014 Objective Conduct a fee study and adopt an Affordable Housing Fee Reduction Ordinance by the end of 2009 as an incentive for projects to 2008-2014 HOUSING ELEMENT V 29 HOUSING PLAN provide Increased percentages of affordable units Incorporate provisions for development fee deferrals consistent with AB 641 119 ResodlentW Processing Procedures The evaluation and review process required by City procedures contributes to the cost of housing One way to reduce housing costs is to reduce the time for processing permits While administrative approvals in Huntington Beach compare favorably with other Orange County jurisdictions, processing times for discretionary approvals fall in the upper end of the range of the cities surveyed Recognizing that the City s requirement for Conditional Use Permit (CUP) approval before the Planning Commission for multi-family protects with 10 or more units may serve as a constraint to the provision of housing, the City is committed to increasing the unit threshold for a CUP in multi-family zoning districts As Huntington Beach is a mostly built out city with little vacant residential land available, typical multi-family protects are smaller infill developments By raising the unit number threshold, the CUP requirement for most multi-family projects would be eliminated 2008-2014 QblecVve Review the typical protect size of multi-family development piolects already zoned for residential use to determine an appropriate size threshold to permit multi-family uses by right, and undertake amendments to the Zoning Code to eliminate the CUP requirement for protects below this threshold 20 Zoning Ordinance Revision As part of the Governmental Constraints analysis for the Housing Element update the following revision to the Huntington Beach Zoning Code was identified as appropriate to better facilitate the provision of a variety of housing types and housing to address the needs of extremely low income households Add transitional housing and supportive housing within the code s definition section, and list as permitted uses within residential zone districts Identification of emergency shelters as a permitted use in the Industrial General (IG) and Industrial Limited (IL) Zone Emergency shelters will be subject to the same development and management standards as other permitted uses in Industrial zones as summarized in the Constraints chapter of the Housinq Element In addition, the City will develop written objective standards for emergency shelters to regulate the following, as permitted under SB 2 The maximum number of beds/persons permitted to be served nightly Off-street parking based on demonstrated need but not to exceed parking requirements for other residential or commercial uses in the same zone 13 The size/location of exterior and interior onsite waiting and client intake areas, ® The provision of onsite management ® The proximity of other emergency shelters, provided that emergency shelters are not required to be more than 300 feet apart 2008-2014 HOUSING ELEMENT V 30 HOUSING PLAN 13 The length of stay • Lighting • Security during hours that the emergency shelter is in operation 2008-2014 Objective Amend the zoning ordinance by December 2009 to make explicit provisions for transitional and supportive housing and emergency shelters Develop objective standards to regulate emergency shelters as provided for under SB 2 EQUAL HOUSING OPPORTUNITY 21 Fair Housing The City uses the services of the Fair Housing Council of Orange County (FHCOC) to implement the regional Fair Housing Plan (Al) and to offer the following services Fair Housing Community Education Fair Housing Enforcement Tenant Legal Assistance Housing Dispute Evaluation and Resolution Mediation Program FHCOC assists up to 900 Huntington Beach households annually with tenant/landlord issues and handles up to 14 fair housing cases each year on behalf of residents FHCOC provides fair housing education and outreach within Huntington Beach including approximately a dozen presentations annually to groups such as the Oakview neighborhood, realtor groups apartment managers City staff, and others on request Specifically, in the Oakview neighborhood which contains a high recent immigrant population, FHCOC provides bi-lingual outreach once or twice a year at scheduled events, and distributes fair housing information to owners of rental property in the area 2008-2014 Objective Contract with the FHCOC to provide a high level of fair housing services to residents, encompassing education, mediation, discrimination investigation and resolution Continue to promote fair housing practices through invitation of FHCOC participation at community events, inclusion of fair housing criteria in City housing agreements and assistance in dissemination of fair housing educational information to the public through distribution of brochures at City community centers and libraries 22 Reasonable Accommrnodatoon The City will adopt a reasonable accommodation procedure to encourage and facilitate the provision of housing for persons with disabilities including, but not limited to, procedures for the approval of group homes, accessibility improvements and ADA retrofit projects The process for adopting a reasonable accommodation procedure will involve an evaluation of the zoning code and other applicable codes 2008-2014 HOUSING ELEMENT V 31 HOUSING PLAN for compliance with fair housing laws The adopted reasonable accommodation procedure may include measures that provide flexibility in development standards and land use controls, reduced processing times, expedited plan checks and public education/outreach efforts 2008-2014 Objective Adopt and implement a reasonable accommodation procedure, inform and educate the public on the availability of the reasonable accommodation procedure through the dissemination of information on the City s website and at the Planning and Building and Safety Departments public counter 23 Continuum of Care - Homeless Assistance The City s Economic Development and Community Services staff are active participants in the County s Continuum of Care to assist homeless persons transition towards self-sufficiency The City s strategy is to continue to support a continuum of programs, including homeless support services, emergency shelter, transitional housing, permanent affordable housing, and homeless prevention services Specific City support into the County annual Continuum of Care funding application to HUD includes 1) data compilation on homeless services and facilities 2) providing official letters of support for the funding application and 3) participation in meetings of the Orange County Cities Advisory Committee, responsible for the regional Continuum of Care Homeless Strategy The City provides funds to local non-profit groups that provide housing and services to the area s homeless and at-risk population both for services and capital improvements to facilities public notification of funding availability is provided through newspaper advertisements and direct notification to local service providers To better facilitate the provision of housing for these populations, the City will modify its Zoning Code to Specifically identify transitional and supportive housing as permitted uses within residential zone districts, and emergency shelters as a permitted use in the Industrial General (IG) and Industrial Limited (IL) Zone 2008-2014 Objective Continue participation in the County s Regional Committee for the Continuum of Care and annually allocate CDBG monies to fund agencies serving the homeless and at-risk population In support of the County s efforts to implement the Client Management Information System CMIS online database to provide unduplicated tracking of homeless programs the City will encourage its service providers to become integrated within the CMIS system 24. Project Self-Suffociency The Huntington Beach Community Services Department initiated Project Self-Sufficiency (PS-S) over 20 years ago with the City s program growing to receive national attention as one of the best in the country PS-S assists extremely low to low income single-parents to achieve economic independence from governmental assistance through a vast network of 2008-2014 HOUSING ELEMENT V 32 HOUSING PLAN human services, Including Job training and placement, education scholarships childcare scholarships rental assistance transportation and emergency services The 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 PS-S parents are required to attend school or occupational skills training, maintain employment, and work towards achieving a career to support their family Participants work with PS-S staff to define their goals and develop strategies through education and skills training to achieve these goals Parents are encouraged to become involved in the Huntington Beach community and various PS-S committees, and support each other by attending monthly meetings 2008-2014 Objective Continue to provide General Fund and CDBG support to PS-S to support extremely low to low income single-parents in their transition to self-sufficiency Seek to assist a minimum of 90 households annually with Huntington Beach residents comprising a minimum of 70% of those assisted 2008-2014 HOUSING ELEMENT V-33 HOUSING PLAN Table V-4 Housing Pro rare Summary Housing Program 2008 2014 Objective Funding Responsible Time Program Goal Source Agency Frame 1 Single Family Provide financial Adopt new CDBG Economic 2008 2014 Rehabilitation assistance for guidelines Assist 15 RDA Set Aside Development Adopt guidelines by home repairs households annually Department 2008 or 105 over the 2008 2014 period 2 Multi Family Improve Acquire rehabilitate HOME Economic 2008 2014 Acquisition/Rehab dilapidated and establish RDA Set Aside Development Complete the 48 through Non Profit housing improve affordability Department unit Delaware Developers neighborhoods covenants on 120 project in 2009/10 preserve rental units affordability 3 Neighborhood Administer Conduct CDBG Planning Conduct Preservation comprehensive improvement Department neighborhood improvement activities in CDBG Oakview Task forums on a program in target areas Force monthly basis deteriorating Conduct public Analyze code neighborhoods forums for residents enforcement to discuss specific complaint data on a neighborhood issues monthly basis and provide information on resources, including rehabilitation assistance 4 Preservation of Preserve the Initiate discussions HOME Economic Assisted Housing existing affordable with Huntington Villa RDA Set Aside Development Contact property housing stock at Yorba explore Section 8 Department owners by 2012 risk of conversion outside funding and Complete other to market rents preservation options, steps as necessary offer preservation prior to expiration incentives to owners, of affordability in provide technical 2013 assistance and education to affected tenants 4a Preservation of Preserve 185 v( ry Provide a$2 16 HOME, Economic Enter into Wycliffe Gardens— low income units in million bridge loan to RDA Set Aside, Development agreement for Committed Wycliffe Gardens LOMCO and provide Section 8 Department bridge loan by April Assistance at risk of up to$8 million in 2008, and conversion to additional gap permanent gap market rents financing for financing by year preservation end 2008 Report status by July 2010 to HCD 5 Section 8 Rental Provide rental Continue current HUD Section 8 OCHA 2008 2014 Assistance assistance to levels of Section 8 extremely low coordinate with and very low OCHA encourage income landlords to register households units 2008-2014 HOUSING ELEMENT V-34 HOUSING PLAN Table V-4 Housing Program Surnma cont d) Housing Program 2008 2014 Objective Funding"'- Responsible Time Y t Program Goal Source Agency- Frame 6 Mobile Home Preserve mobile Implement MHP RDA Set Aside Economic 2008 2014 Park Preservation home parks and Conversion Department Development facilitate Ordinance Utilize Budget State Department communication Mobile Home Park MPROP funding Mobile Home between park owners Advisory Board to Park Advisory and tenants assist in resolving Board issues Provide tenants information on MPROP funding as appropriate 7 Condominium Protect the existing Evaluate Department Planning Complete Conversion rental stock from strengthening current Budget Department review/revision of Ordinance conversion to Ordinance to est Ordinance by 2009 condominium minimum rental ownership vacancy thresholds and/or require inclusfonary units in projects approved for conversion 8 Residential and Identify sufficient sites Maintain current Department Planning 2008 2014 Mixed Use Sites for housing to meet inventory of sites Budget Department Adopt Mixed Use RHNA and provide to Zoning by 2008/09 developers along Annual monitoring of with information on sites adequacy incentives Adopt mixed use zoning Monitor to ensure adequate sites to address RHNA 9 Beach/Edinger Provide expanded Adopt Specific Plan Department Planning Adopt Specific Plan Corridor Specific sites for multi family Encourage provision Budget Department by 2008 which Plan and mixed use of affordable housing RDA Set Aside Economic incorporates housing development by requiring Development provisions to mclusionary units to Department encourage and be provided on site, facilitate development or within the Specific of affordable housing Plan, and providing additional incentives for increased percentages of affordable units Establish form based standards to facilitate development 9a Residential Rezone sites to Redesignate sites to Department Planning Adopt rezoning by Rezoning Program address the City s accommodate at Budget Department June 2009 RHNA shortfall in least 704 units at 30+ lower and moderate units/acre and 311 income units units at 12+ u nits/acre 10 Development on Utilize appropriate Coordinate with Department Planning Attend quarterly School Sites surplus school sites School Districts to Budget Department meetings with for residential provide additional Community Districts Complete development residential sites Services entitlements on Fntn Department Valley School sites by 2009 2008-2014 HOUSING ELEMENT V-35 HOUSING PLAN Table V-4 H using Program Summary (cont d) Housing Program 1 2008 2014 Funding Responsible Time Program Goal Objective Source Agency Frame 11 Second Units Provide additional Implement City s Department Planning Department Prepare educational sites for rental ordinance to Budget materials on second housing within accommodate unit provisions and existing second units, and advertise on website neighborhoods educate public on by 2009 availability 12 Affordable Provide financial and Assist in RDA Set Economic Housing regulatory development of 215 Aside HOME Development Issue RFQ for Development assistance in new affordable Department Planning Agency site 2008, Assistance support of affordable units Pursue Department select developer and housing including issuance of complete SROs affordable housing negotiations late bond 2008 Issue bond in 2008/09 13 Workforce Extend Adopt Guidelines Housing Economic 2008 2014 Housing Program homeownership Assist 5 households Development Development Adopt guidelines by opportunities to annually Fund Hsng Department 2008 workforce priced out Trust Fund of market (requires change in guidelines for >120%AM I) 14 Inclusionary Provide affordable Implement Department Planning Department 2008 2014 Housing Ordinance units within market Affordable Housing Budget Economic rate developments Ad Hoc Housing Trust Development and generate in lieu Committee s Fund Department fees in support of recommendations affordable housing for in lieu fees Provide incentives for provision of affordable units on site 15 Green Building Promote energy Adopt Citywide Department Planning Department 2008 2014 conservation and Green Budding Budgets Economic Adopt Green sustainable design program Require Development Budding Program in in new and existing in Agency assisted Department 2008109 development projects 16 Child Care Increase the number Continue to Department Planning Department 2008 2014 Facilities of childcare facilities implement large Budgets Evaluate Zoning to address the family day care and Incentives in community s needs density bonus 2008/09 provisions and evaluate other potential childcare incentives 17 Affordable Provide density and Continue to offer Department Planning Department 2008 2014 Housing Density other incentives to density bonus Budgets Bonus facilitate affordable incentives housing consistent with development State law 2008-2014 HOUSING ELEMENT V 36 HOUSING PLAN Table V-4 Houstng Program Summary (cost d Housing Pr"ogram 2008 20z14 Funding Responsible Time Program Goal Objective Source A enc Frame 18 Development Provide fee Conduct a Fee RDA Set Aside, Planning Conduct Fee Fee Assistance reductions to reduce Study in support of Department Department, Study and the cost of providing a reduced fee Budgets Economic Adopt affordable housing schedule for Development Affordable Structure fee projects which Department Housing Fee reductions to provide exceed Reduction an incentive to inclusionary Ordinance by provide increased housing the end of affordable units thresholds Allow 2009 within projects for deferral of development fees until C of O on affordable housing projects 19 Residential Provide efficient Undertake Deaartment Planning Conduct Processing development amendments to Budgets Department analysis to Procedures processing the Zoning Code determine procedures to reduce to eliminate the appropriate the cost of CUP requirement size threshold development for multi family in 2008 projects below an Undertake established Zoning Code threshold amendment in 2009 20 Zoning Provide appropriate Amend the Zoning Department Planning December Ordinance Revision zoning to facilitate Code to allow Budget Department 2009 the provision of emergency emergency shelters shelters as a for the homeless permitted use in the IG and IL zones subject to reasonable development standards 21 Fair Housing Promote fair housing Contract with the CDBG Economic Annually invite practices through Fair Housing Development FHCOC to education, mediation, Council of Orange Department City events discrimination County invite to Quarterly investigation and speak at public distribute resolution events, assist in brochures to distributing community brochures in centers and community libraries locations 22 Reasonable Facilitate the Adopt and Department Planning and A_ dopt Accommodation development and implement Budgets Building& procedures by improvement of reasonable Safety December housing for persons accommodation Departments 2009 with disabilities procedures, disseminate information on the City s website and at the Planning and Building Department public counter 2008-2014 HOUSING ELEMENT V 37 HOUSING PLAN Table V-4 Housing Program Summary (cant d Housing Program 2008 2014 Funding Responsible Time Program Goal Objective Source Agency Frame 23 Continuum of Participate in Continue CDBG Economic Attend Care Homeless Regional Strategy to participation in Development periodic Assistance assist the homeless Regional Department meetings of Committee County annually allocate Regional fund to homeless Committee, service providers Annually support transition allocate of providers to CDBG funds, CMIS online Support CMIS database transition in 2008/09 24 Project Self Provide assistance to Assist 90 CDBG General Community 2008 2014 Sufficiency low income single households Fund private Services parents to support annually donations Department transition to self competitive sufficiency HUD grants QUANTIFIED OBJECTIVES TOTAL NEW UNITS TO BE CONSTRUCTED 227 Extremely Low,227 Very Low 369 Low 414 Moderate 855 Above Moderate TOTAL NEW UNITS TO BE REHABILITATED 15 Extremes Low, 63 Very Low, 97 Low and 50 Moderate TOTAL NEW UNITS TO BE CONSERVED 1 000 Extremely Low and Very Low(Wycliffe Gardens and Section 8) 2008-2014 HOUSING ELEMENT V 38 HOUSING PLAN o�a APPENDIX RESIDENTIAL SITES INVENTORY Vacant Residential Sates - Table and Maps Potential Residential Projects in Edinger Corridor Sites for Potential Rezoning to Exclusively Residential Use - Table and Maps Developable Vacant Residential Sites Inventory City o$ Huntington Beach Vacant APN# General Zoning Lot size Realistic Density Constraints/ Sites Plan Unit Unit per Considerations Map# Potential Acre Sites with General plan and Zoning in Place 1 178 411 17 RL RL 0 22 acres 1 unit 4 5 units Coastal Zone Flood per acre Zone 2 178 411 19 RL RL 0 18 acres 1 unit 5 5 units Coastal Zone Flood per acre Zone 3 178 432 03 RL RL 0 16 acres 1 unit 6 5 units Coastal Zone Flood per acre Zone 4 163 311 18 RL RL 0 24 1 unit 4 units per Coastal Zone acre 5 163 311 17 RL RL 039 4 units 10 units Coastal Zone Add I per acre acreage being annexed 6 110 221 (2 RL SP7 4 75 acres 56 units 3 units per Min 10 acres to 26) 110 222 (18 8 acres acre develop contingent (1 11 13 total including on reuse of site 24262829 110 220 02 occupied by 30) 1 05) landscape business 7 111 120-01 31 RL SP9 1 76 acres 8 units 4 5 units per acre Subtotal RL 7 7 acres 72 units 8 023-010 18' RM RM 1 15 acres 3 units 2 units per Earthquake fault zone acre 9 023 12727 RM RMH A 0 07 acres 1 unit 14 units per acre 10 023 12402 RM RMH A 0 21 acres 3 units 14 units per acre 11 023 142 16 RM RMH A 0 14 acres 2 units 14 units per acre 12 023 141 17 RM RMH A 0 07 acres 1 unit 14 units per acre 13 024 10709 RM RMH A 0 14 acres 2 units 14 units per acre 14 178 201 (28- RM RM 0 22 acres 14 units 12 units Property part of 33) (1 13 acres per acre project to construct 14 including multi-family units add I parcels) would demo 4 units 15 178-161 35 RM RM 0 36 acres 5 units 13 units per acre 16 111 074 02 & RM SP9 9 91 acres 100 units 10 units Contamination issues 159 541 51 per acre entire site not developable 17 159 121 22 RM RM 1 03 15 units 15 units per acre Subtotal - RM14 21 acres 146 units Developable Vacant Residential Sites Inventory (cont'd) City of Huntington Beach Vacant APN# General Zoning Lot size Realistic Average Constraints/ Sites Plan Unit Density Considerations Map# Potential per Acre 18 023 114 14 RMH RMH A 0 14 acres 2 units 14 units per acre 19 023 12404 RMH RMH A 0 14 acres 2 units 14 units per acre 20 023 122 32 RMH RMH A 0 07 acres 1 unit 14 units per acre 21 023 147 24 RMH RMH A 0 14 acres 2 units 14 units per acre 22 023 147-25 RMH RMH A 0 07 acres 1 unit 14 units per acre 23 024 012 02 RMH RMH A 0 14 acres 2 units 14 units per acre Subtotal RMH 0 7 acres 10 units 24 023 13702 RH SP5 0 1 acres 1 unit 11 units Coastal Zone per acre 25 023 167 16 RH SP5 0 09 acres 1 unit 11 units Coastal Zone per acre 26 023 134 12 RH RMH A 0 07 acres 1 unit 14 units per acre 27 024 12307 RH SP5 0 12 acres 2 units 16 units Coastal Zone per acre 28 110-021 23 RH RMH 0 12 acres 2 units 16 units Per acre Subtotal RH 50 acres 7 units 29 024 151 MV SP5 0 31 acres 6 units 19 units Coastal Zone 28 29per acre 30 024 165 12 MV SP5 0 14 acres 2 units 14 units Coastal Zone per acre 31 024 164 MV SP5 0 22 acres 3 units 13 units Coastal Zone 13 15 16) per acre 32 024 16301 MV SP5 0 19 acres 2 units 10 units Coastal Zone per acre Subtotal MV 86 acres 13 units 33 024 162 13 MH SP5 0 07 acres 1 unit 14 units Coastal Zone per acre Subtotal - MH 07 acres 1 unit Sites Requiring General Plan or Zone Change 34 110 016 20 OS P/RL RA/RL 4461 120 units 3 5 units Coastal Zone acres per acre Flood zone Wetlands LCP Amendment required 35 178 301 01 OS RL 1 05 acres 15 units 14 units Coastal Zone LCP P/OS-W CZ/OS per acre Amendment WR Required Source City of Huntington Beach Vacant Land Survey July 2007 'Property was previously entitled and parcel map processed for 4 units/lots Due to earthquake fault zone applicant must amend entitlements and file new map for 3 units/lots Planning Zoning DM 2 34 35 �--r ,.� 3 2 Garfield, Ave RM 35 G 2 1 k` SP9'g SP9 aP ��b �f w l + RNA t SP9� SP9 �, ,SP,�twl� � 1 CG N I.+ r r RM - 1 � t erg �r RM w F7 = - SP9 < ; RM RM [ R� r--`>r^� )� CI A RMH R IRM a fi w tx eo ro J -y ( roe ow A ¢ 16t�i�i t �J—i r tit t a gt I I d D .p, G S RM RL RM RL fn i i SP9 i i Fl dj _ WIN m A x r RM } /`{ +! RM tiI i 0 f RM [5MHCG cc e 'T 1 0- L p.N M6s PR RM CG PS t W hita A l � (Q)RMH SA R RM V0 i A LJ?J I .' ' OS-PR - E �ma � J r Gj RL RL RL RL —+ a T t A e a �! 7 Ah t D RM CG S i of Id A All m D rl i � N RL RL a RL RL, t Roch t A t—i ��F Adams Ave 1 11 Z g D g t P bl R ght f W y Par 1 I_ P t Right fW Y SECTIONAL DISTRICT MAP N — C ty B aad ry 2-6-11 S , tY w f E gg 1 CAUTION Notes C'dty of Huntington untington Beach S WHEN USING THIS MAP s I g apag f a p e Orange County, California d gn Inf an h h mpa 0 500 1000 C data from— f arym w y and p d d as d AnyJ m g gh f y rn C> f xw m J3 h d m d a d m n ADOPTED March 7 1960 gnaraa mP1 ma gh f } C ty Council OrdJnance No 754 Feet I th e{ up b I ty f all mC nn t >h w P WeGIS P J \Ad tZ m g Ad DM Mar h 20D6 Planning Zoning JTDIM 1 14 \� �0' SP12 hhh 1 ,c S-P °9� 5 SP5 c e � r � r 1 v l J .S,P5 cv SP5 O P a S 9 l0 10 11 14 Z g D g t P bl R ght f W y g �7 7�g r�'� MAP Par I �- P t Rght fW y SECTIONAL DISTRICT P N = C Ty B and iy 9-6-11 & 10-6-11 s rty W E 1 b CAUTION Notes City of Huntington Beach S WHEN USING THIS MAP 5 ]g dpg f d p f g .Y Jy Orange Count California g d gn 1nf— I -n mp 1 0 500 1000 f data f m me f —.g ur y A y d g- gh f w} and p d d a U - rI C y f H-N D n a n a d a m h ADOPTED March 7 1960 g mpl t a} gn fw C ty Council O dtnance No 754 Feet 1 th of p m b i ly f all mf rm to'h f P\A.rISP Wl ,Z m gAU DM Mar h2006 Planning Zoning nM 12 3 2 O o r S, Adams Ave 2 1 CG, s tiz R5RL- RL RL l� �# soc�«cn R CC �� RMH, r ; t RMH A e I s ,„ L m A IY�Ga_ PorflpEW A 1 - h1I Dr — D _ a p t -j'ORM RL LL R RL R f � � F .�� .�.� s I ( < c z — Th rt th St o w A rjq t f-I PRIER y RL RI IL I I '^r 7 N h II A� �, v 1^3 -A t I I RMt-I A RMH-A i�d, t ` � W - t` ` OS PR M;t"'E A y El nth t' ' '�: t7 i �;1 OSP H�¢'_ t-q-4 ( �LIlbt_Jaff ,,,,,,���„„„ y Y" I 1 1 1 1} L col A F§18M R ?1"`# R Q I ,a� (� RE , - - _ R� HH RL tr ii �I ���+.HE- W Of C 0 j b 4 11 '17k' II ry tit Ll V o m rtf dA y N in R R�7 k1 nA p '' �4 _ l s P ix SP5 SQ - �? _ Simi A Dt RA r "10 � � ( �1t A SP5 ' i �4 OS PR ! 1 J t " ' ' RMH A e ' sao ¢� N t � 4 S SP5 ,� ,� - a A RM� Wit, , , B Itm A 4 f .,. _»�i r East- r �v SP5 rt 6 RM ,� t IRM 4 Ig E xj achcno he`li ou 1s 7 E ( 1 #Tt + ��( 14 oy Q r IM1 I Z gD g t P bl R ht fW y Paz I - P t R ht fW y SECTIONAL DISTIUCT MAP N — CtyB and ry 11-6-11 CO*) gggy yWE CAUTION Notes City of Huntington Beach S WHEN USING THIS MAP S If d p g f a p f Orange County,California ga 9. tnr h w„h re mpa 0 500 1000 f data fr m w f anmg A dj g any gh f y .d Tpm n C nd r H m mg e h a� m a a a m n ADOPTED March 7 1960 g�'�L mpl . .— sh f w City Counc 1 Ordinance No 754 Feet I Ih et p 61 ry A II m m th n P WmGIS Pr U WA 1 .�Z m a Ad DM Mar h 2006 Planning Zoning DM 16 ion 14 y 11 I c}' © �1 I t Il� j rl for be1LU'dll I f SP5 a J }l i l j(Q)RM1l(F I� II �I l b relC RM SP5 II II L �I �,.� � �g".dz„ � U L J�ZMR� 3 �t IRM�� i t SP5 = li Ill �,onWmd� .V'�..i8at'" f t RM RM t t C, L 8 v in L) z y P5 SP5 t C' I � C' SP5 u� r � a C P Q tl 14 13 24 Z D g t P bl Right f W y Par 1 _ J P t Right fW y SECTIONAL DISTRICT MAP N Cry B and ry 14-6-1 I T WE CALTION Notes City of Huntington Beach s WHEN USING THIS MAP S Is d p g f d p f Orange County, California g d gn Imf Im n h mpd 0 500 1000 f dzia Crom we C arymg An d —g- gh f w �,� p d d as w1h m d a a h f h ADOPTED March 7 1960 7�C fHwm H hd mP1 me r gh f, City Council Ordinance No 754 Feet I th et es b l fy ail mf rm di vn f P'A-GIS Pm] �A I es\Z m g A lu DM M h 2006 Planning Zoning DM 21 13 118N 1R 17 Edm er Ave z, -mow «�4 1 RL RL �1 , `( R -7 / a RL °� `""OS PR'�9 � RM ri OS PR OS WR r 5 ^ RL s s� RL RL � � y RL RL RL n RL OS WR r � � , � RL APR RL s c 1 CV RM — �, RL RL < RL `'1 iR " \\ < R s,F \ < RM o OS WR r 'c ` g� RL s RL \ \\ \ RM' RL \` ` RL \ \ \ ✓\�\ /aa�� �\ RL RL 5 RLo \ a RL a\ R RL \ O n \ ✓\\\ /f cd Ra F�M R RL 19 20 i0 29 RM Z g D g t P bl R ght f W y 7�� �( �ry 7{ Paz I �- P t Rght fW y SECTIONAL AL DISTRICT MAP N ® CtyB and ry 19-5-11 WT E CAUTION Notes City of Huntington Beach S WHEN USING THIS MAP S I g dp g f d pt f Orange County California g d gn V— h h mpil 0 500 1000 I data w f a*mg w y A y d mmg% gh f w a d p and d as m d d a n ADOPTED March 20 1961 w Th C f Hunting B h s wren mp1 . gh f w City Council Ordtnan No 824 Feet 1 th ee ap b h fy all m(rs th f P V mGIS Pmj V 1 ,7 m g Atlas DM Mar h 2006 Planning Zoning DM 23 18 17 9 20 I r 17 16 ,A+PmcuP _ °21 Aid—Pod.'LTt _ I I�I �1 RL Ir II _ C RL � RAla RM LnRLRL �VfP °°— 1 3 m (� '2 CIS _ � —I 11 AI P Id D ). I&1 RL RL rr — > >r — RL i a `AM4 1 n1 A D r RL RL� �I_ r =���I �� �� 11 L M tDl � G ' �K t 3 MRL l RL t1Y F 1 1 11 I r I \PMFRI 11 I Rh d'D I M C P 1 1 - 1 - } RL IRL I I - RL �- i 1 O P Idonl—ec v I = �f �J I ° ° S _ x o D RL 11 nib I1 I �� !i =i - RL I o RL { t111_� - I I{ �� 11 11 =1�==1j s D RL RL _ RL t`-l —J _ e I_Iftl 1 +11 '� l `Ir — =�r� ih D �� �I III tl P I���i ORM 11 IRM� 12 �IRM'I - �� I CG I S xI — L I �� I4m cu I— �� I �I —RM J, (i o o } — r-- ( g ei Ave v OS WR �I� RMH aSddm to ( LR ( o PS = J ta RM RM CG m - , RM (_r 1.RL1 O J P kw IC — P I D — R Y L 3de'}3arbow■tl� V to D U RL RLo RM - RM " RM S P RM RM' E RL ' ` RL WK. � m1. � - I I ~~I L W___ a � tP m o >�Ni r 11 � I _ N RL it — J = 1I P St I � to ° a aP�cm c a 7 uFD andnr» D I D m f st e--_t °_ , 1't1 RMH i - 1 RL` Y}o 'w Ik — dI RM I i z RM 'If t RM RM RM RM !RL RL i PI OS PR N mot s "Id RL RL RC RL CG _ _ I �I s MI s1 D P D 1 L Ch d CI RL b — R RMH RMH [RMH RMH RL �4 ' 0RLRt � 11 ' ' t� CG 19 2 w d D I— LL i & RL � r 0 2 RMH Warner Ave ;� ° ' 9 U — v 2s O Z g D g t s P bI R ght f W y Par I _ J P t Right f W y SECTIONAL DISTRICT MAP N CtyB and ry 20-5-11 ffl WE CAUTION Notes City of Huntington Beach S WHEN USING THIS MAP Orange County S I g d p g f d p f n California✓ gd g Inf— h h mp 1 0 500 1000 f da f m w f arum w y end p d des thA Y d m g an} gh f.y rn Cry fH-mg B hd m dd d th f-& ADOPTED Decembe 5 1960 an. mpi — gh f.Y City Counc I O dman e No 804 Feet I th eY sp b I ty f 11 mf rm th f P V mr IS P W I ,Z.m g AV DM Mar h 2006 Planning Zoning ytJ"*M 33 Warner Ave j CG I RMH � RMH 1 11 i ' I I f 1 I I I I I I I g zT f 5— El and D ti f RM RM RL , r� RL - RL i RL 1 CG D A - - .� P di t — sr I RM na mow— R w I dD —� -s }`p !! RM II in 1 E _ RL RL �_� Bra D RMH 23 c GI D 1 mRMHli� tea- �� K hwonhDEll RL 1 Gh tD w I � � I RL- RL _._._,_.ZTIhw ° J RL- RL RL w d c — 8 m a D I D i —k _ r PS RL RL LLJ - _ I ! RL D' m RL , -- IRL k- CRL i RL P D RL_ i i RL g RL RL RL u o M D e RL _ —I -'RL - S aye t D d b1 ' f� RL ,._wcadn RL`' - RL I RL' w d rc D L m D 1 _I t I - I "m -RL I I �' ' RL I I_ RL ° r ° l RL I ( I v Rah ID RL a We <a m I— - ! i- I RLI 3 ` RL I OS PR �— DI � -�-RL'1 I I — F I hD Y T d D RL A !' 4 1 RLI P d D I RL Fy RL— RL`� I b G i I RL w ® a RL, it ! evi Ave ;i4 Z g D g t P bl R ght f W y Par I �— P t Rght fW y SECTIONAL DISTRICT MAP N — C ty B and ry 28-5-11 S I =y W � E I CAUTION Notes City of Huntington Beach S WHEN USING THIS MAP Orange CountyCalifornia S I g d p g C ung d gn n d p f InC nn h h re mp la 0 500 1000 da f G m_ f arymg andrp d d- wtn Any di ru g any �h f 11 c i r aan N en D n d N Id d in f su h ADOPTED August 15 1960 guaran ec Ir mpl w gh f`° City Council Ordinance No 785 Feet I th of mp na b I tv C all mf�m th wn sa f P iA.GIS P i \A 1 aV.g Ad DM Mar h 2006 Planning Zoning DM 34 Li _ °29 2 1 j RMH Warner Ave °2 c RL Fa�\ RL RL RMH R H ( FjdMH I , RMH 1, RMH i D RL a M RMH 191 Ki C — — RL 1_ od Ave 1 5 °a OS WR a RL rt ' � Al d o i 1 ; 1 s ,.� R.LP T R�� r �ZRMH RL SP4 5 RL -RL o RL ' — g b�RL 1-- - �- - - — Warner Ave RL, m° 415"' � I Esr�n =r Od s .O g c c c 1� 30 29 9 28 3 2 33 Z g D s g t O P bl c R ght f W y SECTIONAL �T,p DISTRICT 7� r�-+ MAP ^� Par 1 — _j Pn t RghtofW y SEC JI I®1`VAL DID 1LRIC ll 1®" AP N ® C ty B❑nd ry 29-5-11 T E CAUTION Notes City of Huntington Beach S WHEN USING THIS MAP Orange County, California S I g d p g f d p f g d p� Inf m,h sh n h re mp 1 0 500 1000 f ds f in f erymg w Y Ay di g gh f, anq Th C t} f Hunting B�n d� 'ngha f a m r n ADOPTED March 20 1960 is mpl m City Council Ordmance No 824 Feet I dt a' p b 1 fy II mf mt Ut m se fx P VA.GIS P ts\A 1 tZ m g Ad DM M.h 2006 Planning Zoning --1lvn 5 19 20 \ \ ✓ `�\\ ��tip, �,�\�. � � - K„, G RL RL` OS W — ,RM — ' -- 1 RL \ ^\ \ CG da J I RL PS i RL Warner ve \ c — 08 a \ 'c ` odsP \ O \ l� 30 2 3 Z g D g t P bl R ght f W ys C\ Paz 1 �- P t P ght f W y SECTIONAL DISTRICT MAP N — C ty B and ry 30-5_11 C(S) WE CAUTION Notes City of Huntington Beach S WHEN USING THIS MAP Orange County California S l g d p g f d p f m g d gn W— h-here mpat 0 500 1000 f data ft m m f arymg -,--Y A y di mmg �h f way ana p a d t in m a d d th to f h ADOPTED March 20 1961 a 1] C ty f Htmnngt B h gaman ee mpl enes sh f y City Council Ordinance No 824 Feet I th et esp ns b 1 ty f all mf nn fh wn f P WcGISP I tsW l e V m gAd DM Mar h2006 Planning Zoning DM 38 B v - 33 I L _ I IRL, W c t IF rk0 726 + 1 I I 4 35 L E - RL-_� RL - I z t I 1 I RL a e I 'RL w r RL `e_ a L RL RL J RL R/L -- / f RL �� RL ° "RLJ TaI r r L J r tI# RL a -I- RL _-_-_- aOS PR II W RL ° RL i i i i i s to / 3 O / ! sure sw c1 ff u l 111 ( �HI�gpnst C� Pteaess�3y� U II i _ — _H ahcalo I _ II)J I mrair Spi11� I 1 t ice- Dats4 I II /SaMnD.;Sun Dt ) f Ia3.`U �11ie.di�) '( I 11 I I I I I I I 0 I I I I—FAatl dc�` / 1 _ f.7.YAEt a Ct SP9 i Sao SP7 c } k 7 ¢ l q f Tw�Figf SP9 Garfield Ave 34 3S Z g D g t 0 P bl R ght f W Ys Par 1 i_ P t RghtofW Y SECTIONAL DISTRICT MAP N ty B undary 34-5-1 I 5 1 ty W % E CAUTION Notes City of Huntington Beach S WHEN USING THIS MAP 5 1 g d p g f d p f Orange County, California g d gn mf ran I h—h mp 1 0 500 1000 t data C m m f arvm ac q Y di —B Bh f w} and Th Cdyd f Hw mg. B n dth m d d d m f h ADOPTED August 15 1960 guaran mpl enra ,a L:L City CO tl Ordinance 1 0785 Feet I th ar p bh C 11 mC nn m N sa faz P W.GI$fr J g Ail DM Mar h 2006 Planning Zoning ISM 39 Za 36 Talbert Ave �r as 36 IL I iG IL II "_ CG RL IL l RL'j_ O I OS PR S PR �I Ilif T D 2 r �= RI — _I_ I "RL—IG 4 i D t D CG � — r D t RL D a b� D RL_J RL PS E .5 ffi A�RL b rt RL IG E DD 1 II (� L IG o $ vk D Freul Dr _ R H RL I SI CG o IG o P °` , t RL RMYAICG m cc ca O M1 I R 7,Y , /f t I (Gird, f I� 7 Ellis ve 1 -"-woof-m on 3 N U' �Isxn e I \ h �� �o� - 1r= II �� m ` / I it RM I r �d a� o=1 I CG i r t 174 iJs a 1 I I'II__ -=IIIa RM� I SP9' I � � j,Tf�to RMH 61 \ 2Les so / 4/ / r -/ ��o� ICI ( - vd c`I- _ l a � I� ?� M i RM g� rXg r-D-/ RM 5 6 /%✓ iJr Itr II �� RM `— _IP tzc—�_ _t SP2 E IA y -1 {f+"; a, e SP9 j'ya t .i 1 J x W SP9 SP9 S b DI PKLVi�1 �' ,r t T — I CG IT RM r �t 4 3i I .0�P RM III! I4� l I � J 2 2 Garfield Ave RM 2 311 PEI Z ng D gn t O P bl Right f W y DISTRICT � r��'y A r7� MAP 7(� Paz Is _ P t R ght f W y SECTIONAL DIS Il RIC H l�'1lA N ty B ry 35-5-11 s ny W E CAUTION Notes City of Huntington Beach S WHEN USING THIS MAP S Ig dpg f d p f Orange County California inn d Int nn h vn h mp I g F 0 500 1000 f data f in w f arymg _ and p d d. d d d d u -h f f Y n ADOPTED March 7 1960 R rn C y f Hwtmg s h d Feet guaran re mpl eaaa ma gh f City Council Ordinance No 754 esp b 1 ty fy all uJ rm t N vn f P WmGISPro W 1—\Z mng Atl DM Ma Ii L. Beach/Edinger Specific Plan - Potential Residential Projects in Edinger Corridor City of Huntin ton Beach Sites General Plan Zoning Lot size Realistic Density Existing Use/ Map# (acres) Unit Units per Site Considerations (Fig 8) Potential Acre Pending Projects 6 CG (requires CG 38 440 115 The Ripcurl Project proposal for GPA to MV) (requires 440 apartment units Subject to zone 10% low income inclusionary change to requirement Mixed Use) 7 CR F2 sp mu SP13 1586 500 32 Bella Terra Phase II Proposal for (F9) (1 5 FAR) Crossings approx 500 condominium units (requires GPA Specific Subject to RDA 15% moderate to change Plan income inclusionary requirement density/FAR) (requires SP change to allow residential Conceptual Residential Mixed Use Projects 8 CR F2 d CG 13 8 600 44 Existing older shopping center (requires GPA (requires Concept proposal by Watt to MH) zone Development for redevelopment change to with 560 apartment units SP or Mixed maintaining 100 000 sq ft retail Use) Total 33 46 1,,540 The Beach/Edinger Specific Plan is being designed to permit residential use on every parcel in the Edinger Corridor area The above table is conservative/realistic in that t considers only those projects that are pending or in the pipeline coupled with the probability that many properties will retain their commercial development Sites for Potential Rezoning to Exclusively Residential Use City of Huntington Beach Key APN Location Current Existing Uses/ Anticipated Area sq ft Density Map# Zoning Site Conditions #of units (acres) 1 025 191 03 Beach Blvd CG State owned property 70 92 41 1 33 du/ac S of Yorktown Caltrans maintenance (2 12) (Beach/Edinger yard trailer buildings Specific Plan) 2 163 364 04 Cypress and CG 3 vacant parcels 40 32 921 30 du/ac 06 24 Elm behind (0 76) Beach Blvd (Beach/Edinger Specific Plan 3 025 18006 Beach Blvd CG 8 parcels existing uses 100 136 785 31 du/ac 13 14 15 N of Yorktown ranging from poor to (3 14) 21 23 24 (Beach/Edinger good Partially vacant 25 Specific Plan) site cars stored on property 1950 s house converted to medical office produce stand Big O Tires mattress store vacant commercial building 1960 s buildings 4 159 121 25 Beach Blvd S SP2 Existing medical 187 136 348 60 du/ac 26 37 38 of Main building building Q 13) (partial) (Pacifica permit issued for Specific Plan) demolition surface parking lot 5 142 073 03 McFadden IG Vacant 175 118407 65 du/ac Avenue Redevelopment (2 72) adjacent Agency owned Golden West Agency to issue RFQ College for non profit (Beach/Edinger development with Specific Plan) I I affordable housing Total Unit Potential 572 Note Sites 4 and.D will be rezoned for exclusively residential use one or more of sites 1 3 will be rezoned a ° I t� � G � 0 0 IL #1 0 ° _I 1 ri �r 0 AWL ziwummTn{ 0 p b FM U ° oo e 1 yy � 4- a � t 9 MY r � s L 2c ti t {r s 5 i x b y mi �e �'s ,•tea t �� ._ i �ia� v' ^P9"� tt t P �� •,'�,.�# of��� �'��"y�P 4`�'��+ 'fir !�-." Ilk �r s �� } s L �fir to f d? r ta+ Beach/Edinger Corridor Example Opportunity Sites APN# Zoning ]Existing Use/Site Conditions Anticipated Area size Density #of Units s f acres 153 051 10 CG Multi tenant commercial strip center 200 units 152 198 s f 57 du/acre 11 constructed late 1970s ex Uses (3 5 acres) include—church tenant martial arts training center site conditions—fair vacant parcel( 1 acre) 159 031 10 CG 2 single tenant buildings(approx 150 units 105 255 s f 62 du/acre 16 17 18 10 000 s f &6 000 s f)—constructed (2 4 acres) 159 101 01 late 1960s/early 1970s—tire store restaurant site conditions—poor/fair vacant property 1/3 of site(0 8 acres) Beach Edinger Corridor Specific Plan Opportunity Sites t � dIrL_.L"il� i� t r Y 9 S t t } Am rat �= own Av pe _ ?� �1 — toil� a ram, i I g W" $ a dry. N 'i g-bblorlh c�d Prl a "i�r� � I'I�r� r� ¢k�i 1.�� �-, ���;� �1�.pl� �i �• Ty �_ 9 Ana r u�m ul'u lira, Al"j da_ w sf e4T x r u e n. 4` TE�y •" m E .' �' [. .. �' �, 4 f, �• dam �� P Jf 77 ef �s � � I # .q •. yet g � ��� �+. •i S x ` a. M + "Poratunit '5rk� Jun e-r ble, - Iduitifie l ^t , F©^ LJ IN APPENDIX ADEQUATE SITES PROGRAm ALTERNATIVE CHECKLIST FROM Karen Warner Associates FAX NO 626 791 5596 Apr 07 2007 03 05PM P9 STATE OF CAUE HNIe 191N M TRS,pytcpC9d�' y){��( ipUStpd�anFt�ry aaaani n SCH ARZENE0W 2 ooW DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT Division of Housing Policy Development - 1800 TNMd SV"t,Suite 430 sect Box aCA 9a2s2 20s3 C i "� C3� td Vl a to 11� 13 (918)3233177 _ td 4 FAX(916)327 2"3 v-e s yr va {� !t" o�j �'f ® S�� C AS 438 Compliance Checklist Per Government Code Section 65M 1(c) HE Page The provisions set forth in Government Code Section 6 s583 1(c) (AS 438)are applicable only if a City/County has met at least a portion of the regional share for very low-income(VL)or low- income(L)households in the current or previous planning period In the current period In the previous period Yes X No I -Gf 6 3 1 c 2 Yes No i Identify the specific source of committed assistance funds {r fe tothg definition on age 3 en 1-0 Indicate the mount and date when funds will be dedicated � % (leg Ily enforceable ag ) Serf`P ttAJ 91 i on Dates Mn 1 0 V--r a 65583C` 1 A Do the units qualify for a 1 to 1 reduction of the regional share of up to 25%of the VL&L income-n ng affordability covenants greater than 20 years? Yes No 1' 65583 1 c 1 Unit costs/rents are to be affordable to Very low-income households YesX No 07 Low income households Yes_ No� V`r 65583 1 c 1 Indicate the total number of units to be assisted with committed VL income units assistance funds(by funding source) L income units Will the funds be sufficient to develop the identified units at V'1 o affordable casts or rents? Yes,&_ No® 655831 c 1 to Note If your do not meet all of the general requirements listed above,your jurisdiction is not eligible to utilize the adequate sites provisions set forth in Government Code Section 65583 1 c (A) Substantial RehabdOltafto Include reference to specific program description in HE 65583 1 c 9 Units must result in a net increase of the affordable housing Net 8 of W income stock units- 65583 1(c)(2)(A) Net#of L income units Are units at imminent risk of loss to affordable housing stock-7 Yes® NO 658831 c � A l I FPOM Karen Warner Associates FAX NO 626 791 5596 Apr 07 2007 03 07PM P10 AB 438 Compliance Checklist Page 2 HE Page 0 Will relocation assistance be provided to tenants) Temporary Yes— No� Permanent Yes— No- 655831 c 2 A t Il Will tenants will have the right to reoccupy units? Yes® No 65583ll c 2 A tU(11f Are the units subject to a 3 to 1 substitution rate due to affordability covenants of less than 20 years (but greater than Yes® No 10)? 65583 1 C 2 A fi Has a court or code enforcement agency found that the units are unfit for human habitation and vacant or subject to being vacated for 120 days because of following health and safety conditions Yes® No (must satisfy a minimum of 4 of the 7 conditions listed below) 55583 (1) Termination extended interruption or serious defect of gas water or electric utility systems not caused by the tenant s failure Yes-® No to pay month) bill 2 Serous defects or lack of adequate space and water heating Yes No 3 Serous rodent vermin or insect infestation Yes No (4) Severe deterioration rendering significant portions of the structure unsafe or unsanitary Yes No 5 Inadequate number of Qr_servtces Yes No (6) Unsanitary conditions (faulty plumbing or sewage disposal ) affecting significant portion of structure Yes No (7)Inoperable halfway fighting Yes_ No Affordability and occupancy restrictions will be maintained for >_ 20 years Yes— No® 65583 11 c A ur (8) Multifamily rental units are to be converted from non- Program No affordable to affordable A f� Include reference to specific program description in HE d / 68583 11 c 1 Will the city/county purchase the unit(s) with the use of Yes— No,_ committedassistance OR will the city/county purchase Yes_ No! affordability covenants? 65583 9 c 2 B Project consists of multifamily rental complex of 16+ units converting from non affordable to affordable Yes No 65583 1 c 2 I8 — — Is the acquisition an eminent domain action' Yes No 65583 `tic 2)(B) Will the units result in a net increase to the affordable housing Net 8 of VL income stock? units added 656831(c)(2)(8) Net#of L income units-added FROM Karen Warner Associates FAX NO 626 791 5596 Apr 07 2007 03 08PM P11 A®438 Compliance Checklist Page 3 HE Page Are the units currently occupied by VL income or L income Yes No households? 65583 9 c 2 ® tti Will units will be decent safe and sanitary upon occupancy Yes_ No 65583 9 C ® av Acquisition price is not > 9 20% of the median price of housing units within the city/county Yes— No� 65583 9 c a 13 v Affordability and occupancy restrictions will be maintained for not < 30 years Yes` No 65583 9 C vl (C) Afitirdable Unofs to be Pressed Include reference to s ecific program description in HE _ 6 583't C t Will the city/county purchase the unit(s) with the use of Yes- No committed assistance? Yes_ No Or will the city/county purchase affordability covenants? v 65583 11 c 2 C Affordability and occupancy restrictions will be maintained for not Yes No <40 years �- 65583 9 C 2 C a Descnbe/list the specific program thaL assist-in.the preservation of units Federal programs State programs 2 70 Link V_1 C� Local programs �2 9 0 4� i-vd►l0 t� r r 4 � 655831 C 2 C ii in U City/County via the public hearing process ritist find that the unit(s) is/are eligible and are reasonably expected to convert to a market rate during the next 5 years due to termination of Yes No 1 y subsidies prepayment or expiration on use S5533 9 C C ill Are the units decent safe and sanitary? Yes No- 65583 9 s 2 C m u At the time the unit was identified for preservation it was Yes No affordable to very low aitdiowr income-households U~� GM39cZC v ®EFONITION Committed Assistance (alternative sites) When a local government has entered into a legally enforceable agreement during the first two years of the housing element gal period obligating funds foe affordable units available for occupancy within two years of the� agreement PPENM C ESMEN ML BuILDWS PERNTS Residential Building Permits 1/1998 - 12/2005 Affordable Projects 111998 - 12/2005 Residential Building Permits 112006 - 10/2007 s PROJECT DATE TOTAL 1998-2005 TARGET RHNA NAME/LOCATION PERMIT UNITS DISTRIBUTION SITE ISSUED UNITS - LVery LOW Mode, ove --11 Low _ Moderate } 388� --25$ 400,E; 972 Jan Dec 98 1502 1504 PCH 2/27/1998 2 2 122 22nd 4/1/1998 1 1 117 119 Alabama 4/17/1998 2 2 410 412 8th 4/20/1998 2 2 3671 Venture 4/27/1998 1 1 414 416 11 th 5/7/1998 2 2 615 15th 5/13/1998 1 1 302 19th 6/26/1998 1 1 18740 Saddleback 7/23/1998 1 1 206 16th 8/6/1998 1 1 16751 Bolero 8/7/1998 1 1 1306 1308 PCH 8/13/1998 2 2 321 Huntington 8/18/1998 1 1 2013 2016 California 8/27/1998 4 4 2014 2016 Huntington 8/27/1998 2 2 15951 Carrie 10/29/1998 1 1 Granny Unit 518 526 14th 11/2/1998 5 5 116 22nd 11/6/1998 1 1 7740 Sugar 11/12/1998 1 1 18741 Jockey 12/3/1998 1 1 528 14th 12/10/1998 1 1 7742 Sugar 11/23/1998 1 1 16402 Gnmaud 11/23/1998 1 1 9152 Aloha 12/16/1998 1 1 Granny Unit 601 603 Lake 12/22/1998 2 2 The Bluffs Pro ect Various in 1998 3 3 C rstalaire Tr 14660 Various in 1998 3 3 TNR Goldenwest Various in 1998 4 4 Cape Ann Tr 15531 Various in 1998 42 42 Affordable Pro Westport Peninsula Various in 1998 22 22 Promenade Various in 1998 80 80 Affordable Pro Ocean Colony Pro ect Various in 1998 20 20 Pacific Landing Various in 1998 29 5 24 Riviera Peninsula Various in 1998 22 22 St Augustine I Various in 1998 66 66 Gre stone Keys Various in 1998 75 12 63 Turnberry Various in 1998 8 8 Lyon Shores Various in 1998 4 4 Sandier Various in 1998 18 18 Seacountry Various in 1998 30 30 Total Units 465 0 2 139 324 Jan Dec 1999 511 513 Lake 3/3/1999 2 2 215 221 Baltimore 3/9/1999 4 4 310 22nd 3/10/1999 1 1 208 16th 3/11/1999 1 1 312 22nd 3/11/1999 1 1 6802 Derby 3/29/1999 1 1 927 10th 3/30/1999 1 1 508 A&B 7th 4/27/1999 2 2 16252 Tisbu 4/30/1999 1 1 109 115 Huntington 5/6/1999 4 4 306 9th 5/25/1999 1 1 218 220 14th 6/4/1999 2 2 1718 1720 Huntington 6115/19991 3 31 IDUP+SFD Date Prepared 712007 fn 205 Alabama 8/3/1999 1 1 437 447 Lake 8/11/1999 6 6 610 612 Main 8/20/1999 2 2 609 611 Lake 8/20/1999 2 2 222 224 9th 9/24/1999 2 2 521 523 9th 10/1/1999 2 2 114 22nd 10/7/1999 1 1 2202 PCH 10/15/1999 1 1 309 9th 10/27/1999 1 1 928 10th 10/27/1999 1 1 1811 Pine 11/18/1999 1 1 521 523 8th 12/17/1999 2 2 1310 1312 PCH 12/21/1999 2 2 2110 PCH 12/28/1999 1 1 St Augustine I Various in 1999 2 2 Sassounian 7821 Daisy Various in 1999 10 10 Ham tons Various in 1999 13 13 Ellis/GW Tract Various in 1999 24 24 C rstalaire Tr 14660 Various in 1999 68 1 68 Peninsula Tr 15675 Various in 1999 21 21 The Bluffs Pro ect Various in 1999 70 70 Cape Ann Tr 15531 Various in 1999 90 90 Affordable Pro Total Units 347 0 0 90 257 Jan Dec 2000 2204 2206 PCH 1/4/2000 2 2 2212 PCH 1/18/2000 1 1 2104 PCH 1/21/2000 1 1 809 Lake 2/1/2000 1 1 2214 PCH 2/1/2000 1 1 513 517 Pecan 2/16/2000 3 3 413 415 21 st 2/16/2000 2 2 411 21 st 2/16/2000 1 1 218 10th 2/29/2000 1 1 314 316 22nd 2/29/2000 2 2 1508 PCH 3/13/2000 1 1 1506 PCH 3/14/2000 1 1 902 906 California 3/17/2000 3 3 18732 Jockey 4/4/2000 1 1 613 615 Frankfort 4/6/2000 2 2 617 619 8th 4/6/2000 2 2 121 21 st 4/7/2000 1 1 705 707 Delaware 4/10/2000 2 2 311 8th 4/19/2000 1 1 309 8th 4/20/2000 1 1 218 222 Rochester 4/24/2000 3 3 203 Alabama 5/11/2000 1 1 16551 Carousel 5/19/2000 1 1 2210 PCH 6/7/2000 1 1 5412 Old Pirate 6/8/2000 1 1 2116 PCH 6/8/2000 1 1 16851 Coral Ca 6/16/2000 1 1 1118 1120 Delaware 6/22/2000 2 2 2422 England 6/27/2000 1 1 Habitat for Hum 2419 Florida 6/27/2000 1 1 Habitat for Hum 202 204 8th 7/20/2000 2 2 2501 England 8/9/2000 1 1 Habitat for Hum 16311 Niantic 8/21/2000 1 1 322 8th 8/22/2000 1 1 406 Huntington 9/8/2000 1 1 421-423 11 th 9/12/2000 2 2 20431 Densmore 9/15/2000 1 1 17201 Ash 1 9/19/20001 6 6 909 911 California 1 9/26/20001 2 2 Date Prepared 7/2007 Res' entaal Budd er its 111 12/2005 601 605 California 9/28/2000 3 3 322 324 7th 10/13/2000 2 2 3282 Devon 11/7/2000 1 1 17231 Manna View 11/14/2000 1 1 3781 Ragtime 11/28/2000 1 1 2014 2016 California 12/18/2000 3 3 2016 Huntin ton 12/18/2000 1 1 Peninsula Tr 15675 Various in 2000 70 70 The Bluffs Pro ect Various in 2000 12 12 Ocean Colony Pro ect Various in 2000 3 3 Ca e Ann Tr 15531 Various in 2000 14 14 Affordable Pro Meadowlark Pro ect Various in 2000 195 195 Sandover Tr 15734 4/7/2000 16 16 Crystal Island Tract 14321 3/3/2000 7 7 C rstalaire Tr 14660 Various in 2000 27 27 Total Units 416 3 0 20 393 Jan Dec 2001 417 419 9th 1/17/2001 2 2 1841 Park 1/17/2001 1 1 3912 Sirius 1/23/2001 1 1 326 328 14th 2/9/2001 2 2 317 319 California 3/12/2001 2 2 319 321 9th 3/23/2001 2 2 1302 1304 PCH 4/2/2001 2 2 526 528 12th 4/9/2001 2 1 2 19682 Surfbreaker 5/2/2001 1 1 1 19773 Shorecliff 5/2/2001 1 1 19652 Oceanaire 5/2/2001 1 1 421 Crest 5/17/2001 1 1 408 Huntin ton 5/25/2001 1 1 829 831 Frankfort 5/25/2001 2 2 18831 18839 Huntington 6/4/2001 3 1 2 18951 18971 Pearl Island 6/20/2001 9 9 1 Brid es 206 2nd 6/21/2001 1 1 313 315 19th 6/21/2001 2 2 5121ndiana oils 6/26/2001 1 1 604 608 Indianapolis 7/3/2001 2 2 220-222 6th 8/2/2001 2 2 404 8th 8/20/2001 1 1 501 503 7th 8/20/2001 2 2 712 Orange 8/20/2001 1 1 321 323 2nd 8/23/2001 2 2 421 423 13th 8/31/2001 2 2 609 611 Frankfort 9/7/2001 2 2 16601 Graham 9/18/2001 1 1 6742 Shetland 9/26/2001 1 1 113 12th 9/28/2001 1 1 326 328 7th 10/12/2001 2 2 117 119 7th 10/31/2001 2 2 212 214 Joliet 11/15/2001 2 2 320 10th 11/16/2001 1 1 2188 PCH 11/19/2001 1 1 219 6th 11/19/2001 1 1 426 12th 11/20/2001 1 1 17039 Edgewater 11/26/2001 1 1 16602 Graham 12/6/2001 1 1 Mystic Point TR 16192 Various in 2001 4 4 Boardwalk TR 15795 Various in 2001 88 88 Meadowlark Pro ect Various in 2001 118 118 Beach&Atlanta Tract Various in 2001 86 86 6 Bridges Delaware/Memphis 10/31/2002 30 30 The Tides lVarjous in 2001 651 12 53 Total Units 4571 01 13 444 Date Prepared 7/2007 Jan Dec 2002 1916 1918 PCH 1/23/2002 2 2 16541 Carousel 1/29/2002 1 1 Bowen Court 1/31/2002 20 20 Senior Project 1017 California 3/22/2002 1 1 SFD 2724 2728 17th 4/1/2002 2 2 2716 2720 17th 4/l/2002 2 2 SFD The Fountains 4/11/2002 271 55 25 191 32132318th 4/11/2002 2 2 318 10th 4/17/2002 1 1 SFD 2101 2113 Alabama 4/15/2002 6 1 5 16 SFD 2105 Alabama 4/25/2002 1 1 ISFD 2218 PCH 5/l/2002 1 1 425 14th 5/7/2002 1 1 ISFD 427 14th 5/7/2002 1 1 SFD 1746 Park 5/9/2002 1 1 17205 Elm 5/14/2002 1 1 305 307 2nd 5/23/2002 2 2 Boardwalk TR 15795 various in 2002 100 100 Mystic Point TR 16192 various in 2002 61 1 61 1108 1110 Delaware 7/11/2002 2 2 1112 Delaware 7/11/2002 1 1 1014 Delaware 8/19/2002 1 1 SFD 1016 Delaware 8/19/2002 1 1 SFD 1018 Delaware 8/19/2002 1 1 SFD 1020 Delaware 8/19/2002 1 1 SFD 517 519 Twelfth 7/12/2002 2 2 1708 1710 PCH 8/1/2002 2 2 302 7th 7/23/2002 1 1 304 7th 8/13/2002 1 1 306 308 Huntington 8/21/2002 2 2 119 Twentv First 8/30/2002 1 1 626 628 Eleventh 9/10/2002 2 2 2216 PCH 9/13/2002 1 1 1013 1015 Florida 9/25/2002 2 2 1845 Park 10/14/2002 1 1 7671 7725 Timber 10/21/2002 20 20 T06196 Edwards Hill Tract 10/24/2002 8 8 1712 PCH 10/31/2002 1 1 1714 PCH 10131/2002 1 1 1716 PCH 10/31/2002 1 1 228 6th 11/6/2002 1 1 224 6th 11/6/2002 1 1 226 6th 11/612002 1 1 Sunrise Assisted Living 9341 Tahiti 11/27/2002 1 1 3452 Gilbert 12/2/2002 1 1 903 California 12/3/2002 1 1 402 Eleventh 12/4/2002 1 1 404 Eleventh 12/4/2002 1 1 802 Huntington 12/6/2002 1 1 Total Units 539 75 25 192 247 Jan Dec 2003 17142 Ash 1/13/2003 1 1 426 428 Eighth 1/15/2003 2 2 Main Street 2/13/2003 29 26 3 Siena Ants 1214 1216 England 3/16/2003 2 2 1318 PCH 3/13/2003 1 1 220 Joliet 4/8/2003 1 1 222 Joliet 4/8/2003 1 1 16791 16793 Roosevelt 4/8/2003 3 1 2 7445 7465 Cla 4/11/2003 4 4 TR 16287 4units Date Prepared 7/2007 esodentoal Buold ermots 1/1 1212005 1 7303 7371 Clay 4111/2003 7 7 TR 16289 7units 19081 19097 Holly, 7348 4/11/2003 10 10 Tr 16288 10 units 111 12118th 4/16/2003 6 6 626 628 12th 4/16/2003 2 2 316 Ninth 5/21/2003 1 1 613 California 5/23/2003 1 1 Tides 5/27/2003 12 12 17072 Baruna 5/29/2003 1 1 803 Delaware 6/3/2003 1 1 805 Delaware 6/3/2003 1 1 405 Delaware 6/13/2003 1 1 407 Delaware 6/13/2003 1 1 312 Seventh 6/18/2003 1 1 Waterfront Pro ect 6/18/2003 4 4 Peninsula Pt Brynn 6/19/2003 1 1 Tr 15964 1019 England 6/20/2003 1 1 1017 England 6/20/2003 1 1 519 Ninth 7/3/2003 1 1 517 Ninth 7/3/2003 1 1 8102 Ellis 7/10/2003 107 47 59 1 SRO 16611 Graham 7/11/2003 1 1 1103 Huntington 7/23/2003 1 1 Waterfront Pro ect 7/2812003 12 12 Peninsula Pt 8/5/2003 12 2 10 Tr 15964 214 216 10th 8/6/2003 2 2 308 10th 8/8/2003 2 2 1 up/1 down 216 218 8th 8/19/2003 2 2 505 Crest 9/8/2003 1 1 220 8th 9/8/2003 1 1 1108 1110 Huntington 9/30/2003 2 2 16971 Bolero 10/3/2003 1 1 17021 Bolero 10/3/2003 1 1 1102 Huntington 10/3/2003 1 1 19635 Larchmont 10/3/2003 1 1 1104 1106 Huntington 10/6/2003 2 2 112 114 Nineteenth 10/15/2003 2 2 116 Nineteenth 10/15/2003 1 1 118 Nineteenth 10/15/2003 1 1 120 Nineteenth 10/15/2003 1 1 122 Nineteenth 10/15/2003 1 1 Waterfront Pro ect 10/23/2003 16 16 Tr 15549 308 Thirteenth 10/24/2003 1 1 310 Thirteenth 10/24/2003 1 1 701 703 Deleware 10/29/2003 2 2 115 117 Fifteenth 11/12/2003 2 2 1100 Main 11/25/2003 1 1 Waterfront Pro ect 11/25/2003 17 17 Tr 15549 1606 1610 PCH 12/1/2003 3 3 1113 1115 California 12/2/2003 2 2 1614 1616 PCH 12/12/2003 2 2 16831 Marinaba 12/30/2003 1 1 Total Units 301 47 86 2 166 Jan Dec 2004 613 615 Twelfth 1/9/2004 2 2 727 Lake 1/13/2004 1 1 3382 Gilbert 1/12/2004 1 1 422-424 Ninth 1/26/2004 2 2 314-316 Sixth 1/30/2004 2 2 501 &503 Pecan 1/3112004 2 2 1002&1004 California 2/6/2004 2 2 309 311 Second 2/10/2004 2 2 205 207 Lincoln 2/12/2004 2 2 209 211 Geneva 2/13/2004 2 2 Date Prepared 712007 Resodentoal Baooldon Per mots 1/19 a l2/2®®5 Waterfront Protect 2/17/2004 12 1 12 Tr 15549 502 Ninth 2/18/2004 1 1 404 22nd 2/23/2004 1 1 510 Eleventh 3/17/2004 1 1 Waterfront Protect 3/30/2004 24 24 Tr 15549 901 903 Huntington 4/13/2004 2 2 202 Alabama 4/16/2004 1 1 Waterfront Protect 4/20/2004 15 15 Tr 15549 Waterfront Protect 4/27/2004 17 17 Tr 15549 1604 PCH 5/11/2004 1 1 16331 Rhone 5/17/2004 1 1 Grann Unit 17001 Bolero 5/21/2004 1 1 512 10th 6/3/2004 1 1 306 308 Second 6/10/2004 2 2 2106 2108 PCH 6/11/2004 2 2 Waterfront Protect 6/11/2004 16 16 Tr 15549 PCL Bel Air Protect 6/15/2004 4 4 318 Ninth 6/15/2004 1 1 2120 PCH 6/16/2004 1 1 7645 Clay 6/22/2004 1 1 2011 Huntington 6/25/2004 1 1 PCL Bel Air Protect 6/28/2004 28 28 616 Eighth 7/7/2004 1 1 526 528 Sixteenth 7/15/2004 2 2 PCL Bel Air Protect 7/19/2004 1 1 1214 1216 Delaware 7/22/2004 2 2 Waterfront Protect 7/22/2004 12 12 Tr 15549 220 222 Thirteenth 7/28/2004 2 2 916 Acacia 7/27/2004 2 2 duplex 16492 Somerset 8/16/2004 1 1 1106 1108 England 8/17/2004 2 2 317 319 Second 8/17/2004 2 2 509 Seventh 8/18/2004 1 1 PCL Bel Air Protect 8/18/2004 23 23 119 Sixth Street 9/3/2004 1 1 Seacliff Palms Protect 9/2/2004 20 3 17 Tr 16497 514 Fifteenth 9/9/2004 1 1 516 Fifteenth 9/9/2004 1 1 626&628 Thirteenth 9/16/2004 2 2 1612 Pacific Coast Hwy 9/16/2004 1 1 209 Atlanta 10/1/2004 1 1 525&527 Fifteenth 1011/2004 2 2 613 615 18th 10/4/2004 2 2 714 716 Delaware 10/6/2004 2 2 17212 Sims 10/18/2004 1 1 625 627 Eighth Street 10/26/2004 2 2 528 Tenth 10/28/2004 1 1 526 Tenth Street 10/29/2004 1 1 217 Sixth Street 11/4/2004 1 1 17065 Edgewater 11/15/2004 1 1 418 420 Eight Street 11/17/2004 2 2 Seaside Terrace 12/1/2004 10 10 2 Bnd es Tr16438 116 118 Seventeeth 12/8/2004 2 2 519 Crest 12/9/2004 1 1 1214 1216 Huntington 12/9/2004 2 2 806 808 Geneva 12/9/2004 2 2 1118 1120 California 12/10/2004 2 2 116 118 Eleventh 12/20/2004 2 2 120 122 Eleventh 12/20/2004 2 2 Total Units 268 0 1 3 264 0 Jan Dec 2005 16602 Graham 1 2/3/2005 1 1 722 Thirteenth 1 2/7/20051 1 1 Date Prepared 7/2007 Resudentual Buddong Per As 1/1998 o 1 /2005 714 Alabama 2/11/2005 1 1 305 Sixteenth 2/22/2005 1 1 16581 Peale 2/23/2005 1 1 16572 Somerset 2/24/2005 1 1 PCL Bel Air Pro ect 2/25/2005 26 26 26 of 77 1020&1022 California 3/21/2005 2 2 204&206 Joliet 3/23/2005 2 2 613 Seventh 3/23/2005 1 1 409&411 Eighth 3/24/2025 2 2 Waterfront Condos 3/29/2005 18 18 T15549 18 132 6521 Trotter 4/11/2005 1 1 2324 2344 Delaware 4/19/2005 6 1 5 2 DUP +SFD 5071 Audrey 5/5/2005 1 1 Bel Air Pro ect 5/10/2005 20 20 20 of 51 301 &303 Sixteenth 5/12/2005 2 2 614&616 Twentv first 5/17/2005 2 2 616 Tenth 5/23/2005 1 1 314&316 Thirteenth 5/26/2005 2 2 202 Joliet 6/7/2005 1 1 19028 19058 Delaware 6/15/2005 8 1 7 Tr 16675 4 Du Waterfront Condos 6/17/2005 6 6 505&507 Sixteenth 6/22/2005 2 2 422 424 Eleventh 7/1/2005 2 2 111 113 Sixth 7/19/2005 2 2 16111 Santa Barbara 7/21/2005 1 1 1107 1109 Delaware 8/9/2005 2 2 205 207 Chicago 8/15/2005 2 2 526 528 15th 9/21/2005 2 2 323 13th 10/10/2005 1 1 17012 Baruna 10/19/2005 1 1 526 528 Seventh St 11/7/2005 2 2 522 524 Seventh St 11/14/2005 2 2 317 319 Seventh St 11/16/2005 2 2 2502 Delaware 11/18/2005 1 1 Habitat for Hum 211 213 Baltimore 12/2/2005 2 2 1119 Pine St 12/13/2005 1 1 622 624 16th St 12/15/2005 2 2 207 W Adams 12/19/2005 1 1 221 20th St 12/22/2005 1 1 305 20th St 12/22/2005 1 1 Total Units 137 1 1 1 134 �'��. � Ai�''�i �'� �' -..n l''�' t�s*`��...� a,.,� �a-.,.r, .z,,,c„'�'..0�. ��. -�"' :xa�, ,� i.'. �, '.s.,'�•r� ., x,�`�� r"�brb,.-3 "" All Years Total Units 2 930 126 115 460 2 229 0 'Percentage o RHNA Target 32 47% 45 10% 115 00% 229 32% Date Prepared 7/2007 Resudenftal Building Permits 1/1998-2005 Affordable Projects Protects for which Affordable Housing Obligations met off site Total Units Off Site Units Via a Non Profit TNR Goldenwest Various in 1998 4 1 Ham tons Various in 1999 15 2 Ellis/GW Tract Various in 1999 24 3 Meadowlark Pro ect Various in 2000 313 32 Sandover Tr 15734 4/7/2000 16 2 18951 18971 Pearl Island Ct 6/20/2001 9 1 Beach&Atlanta Tract JVanous in 2001 86 9 7671 7725 Timber 10/21/2002 20 2 Seaside Terrace 12/1/2004 10 1 Tr16438 497 53 Total Units Off-Site Units satisfied by the Redevelopment Agency Waterfront Pro ect 1 6/18/20031 184 184 Not all permits issued during 98 05 period Ocean Colony Pro ect JVanous in 1998 1 53 53 Not all permits issued during 98 05 period 237 237 Specific Protects Used in Very Low, Low and Moderate Income Categories oc�erate `Comments f.. �`-x 400 972 - 15951 Carrie 10/29/1998 1 1 Granny Unit 9152 Aloha 12/16/1998 1 1 Grannv Unit Cape Ann Tr 15531 1998 2000 146 146 Affordable Pro Promenade Various in 1998 80 80 Affordable Pro Pacific Landing Various in 1998 29 5 24 Gre stone Keys Various in 1998 75 12 63 1/2 of Pro ect in 97 2422 England 6/27/2000 1 1 Habitat for Hum 2419 Florida 6/27/2000 1 1 Habitat for Hum 2501 England 8/9/2000 1 1 Habitat for Hum 17201 Ash 9/19/2000 6 6 18831 18839 Huntin ton 6/4/2001 3 1 2 The Tides Various in 2001 77 12 53 Bowen Court 1/31/2002 20 20 Senior Pro ect The Fountains 4/11/2002 270 55 25 190 2101 2113 Alabama 4/15/2002 6 1 5 6 SFD Main Street 2/13/2003 29 26 3 Siena Ants 16791 16793 Roosevelt 4/8/2003 3 1 2 8102 Ellis 7/10/2003 107 47 59 1 SRO Peninsula Pt 8/5/2003 12 2 10 Tr 15964 16331 Rhone 5/17/2004 1 1 Granny Unit Seacliff Palms Pro ect 9/2/2004 20 3 17 Tr 16497 2324 2344 Delaware 4/19/2005 6 1 5 2 DUP+SFD 19028 19058 Delaware 6/15/20051 81 11 7 Tr 16675 4 Du 2502 Delaware 1 11/18/20 51 11 11 1 1 1 Habitat for Hum 904 126 115 459 192 esidentoaa BufldigR Permits 112 ® 10107 DATE PERMIT Income Level NAME/LOCATION ISSUED UNITS Very Low Moderat Above ri Low _ ' Moderate `s m Jan/Dec 2006 1210 Pecan 1/23/2006 1 1 4785 Los Patos 1/12/2006 1 1 209 Chicago 1/31/2006 1 1 211 Chicago 1/31/2006 1 1 602 Geneva 2/28/2006 1 1 604 Geneva 2/28/2006 1 1 16912 Marinaba 2/1/2006 1 1 1201 Delaware 2/9/2006 1 1 1203 Delaware 2/9/2006 1 1 420 11 th 3/9/2006 1 1 414 15th 3/21/2006 1 1 1120 Main 3/6/2006 1 1 41615th 3/21/2006 1 1 505 12th 3/15/2006 1 1 507 12th 3/15/2006 1 1 617 12th 3/7/2006 1 1 20161 Manna 3/29/2006 1 1 7836 Glencoe 4/27/2006 1 1 7834 Glencoe 4/27/2006 1 1 1040 13th 4/20/2006 1 1 313 8th 4/11/2006 1 1 216 Geneva 5/31/2006 1 1 218 Geneva 5/31/2006 1 1 16401 Ardsle 6/23/2006 1 1 1802 Pine 6/16/2006 1 1 1202 Huntington 6/30/2006 1 1 701 Huntin ton 6/27/2006 1 1 19252 Hardin 6/2/2006 1 1 703 California 6/27/2006 1 1 701 California 6/27/2006 1 1 609 7th 6/8/2006 1 1 615 7th 6/8/2006 1 1 727 Lake 7/25/2006 2 1 1 SFD w/Granny Flat 3582 Sa amore 7/21/2006 1 1 7832 Cypress 7/6/2006 1 1 519 Crest 8/21/2006 1 1 413 Delaware 8/14/2006 1 1 16602 Graham 8/7/2006 1 1 2120 Pacific Coast Hwy 8/8/2006 1 1 124 9th 8/9/2006 1 1 126 9th 8/9/2006 1 1 610 16th 9/11/2006 1 1 612 16th 9/11/2006 1 1 614 16th 9/18/2006 1 1 2202 Hess 911812006 1 1 Rec Room Convt d to Unit 720 Huntington 9/11/2006 1 1 117 6th 10/12/2006 1 1 427 Lake 10/4/2006 1 1 429 Lake 10/4/2006 1 1 19111 Alexa 10/6/2006 4 1 3 Tr16740 28units Tuscany Pro ect 19131 Alexa 10/6/2006 4 1 3 Tr 16740 19149 Alexa 10/6/2006 4 1 3 Tr 16740 19150 Alexa 10/6/2006 4 1 3 Tr 16740 7244 Lisamarie 10/6/2006 4 1 3 Tr 16740 7285 Lisamarie 10/6/2006 4 4 Tr 16740 7233 Richard 10/6/2006 4 4 Tr 16740 609 9th 10/20/2006 1 1 608 9th 10/2012006 1 1 225 11 th 10/4/2006 1 1 227 11 th 10/4120061 1 1 16722 Baruna 10/9/20061 1 1 Date Prepared 1012007 Resudentoal uold!ng Permots J/20 6 - 10107 718 Huntington 10/19/2006 1 1 123 7th 11/13/2006 1 1 125 7th 11/13/2006 1 1 127 7th 11/13/2006 1 1 7821 Talbert 11/27/2006 1 1 Convert SF to Duplex 16841 Roosevelt 12/13/2006 4 4 Ti-16682 2 AFF Off site at 7912 16849 Roosevelt 12/13/2006 3 3 Tr 16682 16859 Roosevelt 12/13/2006 3 3 Tr 16682 16861 Roosevelt 12/13/2006 3 3 Tr 16682 7224 Rosemarie 12/15/2006 2 1 1 TO 6846 19units The Villas 7254 Rosemarie 12/15/2007 4 1 3 Tr 16846 19070 Eric 12/15/2006 4 1 3 Tr 16846 19071 Max Ct 12/15/2006 4 1 3 Tr 16846 19073 Max Ct 12/15/2006 2 2 Tr 16846 19085 Max Ct 12/15/2006 3 3 Tr 16846 Total Jan Dec 2006 120 0 1 10 109 Jan Oct 2007 1110 Pacific Coast 1/12/2007 1 1 1112 Pacific Coast Hwy 1/12/2007 1 1 1815 Pine St 1/12/2007 1 1 406 15th 1/11/2007 1 1 408 15th 1/11/2007 1 1 501 16th 1/12/2007 1 1 503 16th 1/12/2007 1 1 507 Frankfort 1/8/2007 2 2 2 units added over garage 1119 Florida 2/13/2007 1 1 1117 Florida 2/13/2007 1 1 1112 Park 2/23/2007 1 1 212 9th 2/23/2007 1 1 214 9th 2/23/2007 1 1 720 Huntington 2/26/2007 1 1 227 11 th 3/13/2007 1 1 313 2nd St 3/22/2007 1 1 315 2nd St 3/22/2007 1 1 7901 Liberty 4/16/2007 1 1 7907 Liberty 4/16/2007 1 1 714 14th 4/13/2007 1 1 3952 Sirius 4/20/2007 1 1 1204 Huntington 5/16/2007 1 1 7751 Alhambra#101 5/2/2007 2 2 du lex 835 13th 5/2/2007 1 1 111 7th St 5/3/2007 1 1 113 7th St 5/3/2007 1 1 115 7th St 5/3/2007 1 1 17022 Baruna Ln 5/18/2007 1 1 313 2nd St 5/29/2007 1 1 315 2nd St 5/29/2007 1 1 5121 Dunbar 6/13/2007 4 4 affordable off site Bnd es 219 11 th 6/6/2007 1 1 214 5th 7/23/2007 2 1 2 Mixed use bld-q w/retail/office 711 13th 7/11/2007 1 1 122 9th 7/17/2007 1 1 4021 Diablo 7/19/2007 1 1 17022 Baruna Ln 7/30/2007 1 1 120 9th 8/8/2007 1 1 17002 Marinaba 8/21/2007 1 1 9571 Albacore 10/2/2007 1 1 Granny Unit 737 Main 1014/2007 1 1 10092 Cliff 10/4/2007 1 1 220 Lincoln 10/25/2007 1 1 222 Lincoln 10/25/2007 1 1 5121 Dunbar 10/25/2007 4 4 condo oroi/aff off site Bridges Total Jan Oct 2007 54 0 2 1 51 otal Units - 174 0 3 ill 160 Date Prepared 10/2007 o �e APPENDIX PUBLIC COMMENTS Public Meeting Notice Housing Element Notification List Manning Commission Study Session Agenda and Comments Ad Hoc Council Committee on Affordable Housing - Agenda, Comments, Sign- In City Council Study Session - Agenda and Meeting Minutes 0 PUBLIC NOTICE CITY OF HUNTINGTON BEACH DEPARTMENT OF PLANNING NOTICE OF PUBLIC MEETINGS FOR THE HOUSING ELEMENT UPDATE Notice of Public Meetings for the Housing Element Update The consulting firm of Karen Wainer Associates under contract to the City of Huntington Beach is in the process of preparing an update to the City s Housing Element of the General Plan Several meetings will take place to discuss relevant issues as they pertain to housing and the Housing Element The meetings will take place on the following dates and times Date Time mggebm Location Tuesday October 23 2007 515 p m Planning Commission Study Room 8 8 City Hail- Session Lower Level Tuesday October 30 2007 5 00 p m Ad Hoc Council Committee on Room B 8 City Hall- Affordable Housing Meeting Lower Level Monday November 5,2007 4 00 p m City Council Study Session Room B 8 City Hall- Lower Level Project Description The Housing Element is one of the seven State-mandated elements of the City s General Plan and must be updated pursuant to California Government Code Section 65588 for the 2008-2014 planning period The Housing Element identifies and assesses projected housing needs and provides an inventory of constraints and resources relevant to meeting these needs Components of the housing element include a housing needs assessment with population and household characteristics, identification of constraints to providing housing an inventory of available sites for the provision of housing for all economic segments of the community and a statement of goals policies and programs for meeting the City s housing needs After the above referenced meetings, a draft Housing Element will be sent to the State Department of Housing and Community Development (HCD) for review and comment The Housing Element will be scheduled for local public hearings in early 2008 For further information, please contact Jennifer Villasenor at 714-374-1661 or ivillasenor ansurfcity hb org Hontsunng Element Noltnfncatnon List President Kerry Smith HB Chamber of Commerce 500 Roger Kinoshita Harbinger Homes 19891 Beach Blvd, Suite 140 Ora N State College Blvd Suite 100 2728 17''Street Huntington Beach CA 92648 Orange,CA 92868 Huntington Beach,CA 92648 Dave Stefan;des Dick Harlow Michael C Adams Associates OC Association of Realtors 1742 Main Street PO Box 382 25552 LaPaz Road Huntington Beach CA 92648 Huntington Beach,CA 92648-0382 Laguna Hills CA 92653 BiJan Sassounian Dick and Kevin Kelter Jeff Bergsma 21190 Beach Blvd 18281 Gothard Street, Suite 203 Team Design/Construction Huntington Beach CA 92648 Huntington Beach, CA 92648 221 Main street, Suite S Huntington Beach,CA 92648 Duf Sfreddo Keith Dawson Gil Aousizerat 5622 Research Drive, Suite A 15581 Placid Circle 17912 Gothard Street Huntington Beach,CA 92649 Huntington Beach CA 92647 Huntington Beach CA 92647 President Hearthside Homes HB Tomorrow Ed Bonham Ed Mountford PO Box 865 5622 Research Drive Suite A 6 Executive Circle suite 250 Huntington Beach,CA 92648 Huntington Beach, CA 92649 Irvine,CA 92614 Julie Vandermost Michael Gagnet en BIA-OC Makar Properties LLC Joe Main Street 17744 Sky Park Circle, #170 PO Box 7080 Mam Hu B Irvine,CA 92614-4441 Newport Beach,CA 92660 Huntington Beach,CA 92648 Richard Spicer Bob Reed John&Kathy Zehnder SCAG 528 14''Street 614 20'h Street 818 West 7 , 12 Floor Huntington Beach, CA 92648 Huntmgton Beach,CA 92648 Los Angeles,CA 90017 Sarah Phan John Laing Homes Larry Brose 2500 Fairview St #P Celena Chen Robert Mayer Corp Santa Ana,CA 92704 3121 Michelson drive, Suite 200 660 Newport Center Drive, Suite 1050 Irvine, CA 92612-7672 Newport Beach,CA 92660 Shea Homes Dave But Due Nguyen,AIA Ron Metzler John Laing Homes 603 S Valencia Avenue 6401 Warner Avenue Apt 408 11770E Warner Avenue #216 Fountain Valley,CA 92708 Brea, CA 92823 Huntington Beach CA 92647 William D Holman Dave MacLeod Teryll Hopper PLC OC Association of Realtors Huntington 19 Corporate Plaza Drive unti Beach Blvd Suite 101 25552 LaPaz Road Newport Beach CA 92660-7912 gton Beach CA 92648 Laguna Hills,CA 92653 Housing Element Notificatnon List Vickie'Palley Shelly Amendola Linda Tang OC Housing Providers OC Housing Providers Kennedy Commission 25241 Pasco de Alicia, Suite 120 25241 Pasco de Alicia Suite 120 17701 Cowan Avenue Suite 200 Laguna Hills CA 92653 Laguna Hills CA 92653 Irvine CA 92614 E T I Corral 100 Mary Lou Beckman Planning Director Mary Bell Ocean View Elementary School District City of Westminster 20292 Eastwood Circle 17200 Pmehurst Lane 8200 Westminster Blvd Huntington Beach CA 92646 Huntington Beach CA 92647 Westminster,CA 92683 Planning Director Planning Director Marc Ecker City of Seal Beach City of Fountain Valley Fountain Valley Elementary School 211 Eighth Street 10200 Slater Avenue District Seal Beach,CA 90740 Fountain Valley,CA 92708 17210 Oak Street Fountain Valley CA 92708 Jeffrey M Oderman Planning Director Dr Gary Rutherford, Super Rutan&Tucker LLP City of Newport Beach HB City Elementary School District 611 Anton Blvd 14''Floor PO Box 1768 20451 Craimer Lane Costa Mesa,CA 92626-1950 Newport Beach, CA 92663-8915 Huntington Beach,CA 92648 David Perry Goldenwest College Cindy Carcamo HB City Elementary School District Attn Fred Owens O C Register 20451 Crauner Lane 15744 Goldenwest Street 17777 Newhope Street Huntington Beach,CA 92648 Huntington Beach,CA 92647 Fountain Valley, CA 92708 Stephen Ritter Habitat For Humanity of O C Jamboree Housing Corp HB Union High School District 2200 S Ritchey Street 17701 Cowan Avenue, Suite 200 10251 Yorktown Avenue Santa Ana CA 92705 Irvine,CA 92614 Huntington Beach, CA 92646 Orange County Community Housmg Shelter for the Homeless O C Orange Housing Development Corp Corp �, 15161 Jackson Street 414 E Chapman Avenue 1833 E 17 Street Suite 207 Midway City CA 92655 Orange CA 92866 Santa Ana, CA 92705 HUNTINGTON BEACH PLANNING COMMISSION TUESDAY,OCTOBER 23,2007 HUNTINGTON BEACH CIVIC CENTER ® 2000 MAIN STREET,HUNTINGTON BEACH,CALIFORNIA 92648 5 15 P M -ROOM B-8 (CITY HALL LOWER LEVEL) CALL PLANNING COMMISSION MEETING TO ORDER ROLL CALL Shier-Burnett Speaker, LivengTood, Scandura Shave, Dwyer, Farley AGENDA APPROVAL A PROJECT REVIEW(FUTURE AGENDA ITEMS) A-1 ZONING TEXT AMENDMENT NO 07-001 (AMENDING CHAPTER 244 DESIGN REVIEW)—Rosemary Medel A-2 GENERAL PLAN AMENDMENT NO 07-002 (HOUSING ELEMENT UPDATE)— Jennifer Villasenor B STUDY SESSION ITEMS B-1 Code Enforcement Activity Report—Bill Zylla B-2 Planning Commission Goals 2007 C PLANNING COMMISSION COMMITTEE REPORTS D PUBLIC COMMENTS—Regarding Project Review and Study Session portions of Meeting Anyone wishing to speak on Project Review or Study Session items during PUBLIC COMMENTS may do so by filling out a Request To Speak form and giving it to the Secretary (4 MINUTES PER PERSON NO DONATING OF TIME TO OTHERS E PLANNING COMMISSION COMMENTS ADJOURNMENT Adjourn to the next regularly scheduled meeting of November 13,2007 7 00 P M —COUNCIL CHAMBERS CANCELLED NO PUBLIC HEARING HUNNTINGTON BEACH PLANNING COMMISSION STUDY SESSION ON 2008-20I4 HOUSING ELEMENT UPDATE October 23,2007 Overview of Comments Planning Commissioner Comments Commissioner Dwyer Asked for clarification as to if we are asking for a greater percentage of affordable units from developers to meet City's affordable housing need Commissioner Farley Stated that City should try to be aggressive in meeting the very- low and low income RHNA numbers and aggressively meet the goals that are in the housing element Declining number of families in Huntington Beach highlight the need for affordable housing Commissioner Straw Asked how Huntington Beach compared with other ®range County cities in terms of meeting RHNA numbers for the previous planning period, Would like to see a program that includes rehabilitation of units in deteriorating areas and turning them into affordable units Commissioner I,rvengood Wanted to know the number of mobile home parks in the detenorated/detenorating areas, The age of existing single-family housing stock is an important factor in housmg rehabilitation needs, Rapidly changing housing market necessitates update of Figure 5 (Housing sales prices) to 2007, Questioned if cost of mobile home park space rents is figured into housing costs in the Needs Assessment Commissioner Speaker Wanted to know if RHNA and mclusionary housing requirements for City must be met solely within the City of Huntington Beach—can it be met in other cities, areas outside of city limits? Commissioner- Scarndura Does the Housing Element address child care, senior day care services, hospice, etc? Where in general plan are these uses covered?, The Housing Element needs to address conditions in which multiple families are living in one unit (overcrowding), Important to preserve existing assisted rental housing at-risk of conversion, as well as existing mobile home parks, Wanted to know if vacancy rates have anything to do with driving the provision of housing, Estimate of homeless in the community drives the need for emergency shelters Public Comments Dick Harlow (Ad Hoc Committee on Affordable Housing) The community should be allowed adequate time to respond to the Draft Housing Element, Federal/State money should contribute to meeting the community s lower income housing needs — private developers should focus on addressing moderate income needs, Planning Commission and City Council should think carefully about how City/Agency money for housing is spent (cited high City subsidy for Habitat for Humanity project), Provision of rental housing is a more cost effective way of providing affordability, and should be prioritized over ownership housing Mike Adams (Ad Hoe Commuttee on Affordable Housing) Feels a disproportionate burden is placed on residential developers to address the City's affordable housing need— City should also look to commercial development and employers to contribute, Cost of land is not the only constraint to providing housing — city should look at development standards and making them easier to provide housing, Mixed use should not be limited to Beach/Edinger —need to have a citywide mixed use ordinance — opportunities for mixed use exist on other arterials such as Warner, Adams,and Brookhurst AGENDA Ad Hoc Council Committee on Affordable housing 2008-2014 Housing Element Update A No 7-002) October 30, 2007 S 00 pm Huntington Beach City Hall, Room BS 2000 Main Street Huntington Beach, CA I Welcome and Introductions II Housing Element Overview A Powerpoint Presentation on draft Housing Element B Section IV (Housing Resources) 1 Residential Sites Inventory 2 Realistic Unit Potential C Section V (Housing Plan) 1 Housing Programs III Discussion Topics A Mobile Home Park Preservation B Residential Condo Conversions C Beach/Edinger Corridor Specific Plan D SB 2 —Emergency Shelters E Preservation of At Risk Housing IV Question/Comment Session HUNTINGTON BEACH AFFORDABLE HOUSING AD HOC COMMITTEE MEETING ON 2008-20141 HOUSING ELEMENT UPDATE October 30, 2007 Overview of Comments Ad Hoc Committee Comments Under City's proposed Workforce Housing program, what is the definition of workforce housmg9 (Staff response - Economic Development working on definition, likely 120- 150% MFI) Interested in counting preservation of mobile home parks towards regional housing needs Important issue in Huntington Beach, provides a viable housing alternative and should be credited towards Housing Element goals Is it possible to create strict affordable housing requirements for converted mobile home parks so that if they are recycled with new housing projects, City can ensure loss of affordable housing is sufficiently replaced Can we take advantage of people with market rate rental units to convert to affordable condos Can provide lower cost homeownership alternative, as well as upgrading housing stock Is the City going to consider requiring a mimmum rental vacancy factor before permitting condo conversions` The City needs rental stock to maintain a balance of housing choices The new inclusionary housing in-lieu fee for 3-9 unit projects should be structured to assist as many people as possible, which can more effectively be achieved through rental than ownership housing Provision of higher density and mixed use housing along Beach/Edinger is a realistic approach—it is the only way to provide for growth in a built out City Need to go vertical, or risk intensifying neighborhoods, losing mobile home parks City should pursue a program to explore converting older shopping centers to mixed use developments,and should adopt a citywide mixed use ordinance to facilitate What is the cost to the Agency to preserve Huntington Villa Yorba9 Can 2nd dwelling units count toward RHNA? Any single-family property should be able to have a second unit—should not just be limited to 6,000 s f properties We need to look at worker housing in commercial and industrial zones and within existing developments Identification of appropriate zones for emergency shelters(SB 2)needs to ensure access to transit and commercial services, and distancing from residential neighborhoods Public Comment Roseann Andrus(Local Rnvestment in Child Care Project) Over 10,000 children in Huntington Beach with lower income, working parents Not only need for affordable housing for these families, but also child care facilities Encourages the City to adopt child care policy in the Housing Element 2008-2014 Housong Mement Update Affordable Housing d Hoc Committee Meeting Wgn4n Sheet (Please print legibly) If you did NOT receive a notice ®id you receive In the mail, a notice for this would you like Name Affiliation (if any) Meiling Address meeting9 to be added to (Y/N) the project mailing list* (Y/N) ll _roact CrAa Oa e "tq"A O CA C1 2 `6 6 c g-Nv M i S f 0 #1:a()o .Dv1NE ILI! Z_ YLO—S r 4 NSF s t � If you did NOT receive a notice ®id you receive In the mail, a notice for this would you like Name Affiliation (If any) Mailing Address meeting to be added to (V/N) the project mailing list' SOL, � �� MEETING ASSISTANCE NOTICE-AMERICANS WITH DISABILITIES ACT In accordance with the Americans with Disabilities Act the following services are available to members of our community who require special assistance to participate in City Council and Redevelopment Agency meetings If you require special assistance 72-hour prior notification will enable the city to make reasonable arrangements For American Sign Language interpreters a reader during the meeting and/or large print agendas please call Office of the City Clerk (714) 636-5227 To make arrangements for an assisted listening system (ALD) for the hearing impaired please contact the Sergeant at Arms at the meeting or the City Clerk (714)536-6227 AGENDA CITY COUNCIL/REDEVELOPMENT AGENCY CITY OF HUNTINGTON BEACH MONDAY NOVEMBER S, 2007 4 30 P M - Room B-8 6 00 P M -Council Chambers Civic Center 2000 Main Street Huntington Beach California 92648 4 00 P M -Room B-8 The City Cleric will recess the 4 00 P M portion of the iWeeting to 4 30 P M due to an anticipated lack of quorum Council will reconvene in the Council Chambers at that time Call City Council/Redevelopment Agency Meeting to Order Roll Call Bohr Carchio Cook Coerper Green Hansen Hardy Pursuant to the Brown(Open Meetings)Act the City Clerk Announces Late Communications Received by Her Office Which Pertain to Items on the Study Session and Closed Session Portion of the Agenda ('I)The Brown (Open Meetings)Act requires that copies of late communications submitted by City Councdmembers or City Departments are to be made available to the public at the City Council meeting (2) Late communications submitted by members of the public are to be made available to the public at the City Clerk's Office the morning after the Council meeting (Late Communications are communications regarding agenda items that have been received by the City Clerk s Office following distribution of the agenda packet) Public Comments Regarding 4 00 P M Portion of Council Meeting for Study Session and Closed Session Agenda Items (City Council/Redevelopment Agency) Study Session on the City of Huntington Beach Housing Element Update — The Housing Element is a Citywide plan for housing, including the provision of affordable housing in the City of Huntington Beach It is one of the seven State mandated elements of the General Plan and was last updated in 2000 Pursuant to California (2) November 5, 2007-Council/Agency Agenda -Page 2 Government Code Section 65588 the Housing Element must be updated for the 2008-2014 planning period NOTICE IS HEREBY GIVEN that on Monday November 5 2007 at 4 00 PM in Room B-8 City Hall—Lower Level 2000 Main Street Huntington Beach the City Council will hold a Study Session on General Plan Amendment No 07-002, Housing Element Update The Housing Element is one of the seven State-mandated elements of the City s General Plan and must be updated pursuant to California Government Code Section 65588 for the 2008-2014 planning period The Housing Element identifies and assesses projected housing needs and provides an inventory of constraints and resources relevant to meeting these needs Components of the housing element include a housing needs assessment with population and household characteristics identification of constraints to providing housing an inventory of available sites for the provision of housing for all economic segments of the community and a statement of goals policies and programs for meeting the City s housing needs All interested persons are invited to attend said meeting The City Council will not take action on the Housing Element Update at this meeting A separate public hearing will be scheduled for City Council action subsequent to review of the document by the California State Department of Housing and Community Development Questions or comments on the Housing Element Update may be directed to Jennifer Villasenor Associate Planner City of Huntington Beach Planning Department 2000 Main Street Huntington Beach CA 92648 Minutes Council/RDA Meeting City Council/Redevelopment Agency City of Huntington Beach Monday November 5 2007 4 00 P M -Room B-8 6 00 P M -Council Chambers Civic Center 2000 Main Street Huntington Beach California 92648 An audio recording of the 4 00 p m portion of this meeting and a video recording of the 6 00 p m portion of this imeeting are on fete in the Office of the City Clerk:and are archived at www surfcity-hb org The 4 00 p m portion of the meeting was recessed by Deputy City Clerk Kelly Mandic to 4 30 p m in Room B-8 due to a lack of quorum Call to Order—4 30 p m City Council/Redevelopment Agency Meeting (Roll Call Present Bohr Carchio Cook Coerper Green Hansen and Hardy Absent None Counciimember Hansen arrived at 4 36 p m City Clerk.loan Flynn Announced a Late Communication Pertaining to the Study Session Portion of the Meeting Communication submitted by the Planning Department dated November 5 2007 and titled Huntington Beach 2008-2014 Housing Element prepared by Karen Warner and Associates Communication submitted by Stanley Smalewitz Economic Development Director dated November 5 2007 titled Workforce Housing a memorandum to the City Council Public Comments Roseann Andreas, representative of Local Investment in Child Care (LINCC) Project a countywide initiative to promote childcare as an essential community infrastructure that supports local economic development She asked Council to consider as part of the critical needs of the Housing Element the expansion of more affordable housing to serve children of low-income families She reported that the City of Huntington Beach has 10 158 children that have working low-income parents with annual income below$39 000/year Her current LINCC Housing project is working on a strategy with community partners to integrate workforce housing affordable housing and childcare facilities She welcomed the chance to work with the City to develop strategies to increase incentives and thanked Council for their past involvement November 5 2007—CounaUAgency Minutes—Page 2 of 28 Beverly Schuberth, representative of The Kennedy Commission a coalition of members and individuals as advocates for low-income housing targeting individuals who make$10/hour or less She commended staff on the draft Housing Element and reported attending the Affordable Housing Task Force meeting She indicated The Kennedy Commission s enthusiasm to work with the City to serve that population and thanked Council for their involvement (City CouncaURedevelopment Agency) Study Session Helot—City of Huntington Beach Housings Element Update City Administrator Penelope Culbreth-Graft called on Mary Beth Broeren Principal Planner to provide a brief overview of Housing Element Update activity to date She introduced Karen Warner of Karen Wainer and Associates who gave a PowerPoint presentation that included the following information Presentation Overview What is the Housing Element 2000-2006 Housing Accomplishments 1998-2006 Regional Housing Deeds Assessment(RHNA) Progress Benefits of Housing and Community Development(HCD) Compliance Demographic Trends Income Trends Housing Costs Housing Conditions At-Risk Rental Housing RHNA Sites Availability RHNA and Sites Availability 2008-2014 Housing Element Programs and Additional Issues for Discussions (raised by Planning Commission and Ad-Hoc Committee) Planner Broeren discussed options available for consideration and statistics for submittal to the State of California She also discussed the number of units identified in the Beach/Edinger Specific Plan for low and very-low-income families Councilmember Green asked d staff has looked at the childcare component Planner Broeren identified childcare facilities in the different zones land use issues and program studies initiated by the Community Services Department Councilmember Green asked what the income limits are for 1- and 2-person households and Consultant Warner said she would get back to her with that information Councilmember Green asked for clarification on the Golden West College student housing of 175 units Stanley Smalewitz Economic Development Director replied that the units are shared units that will house 300 students Councilmember Carchio voiced concerns regarding the demographic trend number pertaining to our senior citizens Kathe Head Principal Keyser Marston Associates consultant replied that the City is bound by proportionality, reflective in the low-and very-low income households citywide Councilmember Carchio indicated that he believes the number of senior households is growing and his emphasis would focus on the 40% reported that live alone and 1/3 reported as disabled Consultant Head indicated that the city is bound by the 2000 census until 2014 Councilmember Bohr referred to the Beach/Edinger Corridor Specific Plan affordable housing component Planner Broeren responded that the developer's 10% requirement is to be provided onsite unless alternate options are considered Director Smalewitz stated that development standards would dictate density of the projects Councilmember Bohr confirmed that Bella Terra has a 15% requirement Councilmember Hansen explained the focus of discussions during the ad hoc committee meeting and perceived direction related to mixed-use housing Planner Broeren indicated that at the end of the Specific Plan process the City would have an opportunity to re-adjust or change the number of housing units at that time Councilmember Green asked about the status of the mobilehome park preservation component and Planner Broeren replied that existing or new mobilehomes do not count towards RHNA compliance Councilmember Hardy discussed ways the ad-hoc committee can lobby more credits for built-out communities Consultant Warner indicated credits are given for mobrlehomes as preserved but not counted for RHNA credit Counc4imember Green questioned the exclusion of childcare within the Housing Element Planner Broeren clarified that childcare is included within other elements in the General Plan She also addressed SB 2 (Cediflo)—Emergency Shelters explaining that jurisdictions must allow shelters in their City without any discretionary action and therefore must provide identification within the Housing Element Councilmember Hardy asked if the Ripcurl proposal should include numbers allowed or proposed and Planner Broeren responded that the City could put in a minimum requirement and qualify that these units are in process Mayor Pro Tem Cook asked if past deficiencies will carry over with penalties Planner Broeren replied 'no' explaining that each housing element period starts fresh without prior credit or penalty Mayor Pro Tem Cook asked why the City overbuilt in the moderate and above-income categories Planner Broeren discussed private market housing and selling prices determined by developers and it was noted that moderate-income accounted for Cape Ann Promenade and subsequent neighborhoods built at that time Mayor Coerper inquired as to the State's mandate of emergency shelters clarifying the need to build a shelter in the community It was noted that appropriate zone(s) have to be identified for that use He also referred to surplus school sites and the 63 units indicated at Lamb School and discussed the Ripcurl project s application for 440 units He thanked staff for an outstanding report Mayor Coerper asked Planner Broeren if action was needed from Council this evening and Planner Broeren responded in the negative thanked Council for its guidance and confnned that Beach/Edinger numbers will remain as reported