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11/1/2022 1:50:39 PM
3/5/2020 5:36:22 PM
\CC City Clerk\440 Planning\440.50 General Plan Amendments\2020\Adopt Resolution Nos. 2020-06 and 2020-07 Approving General
City Clerk - Records
Category ID
440.50
Category Description
General Plan Amendments
Description
Adopt Resolution Nos. 2020-06 and 2020-07 Approving General Plan Amendment (CP) No. 19-003 (Housing Element Amendment) and Zoning Text Amendment (ZTA) No. 19-006 (Beach and Edinger Corridors Specific Plan Amendment) and Approve the 2019 Housing Element Progress Report - 2/3/20
System ID
5394095
Status
Active
File Number
20-1357
HomeMy WebLinkAboutAdopt Resolution Nos. 2020-06 and 2020-07 Approving General (HAXDV, so7 PEVQCity of Huntington Beach °) File #: 20-1357 MEETING DATE: 2/3/2020 REQUEST FOR CITY COUNCIL ACTION SUBMITTED TO: Honorable Mayor and City Council Members SUBMITTED BY: Oliver Chi, City Manager PREPARED BY: Ursula Luna-Reynosa, Director of Community Development Subject: Adopt Resolution Nos. 2020-06 and 2020-07 approving General Plan Amendment (GPA) No. 19 -003 (Housing Element amendment) and Zoning Text Amendment (ZTA) No. 19-006 (Beach and Edinger Corridors Specific Plan amendment) and approve the 2019 Housing Element Progress Report Statement of Issue: Transmitted for your consideration is General Plan Amendment No. 19-003, which amends the 2013- 2021 General Plan Housing Element in order to obtain certification from the California Department of Housing and Community Development (HCD) and become eligible to receive state SB 2 funding for homelessness response programs and Zoning Text Amendment No. 19-006, an amendment to the Beach and Edinger Corridors Specific Plan (BECSP) establishing an Affordable Housing Overlay in accordance with program actions proposed in the Housing Element amendment. On January 14, 2020, the Planning Commission held a public hearing on the amendments and recommended approval to the City Council. This request also includes consideration of the Housing Element Progress Report for the 2019 calendar year, which is also an eligibility requirement for SB 2 funding. Financial Impact: If the request is approved, the City would become eligible for SB 2 funding to use toward the City's efforts to address homelessness in addition to other state funding programs that require a certified Housing Element as eligibility or scoring criteria. The City has previously been awarded funding for park projects based on this criteria. Recommended Action: PLANNING COMMISSION AND STAFF RECOMMENDATION: A) Approve General Plan Amendment No. 19-003 and adopt Resolution No. 2020-06 (Attachment No. 1), "A Resolution of the City Council of the City of Huntington Beach Approving General Plan Amendment No. 19-003 (Housing Element Amendment)," and finding that it is covered under Negative Declaration No. 12-007, which was adopted by the City on August 27, 2013; and City of Huntington Beach Page 1 of 6 Printed on 1/29/2020 File #: 20-1357 MEETING DATE: 2/3/2020 B) Approve Zoning Text Amendment No. 19-006 with findings (Attachment No. 2) and adopt Resolution No. 2020-07, "A Resolution of the City Council of the City of Huntington Beach Approving an Amendment to the Beach and Edinger Corridors Specific Plan (SP 14) (Zoning Text Amendment No. 19-006)." (Attachment No. 3); and, C) Approve the 2019 Housing Element Progress Report and forward to the California Department of Housing and Community Development and Governor's Office of Planning and Research. Alternative Action(s): A) Deny General Plan Amendment No. 19-003 and Zoning Text Amendment No. 19-006. B) Continue General Plan Amendment No. 19-003 and Zoning Text Amendment No. 19-006. Analysis: A. PROJECT PROPOSAL: General Plan Amendment (GPA No. 19-003) is a request to amend the City Council adopted 2013-2021 General Plan Housing Element and pursue certification from the California Department of Housing and Community Development (HCD) in order to be eligible to receive state funding for homelessness response programs. The Housing Element is one of the seven State-mandated elements of the City's General Plan and was last updated in 2013 for the 2013- 2021 planning period pursuant to California Government Code Section 65588. The housing element must identify how the City will meet its share of the regional housing need for all economic segments of the community, commonly referred to as RHNA. The Housing Element Amendment includes an Adequate Sites Program and identifies program actions to ensure that the City will continue to meet its lower income RHNA targets for the remainder of the planning period. Zoning Text Amendment (ZTA No. 19-006) is a request to amend the Beach and Edinger Corridors Specific Plan (BECSP) to establish an Affordable Housing Overlay in accordance with the program actions proposed in the Housing Element amendment. No development or construction is proposed in conjunction with the BECSP amendment. ZTA No. 19-006 is proposed for consideration concurrently with the Housing Element amendment as a requirement of certification from HCD. Essentially, HCD is requiring program implementation (i.e. - the BECSP amendment) concurrently with the Housing Element amendment due to the compressed timeline of the remainder of the planning period. Housing Element Progress Report represents a state-mandated report on the progress of the Housing Element. Section 65400 of the California Government Code establishes a requirement for each jurisdiction to prepare an annual report on the status of the housing element and the progress in its implementation and submit to the Department of Housing and Community Development (HCD) and the Governor's Office of Planning and Research (OPR). Until January 1, 2018, charter cities were exempt from preparing and submitting an annual progress report, although the City would submit the report in order to be eligible for state funding programs such as housing related park funds. Staff has prepared the report utilizing the forms adopted by HCD City of Huntington Beach Page 2 of 6 Printed on 1/29/2020 powere2y Legistarl" File #: 20-1357 MEETING DATE: 2/3/2020 in accordance with the California Code of Regulations. A copy of the report is provided as Attachment No. 7. B. BACKGROUND: The General Plan Housing Element was certified by HCD upon adoption by the City Council in October 2013. In May 2015, the City Council adopted an amendment to the BECSP, which, among other items, lowered the residential development cap from 4,500 units to 2,100 units and placed a conditional use permit (CUP) requirement on all residential development within the specific plan area. Prior to the BECSP amendment, sites within the BECSP provided for the majority of the City's 533 unit lower income RHNA target. When the BECSP amendment became effective, the City no longer had enough sites to meet its lower income RHNA target. Consequently, HCD rescinded the City's Housing Element certification. The Housing Element has been decertified since that time. In 2017, SB 2, called the Building Homes and Jobs Act, was signed into law and established funding sources that may be used toward programs to address homelessness. The City Council has expressed interest in obtaining state SB2 funds for the purpose of using the money toward the City's homelessness response programs. One of the eligibility criteria for SB2 funds is to have a state Department of Housing and Community Development (HCD) certified Housing Element. The application period for the next round of SB2 funding is anticipated to begin in April 2020. On November 4, 2019, the City Council directed staff to prepare amendments to the Housing Element and BECSP and pursue HCD certification to become eligible for SB2 funding. As a result of the City Council direction, staff prepared an amendment to the Housing Element based on early informal consultation with HCD and formally submitted a draft Housing Element to HCD for a 60-day review on November 14, 2019. On January 10, 2020, HCD provided a written response determining that the draft Housing Element amendment meets all statutory requirements, and if adopted in conjunction with the proposed BECSP amendment, would be certified by HCD. A copy of the HCD letter is provided as Attachment No. 4. A 30-day public review and comment period on the draft Housing Element amendment was also held from November 14, 2019 through December 13, 2019 in addition to a stakeholder meeting on December 5, 2019 and a Planning Commission study session on December 10, 2019. A copy of all comments received during the public review period is provided in Attachment No. 10. C. PLANNING COMMISSION MEETING AND RECOMMENDATION: On January 14, 2020, the Planning Commission held a public hearing on GPA No. 19-003 and ZTA No. 19-006. There were six speakers at the public hearing. All of the speakers represented the organization Homeless United and spoke in support of the proposed amendments. After some questions and discussion the Planning Commission took action to approve GPA No. 19- 003 and ZTA No. 19-006 (Attachment No. 8). Planning Commission Action on January 14, 2020: The motion was made by Scandura, seconded by Mandic, to recommend to the City Council approval of GPA No. 19-003 and ZTA No. 19-006 with a modification to remove the state-owned site (Site #7) based on HCD's review carried by the following vote: City of Huntington Beach Page 3 of 6 Printed on 1/29/2020 powere287y LegistarT" File #: 20-1357 MEETING DATE: 2/3/2020 AYES: Scandura, Mandic, Grant, Kalmick, Perkins, Ray NOES: Garcia ABSTAIN: None ABSENT: None It should be noted that the Planning Commission is not required to review the Housing Element Progress Report. D. STAFF ANALYSIS: Below is a summary of the statutory requirements and amendments to the Housing Element and Beach and Edinger Corridors Specific Plan (BECSP). For a more detailed description and comprehensive analysis of the proposed amendments covering housing element law, the proposed changes to the Housing Element and the BECSP, and General Plan consistency refer to the January 14, 2020, Planning Commission public hearing staff report in Attachment No. 9. Housing Element Amendment The City currently has a shortfall of sites to accommodate the remaining lower income regional housing needs allocation (RHNA) target of 413 units. According to state housing element law, when a local government's site capacity does not demonstrate that the supply of suitable, available, and appropriately zoned sites are sufficient to accommodate the RHNA by income level, the Housing Element must include a program that provides sufficient sites within the planning period. More specifically, an "adequate sites" program must commit a jurisdiction to the following: • Rezoning sites to accommodate 100 percent of the lower income RHNA shortfall during the planning period; • The zoning ordinance must allow owner-occupied and rental residential uses "by right" on the rezoned sites (a Conditional Use Permit (CUP) cannot be required); • Sites must be large enough to accommodate a minimum of 16 units; • The density must allow a minimum of 30 units per acre; and • At least 50 percent of the rezoned sites must allow for exclusively residential uses. In order to address the City's lower income unit RHNA shortfall, an adequate sites program is proposed in the Housing Element amendment within the parameters of state law consisting of the following: • Establish an "Affordable Housing Overlay" within the BECSP to be applied to the six sites with sufficient capacity to accommodate the RHNA shortfall. • Allow for residential development within the Overlay to accommodate the remaining lower income RHNA shortfall throughout the entire planning period. • Replace the Conditional Use Permit (CUP) requirement with a "by-right" administrative Site Plan Review process on sites designated with the Overlay that propose at least 20% lower income units (encompassing extremely low, very low, and low income units) on site (no in lieu fees allowed). • Replace the amended BECSP parking requirement with requirements in line with the citywide City of Huntington Beach Page 4 of 6 Printed on 1/29/2020 powere284,LegistarTM File #: 20-1357 MEETING DATE: 2/3/2020 multi-family parking standard for sites within the Overlay. • Provide for exclusively residential uses on sites in the Overlay (no commercial component required). BECSP Amendment-Affordable Housinq Overlay ZTA No. 19-006 would amend Book II - Development Code of the BECSP to establish an Affordable Housing Overlay and provide for the development of the City's remaining lower income RHNA target. No development project is proposed in conjunction with the BECSP amendment. ZTA No. 19-006 would keep most of the 2015 BECSP amendments in effect such as amendments to provide more flexibility for auto dealers and commercial uses, increased setbacks along the street, and requirements for upper-story setbacks for residential development projects. Within the proposed Affordable Housing Overlay, which represents approximately nine of the 459 BECSP acres, residential development would not be subject to the existing 2,100 unit development cap until all of the remaining lower income RHNA units have been developed. In addition, for projects proposing a minimum of 20% low income units on site, no CUP shall be required and the development would be subject to the Huntington Beach Zoning and Subdivision Ordinance (HBZSO) multi-family residential parking requirements rather than the coastal zone parking requirements that are currently in place. Additionally, no commercial square footage would be required in conjunction with residential units within the proposed Affordable Housing Overlay. A legislative draft of the proposed Affordable Housing Overlay provisions is provided in Attachment No. 6. Addressing housing element requirements through the proposed BECSP amendment would ensure that the remaining lower income RHNA can be accommodated in areas already designated and zoned for residential uses at the minimum "default" density consistent with the existing General Plan Land Use Map. As such, no changes to the existing land use designations or allowed densities of property within the City are necessary to accommodate the remaining lower income RHNA and obtain HCD certification. E. SUMMARY: The proposed Housing Element amendment meets the requirements of Housing Element law as determined by HCD. If the City does not adopt the proposed Housing Element and BECSP amendments, the City would remain out of compliance with HCD. Staff and the Planning Commission recommend approval of GPA No. 19-003 (Housing Element amendment), ZTA No. 19-006 (BECSP amendment), and the Housing Element Progress Report for the following reasons: • GPA No. 19-003 is consistent with State Housing Element law; • GPA No. 19-003 and ZTA No. 19-006 are consistent with City Council direction to pursue HCD certification and obtain eligibility for state SB 2 funding to support the City's homelessness response efforts; • GPA No. 19-003 and ZTA No. 19-006 would ensure that the City will continue to meet its RHNA targets for the remainder of the planning period; • GPA No. 19-003 would ensure that the Housing Element will continue to be internally consistent with other elements of the General Plan; City of Huntington Beach Page 5 of 6 Printed on 1/29/2020 powered LegistarTM File #: 20-1357 MEETING DATE: 2/3/2020 • ZTA No. 19-006 will implement the Housing Element Adequate Sites Program and is consistent with the goals and policies of the Housing Element; and • The Housing Element Progress Report has been prepared in accordance with state law and will enable the City to be eligible for state SB 2 funding. Environmental Status: General Plan Amendment No. 19-003 (Housing Element amendment) is covered under Negative Declaration No. 12-007, which was adopted by the City on August 27, 2013, and is on file at the Community Development Department. Zoning Text Amendment No. 19-006 (BECSP Amendment) is within the scope of the BECSP Program Environmental Impact Report (EIR No. 08-008) certified by the Planning Commission on December 8, 2009. In accordance with CEQA Guidelines Sections 15162 and 15163, no subsequent EIR or supplement to the EIR need be prepared for this zoning text amendment and no further environmental review or documentation is required. The Housing Element Progress Report is exempt under Section 15061(b)(3) of the CEQA guidelines, which exempts activities where it can be seen with certainty that there is no possibility that the activity may have a significant effect on the environment. Strategic Plan Goal: Strengthen long-term financial and economic sustainability Attachment(s): 1. City Council Resolution No. 2020-06 - General Plan Amendment No. 19-003 (Housing Element Amendment) 2. Suggested Findings for Approval - Zoning Text Amendment No. 19-006 (BECSP Amendment) 3. City Council Resolution No. 2020-07 - Zoning Text Amendment No. 19-006 (BECSP Amendment) 4. HCD Compliance Letter, dated January 10, 2020 5. Draft Housing Element Amendment - Legislative Draft 6. Draft Beach and Edinger Corridors Specific Plan Amendment - Legislative Draft 7. 2019 Housing Element Progress Report 8. Planning Commission Notice of Action, dated January 15, 2020 9. Planning Commission Public Hearing staff report 10.Public comments received on the draft Housing Element Amendment 11.November 4, 2019 City Council meeting minutes excerpt City of Huntington Beach Page 6 of 6 Printed on 1/29/2020 powere2Qq LegistarTM ATTACHMENT # 1 EXHIBIT A RESOLUTION NO. 2020-06 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH APPROVING GENERAL PLAN AMENDMENT NO. 19-003 (HOUSING ELEMENT AMENDMENT) WHEREAS, General Plan Amendment No. 19-003 proposes to amend the Housing Element to ensure that the Housing Element will be certified by the California Department of Housing and Community Development so that the City can become eligible to receive state SB 2 funds for homelessness response programs. On December 10 2019 study session was held with the Planning Commission for consideration of amendments to the Housing Element; and A 30-day public review and comment period was held on the draft amendment to the Housing Element and a stakeholder meeting was held on December 5, 2019; and The Planning Commission of the City of Huntington Beach, after notice duly given, held a public hearing to consider General Plan Amendment No. 19-003 and recommended approval of said amendment to the City Council; and The City Council of the City of Huntington Beach, after notice duly given, held a public hearing to consider General Plan Amendment No. 19-003; and That the General Plan Amendment is necessary to ensure that the Housing Element will be certified by the California Department of Housing and Community Development so that the City can become eligible to receive.state SB 2 funds for homelessness response programs. NOW, THEREFORE, the City Council of the City of Huntington Beach does hereby resolve as follows: SECTION 1: That General Plan Amendment No. 19-003, which amends the Housing Element to identify adequate sites to accommodate the Regional Housing Need Allocation (RHNA) for lower income households and includes programmatic changes to implement an Affordable Housing Overlay in the Beach and Edinger Corridors Specific Plan to accommodate the remaining lower income RHNA target for the planning period, is hereby approved. The Director of Community Development is hereby directed to prepare and file an amended General Plan Housing Element. 19-8329/221897 1 Resolution No. 2020-06 PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the 3rd day of February , 2020. -,"May6r VIEW ZDCPR�OjVFIZ- APPROVEDaASRM. anager City orney }A Al ITIATED A MAOVED: Director of Community Development ATTACHMENTS Exhibit A: Amended General Plan Housing Element 19-8329/221897 2 Rt-S4X 771)A1,uv. .zvZo-qo CITY OF HUNTINGTON BEACH 2013-2021 HOUSING ELEMENT Public Review Draft November 2019 �a This draft Housing Element is an amendment to the 2013-2021 Housing Element adopted by the City Council in September 2013. All changes to the adopted Housing Element are shown in blue font.-StFikeow for deleted text 4 a and underlined for inserted text. Additional revisions as a result of HCD review are shown in blue font and highlighted in yellow. City of Huntington Beach Community Development Dept. 2000 Main Street Huntington Beach, CA 92648 294 CITY OF HUNTINGTON BEACH 2013-2021 HOUSING ELEMENT PUBLIC REVIEW DRAFT November 2019 CITY OF HUNTINGTON BEACH COMMUNITY DEVELOPMENT DEPT. 2000 MAIN STREET HUNTINGTON BEACH, CA92648 r 1/l KAREN WARNER ASSOCIATES 295 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............................................................................. 1-2 D. Relationship to Other General Plan Elements.................................... 1-45 II. Housing Needs Assessment A. Demographic and Employment Profile .............................................. 11-1 B. Household Profile .............................................................................. 11-7 C. Special Housing Needs ................................................................... II-12 D. Housing Stock Characteristics......................................................... II-21 E. Regional Housing Needs Allocation ................................................ II-44 III. Housing Constraints A. Governmental Constraints................................................................ III-1 B. Market Constraints ........................................................................ Ill- 2431 C. Environmental and Infrastructure Constraints ................................ III- 2--633 IV. Housing Resources A. Addressing Unaccommodated 2006-2014 RHNA ...........................IV-1 B. Sites to Accommodate 2014-2021 RHNA ......................................IV-5 C. Financial Resources ......................................................................IV- 147 D. Administrative Resources ..............................................................IV- 4-522 E. Opportunities for Energy Conservation...........................................IV- 4-623 V. Housing Plan A. Evaluation of Accomplishments.........................................................V-1 B. Goals and Policies ..........................................................................V- 20 C. Housing Programs ..........................................................................V-2=-5 APPENDICES A. Residential Sites Inventory B. Public ' Notification 296 LIST OF TABLES TABLE PAGE Housing Needs Assessment II-1 Regional Population Growth Trends ............................................................ II-1 II- 2 Age Distribution............................................................................................ II-3 II-3 Racial and Ethnic Composition .................................................................... II-4 11-4 Major Corporate Employers ......................................................................... II-5 II-5 Primary Jobs by Industry Sector .................................................................. II-5 II-6 Household Characteristics ........................................................................... II-7 II-7 State Income Categories.............................................................................. II-8 II-8 Household Income Distribution .................................................................... II-8 II-9 Orange County Wages for Select Occupations............................................ II-9 II- 10 Special Needs Populations ....................................................................... II-12 II-11 Developmentally Disabled Residents ........................................................ II-16 II-12 Regional Housing Growth Trends .............................................................. II-21 11-13 Housing Type............................................................................................. 11-22 II-14 Housing Tenure.......................................................................................... II-22 II-15 Age of Housing Stock................................................................................. II-25 II-16 Summary of Housing Conditions ............................................................... II-26 11-17 Apartment Rental Trends........................................................................... 11-29 II-18 Apartment Rental Trends in Comparison Communities ............................. II-30 II-19 Home and Condominium Sales Prices - Huntington Beach and Environs II-31 II-20 Home and Condominium Sales Prices - Huntington Beach ...................... 11-32 II-21 Maximum Affordable Housing Cost............................................................ II-34 II-22 Maximum Affordable Rents........................................................................ II-35 II-23 Assisted Rental Housing Inventory ............................................................ II-37 11-24 Market Value of At-Risk Projects................................................................ 11-38 II-25 Required Rent Subsidies for At-Risk Projects ............................................ II-39 II-26 Housing Overpayment ............................................................................... II-40 11-27 Overcrowded Households.......................................................................... 11-42 II-28 Regional Housing Needs Assessment....................................................... II-44 Housing Constraints 111-1 Residential Development Standards........................................................... 111-2 III-2 Inclusionary Housing In-lieu Fee................................................................. III-5 III-3 Summary of BECSP Amendments ............................................ III-8 III-4 Parking Requirement Comparisons......... 1114-79 III-5 Residential D eve lepment-4-:ees F^rm,alas and Assump Housing T py es by Residential Zone Category.................. III-193 III-6 Development ar^^essing TiM Summary of Development Fees-Prototypical Residential Projects ................................................................ III-244 III-7 Status of-Herne PUrc"ase Lean sResidential Development Fees-Formulas and Assumptions ............................................................... III-245 111-8 Development Processing Times...........................................................III-28- 111-9 status of Home Purchase Loans - 2011.............................................111-31 297 LIST OF TABLES (CONT'D) TABLE PAGE Housing Resources IV-1 Unaccommodated Housing Needs..............................................................IV-2 IV-2 Beach/Edinger Specific Plan — Entitled Constructed Projects ......................................... IV-4 IV-3 Potential Housing Units During Planning Period .........................................IV-5 IV-4 Developable Vacant and Underutilized Residential Sites ........................................................ IV-7 IV-5 Developable 'Rderutilized SitesPotential Sites for Re-designation to Accommodate RHNA Shortfall ........................................I........................ IV-1912 IV-6 Financial Resources Available for Housing Activities................................IV-128 Housing Plan V-1 Review of Accomplishments under 2008 Housing Element.........................V-2 V-2 Progress Towards 2008-2014 Quantified Objectives.................................V- 1-1-5 —V-3 Residential Activity in Coastal Zone...........................................................V- 1,38 V-4 Housing Program Summary.......................................................................V- 243 V-5 2013-2021 Quantified Objectives...............................................................V- 3750 LIST OF FIGURES FIGURE PAGE 1 Census Tract Boundaries............................................................................. II-2 2 Lower Income Census Block Groups......................................................... II-11 3 Senior Homeowners Living Alone .............................................................. II-14 4 Renter Occupied Housing .......................................................................... II-23 5 Deteriorated Conditions ............................................................................. II-30 6 Severe Renter Overpayment...................................................................... II-41 7 Severe Renter Overcrowding..................................................................... 11-43 298 I. 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 an eight-year plan extending from 2013-2021. 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; 5) Promoting fair and equal housing opportunities; and 6) Promoting sustainable housing. The City's 2013-2021 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); ➢ 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, and resources for energy conservation (Section IV); ➢ The Housing Plan for addressing the City's identified housing needs, constraints and resources; including housing goals, policies and programs (Section V). 2013-2021 HOUSING ELEMENT I-1 INTRODUCTION 299 B. SOURCES OF INFORMATION In preparing the Housing Element, and the Needs Assessment in particular, data is compiled from a variety of sources. The following identifies the primary sources of information utilized, with the specific source referenced beneath each data table in the Element. ➢ Demographic and housing data is derived from the 2010 Census, 2006-2010 American Community Survey, and the Southern California Association of Governments' (SCAG) Existing Housing Needs Statement; ➢ SCAG's 2008-2035 Regional Transportation Plan/Sustainable Communities Strategy Growth Forecast provides population, housing and employment projections; ➢ Household income data by type of household is derived from the Comprehensive Housing Affordability Strategy (CHAS) prepared by HUD; ➢ 2012 housing market information is obtained through newspaper and internet rent surveys, and DataQuick sales transactions; ➢ Employment data by industry type and commuting patterns are provided through the Census 2012, OnTheMap Application. ➢ SCAG's 2013-2021 Regional Housing Needs Assessment (RHNA) provides information on projected housing needs; and ➢ Lending patterns for home purchase and home improvement loans are provided through the Home Mortgage Disclosure Act (HMDA) database. 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 75 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 I-2 300 2013-2021 HOUSING ELEMENT INTRODUCTION Hall conference room, with two meetings conducted before the Planning Commission and one meeting before the City Council. Some of the common themes that arose out of the community meetings include: ➢ Majority of developmentally disabled residents living with parents — critical need for housing options as parents age and can no longer care for disabled child. Need a range of housing types, including: o Small group homes o Supportive housing o Senior housing can also serve disabled o Mobilehome parks o Affordable rental housing ➢ Declining numbers of families with children highlight the needs for affordable housing ➢ Senior population will continue to grow as baby boomers age, necessitating focus on senior housing needs ➢ Very low and low income workforce, such as retail and service workers, can not afford to live in the community. Need to focus on providing housing for lower income workers, such as by modifying the City's inclusionary ordinance ➢ Lack of housing choices affordable to 20-30 year olds who may not be low income but due to lack of reasonably priced options and new product live elsewhere. Each of these issues is addressed within the Housing Element's policies and programs. 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 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. 2019 Housing Element Amendment Huntinqton Beach is currently considering an amendment to its adopted 2013-2021 Housing Element. As part of the amendment process, a draft Housing Element was made available for public review and comment for a 30-day period (November 14, 2019 through December 13 2019). A notice of the comment period was published in the newspaper, directly mailed to the City's list of interested parties, posted on the City's social media sites as well as community sites, posted on the website and published in the City Manager's newsletter. The draft Housing Element was available for review on the City's website in addition to the Planning and Zoning counter and the City Clerk's public counter at City Hall. During the public review and comment period, the Citv held a stakeholder meeting consisting of affordable and _market rate housing developers as well as housing advocacy groups and other interested parties. Noticed public hearings before the Planning Commission and City Council will be I-3 301 2013-2021 HOUSING ELEMENT INTRODUCTION held in January/February 2020. A copy of the public comment period notice and list of interested parties is provided in Appendix B. I-4 302 2013-2021 HOUSING ELEMENT INTRODUCTION D. 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. I-5 303 2013-2021 HOUSING ELEMENT INTRODUCTION C 1� II. 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. A variety of housing needs maps are presented based on census tract data; Figure 1 depicts the 2010 census tract boundaries for Huntington Beach. A. DEMOGRAPHIC AND EMPLOYMENT PROFILE Demographic changes such as shifts in age structure, as well as change in the community's employment base can have a significant impact on housing needs. This section addresses population, age, race/ethnicity, and employment trends in Huntington Beach. 1. Population Growth and Trends Table II-1 presents population growth trends in Huntington Beach and the Orange County region from 1980-2010. This table illustrates the high level of population growth in the County between 1980 and 2000, with more modest growth levels in many of the older central and north Orange County communities. In Huntington Beach, the rate of population growth was less than one-third the County-wide average in both the 1980s and 1990s. The 2010 Census documents Huntington Beach's population at 189,992, representing an increase of just 300 residents over the most recent decade. In August 2011, the Sunset Beach community was annexed into Huntington Beach, adding approximately 970 residents to the City's population. In terms of future trends, the Southern California Association of Governments (SCAG) Regional Transportation Plan/Sustainable Communities Strategy Growth Forecast projects a 5.3 percent increase in Huntington Beach's population over the 2008-2020 period, for an estimated 2020 population of just under 200,000. Table II-1: Regional Population Growth Trends 1980-2010 Percent Change Jurisdiction 1980 1990 2000 2010 1980- 1990 2000 1990 2000 2010 Anaheim 219,311 266,406 328,014 336,265 22% 23% 3% Costa Mesa 82,562 96,357 108,724 109,960 17% 13% 1% Fountain Valley 55,080 53,691 54,978 55,313 -3% 2% <1% Huntington Beach 170,505 181,519 189,627 189,992 7% 5% <1% Irvine 62,127 110,330 143,072 212,375 44% 23% 48% Newport Beach 62,556 66,643 70,032 85,186 7% 5% 22% Santa Ana 203,713 293,742 337,977 324,528 44% 15% 4% Seal Beach 25,975 25,098 24,157 24,168 -3% -4% 0% Westminster 71,133 78,118 88,207 F89,701 10% 13% 2% Total Orange County 1,932,709 1 2,410,556 12,846,289 3,010,232 25% 18% 6% Source: U.S. Census 1980, 1990, 2000 and 2010. 2013-2021 HOUSING ELEMENT II-1 HOUSING NEEDS ASSESSMENT 304 , Tl - W a u Z f w gym' ram` w 0 m CD Z o a 2 � o I� cli � c4 �-- M M oy�y . F s. rn o N CD 00) k N fV tV > e O D1 0) sl Ln ,l O c ---; - F.. >.. _ N N N � :I n O N m C]Z D7 r O �- T Cj M Q .�PaAJ C GOLDENA ST ST CD 0) -F ''h y y X ;� o » 0) - SPRIN%ALE 5 Ln ,,,,,. • � C Cl) " rn N00 �`, CD O Mll 00 t O T ._.J ui e U .i=� i 1"\ R t z QJ 5t� i V 2013-2021 HOUSING ELEMENT II-2 HOUSING NEEDS ASSESSMBOT 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. Table II-2 displays the age distribution of the City's population in 2000 and 2010, and compares this with Orange County. As displayed in the table, 21 percent of Huntington Beach's population is comprised of children under the age of 18, slightly below the 24 percent children Countywide. The Census documents a decrease in approximately 3,400 children in Huntington Beach over the decade, with the City's two largest elementary/middle school districts (Ocean View and Huntington Beach City) evidencing similar trends. Within the Huntington Beach City School District, while enrollment levels declined throughout the first half of the decade as many families with school age children relocated to lower cost housing markets, enrollment levels in recent years have begun to increase once again to levels comparable to those in 2000. School District staff attribute the increase to inter-district transfers — the transfer of children into the Huntington Beach City School District from outside the district. 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 36 years in 2000 to 40.2 years in 2010, now considerably above the County's median age of 36.2 years. (The median age in the newly annexed Sunset Beach community is 46.9 years, exceeding the City's median age by over six years). The City experienced a significant decline in its young adult (25-44 years) population over the past decade, while experiencing growth in the middle adult (45-64 years) and senior (65+ years) populations. The college age (18-24 years) population remained constant over the decade. 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 II-2: Age Distribution 2000-2010 2000 "2010 Age Group Persons Percent Persons.. Percent OGroan of9e Preschool (<5 yrs) 11,728 6% 9,665 5% 6% School Age (5-17 yrs) 30,455 16% 29,197 16% 18% College Age (18-24 yrs) 15,930 9% 16,172 9% 10% Young Adults (25-44 yrs) 66,245 35% 1 54,024 28% 28% Middle Age (45-64 yrs) 45,580 24% 53,978 28% 26% Seniors (65+ years) 19,656 10% 26,956 14% 12% TOTAL 189,594 100% 189,992 100% 100% MEDIAN AGE 36 years 40.2 years 36.2 years Source: U.S. Census 2000 and 2010. 2013-2021 HOUSING ELEMENT II-3 HOUSING NEEDS ASSESSMENT 306 3. Race and Ethnicity Table II-3 displays the racial/ethnic composition of Huntington Beach's population in 2000 and 2010, 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 72 percent in 2000 to 67 percent in 2010. This decrease in White residents was offset by the increase in both the Hispanic and Asian/Pacific Islander populations. Hispanic residents grew from 15 to 17 percent, and Asian/Pacific Islander residents grew from 9 to 11 percent of the population; however this is still well below the 34 percent Hispanic and 18 percent Asian/Pacific Islander populations Countywide. African Americans and American Indians each continue to comprise less than one percent of the City's population. The "Other Race" sector remained fairly constant over the decade at three percent of the population. Despite Huntington Beach's increasing diversity, the City remains less ethnically diverse than the County as a whole. Table II-3: Racial and Ethnic Composition 2000-2010 Racial/Ethnic 2000 2010 Group Persons Percent Persons Percent Orange "- Co. % White 136,237 72% 127,640 67% 44% Hispanic 27,798 15% 32,411 17% 34% Asian/Pacific 17,976 9% 21,387 11% 18% Islander African American 1,383 <1% 1,635 <1% 1% American Indian 777 <1% 532 <1% <1% Other Race 1 5,423 3% 1 6,387 3% 1 3% TOTAL 1 189,594 1 100% 189,992 100% 100% Source: U.S. Census 2000 and 2010. 4. Employment The recent economic recession had a significant impact on job growth in Orange County, with the loss in over 100,000 jobs between 2006-2010. Similarly, the number of jobs in Huntington Beach fell from approximately 81,600 in 2006 to 73,300 in 2010, representing a ten percent decrease.' Since that time, the economy has begun to turn around, with the Orange County Business Council reporting an increase in 35,000 private sector jobs in the County during the first three quarters of 2012, and projected continued job growth in 2013 and 2014.2 Within Huntington Beach, employment is projected to grow to 80,100 jobs by 2020, bringing the City's employment base back to near pre-recessionary levels. 3 ' Orange County Projections (OCP) 2006 and 2010. OCP forecasts are consistent with SCAG's Regional Transportation Plan/Sustainable Communities Strategy. 2 2012 Orange County Workforce Housing Scorecard, Orange County Business Council. 3 OCP-2010. 2013-2021 HOUSING ELEMENT II-4 HOUSING NEEDS ASSESSMENT 307 Table II-4 identifies the largest corporate employers in Huntington Beach, and illustrates the strong presence of aerospace, retail, hospitality and healthcare industries. Table II-4: Major Corporate Employers in Huntington Beach • The Boeing Company 0 Huntington Beach Hospital • Quiksilver a Rainbow Environmental Services • Cambro Manufacturing • Home Depot USA • Verizon 0 Huntington Valley Healthcare • Hyatt Regency Resort& Spa • Hilton Waterfront Beach Resort • C & D Aerospace 0 Cleveland Golf • Fisher& Paykel 0 Walmart Source: Huntington Beach Chamber of Commerce, Community Overview. The Census identifies approximately 61,000 primary jobs in Huntington Beach in 2010.4 As depicted in Table II-5, manufacturing (21.8%) is the most dominant employment sector, followed by retail trade (21.1%), and accommodation and food services (11.4%). Table II-5: Primary Jobs by Industry Sector 2010 Industry Sector _ #Jobs °T° Manufacturing 13,363 21.8% Retail Trade 7,416 12.1% Accommodation and Food Services 6,985 11.4% Educational Services 5,359 8.7% Health Care and Social Assistance 4,213 6.9% Administration & Support, Waste Mgmt and Remediation 3,735 6.1% Wholesale Trade 3,473 5.7% Professional, Scientific and Technical Services 3,254 5.3% Finance, Insurance and Real Estate 2,921 4.8% Construction 2,699 4.4% Other Services (excluding Public Administration) 2,600 4.2% Public Administration 1,475 2.4% Transportation and Warehousing and Utilities 1,209 1.9% Information 1,138 1.8% Management of Companies and Enterprises 644 1.1% Arts, Entertainment and Recreation 611 1.0% Oil and Gas Extraction, Agriculture, Forestry, Fishing 231 0.4% TOTAL 61,326 100% Source: U.S. Census 2010. OnTheMap Application. http://onthemap.ces.census.gov/ 4 The Census defines a "primary job" as the highest paying job for a worker for the year, but excluding self-employed or "informally employed" workers. While the 61,326 primary jobs in the City is approximately 16 percent below the 73,300 total jobs identified by OCP-10, the primary job data provides a greater level of detail on the City's workforce. 2013-2021 HOUSING ELEMENT II-5 HOUSING NEEDS ASSESSMENT 308 Approximately one-third of Huntington Beach's primary employment is in lower paying retail, hospitality, construction and service-related industries, with wages generally below the level necessary to afford to live in the city. The Census documents that 80 percent of the 61,000 persons employed within Huntington Beach commute in from outside the City limits, indicative of the shortage of local affordable housing opportunities for the community's workforce. Workforce Housing Scorecard In December 2012, the Orange County Business Council published the results of its second 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 effect on business competitiveness. The initial Workforce Scorecard published in 2008 identified the significant shortage of housing for the County's growing workforce, and its impact on the ability of employers to attract and maintain key workforce talent. The challenge for young families to afford housing in Orange County is apparent, with over 50,000 residents aged 20 to 34 leaving the County between 2000-2010 while the more affordable Inland Empire and San Diego regions experienced a 21 percent increase in this same age group. The Scorecard warns that the continued loss of this younger population will weaken Orange County's future workforce pool and negatively impact the long-term regional economy. Based on the following criteria, the Scorecard rates each jurisdiction's record over the 1991- 2010 period 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 4th in its success over the past two decades in generating both new jobs and the supply of homes necessary to house these new workers. In terms of future projections, the City's expansion of areas for higher density housing, such as in the Beach and Edinger Corridors Specific Plan and Downtown Specific Plan, contributes to the City's continued high rating under the Workforce Housing Scorecard, ranking 4th for the 2010-2035 period. The City also received the 2011 "Turning Red Tape into Red Carpet" Award of Excellence from the Orange County Business Council for the Huntington Beach Ten Point Plan for Local Business. i Plaza Almeria Mixed Use 2013-2021 HOUSING ELEMENT II-6 HOUSING NEEDS ASSESSMENT 309 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 2010 Census, 74,285 households reside in Huntington Beach, with an average household size of 2.55 persons and average family size of 3.07 persons. This represents a decrease in household size (2.62) from 1990, and is well below the Countywide average household size of 2.99 persons. The City's smaller household size reflects its lower incidence of family households with children and aging population. Within the Sunset Beach community (annexed to the City after the 2010 Census), 44 percent of the area's approximately 500 households live alone and just 43 percent are families, contributing to an average household size of merely 1.89 persons. Nonetheless, families continue to comprise the majority of households in Huntington Beach (65%), including families with children (27%), and those without children (38%). Over the past two decades, the proportion of families with children has decreased from 31 to 27 percent of all households. In contrast, the proportion and number of single-person households grew modestly, while other non-family households (unrelated roommates) declined. Of the net increase in 5,400 new households added to the City between 1990- 2010, all was due to the growth in single-person households and families 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 being developed and planned for in the Beach and Edinger Corridors Specific Plan and Downtown Specific Plan. Table II-6: Household Characteristics 1990-2010 1990 2010 Household Type Orange ' .Households Percent Households Percent Co. Families 45,546 66% 48,218 65% 71% With children 21,103 (31%) 20,004 (27%) (34%) Without children 24,443 (35%) 28,214 (38%) (37%) Singles 14,784 22% 18,489 1 25% 21% Other non-families 8,549 12% 7,578 10% 8% Total Households 68,879 1 100% 74,285 100% 100% Average Household Size 2.62 2.55 2.99 Average Family Size 3.09 1 3.07 1 3.47 Source: U.S. Census 1990 and 2010. 2013-2021 HOUSING ELEMENT II-7 HOUSING NEEDS ASSESSMENT 310 2. Household Income 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-7, which are thus used throughout the Housing Element. Table II-7: State Income Categories 2012 Income % County 2012 Orange. County Income Limits Area Median Category 1 person 2 person 3 person 4 person Income (AMI) household household household household Extremely Low 0-30%AMI $20,250 $23,150 $26,050 $28,900 Very Low 0-50%AMI $33,750 $38,550 $43,350 $48,150 Low 51-80% AMI $53,950 $61,650 $69,350 $77,050 Moderate 81-120%AMI $71,650 $81,900 $92,100 $102,350 Above Moderate 120%+AMI >$71,650 >$81,900 >$92,100 >$102,350 Source: California Dept of Housing and Community Development, 2012 Income Limits. Table II-8 presents the distribution of household income in Huntington Beach by income category measured as a percentage of the County median. While above moderate income households (>120% AMI) are the most dominant at 46 percent, Huntington Beach does have its share of lower income households, with 36 percent of households earning less than 80 percent of the County median. Over the past two decades, the Census documents a continued increase in the proportion of lower income households in Huntington Beach, increasing from 23 percent in 1990, to 30 percent in 2000 and 36 percent in 2010. Extremely low income households, in particular, are vulnerable to rising housing costs. Table II-8: Household Income Distribution 2010 Income Level Households % Extremely Low Income 7,422 10% Very Low Income 7,152 10% Low Income 12,280 16% Moderate Income 13,514 18% Above Moderate Income 34,239 46% TOTAL 74,627 100% Source: SCAG Existing Housing Needs Statement, July 2011. Many of the workers who make up Huntington Beach's workforce earn modest incomes, making it challenging to afford to live in the City. Table II-9 presents a sampling of occupations which fall within very low, low and moderate income thresholds (based on a single worker, two person household). The analysis of housing costs and affordability presented later in this section compares current market rents and sales prices in Huntington Beach with the amount that households of different income levels can afford to pay for housing. This analysis illustrates that very low income and many low income occupations can not afford the average rents in the City. In contrast, moderate income households can afford rental housing and even many of the for-sale condominiums in the City. 2013-2021 HOUSING ELEMENT II-8 HOUSING NEEDS ASSESSMENT 311 Table II-9: Orange County Wages for Select Occupations 2012 Very Low Income(<$38,550) Mean Hourly Mean Annual Max.Affordable Wage Income Housing Cost Waiters/Waitresses $10.72 $22,294 $557 Home Health Aides $11.91 $24,782 $620 Child Care Workers $12.88 $26,807 $670 Bank Tellers $13.42 $27,925 $698 Retail Salespersons $13.66 $28,417 $710 Nursing Aides, Orderlies, and Attendants $14.02 $29,149 $729 Security Guards $14.24 $29,621 $741 Emergency Medical Technicians and Paramedics $14.52 $30,201 $755 Preschool Teachers, except Special Education $16.61 $34,547 $864 Low Income($38,550-$61,650) Mean Hourly Mean Annual Max.Affordable Wage Income Housing Cost Tax Preparers $19.37 $40,295 $1,007 Bookkeeping, Accounting & Auditing Clerks $20.32 $42,271 $1,057 Bus Drivers, Transit and Intercity $20.48 $42,597 $1,065 Child, Family, and School Social Workers $20.56 $42,772 $1,069 Retail Sales Manager $21.47 $44,650 $1,116 Real Estate Sales Agent $25.94 $53,952 $1,349 Food Service Managers $26.76 $55,660 $1,392 Architectural and Civil Drafters $27.88 $57,997 $1,450 Carpenters $28.18 $58,624 $1,466 Mean Hourly Mean Annual Max. Affordable Moderate Income($61,650-$81,900) Wage Income Housing Cost Occupational Thera istAssistants $30.02 $62,447 $1,561 Market Research Analysts $33.16 $68,977 $1,724 Chemists $33.25 $69,152 $1,729 Firefighters $34.01 $70,743 $1,769 Librarians $34.77 $72,324 $1,808 Computer Programmers $36.40 $75,706 $1,893 Property and Real Estate Managers $36.52 $75,972 $1,899 Architects (except Landscape and Naval) $37.96 $78,955 $1,974 Medical Scientists (except Epidemiologists) $38.97 $81,067 $2,026 Source: 2012 California Occupational Employment Statistics-Orange County; 2012 State HCD Income Limits. Income categories based on two person household with single wage earner. Max affordable housing cost based on 30% of income, including rent/mortgage, utilities,taxes, insurance, HOA fees. 2013-2021 HOUSING ELEMENT II-9 HOUSING NEEDS ASSESSMENT 312 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.5 The City Council has 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 conducted 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 (refer to Figure 5). 5 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. 2013-2021 HOUSING ELEMENT II-10 HOUSING NEEDS ASSESSMENT 313 © _ _ r_ ILIA- 7 L w .77 LL iLl W h -r 13 Co lt 2013-2021 HOUSING ELEMENT II-11 HOUSING NEEDS ASSESSMENT C. SPECIAL NEEDS POPULATIONS State law recognizes that certain households have more difficulty in finding decent and affordable housing due to special circumstances, including economic status, age, disability, household size and household type. Special needs populations include the elderly, persons with disabilities, female-headed households, large households, farmworkers and the homeless. Table II-10 summarizes the special needs populations in Huntington Beach. Each of these population groups, as well as their housing needs, is described in the section which follows. Table II-10: Special Needs Populations 2010 Special Needs Groups Persons Households Percent* Seniors (65+) 26,956 " ' "' 14% With a Disability 7,381 (27%) Senior Households 17,258 23% Renter 3,145 (18%) Living Alone 1,887 Owner 1i 14,113 (82%) Living Alone 4,640 Persons Living with Disabilities* 14,357 NMI= 8% Large Households 6,962 9% Renter 3,944 (57%) Owner 3,018 (43%) Female-Headed Households 7,685 10% with Related Children 3,454 (45%) Farmworkers 84 = <1 TOTAL Persons/Households 189,992 74,285 Source: U.S. Census 2010; *American Community Survey 2008-2010. Note: Numbers in ( )reflect the% of the special needs group, and not the%of the total City population/households. For example, of the City's senior households, 18%are renters and 82% are owners. I - wi s x a 2013-2021 HOUSING ELEMENT II-12 HOUSING NEEDS ASSESSMENT 315 1. Senior Households Seniors are a significant special needs group in Huntington Beach, comprising 23 percent of the community's households. Senior citizens are considered to have special housing needs because their fixed incomes, higher health care costs and physical disabilities make it more difficult to find suitable and affordable housing. Consistent with trends occurring throughout the nation, this population is expected to continue increasing as the baby boom generation approaches retirement. Although often viewed as homogeneous, Huntington Beach's senior population is quite diverse. Among the City's approximately 17,250 senior households, 82 percent own a home and 18 percent rent housing. Over 40 percent of Huntington Beach's seniors are 75 years of age and above, a population which may require more supportive housing options as they age and tend to become more frail. Some of the more pressing housing needs of Huntington Beach's seniors include: • Rental affordability. Rising rents are a particular concern due to the fact that most seniors are on fixed incomes. Of Huntington Beach's approximately 3,100 senior renter households, three-quarters are lower income (<80% AMI), with over half very low income (<50% AMI). Market rents in Huntington Beach are well beyond the level affordable to lower income households, as confirmed by the Census which documents nearly 50 percent of the City's lower income senior renters spending more than half their incomes on rent. • Disabilities. The Census identifies 27 percent of Huntington Beach's seniors as having one or more disabilities, encompassing physical, sensory and mental disabilities, as well as conditions that limit the senior's ability to leave their home. Combined with the significant number of older seniors (age 75+) indicates a large segment of the senior population that may require various levels of housing support. • Housing maintenance. Of Huntington Beach's approximately 14,000 senior homeowners, over one-third live alone. Figure 3 depicts the location of senior homeowners residing alone, and identifies several census tracts where one-quarter to one-third of owner-occupied housing units consist of a single senior occupant. As these homeowners age, many may be unable to maintain their homes or perform minor repairs. The installation of grab bars and other assistance devices may be necessary to enhance accessibility. Addressing the diverse housing needs of Huntington Beach's senior population will require strategies which foster independent living (such as home accessibility improvements, second units, rehabilitation assistance), as well as strategies that encourage the provision of a variety of supportive living environments for seniors of all income levels. 2013-2021 HOUSING ELEMENT II-13 HOUSING NEEDS ASSESSMENT 316 i LLLLJ 1 ` M Z V h e a po r ' LLJ co Lu L. _ a Z wk o l7 J a L7 = €i pus P ,k 91j1y� W w � d r' it T, a 4 P F N r r LAHE GOLDEN ST ST 'a � r ����ii SPRINGD LE 57 I 7� 5Pi P am Crime- � st e kS 1 fr f ) 9 t4^ 1 � n �] Q W U' 4 = L!1 M M O o O ; Q Q z O �/'1 N v Lu- �R M s,r` cu r cY. ' L.L. 2013-2021 HOUSING ELEMENT II-14 HOUSING NEEDS ASSESSMENT As presented later in Table II-23, Huntington Beach has seven senior housing projects providing over 600 rental units affordable to a mix of very low, low and moderate income households. The State Community Care Licensing Division identifies 55 residential care homes for the elderly in Huntington Beach, providing 706 beds for seniors 60 years of age and over. The majority of these residential care facilities are small (6 or fewer beds) "board and care" homes, with three larger assisted living facilities: Huntington Terrace (170 beds); Sunrise of Huntington Beach (142 beds); and Sea Cliff Health Care Center (84 beds). These residential facilities provide care, supervision and assistance with activities of daily living, such as bathing and grooming, and may also provide incidental medical services. For those seniors who live on their own, many have limited incomes and as a result of their age may not be able to adequately maintain their homes. 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 emergency rehabilitation grant assistance, a large number of which are occupied by seniors. The Huntington Beach Recreation/Human Services Cultural Division operates the Rodgers Senior Center and adjacent Senior Outreach Center. Programs offered include recreational and social activities, a congregate and home delivered meals program, preventative healthcare, transportation services, and supportive services. The Senior Outreach Center specifically focuses on programs and services to support independent living for frail or homebound seniors. A new, 45,000 square foot senior center is planned to better serve the city's growing senior population. 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. 2. Persons with Disabilities A disability is defined as a long lasting condition (more than six months) 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. The 2008-2010 American Community Survey (ACS) identifies 14,357 Huntington Beach residents as having one or more disabilities, representing eight percent of the City's population. One-third of these adult residents are unable to live independently. The ACS documents the presence of following types of disabilities among Huntington Beach's disabled residents: • Ambulatory— 56% • Cognitive — 35% • Hearing — 29% • Vision — 13% Of the City's senior population, 27 percent suffer from a disability. As Huntington Beach's population continues to age, the number of residents with disabilities will also increase. The living arrangements for persons with disabilities depends on the severity of the disability. Many persons live at home in an independent environment with the help of other 2013-2021 HOUSING ELEMENT II-15 HOUSING NEEDS ASSESSMENT 318 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 Community Care Licensing Division identifies one group home for disabled youth (12 person capacity) and one adult residential facility (4 person capacity) in Huntington Beach that provide 24-hour non-medical care. A far greater number of licensed care facilities are available for seniors in Huntington Beach, with 55 residential care facilities for the elderly, providing capacity for 706 persons. Developmental Disabilitiess The State Welfare and Institutions Code (Section 4512) defines a "developmental disability" as a disability that originates before an individual attains age 18 years, continues, or can be expected to continue, indefinitely, and constitutes a substantial disability for that individual, which includes mental retardation, cerebral palsy, epilepsy, and autism. This term also includes disabling conditions found to be closely related to mental retardation or to require treatment similar to that required for individuals with mental retardation, but does not include other handicapping conditions that are solely physical in nature. The Regional Center of Orange County (RCOC) is among 21 regional centers operated by the State Department of Developmental Services to serve the developmentally disabled population. The goal of these centers is to: 1) prevent/minimize institutionalization of developmentally disabled persons and their dislocation from family and community; and 2) enable this population to lead more independent and productive lives. The RCOC serves approximately 17,000 individuals with developmental disabilities and their families. Within Huntington Beach's zip codes, the Center currently provides services to 849 residents with developmental disabilities, generating an estimated need for 282 housing units: Table II-11: Develop entally Disabled Residents Served by RCOC 0 - 14 15 -22 23 -54 55 -65 65+ Total Zip Code years years years years years 92646 107 76 68 4 1 256 92647 151 62 111 4 2 330 92648 73 31 50 9 3 166 92649 50 18 23 5 0 96 90742 0 0 1 0 0 1 Citywide Total 381 187 253 22 6 849 Est. Housing 95 93 88 5 1 282 Need Source: Regional Center of Orange County(RCOC), February 2013. * The following need factors have been developed by the Golden Gate Regional Center and can be used to generally estimate housing needs for the developmentally disabled population by age group: age 0-14 25% need hsg; age 15-22 50% need hsg; age 23-54 35% need hsg; age 55-65 25% need hsg; age 65+20% need hsg. 6 SB 812, passed by the California legislature in 2010, now requires the housing element to specifically analyze the housing needs of persons with developmental disabilities, and to identify resources to serve this population. 2013-2021 HOUSING ELEMENT II-16 HOUSING NEEDS ASSESSMENT 319 The regional centers have identified a number of community-based housing types appropriate for persons living with a developmental disability, including: licensed community care facilities and group homes; supervised apartment settings with support services; SB 962 homes (for persons with special health care and intensive support needs); and for persons able to live more independently, rent subsidized homes, inclusionary housing, and Section 8 rental vouchers. The design of housing-accessibility modifications, the proximity to services and transit, and the availability of group living opportunities represent some of the types of considerations that are important in serving this need group. Huntington Beach supports the provision of housing for persons with disabilities, and has adopted provisions in its Zoning Code to enable community care facilities, supportive housing, and to provide for reasonable accommodation. Housing Element programs to facilitate affordable housing — including Inclusionary Zoning, Affordable Housing Development Assistance and Density Bonus Incentives — can also assist residents with developmental disabilities. The Regional Center of Orange County contracts for services with a variety of providers to assist hundreds of developmentally disabled individuals to gain the necessary skills to live independently. 3. 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 renter households are vulnerable to overcrowding due to the shortage of adequately sized rentals, and insufficient income to afford 3+ bedroom rentals which typically consist of single-family homes. In Huntington Beach, large households comprise nine percent of total households in the City (2010 Census). Of these large households, 57 percent, or 3,944 households, are renters and over half of these large renter households (55%) 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 2010 Census identifies 7,066 rental units in Huntington Beach with three or more bedrooms, in general, the appropriate sized unit to house the City's 3,944 large renter households. While numerically there may be a sufficient number of large rental units, the problem is primarily related to the lack of affordability of these larger units, many of which are single-family homes. Of the approximately 6,000 units encompassed in the City's multi- family rental survey (refer to Table II-17 later in this chapter), just four percent have three bedrooms, and with average rents of $2,160, are well beyond the level affordable to households earning lower incomes. 4. 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. 2013-2021 HOUSING ELEMENT II-17 HOUSING NEEDS ASSESSMENT 320 The 2010 Census reports 7,685 female-headed households in Huntington Beach; 3,454 of these households had children. Of those households with children, 14 percent lived in poverty', compared to a poverty rate of just four percent among all family households. 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" (PSS), a program aimed at assisting low-income, single parents (both male and female) 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 assists an average of 100 households annually through the PSS program. 5. Homeless Every two years, the Orange County Community Services Homeless Prevention Division and its partners conduct a Point-In-Time Homeless Count and Survey (PITS) to collect data on the number and characteristics of the homeless in Orange County. The 2011 PITS8 identified 6,939 homeless individuals in the County, including 1,708 persons in families with children (25%). The following summarizes some of the key findings of the survey: • Nearly two-thirds (62%) of the homeless counted were unsheltered, with 38% in shelter facilities, including emergency shelters, transitional housing programs and motel voucher programs • Job loss (39%) and alcohol/drug use (17%) were cited by homeless individuals as the top two causes for their current episode of homelessness • 55% of respondents indicated this was their first episode of homelessness • Over half(57%) of homeless respondents indicated they had one or more disabling conditions, including 24% with a physical disability, 20% suffering from mental illness, 25% experiencing chronic health problems, and 33% currently using alcohol and/or other drugs While the Point-in-Time Homeless Count does not enumerate the homeless count by jurisdiction, in the representative survey sample of 794 homeless throughout the County, 28 persons identified Huntington Beach as their last place of residence. By comparison, the 2010 Census identifies 35 homeless individuals in Huntington Beach. 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 7 Following the Office of Management and Budget's Policy Directive, the Census Bureau uses a set of money income thresholds that vary by family size and composition to determine who is in poverty. National poverty thresholds are published annually, and do not vary based on geographic area of the country. At the time of the 2010 census, the poverty threshold for a single parent household with two children was $17,568. 8 http://www.pointintimeoc.org/2011_oc_homeless_report_final.pdf 2013-2021 HOUSING ELEMENT II-18 HOUSING NEEDS ASSESSMENT 321 around 50 persons in the warmer months, with the numbers declining during the winter.9 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, the County and various non-profit providers to refer homeless to available services, but have found most individuals resistant to services. "2-1-1 Orange County" was established in 2005 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's departments of Economic Development, Police and Community Services work together to maximize resources and share information to serve the local homeless population, and 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 contracts with Community Services Programs, Inc. for operation of the Huntington Beach Youth Shelter, a 12 bed emergency shelter 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 families, or in some cases, referrals to other long term housing options. ➢ The City provided funding to support the establishment of two transitional housing facilities - the six unit Interval House and eight unit (48 bed capacity) Colette's Children's Home - both for battered/homeless mothers with children and chronically homeless women. Support services provided include job development and retention training, parenting and life skill training, financial planning and assistance, case management services, counseling, and more. ➢ The City has also partnered with Collette's Children's Home in the acquisition and rehabilitation of a 10 unit apartment complex, and development of an adjacent vacant parcel with six units, providing long term affordable housing to very low income families. AaO Collette Children's Home—Pacific Sun Apartments 9 Lieutenant John Cottriel, Commander, Special Enforcement Bureau, Huntington Beach Police Department, January 2013. 2013-2021 HOUSING ELEMENT II-19 HOUSING NEEDS ASSESSMENT 322 ➢ Beach Cities Interfaith Services coordinates the provision of a variety of financial and human services for the homeless and persons at-risk of homelessness in Huntington Beach. The organization provides sack lunches to approximately 3,500 homeless persons annually, and grocery allotments to 12,000 families and singles with shelter. Other services offered include: utility assistance, rental assistance, transportation assistance and financial assistance for prescriptions. ➢ American Family Housing (formerly Shelter for the Homeless), 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 12 units on scattered sites in the Oakview neighborhood and provide units at affordable rents for extremely low to very low income families. The City is also partnering with American Family Housing (AFH) to provide rental assistance to approximately 10 low income households through AFH's Supportive Housing Program. ➢ The City has partnered with Orange County Community Housing to purchase and rehabilitate eight apartment buildings, providing 64 units of permanent affordable housing for extremely low and very low income households. ➢ The City's Project Self-Sufficiency program supports extremely low to low income single-parents to gain economic independence and prevent homelessness. 6. 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 2010 Census identifies 84 Huntington Beach residents employed in the farming industry, representing less than one percent of the City's labor force of 102,000. The City has only one, approximately 40 acre parcel remaining in agriculture which has been approved 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. 2013-2021 HOUSING ELEMENT II-20 HOUSING NEEDS ASSESSMENT 323 D. HOUSING STOCK CHARACTERISTICS This section evaluates the characteristics of Huntington Beach's housing stock. This includes an analysis of growth trends, housing conditions, housing costs and affordability. 1. Housing Growth Table II-12 displays housing production in the City over the past two decades, compared to neighboring cities and the entire Orange County region. Between 1990 and 2000, Huntington Beach's housing stock grew by a modest four percent, similar to growth levels in the surrounding communities of Westminster, Fountain Valley and Costa Mesa, though well below the eleven percent growth evidenced Countywide. During the 2000s, housing growth declined throughout the region, with the City's three percent growth comparable to levels experienced in many of central and north Orange County communities. Table II-12: Regional Housing Growth Trends 1990-2010 Percent Change Jurisdiction 1990 2000 2010 1990- " 2000- 2000 2010 Anaheim 93,177 99,719 104,237 7% 5% Costa Mesa 39,611 40,406 42,120 2% 4% Fountain Valley 18,019 18,473 19,164 3% 4% Huntington Beach 72,736 75,679 78,003 4% 3% Irvine 42,221 53,711 81,110 21% 51% Newport Beach 34,861 37,288 44,193 7% 19% Santa Ana 75,000 74,588 76,896 -1% 3% Seal Beach 14,407 14,267 14,558 -1% 2% Westminster 25,892 26,940 27,650 4% 3% Orange County 875,105 969,484 1,046,118 11% 8% Source: U.S. Census 1990, 2000, 2010. The 2010 Census documents Huntington Beach's housing stock at 78,003 units, reflecting the addition of 2,300 net new units over the most recent decade. During this same time period, the City's population count remained virtually unchanged and is indicative of the community's changing demographics and smaller household sizes. While recent housing growth has ALI been relatively balanced between single- and multi- family units, future growth will largely be characterized by higher density multi-family and w mixed use product types, such as that planned for in the Beach and Edinger Corridors Specific Plan and Downtown Specific Plan. More compact development patterns are already being evidenced: of the 2,474 units with development entitlements (April 2013), 1,930 are apartments, 417 are single- family homes, and 127 are condominiums. Pacific Shores Development 2013-2021 HOUSING ELEMENT II-21 HOUSING NEEDS ASSESSMENT 324 2. Housing Type and Tenure Table II-13 presents the mix of housing types in Huntington Beach, and illustrates the relatively stable mix of single-family (61%) and multi-family (35%) units over the past two decades. Huntington Beach also has 18 mobilehome parks with just under 3,100 mobilehome units, comprising 4 percent of the City's housing. Among the approximately 650 housing units within Sunset Beach, 60% are single-family and 40% are multi-family. Table II-13: HousingType 1990-2010 Unit Type 1990 2000 2010 Units Percent Units Percent Units Percent Single-Family(SF) Detached 34,537 48% 36,952 49% 38,512 49% SF Attached 8,904 12% 9,457 12% 9,119 12% Total SF 43,441 60% 46,409 61% 47,631 61% 2 to 4 Units 9,487 13% 9,666 13% 9,249 12% 5 or more units 16,608 23% 16,463 22% 18,036 23% Total Multi-Family 26,095 36% 26,129 35% 27,285 35% Mobile Homes& Other 3,200 4% 3,141 4% 3,087 4% Total Housing Units 72,736 100% 75,679 100% 78,003 100% Vacancy Rate 5.3% -- 2.7% -- 1 4.8% -- Source: U.S. Census 1990, 2000, 2010. Dept of Finance 2010 Population and Housing Estimates. Housing tenure refers to whether a housing unit is owned, rented or is vacant. According to the 2010 Census, 60 percent of Huntington Beach's households were homeowners, comparable to the County as a whole, yet representing a slight decrease from the City's 61 percent homeownership rate in 2000. Homeownership rates have declined nationwide over the past decade, reflecting the impact of the economic recession and financial crisis of 2008-2009, and subsequent bursting of the housing bubble. Within Sunset Beach, at 59 percent, renters comprise the majority of households. Table II-14: Housing Tenure 1990-2010 Occupied 1990 2000 2010 Housing Households Percent Units Households Percent Households Percent Renter 28,595 42% 28,999 39% 29,371 40% Owner 40,284 58% 44,658 61% 44,914 60% Total 68,879 100% 73,657 100% 74,285 100% Source: U.S. Census, 1990, 2000, 2010. Figure 4 illustrates the percentage of renter households in Huntington Beach by census tract. As depicted, the highest concentrations of renters (over 60%) are generally located in the following neighborhoods: central Huntington Beach between Talbert and 1-405, east of Goldenwest (including the Oak View, Newland and Washington neighborhoods); west of Beach Boulevard and south of Garfield (including the Yorktown-Lake and Garfield neighborhoods); and a small neighborhood located west of Bolsa Chica and north of Warner. Many of these neighborhoods with high concentrations of renters also correspond to the City's lower income census tracts (refer to Figure 2). 2013-2021 HOUSING ELEMENT II-22 HOUSING NEEDS ASSESSMENT 325 a 3I 7 � _ 1 —L tLl 1 2: Lu PH c O j" If 61 W "� g Ir [.. 4 a+ O W (J e, i H W > W < /Lu e M 1 5sLAXE ST Mw M _ I ST ST r t Z jti W } ' SPRINGDALE S h 5 va: u I : n tl 7 �� tiSa�tl� IIi� F a��aP Ga X E vi '� yq�p ISM ,+ t n s aMO ignui i� awu. �el{J r t ,i ui _ h2 V h µ. 'ate 2013-2021 HOUSING ELEMENT II—23 HOUSING NEEDS ASSESSMB216 Vacancy Rate The 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 low vacancy rate may indicate that households are having difficulty finding affordable housing, which can lead to overcrowding and/or overpayment. A particularly tight housing market with insufficient vacant units for normal mobility may also lead to high competition for units, placing upward pressure on rents and for-sale housing prices. 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 supply and demand of housing. As measured by the 2010 Census, the residential vacancy rate in Huntington Beach was 1.1 percent for ownership units, indicative of the limited supply of housing on the market in March 2010. As housing prices have again begun to increase, so has the supply of for-sale housing on the market. In terms of rental housing, the 2010 Census identifies a healthy 5.4 percent vacancy rate. Similarly, the REALFACTS rent survey of nearly 6,000 apartment units in the City documents a 4.5 percent rental vacancy in 2nd quarter 2012. 2013-2021 HOUSING ELEMENT II-24 HOUSING NEEDS ASSESSMENT 327 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. As illustrated in Table II-15, the majority of Huntington Beach's housing stock exceeds this 30 year benchmark. Among owner-occupied housing, 76 percent of units were constructed prior to 1980, reflective of the proliferation of single-family home development in Huntington Beach during the 1960s and 1970s. Similarly, 74 percent of the rental stock was developed more than 30 years ago; this housing is typically of lesser quality construction and suffers more wear-and-tear from tenants than owner-occupied housing. The community's older housing is also typically its most affordable, making preservation dually important. Table II-15: Age of Housing Stock Renter Owner Year Structure Occupied Percent Occupied Percent Total Built Housing Housing Renter Owner Percent 2005-2009 86 <1% 539 1% <1% 2000-2004 522 2% 1,938 4% 3% 1990-1999 1,236 4% 3,752 8% 7% 1980-1989 5,775 20% 5,286 11% 15% 1970-1979 10,754 38% 13,320 29% 32% 1960-1969 7,319 26% 18,689 41% 35% 1950-1959 2,002 7% 1,668 4% 5% 1940-1949 421 1% 426 1% 1% 1939 or earlier 493 2% 402 <1% 1% Total 28,608 100% 46,020 100% 100% Source: American Community Survey, 2005-2009. The 2005-2009 American Community Survey estimates the number of housing units without kitchen facilities and/or complete plumbing, another indicator of the condition of the housing stock. Within Huntington Beach, the ACS identifies 404 occupied dwelling units as lacking kitchen facilities (41 owner and 363 renter households), representing 0.5% of the City's households. Just 92 occupied units were identified as lacking complete plumbing (28 owner and 64 renter households). In summary, housing that lacks basic kitchen and plumbing facilities is fairly rare in Huntington Beach. The advanced age of the majority of Huntington Beach's housing stock supports the 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. 2013-2021 HOUSING ELEMENT II-25 HOUSING NEEDS ASSESSMENT 328 Housing Conditions During February through August 2007, City Code Enforcement staff conducted a Citywide windshield survey to identify neighborhoods with deteriorated or deteriorating housing conditions10. The survey examined the exterior and publicly visible areas of units, rating each unit as "good", "fair" or "poor" based 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 II-16: Summary of Housing Conditions 2007 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 City-wide 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 5): ➢ 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 (13,200 units), they were responsible for 42 percent of all code enforcement activity and 51 percent of all code violations recorded citywide. These four areas of concentrated deteriorated housing have been designated as Special CDBG Code Enforcement areas, and have become the focus of increased code enforcement and neighborhood preservation efforts to improve the quality of life and 10 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." 2013-2021 HOUSING ELEMENT II-26 HOUSING NEEDS ASSESSMENT 329 condition of housing. In 2012, the East-Central Special CDBG Code Enforcement Area was expanded westward to encompass the area north of Warner between Springdale and Goldenwest. Code enforcement staff have identified one housing complex and two apartment complexes in this area with approximately 658 units in "fair" condition. 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 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 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. 2013-2021 HOUSING ELEMENT II-27 HOUSING NEEDS ASSESSMENT 330 u�'5�..3-A »{ a�+ �€ � P� .? _Y""` —.,g m � i•4 .y [ � I �.._x� �e RLT r LLJ # tT �' t P LL ` z CLW � £ a as a e� a " j qTry r ri s 7 f •i 7 r E r _ r'7 • •'1.� s ( _ 19dil�hii����� a z� �} � •� tx 41 4� "I'll LA m _•�W tiJ Ya i r 2013-2021 HOUSING ELEMENT II—28 HOUSING NEEDS ASSESSMBST 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 residents. Rental Housing Market 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 5,983 units were included in the rent survey. These properties range in size from 96 to 448 units, with the year of construction ranging from 1964 to 1987. All twenty-seven properties were classified as Class C construction, with the lack of Class A properties indicative of their 25+ year age. As illustrated in Table II-17, during the 2nd quarter of 2012, the average rents in these complexes ranged from $1,092 for a studio, $1,362 for a one-bedroom, $1,623 to $1,815 for a two-bedroom (1 to 2 bath), and $2,160 for a three-bedroom unit. The overall average rent for all unit types was $1,533, a seven percent increase from the prior year. In order to examine rental trends within a longer time frame, Table II-17 also provides information on the history of rental costs in these complexes from 2006 through 2"d quarter 2012. Between 2006-2008, overall rental prices increased by six percent, followed by a decline of six percent during the 2008-2010 peak of the recession. As the economy has begun to improve, rents are again on the upswing, increasing an average of nine percent during 2010 to 2nd quarter 2012. REALFACTS documents a similar rise in rents since 2010 throughout the greater southern California region. Table II-17: Apartment Rental Trends 2006-2012 �R rIN p - P a -� a 4 '�i i��� `tit'p�p.0pP � , Unit TyPe 200C 2Q08 0 ' " 201 Gha�rt f Chang . Ghanti than e (BdIB#h)' � ; e Quat# i 20t �,e K 2008- 2010- ` 2011 2012 ' 0$. 2010 2011 2" Q2012_' Studio $1,021 $1,084 $983 $1,047 $1,092 6% -9% 7% 4% 1 $1,267 $1,339 $1,270 $1,286 $1,362 6% -5% 1% 6% 2/1 $1,508 $1,640 $1,527 $1,532 $1,623 9% -7% <1% 6% 2/2 $1,587 $1,730 $1,634 $1,670 $1,815 9% -6% 2% 9% 3/2 $1,977 $1,871 $1,732 $1,831 $2,160 -5% -7% 6% 18% 2 Twnhm $1,687 $1,800 $1,709 $1,766 $1,855 7% -5% 3% 5% 3 Twnhm $1,935 $2,026 $1,818 $1,908 $2,160 5% -10% 5% 13% Total $1,408 $1,497 $1,403 $1,433 $1,533 6% -6% 2% 7% Average Source: REALFACTS,August 2012 2013-2021 HOUSING ELEMENT II-29 HOUSING NEEDS ASSESSMENT 332 Table II-18 presents a comparison of rental rates in other Orange County communities based on REALFACTS survey of 100+ unit properties. The average rent level for all properties Countywide was $1,604, approximately five percent higher than in Huntington Beach and likely a reflection of the relatively newer rental stock in many of the southern Orange County communities. In terms of the change in average rent levels between 2011- 2012, the 7.4 percent increase evidenced in the City is well above the Countywide increase of 4.8 percent, and second only to Newport Beach. Table II-18: Apartment Rental Trends in Comparison Communities Jiurisidiction Avera4e Rents %G nge- 2 Q 2012 2011-2i�'[2 Newport Beach $2,118 8.6% Irvine $1,902 4.2% Costa Mesa $1,669 6.6% Orange County $1,604 4.8% Orange (City) $1,601 2.1% Huntington Beach $1,533 7.4% Santa Ana $1,445 4.3% Fountain Valley $1,443 5.7% Anaheim $1,345 6.0% Fullerton $1,344 3.1% Westminster $1,328 4.3% Source: REALFACTS,August 2012 Homeownership Market Table II-19 compares single-family and condominium sales prices in Huntington Beach and nearby communities by zip code during calendar year 2012. A total of 1,506 single-family homes were sold within the City's four zip codes, with an additional two homes sold in Sunset Beach which was annexed to the City in August 2011. The level of single-family sales activity in 2012 represents a significant 23 percent increase from 2011 levels. Median sales prices ranged from $500,000 in zip code 92647 (northeast), $575,000 in zip code 92646 (southeast), $700,000 in 92649 (west, including Huntington Harbour), $755,000 in 92648 (coastal and Downtown), and $2,825,000 in 90742 (Sunset Beach). The City's two lower priced zip codes (92647 and 92646) evidenced positive sales price appreciation from the prior year's sales, whereas median sales prices in the two higher priced zip codes (92648 and 92649) still reflect modest depreciation. Countywide, the median single-family sales price was $500,000, a 4.4 percent increase from the prior year. Condominiums comprised 28 percent of Huntington Beach's 2012 housing sales, with 599 units sold, and an additional three units sold in Sunset Beach. Median prices ranged from $220,000 to $390,000, compared to a Countywide median of $287,000 and $950,000 median in Sunset Beach. All but one of the City's zip codes (92649) evidenced price appreciation between 2011 and 2012. 2013-2021 HOUSING ELEMENT II-30 HOUSING NEEDS ASSESSMENT 333 Table II-19: Re Tonal Single Famil Homes and Condominium Sales 2012 # Median # Median Zip Change Change Community Homes Home Condos Condo Code from: from Sold Price 2010 Sold Price 2010 92801 263 $320,000 3.4% 98 $250,000 2.0% 92802 175 $350,000 -0.4% 51 $250,000 -4.8% Anaheim 92804 450 $345,000 4.5% 112 $165,000 -14.9% 92805 324 $320,000 3.2% 98 $237,000 23.0% 92806 226 $380,000 2.7% 33 $224,000 4.2% Costa Mesa 92626 324 $507,000 2.8% 63 $305,000 -3.2% 92627 324 $529,000 6.8% 126 $353,000 3.7% Fountain Valley 92708 464 $530,000 -0.9% 52 $195,000 -2.5% 92646 474 $575,000 7.5% 204 $300,000 0.5% Huntington 92647 326 $500,000 4.6% 78 $220,000 6.3% Beach 92648 449 $755,000 -3.9% 170 $390,000 2.6% 92649 257 $700,000 -1.4% 147 $296,000 -2.9% Sunset Beach 90742 2 $2,825,000 155.2% 3 $950,000 29.8% 92660 486 $1,250,000 4.2% 123 $566,000 4.8% Newport Beach 92661 78 $1,588,000 -16.4% 6 $668,000 -18.5% 92663 213 $1,385,000 15.4% 137 $489,000 -2.2% 92701 139 $282,000 6.2% 159 $120,000 4.3% 92703 227 $300,000 10.3% 54 $160,000 14.3% Santa Ana 92704 347 $330,000 1.5% 173 $150,000 5.6% 92705 381 $638,000 -1.9% 55 $193,000 17.1% 92706 230 $373,000 -3.1% 25 $150,000 0% 92707 247 $290,000 7.4% 107 $162,000 15.7% Seal Beach 90740 139 $705,000 -2.8% 52 $224,000 -9.2% Westminster 92683 630 $387,000 -3.4% 34 $315,000 6.1% Orange County All 23,032 $500,000 4.4% 9,875 $287,000 6.0% Source: DQNews-2012 Los Angeles Times Zip Code Chart, http://www.dgnews.com 2013-2021 HOUSING ELEMENT II-31 HOUSING NEEDS ASSESSMENT 334 While the prior Table II-19 provides an overview of the subregional housing sales market, the following Table II-20 provides detailed information on all sales of existing and new single-family homes and condominiums within Huntington Beach during calendar year 2012. A total of 1,420 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 $415,000 (one-bedroom) to $703,000 (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. Unit sizes are relatively modest, averaging 1,740 square feet. The overall median sales price for all homes sold during 2012 was $600,000. A total of 517 condominiums were sold during 2012, comprising one-quarter of all homeownership sales. Median prices for condominiums ranged from $246,000 (one- bedroom) to $315,000 (two bedroom) and $415,000 (3 bedroom), with an overall median price of $315,000. Whereas the vast majority of single-family homes were three and four bedroom units, condominiums were predominately two-bedroom units, selling for approximately $200,000 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, located primarily in the Pacific Coast Highway Coastal Corridor and in Huntington Harbour. Table II-20: Home and Condominium Sales Prices 2012 # Units Price Range Median Price Avg. Unit Bdrms Sold Size Single-Family Homes 1 4 $310,000-$530,000 $415,000 670 sf 2 140 $201,000 - $1,325,000 $532,000 1,270 sf 3 677 $210,000-$2,759,000 $570,000 1,600 sf 4 507 $200,000- $2,900,000 $649,000 1,955 sf 5+ 92 $220,000- $2,865,000 $703,000 2,415 sf Total 1,420 $200,000-$2,900,000 $600,000 1,740 sf Condominiums 1 90 $200,000 -$670,000 $246,000 815 sf 2 310 $299,000 -$775,000 $315,000 1,160 sf 3 117 $215,000- $1,602,000 $415,000 1,430 sf Total 517 $200,000-$1,602,000 $315,000 1,145 sf Source: Dataquick On-Line Real Estate Database. Compiled by Karen Warner Associates. 2013-2021 HOUSING ELEMENT II-32 HOUSING NEEDS ASSESSMENT 335 Home Foreclosures Nearly 1.5 million of the 8.7 million homes and condominiums in California have been involved in a foreclosure proceeding since 2007. While the number of mortgage default notices in the State has been consistently declining since its peak in 2010, the level of foreclosure activity in California remains among the highest in the country. Approximately 49,000 Notices of Default were recorded in the State during third quarter 2012, comprising 20 percent of all residential resales. Within Huntington Beach, www.Realtytrac.com identifies 459 single-family home and condominiums units (November 2012) in various states of foreclosure: 169 units in "pre- foreclosure" having received a notice of mortgage default; 170 units undergoing foreclosure with notice of a trustee sale; and 120 units with ownership taken over by the bank. RealtyTrac reports a total of 90 new foreclosure filings in Huntington Beach in November 2012, representing 1 filing for every 868 residential units. In comparison, the ratio of November foreclosure filings to total housing units in the State, Orange County and other northern Orange County jurisdictions was higher than in Huntington Beach, whereas the foreclosure ratio in Newport Beach and Irvine were below that of Huntington Beach." California 1 : 430 Orange County 1 : 595 Anaheim 1 : 655 Fountain Valley 1 : 669 Costa Mesa 1 : 745 Westminster 1 : 866 Huntington Beach 1 : 868 Newport Beach 1 : 1,145 Irvine 1 : 1,315 While foreclosures have been on the decline, "short sales" - where the sales price falls short of what is owed on the property - have been rising. In terms of distressed property sales, short sales are preferable to foreclosures for several reasons: 1) units are typically occupied and in better condition; 2) they tend to be higher priced; and 3) short sales are more favorable financially for banks which may translate into improved lending conditions. In third quarter 2012, short sales comprised 26 percent of statewide resale activity. " The foreclosure ratio is calculated by dividing the number of dwelling units in the jurisdiction by the total number of properties that received foreclosure notices that month. The lower the second number in the ratio, the higher the foreclosure rate. 2013-2021 HOUSING ELEMENT II-33 HOUSING NEEDS ASSESSMENT 336 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 as well as indicate the type of households that would most likely experience overcrowding or overpayment. For purposes of evaluating home purchase affordability, Table II-21 presents the maximum affordable purchase price for moderate income households (120% AMI), and compares this with the 2012 median sales prices for single-family homes and condominiums in Huntington Beach as previously documented in Table II-20. As illustrated below, the maximum affordable purchase price ranges from $382,000 for a two person household, $433,000 for a three person household, and $481,000 for a four person household, rendering the median priced single-family homes in Huntington Beach beyond the reach of moderate income households. However, given the wide range in sales prices, approximately 40 two bedroom homes and 200 three-bedroom homes did sell at levels within the affordability threshold for households earning moderate incomes. As the real estate market continues to improve and the number of distressed and below market sales decline, the availability of affordably priced single-family homes in Huntington Beach will likely diminish. Condominiums provide an affordable homeownership option for many moderate income households in Huntington Beach. For example, a three person moderate income household can afford a purchase price up to $433,000, and is thus easily able to afford the $315,000 median priced two-bedroom condominium. Expanding the supply of condominiums, combined with downpayment assistance programs and inclusionary housing requirements, can thus be an effective way to extend affordable homeownership opportunities to moderate income households in Huntington Beach. Table II-21: 2012 Orange County Maximum Affordable Housin Cost Moderate Income Moderate Income 1 Bedroom 2 Bedroom 3 Bedroom Affordable Housing Cost (2 persons) (3 persons) (4 persons Household Income @ 120% Median $81,900 $92,100 $102,350 Income Towards Housing @ 35% Income $28,665 $32,235 $35,822 Maximum Monthly Housing Cost $2,389 $2,686 $2,985 Less Ongoing Monthly Expenses: Utilities $97 $109 $147 Taxes (1.1% affordable hsg price) $350 $398 $440 Insurance $100 $115 $130 HOA Fees, Maintenance& Other $200 $200 $200 Monthly Income Available for Mortgage $1,642 $1,864 $2,068 Supportable 30 yr Mortgage @ 4.0% interest $344,000 $390,000 $433,000 Homebuyer Downpayment (10% of affordable hsg price) $38,000 $43,000 $48,000 Maximum Affordable Purchase Price $382,000 $433,000 $481,000 Huntington Beach Median Single-Family Sales Price $415,000 $532,000 $570,000 Huntington Beach Median Condo Sales Price $246,000 $315,000 $415,000 Source: Karen Warner Associates. Utility costs based on Orange County utility allowance schedule. Includes gas, electricity,water and trash. 2013-2021 HOUSING ELEMENT II-34 HOUSING NEEDS ASSESSMENT 337 Table II-22 presents the maximum affordable rents for very low, low and moderate income households by household size, and compares with average apartment rents in Huntington Beach (as documented previously in Table II-17). As the table below indicates, Citywide average rents are above the level of affordability for all very low income households and for low income households with three or more persons. However, average rent levels on studio and one bedroom units are within the level affordable to smaller, one and two person households earning low incomes. Households earning moderate incomes, regardless of household size, are easily able to afford market rents in Huntington Beach. Table II-22: 2012 Maximum Affordable Rents Maximum Affordable Rent After Utilities Allowance* Income Level Studio 1 Bedroom 2 Bedroom 3 Bedroom (1 person) (2 person) 3 person 4 person Very Low Income $760 $867 $975 $1,057 Low Income $1,265 $1,444 $1,625 $1,779 Moderate Income $1,708 $1,950 $2,194 $2,412 Huntington Beach $1,092 $1,362 $1,719 $2,160 Average 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: $83 for studios, $97 for 1 bdrms, $109 for 2 bdrms, and$147 for 3 bdrms Source: Karen Warner Associates 2013-2021 HOUSING ELEMENT II-35 HOUSING NEEDS ASSESSMENT 338 4. 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, 2013-2023 planning period. Assisted Housing Inventory As presented in Table II-23 on the following page, Huntington Beach has a sizable stock of assisted rental housing, totaling 1,438 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 former redevelopment programs. During the prior Housing Element planning period, the City had one project convert to market-rate. Huntington Breakers, a 342 unit bond financed project with 68 units reserved for lower income households, paid off its bond and is no longer bound by any affordability controls. Transfer of ownership and extension of affordability controls on the 185 unit Huntington Gardens (formerly Wycliffe Gardens) occurred in 2008. The project-based Section 8 contracts associated with this project are however still subject to annual renewal. In 2011, the City conveyed ownership of Emerald Cove, a 164 unit very low income senior apartment complex, to a local non-profit housing provider (Jamboree Housing). The project had been experiencing deferred maintenance and social service programming was being reduced due to limited City funding. Substantial rehabilitation improvements were completed in conjunction with the transfer in ownership, including remodeling of the clubhouse and creation of a gym for seniors, and on-site social service programming was increased. At-Risk Projects This section evaluates those lower income rental projects in Huntington Beach at-risk of converting to market-rate uses prior to 2023. Two affordable housing projects are considered to be at-risk during this period - Huntington Villa Yorba. And Huntington Gardens. Both of these projects maintain Section 8 project-based Housing Assistance Plan (HAP) contracts with HUD subject to annual renewals. Huntington Villa Yorba is a 198 unit HUD Section 2360)(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. According to California Housing Partnership's February 2013 update of HUD assisted properties, the mortgage on Huntington Villa Yorba expires on May 1, 2013, with the Section 8 contract subject to renewal on May 31, 2013. City Economic Development staff are actively working with project property owners to extend affordability. 2013-2021 HOUSING ELEMENT II-36 HOUSING NEEDS ASSESSMENT 339 Table II-23: Assisted Rental Housing Inventory - Potential Tenant Total, Affordable Applicable Conversion Pro'ect Name T e - Units==- t3nits Po grams Date Multi-Family Revenue Bond Projects Five Points Apartments Seniors 164 48 VL/Mod TEB/ LIHTC 2026 Federally Assisted Projects Huntington (Wycliffe) Gardens Seniors 185 185 Sec 231/Section 8 2044/Oct 2013 Huntington Villa Yorba Family 198 192 VL Seca)(1)/Section 8 2013 Colette's Children's Homes (Cypress, Family 18 18 VUL HOME 2064 -2068 Glencoe, Keelson Pacific Sun Apartments (Collette's) Family 6 6 VL HOME/NSP 2072 Interval House Family 6 6 VL HOME 2029 Orange Community Housing (Keelson, Family 40 40 VL HOME 2024 -2060 Koledo, Queens Redevelopment Agency(former)Assisted Bowen Court Seniors 20 20 VL Set-Aside 2062 Bridges Apartments Family 80 80 VUL CDBG 2028 Emerald Cove Seniors 164 164 VUL Set-Aside 2063 Fountains Senior Apartments Seniors 271 80 VUL Set-Aside 2062 Hermosa Vista Apartments Family 88 88 VUL HOME/Set-Aside/ 2065 TEB/LIHTC Huntington Pointe Seniors 104 104 VUL HOME/Set-Aside/ 2061 TEB/LIHTC Oakview-Jamboree I — IV Family 19 19 VL HOME/Set-Aside 2066 - 2069 Oakview- OCCHC (Koledo IV-V) Family 15 15 VL HOME/Set-Aside 2060 Project Self Sufficiency(11th St) Family 9 9 VL Set-Aside 2024 Shelter for Homeless (Keelson,Barton) Family 12 12 VL HOME 2024 -2030 Sher Lane Apartments Family 66 66 Set-Aside 2028 VL/L/Mod Sea Air Apartments Family 36 36 Low Set-Aside 2026 Pacific Court Family 48 47 VUL HOME/Set-Aside/ 2068 TEB/LIHTC Non-Assisted Projects Ocean Aire Gardens Family 65 62 L/Mod Density Bonus 2026 1325, 1345, 1350 Delaware Family 3 3 L Density Bonus 2031 Beachview Villas SRO 107 106 VUL Non-assisted Perpetuity 7912 Newman St (Bonnani/Roosevelt) Senior 2 2 VUL Density Bonus 2067 Main Place Apartments Family 29 26 L Inclusionary 2033 Newland/Heatherton(16791 Roosevelt) Family 3 1 L Density Bonus 2033 1301 Delaware Family 30 3 L/Mod Density Bonus 2031 TOTALS 1,438 Source: City of Huntington Beach Economic Development Department, September 2012; California Housing Partnership Corporation, February 2013. TEB=Tax Exempt Bond. LIHTC= Low Income Housing Tax Credit. 2013-2021 HOUSING ELEMENT II-37 HOUSING NEEDS ASSESSMENT 340 With transfer of Huntington Gardens to Living Opportunities Management Company (LOMCO) in 2008, the project's mortgage was extended from 2016 to 2044. However, the Section 8 Housing Assistance Payment (HAP) contracts associated with the project's 185 units are subject to renewal from HUD in October 2013, technically rendering the project at potential risk of conversion. r 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-24, 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-24: Market Value of At-Risk Projects Project Units Huntington Gardens Huntington Villa Total Yorba 1 bdrm 185 21 206 2 bdrm 152 152 3 bdrm 19 19 Total 185 192 377 Annual Operating Cost $1,175,000 $1,568,496 $2,658,172 Gross Annual Income $2,730,000 $3,538,560 $6,181,920 Net Annual Income $1,554,500 $1,970,065 $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$2,100(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 2013-2021 HOUSING ELEMENT II-38 HOUSING NEEDS ASSESSMENT 341 Option 2: Rental Assistance Huntington 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 Huntington Gardens and Huntington Villa Yorba and associated bedroom mix, the total cost of subsidizing rents in these projects is estimated at approximately $180,000 per month, or $2.1 million annually, translating to $42 million in subsidies over a 20-year period. Table 11-25: Require Rent Subsidies for At-Risk Pro'ects # # Fair Household Household Max. per Unit Total Total Market Income Afford Monthly Annual Bdrms Units Rents Size 50% AMI) Rent Subsidy Subsidy Subsidy 1 bdrm 206 $1,350 2 person $38,550 $963 $387 $79,722 $956,664 2 bdrm 152 $1,610 3 person $43,350 $1,083 $527 $80,104 $961,248 3 bdrm 19 $2,290 4 person $48,150 $1,203 $1,087 $20,653 $247,836 Total 377 $180,479 $2,165,748 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 review of 130 multi-family sales in Huntington Beach during 2011 and 2012, the median purchase price for apartment buildings in Huntington Beach runs approximately $245,000/unit. Therefore, the cost to replace the 377 at-risk units in Huntington Beach can generally be estimated at $92 million. Cost Comparisons In terms of cost effectiveness for preservation of the 377 at-risk units, 20 years worth of rent subsidies ($42 million) are less expensive than transfer of ownership ($84 million), or purchase of replacement units ($92 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. 2013-2021 HOUSING ELEMENT II-39 HOUSING NEEDS ASSESSMENT 342 5. Housing Problems A continuing priority of communities is enhancing or maintaining the quality of life for residents. A key measure of the quality of life in Huntington Beach is the extent of "housing problems." One measure of housing problems used by both the State and Federal governments is the extent of housing overpayment and overcrowding within a community. Overpayment Housing overpayment, as defined by the State and Federal government, refers to spending more than 30 percent of income on housing; severe overpayment is spending greater than 50 percent of income. Table II-26 shows the incidence of overpayment in Huntington Beach. Table II-26: Housin Overpayment 2010 Oran�g Co. warp a meta,� Households Owners Overpayment (>30%income on housing) 17,954 39% 42% Severe Overpayment (>50% income on housing) 7,683 17% 19% Lower Income Owners Overpaying 5,528 60% -- Renters Overpayment (>30%income on housing) 13,027 46% 52% Severe Overpayment (>50%income on housing) 5,881 21% 25% Lower Income Renters Overpaying 9,012 73% -- TotalOverpayment 30,981 43% 47% Source: American Community Survey(ACS)2005-2009. % lower income overpayment derived from HUD CHAS and applied to owner and renter households from 2005-2009 ACS. Note: Severe overpayment is a subset of overpayment. According to the 2005-2009 American Community Survey, 39 percent of owners and 46 percent of renters in Huntington Beach were spending more than 30 percent of their total income on housing. This level of overpayment represents a significant increase from 2000 when 38 percent of renters were overpaying. Severe overpayment among renters has also increased, rising from 16 to 21 percent. In terms of overpayment among lower income households (<80% AMI), an estimated 9,012 lower income renter households and 5,528 lower income owners were faced with overpayment in Huntington Beach. The impact of housing overpayment on Huntington Beach's lower income households is significant, with the community's special needs populations — seniors, persons with disabilities, and female- headed households with children - most vulnerable to losing their housing due to an inability to pay. Figure 6 shows locations in Huntington Beach with concentrations of severe overpayment among the renter population. Census tracts with the highest concentrations (40-55%) of renters spending more than half their incomes on rents are located north of Edinger and east of Springdale, as well as a small area south of Adams and west of Magnolia. These areas also evidenced high levels of renter overpayment in the City's 2008 Housing Element as derived from 2000 census data. 2013-2021 HOUSING ELEMENT II-40 HOUSING NEEDS ASSESSMENT 343 "4 -= o Z ej m oc O Lu a = H # Q-� +V � G - Lu O O 6 Lu v U W =— _ r7 a � tWl1 3 ' t: WI i } � -� MACH 8 VQ ,d aiv sr sr rt _ __....fl.......� !!lam lY � V i If m } BO or P S _ r Q LIMA _ y IPIga �q 11 ;u{y�� M Lo o � rNej�8 U - Z O N co V a� cr + Y� y �,� �'(�I,I � � arc"£' �+ =� i�i�����i������• �� d' h r I�. x'" '�i 4�1 xi 110, 2013-2021 HOUSING ELEMENT II-41 HOUSING NEEDS ASSESSMB4T Overcrowding The State defines an overcrowded housing unit as one occupied by more than 1.01 persons per room (excluding kitchens, porches, and hallways). A unit with more than 1.51 occupants per room is considered severely overcrowded. The incidence of overcrowded housing is a general measure of whether there is an available supply of adequately sized housing units. Table II-27 shows the incidence of overcrowding in Huntington Beach and Orange County by tenure, as measured by the 2006 -2010 American Community Survey. As indicated, just three percent of all households in Huntington Beach were living in overcrowded conditions, well below the incidence of overcrowding Countywide where overcrowding impacts nine percent of households. While the City's renter households were more likely to experience overcrowded living conditions than owner households, the level of renter overcrowding has declined significantly over the past decade, from 13 percent in 2000 to six percent in 2010. Table II-27: Overcrowded Households 2010 Overcrowding Households Percent Orange Co. to Owners Overcrowding 443 <1% 4% Severe Overcrowding 59 <1% 1% Renters Overcrowding 1,600 6% 17% Severe Overcrowding 671 2% 7% Total Overcrowding 2,043 3% 9% Source: American Community Survey(ACS)2005-2009. %overcrowding from ACS applied to 2010 Census count of owner/renter households. Note: Severe overcrowding is a subset of overcrowding. While overcrowding levels have decreased significantly in Huntington Beach, the existence of nearly 700 renter households living in severely overcrowded conditions remains an important housing issue. As illustrated in Figure 7, the Oak View neighborhood in central Huntington Beach evidenced the highest levels of overcrowding, with 38 percent, or 619 renter households severely overcrowded; this area was also identified in the City's 2008 Housing Element as having a high level of overcrowding. Oak View is one of the City's CDBG Enhancement Areas and continues to be a major focus for City neighborhood improvement activities. 2013-2021 HOUSING ELEMENT II-42 HOUSING NEEDS ASSESSMENT 345 ilit tuo m V ( ew c OC w d O W - cc O — «� OC w _ w '^ z > 12 W ..,. _. Vl O o x ,., - N I it j ¢ I F- _ f M i-€^ Z l 11 jp ' o- 0 � w i y a ¢ m m L i I S �z U m 00k4 ON 0 i C) C O O I I 11 ry yli Ip1 V O JI II , oc Z o Ln N a :> v T Y s� ila i F Ut L.L 2013-2021 HOUSING ELEMENT II-43 HOUSING NEEDS ASSESSMB4'f E. REGIONAL HOUSING NEEDS ALLOCATION The Regional Housing Allocation (RHNA) is a state-mandated process which determines the amount of future housing growth each city and county must plan for in their housing elements. 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 need to be added to compensate for anticipated demolitions and changes to achieve an "ideal" vacancy rate. The RHNA process begins with the California Department of Housing and Community Development's (HCD) projection of future statewide housing growth need, and the apportionment of this need to regional councils of government throughout the state. As southern California's designated Council of Government, the Southern California Association of Governments (SCAG) is the agency responsible for developing an allocation methodology to allocate the region's assigned share of statewide need to cities and counties by income level. 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 SCAG has adopted the RHNA for the 2013-2021 Housing Element cycle, and has allocated Huntington Beach the following share of the region's housing needs: Table II-28 Regional Housing Needs Assessment 2013-2021* Income Level Perce t of Units Percent Extremely Low** 0-30% 156 12% Very Low 31-50% 157 12% Low 51-80% 220 16% Moderate 81-120% 248 18% Above Moderate 120%+ 572 42% Total 1,353 Source: http://SCAG.ca.gov.gov/Housing/rhna.htm *AMI—Area Median Income. **An estimated half of the City's very low income housing needs (156 units) are for extremely low income households. 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 State approval of the Housing Element. As the RHNA represents a 2013-2021 HOUSING ELEMENT II-44 HOUSING NEEDS ASSESSMENT 347 planning target for new residential growth and not a building quota, so long as a jurisdiction provides sufficient sites and does not impose constraints to development, it is not penalized for falling short of its RHNA target. Huntington Beach 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. 2013-2021 HOUSING ELEMENT II-45 HOUSING NEEDS ASSESSMENT 348 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. 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. 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 standards are fairly comparable to other Orange County communities, and are not considered excessive or overly restrictive. 2013-2021 HOUSING ELEMENT III-1 HOUSING CONSTRAINTS 349 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.) 3;5 315 3;5 3;5 315 — Street Side(ft.) 6;10 6;10 5 6;10 6;10 10 Rear(ft.) 10 10 7.5 10 10 — Maximum Height(ft.) Dwellings 35 35 35 35 35 20 Accessory Structures 15 15 15 15 15 15 Maximum FAR — — 1.0 — — — Min Lot Area/Unit(sq. ft.) 6,000 2,904 1,742 1,244 — Density(du/acre) 7.26 15 25 35 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 2.5 2.5 2.5 1 enclosed 1 enclosed 1 enclosed 1 enclosed Guests .5/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. 2013-2021 HOUSING ELEMENT III-2 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, Bella Terra, Downtown, and Beach and Edinger Corridors 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 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 housing projects, ranging in size 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— Housing Resources. 2013-2021 HOUSING ELEMENT III-3 HOUSING CONSTRAINTS 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. 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 2'/z spaces for four or more bedrooms. Since adoption of the new ordinance, the City has received one density bonus application. Development Standards for Senior 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. Inclusionary Housing: Huntington Beach has had an inclusionary housing requirement since the early 1990s, asset 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 2013-2021 HOUSING ELEMENT III-4 HOUSING CONSTRAINTS fewer than ten units. In July 2009, the City Council amended the ordinance to increase the size threshold of projects eligible to pay the in-lieu fee from 9 to 30 units, and in August 2011 modified and improved the Inclusionary Housing Guidelines for new development and current Inclusionary Housing residents. 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 moderate income households at an affordable housing cost for a 55 year period for rental units and 45 years for ownership units. Rental units are required to be made available to low income households, with on-site rental inclusionary units eligible to be provided to moderate income households; for-sale units cannot exceed levels affordable to moderate 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. Based on this study, the City's current inclusionary housing in-lieu fees are presented in Table III-2; the City will be establishing the in-lieu fee amount for projects between 10-30 units in size: Table III-2: Inclusionary Housing In-Lieu Fee Project Size Per Unit In-Lieu Fee nits) Amount Three $8,140 Four $9,150 Five $10.170 Six $11,180 Seven $12,200 Eight $13,230 Nine $14,250 The City has established 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, administrative costs, gap financing, or to lower the interest rate of construction loans or permanent financing. The City Council annually reviews the in-lieu fee schedule and updates as appropriate by resolution and sets 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 ' 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. 2013-2021 HOUSING ELEMENT III-5 HOUSING CONSTRAINTS developments, with 560 affordable units produced through the City's requirement between 1993-2012. The City's ordinance provides incentives for compliance by offering density bonuses and additional regulatory incentives for provision of 10 percent low or moderate income units. To provide flexibility, the ordinance provides the option for payment of an in- lieu fee for projects with 30 or fewer units, as well as the option for 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 affordable housing, 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. ✓ Required findings that 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 and landscape improvements. Since adoption of the updated ordinance, the City has used the ordinance once in evaluating a possible future conversion and has fielded several inquiries about conversion of apartment complexes to condominiums. The ordinance has been effective in preserving existing rental housing and in deterring the conversion of several projects. 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.' 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. 2013-2021 HOUSING ELEMENT III-6 HOUSING CONSTRAINTS Beach and Edinger Corridors Specific Plan BECSP The City Council originally adopted the Beach and Edinger Corridors Specific Plan ,(BECSP) in March 2010, providing for up to 4,500 new housing units along two of Huntington Beach's major commercial corridors. Residential use wais permitted by right' on every parcel within the Plan's 459 acres; certain locations within the Specific Plan required residential development to include ground floor commercial use, while most areas permit stand-alone multi-family residential without a commercial component. The Plan's form-based zoning didees not include density or floor area ratio caps and providesd for reduced parking standards. Building heights of four to six stories weare permitted in most areas. The Specific Plan is 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 BECSP proved successful in facilitating development,with six large scale apartment projects totaling 1,900 units constructed, the rapid pace and scale of this development resulted in extensive community opposition to the Plan. In response to the community's concerns, in May 2015 the Huntington Beach City Council adopted several substantive amendments to the BECSP intended to slow the amount and impact of development. On June 23, 2015, the State Department of Housing and Community Development (HCD) issued a letter notifying the City of Huntington Beach that the adopted amendments to the BECSP resulted in the City's 2013-2021 Housing Element no longer being in compliance with State housing element law, as stated below: "Amendments made to the BECSP chancle the maximum number of allowable units to an amount less than the Citv's remainingregional housing need allocation. Such an action fundamentally alters the inventory of available sites constituting a de facto change to the housing element's available sites calculation. Development standards were changed reducing unit density by requiring additional parking and restricting development flexibility by requiring a conditional use permit. These actions pose constraints to the development of housing, particularly on sites identified in the land inventory to meet the City's remaining housing need. The amendments to the BECSP changethe premises upon which the Department's prior Certification was based, thereby nullifying that prior Certification." 3 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 site plan review approval. 2013-2021 HOUSING ELEMENT III-7 HOUSING CONSTRAINTS The following section evaluates each of the amendments made to the BECSP that affected residential uses as a potential constraint to development, and where appropriate, identifies a program response for inclusion in the Housing Element to address the constraint. Table III-3 below summarizes each of the 2015 BECSP amendments pertaining to residential development, and compares to the standards under the ordinal 2010 BECSP. Table 111-3: Summary of BECSP Amendments 011 POW-o-i, h i..Il -„ �wYiF , "M { , iU9", � Maximum Amount of Net Up to 4,500 units Reduced to 2,100 units New Development (1,900 units constructed. MAND Entitlement Processing Administrative approval Requires all residential and mixed through site plan review use projects to obtain Conditional process (no public hearing)for Use Permit (CUP)from Planning residential pEgiects. Commission. Residential Parking Studio/1 bdrm - 1 space Studio/1 bdrm 2 spaces 2 bdrm 1.5 spaces 2 bdrm 2 spaces 3+ bdrms 1.5 spaces 3+ bdrms 2.5 spaces Guest spaces- 0.2 per unit Guest spaces 0.5 per unit Parkinq may be provided in tandem configuration. Parking mana ement Ian re wired. Building Heights Ranges from four to six stories Maximum four stories Building Setbacks Front yard: Ranges from 0 - Front yard: 30' on Beach & Edinger 30' 15' all other public streets Upper story: 10' along front and Upper story: n/a (offsets & sides (for 100')for all floors above a notches re wired 3rd stor Retail/Commercial Uses Retail and commercial Requires ground floor retail and permitted, but not required, commercial in all residential with residential projects. proiects, with deviations permitted subject to a CUP from the Planning Commission.. already appFeved five large SGale apa#mept--pfejeet&-4-et@1ing ever 4,400 With aR Issue - Maximum Amount of Net Development (MAND): Reduction of the maximum number of units permitted under the Plan to 2,100 decreases the remaining development potential to lust 200 units, a level insufficient to address the City's identified RHNA shortfall of 413 very low and low income units. Any application for development in excess of the MAND would require an Environmental Assessment, and would be subject to approval of a Zoning Text Amendment, thus presenting a significant constraint to development. The issue of remaining RHNA site capacity and the MAND is discussed in detail in the Resources Chapter of the Housing Element, and a program action has been added to mitigate this constraint by amending the BECSP to increase the MAND to accommodate the 413 unit lower income RHNA shortfall. Issue - Entitlement Processing: Prior to the 2015 BECSP amendment, in areas of the BECSP where residential is allowed, the use was permitted by right. Development 2013-2021 HOUSING ELEMENT III-8 HOUSING CONSTRAINTS roaects required approval of an administrative site plan reviewiSPRI which includes notification to surrounding properties at a minimum but not a public hearing or discretionary review. In addition, the Director of Community Development may refer any project to the Planning Commission and projects with an EIR are also required to be reviewed by the Planning_Commission. Once acted upon, all projects may be appealed to the City Council. Underthe amended BECSP, all residential or mixed use projects are required to obtain a Conditional Use Permit(CUP) from the Planning Commission which require a noticed public hearinq. While a majority of BECSP projects to date have been referred to the Planning Commission and subject to a public hearing due to a project EIR, residential was a permitted use and not subject to the specific findings of a CUP. The requirement for a CUP contributes uncertainty to project approval, in addition to adding anywhere from one to six months of additional processing time and approximately double the entitlement application costs. For example, the 173 unit Beach & Ocean project was approved through a site plan review process in four months (from application submittal to project approval, whereas if the pro'ec� t were required to obtain a CUP, the process could have taken anywhere from six to ten months. In conclusion, the CUP requirement may serve as a potential constraint to development and the ability of the City to address its remaining very low and low income RHNA need for 413 units within the BECSP. In order to mitigate this constraint, a program action has been added to the Housing Element to establish an "Affordable Housing Overlay" within the BECSP and to designate sufficient sites with the OverlaV to offset the RHNA shortfall, and replace the CUP requirement on these sites with an administrative Site Plan Review process (i.e. — no Planning Commission or City Council hearinq). Issue - Residential Parking: The residential parking standards under the amended BECSP (2 spaces/studio, 1 & 2 bedroom units, 2.5 spaces/3+ bedroom units, plus 0.5 quest spaces per unit)are based on the City's current residential parking requirements in the coastal zone. The coastal zone parking standards require that each unit, regardless of number of bedrooms, have at least two on-site parking spaces to ensure that on-street parking is generally available for the public to access the coast/beach. The following Table III-4 provides a comparison of required parking under the original BECSP standards versus the new standards for two actual BECSP projects: Table III-4: Parkinq Re uirement Comparisons Oceana 1 bdrm - 18 1 bdrm -- 18 1 bdrm - 36 2 bdrm - 35 2 bdrm - 52.5 2 bdrm - 70 3 bdrm - 25 3 bdrm - 37.5 3 bdrm - 62.5 Total - 78 units Guest- 15.6 Guest- 39 Total - 124 spaces Total -208 spaces 2013-2021 HOUSING ELEMENT III-9 HOUSING CONSTRAINTS Elan Studio - 26 Studio—26 Studio - 52 1 bdrm - 129 1 bdrm -- 129 1 bdrm - 258 2 bdrm - 119 2 bdrm - 178.5 2 bdrm - 238 Total -274 units Guest- 54.8 Guest- 137 Total -389 spaces Total -685 spaces As shown by these project examples, the amended BECSP substantially increases the number of required parking spaces for residential projects (68% increase for Oceana, 76% increase for Elan), significantly adding to project development costs and potentially impacting project feasibility. A recent development application in the City identified a cost of $26,000 per space for a two-level subterranean parking garage, with the cost increasing to approximately $30,000 per space for additional levels deeper in the ground (based on factors related to the water table, extra shoring and added construction time). Applying these cost figures to the Elan project, and assuming 100 spaces per level of underground parking, the cost to provide the 389 spaces required under the original BECSP standard is approximately $10.8 million, compared to $19.8 million under the amended standard. For smaller projects that provide at-grade parking, such as Oceana, the increase in parking required under the amended BECSP results in parking consuming a larger proportion of the site. By reducing the footprint available for development, the number of units able to be built is also reduced, further impacting project feasibility. While there are recent projects in the Coastal Zone that have met the higher parking standards (Pacific City - 516 apartments, including 51 moderate income), the increased market value for coastal housing allows such projects to more readily absorb the increase in parking costs. It is unlikely that an affordable project, such as Oceana, would be able to absorb the cost increase associated with a 68% increase in required parking spaces. The provision of adequate parking is a significant issue in Huntington Beach. The reduced parking standard under the original BECSP may in fact be too low and result inspillover jDarkinq impacts. The City has received complaints re ardin arkin spillover from nei hborhood residents and commercial tenants ad scent to some of the apartment projects as well as complaints regarding lack of_parking from the apartment tenants themselves. Worth noting is that two BECSP projects voluntarily provided parking in excess of the BECSP standard (Boardwalk, provided 803 spaces instead of required 737, and the Monogram provided 889 spaces, 140 above the required 749), indicating that at least two developers believed the original BECSP parking standard was inadequate. The fact that the coastal zone parking standard of 2.5 spaces per unit is the same for studio and one bedroom units as it is for two bedrooms will serve as a significant disincentive for the provision of smaller units. In contrast, the Citywide parking standard under the Huntington Beach Zoning Ordinance provides a reduced parking ratio of 1.5 spaces (inclusive of quest spaces) for studio and one-bedroom units, with standards for larger units consistent with coastal zone requirements. The Citywide parking standard has been in place for many years, and has been successful in 2013-2021 HOUSING ELEMENT III-10 HOUSING CONSTRAINTS providing adequate parking, while not constraininq development. By way of comparison, utilizing the Citywide parking standard, the Elan project would be required to provide 530 spaces, approximately mid-way between the 389 spaces under the original BESCP and 685 spaces under the amended BECSP. In conclusion, the increased parking required under the amended BESCP results in a substantial increase in protect costs, reduced densities in smaller projects with surface parking, and serves as a disincentive to the provision of smaller unit sizes. In order to mitigate this constraint, the Housing Element program action to establish an "Affordable Housing Overlay" will include replacing the coastal zone parking requirement in the amended BECSP with the Citywide parking standard on sites designated within the Overlay that propose to provide 20 percent affordable units. Additionally, projects can request parking reductions through the density bonus ordinance. Issue - Building Heights: Under the original BECSP, maximum building heights varied based on the district or segment. For example, the two "core" areas of the Plan where the most intense development was envisioned permitted six stories. In other areas where infill commercial, mixed-use and residential was envisioned (representing approximately half of the Plan area), the maximum height was four or five stories. Height was further restricted if adjacent to-or across the street from existing, approved or zoned residential development. The maximum height in the Commercial General (CG) zone, which was the primary zoning designation for the BECSP area prior to its adoption, is 50 feet (generally equivalent to four stories). The amended BECSP establishes a maximum four story building height throughout the Plan with the goal of better preserving the existing scale and character of development. Four story height limits are typical of many urban environments, and are consistent with the City's height limits in the CG zoning district. Oceana, a 100 percent affordable family project with a majority two- and three-bedroom units in the BECSP that was developed in 2013, is four stories. Oceana was developed at a density of 40 units per acre. In addition, three other BECSP projects are entirely or a portion developed at four stories and were able to achieve densities ranging from 40 to 60 units per acre. Recent discussions with market rate and affordable housing developers have not indicated that a four story height limit is a constraint to the desired density or economic viability of a project. Reduction of height limits in those portions of the BECSP which previously permitted five or six stories does not pose a significant constraint to development. Issue - Building Setbacks: Prior to the amendment BECSP front yard setback requirements ranged from zero to 30 feet within the Plan's various districts and segments, with prescribed minimum and maximum setbacks. Under the amendment the maximum setback has been eliminated and a consistent 30 foot setback established throughout the BECSP. However, the BECSP also has public open space requirements and most projects would be able to satisfy this requirement within the 30-foot setback, so it serves a dual purpose. Examples of BECSP projects constructed at a 30-foot front yard setback include the 173 unit Beach & Ocean Apartments, and the Hoag Health Center expansion. For the Beach and Ocean project, the 30-foot setback is designed and functions as the 2013-2021 HOUSING ELEMENT III-11 HOUSING CONSTRAINTS re uired public open s ace and re uired water Quality BMP. The Beach and Ocean project is four stories in Height, has a 30-foot setback and was developed at a density of 54 units per acre. The BECSP amendment does allow deviation in the 30 foot setback requirement to a minimum of 15 feet with approval of a CUP from the Planning Commission. For reference, prior to adoption of the BECSP, a minimum 50-foot setback was required in the General Commercial(CG) zone along Beach Boulevard and Edinger Avenue, with an allowance for a reduced 25-foot setback with the setback area entirely landscaped. In summary. given the examples of projects built to the 30 foot setback standard, the ability for a reduced 15 foot setback with a CUP, and the 50 foot setback standard in place prior to the BECSP, the 30 foot setback requirement is not deemed a significant constraint to development. Issue - Retail/Commercial Uses: In order to encourage commercial uses and revitalization of existing commercial developments, the amended BECSP requires residential projects to provide retail/commercial uses at the ground floor street level. Deviations from this requirement will be conditionally permitted subject to Planning Commission approval. Among the six constructed BECSP residential projects, three have included a ground floor street level commercial component (Boardwalk, Elan and Huntington Beach Lofts). While the requirement for residential developers to include commercial in their projects may serve as a potential barrier for smaller projects, given the scale of residential projects in the BECSP, this has not proved to be an issue in Huntington on Beach. In addition, the BECSP does not specify a minimum amount of commercial square footage at the ground or street level and allows for other uses such as parking or residential behind the commercial use. For 100% affordable projects, such as Oceana, where the inclusion of commercial could potentially serve as a constraint to tax credit and other financing, the amended BECSP provides for waiver of this requirement subject to approval of a CUP. For these reasons, the requirement for ground floor commercial in the amended BECSP is determined not to serve as a significant constraint to development. However, in order to eliminate the potential for this to be a constraint and in compliance with state law, a Housing Element program action to establish an "Affordable Housing Overlav" will include a provision that eliminates the requirement for a commercial component in residential projects. Downtown Specific Plan The Downtown Specific Plan (DTSP) was updated in 2011 with the purpose of incentivizing development, which had been stagnant due to economic factors. The new DTSP increased the maximum allowable density from 25-30 units/acre to 50 units/acre and expanded the area in the Downtown core where residential mixed use is permitted. The DTSP also allowed developers to provide parking through payment of in-lieu fees for the commercial portions of their projects. The revisions to the DTSP have been effective in facilitating development in the Downtown, with four multi-family/mixed use projects totaling 44 units either approved or going through the entitlement process (April 2013). 2013-2021 HOUSING ELEMENT III-12 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 1114 5 summarizes the housing types permitted in each of the Huntington Beach zoning districts. Table 111-35: Housing Types by Residential Zone Category a� Zoning District RL RM RMH RH RMP CO CG Cv IGIIL 14 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 Group Housing PC PC PC PC PC PC" Transitional Housing P P P P P Supportive Housing P P P P P Emergency Shelters ZA/PC P P= Permitted ZA=CUP by Zoning Administrator PC=CUP by Planning Commission Note: *Group residential within IG and IL zones is limited to uses housing workers on-site. 2013-2021 HOUSING ELEMENT III-13 HOUSING CONSTRAINTS | | nits The passage of various state laws starting with AB 1866 v8 July 2UO3\ P-e�F8quiF8S local governments U] use @ ministerial process for uOit@pp|iC8U0nS for the purpose Of facilitating production Of affordable housing. 2||Ovv� cities to impose development standards OD units state law reguirements. The City had previously adopted an accessory dVgllin_q unit ordinance but has stopped using it since 2017 and currently follows state law ta_p��� accessory dwelling unit3. addjtbpa���arking spa- The Planning ��- - - Building-- - '--'`� -rr-'-- ~~-~''- ordinance of existing dwelliRgS in t During the last Housing Element planning period (2OO8-2O12). six units were approved for development, four Cf which have been built. More recent chances in state law have spurred development of accessory dwelling units all�d the City has seen a significant increase in permits over the past two and a half years (since 2017). In 2019, the City has already issued permits for 20 acceqsso�idw�ellinq_units. Based on n3Vi8VV Of F8Ot@| listings for units in HUDtiDgU]O Beach and on[npor8b|8 C)r8nQ8 | County locations, rent levels for units fall within |8ve|S affordable to lower income households. Single Room Occupancy (SRO) Single Room Occupancy (SRO) residences are onna||, one room units occupied by single individua|, and may either have shared or private kitchen and bathroom facilities. SR[)a are rented on 8 monthly basis typically without rental depooit, and can provide on entry point into the housing market for extremely |Ovv income individua|a, formerly homeless and disabled persons. Huntington Beach permits SROs in the General Commercial, Industrial General and Industrial Limited zoning diatricta, subject to approval of conditional use permit by the Planning Commission. B88Chvi8vvVillas is a 107 unit GF{C) developed in Huntington Beach, including 47 restricted very |ovv income units, 59 restricted low income units, and 1 on-site manager unit. In 2001. the City amended its SFlC) ordinance/Section 230.48\ tn reflect suggestions received during the public hearings on BaoohviavvVillas and based on research of SRO 2O13'2021 HOUSING ELEMENT 111'14 HOUSING CONSTRAINTS ordinances from cities in the Southern California region. Provisions of the City's current ordinance are as follows: ✓ 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, excluding up to 25 percent of the total number of units which may have double occupancy ✓ 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. Double occupancy units must be a minimum 400 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 distinguish00 75 between related unrelated individuals,lim tson thenumberof o place unrelated persons living together. Review of the California Community Care Licensing Division inventory of community care facilities identifies one group home for disabled youth (12 person capacity) and one adult residential facility in Huntington Beach that provides 24-hour non-medical care for persons who are unable to provide for their own daily needs. In addition, the Merrill Gardens Assisted Living City has 55 residential care homes for the 2013-2021 HOUSING ELEMENT III-15 HOUSING CONSTRAINTS elderly, providing 706 beds for seniors, with a new 121 unit assisted living facility under construction. The City's regulations have served to provide needed housing opportunities for persons with disabilities, and do not treat such housing for persons differently based on the personal characteristics of the residents. 2013-2021 HOUSING ELEMENT III-16 HOUSING CONSTRAINTS 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 Macintosh Center to maintain a directory of accessible housing for physically disabled individuals. In February 2013, the City Council adopted Municipal Code Chapter 17.77, Reasonable Accommodation Procedures, consistent with federal and state laws regarding providing reasonable accommodations. The Ordinance creates a procedure for an individual with a disability to request a reasonable accommodation from zoning and building standards, regulations, policies, and practices to provide that individual with an equal opportunity to use and enjoy a dwelling. A decision on whether to grant a reasonable accommodation is made by the Director of Planning and Building. If the request for an accommodation is related to another discretionary permit, then the request is processed with the project as a whole. However, no special permit is required for the granting of a reasonable accommodation and no fee is required to apply. Manufactured Housing and Mobile 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 ✓ Units must be built on a permanent foundation ✓ Exterior skirting must extend to the finished grade 2013-2021 HOUSING ELEMENT III-17 HOUSING CONSTRAINTS ✓ 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 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. Pursuant to Ordinance No. 3856, adopted in February 2010, the Huntington Beach Zoning Code defines transitional housing as "buildings configured as rental housing developments, but operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months." The Huntington Beach Zoning Code permits transitional housing in all residential zoning districts, and specifies that such housing shall be considered a residential use of property and shall be subject only to those restrictions and processing requirements that apply to other residential dwellings of the same type in the same zone. The City and its former redevelopment agency have provided funding to support establishment of several transitional housing facilities for battered/homeless mothers with children operated by Interval House and Colette's Children's Home, providing a total of 24 units of transitional housing. The City has added the following definition of supportive housing to its Code: "housing with no limit on the length of stay that is occupied by the target population and that is linked to on- 2013-2021 HOUSING ELEMENT III-18 HOUSING CONSTRAINTS site or off-site services that assist residents retain the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community. On-site and off-site services may include, but are not limited to, after-school tutoring, child care, and career counseling. Similar to transitional housing, Huntington Beach regulates supportive housing as a residential use, provided supportive services are ancillary to the primary use. While the City's Zoning Code treats transitional and supportive housing as a residential use within residential zone districts, recent clarification of State statutes by the State Department of Housing and Community Development (HCD) indicates these uses must also be provided for in non-residential zone districts where housing is permitted. The Huntington Beach Zoning Code conditionally allows residential within the Commercial Visitor (CV) zone district, as well as within certain commercial and mixed use districts within the specific plans for Beach and Edinger Corridors, Downtown and Bella Terra. A program has been added to the Housing Element for the City to amend the Zoning Code to explicitly provide for transitional and supportive housing within the CV zone, and to prepare a Policy Memo to clarify such uses are also to be accommodated in both residential and non-residential zone districts similar to other residential uses within the applicable specific plans. Consistent with California Health and Safety Code (Section 50801), the Huntington Beach Zoning Code 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 Code conditionally allows emergency shelters in the CG zone; if the facility is 5,000 square feet or less, the Zoning Administrator approves the CUP, whereas larger facilities go before the Planning Commission. Pursuant to Ordinance No. 3856, adopted in February 2010, the City also allows emergency shelters by right within the IL (Industrial Limited) and IG (Industrial General) zones. These zone districts were determined by staff to be most conducive to provision of an emergency homeless shelter by right (the City also allows group residential, SROs and day care facilities in the IL and IG zones). 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 12 vacant acres within 10 parcels and other underutilized parcels, providing adequate capacity for provision of an emergency shelter. The Huntington Beach Zoning Code establishes the following objective standards to regulate emergency shelters to be located within the IL and IG zones: A. A single Emergency Shelter for 50 occupants, or a combination of multiple shelters with a combined capacity not to exceed 50 occupants, shall be permitted. Religious Assembly uses within an Industrial zone may establish Emergency Shelters for up to 30 occupants provided they meet the minimum development standards of the zone in which they are located. 2013-2021 HOUSING ELEMENT III-19 HOUSING CONSTRAINTS B. Stays at the Emergency Shelter facility shall be on a first-come first-serve basis with clients housed on-site. Clients must vacate the facility by 8:00 am each day and have no guaranteed bed for the next night. C. Maximum stay at the facility shall not exceed 120 days in a 365-day period. D. A minimum distance of 300 feet shall be maintained from any other Emergency Shelter, as measured from the property line. E. An on-site client intake and waiting area shall be provided in a location not adjacent to the public right-of-way, be fully screened from public view, and provide consideration for weather events including shade and rain cover. The waiting area shall contain a minimum area of 10 square feet per bed. F. Any provision of on-site outside storage shall be fully screened from public view. G. Exterior lighting shall be provided for the entire outdoor area of the site consistent with the Huntington Beach Zoning and Subdivision Ordinance. H. A minimum of one staff person per 15 beds shall be awake and on duty during facility hours of operation. (3861-2/10) I. On-site parking shall be provided at the ratio of 1 space per staff member, plus 1 space for every five (5) beds and an additional '/2 space for each bedroom designated for families with children. J. A Safety and Security Plan shall be submitted to the Director of Planning for review and approval. The site-specific Safety and Security Plan shall describe the following: 1. Both on and off-site needs, including, but not limited to, the separation of individual male and female sleeping areas, provisions of family sleeping areas, and associated provisions of management. 2. Specific measures targeting the minimizing of client congregation in the vicinity of the facility during hours that clients are not allowed on-site. Goals and objectives are to be established to avoid disruption of adjacent and nearby uses. 3. Provisions of a system of management for daily admittance and discharge procedures. 4.Any counseling programs are to be provided with referrals to outside assistance agencies, and provide an annual report on a facility's activity to the City. 5. Clients are to be appropriately screened for admittance eligibility. 6. Refuse collections schedule to provide the timely removal of associated client litter and debris on and within the vicinity of the facility. K. A proposed Emergency Shelter offering immediate and short-term housing may provide supplemental services to homeless individuals or families. These services may include, but are not limited to, the following: 1. An indoor and/or outdoor recreation area. 2. A counseling center for job placement, educational, health care, legal or mental services, or similar services geared toward homeless clients. 3. Laundry facilities to serve the number of clients at the shelter. 4. Kitchen for the preparation of meals. 5. Dining hall. 6. Client storage area (i.e. for the overnight storage of bicycles and personal items). 2013-2021 HOUSING ELEMENT III-20 HOUSING CONSTRAINTS Farm Employee Housing The 2010 Census identifies 84 Huntington Beach residents employed in farming, fishing and forestry occupations, representing only 0.1 percent of the City's labor force. The City had only one, approximately 40 acre parcel remaining in agriculture which was approved in 2012 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.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 does allow reduced 36 foot street widths, although due to the impact on fire truck access, reduced street widths trigger fire sprinkler requirements and other alternative means and methods 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. 2013-2021 HOUSING ELEMENT III-21 HOUSING CONSTRAINTS 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, police, fire and libraries. In 2011, the City prepared a Master Facilities Plan to identify all growth-related capital projects required to accommodate new development under theoretical build-out of the General Plan. Using information in the Master Facilities Plan, a Development Impact Fee Calculation Report was generated to assure that new development pays a proportional fee to offset the additional public service costs associated with that development. In June 2012, City Council adopted updated impact fees for traffic, library development, and park land/open space, and adopted two new impact fees for police and fire to reflect the city's changing requirements for public safety. In an effort to encourage affordable housing development, deed-restricted, affordable housing for lower income households are specifically exempt from police, fire, library and park impact fees (Municipal Code Chapter 17.73 and Sections 17.67.040.A2, 17.74.110.A.2, 17.75.110.A.2, and 17.76.110.A.2).. With the goal of not inhibiting development in a recovering economy, the City's new and updated impact fees are being phased in over a three year period. Beginning in September 2012, residential development will pay 30% of the total impact fee, increasing to 60% in September 2013, and 90% in September 2014. Beginning in 2016, an annual CPI adjustment factor will be applied to the 90% fee level until a new fee study is funded. The development community has requested that the City make it easier to calculate all impact fees from the early design stage of their projects and to defer payment of impact fees to the issuance of the Certificate of Occupancy or Final Building Permit Approval. In response, the new impact fees are established on a per unit basis to allow for simple calculation, and payment of fees are deferred until later in the development process at the time the impact is imposed on the system. 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-46, development fees for the prototypical single-family project run approximately $51,000 per unit, whereas per unit fees for the apartment project are around $26,000.4 For projects requiring a subdivision map, by far the most significant fee is the parks and recreation fee, which runs $17,857 per unit, compared to a parks fee of $4,632 per unit for apartments; the City has reduced the single-family parks fee from the previous level of $35,000 per unit. . School fees collected by the Huntington Beach School District, or depending on location, the Fountain Valley School District, are also significant at$2.97/square foot. 4 Table III-5 details the formulas and assumptions for calculating project residential development fees. 2013-2021 HOUSING ELEMENT III-22 HOUSING CONSTRAINT23 To assess the cost of fees relative to overall development costs, City staff contacted developers of single-family and multi-family projects currently being processed in the City. The single-family developer identified total project development costs of approximately $39.6 million (including hard construction costs, site improvements and land, but excluding financing, property taxes, and sales costs), and total project fees of approximately$4 million, indicating fees comprise ten percent of project costs. In comparison to the 2012 median single-family sales price in Huntington Beach of $600,000 (refer to Table II-20), the $51,000 per unit in development fees identified in Table III-46 represents just 8.5 percent of the median sales price of new and existing homes. In terms of the relative cost of fees in multi-family development, the apartment developer identified total development costs of $90.7 million (including land, site work, direct costs, landscape/common area improvements, general contractor fees, insurance and contingency), with an additional $12.8 million in project development fees. Total development costs are thus $103.5 million, indicating fees comprise 12.3% of costs. The proforma prepared by the City's Economic consultant for the Oceana Apartments provides another multi-family example, with total development costs estimated at $38.7 million, including $3.2 million in permits and fees (prior to any fee waivers), or 8% of total costs. The Economic Development Department may offer fee reimbursements as part of its overall package of development assistance for affordable housing projects. For example, the prior Redevelopment Agency 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 March 2013, the City approved an Exemption of Development Impact Fees for the 91 unit Oceana affordable housing project, waiving a total of$1,300,500 in park, police, fire and library impact fees as provided for under the Municipal Code. In addition, development fee reductions are an eligible incentive under the City's affordable housing density bonus program. In March 2008, the City Council approved reductions in seven Planning Department fees. Fee reductions most relevant to residential development include the 50 percent reduction in the cost for a Variance when processed in conjunction with a Conditional Use Permit (CUP); 50 percent reduction in the Coastal Development Permit Fee when processed concurrently with a Variance, CUP or Tentative Map; and 50 percent reduction on a Zoning Map Amendment when processed concurrently with a General Plan Amendment. AB 641 helps to address the cash flow problems inherent in many affordable housing projects during the construction phase. For projects with a minimum 49 percent of units 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. In summary, given the modest percentage that fees represent of total development costs and sales prices, combined with the fact that affordable projects are exempt from park/ library/police/fire impact fees and eligible for additional fee reductions, it can be concluded that the City's permit fees do not impose an undue constraint on the production of new housing. As a means of specifically encouraging the inclusion of extremely low income (ELI - <30% AMI) units within affordable housing developments, the Housing Element includes a program to waive 100% of application processing fees for projects with a minimum of ten percent ELI units. 2013-2021 HOUSING ELEMENT III-23 HOUSING CONSTRAINTS Table III-46: Summary of Development Fees - Protot pica) Residential Projects Cost Per Single Family Cost Per Apartment Fee Type Unit Unit Planning/Building/Development Impact Fees: Tract Map/Parcel Map 826.53 0.00 Conditional Use Permit 332.96 332.96 Environmental Processing 355.96 355.96 Inspection 1,988.79 1,324.60 Building Plan Check 1,571.14 1,046.43 Plan Review(Planning) 1,392.15 927.22 Strong Motion 22.52 12.24 Library Impact Fee* 1,091.00 519.00 Law Enforcement Impact Fee* 119.00 245.00 Fire Suppression Impact Fee* 277.00 155.00 General Plan Maintenance 416.62 226.41 Processing 31.20 31.20 School Fees 6,237.00 3,564.00 Parks/Recreation Impact fee* 17,857.00 4,632.00 Electrical Permit 300.00 192.00 Mechanical Permit 342.16 308.88 Plumbing Permit 620.88 417.04 Fence Permit 158.54 158.54 Addressing 41.86 41.86 Sub-Total $33,982.31 $14,490.34 Public Works Development Fees: Sewer-City 2,200.00 1,801.00 Sewer-County 4,009.00 2,357.00 Water 5,398.00 5,398.00 Circulation System Impact Fee* 1,800.00 1,238.00 Drainage 3,053.60 462.66 Grading Permit 166.66 166.66 Street Plans 233.33 233.33 Tract Map-Plan Check 73.33 0.00 Landscape- Plan Check 126.93 93.60 Engineering/Inspection -- -- Sub-Total $17,060.85 $11,750.25 Total Fees Per,Utwi ! $51,043.16 - $26,240.59 Source: City of Huntington Beach, 2012. *Impact fee to be phased in over multiple years, with the 2012 fee levels reflected set at 30% of the full fee amount. Low income affordable housing exempt from these impact fees. 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-$225,200 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-$122,384 2013-2021 HOUSING ELEMENT III-24 HOUSING CONSTRAINTS Table III-57: Residential Development Fees — Formulas and Assumptions Fee Formula Assumption Planning Division 1. Tract Map $23,896 + $30/lot Total processing fee was Parcel Ma $4,638 divided among each unit 2. Conditional Use Permit $9,989— Planning Commission Total processing fee was $4,556—Zoning Administrator divided among each unit 3. Parks/Recreation $17,857/unit—SFR(w/subdivision) $4,632/unit—MFR (apartment) $10,679 Environmental Assumes Mitigated Negative 4. Environmental Process Assessment Declaration, with total fee divided among each unit. 5. Addressing $1,256/project 6. General Plan $1.85/$1,000 valuation Scenario Maintenance Building Division Per Project fee of: Scenario: 1. Inspection $1,180 + $6.46/$1,000 SFR valuation: $225,200 over$100,000 -$500,000 MFR valuation:$122,384 2. Building Plan Check 79% of Building Inspection Fee Scenario 3. Plan Review Plannin 70% of Building Inspection Fee Scenario 4. Strong Motion Valuation x 0.0001 Scenario $1,091/unit—SFR 5. Library $519/unit— MFR 6. Law Enforcement $119/unit—SFR Facilities $245/unit—MFR $277/unit—SFR 7. Fire Suppression $155/unit— MFR 8. Processing $30.00 9. School Fees $2.97/s . ft. not including garage Scenario $0.12/sq. ft. 10. Electrical Permit Scenario Standard features included in 11. Mechanical Permit Per item cost calculation, based on scenario Standard features included in 12. Plumbing Permit Per item cost calculation, based on scenario Assumed 75 lineal feet of 6 foot 13. Fence Permit Fee based on valuation tall block wall per unit. City of Huntington Beach, 2012. 2013-2021 HOUSING ELEMENT III-25 HOUSING CONSTRAINTS Table III-57: Residential Development Fees - Formulas and Assumptions cont'd Fee - y.Formula -Assumption Public Works $2,202 - SFR Scenario 1. Sewer Connection -City $1,801 -- MFR 2. Sewer-County(Capital $4,009 - SFR (4 bdrms) Scenario Facilities Capacity Charge) $2,357 - MFR 2 bdrms Total processing fee was 3. Water $5,398 per unit = $161,940 total divided among each unit $13,880 per acre Total processing fee was 4. Drainage divided among each unit Varies depending upon project $5,000 +Fully Burdened Rate acreage and number of cubic (FBR) (301 —5,000 cy) 5. Grading Permit yards of soil involved. Total processing fee was divided among each unit $7,000 + FBR >3 sheets Total processing fee was 6. Street Plans divided among each unit $2,200 + FBR Total processing fee was 7. Tract Map - Plan Check divided among each unit $1,000—w/Tract Map + Total processing fee was 8. Landscape - Plan Check $380 per sheet- MFR divided among each unit Fees are highly variable by project 9.Engineering/ characteristics (8% of public Per unit fee was too variable Inspection improvements estimates) and was not addressed in table $1,800/unit—SFR 10. Circulation System $1,238/unit-- MFR City of Huntington Beach, 2012. 2013-2021 HOUSING ELEMENT III-26 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 and Building 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 projects 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 Department's 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 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 2013-2021 HOUSING ELEMENT III-27 HOUSING CONSTRAINTS 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- 68, 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. Table III-68: Develo ment Processing Times in months Process Huntington Costa Newport Orange 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 Admin) Permit/ 4-6 months 2 - 3 Variance (Ping Comm) (Zoning Admin) 4-6 2 -2'/2 Administrative Permit 1 - 1'/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 months3 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, adjacent 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 Division plan check engineer may be able to provide an "over- 2013-2021 HOUSING ELEMENT 111-28 HOUSING CONSTRAINTS 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 Planning and Building Department for plan 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 checks are required. As indicated in Table III-68, 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 project's 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 adjacent to a waterway, Pacific Coast Highway or a wetlands area. Multi-family residential projects typically require some type of discretionary action. Projects 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 provision can be a constraint for projects already zoned for multi-family housing, the project may be requesting other 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 projects 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. The City is currently working on an amendment to streamline various processing procedures required by the Zoning Code. The streamlining effort would reduce, and in some cases, eliminate the entitlement process for certain land uses. For multi-family projects, the City would increase the threshold for the number of units in a project to be permitted by right. The City would also increase the unit number threshold for projects requiring review by the Planning Commission, which is generally a longer, more expensive process. 2013-2021 HOUSING ELEMENT III-29 HOUSING CONSTRAINTS 6. Building Code Pursuant to State law, Huntington Beach has adopted the latest 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). The City has adopted the most recent International Code of Building Officials (ICBO), as required of all jurisdictions in California. Huntington Beach has also incorporated the 2010 California Energy Code and California Green Building Code Standards into the City's Municipal Code. 2013-2021 HOUSING ELEMENT III-30 HOUSING CONSTRAINTS B. MARKET CONSTRAINTS 1. Availability of 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. Mortgage lending activity in Huntington Beach was relatively modest in 2011,with just 1,797 applications for conventional home purchase loans, reflecting purchase activity on approximately four percent of the City's ownership housing stock. Table III-79 provides information on the status of home purchase loan applications in both Huntington Beach and Orange County. As illustrated by this table, at 74 percent, the loan approval rates in Huntington Beach were identical to those Countywide. Review of loan denial rates by census tract identifies two census tracts with mortgage loan denial rates at least ten points above the 13 percent citywide average. Census tracts 994.11 (east-central Huntington Beach, north of Oak View) and 993.09 (south-central Huntington Beach, east of Goldenwest) both had mortgage loan denial rates of 25 percent. In contrast, the 2005 HMDA analysis in the City's prior Housing Element identified Oak View (census tract 994.02) as the only tract with high mortgage loan denial rates at 28 percent; loan denial rates in this low income neighborhood had decreased to 17 percent in 2011. The City will continue to monitor loan denial rates in these neighborhoods in conjunction with its update to the Analysis of Impediments to Fair Housing Choice. Table III-79: Status of Home Purchase Loans —2011 Loans Approved Loans Denied Loans Withdrawn/Incomplete Huntington Orange Huntington Orange Huntington Orange Beach Co. Beach Co. Beach Co. # Loan 1,336 17,632 236 3,115 225 3,194 Applications % of Total 74% 74% 13% 13% 13% 13% Source: Home Mortgage Disclosure Act Data, 2011. 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. The economic analysis conducted in support of the Beach and Edinger Corridors Specific Plan documented land values at $70/square foot for condominiums, $50/square foot for apartments, and $30/square foot for retail, evidence of the strong demand for housing. Per unit land cost is directly affected by density, with higher densities allowing the cost of land to be spread across more units. By increasing permitted densities within the Downtown Specific Plan, and providing for housing within the Beach and 2013-2021 HOUSING ELEMENT III-31 HOUSING CONSTRAINTS Edinger Corridors Specific Plan without a cap on densities, the City has helped to reduce per- unit land costs. 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 Construction Cost Trends for 2013, the overall cost of construction materials rose from approximately $178 to $205 per square foot between 2006-2012, reflecting a 15 percent increase in materials costs. The increase in construction costs is slowing, but were up 2-2.5% in the first half of 2012,with labor cost increases above that of materials (2.5% labor compared to 1.5% material cost increases).' 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 allows 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. 5 www.dcd.com/pdf_files/1301trends.pdf 2013-2021 HOUSING ELEMENT III-32 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. Floodplain 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. In 2009, a large portion of the southeastern section of the City was redesignated from Flood Zone A to Flood Zone X. 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. The City's experience has been that developers have economical ways to flood proof residential units, typically by raising a site, and that a floodplain designation has not served to deter development. This has been demonstrated by several recent projects located in the floodplain in various stages of the development process, including the currently under construction Pacific Shores residential project (201 multi-family residential units), and Bella Terra (467 multi-family units in mixed use development), and the entitled Boardwalk (487 apartment units) and Parkside (111 single-family units) developments which have both received their Conditional Letters of Map Revision (C-LOMR) from FEMA. Developers of a proposed 500 unit mixed use project located within a floodplain area are currently working on plans to comply with FEMA requirements for flood proofing. Additionally, there are several vacant infill properties that are located within a flood zone, specifically within the Huntington Harbour area. However, areas that have to comply with flood proofing requirements are almost entirely built out, with the majority of undeveloped residential properties, including the downtown area, outside the designated floodplains. 2. Oil Resources Huntington Beach is historically an oil town. The numerous oil facilities currently operating in the City serve to reduce the amount of land currently available for development. While residential projects can sometimes be developed around producing wells, often redevelopment of the sites must be postponed until oil production ceases and facilities are abandoned. The presence of oil facilities thus reduces the amount of land available for development in the near future and/or increases the cost of development. 2013-2021 HOUSING ELEMENT ' III-33 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 Report 13. A later study by GeoScience Analytical14 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 Oxy USA 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 $15,000421,000 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 re-abandoned, which generally costs around $75,000-$100,000. 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 Oxy USA property, is solely designated for visitor serving commercial and open space; it is expected to remain in oil production for the next 20+ years. Adjacent to 12 Angus Petroleum, 1988. 13 Angus Petroleum, 1988. 14 Angus Petroleum, 1988. 2013-2021 HOUSING ELEMENT III-34 HOUSING CONSTRAINTS 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 planned for 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 was approved in October 2012 by the Coastal Commission for residential development. The owner received approval from the City in 2002 to construct 170 units, however, due to wetland concerns it was not until ten years later that the project, Parkside Estates, received approval from the Coastal Commission. The Commission ultimately approved the project for 111 units with expanded wetland and buffer areas. 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 three units, and has been included in the residential sites inventory for the Element. A tentative parcel map was previously approved for the site. The property has since changed owners and the new owner has indicated intent to submit a revised parcel map for three residential units. 2013-2021 HOUSING ELEMENT III-35 HOUSING CONSTRAINTS 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 9.5 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 Pacific Shores 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 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 5,500 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 2013-2021 Housing Element cycle, which anticipates only 1,350 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 2013-2021 planning horizon are constrained by infrastructure availability. 2013-2021 HOUSING ELEMENT III-36 HOUSING CONSTRAINT'S IV. HOUSING RESOURCES An important component of the Housing Element is the identification of sites for future housing growth, and an evaluation of the adequacy of those sites in fulfilling the city's regional housing needs allocation, or "RHNA". The following Housing Resources section describes and analyzes resources available for the development, rehabilitation, and preservation of housing in Huntington Beach, including sites for new housing; financial and administrative resources available to facilitate housing production and housing-related services; and opportunities for energy conservation in existing and new housing and reducing greenhouse gas emissions. A. ADDRESSING UNACCOMMODATED RHNA FROM PRIOR 2006-2013 PLANNING PERIOD California State Housing Law states: For housing elements due on or after January 1, 2006, if a city or county in the prior planning period failed to identify or make available adequate sites to accommodate the regional housing need allocated, then the city or county shall, within the first year of the planning period of the new housing element, zone or rezone adequate sites to accommodate the unaccommodated portion of the regional housing need allocation from the prior planning period. (Government Code 65584.09(a), Chapter 614, Statutes of 2005(AB 1233]) In Huntington Beach's previous (2008-2014) Housing Element, the City identified a shortfall of sites under existing to zoning to accommodate 704 lower income and 311 moderate income units as required by the City's RHNA. To address this shortfall, the City's Housing Element committed to a rezoning program to occur as part of the adoption of the Beach and Edinger Corridors Specific Plan and an amendment to the Pacifica Specific Plan. In order to demonstrate whether there is any unaccommodated RHNA need to carry over into the new housing element, HCD recommends the following steps: Step 1: Subtract the number of units from the RHNA approved or constructed (by income category) since the start of the prior planning period. Step 2: Subtract the number of units from the RHNA that could be accommodated on any appropriately zoned sites specifically identified in the element adopted for the previous planning period. Step 3: Subtract the number of units from the RHNA accommodated on sites rezoned for residential development pursuant to the site identification programs in the element adopted for the prior planning period. Step 4: Subtract the number of units from the RHNA accommodated on sites rezoned for residential development independent of the sites rezoned in conjunction with the element's site identification program. As demonstrated in Table IV-1, Huntington Beach has fully addressed its 2,092 unit RHNA need for the previous planning period through: 2013-2021 HOUSING ELEMENT IV-1 HOUSING RESOURCES 385 a) Units built or with project entitlements (Step 1) b) Available sites under existing residential zoning (Step 2) c) Sites rezoned for residential development (Step 3) Because the City does not have an unaccommodated housing need, its 2006-2014 RHNA does not carry over into the future planning period. The City's actions are further described in the narrative which follows. Table IV-1: Unaccommodated Housing Need Analysis —2006-2013 RHNA Income Levels Very Low Low Moderate Above Mod Total 2006-2013 RHNA Targets 454; Units Built 35 11 63 843 952 Projects with Entitlements 2,474 Occupancy pre-12/31/13 1 2 77 80 Occupancy post-12/31/13 79 1 22 189 2,104 2,394 Vacant Residential Sites 46 193 127 366 RL 82 82 RM 173 23 196 RMH 12 3 15 RH 4 4 12 20 M (SP-5 Downtown Specific Plan) 42 4 7 53 Underutilized Residential Sites RMH 18 18 Beach/Edinger Specific Plan Rezoning 628 628 Vacant 373 373 Underutilized 255 255 Pending Projects on Developed Sites 0 1 8 44 479 531 Total Site Capacity 830 509 3,630 4,969 RHNA surplus/shortfall +7 +95 +2,775 +2,877 1. Units Built or with Project Entitlements As presented in Table IV-1, a total of 952 net new housing units were issued building permits since the beginning of the prior planning period (January 2006 - December 2012). Of these units, 35 units were deed restricted to very low income households, 5 were restricted to low income households, and 63 restricted for moderate income households. In addition, 6 new secondary dwelling units were permitted, and based on review of rental listings for second units in Huntington Beach and comparable Orange County locations, average rent levels of $800-$1,000 for second units are well within levels affordable to low income households. In addition to units built or under construction, the City has granted planning entitlements for development of 2,474 units under current zoning designations, including 80 units with 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-2 386 expected occupancy during the current planning period and 2,394 with occupancies in the future planning period. Over 80 percent of these units are rental apartments, including a 384 unit transit-oriented development, with densities ranging from 30 to 100 units per acre. The City's inclusionary housing program has resulted in 293 deed-restricted affordable units being provided within these projects, as well as the collection of affordable housing in-lieu fees and the provision of off-site affordable units. A complete address listing of built and entitled projects by affordability level is included in Appendix A of the Element. 2. Site Capacity within Existing Zoning In preparation for the 2013-2021 Housing Element, the City has updated the vacant sites inventory contained in the existing Housing Element. The updated sites analysis documents a realistic development capacity for 366 additional units on vacant, residentially zoned sites (excluding sites in the Beach and Edinger Corridors Specific Plan, or projects with entitlements, which are separately accounted for). Assumed affordability is based on a default density of a minimum 12 units/acre for moderate income units and 30 units/acre for lower income units, with parcels that can accommodate only a single unit assumed to be above moderate income. The City has also identified an approximate one acre underutilized RMH site suitable for development within the planning period, providing development capacity for 18 additional units. Appendix A includes the detailed vacant and underutilized sites inventory, including maps and a table providing the following for each parcel: parcel number, lot size, General Plan and zoning designation, developable density, and realistic dwelling unit potential. 3. Rezoned Sites — Beach/Edinger Specific Plan In March 2010, the Huntington Beach City Council adopted the Beach and Edinger Corridors Specific Plan (BECSP), significantly expanding the development capacity for high density residential and mixed use development. The Plan allows for the development of residential uses by right on every parcel in the Edinger and Beach Boulevard corridors and does not include prescriptive density or floor area limitations, regulating development based on building form and scale. The City has experienced tremendous development H interest within the BECSP area as evidenced by approval of five large scale apartment and mixed use developments totaling 1, efi� 4-0900 units (refer to summary Table IV-2 on following page, _ with a more detailed projects table included in Appendix A). Boardwalk Mixed Use Project 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-3 387 y�/yy}� �f� Table IV-2: BECSP— Constr u ccy�t+e}d prProgji cts i r�]£Ct ��� �I� 'b` I M _ Tr#( r 31 AY'f ^K�V rh �N11 up ' �9Hi�� M°E Beach Walk & Ocean Apartments 173 51 54 Two office buildings-occupied du/acre Huntington Beach Lofts Mixed Use 384 378 100 du/acre Commercial center Boardwalk Mixed Use 487 41— 39 Levitz furniture store- unoccupied du/acre Elan Huntington Beach Mixed Use 274 100 du/acre Gas station, commercial strip center Oceana Apartments 94 78 47 39 Rental car business du/acre Luce 510 60 du/acre Industrial Total Entitled Units 1,409-900 apartments The City has conducted a parcel-specific site analysis within the BECSP, and has identified a total of seven vacant sites appropriate for residential development (sites #64 - #70 in the Vacant Sites Inventory included in Appendix A). Staff has assessed the realistic development potential on each of these sites based on each site's unique characteristics and in consideration of recent development trends. As indicated in Table IV-1, a total of 373 high density units can be accommodated on these vacant sites at densities well in excess of the minimum default density threshold of 30 units/acre for lower income site suitability. In addition to vacant sites, five sites within the Specific Plan have been identified that are significantly underutilized (developed with either a surface parking lot, single-family home, or vacant/for-sale office building) and suitable for redevelopment with higher density housing. Analysis of the realistic development potential on each of these sites identifies capacity for development of 255 higher density units at densities suitable to support development of housing affordable to lower income households. With all five of the entitled apartment projects within the BECSP involving redevelopment of existing commercial uses, such trends are evidence both of the strong local housing market and the success of the Plan's development incentives in capturing this housing demand. 4. Pending Projects on Developed Sites The City continues to experience a high level of interest among developers and property owners about pursuing residential and mixed use development opportunities within both the Beach and Edinger Corridors Specific Plan and the Downtown Specific Plan, with six projects currently going through the entitlement process (April 2013). Two of these projects are on vacant sites, and are thus reflected in the vacant sites inventory. The remaining four projects are on sites with an existing commercial or residential structure, though not significantly underutilized. Similar to the five entitled Beach/Edinger apartment projects,these project sites had not previously been identified by the City as vulnerable for redevelopment, further demonstrating the strength of the residential market in Huntington Beach. Given that the zoning is in place for these pending residential projects, the sites on which they are located are included within the Housing Element sites inventory. However, instead of basing the presumed affordability mix on the default density, unit capacity and affordability is based on each project's development application. As indicated in Table IV-1, these four pending projects on developed sites provide for a total of 531 units, including 44 moderate income and 8 low income deed restricted units. 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-4 388 B. SITES TO ACCOMMODATE THE 2014-2021 RHNA This section documents the availability of sites for future development and the adequacy of these sites to address Huntington Beach's regional housing needs for the 2014-2021 planning period. 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: Residential building permits with occupancVpost 12/31/2013 ➢ Residential projects with development entitlements with occupancy post 12/31/2013 ➢ Vacant and underutilized residential and mixed use sites —Rezoninq 1 RdeFutilized residential and mixed u sites ➢ Denrli-j �11r,rnieGtS nn developed sites (with znniRg in Plane) Table IV-3 summarizes the residential unit potential from the above methods and provides a comparison with Huntington Beach's 2014-2021 RHNA. Table IV-3: Potential HousingUnits during 2014-2021 Planning Period Income Levels Very Low Moderate Above Total Low Mod Building Permits (post 12/31/13 occupancy) 50 47 274 2,574 2,945 Entitled Projects (post 12/31/13 occupancy) 7-9 122 94-99 2662,1-04 2762-394 Vacant Residential & Mixed Use Sites 422M M197 1247 7n366 RL 82 82 RM 173 23 196 RMH 12 3 15 RH 4 48 12 20 M (SP-5 Downtown Specific Plan)l 422 4 27 53 Underutilized Residential &4%jxe 4Jse Sites 2,55 18 27-318 RMH 18 18 M-(S P_1—,4-9R e h„EdiRgsF SpeG44C-R4Ii) 2-55 255 Pending Drninr+c nn D eve lnr.�r1��T4trJec� F� p© e at ,� °It�It(I r 9 y 11 y4 ��� i 4..1��'fl�� (�'i, 4�b L `i yu2 3• fi - higI hi"�i'i'�1�i�i�` � 1��rn `° �_ - 43 '.n1„ �� hi I Mill ,i �,Idd H�i Giii ildlt ii I� ° P lil no- x 4 �� 5 Ifil3ss iii 1� __ Ian I�� Irti tlwhiP' raiii�, iti, it h�I, e 'Affordability for 424 Main St based on approved oroiect(20 above mod units)rather than default densitv. 2 Site capacit excludes xcludes development potential within the Beach and Edinger Corridors Specific Plan. In terms-total, the City's sites inventory provides for 3,605 units. In terms of evaluating the adequacy of these sites to address the affordability targets established by the RHNA, affordability for vacant and underutilized sites is based onu„„sinn Elemen+ s� r re.,ir for us $f _"default densities" BeaGh +�n� ,n,i+hire the default denoity of 30 units/acre for providing sites affordable to very low and low income households, and —fie 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-5 389 moderate inGerne projeGts develeped i.R the City (Gape Ann and the Prernenade) _+ City has rheseR a +hFeshe!rl of 12 units/acre forte roflon+ a FeaSGRable dGRSity with whinh moderate income households.deve lepme;t GaR he aGhieyed. Allocating Huntington Beach's residential sites inventory based on these density thresholds, combined with the actual affordability in projects with building permits or with planning entitlementmiv an+inipated in he+h an+i+used and peRdiRg PF9j8GtS, results in the allocation of sites by targeted income group as presented in Table IV-3. A comparison of this income distribution with the City's RHNA identifies sufficient sites at appFepriate deRSitieS to address Huntington Beach's total regional housing need of 1,353 units, but a shortfall in sites at appropriate densities to address the need for 413 lower income units. The City will address this shortfall through establishment of an ""Affordable Housing Overlay" within the Beach and Edinger Corridors Specific Plan (BECSP), as described later in this section. 1. Units Issued Building Permits with Post December 31, 2013 Occupancy A total of 2, 345 net new housinq units have been issued buildinq permits with occupancies after December 31, 2013, and thus fall within the January 1 2014 - October 31, 2021 RHNA Projection Period for the 5th Housing Element cycle. As detailed in the building permit table in Appendix A, 50 of these units are affordable to very low income households (Oceans Apartments, Boardwalk Mixed Use); 47 units are affordable to low income households (Oceans Apartments, Pacific Shores, Luce Apartments and a caretaker unit); and 268 are affordable to moderate income households(inclusionary units in Boardwalk Mixed Use, Beach & Ocean Apartments, Elan Huntington Beach, Huntington Beach Lofts, Pacific Shores, Monarch Walk and Coastal Walk; a market-rate rental in Oak View neighborhood; and various accessory dwelling units). The high level of residential development activity, particulars within the Beach and Edinger Corridors Specific Plan, has resulted in the City exceeding its total RHNA of 1,353 units by over 1,500 units within the first five years of the eight year Housing Element planning period. The Citys challenge, however, is how to address the RHNA's affordability targets for very low and low income households. 2. Projects with Entitlements In addition to proiects issued buildina iDermits, 276 additional units have received lannin entitlements and are approved for development (refer to Entitled Projects table in Appendix A) including three density bonus projects. A total of 10 deed restricted affordable units are provided within these entitled projects (9 moderate income and 1 low income), with several projects paying an inclusionary housing in-lieu fee, or fulfilling their affordable housing obligations at an off-site location. As diSGUssed in the prier seGtinn the rnaFket fer residential 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-6 390 Single family hE).''-- fifte8R PeFGeRt (364 Units) of entitled Units, and iRGlude the BFig,htwateF deyelOpMeRt i in lieu fee. A total of 2-9-0 deed _afferdaNe-ug4s��ovided within these , derate income Units. 23. Vacant and Underutilized Sites As vacant, developable land becomes more scarce in Huntington Beach, it is increasingly important for the City to track and manage this diminishing resource. To this end, the Huntington Beach Planning and BuildipgCommunity Development Department conducted a comprehensive, parcel-specific survey of all vacant land within the City, updating the sites survey conducted in 2007 for the last Housing Element. Staff reviewed the parcels included on the 2007 vacant sites list by verifying vacancy through updated 2010 and 2012 aerial photography and building permit data. Staff also conducted an aerial survey of the entire City followed by a field survey of certain areas, including the Beach Boulevard and Edinger Avenue corridors, to capture additional vacant sites that were not included on the previous list or that had become vacant since the 2007 survey. Only those residential sites with reasonable potential to develop within the planning period have been included in the inventory. Table IV-4 provides a summary of the realistic development potential on identified vacant and underutilized sites by General Plan category, with the parcel-specific inventory and corresponding maps included in Appendix A to the Element. As indicated, 7064 vacant and underutilized residential and mixed use sites totaling approximately 30 acres have been identified as suitable for development, yielding 749384 dwelling units. The discussion which follows describes the methodology used to assess the realistic development capacity for each of these sites by General Plan designation. Table IV-4: Develo able Vacant and Underutilized Residential Sites General Plan Category Permitted Vac-a# Vasa-at Realistic Unit Density Sites Acreage Potential Vacant Sites Residential Low(RL) 7 du/acre 14 9.25 82 units Residential Medium (RM) 15 du/acre 18 15.73 196 units Residential Medium-High (RMH) 25 du/acre 8 1.09 15 units Residential High (RH) 30 du/acre 14 0.98 20 units Mixed Use (M) Downtown Specific Plan (SP5) 30-50 9 1.9 53 units du/acre 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-7 391 BeaGWGrlinger Qnorifir Plan Nn a 7- 942 37-i RitS (SP44) Gap SubTotal -Vacant Sites 7-063 28.9535-.� 366M units Underutilized Sites Residential Medium-High (RMH) 25 du/acre 1 .94 18 units SubTotal - Underutilized Sites 1 .94 18 units Total Vacant& Underutilized 64 29.89 384 units Source: City of Huntington Beach Vacant Land Survey,April 2013. Realistic Development Capacity The majority of remaining vacant residential sites in Huntington Beach are less than an acre in size, and because of their small size, are unable to be developed to the maximum densities provided for under zoning. In order to determine the realistic development capacity of each site, City staff evaluated the zoning designation and accompanying development standards, lot size and historic development densities within the zone district, as well as any other land use constraints applicable to the specific site. Within the Residential Low (RL) category, most of the vacant sites are 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. Eight 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 the City routinely processes coastal development permit applications. One large, 4.75 acre site remains in the Residential Low category, and is located within the Ellis/Golden West Specific Plan (Site #1 in the Vacant Sites Inventory in Appendix A). 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 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 (excluding vacant mixed use sites). Several of the sites in this category, as well as the majority of 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. 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-8 392 Other sites in the Residential Medium category have constraints that do not allow for maximum development potential. Site #15 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. Site #21 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 within the Holly Seacliff 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 104 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 #32 consists of thirteen adjacent parcels under common ownership totaling 0.59 acres. This site was part of a former project to construct 14 condominium units that also included three additional parcels (0.36 acres) currently developed with four units and owned by the same property owner. Due to economic conditions, the project was withdrawn, but with the improving housing market could be resurrected. Within the Residential High (RH) category, ten of the 14 vacant sites are within the Sunset Beach Specific Plan, and based on their small size, can yield just one unit. Even the largest RH sites are only 0.1 - 0.15 acres in size, accommodating a maximum of four units. Several Vv_acant Mixed Use (M) sites fall within Beth the Downtown Specific Plan (SP5 - DSP); ^—BE 7-`,AL while residential is permitted throughout thisese specific plans, only those parcels which staff considers suitable and realistic for residential development are included in the inventory. Nine vacant Mixed Use parcels have been identified within the DSP, yielding 53 units at densities of 30- 50 unit/acre. Site #55a and #55b is under common ownership and was identified as a development opportunity site in the market analysis that was prepared for the DSP update. The City has had several inquiries regarding the site since the DSP was updated in 2011 with more flexible development standards, increased maximum density requirements and a streamlined development process. The site is located on the fourth block of Main Street where existing properties are primarily developed with residential and mixed use (commercial/office/residential) rather than an emphasis on beach- and tourist-oriented commercial uses, which occur on Main Street closer to the pier and beach. The City has approved a development application for 20 units on this site, but the developer has put construction of the project on hold. Therefore rather than using default density to assume development affordability, affordability has been based on the previously approved project (refer to Table IV-a. DSP Site #57a and #57b is located along Pacific Coast Highway and is also held under common ownership. The City had previously processed entitlements for development of the site with a mixed use project with six residential units. However, due to the recession and the collapse of the housing market, the project was never constructed. With the increased density allowance of 50 units/acre under the updated DSP, a new mixed use project combining the site with an adjacent non-vacant site was approved for 29 dwelling units, but the applicant has indicated that there are currently no plans to build the 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-9 393 rp oje,t has been subm2tted and is GUrrently being PFE)GGssed by the PlaRRing and Building D8paFtMGRt. The seven vaGant Mixed Use sites within the 13EGSP yield --the-9.eatest Fes"de inGlUded in the Onventery as staff dees net believe they are These seven VaGantBEGSP sites._-��afr all GORsidered to have near term peteRti2l for residential use, with property E)wner ;Rtere&t74eVo1GpMeRt iRqH1r1ieS eF pFejeGt propesals-re d on five of the sites. As the BECSP does net ;RGlude maximum dens- i. .,&, these BEGSP opportunity sites-and estimated the unit pGteRti@l based on an expeGted the BEGSP (refer to Table lV 21. IN,I-st ef the sites have been assumed to be devaiGped ­41, four story StFUGWFes at densit4es- 60 UF14S/aGFe, with one site -a-s-surneizt, e been proposed GR a site, the unit yield has geReFally been based on the prepesed prE)duGt type: Site#65 is !E)Gated on BeaGh Boulevard within the BEGSP Neighborhood Parkway segment, This s BEGSD -r-r-n -v�T uses. The City has hart snvnra! inrn,ir f development of the site h t nlf nr in � T iesfor developmen�� ther-by-+zs�,, of PFGjGGt GR the site. The unit yield on this site has been based on a s;m;lar 50 unit Pro tyno requires resideRtial development on the site. The site +k F FE? building that has GiRGe been demolished. The s4e is adjaGeRt to URdeFutilized sotes A deve1GPM8Rt eR a p9FtiGR ef the site (Site #67A and Site A), equating to 93 unitsiaGre. The unit yield GR Site #67A and #67B is based on a density Of 400 WRits/aGFe, GeRsisteRt with this subarea of the BEGSP whiGh allows up to 6 steries in height, and Gernpatible with the adjaGePA ten St9FY effiGe building. The adj@GeRt urideFutilized parking let sites A and E3 have beep on Site under a PeGiPFGG2! paFkingagreaemept, yielding an average dens.i+,, -f 70 all four s6tes. uses.ideRtial densities.is a thrE)-Hgh lot, less la- i- +-"-- k"f;'- lanes, GRabbRg a developer to maximize The s;+e ;s under G9mmE)R-GWReF6]:1d.P With site D, and the 6 ----.,e- site is /nlr:mn AA�rnh 2 1/l— 4 nnrdi- !l Cnnn min An�lvsicl 2013-2021 HOUSING IV-10 ELEMENT HOUSING RESOURCCt-9 '2 Underutilize�e-) C`i#e5c vo-�vz-ea�+-e�� In addition to vacant sites, the City has identified asix significantly underdeveloped site within the Residential Medium-Hi h RMH zoning Cate or parking !Gt, SiRgle family heme, --., v----aRVfoF sale effiGe building) suitable for development with higher density housing within the planning period. This approximately one-acre parcel is developed with a modest single-family home (1955)with no curb, putter, sidewalk or driveway improvements. The existinglot of coverage is 4.7%, whereas a lot coverage of up to 50% is allowe- (refer te Table IV 5). Three ef these WRGIeFHtilized sites are IGGated adJaGeRt tG and- URder Gernmen E)WRership with vaGaRt sites, eRhaRGiRg their viability fE)F develepmeRt. Five uses with apaFtmorits and large mole mixed use prejeGtS An Aaerial photographs of each ef-the underutilized sites, along with a description of site characteristics and factors supporting redevelopment, isa-re included in Appendix A. POW", 4 4 -units Mixed--lJse-441) BeacWE-dirge 4-SP-1-44 Ne density-Gap 5 4 62- 2-5-5-units -T-atal 6 5.5f 273 units 4. Potential Sites for Re-designation to Accommodate RHNA Shortfall As summarized in Table IV-3, since the City's very low and low income RHNA need (at the required "default density" of 30 units per acre) cannot be accommodated within the City's currently designated residential sites, as part of the Housing Element update, Huntington Beach has identified additional properties suitable to accommodate the remaining RHNAt. Pursuant to AB 2348 a ro ram to provide adequate sites to address a RHNA shortfall must adhere to the following parameters: Sites must be able to accommodate 100% of the RHNA shortfall for very low and low income units; Sites re-designated for lower income households must accommodate residential uses by right"; Sites must be able to accommodate a minimum of 16 units; and At least 50 percent of sites identified to address the lower income housing shortfall need to be accommodated on sites designated for exclusively residential use. The following describes Huntington Beach's "adequate sites" program structured to fulfill the parameters of AB 2348 and address the City's shortfall of 413 lower income units. 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-11 395 In March 2010, the Huntington Beach City Council adopted the Beach and Edinger Corridors Specific Plan (BECSP). providing for up to 4,500 new housing units along two of the City's maior commercial corridors. In addition to the 1,900 apartment units already constructed within the BECSP, the City's adopted 2014-2021 Housing Element identified seven vacant sites and five underutilized sites in the sites inventory as suitable for development within the planning period. As described in further detail under the Governmental Constraints chapter of this amendment to the Housing Element, in May 2015, the Huntington Beach City Council adopted amendments to the BECSP to reduce the Maximum Amount of New Development (MAND) permitted from 4,500 to 2,100 units, along with a conditional use permit requirement and other changes to development standards. With 1,900 units within six proiects already developed, Oust 200 additional units can be accommodated within the new 2,100 unit MAND, a level insufficient to address the Citv's RHNA shortfall of 413 very low and low income units. To address this shortfall, the City has identified several existing vacant and underutilized BECSP Housing Element sites plus two additional underutilized sites within the BECSP for designation within an "Affordable Housing Overlay". While the BECSP identifies many parcels throughout the specific plan area with potential to redevelop in the near term as well as over a longer period with capacity to accommodate several thousand units, these sites were selected because they have the greatest potential for moving forward with a development proposal within the current planning period. Although some of the sites are developed or have existing uses on them, it should be noted that every BECSP property that has been developed had existing buildings on It, and almost every BECSP property had existing occupied uses, and in some cases multiple existing' uses at the time development was proposed and approved. As indicated in Table IV-5, in aggregate, these six sites encompass a total 10.85 acres, providing potential development of 502 multi-family units at densities in excess of the minimum default density threshold of 30 units/acre for lower income site suitability. Additionally, as development within the Overlay occurs, if the remaining capacity of the sites cannot accommodate the remaining lower income RHNA, there is sufficient capacity within the BECSP, as noted above, to add:sites to the Overlay and ensure the remaininq lower income RHNA can be accommodated throughout the planning period. The following narrative describes the realistic development potential on each of these six sites. Table IV-5: Potential Sites for Re-designation to Accommodate RHNA Shortfall Map Location Current Proposed Existing Assumed Realistic` _ Zoning H.E.Site E?ensit 8 e�_qe F�oti+:rttiel,. 17631 Cameron/17642 SP14 SP14 — Underutilized 50 du/ac 1.58 two 79 1 Beach Affordable Site D/ 0.79-acre _ Housing Vacant Site parcels held Overlay 70 in common ownersh i 18431 Beach SP 14 SP14— Vacant Site 55 du/ac 0.78 43 2 Affordable 66 Housing Overlay 18700 Delaware/18811 SP14 SP14— Underutilized 67 du/ac 4.0 four 271 3 /4 Florida Affordable Sites A& parcels in Housing B/Vacant common Overlay Sites 67 a/b ownership) 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-12 396 19432 Beach SP14 SP14- Vacant Site 40 du/ac 1.0 40 5 Affordable 65 — Housing Overlay 19471 Beach/19431 SP14 SP14- Underutilized 50 du/ac 1.39 two 69 6 Beach Affordable Site E parcels Housing (combined Overlay with non HE site Total Site Capacity 8.75 5502 Site 1: This site includes two properties already identified (and previously certified by HCD for the current planning period) in the Housing Element as Vacant Site 70 and Underutilized Site D. The site is located on Beach Boulevard within the BECSP — Neighborhood Boulevard segment, which envisions neighborhood-serving commercial, office and infill residential uses. This rectangular site has access from Beach Boulevard and Cameron Lane, and because it is a through lot, less land is taken up b fire ire lanes, enabling a developer to maximize densities. The site is under common ownership with underutilized site D, and the combined approximately 1.6 acre site is identified as an opportunity site in the BECSP. Existing office uses are developed north and south of the parcels and the existing underutilized RMH zoned site is located directly across Beach Boulevard. The existing single-family_residence on Underutilized site D has no existing curb, gutter or sidewalk, no on-site parking for the unit, has had prior code enforcement issues, and is a nonconforming use. The realistic capacity is based on 4-story development and a comparison of the density yield for similar_projects built within the BECSP. Site 2: This site includes Vacant Site 66 identified (and previously certified by HCD for the current planning period) in the Housing Element. The Housing Element previously identified a realistic capacity on this site of 20 units. However, the Cityre cent) reapproved an acquisition loan agreement with an affordable housing developer who is in the process of purchasing the site for the development of a 43-unit 100 percent affordable (extremely low and low senior project. The acquisition loan agreement provides approximately $3 million for the project primarily from City inclusionary housing funds. Therefore, the realistic capacity reflects the current project proposal. Sites 3 and 4: These sites are identified (and previously certified by HCD for the current planning period) as Underutilized Sites A & B and Vacant Sites 67 a & b in the Housing Element. Realistic capacity for both sites is based on recent discussions with the ra ert owner and various preliminary site plan configurations with 4-story buildings. The collective area of the sites is four acres. There are no structures currently developed on the site. A portion of the site is currently used as a parking lot for adjacent properties, while a portion of the site is vacant and unencumbered. The property owner is actively engaging with adjacent property owners to find alternative parking solutions for their uses. In fact, one of adjacent properties received approvals in 2018 to expand their current parking lot to accommodate their entire parking demand on site. In addition, the City is currently reviewina plans for development of a parkinq structure to accommodate parkinq for the remaining uses that currently utilize the site for parking. The property owner has indicated that he has begun preliminary site investigations such as geotechnical work and soil sampling in anticipation of _developing the site. The City expects that a potential development project would be submitted in the first half of 2020. 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-13 397 Site 5: This site is identified (and previously certified by HCD in the current planning period) as Vacant Site 65 in the Housing Element. It is located on Beach Boulevard within the BECSP — Neighborhood Parkway segment. This BECSP subarea envisions primarily residential and neighborhood serving commercial uses. The City has had several inquiries for development of the site either by itself or in conjunction with adjacent properties and most recently reviewed a proposal for a 50-unit project on the site. The realistic capacity has been adjusted to reflect conversations within the last year with potential applicants as well as accounting for fire access constraints identified on the previous 50-unit proposal. In addition, the City has had discussions with affordable housing providers for a 100 percent lower income project on this site, although no project has been submitted. Site 6: A portion of this site is identified (and previously certified by HCD in the current planning period) in the Housing Element as Underutilized Site E. The parcel is developed with a vacant office building and is currently for sale. The property has a 20-year history of code enforcement cases, has not been legally occupied since 1997, and is nonconforming. The adjacent parcel to the north is currentiv developed with a mattress store. The northern parcel has been added based on discussions within the last year with potential applicants, including one that previously controlled the site. The realistic capacity is based on development of the site with a 4-story building and previous discussions with potential developers of the site. In order to address the 413 unit RHNA shortfall the City will undertake an adequate sites program within the parameters of AB 2348 consisting of the followin Amend the BECSP to establish an "Affordable Housing Overlay" within the BECSP to be applied to the sites identified in Table IV-5 to accommodate the RHNA shortfall. ,e Allow for residential development capacity within the Affordable Housing Overlay to accommodate the entire 413 unit lower income RHNA shortfall throughout the planning period. r Replace the Conditional Use Permit(CUP) requirement with a"by-right' administrative Site Plan Review process (i.e. —no discretionary Planning Commission or City Council review) on sites designated with the Overlay that propose at least 20% lower income units (encompassing extremely low, very low, and low income units) on site (no in lieu fees allowed). Replace the amended BECSP parking requirement with requirements in line with the Citywide multi-family parking standard for sites within the Overlay. Provide for exclusively residential uses on sites in the Overlay. Housing Element Program #8 - Adequate Sites, details the program and time frame for implementation. A map depicting the general location of potential sites for the Affordable Housing Overlay is provided in Appendix A, with aerial photographs of each site. 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-14 398 4. Pending Projects on Developed Sites eRtitlemeRt preGess (April 2013). Two of these prejeGts are eR VaGant sites and are already refl8Gted in the vaG--PAt S34tes kn.veRteFy, with four of these prejeGtS GR sites with an eXiStiRg @Rd thus Ret aRGluded iR Table GiVeR that the ze-Ri-g, is i- WaGe for these pendiRg resideRtial EImmer�# sites ir��rnr�'tnnr n 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, 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 5,500 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 2013-2021 Housing Element cycle, which anticipates only 1,350 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 2013-2021 planning horizon are constrained by infrastructure availability. 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-15 399 C. FINANCIAL RESOURCES The extent to which Huntington Beach can achieve its Housing Element goals and objectives is in large part dependent upon the availability of financial resources for implementation. The primary local source of funds for affordable housing in Huntington Beach has traditionally been its Redevelopment Agency's Low- and Moderate-Income Housing Fund, which generated approximately $3 million per year for housing activities. However, due to passage of Assembly Bill (AB)1X 26, redevelopment agencies across California have been eliminated as of February 1, 2012, removing the primary local tool for creating affordable housing. However, with the passage of AB 1484 in June 2012, the Supplemental Educational Revenue Augmentation Funds(SERAF)borrowed by the State from Redevelopment Agencies Low and Moderate Income Housing Funds are to be repaid, and will be deposited into each Successor Agency's Housing Asset Fund (pursuant to Health and Safety Code Section 34191.4(b)(2)(B) and (C)). The Huntington Beach Successor Agency is projected to receive a total of $4,083,944 in SERAF repayments, to be received in three installments between January 2014 and June 2015. In addition, once the SERAF repayments have been made and the Successor Agency receives a finding of completion, AB 1484 mandates that the loans of the former Redevelopment Agency and City be paid back, with 20 percent earmarked for housing. The former Huntington Beach Redevelopment Agency has approximately $35 million in outstanding Housing Loans, thereby generating $7 million over the next 15 to 20 years to be deposited into the Housing Asset Fund. The City will continue to explore new funding sources and programs, and opportunities to partner with the private sector and local non-profit organizations. Examples of new funding opportunities include: ■ The City is partnering with American Family Housing (AFH) to provide rental assistance to low income households through AFH's Supportive Housing Program (SHP)funds awarded by HUD. City HOME funds are being used as a matching grant for operating costs for AFH in administering the SHP rental assistance program. ■ The $93 million Golden State Acquisition Fund (GSAF)was launched in early 2013 by State HCD in partnership with seven Community Development Financial Institutions (CDFIs), providing developers and public agencies with access to favorably priced funds for developing and preserving affordable rental and ownership housing. ', its way through the -75 FeGGrdiRg fee OR real estate deG men+o ■ SB2, Building Homes and Jobs Act is the first permanent source of state funding dedicated to helping local governments increase housing production. The program is funded by fees levied on certain real estate transactions and is expected to generate between $250 and $300 million annually. The City is specifically interested pursuing this funding source for the purpose of establishing a navigation center to address homelessness. 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-16 400 Table IV-6 on the following pages identifies a variety of Federal, state, local and private resources that may be available to carry out housing activities in Huntington Beach. Table IV-6: Financial Resources Available for Housing Activities Program Name Description Eligible Activities 1. Federal Programs Community Development Grants awarded to City on a formula basis NAcquisition Block Grant(CDBG) for housing and community development • Rehabilitation activities primarily benefiting low and ■ Homebuyer Assistance moderate income households. Huntington 0 Economic Development Beach receives approximately $950,000 annually in CDBG funds (as of FY Homeless Assistance 2012/13), and allocates $80,000 towards m Public Services its rehabilitation program. HOME Flexible grant program awarded to City on ' New Construction formula basis for housing activities. • Acquisition Huntington Beach receives approximately W Rehabilitation $400,000 annually (as of FY 2012/13), 0 Homebuyer Assistance which it allocates to new construction and 0 Rental Assistance acquisition/rehabilitation of affordable housing. Section 8 Rental Rental assistance payments to owners of ERental 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. ■ Rehabilitation ■ New Construction Section 811 Grants to non-profit developers of ' Acquisition supportive housing for persons with ■ Rehabilitation disabilities, including group homes, . New Construction independent living facilities and . Rental Assistance intermediate care facilities. 2. State Programs Low-income Housing Tax State and Federal tax credits to enable ' New Construction Credit (LIHTC) sponsors/developers of low income rental ■ Acquisition/Rehabilitation www.treasurer.ca.gov/ctcac/ housing to raise project equity through the sale of tax benefits to investors. 4% and 9%credits available, with 4%credits often coupled with tax-exempt bonds. 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-17 401 Table IV-6: Financial Resources Available for Housing Activities Program Name Description Eligible Activities Multi-Family Housing Deferred payment loans to local • New Construction Program (MHP) governments, non-profit and for-profit ■ Rehabilitation www.hcd.ca.gov/fa/mhp/ developers for new construction, 0 Preservation rehabilitation and preservation of 0 Conversion of permanent and transitional rental housing nonresidential to rental for lower income households. Includes separate Supportive Housing and Social services within Homeless Youth MHP components. project Building Equity and Growth Grants to cities to provide downpayment Homebuyer Assistance in Neighborhoods (BEGIN) assistance (up to $30,000) to low and www.hcd.ca.gov/fa/begin/ moderate income first-time homebuyers of new homes in projects with affordability enhanced by local regulatory incentives or barrier reductions. CalHome Grants to cities and non-profit developers Predevelopment, site www.hcd.ca.gov/fa/calhome 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 projects. ■ Mortgage financing ■ Homebuyer counseling Transit-Oriented Funding for housing and related Capital improvements Development Program infrastructure within one-quarter mile of for qualified housing transit stations. developments, including www.hcd.ca.gov/fa/tod/ enhancing pedestrian or bike access between project and transit ■ Land acquisition Affordable Housing Funding for pilot programs to demonstrate Varies depending on activity Innovation Fund innovative, cost-saving ways to create or www.hcd.ca.gov/fa preserve affordable housing. Under AB 1951 (2012), funding has been appropriated to the following activities: ✓ Local Housing Trust Fund Grant ✓ Golden State Acquisition Fund ✓ Innovative Homeownership Program 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-18 402 Table IV-6: Financial Resources Available for Housing Activities Program Name Descriptiong Eligible Activities Infill Infrastructure Grant Funding of public infrastructure (water, Development of parks Program sewer, traffic, parks, site clean-up, etc) and open space www.hcd.ca.gov/fa/iig/ that supports higher-density affordable Water, sewer or other and mixed-income housing in locations utility service designated as infill. improvements ■ Streets, roads, parking structures, transit linkages, transit shelters ■ Traffic mitigation features ■ Sidewalks and streetscape improvements Housing Related Parks Financial incentives to jurisdictions who Grants for creation of Program construct new units affordable to very low new parks, or and low income households. rehabilitation or www.hcd.ca.gov/hpd/hrpp/ improvements to existing parks. CaIHFA Residential Low interest, short term loans to local zSite acquisition Development Loan governments for affordable infill, owner- E Pre-development costs Program occupied housing developments. Links www.calhfa.ca.gov/ with CaIHFA's Downpayment Assistance multifamily/special/rdlp.pdf Program to provide subordinate loans to first-time buyers. Two funding rounds per year. 3. Local Programs Huntington Beach SERAF repayments projected to generate • Acquisition Successor Housing $4 million in FY 2014/15 for deposit into ■ Rehabilitation Agency - Housing Asset Housing Asset Fund. 20% of outstanding z New Construction Fund City/Agency loans also to flow into Housing Fund, generating approximately $7 million over next 15-20 years. Residual receipts of the former Redevelopment Agency will also be deposited into the Housing Asset Fund. Inclusionary Housing Trust Inclusionary housing in-lieu fees as 0Pre-development costs Fund permitted for projects with 3-30 units. K Land acquisition Funded projects are required to include a ■ Rehabilitation minimum of 50 percent very low and low X Land Write-downs income units, with at least 20 percent of Interest rate subsidies units affordable to very low i ■ncome households. 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-19 403 Table IV-6: Financial Resources Available for Housing Activities Program Name �i: escrtp ton �� tct a tv� e _ Orange County Housing Non-profit that capitalizes and manages a ■ New Construction loan fund to expand supply of affordable Trust workforce housing in Orange County. N Acquisition htt ://ochousin trust.or / ■ Preservation p 9 9 Provides pre-development loans, and capital to fund downpayment assistance Rehabilitation programs. • Downpayment assistance 4. Private Resources/Financing Programs Federal Home Loan Bank Direct subsidies to non-profit and for profit ' New Construction Affordable Housing developers and public agencies for Program affordable low-income ownership and rental projects. Savings Association Pooling process to fund loans for 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 Freddie Mac HomeWorks-1st and 2nd mortgages that Home Buyer Assistance include rehabilitation loan; City provides combined with gap financing for rehabilitation component. Rehabilitation Households earning up to 80% MFI qualify. Source: Karen Warner Associates, April 2013. 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-20 404 D. ADMINISTRATIVE RESOURCES Described below are several non-profit housing providers 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, and development of affordable housing. Orange Housing Development Corporation (OHDC): OHDC is a non-profit housing developer whose primary focus is in Orange County. In 2002, the Huntington Beach Redevelopment Agency funded OHDC to develop the 20 unit Bowen Court senior housing project. Since that time, OHDC has completed numerous acquisition/rehabilitation projects in Huntington Beach's Oakview neighborhood, including most recently Pacific Court Apartments, providing 47 very low and low income units. Jamboree Housing Corporation (JHC): JHC is an experienced non-profit developer with projects throughout Southern California and the state. Jamboree has also established a social services division to assist residents in maintaining self-sufficiency which now operates at most Jamboree-owned properties. JHC has completed five multi-family acquisition/ rehabilitation projects to date in the Oakview neighborhood, and in 2011 assumed ownership Emerald Cove, a 164 unit affordable senior housing project on behalf of the City. Shelter for the Homeless (SFH): Shelter for the Homeless provides emergency, transitional and permanent supportive housing for homeless and lower income families. The City has partnered with SFH to rehabilitate 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 several projects, totaling six new homes. Collette's Children's Home (CCH): 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 projects throughout Orange County, including 18 units of transitional housing in the Oakview and Sun View neighborhoods in Huntington Beach. Most recently, the City providing funding assistance to CCH for the development of Pacific Sun Apartments, providing six new rental units for very low income large families. In addition to the above, the City works with a number of nonprofit organizations to provide housing related supportive services, including: ➢ American Family Housing ➢ Community Care Health Centers ➢ Community Services Programs (CSP) ➢ Huntington Beach Council on Aging ➢ Huntington Beach Senior Services ➢ Interval Housing ➢ Project Self Sufficiency 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-21 405 E. OPPORTUNITIES FOR ENERGY CONSERVATION Housing Element statutes require an analysis of opportunities for energy conservation with respect to residential development. The energy conservation section of the element must inventory and analyze the opportunities to encourage the incorporation of energy saving features, energy saving materials, and energy efficient systems and design for residential development. Planning to maximize energy efficiency and the incorporation of energy conservation and green building features can contribute to reduced housing costs for homeowners and renters, in addition to promoting sustainable community design and reduced dependence on vehicles. Such planning and development standards can also significantly contribute to reducing greenhouse gases. 1. Green Building Practices Conventional building construction, use and demolition along with the manufacturing of building materials have multiple impacts on our environment. Nationwide, 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 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, generate less waste, and lessen a building's overall environmental impact. The 2010 California Building Standards Code establishes mandatory Statewide green building standards; Huntington Beach has adopted the California Green Building Standards Code (CALGREEN) in its entirety. In addition, the City requires green building practices for all development within the recently adopted Downtown Specific Plan and Beach/Edinger Corridors Specific Plan. To assist the development community in addressing the City's green building requirements, the Planning and Building Department has a certified LEED Green Associate planner on staff, and provides a variety of educational handouts at the public counter and on the City's website. The City also offers an Energy Efficient Permit Fee Waiver for energy efficient heating, cooling, water and solar systems meeting specified criteria, encompassing Plumbing, Mechanical, Electrical, and Solar permit fees. In 2008, the City hired a full-time Energy Project Manager to incorporate energy use reductions and other innovative sustainable practices into the City's infrastructure, and in 2011, adopted an Energy Action Plan, which outlines the City's history and commitment to eliminating energy waste, preparing for peak oil production and reducing greenhouse gas emissions. The City has made great strides to implement energy efficiency and conservation strategies in its own facilities through HVAC and lighting system retrofit projects in municipal buildings, conversion of streetlights to LED, installation of automated "smart" irrigation controllers at City parks, installation of solar-powered beach restrooms and parking meters, elimination of unnecessary computer servers and printers in City facilities, and completion of 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-22 406 the largest municipal solar installation project in Orange County. The energy and cost savings associated with these projects is detailed in the City's Energy Action Plan. Through the "HB Goes Green" Program, Huntington Beach has adopted a comprehensive approach to sustainability which not only addresses energy conservation, but also recycling, water ('ffleOe` conservation, open space and transportation. The HB Goes ,�irean1 Green/Green City initiative includes programs, incentives and rebates, extensive outreach efforts through the City's website, printed brochures and newsletter inserts in water bills, and implementation of new policies for residents and businesses in the City. Examples of the multi-faceted approach to sustainability through the HB Goes Green/Green City initiative that pertain to residents include: ➢ Online step-by-step resident guide to going solar including information on the solar permit fee waiver ➢ Provision of bicycle parking spaces in all new multi-family residential and mixed use projects ➢ Installation of plug-in electric vehicle charging stations throughout City ➢ Implementation of the HB Rain Water Barrel Program, which provides discounted barrels for Huntington Beach residents ➢ Implementation of the Control Your Junk Mail, a waste reduction program partnership with Catalog Choice ➢ Partnership with Southern California Edison to provide funding and land for the HB Community Garden where residents have individual garden plots to grow fruit, vegetables, flowers and herbs for their own use or for local food banks ➢ Participation, promotion and sponsorship of community events such as the Huntington Beach Green Expo, electronics recycling days, and educational seminars related to sustainability, green building, water efficient landscaping, water conservation, composting and recycling ➢ Participation in the Turf Removal Rebate Program, a partnership with the MWDOC to achieve City water conservation goals 4 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-23 407 2. Energy Conservation Programs Offered through Local Utilities In addition to green building, Huntington Beach can promote energy conservation by advertising 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. Southern California Edison (SCE) provides a variety of energy conservation services under its 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. 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. Income-qualified Edison and So Cal Gas customers may be eligible for the State's EnergV Savings Assistance program, and/or a 20% bill discount under the California Alternate Rates for Energy (CARE) program. Energy Upgrade California (EUC) This new statewide program offers up to $4,000 in incentives to homeowners who complete select energy-saving home improvements on a single-family residence and two-to-four-unit buildings. The incentive packages encourage customers to take the "whole house" approach by combining several improvements at one time to achieve greater energy efficiencies and savings. Homeowners are required to hire a contractor and perform an initial assessment. EUC has a list of participating contractors and raters. Southern California Edison (SCE) and Southern California Gas are among the five utilities that participate in the EUC program across the State. 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-24 408 0 ^ LJ 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 2008 Housing Element and then presents Huntington Beach's Housing Plan for the 2013-2021 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 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 2008-2014 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 2013-2021 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. r 1 Pacific Shores Development 2013-2021 HOUSING ELEMENT V-1 HOUSING PLAN 409 Table V-1: Review of 2008-2014 Housing Element Programs Policy/Program Accomplishments 1. Single-Family Rehabilitation Progress: Between 2007/08 through 2011/12,the City has provided Action: Adopt new Single-Family for 46 loans and 42 grants, surpassing its goal to provide assistance Rehabilitation Program Guidelines, and for 15 households annually, or 75 households during this 5 year assist 15 lower income households on an period. The income mix of assisted households was: 32 extremely annual basis, with a projected income mix low, 32 very low, and 24 low income. On April 5, 2010, the City of half very low and half low income Council adopted new Rehabilitation Program Guidelines, increasing households. the loan amount from $35,000 per loan to $75,000 and the grant amount from $5,000 to $10,000. Effectiveness: The City exceeded its overall rehabilitation goal. Appropriateness for 2013-2021 Housing Element: With the ongoing need to maintain the City's aging housing stock, this program remains appropriate for the Housing Element time period. 2. Multiple-Family Acquisition and Progress: Between 2008 and 2012, the City worked with three Rehabilitation through Non-Profit different non-profit developers to complete five multi-family Developers acquisition/rehabilitation projects for a total of 230 lower income Action: Assist non-profits in acquisition and units, exceeding the City's goal to achieve 120 units. Nonprofit rehabilitation of existing multiple-family partners included Jamboree (Jamboree III & IV in Oakview, and housing within Enhancement and Emerald Cove—total 173 very-low income units), Orange Housing Redevelopment areas. Achieve 120 units (Pacific Court Apts — 23 very low and 24 low income units) and between 2007/08 to 2013/14, including 15 Colette's Children's Homes (Keelson - 10 very-low income units). ELI, 10 VL, 45 Low, 50 Mod income. Effectiveness: The program focus has been within the Oakview neighborhood, maximizing the effectiveness of neighborhood revitalization. The program has proven very successful in working with experienced non-profit entities and in leveraging outside funding sources. The nonprofits are able to oversee the acquisition and rehabilitation process and stay in place as long-term owners and operators. Appropriateness for 2013-2021 Housing Element: This program remains an integral component to the City's overall affordable housing strategy. However, future funding sources will be limited to HOME funds, Inclusionary Housing in-lieu fees, Tax Credits and other Grant opportunities. 3. Neighborhood Improvement Program Progress: From 2008-2012, the City has held 16 Oak View Task Action: Implement neighborhood Force meetings (w/h participation by 13 agencies/groups); 3 joint improvement program within 4 CDBG target inspection meetings with the County Health Department and 2 areas. Code enforcement division will Green Building informational sessions. The Public Nuisance Task facilitate forums for residents of these Force meets on a monthly basis, and the equivalent of two code communities to discuss specific enforcement officers are assigned to the CDBG target areas. neighborhood issues and provide information on various resources for Effectiveness: The result of these efforts has been an overall rehabilitation assistance. Conduct monthly reduction in graffiti and trash and debris cases. All of the reactive meetings of the Public Nuisance Task cases are referred to the Housing Rehabilitation Program. In year Force, with the goal to expedite the 2011/2012, 536 households were served and 1,004 cases abated. abatement of properties that are considered public nuisances. Appropriateness for 2013-2021 Housing Element: This program remains an important component of the City's efforts to maintain and improve neighborhood and livability conditions. V-2 410 2013-2021 HOUSING ELEMENT HOUSING PLAN Table V-1: Review of 2008-2014 Housing Element Programs (cont'd) Policy/Program Accomplishments 4. Preservation of Assisted Rental Progress: City contacted the Huntington Villa Yorba property Housing owners and discussed the importance of keeping the affordability Action: Contact the owners of Huntington covenants in place. City has made this the number one project for Villa Yorba to initiate discussions regarding any non-profit developer who asked for the City's priority project and the City's desire to preserve as long term where they could acquire units. affordable housing. Based on the outcome of these discussions,the City will: 1)explore Effectiveness: The property owner is considering the City's request outside funding and preservation options;2) while the City is determining the amount of HOME funds to dedicate offer preservation incentives to owners; and to furthering the affordability term. In addition, the City has asked 3) provide technical assistance and HUD to assist. education to affected tenants. Appropriateness for 2013-2021 Housing Element: Given the at-risk status of this property,the City plans to enter into an agreement and dedicate HOME and other HUD available funds to meet the assistance requirements. 4a. Preservation of Huntington Gardens Progress: In 2009, Huntington Gardens was sold to Living (formerly Wycliffe) — Committed Opportunities Management Company(LOMCO)and affordable rent Assistance levels have been maintained. The City worked with LOMCO to Action: By April 2008, enter into a legally secure financing through Century Housing for purchase, extending enforceable agreement with LOMCO for a the project's mortgage from 2016 to 2044.The City also coordinated $2.16 million bridge loan for preservation of with HUD to assist in securing a five-year Section 8 contract 185 very low income units in Huntington extension on the project. No City funds were utilized in the project's Gardens. Once LOMCO has secured preservation. permanent financing, enter into an Owner Participation agreement for up to $8 million Effectiveness: This program was effective in preserving Huntington in additional gap financing. Report to HCD Gardens as affordable housing. However, as the Section 8 Housing on the status of preservation no later than Assistance Payments associated with the project are subject to July 1, 2010, and to the extent an continual renewal from HUD, the project technically remains at-risk agreement is not in place, amend the of conversion. Housing Element as necessary to identify additional sites. Appropriateness for 2013-2021 Housing Element: Preservation remains an important program in the updated Housing Element. However, given the elimination of redevelopment agency funding, a separate program for committed assistance will not be included. 5. Section 8 Rental Assistance Program Progress: The City assisted with the recently opened enrollment and other Assistance period for Section 8 and is involved in Cities Advisory to OCHA and Action: Maintain current levels of assistance OC Partnership to increase future affordable housing opportunities. (815 vouchers). Encourage landlords to The City has 880 Section 8 vouchers — 363 elderly, 206 register units with the Housing Authority and disabled/non-elderly, and 311 disabled/elderly. In addition,through undergo education on the Section 8 Homelessness assistance, Shelter Plus Care and Section 8 program. Continue to participate in quarterly vouchers from other cities/counties, there are 1,091 assisted units meetings of the Cities Advisory to OCHA to —426 elderly; 309 disabled/non-elderly; and 356 families. maintain ongoing communication about the Section 8 program and other affordable Effectiveness: The City was effective in increasing the number of housing activities. vouchers in use from 815 to 880, and in increasing the number of residents getting on the County Section 8 waiting list. Appropriateness for 2013-2021 Housing Element: The City plans to maintain current levels of assistance and continue working with V-3 411 2013-2021 HOUSING ELEMENT HOUSING PLAN OC Partnership to identify additional apartment projects for Section 8 tenants. V-4 412 2013-2021 HOUSING ELEMENT HOUSING PLAN Table V-1: Review of 2008-2014 Housing Element Programs (cont'd) Policy/Program Accomplishments 6. Mobile Home Park Preservation Progress: The City's Mobile Home Advisory Board (MHAB)has met Action: Implement the Mobile Home Park quarterly and provides various speakers regarding Mobile Home Conversion Ordinance as a means of conversion; how tenants can purchase their parks and other topics preserving mobile home parks as long term of interest. housing in the community. Should tenants of a park indicate interest in purchasing the Effectiveness: The City has received fewer complaints from Mobile park as a means of maintaining control over Home Park Residents and continues to provide focused space rent increases, provide information information. on State MPROP funding. Assist in resolving issues between mobile home park Appropriateness for 2013-2021 Housing Element: The City will tenants and park owners through monthly continue the MHAB meetings to respond to residents'concerns and meetings of the Mobile Home Park Advisory provide informative topics, including MPROP funding availability. Board. Since 2010, 3 mobile home parks have been approved for conversion; 2 conversions were owner initiated and 1 was resident/tenant initiated. The City assists resident/tenant conversions through the subdivision map waiver process 7. Condominium Conversion Ordinance Progress: The City used the current ordinance once since 2008 in Action: Implement the City's Condominium evaluating a possible future conversion and has fielded several Conversion Ordinance. Evaluate inquiries regarding possible other conversions. City staff did some strengthening the current Ordinance to preliminary evaluation of modifying the ordinance. establish minimum rental vacancy thresholds and/or extending the City's Effectiveness:The existing ordinance is robust and appears to have inclusionary housing requirements to been a deterrent in the conversion of a couple of projects. Staff was encompass condominium conversions. able to use the requirements of the existing ordinance in the one conversion that was evaluated. Appropriateness for 2013-2021 Housing Element: The condominium conversion ordinance remains in effect, and as no changes are deemed necessary at this time, this program is no I cessary for the Updated Element. 8. Residential and Mixed Use-Use Sites Progress: The City actively monitors vacant sites that have Inventory residential development potential and provides information to the Action: Maintain a current inventory of development community. Mixed Use Transit Center District zoning vacant residential sites and potential mixed- standards were adopted in late 2008, resulting in approval of a 385 use infill sites and provide to interested unit multi-family rental project with a minimum of 39 affordable units. developers in conjunction with information The City also amended the Bella Terra Specific Plan in late 2008 to on available development incentives. Adopt allow for mixed use development at this regional mall location; a Citywide mixed use ordinance to expand completed an update to the City's Downtown Specific Plan in 2011 the potential for mixed use developments in that increased residential densities from 25-30 du/ac to 50 du/ac to the City. Conduct annual monitoring of promote and incentivize mixed use development; and adopted the residential sites capacity to ensure the Beach and Edinger Corridors Specific Plan in 2010 (see Program 9 continued provision of adequate sites to below). address the City's regional housing needs by income category throughout the planning Effectiveness: This program has been very successful and has period. Should a shortfall be identified, facilitated the approval of a number of residential infill and mixed redesignate additional sites as necessary. use projects. Appropriateness for 2013-2021 Housing Element: The City plans to continue to maintain an inventory of sites and monitor sites capacity; however, no additional mixed use ordinance is necessary for the planning period. V-5 413 2013-2021 HOUSING ELEMENT HOUSING PLAN Table V-1: Review of 2008-2014 Housing Element Programs (cont'd) PccylPrt: ram Accomplishments 9. Beach/Edinger Corridor Specific Plan Progress: The Beach and Edinger Corridors Specific Plan was Action: Adopt the Beach/Edinger Corridor adopted in March 2010 as a form-based code after an extensive Specific Plan, providing expanded capacity outreach program that included 21 workshops and public hearings. for high density residential and mixed use The Specific Plan allows residential and mixed use development by development by right. Establish form-based right (administrative site plan review), requires affordable housing standards to facilitate development. to be located within the Specific Plan area and provides for Require inclusionary units to be provided development incentives. on-site or within the boundaries of the Specific Plan, and provide additional Effectiveness: The Specific Plan was adopted and to-date 1,409 incentives for increased percentages of high density multi-family units within five apartment projects have affordable units. Monitor development to been approved for construction. A total of 230 deed-restricted ensure affordable housing opportunities are affordable units are provided within these projects (130 moderate, being provided within the Plan area. 21 low, 70 very low, and 9 extremely low income). Appropriateness for 2013-2021 Housing Element: This program represents the City's primary mechanism for providing residential sites and will continue in the updated Housing Element. 9a. Residential Rezoning Program Progress: As part of the Beach/Edinger Corridors Specific Plan, Action: Redesignate sites to accommodate over 400 acres were re-designated to mixed use development with at least 704 units at 30+ units/acre, and 311 an allowance for 4,500 units and no maximum density limit. In units at 12+ units/acre. Complete rezoning conjunction with adoption of the Plan in 2010, the City designated 2 by June 2009. of the 5 sites identified in Housing Element Table IV-7 for exclusively residential uses (352 du pot'I). However, the City approved an amendment to the Housing Element in 2012, after approval by HCD, to eliminate one of the re-zoned sites as it is currently in process to allow a recreational facility(Skate Park). Effectiveness: While the City did accomplish the rezoning, this program did not result in the production of housing units. Worth noting, of the 1,409 units approved for construction within the Specific Plan, none are proposed for the potential rezoning sites. Appropriateness for 2013-2021 Housing Element: Residential rezoning no longer remains necessary as the City has demonstrated that it can satisfy its regional housing needs under existing zoning, and through entitled and pending projects. 10. Residential Development Progress: In 2010, the school districts and City determined the Opportunities on School Sites quarterly meetings were no longer necessary. Entitlements on two Action: Continue to attend quarterly Fountain Valley closed school sites were approved by the Planning meetings with the school districts in Commission and City Council, providing for a total of 130 single- Huntington Beach to coordinate activities family units, and provision of affordable housing funds in support of and provide additional sites for residential development of off-site affordable rental units. development. Complete entitlements on the two Fountain Valley School sites by Effectiveness: The City has been able to assist the school districts 2009. and development community with evaluating the reuse of surplus school sites. Appropriateness for 2013-2021 Housing Element: The City will continue to coordinate with the school districts on potential site V-6 414 2013-2021 HOUSING ELEMENT HOUSING PLAN opportunities, but a separate program is no longer necessary for the Housing Element. V-7 415 2013-2021 HOUSING ELEMENT HOUSING PLAN Table V-1: Review of 2008-2014 Housing Element Programs (cont'd) 1'OlicylPrc►gr ,� A complist► sm 11. Second Units Progress: A How-To Guide for 2nd/Accessory Dwelling Units has Action: Through implementation of the been available at the planning and zoning counter and on the City's City's second unit ordinance, provide website since late-2008. The City has approved six 2"d dwelling additional sites for the provision of rental units in the planning period and four of these have been housing. Educate residents on the constructed/permitted. availability of second units through development of informational materials for Effectiveness: The City continues to process requests for second distribution at the public Planning units, however the level of activity has been limited. The City will Department counter, and through pursue expanded educational outreach, such as through the advertisement on the City's website. Huntington Beach Council on Aging. Appropriateness for 2013-2021 Housing Element: The program remains appropriate for the Element. 12. Affordable Housing Development Progress: Between 2008 and 2012, the City worked with two Assistance nonprofit developers to complete two affordable new construction Action: Continue to provide regulatory and projects, totaling 8 affordable units. Colette's Children's Homes financial assistance for the development of teamed with Chelsea Investment Corporation to develop Pacific affordable housing, with a goal to provide Sun, providing 6 very-low income rental units, including five units 175 units on Agency-owned parcel, and 40 for large families (3 bedrooms). The City also provided funding additional affordable rental units. Pursue support to Habitat for Humanity to develop two new homeownership issuance of a local housing bond. units (1 very low and 1 low income). Effectiveness: The program focus has been within the Oakview neighborhood, maximizing the effects of neighborhood revitalization. The program has proven very successful in working with experienced nonprofit entities and in leveraging outside funding sources. With financial assistance from the City/Agency, the nonprofits are able to oversee the development process and stay in place as long-term owners and operators. Appropriateness for 2013-2021 Housing Element: This program remains an integral component to the City's overall affordable housing strategy. With the elimination of redevelopment agency funding, funding sources will be limited to HOME/HUD funds, tax credits funding and other grants. 13. Workforce Housing Program Progress: The City partnered with Habitat for Humanity to build two Action: Adopt Workforce Housing Program units that provided affordable workforce housing. In addition, the Guidelines in 2008, and assist five City adopted a first-time homebuyer program which assisted 25 households on an annual basis. moderate income households. Effectiveness: This project was effective in providing ownership opportunities to 27 households. Appropriateness for 2013-2021 Housing Element: As projects and partnerships are developed, workforce housing will continue to be a worthy goal. However, due to high subsidy costs and limited funds, an ongoing homebu er assistance is no longer feasible. V-8 416 2013-2021 HOUSING ELEMENT HOUSING PLAN Table V-1: Review of 2008-2014 Housing Element Programs cont'd Policy/Program Accomplishments 14. Inclusionary Housing Ordinance Progress: In August 2011, the City's Inclusionary Guidelines were Action: Continue to utilize the Inclusionary modified and improved for new development and current Housing Ordinance as a tool to integrate Inclusionary Housing residents. The City has also modified the affordable housing within market rate program to increase the size threshold of projects eligible to pay an developments, or alternatively, to generate in-lieu fee from 9 to 30 units. The in-lieu fee amount, however, has fees in support of affordable housing in off- not yet been established for projects above 9 units. site locations. Implement the Affordable Housing Ad Hoc Committee's Effectiveness: The inclusionary ordinance resulted in 92 affordable recommendation regarding use of in-lieu rental and ownership units being incorporated within market rate fees. projects. With the improvement in the real estate market, several hundred new inclusionary units are in the pipeline for the future planning period. Appropriateness for 2013-2021 Housing Element: This program remains an integral component to the City's overall affordable housing strategy. 15. Green Building Progress: The City has implemented a multi-faceted approach to Action: Based on the direction of the sustainability through the HB Goes Green Program covering Planning Commission and City Council recycling, water conservation, energy efficiency, open space and subcommittees, establish a comprehensive transportation programs. All Agency-assisted projects included green building program, and provide green building practices during this period, and several approved dedicated staff for implementation. residential and mixed use projects have required LEED or Implement requirements for green building GreenPoint-Rated certification. The City is implementing the Cal design in Agency-assisted new Green Building Code and two recently adopted specific plans construction. require green building practices in all new developments. Green building material is also provided at the Planning/Building Counter and on the website. The City has adopted an Energy Efficient Permit Fee Waiver for energy efficient heating, cooling, water and solar systems. The City hired a full-time Energy Project Manager in 2008, and the Planning and Building Department has a certified LEED Green Associate planner on staff. Effectiveness: This has been an effective program based on the accomplishments summarized above. Appropriateness for 2013-2021 Housing Element: This program remains an integral component of the City's overall goal of providing more sustainable development and housing options. 16. Child Care Facilities Progress: City-assisted and private developer projects are Action: Continue to implement the large evaluated on an individual basis and encouraged to provide family day care ordinance and evaluate children/family amenities such as community rooms,tot lots in open other areas of the Zoning Code where space, and convenient parking adjacent to amenities. incentives for the provision of child care can be established, possibly including the use of Effectiveness: The City has approved several multi-family expedited entitlements. Continue to offer residential projects with amenities that would benefit children and childcare density bonus incentives in families including clubhouses and tot lots. However, no child care conjunction with affordable housing projects facilities have been included in projects as a zoning incentive or as provided for under State law. density bonus. V-9 417 2013-2021 HOUSING ELEMENT HOUSING PLAN Appropriateness for 2013-2021 Housing Element: This program can provide meaningful benefit and remains appropriate for the Housing Element. Table V-1: Review of 2008-2014 Housing Element Programs cont'd Po cylProgratn-� A 00Mplishmepts�, q 17. Affordable Housing Density Bonus Progress: While the City has received inquiries regarding density Action: Continue to implement the bonuses on several sites, no density bonuses have been received Affordable Housing Density Bonus as a during the planning period. means of enhancing the economic feasibility of affordable housing Effectiveness: The density bonus ordinance is an effective tool for development. many areas of the City. Because the City amended the Downtown Specific Plan to increase allowable densities in 2011 and adopted the Beach and Edinger Corridors Specific Plan to allow for residential and mixed use projects without a maximum density, the need for density bonuses has been decreased in these areas. Appropriateness for 2013-2021 Housing Element: This program remains important to the Cit 's overall affordable housing strategy. 18. Development Fee Assistance Progress: In 2009 and 2010, the City adopted one-year fee Action: Conduct a fee study and adopt an deferrals for all residential projects, allowing fees to be paid at final Affordable Fee Reduction Ordinance by inspection. In June 2012, the City adopted updates to its the end of 2009 as an incentive for projects development impact fees. The City adopted exemptions for lower to provide increased percentages of income affordable housing projects, exempting them from police, affordable units. Incorporate provisions for fire, parks and library impact fees. development fee deferrals consistent with AB 641. Effectiveness: Several pending lower income housing projects are expected to benefit from the new fee exemptions. Appropriateness for 2013-2021 Housing Element: This program remains relevant as an affordable housing incentive. 19. Residential Processing Procedures Progress: The City is currently working on a streamlining update of Action: Review the typical project size of the zoning ordinance. This streamlining effort includes an increase multi-family development projects already in the number of dwelling units permitted by right for multi-family zoned for residential use to determine an projects. The City anticipates adoption of this update in 2015. appropriate size threshold to permit multi- family uses by right, and undertake Effectiveness: This program has not yet been implemented, but is amendments to the Zoning Code to expected to benefit future multi-family residential projects. eliminate the CUP requirement for projects below this threshold. Appropriateness for 2013-2021 Housing Element: This program remains relevant. 20.Zoning Ordinance Revision Progress: These changes were adopted by City Council in Action: Amend the zoning ordinance by December 2009 December 2009 to make explicit provisions for transitional and supportive housing, and Effectiveness: The City has not received any requests for these emergency shelters. Develop objective facilities but the program was effective in updating the City's standards to regulate emergency shelters regulations to facilitate such development. as provided for under SB 2. Appropriateness for 2013-2021 Housing Element: This program has been completed and is no longer necessary. V-10 418 2013-2021 HOUSING ELEMENT HOUSING PLAN Table V-1: Review of 2008-2014 Housing Element Programs cont'd Policy/Program Accomplishments 21. Fair Housing Progress: The City contracted with the Fair Housing Council of Action: Contract with the FHCOC to provide Orange County (FHOCC) to implement the regional Fair Housing a high level of fair housing services to Plan (AI) and to offer fair housing services and tenant/landlord residents, encompassing education, counseling to residents. mediation, discrimination investigation and resolution. Continue to promote fair Effectiveness: FHCOC assisted up to 800 City residents annually housing practices through invitation of with issues regarding tenant/landlord matters, and up to 20 FHCOC participation at community events, discrimination cases are opened each year. FHCOC provided three inclusion of fair housing criteria in City public outreach presentations in the City annually. housing agreements, and assistance in dissemination of fair housing educational Appropriateness for 2013-2021 Housing Element: The Fair information to the public. Housing program provides an important service to residents and landlords and remains appropriate for the Housing Element. 22. Reasonable Accommodation Progress: A code amendment for a Reasonable Accommodations Action: Adopt and implement a reasonable Procedure was adopted by City Council in February 2013. accommodation procedure; inform and educate the public on the availability of the Effectiveness: As the City just recently adopted its procedures, it reasonable accommodation procedure has not yet had any requests under the new procedures. through the dissemination of information. Appropriateness for 2013-2021 Housing Element: Informing the public about opportunities for reasonable accommodation remains important to the Housing Element. 23. Continuum of Care Homeless Progress: The City supports the Continuum of Care through 1)data Assistance compilation; 2) letters of support for funding applications; 3) Action: Continue participation in the participation in meetings on the Regional Homeless Strategy. The County's Regional Committee for the City participated in the 2011 and 2013 Point in Time Homeless Continuum of Care and annually allocate Surveys. The City received Homelessness Prevention and Rapid CDBG monies to fund agencies serving the Re-Housing Program ($566,611)funds from HUD and awarded four homeless and at-risk population. In support sub-recipients to carry out programs that benefited 226 persons and of the County's efforts to implement the 115 households. Client Management Information System "CMIS" online database to provide Effectiveness: Interval House, Huntington Beach Senior Outreach, unduplicated tracking of homeless Colette's Children Home and Project Self- Sufficiency received programs,the City will encourage its service money and provided Homeless Prevention and Homeless providers to become integrated within the Assistance/Rapid Re-housing. CMIS system. Appropriateness for 2013-2021 Housing Element: The Continuum of Care and Homeless Assistance Program, and Ten-Year Plan to End Homelessness remain appropriate to the Housing Element 24. Project Self-Sufficiency Progress: Between 2008-2012, Project Self Sufficiency assisted Action: Continue to provide General Fund over 525 households, averaging assistance to 102 households per and CDBG support to PS-S to support year. PSS also expanded into Homeless Prevention. extremely low to low income, single-parents in their transition to self-sufficiency. Seek to Effectiveness: Through the Homeless Prevention and Homeless assist a minimum of 90 households Assistance/Rapid Re-Housing, PSS has grown and provided annually, with Huntington Beach residents service to single parents (both male and female). The two year comprising a minimum of 70% of those program provided case management services to over 400 families. assisted. Appropriateness for 2013-2021 Housing Element: The PSS ro ram remains an important program in assisting single parents V-11 419 2013-2021 HOUSING ELEMENT HOUSING PLAN to achieve economic self-sufficiency and remains appropriate for the Housing Element update V-12 420 2013-2021 HOUSING ELEMENT HOUSING PLAN Summary of Housing Element Accomplishments Since adoption of the Housing Element in 2008, the City of Huntington Beach has made significant progress in achieving its housing goals. Major accomplishments include: ➢ Adoption of Beach and Edinger Corridors Specific Plan, redesignating over 400 acres to mixed use and accommodating up to 4,500 additional housing units ➢ Updating the Downtown Specific Plan, expanding the downtown core where residential is permitted, increasing densities up to 50 units/acre, and incentivizing residential and mixed use development ➢ Providing assistance to non-profits to develop 8 new affordable units: "` o Pacific Sun Apartments (Collette's Children's j � Homes)— 6 Very Low income rental units o Habitat for Humanity—2 ownership units (1 Very Low, 1 Low) Pacific Sun Apartments ➢ Working with non-profits in the acquisition/rehabilitation of 230 units: o Emerald Cove (Jamboree Housing) — 164 units o Pacific Court Apartments (Orange Housing) —47 units (23 Very Low, 24 Low) o Keelson Lane (Collette Children's Home III)— 10 Very Low income units o Jacquelyn Lane (Jamboree III) and Koledo Lane (Jamboree IV) — 9 Very Low income units ➢ Implementation of inclusionary housing requirements, achieving 92 on-site affordable units (BellaTerra - 43 moderate/28 very low, Pacific Shores - 10 moderate/2 low, Tuscany- 5 moderate, The Villas - 4 moderate). ➢ Transfer ownership of Huntington Gardens, and refinancing to extend affordability controls to 2044. ➢ Funding 25 first-time homebuyer loans for moderate income households ➢ Providing housing rehabilitation assistance to 88 lower income homeowners ➢ Implementing a Neighborhood Preservation Program to pro-actively address the problem of deteriorating neighborhoods and improve housing conditions ➢ Assisting 525 single-parent households through Project Self-Sufficiency ➢ Adoption of zoning provisions for emergency shelters, transitional housing and supportive housing. ➢ Adoption of Reasonable Accommodation Procedures for persons with disabilities. ➢ Adoption of fee exemptions for affordable housing units. V-13 421 2013-2021 HOUSING ELEMENT HOUSING PLAN V-14 422 2013-2021 HOUSING ELEMENT HOUSING PLAN Table V-2 summarizes the quantified objectives for new construction, rehabilitation and conservation contained in the City's 2008 Housing Element, and compares the City's progress in fulfilling these objectives. Table V-2: Progress Towards 2008-2014 Quantified Objectives Income New Construction �' °Rel abil tion COF onservation Level _ _� � ks . - Goal Progress Goal Progres -Goal Progress Extremely 227 0 15 32 Low 1,000 1,065 Very Low 227 35 63 238 Low 369 12 97 48 - - Moderate 414 65 50 0 - - Above 855 920 - - - - Moderate Totals 2,092 1,032 225 318 1,000 1 1,065 New construction goal reflects RHNA; progress includes 952 units built, and 80 units in progress with occupancy projected to occur during 2013 within this planning period. Rehabilitation progress includes 88 rehabilitation loans and grants between 2007/08-2011/12, and 230 multi- family acquisition/rehabilitation units in partnership with non-profits. Conservation progress reflects preservation of Wycliffe Gardens (185 units)and increase in Section 8 vouchers from 815 to 880. As illustrated in Table V-2, based on review of residential building permits issued between January 2006 - December 2012, the City fulfilled approximately half of its total regional housing construction needs, or"RHNA" for 2,092 new units (refer to Appendix A for summary of building permits issued and projects with expected occupancy during the current planning . period). The collapse of the real estate market in 2007 and prolonged economic recession significantly impacted the level of development activity in Huntington Beach and throughout most of the state. Through the inclusionary ordinance, the City was able to achieve 71 affordable rental units (Bella Terra-43 mod, 28 very low) and 21 affordable ownership units (The Villas-4 mod; Tuscany-5 mod; Pacific Shores-10 mod, 2 low). The former Redevelopment Agency and its non-profit housing partners developed six affordable large family rental units (Pacific Sun/Collette's Children's Home-6 very low) and two affordable ownership units (Habitat for Humanity-1 low, 1very low). Finally, six second units were permitted, and based on average market rents of $800-$1,000, fall within the level of affordability to low income households. In terms of housing rehabilitation, the City provided rehabilitation assistance to 88 lower income households in the form of loans and grants, and provided financial assistance to non- profit purchasers for the acquisition and rehabilitation of 230 units and the provision as long term affordable housing. Through both these mechanisms combined, the City assisted in the rehabilitation of 318 housing units, well exceeding its Housing Element goal to for rehabilitation of 225 units. Finally, the City was successful in its goal to conserve the 185 unit Huntington Gardens (formerly Wycliffe) through refinancing and transfer of ownership. The City assisted with the open enrollment period for Section 8, and saw an increase in Section 8 vouchers from 815 to V-15 423 2013-2021 HOUSING ELEMENT HOUSING PLAN 880. These two activities combined resulted in the City conserving 1,065 units of affordable housing, exceeding its 1,000 unit conservation goal. V-16 424 2013-2021 HOUSING ELEMENT HOUSING PLAN 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. 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 authorized 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 Huntington 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 these two earlier 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 The Mello Act in part requires replacement of affordable units demolished or converted within the coastal zone. V-17 425 2013-2021 HOUSING ELEMENT HOUSING PLAN two most recent Housing Element periods (between January 1998 — November 2012), including the number of affordable housing units built in the City within three miles of the coastal zone. Table V-3: Residential Activity in Huntington each Coastal Zone 1998-2012 1, 1Loca#ion ' G�Fy 'yTotal U'n ts. Units Required Total,New Units ` '1,Aff6fdable''Uhits prIMP '0I �I � � * ��"�iHh�l' B�Ulltl,�������� �����������hau��k� emolished 14 to�be Re faced Built A ._ �ill� it Within Coastal 91 4 790 Zone Within 3 miles of _-- --- 804 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 95 units removed in Huntington Beach during this period,89 were single-family homes and 2 were within a duplex. Only 4 units were within a fourplex, meeting the size threshold criteria for potential replacement. As illustrated by this Table, between 1998-2012, 91 market rate units were removed from the Huntington Beach coastal zone: 53 units in Huntington Harbour, 37 units in Downtown, and 1 in Southeast Huntington Beach. Four of these units were within a fourplex, thus meeting the size threshold for potential replacement under the Mello Act. While the fourplex units were not deed restricted as affordable and were located within a high cost area two blocks from the beach, they were in an older property (1973) and could potentially have been rented at rates affordable to moderate income households. During this same 1998-2012 time period, 804 new deed-restricted affordable units were built (or under construction) 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 projects completed during this time frame include the following (refer to Appendix C for a complete listing of projects): ➢ 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 - 5 very low and 1 low income unit ➢ Tuscany— 5 moderate income units ➢ The Villas —4 moderate income units ➢ Pacific Shores— 10 moderate income and 2 low income units ➢ Pacific Sun — 6 very low income units ➢ Bella Terra Apartments —43 moderate and 28 very low income units ➢ Numerous smaller projects containing 3 or fewer affordable units. V-18 426 2013-2021 HOUSING ELEMENT HOUSING PLAN 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, including the Sunset Beach community annexed to the City in•2011.. V-19 427 2013-2021 HOUSING ELEMENT HOUSING PLAN B. GOALS AND POLICIES This section of the Housing Element sets forth the goals and policies the City intends to implement to address Huntington Beach's housing needs. EXISTING HOUSING QUALITY AND AFFORDABILITY GOAL 1 Maintain and enhance the quality and affordability of existing housing in Huntington Beach. Policy 1.1 Neighborhood Character Preserve the character, scale and quality of established residential neighborhoods. Policy 1.2 Property and Housing Conditions Support the long-term maintenance and improvement of existing housing through code enforcement and housing rehabilitation programs. Policy 1.3 Multi-family Housing Acquisition and Improvement 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 Neighborhood Involvement Encourage resident involvement in identifying and addressing maintenance of housing in their neighborhoods. Policy 1.5 Protection of Existing Affordable Housing Work with property owners, tenants, and non-profit purchasers to facilitate preservation of assisted rental housing at-risk of conversion to market rents. Policy 1.6 Rental Assistance Support and publicize available rental assistance programs for lower income and special need households. Policy 1.7 Conservation of Mobile Home Parks Encourage retention of adequate numbers of mobile homes and continue to enforce the City's mobile home conversion ordinance. Policy 1.8 Neighborhood Vitality Maintain the quality of life within neighborhoods by maintaining an adequate level of community facilities, such as child care centers, and municipal services. V-20 428 2013-2021 HOUSING ELEMENT HOUSING PLAN ADEQUATE HOUSING SITES GOAL 2 Provide adequate housing sites through appropriate land use, zoning and specific plan designations to accommodate Huntington Beach's share of regional housing needs. Policy 2.1 Variety of Housing Choices Provide site opportunities for development of housing that responds to diverse community needs in terms of housing types, cost and location, emphasizing locations near services and transit that promote walkability. Policy 2.2 Residential Mixed Use Facilitate the efficient use of land by allowing and encouraging commercial and residential uses on the same property in both horizontal and vertical mixed-use configurations. Policy 2.3 Beach and Edinger Corridors Specific Plan Encourage and facilitate the provision of housing affordable to lower income households within the Beach and Edinger Corridors Specific Plan. Policy 2.4 Surplus Public Land Utilize surplus publicly owned land for residential use where appropriate and consistent with the City's General Plan. Policy 2.5 Secondary Dwelling Units Continue to support the provision of second units in all residential districts as a means of dispersing small, affordable units throughout the community. PROVISION OF AFFORDABLE HOUSING GOAL 3 Enhance housing affordability so that modest income households can remain an integral part of the Huntington Beach community. Policy 3.1 Housing Diversity 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 Mixed Income Housing Utilize the City's Inclusionary Housing Ordinance as a tool to integrate affordable units within market rate developments. Continue to prioritize the construction of affordable units on-site, with provision of units off-site or payment of an in-lieu housing fee as a less preferred alternative. V-21 429 2013-2021 HOUSING ELEMENT HOUSING PLAN Policy 3.3 Affordable Housing Incentives Facilitate the development of affordable housing through regulatory incentives and concessions, and/or financial assistance, I with funding priority to projects that include . extremely low income units. Proactively seek out new models and approaches in the provision of affordable housing. Policy 3.4 Public/Private Partnerships Habitat for Humanity Project Explore collaborative partnerships with non- profit organizations, developers, the business community and governmental agencies in the provision of affordable housing. Policy 3.5 Financial Resources Pursue expanded financial resources to support in the production of housing affordable to Huntington Beach's modest income workforce and special needs populations. Policy 3.6 Child Care Facilities Encourage the inclusion of space for child care in new housing developments, including affordable housing developments. REMOVE GOVERNMENTAL CONSTRAINTS GOAL 4 Reduce potential governmental constraints to housing production and affordability. Policy 4.1 Regulatory Incentives for Affordable Housing Support the use of density bonuses and other incentives, such as fee deferrals/waivers and parking reductions, to offset or reduce the costs of developing affordable housing while ensuring that potential impacts are addressed. Policy 4.2 Flexible Development Standards Provide flexibility in development standards to accommodate new models and approaches to providing housing, such as transit-oriented development, mixed use and live/work housing. Policy 4.3 Efficient Development Processing Explore continued improvements to the entitlement process to streamline and coordinate the processing of permits, design review and environmental clearance. V-22 430 2013-2021 HOUSING ELEMENT HOUSING PLAN EQUAL HOUSING OPPORTUNITIES AND SPECIAL NEEDS GOAL 5 Promote equal housing opportunities for all residents, including Huntington Beach's special needs populations, so that residents can reside in the housing of their choice. Policy 5.1 Fair Housing Continue to enforce fair housing kavvS prohibiting arbitrary discrimination in the building, financing, S8|eS or [8Dt@| of housing on the basis of [8D8. [g|igi0O' family St8tUS' national 0hgiO' physically disability or other factors. Policy 5.2 Housing Options for Seniors Support development and maintenance of affordable senior rental and ownership housing and supportive services tofacilitate maximum independence and the ability Uf seniors t0 n3Dl3iO in their hODl8S @Dd/O[ in the COnnrnUnity. Policy 5.3 Housing for Persons with Disabilities Support the provision of permanent, affordable and aoneooib|o housing that allows persons with disabilities to live independent lives. Provide assistance to residents in making accessibility improvements to their homes. Policy 5.4 Self-Sufficiency for Single Parents /\aniat |ovv inoonne, single-parents in attaining the life skills necessary to achieve economic independence and improved access tnhousing. Policy 5.5Homne|ess Housing and Services Support continued efforts to implement the Orange County Continuum of Cara program for the homeless. Coordinate with local social service providers and notify them of available City funding to address the needs of the homeless population. ENERGY EFFICIENCY AND SUSTAINABILITY GOAL 6 Promote a healthy and sustainable Huntington Beach through support of housing which minimizes reliance on natural resources and automobile use. Policy 6.1 Green Building Implement the City'a {3naen Building PnoQnann to ensure new development is energy and water efficient. Policy 6.2 Energy Efficiency and Alternative Energy Sources Promote modifications to increase energy efficiency and the use of alternative energy sources such ao solar energy, cogeneration, and non-fossil fuels. Policy 6.3 Healthy Community V'23 431 2013-2Q21 HOUSING ELEMENT HOUSING PLAN Promote healthy living and physical activity through decisions in the location, site planning and design of housing and mixed use development. Policy 6.4 Transportation Alternatives and Walkability Incorporate transit and other transportation alternatives including walking and bicycling into the design of new development, particularly in areas within a half mile of designated transit stops. Policy 6.5 Jobs/Housing Balance Encourage a link between housing and jobs in the community, including housing opportunities affordable to Huntington Beach's modest income workforce. V-24 432 2013-2021 HOUSING ELEMENT 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 and Building Department and ^^^^m ^ Q'IevelepmentOffice of Business Development. The City's Housing Element programs encompass existing programs; programs revised in response to review 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: 2013-2021 objectives; funding sources; responsible agency; and implementation time frame. Overall quantified objectives for new construction, rehabilitation and conservation are provided in Table V-5. GOAL: EXISTING HOUSING QUALITY AND AFFORDABILITY 1. Housing Rehabilitation Loan Program: The City offers two different types of home improvement loans: the Single-Family Home Improvement Loan and the Multi-Family Rental Housing Rehab Loan. For Single-Family Home Improvement Loans, the City will lend up to $75,000 to pay for rehabilitation costs for a single-family home, townhouse, condominium or mobile home. Grants are also available to low income households whose estimated repair costs do not exceed $10,000. For the Multi-Family Rental Housing Rehab Loan, the City provides up to $75,000 for repairs to duplex, triplex, or four-plex properties. Loan repayment is deferred until the home is resold or refinanced. Lead based paint abatement, energy efficiency and accessibility improvements are eligible expenses. 2013-2021 Objective:Assist 20 lower income households on an annual basis, with a goal to assist a total of 160 households over the eight year planning period. 2. Multi-Family Acquisition and Rehabilitation through Non-Profit Developers: A key program in Huntington Beach's overall strategy to provide affordable housing to lower income households +shas historically been through the acquisition and rehabilitation of aging and/or deteriorating apartment complexes. Since 1994, the City and its former Redevelopment Agency have funded non-profit housing developers to acquire, rehabilitate and operate rental properties within the Oakview neighborhood, providing over 500 units of housing affordable to extremely low, very low and low income households-. 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. Covenants are Pacific Court Apartments placed on properties acquired by the non-profit to ensure long-term affordability and strong property management. In May 2015, the City issued a Notice of Funding Availability (NOFA) identifyinq nearly $2.5 million in available affordable housing funds. The City's goal was to obtain_proposals for affordable housing projects as well as a proposed Tenant-Based Rental Assistance (TBRA) program. The City identified homeless, those at risk of homelessness, veterans, seniors, and victims of domestic violence as the population for which the housing V-25 433 2013-2021 HOUSING ELEMENT HOUSING PLAN programs should be targeted. The NOFA was available on the City's website and was disseminated to local CHDO's in the area. The City received five (5) proposals: three (3) proposals for affordable housing projects, and two (2) proposals for TBRA programs. Because the May 2015 NOFA proved unsuccessful in negotiating the development of an affordable housing project, the City issued a new NOFA, after which it opted to work with the local CHDO, Orange County Community Housing Corporation (OCCHC) to develop a rental four-plex located at 7792 Barton Drive in Huntington Beach. The project was awarded $781,220 in HOME funding in October 2016 via substantial amendment to the FY 2016/17 Annual Action Plan. The project is complete. 2013-2021 Objective:While Tthe acquisition/rehabilitation program will continues to be a part -saa��of the City's affordable housing program, the Cif intends to direct the majority of its housing funds towards new construction of affordable housing refer to Program #11). efe—prsgra+as's--p +nr� +ad}r}g- rce seurGes SUGh as Tax Gred;+s to maximize The City's goal will be to assist in the acquisition/rehabilitation of 20-40 units over the planning period. 3. Neighborhood Preservation Program: For several years now, Huntington Beach has implemented a neighborhood preservation program, shifting the focus of code enforcement activities away from being primarily reactionary and punitive, to being more proactive and educational in nature. Neighborhood preservation looks towards education, empowerment, and the establishment of community partnerships to help address neighborhood conditions and improve the quality of life. 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. The Neighborhood Preservation Program is focused within the following four low and moderate income areas, identified by the housing conditions survey as deteriorated, deteriorating, or on the cusp of deteriorating (refer to Figure 5): ❖ Bolsa Chica - Heil ❖ East- Central ❖ South — Central ❖ Southeast The City supports the establishment of residential community groups within these neighborhood areas, such as the Oak View Task Force, and facilitates resident forums to discuss specific neighborhood issues and provide information on various resources for rehabilitation assistance. 2013-2021 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. Through collaborations with the Oakview Task Force, the Oakview School Collaborative and various City and County agencies, facilitate forums for residents of these communities to discuss specific neighborhood issues and provide information on various resources for rehabilitation assistance. Convene monthly meetings of the Public Nuisance Task Force, comprised of representatives V-26 434 2013-2021 HOUSING ELEMENT HOUSING PLAN from various City departments, with the goal to expedite the abatement of properties that are considered public nuisances. 4. Preservation of Assisted Rental Housing: Huntington Beach contains two affordable rental projects at risk of conversion to market rate during the 2013-2023 planning period - Huntington Villa Yorba (192 units)and Huntington Gardens (185 units). Both of these projects maintain Section 8 project-based Housing Assistance Payment (HAP) contracts with HUD subject to periodicanRual renewals. While Huntington Gardens has undergone a transfer in ownership and extension of the underlying mortgage to 2044, the mortgage on Huntington Villa Yorba expires in 2013, placing it at more imminent risk of conversion. The following are strategies the City will undertake to preserve Huntington Villa Yorba's 192 units of at-risk rental housing: ➢ Monitor At-Risk Units: Contact property owners within one year of the affordability expiration date 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. In December 2013, the Huntington Beach City Council conducted a public hearing under the Tax and Equity Fiscal Responsibility Act (TEFRA) in support of a tax-exempt bond issuance by the California Statewide Communities Development Authority (CSCDA) for the acquisition of Huntington Villa Yorba by Preservation Partners Management Group. A second TEFRA hearing was held by the City in August 2015 to approve the issuance of $13 million in bonds to allow the new property owner to refinance the property at a lower interest rate and maintain its affordability. Preservation Partners has agreed to the preservation of all 192 units - 10% at 50% area median income (AMI), and 90% at 60% AMI. 2013-2021 Objective: Continue to monitor Section 8 contract renewals in Huntington Villa Yorba and Huntington Gardens. Should either project lose its Section 8 contracts, " desire to preserve as IeRg term affordable heUSiRg. Based on the eYtGGMe ef th d+sGussi�,, 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. 5. SectiGR 8 Rental Assistance 5a. Section 8 Rental Assistance: The Orange County Housing Authority (OCHA) administers the Section 8 Housing Choice Voucher rental assistance program on behalf of the City, providing rent subsidies to extremely low and very low income households, including families, seniors, veterans and the disabled. The program offers a voucher that pays the difference between the current fair market rent (FMR) as established by HUD and what a V-27 435 2013-2021 HOUSING ELEMENT HOUSING PLAN tenant can afford to pay (i.e. 30% of household income). eest. As of February 2015,Aa total of 1,008 84(-Huntington Beach households were receiving tenant-based Housing Choice Vouchers: 58 of these were for Veterans Affairs Supportive Housing Vouchers 33 were Family Unification Vouchers and 45 were Shelter Plus Care Vouchers for formerly homeless disabled households.as&i&taRGe R-24;3— Based on HUD regulations, 75 percent of households admitted to the program must have incomes less than 30 percent of the area median, making Section 8 a key way in which the City addresses the needs of extremely low income households. 5b. Tenant-Based Rental Assistance: Beginning in fiscal year 2015/16, the City initiated a Tenant-Based Rental Assistance(TBRA) Program utilizing HOME funds. Program assistance is dedicated to extremely low income (<30%AMI) homeless and at-risk homeless households, with preference to veterans, seniors, and victims of domestic violence. In addition to financial assistance consisting of security deposit and rental assistance paid directly to the landlord, the TBRA contractor will provide housing relocation and stabilization services to participants, including case management, outreach, housing search and placement, legal services, financial management/credit repair, and employment assistance. Since the inception of the TBRA program, the City has partnered with three TBRA contractors including Interval House, Mercy House and Families Forward. The program will continue to target homeless, persons at risk of homelessness, veterans, seniors, and victims of domestic violence in Huntington Beach. To date, the program has assisted 107 households. 2013-2021 Objective: Seek to maintain current levels of assistance, and Gcoordinate with OCHA to identify additional apartment projects for participation in the Section 8 program. Continue to participate in meetings of the Cities Advisory to OCHA to maintain ongoing communication about the Section 8 program and other affordable housing activities. Continue the TBRA program with the three providers and seek to assist 61 additional households during the remaining planning period. 6. Mobile Home Park Preservation: In recognition that the approximately 3,000 mobile homes in Huntington Beach provide affordable housing for many seniors and lower-income families, in 2004 the City adopted a Mobile Home Park Conversion Ordinance. The Ordinance seeks to facilitate 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 V-28 436 2013-2021 HOUSING ELEMENT HOUSING PLAN 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, and meets on a quarterly basis, with additional special meetings as needed. 2013-2021 Objective: Assist in resolving issues between mobile home park tenants and owners through the Mobile Home Park Advisory Board. Implement the Mobile Home Park Conversion Ordinance as a means of preserving mobile home parks as long term housing in the community. For residents/tenants interested in purchasing their park, provide information on available State MPROP funding and assist with the subdivision map waiver process consistent with the Subdivision Map Act. GOAL: PROVISION OF ADEQUATE SITES 7. Residential and Mixed-Use Sites Inventory: As part of this Housing Element update, a detailed analysis of all vacant and underutilized residential and mixed use parcels in Huntington Beach was conducted. Only limited vacant residential sites remain, with the most significant development opportunities located along transportation corridors and within the Downtown. The City has experienced increasing development interest in conversion of non- residential land to mixed use, as permitted under zoning. 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 11 (Affordable Housing Development Assistance), Program 13 (Affordable Housing Density Bonus), and Program 14 (Development Fee Assistance). In addition, the City's inclusionary ordinance requires the provision of ten percent affordable units in projects with three or more units. 2013-2021 Objective: Maintain a current inventory of vacant and underutilized residential and mixed use sites and provide to interested developers in conjunction with information on available development incentives. To the extent that there are high density residential sites identified as accommodating the City's RHNA that ultimately develop with a use other than high density residential development, the City will ensure that it maintains adequate inventory to accommodate the RHNA, including by rezoning as necessary. 8. Adequate Sites Program The City Council originally adopted the Beach and Edincrer Corridors Specific Plan (BECSP) in March 2010 Geg4dg-r-&�. providinq for u to 4,500 new housing units,-ore provided ferWi+k' the a streamlined review process, and generous standards for development. W4h--Fe64deRt;a1 and mixed use evli,mont Permitted hv_ri t and s i ient nnly to adMiniotrotiVe cite nlon onnrn\rol The Plan's ferm_b oo;r d9ec not innlwde nrecerintive den ifir nr FInnr Area Rabe (F-AR4 Gaps,v b asut ins}ead Fe �dates develonment booed nn b uildinn form aRGl cnnle B uildinn heinht vu p.:r fnt try civ atnrinc ere nermi}}e� in meet ire oc inritI miver� i i e nrnientc elin i i ihle fnr re 1 ntienc Dlen rerv�si inn Gertoin 10Gatlen0 W'thin the SPerifin re recirJentil+l development tr,inr+li dGe V-29 437 2013-2021 HOUSING ELEMENT HOUSING PLAN QFE)LJRd-flGar GGMmeFGmal use, while ether areas permit Stand-a!GR8 multi family res*d-eRt*al witheut a GeMMeFGmal G0Fnl9GRe.-f; While Tthe Specific Plan 4a-&-prove44d h4qWsuccessful in facilitating development, with sixfive large scale apartment projects totalinq 1,40900 units constructed, 49F dgygjqpme4#the rapid pace and scale of this development resulted in widespread community opposition to the BECSP. In response, in May 2015, the Huntington Beach City Council adopted amendments to the BECSP to reduce the residential Maximum Amount of New Development (MAND) permitted from 4,500 to 2,100 units, along with a new conditional use permit requirement and other changes to development standards. These amendments resulted in a shortfall in Huntington Beach's ability to address its remaining regional housing need allocation (RHNA), specifically, a shortfall in sites to address the City's remaining RHNA of 413 very low and low income units. A tetal of 230 deed FestFoGted affeFdable 6IRits aFe provided WithiR thRqp P L4diRq 130 moderate 'RGeMe, 21 10W iRGeme, 70 very IE)W inGnme and 9 extrep G 4el 4w y 4- [ARits. The PlaR'S QeReFOUS Standard6 help te f----,;litate laweF G064,' develePMeRt Of)tiORq and prnigntq are rpgu..-- RlRg FPCJI-' Gn;e446 C) Re E)p within the RaR arpa- ........ n—ite-afe eitheF E)R-s;4 e4q+ble fer redu%d developmeRt fees. Pursuant to State Housing Element statutes, sites identified to address a lower income RHNA shortfall shall meet the following requirements: Accommodate 100% of the RHNA shortfall for very low and low income units Permit owner-occupied and rental multi-family uses "by right" Allow a minimum of 16 units per site Accommodate at least 50 percent of the lower income need on sites designated exclusively for residential uses To address these requirements, the City will undertake the following adequate sites pro.ciram: Amend the BECSP to establish an "Affordable Housing Overlay" within the BECSP to be applied to residential projects proposing a minimum of 20 percent lower income units on the sites identified in Table IV-5 to accommodate the RHNA shortfall. Residential development proposed pursuant to the Affordable Housing Overlay shall allow for the construction of 413 lower income units AmeRd the R-FEC-2-12 te a4ew-f-of FeSodeRtial dGVeIGOMeRt Gapagity Within the Affepdable Heusipo QveFlav to aGGeFnFned2t8 th8 eRtiFe 413 wRit le4ume.r .6.p.r-,A-n;P-. R.H.N.1.4. Zheo.r#laall tuhlimeuQh9ut the planRiRQ peFied (i.e. -the current 2,100 unit MAND shall not apply). Replace the Conditional Use Permit(CUP) requirement with a"by-right"administrative Site Plan Review process (i.e. -no discretionary Planning Commission or City Council review) on sites designated with the Overlay that propose at least 20% lower income units (encompassing extremely low, very low, and low income units on site no in lieu fees allowed). Replace the amended BECSP parking requirement with requirements in line with the Citywide multi-family parking standard for sites within the Overlay. Provide for exclusively residential uses on sites in the OverlaV. Development within the Overlay at 20% lower income will also qualify for density bonus and other development incentives, concessions and waivers (e.g. - parking, setbacks, etc.) consistent with State density bonus law (refer to Housing Element Program #13); the City will also support affordable projects within the Overlay using available Housing Trust fund monies. V-30 438 2013-2021 HOUSING ELEMENT HOUSING PLAN As an example, in November 2019, the City committed three million dollars in funding, primarily from the Housing Trust Fund (inclusionary housing money) toward the acquisition of one of the sites within the proposed Affordable Housing Overlay for the development of a 43- unit very low and low income senior housing development. Over a slightly longer-term period, the Citv will conduct a comprehensive review of BECSP and evaluating the impact of the six new projects on the City's resources infrastructure and traffic. It is anticipated that the review will include an analysis of the development standards and regulations and the potential for adding capacity into the specific plan. The review will result in a comprehensive amendment to the BECSP to ensure that the next phase of growth within the specific plan is more balanced and aligns with the City's economic objectives infrastructure capacity for the corridors. 2013-2021 Objective:The City will undertake the following actions to implement the adequate sites program concurrently with the adoption of the Housing Element Amendment: 1 Draft text amendments to the BECSP to: a establish a new Affordable Housing Overlay and revise parking standards and Site Plan review process and b allow capacity for development of the entire 413-unit lower income RHNA shortfall within the Overlay; 2) Conduct any necessary environmental review on the BECSP amendments including the sites selected for the Affordable Housing Overlay; 3) Conduct public hearings on the BECSP amendment and adopt the amended BECSP with the selected sites within the Affordable Housing_Overlay to offset the RHNA shortfall. 4) Begin a comprehensive review of the BECSP and revise the BECSP to provide for growth aligned with economic objectives and infrastructure capacities.5Monitor sites within the Overlay to ensure that site capacity can accommodate the reMaj lower income RHNA throughout the planning period. Additionally, as development within the Overlay occurs, if the remaining capacity of the sites cannot accommodate the remaining lower income RHNA, there is sufficient capacity within the BECSP to add sites to the Overlay and ensure the remaining lower income RHNA can be accommodated throughout the planning period. V-31 439 2013-2021 HOUSING ELEMENT HOUSING PLAN eXpanded Gap@G'ty fGF high deRsity residential and mixed use develepFReRt by right. 9. Second Accessory Dwelling Units: An accessory dwelling seeead 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 dwelling 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, Huntington Beach provides for sesend accessory dwelling units through a ministerial, non- discretionary process. Sectie; 230.10 of the Ze. iRg GE)e 6,Q00 square feet lets. The ma.1i, _)f the seGGRd WRit is 650 square feet and GanRE)t URit, eXGept in the Coastal ZeRe where a minimum of twE) paFking spaGes are required te be provided pan the pr t S The City currently follows State law as it relates to accessory dwellinq units and has experienced a substantial increase in ADU permits since 2017 when state law mandated a simplified approval process and heightened overall awareness of accessory dwelling units for property and homeowners. eE)nd+#aen s: T e rd o nar►se T trofi nishes t'` dwelliRgS A"How to Permit an Accessory Dwelling Unit" brochure is available at the City's Planning and Zoning counter, and is also displayed on the City's website. While City GGRtiR„e +„ Considering the benefits sewed accessory dwelling units can offer for an aging population in particular, the City will pursue expanded educational outreach to provide information on the City's second V-32 440 2013-2021 HOUSING ELEMENT HOUSING PLAN accessory dwelling unit standards and streamlined processing consistent with state law to promote their development. 2013-2021 Objective: Facilitate the provision of seEand accessory dwelling units for seniors, caregivers, and other lower income households through implemeRtatiell E)f t 'S Se6E)na URi4 apdiRaRGe GG 4ini io to disseminatione of the City's educational brochure on seGGRd accessory dwelling units, and conduct focused education to the senior citizen community through the Huntington Beach Council on Aging, Rodgers Seniors' Center, and the Seniors Outreach Center. V-33 441 2013-2021 HOUSING ELEMENT HOUSING PLAN GOAL: PROVISION OF AFFORDABLE HOUSING 10. Inclusionary Housing Program and Housing Trust Fund: Zoning Ordinance Section 230.26 sets forth Huntington Beach's Inclusionary Housing requirements for providing affordable units within market rate developments. The program requires new residential projects with three or more units to provide at least 10 percent of the total units for low and moderate income households at an affordable housing cost. Rental units are required to be made available to low income households, with on-site rental inclusionary units eligible to be provided to moderate income households; for-sale units cannot exceed levels affordable to moderate income households. Affordable units are permitted to be provided at an off-site location (unless otherwise outlined as part of a specific plan project), and may be new construction, substantial rehabilitation, or preservation of assisted rental housing at-risk of conversion or mobile homes. The inclusionary ordinance provides incentives for compliance by offering density bonuses and other regulatory incentives for provision of affordable units. Projects that exceed inclusionary requirements on-site are eligible for reduced City fees. The Inclusionary Housing Program allows for payment of an in-lieu housing fee for projects with 30 or fewer units, except where prohibited by a specific plan. Fees are updated periodically, and are placed into the City's Affordable Housing Trust Fund. Trust Fund revenues shall be used for projects with a minimum 50 percent of units affordable to very low and low income households, with at least 20 percent affordable to very low income households. The funds may, at the discretion of the City Council, be used for pre- development costs, land or air rights acquisition, rehabilitation, land write downs, administrative costs, gap financing, or to lower the interest rate of construction loans or permanent financing. The City has recently commenced an update to the Inclusionary Housing Ordinance and is currently preparing technical documents to evaluate the current in- lieu fee, project thresholds, affordability requirements, covenant periods and options for fulfilling inclusionary obligations. 2013-2021 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. Establish an in- lieu fee amount for projects with between 10-30 units. Re-evaluate the Ordinance consistent with case law and to reflect market conditions and adopt an amendment to the Ordinance in the first half of 2020. Since the City has already addressed its moderate income RHNA allocation, the City will implement a City-wide policy to require at least half of on-site inclusionary units to be provided at levels affordable to lower income households. 11. Affordable Housing Development Assistance: The City can play an important role in facilitating the development of quality, affordable and mixed-income housing through the provision of regulatory incentives and direct financial assistance. The following are among the types of incentives the City can offer: ➢ Reduction in development fees ➢ Flexible development standards ➢ Density bonuses ➢ City support in funding applications V-34 442 2013-2021 HOUSING ELEMENT HOUSING PLAN ➢ Financial assistance, with priority given to projects which incorporate units affordable to extremely low income households. 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. 2013-2021 Objective: Continue to provide regulatory and financial assistance for the development of affordable and mixed income housing. Provide information on incentives during individual dealings with development applicants. 12. 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. The City allows large family day care uses (up to 12 children 2) administratively in residential and commercial zoning districts. Day care centers are also permitted in residential and commercial zones, subject to a conditional use permit. 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. 2013-2021 Objective: Continue to provide for family day care and childcare centers through zoning, 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. GOAL: REMOVAL OF GOVERNMENTAL CONSTRAINTS 13. Affordable Housing Density Bonus: Zoning Code Section 230.14 sets forth the City's density bonus incentives consistent with 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 2 Up to 14 children are permitted where at least two are six years of age or older. V-35 443 2013-2021 HOUSING ELEMENT HOUSING PLAN 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. ➢ 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. 2013-2021 Objective: Continue to implement the Affordable Housing Density Bonus as a means of enhancing the economic feasibility of affordable housing development. 14. 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 fees can lower residential construction costs, and, ultimately, sales and rental prices. In conjunction with updating its development impact fees in 2012, the City Council adopted exemptions for deed-restricted, lower income affordable housing from parks, police, fire and library impact fees. Residential projects providing a greater percentage of affordable units than required under the City's inclusionary ordinance are also eligible for reduced City fees. And development fee reductions are an eligible incentive under the City's affordable housing density bonus program. In order to specifically encourage the provision of housing affordable for extremely low income (ELI -<30%AMI) households, the City will waive 100%of application processing fees for projects with a minimum of ten percent ELI units, or not less than one unit. A total of $1.3 million in F-fee reductions were recently are amen^ the paGkage Gf iRGe; ivies be;Rg—provided to the Oceana Apartments affordable housing project for the inclusion of eightg4Re ELI and thirty-two VLI units. 2013-2021 Objective: Continue to offer fee reductions for affordable housing. As part of the update to the Inclusionary Housing Ordinance the City is currently working on4i-2014, update the Code to specify the waiver of 100% of application fees for projects with a minimum 10% Extremely Low Income units. 15. 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. V-36 444 2013-2021 HOUSING ELEMENT HOUSING PLAN The Beach and Edinger Corridors Specific Plan establishes a streamlined process for development review, with residential and mixed use projects permitted by-right and subject only to administrative site plan approval. The Planning and Building Department is currently working on an amendment to streamline various processing procedures Citywide required by the Zoning Code. The streamlining effort will reduce, and in some cases, eliminate the entitlement process for certain land uses. For multi-family projects, the streamlining process will increase the threshold for the number of units in a project to be permitted by right, as well as increase the threshold for projects requiring review by the Planning Commission. 2013-2021 Objective: within the Beach and Edinger CGRk1GF& S-eeifc Plan- By 20214-5, adopt streamlined review procedures for multi-family development on a Citywide basis. 16. Zoning for Transitional and Supportive Housing: Pursuant to SB 2, the City treats transitional and supportive housing as a residential use of property subject only to those restrictions and processing requirements that apply to other residential dwellings of the same type in the same zone. The City adopted Ordinance No. 3856 in February 2010 to explicitly permit transitional and supportive housing within all residential zone districts. More recent clarification of SB 2 requirements by the State Department of Housing and Community Development (HCD) indicates in addition to residential zones, jurisdictions must provide for transitional and supportive housing in any other non-residential zone districts where housing is permitted. The Huntington Beach Zoning Code conditionally allows residential within the Commercial Visitor (CV) zone district, as well as within certain commercial and mixed use districts within the specific plans for Beach and Edinger Corridors, Downtown and Bella Terra. 2013-2021 Objective: Amend the Zoning Code to explicitly provide for transitional and supportive housing within the Commercial Visitor zone. Prepare a Policy Memo to clarify such uses are also to be accommodated in both residential and non-residential zone districts similar to other residential uses within the Beach and Edinger Corridors, Downtown and Bella Terra specific plans. GOAL: EQUAL HOUSING OPPORTUNITIES AND SPECIAL NEEDS 17. Fair Housing: The City uses the services of the Fair Housing Foundation +I-- 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 The Fair Housing Foundation 44GOG_FHF assists approximately t p-te 8500 Huntington Beach residents annually with issues regarding tenant/landlord matters, and handles over a dozen,j-� fair housing cases each year on behalf of residents. FHFCOG provides fair housing education and outreach within Huntington Beach, including presentations to groups such as the Oakview neighborhood, realtor groups, apartment managers, City staff, and V-37 445 2013-2021 HOUSING ELEMENT HOUSING PLAN others on request. In addition to the availability of counselors by toll-free telephone number and walk-in assistance at one of their two offices Monday-Friday, FHF also provides on-site walk-in counseling at Huntington Beach City Hall one time per month. FHF also regularly schedules certification and training programs locally for apartment owners and managers. gpeGif,G�"�, 'In the Oakview neighborhood which contains a high recent immigrant population, FHFGO-G 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. 2013-2021 Objective: Continue to contract for fair housing services, including education, mediation, discrimination investigation and resolution. Promote fair housing practices through participation of City's fair housing provider 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. 18. Housing Opportunities for Persons Living with Developmental Disabilities: The City of Huntington Beach understands the significant and wide ranging housing needs faced by person with disabilities and their families. The Orange County Regional Center (OCRC) reports that nearly 60 percent of their adult clients with developmental disabilities live with their parents, and as these parents age and become more frail, their adult disabled children will require alternative housing options. The OCRC has identified several community-based housing types appropriate for persons living with a developmental disability, including: licensed community care facilities and group homes; supervised apartment settings with support services; and for persons able to live more independently, rent subsidized, affordable housing. The City will work with the OCRC to implement an outreach program informing Huntington Beach families of housing and services available for persons with developmental disabilities, including making information available on the City's website.. Huntington Beach supports the provision of housing for its disabled population, including persons with developmental disabilities, through several means, including: ➢ By-right zoning for licensed residential care facilities (6 or fewer residents) in all residential zones, and provisions for larger care facilities (7 or more residents) in residential and commercial zones subject to a conditional use permit ➢ Adoption of Ordinance 3856 in February 2010 to specifically define supportive housing as a residential use of property, and to permit in all residential zone districts subject only to those restrictions and processing requirements that apply to other residential dwellings of the same type in the same zone. ➢ Adoption of Municipal Code Chapter 17.77 in February 2013, establishing a procedure for an individual with a disability to request a reasonable accommodation from zoning and building standards. No special permit or fee is required. ➢ Provision of residential rehabilitation loans and grants for lower income households which may be used for accessibility improvements. ➢ Programs to facilitate affordable housing, including Inclusionary Zoning, Multi-family Acquisition/Rehabilitation through Non-Profit Developers, Density Bonuses, and Affordable Housing Development Assistance. 2013-2021 Objective: Continue to support a variety of housing types to help address the diverse needs of persons living with developmental disabilities, and work in V-38 446 2013-2021 HOUSING ELEMENT HOUSING PLAN cooperation with the OCRC to publicize information on available resources for housing and services. Pursue State and Federal funds available for supportive housing and services in future affordable housing projects, and apply for funds at least twice during the planning period. Within one year of Housing Element adoption, discuss with all affordable housing providers in the City their ability to provide for persons living with disabilities in current housing projects, and contact supportive housing providers regarding the City's desire to expand the supply of housing to serve the developmentally disabled population. 19. Homeless Assistance: The City's Office of Business€ceRemiG Development, Police and Community Services Departments work together to maximize resources and share information to serve the local homeless population, and are active in the Orange County Continuum of Care and its regional approach to staff are tiVe „aFtiGina.,+� 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. The City has and will continue to address the emergency shelter and transitional housing needs of homeless and homeless families through support of homeless programs such as the Huntington Beach Youth Emergency Shelter; Interval House and Collette's Children's Home transitional housing for battered/homeless mothers with children; American Family Housing transitional housing and supportive housing rental assistance; Project Self-Sufficiency transitional housing for single parent families; and tenant-based rental assistance (TBRA) for homeless and persons at imminent risk of homelessness. Beginning in 2015, the City assigned a full-time officer dedicated to homeless issues and has continued to allocate resources as the number of homeless continues to grow. The City's efforts have grown to include a Homeless Task Force (with two full-time officers, 1 program coordinator and up to 4 case managers) and a plan to create a Navigation Center to provide shelter for eligible homeless individuals with ties to Huntington Beach. This multi-pronged approach is accomplished in a variety of ways such as weekly outreach to engage homeless individuals and determine their needs, reuniting individuals with family members working within the County's Coordinated Entry System to match individuals and families with housing opportunities, assisting in eviction prevention, maintaining walk-in office hours at the South Police Substation, as well working cooperatively with local schools to assist children who are homeless or housing insecure. Since 2015, officers and case managers have helped more than'262 individuals transition off the streets (with 70 being reunified with family). 2013-2021 Objective: Continue participation in the County's Regional Committee for the Continuum of Care and annually allocate CDBG monies to fund agencies serving V-39 447 2013-2021 HOUSING ELEMENT HOUSING PLAN the homeless and at-risk population. Maintain a City Homeless Coordinator to serve as the City's point person on homeless issues, and provide enhanced coordination of services. 20. 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 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. 2013-2021 Objective: Continue to provide General Fund, and as available, CDBG funding 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. V-40 448 2013-2021 HOUSING ELEMENT HOUSING PLAN GOAL: ENERGY EFFICIENCY AND SUSTAINABILITY 21. Green Building and Sustainability: 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, generate less waste, and lessen a building's overall environmental impact. The 2010 California Building Standards Code . establishes mandatory Statewide green building ' s standards; Huntington Beach has adopted the California Green Building Standards Code (CALGREEN) in its entirety. In addition, the City Solar Panels Civic Center Parking Lot requires green building practices for all development within the recently adopted Downtown Specific Plan and Beach/Edinger Corridors Specific Plan. To assist the development community in addressing the City's green building requirements, the Planning and Building Department has a certified LEED Green Associate planner on staff, and provides a variety of educational handouts at the public counter and on the City's website. The City also offers an Energy Efficient Permit Fee Waiver for energy efficient heating, cooling, water and solar systems meeting specified criteria. In 2008, the City hired a full-time Energy Project Manager and, in 2011, adopted an Energy Action Plan which outlines the City's commitment to eliminating energy waste, preparing for peak oil production and reducing greenhouse gas emissions. Through the "HB Goes Green" Program, Huntington Beach has adopted a comprehensive approach to sustainability which not only addresses energy conservation, but also recycling, water conservation, open space and transportation. The HB Goes Green/Green City initiative includes programs, incentives and rebates, extensive outreach efforts through the City's website, printed brochures and newsletter inserts in water bills, and implementation of new policies for residents and businesses in the City. Examples of the multi-faceted approach to sustainability through the HB Goes Green/Green City initiative that pertain to residents include: ➢ Online step-by-step resident guide to going solar including information on the solar permit fee waiver ➢ Provision of bicycle parking spaces in all new multi-family residential and mixed use projects ➢ Installation of plug-in electric vehicle charging stations throughout City ➢ Participation in the Turf Removal Rebate Program, a partnership with the MWDOC to achieve City water conservation goals ➢ Implementation of the HB Rain Water Barrel Program, which provides discounted barrels for Huntington Beach residents ➢ Implementation of the Control Your Junk Mail, a waste reduction program partnership with Catalog Choice V-41 449 2013-2021 HOUSING ELEMENT HOUSING PLAN ➢ Partnership with Southern California Edison to provide funding and land for the HB Community Garden where residents have individual garden plots to grow fruit, vegetables, flowers and herbs for their own use or for local food banks ➢ Participation, promotion and sponsorship of community events such as the Huntington Beach Green Expo, electronics recycling days, and educational seminars related to sustainability, green building, water efficient landscaping, water conservation, composting and recycling 2013-2021 Program Objectives: Provide outreach and education to developers, architects and residents to provide information on the new CALGREEN code, and ways to incorporate sustainability in project design and in existing structures. Implement HB Goes Green to promote sustainable energy and water conservation, recycling, open space and transportation practices in existing and new residential and mixed use projects. V-42 450 2013-2021 HOUSING ELEMENT HOUSING PLAN Table V-4: Housing Program Summary 2013-2021 Housing i Program 1 2013-2021 Funding Responsible Time Program Goal Objective Source Agency Frame _ EXISTING HOUSING QUALITY AND AFFORDABI_LITY 1 Housing 1 Provide financial Assist 20 lower income CDBG E-c©� 2013-2021 Rehabilitation Loan assistance for households annually, or Develepmentoffi Program home repairs. 160 over the 2013-21 ce of Business eriod. Development 2. Multi-Family Improve Acquire, rehabilitate, HOME; 2013-2021 Acquisition/Rehab dilapidated and establish Tax Credits; Develepmen#Offi through Non-Profit housing; improve affordability covenants Housing Trust ce of Business Developers neighborhoods, on 20 to 40 8fd-rental Fund; other Development preserve units. outside sources j affordabilit . 3. Neighborhood Administer Conduct improvement CDBG Planning rd Conduct Preservation comprehensive activities in CDBG I361ildie9 neighborhood improvement I target areas. Conduct Community forums on a program in public forums for Development monthly basis. deteriorating ; residents to discuss Department; Analyze code neighborhoods. specific neighborhood Oakview Task enforcement issues and provide Force complaint data information on on a monthly resources, including basis. rehabilitation assistance. 4. Preservation of Preserve the Continue to monitor HOME; €sewn is Contact Assisted Housing existing affordable Section 8 contract Section 8; DeveleepmerzOffi property housing stock at- renewals in d+seassiens Housing Trust ce of Business owners at least risk of conversion w4h-Huntington Villa Fund; other Development six months prior to market rents. Yorba and Huntington outside sources to Section 8 Gardens.As necessary, contract explore outside funding renewals-aad and preservation ce+;plete ether options; offer steps as preservation incentives neGessary to owners; provide te-e-xpi-ratiFaP'-Gf technical assistance afferdabili-y4p, and education to 28a 3. _ affected tenants. 5.Seotkmi-8-Rental Provide rental Continue current levels HUD Section 8 OCHA; Initiate local Assistance assistance to of Section 8; coordinate HOME; former Office of TBRA program extremely low E�LI with OCHA; encourage RDA housing Business in 5a.Section 8 and very low landlords to register set-aside funds. Development 2015/162812- k income VLI units. Initiate local 2421- households, TBRA program,with 5b. Tenant-Based � goal to assist 168 Rental Assistance i households,with TBRA preference given to veterans, seniors and victims of domestic violence. 6. Mobile Home Preserve mobile Implement MHP Department 2013-2021 Park Preservation home parks and Conversion Ordinance. Budget; State ga„ +^ Offi facilitate Utilize Advisory Board MPROP funding. ce of Business communication to assist in resolving Development; between park issues. Provide tenantsd owners and info on MPROP funding. E361ildiicig tenants. Assist tenants with Community V-43 451 2013-2021 HOUSING ELEMENT HOUSING PLAN subdivision map waiver. Development I process.. Department; Mobile Home Park Advisory Board V-44 452 2013-2021 HOUSING ELEMENT HOUSING PLAN _ Table V-4 Ho!! Program Summary 2013-2021 (cont'd) Housing Program 2013-2021 1 Funding Responsible Time Program i Goal Objective Source ; Agency Frame PROVISION OF ADEQUATE SITES 7. Residential ;Provide sufficient Maintain current inventory of Department WaaafaQd 2013-2021 and Mixed-Use ? sites through vacant and underutilized Budget Review sites Sites Inventory zoning to address development sites, and provide to Community annually regional housing developers along with information Development throughout the needs. on incentives. Monitor sites to Department planning ensure an adequate inventory is period. maintained to accommodate the RHNA, including rezoning as necessary. 8.Adequate Sites Provide adequate 1)Draft zoning text amendment to Department PlaMing and Amend Program sites to address a define Affordable Housing Overlay Budget Building BECSP RHNA shortfall of in BECSP; 2)Conduct public Community concurrently Beach and 410 very low and hearings on BECSP Amendment Development with the Edinger low income 3)Commence comprehensive Department Housing Corridors units.expapded review and revision of the BECSP €G� Element Specific Plan site eayasity-fe Deve4opmeet Amendment by Review and aatatta eadards,-a-nd Office of March Amendment mixed-use aRqIiRed PF9Ge66iRg. ERGeUrage Business 2020201-3- heu6iag Developmnt 2821 deuelOPPReRt by iG j 49 t- Review and eR-sit_e—, Gf-wi4h'R the SpeGift Plan, revise the BECSP to provide for f F iRGFeased p8FG8 tages^f growth aligned affbrdEqble WR46. l with economic objectives and infrastructure ca acities. _ 9. Provide additional Implement State Department PlaRRiRg and Initiate Accessory sites for rental law to accommodate sesend Budget Building focused Dwelling Units housing within accessory dwelling units, and Community outreach to existing I educate public on availability, Development seniors neighborhoods. including focused outreach to the Department beginning in senior community. 2014. Dissemination of educational materials i on o.n I _ PROVISION OF AFFORDABLE HOUSING _1—0. Inclusionary Integrate Continue implementation and re- Department PlaRROR9 Develop In-Lieu Housing Program affordable units evaluate Ordinance to provide Budget; aad gUildiRg Fee for smaller and Housing within market rate consistency with case law and Housing Community projects,by Trust Fund developments, market conditions. Establish in-lieu Trust Fund Development 294. and generate in- fee amount for projects between Department; Rre-evaluate lieu fees in 10-30 units. Once moderate l=Geae+miG Ordinance, support of income RHNA is met, require at men recommend affordable least half of on-site inclusionary tOffice of amendments by housing. units for lower income households. Business February Developmnt 2020.2815 11.Affordable Facilitate Provide financial and regulatory HOME; €GQnnrRiG 2013-2021 Housing development of assistance in support of affordable Housing Bevelopmen affordable and housing. Provide information on Trust Fund; tOffice of V-45 453 2013-2021 HOUSING ELEMENT HOUSING PLAN Development mixed income incentives to development former RDA Business Assistance housing through community. housing Developmen incentives and set-aside t;WaaaiRg financial funds; Tax and Building assistance to Credits; Community ( private other Development �developers. outside Department sources V-46 454 2013-2021 HOUSING ELEMENT HOUSING PLAN Table V-4 Housing Program Summary 2013-2021 µ(cont'd) µ — 9 Housing ( Program 23-2021 Funding Responsible 01 j Time Program [ Goal Objectives Source Agency I Frame r ' _ ,. . a .._.......... [ 12. Child Care , _Increase the Continue to provid'e Department P!aRR'Rg and 2013-2021 Facilities number of zoning for family day Budgets Building Evaluate childcare facilities j care, child care centers Community Zoning to address the and density bonuses, and Development Incentives by community's evaluate other potential Department 2015. needs. childcare incentives. REMOVAL OF GOVERNMENTAL CONSTRAINTS 13.Affordable Provide density I Continue to offer density Department Planning-aed 2013-2021 Housing Density and other bonus incentives Budgets leg Bonus incentives to consistent with State law. Community facilitate affordable Development housing Department development. _ 14. Development Reduce the cost of Continue to offer fee Department AaRRiag a 2013-2021. Fee Assistance providing reductions to incentivize Budgets luildiag Modify the affordable housing affordable housing. Community Code in 202044 through exemption ' Specify the waiver of Development for ELI units, from identified 100%of application Department; impact fees. processing fees in the EGenerni6 Code for projects with 9eve+epmeG#0ffi 10% ELI units. ce of Business Development 15. Residential Provide efficient Provide non-discretionary Department PIaAaiRg aRGI Initiate study of rocessing development development review for Budgets 6Uildiag streamlined rocedures processing sites in the Affordable Communitv procedures in procedures to Housing Overlay within Development 201 2 2015 and reduce the cost of the Beach and Edinger Department = adopt by development. Corridors Specific Plan. 2021=6. Adopt streamlined review procedures for multi- family development on a Citywide basis. 16. Zoning for Provide expanded Provide for transitional Department Planning and Prepare Policy Transitional and site locations for and supportive housing Budgets 13WIlding Memo in 2014 Supportive special needs within the CV zone. Community and modify the Housing housing. Prepare a Policy Memo to Development Code by I clarify such uses are to be Department 2020.=5 accommodated within Incorporate zone districts similar to language into other residential uses specific plans in within the Beach and conjunction with Edinger Corridors, future plan Downtown and Bella I amendments. Terra specific plans. EQUAL HOUSING OPPORTUNITIES AND SPECIAL NEEDS 7.Fair Housing Promote fair Contract with Fair CDBG €GGaorAiG At least housing practices Housing provider; invite to sevelepr-nea#Offi Aannually, through education, speak at public events; ce of Business ; invite fair mediation, assist in distributing Development [ housing discrimination brochures in community contractor to investigation and locations. Provide walk-in City events resolution. fair housing counseling at and. Quarterly i distribute V-47 455 2013-2021 HOUSING ELEMENT HOUSING PLAN City Hall on a monthly brochures into basis. community locations82nte.r s and4q a .. Offer monthly walk-in clinic. V-48 456 2013-2021 HOUSING ELEMENT HOUSING PLAN Table V-4: Housing Program Summa 2013-2021 cont'd Housing Program 2013-2021 Funding Responsible Time Program Goal Objective I Source mAgency Frame ^ 18. Housing Support a range Work with OCRC to Department I P' ^^ d Pursue funds for Opportunities for of housing publicize information on Budgets; BuildiRg supportive Persons Living options for resources. Pursue State CDBG; HOME; Community housing and with persons with and Federal funding; meet Housing Trust Development services at least disabilities with current affordable I Fund,Tax Department; twice during Developmental through zoning, housing providers Credits, and €QARAM A planning period. Disabilities partnerships with regarding options to serve other outside Develepme#Offic Continue to By supportive disabled population in sources a of Business 244-4-meet with housing existing housing; contact Development providers, and supportive housing pre� pursuit of providers re:expanding GeRtaGt funding the supply of housing for i supportive opportunities. the developmentally housing providers disabled. as part of Huntington Beach Homeless Collaborative monthly meetings 19. Participate in Continue participation in CDBG EGe Attend periodic Care Homeless Regional Regional Committee for Develepme4#Qffic meetings of Assistance Strategy to the Continuum of Care. a of Business County Regional assist the Annually allocate funds to Development Committee. homeless agencies serving the Annually allocate homeless and at-risk CDBG funds. population. Maintain a City j Homeless Coordinator to serve as the City's point _ person on homelessness. 20. Project Self- Provide Assist 90 households CDBG; Community 2013-2021 I Sufficiency assistance to annually. General Fund; Services low income, private Department single-parents to donations; support competitive transition to self- HUD grants. sufficiency ENERGY EFFICIENCY AND SUSTAINABILITY Building Promote energy 21 Green Provide Department PIaRRiRq m 2013-2021 and Sustainability conservation education/outreach toBudgets 96101diRg and sustainable residents and Community design in new development community 3 Development and existing on new Green Building Department; development Program. Implement Public Works E comprehensive"HB Department; Goes Green Program"to €GeaeFle promote sustainable BevelepmeRtOffice energy and water of Business conservation, recycling, Development; Citv open space and Manager's Office I transportation practices. (;Energy Project Managed V-49 457 2013-2021 HOUSING ELEMENT HOUSING PLAN Summary of Quantified Objectives The following table summarizes the City of Huntington Beach's quantified objectives for the 2013-2021 Housing Element planning period. The objectives include the City's new construction objectives to meet its regional housing needs (RHNA); rehabilitation objectives which reflect the Housing Rehabilitation Loan Program, and Multi-family Acquisition/Rehabilitation through Non-Profits; and conservation objectives to reflect preservation of rent-restricted housing at risk of conversionl-'amd Section 8 vouchers. and City's new Tenant Based Rental Assistance (TBRA) program. Table V 5: 2013-2021 Quantified Objectives income Level New Construction Rehabilitation Conservation l Objectives Objectives Objectives Extremely Low w�..1.56 (0% -30% AMI) Very Low 130 - 150190 1,36007-2 31% -50% AMI 157 Low 220 50 51% -80% AMI Moderate 248 Above Moderate 572 >120% AMI) Totals i 1,353 180 -200240 1,360W4 Notes: AMI—Area Median Income New Construction Objectives: Reflects City's 2013-2021 RHNA. Of allocation for 313 very low income units, half is allocated to extremely low income households, and half to very low income households. Rehabilitation Objectives: Reflects 160 loans/grants through Housing Rehabilitation Loan Program, and 20-40 8-0-units through the Multi-Family Acquisition and Rehabilitation Program. Conservation Objectives: Reflects preservation of 192 at-risk units in Huntington Villa Yorba, and conservation of 1.000990 Section 8 vouchers and 168 TBRA vouchers. V-50 458 2013-2021 HOUSING ELEMENT HOUSING PLAN APPENDIX A VACANT RESIDENTIAL SITES INVENTORY BUILDING PERMITS ISSUED DURING 2014-2021 PLANNING PERIOD ENTITLED PROJECTS BECSP SITES TO ACCOMMODATE THE RHNA SHORTFALL 459 Developable Vacant Residential Sites Inventory Ci of Huntinciton Beach Allowable Realistic Sites Density Realistic Density Map# APN# General Zoning (Units per Lot size Unit (Units Constraints) Plan acre) (acres) Potential per acre) Considerations Sites with General Plan and Zoning in Place 1 110-221-(02- RL SP7 3/acre 4.75 56 units 3/acre Min.10 acres to 26);110-222- (18.8 develop;contingent (01-11,13- incl.110- on reuse of site 24,26-28,29- 220-02- occupied by 30) 05) landscape business 2 111-120-01,31 RL SP9 7/acre 1.76 12 units 7/acre Adjacent Industrial 3 146-233-74 RL RL 7/acre 0.15 1 unit 6.5/acre 4 146-233-75 RL RL 7/acre 0.16 1 unit 6/acre 5 163-302-33 RL RL 7/acre 0.17 1 unit 6/acre Coastal Zone 6 163-302-34 RL RL 7/acre 0.26 1 unit 4/acre Coastal Zone 7 163-311-17, RL RL 7/acre 0.78 3 units 4/acre Coastal Zone 20,22 Project pending 8 163-311-41 RL RL 7/acre 0.24 1 unit 4/acre Coastal Zone 9 178-411-17 RL RL 7/acre 0.22 1 unit 4.5/acre Coastal Zone;Flood Zone 10 178411-19 1 RL RL 7/acre 0.18 1 unit 5.5/acre Coastal Zone;Flood Zone 11 178-431-07 RL RL 7/acre 0.15 1 unit 6.5/acre Coastal Zone,Flood Zone 12 178432-03 RL RL 7/acre 0.15 1 unit 6.5/acre Coastal Zone;Flood Zone 13 PM81-586-1 RL RL 7/acre 0.14 1 unit 7/acre Flood Zone 14 PM81-586-1 RL RL 7/acre 0.14 1 unit 7/acre Flood Zone Subtotal - RL 9.25 82 units 15 025-024-09- RM RM 15/acre 1.15 3 units 2/acre Earthquake fault zone 15 Project pending 16 023-124-28- RM RMH-A 15/acre 0.21 3 units 14/acre 31 17 023-127-27 RM RMH-A 15/acre 0.07 1 unit 14/acre 18 023-141-17 RM RMH-A 15/acre 0.07 1 unit 14/acre 19 023-142-16 RM RMH-A 15/acre 0.14 2 units 14/acre 20 024-107-09 RM RMH-A 15/acre 0.14 2 units 14/acre 20a 025-182-08 RM RM 15/acre 0.23 2 units 8/acre 21 111-074-02 RM SP9 15/acre 8.74 104 units 12/acre Contamination issues -portion of site not developable 21a 111-150-47 RM SP9 15/acre 0.5 6 units 12/acre 22 142-103-05 RM RM 15/acre 0.13 1 unit 8/acre 23 142-103-20 RM RM 15/acre 0.13 1 unit 8/acre 24 146-601-24 RM RM 15/acre 0.89 13 units 14/acre 25 159-121-20 RM RM 15/acre 0.24 3 units 13/acre 26 159-121-22 RM RM 15/acre 1.03 15 units 15/acre 27 159-151-15 RM RM 15/acre 0.17 2 units 12/acre 28 159-151-16 RM RM 15/acre 0.27 4 units 15/acre A.1 460 Developable Vacant Residential Sites Inventory(cont'd) Ci of Huntington Beach Allowable Realistic Realistic Sites Density Density Map# APN# Zoning (Units per (Units General Lot size Unit Constraints/ Plan acre (acres) Potential per acre Considerations 29 159-541-51 RM SP9 15/acre 1.22 12 units 10/acre Contamination issues-entire site not developable 30 165-281-04 RM RM 15/acre 0.18 2 units 11/acre 31 178-161-35 RM RM 15/acre 0.36 5 units 13/acre 32a 178-201-28 0.03 Prop.partofformer 32b 178-201-29 0.03 project to construct 32c 178-201-30 0.06 14 units that 32d 178-201-31 0.03 included parcels: 32e 178-201-32 0.03 178-201-36(.11 ac) 32f 178-201-33 0.06 178-201-14(.14 ac) 32g 178-201-37 RM RM 15/acre 0.03 14 units 15/acre 178-201-40(.11 ac) with existing 32h 178-201-46 0.09 residential 321 178-201-47 0.03 development(would 32' 178-201-48 0.03 demo 4units). Total 32k 178-201-70 0.11 property is 0.95 ac. 321 178-201-50 0.03 Parcels held in 32m 178-201-51 0.03 common ownership Subtotal - RM 15.73 196 units 33 023-114-14 RMH RMH-A 17/acre 0.14 2 units 14/acre 34 023-124-04 RMH RMH-A 17/acre 0.14 2 units 14/acre 35 023-147-24 RMH RMH-A 17/acre 0.14 2 units 14/acre 36 023-147-25 RMH RMH-A 17/acre 0.07 1 unit 14/acre 37 024-012-02 RMH RMH-A 17/acre 0.14 2 units 14/acre 38 025-103-01 RMH RMH-A 17/acre 0.15 2 units 13/acre 39 110-021-23 RMH RMH 25/acre 0.12 2 units 16/acre Irregular Shape 40 110-023-07 RMH RM 15/acre 0.19 2 units 10/acre Subtotal-RMH 1.09 15 units 41 023-134-12 RH RMH-A 17/acre 0.07 1 unit 14/acre 42 023-137-02 RH SP5- 4 units 0.1 4 units 39/acre Coastal Zone Dist.4 43 023-167-16 RH SP5- 1 unit 0.09 1 unit 11/acre Coastal Zone Dist.4 17/acre 44 024-123-07 RH SP5- 30/acre 0.15 4 units 26/acre Coastal Zone Dist.4 45 178-511-17 RH SP17- 2 units 0.06 1 unit 16/acre Coastal Zone SBR 33/acre 46 178-514-20 RH SP17- 2 units 0.06 1 unit 16/acre Coastal Zone SBR 33/acre 47 178-514-21 RH SP17- 2 units 0.06 1 unit 16/acre Coastal Zone SBR 33/acre 48 178-521-07 RH SP17- 2 units 0.05 1 unit 20/acre Coastal Zone, SBR 40/acre Flood Zone 49 178-521-08 RH SP17- 2 units 0.05 1 unit 20/acre Coastal Zone, SBR 40/acre Flood Zone A-2 461 Developable Vacant Residential Sites Inventory(cont'd) City of Huntington Beach Allowable Realistic Realistic Sites Density Lot Density Map# APN# General Zoning (Units per size Unit (Units Constraints/ Plan acre) (acres) Potential per acre) Considerations 50 178-521-09 RH SP17- 2 units 0.05 1 unit 20/acre Coastal Zone, SBR 40/acre Flood Zone 51 178-531-38 RH SP17- 2 units 0.06 1 unit 16/acre Coastal Zone SBR 33/acre 52 178-532-45 RH SP17- 2 units 0.08 1 unit 13/acre Coastal Zone SBR 25/acre 53 178-532-71 RH SP17- 2 units 0.06 1 unit 16/acre Coastal Zone SBR 33/acre 54 178-561-35 RH SP17- 2 units 0.04 1 unit 25/acre Coastal Zone SBR 50/acre Subtotal 0.98 20 units 55a 024-134-04 0.20 Coastal Zone;P55b M SP5- 50/acre 20 units 44/acre is Irregular Shape. 55b 024-134-05 Dist.1 0.25 Parcels held in common ownership 56 024-134-15 M SP5- 30/acre 0.12 1 unit 8/acre Coastal Zone; Dist.1 Irre ular Shape 57a 4 024-151-28 0.06 Coastal Zone. 57b 024-151-29 M SP5 Dist.1 30/acre 0 25 14 units 47/acre Parcels held in common ownership__ 58 024-162-01 M SP5- 30/acre 0.27 8 units 30/acre Coastal Zone Dist.1 B 59 024-162-03 M SP5- 30/acre 0.07 1 unit 14/acre Coastal Zone Dist.1 B 60 024-163-01 M SP5- 30/acre 0.18 2 units 11/acre Coastal Zone; Dist.1 Irregular Shape 61 024-164-07 M SP5- 30/acre 0.14 2 units 14/acre Coastal Zone Dist.1 B 62a 024-164-13 M SP5- 30/acre 0.08 1 unit 14/acre Coastal Zone. Dist.1 Parcels held in 62b 024-164-15 M SP5- 30/acre 0.07 1 unit 14/acre common ownership Dist.1 62c 024-164-16 M SP5- 30/acre 0.07 1 unit 14/acre Dist.1 63 024-165-12 M SP5- 30/acre 0.14 2 units 14/acre Coastal Zone Dist.1 Source:City of Huntington Beach Vacant Land Survey,October 2012. 3A 14-unit condominium project was contemplated on all but two of these parcels and the existing developed parcels also owned by the same property owner. Due to economic conditions the project was withdrawn.Should this site#32 be re-designated IRK the RM unit potential would be adiusted accordinl tv. Parcel located in Sunset Beach,which was annexed to the City effective 8/22/11. City's Land Use Plan is pending at the California Coastal Commission,which currently has coastal development permit authority for the area. Requests to build are being reviewed pursuant to former County Land Use Plan.The City's proposed Land Use Plan is identical to County's with respect to land use,zoning density. 3 Mixed use proiect pending at 424 Main Street.Affordability based on pending proiect(20 above mod units)rather than default density. ,City is currently processing entitlements for the two parcels that proposes a 14 unit mixed use project.Thus,both properties would be Deleted:City has already processed an Initial allowed overall density of 50 units/acre. Planning and Zoning Review for the two parcels slf combined,they could be developed at 50 units/per acre,which could yield it units.Based on the area's pattern of development, for a 22 unit project.Based on code however,we assume that each lot will be developed with one unit. requirements,20 or 21 units is feasible.)) A-3 462 Developable Underutilized Residential Sites Inventory Citf of Huntington Beach Allowable Realistic Realistic Sites Density Lot Density Map# APN# General Zoning (Units per size Unit (Units Constraints/ Plan Potential Considerations acre (acres) yet acre) 64 167471-02 RMH RMH 25/acre 0.94 18 units 19/acre Existing Single- family(rental). Single-family to east of site. Total Underutilized 94 1_8 units Deleted:5.55 Deleted:273 Deleted:'Parking lots are subject to reciprocal parking easements for adjacent developments.Assume lower density/acre for these sites,compared to Site 67a/b,as replacement parking(parking garage)would need to be provided. A-4 463 Planning Zonis DM 2 Gerfki Ave. RM 3_,U 9 2 1 SP9 r "rwm ii RMP i rSP (4 SP9 SP9 SP �= a: r , L 7 " I�r /• r r z� L RM SP9 �t� h tr RM } A AMH-A RM C'I@ AYE 10.M11Y q rrV ., �.ac +rw� �a.ol�rorol 7 rt CL •� � Y�E�w RL � r 1 SP9 b e RM ,5 m (o 0 i y� 4 i lQ e d-0 a i s � RM C0 ./! RM � �� va cl• I RL RL RL RL J T romn I", ,� �y$� Anna to Dr RM — 77 0— ,. _'* �G�.4 V'r^e a•�! • Altiraat m a RL RL RL R!_ 4� Rgehntvar vrs. Adams Ave. FRLFZ RL Zoning Designations d PubliO ghe ctWays P. ,a PfivataRightofWays SECTIONAL DISTRICT MAP N Civ Houndiry 2-6-11 w CAUTION Noun: City of Huntington Reach WHEN USGVG THIS MAR Orange County,Clftfornla *s«lepena rar danaa�r vxvuoa daa7gntiunx tnraawticw dnxta Awn;#@ rnm{dlaEfa» 0 500 1000 of d14a#aa lug.aP vnyin�,rc,auecy •AYty Xmlc atueniDq tMy t>$RI e{way rt Yi a ryr alas as a camwrMns w 6w nladoAroua a d1atM v=a�al.ah ADOPTED Marcb 7,1960 aal gunlnnke axenmpletnkrs fla dow axtt.Thr tiry aY FFmGagga City Council Qrdinan"No, 754 F®el n 4€iF� .eapanYUliy W ual kll altcrnutiaa 4t thar Mtn>,nudamiun. fhajacb mCti®ppWava3a�za2'l�renglV.sxt7�7M+DMiaw.zd Apd)2010 Planning Zoning DM 10 t SP12 SP5 sl 4� SP5 SP5 S la Zon;t,�Desigeatiats � Public R3gbt of Ways i_- lrivate Right ofwws SECTIONAL DISTRICT MAP N City B—.daay '` 9-6-11 & 10-6-11 � _ �� CAUTION :votes: City ofHuntington Beach WHEN lJ$1NG THIS MAP a PRO, Orange J a County,Cali/omia Soo iesa�i ta. tynwn of a+nub Jnig7wuwea ai(am,s6w aMws ue¢am ix a:enpiletiaa 0 Sw 1000 ar Nl r01a pahEa O(tbta xa wtY Am —y If ark is mm',dnl r a wm�zmw u 0. w-W m m.d m the—w at sad, ADOPTED Vwch 7,I960 uaar.'na:("iry of 13suPirea,k�.>ra,JJca isM a+mmnroc aa«,m(�kRm maavrxY 'i�1 Or"°y. City Council Ordinance No, 754 Fit a u)xi uMa x regwi 8L ry*,.Hry dl aYmmi 6,m M,Huse aun w1li4�tiaH. E4rJa(k on pi�y�pl12U1lkrasi?.nnaup'.R.*.mtl l)ML'7Mi9 mzd Agall2tllG Planning Zoning DM 12 w� Adams Ave. ' all ryhcl' s Lam#Avrc ., "Y�, ��, s a-� -�• h WIN m ti It 1 r 'tba t tl%v6Y AVp r R t p a r a NNE s c( Ava � SP5 Etmft Avo. ' �a �• SP5 �I C F S35 9aNmaro Ava - k. SP5 ! RM RM � Y —..,. i t ® Zontng Dasignatians 0 Public Rigitof Ways Pn wFushtofW.ys SECTIONAL DISTRICT MAP w my sa�aa�y 11-6-11 T �rwE CAC RON 'Naas: Qy Of Huntington Beach S wttw x usrnr THIS MAP s.I.and M.11-1—ip d Orange County,California mtirig aavgnbianr w m woa Nw n t m.e eantaata 0 500 '6000 d deb fi—w+vca d veying_'.Y •,Vw xoue ndri�ing enp ng.§t afu�y i� Ntl IS PN r 1 b 6 Ytience b Iht irrtavrdt�to cuand m Ete eeaeerdseda - uct. 7lictky at"Itmuiiw�n fkxfi� ADOPTED March 7,14b0 nM�umw WO-4-tammror,w—y ydiec ewy. City Council Ondinnnce No.754 Feat Y u Ilt¢ W.mg—ibd8p•iu—fri ,11 b Wnr axtn�b�'ev:ts�n _. Fhajactz oa GtzlptbOlIAIIWISn•.an11�1B.SN4I.�MV,1M12 RF%Q AIIrilaOID Planning Zoning DM 16 ati—+.A, t t `yam "''.. - E � F' SPS ( )RMCLl wcu, 1 a RMPRM, SPA• ^- 'i i���Mudamaattit_ ",�uFnw»+1C. � t RM RM l•Vw r�` i �tv ag�} 4 t y t�t SPS:' I SP i 'i i i i ED' b ZoningDestgnatioos Public Rightorwitys C I Nr"l$ i - Priwv Right orways SECTIONAL DISTRICT MAP N �— City Boundary �#1 A-6-1111 i A CAUTION Notes: City of Huntington Beach S WHEN uscNc THIS MAP Orange County,Catr ernia 'Sea tapend puyp rw dwnf+p iurinr �* v.�uutgdaatpMtiutf� bro-4w 1>tavm teateim ie u tempiWiWu 0 500 1000 of de u r,—xarce of vwy eq weure y •Any mo whj uuwt my tipid f—Y i+ nd is ixowdat..enmeuenee u @e imaww W ouctol W it a, W.arm+ch ADOPTED March 7,14G0 sear.The Cttq of Bumolt..C4eee6 does adguuantxidcaup4dmeamaFc y r;ghtor—y. City Council Ordinance No. 754 FBOt It m the nRte r po-ta9q n—fy At wfaimo6m++�thrEr sun�aeAstue. W,giuskan tiieappp'tWtleKvV.wuaq!d.5si1,1X�4L7Mlti.mwd April2ntc i Planning Zoning DM 21 WOW ,, sMe,++arwp»er �dtn er Rve. y M «..-a•a �# I -rj RL RL RM' c �t"'•tR � C� f xa . _s_ • i Os PR ' RM 0$- - CJS- f q F r„ f �k RL x RRL RL L - RL RL RL' ` ���� RL l raj OS-WR Y\ J -RL R RLi a _ RM t t \ RL °a<v ` h R 4 RM R1 RL r M y � RL _ 4 s , Y I • Y { RL�/ RL a• �i 0 i RL s «n 1 y RL ZoningDesigneiions 0 Public Riot of Ways Parcels f=7J Private RightofWaya SECTIONAL DISTRICT MAP N City Boundary 17 1 A-5_1 1 it %) CAUTION Noses. City®f Huntington Beach S WHEN USING THIS MAP Orange County,California Sec IcA.md tapir fpr rtcapipipp rrt' x.'oir�dcaipatn+ro inrmm�Sce c§evs Lercon u n cmtpitrtint 0 5w 1000 d dam f.rrrrraa of rr>nA amrtary a�+%'rpne n#prctirra my riaM.ufwarn .at u p—ded as a wn—k—.the ..-&d to tximrd to dtt ttA., f..dl ADOPTED March 20,.1961 — 77m City d 7itmtiptw Hewh deee r W,euaraAwA,—ptdama aawvrm.� r, °'MAV. City Council Ordinance No7 824 Fae! h is lire LLacYa"V..hhty to rmig.ail fpr nrdim W INV pp'p blllAfxtliAa. Rp}ttm air G3i3W+t+aP2'vltlaersV.arpgKUkS%10_6MYClMYi..amd Apsa129tn Planning Zoning DM 23 K:A M 4 Pcehda M. � r RL 5 a —a = �nRR CSe �®r• NY twat p rR L iMi LS .. { I 1 � �� � 1 Rhnnsnd Oi. { hio-at Co pt 4 n { � R l MantimB Ln- O I RL .Mr RM P RM RM RM- "I � a F2l Rr, OS-WR ; lxlRM� 9, taws Gokr' r y N RM RM RM RM t a w RM _ RM RM RiYI 1 1Yt 11 , r � � � revsa f .x . � RM 3 RM RM RM RM _. p a .t - .S'S-p i p"1�erAve. Warner Ave. o Zoning Designations Public RightcfWays [� Panels r--' Ptivale Right ofWays SECTIONAL DISTRICT MAP w .--�.. City Boundary 24-5-11 W E CAUTION Notes. City of Huntington Beach S WHEN USING THIS MAP .S.I,Vand pip rwda.aipi—f Orange CDfI tay,California rsnvfug desig:ption. tnt»r:eagm r,>tmm hercan u a rnmpd.t- 0 500 SOOQ of d:aa from z4nacat of tayin6 nacumry Am°tans ndiaiainA.ry'npM 0.°v+.P rr .nd I'll. oa.canrmianaa b mwstdad baGa.l a+q:a eantaf araueA ADOPTED December 5,1%0 Tha city of I1-ti stan H-A.d., , t nr xn notaamantaa to—piaunea w nwct.cy ' 7 City Council Ordinance No. 804 Feet it u the 0.r.-Teanhuly b ve*.tl wrommaaa to n#it awr YON..iga. _.. AuRca oaf4i®ppa{tYlAtteaex;7nninplY.Sxl7 t7Mtt7M27.rexd Ape112010 Planning Zoning DM 24 inger Ave. 1 I RL RL I I i ` . 1 - g1 _ + 1 C�l._ . �tt ( i' ..Birk Iiir�'.I 11117U Uxi r. r � ' i Cher 1 C7r. ,,.. _. _ I'tin'J". 4•.'�r. .. RLLEs S,sSan Dr. Cla k p .l _. _— ,' t rEffl- - m �' Midtlleao'f C1r . i a r I Heil Ave, t '•. _L _ ^# � �,I(�ivj,; d ,: x t n enmitte�' iY� t I I ,1 7 ' �f t Slit'q.i4 M=�,., s RL Ri— " 9 r, r � . p a ` SP8 3 Do n Or 1 � Omar c-r erca Dt 4 xr t r Giidratl Ci, SP8 f � Tr 4 "awM. � Warrser4ve. zs a x " Zoning Designations Public Right of Ways Parcels �'_„.J PnwteRightofWays SECTIONAL DISTRICT MAP N - - city Boundary 21-5-11 T W CAUTION Notes. City of Huntington Beach S WHEN uszNc was MAPorange County California +Sae lcgcsd page ra xlescnpion of � aanog doigUlai5 Mfomutian alwan I-is a am 06tion 0 500 100D of dnia f—waca.Of W)4"V am V w'ix F—idad..a:rmw i—w U,a. mo cdt ad ondt airy mt off5' is u s 1b cttr ursiwtcnaw.B—h i cs iasaldedwa r dto hcce r f s,xa AL3(�`!' la April 14�6t .tgudrnnt Ac coeq,leloncasor...'.ay TM t.rq y City Council Ordinance No. 758 Feet It'.the uxs"a rexpanabliry w rrc0 ai MatmalAEa w shdr wN,xa5efrotiun. A-11 470 "�}jF=ion f,mppsGlVxtlasnr�ning18Stt11 UMD\S2A.mzd npnk 2i7t6 Planning Zoning DM 26 Edinger Ave. is 1; f LI SP14 P.�4. SP14 ] P1 �.� P14 P1 Bivesaib Dr. 9tonewooaDr. ,. Y" C•MYN hi t r. Rfr % .x Sdatl(ht Jr. Ii SP14 n r t t' n WQr_ i�Lev Dr. Namoy Df E 9 7 i Sunl r. .,.i. u) 'Stl 4 cs f n t ;w ? i r e Ve.rlm-na or 03 r�-�-m en• SP14 e J • Chry.w O, }g4 Don Dr, tz r it re ©r. RK SP14 N RM a s., ..._.. '`ARM SP14 3 Warner Ave. boring Nsimations F'u41i+r 1t gNt tlr WtyS gel: =3 Nvate kight of Ways SECTIONAL DISTRICT MAP N City HouYdary 23-5-11 ity W E CAUTION Notes: City of Huntington Beach S WHEN USING THIS MAP Orange County,California "swc kdmYd i'�6ti Pw dcw:tiPUeat of SEAinQ�dERI`lMdbiU lnfVrrnMim rdeun deem ie e s naif�sion 0 500 '17{M7 of d.0 from wrwce a w.g ng saw.y . �y.mneedp�ing jog righC of w4Y wf is o[eddsd a.o"—i—re tho smadedm eufendtoth.—trof—d ADOPTED Match 7,1960 tact ',U Cn et Hbnanatw Deeed deee ripdt ufwny. Feat �t p new i..w at >e w�ermq City Cowl Ordinance No. 754 It ie dm w'.rtapans'hditr a.rorY HI infaan.47xn to thdr nwn afd..4.s Pwiwtron CtteeppN124Atlued'Lod4f/Sa:Sxtl DNf4NN,+,fr,atvd AIp's47AlR 28 Planning Zoning DM - •1 ,1 1 \. ,�Z L iI •� •xA 4•� i �t( I , �1 IM Zoning Devgnations Public Right of Wags Pgrcds = pfi toRiotorwot, SECTIONAL DISTRICT MAP" N �•� City Rmindary 2 AY-5_1 2 1.Lr st, fty W E CAUTION Notes: City of Huntington Beach S WHEN N USING THIS MAP Orange Cc�utr California 'Sac tegamd paps frn dr�rcnyltan of znm.doiglmiam Inlcunniian rkau'a haeanra a awnpi}atbn Q goo 1000 c(da+>f bmn eaurvw of voying socNacy •Alp Wnnt4oWng"ntit orway IP wd pnw,den w a camensar m gn itRaidcdVaesitnd nUitantrafsnek ADOPTED December I6.t463 uoc. :'Le City atlluiaiglan tlua6 docx rigk ofv;ay. • not gaurnnw ilsaalvcw,��.<..�l.�r_ City Catmcfl Ordtttancc Na. 1024 Feet Il I/ihR N�CYl Ibj,rpglaGy 4O VOi�ti W� inf4(indlgl la dlen 6NT W1i9f-w A-13 p a� i ,»� Alla.�.�i �.�l_> > #.d AF.120I0 Plarmin Zonin- DM 31 a z Warner Ave SP14 RM 1 RM RM I RM <t�t RM RM RM RL Eet o. RMP RL CL Ci U Zy 'a VJ PS RL w � RL IRL RL c �J r tc ) fb�IF�i RM m Sutter Ave.._._._.., V G j t m 0G 1 r i - N I f1S i t n — RME ! i '� PM 1 RMH OS-PR RM I t R tG �- IG n; RM AElio, �v Talbert Ave. 6 QZo=s I7eSib['Ialion8 1'ubiic Right orWnyx parcels r- NwfrR;�,ofWays SECTIONAL DISTRICT MAP N --- Otraowaaly 26-5-11 w E CAUTION Molts: City of Huntington Beach S WHEN USING THIS MAP Orange CflYtJt}��,California •a.ktend pate I.,dnanp0an of Orange t —.M vnsgnniana h>H...saon YM..hacm i..a+mpi:Ruan p Soo 1000 d dYb hu-snuhSR nr Vllylnd Y(kWYnY ♦��..20n etlinnliis any(Mehl ofwaY 1. RRd w 1 da .a eRR mina io tiv W." Toad Io Un canter of.ach ADOPTED April 11,1960 uce: 11w wy of,lunholpon aeaah does P RR a;i a mnt—arwsnticy pklfft a City Council Ordinance No, 759 Feat 11 f.tlm vs '..ra t V.—hdn.w ify YI1 iRGVRuboR�rhsi.nwn..pYRcGyui. f'IYiJe4lafrC CriMRppY611nNafIaY1}.gn Yt'$.%t i_r�twrtl ;<I pad Aprv12tl10 Planning Zoning DM 34 1jkir Ave, Warner Ave, _ ` m RC d RL c RMH RL RL 4 _ as-vvR RL s� RE_ I RL 4 R 4i RleL RL RL �� o Warner Ave. r'':q•`-, Ah,'•�����s�'��CS+�'-?�-�• ""' 1i' ��f ;<6`.�t6RY.y�• ';I... i t— �, a,aR. rz ;, AR th, 4- i i I C fP wrry t a 1•: J zofingDesignAtiom Public11jollofWays - parciiis I_-1 pri�wttPightarways SECTIONAL DISTRICT MAP N .— City Boundary 29-5-^11 �ty w CAUTION Notes: City of Huntington Beach S WHEN USING THIS MAP Orange Coup`J`r California •:?a laR#nd page Cef Jc.xiptiaeyf b mni+�.4ax�ipvRirms 6dnRtWiarsYwvm AtnvaR aaRpilataa 4 566 1CQD u:dsw 6+ —�f r 1+ry,xsv;#aY .A#y rawa adjaitund my aptn of way is wld It PiM ##GAf'4VKMC N SIP /Rldv�id t0i Atm1 ft...1m 3tswob ADO FD March 20,060 ascP 77rc Cin arH®rzi t,m fleacn hKs rlplaar-y Fast »oi(!SWTRkc dl:orzry,kR:mVKt:#r�nftrY City Council Ordinance f'�Q. $2+� it is are uxsfs ip"iitiuN vs»14 nll ifd4tt sh.M Sh k—tati4l#iim Nm#seta mattieppmltniufttVe»ky+A.sxI1�UdfllPubia.�u1 apil3Dlo Planning Zoning DM 38 t.i 3a 4 P' bi _ - �•3 CwMrN Alrrft Or, 7 AI RL N NawnuyOr� `g' _ RL ? ILL 1 g L �, S .,4, U a RL ncrnanw Ou ;F e ` ; 3. m RL u° �k� RL z RL W . RL L RL RRL,1` FtL ` ' •` L '' ,,� v <^ RL V1 RL C} N o, t� RL rti �g Is Ave. m �e 6 Nittftkn@poet Dr.. Pr4al0t5s#IA. u "'2 `au,pkcfius CY Carrel Gr. SP7 _ ehr Ciao. r 4 r 5 itCi@ aufi D:. pth,4 i i -VAmdCn 'Clot rot. 6,noCrr �, Evaniagtbr 0vgA a SP9 er • Its �t _ SP7 �� �- JL— raracst tir, +n i 8, ����'raiµ� 3 Uvin@sttr D ;3 n ,t Garfield Ave. 74ningDesignations 0 PubIx Right otWays _ J Nies11e Riot 0fWay& SECTIONAL DISTRICT MAP v P&KCIA �•�•- City Rauntlayy 34-5- I �+ rty cncacaav No, City of Huntington Beach WHEN 41SFNG 7711S MAP Orange County,California "8a legend p.pe Pnr druedptiem of �s raving deeign.li0ns tarnrraaticn t-h..... €.dwi 0 500 1000 aC dau r—murccr a[�+ryur{sacYnry qew nm00dja4ni0g nr�y rµ+b�o(way u and to pm.rdsd rl Ca11vCOlanCe 10 dlY intarrkd to Ys:aW to ibY Ya+Y:r tdwa:!: Ab()I'TEE7 August 15,1't64 per The Caty nfftrrningtrm RsMri dace �� net gima0xa k.wmpklrnoAs mauCiYacY right ntww,r, City Council Ckdirl9nCt mod_ '�8S Feet It is the—a .xmtt.4hiity to v 6-dl ialbrau4m t0 Uwsr own s.dafwtb0. Amjaaon Oi•.PP'+@2Wf.x t7uxtina`.Y Sz:t DlJ.MIahC58.mzd Apti12010 Planning Zonin- DM 39 s Talbert Ave. t {t jRIMS SP14 _i 9 s_ e RL RL RL-- I 0:1 SP14 RL Orr m 7J 6ttl RL R -RL (51 r, RL d ahi Ce. 1 I I� � leaa } RL RL pp�r RL V RL RM V �75 (}axis O R U I'rfi_ � rrf 1� ��!• 5 51aoMwaaG[1[ � @ Ashley Dr. lJ 't d3 ,� Aafmp CD CID �. , or. 0RM 5P14 r. 5' ceup��r RM SP9 SP14 4 SP9 ,�e.�+�.t"v7 Park Ft+est Dt. fi °a �r 6 "� " 4 .5 NntM MfCn �Peninpaone�q� �. `�iQis �.. Z rk Cra51 4 a 2 4 Pp'k bey Dr, �b s RM � pa va N*NO.dcrr SP14 t nN Ke MrcDr. 4e t �� LL ri � Pra.sto, p� m ark Puln SP9 #�. ICI F x SP14 SP9 SP9 SP9 Procpact bra tt4, 7 .� ,{{77 ?�A UGpm Bay 0 u R RIYt Yet p{E m =+ _ P ��5 p�{�/( Qcaap S 6r,O RIM Garfield Ave. v 5 7.mutsDmirgions Q Public RightvfWays Parws I= � Private RightofWar SECTIONAL DISTRICT MAP N — Oty Boundary 35-5-11 s� Iri w E CAUTION Nf tm City of Huntington Beach S WHEN VSIxc THIS MAP ©range County, Cal1`�arnia Sa€Poland pays tar description et v t 3.epiS$tlCriyAie'aaa brrprnwCpn. her..�.a—wi6bm o 500 loco 4T daw fmra wuwxz aP varyiry sccurany •Any zeoe edjpm ap asy nth(at wep v aad ie pwndM es a,maisene 1u tf c'e iMaaded tp aal.d to dw a,of each ADOPTED Maralt 7,196Q user-Tho Wry ptNun§palm B-1.dpu nm ge—n tt—apl—a nawnny. 601.rwaq. City Council Ordimance NO, 754 FgEtt h is dx user's rappmi6diry a ra"1 nil vdsmudpp tp0.1-N4&Mrm. Prpjeco as(1i��petr]V+dmaJ,S maplll.Sxi l„DMrDMf9.rrud Ap11201G Units Permitted (based on date of permit issuance) 5th Cycle Housing Production (through December 31, 2018 plus 2019 ADUs) Year Very Low Low Moderate Above Total Moderate 2013 (post 10 2 79 761 852 1/1/2014 occupancy) 2014 40 37 49 469 595 2015 17 264 281 2016 8 80 768 856 2017 25 249 274 2018 12 55 67 2019 (ADU) 12 8 20 Total Units 50 47 274 2,574 2,945 Permitted RHNA 313 220 248 572 1,353 Target A-18 477 PROJECT NAME/LOCATION PERMIT TOTAL Units by Income Level DATE UNITS COMMENTS Yery Logy Moderate Above - _K - -a= Low tModerate, January-December 2015 16671 Carousell-n 1/23/2015 1 1 SFR 10242 Thompson Dr 1/23/2015 1 1 Tract 17238 Fairwind 10252 Thompson Dr 1/23/2015 1 1 Tract 17238 Fairwind 10262 Thompson Dr 1/23/2015 1 1 Tract 17238 Fairwind 19482 Hansen Ln 1/23/2015 1 1 Tract 17238 Fairwind 19472 Hansen Ln 1/23/2015 1 1 Tract 17238 Fairwind 19462 Hansen Ln 1/23/2015 1 1 Tract 17238 Fairwind 19452 Hansen Ln 1/23/2015 1 1 Tract 17238 Fairwind 19442 Hansen Ln 1/23/2015 1 1 Tract 17238 Fairwind 10241 Thompson Dr 1/23/2015 1 1 Tract 17238 Fairwind 10251 Thompson Dr 1/23/2015 1 1 Tract 17238 Fairwind 16871 Airport Cir 1/26/2015 4 1 3 Tract 17716 Coastal Walk(45 units total:4Mod) 9321 Molokai Dr 1/28/2015 1 1 SFR 9141 Sheridan Dr 2/13/2015 1 1 Tract 17239 Tripointe 9151 Sheridan Dr 2/13/2015 1 1 Tract 17239 Tripointe 9161 Sheridan Dr 2/13/2015 1 1 Tract 17239 Tripointe 9171 Sheridan Dr 2/13/2015 1 1 Tract 17239 Tripointe 9181 Sheridan Dr 2/13/2015 1 1 Tract 17239 Tripointe 9191 Sheridan Dr 2/13/2015 1 1 Tract 17239 Tripointe 9201 Sheridan Dr 2/13/2015 1 1 Tract 17239 Tripointe 9211 Sheridan Dr 2/13/2015 1 1 Tract 17239 Tripointe 19722 SlaybackLn 2/13/2015 1 1 Tract 17239 Tripointe 9142 Sheridan Dr 2/13/2015 1 1 Tract 17239 Tripointe 9152 Sheridan Dr 2/13/2015 1 1 Tract 17239 Tripointe 9162 Sheridan Dr 2/13/2015 1 1 Tract 17239 Tripointe 19432 Hansen Ln 2/13/2015 1 1 Tract 17238 Fairwind 19422 Hansen Ln 2/13/2015 1 1 Tract 17238 Fairwind 19412 Hansen Ln 2/13/2015 1 1 Tract 17238 Fairwind 19402 Hansen Ln 2/13/2015 1 1 Tract 17238 Fairwind 19392 Hansen Ln 2/13/2015 1 1 Tract 17238 Fairwind 19441 Hansen Ln 2/13/2015 1 1 Tract 17238 Fairwind 19431 Hansen Ln 2/13/2015 1 1 Tract 17238 Fairwind 19421 Hansen Ln 2/13/2015 1 1 Tract 17238 Fairwind 19411 Hansen Ln 2/13/2015 1 1 Tract 17238 Fairwind 19401 Hansen Ln 2/13/2015 1 1 Tract 17238 Fairwind 19391 Hansen Ln 2/13/2015 1 1 Tract 17238 Fairwind 633 Hartford Ave 2/17/2015 1 1 18504 Beach Blvd 2/26/2015 61 6 55 Elan 18504 Beach Blvd 2/27/2015 43 4 39 Elan 16541 ChannelLn 3/25/2015 1 1 SFR 19382 Hansen Ln 3/27/2015 1 1 Tract 17238 Fairwind 19372 Hansen Ln 3/27/2015 1 1 Tract 17238 Fairwind 19362 Hansen Ln 3/27/2015 1 1 Tract 17238 Fairwind 10281 Patch Dr 3/27/2015 1 1 Tract 17238 Fairwind 10271 Patch Dr 3/27/2015 1 1 Tract 17238 Fairwind 10251 Patch Dr 3/27/2015 1 1 Tract 17238 Fairwind 19381 Hansen Ln 3/27/2015 1 1 Tract 17238 Fairwind 19371 Hansen Ln 3/27/2015 1 1 Tract 17238 Fairwind 10241 Patch Dr 3/27/2015 1 1 Tract 17238 Fairwind 10231 Patch Dr 3/27/2015 1 1 Tract 17238 Fairwind 10261 Patch Dr 3/27/2015 1 1 Tract 17238 Fairwind 16591 Ensign Cir 4/6/2015 1 1 Tract 17239 Tripointe 19751 Wardlow Ln 4/8/2015 1 1 Tract 17239 Tripointe 19741 Wardlow Ln 4/8/2015 1 1 Tract 17239 Tripointe 19731 Wardlow Ln 4/8/2015 1 1 Tract 17239 Tripointe 19721 Wardlow Ln 4/8/2015 1 1 Tract 17239 Tripointe 9101 Sheridan Dr 4/8/2015 1 1 Tract 17239 Tripointe 9111 Sheridan Dr 4/8/2015 1 1 Tract 17239 Tripointe 9121 Sheridan Dr 4/8/2015 1 1 Tract 17239 Tripointe 9131 Sheridan Dr 4/8/2015 1 1 Tract 17239 Tripointe 19752 Wardlow Ln 4/8/2015 1 1 Tract 17239 Tripointe 19742 Wardlow Ln 4/8/2015 1 1 Tract 17239 Tripointe 16561 ChannelLn 4/14/2015 1 1 SFR 10221 Patch Dr 4/21/2015 1 1 Tract 17238 Fairwind 10211 Patch Dr 4/21/2015 1 1 Tract 17238 Fairwind 10201 Patch Dr 4/21/2015 1 1 Tract 17238 Fairwind 10191 Patch Dr 4/21/2015 1 1 Tract 17238 Fairwind A-19 478 10181 Patch Dr 4/21/2015 1 1 Tract 17238 Fairwind 19391 Snowdon Ln 4/21/2015 1 1 Tract 17238 Fairwind 19381 Snowdon Ln 4/21/2015 1 1 Tract 17238 Fairwind 19371 Snowdon Ln 4/21/2015 1 1 Tract 17238 Fairwind 19372 Snowdon Ln 4/21/2015 1 1 Tract 17238 Fairwind 19382 Snowdon Ln 4/21/2015 1 1 Tract 17238 Fairwind 19392 Snowdon Ln 4/21/2015 1 1 Tract 17238 Fairwind 17102 Ash Ln 4/24/2015 3 3 Triplex;inclusionary in-lieu(mod rent) 16907 Airport Cir 5/4/2015 4 4 Tract 17716 Coastal Walk(45 units) 16913 Airport Cir 5/4/2015 4 4 Tract 17716 Coastal Walk(45 units) 16901 Airport Cir 5/4/2015 8 8 Tract 17716 Coastal Walk(45 units) 16895 Airport Cir 5/4/2015 8 1 7 Tract 17716 Coastal Walk(45 units) 16883 Airport Cir 5/4/2015 4 4 Tract 17716 Coastal Walk(45 units) 19441 Snowdon Ln 5/7/2015 1 1 Tract 17238 Fairwind 19431 Snowdon Ln 5/7/2015 1 1 Tract 17238 Fairwind 19421 Snowdon Ln 5/7/2015 1 1 Tract 17238 Fairwind 19411 Snowdon Ln 5/7/2015 1 1 Tract 17238 Fairwind 19401 Snowdon Ln 5/7/2015 1 1 Tract 17238 Fairwind 19402 Snowdon Ln 5/7/2015 1 1 Tract 17238 Fairwind 19412 Snowdon Ln 5/7/2015 1 1 Tract 17238 Fairwind 19422 Snowdon Ln 5/7/2015 1 1 Tract 17238 Fairwind 19432 Snowdon Ln 5/7/2015 1 1 Tract 17238 Fairwind 19442 Snowdon Ln 5/7/2015 1 1 Tract 17238 Fairwind 19771 Wardlow Ln 6/2/2015 1 1 Tract 17239 Tripointe 19761 Wardlow Ln 6/2/2015 1 1 Tract 17239 Tripointe 10171 Patch Dr 6/2/2015 1 1 Tract 17238 Fairwind 10161 Patch Dr 6/2/2015 1 1 Tract 17238 Fairwind 10151 Patch Dr 6/2/2015 1 1 Tract 17238 Fairwind 10141 Patch Dr 6/2/2015 1 1 Tract 17238 Fairwind 10131 Patch Dr 6/2/2015 1 1 Tract 17238 Fairwind 10121 Patch Dr 6/2/2015 1 1 Tract 17238 Fairwind 10122 Patch Dr 6/2/2015 1 1 Tract 17238 Fairwind 10132 Patch Dr 6/2/2015 1 1 Tract 17238 Fairwind 10142 Patch Dr 6/2/2015 1 1 Tract 17238 Fairwind 10152 Patch Dr 6/2/2015 1 1 Tract 17238 Fairwind 19372 Lamb Ln 6/2/2015 1 1 Tract 17238 Fairwind 19382 Lamb Ln 6/2/2015 1 1 Tract 17238 Fairwind 19392 Lamb Ln 6/2/2015 1 1 Tract 17238 Fairwind 19402 Lamb Ln 6/2/2015 1 1 Tract 17238 Fairwind 19412 Lamb Ln 6/2/2015 1 1 Tract 17238 Fairwind 19422 Lamb Ln 6/2/2015 1 1 Tract 17238 Fairwind 19432 Lamb Ln 6/2/2015 1 1 Tract 17238 Fairwind 19442 Lamb Ln 6/2/2015 1 1 Tract 17238 Fairwind 716 Pacific Coast Hwy 6/15/2015 1 1 SFR 8911 Shore Cir 7/2/2015 1 1 SFR 6702 Morning Tide Dr 7/15/2015 1 1 SFR 601 8th St 7/23/2015 1 1 SFR 5181 Pearce Dr 8/27/2015 1 1 SFR 707 12th St 9/14/2015 1 1 SFR 220 Geneva Ave 9/21/2015 2 2 Duplex 426 7th St 9/21/2015 1 1 SFR 428 7th St 9/21/2015 1 1 SFR 420 California St 9/23/2015 1 1 SFR 10222 Thompson Dr 9/23/2015 1 1 Tract 17238 Fairwind 10232 Thompson Dr 9/23/2015 1 1 Tract 17238 Fairwind 10181 Thompson Dr 9/23/2015 1 1 Tract 17238 Fairwind 10191 Thompson Dr 9/23/2015 1 1 Tract 17238 Fairwind 10201 Thompson Dr 9/23/2015 1 1 Tract 17238 Fairwind 10231 Thompson Dr 9/23/2015 1 1 Tract 17238 Fairwind 315 Huntington St 9/30/2015 1 1 SFR 16889 Airport Cir 10/7/2015 8 1 7 Tract 17716 Coastal Walk(45 units) 418 10th St 10/19/2015 1 1 SFR 313 12th St 10/26/2015 1 1 SFR 621 Frankfort Ave 10/29/2015 1 1 SFR 7761 Garfield Ave#101 11/3/2015 1 1 SFR 7761 Garfield Ave#102 11/3/2015 1 1 SFR 21822 Starfire Ln 11/6/2015 1 1 SFR 1202 England St 12/1/2015 1 1 SFR 1204 England St 12/1/2015 1 1 SFR 22191 Malibu Ln 12/1/2015 1 1 SFR 16877 Airport Cir 12/8/2015 5 1 4 Tract 17716 Coastal Walk(45 units) 16836 Marinabay Dr 12/21/2015 1 1 SFR A_20 479 2015 Total Units 281 0 0 17 264 January-December 2016 516 llth St 2/3/2016 1 1 SFR 514 llth St 2/3/2016 1 1 SFR 808 California St 2/23/2016 1 1 SFR 810 California St 2/23/2016 1 1 SFR 610 Huntington St 2/29/2016 1 1 SFR 612 Huntington St 2/29/2016 1 1 SFR 614 California St 3/7/2016 1 1 SFR 616 California St 3/7/2016 1 1 SFR 21050 Pacific City Circle 3/21/2016 66 8 58 Pacific City(516 units:51Mod) 21060 Pacific City Circle 3/21/2016 58 8 50 Pacific City 317 8th St 3/30/2016 1 1 SFR 301 13th St 4/7/2016 1 1 SFR 303 13th St 4/7/2016 1 1 SFR 815 Alabama St 4/14/2016 1 1 SFR 1836 Park St 4/25/2016 1 1 SFR 525 8th St 5/6/2016 1 1 SFR 527 8th St 5/6/2016 1 1 SFR 7502 Moonstone Ct 5/20/2016 1 1 SFR 7512 Moonstone Ct 5/20/2016 1 1 SFR 7290 Edinger Ave 6/27/2016 41 1 5 35 Mongram/Luce(510 units:8Low,43Mod) 7290 Edinger Ave 6/27/2016 68 1 6 61 Mongram/Luce 7290 Edinger Ave 6/27/2016 96 1 6 89 Mongram/Luce 7290 Edinger Ave 6/27/2016 40 1 5 34 Mongram/Luce 7290 Edinger Ave 6/27/2016 36 1 5 30 Mongram/Luce 7290 Edinger Ave 6/27/2016 80 1 6 73 Mongram/Luce 7290 Edinger Ave 6/27/2016 76 1 5 70 Mongram/Luce 7290 Edinger Ave 6/27/2016 73 1 5 67 M ongram/Luce 4002 Figaro Cir 6/29/2016 1 1 SFR 1119 Lake St 7/18/2016 1 1 SFR 1022 Huntington St 7/22/2016 1 1 SFR 1020 Huntington St 7/22/2016 1 1 SFR 9132 Pioneer Dr 7/26/2016 1 1 SFR 17348 Hampton Ln 8/4/2016 1 1 Brightwater Tract 17662 17318 Hampton Ln 8/4/2016 1 1 Brightwater Tract 17662 4891 Shelburne Dr 8/4/2016 1 1 Brightwater Tract 17662 17291 Bristol Ln 8/4/2016 1 1 Brightwater Tract 17662 17302 Bristol Ln 8/4/2016 1 1 Brightwater Tract 17662 17312 Bristol Ln 8/4/2016 1 1 Brightwater Tract 17662 17322 Bristol Ln 8/4/2016 1 1 Brightwater Tract 17662 17541 Newland St 9/7/2016 4 1 3 Olsen Project(13 units:2Mod) 17557 Newland St 9/7/2016 4 1 3 Olsen Project(13 units) 17551 Newland St 9/7/2016 3 3 Olsen Project(13 units) 17545 Newland St 9/7/2016 2 2 Olsen Project(13 units) 16711 CarouselLn 9/13/2016 1 1 SFR 6832 Lafayette Dr 11/17/2016 1 1 1-br ADU 21030 Pacific City Circle 11/18/2016 92 8 84 Pacific City 21040 Pacific City Circle 11/18/2016 84 9 75 Pacific City 7742 Newman Ave 11/30/2016 1 1 Add new unit to ex.SFR property(mod rent) 8521 Glasgow 12/22/2016 1 1 2016 Total Units 856 0 8 80 768 January-December 2017 609 17th St 1/17/2017 1 1 SFR 510 8th St 1/18/2017 1 1 SFR 21010 Pacific City Circle 1/25/2017 116 9 107 Pacific City 21020 Pacific City Circle 1/25/2017 1D0 9 91 Pacific City 611 17th St 1/30/2017 1 1 SFR 17061 Sandra Lee Ln 1/31/2017 2 2 duplex 7826 Liberty Dr 2/2/2017 2 1 1 duplex(1 mod rent) 19961 Estuary Ln 2/6/2017 1 1 SFR 16375 Ardsley Cir 2/10/2017 1 1 SFR 303 12th St 2/22/2017 1 1 SFR 301 12th St 2/22/2017 1 1 SFR 622 14th St 2/24/2017 1 1 SFR 624 14th St 2/24/2017 1 1 SFR 16581 S Pacific Ave 2/24/2017 1 1 SFR 1206 Pine St 3/9/2017 1 1 SFR 1842 Park St 3/10/2017 1 1 SFR 420 loth St 3/15/2017 1 1 SFR A-21 480 8372 Caren Cir 3/17/2017 1 1 1-br ADU(mod rent) 216 13th St 4/4/2017 1 1 SFR 218 13th St 4/4/2017 1 1 SFR 1004 Huntington St 4/21/2017 1 1 SFR 1002 Huntington St 4/21/2017 1 1 SFR 1011 California St 4/26/2017 1 1 SFR 1009 California St 4/26/2017 1 1 SFR 16891 lith St 5/4/2017 2 2 SFR 807 Huntington St 5/8/2017 1 1 SFR 809 Huntington St 5/8/2017 1 1 SFR 1110 England St 5/30/2017 1 1 SFR 16475 S Pacific Ave 7/6/2017 1 1 SFR 16467 S Pacific Ave 7/6/2017 1 1 SFR 4121 Morning Star Dr 7/10/2017 1 1 SFR 19001 Kipahulu Ln 7/12/2017 1 1 1-br ADU(mod rent) 900 Palm Ave 7/18/2017 1 1 Add new unit to ex.SFR property 5171 Pearce Dr 8/2/2017 1 1 SFR 16971 Edgewater Ln 8/7/2017 1 1 SFR 19387 Newhaven Ln 8/23/2017 1 1 1-br ADU(mod rent) 1828 Main St 9/7/2017 1 1 SFR 613 13th St 9/7/2017 1 1 SFR 615 13th St 9/7/2017 1 1 SFR 16381 S Pacific Ave 9/26/2017 1 1 SFR 413 California St 9/28/2017 1 1 SFR 415 California St 9/28/2017 1 1 SFR 530 13th St 10/2/2017 1 1 SFR 16777 Bolero Ln 10/9/2017 1 1 SFR 712 Palm Ave 10/10/2017 1 1 1-br ADU(mod rent) 7501 Moonstone Ct 10/18/2017 1 1 SFR 1831 Pine St 10/31/2017 1 1 1-br ADU(mod rent) 311 Crest Ave 11/2/2017 1 1 SFR 1019 California St 11/9/2017 1 1 SFR 8222 Snowbird Dr 11/16/2017 1 1 1-br ADU(mod rent) 1010 England St 11/21/2017 1 1 SFR 16582 Somerset Ln 12/7/2017 1 1 SFR 16926 loth St 12/13/2017 2 2 Duplex 4062 Diablo Cir 12/19/2017 1 1 SFR 502 16th St 12/26/2017 1 1 SFR 504 16th St 12/26/2017 1 1 SFR 2017 Total Units 274 0 0 25 249 January-December 2018 16882 Bressel Ln 1/3/2018 1 1 1-br ADU(mod rent) 20123 Bushard St. 1/30/2018 1 1 1-br ADU 8366 Edam Cir 2/2/2018 1 1 1-br ADU(mod rent) 7762 Liberty Dr 2/6/2018 1 1 TPM 2006-188 4-units;inclusionary in-lieu 7766 Liberty Dr 2/6/2018 1 1 TPM 2006-188 7776 Liberty Dr 2/6/2018 1 1 TPM 2006-188 7772 Liberty Dr 2/6/2018 1 1 TPM 2006-188 318 3rd St 2/20/2018 1 1 SFR 316 3rd St 2/20/2018 1 1 SFR 817 Main St 2/27/2018 1 11-brADU 312 3rd St 2/28/2018 1 1 SFR 314 3rd St 2/28/2018 1 1 SFR 201 21st St 3/2/2018 1 1 SFR 5422 Rivergate Dr 3/16/2018 1 1 Tract 15377 Parkside Estates 5402 Rivergate Dr 3/16/2018 1 1 Tract 15377 Parkside Estates 5392 Rivergate Dr 3/16/2018 1 1 Tract 15377 Parkside Estates 512 8th St 3/26/2018 1 1 SFR 16742 Bolero Ln 3/28/2018 1 1 SFR 16752 Bolero Ln 3/28/2018 1 1 SFR 308 3rd St 4/3/2018 1 1 SFR 310 3rd St 4/3/2018 1 1 SFR 7702 Alberta Dr 4/11/2018 1 1 SFR 3941 Sirius Dr 4/16/2018 1 1 SFR 214 8th St 4/19/2018 1 1 SFR 16705 Graham St 5/3/2018 1 1 1-br ADU(mod rent) 5932 San Souci Cir 5/23/2018 1 1 1-br ADU(mod rent) 412 9th St 5/31/2018 1 1 SFR 414 9th St 5/31/2018 1 1 SFR 5071 Partridge Cir 6/11/2018 1 1 1-br ADU(mod rent) 611 Geneva Ave 7/3/2018 1 1 SFR q_22 481 1101 England St 7/5/2018 1 1 SFR 1103 England St 7/5/2018 1 1 SFR 843 14th St 7/6/2018 1 1 1-br ADU 16854 Bayview Dr 7/12/2018 1 1 SFR 17292 Zeider Ln 7/18/2018 1 1 1-br ADU(mod rent) 209 Huntington St 7/19/2018 1 1 SFR 211 Huntington St 7/19/2018 1 1 SFR 17021 Sims Ln 7/23/2018 3 3 4-plex;add to ex.SFR property;inclusionary in-lieu 805 Alabama St 7/23/2018 1 1 SFR 807 Alabama St 7/23/2018 1 1 SFR 833 Frankfort Ave 7/27/2018 1 1 SFR 16995 S Pacific Ave 8/7/2018 1 1 SFR 737 Williams Dr 8/10/2018 1 1 1-br ADU(mod rent) 623 13th St 8/24/2018 1 1 SFR 625 13th St 8/24/2018 1 1 SFR 122 7th St 9/7/2018 1 1 SFR 124 7th St 9/7/2018 1 1 SFR 10452 Shangri La Dr 9/10/2018 1 1 SFR 16541 Newland St 10/9/2018 1 1 1-br ADU(mod rent) 15631 Pelican Ln 10/12/2018 1 1 1-brADU(mod rent) 20162 Crown Reef Ln 10/17/2018 1 1 1-br ADU(mod rent) 840 14th St 10/29/2018 2 2 SFR w/ADU 3632 Venture Dr 11/9/2018 1 1 SFR 14341 Hacienda Dr 11/21/2018 1 1 2-br ADU(mod rent) 17282 Juniper Ln 12/6/2018 1 1 Tract 15377 Parkside Estates 17301 Juniper Ln 12/6/2018 1 1 Tract 15377 Parkside Estates 17311 Juniper Ln 12/6/2018 1 1 Tract 15377 Parkside Estates 17302 Juniper Ln 12/6/2018 1 1 Tract 15377 Parkside Estates 17291 Juniper Ln 12/6/2018 1 1 Tract 15377 Parkside Estates 17292 Juniper Ln 12/6/2018 1 1 Tract 15377 Parkside Estates 17422 Lido Ln 12/7/2018 1 1 2-br ADU 3531 Courtside Cir 12/11/2018 1 1 SFR 324 3rd St 12/12/2018 1 1 SFR 326 3rd St 12/12/2018 1 1 SFR 2018 Total Permits 67 0 0 12 55 January-December 2014 19781 Wardlow Ln 1/13/2014 1 1 SFR 19791 Wardlow Ln 1/13/2014 1 1 SFR 19801 Wardlow Ln 1/13/2014 1 1 SFR 112 12th St 1/15/2014 1 1 SFR 622 13th St 1/17/2014 1 1 SFR 624 13th St 1/17/2014 1 1 SFR 4031 Morning Star Dr 1/30/2014 1 1 SFR 121 7th St 2/11/2014 1 1 SFR 520 13th St 2/2S/2014 1 1 SFR 522 13th St 2/2S/2014 1 1 SFR 18151 Beach Blvd 2/27/2014 78 40 37 0 1 Oceana:40 VL includes 8 ELI;1 market rate manager's unit 610 17th St 3/10/2014 1 1 SFR 612 17th St 3/10/2014 1 1 SFR 235 1st St 6/4/2014 1 1 SFR 237 1st St 6/4/2014 1 1 SFR 239 1st St 6/4/2014 1 1 SFR 9191 Pioneer Dr 6/4/2014 1 1 SFR 9181 Pioneer Dr 6/4/2014 1 1 SFR 9171 Pioneer Dr 6/4/2014 1 1 SFR 9161 Pioneer Dr 6/4/2014 1 1 SFR 9151 Pioneer Dr 6/4/2014 1 1 SFR 9142 Landers Dr 6/4/2014 1 1 SFR 9152 Landers Dr 6/4/2014 1 1 SFR 9162 Landers Dr 6/4/2014 1 1 SFR 9172 Landers Dr 6/4/2014 1 1 SFR 9181 Landers Dr 6/4/2014 1 1 SFR 9171 Landers Dr 6/4/2014 1 1 SFR 9161 Landers Dr 6/4/2014 1 1 SFR 212 Baltimore Ave 6/6/2014 1 1 SFR 210 Baltimore Ave 6/6/2014 1 1 SFR 405 14th St 6/9/2014 1 1 SFR 19732 Slayback Ln 6/12/2014 1 1 SFR 19742 Slayback Ln 6/12/2014 1 1 SFR 19752 Slayback Ln 6/12/2014 1 1 SFR 19762 Slayback Ln 6/12/2014 1 1 SFR A-23 482 19772 Slayback Ln 6/12/2014 1 1 SFR 19782 Slayback Ln 6/12/2014 1 1 SFR 19792 Slayback Ln 6/12/2014 1 1 SFR 9182 Landers Dr 6/12/2014 1 1 SFR 19731 Slayback Ln 6/12/2014 1 1 SFR 19741 Slayback Ln 6/12/2014 1 1 SFR 16651 CarouselLn 6/13/2014 1 1 SFR 10212 Thompson Dr 6/20/2014 1 1 SFR 10202 Thompson Dr 6/20/2014 1 1 SFR 10192 Thompson Dr 6/20/2014 1 1 SFR 18504 Beach Blvd 6/23/2014 92 10 82 Elan(274 units) 725 Williams Dr 7/2/2014 1 1 SFR 727 Williams Dr 7/2/2014 1 1 SFR 1830 Park St 9/3/2014 1 1 SFR 7400 Center Ave 10/17/2014 91 8 83 HB lofts(378 total inlcuding 7 live/work) 7400 Center Ave 10/17/2014 96 8 88 7400 Center Ave 10/17/2014 80 8 72 7400 Center Ave 10/17/2014 56 8 48 7400 Center Ave 10/17/2014 48 7 41 725 13th St 11/5/2014 1 1 SFR 202 13th St 11/12/2014 1 1 SFR 7802 Alhambra Dr 12/2/2014 1 1 SFR 7882 Alhambra Dr 12/2/2014 1 1 SFR 220 Geneva Ave 12/4/2014 2 2 Duplex 101 Alabama St 12/18/2014 1 1 SFR 2014Total Units 595 40 37 49 469 January-December 2013(post 1/1/2014 Occupancy) Noelle,Kendall,Abig 1/4-12/18/: 91 1 8 82 Pacific Shores 410 12th St 1/10/2013 1 1 SFR 1111 California 2/13/2013 1 1 SFR 1109 California 2/13/2013 1 1 SFR 17011 Bolero 3/14/2013 1 1 SFR 613 10th St 4/1/2013 1 1 SFR 615 10th St 4/1/2013 1 1 SFR 17066 Marinabay Dr 4/11/2013 1 1 SFR 16532 Cotuit Cir 6/3/2013 1 1 SFR 414 10th St 6/20/2013 1 1 SFR 7401-91 Edinger Ave 6/27/2013 487 10 47 430 Boardwalk Mixed Use(487 total:10VL,47MOD) 18502 Beach Blvd 7/26/2013 78 7 71 Elan(274 total:27MOD) 402 loth St 8/22/2013 1 1 SFR 404 10th St 8/22/2013 1 1 SFR 116 12th St 8/27/2013 1 1 SFR 118 12th St 8/27/2013 1 1 SFR 114 12th St 8/27/2013 1 1 SFR 231 Alabama St 9/6/2013 1 1 SFR 233 Alabama St 9/6/2013 1 1 SFR 235 Alabama St 9/6/2013 1 1 SFR 19891 Beach Blvd 9/25/2013 173 17 156 Beach&Ocean(173 total:17 MOD) 527 12th St 9/25/2013 1 1 SFR 19110 Delaware St 10/1/2013 1 1 Church caretaker unit(low rent) 301 2nd St 10/7/2013 1 1 SFR 303 2nd St 10/7/2013 1 1 SFR 1814 Main St 12/11/2013 1 1 SFR 16501 Peale 12/16/2013 1 1 SFR 2013 Total Units 852 10 2 79 761 2019 ADU Only 20 0 0 12 8 A-24 483 Project Name Location Number of Total Description Notes Units LeBard 20461 Craimer 15 Single-family In-lieu Parkside 5422 Rivergate 111 Single-family Affordable off-site (previous H.E. Windbourne 5751 Windchime 51 (1 mod) Single-family Affordable off-site/in-lieu/one Dr. mod on site Holly 19200 Holly Lane 32 (5 mod) Townhomes Density bonus project Townhomes Gothard 19100 Gothard 21 (3 mod) Townhomes Density bonus project Townhomes Bonnani 7262 Garfield 10 (1 low) Condominiums Density bonus project Condominiums Windward 17202 Bolsa 36 Condominiums In-lieu Chica Total Units 266 market rate 9 mod 1 low A-25 484 } Z t } r11 �� ... T a _ �. . Sites to Accommodate EF, Remaining RHNA I ^may I� City oHuntin ?;. z gton Beach ,T���W j j Map# RHNA Site 1 17631 Cameron Ln./17642 Beach Blvd. ------- ...__ .- 1 --- Talbert Ave. 2 18431 Beach Blvd. -- 3/4 18700 Delaware St./18811 Florida St. 5 19432 Beach Blvd. i L� J- F . 6 19471 Beach Blvd./19431 Beach Blvd. - I € LD - -~ -.-; i•� r- fir' f I. ( _ Ellis Ave. LJ �t *� i, _ ... � — _ � — (Tj41; r pi 3/4 CA Garfield Ave. rl i --- Lj MM s - - U - !777 4 T a - , I 1 _._ (ti i t` J . _w C t 1J j p L_`t `rL{ � h L.�' Y�_r'r4'•-a. �N i ... i_...vy .....,{.. ( .. rT r ^• - - FT -.- ���11F{1 r i - RHNA Site _ � f �.,t a_ J L �•..�.. City Facility — _✓ ;l % UP \ � —Park _ j i School i ( .-I ' .� n 485 [ 7 =-- -1;,......... r.- I r — p m.n Si! t 17631 Cameron Lane/17642 Beach B&± - 2 \ m ® ® ?© a . — . . . A-7 486 Site 2: 18431 Beach Blvd. n f 1 ra. t ri i i � 3 z . F s� �e a� AMID ll��—w2f, loop ;r _ •f LL rt Z w t t _ � o t n a y r a 4 _ _ ♦ r-s R i s i 4 t f Isom tt m IlL L 01 OY' 4t 3 e r .1• � moil --- 1n APPENDIX B PUBLIC NOTICE HOUSING ELEMENT NOTIFICATION LIST 491 0 PUBLIC NOTICE CITY OF HUNTINGTON BEACH DEPARTMENT OF COMMUNITY DEVELOPMENT NOTICE OF PUBLIC REVIEW AND COMMENT PERIOD FOR A PROPOSED AMENDMENT TO THE CITY OF HUNTINGTON BEACH HOUSING ELEMENT Notice of Public Comment Period: A draft of the Housing Element Amendment will be available for public review and comment for 30 days starting November 14, 2019 and ending December 13, 2019. The document will be available at the following locations: • City of Huntington Beach City Hall, 2000 Main Street, Huntington Beach, CA 92648 ➢ Community Development Department, 31d Floor; ➢ City Clerk's Office, 2°d Floor; and • on the web: https://www.huntingtonbeachca.gov/government/departments/planning/mamor� /major- projects-view.cfm?I D=45 Any person wishing to comment on the draft Housing Element Amendment may do so in writing by 5 p.m. on Friday, December 13, 2019, by providing written comments to Jennifer Villasenor, City of Huntington Beach Community Development Department, 2000 Main Street, Huntington Beach, CA 92648 or via email at jil lase nor surfcity-hb.org. Subsequent to the public review and comment period, the City Council will hold a noticed public hearing on the draft Housing Element amendment. The public hearing is tentatively scheduled for February 2020. What is the Housing Element? The Housing Element is one of the state-mandated elements of the City's General Plan. State housing element law, enacted in 1969, mandates that local governments adequately plan to meet the existing and projected housing needs of all economic segments of the community. State housing element law also 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, commonly referred to as the Regional Housing Need Allocation or RHNA. Housing element law also requires the Department of Housing and Community Development (HCD) to review local housing elements for compliance with state law and to report its written findings to the local government. If HCD finds that a local housing element complies with state law, the jurisdiction's housing element is considered HCD certified. In September 2013, the 2013-2021 Housing Element was adopted by the City Council and subsequently certified by HCD in October 2013. It was then de-certified by HCD following an amendment to the Beach and Edinger Corridors Specific Plan (BECSP) in May of 2015, which affected the City's ability to accommodate its lower income RHNA targets. The City is interested in pursuing an HCD certified housing element for the purpose of being eligible for state SB 2 Funds. SB 2 funds can be used to support the City's homelessness response programs, but eligibility for the funds requires a HCD cea&d B-1 Housing Element. On November 4, 2019, the City Council directed City staff to prepare an amendment to the Housing Element for future consideration. Changes to the Housing Element In order to address the remaining lower income RHNA, the City is proposing to undertake an adequate sites program within the parameters of state law consisting of the following: • Establish an "Affordable Housing Overlay" within the BECSP to be applied to the 7 sites (approx. 11 acres) to accommodate the RHNA shortfall. • Allow for residential development within the Overlay to continually accommodate the remaining lower income RHNA throughout the entire planning period. • Replace the Conditional Use Permit (CUP) requirement with a "by-right" administrative Site Plan Review process on sites designated with the Overlay that propose at least 20% lower income units (encompassing extremely low, very low, and low income units) on site (no in lieu fees allowed). • Replace the amended BECSP parking requirement with requirements in line with the citywide multi-family parking standard for sites within the Overlay. • Provide for exclusively residential uses on sites in the Overlay (no commercial component required). For further information, please contact Jennifer Villasenor at 714-374-1661 or jvillasenora()surfcity- hb.org. 493 B-2 John Hobson, CEO Brian Childs Kerry Smith HB Chamber of Commerce NAI Capital—Orange County Harbinger Homes 15744 Goldenwest St., Bldg 22 2728 17 th Street Huntington Beach CA 92648 1920 Main Street, Suite 100 Huntington Beach CA 92648 ' Irvine, CA 92614 ' Red Oak Investments Dick Harlow Michael C. Adams Associates 2101 Business Center Drive, Suite 230 1742 Main Street PO Box 382 Irvine, CA 92612 Huntington Beach, CA 92648 Huntington Beach, CA 92648-0382 Attn: Alex Wong Bijan Sassounian Dick and Kevin Kelter Jeff Bergsma 21190 Beach Blvd. 18281 Gothard Street, Suite 201 Team Design/Construction Huntington Beach, CA 92648 Huntington Beach, CA 92648 221 Main street, Suite S Huntington Beach, CA 92648 Orange County Assoc.of Realtors Keith Dawson Gil Aousizerat Dave St 15581 Placid Circle 17912 Gothard Street 25552 Laa Paz az Road R Laguna Hills, CA 92653 Huntington Beach, CA 92647 Huntington Beach, CA 92647 President Building Industry Assoc.of South Calif. HB Tomorrow Adam S.wood, Director of Govt.Affairs Orange Housing Development Corp. PO Box 865 24 Executive Park,Suite 100 414 E. Chapman Avenue Huntington Beach, CA 92648 Irvine,CA 92614 Orange, CA 92866 Steve LaMotte rgen BIA-OC Related California Joe 13 Main Street ai 17744 Sky Park Circle, #170 18201 Von Karman Avenue, Suite 900 Huntington M H Irvine, CA 92614-4441 Irvine, CA 92612 Huntington Beach, CA 92648 Richard Spicer John&Kathy Zehnder SCAG Sunset Beach Community Assoc. 818 West 71h 12`h Floor President 17441 Encino Circle PO Box 215 Huntington Beach, CA 92647 Los Angeles, CA 90017 Sunset Beach,CA 90742 Linda Lang Barry Cottle OC Association of Realtors C&C Development Chelsea Investment Corp. 25552 LaPaz Road 6339 Paseo Del Lago Tustin, CAA 92780 Laguna Hills, CA 92653 u Y Street, Suite 200 Carlsbad, CA 92011 Tustin, Shea Homes Vickie Talley Shelly Amendola John Vandervelde OC Housing Providers OC Housing Providers 1250 Corona Pointe Ct., suite 600 25241 Paseo de Alicia, Suite 120 25241 Paseo de Alicia, Suite 120 Corona, CA 92879 Laguna Hills, CA 92653 Laguna Hills, CA 92653 The Olson Company Dave MacLeod Planning Director 3010 Old Ranch Parkway, Suite 100 19671 Beach Blvd., Suite 101 City of Westminster Seal Beach, CA 90740-2751 Huntington Beach, CA 92648 8200 Westminster Blvd. Westminster, CA 92683 494 B-3 Brian Geyer ADRC of Orange County Archstone Sares-Regis Group Dayle McIntosh Center 3 MacArthur Place, Suite 600 18825 Bardeen Avenue 13272 Garden Grove Santa Ana, CA 92707 Irvine, CA 92612 Garden Grove, CA 92843 Attn: Kenneth Keefe Mario Turner Carol Hansen Henry Garcia, Greystar AMCAL Multi-Housing Ocean View Elementary School District 17885 Von Karman, Suite 450 30141 Agoura Road, Suite 100 17200 Pinehurst Lane Irvine, CA 92614 Agoura Hills, CA 91301 Huntington Beach, CA 92647 Planning Director Planning Director Marc Ecker, Superintendent 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 10055 Slater Avenue Fountain Valley, CA 92708 Jeffrey M. Oderman Planning Director Greg Haulk, Super. Rutan& Tucker, LLP City of Newport Beach HB City Elementary School District 611 Anton Blvd., 14'Floor PO Box 1768 8750 Dorsett Drive Costa Mesa, CA 92626-1950 Newport Beach, CA 92663-8915 Huntington Beach, CA 92646 Ocean View School District Goldenwest College John Ely Attn:Cindy Pulfer,Admin.Services Janet Hoolihan,Vice President 22102 Rockport Lane 17200 Pinehurst Lane 15744 Goldenwest St. Huntington Beach,CA 92646 Huntington Beach,CA 92647 Huntington Beach,CA 92647 Greg Plutko Habitat For Humanity of O.C. Jamboree Housing Corp. HB Union High School District 2200 S. Ritchey Street 17701 Cowan Avenue, Suite 200 5832 Bolsa Avenue Santa Ana, CA 92705 Irvine, CA 92614 Huntington Beach, CA 92647 Nora Mendez Ron Morrey Norman Ward Orange County Community Housing Pathways to Independence Five Points Seniors, LP Corp. PO Box 43 18561 Florida Street 501 N. Golden Circle, Suite 200 Los Alamitos, CA 90720 Huntington Beach, CA92648 Santa Ana, CA 92705 Orange County United Way Marice DePasquale, Principal Colette's Children's Home 18012 Mitchell Avenue South MConsensus 7372 Prince Drive, Suite 106 Irvine CA 92614 3857 Birch St., Suite 211 Huntington Beach, CA 92647 Newport Beach, CA 92660 Richard Loy Huntington Beach Interval House 9062 Kahului Drive Council on Aging P.O. Box 3356 Huntington Beach,CA 92646 c/o Community Services Department Seal Beach, CA 90740 Mental Health Association of OC Huntington Beach Fair Housing Council of OC 822 Town & Country Road Mobile Home Advisory Board 201 S. Broadway Orange, CA 92868 c/o Economic Development Dept. Santa Ana, CA 92701 495 B-4 DJM Capital Partners Sharon Christenbury Harry Alcock, UDR LLC 922 Laguna Street 21002 HB, 1745 Shea Center Drive, Suite 200 Santa Barbara, CA 93101 2200 Biscayne Boulevard Highlands Ranch, CO 80129 Miami, FL 33137 Thomas Grable Jacqui Kerze Christopher Homes Regional Center of Orange County 23 Corporate Plaza Drive, Suite 246 19 Pointe Homes, LLC Community Outreach Coordinator Newport Beach, CA 92660 520 Jamboree Road, Suite 200 P.O.Box 22010 Irvine, CA 92612 Santa Ana, CA 92702-2010 LINC Housing Mercy Housing California Bridge Housing 110 Pine Ave., Suite 500 1500 S. Grand Avenue, Suite 100 1301 Dove Street, Suite 920 Long Beach,CA 90802 Los Angeles, California 90015 Newport Beach, CA 92660 AIDS Service Foundation—Orange Karen Williams HomeAid- Orange County County OC Partnership 17744 Sky Park Circle 17982 Sky Park Circle, Suite J 1505 E. 17th Street, Suite 108 Suite 170 Irvine, CA 92614-6482 Santa Ana, CA 92705 Irvine, CA 92614 Kennedy Commission Ms.Carol Hansen,Superintendent CHRI -OC Cesar Covarrubias Ocean View School Dist Joseph Singh 17701 Cowan Avenue, Suite 200 17200 Pinehurst Lane 17701 Cowan Avenue, Suite 200 Irvine, CA 92614 Huntington Beach,CA 92647-5569 Irvine, CA 92614 California Coastal Commission Department of Transportation,Dist. 12 Local Solid Waste En£ Agy. South Coast Area Office Christopher Herre,Branch Chief O.C.Health Care Agency 200 Oceangate, 1 Oth Floor 3337 Michelson Dr., Suite 380 Director Long Beach, CA 92802-4302 Irvine,CA 92612-1699 P.O.Box 355 Santa Ana,CA 92702 OC Sanitation District Gabrieleno/Tongva Tribal Council Juaneno Band of Mission Indians 10844 Ellis Avenue Chairperson Acjachemen Nation Fountain Valley, CA 92708 PO Box 693 31411 La Matanza Street San Gabriel,CA 91778 San Juan Capistrano, CA 92675-2625 Frannie Hemmelgarn,Development Intern Matt Reams Rutan&Tucker,LLP Abode Communities Pacifica Companies Jeffrey M. Oderman 701 East 3rd Street, Suite 400 Director of Acquisitions 611 Anton Blvd., 14"Floor Los Angeles,California 90013 1775 Hancock Street, Suite 200 Costa Mesa,CA 92626-1950 San Diego,CA 92110 Randy Coe,CCIM Cindy Nguyen Robert.patters on gCBRE.coin Senior Vice President 216 Walnut Ave Land Advisors Organization Huntington Beach,CA 92648 100 Spectrum Drive,Suite 1400 Irvine,CA 92618 Michael Cintron Paula Leonard SEIU—United Service Workers West 200 Spectrum Center Drive,Suite 1800 4951 Hilo Circle Arthur Saenz Irvine, CA 92618 Huntington Beach,CA 92647 4001 El Cajon Blvd,Ste 211 San Diego,CA 92105 496 B-5 SEIU—32BJ Mr. Edmond M.Conner Ms. Susan Whittaker Alex Hecht Connor, Fletcher&Hedenkamp Whittaker Planning Services 25 W. 181h Street 2211 Michelson Drive,Suite 1100 34006 Selva Road#389 New York, NY 10011 Irvine, CA 92612 Dana Point, CA 92629 Del Mar Estates Briggs Law Corporation Andrew Salas,Chairman Ron Grundy, President Attn:Valerie A. Mosqueda Gabrieleno Band of Mission Indians—Kizh Nation 19521 Brookhurst Street 99 East"C Street,Suite 11 PO Box 393 Huntington Beach,CA 92646-2960 Upland,CA 91786 Covina, CA 91723 San Gabriel Band of Mission Indians Soboba Band of Luiseno Indians HB Downtown Residents Association Anthony Morales,Chief Joseph Ontiveros, Cult. Res, Director 412 Olive Ave#493 PO Box 693 PO Bos 487 Huntington Beach,CA 92648 San Gabriel,CA 91778 San Jacinto,CA 92581 HB Coastal Communities Assoc. Sue Johnson Kirsten Berg David Guido 19671 Quiet Bay Lane 18870 Kithira Circle 143 E. Meats Avenue Huntington Beach,CA 92648 Huntington Beach,CA 92648 Orange,CA 92865 Mercy Housing California Avalon Bay Communities Milo Peinemann 480 S Batavia Street 2050 Main Street,Suite 1200 American Family Housing Orange, CA 92868 Irvine,CA 92614 15161 Jackson Street g , Midway City, CA 92655 Innovative Housing Opportunities Meta Housing Mark Hyatt 501 N. Golden Circle 1150 W.Olympic Blvd., Suite 620 KDF Communications, LLC Los Angeles, CA 90064 230 Newport Center Drive,Suite 210 Santa Alfa, CA 92705 Newport Beach,CA 92660 497 B-6 Res. No. 2020-06 STATE OF CALIFORNIA COUNTY OF ORANGE ) ss: CITY OF HUNTINGTON BEACH ) I, ROBIN ESTANISLAU, 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 February 3, 2020 by the following vote: AYES: Posey, Delgleize, Carr, Brenden NOES: Hardy, Semeta, Peterson ABSENT: None RECUSE: None City Clerk and ex-officio Clerk of the City Council of the City of Huntington Beach, California ATTAC H M E N T #2 ATTACHMENT NO. 2 SUGGESTED FINDINGS OF APPROVAL ZONING TEXT AMENDMENT NO. 19-006 FINDINGS FOR PROJECTS EXEMPT FROM CEQA: Zoning Text Amendment No. 19-006 (BECSP Amendment) is within the scope of the BECSP Program Environmental Impact Report (EIR No. 08-008) certified by the Planning Commission on December 8, 2009. In accordance with CEQA Guidelines Sections 15162 and 15163, no subsequent EIR or supplement to the EIR need be prepared for this zoning text amendment and no further environmental review or documentation is required. FINDINGS FOR APPROVAL — ZONING TEXT AMENDMENT NO. 19-006 1. Zoning Text Amendment(ZTA) No. 19-006 to amend the Beach and Edinger Corridors Specific Plan (BECSP) and establish an Affordable Housing Overlay implements program actions identified in the Housing Element, is consistent with the adopted Land Use Element of the General Plan, and conforms to the adopted land use designations for the sites within the BECSP identified for inclusion in the Affordable Housing Overlay. ZTA No. 19-006 is consistent with applicable General Plan goals and policies as follows: Housinq Element Goal HE 2: Provide adequate sites through appropriate land use, zoning and specific plan designations to accommodate Huntington Beach's share of regional housing needs. Goal HE 4: Reduce potential governmental constraints to housing production and affordability. Policy HE 4.1: Support the use of density bonuses and other incentives, such as fee deferrals/waivers and parking reductions, to offset or reduce the costs of developing affordable housing while ensuring that potential impacts are addressed. Policy HE 4.3: Explore continued improvements to the entitlement process to streamline and coordinate the processing of permits, design review and environmental clearance. ZTA No. 19-006 proposes to establish an Affordable Housing Overlay to facilitate the provision of affordable housing for lower income households by removing regulatory constraints, such as the conditional use permit process, and includes incentives, such as reduced parking requirements, to offset the costs of developing affordable housing. 498 Additional program changes require monitoring of sites to ensure that adequate sites remain available during the planning period. Land Use Element Policy LU-1.A.: Ensure that development is consistent with the land use designations presented in the Land Use Map, including density, intensity, and use standards applicable to each land use designation. The proposed amendment to the BECSP would ensure that the remaining lower income RHNA can be accommodated in areas already designated and zoned for residential uses at the minimum "default" density consistent with the existing General Plan Land Use Map. As such, no changes to the existing land use designations of property within the City are necessary to accommodate the remaining lower income RHNA and obtain HCD certification. The establishment of the Affordable Housing Overlay within the BECSP would ensure that future development is consistent with the existing General Plan land use designations for the development sites. Goal LU-4: A range of housing types is available to meet diverse economic, physical, and social needs of future and existing residents, while neighborhood character and residences are well maintained and protected. Policy LU-4.A: Encourage a mix of residential types to accommodate people with diverse housing needs. Policy LU-4.8: Improve options for people to live near work and public transit. The focus of the Affordable Housing Overlay is to encourage and facilitate affordable housing by requiring a minimum of 20 percent of the units in a proposed residential development to be affordable to lower income households in an area that already allows higher density multi-family residential uses. The Affordable Housing Overlay also provides regulatory incentives to further encourage the provision of affordable housing for target populations with diverse housing needs, such as seniors, female- headed households, large families, disabled persons, homeless persons and low income households. Additionally, the proposed Affordable Housing Overlay within the BECSP concentrates potential development along Beach Boulevard, which is an Orange County Transportation Authority operated bus route. 2. ZTA No. 19-006 will enhance the potential for superior urban design in comparison with the development under the base district provisions that would apply if the plan were not approved because it will facilitate the development of affordable housing in an area that already allows for high density multi-family residential uses. However future development under the Affordable Housing Overlay will be consistent with the existing and allowed development pattern along the Beach Boulevard corridor and subject to the development and design standards that are applicable throughout the rest of the BECSP area. 499 3. Deviations from the base district provisions that otherwise would apply are justified by compensating benefits of the Affordable Housing Overlay because it will allow the City to accommodate the remaining lower income RHNA target, obtain certification of the Housing Element from the California Department of Housing and Community Development, and become eligible for state funding to address homelessness. 4. The BECSP, when it was adopted in 2010, included adequate provisions for utilities, services, public services and emergency vehicle access. The establishment of the Affordable Housing Overlay including the proposed development standards and allowable development of 413 lower income units would not exceed the capacity of existing and future systems planned for the BECSP. 500 ATTAC H M E N T #3 RESOLUTION NO. 2020-07 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH APPROVING AN AMENDMENT TO THE BEACH AND EDINGER CORRIDORS SPECIFIC PLAN (SP 14) (ZONING TEXT AMENDMENT NO. 19-006) WHEREAS, Zoning Text Amendment No. 19-006 is a request to amend Specific Plan No. 14 — Beach and Edinger Corridors Specific Plan (`BECSP") to establish an Affordable Housing Overlay and implement Program 8 of the General Plan Housing Element; and The proposed amendment to the BECSP is consistent with the adoped Land Use Element of the General Plan, and other applicable policies, and is compatible with surrounding development; and The amended BECSP will continue to enhance the potential for superior urban design in comparison with the development standards under the base district provisions that would apply if the Plan had not been adopted and amended; and The proposed amendments to the BECSP are justified by the compensating benefits of improved urban design; and Pursuant to the California State Planning and Zoning Law, the Huntington Beach Planning Commission and City Council have held separate, duly noticed public hearings to consider Zoning Text Amendment No. 19-006; and After due consideration of the findings and recommendations of the Planning Commission and all other evidence presented, the City Council has determined that the aforesaid amendment is proper and consistent with the General Plan. NOW, THEREFORE, the City Council of the City of Huntington Beach does hereby find, determine and resolve as follows: SECTION 1: The foregoing recitals are all true and correct. SECTION 2: Zoning Text Amendment No. 19-006, amending the BECSP as set forth in and attached hereto as Exhibit "A" and incorporated by this reference as though fully set forth herein, is hereby adopted and approved. SECTION 3: This resolution shall become effective immediately after its adoption. 19-8329/221899 1 Resolution No. 2020-07 PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the 3rd day of February , 2020. Ma r APPROVED AST RM: VIE AND PR D: E' orney City Manager TIAT D AND ROVED: Director of Community Development ATTACHMENTS Exhibit A: ZTA No. 19-006 Specific Plan No. 14 - Beach and Edinger Corridors Specific Plan 19-8329/221899 2 rf, i .-. i �..� l i i i i a � i i i Z 4x a t� C:) CN o o • U Z co A o con ri � w z z � J W _ E 2 � x r • � J W CL i O Ln r rN ri O i FT.1 h _ O - � Offig41, h O - � v .. t ti O S,LAI31NOD AO 311EIVI. i c : • q w a � 6p b d v Lo > E on ozl eo 0 4 •a u q O : -o Y w U 0.l ° oq v ? c C ° o bn • e o ' c C c a� i s s s ~oCo h v bt v w F y - y w • V � c � .c °°, N v W � cis 8 � " U U -n U � Ln wS � u O o o z C U � � � O p c a o � � � � •�° � .� .?,o Z; Z; � c c ern tx � bD .� a ¢ v) A x U w H Y. O o A N cc; "i v oo c oa A w n O C in N m .y, O -� N M "r O o m c� r •-. •.. •.. .— CO '. '. � � C� N A N A N N N N N N N N I co n In M uO v c a W i v � U u � Q U9 o W F- a cn Q U CL k _ 7 ti4 Z cn W � zs zs w O N m C, 0. 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No. 2020-07 STATE OF CALIFORNIA COUNTY OF ORANGE ) ss: CITY OF HUNTINGTON BEACH ) I, ROBIN ESTANISLAU, 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 February 3, 2020 by the following vote: AYES: Posey, Delgleize, Carr, Brenden NOES: Hardy, Semeta, Peterson ABSENT: None RECUSE: None City Clerk and ex-officio Clerk of the City Council of the City of Huntington Beach, California ATTACHMENT #4 STATE OF CALIFORNIA-BUSINESS,CONSUME USING AGENCY C AVkN NF11��nw r` mm�r DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT DIVISION OF HOUSING POLICY DEVELOPMENT 2020 W.El Camino Avenue,suite 5b0 Sacramento,CA 95833 (916)263-2911 I FAX(916)263-7453 www.hcd,ca.aov January 10, 2020 Ursula Luna-Reynosa, Director Department of Community Development City of Huntington Beach 2000 Main Street Huntington Beach, CA Dear Ursula Luna-Reynosa: RE: Review of the City of Huntington Beach's 51h (2013-2021) Draft Housing Element Thank you for submitting the City of Huntington Beach's (City) draft Housing Element update received for review on November 14, 2019, along with revisions received on December 16 and 18, 2019 and January 8, 2020. Pursuant to Government Code section 65585, subdivision (b), the California Department of Housing and Community Development (HCD) is reporting the results of its review. Our review was facilitated by a telephone conversation on December 12 and 16, 2019 and January 8,2020 with Jennifer Viilasenor, Deputy Director of the Community Development Department. In addition, HCD considered comments from the Kennedy Commission and Californians for Homeownership pursuant to Gov. Code section 65585, subd. (c). The draft Housing Element, incorporating the revisions submitted, meets the statutory requirements described in HCD's June 23, 2015 letter. This finding was based in part on the development of the Affordable Housing Overlay (Overlay) which allows for sufficient capacity within the Beach Edinger Corridor Specific Plan (BECSP) to accommodate the Regional Housing Needs Allocation (RHNA) shortfall of 413 lower-income units and removes governmental constraints to the development of housing. HCD did not consider Site 7 when determining the adequacy of the sites inventory to accommodate the City's shortfall of 413 units as the site is currently owned by Caltrans and is not listed as surplus or excess property; therefore, the site is not available for development within the current planning period. Huntington Beach should not consider the site adequate, available or additional pursuant to Gov. Code Section 65863 (No Net Loss Law). The Housing Element will comply with state Housing Element law(Article 10.6 of the Government Code) when it is adopted, submitted to and approved by HCD, in accordance with Gov. Code section 65585, subd. (g). The determination of compliance is conditioned on the concurrent implementation of Program 8 (Adequate Sites Program)with the adoption of the Housing Element. Program 8 commits the City to adopt the Overlay on sites identified in Table IV-5 in the sites inventory concurrently with the adoption of the Housing Element by March 2020. This Overlay exempts housing development projects within the Overlay that have at least 20 percent lower-income units from the BECSP maximum amount of net development (MAND) requirement until all the 413 remaining units for lower-income have been 650 Ursula Luna-Reynosa, Director Page 2 constructed. In addition, development within the Overlay will permit owner-occupied and rental multifamily uses by-right and provide specific development standards. In addition to what is allowed under the Overlay, developments can also qualify for State Density Bonus Law which allows-for additional density, lower parking requirements, development concessions and waivers. As stated in the element, pursuant to No Net Loss Law, as development within the overlay occurs, if the requirement capacity of the sites identified on Table IV cannot accommodate the remaining lower- income RHNA, the City will add sites to the Overlay to ensure sufficient capacity remains to accommodate the remaining lower-income RHNA throughout the planning period. For more information on No Net Loss Law requirements hftps://www.hcd.ca.gov/community: development/housing-element/housing-element-memos/does /AB 1505 Final.pdf In addition, please be aware Housing Element law and other housing and land-use related laws have changed since 2017. Huntington Beach's 6th cycle Housing Element will be required to meet all new Housing Element law requirements in effect since the 2013 adoption of the 51h cycle Housing Element. In addition, the City should also be aware of newly enacted land-use laws including Senate Bill (SB) 330 which, among other things, modifies development application processes and prohibits the implementation of housing caps or growth limitations. Assembly Bill 1483 requires additional transparency around fee schedules and development requirements. Public participation in the development, adoption and implementation of the Housing Element is essential to effective housing planning and building within the element cycle. Throughout the Housing Element process, the City must continue to engage the community, including organizations that represent lower-income and special-needs households, by�making information available, considering and incorporating comments while meeting the requirements of state law. Several federal, state, and regional funding programs consider Housing Element compliance as an eligibility or ranking criteria. For example, the CalTrans (SB) 1 Sustainable Communities grant; the Strategic Growth Council and HCD's Affordable Housing and Sustainable Communities programs; and the SB 2 Planning Grants as well as ongoing SB 2 funding consider Housing Element compliance and/or annual reporting requirements pursuant to Gov. Code section 65400. With a compliant Housing Element, HCD is hopeful that the City will meet Housing Element requirements for these funding sources. HCD appreciates the hard work and dedication Jennifer Villasenor provided in preparation of the Housing Element and looks forward to receiving Huntington Beach's adopted Housing Element. If you have any questions or need additional technical assistance, please contact Melinda Coy, of our staff, at (916) 263-7425. Sincerely, ,?"� Z�Ar4z�� Zachary Olmstead Deputy Director, Division of Housing Policy Development 651 ATTAC H M E N T #5 CITY OF HUNTINGTON BEACH 2013-2021 HOUSING ELEMENT Public Review Draft r November 2019 This draft Housing Element is an amendment to the 2013-2021 Housing Element adopted by the City Council in September 2013. All changes to the adopted Housing Element are shown in blue font. kriheamt for deleted text .' - . and underlined for inserted text. Additional revisions as a result of HCD review are t shown in blue font and highlighted in yellow. City of Huntington Beach Community Development Dept. 2000 Main Street Huntington Beach, CA 92648 r W t 652 NS CITY OF HUNTINGTON BEACH 2013-2021 HOUSING ELEMENT PUBLIC REVIEW DRAFT November 2019 CITY OF HUNTINGTON BEACH COMMUNITY DEVELOPMENT DEPT. 2000 MAIN STREET HUNTINGTON B EACH, CA 92648 kMAYI. KAREN WARNER ASSOCIATES 653 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............................................................................. 1-2 D. Relationship to Other General Plan Elements.................................... 1-45 11. Housing Needs Assessment A. Demographic and Employment Profile .............................................. 11-1 B. Household Profile .............................................................................. II-7 C. Special Housing Needs ................................................................... 11-12 D. Housing Stock Characteristics......................................................... II-21 E. Regional Housing Needs Allocation ................................................ II-44 III. Housing Constraints A. Governmental Constraints................................................................ III-1 B. Market Constraints ........................................................................ III- 2-4-31 C. Environmental and Infrastructure Constraints ................................ Ill- 2-633 IV. Housing Resources A. Addressing Unaccommodated 2006-2014 RHNA ...........................IV-1 B. Sites to Accommodate 2014-2021 RHNA ......................................IV-5 C. Financial Resources ......................................................................IV- 14-7 D. Administrative Resources ..............................................................IV- 4-522 E. Opportunities for Energy Conservation...........................................IV- -1-623 V. Housing Plan A. Evaluation of Accomplishments.........................................................V-1 B. Goals and Policies ...........................................................................V- 4-6620 C. Housing Programs ..........................................................................V-24-5 APPENDICES A. Residential Sites Inventory B. Public CemmentsNotification 654 LIST OF TABLES TABLE PAGE Housing Needs Assessment II-1 Regional Population Growth Trends ............................................................ II-1 11- 2 Age Distribution............................................................................................ II-3 II-3 Racial and Ethnic Composition .................................................................... II-4 11-4 Major Corporate Employers ......................................................................... II-5 II-5 Primary Jobs by Industry Sector .................................................................. II-5 11-6 Household Characteristics ........................................................................... II-7 II-7 State Income Categories.............................................................................. II-8 11-8 Household Income Distribution .................................................................... II-8 II-9 Orange County Wages for Select Occupations............................................ 11-9 11- 10 Special Needs Populations ....................................................................... II-12 11-11 Developmentally Disabled Residents ........................................................ II-16 II-12 Regional Housing Growth Trends .............................................................. II-21 11-13 Housing Type............................................................................................. 11-22 11-14 Housing Tenure.......................................................................................... II-22 II-15 Age of Housing Stock................................................................................. II-25 II-16 Summary of Housing Conditions ............................................................... II-26 II-17 Apartment Rental Trends ........................................................................... II-29 II-18 Apartment Rental Trends in Comparison Communities ............................. II-30 II-19 Home and Condominium Sales Prices - Huntington Beach and Environs II-31 II-20 Home and Condominium Sales Prices - Huntington Beach ...................... II-32 II-21 Maximum Affordable Housing Cost............................................................ II-34 II-22 Maximum Affordable Rents........................................................................ II-35 II-23 Assisted Rental Housing Inventory ............................................................ II-37 II-24 Market Value of At-Risk Projects................................................................ II-38 11-25 Required Rent Subsidies for At-Risk Projects ............................................ II-39 II-26 Housing Overpayment ............................................................................... II-40 11-27 Overcrowded Households.......................................................................... II-42 II-28 Regional Housing Needs Assessment....................................................... II-44 Housing Constraints 111-1 Residential Development Standards........................................................... 111-2 111-2 Inclusionary Housing In-lieu Fee................................................................. 111-5 III-3 Housing s by R +deRti--1 Zone GategerySummary of BECSP Amendments ............................................ III-8 III-4 Summary of oeve!Gp,---R' Fees or„tetypiEal Ressid8Rtial Proj Parking Requirement Comparisons......... 1114-7-9 111-5 H_ousinc�Ty es by Residential Zone Category.................. III-1-93 III-6 t�n"olopme, t, Dle-GeSSIRg Tee-cSummary of Development Fees-Prototypical V L�cr-1a �'T1TTP"t7'i7VS Residential Projects ................................................................ III-24-4 III-7 Status ef-Nerne PUFGhase LGaRsResidential Development Fees-Formulas and Assumptions ............................................................... III-245 III-8 Development Processing Times.......................................................111-28 III-9 status of Home Purchase Loans - 2011 .............................................III-31 655 LIST OF TABLES (CONT'D) TABLE PAGE Housing Resources IV-1 Unaccommodated Housing Needs..............................................................IV-2 IV-2 Beach/Edinger Specific Plan — Entitled Constructed Projects ......................................... IV-4 IV-3 Potential Housing Units During Planning Period .........................................IV-5 IV-4 Developable Vacant and Underutilized Residential Sites ........................................................ IV-7 IV-5 Developable I Inderi tili ed—S}iePotential Sites for Re-designation to Accommodate RHNA Shortfall ................................................................. IV-912 IV-6 Financial Resources Available for Housing Activities................................IV-128 Housing Plan V-1 Review of Accomplishments under 2008 Housing Element.........................V-2 V-2 Progress Towards 2008-2014 Quantified Objectives.................................V- 11-5 —V-3 Residential Activity in Coastal Zone...........................................................V- 138 V-4 Housing Program Summary.......................................................................V- 3 V-5 2013-2021 Quantified Objectives...............................................................V- 3750 LIST OF FIGURES FIGURE PAGE 1 Census Tract Boundaries............................................................................. II-2 2 Lower Income Census Block Groups......................................................... II-11 3 Senior Homeowners Living Alone .............................................................. II-14 4 Renter Occupied Housing .......................................................................... II-23 5 Deteriorated Conditions ............................................................................. II-30 6 Severe Renter Overpayment...................................................................... II-41 7 Severe Renter Overcrowding..................................................................... II-43 656 � ^G J I. 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 an eight-year plan extending from 2013-2021. 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; 5) Promoting fair and equal housing opportunities; and 6) Promoting sustainable housing. The City's 2013-2021 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); 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, and resources for energy conservation (Section IV); ➢ The Housing Plan for addressing the City's identified housing needs, constraints and resources; including housing goals, policies and programs (Section V). 2013-2021 HOUSING ELEMENT I-1 INTRODUCTION 657 B. SOURCES OF INFORMATION In preparing the Housing Element, and the Needs Assessment in particular, data is compiled from a variety of sources. The following identifies the primary sources of information utilized, with the specific source referenced beneath each data table in the Element. ➢ Demographic and housing data is derived from the 2010 Census, 2006-2010 American Community Survey, and the Southern California Association of Governments' (SCAG) Existing Housing Needs Statement; ➢ SCAG's 2008-2035 Regional Transportation Plan/Sustainable Communities Strategy Growth Forecast provides population, housing and employment projections; ➢ Household income data by type of household is derived from the Comprehensive Housing Affordability Strategy (CHAS) prepared by HUD; ➢ 2012 housing market information is obtained through newspaper and internet rent surveys, and DataQuick sales transactions; ➢ Employment data by industry type and commuting patterns are provided through the Census 2012, OnTheMap Application. ➢ SCAG's 2013-2021 Regional Housing Needs Assessment (RHNA) provides information on projected housing needs; and ➢ Lending patterns for home purchase and home improvement loans are provided through the Home Mortgage Disclosure Act (HMDA) database. 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 75 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 I-2 658 2013-2021 HOUSING ELEMENT INTRODUCTION Hall conference room, with two meetings conducted before the Planning Commission and one meeting before the City Council. Some of the common themes that arose out of the community meetings include: ➢ Majority of developmentally disabled residents living with parents — critical need for housing options as parents age and can no longer care for disabled child. Need a range of housing types, including: o Small group homes o Supportive housing o Senior housing can also serve disabled o Mobilehome parks o Affordable rental housing ➢ Declining numbers of families with children highlight the needs for affordable housing ➢ Senior population will continue to grow as baby boomers age, necessitating focus on senior housing needs ➢ Very low and low income workforce, such as retail and service workers, can not afford to live in the community. Need to focus on providing housing for lower income workers, such as by modifying the City's inclusionary ordinance ➢ Lack of housing choices affordable to 20-30 year olds who may not be low income but due to lack of reasonably priced options and new product live elsewhere. Each of these issues is addressed within the Housing Element's policies and programs. 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 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. 2019 Housin Element Amendment Huntington Beach is currently considering an amendment to its adopted 2013-2021 Housing Element. As part of the amendment process, a draft Housing Element was made available for public review and comment fora 30-da eriod (November 14 2019 through December 13 2019). A notice of the comment period was ublished in the newspaper direCfhi mailed to the Cit 's list of interested partiesposted on the Cit 's social media sites as well as communitv sitesposted on the website and published in the Cit Man- er's newsletter. The draft Housing Element was available for review on the CifY's website in addition to the Planning and Zoning counter and the City Clerk's public counter at City Hall. During the public review and comment period, the City held a stakeholder meetinq consistinq of affordable and market rate housinq developer-, as well as housin advocac coups and other interesfed arties. Noticed ublic hearin s before the Plannin Commission and Cit CoUr1GII will be I-3 659 2013-2021 HOUSING ELEMENT INTRODUCTION held in January/February 2020. A copy of the public comment period notice and list of interested parties is provided in Appendix B. I-4 660 2013-2021 HOUSING ELEMENT INTRODUCTION D. 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. I-5 661 2013-2021 HOUSING ELEMENT INTRODUCTION 2. >iR II. 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. A variety of housing needs maps are presented based on census tract data; Figure 1 depicts the 2010 census tract boundaries for Huntington Beach. A. DEMOGRAPHIC AND EMPLOYMENT PROFILE Demographic changes such as shifts in age structure, as well as change in the community's employment base can have a significant impact on housing needs. This section addresses population, age, race/ethnicity, and employment trends in Huntington Beach. 1. Population Growth and Trends Table II-1 presents population growth trends in Huntington Beach and the Orange County region from 1980-2010. This table illustrates the high level of population growth in the County between 1980 and 2000, with more modest growth levels in many of the older central and north Orange County communities. In Huntington Beach, the rate of population growth was less than one-third the County-wide average in both the 1980s and 1990s. The 2010 Census documents Huntington Beach's population at 189,992, representing an increase of just 300 residents over the most recent decade. In August 2011, the Sunset Beach community was annexed into Huntington Beach, adding approximately 970 residents to the City's population. In terms of future trends, the Southern California Association of Governments (SCAG) Regional Transportation Plan/Sustainable Communities Strategy Growth Forecast projects a 5.3 percent increase in Huntington Beach's population over the 2008-2020 period, for an estimated 2020 population of just under 200,000. Table II-1: Regional Population Growth Trends 1980-2010 Percent Change. Jurisdiction 1980 1990 2000 2010 1980- 1990- 2000 1990 2000 2010 Anaheim 219,311 266,406 328,014 336,265 22% 23% 3% Costa Mesa 82,562 96,357 108,724 109,960 17% 13% 1% Fountain Valley 55,080 53,691 54,978 55,313 -3% 2% <1% Huntington Beach 170,505 181,519 189,627 189,992 7% 5% <1% Irvine 62,127 110,330 143,072 212,375 1 44% 23% 48% Newport Beach 62,556 66,643 70,032 85,186 7% 5% 22% Santa Ana 203,713 293,742 337,977 324,528 44% 15% 4% Seal Beach 25,975 25,098 24,157 24,168 -3% -4% 0% Westminster 71,133 78,118 88,207 89,701 10% 13% 2% Total Orange County 1,932,709 2,410,556 2,846,289 3,010,232 1 25% 1 18% 6% Source: U.S. Census 1980, 1990, 2000 and 2010. 2013-2021 HOUSING ELEMENT II-1 HOUSING NEEDS ASSESSMENT 662 tL k w ' 1 a Q a �. t E Q oNi `- � C U ID O N 00 � p V1 s .+.... N - Lo •— in lJ w z E CD N N ,....� h... .�""-'• O by v O T !f Q �. 1 to E ' .N LnM CDa r pu'lj _ q O) c N N N N _ O O m r F M 1D . CD � ri O - pMj i..:� � .r s Lf) Cm GOLDEN IT S7 w Cl N Q p O a O W CDO i CD '. SPRIN%ALE S O �. w r .4 z '° s ` rn z , I a)BOLSA�I V� W � r O O Lo _ X m¢ {i o d v T 2013-2021 HOUSING ELEMENT II-2 HOUSING NEEDS ASSESSMEENT 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. Table II-2 displays the age distribution of the City's population in 2000 and 2010, and compares this with Orange County. As displayed in the table, 21 percent of Huntington Beach's population is comprised of children under the age of 18, slightly below the 24 percent children Countywide. The Census documents a decrease in approximately 3,400 children in Huntington Beach over the decade, with the City's two largest elementary/middle school districts (Ocean View and Huntington Beach City) evidencing similar trends. Within the Huntington Beach City School District, while enrollment levels declined throughout the first half of the decade as many families with school age children relocated to lower cost housing markets, enrollment levels in recent years have begun to increase once again to levels comparable to those in 2000. School District staff attribute the increase to inter-district transfers — the transfer of children into the Huntington Beach City School District from outside the district. 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 36 years in 2000 to 40.2 years in 2010, now considerably above the County's median age of 36.2 years. (The median age in the newly annexed Sunset Beach community is 46.9 years, exceeding the City's median age by over six years). The City experienced a significant decline in its young adult (25-44 years) population over the past decade, while experiencing growth in the middle adult (45-64 years) and senior (65+ years) populations. The college age (18-24 years) population remained constant over the decade. 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 II-2: Age Distribution 2000-2010 2000 2010 Age Group Persons Percent Persons Percent ODraan9e Preschool (<5 yrs) 11,728 6% 9,665 5% 6% School Age (5-17 yrs) 30,455 16% 29,197 16% 18% College Age (18-24 yrs) 15,930 9% 16,172 9% 10% Young Adults (25-44 yrs) 66,245 35% 54,024 28% 28% Middle Age(45-64 yrs) 45,580 24% 53,978 28% 26% Seniors (65+ years) 19,656 10% 26,956 14% 12% TOTAL 189,594 100% 189,992 100% 100% MEDIAN AGE 36 years 40.2 years 36.2 years Source: U.S. Census 2000 and 2010. 2013-2021 HOUSING ELEMENT II-3 HOUSING NEEDS ASSESSMENT 664 3. Race and Ethnicity Table II-3 displays the racial/ethnic composition of Huntington Beach's population in 2000 and 2010, 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 72 percent in 2000 to 67 percent in 2010. This decrease in White residents was offset by the increase in both the Hispanic and Asian/Pacific Islander populations. Hispanic residents grew from 15 to 17 percent, and Asian/Pacific Islander residents grew from 9 to 11 percent of the population; however this is still well below the 34 percent Hispanic and 18 percent Asian/Pacific Islander populations Countywide. African Americans and American Indians each continue to comprise less than one percent of the City's population. The "Other Race" sector remained fairly constant over the decade at three percent of the population. Despite Huntington Beach's increasing diversity, the City remains less ethnically diverse than the County as a whole. Table II-3: Racial and Ethnic Composition 2000-2010 Racial/Ethnic 2000 2010 Group Persons Percent Persons Percent Orange Co. /o White 136,237 72% 127,640 67% 44% Hispanic 27,798 15% 32,411 17% 34% Asian/Pacific 17,976 9% 21,387 11% 18% Islander African American 1,383 <1% 1,635 <1% 1% American Indian 777 <1% 532 <1% <1% Other Race 5,423 3% 6,387 3% 3% TOTAL 1 189,594 1 100% 1 189,992 1 100% 1 100% Source: U.S. Census 2000 and 2010. 4. Employment The recent economic recession had a significant impact on job growth in Orange County, with the loss in over 100,000 jobs between 2006-2010. Similarly, the number of jobs in Huntington Beach fell from approximately 81,600 in 2006 to 73,300 in 2010, representing a ten percent decrease.' Since that time, the economy has begun to turn around, with the Orange County Business Council reporting an increase in 35,000 private sector jobs in the County during the first three quarters of 2012, and projected continued job growth in 2013 and 2014.2 Within Huntington Beach, employment is projected to grow to 80,100 jobs by 2020, bringing the City's employment base back to near pre-recessionary levels. s ' Orange County Projections (OCP) 2006 and 2010. OCP forecasts are consistent with SCAG's Regional Transportation Plan/Sustainable Communities Strategy. 2 2012 Orange County Workforce Housing Scorecard, Orange County Business Council. s OCP-2010. 2013-2021 HOUSING ELEMENT II-4 HOUSING NEEDS ASSESSMENT 665 Table II-4 identifies the largest corporate employers in Huntington Beach, and illustrates the strong presence of aerospace, retail, hospitality and healthcare industries. Table II-4: Major Corporate Employers in Huntington Beach • The Boeing Company 0 Huntington Beach Hospital • Quiksilver 0 Rainbow Environmental Services • Cambro Manufacturing • Home Depot USA • Verizon • Huntington Valley Healthcare • Hyatt Regency Resort& Spa 0 Hilton Waterfront Beach Resort • C & D Aerospace • Cleveland Golf • Fisher& Paykel I a Walmart Source: Huntington Beach Chamber of Commerce, Community Overview. The Census identifies approximately 61,000 primary jobs in Huntington Beach in 2010.4 As depicted in Table II-5, manufacturing (21.8%) is the most dominant employment sector, followed by retail trade (21.1%), and accommodation and food services (11.4%). Table II-5: Primary Jobs by Industry Sector 2010 industry Sector #Jobs`; o Total 'Jo�S Manufacturing 13,363 21.8% Retail Trade 7,416 12.1% Accommodation and Food Services 6,985 11.4% Educational Services 5,359 8.7% Health Care and Social Assistance 4,213 6.9% Administration & Support, Waste Mgmt and Remediation 3,735 6.1% Wholesale Trade 3,473 5.7% Professional, Scientific and Technical Services 3,254 5.3% Finance, Insurance and Real Estate 2,921 4.8% Construction 2,699 4.4% Other Services (excluding Public Administration) 2,600 4.2% Public Administration 1,475 2.4% Transportation and Warehousing and Utilities 1,209 1.9% Information 1,138 1.8% Management of Companies and Enterprises 644 1.1% Arts, Entertainment and Recreation 611 1.0% Oil and Gas Extraction, Agriculture, Forestry, Fishing 231 0.4% TOTAL 11,326 100% Source: U.S. Census 2010. OnTheMap Application. http://onthemap.ces.census.gov/ 4 The Census defines a "primary job" as the highest paying job for a worker for the year, but excluding self-employed or "informally employed" workers. While the 61,326 primary jobs in the City is approximately 16 percent below the 73,300 total jobs identified by OCP-10, the primary job data provides a greater level of detail on the City's workforce. 2013-2021 HOUSING ELEMENT II-5 HOUSING NEEDS ASSESSMENT 666 Approximately one-third of Huntington Beach's primary employment is in lower paying retail, hospitality, construction and service-related industries, with wages generally below the level necessary to afford to live in the city. The Census documents that 80 percent of the 61,000 persons employed within Huntington Beach commute in from outside the City limits, indicative of the shortage of local affordable housing opportunities for the community's workforce. Workforce Housing Scorecard In December 2012, the Orange County Business Council published the results of its second 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 effect on business competitiveness. The initial Workforce Scorecard published in 2008 identified the significant shortage of housing for the County's growing workforce, and its impact on the ability of employers to attract and maintain key workforce talent. The challenge for young families to afford housing in Orange County is apparent, with over 50,000 residents aged 20 to 34 leaving the County between 2000-2010 while the more affordable Inland Empire and San Diego regions experienced a 21 percent increase in this same age group. The Scorecard warns that the continued loss of this younger population will weaken Orange County's future workforce pool and negatively impact the long-term regional economy. Based on the following criteria, the Scorecard rates each jurisdiction's record over the 1991- 2010 period 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 4th in its success over the past two decades in generating both new jobs and the supply of homes necessary to house these new workers. In terms of future projections, the City's expansion of areas for higher density housing, such as in the Beach and Edinger Corridors Specific Plan and Downtown Specific Plan, contributes to the City's continued high rating under the Workforce Housing Scorecard, ranking 4th for the 2010-2035 period. The City also received the 2011 "Turning Red Tape into Red Carpet" Award of Excellence from the Orange County Business Council for the Huntington Beach Ten Point Plan for Local Business. r „8 Plaza Almeria Mixed Use 2013-2021 HOUSING ELEMENT II-6 HOUSING NEEDS ASSESSMENT 667 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 2010 Census, 74,285 households reside in Huntington Beach, with an average household size of 2.55 persons and average family size of 3.07 persons. This represents a decrease in household size (2.62) from 1990, and is well below the Countywide average household size of 2.99 persons. The City's smaller household size reflects its lower incidence of family households with children and aging population. Within the Sunset Beach community (annexed to the City after the 2010 Census), 44 percent of the area's approximately 500 households live alone and just 43 percent are families, contributing to an average household size of merely 1.89 persons. Nonetheless, families continue to comprise the majority of households in Huntington Beach (65%), including families with children (27%), and those without children (38%). Over the past two decades, the proportion of families with children has decreased from 31 to 27 percent of all households. In contrast, the proportion and number of single-person households grew modestly, while other non-family households (unrelated roommates) declined. Of the net increase in 5,400 new households added to the City between 1990- 2010, all was due to the growth in single-person households and families 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 being developed and planned for in the Beach and Edinger Corridors Specific Plan and Downtown Specific Plan. Table II-6: Household Characteristics 1990-2010 1990 2010' Household Type- Households Percent Households Percent Orange Co.% Families 45,546 66% 48,218 65% 71% With children 21,103 (31%) 20,004 (27%) (34%) Without children 24,443 (35%) 28,214 (38%) (37%) Singles 14,784 22% 18,489 1 25% 21% Other non-families 8,549 12% 7,578 10% 8% Total Households 68,879 100% 74,285 100% 100% Average Household Size 2.62 2.55 2.99 Average Family Size 3.09 3.07 1 3.47 Source: U.S. Census 1990 and 2010. 2013-2021 HOUSING ELEMENT II-7 HOUSING NEEDS ASSESSMENT 668 2. Household Income 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-7, which are thus used throughout the Housing Element. Table II-7: State Income Categories 2012 Income %County 2012 Orange. County Income Limits Area Median Category 1 person 2 person ' 3 person 4 person Income(AMI) household household household household Extremely Low 0-30% AMI $20,250 $23,150 $26,050 $28,900 Very Low 0-50% AMI $33,750 $38,550 $43,350 $48,150 Low 51-80%AMI $53,950 $61,650 $69,350 $77,050 Moderate 81-120%AM1 $71,650 $81,900 $92,100 $102,350 Above Moderate 120%+AMI > $71,650 >$81,900 >$92,100 >$102,350 Source: California Dept of Housing and Community Development,2012 Income Limits. Table II-8 presents the distribution of household income in Huntington Beach by income category measured as a percentage of the County median. While above moderate income households (>120% AMI) are the most dominant at 46 percent, Huntington Beach does have its share of lower income households, with 36 percent of households earning less than 80 percent of the County median. Over the past two decades, the Census documents a continued increase in the proportion of lower income households in Huntington Beach, increasing from 23 percent in 1990, to 30 percent in 2000 and 36 percent in 2010. Extremely low income households, in particular, are vulnerable to rising housing costs. Table II-8: Household Income Distribution 2010 Income Level Households % Extremely Low Income 7,422 10% Very Low Income 7,152 10% Low Income 12,280 16% Moderate Income 13,514 18% Above Moderate Income 34,239 46% TOTAL 74,627 100% Source: SCAG Existing Housing Needs Statement, July 2011. Many of the workers who make up Huntington Beach's workforce earn modest incomes, making it challenging to afford to live in the City. Table II-9 presents a sampling of occupations which fall within very low, low and moderate income thresholds (based on a single worker, two person household). The analysis of housing costs and affordability presented later in this section compares current market rents and sales prices in Huntington Beach with the amount that households of different income levels can afford to pay for housing. This analysis illustrates that very low income and many low income occupations can not afford the average rents in the City. In contrast, moderate income households can afford rental housing and even many of the for-sale condominiums in the City. 2013-2021 HOUSING ELEMENT 11-8 HOUSING NEEDS ASSESSMENT 669 Table II-9: Orange County Wages for Select Occupations 2012 Very Low Income(<$38,550) Mean Hourly Mean Annual Max. Affordable Wage Income Housing Cost Waiters/Waitresses $10.72 $22,294 $557 Home Health Aides $11.91 $24,782 $620 Child Care Workers $12.88 $26,807 $670 Bank Tellers $13.42 $27,925 $698 Retail Salespersons $13.66 $28,417 $710 Nursing Aides, Orderlies, and Attendants $14.02 $29,149 $729 Security Guards $14.24 $29,621 $741 Emergency Medical Technicians and Paramedics $14.52 $30,201 $755 Preschool Teachers, except Special Education $16.61 $34,547 $864 Mean Hourly Mean Annual Max.Affordable Low Income($38,550-$61,650) Wage Income Housing Cost Tax Preparers $19.37 $40,295 $1,007 Bookkeeping, Accounting &Auditing Clerks $20.32 $42,271 $1,057 Bus Drivers, Transit and Intercity $20.48 $42,597 $1,065 Child, Family, and School Social Workers $20.56 $42,772 $1,069 Retail Sales Manager $21.47 $44,650 $1,116 Real Estate Sales Agent $25.94 $53,952 $1,349 Food Service Managers $26.76 $55,660 $1,392 Architectural and Civil Drafters $27.88 $57,997 $1,450 Carpenters $28.18 $58,624 $1,466 Mean Hourly Mean Annual Max. Affordable Moderate Income($61,650-$81,900) Wage Income Housing Cost Occupational Thera istAssistants $30.02 $62,447 $1,561 Market Research Analysts $33.16 $68,977 $1,724 Chemists $33.25 $69,152 $1,729 Firefighters $34.01 $70,743 $1,769 Librarians $34.77 $72,324 $1,808 Computer Programmers $36.40 $75,706 $1,893 Property and Real Estate Managers $36.52 $75,972 $1,899 Architects except Landscape and Naval) $37.96 $78,955 $1,974 Medical Scientists (except E idemiolo ists $38.97 $81,067 $2,026 Source: 2012 California Occupational Employment Statistics-Orange County; 2012 State HCD Income Limits. Income categories based on two person household with single wage earner. Max affordable housing cost based on 30%of income, including rent/mortgage, utilities,taxes, insurance, HOA fees. 2013-2021 HOUSING ELEMENT II-9 HOUSING NEEDS ASSESSMENT 670 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.5 The City Council has 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 conducted 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 (refer to Figure 5). 5 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. 2013-2021 HOUSING ELEMENT II-10 HOUSING NEEDS ASSESSMENT 671 .4 �} Lu 3, ILL _ y, - 47 t 3, .1 E_ r q i V _ � E F S - •• JJyy��gg ^3d E ( i i ' � •�d�P�y :� 9 � I a,Bx�.�� oil;-�" �� i. — JFP fTTI u LA - 4 O +M d7 z C2 < �) 2�".'M ,�`, �`�•� F _ _ �-mow,,. � �&"' �6i. �F CC r, _ L � 2013-2021 HOUSING ELEMENT II-11 HOUSING NEEDS ASSESSMENT C. SPECIAL NEEDS POPULATIONS State law recognizes that certain households have more difficulty in finding decent and affordable housing due to special circumstances, including economic status, age, disability, household size and household type. Special needs populations include the elderly, persons with disabilities, female-headed households, large households, farmworkers and the homeless. Table II-10 summarizes the special needs populations in Huntington Beach. Each of these population groups, as well as their housing needs, is described in the section which follows. Table II-10: Special Needs Populations 2010 Special Needs Groups Persons Households Percent* Seniors (65+) 26,956 14% With a Disability 7,381 (27%) Senior Households FARM 17,258 23% Renter 3,145 (18%) Living Alone 1,887 Owner 14,113 (82%) Living Alone a 4,640 Persons Living with Disabilities* 14,357 Mill= 8% Large Households 6,962 9% Renter 3,944 (57%) Owner 3,018 (43%) Female-Headed Households 7,685 10% with Related Children 3,454 (45%) Farmworkers WEX <1% TOTAL Persons/Households 189,992 74,285 Source: U.S. Census 2010; *American Community Survey 2008-2010. Note: Numbers in ( )reflect the %of the special needs group, and not the%of the total City population/households. For example, of the City's senior households, 18%are renters and 82% are owners. Iv e i �Y 2013-2021 HOUSING ELEMENT II-12 HOUSING NEEDS ASSESSMENT 673 1. Senior Households Seniors are a significant special needs group in Huntington Beach, comprising 23 percent of the community's households. Senior citizens are considered to have special housing needs because their fixed incomes, higher health care costs and physical disabilities make it more difficult to find suitable and affordable housing. Consistent with trends occurring throughout the nation, this population is expected to continue increasing as the baby boom generation approaches retirement. Although often viewed as homogeneous, Huntington Beach's senior population is quite diverse. Among the City's approximately 17,250 senior households, 82 percent own a home and 18 percent rent housing. Over 40 percent of Huntington Beach's seniors are 75 years of age and above, a population which may require more supportive housing options as they age and tend to become more frail. Some of the more pressing housing needs of Huntington Beach's seniors include: • Rental affordability. Rising rents are a particular concern due to the fact that most seniors are on fixed incomes. Of Huntington Beach's approximately 3,100 senior renter households, three-quarters are lower income (<80% AMI), with over half very low income (<50% AMI). Market rents in Huntington Beach are well beyond the level affordable to lower income households, as confirmed by the Census which documents nearly 50 percent of the City's lower income senior renters spending more than half their incomes on rent. • Disabilities. The Census identifies 27 percent of Huntington Beach's seniors as having one or more disabilities, encompassing physical, sensory and mental disabilities, as well as conditions that limit the senior's ability to leave their home. Combined with the significant number of older seniors (age 75+) indicates a large segment of the senior population that may require various levels of housing support. • Housing maintenance. Of Huntington Beach's approximately 14,000 senior homeowners, over one-third live alone. Figure 3 depicts the location of senior homeowners residing alone, and identifies several census tracts where one-quarter to one-third of owner-occupied housing units consist of a single senior occupant. As these homeowners age, many may be unable to maintain their homes or perform minor repairs. The installation of grab bars and other assistance devices may be necessary to enhance accessibility. Addressing the diverse housing needs of Huntington Beach's senior population will require strategies which foster independent living (such as home accessibility improvements, second units, rehabilitation assistance), as well as strategies that encourage the provision of a variety of supportive living environments for seniors of all income levels. 2013-2021 HOUSING ELEMENT II-13 HOUSING NEEDS ASSESSMENT 674 N v _ . vww 4 m r - 00Qo _ §�1 � � r � a: r t✓ oC l7 !I Irk I,' a ZLu p ' i 13 / Lu HP N M „ M w a w a oeN� sr ST , �l } �H 9 x. t t BORING+WAIF 57 SVI.IN GC ALE S' -_._ Isla- �• i� 7 N a a� rn u� t a m10 v o v Ln W M M Q Q Z O tll N } C 4 w Z qxpl ,d 'h�i�l i�� of a 91 MIy1)d�I ii(iiiilli�'IP� �k€ 4 �� e �a I...I �� (�I�il(�l ills iii is 2013-2021 HOUSING ELEMENT II-14 HOUSING NEEDS ASSESSM07F As presented later in Table II-23, Huntington Beach has seven senior housing projects providing over 600 rental units affordable to a mix of very low, low and moderate income households. The State Community Care Licensing Division identifies 55 residential care homes for the elderly in Huntington Beach, providing 706 beds for seniors 60 years of age and over. The majority of these residential care facilities are small (6 or fewer beds) "board and care" homes, with three larger assisted living facilities: Huntington Terrace (170 beds); Sunrise of Huntington Beach (142 beds); and Sea Cliff Health Care Center (84 beds). These residential facilities provide care, supervision and assistance with activities of daily living, such as bathing and grooming, and may also provide incidental medical services. For those seniors who live on their own, many have limited incomes and as a result of their age may not be able to adequately maintain their homes. 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 emergency rehabilitation grant assistance, a large number of which are occupied by seniors. The Huntington Beach Recreation/Human Services Cultural Division operates the Rodgers Senior Center and adjacent Senior Outreach Center. Programs offered include recreational and social activities, a congregate and home delivered meals program, preventative healthcare, transportation services, and supportive services. The Senior Outreach Center specifically focuses on programs and services to support independent living for frail or homebound seniors. A new, 45,000 square foot senior center is planned to better serve the city's growing senior population. 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. 2. Persons with Disabilities A disability is defined as a long lasting condition (more than six months) 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. The 2008-2010 American Community Survey (ACS) identifies 14,357 Huntington Beach residents as having one or more disabilities, representing eight percent of the City's population. One-third of these adult residents are unable to live independently. The ACS documents the presence of following types of disabilities among Huntington Beach's disabled residents: • Ambulatory— 56% • Cognitive — 35% • Hearing — 29% • Vision — 13% Of the City's senior population, 27 percent suffer from a disability. As Huntington Beach's population continues to age, the number of residents with disabilities will also increase. The living arrangements for persons with disabilities depends on the severity of the disability. Many persons live at home in an independent environment with the help of other 2013-2021 HOUSING ELEMENT II-15 HOUSING NEEDS ASSESSMENT 676 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 Community Care Licensing Division identifies one group home for disabled youth (12 person capacity) and one adult residential facility (4 person capacity) in Huntington Beach that provide 24-hour non-medical care. A far greater number of licensed care facilities are available for seniors in Huntington Beach, with 55 residential care facilities for the elderly, providing capacity for 706 persons. Developmental Disabilities6 The State Welfare and Institutions Code (Section 4512) defines a "developmental disability" as a disability that originates before an individual attains age 18 years, continues, or can be expected to continue, indefinitely, and constitutes a substantial disability for that individual, which includes mental retardation, cerebral palsy, epilepsy, and autism. This term also includes disabling conditions found to be closely related to mental retardation or to require treatment similar to that required for individuals with mental retardation, but does not include other handicapping conditions that are solely physical in nature. The Regional Center of Orange County (RCOC) is among 21 regional centers operated by the State Department of Developmental Services to serve the developmentally disabled population. The goal of these centers is to: 1) prevent/minimize institutionalization of developmentally disabled persons and their dislocation from family and community; and 2) enable this population to lead more independent and productive lives. The RCOC serves approximately 17,000 individuals with developmental disabilities and their families. Within Huntington Beach's zip codes, the Center currently provides services to 849 residents with developmental disabilities, generating an estimated need for 282 housing units: Table II-1 1: Develop entally Disabled Residents Served by RCOC 0 - 14 15 -22 23 -54 55-65 65+ Total Zip Code years years years years years 92646 107 76 68 4 1 256 92647 151 62 111 4 2 330 92648 73 31 50 9 3 166 92649 50 18 23 5 0 96 90742 0 0 1 0 0 1 Citywide Total 381 187 253 22 6 849 Est. Housing 95 93 88 5 1 282 Need Source: Regional Center of Orange County(RCOC), February 2013. * The following need factors have been developed by the Golden Gate Regional Center and can be used to generally estimate housing needs for the developmentally disabled population by age group: age 0-14 25% need hsg; age 15-22 50% need hsg; age 23-54 35% need hsg; age 55-65 25% need hsg; age 65+20% need hsg. 6 SB 812, passed by the California legislature in 2010, now requires the housing element to specifically analyze the housing needs of persons with developmental disabilities, and to identify resources to serve this population. 2013-2021 HOUSING ELEMENT II-16 HOUSING NEEDS ASSESSMENT 677 The regional centers have identified a number of community-based housing types appropriate for persons living with a developmental disability, including: licensed community care facilities and group homes; supervised apartment settings with support services; SB 962 homes (for persons with special health care and intensive support needs); and for persons able to live more independently, rent subsidized homes, inclusionary housing, and Section 8 rental vouchers. The design of housing-accessibility modifications, the proximity to services and transit, and the availability of group living opportunities represent some of the types of considerations that are important in serving this need group. Huntington Beach supports the provision of housing for persons with disabilities, and has adopted provisions in its Zoning Code to enable community care facilities, supportive housing, and to provide for reasonable accommodation. Housing Element programs to facilitate affordable housing — including Inclusionary Zoning, Affordable Housing Development Assistance and Density Bonus Incentives — can also assist residents with developmental disabilities. The Regional Center of Orange County contracts for services with a variety of providers to assist hundreds of developmentally disabled individuals to gain the necessary skills to live independently. 3. 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 renter households are vulnerable to overcrowding due to the shortage of adequately sized rentals, and insufficient income to afford 3+ bedroom rentals which typically consist of single-family homes. In Huntington Beach, large households comprise nine percent of total households in the City (2010 Census). Of these large households, 57 percent, or 3,944 households, are renters and over half of these large renter households (55%) 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 2010 Census identifies 7,066 rental units in Huntington Beach with three or more bedrooms, in general, the appropriate sized unit to house the City's 3,944 large renter households. While numerically there may be a sufficient number of large rental units, the problem is primarily related to the lack of affordability of these larger units, many of which are single-family homes. Of the approximately 6,000 units encompassed in the City's multi- family rental survey (refer to Table II-17 later in this chapter), just four percent have three bedrooms, and with average rents of $2,160, are well beyond the level affordable to households earning lower incomes. 4. 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. 2013-2021 HOUSING ELEMENT II-17 HOUSING NEEDS ASSESSMENT 678 The 2010 Census reports 7,685 female-headed households in Huntington Beach; 3,454 of these households had children. Of those households with children, 14 percent lived in poverty', compared to a poverty rate of just four percent among all family households. 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" (PSS), a program aimed at assisting low-income, single parents (both male and female) 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 assists an average of 100 households annually through the PSS program. 5. Homeless Every two years, the Orange County Community Services Homeless Prevention Division and its partners conduct a Point-In-Time Homeless Count and Survey (PITS) to collect data on the number and characteristics of the homeless in Orange County. The 2011 PITS8 identified 6,939 homeless individuals in the County, including 1,708 persons in-families with children (25%). The following summarizes some of the key findings of the survey: • Nearly two-thirds (62%) of the homeless counted were unsheltered, with 38% in shelter facilities, including emergency shelters, transitional housing programs and motel voucher programs • Job loss (39%) and alcohol/drug use (17%) were cited by homeless individuals as the top two causes for their current episode of homelessness • 55% of respondents indicated this was their first episode of homelessness • Over half(57%) of homeless respondents indicated they had one or more disabling conditions, including 24% with a physical disability, 20% suffering from mental illness, 25% experiencing chronic health problems, and 33% currently using alcohol and/or other drugs While the Point-in-Time Homeless Count does not enumerate the homeless count by jurisdiction, in the representative survey sample of 794 homeless throughout the County, 28 persons identified Huntington Beach as their last place of residence. By comparison, the 2010 Census identifies 35 homeless individuals in Huntington Beach. 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 7 Following the Office of Management and Budget's Policy Directive, the Census Bureau uses a set of money income thresholds that vary by family size and composition to determine who is in poverty. National poverty thresholds are published annually, and do not vary based on geographic area of the country. At the time of the 2010 census, the poverty threshold for a single parent household with two children was $17,568. 8 http://www.pointintimeoc.org/2011_oc_homeless_report_final.pdf 2013-2021 HOUSING ELEMENT II-18 HOUSING NEEDS ASSESSMENT 679 around 50 persons in the warmer months, with the numbers declining during the winter.9 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, the County and various non-profit providers to refer homeless to available services, but have found most individuals resistant to services. "2-1-1 Orange County" was established in 2005 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's departments of Economic Development, Police and Community Services work together to maximize resources and share information to serve the local homeless population, and 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 contracts with Community Services Programs, Inc. for operation of the Huntington Beach Youth Shelter, a 12 bed emergency shelter 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 families, or in some cases, referrals to other long term housing options. ➢ The City provided funding to support the establishment of two transitional housing facilities - the six unit Interval House and eight unit (48 bed capacity) Colette's Children's Home - both for battered/homeless mothers with children and chronically homeless women. Support services provided include job development and retention training, parenting and life skill training, financial planning and assistance, case management services, counseling, and more. ➢ The City has also partnered with Collette's Children's Home in the acquisition and rehabilitation of a 10 unit apartment complex, and development of an adjacent vacant parcel with six units, providing long term affordable housing to very low income families. i Collette Children's Home—Pacific Sun Apartments 9 Lieutenant John Cottriel, Commander, Special Enforcement Bureau, Huntington Beach Police Department, January 2013. 2013-2021 HOUSING ELEMENT II-19 HOUSING NEEDS ASSESSMENT 680 ➢ Beach Cities Interfaith Services coordinates the provision of a variety of financial and human services for the homeless and persons at-risk of homelessness in Huntington Beach. The organization provides sack lunches to approximately 3,500 homeless persons annually, and grocery allotments to 12,000 families and singles with shelter. Other services offered include: utility assistance, rental assistance, transportation assistance and financial assistance for prescriptions. ➢ American Family Housing (formerly Shelter for the Homeless), 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 12 units on scattered sites in the Oakview neighborhood and provide units at affordable rents for extremely low to very low income families. The City is also partnering with American Family Housing (AFH) to provide rental assistance to approximately 10 low income households through AFH's Supportive Housing Program. ➢ The City has partnered with Orange County Community Housing to purchase and rehabilitate eight apartment buildings, providing 64 units of permanent affordable housing for extremely low and very low income households. ➢ The City's Project Self-Sufficiency program supports extremely low to low income single-parents to gain economic independence and prevent homelessness. 6. 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 2010 Census identifies 84 Huntington Beach residents employed in the farming industry, representing less than one percent of the City's labor force of 102,000. The City has only one, approximately 40 acre parcel remaining in agriculture which has been approved 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. 2013-2021 HOUSING ELEMENT II-20 HOUSING NEEDS ASSESSMENT 681 D. HOUSING STOCK CHARACTERISTICS This section evaluates the characteristics of Huntington Beach's housing stock. This includes an analysis of growth trends, housing conditions, housing costs and affordability. 1. Housing Growth Table II-12 displays housing production in the City over the past two decades, compared to neighboring cities and the entire Orange County region. Between 1990 and 2000, Huntington Beach's housing stock grew by a modest four percent, similar to growth levels in the surrounding communities of Westminster, Fountain Valley and Costa Mesa, though well below the eleven percent growth evidenced Countywide. During the 2000s, housing growth declined throughout the region, with the City's three percent growth comparable to levels experienced in many of central and north Orange County communities. Table II-12: Regional Housing Growth Trends 1990-2010 Percent Change Jurisdiction 1990 2000 2010 1990- 2000- 2000 2010 Anaheim 93,177 99,719 104,237 7% 5% Costa Mesa 39,611 40,406 42,120 2% 4% Fountain Valley 18,019 18,473 19,164 3% 4% Huntington Beach 72,736 75,679 78,003 4% 3% Irvine 42,221 53,711 81,110 21% 51% Newport Beach 34,861 37,288 44,193 7% 19% Santa Ana 75,000 74,588 76,896 -1% 3% Seal Beach 14,407 14,267 14,558 -1% 2% Westminster 25,892 26,940 27,650 4% 3% Orange County 875,105 969,484 1,046,118 11% 8% Source: U.S. Census 1990, 2000, 2010. The 2010 Census documents Huntington Beach's housing stock at 78,003 units, reflecting the addition of 2,300 net new units over the most recent decade. During this same time period, the City's population count remained virtually unchanged and is indicative of the community's changing demographics and smaller household sizes. While recent housing growth has been relatively balanced between single- and multi- family units, future growth will largely be characterized by higher density multi-family and ^ mixed use product types, such as that planned for in , the Beach and Edinger Corridors Specific Plan and Downtown Specific Plan. More compact development patterns are already being evidenced: of the 2,474 units with development entitlements (April 2013), 1,930 are apartments, 417 are single- family homes, and 127 are condominiums. Pacific Shores Development 2013-2021 HOUSING ELEMENT II-21 HOUSING NEEDS ASSESSMENT 682 2. Housing Type and Tenure Table II-13 presents the mix of housing types in Huntington Beach, and illustrates the relatively stable mix of single-family (61%) and multi-family (35%) units over the past two decades. Huntington Beach also has 18 mobilehome parks with just under 3,100 mobilehome units, comprising 4 percent of the City's housing. Among the approximately 650 housing units within Sunset Beach, 60% are single-family and 40% are multi-family. Table II-13: HousingT pe 1990-2010 Unit Type 1990 2000 2010 Units Percent Units Percent Units Percent Single-Family(SF) Detached 34,537 48% 36,952 49% 38,512 49% SF Attached 8,904 12% 9,457 12% 9,119 12% Total SF 43,441 60% 46,409 61% 47,631 61% 2 to 4 Units 9,487 13% 9,666 13% 9,249 12% 5 or more units 16,608 23% 16,463 22% 18,036 23% Total Multi-Family 26,095 36% 26,129 35% 27,285 35% Mobile Homes& Other 3,200 4% 3,141 4% 3,087 4% Total Housing Units 72,736 100% 75,679 100% 78,003 100% Vacancy Rate 5.3% -- 2.7% -- 4.8% -- Source: U.S. Census 1990,2000, 2010. Dept of Finance 2010 Population and Housing Estimates. Housing tenure refers to whether a housing unit is owned, rented or is vacant. According to the 2010 Census, 60 percent of Huntington Beach's households were homeowners, comparable to the County as a whole, yet representing a slight decrease from the City's 61 percent homeownership rate in 2000. Homeownership rates have declined nationwide over the past decade, reflecting the impact of the economic recession and financial crisis of 2008-2009, and subsequent bursting of the housing bubble. Within Sunset Beach, at 59 percent, renters comprise the majority of households. Table II-14: Housing Tenure 1990-2010 Occupied 1990 2000 2010 Housing Households Percent Units Households Percent Households Percent Renter 28,595 42% 28,999 39% 29,371 40% Owner 40,284 58% 44,658 61% 44,914 60% Total 1 68,879 1 100% 1 73,657 100% 74,285 100% Source: U.S. Census, 1990, 2000, 2010. Figure 4 illustrates the percentage of renter households in Huntington Beach by census tract. As depicted, the highest concentrations of renters (over 60%) are generally located in the following neighborhoods: central Huntington Beach between Talbert and 1-405, east of Goldenwest (including the Oak View, Newland and Washington neighborhoods); west of Beach Boulevard and south of Garfield (including the Yorktown-Lake and Garfield neighborhoods); and a small neighborhood located west of Bolsa Chica and north of Warner. Many of these neighborhoods with high concentrations of renters also correspond to the City's lower income census tracts (refer to Figure 2). 2013-2021 HOUSING ELEMENT II-22 HOUSING NEEDS ASSESSMENT 683 7 jL I tk 11 'f 9� f V _`�L 1S t . f' ,^} fl o v {` - C 0z q�t _ Lu W [ f ,Q rf5 = -, uj E' p nLu rilig, y { t LAKE 10- _ 6OLDENM 5T ST w s aI s SPRINGDALE S t O JUMM a k 6.0 F5 jr RE M k _ � O O Ln Lu to Lu I-- O O O O O $ P t t �J z < a r � I h 2013-2021 HOUSING ELEMENT II-23 HOUSING NEEDS ASSESSMBBT Vacancy Rate The 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 low vacancy rate may indicate that households are having difficulty finding affordable housing, which can lead to overcrowding and/or overpayment. A particularly tight housing market with insufficient vacant units for normal mobility may also lead to high competition for units, placing upward pressure on rents and for-sale housing prices. 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 supply and demand of housing. As measured by the 2010 Census, the residential vacancy rate in Huntington Beach was 1.1 percent for ownership units, indicative of the limited supply of housing on the market in March 2010. As housing prices have again begun to increase, so has the supply of for-sale housing on the market. In terms of rental housing, the 2010 Census identifies a healthy 5.4 percent vacancy rate. Similarly, the REALFACTS rent survey of nearly 6,000 apartment units in the City documents a 4.5 percent rental vacancy in 2nd quarter 2012. 2013-2021 HOUSING ELEMENT II-24 HOUSING NEEDS ASSESSMENT 685 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. As illustrated in Table II-15, the majority of Huntington Beach's housing stock exceeds this 30 year benchmark. Among owner-occupied housing, 76 percent of units were constructed prior to 1980, reflective of the proliferation of single-family home development in Huntington Beach during the 1960s and 1970s. Similarly, 74 percent of the rental stock was developed more than 30 years ago; this housing is typically of lesser quality construction and suffers more wear-and-tear from tenants than owner-occupied housing. The community's older housing is also typically its most affordable, making preservation dually important. Table II-15: Age of Housing Stock Year Structure Renter Percent Owner Percent Total Built Occupied Renter Occupied Owner Percent Housing Housing 2005-2009 86 <1% 539 1% <1% 2000-2004 522 2% 1,938 4% 3% 1990-1999 1,236 4% 3,752 8% 7% 1980-1989 5,775 20% 5,286 11% 15% 1970-1979 10,754 38% 13,320 29% 32% 1960-1969 7,319 26% 18,689 41% 35% 1950-1959 2,002 7% 1,668 4% 5% 1940-1949 421 1% 426 1% 1% 1939 or earlier 493 2% 402 <1% 1% Total 28,608 100% 46,020 100% 100% Source: American Community Survey, 2005-2009. The 2005-2009 American Community Survey estimates the number of housing units without kitchen facilities and/or complete plumbing, another indicator of the condition of the housing stock. Within Huntington Beach, the ACS identifies 404 occupied dwelling units as lacking kitchen facilities (41 owner and 363 renter households), representing 0.5% of the City's households. Just 92 occupied units were identified as lacking complete plumbing (28 owner and 64 renter households). In summary, housing that lacks basic kitchen and plumbing facilities is fairly rare in Huntington Beach. The advanced age of the majority of Huntington Beach's housing stock supports the 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. 2013-2021 HOUSING ELEMENT II-25 HOUSING NEEDS ASSESSMENT 686 Housing Conditions During February through August 2007, City Code Enforcement staff conducted a Citywide windshield survey to identify neighborhoods with deteriorated or deteriorating housing conditions10. The survey examined the exterior and publicly visible areas of units, rating each unit as "good", "fair" or "poor" based 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 II-16: Summary of Housing Conditions 2007 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 City-wide 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 5): ➢ 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 (13,200 units), they were responsible for 42 percent of all code enforcement activity and 51 percent of all code violations recorded citywide. These four areas of concentrated deteriorated housing have been designated as Special CDBG Code Enforcement areas, and have become the focus of increased code enforcement and neighborhood preservation efforts to improve the quality of life and 10 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." 2013-2021 HOUSING ELEMENT II-26 HOUSING NEEDS ASSESSMENT 687 condition of housing. In 2012, the East-Central Special CDBG Code Enforcement Area was expanded westward to encompass the area north of Warner between Springdale and Goldenwest. Code enforcement staff have identified one housing complex and two apartment complexes in this area with approximately 658 units in "fair" condition. 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 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 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. 2013-2021 HOUSING ELEMENT II-27 HOUSING NEEDS ASSESSMENT 688 14 , A cep _ LJJ Z LrJ o LLJ �" 9 s m"LLJ 47 WAwk LlLiiij C rTT?71 r (` I x I a` iI 1— Y. ��•,�, ,,.� [ �J y�� f +-•F r[ 16 . ,.' C yes i 4 rr k rp 4- 4- LAp p - Wl x" P- 4v ( u T 2013-2021 HOUSING ELEMENT II-28 HOUSING NEEDS ASSESSMENT 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 residents. Rental Housing Market 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 5,983 units were included in the rent survey. These properties range in size from 96 to 448 units, with the year of construction ranging from 1964 to 1987. All twenty-seven properties were classified as Class C construction, with the lack of Class A properties indicative of their 25+ year age. As illustrated in Table II-17, during the 2Id quarter of 2012, the average rents in these complexes ranged from $1,092 for a studio, $1,362 for a one-bedroom, $1,623 to $1,815 for a two-bedroom (1 to 2 bath), and $2,160 for a three-bedroom unit. The overall average rent for all unit types was $1,533, a seven percent increase from the prior year. In order to examine rental trends within a longer time frame, Table II-17 also provides information on the history of rental costs in these complexes from 2006 through 2"d quarter 2012. Between 2006-2008, overall rental prices increased by six percent, followed by a decline of six percent during the 2008-2010 peak of the recession. As the economy has begun to improve, rents are again on the upswing, increasing an average of nine percent during 2010 to 2"d quarter 2012. REALFACTS documents a similar rise in rents since 2010 throughout the greater southern California region. Table II-17: Apartment Rental Trends 2006-2012 41-10 Bc TBthe 2006 2008 _ 2010 011 " Ghang O�tange 2 h r r i u � 106- 2008- ���'� 2t� y012 ' Studio $1,021 $1,084 $983 $1,047 $1,092 6% -9% 7% 4% 1 $1,267 $1,339 $1,270 $1,286 $1,362 6% -5% 1% 6% 2/1 $1,508 $1,640 $1,527 $1,532 $1,623 9% -7% <1% 6% 2/2 $1,587 $1,730 $1,634 $1,670 $1,815 9% -6% 2% 9% 3/2 $1,977 $1,871 $1,732 $1,831 $2,160 -5% -7% 6% 18% 2 Twnhm $1,687 $1,800 $1,709 $1,766 $1,855 7% -5% 3% 5% 3 Twnhm $1,935 $2,026 $1,818 $1,908 $2,160 5% -10% 5% 13% Total $1,408 $1,497 $1,403 $1,433 $1,533 6% -6 /o o 0 0 Average /0 2/0 7 Source: REALFACTS,August 2012 2013-2021 HOUSING ELEMENT II-29 HOUSING NEEDS ASSESSMENT 690 Table II-18 presents a comparison of rental rates in other Orange County communities based on REALFACTS survey of 100+ unit properties. The average rent level for all properties Countywide was $1,604, approximately five percent higher than in Huntington Beach and likely a reflection of the relatively newer rental stock in many of the southern Orange County communities. In terms of the change in average rent levels between 2011- 2012, the 7.4 percent increase evidenced in the City is well above the Countywide increase of 4.8 percent, and second only to Newport Beach. Table II-18: Apartment Rental Trends in Comparison Communities Average Rents % Change Junsidiction 2"d Q 2012 2011-2012 Newport Beach $2,118 8.6% Irvine $1,902 4.2% Costa Mesa $1,669 6.6% Orange County $1,604 4.8% Orange (City) $1,601 2.1% Huntington Beach $1,533 7.4% Santa Ana $1,445 4.3% Fountain Valley $1,443 5.7% Anaheim $1,345 6.0% Fullerton $1,344 3.1% Westminster $1,328 4.3% Source: REALFACTS,August 2012 Homeownership Market Table II-19 compares single-family and condominium sales prices in Huntington Beach and nearby communities by zip code during calendar year 2012. A total of 1,506 single-family homes were sold within the City's four zip codes, with an additional two homes sold in Sunset Beach which was annexed to the City in August 2011. The level of single-family sales activity in 2012 represents a significant 23 percent increase from 2011 levels. Median sales prices ranged from $500,000 in zip code 92647 (northeast), $575,000 in zip code 92646 (southeast), $700,000 in 92649 (west, including Huntington Harbour), $755,000 in 92648 (coastal and Downtown), and $2,825,000 in 90742 (Sunset Beach). The City's two lower priced zip codes (92647 and 92646) evidenced positive sales price appreciation from the prior year's sales, whereas median sales prices in the two higher priced zip codes (92648 and 92649) still reflect modest depreciation. Countywide, the median single-family sales price was $500,000, a 4.4 percent increase from the prior year. Condominiums comprised 28 percent of Huntington Beach's 2012 housing sales, with 599 units sold, and an additional three units sold in Sunset Beach. Median prices ranged from $220,000 to $390,000, compared to a Countywide median of $287,000 and $950,000 median in Sunset Beach. All but one of the City's zip codes (92649) evidenced price appreciation between 2011 and 2012. 2013-2021 HOUSING ELEMENT II-30 HOUSING NEEDS ASSESSMENT 691 Table II-19: Re ional Single Famil Homes and Condominium Sales 2012 # Median # Median Zip Change Change Community Homes Home Condos Condo Code Sold Price from Sold Price from 2010 2010 92801 263 $320,000 3.4% 98 $250,000 2.0% 92802 175 $350,000 -0.4% 51 $250,000 -4.8% Anaheim 92804 450 $345,000 4.5% 112 $165,000 -14.9% 92805 324 $320,000 3.2% 98 $237,000 23.0% 92806 226 $380,000 2.7% 33 $224,000 4.2% 92626 324 $507,000 2.8% 63 $305,000 -3.2% Costa Mesa 92627 324 $529,000 6.8% 126 $353,000 3.7% Fountain Valley 92708 464 $530,000 -0.9% 52 $195,000 -2.5% 92646 474 $575,000 7.5% 204 $300,000 0.5% Huntington 92647 326 $500,000 4.6% 78 $220,000 6.3% Beach 92648 449 $755,000 -3.9% 170 $390,000 2.6% 92649 257 $700,000 -1.4% 147 $296,000 -2.9% Sunset Beach 90742 2 $2,825,000 155.2% 3 $950,000 29.8% 92660 486 $1,250,000 4.2% 123 $566,000 4.8% Newport Beach 92661 78 $1,588,000 -16.4% 6 $668,000 -18.5% 92663 213 $1,385,000 15.4% 137 $489,000 -2.2% 92701 139 $282,000 6.2% 159 $120,000 4.3% 92703 227 $300,000 10.3% 54 $160,000 14.3% Santa Ana 92704 347 $330,000 1.5% 173 $150,000 5.6% 92705 381 $638,000 -1.9% 55 $193,000 17.1% 92706 230 $373,000 -3.1% 25 $150,000 0% 92707 247 $290,000 7.4% 107 $162,000 15.7% Seal Beach 90740 139 $705,000 -2.8% 52 $224,000 -9.2% Westminster 92683 630 $387,000 -3.4% 34 $315,000 6.1% Orange County All 23,032 $500,000 4.4% 9,875 $287,000 6.0% Source: DQNews -2012 Los Angeles Times Zip Code Chart, http://www.dgnews.com 2013-2021 HOUSING ELEMENT II-31 HOUSING NEEDS ASSESSMENT 692 While the prior Table II-19 provides an overview of the subregional housing sales market, the following Table II-20 provides detailed information on all sales of existing and new single-family homes and condominiums within Huntington Beach during calendar year 2012. A total of 1,420 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 $415,000 (one-bedroom) to $703,000 (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. Unit sizes are relatively modest, averaging 1,740 square feet. The overall median sales price for all homes sold during 2012 was $600,000. A total of 517 condominiums were sold during 2012, comprising one-quarter of all homeownership sales. Median prices for condominiums ranged from $246,000 (one- bedroom) to $315,000 (two bedroom) and $415,000 (3 bedroom), with an overall median price of $315,000. Whereas the vast majority of single-family homes were three and four bedroom units, condominiums were predominately two-bedroom units, selling for approximately $200,000 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, located primarily in the Pacific Coast Highway Coastal Corridor and in Huntington Harbour. Table II-20: Home and Condominium Sales Prices 2012 # Units Price Range Median Price Avg. Unit Bdrms Sold Size Single-Family Homes 1 4 $310,000 - $530,000 $415,000 670 sf 2 140 $201,000-$1,325,000 $532,000 1,270 sf 3 677 $210,000-$2,759,000 $570,000 1,600 sf 4 507 $200,000-$2,900,000 $649,000 1,955 sf 5+ 92 $220,000-$2,865,000 $703,000 2,415 sf Total 1,420 $200,000-$2,900,000 $600,000 1,740 sf Condominiums 1 90 $200,000-$670,000 $246,000 815 sf 2 310 $299,000-$775,000 $315,000 1,160 sf 3 117 $215,000- $1,602,000 $415,000 1,430 sf Total 517 $200,000-$1,602,000 $315,000 1,145 sf Source: Dataquick On-Line Real Estate Database. Compiled by Karen Warner Associates. 2013-2021 HOUSING ELEMENT II-32 HOUSING NEEDS ASSESSMENT 693 Home Foreclosures Nearly 1.5 million of the 8.7 million homes and condominiums in California have been involved in a foreclosure proceeding since 2007. While the number of mortgage default notices in the State has been consistently declining since its peak in 2010, the level of foreclosure activity in California remains among the highest in the country. Approximately 49,000 Notices of Default were recorded in the State during third quarter 2012, comprising 20 percent of all residential resales. Within Huntington Beach, www.Realtytrac.com identifies 459 single-family home and condominiums units (November 2012) in various states of foreclosure: 169 units in "pre- foreclosure" having received a notice of mortgage default; 170 units undergoing foreclosure with notice of a trustee sale; and 120 units with ownership taken over by the bank. RealtyTrac reports a total of 90 new foreclosure filings in Huntington Beach in November 2012, representing 1 filing for every 868 residential units. In comparison, the ratio of November foreclosure filings to total housing units in the State, Orange County and other northern Orange County jurisdictions was higher than in Huntington Beach, whereas the foreclosure ratio in Newport Beach and Irvine were below that of Huntington Beach.11 California 1 : 430 Orange County 1 : 595 Anaheim 1 : 655 Fountain Valley 1 : 669 Costa Mesa 1 : 745 Westminster 1 : 866 Huntington Beach 1 : 868 Newport Beach 1 : 1,145 Irvine 1 : 1,315 While foreclosures have been on the decline, "short sales" - where the sales price falls short of what is owed on the property - have been rising. In terms of distressed property sales, short sales are preferable to foreclosures for several reasons: 1) units are typically occupied and in better condition; 2) they tend to be higher priced; and 3) short sales are more favorable financially for banks which may translate into improved lending conditions. In third quarter 2012, short sales comprised 26 percent of statewide resale activity. 11 The foreclosure ratio is calculated by dividing the number of dwelling units in the jurisdiction by the total number of properties that received foreclosure notices that month. The lower the second number in the ratio, the higher the foreclosure rate. 2013-2021 HOUSING ELEMENT II-33 HOUSING NEEDS ASSESSMENT 694 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 as well as indicate the type of households that would most likely experience overcrowding or overpayment. For purposes of evaluating home purchase affordability, Table II-21 presents the maximum affordable purchase price for moderate income households (120% AM[), and compares this with the 2012 median sales prices for single-family homes and condominiums in Huntington Beach as previously documented in Table II-20. As illustrated below, the maximum affordable purchase price ranges from $382,000 for a two person household, $433,000 for a three person household, and $481,000 for a four person household, rendering the median priced single-family homes in Huntington Beach beyond the reach of moderate income households. However, given the wide range in sales prices, approximately 40 two bedroom homes and 200 three-bedroom homes did sell at levels within the affordability threshold for households earning moderate incomes. As the real estate market continues to improve and the number of distressed and below market sales decline, the availability of affordably priced single-family homes in Huntington Beach will likely diminish. Condominiums provide an affordable homeownership option for many moderate income households in Huntington Beach. For example, a three person moderate income household can afford a purchase price up to $433,000, and is thus easily able to afford the $315,000 median priced two-bedroom condominium. Expanding the supply of condominiums, combined with downpayment assistance programs and inclusionary housing requirements, can thus be an effective way to extend affordable homeownership opportunities to moderate income households in Huntington Beach. Table II-21: 2012 Orange County Maximum Affordable Housin Cost Moderate Income Moderate Income 1 Bedroom 2 Bedroom 3 Bedroom Affordable Housing Cost 2 persons 3 persons) 4 persons) Household Income @ 120% Median $81,900 $92,100 $102,350 Income Towards Housing @ 35% Income $28,665 $32,235 $35,822 Maximum Monthly Housing Cost $2,389 $2,686 $2,985 Less Ongoing Monthly Expenses: Utilities $97 $109 $147 Taxes (1.1% affordable hsg price) $350 $398 $440 Insurance $100 $115 $130 HOA Fees, Maintenance & Other $200 $200 $200 Monthly Income Available for Mortgage $1,642 $1,864 $2,068 Supportable 30 yr Mortgage @ 4.0% interest $344,000 $390,000 $433,000 Homebuyer Downpayment (10% of affordable hsg price) $38,000 $43,000 $48,000 Maximum Affordable Purchase Price $382,000 $433,000 $481,000 Huntington Beach Median Single-Family Sales Price $415,000 $532,000 $570,000 Huntington Beach Median Condo Sales Price $246,000 $315,000 $415,000 Source: Karen Warner Associates. Utility costs based on Orange County utility allowance schedule. Includes gas, electricity,water and trash. 2013-2021 HOUSING ELEMENT II-34 HOUSING NEEDS ASSESSMENT 695 Table II-22 presents the maximum affordable rents for very low, low and moderate income households by household size, and compares with average apartment rents in Huntington Beach (as documented previously in Table II-17). As the table below indicates, Citywide average rents are above the level of affordability for all very low income households and for low income households with three or more persons. However, average rent levels on studio and one bedroom units are within the level affordable to smaller, one and two person households earning low incomes. Households earning moderate incomes, regardless of household size, are easily able to afford market rents in Huntington Beach. Table II-22: 2012 Maximum Affordable Rents Maximum Affordable Rent After Utilities Allowance* Income Level Studio 1 Bedroom 2 Bedroom 3 Bedroom (1 person) 2 person) 3 person (4 person) Very Low Income $760 $867 $975 $1,057 Low Income $1,265 $1,444 $1,625 $1,779 Moderate Income $1,708 $1,950 $2,194 $2,412 Huntington Beach $1,092 $1,362 $1,719 $2,160 Average 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: $83 for studios, $97 for 1 bdrms, $109 for 2 bdrms, and$147 for 3 bdrms Source: Karen Warner Associates 2013-2021 HOUSING ELEMENT II-35 HOUSING NEEDS ASSESSMENT 696 4. 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, 2013-2023 planning period. Assisted Housing Inventory As presented in Table II-23 on the following page, Huntington Beach has a sizable stock of assisted rental housing, totaling 1,438 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 former redevelopment programs. During the prior Housing Element planning period, the City had one project convert to market-rate. Huntington Breakers, a 342 unit bond financed project with 68 units reserved for lower income households, paid off its bond and is no longer bound by any affordability controls. Transfer of ownership and extension of affordability controls on the 185 unit Huntington Gardens (formerly Wycliffe Gardens) occurred in 2008. The project-based Section 8 contracts associated with this project are however still subject to annual renewal. In 2011, the City conveyed ownership of Emerald Cove, a 164 unit very low income senior apartment complex, to a local non-profit housing provider (Jamboree Housing). The project had been experiencing deferred maintenance and social service programming was being reduced due to limited City funding. Substantial rehabilitation improvements were completed in conjunction with the transfer in ownership, including remodeling of the clubhouse and creation of a gym for seniors, and on-site social service programming was increased. At-Risk Projects This section evaluates those lower income rental projects in Huntington Beach at-risk of converting to market-rate uses prior to 2023. Two affordable housing projects are considered to be at-risk during this period - Huntington Villa Yorba. And Huntington Gardens. Both of these projects maintain Section 8 project-based Housing Assistance Plan (HAP) contracts with HUD subject to annual renewals. Huntington Villa Yorba is a 198 unit HUD Section 2360)(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. According to California Housing Partnership's February 2013 update of HUD assisted properties, the mortgage on Huntington Villa Yorba expires on May 1, 2013, with the Section 8 contract subject to renewal on May 31, 2013. City Economic Development staff are actively working with project property owners to extend affordability. 2013-2021 HOUSING ELEMENT II-36 HOUSING NEEDS ASSESSMENT 697 Table II-23: Assisted Rental Housing Inventory Potential Tenant Total Affordable Applicable Conversion Project tdame -T pe Units -Units,. Pro rams Date Multi-Family Revenue Bond Projects Five Points Apartments Seniors 164 48 VL/Mod TEB/ LIHTC 2026 Federally Assisted Projects Huntington (Wycliffe) Gardens Seniors 185 185 Sec 231/Section 8 2044/Oct 2013 Huntington Villa Yorba Family 198 192 VL Seca)(1)/Section 8 2013 Colette's Children's Homes (Cypress, Family 18 18 VL/L HOME 2064 -2068 Glencoe, Keelson Pacific Sun Apartments (Collette's) Family 6 6 VL HOME/NSP 2072 Interval House Family 6 6 VL HOME 2029 Orange Community Housing (Keelson, Family 40 40 VL HOME 2024 - 2060 Koledo, Queens Redevelopment Agency(former)Assisted Bowen Court Seniors 20 20 VL Set-Aside 2062 Bridges Apartments Family 80 80 VL/L CDBG 2028 Emerald Cove Seniors 164 164 VL/L Set-Aside 2063 Fountains Senior Apartments Seniors 271 80 VL/L Set-Aside 2062 Hermosa Vista Apartments Family 88 88 VL/L HOME/Set-Aside/ 2065 TEB/LIHTC Huntington Pointe Seniors 104 104 VL/L HOME/Set-Aside/ 2061 TEB/LIHTC Oakview-Jamboree I — IV Family 19 19 VL HOME/Set-Aside 2066 - 2069 Oakview-OCCHC (Koledo IV-V) Family 15 15 VL HOME/Set-Aside 2060 Project Self Sufficiency(11th St) Family 9 9 VL Set-Aside 2024 Shelter for Homeless (Keelson,Barton) Family 12 12 VL HOME 2024-2030 Sher Lane Apartments Family 66 66 Set-Aside 2028 VL/L/Mod Sea Air Apartments Family 36 36 Low Set-Aside 2026 Pacific Court Family 48 47 VL/L HOME/Set-Aside/ 2068 TEB/LIHTC Non-Assisted Projects Ocean Aire Gardens Family 65 62 L/Mod Density Bonus 2026 1325, 1345, 1350 Delaware Family 3 3 L Density Bonus 2031 Beachview Villas SRO 107 106 VL/L Non-assisted Perpetuity 7912 Newman St(Bonnani/Roosevelt) Senior 2 2 VL/L Density Bonus 2067 Main Place Apartments Family 29 26 L Inclusionary 2033 Newland/Heatherton(16791 Roosevelt) Family 3 1 L Density Bonus 2033 1301 Delaware Family 30 3 L/Mod Density Bonus 2031 TOTALS 1,438 Source: City of Huntington Beach Economic Development Department, September 2012; California Housing Partnership Corporation, February 2013. TEB=Tax Exempt Bond. LIHTC= Low Income Housing Tax Credit. 2013-2021 HOUSING ELEMENT II-37 HOUSING NEEDS ASSESSMENT 698 With transfer of Huntington Gardens to Living Opportunities Management Company (LOMCO) in 2008, the project's mortgage R was extended from 2016 to 2044. However, the Section 8 Housing Assistance Payment (HAP) contracts associated with the project's 185 units are subject to renewal from HUD in October 2013, technically rendering the project at potential risk of conversion. 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-24, 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-24: Market Value of At-Risk Projects Project Units Huntington Gardens Huntington Villa Total Yorba 1 bdrm 185 21 206 2 bdrm 152 152 3 bdrm 19 19 Total 185 192 377 Annual Operating Cost $1,175,000 $1,568,496 $2,658,172 Gross Annual Income $2,730,000 $3,538,560 $6,181,920 Net Annual Income $1,554,500 $1,970,065 $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 $2,100(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 2013-2021 HOUSING ELEMENT II-38 HOUSING NEEDS ASSESSMENT 699 Option 2: Rental Assistance Huntington 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 Huntington Gardens and Huntington Villa Yorba and associated bedroom mix, the total cost of subsidizing rents in these projects is estimated at approximately $180,000 per month, or $2.1 million annually, translating to $42 million in subsidies over a 20-year period. Table II-25: Required Rent Subsidies for At-Risk Pro'ects # # Fair Household Household Max. per Unit Total Total Bdrms Units Market Size Income Afford Subsidy Monthly Annual Rents 50/a AMI) Rent Subsidy Subsidy 1 bdrm 206 $1,350 2 person $38,550 $963 $387 $79,722 $956,664 2 bdrm 152 $1,610 3 person $43,350 $1,083 $527 $80,104 $961,248 3 bdrm 19 $2,290 4 person $48,150 $1,203 $1,087 $20,653 $247,836 Total 377 $180,479 $2,165,748 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 review of 130 multi-family sales in Huntington Beach during 2011 and 2012, the median purchase price for apartment buildings in Huntington Beach runs approximately $245,000/unit. Therefore, the cost to replace the 377 at-risk units in Huntington Beach can generally be estimated at $92 million. Cost Comparisons In terms of cost effectiveness for preservation of the 377 at-risk units, 20 years worth of rent subsidies ($42 million) are less expensive than transfer of ownership ($84 million), or purchase of replacement units ($92 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. 2013-2021 HOUSING ELEMENT II-39 HOUSING NEEDS ASSESSMENT 700 5. Housing Problems A continuing priority of communities is enhancing or maintaining the quality of life for residents. A key measure of the quality of life in Huntington Beach is the extent of "housing problems." One measure of housing problems used by both the State and Federal governments is the extent of housing overpayment and overcrowding within a community. Overpayment Housing overpayment, as defined by the State and Federal government, refers to spending more than 30 percent of income on housing; severe overpayment is spending greater than 50 percent of income. Table II-26 shows the incidence of overpayment in Huntington Beach. Table 11-26: Housing Overpa ment 2010 Orange Co. Overpayment Households Percent % Owners Overpayment (>30% income on housing) 17,954 39% 42% Severe Overpayment (>50% income on housing) 7,683 17% 19% Lower Income Owners Overpaying 5,528 60% -- Renters Overpayment (>30% income on housing) 13,027 46% 52% Severe Overpayment (>50% income on housing) 5,881 21% 25% Lower Income Renters Overpaying 9,012 73% -- TotalOverpayment 30,981 43% 47% Source: American Community Survey(ACS)2005-2009. % lower income overpayment derived from HUD CHAS and applied to owner and renter households from 2005-2009 ACS. Note: Severe overpayment is a subset of overpayment. According to the 2005-2009 American Community Survey, 39 percent of owners and 46 percent of renters in Huntington Beach were spending more than 30 percent of their total income on housing. This level of overpayment represents a significant increase from 2000 when 38 percent of renters were overpaying. Severe overpayment among renters has also increased, rising from 16 to 21 percent. In terms of overpayment among lower income households (<80% AMI), an estimated 9,012 lower income renter households and 5,528 lower income owners were faced with overpayment in Huntington Beach. The impact of housing overpayment on Huntington Beach's lower income households is significant, with the community's special needs populations — seniors, persons with disabilities, and female- headed households with children - most vulnerable to losing their housing due to an inability to pay. Figure 6 shows locations in Huntington Beach with concentrations of severe overpayment among the renter population. Census tracts with the highest concentrations (40-55%) of renters spending more than half their incomes on rents are located north of Edinger and east of Springdale, as well as a small area south of Adams and west of Magnolia. These areas also evidenced high levels of renter overpayment in the City's 2008 Housing Element as derived from 2000 census data. 2013-2021 HOUSING ELEMENT II-40 HOUSING NEEDS ASSESSMENT 701 Q � N 'a£ �. NO W > c j c Z o E z Y o iZ + J - R 0 _ W Z Z Lu G zLu a � J ' 1 MA6\1) i L Bkl _ e t 3P'ft7idCiDALF'. g zP�L^flAl f ST �' tt Bo \ �r U �JF fp• w r� w II m a N � � 0 E5 O m m Ln M Ln ti O O O O N w} C `+ E �Q O O O O M V OJ Zw � o z w v y J �I u � LL P � r. 2013-2021 HOUSING ELEMENT II-41 HOUSING NEEDSASSESSME?Ml Overcrowding The State defines an overcrowded housing unit as one occupied by more than 1.01 persons per room (excluding kitchens, porches, and hallways). A unit with more than 1.51 occupants per room is considered severely overcrowded. The incidence of overcrowded housing is a general measure of whether there is an available supply of adequately sized housing units. Table II-27 shows the incidence of overcrowding in Huntington Beach and Orange County by tenure, as measured by the 2006 -2010 American Community Survey. As indicated, just three percent of all households in Huntington Beach were living in overcrowded conditions, well below the incidence of overcrowding Countywide where overcrowding impacts nine percent of households. While the City's renter households were more likely to experience overcrowded living conditions than owner households, the level of renter overcrowding has declined significantly over the past decade, from 13 percent in 2000 to six percent in 2010. Table II-27: Overcrowded Households 2010 Overcrowding Households Percent Orange Co. to Owners Overcrowding 443 <1% 4% Severe Overcrowding 59 <1% 1% Renters Overcrowding 1,600 6% 17% Severe Overcrowding 671 2% 7% Total Overcrowding 2,043 3% 9% Source: American Community Survey(ACS)2005-2009. %overcrowding from ACS applied to 2010 Census count of owner/renter households. Note: Severe overcrowding is a subset of overcrowding. While overcrowding levels have decreased significantly in Huntington Beach, the existence of nearly 700 renter households living in severely overcrowded conditions remains an important housing issue. As illustrated in Figure 7, the Oak View neighborhood in central Huntington Beach evidenced the highest levels of overcrowding, with 38 percent, or 619 renter households severely overcrowded; this area was also identified in the City's 2008 Housing Element as having a high level of overcrowding. Oak View is one of the City's CDBG Enhancement Areas and continues to be a major focus for City neighborhood improvement activities. 2013-2021 HOUSING ELEMENT II-42 HOUSING NEEDS ASSESSMENT 703 f' � h t S Q 'i .. f Imo .. .r O t 3 t r� v cr 1i t �C�e p cc 771, w... +� } n O i " z 3 :3w , O 0 2 F— z U ' —' m` Z (D LLJ w L.LJ FU7 sbT. Lu w ttLn MAGN --r- i ,r y I �I r - � . a t SPRINGDALE S Ga x 6 F 4�� a �t�has m rn rn ONm O� 00 o ip `7Iy �4 O Oi s #i Cl v'1 fV a nyk�li e ya y n a 7 ,-� "r } 2013-2021 HOUSING ELEMENT II—43 HOUSING NEEDS ASSESSM810:F E. REGIONAL HOUSING NEEDS ALLOCATION The Regional Housing Allocation (RHNA) is a state-mandated process which determines the amount of future housing growth each city and county must plan for in their housing elements. 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 need to be added to compensate for anticipated demolitions and changes to achieve an "ideal" vacancy rate. The RHNA process begins with the California Department of Housing and Community Development's (HCD) projection of future statewide housing growth need, and the apportionment of this need to regional councils of government throughout the state. As southern California's designated Council of Government, the Southern California Association of Governments (SCAG) is the agency responsible for developing.an allocation methodology to allocate the region's assigned share of statewide need to cities and counties by income level. 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 SCAG has adopted the RHNA for the 2013-2021 Housing Element cycle, and has allocated Huntington Beach the following share of the region's housing needs: Table II-28 Regional Housing Needs Assessment 2013-2021* Income Level Percent ofAMI" Units Percent Extremely Low" 0-30% 156 12% Very Low 31-50% 157 12% Low 51-80% 220 16% Moderate 81-120% 248 18% Above Moderate 120%+ 572 42% Total 1,353 Source: http://SCAG.ca.gov.gov/Housing/rhna.htm *AMI—Area Median Income. **An estimated half of the City's very low income housing needs (156 units) are for extremely low income households. 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 State approval of the Housing Element. As the RHNA represents a 2013-2021 HOUSING ELEMENT II-44 HOUSING NEEDS ASSESSMENT 705 planning target for new residential growth and not a building quota, so long as a jurisdiction provides sufficient sites and does not impose constraints to development, it is not penalized for falling short of its RHNA target. Huntington Beach 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. 2013-2021 HOUSING ELEMENT II-45 HOUSING NEEDS ASSESSMENT 706 0p L�Jd 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. 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. 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 standards are fairly comparable to other Orange County communities, and are not considered excessive or overly restrictive. 2013-2021 HOUSING ELEMENT III-1 HOUSING CONSTRAINTS 707 Table III-1: Residential Development Standards re � RMWA" .� R MRM SO 1170 Minimum Building Site 6,000 6,000 2,500 6,000 6,000 10 ac. Width (ft.) 60 60 25 60 60 N/A Cul de sac frontage 45 45 — 45 45 N/A Minimum Setbacks Front(ft.) 15 15 12 10 10 10 Side(ft.) 3;5 3;5 3;5 3;5 3;5 — Street Side(ft.) 6;10 6;10 5 6;10 6;10 10 Rear(ft.) 10 10 7.5 10 10 — Maximum Height(ft.) Dwellings 35 35 35 35 35 20 Accessory Structures 15 15 15 15 15 15 Maximum FAR — — 1.0 — — — Min Lot Area/Unit(sq. ft.) 6,000 2,904 1,742 1,244 — Density(du/acre) 7.26 15 25 35 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 2.5 2.5 2.5 1 enclosed 1 enclosed 1 enclosed 1 enclosed Guests .5/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. 2013-2021 HOUSING ELEMENT III-2 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, Bella Terra, Downtown, and Beach and Edinger Corridors 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 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 housing projects, ranging in size 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— Housing Resources. 2013-2021 HOUSING ELEMENT III-3 HOUSING CONSTRAINTS 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. 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 2'/2 spaces for four or more bedrooms. Since adoption of the new ordinance, the City has received one density bonus application. Development Standards for Senior 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. Inclusionary 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 2013-2021 HOUSING ELEMENT III-4 HOUSING CONSTRAINTS fewer than ten units. In July 2009, the City Council amended the ordinance to increase the size threshold of projects eligible to pay the in-lieu fee from 9 to 30 units, and in August 2011 modified and improved the Inclusionary Housing Guidelines for new development and current Inclusionary Housing residents. 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 moderate income households at an affordable housing cost for a 55 year period for rental units and 45 years for ownership units. Rental units are required to be made available to low income households, with on-site rental inclusionary units eligible to be provided to moderate income households; for-sale units cannot exceed levels affordable to moderate 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. Based on this study, the City's current inclusionary housing in-lieu fees are presented in Table III-2; the City will be establishing the in-lieu fee amount for projects between 10-30 units in size: Table III-2: Inclusionary Housing In-Lieu Fee Project Size- Per Union uLieu Egwgt Three $8,140 Four $9,150 Five $10.170 Six $11,180 Seven $12,200 Eight $13,230 Nine $14,250 The City has established 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, administrative costs, gap financing, or to lower the interest rate of construction loans or permanent financing. The City Council annually reviews the in-lieu fee schedule and updates as appropriate by resolution and sets 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 ' 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. 2013-2021 HOUSING ELEMENT 111-5 HOUSING CONSTRAINTS developments, with 560 affordable units produced through the City's requirement between 1993-2012. The City's ordinance provides incentives for compliance by offering density bonuses and additional regulatory incentives for provision of 10 percent low or moderate income units. To provide flexibility, the ordinance provides the option for payment of an in- lieu fee for projects with 30 or fewer units, as well as the option for 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 affordable housing, 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. ✓ Required findings that 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 and landscape improvements. Since adoption of the updated ordinance, the City has used the ordinance once in evaluating a possible future conversion and has fielded several inquiries about conversion of apartment complexes to condominiums. The ordinance has been effective in preserving existing rental housing and in deterring the conversion of several projects. 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.' 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. 2013-2021 HOUSING ELEMENT III-6 HOUSING CONSTRAINT Beach and Edinger Corridors Specific Plan_BE.CSP) The City Council originally adopted the Beach and Edinger Corridors Specific Plan BECSP in March 2010, providing for up to 4,500 new housing units along two of Huntington Beach's major commercial corridors. Residential use wa+s permitted by right3 on every parcel within the Plan's 459 acres; certain locations within the Specific Plan required residential development to include ground floor commercial use, while most areas permit stand-alone multi-family residential without a commercial component. The Plan's form-based zoning didees not include density or floor area ratio caps and providesd for reduced parking standards. Building heights of four to six stories weare permitted in most areas. The Specific Plan is 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 BECSP proved successful in facilitating development,with six large scale apartment projects totaling 1,900 units constructed, the rapid pace and scale of this development resulted in extensive community opposition to the Plan. In response to the community's concerns, in May 2015 the Huntington Beach City Council adopted several substantive amendments to the BECSP intended to slow the amount and impact of development. On June 23, 2015 the State Department of Housinq and Community Development HCD issued a letter notifvinq the City of Huntington Beach that the ado ted amendments to the BECSP resulted in the Cit 's 2013-2021 Housin Element no Ion er bein in com liance with State housing element law, as stated below: "Amendments made to the BECSP change the maximum number of allowable units to an amount less than the City's remaining regional housing need allocation. Such an action fundarnentally alters the inventory of available sites constituting a de facto change to the housing element's available sites calculation. Development standards were changed reducing unit density b requiring additional parking and restricting development flexibility by requiring a conditional use permit. These actions pose constraints to the development of housing, particularly on sites identified in the land inventory to meet the City's remaining housing need. The amendments to the BECSP change the premises upon which the Department's prior Certification was based, thereby nullifying that prior Certification." 3 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 site plan review approval. 2013-2021 HOUSING ELEMENT III-7 HOUSING CONSTRAINTS The following section evaluates each of the amendments made to the BECSP that affected residential uses as a potential constraint to development and where appropriate, identifies a program response for inclusion in the Housing Element to address the constraint. Table III-3 below summarizes each of the 2015 BECSP amendments pertaining to residential development, and compares to the standards under the original 2010 BECSP. Table 111-3: Summary of BECSP Amendments 01 me �h2 Maximum Amount of Net Up to 4,500 units Reduced to 2 100 units New Development (1,000 units constructed). NAND Entitlement Processing Administrative approval Requires all residential and mixed throuqh site plan review use proiects to obtain Conditional process (no public hearing)for Use Permit (CUP) from Planning residential protects. Commission. Residential Parking Studio/1 bdrm - 1 space Studio/1 bdrm 2 spaces 2 bdrm 1.5 spaces 2 bdrm 2 spaces 3+ bdrms 1.5 spaces 3+ bdrms 2.5 spaces Guest spaces- 0.2 per unit Guest spaces 0.5 per unit Parking mayprovided in tandem configuration. Parkinq mana ement Ian re uired. Building Heicthts Ranges from four to six stories Maximum four stories Building Setbacks Front yard: Ranctes from 0 - Front yard: 30' on Beach & Edinger 30' 15' all other public streets Upper story: 10' alonq front and Upper story: n/a offsets & sides (for 100')for all floors above a notches required) 3rd stor Retail/Commercial Uses Retail and commercial Requires ground floor retail and permitted, but not required, commercial in all residential with residential projects. projects, with deviations permitted subject to a CUP from the Planning Commission.. Issue - Maximum Amount of Net Development (MANDI: Reduction of the maximum number of units permitted under the Plan to 2,100 decreases the remaining development potential to just 200 units a level insufficient to address the Cit 's identified RHNA shortfall of 413 very low and low income units. Any application for development in excess of the MAND would require an Environmental Assessment, and would be subject to approval of a Zoning Text Amendment, thus rp esentinq a significant constraint to development. The issue of remaining RHNA site capacity and the MAND is discussed in detail in the Resources Chapter of the Housing Element, and a program action has been added to mitigate this constraint by amending the BECSP to increase the MAND to accommodate the 413 unit lower income RHNA shortfall. Issue - Entitlement Processing: Prior to the 2015 BECSP amendment, in areas of the BECSP where residential is allowed, the use was permitted by right. Development 2013-2021 HOUSING ELEMENT III-8 HOUSING CONSTRAINTS projects required approval of an administrative site plan review (SPR), which includes notification to surrounding properties at a minimum, but not a public hearing or discretionary review. In addition, the Director of Community Development may refer any project to the Planning Commission and protects with an EIR are also required to be reviewed by the Planning Commission. Once acted upon, all projects may be appealed to the City Council. Under the amended BECSP, all residential or mixed use projects are required to obtain a Conditional Use Permit CUP from the Planninq Commission which re uire a noticed public hearin . While a ma'orit of BECSP roiects to date have been referred to the Planning Commission and subject to a public hearing due to a project EIR, residential was a permitted use and not subject to the specific findinqs of a CUP. The requirement for a CUP contributes uncertainty to project approval, in addition to adding anywhere from one to six months of additional processing time and approximately double the entitlement application costs. For exam Ie the 173 unit Beach & Ocean protect was approved through a site plan review process in four months (from application submittal to project approval), whereas if the project were required to obtain a CUP, the process could have taken anywhere from six to ten months. In conclusion, the CUP requirement may serve as a potential constraint to development and the ability of the City to address its remaining very low and low income RHNA need for 413 units within the BECSP. In order to mitigate this constraint, a program action has been added to the Housing Element to establish an "Affordable Housing Overlay" within the BECSP and to designate sufficient sites with the Overlay to offset the RHNA shortfall, and replace the CUP requirement on these sites with an administrative Site Plan Review process (i.e. — no Planning Commission or City Council hearing). o Issue - Residential Parking: The residential arkin standards under the amended BECSP (2 spaces/studio, 1 & 2 bedroom units. 2.5 spaces/3+ bedroom units, plus 0.5 nests aces per unit)are based on the Cit 's current residential arkin re uirements in the coastal zone. The coastal zone arkin standards re uire that each unit re ardless of number of bedrooms have at least two on-site parkin s aces to ensure that on-street parkinq is ecenerally available for the public to access the coast/beach. The following Table III-4 provides a comparison of required parkinq under the original BECSP standards versus the new standards for two actual BECSP projects: Table III-4: Parking Requirement Comparisons Affom=�mmm-mg Oceana 1 bdrm - 18 1 bdrm -- 18 1 bdrm - 36 2 bdrm - 35 2 bdrm - 52.5 2 bdrm -70 3 bdrm -25 3 bdrm - 37.5 3 bdrm - 62.5 Total - 78 units Guest- 15.6 Guest- 39 Total - 124 spaces Total -208 s aces 2013-2021 HOUSING ELEMENT III-9 HOUSING CONSTRAINTS Elan Studio - 26 Studio—26 Studio- 52 .1 bdrm - 129 1 bdrm— 129 1 bdrm -258 2 bdrm - 119 2 bdrm - 178.5 2 bdrm -238 Total - 274 units Guest- 54.8 Guest- 137 Total -282_Uaces Total -685_§paces As shown by these project examples, the amended BECSP substantial)v increases the number of re wired parking spaces for residential proiects (68% increase for Oceana, 76% increase for Elan), significantly adding to project development costs and potentially impactinq project feasibility. A recent development application in the City identified a with the cost increasing to approximately $30,000 per space for additional levels deeper in the ground (based on factors related to the water table, extra shoring and added construction time). Applying these cost figures to the Elan project, and assuming 100 spaces per level of underground parking, the cost to provide the 389 spaces required under the original BECSP standard is approximately $10.8 million, compared to $19.8 million under the amended standard. For smaller projects that provide at-grade parking, such as Oceana, the increase in parking required under the amended BECSP results in jDarkinq consuming a larger proportion of the site. By reducing the footprint available for development, the number of units able to be built is also reduced, further impacting project feasibility. While there are recent projects in the Coastal Zone that have met the higher parking standards (Pacific City - 516 apartments. including 51 moderate income) the increased market value for coastal housin allows such ro'ects to more readil absorb the increase in parking costs. It is unlike)V that an affordable such as Oceana, would be able to absorb the cost increase associated with a 68% increase in required parkinq spaces. The provision of adequate parking is a significant issue in Huntington Beach. The reduced parking standard under the original BECSP may in fact be too low and result in spillover I)arkinq impacts. The City has received complaints regardinq parking spillover from neighborhood residents and commercial tenants adjacent to some of the apartment projects as well as complaints regarding lack of parkinq from the apartment tenants themselves. Worth noting is that two BECSP projects voluntarily provided parkina in excess of the BECSP standard (Boardwalk, provided 803 spaces instead of required 737, and the Monogram provided 889 spaces, 140 above the required 749), indicating that at least two developers believed the original BECSP parking standard was inadequate. The fact that the coastal zone parking standard of 2.5 spaces IDer unit is the same for studio and one bedroom units as it is for two bedrooms will serve as a significant disincentive far the provision of smaller units. !n contrast, the Citywide parkin standard under the Huntington Beach Zoning Ordinance provides a reduced parkinq ratio of 1.5 spaces (inclusive of quest spaces) for studio and one-bedroom units, with standards for larger units consistent with coastal zone requirements. The Citywide parkinq standard has been in place for many years, and has been successful in 2013-2021 HOUSING ELEMENT III-10 HOUSING CONSTRAINTS providing adequate parking while not constraining development. By way of comparison, utilizing the Citywide parking standard, the Elan project would be required to provide 530 spaces, approximately mid-way between the 389 spaces under the original BESCP and 685 spaces under the amended BECSP. In conclusion, the increased parking_required under the amended BESCP results in a substantial increase in project costs, reduced densities in smaller projects with surface parking, and serves as a disincentive to the provision of smaller unit sizes. In order to mitigate this constraint, the Housinq Element program action to establish an "Affordable Housinq Overlay" will include replacing the coastal zone parking requirement in the amended BECSP with the Citywide parking standard on sites designated within the Overlay that propose to provide 20 percent affordable units. Additionallv, projects can re oast arkin reductions throu h the densit bonus ordinance. Issue - Building Heights: Under the original BECSP, maximum building heights varied based on the district or segment. For example, the two "core" areas of the Plan where the most intense development was envisioned permitted six stories. In other areas where infill commercial, mixed-use and residential was envisioned (representing approximately half of the Plan area), the maximum height was four or five stories. Height was further restricted if adjacent to-or across the street from existing, approved or zoned residential development. The maximum height in the Commercial General (CG) zone, which was the primary zoning designation for the BECSP area prior to its adoption, is 50 feet Generally equivalent to four stories). The amended BECSP establishes a maximum four story building height throughout the Plan, with the goal of better preserving the existing scale and character of development. Four story height limits are typical of many urban environments, and are consistent with the City's height limits in the CG zoning district. Oceana, a 100 percent affordable family project with a majority two- and three-bedroom units in the BECSP that was developed in 2013, is four stories. Oceania was developed.-at a density of 40 units per acre: In addition, three other BECSP projects are entirely or a portion developed at four stories and_were able to achieve..densitiesran46gfrom'40 to 60_}unitsrper acre.; Recent discussions with market rate and affordable housing developers have not indicated that a four story height limit is a constraint to the desired density or economic viability of a project. Reduction of height limits in those portions of the BECSP which previously permitted five or six stories does not pose a significant constraint to development. Issue - Building Setbacks: Prior to the amendment, BECSP front yard setback requirements ranged from zero to 30 feet within the Plan's various districts and segments, with prescribed minimum and maximum setbacks. Under the amendment the maximum setback has been eliminated, and a consistent 30 foot setback established throughout the BECSP. However, the BECSP also has public open space requirements and most ro'ects would be able to satisf this re uirement within the 30-foot setback, so it serves a dual purpose. Exam les of BECSP ro acts constructed at a 30-foot front and setback include the 173 unit Beach & Ocean A artments and the Hoa Health Center ex ansion. For the Beach and Ocean ro act, the 30-foot setback is desi ned and functions as the 2013-2021 HOUSING ELEMENT III-11 HOUSING CONSTRAINTS i° '1 required public open s ace and required water ualit BLP. The Beachiantl1iOcean ro'ect�srfour stories i'ri hei h''tl11!1has a130-fo6ts tbgick�,and'uvas de�el,o ed{a''tiia densit of-54 unnslperacre. The BECSP amendment does allow deviation in the 30 foot setback requirement to a minimum of 15 feet with approval of a CUP from the Planning Commission. For reference, prior to adoption of the BECSP, a minimum 50-foot setback was required in the General Commercial (CG) zone along Beach Boulevard and Edinger Avenue, with an allowance for a reduced 25-foot setback with the setback area entirely landscaped. In summary,, given the examples of projects built to the 30 foot setback standard, the ability for a reduced 15 foot setback with a CUP, and the 50 foot setback standard in place prior to the BECSP, the 30 foot setback requirement is not deemed a significant constraint to development. Issue - Retail/Commercial Uses: In order to encourage commercial uses and revitalization of existing commercial developments, the amended BECSP requires residential projects to provide retail/commercial uses at the ground floor street level. Deviations from this requirement will be conditionally permitted subject to Planning Commission approval. Amonq the six constructed BECSP residential projegts three have included a round floor street level commercial component (Boardwalk, Elan and Huntington Beach Lofts). While the requirement for residential developers to include commercial in their projects may serve as a potential barrier for smaller projects, qiven the scale of residential projects in the BECSP, this has not proved to be an issue in Huntington Beach. In addition, the BECSP does not specify a minimum amount of commercial square footage at the ground or street level and allows for other uses such as parking or residential behind the commercial use. For 100% affordable projects, such as Oceana, where the inclusion of commercial could potentially serve as a constraint to tax credit and other financing, the amended BECSP provides for waiver of this requirement subject to approval of a CUP. For these reasons, the requirement for ground floor commercial in the amended BECSP is determined not to serve as a significant constraint to development. However, in order to eliminate the potential for this to be a constraint and in compliance with state law, a Housing Element program action to establish an "Affordable Housing Overlay" will include a rovision that eliminates the re uirement for a commercial com anent in residentia! ro'ects. Downtown Specific Plan The Downtown Specific Plan (DTSP) was updated in 2011 with the purpose of incentivizing development, which had been stagnant due to economic factors. The new DTSP increased the maximum allowable density from 25-30 units/acre to 50 units/acre and expanded the area in the Downtown core where residential mixed use is permitted. The DTSP also allowed developers to provide parking through payment of in-lieu fees for the commercial portions of their projects. The revisions to the DTSP have been effective in facilitating development in the Downtown, with four multi-family/mixed use projects totaling 44 units either approved or going through the entitlement process (April 2013). 2013-2021 HOUSING ELEMENT III-12 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--5 summarizes the housing types permitted in each of the Huntington Beach zoning districts. Table III-35: Housing Types by Residential Zone Category p4 liy ili i', l i PII I PP "�, � Zoning Distnct��, ��� ., Hong Types Perrn�tte s « � ; � Pi;i���'� RL ARM RMH RH RMP��'�'� CO`�'''Ii''�CG �,GN IG/IL � 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 Group Housing PC PC PC PC PC PC* Transitional Housing P P P P P Supportive Housing P P P P P Emergency Shelters ZA/PC P P= Permitted ZA=CUP by Zoning Administrator PC=CUP by Planning Commission Note: *Group residential within IG and IL zones is limited to uses housing workers on-site. 2013-2021 HOUSING ELEMENT III-13 HOUSING CONSTRAINTS Second-Accessory Dwelling Units The passage of various state laws starting with AB 1866 (effective July 2003) RGw--requires local governments to use a ministerial process for see_ n accessoryling unit applications for the purpose of facilitating production of affordable housing. AB 1866 doesState law allows cities to impose development standards on se&Gr accessory dwelling units consistent with state law requirements. The City had previously dapted an accessory dwelling unit ordinance but has stopped using it since 2017 and currently follows state law in permitting accessory dwelling units. ' amend ap,a,Geesse an-M s�ze-ef the s,nd unit iG 659 add4te-Rat-off-streeet-pa-r-k ase4s--regai-red-for-the-second-GG+t—except4R-t-he GGastal-Z-Gne where -- minimum Of two Off street parking are Fequired4a-be provided on the project c +�--f3--r-tth-e connn(d ni+ The PlaRRiRg and BuildiRg DiFeGtOr approves seGGnd Unit app!;Gat;E)R.s based upon fulfillmeRt JITv �i l..TiII'1-1'CI'-C('Y'1l'� Of-the 4e4 -� The dwelling nnnfnrmc to the -design and development Standards cot forth by the e rd iereri n a R-Ge } The main dwelling Or car`nnd unit will be G,W,n.er nr_�_Q.GGUIRIed PubliG and utility sePAGes iRGludiRg emergency access are adequate to serve both dwelliRgs During the last Housing Element planning period (2008-2012), six seGend-accessory dwelling units were approved for development, four of which have been built. More recent changes in state law have spurred development of accessory dwellinq units and the City has seen a significant increase in permits over the past two and a half years (since 2017). In 2019� the City has alread issued ermits for 20 accessar dwellin units. Based on review of rental listings for seceGd--accessory dwelling units in Huntington Beach and comparable Orange County locations, rent levels for seGendaccessory dwelling units fall within levels affordable to lower income households. 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 the General Commercial, 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 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 2013-2021 HOUSING ELEMENT III-14 HOUSING CONSTRAINTS ordinances from cities in the Southern California region. Provisions of the City's current ordinance are as follows: ✓ 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, excluding up to 25 percent of the total number of units which may have double occupancy ✓ 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. Double occupancy units must be a minimum 400 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 dwellingunit", 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 n._ facilities identifies one group home for disabled youth (12 person capacity) and one adult residential facility in Huntington Beach that provides 24-hour non-medical care for persons who are unable to provide for their own daily needs. In addition, the Merrill Gardens Assisted Living City has 55 residential care homes for the 2013-2021 HOUSING ELEMENT III-15 HOUSING CONSTRAINTS elderly, providing 706 beds for seniors, with a new 121 unit assisted living facility under construction. The City's regulations have served to provide needed housing opportunities for persons with disabilities, and do not treat such housing for persons differently based on the personal characteristics of the residents. 2013-2021 HOUSING ELEMENT III-16 HOUSING CONSTRAINTS 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 Macintosh Center to maintain a directory of accessible housing for physically disabled individuals. In February 2013, the City Council adopted Municipal Code Chapter 17.77, Reasonable Accommodation Procedures, consistent with federal and state laws regarding providing reasonable accommodations. The Ordinance creates a procedure for an individual with a disability to request a reasonable accommodation from zoning and building standards, regulations, policies, and practices to provide that individual with an equal opportunity to use and enjoy a dwelling. A decision on whether to grant a reasonable accommodation is made by the Director of Planning and Building. If the request for an accommodation is related to another discretionary permit, then the request is processed with the project as a whole. However, no special permit is required for the granting of a reasonable accommodation and no fee is required to apply. Manufactured Housing and Mobile 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 ✓ Units must be built on a permanent foundation ✓ Exterior skirting must extend to the finished grade 2013-2021 HOUSING ELEMENT III-17 HOUSING CONSTRAINTS ✓ 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 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. Pursuant to Ordinance No. 3856, adopted in February 2010, the Huntington Beach Zoning Code defines transitional housing as "buildings configured as rental housing developments, but operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months." The Huntington Beach Zoning Code permits transitional housing in all residential zoning districts, and specifies that such housing shall be considered a residential use of property and shall be subject only to those restrictions and processing requirements that apply to other residential dwellings of the same type in the same zone. The City and its former redevelopment agency have provided funding to support establishment of several transitional housing facilities for battered/homeless mothers with children operated by Interval House and Colette's Children's Home, providing a total of 24 units of transitional housing. The City has added the following definition of supportive housing to its Code: "housing with no limit on the length of stay that is occupied by the target population and that is linked to on- 2013-2021 HOUSING ELEMENT III-18 HOUSING CONSTRAINTS site or off-site services that assist residents retain the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community. On-site and off-site services may include, but are not limited to, after-school tutoring, child care, and career counseling. Similar to transitional housing, Huntington Beach regulates supportive housing as a residential use, provided supportive services are ancillary to the primary use. While the City's Zoning Code treats transitional and supportive housing as a residential use within residential zone districts, recent clarification of State statutes by the State Department of Housing and Community Development (HCD) indicates these uses must also be provided for in non-residential zone districts where housing is permitted. The Huntington Beach Zoning Code conditionally allows residential within the Commercial Visitor (CV) zone district, as well as within certain commercial and mixed use districts within the specific plans for Beach and Edinger Corridors, Downtown and Bella Terra. A program has been added to the Housing Element for the City to amend the Zoning Code to explicitly provide for transitional and supportive housing within the CV zone, and to prepare a Policy Memo to clarify such uses are also to be accommodated in both residential and non-residential zone districts similar to other residential uses within the applicable specific plans. Consistent with California Health and Safety Code (Section 50801), the Huntington Beach Zoning Code 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 Code conditionally allows emergency shelters in the CG zone; if the facility is 5,000 square feet or less, the Zoning Administrator approves the CUP, whereas larger facilities go before the Planning Commission. Pursuant to Ordinance No. 3856, adopted in February 2010, the City also allows emergency shelters by right within the IL (Industrial Limited)and IG (Industrial General) zones. These zone districts were determined by staff to be most conducive to provision of an emergency homeless shelter by right (the City also allows group residential, SROs and day care facilities in the IL and IG zones). 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 12 vacant acres within 10 parcels and other underutilized parcels, providing adequate capacity for provision of an emergency shelter. The Huntington Beach Zoning Code establishes the following objective standards to regulate emergency shelters to be located within the IL and IG zones: A. A single Emergency Shelter for 50 occupants, or a combination of multiple shelters with a combined capacity not to exceed 50 occupants, shall be permitted. Religious Assembly uses within an Industrial zone may establish Emergency Shelters for up to 30 occupants provided they meet the minimum development standards of the zone in which they are located. 2013-2021 HOUSING ELEMENT III-19 HOUSING CONSTRAINTS B. Stays at the Emergency Shelter facility shall be on a first-come first-serve basis with clients housed on-site. Clients must vacate the facility by 8:00 am each day and have no guaranteed bed for the next night. C. Maximum stay at the facility shall not exceed 120 days in a 365-day period. D. A minimum distance of 300 feet shall be maintained from any other Emergency Shelter, as measured from the property line. E. An on-site client intake and waiting area shall be provided in a location not adjacent to the public right-of-way, be fully screened from public view, and provide consideration for weather events including shade and rain cover. The waiting area shall contain a minimum area of 10 square feet per bed. F. Any provision of on-site outside storage shall be fully screened from public view. G. Exterior lighting shall be provided for the entire outdoor area of the site consistent with the Huntington Beach Zoning and Subdivision Ordinance. H. A minimum of one staff person per 15 beds shall be awake and on duty during facility hours of operation. (3861-2/10) I. On-site parking shall be provided at the ratio of 1 space per staff member, plus 1 space for every five (5) beds and an additional '/2 space for each bedroom designated for families with children. J. A Safety and Security Plan shall be submitted to the Director of Planning for review and approval. The site-specific Safety and Security Plan shall describe the following: 1. Both on and off-site needs, including, but not limited to, the separation of individual male and female sleeping areas, provisions of family sleeping areas, and associated provisions of management. 2. Specific measures targeting the minimizing of client congregation in the vicinity of the facility during hours that clients are not allowed on-site. Goals and objectives are to be established to avoid disruption of adjacent and nearby uses. 3. Provisions of a system of management for daily admittance and discharge procedures. 4.Any counseling programs are to be provided with referrals to outside assistance agencies, and provide an annual report on a facility's activity to the City. 5. Clients are to be appropriately screened for admittance eligibility. 6. Refuse collections schedule to provide the timely removal of associated client litter and debris on and within the vicinity of the facility. K. A proposed Emergency Shelter offering immediate and short-term housing may provide supplemental services to homeless individuals or families. These services may include, but are not limited to, the following: 1. An indoor and/or outdoor recreation area. 2. A counseling center forjob placement, educational, health care, legal or mental services, or similar services geared toward homeless clients. 3. Laundry facilities to serve the number of clients at the shelter. 4. Kitchen for the preparation of meals. 5. Dining hall. 6. Client storage area (i.e. for the overnight storage of bicycles and personal items). 2013-2021 HOUSING ELEMENT III-20 HOUSING CONSTRAINT49 Farm Employee Housing The 2010 Census identifies 84 Huntington Beach residents employed in farming, fishing and forestry occupations, representing only 0.1 percent of the City's labor force. The City had only one, approximately 40 acre parcel remaining in agriculture which was approved in 2012 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.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 does allow reduced 36 foot street widths, although due to the impact on fire truck access, reduced street widths trigger fire sprinkler requirements and other alternative means and methods 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. 2013-2021 HOUSING ELEMENT III-21 HOUSING CONSTRAINTS 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, police, fire and libraries. In 2011, the City prepared a Master Facilities Plan to identify all growth-related capital projects required to accommodate new development under theoretical build-out of the General Plan. Using information in the Master Facilities Plan, a Development Impact Fee Calculation Report was generated to assure that new development pays a proportional fee to offset the additional public service costs associated with that development. In June 2012, City Council adopted updated impact fees for traffic, library development, and park land/open space, and adopted two new impact fees for police and fire to reflect the city's changing requirements for public safety. In an effort to encourage affordable housing development, deed-restricted, affordable housing for lower income households are specifically exempt from police, fire, library and park impact fees (Municipal Code Chapter 17.73 and Sections 17.67.040.A2, 17.74.110.A.2, 17.75.110.A.2, and 17.76.110.A.2).. With the goal of not inhibiting development in a recovering economy, the City's new and updated impact fees are being phased in over a three year period. Beginning in September 2012, residential development will pay 30% of the total impact fee, increasing to 60% in September 2013, and 90% in September 2014. Beginning in 2016, an annual CPI adjustment factor will be applied to the 90% fee level until a new fee study is funded. The development community has requested that the City make it easier to calculate all impact fees from the early design stage of their projects and to defer payment of impact fees to the issuance of the Certificate of Occupancy or Final Building Permit Approval. In response, the new impact fees are established on a per unit basis to allow for simple calculation, and payment of fees are deferred until later in the development process at the time the impact is imposed on the system. 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-46, development fees for the prototypical single-family project run approximately $51,000 per unit, whereas per unit fees for the apartment project are around $26,000.1 For projects requiring a subdivision map, by far the most significant fee is the parks and recreation fee, which runs $17,857 per unit, compared to a parks fee of $4,632 per unit for apartments; the City has reduced the single-family parks fee from the previous level of $35,000 per unit. . School fees collected by the Huntington Beach School District, or depending on location, the Fountain Valley School District, are also significant at$2.97/square foot. 4 Table III-5 details the formulas and assumptions for calculating project residential development fees. 2013-2021 HOUSING ELEMENT III-22 HOUSING CONSTRAIN%T43 To assess the cost of fees relative to overall development costs, City staff contacted developers of single-family and multi-family projects currently being processed in the City. The single-family developer identified total project development costs of approximately $39.6 million (including hard construction costs, site improvements and land, but excluding financing, property taxes, and sales costs), and total project fees of approximately$4 million, indicating fees comprise ten percent of project costs. In comparison to the 2012 median single-family sales price in Huntington Beach of $600,000 (refer to Table II-20), the $51,000 per unit in development fees identified in Table III-46 represents just 8.5 percent of the median sales price of new and existing homes. In terms of the relative cost of fees in multi-family development, the apartment developer identified total development costs of $90.7 million (including land, site work, direct costs, landscape/common area improvements, general contractor fees, insurance and contingency), with an additional $12.8 million in project development fees. Total development costs are thus $103.5 million, indicating fees comprise 12.3% of costs. The proforma prepared by the City's Economic consultant for the Oceana Apartments provides another multi-family example, with total development costs estimated at $38.7 million, including $3.2 million in permits and fees (prior to any fee waivers), or 8% of total costs. The Economic Development Department may offer fee reimbursements as part of its overall package of development assistance for affordable housing projects. For example, the prior Redevelopment Agency 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 March 2013, the City approved an Exemption of Development Impact Fees for the 91 unit Oceana affordable housing project, waiving a total of$1,300,500 in park, police, fire and library impact fees as provided for under the Municipal Code. In addition, development fee reductions are an eligible incentive under the City's affordable housing density bonus program. In March 2008, the City Council approved reductions in seven Planning Department fees. Fee reductions most relevant to residential development include the 50 percent reduction in the cost for a Variance when processed in conjunction with a Conditional Use Permit (CUP); 50 percent reduction in the Coastal Development Permit Fee when processed concurrently with a Variance, CUP or Tentative Map; and 50 percent reduction on a Zoning Map Amendment when processed concurrently with a General Plan Amendment. AB 641 helps to address the cash flow problems inherent in many affordable housing projects during the construction phase. For projects with a minimum 49 percent of units 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. In summary, given the modest percentage that fees represent of total development costs and sales prices, combined with the fact that affordable projects are exempt from park/ library/police/fire impact fees and eligible for additional fee reductions, it can be concluded that the City's permit fees do not impose an undue constraint on the production of new housing. As a means of specifically encouraging the inclusion of extremely low income (ELI - <30% AMI) units within affordable housing developments, the Housing Element includes a program to waive 100% of application processing fees for projects with a minimum of ten percent ELI units. 2013-2021 HOUSING ELEMENT III-23 HOUSING CONSTRAINTS Table III-46: Summary of Development Fees - Prototypical Residential Projects Cost Per Single Family Cost Per Apartment Fee Type Unit Unit Planning/Building/Development Impact Fees: Tract Map/Parcel Map 826.53 0.00 Conditional Use Permit 332.96 332.96 Environmental Processing 355.96 355.96 Inspection 1,988.79 1,324.60 Building Plan Check 1,571.14 1,046.43 Plan Review(Planning) 1,392.15 927.22 Strong Motion 22.52 12.24 Library Impact Fee* 1,091.00 519.00 Law Enforcement Impact Fee* 119.00 245.00 Fire Suppression Impact Fee* 277.00 155.00 General Plan Maintenance 416.62 226.41 Processing 31.20 31.20 School Fees 6,237.00 3,564.00 Parks/Recreation Impact fee* 17,857.00 4,632.00 Electrical Permit 300.00 192.00 Mechanical Permit 342.16 308.88 Plumbing Permit 620.88 417.04 Fence Permit 158.54 158.54 Addressing 41.86 41.86 Sub-Total $33,982.31 $14,490.34 Public Works Development Fees: Sewer-City 2,200.00 1,801.00 Sewer-County 4,009.00 2,357.00 Water 5,398.00 5,398.00 Circulation System Impact Fee* 1,800.00 1,238.00 Drainage 3,053.60 462.66 Grading Permit 166.66 166.66 Street Plans 233.33 233.33 Tract Map-Plan Check 73.33 0.00 Landscape- Plan Check 126.93 93.60 Engineering/Inspection -- -- Sub-Total $17,060.85 $11,750.25 p i r r r I Bil 51 {43"177777,17711,11 ilPr ri A $26,2An r S � Source: City of Huntington Beach, 2012. *Impact fee to be phased in over multiple years, with the 2012 fee levels reflected set at 30% of the full fee amount. Low income affordable housing exempt from these impact fees. 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-$225,200 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-$122,384 2013-2021 HOUSING ELEMENT III-24 HOUSING CONSTRAIN Table 111-57: Residential Development Fees— Formulas and Assumptions Fee Formula Assumption Planning Division 1. Tract Map $23,896 + $30/lot Total processing fee was Parcel Map $4,638 divided among each unit 2. Conditional Use Permit $9,989— Planning Commission Total processing fee was $4,556—Zoning Administrator divided among each unit 3. Parks/Recreation $17,857/unit—SFR (w/subdivision) $4,632/unit—MFR (apartment) $10,679 Environmental Assumes Mitigated Negative 4. Environmental Process Assessment Declaration, with total fee divided among each unit. 5. Addressing $1,256/project 6. General Plan $1.85/$1,000 valuation Scenario Maintenance Building Division Per Project fee of: Scenario: 1. Inspection $1,180 +$6.46/$1,000 SFR valuation:$225,200 over$100,000 - $500,000 MFR valuation:$122,384 2. Building Plan Check 79% of Building Inspection Fee Scenario 3. Plan Review Plannin 70% of Building Inspection Fee Scenario 4. Strong Motion Valuation x 0.0001 Scenario $1,091/unit—SFR 5. Library $519/unit— MFR 6. Law Enforcement $119/unit—SFR Facilities $245/unit—MFR $277/unit—SFR 7. Fire Suppression $155/unit—MFR 8. Processing $30.00 9. School Fees $2.97/s . ft. not including garage Scenario $0.12/sq. ft. 10. Electrical Permit Scenario Standard features included in 11. Mechanical Permit Per item cost calculation, based on scenario Standard features included in 12. Plumbing Permit Per item cost calculation, based on scenario Assumed 75 lineal feet of 6 foot 13. Fence Permit 7Fee based on valuation tall block wall per unit. City of Huntington Beach, 2012. 2013-2021 HOUSING ELEMENT III-25 HOUSING CONSTRAINTS Table III-57: Residential Development Fees— Formulas and Assumptions cont'd Fee Formula Assum tion Public Works $2,202- SFR Scenario 1. Sewer Connection -City $1,801 --_ MFR 2. Sewer-County(Capital $4,009 - SFR (4 bdrms) Scenario Facilities Capacity Charge) $2,357 - MFR 2 bdrms Total processing fee was 3.Water $5,398 per unit = $161,940 total divided among each unit $13,880 per acre Total processing fee was 4. Drainage divided among each unit Varies depending upon project $5,000 +Fully Burdened Rate acreage and number of cubic (FBR) (301 —5,000 cy) 5. Grading Permit yards of soil involved. Total processing fee was divided among each unit $7,000 + FBR>3 sheets Total processing fee was 6. Street Plans divided among each unit $2,200 + FBR Total processing fee was 7. Tract Ma - Plan Check divided among each unit $1,000—w/Tract Map + Total processing fee was 8. Landscape - Plan Check $380 per sheet- MFR divided among each unit Fees are highly variable by project 9.Engineering/ characteristics (8% of public Per unit fee was too variable Inspection improvements estimates) and was not addressed in table $1,800/unit—SFR 10. Circulation System $1,238/unit—MFR City of Huntington Beach, 2012. 2013-2021 HOUSING ELEMENT III-26 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 and Building 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 projects 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 Department's 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 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 2013-2021 HOUSING ELEMENT III-27 HOUSING CONSTRAINT43 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- 68, 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. Table III-68: Develo ment Processing Times in months Process Huntington Costa Newport Orange 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 Admin) Permit/ 4-6 months 2 - 3 Variance (Ping Comm) (Zoning Admin) 4 - 6 2 -2%2 Administrative Permit 1 - 1'/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 months3 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, adjacent 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 Division plan check engineer may be able to provide an "over- 2013-2021 HOUSING ELEMENT III-28 HOUSING CONSTRAINT-9 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 Planning and Building Department for plan 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 checks are required. As indicated in Table III-68, 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 project's 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 adjacent to a waterway, Pacific Coast Highway or a wetlands area. Multi-family residential projects typically require some type of discretionary action. Projects 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 provision can be a constraint for projects already zoned for multi-family housing, the project may be requesting other 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 projects 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. The City is currently working on an amendment to streamline various processing procedures required by the Zoning Code. The streamlining effort would reduce, and in some cases, eliminate the entitlement process for certain land uses. For multi-family projects, the City would increase the threshold for the number of units in a project to be permitted by right. The City would also increase the unit number threshold for projects requiring review by the Planning Commission, which is generally a longer, more expensive process. 2013-2021 HOUSING ELEMENT III-29 HOUSING CONSTRAINT49 6. Building Code Pursuant to State law, Huntington Beach has adopted the latest 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). The City has adopted the most recent International Code of Building Officials (ICBO), as required of all jurisdictions in California. Huntington Beach has also incorporated the 2010 California Energy Code and California Green Building Code Standards into the City's Municipal Code. 2013-2021 HOUSING ELEMENT III-30 HOUSING CONSTRAINTS B. MARKET CONSTRAINTS 1. Availability of 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. Mortgage lending activity in Huntington Beach was relatively modest in 2011,with just 1,797 applications for conventional home purchase loans, reflecting purchase activity on approximately four percent of the City's ownership housing stock. Table 111-79 provides information on the status of home purchase loan applications in both Huntington Beach and Orange County. As illustrated by this table, at 74 percent, the loan approval rates in Huntington Beach were identical to those Countywide. Review of loan denial rates by census tract identifies two census tracts with mortgage loan denial rates at least ten points above the 13 percent citywide average. Census tracts 994.11 (east-central Huntington Beach, north of Oak View) and 993.09 (south-central Huntington Beach, east of Goldenwest) both had mortgage loan denial rates of 25 percent. In contrast, the 2005 HMDA analysis in the City's prior Housing Element identified Oak View (census tract 994.02) as the only tract with high mortgage loan denial rates at 28 percent; loan denial rates in this low income neighborhood had decreased to 17 percent in 2011. The City will continue to monitor loan denial rates in these neighborhoods in conjunction with its update to the Analysis of Impediments to Fair Housing Choice. Table III-7-9: Status of Home Purchase Loans —2011 Loans,Approved Loans Denied Loans Withdrawn/Incomplete Huntington Orange Huntington Orange Huntington Orange' Beach Co. Beach Co. Beach Co. #Loan 1,336 17,632 236 3,115 225 3,194 Applications % of Total 74% 74% 13% 13% 13% 13% Source: Home Mortgage Disclosure Act Data, 2011. 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. The economic analysis conducted in support of the Beach and Edinger Corridors Specific Plan documented land values at $70/square foot for condominiums, $50/square foot for apartments, and $30/square foot for retail, evidence of the strong demand for housing. Per unit land cost is directly affected by density, with higher densities allowing the cost of land to be spread across more units. By increasing permitted densities within the Downtown Specific Plan, and providing for housing within the Beach and 2013-2021 HOUSING ELEMENT III-31 HOUSING CONSTRAINTS Edinger Corridors Specific Plan without a cap on densities, the City has helped to reduce per- unit land costs. 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 Construction Cost Trends for 2013, the overall cost of construction materials rose from approximately $178 to $205 per square foot between 2006-2012, reflecting a 15 percent increase in materials costs. The increase in construction costs is slowing, but were up 2-2.5% in the first half of 2012, with labor cost increases above that of materials(2.5% labor compared to 1.5% material cost increases).' 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 allows 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. 5 www.dcd.com/pdf_files/1301trends.pdf 2013-2021 HOUSING ELEMENT III-32 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. Floodplain 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. In 2009, a large portion of the southeastern section of the City was redesignated from Flood Zone A to Flood Zone X. 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. The City's experience has been that developers have economical ways to flood proof residential units, typically by raising a site, and that a floodplain designation has not served to deter development. This has been demonstrated by several recent projects located in the floodplain in various stages of the development process, including the currently under construction Pacific Shores residential project (201 multi-family residential units), and Bella Terra (467 multi-family units in mixed use development), and the entitled Boardwalk (487 apartment units) and Parkside (111 single-family units) developments which have both received their Conditional Letters of Map Revision (C-LOMR) from FEMA. Developers of a proposed 500 unit mixed use project located within a floodplain area are currently working on plans to comply with FEMA requirements for flood proofing. Additionally, there are several vacant infill properties that are located within a flood zone, specifically within the Huntington Harbour area. However, areas that have to comply with flood proofing requirements are almost entirely built out, with the majority of undeveloped residential properties, including the downtown area, outside the designated floodplains. 2. Oil Resources Huntington Beach is historically an oil town. The numerous oil facilities currently operating in the City serve to reduce the amount of land currently available for development. While residential projects can sometimes be developed around producing wells, often redevelopment of the sites must be postponed until oil production ceases and facilities are abandoned. The presence of oil facilities thus reduces the amount of land available for development in the near future and/or increases the cost of development. 2013-2021 HOUSING ELEMENT III-33 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 Report 13. A later study by GeoScience Analytical14 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 Oxy USA 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 $15,000421,000 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 re-abandoned, which generally costs around $75,000-$100,000. 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 Oxy USA property, is solely designated for visitor serving commercial and open space; it is expected to remain in oil production for the next 20+ years. Adjacent to 12 Angus Petroleum, 1988. 13 Angus Petroleum, 1988. 14 Angus Petroleum, 1988. 2013-2021 HOUSING ELEMENT III-34 HOUSING CONSTRAINTS 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 planned for 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 was approved in October 2012 by the Coastal Commission for residential development. The owner received approval from the City in 2002 to construct 170 units, however, due to wetland concerns it was not until ten years later that the project, Parkside Estates, received approval from the Coastal Commission. The Commission ultimately approved the project for 111 units with expanded wetland and buffer areas. 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 three units, and has been included in the residential sites inventory for the Element. A tentative parcel map was previously approved for the site. The property has since changed owners and the new owner has indicated intent to submit a revised parcel map for three residential units. 2013-2021 HOUSING ELEMENT III-35 HOUSING CONSTRAINTS 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 9.5 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 Pacific Shores 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 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 5,500 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 2013-2021 Housing Element cycle, which anticipates only 1,350 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 2013-2021 planning horizon are constrained by infrastructure availability. 2013-2021 HOUSING ELEMENT III-36 HOUSING CONSTRAINTS 0 21.2 IV. HOUSING RESOURCES An important component of the Housing Element is the identification of sites for future housing growth, and an evaluation of the adequacy of those sites in fulfilling the city's regional housing needs allocation, or "RHNA". The following Housing Resources section describes and analyzes resources available for the development, rehabilitation, and preservation of housing in Huntington Beach, including sites for new housing; financial and administrative resources available to facilitate housing production and housing-related services; and opportunities for energy conservation in existing and new housing and reducing greenhouse gas emissions. A. ADDRESSING UNACCOMMODATED RHNA FROM PRIOR 2006-2013 PLANNING PERIOD California State Housing Law states: For housing elements due on or after January 1, 2006, if a city or county in the prior planning period failed to identify or make available adequate sites to accommodate the regional housing need allocated, then the city or county shall, within the first year of the planning period of the new housing element, zone or rezone adequate sites to accommodate the unaccommodated portion of the regional housing need allocation from the prior planning period. (Government Code 65584.09(a), Chapter 614, Statutes of 2005 CAB 1233]) In Huntington Beach's previous (2008-2014) Housing Element, the City identified a shortfall of sites under existing to zoning to accommodate 704 lower income and 311 moderate income units as required by the City's RHNA. To address this shortfall, the City's Housing Element committed to a rezoning program to occur as part of the adoption of the Beach and Edinger Corridors Specific Plan and an amendment to the Pacifica Specific Plan. In order to demonstrate whether there is any unaccommodated RHNA need to carry over into the new housing element, HCD recommends the following steps: Step 1: Subtract the number of units from the RHNA approved or constructed (by income category)since the start of the prior planning period. Step 2: Subtract the number of units from the RHNA that could be accommodated on any appropriately zoned sites specifically identified in the element adopted for the previous planning period. Step 3: Subtract the number of units from the RHNA accommodated on sites rezoned for residential development pursuant to the site identification programs in the element adopted for the prior planning period. Step 4: Subtract the number of units from the RHNA accommodated on sites rezoned for residential development independent of the sites rezoned in conjunction with the element's site identification program. As demonstrated in Table IV-1, Huntington Beach has fully addressed its 2,092 unit RHNA need for the previous planning period through: 2013-2021 HOUSING ELEMENT IV-1 HOUSING RESOURCES 743 a) Units built or with project entitlements (Step 1) b) Available sites under existing residential zoning (Step 2) c) Sites rezoned for residential development (Step 3) Because the City does not have an unaccommodated housing need, its 2006-2014 RHNA does not carry over into the future planning period. The City's actions are further described in the narrative which follows. Table IV-1: Unaccommodated Housin Need Analysis —2006-2013 RHNA Income Levels Very Low Low Moderate Above Mod Total 7006 2 3 RI i Jl►Targets 464 P 3fi9 4i 855 2,092 Units Built 35 11 63 843 952 Projects with Entitlements 2,474 Occupancy pre-12/31/13 1 2 77 80 Occupancy post-12/31/13 79 22 189 2,104 2,394 Vacant Residential Sites 46 193 127 366 RL 82 82 RM 173 23 196 RMH 12 3 15 RH 4 4 12 20 M (SP-5 Downtown Specific Plan) 42 4 7 53 Underutilized Residential Sites RMH 18 18 Beach/Edinger Specific Plan Rezoning 628 628 Vacant 373 373 Underutilized 255 255 Pending Projects on Developed Sites 0 8 44 479 531 Total Site Capacity 830 509 3,630 4,969 RHNA surplus/shortfall +7 +95 +2,775 +2,877 1. Units Built or with Project Entitlements As presented in Table IV-1, a total of 952 net new housing units were issued building permits since the beginning of the prior planning period (January 2006 - December 2012). Of these units, 35 units were deed restricted to very low income households, 5 were restricted to low income households, and 63 restricted for moderate income households. In addition, 6 new secondary dwelling units were permitted, and based on review of rental listings for second units in Huntington Beach and comparable Orange County locations, average rent levels of $800-$1,000 for second units are well within levels affordable to low income households. In addition to units built or under construction, the City has granted planning entitlements for development of 2,474 units under current zoning designations. including 80 units with 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-2 744 expected occupancy during the current planning period and 2,394 with occupancies in the future planning period. Over 80 percent of these units are rental apartments, including a 384 unit transit-oriented development, with densities ranging from 30 to 100 units per acre. The City's inclusionary housing program has resulted in 293 deed-restricted affordable units being provided within these projects, as well as the collection of affordable housing in-lieu fees and the provision of off-site affordable units. A complete address listing of built and entitled projects by affordability level is included in Appendix A of the Element. 2. Site Capacity within Existing Zoning In preparation for the 2013-2021 Housing Element, the City has updated the vacant sites inventory contained in the existing Housing Element. The updated sites analysis documents a realistic development capacity for 366 additional units on vacant, residentially zoned sites (excluding sites in the Beach and Edinger Corridors Specific Plan, or projects with entitlements, which are separately accounted for). Assumed affordability is based on a default density of a minimum 12 units/acre for moderate income units and 30 units/acre for lower income units, with parcels that can accommodate only a single unit assumed to be above moderate income. The City has also identified an approximate one acre underutilized RMH site suitable for development within the planning period, providing development capacity for 18 additional units. Appendix A includes the detailed vacant and underutilized sites inventory, including maps and a table providing the following for each parcel: parcel number, lot size, General Plan and zoning designation, developable density, and realistic dwelling unit potential. 3. Rezoned Sites — Beach/Edinger Specific Plan In March 2010, the Huntington Beach City Council adopted the Beach and Edinger Corridors Specific Plan (BECSP), significantly expanding the development capacity for high density residential and mixed use development. The Plan allows for the development of residential uses by right on every parcel in the Edinger and Beach Boulevard corridors and does not include prescriptive density or floor area limitations, regulating development based on building form and scale. The City has experienced tremendous development ', interest within the BECSP _area, as evidenced by � approval of five large scales ; apartment and mixed use developments totaling 1, , 40900 units (refer to summary Table IV-2 on following page, with a more detailed projects table included in Appendix A). Boardwalk Mixed Use Project 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-3 745 Table IV-2: BECSP-E4ft4tedConstructed Pro'ects Pi-oject ;Units ©amity Prior/Existing Land Use Beach Walk & Ocean Apartments 173 51 54 Two office buildings- occupied du/acre Huntington Beach Lofts Mixed Use 384 100 du/acre 378 Commercial center Boardwalk Mixed Use 487 44— 39 Levitz furniture store- unoccupied du/acre Elan Huntington Beach Mixed Use 274 100 du/acre Gas station, commercial strip center Oceana Apartments 94-78 47 39 Rental car business du/acre Luce 510 60 du/acre Industrial Total Entitled Units 1,409-9Q0 apartments The City has conducted a parcel-specific site analysis within the BECSP, and has identified a total of seven vacant sites appropriate for residential development (sites #64 - #70 in the Vacant Sites Inventory included in Appendix A). Staff has assessed the realistic development potential on each of these sites based on each site's unique characteristics and in consideration of recent development trends. As indicated in Table IV-1, a total of 373 high density units can be accommodated on these vacant sites at densities well in excess of the minimum default density threshold of 30 units/acre for lower income site suitability. In addition to vacant sites, five sites within the Specific Plan have been identified that are significantly underutilized (developed with either a surface parking lot, single-family home, or vacant/for-sale office building) and suitable for redevelopment with higher density housing. Analysis of the realistic development potential on each of these sites identifies capacity for development of 255 higher density units at densities suitable to support development of housing affordable to lower income households. With all five of the entitled apartment projects within the BECSP involving redevelopment of existing commercial uses, such trends are evidence both of the strong local housing market and the success of the Plan's development incentives in capturing this housing demand. 4. Pending Projects on Developed Sites The City continues to experience a high level of interest among developers and property owners about pursuing residential and mixed use development opportunities within both the Beach and Edinger Corridors Specific Plan and the Downtown Specific Plan, with six projects currently going through the entitlement process (April 2013). Two of these projects are on vacant sites, and are thus reflected in the vacant sites inventory. The remaining four projects are on sites with an existing commercial or residential structure, though not significantly underutilized. Similar to the five entitled Beach/Edinger apartment projects,these project sites had not previously been identified by the City as vulnerable for redevelopment, further demonstrating the strength of the residential market in Huntington Beach. Given that the zoning is in place for these pending residential projects, the sites on which they are located are included within the Housing Element sites inventory. However, instead of basing the presumed affordability mix on the default density, unit capacity and affordability is based on each project's development application. As indicated in Table IV-1, these four pending projects on developed sites provide for a total of 531 units, including 44 moderate income and 8 low income deed restricted units. 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-4 746 B. SITES TO ACCOMMODATE THE 2014-2021 RHNA This section documents the availability of sites for future development and the adequacy of these sites to address Huntington Beach's regional housing needs for the 2014-2021 planning period. 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: Residential building permits with occupancy post 12/31/2013 ➢ Residential projects with development entitlements with occupancy post 12/31/2013 ➢ Vacant and underutilized residential and mixed use sites --Rezoninq URde�residential sites Table IV-3 summarizes the residential unit potential from the above methods and provides a comparison with Huntington Beach's 2014-2021 RHNA. Table IV-3: Potential HousingUnits during 2014-2021 Planning Period Income Levels Very Low Moderate Above Total Low Mod 2044021 RHNA Tar 3'13 220 248 ' 572mKM Building Permits (post 12/31/13 occupancy) 50 47 274 2,574 2,945 Entitled Projects (post 12/31/13 occupancy) 79 j 122 94-&9 2662,104 2762,3" Vacant Residential & Mixed Use Sites 422M M197 1247 739366 RL __.._ � 82 82 RM 173 23 196 RMH 12 3 15 RH 4 48 12 20 M (SP-5 Downtown Specific Plan)! 422 4 27 53 • !QD_'IA BeaGh E dtnanr SpeGifir Dlan\ 37-9 37-3 Underutilized Residential& Mixed Use Sites 255 18 M18 RMH 18 18 M4S -4 -Beac-h�€diRger-Spec 4c-P-Ian4 255 2-55 iRg Projects on Deve-loped—Sites, 0 8 44 479 534 Total Site Capacity r-33, �� 0 t-2 415 RHNA surplus/shortfall �2 �5 - L4152; =2.2522 Affordability for 424 Main St based on approved proiect(20 above mod units)rather than default density. 2 Site capacity excludes development potential within the Beach and Edinger Corridors Specific Plan. In tear-na'>-total, the City's sites inventory provides for 3,605 units. In terms of evaluating the adequacy of these sites to address the affordability targets established by the RHNA, affordability for vacant and underutilized sites is based onu^n, sirmo^+ +�+, +o� nrnP,_II9idc fuse e _"default densities" Bea to falls ,eii+hin the default density of 30 units/acre for providing sites affordable to very low and low income households, and . Fer medeFate-*rn rGGrne-rheusehelds,based-vR several 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-5 747 Ghncon a threshel of 12 units/acre forte reflect a reasGRable density with whinh moderate income households.de e4epn e;Rtt GaR he aGh_- 7 Allocating Huntington Beach's residential sites inventory based on these density thresholds, combined with the actual affordability in projects with building permits or with planning entitlement set ar{d pending r,roieGtc results in the allocation of sites by targeted income group as presented in Table IV-3. A comparison of this income distribution with the City's RHNA identifies sufficient sites to address Huntington Beach's total regional housing need of 1,353 units, but a shortfall in sites at appropriate densities to address the need for 413 lower income units. The City will address this shortfall through establishment of an-" "Affordable Housing Overlay" within the Beach and Edinger Corridors Specific Plan (BECSP), as described later in this section. 1 . Units Issued Building Permits with Post December 31, 2013 Occupancy A total of 2,945 net new housing units have been issued building permits with occupancies after December 31, 2013, and thus fall within the January 1, 2014 - October 31, 2021 RHNA Proiection Period for the 5th Housinq Element cycle. As detailed in the building permit table in Appendix A, 50 of these units are affordable to very low income households (Oceana Apartments, Boardwalk Mixed Use); 47 units are affordable to low income households (Oceana Apartments, Pacific Shores, Luce Apartments and a caretaker unit); and 268 are affordable to moderate income households (inclusionary units in Boardwalk Mixed Use, Beach & Ocean Apartments, Elan Huntington Beach, Huntington Beach Lofts, Pacific Shores, Monarch Walk and Coastal Walk; a market-rate rental in Oak View neighborhood; and various accessory dwelling units). The high level of residential development activity, particularly within the Beach and Edinger Corridors Specific Plan, has resulted-in the City exceeding its total RHNA of 1,353 units by over 1,500 units within the first five years of the eight year Housing Element planning period. The City's challenge, however, is how to address the RHNA's affordability targets for very low and low income households. 2. Projects with Entitlements In addition to projects issued buildinq permits, 276 additional units have received planning entitlements and are approved for development (refer to Entitled Projects table in Appendix A) including three density bonus projects. A total of 10 deed restricted affordable units are provided within these entitled projects (9 moderate income and 1 low income), with several projects paying an inclusionary housing in-lieu fee, or fulfilling their affordable housing obligations at an off-site location. Ars —see ir, the Prier SeGtinr the market for residential and mixed use development in H1_1Rti--1-n-BeaG41 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-6 748 Si-gle family homes comprise fifteen peFGent URitS) Gf E)Rtitled units, and iRGtUde the Brightwater deVe'GpMeRt iR Imey fee. A tGt@l ef 290 deed restFiGted affeFdable units aFe provided WithiR these , 3. Vacant and Underutilized Sites As vacant, developable land becomes more scarce in Huntington Beach, it is increasingly important for the City to track and manage this diminishing resource. To this end, the Huntington Beach Community Development Department conducted a comprehensive, parcel-specific survey of all vacant land within the City, updating the sites survey conducted in 2007 for the last Housing Element. Staff reviewed the parcels included on the 2007 vacant sites list by verifying vacancy through updated 2010 and 2012 aerial photography and building permit data. Staff also conducted an aerial survey of the entire City followed by a field survey of certain areas, including the Beach Boulevard and Edinger Avenue corridors, to capture additional vacant sites that were not included on the previous list or that had become vacant since the 2007 survey. Only those residential sites with reasonable potential to develop within the planning period have been included in the inventory. Table IV-4 provides a summary of the realistic development potential on identified vacant and underutilized sites by General Plan category, with the parcel-specific inventory and corresponding maps included in Appendix A to the Element. As indicated, 7964 vacant and underutilized residential and mixed use sites totaling approximately 350 acres have been identified as suitable for development, yielding 739384 dwelling units. The discussion which follows describes the methodology used to assess the realistic development capacity for each of these sites by General Plan designation. Table IV-4: Developable Vacant and Underutilized Residential Sites General Plan Category Permitted I Vae nt# -art Realistic Unit Density Sites Acreage Potential Vacant Sites Residential Low(RL) 7 du/acre 14 9.25 82 units Residential Medium (RM) 15 du/acre 18 15.73 196 units Residential Medium-High (RMH) 25 du/acre 8 1.09 15 units Residential High (RH) 30 du/acre 14 0.98 20 units Mixed Use (M) Downtown Specific Plan (SP5) 30-50 9 1.9 53 units du/acre 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-7 749 BeaGh/Edinger SpeGifir Plan No deRs;ty 7 942- 3-73-Units SubTotal -Vacant Sites 7063 28.9535:37 366739 units Underutilized Sites Residential Medium-High (RMHJ 25 du/acre 1 .94 18 units SubTotal - Underutilized Sites 1 .94 18 units Tota!Vacant& Underutilized 64 29.89 384 units Source: City of Huntington Beach Vacant Land Survey,April 2013. Realistic Development Capacity The majority of remaining vacant residential sites in Huntington Beach are less than an acre in size, and because of their small size, are unable to be developed to the maximum densities provided for under zoning. In order to determine the realistic development capacity of each site, City staff evaluated the zoning designation and accompanying development standards, lot size and historic development densities within the zone district, as well as any other land use constraints applicable to the specific site. Within the Residential Low (RL) category, most of the vacant sites are 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. Eight 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 the City routinely processes coastal development permit applications. One large, 4.75 acre site remains in the Residential Low category, and is located within the Ellis/Golden West Specific Plan (Site #1 in the Vacant Sites Inventory in Appendix A). 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 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 (excluding vacant mixed use sites). Several of the sites in this category, as well as the majority of 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. 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-8 750 Other sites in the Residential Medium category have constraints that do not allow for maximum development potential. Site #15 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. Site #21 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 within the Holly Seacliff 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 104 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 #32 consists of thirteen adjacent parcels under common ownership totaling 0.59 acres. This site was part of a former project to construct 14 condominium units that also included three additional parcels (0.36 acres) currently developed with four units and owned by the same property owner. Due to economic conditions, the project was withdrawn, but with the improving housing market could be resurrected. Within the Residential High (RH) category, ten of the 14 vacant sites are within the Sunset Beach Specific Plan, and based on their small size, can yield just one unit. Even the largest RH sites are only 0.1 - 0.15 acres in size, accommodating a maximum of four units. Several Vv_acant Mixed Use (M) sites fall within both theDowntown Specific Plan (SP5 - DSP): while residential is permitted throughout thisese specific plans, only those parcels which staff considers suitable and realistic for residential development are included in the inventory. Nine vacant Mixed Use parcels have been identified within the DSP, yielding 53 units at densities of 30- 50 unit/acre. Site #55a and #55b is under common ownership and was identified as a development opportunity site in the market analysis that was prepared for the DSP update. The City has had several inquiries regarding the site since the DSP was updated in 2011 with more flexible development standards, increased maximum density requirements and a streamlined development process. The site is located on the fourth block of Main Street where existing properties are primarily developed with residential and mixed use (commercial/office/residential) rather than an emphasis on beach- and tourist-oriented commercial uses, which occur on Main Street closer to the pier and beach. The City has approved a development application for 20 units on this site, but the developer has put construction of the project on hold. Therefore, rather than using default density to assume development affordability, affordability has been based on the previously approved project (refer to Table IV-3). DSP Site #57a and #57b is located along Pacific Coast Highway and is also held under common ownership. The City had previously processed entitlements for development of the site with a mixed use project with six residential units. However, due to the recession and the collapse of the housing market, the project was never constructed. With the increased density allowance of 50 units/acre under the updated DSP, a new mixed use project combining the site with an adjacent non-vacant site was approved for with29 dwelling units, but the applicant has indicated that there are currently no plans to build the 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-9 751 rp oie,t has been submitted and as GUFFeRtly being pFec;essed by the PlaRRiRg and Buildin_g f epa4mont �v-Fra-e�z�Trerre. These seven VaGaRt BEGSP sites are all GeRsideFed to have Rear term potential for resideRtia4 use, with property GWReF iRteFest, development inquiries or pFE)jeGt pFepesals reGeived OR five these BEGSP eppertu_n#y_s4tes_--aPA estimated the unit potential based on an expeGted Pees�ntlial 1-11,E)dUGt type and aSSOGiated density GeRSisteRt with FeGeRt -"evel()PFReR+. trends in the B GSP (FefeF to Table lV 21. 11 Aest of the sites have been assumed to be developed with four story StFUGtUres at ad Pens wities- of 50 to 60 with one site assurned at 100 0 RG'Lided In the 'nVeRtGFY as staff does Rot believe they are likely to develop as resideRtial, �rnito/aGFe1- cm-rrrrucrv (Site #67-a and #67b dGSGFkbed below). In *RstaRGes where speGifiG prejeGts have been proposed on a site, the unit yield has generally been based Gri-t reposed predUGt type, Site#65 is IGGated GR BeaGh Boulevard within the BEC NeighbeFheed Parkway SegMeRt. Th;-_ IBEGSP subarea eRVISIGRS primarily resideRtmal and neighborhood serving uses. The City has had several iRquiFies for develOpMeRt of the site either by itself or �R, GeRjYRGtiGR with adjaGeRt properties and most FeGeRtly reviewed a proposal for _- 50 unit prejeGt on the site. The unit yield on this site has been based on a SirR;'--' 501 ,,;+ cY per.. S;te #67a and #67b is lGGated w4thwR the BEGSP Town Center Neighborhood segment and requires residential develepmeRt OR the site. The site was one of the sites ZeRiR R the previous Housing Element and, at the time, was devel PPI With An t Gff;Ge building that has SiRGe been demolished. The site is adjaGeRt to YRGIeFutiliz-ed s;+Ies A CAV1Rg­-6,e-GtbR,' and all four parGels are held R­GW�44e4-F deve!G,----Rt on a portion of the sate lc;+e #67A and Site A), equating to 93 unitsiaGre—. The URit yield on Site #67A and #6 subarea of the BEGSP whiGh allows up to 6 stories in height, and GGrnpatible with the adjaGeRt ten story effiGe building. The adjaGeRt YRderutilized parking let sites A and B have-bee-R. GR site an all four sites This FeGtaRgL4!ar site has aGGe s fForn BeaGh Boulevard and QameFGR Lane, and bGGawse 4 is a thr- s land ;s taken w p, by fire la-Res, enabi iRg a developer to 4ax4���. The site is wriership with adjaGeRt site D, and the—.emb;Red 1.6 aGF_ Site segment, Wh'Gh e. ,eighberheed serving GernrneFGial, Gff;Ge and ;Rfill residential uses.Thp Emr-AmerriiG ARalySiS GendUGted in support Of the RFCSP ipdir, ted that given its easy freeway aGGeSS__---_E-_d;Rg^_F.-Rd Glese preximity to the PaGffiG OGeaR, land values Within the SpeGmfiG Plan area / 1 im Oar�h 2.0-In_ 4rn-r --di- 0_ rmn nnmin"4�& 7r- 1 - 2013-2021 HOUSING IV-10 ELEMENT HOUSING RESOURC#§ |n addition to vacant sites, the City has identified g*�x significantly underdave|uoeds parking let, single family home, or va--a-Vfer sale eff;Ge-b4kl-k� suitable for development with higher density housing within the planning period. developed with a modest sinqle-family home (1955)with no curb, gutter, sidewalk or driveway improvements. The existinq lot coverage is 4.7%, whereas a lot coverage of up to 50% is ted ad, Under ZAGIMPAGR GWRersh;p-A4th vaGaRt sites, eRhaRG!Rg their viability fGr develepmeRt. Five of the underutilized sites fall within the -R--a-Gh and Ed�qger- Go SpecifiG Pan where the uses with apartmeRtS and large sGale mixed use prGjeGtE;. . An rio| photographs Ofes*s-h ef-the underutilized sites, along with a description of site characteristics and factors supporting | redevelopment, iseeFee included in Appendix A. Table !V-5.: Developable Underutilized Residentia�� Permitted ReWis 4. Potential Sites for Re-designation to Accommodate RHNA Shortfall As summarized in Table IV-3, since the CitV's verV low and low income RHNA need (at the required "default density" of 30 units per acre) cannot be accommodated within the City's currently designated residential sites, as part of the Housing Element update, Huntington Beach has identified additional properties suitable to accommodate the remaining RHNAt. Pursuant to AB 2348, a program to provide adequate sites to address a RHNA shortfall must adhere to the following parameters: Sites must be able to accommodate 100% of the RHNA shortfall for very low and low income units; Sites re-design 3ted for lower income households must accommodate residential uses Sites must be able to accommodate a minimum of 16 units; and At least 50 percent of sites identified to address the lower income housing shortfall need to be accommodated on sites designated for exclusively residential use. The following describes Huntington Beach's "adequate sites" program structured to fulfill the parameters of AB 2348 and address the City's shortfall of 413 lower income units., 2013-2021HOUS|NG ELEMENT HOUSING RESOURCES |V-11 753 In March 2010, the Huntington Beach City Council adopted the Beach and Edinger Corridors Specific Plan(BECSP), providing for up to 4,500 new housing units along two of the City major commercial corridors. In addition to the 1,900 apartment units already constructed within the BEQSP, the City's adopted 2014-2021 Housing Element identified seven vacant sites and five underutilized sites in the sites inventory as suitable far development within the olanninq period. As described in further detail under the Governmental Constraints chapter of this amendment to the Housing Element, in May 2015, the Huntington Beach City Council adopted amendments to the BECSP to reduce the Maximum Amount of New Development WAND) permitted from 4,500 to 2,100 units, along with a conditional use permit requirement and other changes to development standards. With 1,900 units within six projects already developed, lust 200 additional units can be accommodated within the new 2,100 unit MAND, a level insufficient to address the City's RHNA shortfall of 413 very low and low income units. To address this shortfall, the Citv has identified several existing vacant and underutilized BECSP Housing Element sites plus two additional underutilized sites within the BECSP for designation within an "Affordable throughout the specific plan area with potential to redevelop in the near term as well as over a lonaer period with capacity to accommodate several thousand units, these sites were selected because they have the greatest potential for moving forward with a development proposal within the current planning period. Although some of the sites are developed or have existing uses on them, it should be noted that every BECSP property that has been developed had existing buildings on it, and almost every BECSP property had existing occupied uses, and in some cases, multiple existing uses at the time development was proposed and approved. As indicated in Table IV-5, in aggregate, these six sites encompass a total 10.85 acres, providing potential development of 502 multi-family units at densities in excess of the minimum default density threshold of 30 units/acre for lower income site suitability. Additionally, as development within the Overlay occurs, if the remaining capacity of the sites cannot accommodate the remaining lower income RHNA, there is sufficient capacity within the BECSP, as noted above, to add sites to, the Overlay and ensure the rerngintpgjqwL income RHNA can be accommodated throuahout the iDlanninq period. The followipg_parrative describes the realistic development potential on each of these six sites. Table IV-5: Potential Sites for Re-designation to Accommodate RHNA Shortfall MA-2 Location Current -EM2osed Existing Assumed Site Realistic - # Zoning ggging, H.E. Site Densit Acre age Unit y- Potential 17631 Cameron/17642 SP14 SP14— Underutilized 50 du/9-c- 1.58 two 79 1 Beach Affordable Site D/ 0.79-acre Housing Vacant Site parcels held Overlay 70 in common ownersbipj 18431 Beach SP 14 SP14— Vacant Site 55 du/ac 0.78 43 2 Affordable 66 Housing Overlay 18700 Delaware/l 8811 SP14 SP14— Underutilized 67 du/ac 4.0 (four 271 3/4 Florida Affordable Sites A & parcels in Housing B/Vacant common Overlay Sites 67 a/b ownership) 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-12 754 19432 Beach SP14 SP14- Vacant Site 40 du/ac 1.0 40 5 Affordable 65 Housing Overlay 19471 Beach/19431 SP14 SP14- Underutilized 50 du/ac 1.39 two 69 6 Beach Affordable Site Eparcels) Housing (combined Overlay with non HE site Total Site Capacity 1 1 8.75 502 Site 1: This site includes two properties already identified (and previously certified by HCD for the current_planning period) in the Housing Element as Vacant Site 70 and Underutilized Site D. The site is located on Beach Boulevard within the BECSP — Neighborhood Boulevard segment, which envisions neighborhood-serving commercial, office and infill residential uses. This rectangular site has access from Beach Boulevard and Cameron Lane, and because it is a through lot, less land is taken up by fire lanes, enabling a developer to maximize densities. The site is under common ownership with underutilized site D, and the combined approximately 1.6 acre site is identified as an opportunity site in the BECSP. Existing office uses are developed north and south of the parcels and the existing underutilized RMH zoned site is located directly across Beach Boulevard. The existing single-family residence on Underutilized site D has no existing curb, gutter or sidewalk, no on-site parking for the unit, has had prior code enforcement issues, and is a nonconforming use. The realistic capacity based on 4-story development and a comparison of the density yield for similar projects built within the BECSP. Site 2: This site includes Vacant Site 66 identified (and previously certified by HCD for the current planning period) in the Housing Element. The Housing Element previously identified a realistic capacity on this site of 20 units. However, the City recently approved an acquisition loan agreement with an affordable housing developer who is in the process of purchasing the site for the development of a 43-unit 100 percent affordable (extremely low and low) senior project. The acquisition loan agreement provides approximately $3 million for the project primarily from City inclusionary housinq funds. Therefore, the realistic capacity reflects the current project proposal. Sites 3 and 4: These sites are identified (and previously certified by HCD for the current planning period) as Underutilized Sites A & B and Vacant Sites 67 a & b in the Housinq Element. Realistic capacity for both sites is based on recent discussions with the property owner and various preliminary site plan configurations with 4-story buildings. The collective area of the sites is four acres. There are no structures currently developed on the site. A portion of the site is currently used as a parking lot for adjacent properties, while a portion of the site is vacant and unencumbered. The property owner is actively engaging with adjacent property owners to find alternative parking solutions for their uses. In fact, one of adjacent properties received approvals in 2018 to expand their current parking lot to accommodate their entire parking demand on site. In addition, the City is currently reviewing plans for development of a parkinq structure to accommodate parkinq for the remaining uses that currently utilize the site for parking. The property owner has indicated that he has begun preliminary site investigations such as geotechnical work and soil sampling in anticipation of developing the site. The City expects that a potential development project would be submitted in the first half of 2020. 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-13 755 Site 5: This site is identified (and previously certified by HCD in the current planning period) as Vacant Site 65 in the Housing Element. It is located on Beach Boulevard within the BECSP — Neighborhood Parkway segment. This BECSP subarea envisions primarily residential and neighborhood serving commercial uses. The City has had several in uiries for development of the site either by itself or in conjunction with adjacent properties and most recently reviewed a proposal for a 50-unit project on the site. The realistic capacity has been adjusted to reflect conversations within the last year with potential applicants as well as accounting for fire access constraints identified on the previous 50-unit proposal. In addition, the City has had discussions with affordable housing providers for a 100 percent lower income project on this site, although no project has been submitted. Site 6: A_portion of this site is identified (and previously certified by HCD in the current planning period) in the Housing Element as Underutilized Site E. The parcel is developed with a vacant office building and is currently for sale. The property has a 20-year history of code enforcement cases, has not been legally occupied since 1997, and is nonconforming. The adjacent parcel to the north is currently developed with a mattress store. The northern parcel has been added based on discussions within the last year with potential applicants, including one that previously controlled the site. The realistic capacity is based on development of the site with a 4-story building and previous discussions with potential developers of the site. In order to address the 413 unit RHNA shortfall, the City will undertake an adequate sites program within the parameters of AB 2348 consisting of the following_ Amend the BECSP to establish an "Affordable Housing Overlay" within the BECSP to be applied to the sites identified in Table IV-5 to accommodate the RHNA shortfall. Allow for residential development capacity within the Affordable Housing Overlay to accommodate the entire 413 unit lower income RHNA shortfall throughout the planning period. Replace the Conditional Use Permit(CUP) requirement with a"by-right"administrative Site Plan Review process (i.e. —no discretionary Planning Commission or City Council review) on sites designated with the Overlay that propose at least 20% lower income units (encompassing extremely low, very low, and low income units) on site (no in lieu fees allowed). Replace the amended BECSP parking requirement with requirements in line with the Citywide multi-family parking standard for sites within the Overlay. Provide for exclusively residential uses on sites in the Overlay. Housing Element Program #8 - Adequate Sites, details the program and time frame for implementation. A map depicting the general location of potential sites for the Affordable Housing Overlay is provided in Appendix A, with aerial photographs of each site. 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-14 756 4. Pending P-o-jeGtS On Developed Sites As deSGribed in the previous SGGt*E)R, the G-.;+,, FefIGGted iR the vaGant sites iRveRt9FY, With- t-�. these pFejeGtS GR sites with aR eXiSting and thus Ret iRGIuded iR Table IV 5. Given that the zc)-il- i� PlaGe for the-se pending 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, 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 5,500 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 2013-2021 Housing Element cycle, which anticipates only 1,350 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 2013-2021 planning horizon are constrained by infrastructure availability. 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-15 757 C. FINANCIAL RESOURCES The extent to which Huntington Beach can achieve its Housing Element goals and objectives is in large part dependent upon the availability of financial resources for implementation. The primary local source of funds for affordable housing in Huntington Beach has traditionally been its Redevelopment Agency's Low- and Moderate-Income Housing Fund, which generated approximately $3 million per year for housing activities. However, due to passage of Assembly Bill (AB)1X 26, redevelopment agencies across California have been eliminated as of February 1, 2012, removing the primary local tool for creating affordable housing. However, with the passage of AB 1484 in June 2012, the Supplemental Educational Revenue Augmentation Funds(SERAF) borrowed by the State from Redevelopment Agencies Low and Moderate Income Housing Funds are to be repaid, and will be deposited into each Successor Agency's Housing Asset Fund (pursuant to Health and Safety Code Section 34191.4(b)(2)(B) and (Q. The Huntington Beach Successor Agency is projected to receive a total of $4,083,944 in SERAF repayments, to be received in three installments between January 2014 and June 2015. In addition, once the SERAF repayments have been made and the Successor Agency receives a finding of completion, AB 1484 mandates that the loans of the former Redevelopment Agency and City be paid back, with 20 percent earmarked for housing. The former Huntington Beach Redevelopment Agency has approximately $35 million in outstanding Housing Loans, thereby generating $7 million over the next 15 to 20 years to be deposited into the Housing Asset Fund. The City will continue to explore new funding sources and programs, and opportunities to partner with the private sector and local non-profit organizations. Examples of new funding opportunities include: ■ The City is partnering with American Family Housing (AFH) to provide rental assistance to low income households through AFH's Supportive Housing Program (SHP)funds awarded by HUD. City HOME funds are being used as a matching grant for operating costs for AFH in administering the SHP rental assistance program. ■ The $93 million Golden State Acquisition Fund (GSAF)was launched in early 2013 by State HCD in partnership with seven Community Development Financial Institutions (CDFIs), providing developers and public agencies with access to favorably priced funds for developing and preserving affordable rental and ownership housing. SB 391, The GaliferRia Home and jobs AGt, is making its way threugh the ■ SB2 Building Homes and Jobs Act is the first permanent source of state funding dedicated to helping local governments increase housing production. The program is funded by fees levied on certain real estate transactions and is expected to generate between $250 and $300 million annually. The City is specifically interested pursuing this funding source for the purpose of establishing a navigation center to address homelessness. 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-16 758 Table IV-6 on the following pages identifies a variety of Federal, state, local and private resources that may be available to carry out housing activities in Huntington Beach. Table IV-6: Financial Resources Available for Housing Activities Program Name Desorlpt[fln ,_ Eligible Activities ry 1. Federal Programs Community Development Grants awarded to City on a formula basis ' Acquisition Block Grant(CDBG) for housing and community development 0 Rehabilitation activities primarily benefiting low and ■ Homebuyer Assistance moderate income households. Huntington 0 Economic Development Beach receives approximately $950,000 annually in CDBG funds (as of FY Homeless Assistance 2012/13), and allocates $80,000 towards w Public Services its rehabilitation program. HOME Flexible grant program awarded to City on ' New Construction formula basis for housing activities. • Acquisition Huntington Beach receives approximately ■ Rehabilitation $400,000 annually (as of FY 2012/13), 0 Homebuyer Assistance which it allocates to new construction and acquisition/rehabilitation of affordable Rental Assistance housing. Section 8 Rental Rental assistance payments to owners of vRental 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. ■ Rehabilitation ■ New Construction Section 811 Grants to non-profit developers of ' Acquisition supportive housing for persons with ■ Rehabilitation disabilities, including group homes, ■ New Construction independent living facilities and . Rental Assistance intermediate care facilities. 2. State Programs Low-income Housing Tax State and Federal tax credits to enable • New Construction Credit(LIHTC) sponsors/developers of low income rental ■ Acquisition/Rehabilitation www.treasurer.ca.gov/ctcac/ housing to raise project equity through the sale of tax benefits to investors. 4% and 9% credits available, with 4% credits often coupled with tax-exempt bonds. 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-17 759 Table IV-6: Financial Resources Available for Housing Activities Program Name Description Eligible Activities Multi-Family Housing Deferred payment loans to local • New Construction Program (MHP) governments, non-profit and for-profit E Rehabilitation www.hcd.ca.gov/fa/mhp/ developers for new construction, E Preservation rehabilitation and preservation of 0 Conversion of permanent and transitional rental housing nonresidential to rental for lower income households. Includes separate Supportive Housing and Social services within Homeless Youth MHP components. project Building Equity and Growth Grants to cities to provide downpayment Homebuyer Assistance in Neighborhoods (BEGIN) assistance (up to $30,000) to low and www.hcd.ca.gov/fa/begin/ moderate income first-time homebuyers of new homes in projects with affordability enhanced by local regulatory incentives or barrier reductions. CalHome Grants to cities and non-profit developers Predevelopment, site www.hcd.ca.gov/fa/calhome 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 projects. ■ Mortgage financing ■ Homebuyer counseling Transit-Oriented Funding for housing and related Capital improvements Development Program infrastructure within one-quarter mile of for qualified housing transit stations. developments, including www.hcd.ca.gov/fa/tod/ enhancing pedestrian or bike access between project and transit ■ Land acquisition Affordable Housing Funding for pilot programs to demonstrate Varies depending on activity Innovation Fund innovative, cost-saving ways to create or www.hcd.ca.gov/fa preserve affordable housing. Under AB 1951 (2012), funding has been appropriated to the following activities: ✓ Local Housing Trust Fund Grant ✓ Golden State Acquisition Fund ✓ Innovative Homeownership Program 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-18 760 Table IV-6: Financial Resources Available for Housing Activities Program Name Description Eligible Activities Infill Infrastructure Grant Funding of public infrastructure (water, 0Development of parks Program sewer, traffic, parks, site clean-up, etc) and open space www.hcd.ca.gov/fa/iig/ that supports higher-density affordable 0 Water, sewer or other and mixed-income housing in locations utility service designated as infill. improvements ■ Streets, roads, parking structures, transit linkages, transit shelters ■ Traffic mitigation features ■ Sidewalks and streetscape improvements Housing Related Parks Financial incentives to jurisdictions who ' Grants for creation of Program construct new units affordable to very low new parks, or and low income households. rehabilitation or www.hcd.ca.gov/hpd/hrpp/ improvements to existing parks. CaIHFA Residential Low interest, short term loans to local ' Site acquisition Development Loan governments for affordable infill, owner- ■ Pre-development costs Program occupied housing developments. Links www.ca/hfa.ca.gov/ with CaIHFA's Downpayment Assistance multifamily/special/rdlp.pdf Program to provide subordinate loans to first-time buyers. Two funding rounds per year. 3. Local Programs Huntington Beach SERAF repayments projected to generate ' Acquisition Successor Housing $4 million in FY 2014/15 for deposit into E Rehabilitation Agency - Housing Asset Housing Asset Fund. 20% of outstanding E New Construction Fund City/Agency loans also to flow into Housing Fund, generating approximately $7 million over next 15-20 years. Residual receipts of the former Redevelopment Agency will also be deposited into the Housing Asset Fund. Inclusionary Housing Trust Inclusionary housing in-lieu fees as 0Pre-development costs Fund permitted for projects with 3-30 units. E Land acquisition Funded projects are required to include a 0 Rehabilitation minimum of 50 percent very low and low 0 Land Write-downs income units, with at least 20 percent of E Interest rate subsidies units affordable to very low income households. 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-19 761 Table IV-6: Financial Resources Available for Housing Activities Program Namei Description----, iigibie Activities Orange County Housing Non-profit that capitalizes and manages a 0 New Constructionpx Trust loan fund to expand supply of affordable 0 Acquisition workforce housing in Orange County. . Preservation http://ochousingtrust.org/ Provides pre-development loans, and capital to fund downpayment assistance Rehabilitation programs. EDownpayment assistance 4. Private Resources/Financing Programs Federal Home Loan Bank Direct subsidies to non-profit and for profit ' New Construction Affordable Housing developers and public agencies for Program affordable low-income ownership and rental projects. Savings Association Pooling process to fund loans for 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 Freddie Mac HomeWorks-1st and 2nd mortgages that Home Buyer Assistance include rehabilitation loan; City provides combined with gap financing for rehabilitation component. Rehabilitation Households earning up to 80% MFI qualify. Source: Karen Warner Associates, April 2013. 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-20 762 D. ADMINISTRATIVE RESOURCES Described below are several non-profit housing providers 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, and development of affordable housing. Orange Housing Development Corporation (OHDC): OHDC is a non-profit housing developer whose primary focus is in Orange County. In 2002, the Huntington Beach Redevelopment Agency funded OHDC to develop the 20 unit Bowen Court senior housing project. Since that time, OHDC has completed numerous acquisition/rehabilitation projects in Huntington Beach's Oakview neighborhood, including most recently Pacific Court Apartments, providing 47 very low and low income units. Jamboree Housing Corporation (JHC): JHC is an experienced non-profit developer with projects throughout Southern California and the state. Jamboree has also established a social services division to assist residents in maintaining self-sufficiency which now operates at most Jamboree-owned properties. JHC has completed five multi-family acquisition/ rehabilitation projects to date in the Oakview neighborhood, and in 2011 assumed ownership Emerald Cove, a 164 unit affordable senior housing project on behalf of the City. Shelter for the Homeless (SFH): Shelter for the Homeless provides emergency, transitional and permanent supportive housing for homeless and lower income families. The City has partnered with SFH to rehabilitate 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 several projects, totaling six new homes. Collette's Children's Home (CCH): 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 projects throughout Orange County, including 18 units of transitional housing in the Oakview and Sun View neighborhoods in Huntington Beach. Most recently, the City providing funding assistance to CCH for the development of Pacific Sun Apartments, providing six new rental units for very low income large families. In addition to the above, the City works with a number of nonprofit organizations to provide housing related supportive services, including: ➢ American Family Housing ➢ Community Care Health Centers ➢ Community Services Programs (CSP) ➢ Huntington Beach Council on Aging ➢ Huntington Beach Senior Services ➢ Interval Housing ➢ Project Self Sufficiency 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-21 763 E. OPPORTUNITIES FOR ENERGY CONSERVATION Housing Element statutes require an analysis of opportunities for energy conservation with respect to residential development. The energy conservation section of the element must inventory and analyze the opportunities to encourage the incorporation of energy saving features, energy saving materials, and energy efficient systems and design for residential development. Planning to maximize energy efficiency and the incorporation of energy conservation and green building features can contribute to reduced housing costs for homeowners and renters, in addition to promoting sustainable community design and reduced dependence on vehicles. Such planning and development standards can also significantly contribute to reducing greenhouse gases. 1. Green Building Practices Conventional building construction, use and demolition along with the manufacturing of building materials have multiple impacts on our environment. Nationwide, 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 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, generate less waste, and lessen a building's overall environmental impact. The 2010 California Building Standards Code establishes mandatory Statewide green building standards; Huntington Beach has adopted the California Green Building Standards Code (CALGREEN) in its entirety. In addition, the City requires green building practices for all development within the recently adopted Downtown Specific Plan and Beach/Edinger Corridors Specific Plan. To assist the development community in addressing the City's green building requirements, the Planning and Building Department has a certified LEED Green Associate planner on staff, and provides a variety of educational handouts at the public counter and on the City's website. The City also offers an Energy Efficient Permit Fee Waiver for energy efficient heating, cooling, water and solar systems meeting specified criteria, encompassing Plumbing, Mechanical, Electrical, and Solar permit fees. In 2008, the City hired a full-time Energy Project Manager to incorporate energy use reductions and other innovative sustainable practices into the City's infrastructure, and in 2011, adopted an Energy Action Plan, which outlines the City's history and commitment to eliminating energy waste, preparing for peak oil production and reducing greenhouse gas emissions. The City has made great strides to implement energy efficiency and conservation strategies in its own facilities through HVAC and lighting system retrofit projects in municipal buildings, conversion of streetlights to LED, installation of automated "smart" irrigation controllers at City parks, installation of solar-powered beach restrooms and parking meters, elimination of unnecessary computer servers and printers in City facilities, and completion of 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-22 764 the largest municipal solar installation project in Orange County. The energy and cost savings associated with these projects is detailed in the City's Energy Action Plan. Through the "HB Goes Green" Program, Huntington Beach has adopted a comprehensive approach to sustainability which not only addresses energy conservation, but also recycling, water gOt'; conservation, open space and transportation. The HB Goes u r"eon Green/Green City initiative includes programs, incentives and rebates, extensive outreach efforts through the City's website, printed brochures and newsletter inserts in water bills, and implementation of new policies for residents and businesses in the City. Examples of the multi-faceted approach to sustainability through the HB Goes Green/Green City initiative that pertain to residents include: ➢ Online step-by-step resident guide to going solar including information on the solar permit fee waiver ➢ Provision of bicycle parking spaces in all new multi-family residential and mixed use projects ➢ Installation of plug-in electric vehicle charging stations throughout City ➢ Implementation of the HB Rain Water Barrel Program, which provides discounted barrels for Huntington Beach residents ➢ Implementation of the Control Your Junk Mail, a waste reduction program partnership with Catalog Choice ➢ Partnership with Southern California Edison to provide funding and land for the HB Community Garden where residents have individual garden plots to grow fruit, vegetables, flowers and herbs for their own use or for local food banks ➢ Participation, promotion and sponsorship of community events such as the Huntington Beach Green Expo, electronics recycling days, and educational seminars related to sustainability, green building, water efficient landscaping, water conservation, composting and recycling ➢ Participation in the Turf Removal Rebate Program, a partnership with the MWDOC to achieve City water conservation goals ti r 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-23 765 2. Energy Conservation Programs Offered through Local Utilities In addition to green building, Huntington Beach can promote energy conservation by advertising 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. Southern California Edison (SCE) provides a variety of energy conservation services under its 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. 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. Income-qualified Edison and So Cal Gas customers may be eligible for the State's Energy Savings Assistance program, and/or a 20% bill discount under the California Alternate Rates for Energy (CARE) program. Energy Upgrade California (EUC) This new statewide program offers up to $4,000 in incentives to homeowners who complete select energy-saving home improvements on a single-family residence and two-to-four-unit buildings. The incentive packages encourage customers to take the "whole house" approach by combining several improvements at one time to achieve greater energy efficiencies and savings. Homeowners are required to hire a contractor and perform an initial assessment. EUC has a list of participating contractors and raters. Southern California Edison (SCE) and Southern California Gas are among the five utilities that participate in the EUC program across the State. 2013-2021 HOUSING ELEMENT HOUSING RESOURCES IV-24 766 o ' 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 2008 Housing Element and then presents Huntington Beach's Housing Plan for the 2013-2021 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 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 2008-2014 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 2013-2021 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. ra 1 Pacific Shores Development 2013-2021 HOUSING ELEMENT V-1 HOUSING PLAN 767 Table V-1: Review of 2008-2014 Housing Element Programs Policy/Program Accomplishments 1. Single-Family Rehabilitation Progress: Between 2007/08 through 2011/12,the City has provided Action: Adopt new Single-Family for46 loans and 42 grants, surpassing its goal to provide assistance Rehabilitation Program Guidelines, and for 15 households annually, or 75 households during this 5 year assist 15 lower income households on an period. The income mix of assisted households was: 32 extremely annual basis, with a projected income mix low, 32 very low, and 24 low income. On April 5, 2010, the City of half very low and half low income Council adopted new Rehabilitation Program Guidelines, increasing households. the loan amount from $35,000 per loan to $75,000 and the grant amount from $5,000 to $10,000. Effectiveness: The City exceeded its overall rehabilitation goal. Appropriateness for 2013-2021 Housing Element: With the ongoing need to maintain the City's aging housing stock, this program remains appropriate for the Housing Element time period. 2. Multiple-Family Acquisition and Progress: Between 2008 and 2012, the City worked with three Rehabilitation through Non-Profit different non-profit developers to complete five multi-family Developers acquisition/rehabilitation projects for a total of 230 lower income Action: Assist non-profits in acquisition and units, exceeding the City's goal to achieve 120 units. Nonprofit rehabilitation of existing multiple-family partners included Jamboree (Jamboree III & IV in Oakview, and housing within Enhancement and Emerald Cove—total 173 very-low income units), Orange Housing Redevelopment areas. Achieve 120 units (Pacific Court Apts — 23 very low and 24 low income units) and between 2007/08 to 2013/14, including 15 Colette's Children's Homes (Keelson - 10 very-low income units). ELI, 10 VL, 45 Low, 50 Mod income. Effectiveness: The program focus has been within the Oakview neighborhood, maximizing the effectiveness of neighborhood revitalization. The program has proven very successful in working with experienced non-profit entities and in leveraging outside funding sources. The nonprofits are able to oversee the acquisition and rehabilitation process and stay in place as long-term owners and operators. Appropriateness for 2013-2021 Housing Element: This program remains an integral component to the City's overall affordable housing strategy. However,future funding sources will be limited to HOME funds, Inclusionary Housing in-lieu fees, Tax Credits and other Grant opportunities. 3. Neighborhood Improvement Program Progress: From 2008-2012, the City has held 16 Oak View Task Action: Implement neighborhood Force meetings (w/h participation by 13 agencies/groups); 3 joint improvement program within 4 CDBG target inspection meetings with the County Health Department and 2 areas. Code enforcement division will Green Building informational sessions. The Public Nuisance Task facilitate forums for residents of these Force meets on a monthly basis, and the equivalent of two code communities to discuss specific enforcement officers are assigned to the CDBG target areas. neighborhood issues and provide information on various resources for Effectiveness: The result of these efforts has been an overall rehabilitation assistance. Conduct monthly reduction in graffiti and trash and debris cases. All of the reactive meetings of the Public Nuisance Task cases are referred to the Housing Rehabilitation Program. In year Force, with the goal to expedite the 2011/2012, 536 households were served and 1,004 cases abated. abatement of properties that are considered public nuisances. Appropriateness for 2013-2021 Housing Element: This program remains an important component of the City's efforts to maintain and improve neighborhood and livability conditions. V-2 768 2013-2021 HOUSING ELEMENT HOUSING PLAN Table V-1: Review of 2008-2014 Housing Element Programs (cont'd) Policy/Program Accomplishments 4. Preservation of Assisted Rental Progress: City contacted the Huntington Villa Yorba property Housing owners and discussed the importance of keeping the affordability Action: Contact the owners of Huntington covenants in place. City has made this the number one project for Villa Yorba to initiate discussions regarding any non-profit developer who asked for the City's priority project and the City's desire to preserve as long term where they could acquire units. affordable housing. Based on the outcome of these discussions,the City will: 1)explore Effectiveness: The property owner is considering the City's request outside funding and preservation options;2) while the City is determining the amount of HOME funds to dedicate offer preservation incentives to owners; and to furthering the affordability term. In addition, the City has asked 3) provide technical assistance and HUD to assist. education to affected tenants. Appropriateness for 2013-2021 Housing Element: Given the at-risk status of this property,the City plans to enter into an agreement and dedicate HOME and other HUD available funds to meet the assistance requirements. 4a. Preservation of Huntington Gardens Progress: In 2009, Huntington Gardens was sold to Living (formerly Wycliffe) — Committed Opportunities Management Company(LOMCO)and affordable rent Assistance levels have been maintained. The City worked with LOMCO to Action: By April 2008, enter into a legally secure financing through Century Housing for purchase, extending enforceable agreement with LOMCO for a the project's mortgage from 2016 to 2044.The City also coordinated $2.16 million bridge loan for preservation of with HUD to assist in securing a five-year Section 8 contract 185 very low income units in Huntington extension on the project. No City funds were utilized in the project's Gardens. Once LOMCO has secured preservation. permanent financing, enter into an Owner Participation agreement for up to $8 million Effectiveness: This program was effective in preserving Huntington in additional gap financing. Report to HCD Gardens as affordable housing. However, as the Section 8 Housing on the status of preservation no later than Assistance Payments associated with the project are subject to July 1, 2010, and to the extent an continual renewal from HUD, the project technically remains at-risk agreement is not in place, amend the of conversion. Housing Element as necessary to identify additional sites. Appropriateness for 2013-2021 Housing Element: Preservation remains an important program in the updated Housing Element. However, given the elimination of redevelopment agency funding, a separate program for committed assistance will not be included. 5. Section 8 Rental Assistance Program Progress: The City assisted with the recently opened enrollment and other Assistance period for Section 8 and is involved in Cities Advisory to OCHA and Action: Maintain current levels of assistance OC Partnership to increase future affordable housing opportunities. (815 vouchers). Encourage landlords to The City has 880 Section 8 vouchers — 363 elderly, 206 register units with the Housing Authority and disabled/non-elderly, and 311 disabled/elderly. In addition,through undergo education on the Section 8 Homelessness assistance, Shelter Plus Care and Section 8 program. Continue to participate in quarterly vouchers from other cities/counties, there are 1,091 assisted units meetings of the Cities Advisory to OCHA to —426 elderly; 309 disabled/non-elderly; and 356 families. maintain ongoing communication about the Section 8 program and other affordable Effectiveness: The City was effective in increasing the number of housing activities. vouchers in use from 815 to 880, and in increasing the number of residents getting on the County Section 8 waiting list. Appropriateness for 2013-2021 Housing Element: The City plans to maintain current levels of assistance and continue working with V-3 769 2013-2021 HOUSING ELEMENT HOUSING PLAN OC Partnership to identify additional apartment projects for Section 8 tenants. V-4 770 2013-2021 HOUSING ELEMENT HOUSING PLAN Table V-1: Review of 2008-2014 Housing Element Programs (cont'd) Policy/Program Accomplishments 6. Mobile Home Park Preservation Progress: The City's Mobile Home Advisory Board(MHAB)has met Action: Implement the Mobile Home Park quarterly and provides various speakers regarding Mobile Home Conversion Ordinance as a means of conversion; how tenants can purchase their parks and other topics preserving mobile home parks as long term of interest. housing in the community. Should tenants of a park indicate interest in purchasing the Effectiveness: The City has received fewer complaints from Mobile park as a means of maintaining control over Home Park Residents and continues to provide focused space rent increases, provide information information. on State MPROP funding. Assist in resolving issues between mobile home park Appropriateness for 2013-2021 Housing Element: The City will tenants and park owners through monthly continue the MHAB meetings to respond to residents'concerns and meetings of the Mobile Home Park Advisory provide informative topics, including MPROP funding availability. Board. Since 2010, 3 mobile home parks have been approved for conversion; 2 conversions were owner initiated and 1 was resident/tenant initiated. The City assists resident/tenant conversions through the subdivision map waiver process 7. Condominium Conversion Ordinance Progress: The City used the current ordinance once since 2008 in Action: Implement the City's Condominium evaluating a possible future conversion and has fielded several Conversion Ordinance. Evaluate inquiries regarding possible other conversions. City staff did some strengthening the current Ordinance to preliminary evaluation of modifying the ordinance. establish minimum rental vacancy thresholds and/or extending the City's Effectiveness:The existing ordinance is robust and appears to have inclusionary housing requirements to been a deterrent in the conversion of a couple of projects. Staff was encompass condominium conversions. able to use the requirements of the existing ordinance in the one conversion that was evaluated. Appropriateness for 2013-2021 Housing Element: The condominium conversion ordinance remains in effect, and as no changes are deemed necessary at this time, this program is no longer n cessary for the Updated Element. 8. Residential and Mixed Use-Use Sites Proqress: The City actively monitors vacant sites that have Inventory residential development potential and provides information to the Action: Maintain a current inventory of development community. Mixed Use Transit Center District zoning vacant residential sites and potential mixed- standards were adopted in late 2008, resulting in approval of a 385 use infill sites and provide to interested unit multi-family rental project with a minimum of 39 affordable units. developers in conjunction with information The City also amended the Bella Terra Specific Plan in late 2008 to on available development incentives. Adopt allow for mixed use development at this regional mall location; a Citywide mixed use ordinance to expand completed an update to the City's Downtown Specific Plan in 2011 the potential for mixed use developments in that increased residential densities from 25-30 du/ac to 50 du/ac to the City. Conduct annual monitoring of promote and incentivize mixed use development; and adopted the residential sites capacity to ensure the Beach and Edinger Corridors Specific Plan in 2010 (see Program 9 continued provision of adequate sites to below). address the City's regional housing needs by income category throughout the planning Effectiveness: This program has been very successful and has period. Should a shortfall be identified, facilitated the approval of a number of residential infill and mixed redesignate additional sites as necessary. use projects. Appropriateness for 2013-2021 Housing Element: The City plans to continue to maintain an inventory of sites and monitor sites capacity; however, no additional mixed use ordinance is necessary for the p anning period. V-5 771 2013-2021 HOUSING ELEMENT HOUSING PLAN Table V-1: Review of 2008�-2014 Housing Element Programs (cont'd) Pctf'rgram � y�i �G1q° p11Shx1lelits P NIIIj N_` 9. Beach/Edinger Corridor Specific Plan Progress: The Beach and Edinger Corridors Specific Plan was Action: Adopt the Beach/Edinger Corridor adopted in March 2010 as a form-based code after an extensive Specific Plan, providing expanded capacity outreach program that included 21 workshops and public hearings. for high density residential and mixed use The Specific Plan allows residential and mixed use development by development by right. Establish form-based right (administrative site plan review), requires affordable housing standards to facilitate development. to be located within the Specific Plan area and provides for Require inclusionary units to be provided development incentives. on-site or within the boundaries of the Specific Plan, and provide additional Effectiveness: The Specific Plan was adopted and to-date 1,409 incentives for increased percentages of high density multi-family units within five apartment projects have affordable units. Monitor development to been approved for construction. A total of 230 deed-restricted ensure affordable housing opportunities are affordable units are provided within these projects (130 moderate, being provided within the Plan area. 21 low, 70 very low, and 9 extremely low income). Appropriateness for 2013-2021 Housing Element: This program represents the City's primary mechanism for providing residential sites and will continue in the updated Housing Element. 9a. Residential Rezoning Program Progress: As part of the Beach/Edinger Corridors Specific Plan, Action: Redesignate sites to accommodate over 400 acres were re-designated to mixed use development with at least 704 units at 30+ units/acre, and 311 an allowance for 4,500 units and no maximum density limit. In units at 12+ units/acre. Complete rezoning conjunction with adoption of the Plan in 2010,the City designated 2 by June 2009. of the 5 sites identified in Housing Element Table IV-7 for exclusively residential uses (352 du pot'I). However, the City approved an amendment to the Housing Element in 2012, after approval by HCD, to eliminate one of the re-zoned sites as it is currently in process to allow a recreational facility(Skate Park). Effectiveness: While the City did accomplish the rezoning, this program did not result in the production of housing units. Worth noting, of the 1,409 units approved for construction within the Specific Plan, none are proposed for the potential rezoning sites. Appropriateness for 2013-2021 Housing Element: Residential rezoning no longer remains necessary as the City has demonstrated that it can satisfy its regional housing needs under existing zoning, and through entitled and pending projects. 10. Residential Development Progress: In 2010, the school districts and City determined the Opportunities on School Sites quarterly meetings were no longer necessary. Entitlements on two Action: Continue to attend quarterly Fountain Valley closed school sites were approved by the Planning meetings with the school districts in Commission and City Council, providing for a total of 130 single- Huntington Beach to coordinate activities family units, and provision of affordable housing funds in support of and provide additional sites for residential development of off-site affordable rental units. development. Complete entitlements on the two Fountain Valley School sites by Effectiveness: The City has been able to assist the school districts 2009. and development community with evaluating the reuse of surplus school sites. Appropriateness for 2013-2021 Housinq Element: The City will continue to coordinate with the school districts on potential site V-6 772 2013-2021 HOUSING ELEMENT HOUSING PLAN opportunities, but a separate program is no longer necessary for the Housing Element. V-7 773 2013-2021 HOUSING ELEMENT HOUSING PLAN Table V-1: Review of 2008-2014 Housing Element Programs (cont'd) Policy/Program Accomplishments 11. Second Units Progress: A How-To Guide for 2nd/Accessory Dwelling Units has Action: Through implementation of the been available at the planning and zoning counter and on the City's City's second unit ordinance, provide website since late-2008. The City has approved six 2"d dwelling additional sites for the provision of rental units in the planning period and four of these have been housing. Educate residents on the constructed/permitted. availability of second units through development of informational materials for Effectiveness: The City continues to process requests for second distribution at the public Planning units, however the level of activity has been limited. The City will Department counter, and through pursue expanded educational outreach, such as through the advertisement on the City's website. Huntington Beach Council on Aging. Appropriateness for 2013-2021 Housing Element: The program remains appropriate for the Element. 12. Affordable Housing Development Progress: Between 2008 and 2012, the City worked with two Assistance nonprofit developers to complete two affordable new construction Action: Continue to provide regulatory and projects, totaling 8 affordable units. Colette's Children's Homes financial assistance for the development of teamed with Chelsea Investment Corporation to develop Pacific affordable housing, with a goal to provide Sun, providing 6 very-low income rental units, including five units 175 units on Agency-owned parcel, and 40 for large families (3 bedrooms). The City also provided funding additional affordable rental units. Pursue support to Habitat for Humanity to develop two new homeownership issuance of a local housing bond. units (1 very low and 1 low income). Effectiveness: The program focus has been within the Oakview neighborhood, maximizing the effects of neighborhood revitalization. The program has proven very successful in working with experienced nonprofit entities and in leveraging outside funding sources. With financial assistance from the City/Agency, the nonprofits are able to oversee the development process and stay in place as long-term owners and operators. Appropriateness for 2013-2021 Housing Element: This program remains an integral component to the City's overall affordable housing strategy. With the elimination of redevelopment agency funding, funding sources will be limited to HOME/HUD funds, tax credits funding and other grants. 13. Workforce Housing Program Progress: The City partnered with Habitat for Humanity to build two Action: Adopt Workforce Housing Program units that provided affordable workforce housing. In addition, the Guidelines in 2008, and assist five City adopted a first-time homebuyer program which assisted 25 households on an annual basis. moderate income households. Effectiveness: This project was effective in providing ownership opportunities to 27 households. Appropriateness for 2013-2021 Housing Element: As projects and partnerships are developed, workforce housing will continue to be a worthy goal. However, due to high subsidy costs and limited funds, an ongoing homebu er assistance is no longer feasible. V-8 774 2013-2021 HOUSING ELEMENT HOUSING PLAN Table V-1: Review of 2008-2014 Housing Element Programs cont'd Policy/Program! Accomplishments 14. Inclusionary Housing Ordinance Progress: In August 2011, the City's Inclusionary Guidelines were Action: Continue to utilize the Inclusionary modified and improved for new development and current Housing Ordinance as a tool to integrate Inclusionary Housing residents. The City has also modified the affordable housing within market rate program to increase the size threshold of projects eligible to pay an developments, or alternatively, to generate in-lieu fee from 9 to 30 units. The in-lieu fee amount, however, has fees in support of affordable housing in off- not yet been established for projects above 9 units. site locations. Implement the Affordable Housing Ad Hoc Committee's Effectiveness: The inclusionary ordinance resulted in 92 affordable recommendation regarding use of in-lieu rental and ownership units being incorporated within market rate fees. projects. With the improvement in the real estate market, several hundred new inclusionary units are in the pipeline for the future planning period. Appropriateness for 2013-2021 Housing Element: This program remains an integral component to the City's overall affordable housing strategy. 15. Green Building Progress: The City has implemented a multi-faceted approach to Action: Based on the direction of the sustainability through the HB Goes Green Program covering Planning Commission and City Council recycling, water conservation, energy efficiency, open space and subcommittees, establish a comprehensive transportation programs. All Agency-assisted projects included green building program, and provide green building practices during this period, and several approved dedicated staff for implementation. residential and mixed use projects have required LEED or Implement requirements for green building GreenPoint-Rated certification. The City is implementing the Cal design in Agency-assisted new Green Building Code and two recently adopted specific plans construction. require green building practices in all new developments. Green building material is also provided at the Planning/Building Counter and on the website. The City has adopted an Energy Efficient Permit Fee Waiver for energy efficient heating, cooling, water and solar systems. The City hired a full-time Energy Project Manager in 2008, and the Planning and Building Department has a certified LEED Green Associate planner on staff. Effectiveness: This has been an effective program based on the accomplishments summarized above. Appropriateness for 2013-2021 Housing Element: This program remains an integral component of the City's overall goal of providing more sustainable development and housing options. 16. Child Care Facilities Progress: City-assisted and private developer projects are Action: Continue to implement the large evaluated on an individual basis and encouraged to provide family day care ordinance and evaluate children/family amenities such as community rooms,tot lots in open other areas of the Zoning Code where space, and convenient parking adjacent to amenities. incentives for the provision of child care can be established, possibly including the use of Effectiveness: The City has approved several multi-family expedited entitlements. Continue to offer residential projects with amenities that would benefit children and childcare density bonus incentives in families including clubhouses and tot lots. However, no child care conjunction with affordable housing projects facilities have been included in projects as a zoning incentive or as provided for under State law. density bonus. V-9 775 2013-2021 HOUSING ELEMENT HOUSING PLAN Appropriateness for 2013-2021 Housing Element: This program can provide meaningful benefit and remains appropriate for the Housing Element. Table V-1: Review of 2008-2014 Housing Element Programs cont'd Poticy/Program ccorn lisl�rnen - u 17. Affordable Housing Density Bonus Progress: While the City has received inquiries regarding density Action: Continue to implement the bonuses on several sites, no density bonuses have been received Affordable Housing Density Bonus as a during the planning period. means of enhancing the economic feasibility of affordable housing Effectiveness: The density bonus ordinance is an effective tool for development. many areas of the City. Because the City amended the Downtown Specific Plan to increase allowable densities in 2011 and adopted the Beach and Edinger Corridors Specific Plan to allow for residential and mixed use projects without a maximum density, the need for density bonuses has been decreased in these areas. Appropriateness for 2013-2021 Housing Element: This program remains important to the Cit 's overall affordable housing strategy. 18. Development Fee Assistance Progress: In 2009 and 2010, the City adopted one-year fee Action: Conduct a fee study and adopt an deferrals for all residential projects, allowing fees to be paid at final Affordable Fee Reduction Ordinance by inspection. In June 2012, the City adopted updates to its the end of 2009 as an incentive for projects development impact fees. The City adopted exemptions for lower to provide increased percentages of income affordable housing projects, exempting them from police, affordable units. Incorporate provisions for fire, parks and library impact fees. development fee deferrals consistent with AB 641. Effectiveness: Several pending lower income housing projects are expected to benefit from the new fee exemptions. Appropriateness for 2013-2021 Housing Element: This program remains relevant as an affordable housing incentive. 19. Residential Processing Procedures Progress: The City is currently working on a streamlining update of Action: Review the typical project size of the zoning ordinance. This streamlining effort includes an increase multi-family development projects already in the number of dwelling units permitted by right for multi-family zoned for residential use to determine an projects. The City anticipates adoption of this update in 2015. appropriate size threshold to permit multi- family uses by right, and undertake Effectiveness: This program has not yet been implemented, but is amendments to the Zoning Code to expected to benefit future multi-family residential projects. eliminate the CUP requirement for projects below this threshold. Appropriateness for 2013-2021 Housing Element: This program remains relevant. 20. Zoning Ordinance Revision Progress: These changes were adopted by City Council in Action: Amend the zoning ordinance by December 2009 December 2009 to make explicit provisions for transitional and supportive housing, and Effectiveness: The City has not received any requests for these emergency shelters. Develop objective facilities but the program was effective in updating the City's standards to regulate emergency shelters regulations to facilitate such development. as provided for under SB 2. Appropriateness for 2013-2021 Housing Element: This program has been completed and is no longer necessary. V-10 776 2013-2021 HOUSING ELEMENT HOUSING PLAN Table V-1: Review of 2008-2014 Housing Element Programs cont'd Policy/Progra AccompUshmentts_ 21. Fair Housing Progress: The City contracted with the Fair Housing Council of Action: Contract with the FHCOC to provide Orange County (FHOCC) to implement the regional Fair Housing a high level of fair housing services to Plan (Al) and to offer fair housing services and tenant/landlord residents, encompassing education, counseling to residents. mediation, discrimination investigation and resolution. Continue to promote fair Effectiveness: FHCOC assisted up to 800 City residents annually housing practices through invitation of with issues regarding tenant/landlord matters, and up to 20 FHCOC participation at community events, discrimination cases are opened each year. FHCOC provided three inclusion of fair housing criteria in City public outreach presentations in the City annually. housing agreements, and assistance in dissemination of fair housing educational Appropriateness for 2013-2021 Housing Element: The Fair information to the public. Housing program provides an important service to residents and landlords and remains appropriate for the Housing Element. 22. Reasonable Accommodation Progress: A code amendment for a Reasonable Accommodations Action: Adopt and implement a reasonable Procedure was adopted by City Council in February 2013. accommodation procedure; inform and educate the public on the availability of the Effectiveness: As the City just recently adopted its procedures, it reasonable accommodation procedure has not yet had any requests under the new procedures. through the dissemination of information. Appropriateness for 2013-2021 Housing Element: Informing the public about opportunities for reasonable accommodation remains important to the Housing Element. 23. Continuum of Care Homeless Progress: The City supports the Continuum of Care through 1)data Assistance compilation; 2) letters of support for funding applications; 3) Action: Continue participation in the participation in meetings on the Regional Homeless Strategy. The County's Regional Committee for the City participated in the 2011 and 2013 Point in Time Homeless Continuum of Care and annually allocate Surveys. The City received Homelessness Prevention and Rapid CDBG monies to fund agencies serving the Re-Housing Program ($566,611)funds from HUD and awarded four homeless and at-risk population. In support sub-recipients to carry out programs that benefited 226 persons and of the County's efforts to implement the 115 households. Client Management Information System "CMIS" online database to provide Effectiveness: Interval House, Huntington Beach Senior Outreach, unduplicated tracking of homeless Colette's Children Home and Project Self- Sufficiency received programs,the City will encourage its service money and provided Homeless Prevention and Homeless providers to become integrated within the Assistance/Rapid Re-housing. CMIS system. Appropriateness for 2013-2021 Housing Element: The Continuum of Care and Homeless Assistance Program, and Ten-Year Plan to End Homelessness remain appropriate to the Housing Element 24. Project Self-Sufficiency Progress: Between 2008-2012, Project Self Sufficiency assisted Action: Continue to provide General Fund over 525 households, averaging assistance to 102 households per and CDBG support to PS-S to support year. PSS also expanded into Homeless Prevention. extremely low to low income, single-parents in their transition to self-sufficiency. Seek to Effectiveness: Through the Homeless Prevention and Homeless assist a minimum of 90 households Assistance/Rapid Re-Housing, PSS has grown and provided annually, with Huntington Beach residents service to single parents (both male and female). The two year comprising a minimum of 70% of those program provided case management services to over 400 families. assisted. Appropriateness for 2013-2021 Housing Element: The PSS program remains an important program in assisting single parents V-11 777 2013-2021 HOUSING ELEMENT HOUSING PLAN to achieve economic self-sufficiency and remains appropriate for the Housing Element update V-12 77s 2013-2021 HOUSING ELEMENT HOUSING PLAN Summary of Housing Element Accomplishments Since adoption of the Housing Element in 2008, the City of Huntington Beach has made significant progress in achieving its housing goals. Major accomplishments include: ➢ Adoption of Beach and Edinger Corridors Specific Plan, redesignating over 400 acres to mixed use and accommodating up to 4,500 additional housing units ➢ Updating the Downtown Specific Plan, expanding the downtown core where residential is permitted, increasing densities up to 50 units/acre, and incentivizing residential and mixed use development ➢ Providing assistance to non-profits to develop 8 new affordable units: o Pacific Sun Apartments (Collette's Children's Homes) — 6 Very Low income rental units o Habitat for Humanity—2 ownership units (1 Very Low, 1 Low) Pacific Sun Apartments ➢ Working with non-profits in the acquisition/rehabilitation of 230 units: o Emerald Cove (Jamboree Housing)— 164 units o Pacific Court Apartments (Orange Housing) —47 units (23 Very Low, 24 Low) o Keelson Lane (Collette Children's Home III) — 10 Very Low income units o Jacquelyn Lane (Jamboree III) and Koledo Lane (Jamboree IV) — 9 Very Low income units ➢ Implementation of inclusionary housing requirements, achieving 92 on-site affordable units (BellaTerra - 43 moderate/28 very low, Pacific Shores - 10 moderate/2 low, Tuscany - 5 moderate, The Villas - 4 moderate). ➢ Transfer ownership of Huntington Gardens, and refinancing to extend affordability controls to 2044. ➢ Funding 25 first-time homebuyer loans for moderate income households ➢ Providing housing rehabilitation assistance to 88 lower income homeowners ➢ Implementing a Neighborhood Preservation Program to pro-actively address the problem of deteriorating neighborhoods and improve housing conditions ➢ Assisting 525 single-parent households through Project Self-Sufficiency ➢ Adoption of zoning provisions for emergency shelters, transitional housing and supportive housing. ➢ Adoption of Reasonable Accommodation Procedures for persons with disabilities. ➢ Adoption of fee exemptions for affordable housing units. V-13 779 2013-2021 HOUSING ELEMENT HOUSING PLAN V-14 780 2013-2021 HOUSING ELEMENT HOUSING PLAN Table V-2 summarizes the quantified objectives for new construction, rehabilitation and conservation contained in the City's 2008 Housing Element, and compares the City's progress in fulfilling these objectives. Table V-2: Progress Towards 2008-2014 Quantified Objectives Income New Construction Rehabilitation Conservation Level Goal Progress Goal Progress Goal Progress Extremely 227 0 15 32 Low 1,000 1,065 Very Low 227 35 63 238 Low 369 12 97 48 - - Moderate 414 65 50 0 - - Above 855 920 - - - - Moderate Totals 2,092 1,032 225 318 1,000 1,065 New construction goal reflects RHNA; progress includes 952 units built, and 80 units in progress with occupancy projected to occur during 2013 within this planning period. Rehabilitation progress includes 88 rehabilitation loans and grants between 2007/08-2011/12, and 230 multi- family acquisition/rehabilitation units in partnership with non-profits. Conservation progress reflects preservation of Wycliffe Gardens(185 units)and increase in Section 8 vouchers from 815 to 880. As illustrated in Table V-2, based on review of residential building permits issued between January 2006 - December 2012, the City fulfilled approximately half of its total regional housing construction needs, or"RHNA" for 2,092 new units (refer to Appendix A for summary of building permits issued and projects with expected occupancy during the current planning period). The collapse of the real estate market in 2007 and prolonged economic recession significantly impacted the level of development activity in Huntington Beach and throughout most of the state. Through the inclusionary ordinance, the City was able to achieve 71 affordable rental units (Bella Terra-43 mod, 28 very low) and 21 affordable ownership units (The Villas-4 mod; Tuscany-5 mod; Pacific Shores-10 mod, 2 low). The former Redevelopment Agency and its non-profit housing partners developed six affordable large family rental units (Pacific Sun/Collette's Children's Home-6 very low) and two affordable ownership units (Habitat for Humanity-1 low, 1very low). Finally, six second units were permitted, and based on average market rents of $800-$1,000, fall within the level of affordability to low income households. In terms of housing rehabilitation, the City provided rehabilitation assistance to 88 lower income households in the form of loans and grants, and provided financial assistance to non- profit purchasers for the acquisition and rehabilitation of 230 units and the provision as long term affordable housing. Through both these mechanisms combined, the City assisted in the rehabilitation of 318 housing units, well exceeding its Housing Element goal to for rehabilitation of 225 units. Finally, the City was successful in its goal to conserve the 185 unit Huntington Gardens (formerly Wycliffe) through refinancing and transfer of ownership. The City assisted with the open enrollment period for Section 8, and saw an increase in Section 8 vouchers from 815 to V-15 781 2013-2021 HOUSING ELEMENT HOUSING PLAN 880. These two activities combined resulted in the City conserving 1,065 units of affordable housing, exceeding its 1,000 unit conservation goal. V-16 782 2013-2021 HOUSING ELEMENT HOUSING PLAN 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. 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 authorized 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 Huntington 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 these two earlier 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 The Mello Act in part requires replacement of affordable units demolished or converted within the coastal zone. V-17 783 2013-2021 HOUSING ELEMENT HOUSING PLAN two most recent Housing Element periods (between January 1998 — November 2012), including the number of affordable housing units built in the City within three miles of the coastal zone. Table V-3: Residential Activity in Huntington each Coastal Zone 1998-2012 Location Total Units Units Required Total New Units Affordable Units Demolished to be Re laced* Built Built Within Coastal 91 4 790 -- Zone Within 3 miles of _-- --- 804 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 95 units removed in Huntington Beach during this period, 89 were single-family homes and 2 were within a duplex. Only 4 units were within a fourplex, meeting the size threshold criteria for potential replacement. As illustrated by this Table, between 1998-2012, 91 market rate units were removed from the Huntington Beach coastal zone: 53 units in Huntington Harbour, 37 units in Downtown, and 1 in Southeast Huntington Beach. Four of these units were within a fourplex, thus meeting the size threshold for potential replacement under the Mello Act. While the fourplex units were not deed restricted as affordable and were located within a high cost area two blocks from the beach, they were in an older property (1973) and could potentially have been rented at rates affordable to moderate income households. During this same 1998-2012 time period, 804 new deed-restricted affordable units were built (or under construction) 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 projects completed during this time frame include the following (refer to Appendix C for a complete listing of projects): ➢ 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 - 5 very low and 1 low income unit ➢ Tuscany— 5 moderate income units ➢ The Villas —4 moderate income units ➢ Pacific Shores— 10 moderate income and 2 low income units ➢ Pacific Sun — 6 very low income units ➢ Bella Terra Apartments—43 moderate and 28 very low income units ➢ Numerous smaller projects containing 3 or fewer affordable units. V-18 784 2013-2021 HOUSING ELEMENT HOUSING PLAN 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, including the Sunset Beach community annexed to the City in 2011.. V-19 785 2013-2021 HOUSING ELEMENT HOUSING PLAN B. GOALS AND POLICIES This section of the Housing Element sets forth the goals and policies the City intends to implement to address Huntington Beach's housing needs. EXISTING HOUSING QUALITY AND AFFORDABILITY GOAL 1 Maintain and enhance the quality and affordability of existing housing in Huntington Beach. Policy 1.1 Neighborhood Character Preserve the character, scale and quality of established residential neighborhoods. Policy 1.2 Property and Housing Conditions Support the long-term maintenance and improvement of existing housing through code enforcement and housing rehabilitation programs. Policy 1.3 Multi-family Housing Acquisition and Improvement 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 Neighborhood Involvement Encourage resident involvement in identifying and addressing maintenance of housing in their neighborhoods. Policy 1.5 Protection of Existing Affordable Housing Work with property owners, tenants, and non-profit purchasers to facilitate preservation of assisted rental housing at-risk of conversion to market rents. Policy 1.6 Rental Assistance Support and publicize available rental assistance programs for lower income and special need households. Policy 1.7 Conservation of Mobile Home Parks Encourage retention of adequate numbers of mobile homes and continue to enforce the City's mobile home conversion ordinance. Policy 1.8 Neighborhood Vitality Maintain the quality of life within neighborhoods by maintaining an adequate level of community facilities, such as child care centers, and municipal services. V-20 786 2013-2021 HOUSING ELEMENT HOUSING PLAN ADEQUATE HOUSING SITES GOAL 2 Provide adequate housing sites through appropriate land use, zoning and specific plan designations to accommodate Huntington Beach's share of regional housing needs. Policy 2.1 Variety of Housing Choices Provide site opportunities for development of housing that responds to diverse community needs in terms of housing types, cost and location, emphasizing locations near services and transit that promote walkability. Policy 2.2 Residential Mixed Use Facilitate the efficient use of land by allowing and encouraging commercial and residential uses on the same property in both horizontal and vertical mixed-use configurations. Policy 2.3 Beach and Edinger Corridors Specific Plan Encourage and facilitate the provision of housing affordable to lower income households within the Beach and Edinger Corridors Specific Plan. Policy 2.4 Surplus Public Land . Utilize surplus publicly owned land for residential use where appropriate and consistent with the City's General Plan. Policy 2.5 Secondary Dwelling Units Continue to support the provision of second units in all residential districts as a means of dispersing small, affordable units throughout the community. PROVISION OF AFFORDABLE HOUSING GOAL 3 Enhance housing affordability so that modest income households can remain an integral part of the Huntington Beach community. Policy 3.1 Housing Diversity 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 Mixed Income Housing Utilize the City's Inclusionary Housing Ordinance as a tool to integrate affordable units within market rate developments. Continue to prioritize the construction of affordable units on-site, with provision of units off-site or payment of an in-lieu housing fee as a less preferred alternative. V-21 787 2013-2021 HOUSING ELEMENT HOUSING PLAN Policy 3.3 Affordable Housing Incentives Facilitate the development of affordable housing through regulatory incentives and concessions, and/or financial assistance, with funding priority to projects that include extremely low income units. Proactively seek out new models and approaches in the provision of affordable housing. Policy 3.4 Public/Private Partnerships Habitat for Humanity Project Explore collaborative partnerships with non- profit organizations, developers, the business community and governmental agencies in the provision of affordable housing. Policy 3.5 Financial Resources Pursue expanded financial resources to support in the production of housing affordable to Huntington Beach's modest income workforce and special needs populations. Policy 3.6 Child Care Facilities Encourage the inclusion of space for child care in new housing developments, including affordable housing developments. REMOVE GOVERNMENTAL CONSTRAINTS GOAL 4 Reduce potential governmental constraints to housing production and affordability. Policy 4.1 Regulatory Incentives for Affordable Housing Support the use of density bonuses and other incentives, such as fee deferrals/waivers and parking reductions, to offset or reduce the costs of developing affordable housing while ensuring that potential impacts are addressed. Policy 4.2 Flexible Development Standards Provide flexibility in development standards to accommodate new models and approaches to providing housing, such as transit-oriented development, mixed use and live/work housing. Policy 4.3 Efficient Development Processing Explore continued improvements to the entitlement process to streamline and coordinate the processing of permits, design review and environmental clearance. V-22 788 2013-2021 HOUSING ELEMENT HOUSING PLAN EQUAL HOUSING OPPORTUNITIES AND SPECIAL NEEDS GOAL 5 Promote equal housing opportunities for all residents, including Huntington Beach's special needs populations, so that residents can reside in the housing of their choice. Policy 5.1 Fair Housing 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 Housing Options for Seniors Support development and maintenance of affordable senior rental and ownership housing and supportive services to facilitate maximum independence and the ability of seniors to remain in their homes and/or in the community. Policy 5.3 Housing for Persons with Disabilities Support the provision of permanent, affordable and accessible housing that allows persons with disabilities to live independent lives. Provide assistance to residents in making accessibility improvements to their homes. Policy 5.4 Self-Sufficiency for Single Parents Assist low income, single-parents in attaining the life skills necessary to achieve economic independence and improved access to housing. Policy 5.5 Homeless Housing and Services Support continued efforts to implement the Orange County Continuum of Care program for the homeless. Coordinate with local social service providers and notify them of available City funding to address the needs of the homeless population. ENERGY EFFICIENCY AND SUSTAINABILITY GOAL 6 Promote a healthy and sustainable Huntington Beach through support of housing which minimizes reliance on natural resources and automobile use. Policy 6.1 Green Building Implement the City's Green Building Program to ensure new development is energy and water efficient. Policy 6.2 Energy Efficiency and Alternative Energy Sources Promote modifications to increase energy efficiency and the use of alternative energy sources such as solar energy, cogeneration, and non-fossil fuels. Policy 6.3 Healthy Community V-23 789 2013-2021 HOUSING ELEMENT HOUSING PLAN Promote healthy living and physical activity through decisions in the location, site planning and design of housing and mixed use development. Policy 6.4 Transportation Alternatives and Walkability Incorporate transit and other transportation alternatives including walking and bicycling into the design of new development, particularly in areas within a half mile of designated transit stops. Policy 6.5 Jobs/Housing Balance Encourage a link between housing and jobs in the community, including housing opportunities affordable to Huntington Beach's modest income workforce. V-24 790 2013-2021 HOUSING ELEMENT 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 and Building Department and E^^^^mi^ DeyelepmeRtOffice of Business Development. The City's Housing Element programs encompass existing programs; programs revised in response to review 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: 2013-2021 objectives; funding sources; responsible agency; and implementation time frame. Overall quantified objectives for new construction, rehabilitation and conservation are provided in Table V-5. GOAL: EXISTING HOUSING QUALITY AND AFFORDABILITY 1. Housing Rehabilitation Loan Program: The City offers two different types of home improvement loans: the Single-Family Home Improvement Loan and the Multi-Family Rental Housing Rehab Loan. For Single-Family Home Improvement Loans, the City will lend up to $75,000 to pay for rehabilitation costs for a single-family home, townhouse, condominium or mobile home. Grants are also available to low income households whose estimated repair costs do not exceed $10,000. For the Multi-Family Rental Housing Rehab Loan, the City provides up to $75,000 for repairs to duplex, triplex, or four-plex properties. Loan repayment is deferred until the home is resold or refinanced. Lead based paint abatement, energy efficiency and accessibility improvements are eligible expenses. 2013-2021 Objective:Assist 20 lower income households on an annual basis, with a goal to assist a total of 160 households over the eight year planning period. 2. Multi-Family Acquisition and Rehabilitation through Non-Profit Developers: A key program in Huntington Beach's overall strategy to provide affordable housing to lower income households +shas historically been through the acquisition and rehabilitation of aging and/or deteriorating apartment complexes. Since 1994, the City and its former Redevelopment Agency have funded non-profit housing developers to acquire, rehabilitate and operate rental properties within the Oakview neighborhood, providing over 500 units of housing affordable to extremely low. very low and low income households.. 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. Covenants are Pacific Court Apartments placed on properties acquired by the non-profit to ensure long-term affordability and strong property management. In May 2015, the City issued a Notice of Funding Availability (NOFA) identifying nearly $2.5 million in available affordable housing funds. The City's goal was to obtain proposals for affordable housing protects as well as a proposed Tenant-Based Rental Assistance (TBRA) program. The City identified homeless, those at risk of homelessness, veterans, seniors, and victims of domestic violence as the population for which the housing V-25 791 2013-2021 HOUSING ELEMENT HOUSING PLAN programs should be targeted. The NOFA was available on the City's website and was disseminated to local CHDO's in the area. The City received five (5) proposals: three (3) proposals for affordable housing projects, and two (2)proposals for TBRA programs. Because the May 2015 NOFA proved unsuccessful in negotiating the development of an affordable housing project the City issued a new NOFA, after which it opted to work with the local CHDO, Orange County Community Housing Corporation (OCCHC) to develop a rental four-plex located at 7792 Barton Drive in Huntington Beach. The project was awarded $781,220 in HOME funding in October 2016 via substantial amendment to the FY 2016/17 Annual Action Plan. The project is complete. 2013-2021 Objective:While Tthe acquisition/rehabilitation program will continues to be a tart of the City's affordable housing program, the City intends to direct the majority of its housing funds towards new construction of affordable housing (refer to Program #11). Gig the—celiiMinati !Rg sere (redevelopment heusiRg Set aside fURGIS), City HOME fURGIS Will be leveraged with outside SG FGeS S„Gh as Tax rrnd tc to maximize nrGdHGtiGR The City's goal will be to assist in the acquisition/rehabilitation of aR aveFage of t8R URits aRRUally, for a total of 8020-40 units over the planning period. 3. Neighborhood Preservation Program: For several years now, Huntington Beach has implemented a neighborhood preservation program, shifting the focus of code enforcement activities away from being primarily reactionary and punitive, to being more proactive and educational in nature. Neighborhood preservation looks towards education, empowerment, and the establishment of community partnerships to help address neighborhood conditions and improve the quality of life. 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. The Neighborhood Preservation Program is focused within the following four low and moderate income areas, identified by the housing conditions survey as deteriorated, deteriorating, or on the cusp of deteriorating (refer to Figure 5): ❖ Bolsa Chica - Heil ❖ East- Central ❖ South — Central ❖ Southeast The City supports the establishment of residential community groups within these neighborhood areas, such as the Oak View Task Force, and facilitates resident forums to discuss specific neighborhood issues and provide information on various resources for rehabilitation assistance. 2013-2021 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. Through collaborations with the Oakview Task Force, the Oakview School Collaborative and various City and County agencies, facilitate forums for residents of these communities to discuss specific neighborhood issues and provide information on various resources for rehabilitation assistance. Convene monthly meetings of the Public Nuisance Task Force, comprised of representatives V-26 792 2013-2021 HOUSING ELEMENT HOUSING PLAN from various City departments, with the goal to expedite the abatement of properties that are considered public nuisances. 4. Preservation of Assisted Rental Housing: Huntington Beach contains two affordable rental projects at risk of conversion to market rate during the 2013-2023 planning period - Huntington Villa Yorba (192 units)and Huntington Gardens (185 units). Both of these projects maintain Section 8 project-based Housing Assistance Payment (HAP) contracts with HUD subject to periodicaRnual renewals. While Huntington Gardens has undergone a transfer in ownership and extension of the underlying mortgage to 2044, the mortgage on Huntington Villa Yorba expires in 2013, placing it at more imminent risk of conversion. The following are strategies the City will undertake to preserve Huntington Villa Yorba's 192 units of at-risk rental housing: ➢ Monitor At-Risk Units: Contact property owners within one year of the affordability expiration date 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. In December 2013, the Huntington Beach City Council conducted a public hearing under the Tax and Equity Fiscal Responsibility Act (TEFRA) in support of a tax-exempt bond issuance by the California Statewide Communities Development Authority (CSCDA) for the acquisition of Huntington Villa Yorba by Preservation Partners Management Group. A second TEFRA hearing was held by the City in August 2015 to approve the issuance of $13 million in bonds to allow the new property owner to refinance the property at a lower interest rate and maintain its affordability. Preservation Partners has agreed to the preservation of all 192 units - 10% at 50% area median income (AMI), and 90% at 60% AMI. 2013-2021 Objective: Continue to monitor Section 8 contract renewals in Huntington Villa Yorba and Huntington Gardens. Should either project lose its Section 8 contracts, d86;Fe- t9_ PIF serve as long term 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. 5. -#ief-B Rental Assistance 5a. Section 8 Rental Assistance: The Orange County Housing Authority (OCHA) administers the Section 8 Housing Choice Voucher FeRtal assista+4ce-program on behalf of the City, providing rent subsidies to extremely low and very low income households, including families, seniors, veterans and the disabled. The program offers a voucher that pays the difference between the current fair market rent (FMR) as established by HUD and what a V-27 793 2013-2021 HOUSING ELEMENT HOUSING PLAN tenant can afford to pay (i.e. 30% of household income). The VE) GheF allows a tenant to cest. As of February 2015,Aa total of 1_,,008 899-Huntington Beach households were receiving tenant-based Housing Choice Vouchers: 58 of these were for Veterans Affairs Supportive Housing Vouchers, 33 were Family Unification Vouchers, and 45 were Shelter Plus Care Vouchers for formerly homeless disabled households.assistaRGe 1^ 2013 Based on HUD regulations, 75 percent of households admitted to the program must have incomes less than 30 percent of the area median, making Section 8 a key way in which the City addresses the needs of extremely low income households. 5b. Tenant-Based Rental Assistance: Beginning in fiscal year 2015/16, the City initiated a Tenant-Based Rental Assistance(TBRA) Program utilizing HOME funds. Program assistance is dedicated to extremely low income (<30%AMI) homeless and at-risk homeless households, with preference to veterans, seniors, and victims of domestic violence. In addition to financial assistance consisting of security deposit and rental assistance paid directly to the landlord, the TBRA contractor will provide housing relocation and stabilization services to participants, including case management, outreach, housing search and placement, legal services, financial management/credit repair, and employment assistance. Since the inception of the TBRA program, the City has partnered with three TBRA contractors including Interval House, Mercy House and Families Forward. The program will continue to target homeless, persons at risk of homelessness, veterans seniors, and victims of domestic violence in Huntington Beach. To date, the program has assisted 107 households. 2013-2021 Objective: Seek to maintain current levels of assistance, and Ccoordinate with OCHA to identify additional apartment projects for participation in the Section 8 program. Continue to participate in meetings of the Cities Advisory to OCHA to maintain ongoing communication about the Section 8 program and other affordable housing activities. Continue the TBRA program with the three providers and seek to assist 61 additional households during the remaining planning period. 6. Mobile Home Park Preservation: In recognition that the approximately 3,000 mobile homes in Huntington Beach provide affordable housing for many seniors and lower-income families, in 2004 the City adopted a Mobile Home Park Conversion Ordinance. The Ordinance seeks to facilitate 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 V-28 794 2013-2021 HOUSING ELEMENT HOUSING PLAN 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, and meets on a quarterly basis, with additional special meetings as needed. 2013-2021 Objective: Assist in resolving issues between mobile home park tenants and owners through the Mobile Home Park Advisory Board. Implement the Mobile Home Park Conversion Ordinance as a means of preserving mobile home parks as long term housing in the community. For residents/tenants interested in purchasing their park, provide information on available State MPROP funding and assist with the subdivision map waiver process consistent with the Subdivision Map Act. GOAL: PROVISION OF ADEQUATE SITES 7. Residential and Mixed-Use Sites Inventory: As part of this Housing Element update, a detailed analysis of all vacant and underutilized residential and mixed use parcels in Huntington Beach was conducted. Only limited vacant residential sites remain, with the most significant development opportunities located along transportation corridors and within the Downtown. The City has experienced increasing development interest in conversion of non- residential land to mixed use, as permitted under zoning. 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 11 (Affordable Housing Development Assistance), Program 13 (Affordable Housing Density Bonus), and Program 14 (Development Fee Assistance). In addition, the City's inclusionary ordinance requires the provision of ten percent affordable units in projects with three or more units. 2013-2021 Objective: Maintain a current inventory of vacant and underutilized residential and mixed use sites and provide to interested developers in conjunction with information on available development incentives. To the extent that there are high density residential sites identified as accommodating the City's RHNA that ultimately develop with a use other than high density residential development, the CitV will ensure that it maintains adequate inventory to accommodate the RHNA, including bV rezoning as necessary_ 8. Adequate Sites Program The City Council originally adopted the Beach and Edinger Corridors Specific Plan (BECSP) in March 2010, providing for up to 4.500 new housing units, are i9mv0ded fnr within the Dlon's n 59 anres a streamlined review process, and generous standards for development. with resit eRtial—arid mix —use evel9 ent permitted by Fi ht and i i iGGt only n arlministrat;ve4 sit® laR n reval Th 6t instea Metes cln«elnpment hncnrd rtn hi iilrlinn fnrm .irl scale. Ri iilrlinry hesi hts Ge.rtain leGatinns Within the Spegifin 171an.rent sire re irlenti�l development to innlo�r-I -r-r V-29 795 2013-2021 HOUSING ELEMENT HOUSING PLAN CIFeURIJAGGIF nemmereiol use, while ether areas Permit stand aInne multi_famely recirlentia While T-the Specific Plan 4as proveed successful in facilitating development, with sixfive large scale apartment projects totaling 1,49900 units constructed, f-,er develepmer,tthe rapid pace and scale of this development resulted in widespread community opposition to the BECSP. In response, in May 2015, the Huntington Beach City Council adopted amendments to the BECSP to reduce the residential Maximum Amount of New Development (MAND) permitted from 4,500 to 2,100 units, along with a new conditional use per requirement and other changes to development standards. These amendments resulted in a shortfall in Huntington Beach's ability to address its remaining regional housing need allocation (RHNA specifically, a shortfall in sites to address the City's remaining RHNA of 413 very low and low income units. i d*nn 1 4(1 mnrterete ineeme I Inini inenme 70 ver r InW inGnme enrl Q evtremel evelepment entiGRS and 19FObeGtS e renL Airerl t I"' inelusFennr heUSin rn ,sire ent e Pursuant to State Housing Element statutes, sites identified to address a lower income RHNA shortfall shall meet the following requirements: r Accommodate 100% of the RHNA shortfall for very low and low income units Permit owner-occupied and rental multi-family uses "by right" Allow a minimum of 16 units per site r Accommodate at least 50 percent of the lower income need on sites designated exclusively for residential uses To address these requirements, the City will undertake the following adequate sites program: Amend the BECSP to establish an "Affordable Housing Overlay" within the BECSP to be applied to residential projects proposing a minimum of 20 percent lower income units on the sites identified in Table IV-5 to accommodate the RHNA shortfall. Residential development proposed pursuant to the Affordable Housing Overlay shall allow for the construction of 413 lower income units Amend the-BECSP to a4ew-for resudential develnnmant eePeei' r the A#errdable I. GW in Overlay t plaperied(i.e. -the current 2,100 unit MAND shall not apply). Replace the Conditional Use Permit(CUP) requirement with a "by-right" administrative Site Plan Review process (i.e. -no discretionary Planning Commission or City Council review) on sites designated with the Overlaythat hat propose at least 20% lower income units (encompassing extremely low, very low, and low income units) on site no in lieu fees allowed). Replace the amended BECSP parking requirement with requirements in line with the Citywide multi-family parking standard for sites within the Overlay. Provide for exclusively residential uses on sites in the Overlay. Development within the Overlay at 20% lower income will also qualify for density bonus and other development incentives, concessions and waivers (e.g. - parking, setbacks, etc.) consistent with State density bonus law (refer to Housing Element Program #13); the City will also support affordable projects within the Overlay using available Housing Trust fund monies. V-30 796 2013-2021 HOUSING ELEMENT HOUSING PLAN As an example, in November 2019, the City committed three million dollars in funding primarily from the Housing Trust Fund (inclusionary housing money)toward the acquisition of one of the sites within the proposed Affordable Housing Overlay for the development of a 43- unit very low and low income senior housing development. Over a slightly longer-term period, the City will conduct a comprehensive review of BECSP and evaluating the impact of the six new projects on the Cit 's resources infrastructure and traffic. It is anticipated that the review will include an analysis of the development standards and regulations and the potential for adding capacity into the specific plan. The review will result in a comprehensive amendment to the BECSP to ensure that the next phase of growth within the specific plan is more balanced and aligns with the City's economic objectives infrastructure capacity for the corridors. 2013-2021 Objective:The City will undertake the following actions to implement the adequate sites nrrogram concurrently with the adoption of the Housing Element Amendment: 1) Draft text amendments to the BECSP to: a) establish a new Affordable Housing Overlay and revise parking standards and Site Plan review process and b) allow capacity for development of the entire 413-unit lower income RHNA shortfall within the Overlay; 2) Conduct any necessary environmental review on the BECSP amendments including the sites selected for the Affordable Housing Overlay; 3)Conduct public hearings on the BECSP amendment and adopt the amended BECSP with the selected sites within the Affordable Housing Overlay to offset the RHNA shortfall. 4) Begin a comprehensive review of the BECSP and revise the BECSP to provide for growth aligned with economic objectives and infrastructure capacities.5)Monitor sites within the Overlay to ensure that site capacity can accommodate the remaining lower income RHNA throughout the planning period. Additionally, as development within the Overlay occurs, if the remaining capacity of the sites cannot accommodate the remaining lower income RHNA, there is sufficient capacity within the BECSP to add sites to the Overlay and ensure the remaining lower income RHNA can be accommodated throughout the planning period V-31 797 2013-2021 HOUSING ELEMENT HOUSING PLAN 9. Semen Accessory Dwelling Units: An accessory dwelling seEeRd 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. t , Second dwelling 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, Huntington Beach provides for seeead accessory dwelling units through a ministerial, non- discretionary process. Se,tion 230.10 of the 7 Re g G9 6,900 squaFe feet !Gts. The maximum size of the SeGend Unit as 650 square feet and GaRRGt The City currently follows State law as it relates to accessory dwelling units and has experienced a substantial increase in ADU permits since 2017 when state law mandated a simplified approval process and heightened overall awareness of accessory dwelling units for property and homeowners. Gee S� erd+eaase of existing dwel!!RgS iR the ViGinity in terms ef building materials, Rd exter;er des dwelling A"How to Permit an Accessory Dwelling Unit" brochure is available at the City's Planning and Zoning counter, and is also displayed on the City's website. Considering the benefits seceed accessory dwelling units can offer for an aging population in particular, the City will pursue expanded educational outreach to provide information on the City's SGGend V-32 798 2013-2021 HOUSING ELEMENT HOUSING PLAN accessory dwelling unit standards and streamlined processing consistent with state law to promote their development. 2013-2021 Objective: Facilitate the provision of sece-Rd accessory dwelling units for seniors, caregivers, and other lower income households through e the ' disseminatione of the City's educational brochure on sec-e+ accessory dwelling units, and conduct focused education to the senior citizen community through the Huntington Beach Council on Aging, Rodgers Seniors' Center, and the Seniors Outreach Center. V-33 799 2013-2021 HOUSING ELEMENT HOUSING PLAN GOAL: PROVISION OF AFFORDABLE HOUSING 10. Inclusionary Housing Program and Housing Trust Fund: Zoning Ordinance Section 230.26 sets forth Huntington Beach's Inclusionary Housing requirements for providing affordable units within market rate developments. The program requires new residential projects with three or more units to provide at least 10 percent of the total units for low and moderate income households at an affordable housing cost. Rental units are required to be made available to low income households, with on-site rental inclusionary units eligible to be provided to moderate income households; for-sale units cannot exceed levels affordable to moderate income households. Affordable units are permitted to be provided at an off-site location (unless otherwise outlined as part of a specific plan project), and may be new construction, substantial rehabilitation, or preservation of assisted rental housing at-risk of conversion or mobile homes. The inclusionary ordinance provides incentives for compliance by offering density bonuses and other regulatory incentives for provision of affordable units. Projects that exceed inclusionary requirements on-site are eligible for reduced City fees. The Inclusionary Housing Program allows for payment of an in-lieu housing fee for projects with 30 or fewer units, except where prohibited by a specific plan. Fees are updated periodically, and are placed into the City's Affordable Housing Trust Fund. Trust Fund revenues shall be used for projects with a minimum 50 percent of units affordable to very low and low income households, with at least 20 percent affordable to very low income households. The funds may, at the discretion of the City Council, be used for pre- development costs, land or air rights acquisition, rehabilitation, land write downs, administrative costs, gap financing, or to lower the interest rate of construction loans or permanent financing. The City has recently commenced an update to the Inclusionary Housing Ordinance and is currently preparing technical documents to evaluate the current in- lieu fee, project thresholds, affordability requirements, covenant periods and options for fulfilling inclusionary obligations. 2013-2021 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. Establish an in- lieu fee amount for projects with between 10-30 units. Re-evaluate the Ordinance consistent with case law and to reflect market conditions and adopt an amendment to the Ordinance in the first half of 2020. Since the City has already addressed its moderate income RHNA allocation, the City will implement a City-wide policy to require at least half of on-site inclusionary units to be provided at levels affordable to lower income households. 11. Affordable Housing Development Assistance: The City can play an important role in facilitating the development of quality, affordable and mixed-income housing through the provision of regulatory incentives and direct financial assistance. The following are among the types of incentives the City can offer: ➢ Reduction in development fees ➢ Flexible development standards ➢ Density bonuses ➢ City support in funding applications V-34 800 2013-2021 HOUSING ELEMENT HOUSING PLAN ➢ Financial assistance, with priority given to projects which incorporate units affordable to extremely low income households. 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. 2013-2021 Objective: Continue to provide regulatory and financial assistance for the development of affordable and mixed income housing. Provide information on incentives during individual dealings with development applicants. 12. 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. The City allows large family day care uses (up to 12 children 2) administratively in residential and commercial zoning districts. Day care centers are also permitted in residential and commercial zones, subject to a conditional use permit. 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. 2013-2021 Objective: Continue to provide for family day care and childcare centers through zoning, 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. GOAL: REMOVAL OF GOVERNMENTAL CONSTRAINTS 13. Affordable Housing Density Bonus: Zoning Code Section 230.14 sets forth the City's density bonus incentives consistent with 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 2 Up to 14 children are permitted where at least two are six years of age or older. V-35 801 2013-2021 HOUSING ELEMENT HOUSING PLAN 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. ➢ 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. 2013-2021 Objective: Continue to implement the Affordable Housing Density Bonus as a means of enhancing the economic feasibility of affordable housing development. 14. 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 fees can lower residential construction costs, and, ultimately, sales and rental prices. In conjunction with updating its development impact fees in 2012, the City Council adopted exemptions for deed-restricted, lower income affordable housing from parks, police, fire and library impact fees. Residential projects providing a greater percentage of affordable units than required under the City's inclusionary ordinance are also eligible for reduced City fees. And development fee reductions are an eligible incentive under the City's affordable housing density bonus program. In order to specifically encourage the provision of housing affordable for extremely low income (ELI -<30%AMI) households, the City will waive 100% of application processing fees for projects with a minimum of ten percent ELI units, or not less than one unit. A total of $1.3 million in fee reductions were recently are amen^ the paGka e of iRGeRtives being to the Oceana Apartments affordable housing project for the inclusion of eight4ine ELI and thirty-two VLI units. 2013-2021 Objective: Continue to offer fee reductions for affordable housing. As part of the update to the Inclusionary Housing Ordinance the City is currently working on4i-281-4, update the Code to specify the waiver of 100% of application fees for projects with a minimum 10% Extremely Low Income units. 15. 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. V-36 sot 2013-2021 HOUSING ELEMENT HOUSING PLAN The Beach and Edinger Corridors Specific Plan establishes a streamlined process for development review, with residential and mixed use projects permitted by-right and subject only to administrative site plan approval. The Planning and Building Department is currently working on an amendment to streamline various processing procedures Citywide required by the Zoning Code. The streamlining effort will reduce, and in some cases, eliminate the entitlement process for certain land uses. For multi-family projects, the streamlining process will increase the threshold for the number of units in a project to be permitted by right, as well as increase the threshold for projects requiring review by the Planning Commission. 2013-2021 Objective: within the BeaGh and Edl q eF GeFr4, ens G`nonifin P4ap. By 20214-5, adopt streamlined review procedures for multi-family development on a Citywide basis. 16. Zoning for Transitional and Supportive Housing: Pursuant to SB 2, the City treats transitional and supportive housing as a residential use of property subject only to those restrictions and processing requirements that apply to other residential dwellings of the same type in the same zone. The City adopted Ordinance No. 3856 in February 2010 to explicitly permit transitional and supportive housing within all residential zone districts. More recent clarification of SB 2 requirements by the State Department of Housing and Community Development (HCD) indicates in addition to residential zones, jurisdictions must provide for transitional and supportive housing in any other non-residential zone districts where housing is permitted. The Huntington Beach Zoning Code conditionally allows residential within the Commercial Visitor (CV) zone district, as well as within certain commercial and mixed use districts within the specific plans for Beach and Edinger Corridors, Downtown and Bella Terra. 2013-2021 Objective: Amend the Zoning Code to explicitly provide for transitional and supportive housing within the Commercial Visitor zone. Prepare a Policy Memo to clarify such uses are also to be accommodated in both residential and non-residential zone districts similar to other residential uses within the Beach and Edinger Corridors, Downtown and Bella Terra specific plans. GOAL: EQUAL HOUSING OPPORTUNITIES AND SPECIAL NEEDS 17. Fair Housing: The City uses the services of the Fair Housing FoundationCe-4:i_c 9f 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 The Fair Housing Foundation *fC G FHF assists approximately tia- 500 Huntington Beach residents annually with issues regarding tenant/landlord matters, and handles over a dozenup--t-a-2-0 fair housing cases each year on behalf of residents. FHFGQC provides fair housing education and outreach within Huntington Beach, including presentations to groups such as the Oakview neighborhood, realtor groups, apartment managers, City staff, and V-37 803 2013-2021 HOUSING ELEMENT HOUSING PLAN others on request. In addition to the availability of counselors by toll-free telephone number and walk-in assistance at one of their two offices Monday-Friday, FHF also provides on-site walk-in counseling at Huntington Beach City Hall one time per month. FHF also regularly schedules certification and training programs locally for apartment owners and managers. 'In the Oakview neighborhood which contains a high recent immigrant population, FHF QG 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. 2013-2021 Objective: Continue to contract for fair housing services, including education, mediation, discrimination investigation and resolution. Promote fair housing practices through participation of City's fair housing provider 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. 18. Housing Opportunities for Persons Living with Developmental Disabilities: The City of Huntington Beach understands the significant and wide ranging housing needs faced by person with disabilities and their families. The Orange County Regional Center (OCRC) reports that nearly 60 percent of their adult clients with developmental disabilities live with their parents, and as these parents age and become more frail, their adult disabled children will require alternative housing options. The OCRC has identified several community-based housing types appropriate for persons living with a developmental disability, including: licensed community care facilities and group homes; supervised apartment settings with support services; and for persons able to live more independently, rent subsidized, affordable housing. The City will work with the OCRC to implement an outreach program informing Huntington Beach families of housing and services available for persons with developmental disabilities, including making information available on the City's website.. Huntington Beach supports the provision of housing for its disabled population, including persons with developmental disabilities, through several means, including: ➢ By-right zoning for licensed residential care facilities (6 or fewer residents) in all residential zones, and provisions for larger care facilities (7 or more residents) in residential and commercial zones subject to a conditional use permit ➢ Adoption of Ordinance 3856 in February 2010 to specifically define supportive housing as a residential use of property, and to permit in all residential zone districts subject only to those restrictions and processing requirements that apply to other residential dwellings of the same type in the same zone. ➢ Adoption of Municipal Code Chapter 17.77 in February 2013, establishing a procedure for an individual with a disability to request a reasonable accommodation from zoning and building standards. No special permit or fee is required. ➢ Provision of residential rehabilitation loans and grants for lower income households which may be used for accessibility improvements. ➢ Programs to facilitate affordable housing, including Inclusionary Zoning, Multi-family Acquisition/Rehabilitation through Non-Profit Developers, Density Bonuses, and Affordable Housing Development Assistance. 2013-2021 Objective: Continue to support a variety of housing types to help address the diverse needs of persons living with developmental disabilities, and work in V-38 804 2013-2021 HOUSING ELEMENT HOUSING PLAN cooperation with the OCRC to publicize information on available resources for housing and services. Pursue State and Federal funds available for supportive housing and services in future affordable housing projects, and apply for funds at least twice during the planning period. Within one year of Housing Element adoption, discuss with all affordable housing providers in the City their ability to provide for persons living with disabilities in current housing projects, and contact supportive housing providers regarding the City's desire to expand the supply of housing to serve the developmentally disabled population. 19. Ge-n ; ,m Gf Cap® Homeless Assistance: The City's Office of Business .�ccr Development, Police and Community Services De artments work to ether to maximize resources and share information to serve the local homeless pa ulation and are active in the Oran e Count Continuum of Gare and its re ianal a praach to staff--are--act - t i „ts in +h___Co-unt-y's--�uurn— f--G r�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. The City has and will continue to address the emergency shelter and transitional housin needs of homeless and homeless families thrau h su port of homeless ro rams such as the Huntinqton Beach Youth Emergent Shelter: Interval House and Gollette's Children's Home transitional housin for battered/homeless mothers with children: American Family Housing transitional housne and supportive housing rental assistance; Pra'ect Self-Sufficient transitional housing fo_r single scent families; and tenant-based rental assistance TBRA for homeless and persons at imminent risk of homelessness. Beainnin in 2Q15, the Git assi ned a full-time officer dedicated to homeless issues and has continued to allocate resources as the number of homeless continues to grow. The Git "s efforts have yawn to include a Homeless Task Force (with two full-time officers, 1 program coordinator and up to 4 case managers) and a Dian to create a Navictation Genter to provide shelter far eligible Nameless individuals with ties to Huntin tan Beach. This multi- ran ed a raatN is actom lisNed in a variety of wa s such as weekly outreach to en a e homeless individuals and determine their needs, reunitinct individuals with fa inated Entr Svstem to match individuals and families with housin o ortunities assistin in eviction revention, maintaining walk-in office hours at the South Police Substation as well workin too erativel with local schools to assist children who are homeless or housing insecure. Since 2Q15, officers and case managers have Named more than 262 individuals transition off the streets (with 70 being reunified with family}. 2013-2021 Objective: Continue participation in the County's Regional Committee for the Continuum of Care and annually allocate CDBG monies to fund agencies serving V-39 805 2013-2021 HOUSING ELEMENT HOUSING PLAN the homeless and at-risk population. Maintain a City Homeless Coordinator to serve as the City's point person on homeless issues. and provide enhanced coordination of services. 20. 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 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. 2013-2021 Objective: Continue to provide General Fund, and as available, CDBG funding 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. V-40 806 2013-2021 HOUSING ELEMENT HOUSING PLAN GOAL: ENERGY EFFICIENCY AND SUSTAINABILITY 21. Green Building and Sustainability: 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, generate less waste, and lessen a building's overall environmental impact. The 2010 California Building Standards Code establishes mandatory Statewide green building standards; Huntington Beach has adopted the California Green Building Standards Code (CALGREEN) in its entirety. In addition, the City Solar Panels Civic Center Parking Lot requires green building practices for all development within the recently adopted Downtown Specific Plan and Beach/Edinger Corridors Specific Plan. To assist the development community in addressing the City's green building requirements, the Planning and Building Department has a certified LEED Green Associate planner on staff, and provides a variety of educational handouts at the public counter and on the City's website. The City also offers an Energy Efficient Permit Fee Waiver for energy efficient heating, cooling, water and solar systems meeting specified criteria. In 2008, the City hired a full-time Energy Project Manager and, in 2011, adopted an Energy Action Plan which outlines the City's commitment to eliminating energy waste, preparing for peak oil production and reducing greenhouse gas emissions. Through the "HB Goes Green" Program, Huntington Beach has adopted a comprehensive approach to sustainability which not only addresses energy conservation, but also recycling, water conservation, open space and transportation. The HB Goes Green/Green City initiative includes programs, incentives and rebates, extensive outreach efforts through the City's website, printed brochures and newsletter inserts in water bills, and implementation of new policies for residents and businesses in the City. Examples of the multi-faceted approach to sustainability through the HB Goes Green/Green City initiative that pertain to residents include: ➢ Online step-by-step resident guide to going solar including information on the solar permit fee waiver ➢ Provision of bicycle parking spaces in all new multi-family residential and mixed use projects ➢ Installation of plug-in electric vehicle charging stations throughout City ➢ Participation in the Turf Removal Rebate Program, a partnership with the MWDOC to achieve City water conservation goals ➢ Implementation of the HB Rain Water Barrel Program, which provides discounted barrels for Huntington Beach residents ➢ Implementation of the Control Your Junk Mail, a waste reduction program partnership with Catalog Choice V-41 807 2013-2021 HOUSING ELEMENT HOUSING PLAN ➢ Partnership with Southern California Edison to provide funding and land for the HB Community Garden where residents have individual garden plots to grow fruit, vegetables, flowers and herbs for their own use or for local food banks ➢ Participation, promotion and sponsorship of community events such as the Huntington Beach Green Expo, electronics recycling days, and educational seminars related to sustainability, green building, water efficient landscaping, water conservation, composting and recycling 2013-2021 Program Objectives: Provide outreach and education to developers, architects and residents to provide information on the new CALGREEN code, and ways to incorporate sustainability in project design and in existing structures. Implement HB Goes Green to promote sustainable energy and water conservation, recycling, open space and transportation practices in existing and new residential and mixed use projects. V-42 808 2013-2021 HOUSING ELEMENT HOUSING PLAN Table V 4: Housing Program Summary 2013 2021 Housing Program 2013-2021 Funding Responsible Time Program Goal Objective Source Agency Frame EXISTING HOUSING QUALITY AND AFFORDABILITY .tm 1. Housing Provide financial i Assist 20�m loewer income CDBG €son� 2013-2021 Rehabilitation Loan assistance for households annually, or DevelepmepAOffi Program home repairs. 160 over the 2013-21 ce of Business period. _ Develo ment 2. Multi-Family Improve Acquire, rehabilitate, HOME; E-G� 2013-2021 Acquisition/Rehab dilapidated and establish Tax Credits; Develspm gOffi through Non-Profit housing; improve affordability covenants Housing Trust ce of Business Developers neighborhoods, on 20 to 40 80-rental Fund; other Development preserve units. outside sources affordabilitV. 3. Neighborhood Administer Conduct improvement CDBG Planningd Conduct Preservation comprehensive activities in CDBG Building neighborhood improvement target areas. Conduct Community forums on a program in public forums for Development monthly basis. deteriorating residents to discuss Department; Analyze code neighborhoods. i specific neighborhood Oakview Task enforcement i issues and provide Force complaint data information on on a monthly resources, including F basis. i rehabilitation assistance. 4. Preservation of Preserve the Continue to monitor HOME; EGGRem+G Contact Assisted Housing existing affordable Section 8 contract i Section 8; �Offi property housing stock at- renewals in diqnwssinns Housing Trust ce of Business owners at least risk of conversion with-Huntington Villa Fund; other Development six months prior to market rents. Yorba and Huntin ton outside sources to Section 8 Gardens.As necessary, contract explore outside funding renewals and preservation 1atr--oath-r options; offer step: preservation incentives to owners; provide to expira technical assistance nffpr and education to 294-3. affected tenants. _ 5.Se-G�Rental Provide rental Continue current levels HUD Section 8s OCHA, Initiate local Assistance assistance to of Section 8; coordinate HOMES former Office of TBRA program extremely low CELI with OCHA; encourage RDA housing Business in 5a.Section 8 and very low landlords to register set-aside funds. Development 2015/162043- income) units. Initiate local 29 households,. TBRA program,with 5b.Tenant-Based goal to assist 168 Rental Assistance households,with (TBRA) preference Qiven to veterans seniors and victims of domestic _ m e P sery _ violence. _ 6. Mobile Horee mobile Implement MHP Department E_G 2013-2021 Park Preservation home parks and Conversion Ordinance. Budget; State Devi, Offi facilitate Utilize Advisory Board MPROP funding. ce of Business communication to assist in resolving Development; between park issues. Provide tenants PlaRRORg and owners and info on MPROP funding. Building tenants. Assist tenants with Community V-43 809 2013-2021 HOUSING ELEMENT HOUSING PLAN � subdivision map waiver. €Development process.. Department; Mobile Home Park Advisory Board V-44 810 2013-2021 HOUSING ELEMENT HOUSING PLAN _Table V-4: Housing Program Summary 2013-2021 (cont'd) (Housing Program 2013-2021 Funding I Responsible i Time Program Goal Objective Source ( Agency Frame E PROVISION OF ADEQUATE SITES 7. Residential Provide sufficient Maintain current inventory of Department Plaaeing-arid 2013-2021 and Mixed-Use sites through vacant and underutilized Budget 1 uildieg Review sites Sites Inventory zoning to address development sites, and provide to Community annually regional housing developers along with information Development throughout the needs. on incentives. Monitor sites to Department planning ensure an adequate inventory is period. maintained to accommodate the RHNA, including rezoning as necessa . 8.Adequate Sites Provide adequate 1)Draft zoning text amendment to Department RlaaaiRg and j Amend Program sites to address a define Affordable Housing Overlay Budget 136►i1ding BECSP RHNA shortfall of in BECSP; 2)Conduct public Community concurrently Beach and 410 very low and hearings on BECSP Amendment Development with the Edinger low income 3)Commence comprehensive Department Housing Corridors units.expanded review and revision of the BECSP €-seneFniG Element Specific Plan site GaPaGity fO Pasil+ta+deve;ign e,,-.t4hfoug# nevelep,ent ,_ Amendment by Review and FRuW family andstaadaf4s;-aed Office of March Amendment mi; Business 202029-13 hsusing Developmnt 2Wl development by right. Review and , revise the BECSP to provide for growth aligned . with economic objectives and infrastructure capacities. 9.Seserad Provide additional Implement a State Department Wald Initiate Accessory sites for rental law to accommodate sesend Budget 861016n9 focused Dwelling Units housing within accessory dwelling units, and Community ( outreach to existing educate public on availability, Development [ seniors neighborhoods. including focused outreach to the Department beginning in senior community. 2014. Dissemination of educational materials _ on oin . PROVISION OF AFFORDABLE HOUSING 10. Inclusionary Integrate Continue implementation and re- Department j Planning Develop In-Lieu Housing Program affordable units evaluate Ordinance to provide Budget; and Building Fee for smaller and Housing within market rate i consistency with case law and Housing Community projects,by Trust Fund developments, market conditions. Establish in-lieu Trust Fund Development 244A- and generate in- fee amount for projects between Department; lire-evaluate lieu fees in 10-30 units. Once moderate Eene�+iG G Ordinance, support of income RHNA is met, require at Develepaaen recommend affordable least half of on-site inclusionary tOffice of amendments by housing. units for lower income households. Business February Developmnt 2020.2015 11.Affordable Facilitate Provide financial and regulatory HOME; 2013-2021 Housing development of assistance in support of affordable Housing Developnaen affordable and housing. Provide information on Trust Fund; tOffice of V-45 811 2013-2021 HOUSING ELEMENT HOUSING PLAN Development mixed income I incentives to development former RDA Business Assistance housing through community. housing Developmen incentives and set-aside t;RaaRR*Rg financial funds:Tax as I - " " g assistance to Credits; Community private other Development developers. outside Department sources V-46 sit 2013-2021 HOUSING ELEMENT HOUSING PLAN Table V-4: Housing Program Summary 2013-2021 (cont'd) Housing Program 2013-2021 Funding Responsible Time Program j Goal Objective' E Source Agency = Frame 12.Child Care In the Continue to provide Department PlanniRg aad 2013-2021 Facilities number of zoning for family day Budgets Building Evaluate childcare facilities care, child care centers Community Zoning to address the and density bonuses, and Development Incentives by community's evaluate other potential Department 2015. needs. childcare incentives. REMOVAL OF GOVERNMENTAL CONSTRAINTS 13.Affordable Provide density Continue to offer density Department' 2013-2021 Housing Density and other bonus incentives Budgets Big Bonus incentives to consistent with State law. Community facilitate affordable i Development housing j Department development. 14. Development Reduce the cost of ( Continue to offer fee Department Planning avid 2013-2021. Fee Assistance providing ( reductions to incentivize Budgets Building Modify the affordable housing affordable housing. Community Code in 202044 through exemption Specify the waiver of Development for ELI units. from identified 100%of application Department; impact fees. processing fees in the €cenemie P Code for projects with Dev,4apMe-Rt0ffi 10% ELI units. ce of Business k Development 15 Residential Provide efficient Provide non-discretionary Department Initiate study of rocessing development development review for i Budgets Buiidiag streamlined rocedures processing sites in the Affordable Community procedures in procedures to Housing Overlay ithin Development 241-3 2015 and reduce the cost of the Beach and Edinger Department adopt by development. Corridors Specific Plan. 2021294a. Adopt streamlined review procedures for multi- family development on a Citywide basis. 16. Zoning for Provide expanded `; Provide for transitional Department BlanniRg and Prepare Policy Transitional and site locations for and supportive housing Budgets Buildi+:ig Memo in 2014 Supportive special needs i within the CV zone. Community and modify the ,lousing housing. Prepare a Policy Memo to Development Code by clarify such uses are to be Department 2020.2.915 accommodated within Incorporate zone districts similar to language into other residential uses specific plans in within the Beach and conjunction with Edinger Corridors, future plan Downtown and Bella I amendments. Terra specific Inns. EQUAL HOUSING OPPORTUNITIES AND SPECIAL NEEDS 7 Fair Housing Promote fair Contract with Fair CDBG €seae+ is At least housing practices Housing provider; invite to Develepm Offi A,annually,, through education, j speak at public events; ce of Business = invite fair mediation, assist in distributing Development housing discrimination brochures in community contractor to investigation and locations. Provide walk-in City events resolution. fair housing counseling at and. Quarterly distribute V-47 813 2013-2021 HOUSING ELEMENT HOUSING PLAN City Hall on a monthly brochures into basis. community locationsoent--F s and Offer monthly walk-in clinic. V-48 814 2013-2021 HOUSING ELEMENT HOUSING PLAN Table V 4: Housing Program Summary 2013-2021 (cont'd) Housing i Program � 2013-2021 ' Funding Responsible Time ; Program Goal ; Objective Source Agency Frame � 18. Housmg­ Support a range Work with OCRC to Department WaaaiRg aa4 Pursue funds for Opportunities for of housing publicize information on Budgets; Building supportive Persons Living options for resources. Pursue State CDBG; HOME; Community housing and persons with and Federal funding; meet Housing Trust Development services at least with disabilities with current affordable Fund, Tax Department; twice during Developmental through zoning, housing providers Credits, and EGGRemiG planning period. Disabilities partnerships with regarding options to serve other outside DevelopmeGtOffic Continue to By supportive disabled population in sources a of Business ida meet with housing existing housing;contact Development GUFF8Rt heusiag providers, and supportive housing pFGvider-s aad pursuit of providers re:expanding GeRtaet funding the supply of housing for supportive ; opportunities. the developmentally housing providers 1 disabled. as part of Huntington Beach Homeless Collaborative monthly meetings 19. Ge t of Participate in Continue participation in CDBG E-ceaeR1is Attend periodic Care Homeless Regional Regional Committee for BeyelepmeatOffic meetings of Assistance Strategy to the Continuum of Care. a of Business County Regional assist the Annually allocate funds to Development Committee. homeless agencies serving the Annually allocate homeless and at-risk CDBG funds. population. Maintain a City Homeless Coordinator to serve as the City's point person on homelessness. W 20. Project Self- Provide Assist 90 households ; CDBG; Community 2013-2021 Sufficiency assistance to annually. General Fund; Services low income, private Department single-parents to donations; support competitive transition to self- HUD grants. sufficiencX: .__ .. _ .. �..__.._. ENERGY EFFICIENCY AND SUSTAINABILITY 21. Green Building Promote energy Provide _7 Department BlaRRiag a 4 2013-2021 and Sustainability conservationI education/outreach to Budgets Btildiag i and sustainable residents and Community design in new development community I Development and existing on new Green Building Department; development Program. Implement Public Works comprehensive"HB Department; Goes Green Program"to €-cue+-GMiG promote sustainable gsvelGpme tOffice energy and water of Business conservation, recycling, Development; City open space and Manager's Office transportation practices. (Energy Project Manager V-49 815 2013-2021 HOUSING ELEMENT HOUSING PLAN Summary of Quantified Objectives The following table summarizes the City of Huntington Beach's quantified objectives for the 2013-2021 Housing Element planning period. The objectives include the City's new construction objectives to meet its regional housing needs (RHNA); rehabilitation objectives which reflect the Housing Rehabilitation Loan Program, and Multi-family Acquisition/Rehabilitation through Non-Profits; and conservation objectives to reflect preservation of rent-restricted housing at risk of conversion, Section 8 vouchers, and City's new Tenant Based Rental Assistance (TBRA) program. Table V-5: 2013 2021 Quantified Objectives Income Level New Construction Rehabilitation Conservation Objectives Objectives Objectives e.a���a.,.... �� Extremely Low 156 (0% -30% AMI) - - — - 130 - 1504-90 1,360072- Very Low 157 (31% -50% AMI) Low 220 50 (51% -80% AMI) Moderate 248 81% - 120% AMI Above Moderate 572 : 1 0% AMI Totals 1,353 180 -200240 1,360W Nootes: ies:­ m� AMI—Area Median Income New Construction Objectives: Reflects City's 2013-2021 RHNA. Of allocation for 313 very low income units, half is allocated to extremely low income households,and half to very low income households. Rehabilitation Objectives: Reflects 160 loans/grants through Housing Rehabilitation Loan Program, and 20-40 8-9-units through the Multi-Family Acquisition and Rehabilitation Program. Conservation Objectives: Reflects preservation of 192 at-risk units in Huntington Villa Yorba, and conservation of 1.0009iQ Section 8 vouchers and 168 TBRA vouchers. V-50 816 2013-2021 HOUSING ELEMENT HOUSING PLAN APPENDIX A VACANT RESIDENTIAL SITES INVENTORY BUILDING PERMITS ISSUED DURING 2014-2021 PLANNING PERIOD ENTITLED PROJECTS BECSP SITES TO ACCOMMODATE THE RHNA SHORTFALL 817 Developable Vacant Residential Sites Inventory Ci of Huntington Beach Allowable Realistic Realistic Sites Density Density Map# APN# General Zoning (Units per Lot size Unit (Units Constraints/ Plan acre) (acres) Potential per acre) Considerations Sites with General Plan and Zoning in Place 1 110-221-(02- RL SP7 3/acre 4.75 56 units 3/acre Min.10 acres to 26);110-222- (18.8 develop;contingent (01-11,13- incl.110- on reuse of site 24,26-26,29- 220-02- occupied by 30) 05) landscape business 2 111-120-01,31 RL SP9 7/acre 1.76 12 units 7/acre Adjacent Industrial 3 146-233-74 RL RL 7/acre 0.15 1 unit 6.5/acre 4 146-233-75 RL RL 7/acre 0.16 1 unit 6/acre 5 163-302-33 RL RL 7/acre 0.17 1 unit 6/acre Coastal Zone 6 163-302-34 RL RL 7/acre 0.26 1 unit 4/acre Coastal Zone 7 163-311-17, RL RL 7/acre 0.78 3 units 4/acre Coastal Zone 20,22 Project pending 8 163-311-41 RL RL 7/acre 0.24 1 unit 4/acre Coastal Zone 9 178-411-17 RL RL 7/acre 0.22 1 unit 4.5/acre Coastal Zone;Flood Zone 10 178-411-19 RL RL 7/acre 0.18 1 unit 5.5/acre Coastal Zone;Flood Zone 11 178-431-07 RL RL 7/acre 0.15 1 unit 6.5/acre Coastal Zone,Flood Zone 12 178-432-03 RL RL 7/acre 0.15 1 unit 6.5/acre Coastal Zone;Flood Zone 13 PM81-586-1 RL RL 7/acre 0.14 1 unit 7/acre Flood Zone 14 PM81-586-1 RL RL 7/acre 0.14 1 unit 7/acre Flood Zone Subtotal - RL 9.25 82 units 15 025-024-09- RM RM 15/acre 1.15 3 units 2/acre Earthquake fault zone 15 Project pending 16 023-124-28- RM RMH-A 15/acre 0.21 3 units 14/acre 31 17 023-127-27 RM RMH-A 15/acre 0.07 1 unit 14/acre 18 023-141-17 RM RMH-A 15/acre 0.07 1 unit 14/acre 19 023-142-16 RM RMH-A 15/acre 0.14 2 units 14/acre 20 024-107-09 RM RMH-A 15/acre 0.14 2 units 14/acre 20a 025-182-08 RM RM 15/acre 0.23 2 units 8/acre 21 111-074-02 RM SP9 15/acre 8.74 104 units 12/acre Contamination issues -portion of site not developable 21a 111-150-47 RM SP9 15/acre 0.5 6 units 12/acre 22 142-103-05 RM RM 15/acre 0.13 1 unit 8/acre 23 142-103-20 RM RM 15/acre 0.13 1 unit 8/acre 24 146-601-24 RM RM 15/acre 0.89 13 units 14/acre 25 159-121-20 RM RM 15/acre 0.24 3 units 13/acre 26 159-121-22 RM RM 15/acre 1.03 15 units 15/acre 27 159-151-15 RM RM 15/acre 0.17 2 units 12/acre 28 159-151-16 RM RM 15/acre 0.27 4 units 15/acre A-1 818 Developable Vacant Residential Sites Inventory(cont'd) Ci of Huntington Beach Allowable Realistic Sites Density Realistic Density Map# APN# General Zoning (Units per Lot size Unit {Units Constraints/ Plan acre (acres) Potential er acre) Considerations 29 159-541-51 RM SP9 15/acre 1.22 12 units 10/acre Contamination issues-entire site not developable 30 165-281-04 RM RM 15/acre 0.18 2 units 11/acre 31 178-161-35 RM RM 15/acre 0.36 5 units 13/acre 32a 178-201-28 0.03 Prop.part of former 32b 178-201-29 0.03 project to construct 32c 178-201-30 0.06 14 units that 32d 178-201-31 0.03 included parcels: 32e 178-201-32 0.03 178-201-36(.11 ac) 178-201-14(.14 ac) 32f 178-201-33 0.06 178-201-40(.11 ac) 32 178-201-37 RM RM 15/acre 0.03 14 units 15/acre with existing 32h 178-201-46 0.09 residential 321 178-201-47 0.03 development(would 32' 178-201-48 0.03 demo 4 units). Total 32k 178-201-70 0.11 property is 0.95 ac. 321 178-201-50 0.03 Parcels held in 32m 178-201-51 0.03 common ownership Subtotal - RIM 16.73 196 units 33 023-114 14 RMH RMH-A 17/acre 0.14 2 units 14/acre 34 023-124-04 RMH RMH-A 17/acre 0.14 2 units 14/acre 35 023-147-24 RMH RMH-A 17/acre 0.14 2 units 14/acre 36 023-147-25 RMH RMH-A 17/acre 0.07 1 unit 14/acre 37 024-012-02 RMH RMH-A 17/acre 0.14 2 units 14/acre 38 025-103-01 RMH RMH-A 17/acre 0.15 2 units 13/acre 39 110-021-23 RMH RMH 25/acre 0.12 2 units 16/acre Irregular Shape 40 110-023-07 RMH RM 15/acre 0.19 2 units 10/acre Subtotal-RMH 1.09 15 units 41 023-134-12 RH RMH-A 17/acre 0.07 1 unit 14/acre 42 023-137-02 RH SP5- 4 units 0.1 4 units 39/acre Coastal Zone Dist.4 43 023-167-16 RH SP5- 1 unit 0.09 1 unit 11/acre Coastal Zone Dist.4 17/acre 44 024-123-07 RH SP5- 30/acre 0.15 4 units 26/acre Coastal Zone Dist.4 45 178-511-17 RH SP17- 2 units 0.06 1 unit 16/acre Coastal Zone SBR 33/acre 46 178-514-20 RH SP17- 2 units 0.06 1 unit 16/acre Coastal Zone SBR 33/acre 47 178-514-21 RH SP17- 2 units 0.06 1 unit 16/acre Coastal Zone SBR 33/acre 48 178-521-07 RH SP17- 2 units 0.05 1 unit 20/acne Coastal Zone, SBR 40/acre Flood Zone 49 178-521-08 RH SP17- 2 units 0.05 1 unit 20/acre Coastal Zone, SBR 40/acre Flood Zone A-2 819 Developable Vacant Residential Sites Inventory(cont'd) City of Huntington Beach Allowable Realistic Sites Density Lot Realistic Density Map# APN# General Zoning (Units per size Unit (Units Constraints/ Plan acre) acres per acre) Potential Considerations 50 178-521-09 RH SP17- 2 units 0.05 1 unit 20/acre Coastal Zone, SBR 40/acre Flood Zone 51 178-531-38 RH SP17- 2 units 0.06 1 unit 16/acre Coastal Zone SBR 33/acre 52 178-53245 RH SP17- 2 units 0.08 1 unit 13/acre Coastal Zone SBR 25/acre 53 178-532-71 RH SP17- 2 units 0.06 1 unit 16/acre Coastal Zone SBR 33/acre 54 178-561-35 RH SP17- 2 units 0.04 1 unit 25/acre Coastal Zone SBR 50/acre Subtotal - RH 0.98 20 units 55a6 024-134-04 0.20 Coastal Zone;P55b M SP5- 50/acre 20 units 44/acre is Irregular Shape. 55b 024-134-05 Dist.1 0.25 Parcels held in common ownership 56 024-134-15 M SP5- 30/acre 0.12 1 unit 8/acre Coastal Zone; Dist.1 Irregular Shape 57a 024-151-28 SP5- P5 0.06 Coastal Zone. 57b 024-151-29 M Dist.1 30/acre 0 25 14 units 47/acre Parcels held in common ownership 58 024-162-01 M SP5- 30/acre 0.27 8 units 30/acre Coastal Zone Dist.1 B 59 024-162-03 M SP5- 30/acre 0.07 1 unit 14/acre Coastal Zone Dist.1 B 60 024-163-01 M SP5- 30/acre 0.18 2 units 11/acre Coastal Zone; Dist.1 Irregular Shape 61 024-164-07 M SP5- 30/acre 0.14 2 units 14/acre Coastal Zone Dist.1 B 62a 024-164-13 M SP5- 30/acre 0.08 1 unit 14/acre Coastal Zone. Dist.1 Parcels held in 62b 024-164-15 M SP5- 30/acre 0.07 1 unit 14/acre common ownership Dist.1 62c 024-164-16 M SP5- 30/acre 0.07 1 unit 14/acre Dist.1 63 024-165-12 M SP5- 30/acre 0.14 2 units 14/acre Coastal Zone Dist.1 Buts' Source:City of Huntington Beach Vacant Land Survey,October 2012. 'A 14-unit condominium project was contemplated on all but two of these parcels and the existing developed parcels also owned by the same property owner. Due to economic conditions the project was withdrawn.Should this site#32 be re-designated RH,the RM unit potential would be adiusted accordinl:ty. Parcel located in Sunset Beach,which was annexed to the City effective 8/22/11.City's Land Use Plan is pending at the California Coastal Commission,which currently has coastal development permit authority for the area. Requests to build are being reviewed pursuant to former County Land Use Plan.The City's proposed Land Use Plan is identical to Counts with respect to land use,zoning density. 'Mixed use proiect pendin¢at 424 Main Street.Affordability based on pendinP proiect(20 above mod units)rather than default density. ;City is currently processing entitlements for the two parcels that proposes a 14 unit mixed use project.Thus,both properties would be ., i Deleted:City has already processed an Initial allowed overall density of 50 units/acre. Planning and Zoning Review forthe two parcels slf combined,they could be developed at 50 units/per acre,which could yield 11 units. Based on the area's pattern of development, for a 22 unit project.Based on code however,we assume that each lot will be developed with one unit. requirements,20 or 21 units is feasible.11 A-3 820 Developable Underutilized Residential Sites Inventory City of Huntington Beach Allowable Realistic Realistic Sites Density Lot Density General Unit Constraints/ Map# APN# Zoning (Units per size (Units Plan Potential Considerations acre) acresper acre 64 167-471-02 RMH RMH 25/acre 0.94 18 units 19/acre Existing Single- family(rental). Single-family to east of site. Total Underutilized >94 18 units Deleted:5.56 Deleted:273 1 Deleted:'Parking lots are subject to reciprocal parking easements for adjacent developments.Assume lower density/acre for these sites,compared to Site 67a/b,as replacement parking(parking garage)would need to be provided. A-4 821 Planning Zoning ISM 2 Garfield Ave. 3h 8139- 14 s7p9..., L d ui"'"` al f i st O Aw s y RCwwinQ t R,�wrLl '� '• �� yj' ik k'< �- �3Y 4 t t�R'4# PiRMH _ x� �yT.y X�Mr,4 N.euMMb •�C'••J } . # k zaE# ii 1-#. !x }yh f Akld '� `', \` y` ' M (L etCtwaMMata Merollgaa yF t t t d#�� R R 4e rr� " �ti , e1:irM.nar tl.4�WIX ' { �y 3 rd:a+saFaQ I.k- jy5..' �-µme•'+} �3 # s€3## �Lkk: k?*3d1iRAR. Ay ■It '���,/.ru�.. .I _ �- RL 5 �. 9�I 11A f,_ R 2a �l = � -RM co �I r(i � da+ .•t.. - D'] 1 tM C/) is ar:#rr •++�Y{.: •j5e tgte Ava. _ C*, RM �a", u r Uhm Ave. RL RL ILL a n � y'IN h r '� ♦t r r 'y RL RL'RL RLIZE y Ra e><ar ra w s q�s " aams Ave. i Zoning Designations lub3ipftigJatpflAsya rar is i__J Private Right of Ways SECTIONAL DISTRICT MAP N --- CityDoundary 2-6-11 w C*- ) � � CAUTION wows: City of Huntington Beach S WHEN USING THIS MAP Orange s«t�dz.s�raf . oaaar g County,California i san®Adesigtslions dtaawuw;4r+..�hm;ar.ie a mmtiW;ifn 0 500 1000 Ur dau n,r$QOW.:tl Ur—yiq---a y sad is tva dad r n cwngiigaz b erc ~+A+[,1 aay tutu ar wsy is nom tma.1'hc Ury of ttwmtgnn licx7a dxs inartdcbfa f�a tatho aa,sa<ar,rucn ADOPTFD Kwh 7,1960 oatguemakenacamµknarsa.ec n y. °r"°y CityC'otmeil Ordinaaoc No, 754 Fist n is[Ga assrs reaiwaadpy W"56 di i intarnaean as Thar m..r vtldaatrua T'mieca un CrhnppW21At1e1es1!•afdeglh Sxu_:Yh{;�M9,mrd ApxA 2ni� Planning &n.ing DM 10 SP12 � add i P� r �. SPS J k S OZoning bmgnedons Puwic R;&t of w*ys r pn,%I,Rotofwrys SECTIONAL DISTRICT MAP N City 13...dury 9-6-11 & 10-6-11. CAUTION Notes. City of Huntington ,Beach S WHEN USING THIS MAP Orange CQX1t1tX' i,fnry.Jsa{p�mUrgta w'amnfiva edwwx hCreun iX acanpileiian Q 50Q 1000 Xd do firm nrwo of yr}�i3f owwuy r Am narte mfwiXssng+ng ei�lrt v;`wn4� ad(.Provided w.oin mi.—w 0. "-Wx anxamdtoee m of.ueh ADOPTED Much7,1960 uXsr.11.City of Mmift ft H.O.a.. nmRXXRrXmtwNacam{ikXmmoaXeuway. eifiMafwny. aly Council OPd1tancc No. 75d Fsel h u tlx uaaYx rogXorXriG:itY W-w ,i Wkann,hXrt3 e�thaSX own mntiocunn. 822 pmjsi4 oo tlimfisd2SfA4�wsV,nnmR'wB 3z 11 DMYJMIO.mzd hpril2tlitl Planning Zoning ISM 12 PS -- Adams Ave, -- •� ry'6o� Loma Ava • h " P L I 1p r t am Memo. x , 3 � `'• iM.Og. L t. that 03 03 _ d � Ganavn Ava j� `� , III SPS " � k .' 9 SPS 8fiira Am HIV C SP ,:,:� r S Citi&�EK Tom." r S )5 M-Ave ,. SP5 'RM ve. ZeaasngAa�snatct?ns � I'a9tiaRightafWsya [� � - i�t L° °° •� SECTIOI''VAL DISTRICT MAP N City Boundary 11-6-11 (all CAtITIQV Votes: City of Huntington Beach S WHEN USING THIS MAP Orange County,California •hee kgend MEa fa deaenpuaa ar mtin$desigvawm Ytfotm:teoa aAarrb Kamm is n eaapu�.t4vl 0 500 low d.dam Garn a�+aca+aL tayiae acwtacy •Any none ad,�iniug astr eight orxray is cad u innr Lad m A earn• nu q iraatdad to emend b the cea4x d'roeh ,sa tt�actaarttan�anaaua�ada�, r,�d,tor„wr ADOPTED March 7,1480 Feet m:aaaant a—"pkNa>c. ,a�ax.,. City Council Ordinance No. 734 a b 9 na mus ibiWy b-n(t 81 iafuetmhm A War ewe aaCdaltiaa R'ntiead as ii lwtpryeanAtlaataf irggts szld�MlULi.7t2apictt AIlNl i919 Planning Zoning DM 16 AtLant" °3 lU II yp v �. —{yC)RM :Nfitwn'�eo-. i $P'rJRMtt f S"I_,5 � SPP4 Ir, pI i RM P ti ill` ml SP5 � RM uahp�»u, A'W�'�tat+M4 A RM ps f SP5 i S � i SP5 e t i ED t R 17eninul)fti uatims Publiclti}thtofwgs Parcels 1— ., P.atCRidltt6lWAYS SECTIONAL DISTRICT MAP N CityBoundsty 7 4-6-11 1 w E CAUTION notes: City of Huntington Beach g WHEN USING This MAP N.l Orange County California r�a�r.�a�a<�n4t s i vncnadeaitpaiiann Intomr+uaa>ka+n Iww+�u n u arnaaktWr• - 0 $`o 1000 d da.0—novas of-yva nwnrnaY avl la 1—idod u n comtaeau m die y xaw n+-Ww—m 60A d w-y i, wa.'fNe 0Y d Iivnmamn 1w.h doea intaadal to c.std m! w�ntaa arac6 ADOPTED March 7,14G0 not p—to da[omple—m--y r.xw ur—y City Council Ordinance No.754 Feet N is tde wmS mpanaWw b—..:Y dl intwnwtiw to thdr osn cacAnst�r.. PtOieeb an Slirerip�:lAs �.}xllet�'vltf?Mld.mxd npd13Oic Planning Zoning DM 21 c�dIt1 e1 Av . Jfi i rdgayp N e 71 � yp 1� sr/ RLPi � R'Ill' / ... l C - R RL R . , IVi r. d RL T RL RL 0S RL RL R RM RL RL r-� RMCis t RLRL RL r o ; < RL � � r � RL x mT RL fir' w J ,� ,V ,�•'.����,'�tea'�� `� ��f RL � RL R Q 4� ,4 VIC RL R UH r „ S ZoningDasignations ® Public Right of Ways Pemcls r� v•ts R, 1 of Ways SECTIONAL DISTRICT MAP N —. City Boundary 19-5-11 w E CAUTION Nptea: City of Huntington Beach S WHEN USLNc THISMAP Orm a County,California 'Sca ir�xd papc Pa dcuxipian of mnirg deaipaa;iurn wa e u eSQ IE ff p�tipn 0 500 1000 N dale(ruvcaE.zf r�'inf amwoY *Any-fta.Uoiningmay riiytn of--vis nid is prnvka m.a xvcfe k—w the —d'-0Wnt w dt—,ofwad ADOPTED March 2,1961 Inver.Y7m City of]6wuaRkaa➢cash dace c G.at-Y. Feat I�t gautlalea as ceraptaaaan�a,aecamy- City Cauttc't! tJfditt�ce No- 82+t h i,the—r,-p-mkikty b vvi4-sit inld:inpix06 w th1 0"Abdo!"., Prutrow oa 439+appap2V+tie4at4'.AnYlµYt.Sztlphf,PM..lmm1 e5pfl12tlt0 Planning Zoning ISM 23 Kill], - amorparcV, l� ra RL r ME Q ., RM t — O3 v �7_ - eT BUN*Dr. it"top.. Hllo Ci/ RM J- _ � � Rf,a tod Or. _ Meuiotr t.urtdrelet bf i "tom R Rt. �. E s P 6 w I.4 lil � I I N F' IiRM,a1Y mrmwa�;3r .•rya LlFYI i HeiiAve � V OS-WR ro PINI If gar O � k RM ,6 PK 1, M 7r ` . z RM Ij RM RM RM � RM' R t n ,)V t P a ,r v __ ��i�h . Date Dr. } e �S 7 RM RM PIM, III: r S-P r av r4L ry Itl �Cii tlh. J Cu # e ��erAve. Warner Ave. .. LEIZoningDesigneliofts 0 Public PightofWayx 0 Peels =3 Pri w1ughcofWnys SECTIONAL DISTRICT MAP N aty Boundary 20-5-11 -- W '9E CAUTION No".* City o,fHuntington Beach s WHEN USING THIS MAP ape Coun#,CIalyornia •see legend fade far de�naifeim of ca � .J mnigt dsa�ig�iana Irrssaunn phaxn hereon Ic o comryluxan 0 two I',(W of dntu fms xotucm oY r 6 aara7 •Aq4 zarto aUipiainR ary riBM a"�+u}'i+ aad tix ptmided u a cmrenimv fa the :neankU:oeAwrlryd;csaMpt ufat,eh roe n�,nr tt u thyWn t pa aw ADOPTED December 5,1950 rutguumntna ke osnplekrww mnccarncs 5ih4 brusy City Council Ordinance NO. 904 Feet It u It uteri eagntadtility b verity alt tpf9riyl+lien U.tlme PW'n ualiYtfaaigp. Psie4U nnGimfgx@2Wttaae€i9 ing+NSx11 bMt[7M23.mx4 AtA32010 Planning Zoning DM 24 ding r Ave. 0 1 RU 3 RL I l (� , l I 5E I 1 IICi e. A.d Non?ri,d;xa o w 0 R c� • Ar I, I it 6 S�seen Dr. z t Pk -' 3 k t -� i '€tit5avn .�".. , r I f' mI' - r . 8t �,. ar r—tulD, 11. j RL— tlkakNal-Wry I µ.M r Mm hill[pr. RU G Ca>-�ttM DP. 9r ale q, • 6ANf dYe�t L`r i ! I E � Ci7 1 1 L S [ I Ali f I 1• N Heil Ave, a w i ep a "� p r RL Nia u 1 - t— i T t I, Dori,,n or. Pia—,fir, IZU-" B 6ltdred Or. SP$ � Tr e Viewer, _. 2 3 9 3. Warner Ave. 21 X I . Z6aiagt}egigaiti�ra = Public Right of Ways ParcaEs _. PdvateRghtafwayx SECTIONAL DISTRICT MAP N ". City Boundary 221-5-11 T E CAUTION Notes. City of Huntington Beach s WHEN USING THIS MAP Qr�ltp@ »sea legend psc lbr dexcnption of 8 County,C41#5ornia aaatrgaetigastiaru @If—dim,A—h— 0 500 1000 d-fro-xnurea,a''veyiap em -Y w U •Arts a-e utlraning arty^ngrx dx=aY ix r d +prm§dod.♦uawun tout ia (MendW w mvirmt 1tl ft cont"of Imb ADOPTED April 4,1960 w , . , in, ta " °r wg .- City Council Ordirwee No. 758 F"I it is the urrx resp—tnhty to Yent1 0 utfur-ntiee 1,�ihsdr urn aaadxulitia. A-11 828 ?hrgesra smfillllgpapSWtlxxueV.nningitl.5x11_r7b4tt Mill—d Apn12010 Planning Zoning ISM 26 t Edin er Ave. 4 t7 2€ i i 1®m.w � f P x.�e.s._ _ SP14 Pi SP14 ,S�14 P1� ! �- ^I - fitilna8pa ttr. �F 7-1 x s�n►w3dG0r. _ " i Candy ht Cir. f. Stadl ht i SP14 t � Anita n. t h aa. na�a at. 2 ' e Low Dr. . RNI r c V@. Rh v Danube Dr '� r � I ` SP14 Donor, ch wcl, " SP�4u 1a rsr. a r RM, - SP14 ).—k q,. an nase t RRM ... PS Rft4-I fi SP14 Warner Ave, I x' f 7.xuungDesignations � Pubho Right orway9 ea i a Right drwa SECTIONAL DISTRICT MAP N City Bomdaly A.-—2351 1 My .G.7 J. � c CAUTION Notes: City of Huntington Beach S G WHEN USING THIS MAP pg.tw orange County,California *s«3¢gezd dcwttyUaA er PG9tt�deugncNntp trSormntian��+wT iwrea,u n campi mn 0 500 low ar d_r an ynwrs..M virj"ird icCaur .Aoy I.—di—mg-y 1i#1t.fw Y u .nd k prnadd...—wi—b]roe ma deC to eNast b We ce a—f—h ADOPTED March 7,1960 uur ?"he dt,ar H.—*t 1W..h does ngll arw City Council Ordinanct No, 754 Feet 11 is d""e.rmyemihaity n—iirg dt in(wm�Fan b thHr ew�t teb9f alimf RVU I'mlecbont:.li�opp925pt1ue�1'tosio�lL3a11 nMHHbt26 m.W A(m3 pU7p Planning Zoning DM 28 •1\ •ti N.` \ (Q)RM ti 4� I t. 17 f� EKI 7i 14 Zoning Designatims Poblic Right ofWays PAIMa I_ J Nvat*pigirtofWays SECTIONAL DISTRICT MAP N City Boundary 64-5-I 2 Su ity W E CAUTION Notek: City of Huntington Beach s WHEN USING TIiI$MAP Orange Cpunhl�f California S.legcatd pqe Car&-vi d ` J mmr{U 4csdUnaioas iu[cvimGan nHaan lwcao it n acnry>Ileton Q St70 i pGp nY'd aam nanas of vnryin{t sQunag •Atry mm Ad mrJaB;nv s&(0"xwy is csd n lr..deU ae wnvNrunuc to Uw ww"ded td"140d 16lk'+;bwfdstwh — 1.C5ry ofiIWnylan 3rr6 ebns + December 1(U,19G3 mtsw—W.ita mvn owo.na oaurow4 dgTp ofeap City Cowacif Ordinance No. 1024 Foot tt h t6 uw/y n pr"641S m vurft,4 dl .f h.to tbcv a"aiinfm;iion. �,� A-13 nr�iwuwn airntydd2Anor r fy U3a11,wwnt�RaOxd AP"12010 Planning Zoning DM 31 Warner Ave_ �ra<. SP14 RM CG PS RM RM r, M� RM RM RM RMP RL _ .__�' _ �t a , 0 {.�,. F4PC❑r T'lD�9 '➢' ', 9 _ n�m•n ° Sun 4` RI_ RL Rt ELI PI , ti - m i CU ,1 I �I RUP V_ ` RM I t RM a l 't RM r v+ ' itorur{U L/ RM IG Y* f ; I RM t°�i u V 9 IA, c # S u 4 !D Talbert Ave. ipning[h�gnstiatts � t'ubticttightarWayx � 1 ga ¢i r- :� ".I� �r a� SECTIONAL DISTRICT' MAP zv --� City13000daty 26-5-II 9u ity W E CAM ON Notes: City of Huntington Beach S WHEN USPNG THIS MAP Orange County,Calr ornia •5�IcpeAa Ante IYr ae.CnyYaY 0! � `•` mni�,ie,ugnrinan ln�m.t<an.hawn Yna:h..gml4fion 0 500 1000 d� �a itK N-d d 10 uet t7KutY tNunar,Er a hdne. riphtYf»ay, ADOPTED Apnl11,1950 Feet nn Y.n t a a.pl ess aY-Y City Council Ordinance No. 759 p;.a�we.rr•+papuLAiw b wetly dl inYpnl.Yrp�M quir mm.ti.t ban. IiY;au an Gix.RpYU2'�1UYxe.VnnwgiB.5xt1 UMUM31 ntid Apri12U10 Planning Zoning DM 34 IM r A>le. µ1t ter Ave_ ' :RL m _ MH RL M' - a RL OS-WR y r RL -RL RL SP4 � RL RL . _. , . L WarnecAve, i' Ft RC i g F�LSv]Aug_ __ �._. I Ulf- ; [r t f t UgNN 1 7 ' y 1 •�Y S;r grY*+ xtS Pi'if.. ! •;S.�iii 5�.•y t F t Al zom.s Ddgsnuipn9 Public Right cf Ways 71 Parcels r- '�°°���I°rwao SECTIONAL DISTRICT MAP N Oly soaaduy 29-5-1 I �( W E cnVT[ON Votes: City of Huntington Beach s WHEN usnvc THIS MAP Qrun a County,California runa��knipinlunu LJamwiimieaxn U.— —pit— 0 500 low 67�M(mn xexca.of vv7di7 icsunrFi M,y xaaa adiaunnp ac�I�yJa w'rvy i. ad is Auwair�Tglim Gi.na mr Ha+canyrwmn rFnkrae hur Uw nterdedIoe und m d:rGeni: l.ch ADOPTED March 20.14(0 nk......pkf .rIXwy City Council Ordinance No, 924 Feet Is a;lce aR+.ioryxnal�tin m rrery WI 61(npA11Q1 b'.hQI PNn mtlfa[IIOn. Naijec.anp�gipNiNll.wVmigy19.9%11 DMSL#•tWmad April 2`�IC Planning Zoning ISM 38 . .. i R L �a�F F�L g nr T� 1 1 ' $ . € M' RL l L 13 RL RL RL r RL RL <r c R L! rn j 61 N � ge "� t+onnfi� I SP7 — 5otng son Dr. POln Ot- - - i fi&rni±xf C-, Stattar pr �� Evening St, P ,� a SP9 4nranuE, , E. Gtnny.i,ntlC�Y t S / fpruest pr, m � �y>be c 6 - UYktg3Wri f)r; _ - SP9 Tatf Dr. 05 at Garfield Ave. ; , z ZoningDmignations PubbeRightofWays [ PA�l� i-- "i,� � ,tof nv€ SECTIONAL DISTRICT MAP v — Gt,'Boundary 34-5-11 ity CAUTION News; City of Huntington Beach WHEN USING THIS MAP Oran a County,California IFiaend 1�6�W deP.^n{$PJ6 of � _J j XCplPig dC9S�fNl0.n5 triI`Onnfinpp drown hClCCpap WM[d:�t{Cn 0 500 1000 of dWa rmm awamw of v�yi g p "K, •Any Z9n:p P ieimng sty bghr 9—Y and 6prodded m n rowan .m au itYt*+litttn ex:«+d w ibrexmaxdP�� prn rnpnt-FRWrns,p R-. 'aaa AC7OPTL�O August t5,19ao a«annape�eawmpteonononunnr =+uh"'twp City Council Ordinance No 785 Feet u is Iha vsx'r rapon+IMliy w eanp•at $IfpfnYhOn 1p IIM91 owe rntldtictbn. Antccaoa GdrminaA2lAa��n1?aSr�;E�xI1„pMif]M3Y.mrid Apb1blta _ _ Planning Toning DM 39 Talbert Ave. j mg SP14 Ir RL US-PR Ali t� FtL RL v 6ntnno or_ SP14 an ' RL j J RL Jx Q Qh�Q� RL ERL 6 5 � � T RL e�t�P Ae.rt.or -RL -_ RL a Yukon G! F!nnidm�r a RL a RL RM m Ellis Aye- s U A6niey a-. RM SP14 RM SP9'` SP14 SP9 Ps[k rrv'e>t C1t- $° gc r �wanizgan yOr.T'kwV r q � � r Q=k t;.etl > W ¢ ~ Lt �}a penro ht_ f - C' P44nej(X - N u � � tirade RM ' SP14 � x SP9[ (] yx c,k PP.. i? `�P +.. SP14 yr SP9 SP9 �.�SP9 mPe f f %'0 R Qyr4 3 y __-- t_ F 75P RM h cn {i+ - awgn pQl G. RM t y_ Garfield Ave. C n RL 7.oningMviy2,nti0ns ® PoblicRightofWays P..I. rw� Pmate Right ofWays SECTIONAL DISTRICT MAP --- City Boundary 35-5-11 W E CAUTION N„ex: City o�f'Huntington Beach s WHEN USING,THIS MAP Orange County, Cali vrnta `3w lgp.nt was Cax dxacrintim of -+ Infocnwtioe A.—n­ux o piwion 0 500 1000 of d.,.from—ft.o[w w*...waoy Any anti adpwritt nny nght of way a and i.pmgd.d...eonv..e i.the intadad W adead t.the—X,.C..h ADOPTED Mgro},7.I960 ueon The Cdy 4 Huntington ar.eli dae. not du.omee h.eanpiarmexa«.oaueoy. " Of"s City Connd Ordinanoa Na. 754 Feat h i.In.uaerY re.Fnn.d!dlty m nWP cl mfumndon m IIYeu awn wu.tlnhun. Anjgela ea Qi.ani+rfi2\Atloc.t7.oningi9.3x.1I„QMSfTJS14.mzd Apn!2010 Units Permitted (based on date of permit issuance) 5th Cycle Housing Production (through December 31, 2018 plus 2019 ADUs) Year Very Low Low Moderate Above Total Moderate 2013 (post 10 2 79 761 852 1/1/2014 occupancy) 2014 40 37 49 469 595 2015 17 264 281 2016 8 80 768 856 2017 25 249 274 2018 12 55 67 2019 (ADU) 12 8 20 Total Units 50 47 274 2,574 2,945 Permitted RHNA 313 220 248 572 1,353 Target A-18 835 PROJECT NAME/LOCATION PERMIT TOTAL Units by Income Level DATE UNITS COMMENTS Very- Low Moderate Above � L=owt Moderate January-December 2015 16671 CarouselLn 1/23/2015 1 1 SFR 10242 Thompson Dr 1/23/2015 1 1 Tract 17238 Fairwind 10252 Thompson Dr 1/23/2015 1 1 Tract 17238 Fairwind 10262 Thompson Dr 1/23/2015 1 1 Tract 17238 Fairwind 19482 Hansen Ln 1/23/2015 1 1 Tract 17238 Fairwind 19472 Hansen Ln 1/23/2015 1 1 Tract 17238 Fairwind 19462 Hansen Ln 1/23/201S 1 1 Tract 17238 Fairwind 19452 Hansen Ln 1/23/2015 1 1 Tract 17238 Fairwind 19442 Hansen Ln 1/23/2015 1 1 Tract 17238 Fairwind 10241 Thompson Dr 1/23/2015 1 1 Tract 17238 Fairwind 10251 Thompson Dr 1/23/2015 1 1 Tract 17238 Fairwind 16871 Airport Cir 1/26/2015 4 1 3 Tract 17716 Coastal Walk(45 units total:4Mod) 9321 Molokai Dr 1/28/2015 1 1 SFR 9141 Sheridan Dr 2/13/2015 1 1 Tract 17239 Tripointe 9151 Sheridan Dr 2/13/2015 1 1 Tract 17239 Tripointe 9161 Sheridan Dr 2/13/2015 1 1 Tract 17239 Tripointe 9171 Sheridan Dr 2/13/2015 1 1 Tract 17239 Tripointe 9181 Sheridan Dr 2/13/2015 1 1 Tract 17239 Tripointe 9191 Sheridan Dr 2/13/2015 1 1 Tract 17239 Tripointe 9201 Sheridan Dr 2/13/2015 1 1 Tract 17239 Tripointe 9211 Sheridan Dr 2/13/2015 1 1 Tract 17239 Tripointe 19722 SlaybackLn 2/13/2015 1 1 Tract 17239 Tripointe 9142 Sheridan Dr 2/13/2015 1 1 Tract 17239 Tripointe 9152 Sheridan Dr 2/13/2015 1 1 Tract 17239 Tripointe 9162 Sheridan Dr 2/13/2015 1 1 Tract 17239 Tripointe 19432 Hansen Ln 2/13/2015 1 1 Tract 17238 Fairwind 19422 Hansen Ln 2/13/201S 1 1 Tract 17238 Fairwind 19412 Hansen Ln 2/13/2015 1 1 Tract 17238 Fairwind 19402 Hansen Ln 2/13/2015 1 1 Tract 17238 Fairwind 19392 Hansen Ln 2/13/2015 1 1 Tract 17238 Fairwind 19441 Hansen Ln 2/13/2015 1 1 Tract 17238 Fairwind 19431 Hansen Ln 2/13/2015 1 1 Tract 17238 Fairwind 19421 Hansen Ln 2/13/2015 1 1 Tract 17238 Fairwind 19411 Hansen Ln 2/13/2015 1 1 Tract 17238 Fairwind 19401 Hansen Ln 2/13/2015 1 1 Tract 17238 Fairwind 19391 Hansen Ln 2/13/2015 1 1 Tract 17238 Fairwind 633 Hartford Ave 2/17/2015 1 1 18504 Beach Blvd 2/26/2015 61 6 55 Elan 18504 Beach Blvd 2/27/2015 43 4 39 Elan 16541 ChannelLn 3/25/2015 1 1 SFR 19382 Hansen Ln 3/27/2015 1 1 Tract 17238 Fairwind 19372 Hansen Ln 3/27/2015 1 1 Tract 17238 Fairwind 19362 Hansen Ln 3/27/2015 1 1 Tract 17238 Fairwind 10281 Patch Dr 3/27/2015 1 1 Tract 17238 Fairwind 10271 Patch Dr 3/27/2015 1 1 Tract 17238 Fairwind 10251 Patch Dr 3/27/2015 1 1 Tract 17238 Fairwind 19381 Hansen Ln 3/27/2015 1 1 Tract 17238 Fairwind 19371 Hansen Ln 3/27/2015 1 1 Tract 17238 Fairwind 10241 Patch Dr 3/27/2015 1 1 Tract 17238 Fairwind 10231 Patch Dr 3/27/2015 1 1 Tract 17238 Fairwind 10261 Patch Dr 3/27/2015 1 1 Tract 17238 Fairwind 16591 Ensign Cir 4/6/2015 1 1 Tract 17239 Tripointe 19751 Wardlow Ln 4/8/2015 1 1 Tract 17239 Tripointe 19741 Wardlow Ln 4/8/2015 1 1 Tract 17239 Tripointe 19731 Wardlow Ln 4/8/2015 1 1 Tract 17239 Tripointe 19721 Wardlow Ln 4/8/2015 1 1 Tract 17239 Tripointe 9101 Sheridan Dr 4/8/2015 1 1 Tract 17239 Tripointe 9111 Sheridan Dr 4/8/2015 1 1 Tract 17239 Tripointe 9121 Sheridan Dr 4/8/2015 1 1 Tract 17239 Tripointe 9131 Sheridan Dr 4/8/2015 1 1 Tract 17239 Tripointe 19752 Wardlow Ln 4/8/2015 1 1 Tract 17239 Tripointe 19742 Wardlow Ln 4/8/2015 1 1 Tract 17239 Tripointe 16561 ChannelLn 4/14/2015 1 1 SFR 10221 Patch Dr 4/21/2015 1 1 Tract 17238 Fairwind 10211 Patch Dr 4/21/2015 1 1 Tract 17238 Fairwind 10201 Patch Dr 4/21/2015 1 1 Tract 17238 Fairwind 10191 Patch Dr 4/21/2015 1 1 Tract 17238 Fairwind A-19 836 10181 Patch Dr 4/21/2015 1 1 Tract 17238 Fairwind 19391 Snowdon Ln 4/21/2015 1 1 Tract 17238 Fairwind 19381 Snowdon Ln 4/21/2015 1 1 Tract 17238 Fairwind 19371 Snowdon Ln 4/21/2015 1 1 Tract 17238 Fairwind 19372 Snowdon Ln 4/21/2015 1 1 Tract 17238 Fairwind 19382 Snowdon Ln 4/21/2015 1 1 Tract 17238 Fairwind 19392 Snowdon Ln 4/21/2015 1 1 Tract 17238 Fairwind 17102 Ash Ln 4/24/2015 3 3 Triplex;inclusionary in-lieu(mod rent) 16907 Airport Cir 5/4/2015 4 4 Tract 17716 Coastal Walk(45 units) 16913 Airport Cir 5/4/2015 4 4 Tract 17716 Coastal Walk(45 units) 16901 Airport Cir 5/4/2015 8 8 Tract 17716 Coastal Walk(45 units) 16895 Airport Cir 5/4/2015 8 1 7 Tract 17716 Coastal Walk(45 units) 16883 Airport Cir 5/4/2015 4 4 Tract 17716 Coastal Walk(45 units) 19441 Snowdon Ln 5/7/2015 1 1 Tract 17238 Fairwind 19431 Snowdon Ln 5/7/2015 1 1 Tract 17238 Fairwind 19421 Snowdon Ln 5/7/2015 1 1 Tract 17238 Fairwind 19411 Snowdon Ln 5/7/2015 1 1 Tract 17238 Fairwind 19401 Snowdon Ln 5/7/2015 1 1 Tract 17238 Fairwind 19402 Snowdon Ln 5/7/2015 1 1 Tract 17238 Fairwind 19412 Snowdon Ln 5/7/2015 1 1 Tract 17238 Fairwind 19422 Snowdon Ln 5/7/2015 1 1 Tract 17238 Fairwind 19432 Snowdon Ln 5/7/2015 1 1 Tract 17238 Fairwind 19442 Snowdon Ln 5/7/2015 1 1 Tract 17238 Fairwind 19771 Wardlow Ln 6/2/2015 1 1 Tract 17239 Tripointe 19761 Wardlow Ln 6/2/2015 1 1 Tract 17239 Tripointe 10171 Patch Dr 6/2/2015 1 1 Tract 17238 Fairwind 10161 Patch Dr 6/2/2015 1 1 Tract 17238 Fairwind 10151 Patch Dr 6/2/2015 1 1 Tract 17238 Fairwind 10141 Patch Dr 6/2/2015 1 1 Tract 17238 Fairwind 10131 Patch Dr 6/2/2015 1 1 Tract 17238 Fairwind 10121 Patch Dr 6/2/2015 1 1 Tract 17238 Fairwind 10122 Patch Dr 6/2/2015 1 1 Tract 17238 Fairwind 10132 Patch Dr 6/2/2015 1 1 Tract 17238 Fairwind 10142 Patch Dr 6/2/2015 1 1 Tract 17238 Fairwind 10152 Patch Dr 6/2/2015 1 1 Tract 17238 Fairwind 19372 Lamb Ln 6/2/2015 1 1 Tract 17238 Fairwind 19382 Lamb Ln 6/2/2015 1 1 Tract 17238 Fairwind 19392 Lamb Ln 6/2/2015 1 1 Tract 17238 Fairwind 19402 Lamb Ln 6/2/2015 1 1 Tract 17238 Fairwind 19412 Lamb Ln 6/2/2015 1 1 Tract 17238 Fairwind 19422 Lamb Ln 6/2/2015 1 1 Tract 17238 Fairwind 19432 Lamb Ln 6/2/2015 1 1 Tract 17238 Fairwind 19442 Lamb Ln 6/2/2015 1 1 Tract 17238 Fairwind 716 Pacific Coast Hwy 6/15/2015 1 1 SFR 8911 Shore Cir 7/2/2015 1 1 SFR 6702 Morning Tide Dr 7/15/2015 1 1 SFR 601 8th St 7/23/2015 1 1 SFR 5181 Pearce Dr 8/27/2015 1 1 SFR 707 12th St 9/14/2015 1 1 SFR 220 Geneva Ave 9/21/2015 2 2 Duplex 426 7th St 9/21/2015 1 1 SFR 428 7th St 9/21/2015 1 1 SFR 420 California St 9/23/2015 1 1 SFR 10222 Thompson Dr 9/23/2015 1 1 Tract 17238 Fairwind 10232 Thompson Dr 9/23/2015 1 1 Tract 17238 Fairwind 1D181 Thompson Dr 9/23/2015 1 1 Tract 17238 Fairwind 10191 Thompson Dr 9/23/2015 1 1 Tract 17238 Fairwind 10201 Thompson Dr 9/23/2015 1 1 Tract 17238 Fairwind 10231 Thompson Dr 9/23/2015 1 1 Tract 17238 Fairwind 315 Huntington St 9/30/2015 1 1 SFR 16889 Airport Cir 10/7/2015 8 1 7 Tract 17716 Coastal Walk(45 units) 418 loth St 10/19/2015 1 1 SFR 313 12th St 10/26/2015 1 1 SFR 621 Frankfort Ave 10/29/2015 1 1 SFR 7761 Garfield Ave#101 11/3/2015 1 1 SFR 7761 Garfield Ave#102 11/3/2015 1 1 SFR 21822 Starfire Ln 11/6/2015 1 1 SFR 1202 England St 12/1/2015 1 1 SFR 1204 England St 12/1/2015 1 1 SFR 22191 Malibu Ln 12/1/2015 1 1 SFR 16877 Airport Cir 12/8/2015 5 1 4 Tract 17716 Coastal Walk(45 units) 16836 Marinabay Dr 12/21/2015 1 1 SFR A_20 837 2015 Total Units 281 0 0 17 264 January-December 2016 516 lath St 2/3/2016 1 1 SFR 514 llth St 2/3/2016 1 1 SFR 808 California St 2/23/2016 1 1 SFR 810 California St 2/23/2016 1 1 SFR 610 Huntington St 2/29/2016 1 1 SFR 612 Huntington St 2/29/2016 1 1 SFR 614 California St 3/7/2016 1 1 SFR 616 California St 3/7/2016 1 1 SFR 21050 Pacific City Circle 3/21/2016 66 8 58 Pacific City(516 units:S1Mod) 21060 Pacific City Circle 3/21/2016 58 8 50 Pacific City 317 8th St 3/30/2016 1 1 SFR 301 13th St 4/7/2016 1 1 SFR 303 13th St 4/7/2016 1 1 SFR 815 Alabama St 4/14/2016 1 1 SFR 1836 Park St 4/25/2016 1 1 SFR 525 8th St 5/6/2016 1 1 SFR 527 8th St 5/6/2016 1 1 SFR 7502 Moonstone Ct 5/20/2016 1 1 SFR 7512 Moonstone Ct 5/20/2016 1 1 SFR 7290 Edinger Ave 6/27/2016 41 1 5 35 Mongram/Luce(510 units:8Low,43Mod) 7290 Edinger Ave 6/27/2016 68 1 6 61 Mongram/Luce 7290 Edinger Ave 6/27/2016 96 1 6 89 Mongram/Luce 7290 Edinger Ave 6/27/2016 40 1 5 34 Mongram/Luce 7290 Edinger Ave 6/27/2016 36 1 5 30 Mongram/Luce 7290 Edinger Ave 6/27/2016 80 1 6 73 Mongram/Luce 7290 Edinger Ave 6/27/2016 76 1 5 70 Mongram/Luce 7290 Edinger Ave 6/27/2016 73 1 5 67 Mongram/Luce 4002 Figaro Cir 6/29/2016 1 1 SFR 1119 Lake St 7/18/2016 1 1 SFR 1022 Huntington St 7/22/2016 1 1 SFR 1020 Huntington St 7/22/2016 1 1 SFR 9132 Pioneer Dr 7/26/2016 1 1 SFR 17348 Hampton Ln 8/4/2016 1 1 Brightwater Tract 17662 17318 Hampton Ln 8/4/2016 1 1 Brightwater Tract 17662 4891 Shelburne Or 8/4/2016 1 1 Brightwater Tract 17662 17291 Bristol Ln 8/4/2016 1 1 Brightwater Tract 17662 17302 Bristol Ln 8/4/2016 1 1 Brightwater Tract 17662 17312 Bristol Ln 8/4/2016 1 1 Brightwater Tract 17662 17322 Bristol Ln 8/4/2016 1 1 Brightwater Tract 17662 17541 Newland St 9/7/2016 4 1 3 Olsen Project(13 units:2Mod) 17557 Newland St 9/7/2016 4 1 3 Olsen Project(13 units) 17551 Newland St 9/7/2016 3 3 Olsen Project(13 units) 17545 Newland St 9/7/2016 2 2 Olsen Project(13 units) 16711 Carousel Ln 9/13/2016 1 1 SFR 6832 Lafayette Dr 11/17/2016 1 1 1-br ADU 21030 Pacific City Circle 11/18/2016 92 8 84 Pacific City 21040 Pacific City Circle 11/18/2016 84 9 75 Pacific City 7742 Newman Ave 11/30/2016 1 1 Add new unit to ex.SFR property(mod rent) 8521 Glasgow 12/22/2016 1 1 2016 Total Units 856 0 8 80 768 January-December 2017 609 17th St 1/17/2017 1 1 SFR 510 8th St 1/18/2017 1 1 SFR 21010 Pacific City Circle 1/25/2017 116 9 107 Pacific City 21020 Pacific City Circle 1/25/2017 100 9 91 Pacific City 611 17th St 1/30/2017 1 1 SFR 17061 Sandra Lee Ln 1/31/2017 2 2 duplex 7826 Liberty Dr 2/2/2017 2 1 1 duplex(1 mod rent) 19961 Estuary Ln 2/6/2017 1 1 SFR 16375 Ardsley Cir 2/10/2017 1 1 SFR 303 12th St 2/22/2017 1 1 SFR 301 12th St 2/22/2017 1 1 SFR 622 14th St 2/24/2017 1 1 SFR 624 14th St 2/24/2017 1 1 SFR 16581 S Pacific Ave 2/24/2017 1 1 SFR 1206 Pine St 3/9/2017 1 1 SFR 1842 Park St 3/10/2017 1 1 SFR 420 loth St 3/15/2017 1 1 SFR A-21 838 8372 Daren Cir 3/17/2017 1 1 1-br ADU(mad rent) 216 13th St 4/4/2017 1 1 SFR 218 13th St 4/4/2017 1 1 SFR 1004 Huntington St 4/21/2017 1 1 SFR 1002 Huntington St 4/21/2017 1 1 SFR 1011 California St 4/26/2017 1 1 SFR 1009 California St 4/26/2017 1 1 SFR 16891 llth St 5/4/2017 2 2 SFR 807 Huntington St 5/8/2017 1 1 SFR 809 Huntington St 5/8/2017 1 1 SFR 1110 England St 5/30/2017 1 1 SFR 16475 S Pacific Ave 7/6/2017 1 1 SFR 16467 S Pacific Ave 7/6/2017 1 1 SFR 4121 Morning Star Dr 7/10/2017 1 1 SFR 19001 Kipahulu Ln 7/12/2017 1 1 1-br ADU(mod rent) 900 Palm Ave 7/18/2017 1 1 Add new unit to ex.SFR property 5171 Pearce Dr 8/2/2017 1 1 SFR 16971 Edgewater Ln 8/7/2017 1 1 SFR 19387 Newhaven Ln 8/23/2017 1 1 1-br ADU(mod rent) 1828 Main St 9/7/2017 1 1 SFR 613 13th St 9/7/2017 1 1 SFR 615 13th St 9/7/2017 1 1 SFR 16381 5 Pacific Ave 9/26/2017 1 1 SFR 413 California St 9/28/2017 1 1 SFR 415 California St 9/28/2017 1 1 SFR 530 13th St 10/2/2017 1 1 SFR 16777 Bolero Ln 10/9/2017 1 1 SFR 712 Palm Ave 10/10/2017 1 1 1-br ADU(mod rent) 7501 Moonstone Ct 10/18/2017 1 1 SFR 1831 Pine St 10/31/2017 1 1 1-br ADU(mod rent) 311 Crest Ave 11/2/2017 1 1 SFR 1019 California St 11/9/2017 1 1 SFR 8222 Snowbird Dr 11/16/2017 1 1 1-brADU(mod rent) 1010 England St 11/21/2017 1 1 SFR 16582 Somerset Ln 12/7/2017 1 1 SFR 16926 loth St 12/13/2017 2 2 Duplex 4062 Diablo Cir 12/19/2017 1 1 SFR 502 16th St 12/26/2017 1 1 SFR 504 16th St 12/26/2017 1 1 SFR 2017 Total Units 274 0 0 25 249 January-December 2018 16882 Bressel Ln 1/3/2018 1 1 1-br ADU(mod rent) 20123 Bushard St. 1/30/2018 1 1 1-br ADU 8366 Edam Cir 2/2/2018 1 1 1-br ADU(mod rent) 7762 Liberty Dr 2/6/2018 1 1 TPM 2006-188 4-units;inclusionary in-lieu 7766 Liberty Dr 2/6/2018 1 1 TPM 2006-188 7776 Liberty Dr 2/6/2018 1 1 TPM 2006-188 7772 Liberty Dr 2/6/2018 1 1 TPM 2006-188 318 3rd St 2/20/2018 1 1 SFR 316 3rd St 2/20/2018 1 1 SFR 817 Main St 2/27/2018 1 11-brADU 312 3rd St 2/28/2018 1 1 SFR 314 3rd St 2/28/2018 1 1 SFR 201 21st St 3/2/2018 1 1 SFR 5422 Rivergate Dr 3/16/2018 1 1 Tract 15377 Parkside Estates 5402 Rivergate Dr 3/16/2018 1 1 Tract 15377 Parkside Estates 5392 Rivergate Dr 3/16/2018 1 1 Tract 15377 Parkside Estates 512 8th St 3/26/2018 1 1 SFR 16742 Bolero Ln 3/28/2018 1 1 SFR 16752 Bolero Ln 3/29/2018 1 1 SFR 308 3rd St 4/3/2018 1 1 SFR 310 3rd St 4/3/2018 1 1 SFR 7702 Alberta Dr 4/11/2018 1 1 SFR 3941 Sirius Dr 4/16/2018 1 1 SFR 214 8th St 4/19/2018 1 1 SFR 16705 Graham St 5/3/2018 1 1 1-br ADU(mad rent) 5932 San Souci Cir 5/23/2018 1 1 1-br ADU(mod rent) 412 9th St 5/31/2018 1 1 SFR 414 9th St 5/31/2018 1 1 SFR 5071 Partridge Cir 6/11/2018 1 1 1-br ADU(mod rent) 611 Geneva Ave 7/3/2018 1 1 SFR q_22 839 1101 England St 7/5/2018 1 1 SFR 1103 England St 7/5/2018 1 1 SFR 843 14th St 7/6/2018 1 1 1-br ADU 168S4 Bayview Dr 7/12/2018 1 1 SFR 17292 Zeider Ln 7/18/2018 1 1 1-br ADU(mod rent) 209 Huntington St 7/19/2018 1 1 SFR 211 Huntington St 7/19/2018 1 1 SFR 17021 Sims Ln 7/23/2018 3 3 4-plex;add to ex.SFR property;inclusionary in-lieu 805 Alabama St 7/23/2018 1 1 SFR 807 Alabama St 7/23/2018 1 1 SFR 833 Frankfort Ave 7/27/2018 1 1 SFR 16995 S Pacific Ave 8/7/2018 1 1 SFR 737 Williams Dr 8/10/2018 1 1 1-br ADU(mod rent) 623 13th St 8/24/2018 1 1 SFR 625 13th St 8/24/2018 1 1 SFR 122 7th St 9/7/2018 1 1 SFR 124 7th St 9/7/2018 1 1 SFR 10452 Shangri La Dr 9/10/2018 1 1 SFR 16541 Newland St 10/9/2018 1 1 1-br ADU(mod rent) 15631 Pelican Ln 10/12/2018 1 1 1-br ADU(mod rent) 20162 Crown Reef Ln 10/17/2018 1 1 1-br ADU(mod rent) 840 14th St 10/29/2018 2 2 SFR w/ADU 3632 Venture Dr 11/9/2018 1 1 SFR 14341 Hacienda Dr 11/21/2018 1 1 2-br ADU(mod rent) 17282 Juniper Ln 12/6/2018 1 1 Tract 15377 Parkside Estates 17301 Juniper Ln 12/6/2018 1 1 Tract 15377 Parkside Estates 17311 Juniper Ln 12/6/2018 1 1 Tract 15377 Parkside Estates 17302 Juniper Ln 12/6/2018 1 1 Tract 15377 Parkside Estates 17291 Juniper Ln 12/6/2018 1 1 Tract 15377 Parkside Estates 17292 Juniper Ln 12/6/2018 1 1 Tract 15377 Parkside Estates 17422 Lido Ln 12/7/2018 1 1 2-br ADU 3531 Courtside Cir 12/11/2018 1 1 SFR 324 3rd St 12/12/2018 1 1 SFR 326 3rd St 12/12/2018 1 1 SFR 2018 Total Permits 67 0 0 12 55 January-December 2014 19781 Wardlow Ln 1/13/2014 1 1 SFR 19791 Wardlow Ln 1/13/2014 1 1 SFR 19801 Wardlow Ln 1/13/2014 1 1 SFR 112 12th St 1/15/2014 1 1 SFR 622 13th St 1/17/2014 1 1 SFR 624 13th St 1/17/2014 1 1 SFR 4031 Morning Star Dr 1/30/2014 1 1 SFR 121 7th St 2/11/2014 1 1 SFR 520 13th St 2/25/2014 1 1 SFR 522 13th St 2/25/2014 1 1 SFR 18151 Beach Blvd 2/27/2014 78 40 37 0 1 Oceana:40 VL includes 8 ELI;1 market rate manager's unit 610 17th St 3/10/2014 1 1 SFR 612 17th St 3/10/2014 1 1 SFR 235 1st St 6/4/2014 1 1 SFR 237 1st St 6/4/2014 1 1 SFR 239 1st St 6/4/2014 1 1 SFR 9191 Pioneer Dr 6/4/2014 1 1 SFR 9181 Pioneer Dr 6/4/2014 1 1 SFR 9171 Pioneer Dr 6/4/2014 1 1 SFR 9161 Pioneer Dr 6/4/2014 1 1 SFR 9151 Pioneer Dr 6/4/2014 1 1 SFR 9142 Landers Dr 6/4/2014 1 1 SFR 9152 Landers Dr 6/4/2014 1 1 SFR 9162 Landers Dr 6/4/2014 1 1 SFR 9172 Landers Dr 6/4/2014 1 1 SFR 9181 Landers Dr 6/4/2014 1 1 SFR 9171 Landers Dr 6/4/2014 1 1 SFR 9161 Landers Dr 6/4/2014 1 1 SFR 212 Baltimore Ave 6/6/2014 1 1 SFR 210 Baltimore Ave 6/6/2014 1 1 SFR 405 14th St 6/9/2014 1 1 SFR 19732 Slayback Ln 6/12/2014 1 1 SFR 19742 Slayback Ln 6/12/2014 1 1 SFR 19752 Slayback Ln 6/12/2014 1 1 SFR 19762 Slayback Ln 6/12/2014 1 1 SFR A-23 840 19772 Slayback Ln 6/12/2014 1 1 SFR 19782 Slayback Ln 6/12/2014 1 1 SFR 19792 Slayback Ln 6/12/2014 1 1 SFR 9182 Landers Dr 6/12/2014 1 1 SFR 19731 Slayback Ln 6/12/2014 1 1 SFR 19741 Slayback Ln 6/12/2014 1 1 SFR 16651 Carousell-n 6/13/2014 1 1 SFR 10212 Thompson Dr 6/20/2014 1 1 SFR 10202 Thompson Dr 6/20/2014 1 1 SFR 10192 Thompson Dr 6/20/2014 1 1 SFR 18504 Beach Blvd 6/23/2014 92 10 82 Elan(274 units) 725 Williams Dr 7/2/2014 1 1 SFR 727 Williams Dr 7/2/2014 1 1 SFR 1830 Park St 9/3/2014 1 1 SFR 7400 Center Ave 10/17/2014 91 8 83 HB lofts(378 total inlcuding 7 live/work) 7400 Center Ave 10/17/2014 96 8 88 7400 Center Ave 10/17/2014 80 8 72 7400 Center Ave 10/17/2014 56 8 48 7400 Center Ave 10/17/2014 48 7 41 725 13th St 11/5/2014 1 1 SFR 202 13th St 11/12/2014 1 1 SFR 7802 Alhambra Dr 12/2/2014 1 1 SFR 7882 Alhambra Dr 12/2/2014 1 1 SFR 220 Geneva Ave 12/4/2014 2 2 Duplex 101 Alabama St 12/18/2014 1 1 SFR 2014 Total Units 595 40 37 49 469 January-December 2013(post 1/1/2014 Occupancy) Noelle,Kendall,Abig 1/4-12/18/: 91 1 8 82 Pacific Shares 410 12th St 1/10/2013 1 1 SFR 1111 California 2/13/2013 1 1 SFR 1109 California 2/13/2013 1 1 SFR 17011 Bolero 3/14/2013 1 1 SFR 613 loth St 4/1/2013 1 1 SFR 615 loth St 4/1/2013 1 1 SFR 17066 Marinabay Dr 4/11/2013 1 1 SFR 16532 Cotuit Cir 6/3/2013 1 1 SFR 414 loth St 6/20/2013 1 1 SFR 7401-91 Edinger Ave 6/27/2013 487 10 47 430 Boardwalk Mixed Use(487 total:10VL,47MOD) 18502 Beach Blvd 7/26/2013 78 7 71 Elan(274 total:27MOD) 402 10th St 8/22/2013 1 1 SFR 404 loth St 8/22/2013 1 1 SFR 116 12th St 8/27/2013 1 1 SFR 118 12th St 8/27/2013 1 1 SFR 114 12th St 8/27/2013 1 1 SFR 231 Alabama St 9/6/2013 1 1 SFR 233 Alabama St 9/6/2013 1 1 SFR 235 Alabama St 9/6/2013 1 1 SFR 19891 Beach Blvd 9/25/2013 173 17 156 Beach&Ocean(173 total:17 MOD) 527 12th St 9/25/2013 1 1 SFR 19110 Delaware St 10/1/2013 1 1 Church caretaker unit(low rent) 301 2nd St 10/7/2013 1 1 SFR 303 2nd St 10/7/2013 1 1 SFR 1814 Main St 12/11/2013 1 1 SFR 16501 Peale 12/16/2013 1 1 SFR 2013 Total Units 852 10 2 79 761 2019 ADU Only 20 0 0 12 8 A-24 841 Project Name Location Number of Total Description Notes Units Le Bard 20461 Craimer 15 Single-family In-lieu Parkside 5422 Rivergate 111 Single-family Affordable off-site (previous H.E. Windbourne 5751 Windchime 51 (1 mod) Single-family Affordable off-site/in-lieu/one Dr. mod on site Holly 19200 Holly Lane 32 (5 mod) Townhomes Density bonus project Townhomes Gothard 19100 Gothard 21 (3 mod) Townhomes Density bonus project Townhomes Bonnani 7262 Garfield 10 (1 low) Condominiums Density bonus project Condominiums Windward 17202 Bolsa 36 Condominiums In-lieu Chica Total Units 266 market rate 9 mod 1 low A-25 842 t...... E ... L.0. ...... °y --1 Sites to Accommodate ;- -- r� Remaining RHNA I - fil - W City of Huntington Beach z I IF i Map# RHNA Site ' 1 17631 Cameron Ln./17642 Beach Blvd. " — - - ---- ...... .- 2 18431 Beach Blvd. 1 P I Talbert Ave. 3/4 18700 Delaware St./18811 Florida St. L1 5 19432 Beach Blvd. 6 19471 Beach Blvd./19431 Beach Blvd. ICY% + P .t 1 -7 y l J 3 �£ T J r1 r ,� I i t\ ! l.. 1 r ; — Ellis Ave. L F 9r' 1f�� 34 ............. — — r� r- - = Garfield A q ve. ... _ r LJ , �y E( _ .......... .. . ....... IE ILL -- J/, j r--'-r-" RHNA Site J,r { City Facility t Park _ --- T. Ij Li - _ j ✓ i !�T'-,._t, 1 i� -� mfoon se.viees oep—em m an School i[� K843 _ w m • • •� i' • is a. ♦ - � f^� s ��� i � _- �-, ., ,__. .tn _..,—,. R i � � ; �i i � fig, _ t � � a� , ' � �.��I M� J _,�,� � , .- � Y, , v� k �`� Q � E .. t � � .., �, -, lUi x a n :; �;, �, r �� �� � .�. �.� 3 !!!!!E i � �� ► � ._ � 1 is � ! r 1�: e t P ' .� �� L '. '. :� }„ r a i ' �4 I rr :ems d e' Its y a,. .. 7 gem`-•_��cc`� s ,t. ,� n r,� 4 ti, - .. —�^� �, �� � e k nos •.� .. } , ARVIR l. .. m 4 aw'S w axs ixi KVJ � - tow, Lm � $yi — r LLis All r � IT I� � n•,- '-y �{ ifs i f i 1 jI •i{ � w FP q i S ♦ _i r �_ a'Yp c� t E _ .. BonF � 41 R ♦"� --I ry r OL r`M„ • y4•, 1 t I i a t E - •.ra .wars x 4 m µ � r c APPENDIX B PUBLIC NOTICE HOUSING ELEMENT NOTIFICATION LIST 849 HSI PUBLIC NOTICE 21-4 CITY OF HUNTINGTON BEACH B DEPARTMENT OF COMMUNITY DEVELOPMENT NOTICE OF PUBLIC REVIEW AND COMMENT PERIOD FOR A PROPOSED AMENDMENT TO THE CITY OF HUNTINGTON BEACH HOUSING ELEMENT Notice of Public Comment Period: A draft of the Housing Element Amendment will be available for public review and comment for 30 days starting November 14, 2019 and ending December 13, 2019. The document will be available at the following locations: • City of Huntington Beach City Hall, 2000 Main Street, Huntington Beach, CA 92648 ➢ Community Development Department, 3rd Floor; ➢ City Clerk's Office, 2nd Floor; and • on the web: https://www.huntingtonbeachca.gov/government/departments/planning/major/major- pro1ects-view.cfm?I D=45 Any person wishing to comment on the draft Housing Element Amendment may do so in writing by 5 p.m. on Friday, December 13, 2019, by providing written comments to Jennifer Villasenor, City of Huntington Beach Community Development Department, 2000 Main Street, Huntington Beach, CA 92648 or via email at jvillasenor@surfeits hb.org. Subsequent to the public review and comment period, the City Council will hold a noticed public hearing on the draft Housing Element amendment. The public hearing is tentatively scheduled for February 2020. What is the Housing Element? The Housing Element is one of the state-mandated elements of the City's General Plan. State housing element law, enacted in 1969, mandates that local governments adequately plan to meet the existing and projected housing needs of all economic segments of the community. State housing element law also 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, commonly referred to as the Regional Housing Need Allocation or RHNA. Housing element law also requires the Department of Housing and Community Development (HCD) to review local housing elements for compliance with state law and to report its written findings to the local government. If HCD finds that a local housing element complies with state law, the jurisdiction's housing element is considered HCD certified. In September 2013, the 2013-2021 Housing Element was adopted by the City Council and subsequently certified by HCD in October 2013. It was then de-certified by HCD following an amendment to the Beach and Edinger Corridors Specific Plan (BECSP) in May of 2015, which affected the City's ability to accommodate its lower income RHNA targets. The City is interested in pursuing an HCD certified housing element for the purpose of being eligible for state SB 2 Funds. SB 2 funds can be used to support the City's homelessness response programs, but eligibility for the funds requires a HCD ceggod B-1 Housing Element. On November 4, 2019, the City Council directed City staff to prepare an amendment to the Housing Element for future consideration. Changes to the Housing Element In order to address the remaining lower income RHNA, the City is proposing to undertake an adequate sites program within the parameters of state law consisting of the following: • Establish an "Affordable Housing Overlay" within the BECSP to be applied to the 7 sites (approx. 11 acres) to accommodate the RHNA shortfall. • Allow for residential development within the Overlay to continually accommodate the remaining lower income RHNA throughout the entire planning period. • Replace the Conditional Use Permit (CUP) requirement with a "by-right" administrative Site Plan Review process on sites designated with the Overlay that propose at least 20% lower income units (encompassing extremely low, very low, and low income units) on site (no in lieu fees allowed). • Replace the amended BECSP parking requirement with requirements in line with the citywide multi-family parking standard for sites within the Overlay. • Provide for exclusively residential uses on sites in the Overlay (no commercial component required). For further information, please contact Jennifer Villasenor at 714-374-1661 or jvillasenor(c�surfcity- hb.orq. 851 B-2 John Hobson, CEO Kerry Smith HB Chamber of Commerce Brian Childs Harbinger Homes 15744 Goldenwest St., Bldg 22 192 Capital Main Street, Orange County 2728 17�'Street Iruivin Huntington Beach, CA 92648 Irvine, e, CA 92614 reet, Suite 100 Huntington Beach, CA 92648 Red Oak Investments Dick Harlow Michael C. Adams Associates 2101 Business Center Drive, Suite 230 1742 Main Street PO Box 382 Irvine, CA 92612 Huntington Beach, CA 92648 Huntington Beach, CA 92648-0382 Attn: Alex Wong Bijan Sassounian Dick and Kevin Kelter Jeff Bergsma 21190 Beach Blvd. 18281 Gothard Street, Suite 201 Team Design/Construction Huntington Beach;CA 92648 Huntington Beach, CA 92648 221 Main street, Suite S Huntington Beach, CA 92648 Orange County Assoc.of Realtors Keith Dawson Gil Aousizerat Dave 2t 15581 Placid Circle 17912 Gothard Street 25552 Laa Paz az Road R Laguna Hills,CA 92653 Huntington Beach, CA 92647 Huntington Beach, CA 92647 President Building Industry Assoc.of South Calif. HB Tomorrow Adam S.wood, Director of Govt.Affairs Orange Housing Development Corp. PO Box 865 24 Executive Park,Suite 100 414 E. Chapman Avenue Huntington Beach, CA 92648 Irvine, CA 92614 Orange, CA 92866 Steve LaMotte rgen BIA-OC Related California Joe 13 Main Street 17744 Sky Park Circle, #170 18201 Von Karman Avenue, Suite 900 Huntington Mai H Irvine, CA 92614-4441 Irvine, CA 92612 untington Beach, CA 92648 Richard Spicer SCAG Sunset Beach Community Assoc. John&Kathy Zehnder 818 West 7`h 12`h Floor President 17441 Encino Circle PO Box 215 Huntington Beach, CA 92647 Los Angeles, CA 90017 Sunset Beach,CA 90742 Linda Lang Barry Cottle OC Association of Realtors C&C Development Chelsea Investment Corp. 25552 LaPaz Road 6339 Paseo Del Lago Laguna Hills' Tustin, CAA 92780 CA 92653 u Y Street, Suite 200 Carlsbad' CA 92011 Tustin, Shea Homes Vickie Talley Shelly Amendola John Vandervelde OC Housing Providers OC Housing Providers 1250 Corona Pointe Ct., suite 600 25241 Paseo de Alicia, Suite 120 25241 Paseo de Alicia, Suite 120 Corona, CA 92879 Laguna Hills, CA 92653 Laguna Hills, CA 92653 The Olson Company Dave MacLeod Planning Director 3010 Old Ranch Parkway, Suite 100 19671 Beach Blvd., Suite 101 City of Westminster Seal Beach, CA 90740-2751 Huntington Beach, CA 92648 8200 Westminster Blvd. Westminster, CA 92683 852 B-3 Brian Geyer ADRC of Orange County Archstone Sares-Regis Group Dayle McIntosh Center 3 MacArthur Place, Suite 600 18825 Bardeen Avenue 13272 Garden Grove Santa Ana, CA 92707 Irvine, CA 92612 Garden Grove, CA 92843 Attn: Kenneth Keefe Mario Turner Carol Hansen Henry Garcia, Greystar AMCAL Multi-Housing Ocean View Elementary School District 17885 Von Karman, Suite 450 30141 Agoura Road, Suite 100 17200 Pinehurst Lane Irvine, CA 92614 Agoura Hills, CA 91301 Huntington Beach, CA 92647 Marc Ecker, Superintendent Planning Director Planning Director Fountain Valley Elementary School City of Seal Beach City of Fountain Valley District 211 Eighth Street 10200 Slater Avenue Seal Beach, CA 90740 Fountain Valley, CA 92708 10055 Slater Avenue Fountain Valley, CA 92708 Jeffrey M. Oderman Planning Director Greg Haulk, Super. Rutan&Tucker, LLP City of Newport Beach HB City Elementary School District 611 Anton Blvd., 14`h Floor PO Box 1768 8750 Dorsett Drive Costa Mesa, CA 92626-1950 Newport Beach, CA 92663-8915 Huntington Beach, CA 92646 Ocean View School District Goldenwest College John Ely Attn:Cindy Pulfer,Admin.Services Janet Hoolihan,Vice President 22102 Rockport Lane 17200 Pinehurst Lane 15744 Goldenwest St. Huntington Beach,CA 92646 Huntington Beach,CA 92647 Huntington Beach,CA 92647 Greg Plutko Habitat For Humanity of O.C. Jamboree Housing Corp. HB Union High School District 2200 S. Ritchey Street 17701 Cowan Avenue, Suite 200 5832 Bolsa Avenue Santa Ana, CA 92705 Irvine, CA 92614 Huntington Beach, CA 92647 Nora Mendez Orange County Community Housing Ron Morrey Norman Ward Pathways to Independence Five Points Seniors, LP Corp. PO Box 43 18561 Florida Street 501 N. Golden Circle, Suite 200 Los Alamitos, CA 90720 Huntington Beach, CA92648 Santa Ana, CA 92705 Marice DePasquale Principal Orange County United Way Colette's Children's Home MCo 18012 Mitchell Avenue South nsus 3857 Bi 7372 Prince Drive, Suite 106 Newport Beach,Irvine CA 92614 857 Brch ac Suite 211h, CA 92660 Huntington Beach, CA 92647 Richard Loy Huntington Beach Interval House 9062 Kahului Drive Council on Aging P.O. Box 3356 Huntington Beach,CA 92646 c/o Community Services Department Seal Beach, CA 90740 Mental Health Association of OC Huntington Beach Fair Housing Council of OC 822 Town& Country Road Mobile Home Advisory Board 201 S. Broadway Orange, CA 92868 c/o Economic Development Dept. Santa Ana, CA 92701 853 B-4 DJM Capital Partners Sharon Christenbury Harry Alcock, UDR LLC 922 Laguna Street 21002 HB, 1745 Shea Center Drive, Suite 200 Santa Barbara, CA 93101 2200 Biscayne Boulevard Highlands Ranch, CO 80129 Miami, FL 33137 Thomas Grable Jacqui Kerze Christopher Homes Regional Center of Orange County 23 Corporate Plaza Drive, Suite 246 Tri Pointe Homes, LLC Community Outreach Coordinator Newport Beach, CA 92660 19520 Jamboree Road, Suite 200 P.O.Box 22010 Irvine, CA 92612 Santa Ana,CA 92702-2010 LINC Housing Mercy Housing California Bridge Housing 110 Pine Ave., Suite 500 1500 S. Grand Avenue, Suite 100 1301 Dove Street, Suite 920 Long Beach, CA 90802 Los Angeles, California 90015 Newport Beach, CA 92660 AIDS Service Foundation—Orange Karen Williams HomeAid-Orange County County OC Partnership 17744 Sky Park Circle 17982 Sky Park Circle, Suite J 1505 E. 17th Street, Suite 108 Suite 170 Irvine, CA 92614-6482 Santa Ana, CA 92705 Irvine, CA 92614 Kennedy Commission Ms.Carol Hansen,Superintendent CHRI - OC Cesar Covarrubias Ocean View School Dist Joseph Singh 17701 Cowan Avenue, Suite 200 17200 Pinehurst Lane 17701 Cowan Avenue, Suite 200 Irvine, CA 92614 Huntington Beach,CA 92647-5569 Irvine, CA 92614 California Coastal Commission Department of Transportation,Dist. 12 Local Solid Waste En£Agy. South Coast Area Office Christopher Herre,Branch Chief O.C. Health Care Agency 200 Oceangate, 1 Oth Floor 3337 Michelson Dr., Suite 380 Director Long Beach, CA 92802-4302 Irvine,CA 92612-1699 P.O.Box 355 Santa Ana,CA 92702 OC Sanitation District Gabrieleno/Tongva Tribal Council Juaneno Band of Mission Indians 10844 Ellis Avenue Chairperson Acjachemen Nation Fountain Valley, CA 92708 PO Box 693 31411 La Matanza Street San Gabriel,CA 91778 San Juan Capistrano, CA 92675-2625 Frannie Hemmelgarn,Development Intern Matt Reams Rutan&Tucker,LLP Abode Communities Pacifica Companies Jeffrey M. Oderman 701 East 3rd Street, Suite 400 Director of Acquisitions 611 Anton Blvd., 14"Floor Los Angeles, California 90013 1775 Hancock Street, Suite 200 Costa Mesa, CA 92626-1950 San Diego,CA 92110 Randy Coe,CCIM Cindy Nguyen Robert.patterson A,CBRE.com Senior Vice President 216 Walnut Ave Land Advisors Organization Huntington Beach,CA 92648 100 Spectrum Drive,Suite 1400 Irvine,CA 92618 Michael Cintron Paula Leonard SEIU—United Service Workers West 200 Spectrum Center Drive,Suite 1800 4951 Hilo Circle Arthur Saenz Irvine, CA 92618 Huntington Beach,CA 92647 4001 El Cajon Blvd,Ste 211 San Diego,CA 92105 854 B-5 SEIU—32BJ Mr. Edmond M.Conner Ms.Susan Whittaker Alex Hecht Connor, Fletcher&Hedenkamp Whittaker Planning Services 25 W. 181"Street 2211 Michelson Drive, Suite 1100 34006 Selva Road#389 New York, NY 10011 Irvine, CA 92612 Dana Point,CA 92629 Del Mar Estates Briggs Law Corporation Andrew Salas,Chairman Ron Grundy, President Attn:Valerie A. Mosqueda Gabrieleno Band of Mission Indians—Kizh Nation 19521 Brookhurst Street 99 East"C Street,Suite 11 PO Box 393 Huntington Beach,CA 92646-2960 Upland,CA 91786 Covina, CA 91723 San Gabriel Band of Mission Indians Soboba Band of Luiseno Indians HB Downtown Residents Association Anthony Morales,Chief Joseph Ontiveros,Cult. Res. Director 412 Olive Ave#493 PO Box 693 PO Bos 487 Huntington Beach,CA 92648 San Gabriel,CA 91778 San Jacinto,CA 92581 HB Coastal Communities Assoc. Sue Johnson Kirsten Berg David Guido 19671 Quiet Bay Lane 18870 Kithira Circle 143 E. Meats Avenue Huntington Beach,CA 92648 Huntington Beach,CA 92648 Orange, CA 92865 Mercy Housing California Avalon Bay Communities Milo Peinemann 480 S Batavia Street 2050 Main Street,Suite 1200 American Family Housing Orange, C!� 92868 Irvine,CA 92614 15161 Jackson Street g , Midway City, CA 92655 Innovative Housing Opportunities Meta Housing Mark Hyatt 501 N. Golden Circle 1150 W.Olympic Blvd., Suite 620 KDF Communications, LLC Los Angeles,CA 90064 230 Newport Center Drive,Suite 210 Santa Ana, CA 92705 Newport Beach,CA 92660 855 B-6 ATTAC H M E N T #6 LEGISLATIVE DRAFT — ALL CHANGES PROPOSED FOR BOOK II — DEVELOPMENT CODE Inserted text shown in bold,underlined font Deleted text shown as strikeewt Development Standards 2.1.1 Maximum Amount of Net New Development (MAND) (page 10ofBECSP) This section establishes the maximum amount of net new construction of residential and commercial development permitted in the Beach and Edinger Corridors Specific Plan. The City will monitor and publish the amount of new development that occurs after the adoption of the specific plan in a form to be determined by the Planning and Building Director. Updates to this summary of development will occur each time new development takes place. Except as specified in Section 2.2.4,when the MAND is reached,no further development may be permitted without an amendment to the MAND provisions and environmental review. Upon issuance of a Building Permit, a project shall be deemed to be entitled to its allocation of the MAND specified in the Building Permit, but such entitlement shall expire unless construction commences for such units within one year of the date of issuance of the Building Permit and is pursued reasonably to completion as determined by the Chief Building and Safety Official. No Building Permit may be issued to allow a net increase in development in excess of the MAND, except as specified in Section 2.2.4. The MAND established herein corresponds to the installation of intersection capacity improvements necessary to maintain the community's level of service standard for primary arterial corridor intersections as well as installation of utility infrastructure (i.e. sewer, water, drainage and dry utilities). Detailed descriptions of those infrastructure improvements are included in Book III—Public Improvements. The MAND for the Beach and Edinger Corridors planning area is analyzed in Environmental Impact Report(EIR)No. 08-008 corresponding to the Beach and Edinger Corridors Specific Plan and is set forth as follows: Corridor Permitted Dwelling Remaining Dwelling Retail SF Office SF Hotel Units Units* Rooms Edinger 1,375 0 206,000 0 150 Beach 1525 1200 1532,000 1112,000 200 Total 11,900 12,100 1739,4000 1112,000 350 *As of the effective date of this amendment to the BECSP(06.04.15) See section 2.0.5 for process requirements to transfer building units between Corridors. A request to change a MAND total constitutes a Specific Plan Amendment subject to section i.2. FIGURE 2.1 (paaes 10 & 11 of the BECSP) —updated to show Affordable Housing Overlay 856 LEGISLATIVE DRAFT — ALL CHANGES PROPOSED FOR BOOK II — DEVELOPMENT CODE Inserted text shown in bold,underlined font Deleted text shown as strut Fig.2.1 Corridor Centers and Segments Map 3T"n Cete•-Cme Ol.F.9 RCtfdenE.alPaknay ' � i�4Ym>Frz€ 4S- T.t.lO FleaidtnCxl Transager _ - OOld�itKtat�L.... -T.i.S M1eiph6atl. <Gmer Entrytdegeimd i. Ce rte� � 4fe<sec4gw;A.3f �, � � si to c Plan Area P# dmy - BauMvud Segment �7&f W,9,A orhosai tSI 7F IKN wtilp l:411 '., -1—rclSegre,�at ANar6e6kttovze C+re.y z1RNeightc!-�p�x3 (fCC aveiwn22 di C.uftrtrd 3L �. PdtYWdY�nl�"# ltadcwdlCKkx'_. r . .. iS d N� iecr SN c 11w Zees n . ..........—.. � 4 IT, »»» m 1-f7u t I'T£i''�kll'��"�rC `'�.� � T.n�,,m'f:.'I�'•.! 6a �-r, -3= a_..��� ,-,.+^.,,���•..'�. ,......... _ DelawAreSL z w e i ?. rP� .-.✓° U.L»nZ#.li 1}v� v i rw a, c m' 6 A : iYEr :v - a i w n 857 .ururuu - Corner ry i • a / 0 (see •Specific Public Open Space i•• .' I i•i• a section • r Affordable i • Overlay - s i 1�.,, - k�r= „i�iuHw►�-... • ( V ns s � s s r • � s i�ll w � tti�! ■ ■ ii .■ �.. n nmii ■ 1 ■ =air -- � *� r„ .// ./� LEGISLATIVE DRAFT — ALL CHANGES PROPOSED FOR BOOK II — DEVELOPMENT CODE Inserted text shown in bold,underlined font Deleted text shown as rtri Building2.2 r • Use Regulations .2.1 Use Types 1)Retail a) Specialty Goods Anchors --- b)Community Oriented Anchors NC c) Entertainment Anchors --- d)Eating Establishments Es#ablishents permitted L1&L3 only e) Specialty Goods permitted Foods (L1 &L3)only f)Entertainment& Recreation conditional(C 19) 7) g) Convenience Uses CS orpenaitted (Ll,L37 L8)only h)Business Services permitted i)Personal Services permitted j)Personal Enrichment Services permitted k) Service Commercial& Repair (US):conditional :-'LND L1!13 only 1)Large Scale Commercial Goods --- m)Vehicle Sales --- �}Civic & Cultural conditional(C 19) 3)Office a) Professional Services permitted b)Zledical Services permitted )Lodgingpermitted ")Live'Work permitted Residential a)-Multi-Family Nv; Common EntFT conditional(L 9,C14,C15) b)Multi Famil*-i-0 Individual Entries conditional(U9,C14,C15) c)Attached Single Family' conditional(t+9,M1 C15) d)Detached Single Family-2.2.2 Special Retail Configurations a)'Neighborhood Center permitted(L1&L3)only. b)Corner Store permitted c)DFive-through --- 2.3 Affordable Housing Requirement required or not required required ,i 24 Affordable Hrtusin- rfa see Section 22.4 859 LEGISLATIVE DRAFT - ALL CHANGES PROPOSED FOR BOOK 11 - DEVELOPMENT CODE Inserted text shown in bold,underlined font Deleted text shown as strut 2.1.7 Neighborhood Boulevard Segment (page 20 of the BECSP) 2.1.7 Neighborhood Boulevard Segmetk Affordable Housing Overlay ,� C i.�'... - _ 1 ETS 3 I I -= J.4*4 1 i=iLLMILL4 1.j_LL1 1. UP 7 1 - I Tj i �g 3 r_- I ; 1 I E � Y � affa UIUD 11r,-.j i. rr r v to � . I `. 860 LEGISLATIVE DRAFT — ALL CHANGES PROPOSED FOR BOOK II — DEVELOPMENT CODE Inserted text shown in bold,underlined font Deleted text shown as rtrikQA,,t ialty Goods Anchors --- b) Community OrientedAnchors rmitted c) Entertainment Anchors d)Eating&Drinking Establishments Nc (U2) Retail m H ;2' ypes S'e T 1 a) Spec e) Specialty Goods&Foods IINC 3)" f) Entertainment& Recreation conditional(C 19) (T-14) g) Convenience Uses AFC,CS h)Business Serilces NC,CS i) Personal Services NC,Cs j) Personal Enrichment Services N7C,CS k--) Service Commercial& Repair permitted 1) Large Scale Commercial Goods permitted m) Vehicle Sales permitted 2) Civic & Cultural conditional(C,19) 3) Office a) Professional Services permitted b)Medical Services permitted 4)Lodging permitted 5)Live Work permitted 6)Residential a):Multi-Family w/Common Entry conditional(C 14&C 15) b)Multi Family vv/Individual Entries conditional(C 14&C 15) c)Attached Single Family conditional(C,14&C 15) d)Detached Single Family 2.2-2 Special Retail Con figuirations a)-Neighborhood Center permitted b) Corner Store pern6tted, c)Drive-through }vrmitted Affordable Housing Requirement required or not required required(Ul) M_2z_ 861 LEGISLATIVE DRAFT — ALL CHANGES PROPOSED FOR BOOK II — DEVELOPMENT CODE Inserted text shown in _bold,underlined font Deleted text shown as s+�Ht 2.1.8 Neighborhood Parkway Segment (page 22 of the BECS ) SM Affordable Housing overlay C.l I f r � t N k "Ss t r to s jay LEI- 1 " 'IT L , 4m :[ ,$ t j _J, MA I l` d I I Ej �� r r � 3_ 4 V r £ r 71 5 1,000 2, 11 MIT u T ,b 862 LEGISLATIVE DRAFT — ALL CHANGES PROPOSED FOR BOOK II — DEVELOPMENT CODE Inserted text shown in bold,underlined font Deleted text shown as stri�t Building2.2 . . s RegulationsUse 2.1 Use Types }Retail a) Specialty Goods:anchors --- b)Communit;•Oriented Anchors --- c) Entertainment Anchors --- d)Eating& Drinking Establishments NC 1 &U? e) Specialty Goods cC Foods NC (L1 &U3) f)Entertainment& Recreation --- NC g) Convenience Uses NC h)Business Services NC L1 i) Personal Sertices NC (L1) j)Personal Enrichment Services NC (L1) k)Service Commercial& Repair --- 1)Large Scale Commercial Goods NC m)Vehicle Sales NC (C7) 2)Civic & Cultural conditional(C19) 3)Office a)Professional Services pernutted b)'Medical Services permitted Lodging permitted )Lit-e Work permitted Residential a)1lulti-Family`Nrl Common Entry- conditional(C14&C15) b)_Multi Family wi Individual Entries conditional(C14&C15) c)Attached Single Family, conditional(C14&C15) d)Detached Single Family --- .22 Special Retail Configurations LM�ordabfe Neighborhood Centel conditional (L1 &C ) tore permitted ough --- e Housing Requirement t Ie aired re aired L�1Mousing ke s6didii,IZ4 863 LEGISLATIVE DRAFT — ALL CHANGES PROPOSED FOR BOOK 11 — DEVELOPMENT CODE Inserted text shown in bold,underlined font Deleted text shown as �+�t 2.2.3 Affordable Housing Requirement (page 30 of the BECSP) This section contains standard and guidelines to ensure that affordable housing is provided throughout the Specific Plan area, consistent with the City's General Plan Housing Element. 1) Regulation a) General This section shall apply to new residential projects three (3) or more units in size. b)Requirements i) A minimum of 10 percent of all new residential construction shall be affordable housing units, unless the project is within the redevelopment project area, in which case the equivalent of 15 percent of all new residential construction shall be affordable housing units. ii) �i City De eiepment n g o „t shall ber-equifedfor pr-qjeets that ; !.hide rental units-. iii)For sale units included in the project shall be made available to moderate income households as defined by California Health and Safety Code Section 50093, or a successor statute. iv) Developers of residential projects may elect to pay a fee in lieu of providing the units on-site to fulfill the requirement of this section as allowed and pursuant to the requirements of Section 230.26 of the Huntington Beach Zoning and Subdivision Ordinance. v) Developers of residential projects may elect to provide the affordable units at an off-site location. If affordable units are off-site, they must be under the full control of the applicant, or other approved party and must be located within the Beach Edinger Corridors Specific Plan area boundary. vi)New residential projects shall include construction of an entirely new project or new units added to an existing project. For purposes of determining the required number of affordable housing units, only new units shall be counted. d) Miscellaneous Provisions i) The conditions of approval for any project that requires affordable units shall specify the following items: (1) The number of affordable units; (2) The number of units at each income level as defined by the California Health and Safety Code; and (3)A list of any other incentives offered by the City. ii) An Affordable Housing Agreement outlining all aspects of the affordable housing provisions shall be executed between the applicant and the City and recorded with the Orange County Recorder's Office prior to issuance of the first building permit. For-rental r e is she City Development n gr-ee ei4 shall be ttw4-. 864 LEGISLATIVE DRAFT — ALL CHANGES PROPOSED FOR BOOK 11 — DEVELOPMENT CODE Inserted text shown in bold,underlined font Deleted text shown as r+,- 2.2.4 Affordable Housing Overlay (page 30 of the EECSP) 1) Regulations a) General i) This section shall apply to new residential projects proposing a minimum of 20 percent of the dwelling units affordable to lower income households as defined by California Health and Safety Code Section 50079.5,or a successor statute,on sites designated within the Affordable Housing Overlay. fl For purposes of calculating the number of affordable units required,resulting fractional units shall be rounded up to the nearest whole number. iii)All affordable units shall be provided on-site. iv)The affordable housing provisions of Section 2.2.3 d),e),f)and g)shall apply to all residential projects proposed pursuant to this section. v) Residential projects proposed pursuant to this section shall not be subiect to the residential MAND specified in Section 2.1.1. Residential development within the Overlav shall allow for the construction of 413 lower income units. b) Development Standards i)Residential projects proposed pursuant to this section shall be permitted by right and a Site Plan Review application shall be submitted for review by the Department of Community Development. H) There shall be no requirement for commercial uses or square footage in residential projects proposed pursuant to this section. iii)On-site parking shall be required as follows: Studio/1-bedroom: 1 space per unit 2 bedrooms: 2 spaces per unit 3 or more bedrooms: 2.5 spaces per unit Guests: 0.5 space per unit iv) Except as permitted in this subsection, all other development standards specified in the applicable specific plan segment shall apply. c) Miscellaneous Provisions The regulations of this section shall not apply to residential projects on sites within the Affordable Housing Overlay that do not provide at least 20 percent affordable lower income units on-site. In addition, all of the following shall apply: (1)The residential MAND as specified in Section 2.1.1; (2)The affordable housing requirements of Section 2.2.3; and (3)All other requirements of this specific plan 865 ATTACHMENT #7 l \ \� / lieƒ� f \;& � §!� % � ! u h| ® =I � � \ �■ ! ,} � !|; )k ` CO ,g ) /\ 2\ : coo D / \� § 22. 6 Lu }k < . g !» y }/ j j �h i � | + ! 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L) U Q N a U a Q a m c9 U a m N T d U U C c d a m .2 c N w m N 0 01 Q Cl) 0 e :o CD m fq O 1a _d m c d d d O 7 x a c9 u� \ \ ` \C coc \ \ -6 -� \L ! / !! \ / ) � ; / � \� o ! uI aCL c CL w \ k 41 » � ! � � O LL Ln n � 2 \ � § 2 g |- q a) A < � \ { w ; < 2 0 ] | . LLULJf / . ! 2 % «< / L LU ° .. L w / ) 2 k Q a( � 0 § a ! ( k = m \ - E _+ » ■ E .< E - 0 K)3 0 /2\\ / } ./ e CL f ` CL \ f CL \< \ J LU 2 0 \\) ` CL E E / i J =. m � �r 0 U r = 9iii�iy,' w 2 a � a a' � com ° ti co o o V O Ujag gp o U OU pl O _ N YEN ir4 V(, t , n p O U c o �6 C N m a o g W o U) ca W r ` «�'o U —=— 0 afy�o i j QV > r l0ti =cr ED r. J _dam W W coy u� Q AM c04 d Z d U 4 z o w � "p'�� $tip�� o � ' c coy v E ' NO R Z N C N i m� 'c E O1 N y M rial a T mm,aiMini '.Nd fi3 o c , NEWk. iii � � L^^ iL ps Eo _ y o v;. 2' E cd a o O. F Q _ \ . \ 7 5 \ ] a § o V) \ J G F / .2 / 0 _ S S ] \ \ m k \ \ \ \ cn (n k2% 0 3 ( 2 0 / EE (On -6 £ 2 § } ; E =2 � 2 2a � B 2 5 0 § 0 22a) »— § 0 " k LLI k @ ° c > o ■ % mo ] # k / ) Wk � k � ( ; = e o � A vow o 2 o o f ° 2 / _ m \ § 2 Q $ � / a)-J % \ . S a w E kR© § .2 ± Qcm LU \} f ] 2 2 > - -k / oo _ . 7 ] \ § b / § z 2 D ) o — ? a � o � � S j £ ) ; § z - « 2 - § ■ / a \ / \ \ ) e ] f 0 j \ $ 0 m z c } z \ V / \ w \ Jurisdiction Huntington Beach Reporting Year 2019 (Jan. 1 -Dec.31) Building Permits Issued by Affordability Summary Income Level Current Year Deed Restricted 0 Very Low Non-Deed Restricted 0 Deed Restricted 0 Low Non-Deed Restricted _ 0 Deed Restricted 1 Moderate Non-Deed Restricted 22 Above Moderate 135 Total Units 158 Note: Units serving extremely low-income households are included in the very low- income permitted units totals Housing Applications Summary Total Housing Applications Submitted: Number of Proposed Units in All Applications Received: Total Housing Units Approved: j�° Total Housing Units Disapproved: Use of SIB 36 Streamlining Provisions Number of Applications for Streamlining tP Number of Streamlining Applications Approved Total Developments Approved with Streamlining Total Units Constructed with Streamlining Units Constructed-SB 35 Streamlining Permits Income Rental Ownership Total Very Low 0 0 0 Low 0 0 0 Moderate 0 0 Above Moderate 0 0 Total 0 1 0 Cells in grey contain auto-calculation formulas 879 ATTACHMENT #8 Huntington Beach Planning Commission ® 2000 MAIN STREET CALIFORNIA 92648 NOTICE OF ACTION January 15, 2020 City of Huntington Beach 2000 Main St Huntington Beach, CA 92648 SUBJECT: GENERAL PLAN AMENDMENT NO. 19-003 and ZONING TEXT AMENDMENT NO. 19-006 (HOUSING ELEMENT & BEACH AND EDINGER CORRIDORS SPECIFIC PLAN AMENDMENTS) APPLICANT: City of Huntington Beach REQUEST: General Plan Amendment No. 19-003: to amend the City Council adopted 2013- 2021 General Plan Housing Element and pursue certification from the California Department of Housing and Community Development (HCD) in order to be eligible to receive state funding for homelessness response programs; Zoning Text Amendment No. 19-006): to amend the Beach and Edinger Corridors Specific Plan (BECSP) to establish an Affordable Housing Overlay in accordance with program actions proposed in the Housing Element amendment. LOCATION: Housing Element - citywide; Beach and Edinger Corridors Specific Plan - various sites on Beach Boulevard DATE OF ACTION: January 14, 2020 On Tuesday, January 14, 2020, the Huntington Beach Planning Commission took action on your application, and approved General Plan Amendment No. 19-003 by approving the draft City Council Resolution and approved Zoning Text Amendment No. 19-006 with findings for approval by approving the draft City Council Resolution. Please see the attachment list for the applicable documents for each application. The applications will now be forwarded to the City Council for final review and action at a noticed public hearing. You will be notified of the upcoming City Council meeting when it is scheduled. If you have any questions regarding this Notice of Action letter or the processing of your application, please contact Jennifer Villasenor, the project planner, at (714) 374-1661 or via Phone 714-536-5271 Fax 714-374-1540 www.surfcity-hb,org Notice of Action:GPA 19-003_ZTA 19-006 January 15,2020 Page 2 email at jvillasenor@surfcity-hb.org, or the Community Development Department at (714) 536- 5271. Sincerely, ILY`�6� 4 Ursula Luna-Reynosa, Secretary Planning Commission ULR:JJ:JV:kdc Attachments: 1. GPA No. 19-003 - Draft City Council Resolution 2. ZTA No. 19-006 - Findings for Approval 3. ZTA No. 19-006 - Draft City Council Resolution c: Honorable Mayor and City Council Chair and Planning Commission Oliver Chi, City Manager Ursula Luna-Reynosa, Director of Community Development Tim Andre, Fire Division Chief Mike Vigliotta, Chief Assistant City Attorney Debbie DeBow, Principal Civil Engineer Eric Haghani, Building Manager Jennifer Villasenor, Deputy Director of Community Development Property Owner Project File 881 RESOLUTION NO. 2020-06 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH APPROVING GENERAL PLAN AMENDMENT NO. 19-003 (HOUSING ELEMENT AMENDMENT) WHEREAS, General Plan Amendment No. 19-003 proposes to amend the Housing Element to ensure that the Housing Element will be certified by the California Department of Housing and Community Development so that the City can become eligible to receive state SB 2 funds for homelessness response programs. On December 10 2019 study session was held with the Planning Commission for consideration of amendments to the Housing Element; and A 30-day public review and comment period was held on the draft amendment to the Housing Element and a stakeholder meeting was held on December 5,2019; and The Planning Commission of the City of Huntington Beach, after notice duly given, held a public hearing to consider General Plan Amendment No. 19-003 and recommended approval of said amendment to the City Council; and The City Council of the City of Huntington Beach, after notice duly given, held a public hearing to consider General Plan Amendment No. 19-003; and That the General Plan Amendment is necessary to ensure that the Housing Element will be certified by the California Department of Housing and Community Development so that the City can become eligible to receive state SB 2 funds for homelessness response programs. NOW, THEREFORE, the City Council of the City of Huntington Beach does hereby resolve as follows: SECTION 1: That General Plan Amendment No. 19-003, which amends the Housing Element to identify adequate sites to accommodate the Regional Housing Need Allocation (RHNA) for lower income households and includes programmatic changes to implement an Affordable Housing Overlay in the Beach and Edinger Corridors Specific Plan to accommodate the remaining lower income RHNA target for the planning period, is hereby approved. The Director of Community Development is hereby directed to prepare and file an amended General Plan Housing Element. 19-8329/221897 1 882 Resolution No. 2020-06 PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the day of ,2020• Mayor REVIEWED AND APPROVED: APPROVED AS TO FORM: City Manager City Attorney INITIATED AND APPROVED: Director of Community Development ATTACHMENTS Exhibit A: Amended General Plan Housing Element 19-8329/221897 2 883 ATTACHMENT NO. 2 SUGGESTED FINDINGS OF APPROVAL ZONING TEXT AMENDMENT NO. 19-006 1. Zoning Text Amendment (ZTA) No. 19-006 to amend the Beach and Edinger Corridors Specific Plan (BECSP) and establish an Affordable Housing Overlay implements program actions identified in the Housing Element, is consistent with the adopted Land Use Element of the General Plan, and conforms to the adopted land use designations for the sites within the BECSP identified for inclusion in the Affordable Housing Overlay. ZTA No. 19-006 is consistent with applicable General Plan goals and policies as follows: Housinq Element Goal HE 2: Provide adequate sites through appropriate land use, zoning and specific plan designations to accommodate Huntington Beach's share of regional housing needs. Goal HE 4: Reduce potential governmental constraints to housing production and affordability. Policy HE 4.1: Support the use of density bonuses and other incentives, such as fee deferrals/waivers and parking reductions, to offset or reduce the costs of developing affordable housing while ensuring that potential impacts are addressed. Policy HE 4.3: Explore continued improvements to the entitlement process to streamline and coordinate the processing of permits, design review and environmental clearance. ZTA No. 19-006 proposes to establish an Affordable Housing Overlay to facilitate the provision of affordable housing for lower income households by removing regulatory constraints, such as the conditional use permit process, and includes incentives, such as reduced parking requirements,to offset the costs of developing affordable housing. Additional program changes require monitoring of sites to ensure that adequate sites remain available during the planning period. Land Use Element Policy LU-1.A.: Ensure that development is consistent with the land use designations presented in the Land Use Map, including density, intensity, and use standards applicable to each land use designation. 884 The proposed amendment to the BECSP would ensure that the remaining lower income RHNA can be accommodated in areas already designated and zoned for residential uses at the minimum "default" density consistent with the existing General Plan Land Use Map. As such, no changes to the existing land use designations of property within the City are necessary to accommodate the remaining lower income RHNA and obtain HCD certification. The establishment of the Affordable Housing Overlay within the BECSP would ensure that future development is consistent with the existing General Plan land use designations for the development sites. Goal LU-4: A range of housing types is available to meet diverse economic, physical, and social needs of future and existing residents, while neighborhood character and residences are well maintained and protected. Policy LU-4.A: Encourage a mix of residential types to accommodate people with diverse housing needs. Policy LU-4.B: Improve options for people to live near work and public transit. The focus of the Affordable Housing Overlay is to encourage and facilitate affordable housing by requiring a minimum of 20 percent of the units in a proposed residential development to be affordable to lower income households. in an area that already allows higher density multi-family residential uses. The Affordable Housing Overlay also provides regulatory incentives to further encourage the provision of affordable housing for target populations with diverse housing needs, such as seniors, female- headed households, large families, disabled persons, homeless persons and low income households. Additionally, the proposed Affordable Housing Overlay within the BECSP concentrates potential development along Beach Boulevard, which is an Orange County Transportation Authority operated bus route. 2. ZTA No. 19-006 will enhance the potential for superior urban design in comparison with the development under the base district provisions that would apply if the plan were not approved because it will facilitate the development of affordable housing in an area that already allows for high density multi-family residential uses. However future development under the Affordable Housing Overlay will be consistent with the existing and allowed development pattern along the Beach Boulevard corridor and subject to the development and design standards that are applicable throughout the rest of the BECSP area. 3. Deviations from the base district provisions that otherwise would apply are justified by compensating benefits of the Affordable Housing Overlay because it will allow the City to accommodate the remaining lower income RHNA target, obtain certification of the Housing Element from the California. Department of Housing and Community Development, and become eligible for state funding to address homelessness. 4. The BECSP, when it was adopted in 2010, included adequate provisions for utilities, services, public services and emergency vehicle access. The establishment of the 1 885 Affordable Housing Overlay including the proposed development standards and allowable development of 413 lower income units would not exceed the capacity of existing and future systems planned for the BECSP. 886 RESOLUTION NO. 2020-07 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH APPROVING AN AMENDMENT TO THE BEACH AND EDINGER CORRIDORS SPECIFIC PLAN (SP 14) (ZONING TEXT AMENDMENT NO. 19-006) WHEREAS, Zoning Text Amendment No. 19-006 is a request to amend Specific Plan No. 14 — Beach and Edinger Corridors Specific Plan ("BECSP") to establish an Affordable Housing Overlay and implement Program 8 of the General Plan Housing Element; and The proposed amendment to the BECSP is consistent with the adoped Land Use Element of the General Plan, and other applicable policies, and is compatible with surrounding development; and The amended BECSP will continue to enhance the potential for superior urban design in comparison with the development standards under the base district provisions that would apply if the Plan had not been adopted and amended; and The proposed amendments to the BECSP are justified by the compensating benefits of improved urban design; and Pursuant to the California State Planning and Zoning Law, the Huntington Beach Planning Commission and City Council have held separate, duly noticed public hearings to consider Zoning Text Amendment No. 19-006; and After due consideration of the findings and recommendations of the Planning Commission and all other evidence presented, the City Council has determined that the aforesaid amendment is proper and consistent with the General Plan. NOW, THEREFORE,the City Council of the City of Huntington Beach does hereby find, determine and resolve as follows: SECTION 1: The foregoing recitals are all true and correct. SECTION 2: Zoning Text Amendment No. 19-006, amending the BECSP as set forth in and attached hereto as Exhibit "A" and incorporated by this reference as though fully set forth herein, is hereby adopted and approved. SECTION 3: This resolution shall become effective immediately after its adoption. 19-8329/221899 1 887 Resolution No. 2020-07 PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a regular meeting thereof held on the day of 32020. Mayor APPROVED AS TO FORM: REVIEWED AND APPROVED: City Attorney NkV City Manager INITIATED AND APPROVED: Director of Community Development ATTACHMENTS Exhibit A: ZTA No. 19-006 Specific Plan No. 14 -Beach and Edinger Corridors Specific Plan 19-8329/221899 2 888 ATTAC H M E N T #9 PLANNING COMMISSION STAFF REPORT TO: Planning Commission FROM: Ursula Luna-Reynosa, Director of Community Development BY: Jennifer Villlasenor, Deputy Director SUBJECT: GENERAL PLAN AMENDMENT NO. 19-003 and ZONING TEXT AMENDMENT NO. 19-006 (HOUSING ELEMENT & BEACH AND EDINGER CORRIDORS SPECIFIC PLAN AMENDMENTS REQUEST: General Plan Amendment No. 19-003: to amend the City Council adopted 2013-2021 General Plan Housing Element and pursue certification from the California Department of Housing and Community Development (HCD) in order to be eligible to receive state funding for homelessness response programs; Zoning Text Amendment No. 19-006): to amend the Beach and Edinger Corridors Specific Plan (BECSP) to establish an Affordable Housing Overlay in accordance with program actions proposed in the Housing Element amendment LOCATION: Housing Element — citywide; Beach and Edinger Corridors Specific Plan — various sites on Beach Boulevard (refer to Attachment No. 6) APPLICANT: City of Huntington Beach STATEMENT OF ISSUE: 1. Is the General Plan Amendment necessary for the changing needs and orderly development of the community and consistent with other elements of the General Plan? 2. Does the project satisfy all the findings required for approval of a Zoning Text Amendment? 3. Has the appropriate level of environmental analysis been determined? 4. Are the proposed amendments consistent with City Council direction? RECOMMENDATION: That the Planning Commission take the following actions: A) Find that General Plan Amendment No. 19-003 is covered under Negative Declaration No. 12-007, which was adopted by the City on August 27, 2013, and find that 889 Zoning Text Amendment No. 19-006 is within the scope of the BECSP Program Environmental Impact Report (EIR No. 08-008) certified by the Planning Commission on December 8, 2009. In accordance with CEQA Guidelines Sections 15162 and 15163, no subsequent EIR or supplement to the EIR need be prepared for this zoning text amendment and no further environmental review or documentation is required. B) Recommend approval of General Plan Amendment No. 19-003 by approving the draft City Council Resolution (Attachment No. 1) and recommend approval of Zoning Text Amendment No. 19-006 with findings (Attachment No. 2) by approving the draft City Council Resolution (Attachment No. 3) and forward to the City Council for consideration. ALTERNATIVE ACTION(S): A) Recommend denial of General Plan Amendment No. 19-003 and Zoning Text Amendment No. 19-006. B) Continue General Plan Amendment No. 19-003 and Zoning Text Amendment No. 19-006. PROJECT PROPOSAL: General Plan Amendment (GPA No. 19-003) is a request to amend the City Council adopted 2013-2021 General Plan Housing Element and pursue certification from the California Department of Housing and Community Development (HCD) in order to be eligible to receive state funding for homelessness response programs. The Housing Element is one of the seven State-mandated elements of the City's General Plan and was last updated in 2013 for the 2013-2021 planning period pursuant to California Government Code Section 65588. The housing element must identify how the City will meet its share of the regional housing need for all economic segments of the community, commonly referred to as RHNA. The Housing Element Amendment includes an Adequate Sites Program and identifies program actions to ensure that the City will continue to meet its lower income RHNA targets for the remainder of the planning period. Zoning Text Amendment (ZTA No. 19-006) is a request to amend the Beach and Edinger Corridors Specific Plan (BECSP) to establish an Affordable Housing Overlay in accordance with the program actions proposed in the Housing Element amendment. No development or construction is proposed in conjunction with the BECSP amendment. ZTA No. 19-006 is proposed for consideration concurrently with the Housing Element amendment as a requirement of certification from HCD. Essentially, HCD is requiring program implementation (i.e. — the BECSP amendment) concurrently with the Housing Element amendment due to the compressed timeline of the remainder of the planning period. Background: The City Council has expressed interest in obtaining state SB2 funds for the purpose of using the money toward the City's homelessness response programs. One of the 890 eligibility criteria for S132 funds is to have a state Department of Housing and Community Development (HCD) certified Housing Element. The application period for the next round of S132 funding is anticipated to begin in April 2020. On November 4, 2019, the City Council directed staff to prepare amendments to the Housing Element and BECSP and pursue HCD certification to become eligible for SB2 funding. As a result of the City Council direction, staff prepared an amendment to the Housing Element based on early informal consultation with HCD and formally submitted a draft Housing Element to HCD for a 60-day review on November 14, 2019. A 30-day public review and comment period on the draft Housing Element amendment was also held from November 14, 2019 through December 13, 2019 in addition to a stakeholder meeting on December 5, 2019 and a Planning Commission study session on December 10, 2019. Study Session: The Planning Commission held a study session on the subject amendments on December 10, 2019. Four members of the public spoke in support of the request during the public comment period. In addition, the Planning Commission asked questions related to the proposed amendments to the BECSP and state housing element law. As a follow-up item, the Planning Commission requested a comparison of the proposed BECSP parking standards to the current standards (adopted in 2015). A comparison of the 2010, 2015/current, and proposed BECSP parking requirements is provided in the table below. It should be noted that the proposed BECSP parking requirements would only be applicable in the Affordable Housing Overlay. TABLE 1: Parking Re uirement Comparison Bedroomsi Proposed BECSP Req. BECSP/Current .:HBZSO n. y h _ 2 BR 1.5. min. 2 min. 2 min. 3 or more BR= - 1 $ miri. _ 2 5d.min. "` _ min:a` fir` ,,. Guest 0.2/unit (2 spaces 0.5/unit (5 spaces 0.5/unit (5 spaces per 10 unitsper 10 unitsper 10 units ISSUES AND ANALYSIS: General Plan Conformance: The Housing Element is one of the state-mandated elements of the City's General Plan. State housing element law, enacted in 1969, mandates that local governments adequately plan to meet the existing and projected housing needs of all economic segments of the community. The law acknowledges that, in order for the private market to adequately address housing needs and demand, local governments must adopt land use plans and regulatory systems which provide opportunities for, and do not unduly 891 constrain, housing development. As a result, housing policy in the state has historically rested largely upon the implementation of local general plan housing elements. Housing element law also requires the Department of Housing and Community Development (HCD) to review local housing elements for compliance with state law and to report its written findings to the local government. If HCD finds that a local housing element complies with state law, the jurisdiction's housing element is considered HCD certified. In September 2013, the 2013-2021 Housing Element was adopted by the City Council and subsequently certified by HCD in October 2013.E However, as discussed in the Zoning Compliance section of this report, HCD rescinded the City's Housing Element certification in June 2015. 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 (COG). In the southern California region, the COG/agency responsible for assigning the regional housing needs to each jurisdiction is the Southern California Association of Governments (SCAG). In 2012, SCAG allocated 1,353 units of the total regional housing need to Huntington Beach for the 2013-2021 planning period, which is the 5th housing element cycle. The table below provides a breakdown of the RHNA allocation by various household income categories. TABLE 2: City of Huntington Beach 5th Cycle RHNA PercentageIncome Level Percent of AMI* Number of Units . (Area Median Income) Units Uery Low inlud'es ' 0-50% 313 24% Extreme) ; Low Low: 51-80% 220 16% YMod'erate 81-120% 248 18% __Above'Moderatez >120% 572 42% Total 1,353 100% *2019 Orange Count AMI = $97,900 As a planning document, state law requires local governments to demonstrate, through zoning, how the RHNA can be accommodated for every income level. For the 5th cycle, RHNA is not a construction mandate and a community is not obligated to actually build housing to meet the need. Table 3 below shows the City's current 5th cycle RHNA status. TABLE 3: RHNA Status ' Housing element law requires updates on an eight-year cycle. 892 Building Approved RHNA Vacant/ Permits Units Shortfall Income Under- (post (post under Group Utilized 12/31/13 12131/13 Current Sites occupancy) occupancy) Zoning Very Low 50 0 22 413 Low 47 1 Moderate 274 9 215 - Above 2,574 266 147 - Moderate a Total 2,945 276 384 413 Accommodating the RHNA Shortfall According to state housing element law, when a local government's site capacity does not demonstrate that the supply of suitable, available, and appropriately zoned sites are sufficient to accommodate the RHNA by income level, the Housing Element must include a program that provides sufficient sites within the planning period. More specifically, an "adequate sites" program must commit a jurisdiction to the following: • Rezoning sites to accommodate 100 percent of the lower income RHNA shortfall during the planning period; • The zoning ordinance must allow owner-occupied and rental residential uses "by right" on the rezoned sites (a Conditional Use Permit (CUP) cannot be required); • Sites must be large enough to accommodate a minimum of 16 units; • The density must allow a minimum of 30 units per acre2; and • At least 50 percent of the rezoned sites must allow for exclusively residential uses. Adequate Sites Program— BECSP Amendment In order to address the lower income unit RHNA shortfall, an adequate sites program is proposed within the parameters of state law consisting of the following: • Establish an "Affordable Housing Overlay" within the BECSP to be applied to the sites identified in Table 4 to accommodate the RHNA shortfall. • Allow for residential development within the Overlay to accommodate the remaining lower income RHNA shortfall throughout the entire planning period. • Replace the Conditional Use Permit (CUP) requirement with a "by-right" administrative Site Plan Review process on sites designated with the Overlay that propose at least 20% lower income units (encompassing extremely low, very low, and low income units) on site (no in lieu fees allowed). 2 Per Housing Element law,based on its population,Huntington Beach falls within the default density of 30 dwelling units per acre for providing sites affordable to lower income households. 893 • Replace the amended BECSP parking requirement with requirements in line with the citywide multi-family parking standard for sites within the Overlay. • Provide for exclusively residential uses on sites in the Overlay (no commercial component required). Other Program Changes The Housing Element amendment includes other program changes to address the City's lower income housing need. The Inclusionary Housing Program is a City ordinance that requires 10 percent of all units in residential projects (of three or more units) to be affordable to lower and moderate income households. There is no mandate for the percentage of affordability levels that are provided and often project applicants will provide moderate income units to satisfy the entire inclusionary requirement. As the City has already addressed its moderate income RHNA for this planning period, the Inclusionary Housing Program has been strengthened to include a citywide policy to require at least half of on-site inclusionary units to be provided at levels affordable to lower income households. The Residential/Mixed-Use Sites Inventory Program includes a monitoring component to ensure adequate sites are maintained to accommodate the RHNA throughout the planning period. Finally, changes to the Homeless Assistance, Rental Assistance, Accessory Dwelling Units, Fair Housing and Multi-Family Acquisition and Rehabilitation Programs were made to reflect recent updates and actions taken by the City. General Plan Consistency As a component of the General Plan, the Housing Element must be internally consistent with the other General Plan Elements. When the Housing Element was adopted in 2013, it was found to be consistent with the existing goals and policies of the City's General Plan. The proposed amendment to the Housing Element would be consistent with the goals identified in the Housing Element and would ensure that the Housing Element continues to be internally consistent with the other elements of the General Plan as identified below. With respect to the BECSP amendment (ZTA No. 19-006), the General Plan Land Use Map designation for the BECSP is Mixed Use-specific plan overlay (M- sp). ZTA No. 19-006 is consistent with this designation and the goals and objectives of the City's General Plan as follows: Housing Element Goal HE 2: Provide adequate sites through appropriate land use, zoning and specific plan designations to accommodate Huntington Beach's share of regional housing needs. Goal HE 4: Reduce potential governmental constraints to housing production and affordability. 894 Policy HE 4.1: Support the use of density bonuses and other incentives, such as fee deferrals/waivers and parking reductions, to offset or reduce the costs of developing affordable housing while ensuring that potential impacts are addressed. Policy HE 4.3: Explore continued improvements to the entitlement process to streamline and coordinate the processing of permits, design review and environmental clearance. The Housing Element amendment (GPA No. 19-003) identifies sites to accommodate the City's remaining share of the lower income regional housing need (RHNA). The BECSP amendment (ZTA No. 19-006) proposes to establish an Affordable Housing Overlay to facilitate the provision of affordable housing for lower income households by removing regulatory constraints, such as the conditional use permit process, and includes incentives, such as reduced parking requirements, to offset the costs of developing affordable housing. Additional program changes require monitoring of sites to ensure that adequate sites remain available during the planning period. Land Use Element Policy LU-1.A.: Ensure that development is consistent with the land use designations presented in the Land Use Map, including density, intensity, and use standards applicable to each land use designation. The proposed amendments to the Housing Element and BECSP would ensure that the remaining lower income RHNA can be accommodated in areas already designated and zoned for residential uses at the minimum "default" density consistent with the existing General Plan Land Use Map. As such, no changes to the existing land use designations of property within the City are necessary to accommodate the remaining lower income RHNA and obtain HCD certification. Goal LU-4: A range of housing types is available to meet diverse economic, physical, and social needs of future and existing residents, while neighborhood character and residences are well maintained and protected. Policy LU-4.A: Encourage a mix of residential types to accommodate people with diverse housing needs. Policy LU-4.8: Improve options for people to live near work and public transit. The focus of the six goals of the Housing Element, in addition to the policies and programs identified to achieve these goals, is to provide housing for all economic segments of the community. Several policies and programs are focused toward the provision of equal housing opportunity and social support services for special needs groups and providing healthy and sustainable housing and neighborhoods throughout the City. Furthermore, the Housing Element includes an analysis of governmental 895 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. The Housing Element includes programs to encourage multi-family residential development with the inclusion of on-site affordable units through availability of a sites inventory and implementation of the Adequate Site Program and Affordable Housing Overlay through the proposed BECSP amendment. Additionally, 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 through financial and regulatory assistance. The proposed Affordable Housing Overlay within the BECSP concentrates potential development along Beach Boulevard, which is an Orange County Transportation Authority (OCTA) operated bus route. Environmental Resources and Conservation Element Policy ERC-11.A: Publicize rebates and other financial incentives available to community members to improve energy efficiency in their homes and businesses, and market these rebates and incentives to all community members through a variety of outreach strategies. Policy ERC-11.8: Promote low-cost or free weatherization programs for disadvantaged residents, including low-income families and elderly individuals. Policy ERC-11.C: Identify ways to increase energy efficiency retrofits in multifamily buildings, renter-occupied homes, low-income homes, and leased nonresidential space through retrofits and educational programs. Policy ERC-13.C: Create incentives that promote renewable energy systems as a component of new development or reuse projects. The Housing Element incorporates a Green Building and Sustainability program to enhance resource efficiency. The program promotes energy conservation and design in new and existing development. The program discusses the City's adoption of the CALGREEN building code and requirements for incorporation of sustainable design features in all new development within the Beach and Edinger Corridors Specific Plan areas. The objective of the program is to educate developers, architects and residents on these new codes and provide opportunities and incentives for inclusion of sustainable design in existing and new residential and mixed use projects. Zoning Compliance: 896 ZTA No. 19-006 would amend Book II — Development Code of the BECSP to establish an Affordable Housing Overlay and provide for the development of the City's remaining lower income RHNA target. No development project is proposed in conjunction with the BECSP amendment. In May 2015, the City Council adopted an amendment to the BECSP, which, among other items, lowered the residential development cap from 4,500 units to 2,100 units and placed a conditional use permit (CUP) requirement on all residential development within the specific plan area. Prior to the BECSP amendment, sites within the BECSP provided for the majority of the City's 533 unit lower income RHNA target. When the BECSP amendment became effective, the City no longer had enough sites to meet its lower income RHNA target. Consequently, HCD rescinded the City's Housing Element certification. ZTA No. 19-006 would keep most of the 2015 amendments to the BECSP in effect. The 2015 amendments to provide more flexibility for auto dealers and commercial uses would remain, as well as amendments that increased setbacks along the street and established upper-story setbacks for residential development projects. Within the proposed Affordable Housing Overlay, which represents approximately 11 of the 459 BECSP acres, residential development would not be subject to the existing 2,100 unit development cap until all of the remaining lower income RHNA units have been developed. In addition, for projects proposing a minimum of 20% low income units on site, no CUP shall be required and the development would be subject to the Huntington Beach Zoning and Subdivision Ordinance (HBZSO) multi-family residential parking requirements rather than the coastal zone parking requirements that are currently in place. Additionally, no commercial square footage would be required in conjunction with residential units within the proposed Affordable Housing Overlay. A legislative draft of the proposed Affordable Housing Overlay provisions is provided in Attachment No. 5. BECSP Affordable Housinq Overlay Sites Seven sites within the BECSP have been identified for designation within the "Affordable Housing Overlay." Five of the sites are sites that are currently identified in the existing adopted Housing Element. Two additional underutilized sites within the BECSP have also been identified for designation within the Overlay. These two sites were selected because one is contiguous with one of the existing Housing Element sites and the other site is an underutilized state owned property. As indicated in Table 4, in aggregate, these seven sites encompass a total 10.85 acres, providing potential development of 607 multi- family units at densities in excess of the minimum default density threshold of 30 units/acre for lower income site suitability. All of the sites currently allow residential uses and do not require a change in zoning designation or an increase in density to accommodate the remaining lower income RHNA units. TABLE 4: Affordable Housing Overlay Sites Map Location Current Proposed Existing Assumed Site Realistic # Zoning Zoning H.E. Site Density Acreage Unit Potential 897 17631 SP14 SP14— Underutilized 50 du/ac 1.58 (two 79 1 Cameron/17642 Affordable Site D/ 0.79-acre Beach Housing Vacant Site parcels Overlay 70 held in common ownership) 18431 Beach SP 14 SP14— Vacant Site 55 du/ac 0.78 43 2 Affordable 66 Housing Overlay 18700 SP14 SP14— Underutilized 67 du/ac 4.0 (four 271 3/4 Delaware/18811 Affordable Sites A& parcels in Florida Housing B/Vacant common Overlay Sites 67 a/b ownership) 19432 Beach SP14 SP14- Vacant Site 40 du/ac 1.0 40 5 Affordable 65 Housing Overlay 19471 SP14 SP14- Underutilized 50 du/ac 1.39 (two 69 6 Beach/19431 Affordable Site E parcels) Beach Housing (combined Overlay with non HE site) 19601 Beach SP14 SP14- N/A—State 50 du/ac 2.1 105 7 Affordable owned Housing property Overlay Total Site Capacity 10.85 607 Urban Design Guidelines Conformance: Not applicable. Environmental Status: General Plan Amendment No. 19-003 (Housing Element amendment) is covered under Negative Declaration No. 12-007, which was adopted by the City on August 27, 2013, and is on file at the Community Development Department. Zoning Text Amendment No. 19-006 (BECSP Amendment) is within the scope of the BECSP Program Environmental Impact Report (EIR No. 08-008) certified by the Planning Commission on December 8, 2009. In accordance with CEQA Guidelines Sections 15162 and 15163, no subsequent EIR or supplement to the EIR need be prepared for this zoning text amendment and no further environmental review or documentation is required. Coastal Status: Not applicable. 898 Design Review Board: Not applicable. Subdivision Committee: Not applicable. Other Departments Concerns and Requirements: Not applicable. Public Notification: Legal notice was published in the Huntington Beach Wave on January 2, 2020. 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 published pursuant to Section 65353 of State Planning Law. In addition, notices were sent to interested parties, property owners within the Affordable Housing Overlay, and individuals/organizations requesting notification. All written communications received regarding the request as of January 7, 2020, are included in attachment No. 7. Application Processing Dates: DATE OF COMPLETE APPLICATION: MANDATORY PROCESSING DATE(S): Not Applicable Legislative amendments — Not applicable SUMMARY: The proposed Housing Element amendment has been prepared with guidance from HCD. On November 14, 2019, the City submitted a draft of the Housing Element to HCD for a 60-day review. It is anticipated that the City will receive a response in writing from HCD by January 13, 2019. If the City does not adopt the proposed Housing Element and BECSP amendments, the City would remain out of compliance with HCD. Staff is recommending approval of GPA No. 19-003 (Housing Element amendment) and ZTA No. 19-006 (BECSP amendment) for the following reasons: • GPA No. 19-003 is consistent with State Housing Element law; • GPA No. 19-003 and ZTA No. 19-006 are consistent with City Council direction to pursue HCD certification and obtain eligibility for state SB 2 funding to support the City's homelessness response efforts; • GPA No. 19-003 and ZTA No. 19-006 would ensure that the City will continue to meet its RHNA targets for the remainder of the planning period; • GPA No. 19-003 would ensure that the Housing Element will continue to be internally consistent with other elements of the General Plan; and • ZTA No. 19-006 will implement the Housing Element Adequate Sites Program and is consistent with the goals and policies of the Housing Element. A TT A GMME AI -S a- _& ) 899 4. 5. 6- PC Staff Report Attachments - NOT ATTACHED - refer to Attachments 1 through 11 of the City Council RCA report 900 ATTACHMENT # 10 From: barry kielsmeier To: Villasenor,Jennifer Cc: Fritzal, Kellee Subject: Comments on Housing Plan Date: Friday,December 6,2019 6:43:57 AM Dear Jennifer, First, I want to let you know that I thought the presentation yesterday at the public meeting was very comprehensive. Well done! You are tackling a difficult subject. Because it is difficult, the comments that follow are aimed at defining some of the housing needs better and addressing some of the community concerns that you will likely encounter as the discussion moves forward. I hope that you find these comments constructive, as that is what they are meant to be. 1. Need for Senior Housing. As I mentioned at the presentation, one of the pages your consultant displayed showed poverty among seniors at one period (2000?) versus the present doubling from about 6% as I recall, to 12% at present. Because I did not see the page for very long, I wish I could describe it better. I am not certain if it was a percentage of poverty for the whole population, or if it compared statistics about the senior community to solely to itself as a before and after metric. Regardless, it mirrors BCIS's experience that seniors are the fastest-growing group of homeless. Other groups such as the Illumination Foundation that I have spoken to can confirm this alarming trend. The problem is less visible because many homeless seniors live in their cars, and for other reasons. However, it is very serious. I realize that the pursuit of new senior housing is regarded as non-controversial by some and that they regard it as the low hanging fruit in this discussion. However, that does not make the problem less urgent and real. 2. Development by Right--I understand this is a requirement, but it is likely to be controversial nonetheless. So, I have some suggestions that might make it more workable and palatable. I will apologize in advance since I suspect that you have already spent a lot of staff time on this. It seems to me that the two primary objections are: 1)building out to the lot line without setbacks within the current standards, and 2) lack of design review (can make for ugly projects). I am not sure what precisely can be done about item 2, as design excellence is always in the eye of the beholder, and lack of public input is problematic. However, I think you may be able to incentivize item 1 by providing incentives to pull building footprints back from lot lines. It might take the form of financial or density incentives, or in reducing the minimum size of bedrooms or parking in the case of senior projects. So, while a future project might be designed by right, it can be incentivized to be designed better and in a way to minimize community objections. Food for thought. 3. Costs--one person commented that the full cost of having the City out of compliance with the State should be included. I agree. I know that the City loses money directly, but there are a 901 host of other costs as well--the ongoing litigation costs, potential sanctions, etc. I suspect that many in the public think this is solely about SB- 2 funding, but that is a tiny fraction of the costs involved. 4. State Property--this is an opportunity to work together. If the property becomes surplus, they can opt to lease it long term. Lease structures can be modified to help project economics. And State control allows for backdoor control of the design process if there is a joint City/State effort. I hope this helps. All the best, Barry Kielsmeier Interim Executive Director BCIS 902 From: Cesar C To: Villasenor,Jennifer Subject: Re:Comments on HB HE Nov.2019 Draft Date: Friday, December 6,2019 5:12:00 PM Attachments: HBHE12.5.19 .odf HBHE12.5.19 Exhibits.odf Ms. Villasenor, As a follow up please see attached the exhibits and the Kennedy Commission's public comments on Nov. 2019 Housing Element Draft for the City of Huntington Beach. My apologies for not including the exhibit on the original email. Thank you, Cesar Covarrubias On Thu, Dec 5, 2019 at 2:31 PM Cesar C <cesarc(o,kennedycommission.org>wrote: Ms. Villasenor, i E Please see attached the Kennedy Commission's public comments on Nov. 2019 Housing Element Draft for the City of Huntington Beach. i Sincerely, Cesar Covarrubias Executive Director Cesar Covarrubias Executive Director 903 g9 i i 9i December 5. 20 19 ® • xww_kennedyconiniiss ion.o 17701 Cowan Ave.,Suite_>( SENT VIA EMAIL Irvine.CA 926. 949 250 09t Fax 949 203 06= Ms. Jennifer Villasenor Deputy Director of Comm unity.Development Community Development Department 2000 Main Street Huntington Beach, CA 92648 jvillasenor @surfcity-hb.org RE: November 2019 Draft Housing Element Dear Ms. Villasenor, Thank you for the opportunity to provide comments on the November 2019 draft housing element of the City of Huntington Beach. In response to the City's request for public comments, The Kennedy Commission (the "Commission") submits the comments below, which outline the Commission's concerns with the November 2019 draft. The Kennedy Commission is a broad-based coalition of residents and community organizations that advocates for the production of homes affordable to families earning less than $20,000 annually in Orange County. Formed in 2001, the Commission has successfully partnered and worked with Orange County jurisdictions to create effective housing policies for the construction of homes affordable to lower income working families. As the City is aware,the Commission has been advocating for Huntington Beach to accommodate its lower-income Regional Housing Needs Allocation ("RHNA") for the 2013- 2021 platming period since the 2015 amendment to the Beach and Edinger Corridors Specific Flan ("BECSP") that removed nearly all such sites. While the Commission acknowledges the City's efforts to prepare the November 2019 draft, the Commission remains concerned over deficiencies in the draft which must be addressed in order for the City to meet its lower-income UNA shortfall and to comply with state law. The draft would realistically only accommodate 119 lower-income twits during the planning period (making favorable assumptions), far short of the remaining need of 413 lower-income units.' These deficiencies are particularly concerning to the Commission given that the City continues to face a significant RHNA shortfall at a time when the planning period is coming to an end and the City's moderate- and above moderate- income RITNA has not only been met but exceeded.-' In light of the City's years long lack of sites to meet its lower-income RHNA and the fast-approaching end to this planning period, we urge the City to accommodate its lower-income RI INA by proposing sites in addition to the current seven sites in the draft housing element and to adopt appropriate development standards and zoning requirements that will adequately promote affordable housing. The Commission's concerns and recommendations are set forth in detail below. ' See Table I at page 6.,below. ' November 2019 Draft Housing Element, Section 1V. Housing Resources,Table IV-3 at page 1 904 Governmental Constraints California Goveriunent Code Section 65583(a)(5) requires that municipalities analyze govertunent constraints on the maintenance, improvement, or development of housing for all income levels and their efforts to remove such constraints. Under this requirement, housing elements must specifically analyze local ordinances and policies which "directly impact the cost and supply of residential development.' As analyzed in the November 2019 draft housing element, the City of Huntington Beach shows that the 2015 amendments to the BECSP have created development barriers that reduce unit density by requiring additional parking and restricted development flexibility by requiring a conditional use permit. These actions pose constraints to the development of housing, particularly on sites identified in the landinventory to meet the City's remaining housing need. Below we discuss in more detail the negative impact of the parking and building height and setback requirements upon affordable developments. Parking Requirements (Section IV Housing Resources p IV-14• Section V. Housing Plan P. V 30) The November 2019 draft acknowledges that the BECSP Amendment resulted in substantially higher parking costs and potentially impacted the feasibility of projects.3 For example, the BECSP Amendment parking requirements resulted in an additional $9 million in costs for the Elan project.' To address this impact, the draft proposes replacing the current parking requirement under the BECSP Amendment with the Citywide parking standard.' Under the draft, the Citywide parking standard will apply only to those potential projects in the Overlay proposing a minimum of 20% affordable units.6 The draft does not quantify the costs associated with at-grade parking. Most importantly, the draft fails to analyze and quantify the costs associated with the City's proposed Citywide parking standards in the proposed Affordable Housing Overlay. Such information is necessary for a frill evaluation of this governmental constraint. Although the Draft moves in a positive direction, the Citywide parking standard will not be as effective in promoting affordable developments as the parking standards set forth in the original BECSP.' The higher Citywide parking standards will add development costs when compared to the original BECSP parking standards—thereby constraining the development of affordable housing. To ensure the City meets its lower-income RHNA by the end of the planning period, the parking requirements should be reverted to the standards tinder the original BECSP. November 2019 Draft Housing Element,Section 111.Housing Constraints at pages III-9—111-1 1. November 2019 Draft Housing Element, Section III.Housing Constraints at pages l -9 lil-10. November 2019 Draft Housing Element, Section 111. Housing Constraints, Table III-1 at page 111-2 sets out the Citywide parking standard. c November 2019 Draft Housing Element, Section II1. Housing Constraints at page II I-1 1. '.See November 2019 Draft Housing Element, Section 111. Housing Constraints at page If 1-8 for a summary of the parking standards under the original BECSP. 905 Building Heights and Setbacks (Section III Housing Constraints pp III 1 1 1II 12) The November 2019 draft does not propose any changes to the current 4-story building height Zn limit. The City states that recent discussions with market-rate and affordable housing developers have not indicated that such a limit is a constraint to the desired density or economic viability of a projects Similarly, the draft does not propose any changes to the current 30-foot building setback standard because the City determined that it is not a significant constraint to development. Although the draft claims that the current height limit or the setback is not a significant constraint, it analyzes these factors separately. Taken together with the Citywide parking standards,these requirements impede affordable housing by impacting the economic feasibility of such projects. Indeed, under the current height and setback standards, it appears that only a single lower-income unit has been entitled in the City since 2015.10 As the plaruiing period is quickly coming to an end with the City still facing a substantial lower-income RHNA shortfall,the City must modify its development standards to truly facilitate affordable housing. Adequacv of Proposed Site Inventory California Government Code Section 65583(a)(3) requires housing elements to contain an "inventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planning period to meet the locality's housing need for a designated income level." The Department of Housing and Community Development("HCD") further instructs that site inventory '*must consider the impact of existing development when calculating realistic development capacity."11 To that end, housing elements must include"analysis of any existing leases or other contracts that would perpetuate the existing use or prevent redevelopment of the site for additional residential development....�12 These are key obligations under state law to assure that each jurisdiction meets its RHNA obligations within the applicable planning period. As the City acknowledges in the November 2019 draft housing element, the City created a 413 lower-income RHNA shortfall by adopting the BECSP Amendment in 2015.13 To rneet this shortfall, the draft currently proposes to rezone seven sites with an affordable housing overlay for projects proposing at Least 20% lower-income units onsite. The City maintains that the seven sites have a realistic capacity of 607 units.14 However, after reviewing each of the sites, the Commission is concerned that the sites do not have a"realistic and demonstrated potential for redevelopment during the planning period"'5 due to various issues further discussed below in turn. The City should provide more sites, in addition to the seven sites below, to account for these issues and to provide realistic capacity for its lower-income RHNA shortfall. s November 2019 Draft Housing Element, Section 111. Housing Constraints at page 111-11. November 2019 Draft Housing Element; Section I11. Housing Constraints at pages 11I-1 1 —Il 1-12. 0 November 2019 Draft Housing Element, Section IV. Housing Resources at page IV-4. HCD, Analysis of Sites and Zoning at http://\vwxv.hcd.ca.gov/community-development/building-blocks/site- inventory-analysis/analysis-of-sites-and-zoning.shtrnL California Government Code Section 65583:2(g). j3 November 2019 Draft Housing Element, Section 111. Housing Constraints at pages 111-8—111-12; November 2019 Draft Housing Element, Section IV. Housing Resources at page IV-12. "November 2019 Draft Housing Element, Section IV. Housing Resources, Table IV-5 at pages IV-12—IV-11 California Government Code Section 65583(a)(3). 906 Site I (Section IV. Housing Resources pp. V-12 —IV-13) S I te I includes 17631 Cameron Street, which the City has identified as historically significant and eligible for the California Register of Historical Resources.16 This site appears on the City's updated Landmark list' and is presumed to be a historical resource for the purposes of the California Environmental Quality Act ("CEQA")." The November 2019 draft does not remark, upon the historical significance of the site, which includes an existing single-family residence built in 1947.i9 The site "appears to be representative of the area's early development and agricultural background, as indicated by the large expanse of land on which it was built. There is also a potential for association with Japanese residents and farmers returning to the area following their incarceration during World War 11.""o Attached as Exhibit A is the State of California Department of Parks and Recreation Continuation Sheet for 17631 Cameron Street, which was included as an exhibit to the City of Huntington Beach Historic Context& Survey Report finalized in 2014. The Commission is concerned that the parcel's historical status may impact the feasibility of an affordable housing project on Site 1, as an environmental review may need to be conducted 2 (including a public hearing) under CEQA. 1 Such CEQA requirements may be directly at odds with the by-right process established under the City's proposed Site Plan Review for eligible projects in the Affordable Housing Overlay and the requirements of Goverm-nent Code Section 65583.2(i). Accordingly, we recommend that the City provide further analysis on the impact the historical designation will have on the development of affordable housing in this planning period to determine whether housing could be approved on a by-right basis on Site 1. " City of Huntington Beach Historic Context&Survey Report(updated 2014), prepared for City of Huntington Beach Planning and Building Department by Galvin Preservation Associates Inc..at vi, 166, mailable at - littps://www.liuntingtoiibeachca.gov/files/users/planning/Historic Context and Survey Report Final Draft.pdf. See also City of Huntington Beach Historic and Cultural Resources Element(Adopted October 19,2015), at 9-20, littps://Iluntitigtonbeactica.gov/files/users/plaiiniiig/Historic-And-CuItui-aI-Resource-Elenient-with-Matrix-2018.pdf. "Appendix B: Updated Landmark List Sorted by Address, Resolution No. 2014-82,A Resolution of the City Council of the City of Huntington Beach Establishing the Application Process, Review Procedures,and Required Conti-act Provisions for the Implementation of a Mills Act Program in the City of Huntington Beach Pursuant to Government Code Section 50280, et seq., and Setting an Application Fee,at HB-530, mailable at littps://'\A,w\v.liuntingtonbeachca.gov/-overnnient/departmeiits/city-iiianager/mills-act/i-esolution-2014-8'-)- establishiii(,-iiiills-act-prograi-n.pdf(listing 17631 Cameron on the Landmark List). City of Huntington Beach Historic Context& Survey Report(updated 2014), prepared for City of Huntington Beach Planning and Building Department by Galvin Preservation Associates Inc.,at vi, 166, available at littps://www.huntin2tonbeaclica.gov/files/users/plaiiniii-/Histoi,ic Context and Survey Report Final Draft.pdf. See a1vo City of Huntington Beach Historic and Cultural Resources Element(Adopted October 19,2015), at 9-20, lit(ps://huntingtonbeachca.gov/files/users/planning/Histoi-ic-ATid-Cultui-al-Resource-Eleiiient-witli-Mati-ix-2018.pdf, 19 Appendix F Inventory Forms(DPR 523 A& B Forms),City of Huntington Beach Historic Context& Survey Report(updated 2014), prepared for City of Huntington Beach Planning and Building Department by Galvin Preservation Associates Inc.,available at littps://www.liuntiiigtonbeaclica.gov/files/usei-s/plaiiiiing/Appendix_F_06162014 hiventoryForms.pff. 2"Appendix F Inventory Forms(DPR 523 A& B Forms), City of Huntington Beach Historic Context& Survey Report(updated 2014), prepared for City of Huntington Beach Planning and Building Department by Galvin Preservation Associates Inc,, available at https:Hwww.huntingtonbeachca.gov/files/users/planning/Appendix F 06162014 Inventory Fori-ns-pdf. littp://olip.pai-ks.ca.aov/paaes/1069/files/03%20cal_`/`20re,-Y.9/o2Oq_aiid_a.pdfat.3-4. 4 907 Site 2 (Section IV. Housing Resources pp. V-12 — IV-13) Site 2 is an L-shaped parcel that has one point of ingress and egress on Beach Boulevard. It is near the Ellis Condo project.,22 which the Huntington Beach City Council rejected on September 3. 2019 based on concerns about health, safety, traffic, and compatibility with Surrounding uses.-'3 Litigation has also been initiated against the City based on this rejection of the project. Site 2 would likely raise similar issues as the Ellis Condo project. including g caress and ingress 1.� limitations that could raise fire access issues. In addition, based on the site location and size, the proposed development standards under the Affordable Housing Overlay may limit unit size, capacity, and the type of housing. Based on this information. the Commission believes that this site may not be realistically available as required by law. The Commission recommends that the City either analyze why the access issues and proposed development standards do not impact the viability of the site or that the City exclude this site from the draft. Additionally, the draft claims that the realistic unit potential on the site is now more than double the unit potential projected in the City's Housing Element adopted in 2013. Specifically, the draft provides for 43 dwelling units for this site, compared to the 20 dwelling units allotted in the operative Housing Element.24 The City explains in the draft that this increased realistic capacity reflects a current project proposal by an affordable housing provider that is in the process of purchasing the site for the development of a 43-unit 100% affordable (extremely low-income and low-income) project.25However, it is unclear on which proposal this projection is based. Public records appear to show only one application for this site: the Ocean Breeze Senior Apartments application.26 According to the Conditional Use Permit application, the Ocean Breeze Senior project ject is proposing to develop 39 units for active seniors with an accessory building containing residential amenities. Further, the project plans to fulfill the inclusionary housing requirement Z-1 through the purchase of four low-income units off'site.27It is unclear whether the Ocean Breeze Senior project is the same 100% affordable project referenced in the draft housing element. The Kennedy Commission therefore recommends that the City clarify which project is planned for this site, Sites 3 and 4 (Section IV. Housing Resources pp. V-12—IV-13) Sites 3 and 4 are encumbered by reciprocal parking easements that make the sites unavailable for housing during the current planning period. The draft states that Sites 3 and 4 have a total realistic unit potential of 271.28 The City bases the realistic capacity of these sites on recent 22 Calijbi-niaiisjbi-Homeow-nership, Inc. v. City of Huntington Beach,Case No. 30-2019-01107760-CU-WM-CJC (Orange Cnty. Sup. Ct.). ,_,, https://hunti n gto nbeach.leg istar.corn/Le gisl ation Deta i 1.aspx?I D=41194 83&G U I D=139E6 B525-3 E F4-4 EA4-B 862- 3 2 A4 I A E ECO 7 D;%2 0; hap://h u nti n goto n beach.Lyran ic us.c o nn/M e d i aP I ayer.ph p?v i ew_id,--2&c I i p_i d=15 7 9 (see C i ty Council Members' discussion of Ellis Avenue Condos Project at 2:44:05). 24 See Adopted Housing Element, Appendix A Residential Sites inventory at page A-I I.November 2019 Draft Housing, Element, Section IV. Housing Resources, Table IV-5 at page IV-12 —IV-13. C, November 2019 Draft Housing Element, Section IV. Housing Resources at page IV-11 '6 https:Lilwww.fluntiiigtoiibeaclica.gov/,goveriiiiient/depat-tiiietits/plaiinin,,/niajot-/ '7 See Planning App 16-0232, CUP 16-044. See November 2019 DraftHousing Element, Section IV. Housing Resources at page IV-12. 5 908 discussions with the property owner and site plans with 4-story buildings.'`- Upon further investigation, there are reciprocal parking easements that encumber these sites such that neighboring developments have the right to use these parcels for parking until September 30. 2021. one month before the current planning period ends. Attached as Exhibit B is a document recorded with the County of Orange referencing a parking encumbrance on these sites. The November 2019 draft discloses the parking easements and explains efforts being made to accommodate the existing parking need. However, these efforts appear to be preliminary and tentative. For example, the draft notes that one of the adjacent properties obtained approval in 2018 to expand its parking lot. Yet, a year has passed without any apparent shift in parking usage by adjacent properties. Further, the draft provides that the City is considering a plan to build a parking structure that would accommodate the remaining parking that the easements currently provide. To the extent that the parking structure is planned on Sites 3 and 4, that could decrease projected dwelling units, thereby impacting the viability of the sites. The Commission is greatly concerned about reliance on Sites 3 and 4 because these sites account for over 44% of City's proposed unit capacity. Now that the planning period is quickly coming to an end, there is practically no time for continued negotiations regarding potential parking arrangements. Based on the current information,these sites are not realistically available as required by state law. As such, the City should either provide further information explaining why these sites are realistically available or exclude them from its site inventory. Site 5 (Section IV. Housing Resources pp. V-12— IV-l4) Site 5 is a long and narrow 1-acre plot which the City estimates can accommodate 40 dwelling units. It is very similar in size and density to the site where the rejected Ellis Condo project had been proposed. Accordingly, proposed housing projects on Site 5 raise similar concerns as those which ultimately led the City Council to reject the Ellis Condo project, There, for example, the City Council found that: "Approval of the [Ellis Condo project] would result in a site that is not physically suitable for the type of development in that the site will not function as an integrated development compatible with the vision of the BECSP by merging three existing lots into a single long and Marrow .95-acre parcel. The long and narrow parcel is not physically suitable for the proposed mass, bulk, and intensity of the proposed four story mixed use project and does not complement the scale and proportion of surrounding one and two-story developments."3U Site 5 suffers from similar issues, including concerns about density and compatibility with surrounding uses, egress and ingress limitations, and traffic and fire access considerations. In light of the City's recent rejection of the Ellis Condo project, the Commission recommends that 2'November 2019 Draft Housing Element, Section IV. Housing Resources at page IV-13. �0 Californians fin-HomeO14117ership, Inc. v. City ofHuntingtan Beach, Case No. 30-2019-01107760-CU-WM-CJC (Change Cnty. Sup. Ct.)at Exhibit A. 6 909 the City analyze how Site 5 will adequately address the City's ongoing concerns with these type~ of parcels. Site 6 (Section IV. Housing Resources pp V-12 — IV-14) One of the parcels on Site 6 (19471 Beach Boulevard) is developed with a vacant office building and is currently for sale. While the draft notes that the parcel has a 20-year history of code enforcement cases, it does not address whether there are any levies or attachments on the parcel due to the owners' outstanding debts. On April 5, 2019, a creditor recorded an abstract of judgment in the official records for this parcel. The judgment is for$990,307.18 against John F. Pelochino, which public records list as the owner of 19471 Beach Boulevard. The abstract of judgment is attached here as Exhibit C to' this letter. The judgment, which is nearly three times the parcel's value,,� impacts the viability of this site for the development of affordable housing. Further, the City has added a second parcel to Site 6 (19431 Beach Boulevard) based on discussions within the last year with potential applicants.32 With this new parcel, the City's projected "realistic" unit potential for this site has increased from 22 units in the operative Housing Element to 69 units in the November 2019 draft.33 However, the newly added site currently has a mattress store that appears to have been operating since at least the beginning of the planning period. The City must presume that this use will "impede additional residential development, absent findings based on substantial evidence that the use is likely to be discontinued during the planning period."34 But the draft fails to reference any such findings. In addition, based on the site location and size, the proposed development standards under the Affordable Housing Overlay may limit unit size, capacity, and the type of housing. Based on the above information, the Commission does not see a basis for determining that Site 6 will be available for the development of affordable housing by the end of the current planning period and recommends that the City provide further information on the availability of this site or exclude it from its inventory. Site 7 (Section IV. Housing Resources pp IV-12 — IV-14) The November 2019 draft states that Site 7 is an operating Caltrans maintenance yard, which the draft claims can support 105 dwelling units. Under Governor Gavin Nrewsom's Executive Order N-06-19,the Department of General Services and HCD identified state properties that were under-utilized or excess to need. Site 7 has not been identified as under-utilized or excess to need. as the dram acknowledges. In addition, on October 23, 2019, the Commission contacted Alma Villanueva, Branch. Chief of Relocation Assistance, Excess Lands, and Property Treasurer-Tax Collector Property Tax Information for Fiscal Year 2019-2020. littp://tax.ocgov,com/tc\veb/detail_sec.asp?RegParce1=025-180- 21&StreetNo=&Direction=&StreetName=&APN=0251802 I&Suffiix=00&CmpRevDte=79809270&Rol ITypCde=S ecured&Cade=A&StSu ffix=&City=&Unit=&s=1&p=1&t=&TaxYr=2019&CurYr=2019&apnstatus=UNPA1 D. ".See November 2019 Draft Housing Element, Section IV. Housing Resources at page IV-14. "See November 2019 Draft Housing Element, Section IV. Housing Resources at page IV-12.Adopted Housing Element,Appendix A Residential Sites Inventory at page A-28. California Government Code Section 65583.2(g)(2). 7 910 Management at Caltrans, regarding the site. Ms. Villanueva and the Office Chief informed The Kennedy Commission that "Caltrans does not foresee the site at 19601 Beach Blvd. in Huntington Beach, CA ever becoming an area to sell or to use as potential Affordable Housing." Attached here as Exhibit D is the communication between The Kennedy Coriu-nission and Caltrans. The land is not currently designated as surplus land. nor is there any plan to do so according to Caltrans. Until the State of California designates Site 7 ,IS Surplus land available for affordable development, the City may not unilaterally include it in its site inventory, to accommodate the City's unmet RHNA. Based on the information available about this Site 7, the Commission does not believe that Site 7 is realistically available for the development of affordable housing during the current planning period and, as such, the City should exclude Site 7 from its draft. Impact of Development Standards It is imperative that the development standards and site capacity incentivize a mix of affordable housing. Site capacity exercises should not only maximize density but should also consider the impact of the development standards. On some of these challenging sites, achieving higher L__ density would force development types that are smaller in unit size and would require less from the development standards (building size, parking, etc.). Often these result in a focus on senior and special needs developments (on average unit size is 500 to 600 square feet). As identified in the 2013-2021 Housing Element, approximately one-third of the City's primary employment is in the lower paying retail, hospitality, construction. and services related industries, with wages generally below the level necessary to afford to live in the City. And "80 percent of the 61.000 persons employed in Huntington Beach commute in from outside the City limits, indicative of the shortage of local affordable housing opportunities for the community's workforce."35 The draft's policies, development standards,and sites need to accommodate and facilitate family and workforce affordable housing and it should be made a priority. Affordable Housing Overlay (Section IV. Housing Resources P. IV-16; Section V. Housing Plan P. V-30) The November 2019 draft states that the City will create an Affordable Housing Overlay (the "Overlay") to be applied to the seven sites discussed above.36 Within the Overlay, the City will replace the Conditional Use Permit requirement with a "by-right" administrative Site Plan Review process for projects proposing at least 20% lower-income units onsite encompassing extremely low-, very low-, and low-income units. It further indicates that no in lieu fees will be allowed. First, the Commission supports the Overlay to the extent that it proposes a "by-right" administrative process for affordable housing projects, as set forth by California Government 35 Adopted Housing Element, Section 11. Housing Needs Assessment at page 11-6. November 2019 Draft Housing Element, Section IV. Housing Resources at page IV-14. 8 911 Code Section 65583.2(i), and that it prohibits in lieu fees. However.the November 2019 draft does not appear to detail the procedures established by the proposed Site Plan Review and merely states "(i.e. —no discretionary Planning Commission or City Council review)." As Such, the draft is not clear whether the proposed process is truly by-right. The draft should include details about the Site Plan Review to ensure a by-right process is followed in accordance vvith state law. Second, the Commission is concerned that opening the Overlay to projects with a low minimum of 20% lower-income units will not yield enough affordable units to satisfy the City's lower- income RHNA shortfall by the end of the plarinincyZ__ period. First, a 20% lower-income unit minimum, in conjunction with the density incentives offered through Program 13 of the dra ft,31 will likely result in the development of market-rate projects offering the minimum affordable' units required—that is, 20%. Table I below shows the realistic unit capacity of the proposed sites assuming a 20% lower-income unit minimum. The steeply reduced figure of 119 units does not consider the various issues discussed above involving the proposed sites and falls far short of the remaining 413-unit RHNA. Those issues likely reduce the realistic capacity of these sites for at-'fordable housing even lower. With a 20% lower-income unit minimum, most of the units in the Overlay will likely be slated for moderate- and above moderate-income households, at a time when the City has already exceeded its RHNA for those income categories. TABLE I City's Proposed Sites City's Affordable Housing Overlay Estimated (20% Affordability) Unit Capacity Estimated Unit Outcome Site I — 17631 Carneron/17642 Beach 79 15 _Site—2 — 18431 Beach 38 43 8 Site 3/4— 18700 Delaware/18811 Florida 271 54 Site 5 — 19432 Beach 40 8 Site 6— 19472 Beach/19431 Beach 69 13 Site 7 — 19601 Beach 105 21 TOTAL 607 119 Third, the Overlay does not corm-nit to specific percentages of affordable units for extremely low- and very low-income households. As such, the Commission notes the distinct possibility that projects in the Overlay could yield only low-income units affordable to households within 80% of the Area Median Income. Rents for such units would be out of reach for many working families in Huntington Beach and would prevent the City from satisfying its remaining very low- income and extremely low-income RHNA. To address these issues, the Commission recommends that the Overlay require a minimum of 30% affordable units, specifically ,7 November 2019 Draft Housing Element, Section V. Housing Plan, page V-35. ,8,I'lie unit capacity may be higher for this site,as rioted in the November 2019 draft housing element. In November 2019.the City Council approved an acquisition loan agreement greeirient with a non-profit housing developer seeking to purchase this site for a 43-Unit 100%affordable seniors project. City Council members, however, specifically noted that at this time, it was not approving a project,only providing a loan. City staff also noted that the unit capacity was currently not certain. 9 912 designating the following: 10% extremely low-income units, 10% very low-income units. and 10% low-income units. Fourth. the Overlay proposes rezoning seven sites such that the use of the sites for affordable housing appears to be optional; therefore., owners could choose to develop the seven sites Under existing zoning without as affordability. Making affordability optional is unlikely to result in the development of sufficient lower-income units to satisfy the City's unmet RHNA. To account for this and to ensure adequate capacity for its lower-income housing need, once the City has identified adequate sites, the City must make affordability a requirement in the Overlay. Finally, the November 2019 draft does not address whether any of the proposed sites in the Overlay were included in prior housing elements. To the extent that any of these sites were part of previous housing elements, state law now requires that the sites be rezoned within three years from the beginning of the planning period for residential by-right use for housing developments with at least 20% lower-income units.39 Without inclusion of such information and analysis, it is impossible to properly evaluate the Overlay, including whether it complies with state law. Housinjj Programs Under California Government Code Section 65583(c)(1) the City must identify the actions it will take to make sites available during the planning period. Pursuant to Section 65583(c)(3), the City must include programs to "address, and where appropriate and legally possible, remove goveri-irriental and nongovernmental constraints"to housing development. Further, Section 65583(c)(2) requires jurisdictions to incorporate programs into their housing elements that assist in the development of adequate housing to meet the needs of extremely low-, very low-, low, and moderate-income households. Since the City has already exceeded its moderate- and above moderate-income RHNA for this planning period, the draft should integrate programs that place primary focus on the development of lower-income units. Adequate Sites Program.(Section V. Housing Plan pp. V-29—V-3 1) The draft proposes an "Adequate Sites Program" to address the lower-income RHNA created by the 2015 BECSP Amendment.'o This program includes the following: increasing the Maximum Amount of New Development (" MAND") to accommodate the RHNA shortfall for very low- and low-income units; creating the Overlay and applying it to the seven sites discussed above; establishing a by-right administrative Site Plan Review process for Overlay sites; decreasing parking requirements; and providing for exclusive residential uses in the Overlay. The program further states that "the City will also consider supporting affordable projects within the Overlay using available Housing Trust fund monies. As the City has been out of compliance with housing element obligations for the last four and a half years—over half of the current planning period—the City should demonstrate a strong commitment to the development of multi-family projects for lower-income categories, _,9 California Government Code Section 65583.2(c). 40 November 2019 Draft Housing Element, Section V. Housing Plan at page V-30. November 2019 Draft Housing Element, Section V. Housing Plan at page V-30— V-33 1. 10 913 particularly those households in the extremely low- and very low-income categories. The Commission views favorably the City's recent three-million-dollar loan to an affordable housing developer. We encourage the City to continue such support by committing a specific percentage: of its Housing- Trust Fund monies toward affordable housing projects and deferring, or altogether waiving, fees for those proje cts. Inclusionary Housing Program and Housin Trust Fund (Section V-Housing Plan p. V-34) The current Inclusionary Housing Program has not been effective in providing sufficient affordable housing. The current policy should be evaluated to ensure that,affordable housing fol- low-, very low-, and extremely low-income families becomes a priority in the overall production of housing in the City, The Commission is encouraged by the Citv's anticipated update to the Inclusionary Housing Program and wishes to provide feedback to help create strong housing policies. Monitoring Sites Program As further discussed above,the City should revise the Draft to include realistic and available sites to meet the City's 413 lower-income RHNA shortfall. Once the City identifies such sites, it should revise the draft to incorporate a program that tracks the ongoing capacity of those sites. Tracking will help ensure that the City remains in compliance with state law and meets its RHNA during the current planning period. In accordance with the No Net Loss Law, to the extent that the City does not develop the identified sites with the anticipated lower-income unit capacity or affordability levels., the City must ensure that alternate sites are identified to meet the remaining RHNA.42 Conclusion The Commission submits these comments in connection with Huntington Beach's November 2019 draft housing element. As the issues raised above are of serious concern to The Kennedy Commission, we request to be provided with any revisions submitted to HCD during the review process. In addition, the Commission's efforts to review this draft and related documents are ongoing. We may provide supplemental comments for the City's consideration, If you have any questions or would like to discuss the issues raised here, please feel free to contact me at (949) 250-0909 or cesarc(��,,keiuiedycoiiimission.org. Sincerely, fl Cesar Covarrublas Executive Director cc: Ms. Melinda Coy, California Department of Housing and Community Development California Government Code Section 65863. 11 914 EXHIBIT A FIB NIVTINGTOR'sE+Cn Appendix F Inventory Forms (DPR 523 A & B Forms) 916 State of California-The Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI# PRIMARY RECORD Trinomial NRHP Status Code 3CS Survey# Other Listings DOE# Review Code Reviewer Date Page 1 *Resource Name or#(Assigned by Recorder) 17631 Cameron Ln P1. Other Identifier: *P2. Location: ❑ Not for Publication d❑ unrestricted *a. County Orange and (P2c, P2e,and P2b or P2d. Attach a Location Map as necesary.) *b. USGS 7.5'Qua _ _ Date T R 1/4 of 1/4 of Se B.M c. Address 17631 Cameron Ln City: Huntington Beach Zip 92647 d. UTM (Give more than one for large and/or linear resources) Zone mE/ mN e. Other Locational Data: (e.g., parcel#,directions to resource,etc.as appropriate) APN: 167-472-08 *P3a. Description: (Describe resource and its major elements. Include design, materials,condition,alterations,size,setting,and boundaries.) The building located at 17631 Cameron Lane is a one-story single-family residence constructed in 1947 in the Vernacular style. It is located on the west side of Cameron Lane and faces east.The building has a rectangular plan and a concrete foundation.The building has a wood-framed structure system and an exterior clad in wood clapboards. It is covered by a front-gabled roof clad with composition shingles and shallow,open eaves.At the east-facing elevation,a concrete path and steps lead to the entry.The entry itself is a single wood-paneled door with a wood-paneled sidelight.On th fagade there are two pairs of single-light wood casements and a two-over-two double-hung wood window. Other windows throughout the building appear to be consistent with those on the fagade. Landscaping features include a large expanse of land with mature trees. Aside from the replacement or alterations to the primary entrance, no major alterations could be observed.The building is in fair condition. *P3b. Resource Attributes: (List Attributes and codes) HP02.Single Family Property *P4. Resources Present: 0 Building ❑ Structure ❑ Object❑ Site ❑ District ❑ Element of District ❑ Other(isolates,etc.) 135a. Photograph or Drawing: (Photograph required for buildings,structures,and objects.) P5b. Description of Photo: (View,date,accession#) The property as it appeared 4/17/14 on Google Sti *P6. Date Constructed/Age and Source: ❑d Historic ] Prehistoric ❑ Both 1947 City of Huntington Beach *P7.Owner and Address: Yamada Shigeru - - 7942 Speer Ave Huntington Beach,CA 92647 *P8. Recorded by: , Amanda Yoder n A GPA_Consulting 231 California Street j El Segundo,CA 90245 *P9. Date Recorded: 4/17/2014 *P10.Survey Type: (Describe) Survey-Reconnaissance *P11. Report Citation: (Cite survey report and other sources,or enter"none.") Huntington Beach Historic Architectural Survey Update 2008-2009, Updated 2014 *Attachments: ❑ NONE ❑ Location Map ❑ Sketch Map .i❑ Continuation Sheet W Building, Structure, and Object Record Archaeological Record ❑ District Record ❑ Linear Reature Record ❑ Milling Station Record ❑ Rock Art Record Artifact Record Photograph Record Other(List): DPR 523A(01/04) *RegtAtbs'd Informatic State of California-The Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI# BUILDING, STRUCTURE AND OBJECT RECORD Page 2 *NRHP Status Code 3CS *Resource Name or#: (Assigned by Recorder) 17631 Cameron Ln 131. Historic Name: Unknown 132. Common Name: 17631 Cameron Lane B3. Original Use: Single Family Residence B4. Present Use: Single Family Residence *135. Architectural Style: Vernacular *B6. Construction History:(Construction date,alterations,and date of alterations) Constructed 1947 *137. Moved? ❑ No ❑ Yes ❑d Unknown Date: Original Location: *138. Related Features None 139a. Architect: Unknown,if any B9b builder: Unknown *1310. Significance: Theme Wintersburg(1880s-1941) B10 area: Wintersburg Period of Significance: 1880-1941 Property Type: Residential Applicable Criteria: 1 (Discuss importance in terms of historical or architectural context as defined by theme, period,and geographic scope.Also address integrity.) Wintersburg Wintersburg was developed in the late 1880s,followed by Oceanview,which was located immediately to the east.On November 7, 1906,the official subdivision map for Wintersburg was filed by S.H. Finley,Orange County Surveyor.The 1906 map depicts a rectangular four-block area running north to south that included Main Street(now Warner Avenue), Magnolia Street,Olive Street,and Cedar Street.The west boundary of Wintersburg was formed by Church Street(now Gothard Avenue).The subdivision was bounded on the east by the Southern Pacific Railroad right- of-way and fifty acres of property owned by George E. Peters. Henry Winters is credited as the key figure for the creation of the Wintersburg community. In 1888, Winters came to California and purchased twenty acres of land in the Oceanview area of Huntington Beach(near the intersection of present-day Warner Avenue and Beach Boulevard)and tried his hand at agriculture with much success. He purchased several more acres for farming, including twenty in what would become Wintersburg and twenty in Fountain Valley.Through the efforts of Winters,the Orange County area became known for its celery production—so much so that he was named the president of the California Celery Company in 1898. In addition to growing celery,Winters grew potatoes and corn and is credited as the first person in Orange County to promote the agricultural value of peatlands, previously believed to not be good for cultivating. Other farmers were attracted to the Orange County area upon seeing Winters'success. (See Continuation Sheet) B11. Additional Resource Attributes: (List attributes and codes) None *1312. References: Please see Report for a full list of References Sketch Map with north arrow required. O cram B13. Remarks: None 1{ndNirog Ce�`.r *1314. Evaluator: Amanda Yoder GPA Consulting ' r�-� 231 California Street LJ El Segundo,CA 90245 *Date of Evaluation: 4/16/2014 8 Spa} (This space reserved for official comments.) 0 raessegcs spn" �' ,A,e A n N0a 1 K raeci,ear, Subject property outlined in red.Base image courtesy of Googte Maps. DPR 523B(01/95) *RequirAfitformation State of California-The Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI# CONTINUATION SHEET Page 3 *NRHP Status Code 3CS *Resource Name or#:(Assigned by Recorder) 17631 Cameron Ln Recorded By Amanda Yoder Date: 4/16/2014 ] Continuation ❑ Update 1310.Significance(Continued from Page 2): Charles Mitsuji Furuta and other Japanese farmers such as Masami Sasaki were instrumental in the transition from celery and beet crops to chili pepper crops. By the 1920s, Nikkei—a term that refers to the Japanese community—farms were producing more than half the nation's supply of chili peppers. Mexican immigrants formed another large pool of agricultural workers in Wintersburg. Mexicans were already established as an important agricultural labor force in California when the Immigration Act was signed in February of 1917.This Act diminished the number of immigrants from Mexico and barred"undesirable"immigrants from other countries,such as Asia,as well as immigrants over the age of sixteen who could not read. Despite restrictive immigration laws, Mexicans became the dominant agricultural labor force in California, including much of Orange County,from the 1930s onwards. In the early 1900s,the population of Wintersburg dramatically increased with large numbers of Japanese farmers settling in the area.The Japanese immigrants, usually arriving in California by way of San Francisco, migrated south where there was less opposition from labor organizations. By 1911,there were at least 800 Japanese men and women working in the peatlands surrounding Huntington Beach. The predominant occupation of Japanese in and around Wintersburg was farming or"truck farming,"which refers to tenants who generally leased and farmed lands owned by Americans,and trucked their produce to nearby markets.After the passage of restrictive land laws,such as the California Alien Land Law of 1913, land ownership was nearly impossible for the Issei,or the first-generation Japanese immigrants, in the early twentieth century;the law prohibited immigrants ineligible for citizenship from owning land. Later,the American-born children of the Issei,the Nisei,would be able to own land as American citizens. As Wintersburg and its agriculture continued to prosper,demand for social institutions such as churches and schools grew. In 1904,there was a community meeting in Wintersburg Village regarding the need for churches.After this meeting,two churches were constructed,the Wintersburg Methodist Church(known today as the Warner Avenue Baptist Church)and the Japanese Presbyterian Church. Following the Japanese bombing of Pearl Harbor in December 1941,many of the Japanese living and working in the Huntington Beach area were forcibly removed and incarcerated by the federal government. Numerous Japanese were held or detained at Santa Anita Racetrack before being transferred to relocation camps. Others,like Charles Mitsuji Furuta,were held at the Huntington Beach jail or the detention center in Tujunga Canyon. By March 1942,the Federal Bureau of Investigation(F.B.I.)had seized 250 Japanese residents, including Japanese priests, ministers and language teachers,who were detained in Southern California. From 1942 through 1943,chili pepper production in California withered due to the incarceration of Japanese American farmers,who had contributed to the growth of more than half the nation's crop before the war.While it is not known how many Japanese families returned to Huntington Beach after being forcibly removed and incarcerated,the Furuta family returned to Wintersburg shortly before the war'end to raise sweet peas and water lilies for another thirty years.Their house and the church complex are still extant at the corner of Warner Avenue and Nichols Street. Evaluation&Integrity The subject property,a single-family Vernacular residence constructed in 1947,appears to be associated with the history of the Wintersburg area of Huntington Beach,the most significant of which took place between 1890 and 1940. The residence is largely intact aside from the replacement of the primary entry door,and retains its integrity of location,design,materials,workmanship and association. The property is located in an area that is characterized by infill development,therefore setting and association are somewhat diminished.As a result, it does not appear to retain sufficient integrity for the National Register. However, it appears to be representative of the area's early development and agricultural background,as indicated by the large expanse of land on which it was built.There is also a potential for association with Japanese residents and farmers returning to the area following their incarceration during World War ll.The residence appears to be individually eligible for the California Register under Criterion 1. Currently,the City of Huntington Beach does not have established criteria for local landmark listing.However,as stated in the City of Huntington Beach's General Plan,the local significance of a structure or a place"is based upon its overall contribution to the community by either its historical age,culture,social,or visual functions."Based on this above statement, 17631 Cameron Lane would likely qualify for local listing for its historical and visual function within the City of Huntington Beach once the appropriate criteria are in place. DPR 523L(01/95) *RequireA!pformation EXHIBIT B 84-117a16 RECORDING REQUESTED BY [froRf�[F G R ufsgnor AND WHEN RECORDED RETURN TO: Richard F. Davis, Esq. oROA�OEDIN OFFICIAL AECOR�s Memel, Jacobs, Pierno & Gersh COUNrr.CALIFORNIA 1801 Century Park East Los Angeles, California 90067 �32b Ply 21 '84 �DEH cour)4k,-PCLr4 Ke� c•orJ, 9 EM ASSIGNMENT OF LEASE t THIS ASSIGNMENT OF LEASE ("Assignment") is entered inLu on the �L day of _ MH r L, 1984, by and between PAID Doc%jn MAIN MEDICAL ARTS ASSOCIATES, a partnership ("Assignor"), and C�1��►qr PACIFICA COMMUNITY HOSPITAL, INC. . a California corporation. PELbRDFR ("Assignee"). RECITALS J A. PATRICK C. MORAN, as lessor, and R. J. ZINNGRABE, T. J. BRODERICK, and RICHARD A. HOUGHTON, as lessee, did enter into a certain lease dated April 9, 1968 (hereinafter sometimes referred to ;_�tg the "i.ease")_. pursuant to which Lessee leased from Lessor that certain parcel of real property, (herein some- times referred to as the "Premises"), which parcel of real property is described as follows: The North one-half of Lot 6 in Block G of Tract No. 7 as per map recorded in Book 9, Page 8 of Miscellaneous Maps, in the office of the County Recorder of Orange County. B. The lessee' s interest in said Lease was thereafter • assi-ned t_. the Aacirtnnr who is now possessed of said leastiivla ' estate. ooau4nuir mano rAR f .__ `J-J� X_ oW MOON MI VAtta O P4ODFAn(�hyfp o/ _ �.. M C7�g17(p py l•Jll tAitR tt olhi Aw J''`� fM71V6V�:15 NL4Ar•.:.AI ir41 r1 SAiF 1 921 84-117816 C. The interest of said PATRICK C. MOP-AN is now vested in ANTHONY C. MORAN. D. Assignor desires to assign all of its right, title and interest in the Lease to Assignee, and Assignee desires to accept the assignment. E. As of the date of this Assignment, certain improvements have been made to the Premises. Without limiting the gener- ality of the foregoing, said improvements include the following: (a) A sign on the r:estcLn portion of the Premises which is visible from Delaware Avenue (hereinafter sometimes rereferred to as the "Sign") . (b) A concrete block wall between the Premises and real property of the Assignee (here- inafter sometimes referred to as the "block wall"). (c) A brick wall on a portion of the Prem- ises fronting on Delaware Avenue (hereinafter sometimes referred to as the "brick wall"). (d) Light stanchions used for purposes of illuminating the premises (hereinafter sometimes referred- to as the "stanchions"). NOW, THEREFORE, in accordance with Paragraph 12 of the Lease, and in consideration of the mutual promises and covenants contained herein, the part;Pe bprRhy agree as follows: 1. Assignment and Assumption. Assignor assigns and transfers to Assignee all of its right, title and interest in the Lease, and Assignee accepts the assignment and assumes and agrees to perform, from the date this Assignment becomes effective, as a direct obligation to the lessor, all of the provisions of the Lease. The individual - rtner� of A5 signor are hereby made third party beneficiaries e of thialParagraph 1. -2_ 922 r 84-117816 2. Effective Date of Assignment. This Assignment shall take effect on M �h 1984, and Assignor shall surrender possession of the Premises , on that date. 3. The Sign and Other Improvments. The parties hereto agree that the "Sign" is and has always been the property of Assignee. The parties further agree that all other improvements existing on the Premises as of the date of this Assignment, including without limitation the "block wall," "brick wall," and "stanchions, " shall become Assignee's property upon the effective date of this Assignment, subject, however, to the terms of the Lease. 4. Payment of Obligation to Lessor. Assignee shall pay the obligation to the lessor referred to in that certain Consent to Assignment by and among Anthony C. Moran, Assignor and Assignee, a copy of which is attached hereto and incorporated herein by this reference, in the sum of Four Thousand Five Hundred Dollars ($4,500.00), or if Assignor pays said sum, Assignee agrees to forthwith reimburse Assignor said amount. 5. Legal Capacity to Execute Assignment. Assignor warrants and represents that it has the legal capacity to execute this Assignment and all partners who are necessary to execute this Assignment have in fact executed same. -3- 923 s4--117816 6. Counterparts. This Assignment may be executed in a number of coun- terparts, each of which executed counterparts shall be deemed an original, and all such counterparts shall together constitute one and the same agreement. 7. Expenses. of Dispute. In the event any dispute arises between Lessee and Assignee as to the subject matter of this Assignment, in addi- tion to such other relief to which either party may be entitled, whether or not a suit or proceeding is commenced, the prevailing party or rarties to such dispute shall be entitled to recover their reasonable expenses, including attorney's fees, arising from such dispute. MAIN MEDICAL ARTS ASSOCIATES, a Partnership By: SEE EXHIBIT "A" ATTACHED HERETO AND INCORPORATED HEREIN PACIFICA COMMUNITY HOSPITAL, INC. , a California corporation By: By: -4- 924 E4-117816 EXHIBIT "A" ho R. BRAVENDER F NK R. LAW ,3 E'ti A. NR1 NTO j j0 W. EE THOMAS J. BRODE'RI CK HAROLD E. SANFORD N - -- i. M. ( 1 H M. HER F:AYrSOND C. DIXON MICHA L H. SIGBAND DA IE BURR U� DALTON J. SIGBAND RICHARD B. DOEIFNG DONALIrP. WILLIAMS (N'._ I I TIA HUA GAN HIC ITARO Y OTO /f /-.fik.ARD A. O ON ALLAN J.�T ,,T(IJ;V • ROBEP. 2 E 141 LAURENCE KORN J ROTHMAN --- 7 / GYORGVA. KRMFOTkjk; •WERDNA L. BUNNES 925 84-117815 EXHIBIT "A" L1dNN R. L'RAVENDER FRANK R. LAW imlES A. BRINTON JOIiN k'. LEE THOMAS DE K A J. �3 OLD E_VSNFOR D SAMUEL M. COHEN RALPH M. SHE R RAYMOND C. DIXON MICHAEL H. SIGBAND BURR J. DALTON DANIEL J . SIGBAND RICHARD B. DOERING DONALD F. WILLIAMS TIANG HUA GAN MICHITARO YAMAMOTO RICHARD A. HOUGHTON ALLAN J. T. YIN THOMAS C. HOUGHTON, JR. ROBERT J. ZINNGRABE LAURENCE :CORN JAY A. ROTHMAN cE-.. E A. WERDNA L. BURNES 926 84 -117816 STATE OF CALIFORNIA ) Ss. COUNTY OF ORANGE ) On __11"d t + k_ Ik , 1984, before me, the under- signed, a Notary Public .in and for said State, personally appeared DONN R. BRAVENDER , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. GLORIA KELI Y ec t c ti t L C Notary P �Lic in and fo aid State w+M.;t MT Wtim•se�E-r� �:I 5 133.1 STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE 3 ) On '" , 1984, before me, the under- signed, a Notary PubliTc'-- in and for sale State, personally appeared JAMES A. BRINTON , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. Nota y Public in for said State STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On 1984, before me, the under- signed, a Notary Publicin and for said State, personally appeared THODIAS J. BRODERICK , personally known to me (or proved to me on the basis of satisfactory evidefrtii) to be the person who executed the within instrument as-one of the partners, on behalf Of MAIN MEDICAL ARTS ASSOC.�.a>FE'S the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. Notary Public in and for said State 927 84-117�16 STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On Aj i ic t C_�' , 1984, before me, the under- signed, a Notary Pubfic in and for said State, personally appeared SAMUEL M. COHEN , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf Of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. c'►casp O'lIL'=c SIA- GLORIA KELLY NOTA4 . L'.'It :,.IA said State rur..,�l ..I.. rV. Notary blic in and or C�.'.LF:".JNl l 00 S.1984 STATE OF CALIFORNTA 1 Ss. COUNTY OF ORANGE ) On tt 1984, before me, the under- signed, a Notary Public in and for sai-J State, personally appeared RAYMOND C. DIXON , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. Off:_•A.L SIAL-a GLORIAKf.ELLY Ltttt � NorA�rh.l�.it c=.':Ftran Not:,a'Y Public in a�for said State `� ` c, r,F culwn O .. frtr I,C...n..:.;f.^.1 tI ui ].17M4 f� u Ze"r.'rT5�! STATE OF CALIFORNIA ) ) ss. COUNTY OF ORANGE ) On C 1984, before me, the under- signed, a Notary Public in and for said State, personally appeared BURR J. DALTON , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf Of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. % \• (;l nhl:�1,(.I 1 Y ) Notary Public in anV for said State N-11= "1 a A '/{�y__y'"c Iwo•., ,•.:.,1. 1 I. tAy Cn•r•L. ;, tip C.1 S.I"84 . 928 8a-117azs STATE OF CALIFORNIA } ss. COUNTY OF ORANGE } On ��uLec 4- 1984, before me, the under- nigned, a Notary Public in and for said State, personally appeared RICHARD B. DOERING , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my bend and official seal . � �^ nu •nt �GLCI YELLY t tat. RIA ra.,.• , Notar blic in and r said State tdyfq:nr.t.:�iE,; (:f S.l93� STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE } On ?LLGI� , 1984, before me, the under- signed, a Notary Public in and for said State, personally appeared TIANG HUA GAN , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL F.RTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. V rotaz Public in a for said State STATE OF CALIFORNIA ) } ss. COUNTY OF ORANGE ) On _ 'A < < f`. A— , 1984, before me, the under- signed, a Notary public in an —for—Ea—id State, personally appeared RICHARD A. HOUGHTON , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. • •t.:.�t.:rc9•3�25'S►i C':+4�f.:R"?:�air.*�?• '• �K(( c \ C..'ORIA KF[JY Not ar Public in an or sai State NIA \Y..• Ltf C4nu%, J 929 84-I17816 STATE OF CALIFORNIA ) � ss, COUNTY OF ORANGE ) C1n 1984f•befoxe me, the under- signed, a Notary -Public"-In-'and for said .S�.ate, personally appeared THOMAS C. HOUGHTON, JR. , perso y known to me (or proved to i;;e on the basis of satisfacto evidence) to he the person who executed the within instru as one of the partners, on behalf of MAIN MEDICAL ARTS IATES, the partnership therein named, and acknowledged - e that the partnership execu�cid it. WITNESS my hand and official seal. Notary Public in and for saki State STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On _ 1 ,"before me, the under- signed, a Notary Puolic 1n and for s Late, personally appeared LAURENCE KORN sonally known to me (or proved to me on the basis of sa actory evidence) to be the person who executed the with• strument as one of the partners, on behalf of MAIN MEP,= ARTS ASSOCIATES, the partnership therein named, and acJm6wledged to me that the partnership executed it. WITNESS my hand and official seal. Notary Public in and for said-State STATE OF CALIFORNIA ) } ss. COUNTY OF ORANGE ) on 1984, before me, the under- signed, a Notary Publ1 nc 11 and for sakiState, personally appeared GEORGE A. KRMPOTICH , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf Of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. ..nc ' Li'i li A Rotary for Y said State to ,•y' Np1AAY t L/•n ,•� ' ° by Cn'r:'mwj.;1 I, LJ '1 4f 930 STATE OF CAl.I FORNI A ) ss. COUNTY OF ORANGE ) On Adc t K 39R4, before me, the under- sic,ned, a Notary Public in and f1r F•aid Stilly, personally appeared FRANK R. LAW Personally known to me (or proved tc, me on the basis of satisfactory evidence) to he the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL, ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership exccutcd it. WITNESS my hand and official seal. ^ GL(1!2!AKFLLY i � {{il (.c "p ''" blic in and f sail State .,,e1 My Con nisyc•:Lo LCI S 198J � STATE OF CALIyORNIA ss. COUNTY OF ORANGE ) On ,'t +t , 1984, before me, the under- - personally appeared signed, a Notary public in and said State, p Y P own to me (or proved JOHN W. LEE , personally kn to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. /l f 1 GLORIA KEtLY d� Pu li in for said State Notary e :aA1�rhCE Y ��Mf Currmr. •r Cen C;1 5 1jdJ STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On , 1984, before me,,- the under- eared signed, a Notary Emilie in and for said State, pers9rIl�y appeared HAROLD E. SANFORD , personally kno_a 6 me (or proved to me on the basis of satisfactory evid�.accg to be the person who executed the within instrument as orre of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATE'S, the partnership therein named, and acknowledged to Vjel-- ►at the partnership executed it. } TNESS my hand and official seal. Notary Public in and for said at e 931 84-117816 STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On A, �f 21 �L � �� , 1984, before me, the undcr- signed, a Notary Public in and for said State, personally appeared RALPH M. SHER , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. "''� GLORIA KELI.Y �l NOIA4 f•,11J,1i f•A',.I0'•'VA �[C,C a..� C L �' C,FAN.•t.+uWr Notaryublic in an for said State My(4wmr:,.n Iip-OIL b,1984 STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE y� } On /"��= � / 1984 , before me, the under- signed, a Notary Public in and for said State, personally appeared MICHAEL H. SIGBAND , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. 00� GLORIA KELLY r >.• /� Y -k. P107 Jr {Iorv1A P" Notary ,public in anti)for said State M,Cl=re•,an EAp Oct.5,1984 STATE OF CALIFORNIA } • ) ss. COUNTY OF ORANGE } On 4 - ' , 1984, before me, the under- signed, a Notary Public-in- and for said State, personally appeared DANIEL J. SIGBAND personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal, GLORIA KELLY Notary Public in and for sai state p� My Con:rm�uun LYp (S.I S.1984 932 84-117816 STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On /1��(t �(�• 1984, before me, the under- signed, a Notary Public in an'a for saie State, personally appeared DONALD F. WILLIAMS , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. f� Notary PU ic`in and for aid State df r - IY+.5 1:34 STATE OF CALIFORNIA } ss. COUNTY OF ORANGE 7 ) On Adst,f� �'� , 1984, before me, the under- signed, a Notary Publicin and—for—sa-Ta State, personally appeared MICHITARO YAMAMOTO , Personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. OFFICIAL SV: Fi GLORIA KELLY /Kdq,•.,•,, ,•_, „•, c in and or saidState 1.rtl�•...F l�1.:11Y u_n..�,.,... .�.,T.�n r.I ti iVRa It Qt�r 1a CiC3 STATE. OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On �l�S�; ' '' , 1984, before me, ythe under- signed, a Notary Public in and for said State, personally appeared ALAN J. T. YIN , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATFS, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. can � GLORIA KEI LY /(-� t� c "'`^ ' " % i Notary Public in for said State 933 e4-117816 STATE. OF CALIFORNIA ) ss. COUNTY OF ORANGE ) i On /�'Xt"��" � _ 1984, before me, the under- signed, a Notary Public in and for said State, personally appeared ROBERT J. ZINNGRABE , personally known to me (or proved to me on the bads of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. GLORIA KELI.Y 1A ,: 1: ..U0MA Not Public in d for said State My CunT s:wi Ecp W.5.19S4 :STATE OF CALIFOR.NTA ) ss. COUNTY OF ORANGE ) On L� 1984, before me, the under- signed, a Notary Publicinn and for saiu State, personally appeared JAY A. ROTHMAN personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. .u,,:'iv sue � GLORf.A KELLY `Ci.C(_c� Notar Public in and for said State GVk.:il CUUNTY STATE. OF CALIFORNIA ) ss. COUNTY OF ORANGE l ) On /�� l0 1984, before me, the under- signed, a Notary Public in and for said State, personally appeared WERDNA L. BURNES , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument at:; one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATTS, the tart nership therein named, and acknowledged tc> ,It, t h,11 t 1w p,ti t nee :.hip executed it. WITNESS my h.md and of f icial rc•a1, ,r:.�.;c.,�.�:y •.:mow^' � Efli i z• (,IOklAItIIIY �ttc �l. �c Cj1 _ Nol qr� Public i for said State 934 84--117816 STATE OF CALIFORNIA } } ss. COUNTY OF ORANGE } On 1984, before me, the under- . signed, a Notary Public in ancF for said State, personally appeared DONN R. BRAVENDER , personally known to me (or proved to me on the basis of,.aatisfactory evidence) to be the person whc executed the withyW in strument as one of the partners, on behalf of MAIN MEDIC RTS ASSOCIATES, the partnership therein named, and acknow ged to me that the partnership executed it. WITNESS my hand and official seal. 1 Notary Public in and for said State STATE OF CALIFORNIA ) } ss. COUNTY OF ORANGE ) 1984, before me, the cinder-On signed, a Notary Public in an or said State, personally appeared I JAMES A. BRINTON personally known to me (or proved to me on the basis of s �sfactory evidence) to be the person who executed the within strument as one of the partners, on behalf of MAIN MEDICAL A ASSOCIATES, the partnership therein named, and acknowledge to me that the partnership executed it. NESS my hand and official seal. Notary Public in and for said State STATE OF CALIFORNIA } ss. COUNTY OF ORANGE ) On ��n an 1984, before me, the under- signed, a Not ry Public id for s is d State, personally appeared THOMAS J. BRODERICK , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS m_v hand and official seal. i Notary Pub PC in'-and-for aid State 0FF1C1A1:Sf'.A1 HARVEY R Prr'• v aQ-sj NOTARY PVOLIC-C." r V 935 w; 84-117816 GOVERNMENT CODE 27361.7 � certifv under the penalty of pr..rjury that the notary seal on the document to w,iich this statement is attached reads as follows: Nar,e of Notary 1'�� f--VI K. t!. k S 1' Gate Conmission Expires bkC • .<-3 County where bond is filed ?:ace of Execution Date -- { , Signature (firm name it any i 936 64-117816 STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On _ _ , 1984 , before me, the under- signed, a Notary Public in an�fo'r sa d State, personally appeared FRANK R. LAW . personally know -tb me (or proved to me on the basis of satisfactory evidenjcet to be the person who executed the within instrument as oqc�icrrthe partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES the partnership therein named, and acknowledged to me that�ti5e partnership executed it. WITNESS and and official seal. Notary Pubiic in and for said State STATE (IF CALIFORNIA ) ss. COUNTY OF ORANGE ) ,� On 984 ,• before me, the under- signed, a On Public in and fo a3. State, personally appeared JOHN W. LEE ersonally known to me (or proved to me on the basis of s factory evidence) to be the person who executt-d the within • strument as one of the partners, on behalf of MAIN MEDICA TS ASSOCIATES, the partnership therein named, and ackno ged to me that the partnership executed it. WITNESS my hand and official seal. Notary Public in and for said State STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On 1984, before me, the under- signed, a Notary Public in and for _saidd State, personally appeared HAROLD E. SANFORD , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. 27 ourcIAL SEAL Notary Public in n for said Sta e j FRAOLES E DRAKE-BIIITN o ROIARY PUGLIC-CALIFORNIA PRINCIPAL OFFICE IM LOS AMELES CONTY RT coNRISSION EXPIRES SEPT 25,I98t 937 GOVERN;tENT CODE 27261,1 $4-117816 b certify under the penalty of W-riurf that the nctary seal on the document to which this statement is attached reads as follows: wane of hotary .1 ?, , . ✓ 1 I ,. I _ �4-? Date Commission Expires t, �,;, r County where bond is fi led �,� 47 r �c .ace of Execution �', v t;� .*�• . ` pate Ti,nature i rni name i any 938 1 TE0 By TiCORETTjltf MCO OF CAtlF. 84-117823 L1Clno_nen.... CR ORANGE -QUIT' CAL OH,,VIA RECORDING REQUESTED BY AND WHEN RECORDED RETURN TO: '3 25 PM MAR 21 84 Richard F. Davis, Esq. -- Memel, Jacobs, Pierno & Gersh 1801 Century Park East $>> 00 Los Angeles, California 90067 C14 AMENDED AND RESTATED AGREEMENT AMONG LANDOWNERS THIS AMENDED AND RESTATED AGREEMENT AMONG LANDOWNERS ("Agreement") is made this A) day of Ma-ec.h 1984, by and among HBM LTD, a California limited partnership, hereinafter called "HBM", PACIFICA COMMUNITY HOSPITAL, INC. , a California corporation, hereinafter called "Pacifica", ROBERT J. Zinngrabe an individual, hereinafter called "Ziangrabe", and DELMA CONSTRUCTION CORPORATION, a California corporation, here- inafter called "Delma, " with reference to the following facts: A. On July 2, 1970, Main Medical Arts Associates, Huntington Convalescent Associates and Safecare Company, Inc. , �L entered into that certain Agreement (the "Prior Agreement") with respect to the same subject matter as herein. Said agreement C) was amended by that certain Amendment_ to Parking Agreement (the cl "First Amendment") dated August 1, 1975. By various and mesne �. assignments, the parties hereto have been assigned and trans- ferred certain right, title and interest of the prior parties in the Prior Agreement and the First Amendment. The parties hereto desire to amend and restate the Prior Agreement and the ` First Amendment and supersede all agreements, oral or written, 1y among the parties with respect to the subject matter hereof. B. HBM is the fee title owner of the real property located in the County of Orange, State of California, described as follows (the "HBM Parcel"): Lots 1 and 2 of Block G of Tract No. 7 as per map recorded in Book 9, Page 8 of Mis- cellaneous Maps, in the office of the County Recorder of said County. C. Pacifica is the owner of the leasehold estate under that certain lease dated June 15, 1970, between H.B.H. Incorporated, a California corporation, lessee, and Safecare Company, Inc., a Washington corporation, lessor, affecting the real property located in the County of Orange, State of California, described as follows (the "Hospital Parcel"): The South one-half of Lot 6 in Block G of Tract No. 7, as per map recorded in Book 9, Page 8 )f Miscellaenous Maps, in the office of the County Recorder of said County; and, is the owner of the leaseh Id estate by that certain Assign- ment of Lease dated MM'.11 from Main Medical Arts Associ- ates to Pacifica, under that certain Assignment of Lease dated October 2�, 1968 from R.J. Zinngrabe, T.J. Broderick, and Richard A. Houghton to Main Medical Arts Associates, under that certain lease dated April 9, 1968, between Patrick C. Moran, lessor, and R.J. Zinngrabe, a married man, T.J. Broderick, a married man; and Richard A. nnilahtnn a gin_O10 man_ 1ea9ee affecting the real property located in the County of Orange, State of California, desLltutd as follo—as (thQ ","M ar. PaLUM!"): The North one-half of Lot 6 in Block G of Tract No. 7 as per map recorded in Book 9, -1- 939 off. 1 l 1 UGJ Page 8 of Miscellaneous Maps, in the office of the County Recorder of said County. D. Zinngrabe is the owner of the leasehold estate under those certain leases dated July 9, 1971 and May 1, 1971 respectively between Safecare Company, Inc. , lessor, and Walter Lee Brown Jr. , Avis Brown, Robert J. Zinngrabe and Carol Ann Zinngrabe, lessee and pertaining respectively to the north one- half and south one-half of tl^q real property located in the County of Orange, State of California, described as follows ("Lot 9") : Lot 9 in Block G of Tract No. 7, as per map recorded in Book 9, Page 8 of Miscellaneous Maps, in the office of the County Recorder Of said County; and, is the owner of the subleasehold estate under that certain lease dated June 8, 1964, between Violet E. Buckmaster, lessor, and Walter Lee Brown, Jr. , and Robert J. Zinngrabe, lessee, that certain sublease dated July 23, IQ71 1atwA" GPFecare Company, Iuc. , sublessui, ana waiter Lee Broum, Jr., Avis Brown, Robert J. Zinngrabe and Carol Ann Zinngrabe, sublessees, and that certain modification of such sublease dated October 24, 1972 affecting the real property located in the County of Orange, State of California, described as follows ("Lot 7"): Lot 7 in Block G of Tract No. 7, as per map recorded in Book 8, Page 9 of Miscellaneous Maps, in the office of the County Recorder of said County, excepting therefrom the westerly 50 feet of the southerly 180 feet of Lot 7 in Block G of Tract No. 7 as per map recorded in Book 9, Page 8 of Miscel- laneous Maps in the Office of the County Recorder of Orange County. E. Delma is the fee title owner of the real prop- erty located in the County of Orange, State of California, described as follows (the "Velma Parcel"): Parcels 1 and 2 in the City of Huntington Beach, County of Orange, California, as per map filed in Book 175, Pages 7 and 8 of Parcel Maps in the office of the County Recorder of said County. F. As of the date of this Agreement, the below- referenced parcels contain the following number of parking spaces: (a) The HBM Parcel contains 86 parking spaces. (b) The Moran Parcel contains 113 parking spaces. (c) Lot 9 and Lot 7 contain 195 parking spaces. (d) The Delma Parcel contains 101 parking spaces. G. As of the date of this Agreement, a sign which is visible from Main Street is located on the northern portion of the HBM Parcel "'Sl 111) w c t data t 7�• ! �'ao v+ 1.aaC Ya1.0 vi 1.ilio AfiCC111C7aL, a sign which is visible from Delaware Avenue is located on the wasternport-Jon of tha iiJiaaa rditacl (-Siyu 2") . As of the date of this Agreement, a sign which is visible from Florida Avenue is located on the eastern portion of Lot 7 ("Sign 311). H. Each party hereto desires (i) to grant to all other parties hereto a nonexclusive right to use the existing -2- 9aa a4--117823 parking spaces contained on their respective parcels, including the right of ingress and egress therefrom and (ii) to create certain rights and obligations among the parties with respect t,> the rights to use said real property covered by said grant pursuant to Section 1468 of the California Civil Code. I. Pacifica desires that (i) HBM grant to Pacifica the right to retain maintain and repair Sign 1 including the right of ingress and egress therefrom; (ii) that certain rights and obligations be created with respect to that portion of the HBM Parcel covered by said grant pursuant to Section 1468 of the California Civil Code; (iii) that Zinngrabe grant to Pacifica the right to retain, maintain and repair Sign 3, including the right of ingress and egress therefrom; and (iv) that certain rights and obligations be created with respect to that portion of Lot 7 covered by said grant pursuant to Section 1468 of the California Civil Code. NOW, THEREFORE, in consideration of the mutual promises, covenants, agreements and understandings contained herein, the parties hereto agree as follow7 1_ Term and Expiration. The term of this Agreement shall commence as of , 1984 and shall expire on the 30th day of September, 2021. 2. Grant by HBM to Pacifica Zinngrabe and Delma. HBM hereby covenants and grants to Pacifica, Zinngrabe and Delma the nonexclusive right, in common with HBM, to use the parking spaces on the HBM Parcel for the purpose of the parking of auto- mobiles and similar vehicles of the agents, servants, guests, employees, physicians, licensees, patients and business visitors of Pacifica, Zinngrabe and Delma, including 'the right of ingress and egress from and to said HBM Parcel. 3. Grant by Pacifica to HBM, Zinngrabe and Delma. Pacific hereby covenants and grants to HBM, Zinngrabe and Delma a nonexclusive right, in common with Pacifica, to use the park- ing spaces on the Moran Parcel for the purpose of the parking of automobiles and similar vehicles of the agents, servants, guests, employees, physicians, licensees, patients and business visitors of HBM, Zinngrabe and Delma, including the right of ingress and egress from and to said Moran Parcel. 4. Grant by Zinngrabe to HBM Pacifica and Delma. Zinngrabe hereby covenants and grants to HBM, Pacifica and Delma the nonexclusive right, in common with Zinngrabe, to use the parking spaces on Lot 9 and Lot 7 for the purpose of the parking of automobiles and similar vehicles of the agents, servants, guests, employees, physicians, licensees, patients and business visitors of HBM, Pacifica a:zd Delma, including the right of ingress and egress from and to said Lot 9 and Lot 7. 5. Grant by Delma to HBM, Pacifica and Zinngrabe. Delma hereby covenants and grants to HBM, Pacifica and Zinngrabe a non-exclusive right, in common with Delma, to use the parking spaces on the Delma Parcel for the purpose of the parking of automobiles and similar vehicles of the agents, servants, guests, employees, physicians, licensees, patients and business visitors of HBM, Pacifica and Zinngrabe, including the right of ingress and egress from and to said Delma Parcel. 6. Maintenance of Parkina Snxrpa. HAM shall main- tain and keep in good repair, at its sole cost and expense, all parking areas located on the HBM Parcel. Pacific shall maintain and keep in good repair, at its sole cost and expense, all park- ing areas located on the Moran Parcel. Zinngrabe shall main- tain and keep in good repair, at its sole cost and expense, all parking areas located on Lot 9 and Lot 7. Delma shall maintain -3- 941 84-117823 and keep in good repair, at its sole cost and expense, all park- ing areas located on the Delma Parcel. 7. Reduction or Change in Parking Spaces. The par- ties hereto agree that (i) there shall be no reduction or change in the number of parking spaces as exist on the HBM Parcel and the Moran Parcel as of the date of this Agreement and no party shall take any action which in any way reduces or changes such number of parking spaces without the express written consent of HBM and Pacifica, which consent shall not be unreasonably denied or delayed; (11) there shall be no reduction or change in the total number of parking spaces as exist on all parcels as of the date of this Agreement and no party shall take any action which in any way reduces or changes such total number of parking spaces without the express written consent of all parties to this Agreement, which consent shall not be unreasonably denied or delayed; (111) there shall be no temporary or permanent alteration of the parking spaces or parking facilities as exist on each individual parcel as of the date of this Agreement and no party shall take any action which shall in any way alter such parking spaces or parking facilities without the express written consent of all parties to this Agreement, which consent shall not be unreasonably denied or delayed; and (iv) there shall be no temporary or permanent impairment of the use by any party of the number of parking spaces as exist on each individual parcel as of the date of this Agreement and no party shall take any action which in any way impairs the use of such number of park- ing spaces without the express written consent of all parties to this Agreement, which consent shall not be unreasonably denied or delayed. 8. Grant of Right to Maintain Sign 1. HBM hereby covenants and grants to Pacifica the right to use the HBM Parcel for the purpose of retaining, maintaining and repairing Sign 1, including the right of ingress and egress therefrom so long as said ingress and egress does not interfere with HBM's use of the HBM Parcel. HBM shall take no action which in any way effects the utility and visibility of Sign 1 without the express written consent of Pacifica, which consent shall not be unrea- sonably denied of delayed. The parties hereto agree that Sign 1 i0 6114 aide alwayr Lela u:a property of Pacifica. 9. Sign 2. The parties hereto agree that Sign 2 is and has always been the property of Pacifica and that the use of the Moran Parcel for retaining, maintaining and repairing Sign 2 shall not be limited or affected by the rights of any of the parties hereunder. 10. Grant of Right to Maintain Sign 3. Zinngrabe hereby covenants and grants to Pacifica the right to use Lot 7 for the purpose of retaining, maintaining and repairing Sign 3, including the right of ingress and egress therefrom. Zinngrabe shall take no action which in any way effects the utility and visibility of Sign 3 without the express written consent of Pacifica, which consent shall not be unreasonably denied or delayed. The parties hereto agree that Sign 3 is and has always been the property of Pacifica. 11. Property Benefited and Burdened by Covenants. The land of HBM to be benefited and burdened by the covenants of this Agreement is ti%a WAM Varrgl TKn lanrl pf pn^ifi­ to be benefited and burdened by the covenants of this Agreement is the He :t..l Parcel and the Moran Parcel. _ ..y.� -�.. � ...�..� The l.^.n� ^f to-beVbenefited and burdened by the covenants of this Agreement is Lot 9 and Lot 7. The land of Delma to be benefited and bur- dened by the covenants of this Agreement is the Delma Parcel. Any successor in interest or ownership of the HBM Parcel, the Hospital Parcel, the Moran Parcel, Lot 9, Lot 7 and the Delma -4- 942 84-117823 Parcel, inclusive, is hereby expressly bound by the covenants set forth herein for the benefit of each of said parcels. 12. Enforcement of this Agreement. The parties hereto may employ any lawful means whatsoever to enforce the provisions of this Agreement. In the event of the bringing of any action or suit by any party hereto against any other party hereunder by reason of any breach of any of the agreements or provisions on the part of such other party arising out of this Agreement, then in that event the party or parties in whose favor final judgment shall be entered shall be entitled to have and recover of and from the other party or parties all costs and expenses of suit, including reasonable attorneys' fees. 13. Best Efforts. Any party, and the successors and assignees of any party, holding less than a fee ownership inter- est in its respective parcel, agrees to utilize its best efforts to prevent the occurrence of any event of default under any lease by which it holds title to its respective parcel. 14. Recordation. The parties hereto shall cause this Agreement to be recorded in the office of the County Recorder of Orange County, California. 15. Binding Effect. This Agreement shall be binding upon and shal- inure to the benefit of the heirs, executors, administrators, successors and assigns of the parties hereto for the benefit of the land owned or controlled by each of the par- ties hereto; provided, however, that with respect to any party, or its successor or assign, having less than a fee ownership interest in any of the subject parcels, the burdens and bene- fits of this Agreement with respect to such parcel shall con- tinue only so long as such party, or its successor or assign, retains a possessory interest in such parcel. Notwithstanding the unenforceability of this Agreement with respect to any such party, or its successor or assign, or any parcel, this Agreement shall continue in full force and effect with respect to the remaining parcels. 16. Time of the Essence. Time is of the essence of each and every term, condition, obligation and provision hereof. 17. Severability. In the event any portion of this Agreement shall be declared by any court of any jurisdiction to be invalid, illegal, or unenforceable, such portion shall be deemed separate from this Agreement, and the remaining parts hereof shall remain in full force and effect, as though such invalid, illegal or unenforceable portion had never been a part of this Agreement. is. Waiver of Breach. No assent or waiver, express or implied, of any breach of any one or more of the covenants, conditions or provisions hereof shall be deemed or taken to be a waiver of any other covenant, condition or provision hereof, or a waiver of any subsequent breach of the same covenant, con- dition or provision hereof. 19. Captions and Construction. The captions used herein as headings for the various paragraphs hereof are for convenience only, and such captions shall not be construed to be part of this Agreement or be used in determining or constru- ing the intent or context of this Agreement. 20. Counterparts. This Agreement may be executed in a number of counterparts, each of which executed counterparts shall be deemed an original, and all such counterparts shall together constitute one and the same agreement. 21. Expenses of Dispute. In the event any dispute arises as to the subject matter of this Agreement, in addition to such other relief to which any party may be entitled, whether -5- 943 84-117823 or not a suit or proceeding is commenced, the prevailing party or parties to such dispute shall be entitled to recover their reasonable expenses, including attorneys' fees, arising from such dispute. 22. Entire Agreement. This Agreement supersedes the Prior Agreement and the First Amendment and any and all other agreements, either oral or in writing, among the parties hereto with respect to the subject matter hereof, and contains the entire agreement among the parties hereto relating to said sub- ject matter; provided, however, that this Agreement does not supersede the Prior Agreement and the First Amendment with respect to any individual, partnership, corporation or other entity, including but not limited to Safecare Company, Inc. , which is neither a party to this Agreement nor a successor or assign of any party to this Agreement; provided, further, that notwithstanding anything to the contrary contained herein, this Agreement does not supersede any contracts, agreements or arrangements which have been made between Zinngrabe and Pacifica or any of Pacifica's affiliated entities and individuals with resPCct tC t•'1c; ..: Lets! property taxes, maintenance expense a.Ld Mated expense on Lot 7. This Agreement may not be modified except by an instrument in writing executed by the parties hereto. IN WITNESS WHEREOF, and for the purposes of the complying with the provisions of Section 1468 of the California Civil Code, the parties hereto have executed this Agreement as of the date and year first above written. HBM LTD. , a California limited partnership By: Hurricane Investment Corporation, a general partner By: Its: PACIFICRCOwmiTY HOSPITAL, INC. , a California Corporation By: Its: ROBER J. Z BE DELMA CONSTRUCTION CORPORATION, a California cprporgtion AA �/ i Its:•/q/t-ev -6- 944 M- - 84-117823 STATE OF CALIFORNIA ) COUNTY OF ) On 1984 before we, the undersigned, a Notary Public in and for said State, personally appeared personally known to me or proved to me on the basis of satisfactory evidence to be the person who exe- cuted the within instrument as the of the Corpora- tion, personally known to me or proved to me on the basis of satisfactory evidence to be the Corporation that executed the within instrument pursuant to its bylaws or a resolution of its board of directors on behalf of the Partnership and acknowledged to me that such Partnership executed the within instrument. WITNESS my hand and official seal. Notary Public STATE OF CALIFORNIA ) COUNTY OF ) On 1984 before me, the undersigned, a Notary Public in and for said State, personally appeared personally known to me or proved to me on the basis of satisfactory evidence to be the person who exe- cuted the within instrument as the of the Corporation that executed the within instrument and acknowl- edged to me that such Corporation executed the within instrument pursuant to its bylaws or a resolution of its board of directors. WITNESS my hand and official seal. Notary Public STATE OF CALIFORNIA ) COUNTY OF On 1984 before me, the undersigned, a t r Pub4c in and or said State, personally appeared � a personally known to me or proved to me on the bh4iB oflbatisfactory evidence to be the person whose name is subscribed to the within instrument and acknowledged that he executed the same. WITNESS my hand and official seal. 01 OFFICIAL SEAL i y r 1 CHRISTINA L. KELLER NolaryYuoi.c California r N Public Vnnuual OflicY in Notary 1 y ORANGE CUUN It j I My commiswon e:pirca 8.3.87 ; ..�....................... —7- 945 84-127823 STATE OF CALIFORNIA } COUNTY OF On Q/!.1- /�7_, 1984 before me, the undersigned, a N to y Pub is G p and f r said State, personally appeared n t , personally known to me or proved to me on the a s of satisfactory evidence to by the person who executed the withi instrument as thef of the Corporation, that executed the within instrument and acknowledged to me that such Corporation executed the within instrument pursuant to its bylaws or a resolution of its board of directors. WITNESS my hand and official seal. r....................... IQST NA SEAL CCHFFII !. KEILERy NetarpPrrDuc Ca'rWrme � v dL��n�.`��--. Prt ""'OfPco'" Notary Public i ORANGE CUUNIT I My commission expires B-3-87 i .......................... —8� 946 8t1-117�18 TICORECURD I REQUES CoSTED BY CALIF, _ RECORDING REQUESTED BY AND WHEN RECORDED RETURN TO: Richard F. Davis, Esq. RECORDED I,NOFFICIAL R OR OA 'CORDS � Memel, Jacobs, Pierno & Gersh ANGECOUNIY'.CA�IFORNIA 1801 Century Park East $3�og Los Angeles, California 90067 C14 -325.FM MAP 21 '84 C4-Q Y � COIN ry Rf CORM, �oun �v CONSENT TO ASSIGNMENT THIS CONSENT TO .ASSIGNMENT ("Consent") is entered into on the k I day of /VLL"�_b , 1984, by and among Anthony C. Moran, an individual, Main Medical Arts Associates, a partner- ship, and Pacifica Community Hospital, lau. (a Calitornia corporation) . RECITALS A. ANTHONY 5. MORAN (sometimes referred to herein as the "Lessor", or as "MORAN") is the present lessor in that certain lease dated April 9, 1968 by and between Patrick C. Moran and R.J. Zinngrabe, T.J. Broderick and Richard A. Houghton (the "Lease"). B. Main Medical Arts Associates, a partnership, the present lessee under the Lease, and Pacifica Community Hospital, Inc. , a California corporation, have entered into that certain V Assignment of Lease whereby Main Medical Arts Associates 1 ("Assignor") has assigned all of its right. title and interest 7 in the Lease to Pacifica Community Hospital, Inc. ("Assignee"), a copy of which is attached hereto and incorporated herein by this reference (the "Assignment") . C. MORAN desires to consent to the foregoing Assi=,ent subject to the terms and conditions hereinafter set forth. 1 -1- 947 84-117818 D. MORAN acknnw1 PrinPa anA ror.roao.,te +-l.e 001 l0*.4ng 144th the knowledge that -the Assignor and Assignee are relying upon such representations: 1. MORAN has examined the leased premises on March 9, 1984, and from time to time during the Lease term; 2. That the Lease is in full force and effect as of the date hereof, that Assignor is not in default in the performance of any of the terms, conditions or covenants of the Lease, that Assignor has not committed any breach of the Lease, or if so, that in consideration of the payment of Four Thousand Five Hundred Dol- lars ($4,500.00) by Assignor or Assignee to Moran, that Moran agrees to waive any such breach of the Lease; that no notice of default has been given to Ass:.gnor. 3. That, in consideration of the payment of Four Thousand Five Hundred Dollars ($4,500.00) by Assignor or Assignee to Moran, the continued existence and maintenance on the leased premises of any improvements existing upon the premises as of the date of this Consent, including with- out limitation the "sign, " "block wall, " "brick wall" and light "stanchions" referred to in the Assignment, shall not be deemed a default under or breach of the terms of the Lease, nor shall the providing of electric power to the "sign" or light "stanchions" by the Assignee or any other person be considered a breach of the Lease. 4. MORAN has succeeded to all rights of the original lessor under the Lease, is the owner of the underlying fee in the leased real property, and has the legal capacity to execute this Consent. NOW THEREFORE, in consideration of the mutual terms and conditions herein set forth, Assignor, Assignee and MORAN, agree as follows: 1. Assignor or Assignee agree to pay the sum of FOUR THOUSAND FIVE HUNDRED DOLLARS ($4,500.00) to MORAN. This obli- gation of Assignor or Assignee shall be a joint and several obligation of Assignor and Assignee. 2 MORAN warrants and represents that each of the renre- 1 sentations set forth in Paragraph D, above, are true and correct. 3. MORAN consents to the assignment of the lease to the Assignee. -2- 948 84-117818 4. Assignor waives any claim to the reversionary rignts in and to the Lease. S. MORAN releases Assignor from any further liability or obligation under the terms of the Lease. 6. Any improvements placed upon the leased premises are expressly subject to Paragraph 19 of the Lease, provided, how- ever, nothing herein shall be construed as a waiver by Assignee of any rights under the terms of the Lease, this Consent or the Assignment pertaining to improvements on the leased premises_ 7. This Consent may be executed in a number of counter- parts, each of which executed counterparts shall be deemed an original, and all such counterparts shall together constitute one and the same agreement. MAIN MEDICAL ARTS ASSOCIATES, a Partnership ANTHONY fr. MORAN Byi SEE EXHIBIT "A" ATTACHED HERETO AND INCORPORATED HEREIN PACIFICA COMMUNITY HOSPITAL, INC. , a California corporation By: By: A -�� 949 • . 84-117818 EXHIBIT "A" . DON RA N zm .RN' - S A. BRINTO-N JOHN THOMAS J. BRODERICK HAROLD E. SANFORD l � EL M. COHEN C o D C. IXON -�� M H FL H. SIGBAND BURR ALTON DAN Ir J. SIGBAND RI CHARD �DONG DONALD F. WILLIAMS TIA UA GAN I ITARO OTO V 4RICHARDA. *GTON ALLA 3. T. Y ROBEF J. E - - - -_ LAURENCE KORN J THMAN 6EORGE�l Y, POTICH WERDNA L. F+iiRivt S 950 ' 84-11781$ EXHIBIT "A" DONN R. BRAVENDER PRANK R. IAH' JAMES A. BRINTON jOHN W. LEE i HOMAS J. ODERICK HA OLD E. YANFORD SAMUEL M. COHEN RALPH M. SHER RAY MOND C. DIXON MICHAEL H. SIGBAND BURR J. DALTON DANIEL J. SIGBAND RICHARD B. DOERING DONALD F. WILLIAMS TIANG HUA GAN MICHITARO YAMAMOTO RICHARD A. HOUGHTON AI-LAN J. T. YIN THOMAS C. HOUGHTON, OR. ROBEPT J. ZINNGRABE i LAURENCE KORN JAY A. ROTHMAN GEORGE A. AKMYUI'ISCH rrr,�+nn I� YrL RV14l/ L. LVI+arLv 951 84-117818 STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On tttk 19B4, before me, the under- signed, a Notary Public in an for said State, personally appeared DONN R. BRAVENDER personally ]mown to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. T9ITNESS my hand and official seal. gfl000et:atac�e�.�:.s Notary P blic in and for o said State STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) i On M 1984 , before me, the under- signed, a Notary Public in and for aai3 State, personally appeared JAMES A. BRINTON , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. CLr+i.1.11\ t R� ctt�Qi_�f�lt�� _ `� nay' .R;,,:; '•�`,' Not Public in d for said State .a.' A1�Gmm:;•u::q Dc; 5,198J '"ZP3Ek. STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On 1984, before nie, the under- signed, a Notary Public in and for said state, personalrl-� appeared THOMAS J. BRODERICK , personally known--t-o—me (or proved to me on the basis cf satisfactory eviderioe)--ito be the person who executed the within in�at nt as of the partners, on behalf of MAIN MEDICAL ARTS A , the partnership therein named, and acknowledged totemthe partnership executed it. ESQ S my hand and official seal. Notary Public in and for said State 952 I 84-117818 STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On �r11:.t�- 1984, before me, the under- signed, a Notary Pu61ic in end for said State, personally appeared SAMUEL M. COHEN personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. �:dc_, Notary blic in and or said State NO. STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On 4�L2t/� , 1984 , before me, the .under- signed, a Notary Public in and for said State', personally appeared RAYMOND C. DIXON , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. tll nr•,,c,�� GLOR;A KELLY d cc�_ t tLca NetaxX Public in apo for said State MI(on.r.:n,;oo E kp Oct 5,1984 STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) Onh�t2 ; +(. 1984, before me, the under- signed, a Notary Public in and for said state, personally appeared BURR J. DALTON , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. ....... ora+c u sup GIORlA KELLY y� -•� ((`, '• '""� Nutary uric in a for said State 953 84-117818 STATE OF' CALIFORNIA ) ss. COUivTY OF ORANGE ) On Adt 1984, before me, the under- signed, a Notary Public in_ and for -.aid State, personally appeared RICHARD B. DOERING , personally known to me (or proved to iue on the basis of satisfactory evid(-nce) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, ane acknowledged to me that the partnership executed it. WITNESS my hand and official seal . ly p — --- Notary ublr--ic in and _f s z—i C State STATE OF CALIFORNIA ) ss. COUNTY OF GRANGE ) On Q Z i �` , 1984 , before me, the under- -I in and for said State, personally appeared signed, a Notary P TIANG HUA GAN , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. •�, GLCJi.IA KFI.LY .,• ! ",Tn.A i4o, tarV Public in a for said State __�y/ pur ,,,q covvrr / • r_..... one. STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On 1�I-C'�_ �' 1984, before me, the under- and'for said State, personally appeared signed, a Notary Publicin RICHARD A. HOUGHTON , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal . `•• G: •'4 r.E I I Y t� Nota Public in and r said State 954 84-117818 STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On , 1984, before me, the under- signed, a Notary Public in 'aiia�-Tor said State, personally appeared THOMAS C. HOUGHTON, JR. personally known to me (or proved to me on the basis o atisfactory evidence) to be the person who executed the wi instrument as one of the partners, on behalf of MAIN MFU ARTS ASSOCIATES, the partnership therein named, and ac a edged to me that the partnership executed it. 1�'ITNESS my hand and official seal. Notary Public n and for said State STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On 1984 , bg-fpre me, the under- 3 and for said Stat , p nersonally appeared signed, a Notary Publi.c LAURENCE KORN , personal nown to me (or proved to me on the basis of satisfactory Bence) to be the person who executed the within instrument one of the partners, on behalf of MAIN MEDICAL ARTS AS ES, the partnership therein named, and acknowledged to m at the partnership executed it. WIT my hand and official seal. Notary Public in and for said State STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) i On 1984, before me, the under- signed, a Notary Publi is n and for said State, personally appeared GEORGE A. KRMPOTICH , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. ■ f + , GIGSI^,KFILY `` `A Notary)Publi in ant for said State '�•`_�;.° � it �:,.•,. •�. t• t1�•5 144� J 955 84-117818 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) On k' !� , 1984, before me, the under- signed, a Notary Public in and for said State, personally appeared FRANK R. LAW , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who Executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the Partnership therein named, and acknowledged to me that the partnership executed it . WITNESS my hand and official seal. Notary Pblic in and 4q said state STATE OF CALIFORNIA ) COUNTY OF ORANGE ) On �LL� �' 1984 , before me, the under- signed, a Notary 'Public in and fo iasr d State, personally appeared JOHN W. LEE , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. N ublic in and for said State otary STATE OF CALIFORNIA } ss. COUNTY OF ORANGE ) On , 1984, before me," the under- signed, a Notary Public in and for""said State, pe ally appeared HAROLD E. SANFORD , personally k9lown to me (or proved to me on the basis of satisfactory ev' ce) to be the person who executed the within instrument a of the partners, on behalf of MAIN MEDICAL ARTS ASSOC S, the Partnership therein named, and acknowledged to at the partnership executed it. ESS my hand and official seal. Notary Public in and for said State 956 84-117818 STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On ✓�� t� 1984, before me, the under- signed, a Notary Public in ana for -s-aid State, ?personally appeared RALPH M. SHER , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL, ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal . • �L�Z.tp_i �' �:: �,.; ,,. ,•, Notarjr blic in an for said State ' M (nf T.—;i c . 5 1984 STATE OF CALIFORNIA ) ss. COUNTY OF ORANCE ) On Adz C' � � l/ 1984 , before me, the under- signed, a Notary Public in and for said State, personally appeared MICHAEL H. SIGBAND , personally known to me (or proved to me on the basis of satisfactory evidence) to be the Person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. VA t. ,, Notary' ubl"ic n a for said State STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE On t C } 1 984 , before me, the under- signed, a Notary Public in and for said State, personally appeared DANIEL J. SIGBAND , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the Partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal . ' •• a�cx;,es�3 GLORiA KELLY w,• " •.� Notary• ublin in an or said „ d d State 957 84-117a18 STATE OF CALIFORNIA ) ss. ,COUNTY OF ORANGE ) On <<�l� / , , 1984, before me, the under- signed, d Notary Public in anti for said State, personally appeared DONALD F. WILLIAMS , personally known to me (or proved to me on the basis of satisfactory evidence) to be the pe son who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. EQ 1�� Notar ublic in an ra sid State 5 1934 STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE 2) On Lr•k'�'} , 1984, before me, the under- signed, a Notary Public in and for said State, personally appeared MICHITARO YAMAMOTO , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. /� I~ GLO?IA KE!I.YLc � � I s• "` Notary ublic in 4Y for said State C. , 1 s tass STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On ���� c k / S , 1984, before me, the under- signed, a Notary Public 'in and for said State, persone-lly appeared ALAN J. T. YIN , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. 0-- y GLnl,lA KFI IY Notar Public in,apd for said State ht C,jan,.,,I IIII"I h.IP$l 958 84-117818 STATE OF CALIFORNIA ) ss. COIINTY OF (?RANGE ) On �/Idc[ �.. / i� signed, a Notary publ c' in and for aaidState, personally aunder ROBERT J. ZINNGRABE , personally known to me phe to me on the basis of satisfactovd ry evidence) to be the (personPlovwho executed the within instrument as one A the+ partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the ur.ttnership therein named, and acknowledged to me that the partnership executed it. WITi:ESS my hand and official seal, r Notary p blic xn a State for sai STATE OF CALIFORNIA ) 5s. COUNTY OF ORANGE 1 On '44tt-tom signed, a Notary Publ lgg4, before me, the under- ic an and for'said�State, personally appeared JAY A. ROTHMAN , personally known to me (or proved to me on the basis of satisfactory evidence) to be the erson who p executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. `-. + Tlotary blic in —or sr aici State •,TATE OF CALIFORNIA } ss. 42OLINTY OF ORANGE ) On _,Ate, X— 1984, before ma tt; a_ signed, a Notary Public in p and for said State e al e under_ L. BURNES , personallyknown tosme ( r appeared to me on the basis of satisfactory evidence) to be the personved who executed the within instrument as one of the partners, on behalf Of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal, ,�L:�b � CiLfll� i•.!�I I( i � � C« ri �� L�c , Notary ub is in a for said State ' 959 84-117818 STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On _ 1984, before -me, the under- signed, a Notary Pubis in an for -said State �aelfsonally appeared FRANK R. LAW personal , own to me (or proved to me on the basis of satisfactor Idence) to be the person who executed the within instrume s one of the partners, on behalf of MAIN MEDICAL ARTS 1ATES, the partnership therein named, and acknowledge me that the partnership executed it. WITNESS my hand and official seal. Notary Public in and for said State i STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On _ 84, before me, the under- signed, a NotF ic in and-fo ad State, personally appeared JOHN W. LEE ersonally known to me (or proved to me on the s factory evidence) to be the person who executed the wstrument as one of the partners, on behalf of MAIN MEDIASSOCIATES, the partnership therein named, and ack edge that the partnership executed it. IWITNESS my hand and official seal. Notary Public in and for said State STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On 1984, before me, the under- signed, a Notar ublic in and for aid State, personally appeared HAROLD E. SANFORD personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIM MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. 4 Poe 4 OFFICIAL IRS. �/ �/ rPARCES E ORAKEJ[QI111 otary PuFIic in and for sai State o�s ,- NOIARV F'uDIIC_4 AL1V0WA PRINCIPAL ()F V! LoS AtKELM COMM RY Ct1NM1$51'14 LXPIRES My ,1QR7 960 O,nVEMMENr CODE 27361 .7 84-117813 T certify under the penalty of periu rf that the nctary seal on the docurient ,'M ch this statement is attached reads as follows: to name of Notary ')ate COW"ission Expires County where bond is filed jJ ---=..� �-GCS ;;ace of Execution VIZ, �i irate �. rile(- A ` � r/ - >>,nature isirm name , any 961 a4-117818 STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) si ned aoNotar Public in and for said'S1984, eOre me, the under- 9 Y , personally appeared DONN R. BRAVENDER perso y known to me (or proved to me on the basis of satisfact evidence) to be the person who executed the within instru as one of the partners, on behalf of MAIN MEDICAL ARTS AS$(SCIATES, the partnership therein named, and acknowledged me that the partnership executed it. 4ITNESS my hand and official seal. Notary Public in and for said State STATE OF CALIFORNIA ) ) ss. COUNTY OF ORANGE ) I On 9B9, before me, the under- signed, a Notary Public in and f aid State, personally appeared JAMES A. BRINTON , personally known to me (or proved to me on the basis of factory evidence) to be the person who executed the with' nstrument as one of the partners, on behalf of MAIN MEDI ARTS ASSOCIATES, the partnership therein named, and ac edged to me that the partnership executed it. WITNESS my hand and official seal. Notary Public in and for said State STATE. OF CALIFORNIA ) ss. COUNTY OF ) 1 On f _�_, 1984, before me, the under- signed, a Notary Public in and—for said State, personally appeared THOMAS J. BRODERICK , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. of / A Notary Publ in and for said State t.` FAIFII)tll! CClffin � ^•eTu cam], 19E5 \ ` 962 84-117810 GOVERNMENT CODE 27361.7 I certify under the penalty of pe rfurf that the notary seal on the docr,nent to which this statement is attached reads as follows: bane of Notary Date Commission Expires -2,3 1y�� County where bond is ffled �✓t/ , . �` %',ace of Execution Date file Si nature �3 i rm name i nny 963 84-imu STATE OF CALIFORNIA ) ss. COUNTY OF ) On _ 1984, before me, the undersigned, a Notary Pubic in and for said State, personally appeared and personally known to me (or proved -to-men the basis of satisfactory evidence) to be the persons who executed the within instrument as President and Secretary, on behalf of PACIFICA COMMUNITY HOSPITAL INC. , a California corpora- tion, the corporation therein named, and acknowledged to me that the corporation executed it. WITNESS my hand and official seal. Notary Public in and for said State STATE OF CALIFORNIA ) , ss. COUNTY OF ) On 1984, before me, the undersigned, a Notary Public in and for said State, personally appeared ANTHONY C. MORAN, personally known to me (or proved to me on the basis of satisfactory evidence) to be the person whose name is subscribed to the within instrument, and acknowledged that he executed it. WITNESS my hand and official seal. Notary Pub is in and for said State C 964 84--117818 RECORDING REQUESTED BY AND WHEN RECORDED RETURN TO: Richard F. Davis, Esq. Memel, Jacobs, Pierno & Gersh 1801 Century Park East Los Angeles, California 90067 ASSIGNMENT OF LEASE THIS ASSIGNMENT OF LEASE ("Assignment") is entered into on the day of , 1984, by and between MAIN MEDICAL ARTS ASSOCIATES, a partnership ("Assignor") , and PACIFICA COMMUNITY HOSPITAL, INC. , a California corporation ("Assignee"). RECITALS A. PATRICK C. MORAN, as lessor, and R. J. ZINNGRABE, T. J. BRODERICK, and RICHARD A. HOUGHTON, as lessee, did enter into a certain lease dated April 9, 1968 (hereinafter sometimes referred to as the "Lease"), pursuant to which Lessee leased from Lessor that certain parcel of real property, (herein some- times referred to as the "Premises"), which parcel of real property is described as follows: The North one-half of Lot 6 in Block G of Tract No. 7 as per map recorded in Book 9, Page 8 of Miscellaneous Maps, in the office of the County Recorder of Orange County. B. The lessee's interest in said Lease was thereafter assigned to the Assignor. Who is now possessed of said leasehold estate. -1- 965 84-117818 C. The interest of said PATRICK C. MORAN is now vested in ANTHONY C. MORAN. D. Assignor desires to assign all of its right, title and interest in the Lease to Assignee, and Assignee desires to accept the assignment. E. As of the date of this Assignment, certain improvements have been made to the Premises. Without limiting the gener- ality of the foregoing, said improvements include the following: (a) A sign on the western portion of the Premises which is visible from Delaware Avenue (hereinafter no:::otimca rereferred to as the "Sign") . (b) A concrete block wall between the Premises and real property of the Assignee (here- inafter sometimes referred to as the "block wall") . (c) A brick wall on a portion if the Prem- ises fronting on Delaware Avenue (hereinafter sometimes referred to as the "brick wall"). (d) Light stanchions used for purposes of illuminating the premises (hereinafter sometimes referred to as the "stanchions"). NOW, THEREFORE, in accordance with Paragraph 12 of the Lease, and in consideration of the mutual promises and covenants contained herein, the parties hereby agree as follows: 1. Assignment and Assumption. Assignor assigns and transfers to Assignee all of its right, title and interest in the Lease, and Assignee accepts the assignment and assumes and agrees to perform, from the date this Assignment becomes effective, as a direct obligation to tho loaanr, all of the provisions of the Lease. The individual partners of Assignor are hereby made third party beneficiaries of thisf Paragraph 1. -2- 966 2. Effective Date of Assignment. 84-117818 This Assignment shall take effect on , 1984, and Assignor shall surrender possession of the Premises on that date. 3. The Sign and other_Improyments. The parties hereto agree that the "Sign" is and has always been the property of Assignee. The parties further agree that all other improvements existing on the Premises as of the date of this Assignment, including without limitation the "block wall, " "brick wall, " and "stanchions, " shall become Assignee's property upon the effective date of this Assignment, subject, however, to the terms of the Lease. 4. Payment of Obligation to Lessor. Assignee shall pay the obligation to the lessor referred to in that certain Consent to Assignment by and among Anthony C. Moran, Assignor and Assignee, a copy of which is aLLau}ied hereto and incorporated herein by this reference, in the sum of Four Thousand Five Hundred Dollars ($4,500.00), or if Assignor pays said sum, Assignee agrees to forthwith reimburse Assignor said amount. 5. Legal Capacity to Execute Assignment. Assignor warrants and represents that it has the legal capacity to execute this Assignment and all partners who are necessary to execute this Assignment have in fact executed same. -3- 967 e 6. Counterparts. 84-117818 This Assignment may be executed in a number of Coun- terparts, each of which executed counterparts s}-all be deemed an original, and all such counterparts shall together constitute one and the same agreement. 7. Expenses of Dispute. In the event any dispute arises between Lessee and Assignee as to the subiect matter of Lhif. ;osigr..;.cr_t. in addi- tion to such other relief to which either party may be entitled, whether or not a suit or proceeding is commenced, the prevailing party or parties to such dispute shall be entitled to recover their reasonable expenses, including attorney's fees, arising from such dispute. MAIN MEDICAL ARTS ASSOCIATES, a Partnership By: SEE EXHIBIT "A" ATTACHED HERETO AND INCORPORATED HEREIN PACIFICA COMMUNITY HOSPITAL, INC., a California corporation By: By: 1 4' 968 84-117818 EXHIBIT "A" DONN R. BRAVENDER FRANK R. LAW jAMESTA. BRINTON - - - - _ JOHN W. LEE - THOMAS J. BRODERICK HAROLD E. SANFORD S AIM UEL M. COHF.N RALPH hi. SHER T^ UAYMOND C. DIXON` MICHAFL H. SIGBAND BURR J. DALTON DANIEL J. SIGBAND RICHARD B. DOERING DONALD F. WILLIAMS TiANG HUA GAN MICHITARO YAMAMOTO RICHP.RD A. HOUGHTON ALLAN J. T. YIN THOMAS C. HOUGHTON, JR. ROBEPT J. ZINNGRABE I,pU RSNCE ROWJAY A. ROTHMAN GEORGE A. KRMPOTICH WBRDNA L. BURNES J 969 84-117816 STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On , 1984, before me, the under- signed, a Notary Public In and for saad State, personally appeared DONN R. BRAVENDER , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. Notary Pu lic in and for said State STATE OF CALIFORNIA ) s s COUNTY OF ORANGE ) On 1994 , before me, the under- signed, a Notary Public in and for a said State, personally appeared JAMES A. BRINTON , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. Notary Public in and for saicl•Sta ee STATE OF CALIFORNIA ) sS. COUNTY OF ORANGE ) On , 1984, before me, the under- signed, a Notary •Public in and for said State, personally appeared THOMAS J. BRODERICK , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. Notary Public in and for said State 970 84-117818 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) On 1984, b fore me, the under- signed, a Notary Public in ,ind fcir !.;lief Ft.cte, personally appeared SAMUEL M. COHEN , 1int .4.c)nally known to me (or proved to me on the basis of Sati!;fautory evidence) to be the parson who executed the within instrui❑Vnt 0S OnV Of thc' P.irtners, on hrhalf Of MAIN MEDICAL .ARTS ASSOCIATES, the f).-i t not r.hip therein named, and acknowledged to me that the lr.lrt ')V' Ship Vxc-cuted it. WITNESS my hand and official t;c rtl . Notary Publi'r 'in and Sor said State STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On _ 1984 , before me, the under- signed, a NotaryJPublic in and for said State, personally appeared RAYMOND C. DIXON , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. Notary Public in and #or said State STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On , 1984, before me, the under- signed, a Notary Public in and for s .ia d State, personally appeared BURR J. DALTON , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. Notary Public in and for said State 971 84-117816 STATE OF CALIFORNIA ) COUNTY OF ORANGE } On , 1984, before me, the under- signed, a Notary Public in and for said State, personally appeared RICHARD B. DOERING personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf Of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. 19ITNESS my hand and official seal. Notary Public n and for said State STATE OF CALIFORNIA ) ss. COUNTY OF GRANGE ) On , 1984 , before me, the under- signed, a Notary Public in and for sai-d State, personally appeared TIANG HUA GAN , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on beha-f of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. Notary Pub1 c in and for said State STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On 1984, before me, the under- signed, a Notary Public in and for said State, personally appeared RICHARD A. HOUGHTON , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. ■ Notary Public in and for said State 972 1 STATE OF CALIFORNIA ) 84-117818 ss. COUNTY OF ORANGE ) On 1984, before me, the under- signed, a Notary Public in and for said State, personally appeared THOMAS C. HOUGHTON, JR. , personally known to me (or proved to me on the basis of satisfactory ev.icicnce) to be the person whe executed the within instrunx,nt .'s One of the partners, on behalf of MAIN MF_oICAL ARTS ASF:OC'lA'I'3:5, the partnership therein named, and acknowledged to me that the partnership executed it_ WITNESS my hand and official seal . Notary Public in and for sa.c State STATE OF CALIFORNIA ) SCE COUNTY OF ORANGE ) On 1984 , before me, the under- signed, a Notary Public in and for said State, personally appeared L.AURENCE KORN , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. Notary Public in and for said State STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On , 1984, before me, the under- signed, a Notary Public in and for said State, personally appeared GEORGE A. KRMPOTICH , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf Of MAIN AiEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it . WITNESS my hand and official seal. Notary Public an and for said State 973 8�-zz7�z� STATE OF CALIFORNIA ) ss. COUNTY Cr ORANGE ) On , 1984, before me, the under- signed, a Notary Public in ancf f`or said State, personally appeared FRANK R. LAW personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL, ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. 111INESS my hand and official seal. Notary Public in and for said State STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On 1984 ,, before me, the under- signed, a Notary Public in"and ' for said State, personally appeared JOHN W. LEE , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrunent as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. Notary Public in and for said State STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On _ 1984, before me, the under- signed, a Notary Public in and for' said State, personally appeared HAROLD E. SANFORD , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership exzcut.ed it. WITNESS my hand and official seal. Notary Publicin and for said State 974 84-117818 STATE. OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On _ _ , 1984, before me, the under- signed, a Notary Public in ana for said State, personally appeared RALPH M. SHER , pero-.onally known to me (or proved to me on the basis of satisfactory evidence) to be the Person who executed the within instrument as one of the partners, on behalf Of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. Notary Public in and for said State STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On 1984, before me, the under- signed, a Notary Public in and for sail State, personally appeared MICHAEL H. SIGBAND personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf. of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. Notary Public in and fo sr aid State STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE } On , 1984, before me, the under- signed, a Notary Public in and for said State, personally appeared DANIEL J. SIGBAND , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. 19ITNESS my hand and official seal. ■ Notary Public in and for said State 975 84-11781a STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On , 1984, before me, the under- signed, a Notary Public—in and for sai_d State, personally appeared DONALD F. WILLIAMS , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MT.'_N TIEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal . Notary Public in and for seici State STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On 1984, before me, the under- signed, a Notary Publicin and_for said State, personally appeared MICHITARO YAMAMOTO , personally known to me (or proved to me on the basis of satisfactory evidence) to be the Derson who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. Notary Public in and for said State STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE ) On 1984, before me, the under- signed, a Notary Public in'and for said State, personally appeared ALAN J. T. YIN , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. Notary Public in and for said State 976 84-117818 STATE OF CALIFORNIA ) ss. COUNTY OF ORANGE i On , 19B4, before me, the under- signed, a Notary )'uhlic in and for said State, personally appealed ROBERT J. ZINNGRAHE , p(-r!:cnally known to me (or pyovod to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on ))ohalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to ric that the partnership executed it. WITNESS my hand and official seal. Notary Public in and for said State STATE OF CALIFORNIA } } Ss. COUNTY OF ORANGE } On 19B4, before me, the under- signed, a Notary Public in' and for ssaad State, personally appeared JAY A. ROTHMAN , _personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners , on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. Notary Public in and for said Statc STATE. OF CALIFORNIA ) ss. COUNTY OF ORANGE ) I On , 1984, before me, the under- signed, a Notary Public in and "for said State, personally appeared WERDNA L. BURNES , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed the within instrument as one of the partners, on behalf of MAIN MEDICAL ARTS ASSOCIATES, the partnership therein named, and acknowledged to me that the partnership executed it. WITNESS my hand and official seal. - —, - Notary Peblic in and—for said—State 977 STATE OF CALIFORNIA } } ss. COUNTY OF } On , 1984, before me, the undersigned, a Notary Pudic in and far said State, personally appeared and -- -" "-" -- personally known to me (or proved to me an the basis of satisfactory evidence) to be the persons who executed the within instrument as President and Secretary, on behalf of PACIFICA COMMUNITY HOSPITAL INC. , a California corpora- tion, the corporation therein named, and acknowledged to me that the corporation executed it. WITNESS my hand and official seal. Notary Public in and for said State 978 RECORDING84-117825 REQUESTED BY: , RECORDING REQUESTED BY California First dank TICOR TITLC INS CO OF CALIF. WHEN RECORDED MAIL TO: RECORDED IN OFFICIAL RECORDS OR ORANGE COUNTY.CALIFORNIA NAME: California First Bank -325 PM MAR 21 '84 STREET 616 West Sixth Street CITY Los Angeles, California 90017 $Ci� � `�` "'K'� ;:�;,,•,F,r ZIP CODE Attn: Thomas T. Ego, AVP SPACE ABOVE THIS LINE FOR RECORDERS USE— DEED OF TRUST WITH POWER OF SALE AND WITH ASSIGNMENT OF RENTS This Deed 0f Trust, Is made Mis._LLb day of February 84 between H.B,M.. Ltd, a limited par>nershio rrustor.CALL ORNIA bIRCT RANK a C'aliforma Hank inr Corporation,with its nrincipal place of business at San Francisco,California.Trustee.and CALIFORNIA FIRST BANK.Beneficiary. Truster hereby irrrvocahly GRANTS,TRANSI•FRS and ASSIGNS to Trustee,INTRUST WITH POWER 01:SALL.all that property in Huntington Beach ,County of Orange State of('aiifomta,described aC l� PARCEL l : ti LOTS 1 AND 2, BLOCK "G", TRACT 7, IN THE CITY OF HUNTINGTON BEACH, COUNTY OF ORANGE, a STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 9 PAGE 8 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. t PARCEL 2: A non—exclusive easement over THE NORTH ONE-HALF OF LOT 6 IN BLOCK G OF TRACT NO. 7, IN THE CITY OF HUNTINGTON BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA. AS PER MAP RECORDED IN BOOK 9 PAGE 8 OF MIS- CELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. including all buildings,fixtures and improvements thereon and that may hereafter be erected thereon,all appurtenances and privileges relating thereto, all easements in connection therewith,all water and water rights(whether riparian,appropnative,or otherwise,and whether or not appurtenant),In connection therewith,all shares of stock evidencing the same,pumping stations,engines,machinery,pipes and ditches.TOGETHER WITH the rents, issues and profits thereof,SUBJFCT IIOWF:VER,to the right,power and authority hereinafter given to Beneficiary to collect and apply such rents, issues and profits. FOR THI: PURPOSE 01:SECURING:(1)Payment of indebtedness,including such interest as may be agreed,of the obligor named below to Beneficiary,now existing or hereafter arising•under or evidenced by,the documents set forth after the boxes initialed by the Trustor and the notary hereunder and extensions,renewals of replacements thereof: Trustor Notary . . Application and Agreement of Trmtor. . .. .. . . . . . dated-- 'Commercial Letter of Credit) Application and Agreement of Trustor. . . . . . . . . . . dated: (Standby Letter of Credit) . . . Business Loan Agreement of Trustor. . . . . . . . . . . . dated- Note of Trustor. . . . . . . . . .. .. . .. . . .. . . . dated: Fabr-uarY 7. 1984 C� . . . Advance Account/Acceptance Agreement of Trustor . dated: (� . . . -- --------' --. . .. . . . . . , dated: —-- -- L_.� . . . __ . . . . . . . . . . dated:-- — - - -- (21 payment of all additional sums•including advances,with interest at the rate itlesincil.betominit due nr payahle under the provisions hereof or under the documents initialed in(1)above,and performance of each agreement of Trustor herein contained;0)payment of any other indehtednrss. Including such intercst as may he agreed,of_ H B,M s, L td, Ie Hrnefhcrary,rLuw existing er here' arising,under or evidenced by another document or documents•each reciting it is secured hereby,and,(A)prrformante of athcf ob tga. tions in this Decd of Trust mentioned or referred to(the documents described in(1).(2),and(3)above hereinafter called the"Document(s)"), 84-117825 Page 2(cuntinued from reverse) On the•vie,cumcyauce,a)ee•uati%ai,bang,:aciesuon,asvgmmcm Or other trartirr toihcr than to a s(usuw air its an mh•rvnv•ss trust in which the I ru mor r a tienefklary)of all or any part of the property subjccl to the[)evil of Trust without the prior wnitrn consent fit Henetk Wry.He'ilt•tit lazy shall have the tight to declare all wms secured by tear DeeJ or Trust unnicdtately,due anti payable. ]%erred!agrees I I) To keep said prop�fly in good condition and repair,not to remove or demoh41 any building or imptvvcment thereon.to complete or it stare promptly anti Infarad anti workmanlike manner any building of imprnvcmrnl comtntctcd,damagsd or Jc%truyed thereon anti to pay when due all claims for labor performed and material%furnished therefor,not to conln it or permit waste of suJ property.to comply with all laws,rovenaats, e ondition%and work nom affecting said property or requiring any alteration%or improvement%to he made thereon,not to commit•offer or prrtntt any act upon said proper(v in violation of law;In cultivate,irrigate.fvrtilvo.Imntgatc,prune and do all other at t%which from the character or use of wid property may tit,reasonably proper or necc%wry•,the specific enumeration%herein nut c%siuchng the general (2) Io provi4e,mmntam and deliver to Hcnvnoary mwrance uganol loss by fin mid%uth other hazard%a%may be required by Beneficiary, wti%faclory to and with los%payable to Beneficiary.Ile amount%ollected under any etc or other insurance policy may be applied by Beneficiary on AM mdebte•dne%%secured hereby and Fri such order as Be•nrlit-wry ilia% detennue,or at the Option of Beneficiary the entire amount%o collected of ao) pall thereof niay h-micas-&to I rustor.Such Lilplr-gtion ,I t,kvs••.hill nog sure•v%%,rive ails J.-i; it or noti.,of default h,rcund,r or mvandale anv at t dmoc pur%uani lit such notice. (1f 1 o appear in:nJ defend any Monti or proceeding purporting tit affect Utz security hereof or file ighi,or powefs of B^ncftuary or 1 ru%t,c. and to pay all c'o%t%and rx(enwe.including costs of evidence of fifh and aitntneyi tee%en a reawnahle sum,of Tru%lnr,Heneficiiry and l m%Irc in any such action ur proceeding Fri which Henennary of Iru%tee may Appeal.and in an) action brought by Beneficiary-to foreclose this fired of f rust. (4) 1 o pay at Ica%t ten days before delinquency,all taxes,assessment%anti tharge%affecting%aid propert),including a%w%%nient%on water %(txk%when title,all encumbrance%,charges and Item,with interest,on said property or any part thereof,which appear to tit-prior or supc•nor hereto, and all cost%.Irv%and ctpcnw%of this trust. (S) That Bcne•fw-iary or Truster may.but without obligation so to do and without notice to or demand on 1 rustor and without rcleaeng Tru%t• or from any obligation hereof-(a)make any payment and Jo any act in such manner and to cut IT extent as either may dean ncce%%ary to protect the security hereo(.Beneficiary or Tmstec Ming authorized to enter old property for such purpose,(b)commence,maintain,appear in and defend any action or preweeding purporting to affect the%ecutily hereof fit lire tlghl%fir power%of lirneliciar)or i ru%lee,and let pay.purchase,contrm or com- promi,c any encumbrance,charge or lien which it,f-iudunirnt of tither appears to he prior or wperksr hereto;and,in exercising any such(sower. Beneficiary or Trustee may incur any lial,ibly•expend whatever amount art it..dcx'retion it may deem neceswry therefor.including costs of evidence of title and attorneys rocs in a reasonable sum.Trusior agrees to pay all such disbursements which shall he secured hereby. (b) That Beneficiary%hall he entilled at any time,without notice,at its option,either by itself,by agent,or by a receivrr appoiclted by a court: In enter and take pow. tuon of aid property or any put lhcreor,and to do and perform we'll 2t94,of repair•cultivation or protection a%ScocRciary deems ptoper to conserve the value thereof;and to rent or Ieaw the some or any Pill theicof(,it such rental,term and on sash condition A%it deems proper•and to collect and receive the rents•issues and profits thereof,which rent%,tsuie%anti profit%,present and future,are hereby a%cigned to Hene. ficiary a%further security but which as%ignment Beneficiary agrees not to enforce so long as'I ru%tor n not in default tit Frontier.Beneficiary shall Apply such rents•issues and profits on any indebtedness secured hereby,and in such order at Beneficiary may determine.If Beneficiary cxerci%s the option hereby granted,Trustor&gall surrender to Beneficiary peaceable posws%lon of said property and not interfere in any manner with the exercise of the rights granted hereunder,and the expenses incurred•including compensation to Bcncnciary and the rrcciver,and attorneys'fees and costs and d1%hurscment%,shall be deemed to be expenses of this trust and secured hcrrhy.'rhe entering and taking potses%ion of said property,the collection of such rents,issues and profits,and The application thereof a%aforesaid%hall not cure or waive any default or notice or default hereunder or invalidate any act done pursuant to well notice. 17) 1 o pay immediately and without demand all sums expended by Heneficiary•OF*1 ru%ire hereunder,with interest from date of expenditure at the rate of 10^, per annum,and to pay for any statement regasding the obligation secured hereby an)amount demanded by Beneficiary not in excess of the ma_timunt allowed by law at the time such statement I%demanded. (8) If said property become%subject to any lien .a secure the payment of any Issas levied an personal property other than household goods and furniture located on said property.Bencnciary shall have the right.at its option,to declare all sums secured hereby immediately due and payable. (9) That any payment in connection with any condemnation of or injury to rid property or any put thereof shall be paid to Beneficiary who may apply or release such moneys in the sane manner and with flit same effect as above pfaatded for disposition of proceeds of file or other insur- ance. I10) That by accepting payment of any sum secured hereby after its due date.Beneficiary doe%not waive its right either to require prompt pay- ment when due of all other sum%so secured or to declare default for failure so to pay. 111) That from time to t me.w ithout liability therefor and without notice,on written rco-uest of Beneficiary and presentation of this Deed of Trust and the Document(O for endorsement,and without affecting the personal liability of any person for payment of the indchtedneas wcumd hcm- hy,Trustee may. reconvey any part of said property;consent to the making of any scobdivimon or other map thereof;join in granting any casement thereon;join in any extension agreement or any agreement subordinating the lien or charge hereof:and join in any application for govemmental ap- proval respecting use of said property. (12) That on written request of Bcriefrciary staling that all sums secured hereby have becn paid,and on surrender of this Deed or Trutt and Document(s)to Truster for cancellation and retention and on payment of it%fee%.Trustee shall reconvey,without w•airanty,the property then held hereunder.The w6tals in such rcconvcyance of any matters or facts shall he conclusive proof of the truthfuinc%%thereof.The grantee in such recoil• vcyancc may he described it-the peson or persons legally er,tilled thereto."Frye yean alter issuance of Much full reconveyance,Trustee may destroy the Document(%)and this Deed of Trust 113) that whenever an obligation secured hereby is or is deemed to be Ili dctault,or wbcnevrr Irustor or the ohltgor of air)obligation secured hereby default% in payment of any other mdchtedncss owed lit Henenciary.Ilenelieiary-may dctDrr all sums secured hereby Immediately due and pa)Ahle. (14) That the happening of an event provided rot in the Doeunent(%)secured hereby making,according In the provimon%of such Document(d. the entire balance of principal and interest thereunder immediately due and pa)ablr without demand,shall be deemed a default by'rrustor.On such a default,or on Beneficiary declaring all mdeblcdne%s etured hereby immediately due and payable(a)Meaux of a default by Trusfitr or the(,bligor lit payment of any well mdchtedncm or in performance of any agreement hereunder.or(litbeeause of the happrmong of an event provided for in the )ocument(d secured hereby giving Hencfirgar) the right to declare all sums payable thrrcunJrr immediately due and payable,Beneficiary may Jrlrvcr its i rL%tee a written deelaratton of derault and demand for sale and a w Frown notice of default and of clee!inn to cause said property to he sold,which notice i ru%tce%hall cause to he duly filed of record.Beneficial y also%hall deposit with Trumce IN%Deed of'1 rust,Ihr Document secured hereby, and document%evidencing cxprnditurc%%cured hereby.After iapw of such time As I•required by law following retordalron of meth notice of default, and notice of%Mc having been given as required by law.Fra&Ct•or it%agent,without demand on Tmslor,dull sell%aid property at the time and place fi%cd in said notice of wk,either as a whole or in separate Parcels,and in such order a%it may determine,it public auction to to highest bidder(tit s a%h in law ful money of the United Stalls,payable at time of ides Trustee may postpone sale of all or any portion of Ili property by public an. nouncen ent at the tune and plan of sole,and from time to time thereafter may postpone the sale by public announcement at the tome fixed by the prevedaig posfponcreent.I nt%t,e%hall deliver to the purchaser its deed conveying the property so sold•but without any covcnlml or warranty.e%prrss Or implied. 1 he recital% in such d"J of any matters or facts%hall be conclusive proof of the truthfulness thereof.Any person.including I ru%tor, I IU%t,e,mi IJCnrti%iaiy,Ina) Purchase at rich sake Alter dceluctiny all cosH,fees and expenses of I ru%tee and of this trust,intruding s o%t%of evident-, tit fill:in s mine,tkiri w dh so h role and doc ourrilary transfer taxes or other charges on I tu%im'%dn•d,1 ire,;e -A.."""`' "' "'•t•of'..!..!trd lit payment of all sums expended under the tenn%hcrlsif and not then repaid,with Accrued Inerrtl at the site of 10;per annum,nett.to pay r ent of Al fir h,.r...m !ti_n h.-rzby.=nil tl,.r.•mmnder.if%Fry..hell he nnid in the ts•t%nn nr ivrann%kaallie entitled thereto, (It) I1tai this Deed or rtutt,applies to,inures to the benefit of,and hinds all parties hereto,their hers.Iegater%,device".admini%r3tom.exec- uter%, sut%c%wr%and a%srgn% file tern Hcnefciary shall include not only the original Beneficiary hereunder hilt also an) future miner or holder. including plcdre•c%,ill the Omumenf I%)secured hrrcby.In this Deed of Trust,whenever the confetti wi return%,the mas uhne gender include%lhr ivininirsnc ant)ncuh•r,and the nculcr gender include%the masultnc and feminine.and the singular numisvi mcludc%the plaral. I IM I IIAI IRI S11 I MCI I'IS IHIS IRUSi Will N 1111S M 11)Of- IKVSI,DULY I XI(I'll 1)AND M'KNOAI I IXJ 1).IS MAM A PURI.H RI CORO AS PROVIDI 1)BY LAW Trusfrr is not obligated to nmtil% any patty hereto of pe•riding sale tinder any tither Drrd of 7 rust or of any at ban itr prntcedmg in hkh 1 ruslot,Beneficiary or 1 ru%lcc-halt he a party•unle%%brought by 1 earlier. 117) 1 hat the pleading of any %tatutc of Bnutations as a defense to any anti all t -ligation%%cured by this Deed al I rtt%t I%here•by warved for the niatmrunr perxsf of lime and to the lull c%tcnl pen ussilde L•)Iavc. (IMI I hat any lru%lor who I%married and who hasleon:d in the,see%utimn of any 10-umcut(V s•tnrcd hereby agree%and a,wnt%tm file liability tit his or her s•paratr property for all mdehtedne%% cLui-d licr"liy.Stith Agreement anti assent,howcv,t,%hall nuf he dermcd It,c trot,a plew"I lien fit,ncumbiante on any%epaatr Pnlpery not herein dcsrihcd 980 84-1.17825 1191 If Beneficiary shall so request.Trustor shall,to the extent permitted by law,pay to Bcnenclary each month an installment of the taxes and asrsunenis payable rspecling said property and required by paragraph(4)above to be paid by Traslor,and of the premiums needed to provide the insurance required by Benericiary under paragraph t2)above.The amount of such installment shall be she amount estimated by Benefiiary to be necessary so that the amount of such taxes,assessments and premiums shall have been paid to Beneficiary In advance of their becoming due,and '.rustor shall deliver promptly to Nenen:iory all bids and notices lherefur.If the amounts paid to Beneficiary under the provisions of this paragraph are insu(N-icni In discharge the obligation of Trustor to pay such taxes,asrsvnents and premiums as the same become due,Tnsslor shall pay to Beneficiary on its demarW the amount of the insufficiency.AB moneys paid to Beneficiary under this parapaph may be commingled with other nsrsocys of Beneficiary,but a separate"impound account"shall be maintained therefor,on which intetcu at the rate of ,A per anmmn shall be -twined liar the benefit of Trustor. If at any linse,Trustor or any obligor under any Document secured hereby shall tender to Beneficiary.In accordance with the provAoni of such Document(a),full payment of the entire Indebtedness secured hereby together with any applicable prepay- mvnt charge.Beneficiary shall,in computing the amount of Indebtedness,credit to the account of Trustor any balance in the Impound account. (20) In the event Isudor la not the maker of any promissory note secured hereby or is otherwise held to be a surety for indebtedness secured hereby.Isuitor authoives Beneficiary without notice and without affecting Tnustor's liability hereunder from time to time to: (a)rcncW,compromise,extend,rcaeletalr or otherwise change the time for payment of,or otherwise change the terms of,any wch indcbtrdneas,Including increase or decrease the rate of interest thereon; Ihl take and hold other security for payment of such indebtedness and exchange,enforce,wabe and release any such security; (cI exercise any nahl or rcmedv it may have against any person obligated on any such indebtedness at any other security,includ. mg without limitation the right io apply such security and direct the manner of ale thereor;and (d) release or wbitllule any one or more makers,endorsers or guarantors ofany such tndebtcdn:«. Trustor also wares (1) any sight to require Beneficiary to proceed against any person obligated on any such indebtedness.to proceed against or ex. haust any other security or to purser any other remedy In on; power whatsoever; (ii) any defense resulting from the absence,impairment or loss of any fight of reimbursement or subrogation or other right or remedy of Traitor against any person obligated on any such indebtedness or any security,whether resulting from an election by Beneficiary to foreclose upon security by nonjudicial sale or otherwise; (III) airy defense which results from any disability or other defense of any person obligated on any such indebtedness or the ces- satici i or stay of enforcement from any ease whatsoever of the liability of any such person; (tr) any right to exoneration of sureties which would otherwise be applicable; (v) until all indebtedness secured hereby shall have teen paid in full,any right of reimbursement or subrogation and,if there arc any co-surcties,any right of contribution,any right to enforce any remedy which Beneficiary now has or may hereafter have against any Person obligated on such Indebtedness and any benctll of,and right to participate in,any other security now or here- after received by Beneficiary;and (vi)all presentments,demands for performance,notkes of non-performance,protests,notices of protests,notices of dishonor, notices of acceptance and notices of the existence,creation or incurrence of new at additional indebtedness. Trustor assumes the responsibility for being and keeping informed of the financial position of any person obligated on the indebtedness secured here- by and of all other circumstances beadng upon the risk of nonpayment of such Indebtedness and agrees that beneficiary shall have no duty to advise Trustor of information known to it regarding any such condition or circumstance. THE UNDERSIGNED TRUSTOR REQUESTS that a copy of any notice of default and of any notice of sale hereunder be mailed to the malliig address gghen opposite Truslor's signature below.Failure to insert such address shall be deemed a waiver of any request hereunder for a copy of any such notice. H.B.M„ Ltd.,a limited partnership BY: HURRICANE INVESTMENT CORP., PARTNER Street and Number City State I tot /� .env ��9( pr3/li/Zy� �C'P�9Sf- Ste pen dew, President l STATE OF CALIFORNIA s. County of Los Angeles FOn this twenty—ninth dry of February ly 8G before me,_ Helen M. Nakano a Notary Public In and for said State, personally appeared Stem Meadow- president known tome to be the person_whose name 10 subscribed to she within instrument,and acknowledged to me that_he_executed the same. c WITNESS my hand and official seal. OFFICIAL. SEAL HELEN M NAKANO t a, NOTARY PUBLIC-CAUFORNIA LOS MULES COUNTY MY comm.itplras M 2. 1987� — - _ — --- Notary Public In and for said State 981 SLATE OF CAI tPOWA 8 4-117 8 2 5 s COUN . Los Angeles u e�ruary 29, 1984 i on. LY•'e'v rrx the a,nders,grvNI a Notory t'ubLC in and fa sa:d 3 state perscnary oppeorea Stephen Meadow — porWx%oily kt—vo,to me(or ptoved to mo c'I tho tins+s ,1 satcsfoctorv't'•denCo)to be the a Res:dont cllfdl WCmmXX"X0mO4."XIX)mX1C=0(XXX9000 r�Wtfd4�Qt{XXXfl d416�7W(06Q(XIQKXXXXXXXXXXXXx"'t41t9�iNtX ur'r cane !=vestment Corp. °t, naratt cn thot c•,tit=fed tr.r •.,th olvun,r,t nra (oI prott'a to rM.Un th„r)aL$i_ '!7t,�Iac t(.rl a d"r Ce110[x'th(•t�NSI::t•s sat'oc`t`C.utt`,i theas.ihin 0 b .n;iq,nr•nt,••,tX`ha�f Of sa,d COr["t�Ohl n SL•id Cc,pC'a t.�`bC;rgg ip•,A•i t0 am Ot pIC K'd 161f•C a,1f`i•t 4i;s<•t 6 •.1f-at 1 0. ton r`f�tx rnt•QC CM1i not p e H. B. M., Ltd. tho fa--,i t'artrx°rchq,Writ 4 o.r u'rr/ It— —thin ,nstturnont ono orkrxml.ongeri 1; n^a•Thot sur-h ponrrt onci tt-oi such porinr,•r"p D + �•u•,„1f art IN,sonx! OFFICIAL SEAL Nvtt(s;.w ho ar oft ni 11 NELR LI NAKANO NOTARY PUU BLIC CAtIFORNIA LOS ANGELES COUNU Helen M. Nakano Xr a m. tsloes MV 2, 1297 m Non,,,f Tµx 7 of hafted) (This area for official nolarlal seat) 982 DING By UESTED 84-117822 TWORETIITTLE NSQCO OF CALIF. RECORDED IN OFFICIAL RECORDS RECORDING REQUESTED BY OR ORANGE COUNTY CALIFORNIA AND WHEN RECORDED RETURN TO: -3 2s PM MAR 1 84 Richard F. Davis, Esq. - Memel, Jacobs, Pierno & Gersh 1801 CenturyPark East $)Z OO ; L(lU`111 CI r 3+n..c�i ni Lrtarn• Los Angeles, California 90067 C14 ?itt i x7G t�Lut�."t�t •� AMENDED AND RESTATED AGREEMENT AMONG LANDOWNERS THIS AMENDED AND RESTATED AGREEMENT AMONG LANDOWNERS ("Agreement") is made this .21 day of /N ,% k, 1984, by and among HBM LTD, a California limited partnership, hereinafter called "HBM", PACIFICA COMMUNITY HOSPITAL, INC. , a California corporation, hereinafter called "Pacifica", ROBERT J. Zinngrabe an individual, hereinafter called "Zinngrabe", and DELMA CONSTRUCTION CORPORATION, a California corporation, here- inafter called "Delma," with reference to the following facts: A. On July 2, 1970, Main Medical Arts Associates, Huntington Convalescent Associates and Safecare Company, Inc. , entered into that certain Agreement (the "Prior Agreement") with respect to the same subject matter as herein. Said agreement was amended by that certain Amendment to Parking Agreement (the "First Amendment") dated August 1, 1975. By various and mesne assignments, the parties hereto have been assigned and trans- ferred certain right, title and interest of the prior parties in the Prior Agreement and the First Amendment. The parties hereto desire to amend and restate the Prior Agreement and the i� First Amendment and supersede all agreements, oral or written, among the parties with respect to the subject matter hereof. ry B. HBM is the fee title owner of the real property located in the County of Orange, State of California, described as follows (the "HBM Parcel"): Lots 1 and 2 of Block C of Tract No. 7 as per map recorded in Book _9, Page 8 of Mis- �_ cellaneous Maps, in the office of the County Recorder of said County. C. Pacifica is the owner of the leasehold estate under that certain lease dated June 15, 1970, between H.B.H. Incorporated, a California corporation, lessee, and Safecare Company, Inc., a Washington corporation, lessor, affecting the real property located in the County of Orange, State of California, described as follows (the "Hospital Parcel"): The South one-half of Lot 6 in Block G of Tract No. 7, as per map recorded in Book 9, Page 8 of Miscellaenou. Maps, in the office of the County Recorder Of said County; and, is the owner of the leasehold estate by that certain Assign- ment of Lease dated r1 xr ;o i 1;fV from Main Medical Arts Associ- ates to Pacifica, under that certain Assignment of Lease dated October 29, 1968 from R.J. Zinngrabe, T.J. Broderick, and Richard A. Houghton to Main Medical Arts Associates, under that certain lease dated April 9, 1968, between Patrick C. Moran, lessor, and R.J. Zinngrabe, a married man, T.J. Broderick, a married man, and Richard A. Houghton, a singie man, leBSae, affecting the real property located in the County o€ orange, State of California, described as follows (the "Moran Parcel") : The North one-half of Lot 6 in Block G of Tract No. 7 as per map recorded in Book 9, -1- 983 84-117822 Page 8 of Miscellaneous Kaps, in the office of the County Recorder of said County. D. Zinngrabe is the owner of the leasehold estate under those certain leases dated July 9, 1971 and May 1, 1971 respectively between Safecare Company, Inc. , lessor, and Walter Lee Brown Jr. , Avis Brown, Robert J. Zinngrabe and Carol Ann Zinngrabe, lessee and pertaining respectively to the north one- half and south one-half of the real property located in the County of Orange, State of California, described as follows ("Lot 9") : Lot 9 in Block C of Tract No. 7, as per map recorded in Book 9, Page 8 of Miscellaneous Maps, in the office of the County Recorder of said County; and, is the owner of the subleasehold estate under that certain lease dated June 8, 1964, between Violet E. Buckmaster, lessor, and Walter Lee Brown, Jr. , and Robert J. Zinngrabe, lessee, that certain sublease dated July 23, 1971 between Safecare company, Inc. , sublessor, and Walter Lee Brown, Jr. , Avis Brown, Robert J. Zinngrabe and Carol Ann Zinngrabe, sublessees, and that certain modification of such sublease dated October 24, 1972 affecting the real property located in the County of Orange, State of California, described as follows ("Lot 711): Lot 7 in Block G of Tract No. 7, as per 'nap recorded in Book 8, Page 9 of Miscellaneous Maps, in the office of the County Recorder of said County, excepting therefrom the westerly 50 feet of the southerly 180 feet of Lot 7 in Block G of Tract No. 7 as per map recorded in Book 9, Page 8 of Miscel- laneous Maps in the Office of the County Recorder of Orange County. E. Delma is the fee title owner of the real prop- erty located in the County of Orange, State of_California, described as follows (the "Delma Parcel"): Parcels 1 and 2 in the City of Huntington Beach, County of Orange, California, as per map filed in Book 175, Pages 7 and 8 of Parcel Maps in the office of the County Recorder of said County. F. As Of the date of this Agreement, the below- referenced parcels contain the following number of parking spaces: (a) The HBM Parcel contains 86 parking spaces. (b) The Moran Parcel contains 113 parking spaces. (c) Lot 9 and Lot 7 contain 195 parking spaces. (d) The Delma Parcel contains 101 parking spaces. G. As of the date of this Agreement, a sign which is visible from Main Street is located on the northern portion of the HBM rarcel ("Sicm 1"). As of Um Gate? Of `his Agreeriler+t, a sign which is visible from Delaware Avenue is iocated un t1L6 western portion of the Moran Parcel ("Sign 2"). As of the date of this Agreement, a sign which is visible from Florida Avenue is located on the eastern portion of Lot 7 ("Sign 3") . H. Each party hereto desires (i) to grant to all other parties hereto a nonexclusive right to use the existing 2 984 84-117822 parking spaces contained on their respective parcels, including the right of ingress and egress therefrom and (ii) to create certain rights and obligations among the parties with respect to the rights to use said real property covered by said grant pursuant to Section 1468 of the California Civil Code. I. Pacifica desires that (i) HBM grant to Pacifica the right to retain, maintain and repair Sign 1 including the right of ingress and egress therefrom; (ii) that certain rights and obligations be created with respect to that portion of the HBM Parcel covered by said grant pursuant to Section 1468 of the California Civil Code; (iii) that Zinngrabe grant to Pacifica the right to retain, maintain and repair Sign 3, including the right of ingress and egress therefrom; and (iv) that certain rights and obligations be created with respect to that portion of Lot 7 covered by said grant pursuant to Section 1468 of the California Civil Code. NOW, THEREFORE, in consideration of the mutual promises, covenants, agreements and understandings contained herein, the parties hereto agree as follows: 1. Term and Expiration. The term of this Agreement shall commence as of 1984 and shall expire on the 30th day of September, 2021. 2. Grant by HBM to Pacifica, Zinngrabe and Delma. HBM hereby covenants and grants to Pacifica, Zinngrabe and Delma the nonexclusive right, in common with HBM, to use the parking spaces on the HBM Parcel for the purpose of the parking of auto- mobiles and similar vehicles of the agents, servants, guests, employees, physicians, licensees, patients and business visitors of Pacifica, Zinngrabe and Delma, including the right of ingress and egress from and to said HBM Parcel.. 3. Grant by Pacifica to HBM, Zinngrabe and Delma. Pacific hereby covenants and grants to HBM, Zinngrabe and Delma a nonexclusive right, in common with Pacifica, to use the park- ing spaces on the Moran Parcel for the purpose of the parking of automobiles and similar vehicles of the agents, servants, guests, employees, physicians, licensees, patients and business visitors of HBM, Zinngrabe and Delma, including the right of ingress and egress from and to said Moran Parcel. 4. Grant by Zinngrabe to HBM Pacifica and Delma. Zinngrabe hereby covenants and grants to HBM, Pacifica and Delma the nonexclusive right, in common with Zinngrabe, to use the parking spaces on Lot 9 and Lot 7 for the purpose of the parking of automobiles and similar vehicles of the agents, servants, guests, employees, physicians, licensees, patients and business visitors of HBM, Pacifica and Delma, including the right of ingress anc: egress from and to said Lot 9 and Lot 7. 5. Grant by Dolma to HBM, Pacifica and Zinngrabe. Delma hereby covenants and granta to HBM, Pacifica and Zinngrabe a non-exclusive right, in common with Dolma, to uEe the parking spaces on the Delma Parcel for the purpose of the parking of automobiles and similar vohiclo❑ of the agents, servants, guests, employees, physicians, licenonsn, patients and business visitors of HBM, Pacifica and Zinngrabe, including the right of ingress and egress from and to said Dolma Parcel. b. Malnton_nnue? �i Frt+ 1 1 1 -I M =hzil main- - _ J =�, 6e. tain and keep in good repair, at its solo coat and expense, all parking areas located on the H8M Parcel. Pacific shall maintain and keep in good repair, at itn sole coot and expense, all park- ing areas located on the Moran Parcol. Zinngrabe shall main- tain and keep in good repair, at its Dole coat and expense, all parking areas located on Lot 9 and Lot 7. Dolma shall maintain -3- 985 84-117822 and keep in good repair, at its sole cost and expense, all park- ing areas located on the Delma Parcel. 7. Reduction or Change in Parking Spaces. The par- ties hereto agree that (i) there shall be no reduction or change in the number of parking spaces as exist on the HBM Parcel and the Moran Parcel as of the date of this Agreement and no party shall take any action which in any way reduces or changes such number of parking spaces without the express written consent of HBM and Pacifica, which consent shall not be unreasonably denied or delayed; (ii) there shall be no reduction or change in the total number of parking spaces as exist on all parcels as of the date of i.hib Agreement and no party shall take any action which in any way reduces or changes such total number of parking spaces without the express written consent of all parties to this Agreement, which consent shall not be unreasonably denied or delayed; (iii) there shall be no temporary or permanent alteration of the parking spaces or parking facilities as exist on each individual parcel as of the date of this Agreement and no party shall take any action which shall in any way alter such parking spaces or parking facilitiea Wi i.ituuL the expreats WL1 LLQii consent of all parties to this Agreement, which consent shall not be unreasonablv denied or delayed; and (iv) there shall be no temporary or permanent impairment of the use by any party of the number of parking spaces as exist on each individual parcel as of the date of this Agreement and no party shall take any action which in any way impairs the use of such number of park- ing spaces without the express written consent of all parties to this Agreement, which consent shall not be unreasonably denied or delayed. S. Grant of Right to Maintain Sign 1. HBM hereby covenants and grants to Pacifica the right to use the HBM Parcel for the purpose of retaining, maintaining and repairing Sign 1, including the right of ingress and egress therefrom so long as said ingress and egress does not interfere with HBM's use of the HBM Parcel. HBM shall take no action which in any way effects the utility and visibility of Sign 1 without the express written consent of Pacifica, which consent shall not be unrea- sonably denied or delayed. The parties hereto agree that Sign 1 is and has always been the property of Pacifica. 9. Sign 2. The parties hereto agree that Sign 2 is and has always been the property of Pacifica and that the use of the Moran Parcel for retaining, maintaining and repairing Sign 2 shall not be limited or affected by the rights of any of the parties hereunder. 10. Grant of Right to Maintain Sign 3. 2inngrabe hereby covenants and grants to Pacifica the right to use Lot 7 for the purpose of retaining, maintaining and repairing S4.gn 3, including the right of ingress and egress therefrom. 2inngrabe shall take no action which in any way effects the utility and visibility of Sign 3 without the express written consent of Pacifica, which consent shall not be unreasonably denied or delayed. The parties hereto agree that Sign 3 is and has always been the property of Pacifica. 11. Property Benefited and Burdened by Covenants. The land of HBM to be benefited and burdened by the covenants of this Agreement is the HBM Parcel. The land of Pacifica to be benefited and burdened by the covenants of this Agreement is i the Hotspital Parcel and —he %joinu Force!. The land of ii».gra__e to be benefited and burdened by the covenants of this Agreement is Lot 9 and Lot 7. The land of Delma to be benefited and bur- dened by the covenants of this Agreement is the Delma Parcel. Any successor in interest or ownership of the HBM Parcel, the Hospital Parcel, the Moran Parcel, Lot 9, Lot 7 and the Delma -4- 986 84-117822 Parcel, inclusive, is hereby expressly bound by the covenants bet forth herein for the: benefit of each of said parcels. 12. Enforcement of this Agreement. The parties hereto may employ any lawful means whatsoever to enforce the provisions of this Agreement. In the event of the bringing of any action or suit by any party hereto against any other party hereunder by reason of any breach of any of the agreements or provisions on the part of such other party arising out of this Agreement, then in that event the party or parties in whose favor final judgment shall be entered shall be entitled to have and recover of and from the other party or parties all costs and expenses of suit, includiiig reasonable attorneys' fees. 13. Best Efforts. Any party, and the successors and assignees of any party, holding less than a fee ownership inter- est in its respective parcel, agrees to utilize its best efforts to prevent the occurrence of any event of default under any lease by which it holds title to its respective parcel. 14. Recordation. The parties hereto shall cause this Agreement to be recorded in the office of the County Recorder of Orange County, California. 15. Binding Effect. This Agreement shall be binding upon and shall inure to the benefit of the heirs, executors, administrators, successors and assigns of the parties hereto for the benefit of the land owned or controlled by each of the par- ties hereto; provided, however, that with respect to any party, or its successor or assign, having less than a fee cwnership interest in any of the subject parcels, the burdens and bene- fits of this Agreement with respect to such parcel shall con- tinue only so long as such party, or its successor or assign, retains a possessory interest in such parcel. Notwithstanding the unenforceability of this Agreement with respect to any such party, or its successor or assign, or any parcel, this Agreement shall continue in full force and effect with respect to the remaining parcels. 16. Time of the Essence. Time is of the essence of gaCh and every term, condition, obligation and provision hereof. 17. Severability. In the event any portion of this Agreement shall be declared by any court of any jurisdiction to be invalid, illegal, or unenforceable, such portion shall be deemed separate from this Agreement, and the remaining parts hereof shall remain in full force and effect, as though such invalid, illegal or unenforceable portion had never been a part of this Agreement. 18. Waiver of Breach. No assent or waiver, express or implied, of any breach of any one or more of the covenants, conditions or provisions hereof shall be deemed or taken to be a waiver of any other covenant, condition or provision hereof, or a waiver of any subsequent breach of the same covenant, con- dition or provision hereof. 19. Captions and Construction. The captions used herein as headings for the various paragraphs hereof are for convenience only, and such captions shall not be construed to be part of this Agreement or be used in determining or constru- ing the intent or context of this Agreement. 20. Counterparts. This Agreement may be executed in a number of counterparts, each of which executed counterparts shall be deemed an original, and all such counterparts shall together constitute one and the same agreement. 21. Expenses of Dispute. In the event any dispute arises as to the subject matter of this Agreement, in addition to such other relief to which any party may be entitled, whether -5- 987 84--117822 or not a suit or proceeding is coinnenced, the prevailing party or parties to such dispute shall be entitled to recover their reasonable expenses, including attorneys' fees, arising from such dispute. 22. Entire Agreement. This Agreement supersedes the Prior Agreement and the First Amendment and any and all other agreements, either oral or in writing, among the parties hereto with respect to the subject matter hereof, and contains the entire agreement among the parties hereto relating to said sub- ject matter; provided, however, that this Agreement does not supersede the Prior Agreement and the First Amendment with respect to any individual, partnership, corporation or other entity, including but not limited to Safecare Company, Inc. , which is neither a party to this Agreement nor a successor or assign of any party to this Agreement; provided, further, that notwithstanding anything to the contrary contained herein, this Agreement does not supersede any contracts, agreements or arrangements which have been made between Zinngrabe and Pacifica or any of Pacifica's affiliated entities and individuals with respect LG the paymeni ui coal Vc vNcL i.y ,nxea, maintenance OxppnRA and related expense on Lot 7. This Agreement may not be modified except by an instrument in writing executed by the parties hereto. IN WITNESS WHEREOF, and for the purpoccc of the complying with the provisions of Section 1468 of the California Civil Code, the parties hereto have executed this Agreement as of the date and year first above written. HBM LTD. , a California limited partnership By: Hurricane Investment Corporation, a general partner By: Its: `r PACIFICA COMMUNITY HOSPITAL, INC. , a California Corporation By: Its: ROBERT J. ZINNCRABE DELMA CONSTRUCTION CORPORATION, a California corporation By: Its: _ -6- 988 84-117822 STATE OF CA41 FORN I A ) COUNTY OF On-)) ?�'� '�� �`! `� 1984 before me, the undersigned, a Nat ry Pubic in and for said State, personally appeared `. el 1., F %(A "'_ __, personally known to me or proved to me d8 a basis of satisfactory evidon to be t�_e NE, son who exe- cuted the within instrument as the - the Corpora- tion, personally known to me or proved to me basis of satisfactory evidence to be the Corporation that executed the within instrument pursuant to its bylaws or a resolution of its board of directors on behalf of the Partnership and acknowledged to me that such Partnership executed the within instrument. WITNESS my hand and official seal. j, z 7„ FO ,c-c:• Notary Public 10-4l OFMIAL SEAL - - CONSTA.':CE'.GALE STATE OF CALIFORNIA A';:'!ESCOUNTY Fly vY.exa:re:MAY?�1984 COUNTY OF ) � - -., On 1984 before me, the undersigned, a Notary Public in and for said State, personally appeared personally known to me or proved to me on the basis of satisfactory evidence to be the person who exe- cuted the within instrument as the of the Corporation that executed the within instrument and acknowl- edged to me that such Corporation executed the within instrument pursuant to its bylaws or a resolution of its board of directors. WITNESS my hand and official seal. 1 Notary Public i r 7 STATE OF CALIFORNIA ) COUNTY OF ) On 1984 before me, the undersigned, a Notary Public in and for said State, personally appeared , personally known to me or proved to me on the basis of satisfactory evidence to be the person whose name is subscribed to the within instrument and acknowledged that he executed the fame. WITNESS my hand and official seal. Notary Public -7- 989 STATE OF Coku6r NIA 1 g 4-117 8 2 2 COUNTY OF }SS On this 1-day of`�- tV! /beforo me the unWgried a Notary f ub'x: In and for cord county and state tX•rsonOiry ocKxbrad�l2`/LZ2J4t(C e• '',G/7-z GL r e f-•♦ a aarsonotty known to me(o't7•oved to me on the bans of sattsloCfoty ev+dence}'t t. ama - �J._ a`r�s�"°th.known to m�j,'�a ryovnd to me-A the nos,s of sat,sloctory e✓,dorce!o tr t"O"' Sncrelary rn1 �Lfc GR�s��J��tt "Tins,,r'[6: )z f'of � the crq,orat@ that e•s'Cuted t.a..with- ,nihumenl ana knOv,n!O ma(Or p:wad t0 rtW on 1hC YXt s N l� 5otisfocfory evrdonce)to tx%the petsens Who CTecuted tho within nstruam@Qnt on bohgifof so,a CCpo,ot.c:n y said CoT>cxotron tx'ing know, to m@ to rCv orM of the rortrim. cd o the oartnNsh p*hot ey(lCuted the,within rn Strument a and aCknowicdfled that Srrch corporotron !, exeCuted the Borne as SUCh portr.tu and that such OFFICIAL Oportnc,sn,o e.ecrrtco me Bain ALVERIA M. POLLARD i WmilSS my n� +d ottK,at ♦ ;t �:OTAh':r7'�_7t•L � LC 1\:i!I ES C-''l"'Ty 5:8^oture�`jca �C l !f la.+ ,� _ LC��Q-1;1r� ',r•,-.... ,-L..:•rx>,�.,y U 1p9! Nome•1g1x:d or P ntcd) (This atea for official soap 990 . c STATE OF CALIFORNIA } } COUNTY OF _ } On 1984 before me, the undersigned, a Notary Public in and for said State, personally appeared personally knows. to me or proved to me on the basis of satisfactory evidence to be the person who executed the within instrument as the of the Corporation, that executed the within instrument and acknowledged to me that such Corporation executed the within instrument pursuant to its bylaws or a resolution of its board of directors. WITNESS my hand and official seal. Notary Public 991 84-117817 TICORECORDl c 0EQUFSIFD By Co.OF CALIF, RECORDING REQUESTED BY RELOADED IN OFFICIAL RECORDS AND WHEN RECORDED RETURN TO: Richard F. Davis, Esq. OR nAANGE COUNTY.CALIFORNIA Memel, Jacobs, Pierno & Gersh -3 25 PM 1801 Century Park East - MM 21 '84 Los Angeles, California 90067 E9.00 C>ft a nF�nrntw C14 Cvu ri-f-e✓jur-�' �c'w✓J�n5 ASSIGNMENT OF LEASE THIS ASSIGNMENT ,,O�1F LEASE ("Assignment") is entered into on the al day of M-F r-h , 1984, by and between MAIN MEDICAL ARTS ASSOCIATES, a partnership ("Assignor"), and PACIFICA COMMUNITY HOSPITAL, INC. , a California corporation ("Assignee") . RECITALS A. PATRICK C. MORAN, as lessor, and R. J. ZINNGRABE, T. J. BRODERICK, and RICHARD A. HOUGHTON, as lessee, did enter into a certain 1 aaSP rlat4-a Anri l 9; 146A (hereinafter sometimes referred to as the "Lease"), pursuant to which Lessee leased from Lessor that certain parcel of real property, (herein some- times referred to as the "Premises" ), which parcel of real property is described as follows: The North one-half of Lot 6 in Block G of Tract No. 7 as per map recorded in Book 9, Page 8 of Miscellaneous Maps, in the office of the County Recorder of Orange County. R. The lessee's interest in said Lease was thereafter assigned to the Assignor, who is now possessed of said leasehold estate. 84-117817 C. The interest of said PATRICK C. MORAN is now vested in ANTHONY C. MORAN. D. Assignor desires to assign all of its right, title and interest in the Lease to Assignee, and Assignee desires to accept the assignment. E. As of the date of this Assignment, certain improvements have been made to the Premises. Without limiting the gener- ality of the foregoing, said improvements include the following: (a) A sign on the western portion of the Premises which is visible from Delaware Avenue (hereinafter sometimes rereferred to as the "Sign") . (b) A concrete block wall between the Premises and real property of the Assignee (here- inafter sometimes referred to as the "block wall"). (c) A brick wall on a portion of the Prem- ises fronting on Delaware Avenue (hereinafter sometimes referred to as the "brick wall"). (d) Light stanchions used for purposes of illuminating the premises (hereinafter sometimes referred to as the "stanchions") . NOW, THEREFORE, in accordance with Paragraph 12 of the Lease, and in consideration of the mutual promises and covenants contained herein, the parties hereby agree as follows: 1. Assignment and Assumption. Assignor assigns and transfers to Assignee all of its right, title and interest in the Lease, and Assignee accepts the assignment and assumes and agrees to perform, from the date this Assignment becomes effective, as a direct obligation to ^^ }c7-qnr of the provisions of 'Lhe Lnann. The iatu�;"�.•:i::iui partners ui Assignor are hereby made third party beneficiaries of this Paragraph 1. -2- 993 84-117817 2. Effective Date of Assignment. This Assignment shall take effect on 1984, and Assignor shall surrender possession of the Premises on that date. 3. The Sign and Other Improvments. The parties hereto agree that the "Sign" is and has always been the property of Assignee. The parties further .LyL,.. that ?iI rather improvements existing on the Premises as of the date of this Assignment, including without limitation the "block wall," "brick wall," and "stanchions," shall become Assignee's property upon the effective date of this Assignment, subject, however, to the terms of the Lease. 4. Payment of Obligation to Lessor. Assignee shall pay the obligation to the lessor referred to in that certain Consent to Assignment by and among Anthony C. Moran, Assignor and Assignee, a copy of which is attached hereto and incorporated herein by this reference, in the sum of Four Thousand Five Hundred Dollars ($4,500.00), or if Assignor pays said sum, Assignee agrees to forthwith reimbu rsa Assignor said amount. 5. Legal Capacity to Execute Assignment. Assignor warrants and represents that it has the legal capacity to execute this Assignment and all partners who are necessary to execute this Assignment have in fact executed -3- 994 84-117817 6. Counterparta. This Assignment may be executed in a namber of coun- terparts, each of which executed counterparts shall be deemed an original, and all such counterparts shall together constitute one and the same agreement. 7 . Expenses of Dispute. In the event any dispute arises between Lessee and Assignee as to the subject matter of this Assignment, in aHdi- tion to such other relief to which either party may be entitled, whether' or not a suit or proceeding is apmmenced, the prevailing party or parties to such dispute shall be entitled to recover their reasonable expenses, including attorney's fees, arising from such dispute. MAIN MEDICAL ARTS ASSOCIATES, a Partnership By: SEE EXHIBIT "A" ATTACHED HERETO AND INCORPORATED HEREIN PACIeICA CoW".viviTi HOSPITAL, INC., a California corporation By: By: -4- 995 84-11781 7 STATE OF CALIFORNIA ) ) COUNTY OF ) On 1984 before me, the undersigned, a Notary Public in and for said State, personally appeared personally known to me or proved to me on the basis of satisfactory evidence to be the person who exe- cuted the within instrument on behalf of the Partnership and acknowledged to me that such Partnership executed the within instrument. WITNESS my hand and official seal. Notary Public STATE OF CALIFORNIA ) ) COUNTY OF ORA►yAG6 ) On MARCH !lo , 1984 before me, the undersigned, a Notary Public in and for said State, personally appeared WENOeL•L. W%LTIz. M-b. , personally known to me or proved to me on the basis of satisfactory evidence t,,o be the person who exe- cuted the within instrument as the RAusI isF_WT of the Corporation that executed the within instrument and acknowl- edged to me that such Corporation executed the within instrument pursuant to its bylaws or a resolution of its board of directors. WITNESS my hand and official seal. e OFFICIAL SEAL PATRICIA A.HARNISH £ RAJt�LCJI/`J WGJV1��� p� NOTARYPUBUGCAUFOTtN1A' Notary Public � (,•RANGE CUUNTY • MI Co�msoa Eso��s Oci 16.{98ai -5- 996 84-117817 EXHIBIT "A" DDNN R. BRAVENDER FRANK R. LAW JAMES A. BFI. ON - JOHN W. LEE TAOMAS J. BRODERICK HAROLD E. SANFORD SA.MUF.L M. COHEN RALPH M. SHER RAY MOND C. DIXON MICHAFL H. SIGBAND BURR J. DALTON DANIEL J. SIGBAND RICHARD B. DOERING DONALD F. WILLIAMS TIANG HUA GAN MICHITARO YAMAMOTO RICHARD A. HOUGHTON ALLAN J. T. YIN THOMAS C. HOUGHTON, JR. ROBEPT J. ZINNGRABE LAURENCE KORN JAY A. ROTHMAN GEORGE A. KR14 TICH WERDNA L. BURNES 997 WROiNG ?IOORETITLE INS. UESTED BY 84-117820 CO.OF CALIF. RECORDED IN OFFICIAL RECORDS RECORDING REQUESTED BY AND OR ORANGE COUNTY CALIFORNIA WHEN RECORDED RETUPA TO: -3 25 PM MAR Z 1 '84 Richard F. Davis, Esq. - Memel, Jacobs, Pierno & Gersh 1801 Century Park East 6_2 cou"TV Los Angeles, California 90067 �� V �'WO`"'r" C14 Cv Cj V,, •p�-^� CONSENT TO ASSIGNMENT i-eG e-cj+v)j — THIS CONSENT TO ASSIGNMENT ("Consent") is entered into on the a 1 day of AW-17 , 1984, by and among Anthony C. Moran, an individual, Main Medical Arts Associates, a partner- ship, and Pacifica Community Hospital, Inc. (a California corporation). RECITALS A. ANTHONY S. MORAN (sometimes referred to herein as the "Lessor", or as "MORAN") is the present lessor in that certain L� lease dated April 9, 1968 by and between Patrick C. Moran and R.J. Zinngrabe, T.J. Broderick and Richard A. Houghton (the K "Lease") . O� T B. Main Medical Arts Associates, a partnership, the 1y present lessee under the Lease, and Pacifica Community Hospital, Inc. , a California corporation, have entered into that certain Assignment of Lease whereby Main Medical Arts Associates ("Assignor") has assigned all of its right, title and interest in the Lease to Pacifica Community Hospital, Inc. ("Assignee"), a copy of which is attached hereto and incorporated herein by this reference (the "Assignment") . C. MORAN desires to consent to the foregoing Assignment c..r,;ect to the terms and r.nnditions hereinafter set forth. -1-- 998 84-1178 20 D. MORAN acknowledges and represents the following with the knowledge that the Assignor and Assignee are relying upon such representations: 1. MORAN has examined the leased premises on March 9, 19B4, and from time to time during the Lease term; 2. That the Lease is in full force and effect as of the date hereof, that Assignor is not in default in the performance of any of the terms, conditions or covenants of the Lease, that Assignor has not committed any breach of the Lease, or if so, that in consideration of the payment of Four Thousand Five Hundred Dol- lars ($4,500.00) by Assignor or Assignee to Moran, that Moran agrees to waive any such breach of the Lease; that no notice of default has been given to Assignor. 3. That, in consideration of the payment of Four Thousand Five Hundred Dollars ($4,500.00) by Assignor or Assignee to Moran; the continued existence and maintenance on the leased premises of any improvements existing upon the premises as of the date of this Consent, including with- out limitation the "sign, " "block wall, " "brick wall" and light "stanchions" referred to in the Assignment, shall not be deemed a default under or breach of the terms of the Lease, nor shall the providing of electric power to the "sign" or light "stanchions" by the Assignee or any other person be considered a breach of the Lease. 4. MORAN has succeeded to all rights of the original lessor under the Lease, is the owner of the underlying fee in the leased real property, and has the legal capacity to execute this Consent. NOW THEREFORE, in consideration of the mutual terms and conditions herein set forth, Assignor, Assignee and MORAN, agree as follows: 1. Assignor or Assignee agree to pay the sum of FOUR THOUSAND FIVE HUNDRED DOLLARS ($4,500.00) to MORAN. This obli- gation of Assignor or Assignee shall be a joint and several obligation. of Assigncr and Assignee. 2. Currants and repraaat nta that each of the sentations set forth in Paragraph D, above, are true and correct. 3. MORAN consents to the assignment of the lease to the Assignee. -2- 999 84-117820 4. Assignor waives any claim to the reversionary rights in and to the Lease. S. MORAN releases Assignor from any further liability or obligation under the terms of the Lease. 6. Any improvements placed upon the leased premises are expressly subject to Paragraph 19 of the Lease, provided, how- ever, nothing herein shall be construed as a waiver by Assignee of any rights under the terms of the Lease, this Consent or the Assignment pertaining to improvements on the leased premises. 7. This Consent may be executed in a number of counter- parts, each of which executed counterparts shall be deemed an original, and all such counterparts shall together constitute one and the same agreement. MAIN MEDICAL ARTS ASSOCIATES, a Partnership ANTHONY S. MORAN By: SEE EXHIBIT "A" ATTACHED HERETO AND INCORPORATED HEREIN PACIFICA COMMUNITY HOSPITAL, INC., a California corporation By-, By: -3- 1000 -0 1 , 84-117820 STATE OF CALIFORNIA } COUNTY OF ) On 1984 before me, the undersigned, a Notary Public in and for said State, personally appeared personally known to me or proved to me on the basis of satisfactory evidence to be the person whose name is subscribed to the within instrument and acknowledged that he executed the same. WITNESS my hand and official seal. Notary Public STATE OF CALIFORNIA } ) COUNTY OF ) On , 1984 before me, the Tmc3Prsianed, a Notary Public in and for said State, personally appeared personally known to me or proved to me on the basis of satisfactory evidence to be the person who exe- cuted the within instrument on behalf of the Partnership and acknowledged to me that such Partnership executed the within instrument. WITNESS my hand and official seal. Notary Public STATE OF CALIFORNIA ) ) COUNTY OF 0RAt4GF_ } On _MA.RCN 16 1984 before me, the undersigned, a Notary Public in and for said State, personally appeared WEh1DELt. Wme. M•b. , personally known to me or proved to me on the basis of satisfactory evidence to be the person who exe- cuted the within instrument as the PRM10FE'aT of the Corporation that executed the within instrument and acknowl- edged to me that such Corporation executed the within instrument pursuant to its bylaws or a resolution of its board of directors. WITNESS my hand and official seal. UFF�LiA: SL A� s ••, K FAMCIA A. HARNISH � Notary Public •'`� te•ti?iIY1•i11+f;;.CAUFORNiA• • �. • "iA'.iGE i.000fT'f • IAr Cw.nm.a o�btwes 0a 16.199440' ••eeo•••eeeeoeee•oe•eeo•eee•e• -4- 1001 84-117820 EXHIBIT "A" DUNN- R. E;RAVE NDER fK)NK FF . LAW JATIES A. BRINTON JC�HN W. LEE THOASAS J. BRODERICY. HAROLD E. SANFORD SA*SUEL M. CC`HF.N RALPH M. SHER RAYT'JOND C. DIXON MICHAFL H. SIGBAND BURR J. DALTON J DANIEL J. SIGBAND RICHARQ 8. DOERING DONALD F. WILLIAMS TIANG HUA GAN MICHITARO YAMAMOTO RICHARD A. HOUGHTON ALLAN J. T. YIN THOMAS C. HC)UGNTCiN, OR. ROBEPT J. ZINNGRABE LAURENCE KORN JAY A. ROTHMAN GEORGE A. KRI•SPOTICH WERDNA L. IURNES 1002 84-117819 RECORDING REQUESTED BY RECORDING REQUESTED BY AND TICOR TITLE INS CO.OF CALIF. WHEN RECORDED RETURN TO: Richard F. Davis, Eaq. RECORDED IN OFFICIAL RECORDS Memel, Jacobs, Pierno & Gersh OR ORANGE COUNTY.CALIFORNIA 1801 Century Park East Los Angeles, California 90067 -325 PM MAR 21 '84 ���`�,r_�i• �� CONSENT TO ASSIGNMENT THIS CONSENT TO ASSIGNMENT ("Consent") is entered into on the .21 day of /�ter' 1984, by and among Anthony C. Moran, an individual, Main Medical Arts Associates, a partner- F:hi t,, :nd Paci 'ica Community Hospital, inn. (a California corporation) . RECITALS A. ANTHONY S. MORAN (sometimes referred to herein as the "Lessor", or as "MORAN") is the present lessor in that certain lease dated April 9, 196B by and between Patrick C. Moran and 4y R.J. Zinngrabe, T.J. Broderick and Richard A. Houghton (the "Lease") . B. Main Medical Arts Associates, a partnership, the �.t present lessee under the Lease, and Pacifica Community Hospital, Inc. , a California corporation, have entered into that certain Assignment of Lease whereby Main Medical Arts Associates ("Assignor") has assigned all of its right, title and interest in the Lease to Pacifica Community Hospital, Inc. ("Assignee"), a copy of which is attached hereto and incorporated herein by this .reference (the "Assignment"). C. MORA,N desires to •:t,n,.,ent to the foregoing Assignment subject to the terms and conditions hereinafter set forth. -1- 1003 84-Z17819 D. MORAN acknowledges and represents the following with the knowledge that the Assignor and Assignee are relying upon such representations: 1. MORAN has examined the leased premises on March 9, 1984, and from time to time during the Lease term; 2. That the Lease is in full force and effect as of the date hereof, that Assignor is not in default in the performance of any of the terms, conditions or covenants of the Lease, that Assignor has not committed any breach of the Lease, or if so, that in consideration of the payment of Four Thousand Five Hundred Dol- lars ($4,500.00) by Assignor or Assignee to Moran, that Moran agrees to waive any such breach of the Lease; that no notice of default has been given to Assignor. 3. That, in consideration of the payment of Four Thousand Five Hundred Dollars ($4,500.00) by Assignor or Assignee to Moran, the continued existence and maintenance on the leased premises of any improvements existing upon the premises as of the date of this Consent, including with- out limitation the "sign, " "block wall, " "brick wall" and light "stanchions" referred to in the Assignment, shall not be deemed a default under or breach of the terms of the Lease, nor shall the providing of electric power to the "sign" o: light "stanchions" by the Assignee or any other person be considered a breach of the Lease. 4. MORAN has succeeded to all rights of the original lessor under the Lease, is the owner of the underlying fee in the leased real property, and has the legal capacity to execute this Consent. NOW THEREFORE, in consideration of the mutual terms and conditions herein set forth, Assignor, Assignee and MORAN, agree as follows: 1. Assignor or Assignee agree to pay the sum of FOUR THOUSAND FIVE HUNDRED DOLLARS ($4,500.00) to MORAN. This obli- gation of Assignor or Assignee shall be a joint and several obligation of Assignor and Assignee. 2. MORAN warrants and represents that each of the renre- ae,ntaLions set forth in Paragraph D, above, are true and correct. 3. MORAN consents to the assignment of the lease to the Assignee. -2- 1004 84-117819 4. Assignor waives any claim to the reversionary rignts in and to the Lease. S. MORAN releases Assignor from any further liability or obligation under the terms of the Lease. 6. Any improvements placed upon the leased premises are expressly subject to Paragraph 19 of the Lease, provided, how- ever, nothing herein shall be construed as a waiver by Assignee of any rights under the terms of the Lease, this Consent or the Assignment pertaining to improvements on the leased premises. 7. This Consent may be executed in a number of counter- parts, each of which executed counterparts shall be deemed an original, and all such counterparts shall together constitute one and the same agreement. MAIN MEDICAL ARTS ASSOCIATES, i Q _ a Partnership ANTHO . MORAN By: SEE EXHIBIT "A" ATTACHED HERETO AND INCORPORATED HEREIN PACIFICA COMMUNITY HOSPITAL, INC., a California corporation By: By: -3- 1005 84-117819 EXHIBIT "A" DONN R. BRAVE NUER FRANK R. LAW JAMES A. BRINTON ^ ' .70HN W. LEE THOMAS J. BRODERICK HAROLD E. SANFORD SAMUEL M. COHE:N RALPH M. SHER RAY MOND C. DIXON MICHAFL H. SIGBAND BURR J. DALTON DANIEL J. SIGBAND RICHARD B. DO RING DONALD F. WILLIAMS TIANG HUA GAN MICHITARO YAMAMOTO RICHARD A. HOUGHTON ALLAN J. T. YIN THOMAS C. HOUGHTON, JR. ROBEPT J. ZINNGRABE LAURENCE KORN JAY A. HMAN GEORGE A. KRMPOTICH WERUNA L. BLiRiv£S 1006 84-117819 STATE OF CALIFORNIA ) 55. COUNTY OF ) On _, 1984, before me, the undersigned, a Notary Pub is in and for said State, personally appeared - --' , personally known to me (or proved to me on the ba is s of satisfactory evidence) to be the persons who executed the within instrument as President and Secretary, on behalf of PACIFICA C011MUNITY HOSPITAL INC. , a California corpora- tion, the corporation therein named, and acknowledged to me that the corporation executed it. WITNESS my hand and official seal. Notary Public in and for said State STATE OF CALIFORNIA ) ss. COUNTY OF � � ) on l(/Z �or T , 1984, before me, the undersigned, a Notary u is i�An aid State, personally appeared ANTHONY C. MORAN, personally known to me (or proved to me on the basis of satisfactory evidence) to be the person whose name is subscribed to the within instrument, and acknowledged that he executed it. WITNESS my hand and official seal . �J Ilc/Lc-tom �4LQ�uL i Not Pu is in and for said State •i FICIAI. 5••:.1L AL".TIUA M. P01.L13 D I i 1007 0 I G,OVEWIMENT CODE 27361.7 $4-117819 I certify under the penalty of Pc.+-iury that the notary seal on the document to wilich this Statement is attached reads as follows: Name of Rotary fi I✓c / ;<<_ /t`j l �/:;! Date Commission Expires _/► 1-t /' L ! `.,.-- County where bond is filed /<�, Al? k� ,ace of Execution <<,.. , Date -3,_ Stgnaturp Iraq name any ! 1008 RECORDING REQUESTED V 84-117824 TICOR TITLE INS CO.OF CALIF. n�_CvnvcV iN OrFOUTAL RECORDS OR ORANGE CCLINTY,CALIFORNIA RECORDING REQUESTED BY -325 PM MAR 21 *84 AND WHEN RECORDED RETURN TO: - Richard F. Davis, Esq. r� Memel, Jacobs, Pierno & Gersh G yam,(, crnv� 1801 Century Park East $11 00 Los Angeles, California 90067 C14 AMENDED AND RESTATED AGREEMENT AMONG LANDOWNERS THIS AMENDED AND RESTATED AGREEMENT AMONG LANDOWNERS ( Agreement") is made this A) day of Jtsw�kj 1984, by and among HBM LTD, a California limited partnership, hereinafter called ""IBM", PACIFICA COMMUNITY HOSPITAL, INC. , a California corporation, hereinafter called "Pacifica", ROBERT J. v Zinngrabe an individual, hereinafter called "Zinngrabe", and l� DELMA CONSTRUCTION CORPORATION, a California corporation, here- inafter called "Delma," with reference to the following facts: A. on July 2, ly/U, Main Meltical Arts ASSOCidlCb, l� Huntington Convalescent Associates and Safecare Company, Inc. , entered into that certain Agreement (the "Prior Agreement") with respect to the same subject matter as herein. Said agreement was amended by that certain Amendment to Parking Agreement (the "First Amendment") dated August 1, 1975. By various and mesne 1" assignments, the parties hereto have been assigned and trans- ferred certain right, title and interest of the prior parties in the Prior Agreement and the First Amendment. The parties hereto desire to amend and restate the Prior Agreement and the First Amendment and supersede all agreements, oral or written, among the parties with respect rc the subject matter hereof. B. HBM is the fee title owner of the real property located in the County of Orange, State of California, described as follows (the "HBM Parcel"): Lots 1 and 2 of Block G of Tract No. 7 as per map recorded in Book 9, Page 8 of Mis- cellaneous Maps, In the office of the County Recorder of said County. C. Pacifica is the owner of the leasehold estate under that certain lease dated June 15, 1970, between H.B.H. Incorporated, a California corporation, lessee, and Safecare Company, Inc. , a Washington corporation, lessor, affecting the real property located in the County of Orange, State of California, described as follows (the "Hospital Parcel") : The South one-half of Lot 6 in Block G of Tract No. 7, as per map recorded in Book 9, Page 8 of Miscellaenous Maps, in the office of the County Recorder of said County; and, is the owner of the leasehold estate by that certain Assign- ment of Lease dated IHt�'.a1, /7&5/ from Main Medical Arts Associ- ates to Pacifica, under that certain Assignment of Lease dated October 29, 1968 from R.J. Zinngrabe, T.J. Broderick, and Richard A. Houghton to Main Medical Arts Associates, under that certain lease dated April 9, 1968, between Patrick C. Moran, lessor, and R.J. Zinngrabe, a married man, T.J. Broderick, a married man, and Richard A. Houghton, a single man, lessee, affecting the real property located in the County of Orange, State of California, described as follows (the "Moran Parcel") : The North one-half of Lot 6 in Block G of Tract No. 7 as per map recorded in Book 9, -1- 1009 84-117824 Page 8 of Miscellaneous Maps, in the office of the County Recorder of said County. D. Zinngrabe is the owner of the leasehold estate under those certain leases dated July 9, 1971 and May 1, 1971 respectively between Safecare Company, Inc. , lessor, and Walter Lee Brown Jr. , Avis Brown, Robert J. Zinngrabe and Carol Ann Zinngrabe, lessee and pertaining respectively to the north one- half and south one-half of the real property located in the County of Orange, State of California, described as follows ( "Lot 9") : Lot 9 in Block G of Tract No. 7, as per map recorded in Book 9, Page 8 of Miscellaneous Maps, in the office of the County Recorder of said County; and, is the owner of the subleasehold estate under that certain lease dated June 8, 1964, between Violet E. Buckmaster, lessor, and Walter Lee Brown, Jr. , and Robert J. Zinngrabe, lessee, that C::,; :.uai• 'w'i:.:ii:ac uu�i.:.: jul y 2112, 19 71 CV pa;l , Inc . , sublessor, and Walter Lee Brown, Jr. , Avis Brown, Robert J. Zinngrabe and Carol Ann Zinngrabe, sublessees, and that certain modification of such sublease dated October 24, 1972 affecting the real property located in the County of Orange, State of California, described as follows ("Lot 7") : Lot 7 in Block -, of Tract No. 7, as per map recorded in Book 8, Page 9 of Miscellaneous Maps, in the office of the County Recorder of said County, excepting therefrom the westerly 50 feet of the southerly 180 feet of Lot 7 in Block G of Tract No. 7 as per map recorded in Book 9, Page 8 of Miscel- laneous Maps in the Office of the County Recorder of Orange County. E. Delma is the fee title owner of the real prop- erty located in the County of orange, State of California, described as follows (the "Delma Parcel") : Parcels 1 and 2 in the City of Hunliccyloti Beach, County of Orange, California, as per map filed in Book 175, Pages 7 and 8 of Parcel Maps in the office of the County Recorder of said County. F. As of the date of this Agreement, the below- referenced parcels contain the following number of parking spaces: (a) The HBM Parcel contains 86 parking spaces. (b) The Moran Parcel contains 113 parking spaces- (c) Lot 9 and Lot 7 contain 195 parking spaces. (d) The Delma Parcel contains 101 parking spaces. G. As of the date of this Agreement, a sign which is visible from Main Street is located on the northern portion of t2.� I.D.S rarccl ("Sign 1") As of the date of this h.-rea enr, _ ..�gn which.-h ii ui' v f'- D01 nt.ya rP AVenll P. 9 R 1 n rl n raton thP`..1�western portion of the MoranParcel ("Sign 211) . As of the date of this Agreement, a sign which is visible from Florida Avenue is located on the eastern portion of Lot 7 ("Sign 3"). H. Each party hereto desires (i) to grant to all other parties hereto a nonexclusive right to use the existing -2- 1010 84-117824 parking spaces contained on their respective parcels, including the right of ingress and egress therefrom and (ii) to create certain rights and obligations among the parties with respect to the rights to use said real property covered by said grant pursuant to Section 1468 of the California Civil Code. I. Pacifica desires that (i) HBM grant to Pacifica the right to retain, maintain and repair Sign 1 including the right of ingress and egress therefrom; (ii) that certain rights and obligations be created with respect to that portion of the HBM Parcel covered by said grant pursuant to Section 1468 of the California Civil Code; (iii) that Zinngrabe grant to Pacifica the right to retain, maintain and repair Sign 3, including the right of ingress at.d egress therefrom; and (iv) that certain rights and obligations be created with respect to that portion of Lot 7 covered by said grant pursuant to Section 1468 of the California Civil Code. NOW, THEREFORE, in consideration of the mutual promises, covenants, agreements and understandings contained herein, the parties herein agree as rullows; 1. Term and Expiration. The term of this Agreement shall commence as of , 1984 and shall expire on the 30th day of September, 2021. 2. Grant by HBM to Pacifica, Zinngrabe and Delma. HBM hereby covenants and grants to Pacifica, Zinngrabe and Delma the nonexclusive right, in common with HBM, to use the parking spaces on the HBM Parcel for the purpose of the parking of auto- mobiles and similar vehicles of the agents, servants, guests, employees, physicians, licensees, patients and business visitors of Pacifica, Zinngrabe and Delma, including the right of ingress and egress from and to said HBM Parcel. 3. Grant by Pacifica to HBM, Zinngrabe and Delma. Pacific hereby covenants and grants to HBM, Zinngrabe and Delma a nonexclusive right, in common with Pacifica, to use the park- ing spaces on the Moran Parcel for the purpose of the parking of automobiles and similar vehicles of the agents, servants, guests, employees, physicians, licensees, patients and business visitors of HBM, Zinngrabe and Delma, including the right of ingress and egress from and to said Moran Parcel. 4. Grant by Zinngrabe to HBM, Pacifica and Delma. Zinngrabe hereby covenants and grants to HBM, Pacifica and Delma the nonexclusive right, in common with Zinngrabe, to use the parking spaces on Lot 9 and Lot 7 for the purpose of the parking of automobiles and similar vehicles of the agents, servants, guests, employees, physicians, licensees, patients and business visitors of HBM, Pacifica and Delma, including the right of ingress and egress from and to said Lot 9 and Lot 7. 5. Grant by Delma to HBM, Pacifica and Zinngrabe. Delma hereby covenants and grants to HBM, Pacifica and Zinngrabe a non-exclusive right, in common with Delma, to use the parking spaces on the Delma Parcel for the purpose of the parking of automobiles and similar vehicles of the agents, servants, guests, employees, physicians, licensees, patients and business visitors of HBM, Pacifica and Zinngrabe, including the right of ingress and egress from and to said Delma Parcel. 6. Maintenance of Parking Spaces. HBM shall main- tain and keep in good repair, at its sole cost and expense, all parking areas located on the HBM Parcel. Pacific shall maintain and keep in good repair, at its sole cost and expense, all park- ing areas located on the Moran Parcel. 'Zinngrabe shall main- tain and :seep in good repair, at its sole cost and expense, all parking areas located on Lot 9 and Lot 7. Delma shall maintain -3- 1011 84-117a24 and keep in good repair, at its sole cost and expense, all park- ing areas located on the Delma Parcel. 7. Reduction or Change in Parking_paces. The par- ties hereto agree that (i) there shall be no reduction or change in the number of parking spaces as exist on the HBM Parcel and the Moran Parcel as of the date of this Agreement and no party shall take any action which in any way reduces or changes such number of parking spaces without the express written consent of HBM and Pacifica, which consent shall not be unreasonably denied or delayed; (ii) there shall be no reduction or change in the total number of parking spaces as exist on all parcels as of the date of this Agreement and no party shall take any action which in any way reduces or changes such total number of parking spaces without the express written consent of all parties to this Agreement, which consent shall not be unreasonably denied or delayed; (iii ) there shall be no temporary or permanent alteration of the parking spaces or parking facilities as exist on each individual parcel as of the date of this Agreement and no party shall take any action which shall in any way alter such paxkit.g spauea or parking faciiiLles wirnouL Lhe express writi.en consent of all parties to this Agreement, which consent shall not be unreasonably denied or delayed; and (iv) there shall be no temporary or permanent impairment of the use by any party of the number of parking spaces as exist on each individual parcel as of the date of this Agreement and no party shall take any action which in any way impairs the use of such number of park- ing spaces without the express written consent of all parties to this Agreement, which consent shall not be unreasonably denied or delayed. 8. Grant of Right to Maintain Sign 1. HBM hereby covenants and grants to Pacifica the right to use the HBM Parcel for the purpose of retaining, maintaining and repairing Sign 1, including the right of ingress and egress therefrom so long as said ingress and egress does not interfere with HBM's use of the HBM Parcel. HBM shall take no action which in any way effects the utility and visibility of Sign 1 without the express written consent of Pacifica, which consent shall not be unrea- sonably denied or delayed. The parties hereto agree that Sign 1 is and has always been the property of Pacifica. 9. Sign 2. The parties hereto agree that Sign 2 is and has always been the property of Pacifica and that the use of the Moran Parcel for retaining, maintaining and repairing Sign 2 shall not be limited or affected by the rights of any of the parties hereunder. 10. Grant -of Right to Maintain Sign 3. Zinngrabe hereby covenants and grants to Pacifica the right to use Lot 7 for the purpose of retaining, maintaining and repairing Sign 3, including the right of ingress and egress therefrom. Zinngrabe shall take no action which in any way effects the utility and visibility of Sign 3 without the express written consent of Pacifica, which consent shall not be unreasonably denied or delayed. Tho parties hereto agree that Sign 3 is and has always been the property of Pacifica. 11. Property Benefited and Burdened by Covenants. The land of HBM to be benefited and burdened by the covenants of this Agreement is the HBM Parcel. The land of Pacifica to be UC11C11GOt2 and burdezied by Lhe cuveattziLi:i ul Lhl;6 AgI.QGi1ant io the hospitai Yarcei and the Noran Parcel. The land of zinngraDe to be benefited and burdened by the covenants of this Agreement is Lot 9 and Lot 7. The land of Delma to be benefited and bur- dened by the covenants of this Agreement is the Delma Parcel. Any successor in interest or ownership of the HBM Parcel, the Hospital Parcel, the Moran Parcel, Lot 9, Lot 7 and the Delma -� 1012 84-117824 Parcel, inclusive, is hereby expressly bound by the covenants set forth herein for the benefit of each of said parcels. 12. Enforcement of this Agreement. The parties hereto may employ any lawful means whatsoever to enforce the provisions of this Agreement. In the event of the bringing of any action or suit by any party hereto against any other party hereunder by reason of any breach of any of the agreements or provisions on the part of such other party arising out of this Agreement, then in that event the party or parties in whose favor final judgment shall be entered shall be entitled to have and recover of and from the other party or parties all costs and expenses of Ruit, including reasonable attorneys' fees. 13. Best Efforts. Any party, and the successors and assignees of any party, holding less than a fee ownership Inter- est in its respective parcel, agrees to utilize its best efforts to prevent the occurrence of any event of default under any lease by which it holds title to its respective parcel. 14. Record aticn. The parties herPtr shall caugp th_- Agreement to be recorded in the office of the County Recorder of Orange County, California. 15. Binding Effect. This Agreement shall be binding upon and shall inure to the benefit of the heirs, executors, administrators, successors and assigns of the parties hereto for the benefit of the land owned or controlled by each of the par- ties hereto; provided, however, that with respect to any party, or its successor or assign, having less than a fee ownership interest in any of the subject parcels, the burdens and bene- fits of this Agreement with respect to such parcel shall con- tinue only so long as such party, or its successor or assign, retains a possessory interest in such parcel. Notwithstanding the unenforceability of this Agreement with respect to any such party, or its successor or assign, or any parcel, this Agreement shall continue in full force and effect with respect to the remaining parcels. 16. Time of the Essence. Time is of the essence of each and every term, condition, obligation and provision hereof. 17. Severability. In the event any portion of this Agreement shall be declared by any court of any jurisdiction to be invalid, illegal, or unenforceable, such portion shall be deemed separate from this Agreement, and the remaining parts hereof shall remain in full force and effect, as though such invalid, illegal or unenforceable portion had never been a part of this Agreement. 18. Waiver of Breach. No assent or waiver, express or implied, of any breach of any one or more of the covenants, conditions or provisions hereof shall be deemed or taken to be a waiver of any other covenant, condition or provision hereof, or a waiver of any subsequent breach of the same covenant, con- dition or provision hereof. 19. Captions and Construction. The captions used herein as headings for the various paragraphs hereof are for convenience only, and such captions shall not be construed to be part of this Agreement or be used in determining or constru- ing the tnt`nt or context of this Agreement. 20. Counterparts. This Agreement may be executed in a number of counterparts, each of which executed counterparts shall be deemed an original, and all such counterparts shall together constitute one and the same agreement. 21. Expenses of Dispute. In the event any dispute arises as to the subject matter of this Agreement, in addition to such other relief to which any party may be entitled, whether -5- 1013 84-117824 or not a suit or proceeding is commenced, the prevailing party or parties to such dispute shall be entitled to recover their reasonable expenses, including attorneys' fees, arising from such dispute. 22. Entire Agreement. This Agreement supersedes the Prior Agreement and the First Amendment and any and all other agreements, either oral or in writing, among the parties hereto with respect to the subject matter hereof, and contains the entire agreement among the parties hereto relating to said sub- ject matter; provided, however, that this Agreement does not supersede the Prior Agreement and the First Amendment with respect to any individual, partnership, corporation or other entity, including but not limited to Safecare Company, Inc., which is neither a party to this Agreement nor a successor or assign of any party to this Agreement; provided, further, that notwithstanding anything to the contrary contained herein, this Agreement does not supersede any contracts, agreements or arrangements which have been made between Zinngrabe and Pacifica or any of Pacifica's affiliated entities and individuals with respect to the payment of real property taxes, mainLe►ia,x.e &XDarGC and related expense on Lot 7. This Agreement may not be modified except by an instrument in writing executed by the parties hereto. IN WITNESS WHEREOF, and for the purposes of the complying with the provisions of Section 1468 of the California Civil Code, the parties hereto have executed this Agreement as of the date and year first above written. HBM LTD., a California limited partnership By: Hurricane Investment Corporation, a general partner By: Its: PACIFICA COMMUNITY HOSPITAL, INC. , a California Corporation Its: ROBERT J. ZINNGRABE DELMA CONSTRUCTION CORPORATION, a California corporation By: Its: -6- 1014 -M 84-117824 STATE OF CALIFORNIA ) COUNTY OF ) On 1984 before me, the undersigned, a Notary Public in and for said State, personally appeared personally known to me or proved to me on the basis of satisfactory evidence to be the person who exe- cuted the within instrument as the of the Corpora- tion, personally known to me or proved to me on the basis of satisfactory evidence to be the Corporation that executed the within instrument pursuant to its bylaws or a resolution of its board of directors on behalf of the Partnership and acknowledged to me that such Partnership executed the within instrument. WITNESS my hand and official seal. Notary Public STATE OF CALIFORNIA ) COUNTY OF ) On 1984 before me, the undersigned, a Notary Public in and for said State, personally appeared o personally known to me or proved to me on the basis of satisfactory evidence to be the person who exe- cuted the within instrument as the of the Corporation that executed the within instrument and acknowl- edged to me that such Corporation executed the within instrument pursuant to its bylaws or a resolution of its board of directors. WITNESS my hand and official seal. Notary Public STATE OF CALIFORNIA ) ) COUNTY OF ) On 1984 before me, the undersigned, a Notary Public in and for said State, personally appeared personally known to me or proved to me on the basis of satisfactory evidence to be the person whose name is subscribed to the within instrument and acknowledged that he executed the same. WITNESS my hand and official seal. Notary Public -7- 1015 84-117,524 STATE OF CALIFORNIA } COUNTY OF ORANGG } On M ARacN %6 1984 before me, the undersigned, a Notary Public in and for said State, personally appeared YJsr►a+;tt. YJtIs. M•C. personally known to me or proved to me on the basis of satisfactory evidence to be the person who executed the within instrument as the PP-gstbGmT of the Corporation, that executed the within instrument and acknowledged to me that such Corporation executed the within instrument pursuant to its bylaws or a resolution of its board of directrrs. WITNESS my hand and official seal. A. ,�` s C1FF'fflAt,SEAL � j PAT,:ICIA A. HARNISH Notary Public C01-14vV b1.TCAtTGrNtA u 1.!y Gt,.,,,07,•.E�or,¢s t„t 16,ISM** CPC over too c coo e e He^-ov.•....•O 1016 EXHIBIT C r EJ-001 ATTORNEY OR PARTY WITHOUT ATTORNEY(Name,addrsta,and&ate Bar numbad: Agarrvcwd _U,to: . Todd F.Zvell,State Bar No. 170054 SCOLINOS,SHELDON&NEVELL Recorded in Official Records, Orange County 301*North Lake Avenue,7th Floor Hugh Nguyen, Clerk-Recorder Pasadena,Califomia 91101 IIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIII IIIII IIIII III III III 112,00 TEL NO.:(626)793-3900 FAX No.(opdonao:(626)568-0930 1* $ R D 0 1 0 7 4 6 9 4 1 $ E-MAIL ADDRESS(OpMW:tnevell(Mssniaw.com O ATTORNEY O C EDGMEN O ASSIGNEE RECORD 2019000109711 3:14 pm 04105119 0. SUPERIOR.CDURTOFCAUFORNIA,COUNrYOF Orange 0 417 A0 7 0.00 0.00 0..00 0.00 18.00 10.00 0.000.0075.00 3.00 STREETADDREss: 700 Civic Center Drive West MAILING ADDRESS: - CITYANDLPCODE:Santa Ana,California 92702 BRANCH NAME Central Justice Center FOR RECORDER'S USE.ONLY PLAINTIFF: Gary Bean CASE NUMBER: ` DEFENDANT: Edward J.Pelochino,et al. 30-2015-00825538-CU-PO-CJC ABSTRACT OF JUDGMENT—CIVIL FOR COURT USE ONLY AND SMALL CLAIMS Q Amended 1. The .� Co judgment creditor Q assignee of record rsuantto California Government applies for an abstract of judgment and represents the following: Code § 68150(f), the Clerk of the a. Judgment debtor's Court hereby certifiesthisdocument Name and last known address accurately reflects the official court own F.Pelochino record.The electronic signature and 11705 Lake St.. seal on this document have the Huntington Beach,CA 92648 same validity and legal force and IL_ effect as an original clerk's b. Driver's license no:[last 4 digits]and state: Q Unknown signature and court seal.California c. Social security no.(last 4 digits): Q Unknown Government Code§68150(g). d. Summons or notice of entry of sister-state judgment was personally served or mailed to(name and address): John F.Pelochino 17.05 Lake Street,Huntington Beach,CA 92648 2.Q Information on additional judgment debtors is 4. Q Information on additional judgment creditors is shown on page 2. shown on page 2. 3. Judgment creditor(name and address): 5. Q Original abstract recorded in this county: Gary Bean(do Scolinos,Sheldon&Nevell) 301 North Lake Avenue,7th Floor a. Date: Pasadena,CA 91103 b. Instrumen o.- Date: 413/19 ' Todd F.Nevell (TYPE OR PRINT NAME) (SIGNATURE OF APPLICANT OR ATTORNEY) 6. Total amount of judgment as entered or last renewed: 10. Q An 0 execution lien Q attachment lien $990,307.18 is endorsed on the judgment as follows: 7. All judgment creditors and debtors are listed on this abstract a. Amount:$ 8. a. Judgment entered on(date): 3/20/19 b. In favor of(name and address): b. Renewal entered on(date): 9. Q This judgment is an installment judgment. 11. A stay of enforcement has [SEAL) a. EE not been ordered by the court. b. Q] been ordered by the court effective until (date): 12. a. [:E I certify t at this is a true and correct abstract of he jud ent entered in this action. led co This abs b tr5�tissued on(date): copy of the is attached. /1y A.DANG , -� David H.Yamasaki,Clerk of the Court Clerk,by Deputy Fes, "' `` ABSTRACT OF JUDGMENT—CIVIL Pays t of EJ-001 IRay.July 1.2014) AND SMALL CLAIMS code Of CIA Proems.,f5 498.4aq 874,700,190 1018 r PLAINTIFF: Gary Bean COURT CASE NO.: DEFENDANT: John F. Pelochino 30-2015-00825538-CU-PO-CJC NAMES AND ADDRESSES OF ADDITIONAL JUDGMENT CREDITORS: 13. Judgment creditor(name and address): 14. Judgment creditor(name and address): 15. 0 Continued on Attachment 15. INFORMATION ON ADDITIONAL JUDGMENT DEBTORS: 16, Name and last known address 17. Name and last known address L l___ Driver's license no.[last 4 digits]and state: Driver's license no. [last 4 digits]and state: Unknown Unknown Social security no.[last 4 digits]: Unknown Social security no.[last 4 digits]: Unknown Summons was personally served at or mailed to(address): Summons was personally served at or mailed to(address): 18. Name and last known address 19. Name and last known address _ L L Driver's license no.[last 4 digits]and state: Driver's license no.[last 4 digits]and state: Unknown 0 Unknown Social security no.[last 4 digits]: Unknown Social security no.[last 4 digits]: Unknown Summons was personally served at or mailed to(address): Summons was personally served at or mailed to(address): 20. Continued on Attachment 20. EJ-001[Rev.July 1,20141 ABSTRACT OF JUDGMENT—CIVIL Page 2 of AND SMALL CLAIMS 1019 = . q FILED1 Todd F.Nevell,State Bar No. 170054 suto to Daniel G. Sheldon,State Bar No. 166793 couNnr of GRANRIFE c� 2 SCOLINOS,SHELDON&.NEVELL p 301 North Lake Avenue, 711'Floor MAR 2 0 2019 3 Pasadena,California 91101 � oAvio K.YAran8,hK1,ceoric o1 tlr ooalt ch Telephone: (626) 793-3900 4 Facsimile: (626)568-0930 Blr.kt D"Q�@ O 5 Attorneys for Plaintiff,GARY BEAN 6 7 8 SUPERIOR COURT OF THE STATE OF CALIFORNIA 9 COUNTY OF ORANGE 10 11 GARY BEAN, ) CASE NO.: 30-2015-00825538-CU-PO-CJC 12 Plaintiff, ) Hon.Glenn Salter,Dept.C22 13 vs. ) 14 JOHN F.PELOCHINO ) JUDGMENT ON SPECIAL VERDICT 15 Defendants. ) 16 ) 17 ) 1 18 19 This action came on regularly for jury trial on February 19, 2019,in Department C22 of 20 the Orange County Superior.Court,the Honorable Glenn Salter, Judge presiding. The plaintiff 21 Gary Bean appearing by attorneys Todd F.Nevell and Daniel G. Sheldon of Scolinos,Sheldon& 22 Nevell. The defendant John F.Pelochino appearing by attorney Calvin Schneider of Viefhaus& 23 Schneider. 24 A jury of 12 persons was regularly impaneled and sworn. Witnesses were sworn and 25 testified. After hearing the evidence and arguments of counsel,the jury was duly instructed by the 26 Court and the cause was submitted to the jury with directions to return a special verdict. The jury 27 deliberated and thereafter returned into court with its verdict as follows: 28 4- JUDGMENT ON SPECIAL VERDICT 1020 ,-i Mi •sE �c► �n7�o*s�:, rc�a� �z PHASE ONE 2 t?I�Z `�We,,the�jury in the above-entitled case,answer the questions submitted to us as follows: 13� )*min m-,;;1.,,rz,gWas*John Pelochino's violation of the Building Code set forth in Jury Instruction 4 ItNO R8.1"$1 hlbstantial factor in causing harm to Gary Bean? 5 Answer: X Yes No 6 If your answer to question 1 is"yes';do not answer question 2,skip ahead and answer 7 question 4.If you answered"no",then answer question 2. 8 2. Was John Pelochino negligent in the use or maintenance of the property? 9 Answer: Yes No I0 If your answer to question 2 is yes,then answer question 3. If you answered no,stop here, 11 answer no further questions,and have the presiding juror sign and date this form. 12 3. Was John Pelochino's negligence a substantial factor in causing harm to Gary 13 Bean? 14 Answer: Yes No 15 If your answer to question 3 is yes,then answer question 4. If you answered no,stop here, 16 answer no finther questions,and have the presiding juror sign and date this form. 17 4. What are Gary Bean's damages? 18 a. Economic loss 19 Past Medical Expenses: $ 45,719.98 20 Future Medical Expenses: $ 454,664.00 21 b. Past noneconomic loss, including 22 physical pain/mental suffering: $ 250,000.00 23 c. Future noneconomic loss,including 24 physical pain/mental suffering: 300,000.00 25 TOTAL: $. 1,050,383.98 26. If you answer question 4 with an amount of money,then answer question 5. If you answer 27 question 4"no damages",stop here,answer no further questions,and have the presiding juror sign 28 and date this form. .Z. JUDGMENT ON SPECIAL VERDICT 1021 1 5. Was Gary Bean negligent? 2 X _Yes No 3 If your answer to question 5 is yes,then answer question 6. If you answered no,then skip 4 to question 8 and do not answer questions 6 and 7. 5 6. Was Gary Bean's negligence a substantial factor in causing his harm? 6 _ X Yes No 7 If your answer to question 6 is yes,then answer question 7. If you answered no, 8 then skip to question 8 and do not answer question 7. 9 7. What percentage of responsibility for Gary Bean's harm do you assign to the 10 following? I 1 John F.Pelochino 80 12 Gary Bean 20 % 13 TOTAL 100% 14 8. Did John F.Pelochino engage in the conduct with malice,oppression or fraud? 15 X_Yes No 16 17 Signed: _Lori Jo Salle 18 Presiding Juror 19 Dated: March 1.2019." 20 PHASE TWO 21 "9. What amount of punitive damages, if any,do you award Gary Bean? 22 $ 150,000.00. 23 24 25 1 Signed: —Lori Jo Salle 26 Presiding Juror 27 Dated: ----March 1.2019." 28 •3• { ePeft JUDGMENT ON SPECIAL VERDICT 1022 1 It appearing by reason of said verdict that plaintiff Gary Bean is entitled to judgment 2 against Defendant John Pelochino. 3 NOW,THEREFORE,IT IS ORDERED,ADJUDGED,AND DECREED as follows- 4 That Plaintiff Gary Bean have and recover from Defendant John Pelochino the sum of 5 S 990.307.18,with interest thereon at a lawful rate to be determined,together with recoverable 6 costs as the prevailing party pursuant to Code of Civil Procedure §1032,et seq.,in the amount of 7 and expert witness fees,costs and interest pursuant to Code of Civil 8 Procedure section 998 in the amount of S 10 DATED:?o 11 . 12 Cpw SALTElt 13 JUDGE OF THE SUPERIOR COURT 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 , PROPOK-%.IUDGMENT ON SPECIAL VERDICT 1023 I hereby certify the foregoing ins meet consisting of Pages) is a true and correct copy of the original on fif;in th court OUaT0 MAIR 2 2 29 S. IDATE) R 7HE w Pi H.Y E AHD E U F E ?� r a SUP 1 T ' off` SY SONIA RR O MPY 1024 EXHIBIT D 10/24/2019 The Kennedy Commission Mail-19601 Beach Blvd.,Huntington Beach,CA 92648 Cesar C <cesarc@kennedycommission.org> 19601 Beach Blvd., Huntington Beach, CA 92648 Cesar C <cesarc@kennedycommission.org> Wed, Oct 23, 2019 at 12:29 PM To: alma.villanueva@dot.ca.gov Hi Ms. Villanueva, My name is Cesar Covarrubias, I am with the Kennedy Commission, The Kennedy Commission is a nonprofit that advocates for increasing affordable housing in Orange County. www.kennedycommission.org Please see the following email as a follow up to our conversation on Cal Trans District 12 site at 19601 Beach Blvd., Huntington Beach, CA 92648 (see map link below. Site is on Beach Blvd. close to Yorktown) The site has been identified by the city as a potential site that may transition to another use in the near future. We are inquiring to understand if Cal Trans has plans to transition or dispose of this site as surplus in the near future. If not, we would like to hear that. If so, is there a timeline. Thank you for your help. Cesar Covarrubias https://www.google.com/maps/place/19601+Beach+Blvd/@33.678519,-117.9893981,228m/data=!3m 1!1 e3!4m6!3m5! 1 sOx8Odd213358006ae7:Ox3a8971 bOc64ab504!4b1!8m2!3d33.6780929!4d-117.9892683 i f office Park $et;r..tif 34 Walgreens ��wwo Ave 4�rkiawaAve Yorktown Avc, Huntingto i Beach Police Department R w u Bartlett mark YORKTOWN Newland House Museum � Tdcee`+[ie d-r� S" �: � t�gfl-iraxt Ui A. i' �� +0zr sta x e map data 02011 Google Cesar Covarrubias Executive Director Villanueva,Alma H@DOT<alma.villanueva@dot.ca.gov> Wed, Oct 23, 2019 at 3:35 PM To: Cesar C <cesarc@kennedycommission.org> Hello Cesar, I spoke to our Office Chief and we both called and left you a voice message earlier today advising that Caltrans does not foresee the site at 19601 Beach Blvd. in Huntington Beach, CA ever becoming an area to sell or to use as potential Affordable Housing. 1026 https://mail.google.com/mail/u/0?ik=84d51 a9be4&view=pt&search=all&permthid=thread-a%3Ar1337780390986463640&simpl=msg-a%3Ar386152595... 1/2 1012412019 The Kennedy Commission Mail- 19601 Beach Blvd.,Huntington Beach,CA 92648 As mentioned. I can have your agencies information added to our distribution list should any excess land properties become available for public sale, I'm not sure your agency is looking to purchase properties so if you rather I not odd you to that list. please let me know, Alma Villanueva, Branch Chief Relocation Assistance, Excess Lands, Property management 1750 E. 4t','Street, Suite 100 Santa Ana, CA 92705 (657) 328-6543 ((DuGleu."ext h�e—Oenj 1027 From: Ted Ross To: Villasenor,Jennifer Subject: Housing Element Amendment-Public Comment Date: Thursday,November 14,2019 9:00:47 PM A quote from Forest Gump appears appropriate"Stupid is as Stupid does". Exactly what you get when the Inmates(city Government)are running the Asylum! Can anybody bring common sense and community values to bear on this proposed absurdity? Perhaps it's time to clean out our city management! Sent from my Whone.........Ted 1028 From: Dave Simpson To: Villasenor,Jennifer Subject: Stop Housing Growth Date: Monday,November 18,2019 9:35:58 AM Please STOP the housing growth in Huntington Beach. We are becoming wall-to-wall houses! Enough is enough! Barbara Simpson 1029 From: Taylor Haug To: CITY COUNCIL;Villasenor,Jennifer Subject: Housing Element Amendment-Draft Date: Friday,November 15,2019 9:56:56 AM Good morning, THE CUP requirement was put in place in 2015 in order to get the residents of Huntington Beach, the people you all serve, a voice in what is being built in their backyard. Issue #1: The proposed amendment to "In order to mitigate this constraint, a program action has been added to the Housing Element to establish an "Affordable Housing Overlay" within the BECSP and to designate sufficient sites with the Overlay to offset the RHNA shortfall, and replace the CUP requirement on these sites with an administrative Site Plan Review process (i/e-no Planning Commission or City Council Hearing)". This amendment is extremely alarming as a HB resident and homeowner, as now the Administration can simply pass HDD (albeit for VL housing) without the input of THE PEOPLE YOU ALL SERVE. The City and the Administration should work with its residents, not work around them. Issue#2: Mitigating the constraint of increased parking spaces that reduces spillover into neighborhoods..,."the Housing Element program action to establish an "Affordable Housing Overlay" will include replacing the coastal zone parking requirement in the amended BECSP with the City wide parking standard on sites designated within the Overlay that propose to provide 20 percent affordable unites. Additionally,projects can request parking reductions through the density bonus ordinance." Wasn't this amended BESCP for increased parking a result of your residents voicing their concerns about the spillover affect of homes into their neighborhood?Now, you will no longer listen to your residents original concerns, and revert back to the original issue. Unfortunately this isn't how Government should work. You should work WITH your constituents, not work around them. And this draft simply works around your constituents in order to get the funds for the Homeless. Disgusting. Thanks, Taylor Haug 1030 From: CT Burns To: Villasenor,Jennifer Subject: Housing Date: Friday,November 15,2019 5:22:48 AM Good morning, I OPPOSE the Housing Element Amendment and wish it to be recorded as such. A reply will be appreciated. Sincerely, CT Freely 1031 From: Cesar C To: Villasenor,Jennifer Subject: Re:Comments on HB HE Nov.2019 Draft Date: Thursday, December 12,2019 5:31:36 PM Attachments: HB121219]V.odf ,Thu, Dec 5, 2:31 PM (7 days ago) Ms. Villasenor, Please see attached the Kennedy Commission's supplemental comments on Nov. 2019 Housing Elem... Sincerely On Fri, Dec 6, 2019 at 5:11 PM Cesar C <cesarc�.kennedycommission.org>wrote: Ms. Villasenor, As a follow up please see attached the exhibits and the Kennedy Commission's public comments on i Nov. 2019 Housing Element Draft for the City of Huntington Beach. My apologies for not including the exhibit on the original email. Thank you, Cesar Covarrubias On Thu, Dec 5, 2019 at 2:31 PM Cesar C <cesarcn.kennedycommission.org> wrote: I ' Ms. Villasenor, Please see attached the Kennedy Commission's public comments on Nov. 2019 Housing Element Draft for the City of Huntington Beach. Sincerely, Cesar Covarrubias Executive Director I i I Cesar Covarrubias Executive Director 1032 Cesar Covarrubias Executive Director 1033 —' ® i December 12, 2019 17701 Cowan Ave.,Suite 2( Irvine,CA 926: SENT VIA EMAIL 94925009( Fax 949 263 06� Jennifer Villasenor Deputy Director of Community Development Community Development Department 2000 Main Street Huntington Beach, CA 92648 jvillasenor@surfeity-hb.org RE: Supplemental Comments, November 2019 Draft Housing Element Dear Ms. Villasenor, Thank you for the opportunity to provide supplemental comments on the November 2019 Draft Housing Element ("Draft") of the City of Huntington Beach. In response to the City's request for public continents, the Kennedy Commission (the "Commission") submitted comments on December 5, 2019, in advance of a scheduled stakeholder meeting with the City. We continue to have additional questions and concerns regarding the Draft, and we set those forth below for your consideration. MAND Constraint The adopted 2013 housing element set the Beach and Edinger Corridors Specific PIan (`BECSP") as the exclusive program to accommodate the City's lower-income RHNA.1 The Draft acknowledges that the remaining development potential in the BECSP is limited by the Maximum Amount of New Development("MAND") constraint included in the 2015 BECSP amendments.'- The MAND places a limit of just 200 additional dwelling units within the BECSP, while the Regional Housing Need Allocation ("RHNA") shortfall for very low- and low-income households during the current planning period is 413 units. The Commission raised this issue at the December 5, 2019 stakeholder meeting. From that meeting, we understood that the City does not intend to apply the MAND so long as a RHNA shortfall exists. However, while the programmatic commitment in Program 8 of the Draft includes the five bullet point action items and a "2013-2021 Objective" with four action items, none of these make any mention of amending the MAND at all.3 Accordingly, the City must modify Program 8 to clarify what steps it will take to amend the MAND, including when it will make the amendment and how the proposed exemption would function. For example, would there only be a MAND exemption for 100% affordable projects? If so, what level of affordability must be provided to allow an exemption? If applied to a mixed See Adopted Housing Element, Section V. Housing Plan at page V-22. '-November 2019 Draft Housing Element, Section IV. Housing Resources at page IV-12. We note that the draft references the MAND in various ways, including"Maximum Amount of Net New Development,""Maximum Amount of New Development."and"Maximum Amount of Net Development." 3 Draft, Section V. Housing Plan at page V-30. 1 1034 project that has both affordable units and market-rate units, would the entire project be exempted from the MAND, or just the affordable units? If mixed projects are exempted, what is the threshold level of affordability required? Pursuant to the City's representations at the December 5th stakeholder meeting, what event would trigger the City ultimately finding that the 413 unit RHNA shortfall has been met? Without answers to these questions, it is impossible to tell whether the MAND will prevent the City from accommodating the RHNA. Program 8 provides that it will "allow capacity for the development of the entire 413-unit lower income RHNA shortfall within the Overlay;"'however, it does not commit the City to amending the MAND nor does it answer the foregoing questions. In its current fonn, the Draft leaves in place a constraint that would numerically prohibit the City froth accommodating its remaining lower-income RHNA. Without detailing the specific actions to which the City is committing, the MAND will continue to pose a constraint on housing development that will leave the City without adequate sites available to accommodate its remaining RHNA. Timing for the Implementation of the Affordable Housing Overlay and MAND Amendment California Government Code Section 65583(c) provides that the housing element must include a "program that sets forth a schedule of actions during the planing period, each with a timeline for implementation, that may recognize that certain programs are ongoing, such that there will be beneficial impacts of the programs within the planning period ..." (emphasis added.) The Draft does not include a timeline for implementation of the Affordable Housing Overlay ("Overlay") zone in the BECSP. Instead, the Draft provides a "2013-2021 Objective"that the Overlay and amendments will be completed "concurrently with adoption of the Housing Element Amendment."' By including only an "objective" to complete the needed actions sometime during the planning period, without committing to a date the Housing Element Amendment will be adopted by the City, the Draft does not propose a specific timeline as required by the statute. This timing deficiency is true for all the steps in Program 8, including any possible amendments to the MAND. The City has lacked adequate sites for its RHNA shortfall since the BECSP was amended in May 2015—that is, for over four years and over half the planning period. When a housing element identifies a shortfall of sites to meet the RHNA, the sites must be rezoned within three years from the date the housing element is adopted,6 in this case September 2016. With the next planning period beginning in October 2021, less than two years from now, the City must make a stronger programmatic commitment to implement the Overlay on a specific timeline. Appropriate Zoning and Development Standards Government Code Section 65583(c)(1) requires the City to identify "actions that will be taken to make sites available during the planning period with appropriate zoning and development standards." The applicable development standards for the seven sites within the Overlay are not set forth in the Draft. Rather, the zoning for each of the seven sites is listed as SP-14, generally 4 Draft, Section V. Housing Plan at page V-31. 'Id. Government Code Section 655583(c)(1)(A). 2 1035 referring to the BECSP. Currently, however, there are not uniform development standards for those seven Overlay sites. In fact, the BECSP has separate development standards for eight different"Segment" areas, as defined in the plan.7 Based on the Assessor's Parcel Number for each of the seven sites within the Overlay, it appears that these sites sit across three Segments: Town Center Neighborhood (governed by BECSP Section 2.1.4), Neighborhood Boulevard (governed by BECSP Section 2.1.7), and Neighborhood Parkway (governed by BECSP Section 2.1.8). The Draft does not identify which development standards apply for each of the seven sites. As such, the Draft cannot properly analyze whether certain standards, such as building setbacks and height limits, will pose constraints on the development of affordable housing that must be remediated through program actions. Setback Analysis and Constraints The 2015 BECSP Amendments substantially increased the front yard setback requirement, for example, generally eliminating maximum setbacks ranging from 5 to 15 feet, and expanding the minimum from 5 to 30 feet in the three Segments identified above (with certain exceptions).$ The Draft does not propose changing this amendment. The analysis in the Draft9 does not identify the earlier 5-foot setback in the original 2010 BECSP, which was in place when HCD previously reviewed the 2013 adopted Housing Element. Furthermore, the cumulative effect of the increased front yard setback would have different impacts in each of the three Segments, which have different standards for side yard setbacks (0, 5 and 10 feet) and rear yard setbacks (10, 15 or 25 feet). Absent a complete analysis, the Draft should include a program to return to the 5-foot minimum and 15-foot maximum front yard setback. Building Height Analysis and Constraints The 2015 BECSP Amendments decreased the height limit from six to four stories in two Segments of the BECSP, including the Town Center Neighborhood (which includes three of the Overlay sites). Again, the Draft proposes keeping this decreased height along with the increased 30-foot setback. The analysis includes review of the four-story height of the 100 percent affordable Oceana project, which was developed in 2013—prior to the 2015 BECSP Amendments.10 Thus, the Draft does not analyze the cumulative effect of the increased 30-foot front yard setback along with the decreased building height constraints. Absent a complete analysis, the draft should return to the six-story limit in the core areas of the BECSP, as adopted in 2010, where more intensive development is anticipated. See 2015 Amended BECSP, available at fit h Lint in-tonbeachca.L,oylfiles usens`plamiinL"Beach-FdinLrer- Coiridors-Specific PIan20I?-Amended-Final-Adopted.pdf,Book 2, Page 11,Figure 2.1. s We recognize that certain aspects of the 2010 BECSP were very specific,making this expansion of the front yard setback requirements less than uniform. For example,on sites with the front yard on Beach Blvd., there was no maximum in the Neighborhood Parkway Segment,and it was 25 feet in the Neighborhood Boulevard Segment. 9 Draft, Section III.Constraints, at pages III-I I -III-12. 10 Draft, Section II1. Constraints,at page III-11. 3 1036 Conclusion We look forward to continuing to work with the City to develop revisions to the Draft to address these issues. If you have any questions or would like to discuss the issues raised here, please feel free to contact me at (949) 250-0909 or cesarc@kennedycommission.org. Sincerely, Cesar Covairubias Executive Director cc: Ms. Melinda Coy, California Department of Housing and Community Development 4 1037 MATTHEW GELFAND,COUNSE ®�® CALIFORNIANS FOR MATT@CAFORHOMES.ORi HOMEOWNERSHIP TEL:(213)739-820 December 13, 2019 VIA EMAIL AND U.S. MAIL Jennifer Villasenor City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 Email: jvillasenor@surfcity-hb.org RE: Proposed Housing Element Amendment Dear Ms. Villasenor: Californians for Homeownership is a 501(c)(3) non-profit organization devoted to using legal tools to address California's housing crisis. We appreciate the opportunity to comment on the City's proposed Amendment to its Housing Element, which aims to solve the City's site identification shortfall through the adoption of a rezoning program under Government Code Sections 65583(c)(1) and 65583.2. The proposed Amendment purports to identify sites for the development of affordable housing. As we explain below,however,the City's proposed Affordable Housing Overly does not provide adequate assurances that the City will ever allow the development of housing on those sites. And the City's own recent interpretation of its land use rules would bar the development of housing on those sites, at the configurations and densities identified in the proposed Amendment. In order to address this concern, the City should adjust the Affordable Housing Overlay to guarantee by-right approval to any development that meets a specific, small, enumerated list of quantified, measurable standards, such as height and density standards, without any reference to any other City development standard. And the City should commit not to use concerns about public health and safety to justify rejecting any project on any site within the Overlay. Unless the City makes these additional commitments, the Department of Housing and Community Development should reject the City's proposed Amendment. Denial of the 8041 Ellis Avenue Project In September, the City rejected a 48-unit, 4-story, 50 du/acre mixed-income condominium 525 S.Virgil Avenue 4 1038 Los Angeles, CA 90020 December 13, 2019 Page 2 project planned for 8041 Ellis Avenue, within the Beach and Edinger Corridors Specific Plan (BECSP) area. The City's Findings of Denial identified reasons for denying the project's land use entitlements and separate reasons for denying it a conditional use permit. The City also separately found that both the land use entitlements and the conditional use permit should be denied because the project would"have a negative impact to health and safety." For reference,the City's Findings of Denial are attached to this letter as Exhibit A. In October, we sued the City to overturn its denial of the 8041 Ellis Avenue project. In press interviews following the lawsuit, the City Attorney provided additional color regarding the City's reasons for denying the project, saying "[i]t was too large of a project for too small of a space. . . . The space could not offer the necessary infrastructure for traffic safety."' You can imagine our surprise when,just two weeks later, the City announced its intention to come into compliance with its Housing Element obligations by identifying sites to be developed at about the same densities as the 8041 Ellis Avenue project (or higher), all in the BECSP, some of which are almost identical in configuration to the rejected project. More recently, the City has agreed to reconsider 8041 Ellis Avenue project, which it has said it intends to do in early 2020. The City'sposed Affordable Housing Overlay The City has identified seven sites for rezoning. Rather than engaging in a traditional rezoning, the City's is proposing to place these sites into an Affordable Housing Overlay that excuses proposed development on these sites from certain City procedures. Specifically, the Overlay would (1) excuse such developments from the requirement to obtain a Conditional Use Permit, which will be replaced by an administrative Site Plan Review process, (2) provide a reduction in required parking, and (3) allow for residential-only use. As we understand the City's proposal,the proposed Overlay will not exempt developments from any of the other standards in the BECSP or in the City's General Plan or zoning laws, nor will it limit the City's power to bar a development based on concerns about public health or safety. The City's Likely Rejection of Housing Projects at the Identified Sites The City's rejection of the 8041 Ellis Avenue project raises questions about the value of the proposed Affordable Housing Overlay as a means for facilitating the development of affordable housing. The proposed Overlay leaves most of the rules that led to that denial in place. As we detail below, if interpreted in the same way as the City Council interpreted them in rejecting the 8041 Ellis Avenue, the very same standards would likely result in the rejection of mixed-income or affordable housing projects on the sites identified by the City, in the configurations and at the densities identified by the City. 1 https://www.ocregister.com/2019/10/28/huntington-beach-sued-for-rejecting-48-unit-condo-complex/ 1039 December 13, 2019 Page 3 The Overlay's replacement of a discretionary conditional use permit process with an administrative site plan review is little comfort. The City Council is charged with interpreting the City's land use policies, and their rejection of the 8041 Ellis Avenue project reflects their interpretation of the rules cited in the Findings of Denial. City staff would need to assess any future project with those interpretations (or any changed interpretations rendered during the reconsideration) in mind. Based on the City's rejection of the 8041 Ellis Avenue project, we believe the City will likely reject projects in the configurations and at the densities identified in the Amendment, for the following reasons: "Long and narrow"parcels and sites with only a single point of vehicular access. The 8041 Ellis Avenue project was rejected based on the City's finding that "[t]he long and narrow parcel is not physically suitable for the proposed mass, bulk, and intensity of the proposed four story mixed use project." The City found that project was incompatible with the BECSP because the BECSP "encourages building to orient towards streets . . . [h]owever, in the proposed project, approximately five percent of the building length"is street-oriented. The City also found that the project violated the access and connectivity standards in the BECSP because "insufficient vehicular access is provided via a single driveway." All of these same issues would necessarily arise for potential developments on several of the sites identified in the Amendment. Identified site number 5, in particular, is nearly identical to the 8041 Ellis Avenue site; but the other sites would suffer from the same purported inadequacies in varying degrees. Incompatibility with neighboring uses. The 8041 Ellis Avenue project abuts a Jack In The Box fast food restaurant and a lot containing utility equipment along its Ellis Avenue frontage, with some multi-family and single-family residential uses and a car wash on other neighboring lots. According to the Findings of Denial, based on these neighboring uses,the project would"not complement the adjoining uses in that the proposed four story mixed use development is significantly more intense than the adjacent one-story commercial and two-story multi-family residential developments," in violation of the BECSP. This same standard would likely result in the rejection of proposed developments at the listed densities for all seven sites listed in the Amendment. Traffic safety. Based on a traffic study, it was determined that the 8041 Ellis Avenue project would generate 20-30 cars per hour, during peak hours, with lower rates at other hours. Because vehicular traffic would only be permitted to turn in one direction when exiting the project and would only be able to enter the project from one side, and despite the low overall levels of traffic to and from the site, the City determined that the project would result in an unacceptable number of additional u-turns at a nearby intersection. The City determined that this would result in an incompatibility with the BECSP because it would result in "inefficient vehicular movements." The City also determined that motorists who chose to exit or enter the project in an illegal manner"may create vehicular hazards and conflicts due to frequent congestion and queuing on Ellis Ave," causing an incompatibility with the BECSP. The City also determined that the public safety impact of these concerns was so high that it would independently justify rejecting 1040 December 13, 2019 Page 4 the project. Because of the configuration of Beach Boulevard, all of these same concerns would exist for each of the sites identified in the Amendment. Lack of bicycle infrastructure. The City faulted the 8041 Ellis Avenue project because it would not advance the BECSP's goal to "create continuity with new and existing development along the beach Boulevard corridor because the project does not propose to augment or expand the existing bikeways." Since the City's standard appears to be that projects in the BECSP must affirmatively "augment or expand" the City's bikeways, that standard will likely be used to reject residential-only developments on all of the identified sites. A Path Forward The City's plan to get its act together and come into compliance with its Housing Element obligations is commendable. In order to provide an Affordable Housing Overlay that actually works to enable the development of affordable housing, the City should (within the Overlay) guarantee by-right approval to any development that meets a specific, small, enumerated list of quantified, measurable standards, such as height and density standards, without any reference to any other City development standard. Sincerely, Matthew Gelfand Attachment cc: Ursula Luna-Reynosa, Community Development Director By email to: ursula.luna-reynosa@surfcity-hb.org Melinda Coy, Senior Policy Specialist By email to: mcoy@hcd.ca.gov 1041 EXHIBIT A SUGGESTED FINDINGS FOR DENIAL TENTATIVE TRACT MAP NO. 18157 CONDITIONAL USE PERMIT NO. 17-042 SUGGESTED HEALTH AND SAFETY FINDINGS FOR DENIAL - TENTATIVE TRACT MAP NO. 18157 AND CONDITIONAL USE PERMIT NO. 17-042: The City Council finds and determines that the project will have a negative impact to health and safety for reasons more particularly described herein: 1. In light of the evidence in the record, the project would have a specific, adverse impact on public health and safety due to unsafe ingress/egress conditions caused by the project. Vehicular access is provided via a single driveway along Ellis Avenue. Due to the proximity of the project access driveway to the Beach and Ellis intersection, the project will require right turns only in and out of the project site. This would prohibit motorists from exiting the project site to turn left onto Ellis Avenue. Residents and visitors also cannot access the project site from eastbound Ellis Avenue without continuing past the project to make a u-turn at Patterson Lane to make a right turn into the project site. The Ellis/Patterson intersection is currently unsignalized. According to the project Traffic Impact Analysis, prepared by a licensed traffic engineering firm, the project will generate 222 additional u-turns at the Ellis/Patterson intersection. Based on accident data provided by the Transportation Division of the Huntington Beach Public Works Department, the Ellis/Patterson intersection has experienced an increase in traffic accidents within the last few years, while other intersections and street segments near the project site have had a decrease in accidents. The increase in approximately 222 u-turns at this intersection as a result of the project will exacerbate accident rates at this intersection causing an adverse public safety impact. Furthermore, the Traffic Impact Analysis discloses that motorists entering and exiting the site may experience significant delays during the PM peak hour due to westbound vehicular queuing along Ellis Avenue. Traffic delays on Ellis Avenue will contribute to motorists attempting to turn left to enter and exit the project site. The Traffic Impact Analysis recommends installation of a "STOP" sign and signage restricting outbound movements to right turns only in an effort to improve safe ingress and egress at the site. However, these measures are not adequate enough to improve safety and the study also recommends additional driveway treatments to further regulate the turn restrictions, such as the installation of raised pavement to physically prevent left turns out of the site. This suggests that is a reasonable assumption that motorists will lose patience and attempt left turns out of the site onto Ellis Avenue creating an unsafe condition, particularly during the PM peak hour when there is a long vehicular queue of traffic on Ellis Avenue in front of the project driveway. Additionally, motorists may attempt to avoid having to make a u-turn at the unsignalized Ellis/Patterson intersection resulting in additional delay due to vehicular queuing on westbound Ellis Avenue. These motorists entering the site from eastbound Ellis Avenue will attempt left turns from a through lane across traffic into the project driveway creating unsafe conditions on both eastbound and westbound sides of Ellis Avenue. 2. There is no feasible method to satisfactorily mitigate the adverse impact. The site cannot accommodate an alternative access point or an additional access point to mitigate the negative safety impacts caused by project generated traffic. The project site does not have access to another street or alley. The appellant proposed a raised "porkchop" design at the 1043 driveway entrance to prevent left turns out of the project site as recommended by the Traffic Impact Analysis. This could potentially address the adverse health and safety impact to an uncertain degree. However, this design does not meet Fire Department access standards and would result in the project failing to comply with all applicable code requirements. Huntington Beach Fire Department Specification No. 401 contains minimum standards for fire apparatus access and No. 403 has additional requirements for driveway width when there are multiple lanes of travel with an "island divider", like the proposed driveway with the raised "porkchop" design. Each lane of travel must be a minimum of 14 ft. wide. Two lanes of travel require a minimum 28 ft. wide driveway, without counting additional width required for an "island divider". The proposed project driveway is 24 ft. wide total. Since the proposed raised "porkchop" design would take up a portion of the driveway width, it will result in a driveway that is less than 24 ft. wide. Since the proposed driveway is only 24 ft. wide when there is a 28 ft. minimum width (excluding additional width required for the raised "porkchop"), there is no feasible mitigation available for the adverse health and safety condition resulting from the proposed "porkchop" driveway design. The raised "porkchop" design would impede Fire Department access to the site resulting in an additional adverse health and safety impact caused by the project. Therefore, insufficient access to the project site and project generated traffic will have a direct adverse impact to health and safety which cannot be mitigated. SUGGESTED FINDINGS FOR DENIAL -TENTATIVE TRACT MAP NO. 18157: The City Council finds and determines that certain conditions (b), (c) and (d) listed in Government Code Section 66474 would result as a consequence of approval of Tentative Tract Map No. 18157, for reasons more particularly described herein: 1. Approval of the project would result in a design of the proposed subdivision that is not consistent with the General Plan and Beach and Edinger Corridors Specific Plan (BECSP) in that the project design fails to further a number of goals and policies contained within the General Plan and BECSP. More particular detail and analysis is contained below. 2. Approval of the project would result in a site that is not physically suitable for the type of development in that the site will not function as an integrated development compatible with the vision of the BECSP by merging three existing lots into a single long and narrow 0.95 acre parcel. The long and narrow parcel is not physically suitable for the proposed mass, bulk, and intensity of the proposed four story mixed use project and does not complement the scale and proportion of surrounding one and two-story developments. The project will generate conflicts with vehicular circulation on Ellis Ave. and there will be no connectivity for bicyclists to continue onto Beach Blvd. 3. Approval of the project would result in a site that is not physically suitable for the proposed density of development in that the proposed project results in a density of approximately 50 dwelling units per acre while the adjacent residential property is built at an aggregate density of 13 dwelling units per acre. The design and improvement of proposed Tentative Tract Map No. 18157 does not further the goals and policies of the General Plan or the BECSP as follows: Land Use Element 1044 Goal LU-1: New commercial, industrial, and residential development is coordinated to ensure that the land use pattern is consistent with the overall goals and needs of the community. Policy LU-ID: Ensure that new development projects are of compatible proportion, scale and character to complement adjoining uses. Goal LU-3: Neighborhoods and attractions are connected and accessible to all residents, employees, and visitors. Policy LU-3A: Ensure that future development and reuse projects are consistent with the Land Use Map to provide connections between existing neighborhoods and city attractions. Policy LU-3C: Ensure connections are well maintained and safe for users. Circulation Element Goal CIRC-1c: Through ongoing evaluation of jurisdiction, efficient transportation management provides the highest level of safety, service and resources. Policy CIRC-IF: Require development projects to provide circulation improvements to achieve stated City goals and to mitigate to the maximum extent feasible traffic impacts to adjacent land uses and neighborhoods as well as vehicular conflicts related to the project. Policy CIRC— 1G: Limit driveway access points, require driveways to be wide enough to accommodate traffic flow from and to arterial roadways, and establish mechanisms to consolidate driveways where feasible and necessary to minimize impacts to the smooth, efficient, and controlled flow of vehicles, bicycles, and pedestrians. The proposed lot consolidation, subdivision, design and improvement is not consistent with the above goals and policies of the General Plan or the BECSP because the infill project is not compatible in density, intensity, proportion, scale, and character with the surrounding land uses and does not complement the adjoining uses in that the proposed four story mixed use development is significantly more intense than the adjacent one-story commercial and two-story multi-family residential developments. The BECSP encourages buildings to orient towards streets and provide enhancements to the pedestrian and public experience. However, in the proposed project, approximately five percent of the building length is oriented towards Ellis Ave. while the remainder is oriented to the established residences to the east and commercial uses to the west. Further, the project architectural design and scale is not compatible with the vision of the BECSP. The adjacent properties will be impacted by the height and massing of the proposed project. The length and height of the proposed building is not compatible with the long, narrow characteristics of the 0.95 acre site because it is too bulky and too intense for the available land area. The project does not support the vibrant commercial corridor envisioned in the BECSP Five Points District because only one and a half percent (1.5%) of the total square footage of the project is allocated to commercial use. 1045 The proposed project does not create continuity with new and existing development along the Beach Boulevard corridor because the project does not propose to augment or expand the existing bikeways. Furthermore, ingress and egress to the project site generates conflicts with the flow of traffic on Ellis Ave. There is no access or connectivity to the project site from Beach Blvd and insufficient vehicular access is provided via a single driveway along Ellis Avenue. Motorists exiting the project site will be unable to safely turn left onto Ellis Ave. from the driveway and motorists entering the project site from eastbound Ellis Ave. will be unable to turn left into the project site due to congestion and narrow roadway widths. Residents and visitors cannot directly access the project site from eastbound Ellis Ave. and must continue past the project to Patterson Ln. to make a u-turn on Ellis Ave., resulting in inefficient vehicular movements. Additionally, even though motorists will be required to exit the project via a right hand turn onto Ellis Ave., motorists who do not abide by this restriction may create vehicular hazards and conflicts due to frequent congestion and queuing on Ellis Ave. SUGGESTED FINDINGS FOR DENIAL - CONDITIONAL USE PERMIT NO. 17-042: The City Council finds and determines that it is unable to make all of the required findings, contained in Section 241.10(A) of the HBZSO, for reasons more particularly described below: 1. Conditional Use Permit No. 17-042 for the development of a mixed-use building consisting of 48 condominium residences and 891 sf. of retail space will not comply with the provisions of the base district and other applicable provisions in Titles 20 through 25 and any specific condition required for the proposed use in the district in which it would be located in that the project does not further the vision of the Town Center Neighborhood Segment of the BECSP, which envisions a vibrant commercial corridor within the Five Points District of the BECSP. The proposed project is located within the Five Points District and does not further a vibrant commercial corridor because only one and a half percent (1.5%) of the total square footage of the project is allocated to commercial use, there is insufficient vehicular ingress and egress to the site, and the project proposes marginal public open space that does not contribute to the BECSP's vision of walkability and pedestrian connections between public and private property. 1046 January 7, 2020 0 0 www.kcrvicdvconunission.ora 17701 Cowan Ave.,Suite 20C SENT VIA EMAIL Irvine,CA 92614 (949)250-0909 Jennifer Villasenor Deputy Director of Community Development Community Development Department 2000 Main Street Huntington Beach, CA 92648 jvillasenor@surfcity-hb.org surfcity-hb.org RE: Comments on December 2019 Draft Housing Element Dear Ms. Villasenor, Thank you for the opportunity to provide further supplemental comments on the November 2019 Draft Housing Element ("November Draft") of the City of Huntington Beach. In response to the City's request for public comments, the Kennedy Commission (the"Commission") submitted comments on December 5, 2019 and supplemental comments on December 12, 2019. On December 19, 2019, the Commission received further revisions submitted by the City to HCD ("Draft"). While the December amendments to the Draft address some of the concerns we raised in our comment letters, the majority of the issues remain unresolved. The Commission continues to have concerns regarding compliance of the Draft, and we set those forth below. Lack of Adequate Sites The changes proposed in the December Draft do not include any additional sites to accommodate the City's lower-income RHNA in the 5th Cycle. As set forth in our prior comments, the sites proposed for the Affordable Housing Overlay("Overlay") are insufficient to accommodate this RHNA. Furthermore, new language added in the December Draft confirms that the limited sites include market rate development plans that will render the City's inventory of sites inadequate, by the City's own count. The Draft now acknowledges that, "as development within the Overlay occurs, if the remaining capacity of the sites cannot accommodate the remaining lower income RHNA," there is capacity to add sites to the Overlay within the Beach Edinger Corridor Specific Plan ("BECSP'').1 As the Draft does not currently identify sufficient sites to accommodate the City's RHNA for lower income households, it should identify additional sites now in order to avoid further violation of the state No Net Loss law.'- The anticipated development of a single project on Sites 3/4 will place the City in a deficit, by its own count. The Draft states that the City anticipates a development project proposal would be submitted "in'the first half of 2020"on Sites 3/4.3 There is no indication that this proposal December 2019 Draft Housing Element, Section IV. Housing Resources at page IV-12. 'California Government Code §65863. December 2019 Draft Housing Element, Section IV. Housing Resources at page IV-13. 1 1047 would include anything more than the potential 20% affordability requirement of the Overlay. With the anticipated capacity of 271 units, according to the City's own count, the lower income RHNA would be reduced by only 54 to 359 units, but the capacity remaining in the other sites would be just 336 units, creating a deficit in violation of the adequate sites and No Net Loss statutes. This deficit is actually much larger given the element continues to include a capacity of 105 units in Site 7, owned by Caltrans, which has stated in writing that it is not available for affordable housing. Less than two years remain in the 5th Cycle and the City will soon need to accommodate its 6th Cycle RHNA. Given that the City has failed to identify adequate sites for over four and a half years, it is imperative that the City take steps now to ensure it will have adequate sites in the 6th Cycle. The Southern California Association of Governments ("SCAG") has submitted a proposed RHNA to HCD that would allocate 13,321 units to Huntington Beach, of which 5,826 units would need to accommodate lower income households.' This is similar range as the 4,500 units allowed by the original BECSP,' indicating that future housing development should focus on affordable units. While we understand the City disputes the allocation SCAG has proposed to HCD, yet even under the original proposal considered by SCAG, the City's 3,612 unit allocation require more than triple the 413 lower-income RHNA capacity addressed by the Draft. (See attached summary of SCAG figures by City staff for the November 18, 2019 City Council meeting.) While the 61h Cycle RHNA is not yet final, the order of magnitude is clear: the City must provide substantially more sites than are included in the Draft to comply with state law. In sum, the inventory of sites for lower-income housing is inadequate in many ways. (1) The zoning is only an overlay that requires 20% affordability. (2) This Draft is late in the planning period. (3) The City had virtually no sites for most of the planning period. (4) The known market rate development plans for development renders the existing sites unavailable for 100% affordable use. And (5)the 6th Cycle planning period will soon mandate substantially more sites. For all of these reasons, the City must propose substantially more sites to satisfy its lower income RHNA obligation. MAND Constraint in the Adequate Sites Program The Draft continues to acknowledge that the remaining development potential in the BECSP is limited by the Maximum Amount of New Development("MAND") constraint created by the 2015 BECSP Amendments.6 However, the program to mitigate this constraint is needlessly vague, allowing the City to continue using the MAND as a constraint as it chooses. Prior to the December 2019 revisions, Program 8, which lays out the City's Adequate Sites Program, did not commit to amending the MAND. The new language in Program 8 now includes a reference to the MAND,providing that"Residential development proposed pursuant to the Affordable Housing Overlay shall allow for the construction of 413 lower income units (i.e. —the current I See SCAG Nvebsite on RHNA, figures from November 14,2019 revised methodology, http://scag.ca.�zov/programs/Documents/RHNA/SCAG-RHNA-Methodolo y-Worksheet Nov19 Adopted xlsx 3 2010 BECSP, Section 2.1.1, MAND at page 10. December 2019 Draft Housing Element, Section IV. Housing Resources at page IV-]2. 2 1048 2,100 unit MAND shall not apply)."7 This language does not commit to amending the MAND nor does it explain how the MAND exception will work. Consistent with the proposed language in Program 8, the City could choose to leave the MAND in place and make ad hoc decisions to allow residential development on a project-by-project basis. In that case,the City would not be allowing residential development by right, as required by Housing Element Law, The Commission views any such finding and actions as flawed and contrary to state law. However, the current language of the Draft allows the City such latitude. As set forth in our December 12, 2019 comment letter, the City must modify Program 8 to clarity what steps it will take to amend the MAND, including when it will make the amendment and how any proposed exemption would function. The Draft continues to link the time to amend the MAND (or a new policy of exceptions) with the adoption of the Housing Element revision, yet there is no commitment as to when such changes will take place. Furthermore, the new program language does not describe how the MAND exception would function. As previously raised in our December 12 comment letter, would a MAND exemption apply only for 100% affordable projects? If so, what level of affordability must be provided to allow an exemption? If applied to a mixed project that has both affordable units and market-rate units. would the entire project be exempted from the MAND, or just the affordable units? If mixed projects are exempted, what is the threshold level of affordability required? Pursuant to the City's representations at the December 5 stakeholder meeting, what event would trigger the City ultimately finding that the 413-unit RHNA shortfall has been met? If additional sites are added to the Overlay, will those new sites also be exempt from the MAND? Without answers to these questions—as well as a clear program describing how the MAND will be enforced and a commitment by when the City will begin implementing its updated MAND policy—it is impossible to evaluate whether the MAND will prevent the City from accommodating its RHNA. As currently drafted, the MAND will continue to pose a constraint on housing development that will leave the City without adequate sites available to accommodate its remaining RHNA. Timing for the Implementation of the Affordable Housing Overla T and MAND Amendment The Draft still does not include any time commitments to adopt the proposed amendments to the BECSP, only including an "objective"to do so "concurrently" with adopting the draft. The City may delay or elect not to adopt the Draft, resulting in further non-compliance. As set forth in our prior comments, this is inconsistent with California Government Code Section 65583(c) which requires that the housing element must include a"program that sets forth a schedule of actions during the planning period, each with a timeline for aanpleinentation,that may recognize that certain programs are ongoing, such that there will be beneficial impacts of the programs within the planning period ..." (Emphasis added.) The Draft must address this deficiency. December 2019 Draft Housin- Element, Section V. Housing Plan at page V-30. 3 1049 Appropriate Zoning and Development Standards The December Draft continues to leave in the two other key constraints adopted by the 2015 Amendments to the BECSP, setbacks and building height. The addition to the Draft of density figures for the Oceana project, built in 2013 does not analyze why the additional constraints in the 2015 BECSP Amendments will not continue to be a constraint. As explained in our prior comments, there is no analysis of the separate ``Segment" areas of the BECSP that would demonstrate adequate capacity, as there are different standards for each. If these constraints do not prevent affordable housing development the Draft must demonstrate with actual developments and figures, subject to the 2015 Amendments, or actual calculations with the applicable Segment that show such feasibility. Conclusion In addition to the above comments, the Commission reiterates the issues raised in its two previous comment letters which the December 2019 Draft does not address, including our concerns regarding the Affordable Housing Overlay as fully described in our December 5, 2019 comment letter to you. We look forward to continuing to work with the City to develop revisions to the Draft to address these issues, including those in our prior letters. If you have any questions or would like to discuss the issues raised here,please feel free to contact me at (949) 250-0909 or cesarc@kennedycommission.org. kennedycommission.org. Sincerely, Cesar Covarrubias Executive Director cc: Ms. Melinda Coy, California Department of Housing and Community Development 4 1050 i � ,rp 6TH C YCL E . H I E A I u U IP ANI COMMUNITY DEVELOPMENT DEPARTMENT � 4 j g k = NOVEMBER 7, 2019 SCAG REGIONAL COUNCIL MEETING SCAG staff recommended RHNA methodology was not approved Voted 43-19 to approve a substitute motion for an alternative RHNA methodology proposed by Mayor Rusty Bailey of Riverside Substitute motion included various changes during the vote "Riverside" methodology = 13,300 units (approx.) City of Huntington Beach SCAG staff recommended methodology = 3,612 units City of Huntington Beach SUPPLEMENTAL COMMUNICATION M"ft Data- se 119 AgerKlaa 16m No.: �C9 t /r —) 1051 RHNA METHODOLOGY SCAG Staff Recommendation "Riverside" MethodoloU m. • Removes local input from existing need calculations * Shifts units from Inland Counties (Riverside,San Bernardino, Imperial) and places them in Orange and L.A.Counties • Not consistent with growth forecast (RTPISCS) as required by SB 375 (State law) • Results in growth that exceeds General Plan DRAFT OC RHNA: TOP 13 JURISDICTIONS BY UNIT COUNT Irving 280,202 20,774 22,803 2,029 10% Garden Grove 175,155 5,592 19,252 13,660 244% Anaheim 359,339 17,412 17,412 0 0% Huntington Beach 203,761 3,612 13,321 9,709 269% Fullerton 142,824 7,507 13,272 5,765 77% Costa Mesa 115,830 4,309 11,734 7,425 172% Unincorporated OC 129,128 12,224 10,234 -1,990 -16% Westminster 92,610 2,784 9,823 7,039 253% Buena Park 83,384 5,387 9,004 3,617 67% Tustin 81,369 4,820 6,853 2,033 42% Newport Beach 87,180 2,751 4,832 2,081 76% Fountain Valley 56,652 1,371 4,756 3,385 247% Cypress 49,833 915 3,967 3,052 334% 1052 RHNA NEXT STEPS RHNA Methodology RHNAAllocation November 2019—January 2020: Feb,/March 2020:SCAG distributes HCD review RHNA methodology RHNA allocation to all jurisdictions February 2020: SCAG staff reviews Summer 2020: Appeal period for HCD comments to develop final RHNA allocations follows RHNA methodology jurisdictional allocation pursuant to recommendation RHNA Subcommittee requirements Feb/March 2020:SCAG staff final October 2020:Final RHNA RHNA methodology must be allocation vote by Regional Council approved by RHNA Subcommittee, CEHD Committee,and Regional Council RHNA APPEALS RHNA Subcommittee Dec'l 9/lan.'20: Adopt appeals 'process guidelines Feb./Mar.'20: RHNA Allocation to jurisdictions Jurisdictions have 45 days to file an appeal Subsequent 45 day comment period on appeals received SCAG has 30 days to review after close of comment period July'20:Appeals Hearings New for 6th Cycle Any jurisdiction can appeal another jurisdiction's RHNA HCD can appeal a jurisdiction's RHNA 1053 January 14, 2020 emmm www.ken nedycommission.org, 17701 Cowan Ave.,Suile 200 Irvine,CA 92614 SENT VIA EMAIL (949)250-0904 Mr. Pat Garcia, Chairperson City of Huntington Beach Planning Commission 2000 Main Street Huntington Beach, CA 92648 planning.commission@surfcity-hb.org RE: AGENDA ITEM 19-1293 — GENERAL PLAN AMENDMENT NO. 19-003 and ZONING TEXT AMENDMENT NO. 19-006 (HOUSING ELEMENT & BEACH AND EDINGER CORRIDORS SPECIFIC PLAN AMENDMENTS) Chairperson Garcia, The Kennedy Commission (the Commission) is a broad-based coalition of residents and community organizations that advocates for the production of homes affordable to families earning less than $20,000 annually in Orange County. Formed in 2001, the Commission has been successful in partnering and working with Orange County jurisdictions to create effective housing policies that have led to the new construction of homes affordable to lower income working families. The Commission has been engaged in discussions and has provided recommendations on the proposed General Plan Amendment for the Housing Element, including revisions to the Beach and Edinger Corridors Specific Plan by the City of Huntington Beach. In response to the City's request for public comments, the Commission submitted cominent letters on December 5, 2019, and supplemental comments on December 12, 2019, and January 7, 2020. These letters are included as attachments to agenda item 19-1293, which the Planning Commission is set to hear on January 14, 2020.1 While the changes to the proposed Amendment address some of the concerns the Commission expressed in its comment letters, we continue to ask for greater certainty in the opportunity sites, development standards, and approval process in the proposed Affordable Housing Overlay. These pieces are crucial to the success of developing affordable housing for low- and very low- income families in Huntington Beach. ' littps://huntingtonbeach.le.istar.com/Le!YislationDetail.aspx?ID=4298167&GUID=4898BBEF-BO35-4F46-8C7E- IFlF9A393A20 1 1054 We look forward to continuing to work with the City to develop revisions to address these issues, including those in our prior comment letters. If you have any questions or would like to discuss the issues raised here, please feel free to contact me at (949) 250-0909 or cesarc@kennedycommission.org. Sincerely, Cesar Covatrubias Executive Director cc: Ms. Jennifer Villasenor, Huntington Beach Community Development Department Ms. Melinda Coy, California Department of Housing and Community Development 2 1055 ATTACHMENT # 11 Council/PFA Regular Minutes Housing Authority Special Minutes November 4, 2019 Page 12 of 15 and Beach Partners LP; and, authorize and direct the City Manager/Executive Director, after City Attorney/Authority sel review, to sign any necessary documents to implement the Agreement; and, appropriate funds of$2.1 m ' rom Fund 217 and $900,000 from Fund 352 for this purpose, as amended by Supplemental Communica ' revise Recommended City Council and Housing Authority Action A). The motion carried by the following vote: AYES: Brenden, Carr, Semeta, Posey, Delgleize, and Hardy NOES: None ABSENT: Peterson 19-1094`.§ Directed staff to prepare Amendments to the Housing Element of the General Plan and to the Beach Edinger Corridor Specific Plan (BECSP)to obtain Housing and Community Development(HCD) certification for the purpose of being eligible to apply for SB 2 Funds City Manager Chi presented a PowerPoint presentation entitled: Direction Regarding Housing Element Certification to Obtain SB 2 Funds, with slides titled: How Did We Get Here? What Is the City Actually Considering Tonight?, Why Is the City Trying To Get Its Housing Element Certified?, What's Included In the Proposed Housing Element Plan Update?, How Would the Affordable Housing Overlay Work?, Regarding Parking Standards, What Would Be Required for the 7 Sites?, Now. . . Where Are These 7 Sites, and How Many Units Are We Planning For?, Realistic Development Potential for the 7 Identified Overlay Sites, Site 1: Cameron/Beach (South of Slater), Site 2: Beach/Main, Sites 3 & 4: DelawarelFlorida, Site 5:BeachlYorktown (East Side), Site :6 Beach/Yorktown (West Side), Site 7.- Beach slo Yorktown (State-Owned Property), Policy Question Before the City Council Tonight, Additional Considerations, and Questions and Feedback. Councilmember Posey provided a brief history of the effort and his support to qualify for SB 2 funding. Councilmember Delgleize stated support for Councilmember Posey's comments and added that the laws have changed since 2015 with tightening restrictions and increased numbers for affordable housing requirements. Councilmember Delgleize described the properties identified as currently blighted and supports this item as a good, long-term solution. Councilmember Brenden stated his support for this item, but expressed concerns to the City Attorney that approving this action might compromise other lawsuits against the State claiming Charter City status. City Attorney Gates stated he was unable to comment or make any public disclosure. Councilmember Hardy expressed her opinion that Huntington Beach has definitely stepped up to meet RHNA requirements, especially noting that the City's numbers are in the hundreds higher than neighboring cities, and stated her concern about considering multiple project sites, even if they are currently in unsightly condition, because she believes reviewing the specific details on a project-by- project basis is the correct way to proceed, and therefore she cannot support this item. Councilmember Carr stated her support for the identified project sites, but questioned if HCD will accept multiple one-offs throughout the City as meeting requirements. To define "by right" Director Luna- Reynosa explained that projects have to comply with the City's development standards, and if they 1056 Council/PFA Regular Minutes Housing Authority Special Minutes November 4, 2019 Page 13 of 15 comply the developer does not have to secure any discretionary permits. Director Luna-Reynosa further explained that the RHNA process is not one-offs, but rather planning for zoned properties that will allow for a certain number of residential units to meet the RHNA thresholds. City Manager Chi explained that the affordable housing development standards have already been determined and approved, and this item under consideration is only to decide if the Council approves submitting a plan to the State for their consideration that includes this affordable housing overlay to see if they would approve and certify. Mayor Pro Tern Semeta and Director Luna-Reynosa discussed the density bonus, which is State law and provides for a percentage of units that must meet different affordability levels, and confirmed that tonight's action will not change those options. Councilmember Delgleize stated her support for the overlay because the development standards do exist to ensure projects will be compatible. Mayor Pro Tern Semeta stated support for development that is compatible with surrounding uses, and expressed concerns regarding what she sees as the State's over-reaching policies to remove local control over land-use decisions. She further expressed that she is troubled by the inequity that Huntington Beach's taxpayer dollars are being withheld despite it being one of the SCAG regions top housing producers. She further stated that while she would like to receive the funding, we have a choice to make and can still make shelter beds available without S132 funds. She therefore will not be supporting the item as presented. Councilmember Posey explained that this item is only a planning process, does not require any building, and creates an opportunity that may or may not result in development, but is expected to result in compliance with RHNA for the next twenty-three months. Staff provided an overview of the process required for housing element development and explained that the current standards were adopted in 2015 with the approval of the Beach Edinger Corridor Specific Plan. If approved, this item will ask HCD to review the City's housing element plan to determine if it meets State housing element law. HCD will send a letter of determination that will either certify the plan as presented, or stipulate any changes that must be made. Councilmember Delgleize confirmed with staff that if certification is not reached before the next cycle in Fall 2021, then any RHNA numbers not accommodated in the current planning period will be added to the numbers for the new cycle, and stated her support for this item. Councilmember Carr stated that she is against bad development and would like to have further conversation with HCD on this issue and therefore supports this item. A motion was made by Delgleize, second Posey to direct staff to prepare an amendment to the Housing Element and BECSP for City Council consideration. Councilmember Brenden and Mayor Pro Tern Semeta asked for clarification as they questioned whether "directing staff to prepare an amendment to the Housing Element and BECSP for City Council consideration"was what City Manager Chi described during the discussion. 1057 Council/PFA Regular Minutes Housing Authority Special Minutes November 4, 2019 Page 14 of 15 Director Luna-Reynosa explained that HCD has engaged in an informal review process, but HCD will not comment in writing until they receive a formal submittal. City Manager Chi helped amend the Recommended Action to meet Council expectations and clarify Council's intentions. A substitute motion was made by Brenden, second Carr to direct staff to prepare a plan for the amendments to the Housing Element and Beach Edinger Corridor Specific Plan(BECSP) with the affordable housing overlay, and submit that plan to the State Housing and Community Development(HCD) for consideration and review in an effort to get our Housing Element certified. The substitute motion carried by the following vote: AYES: Brenden, Carr, Delgleize, and Posey NOES: Semeta, and Hardy ABSENT: Peterson UNCILMEMBER COMMENTS (Not Agendized) Counci mber Brenden read the list of Top Ten Senior Scams and recommended reading the front- page article om the Council on Aging November newsletter; clarified for all residents that there is one City-permitted n-profit vendor, Canning Hunger, which is authorized to ask for voluntary donations when repainting c street numbers; reported speaking at Eagle Scout Courts of Honor for Dane Tyler Price of Troop 568, a Benjamin Mallory Walker of Troop 1; attending the Huntington Beach Kiwanis Welcome for New City M ager Oliver Chi, the Association of California Cities —Orange County (ACC- OC) Lunch and Learn Prese — Navigating Social Media/A Guide for Local Agency Officials, the Spurgeon Awards Luncheon hos d annually by the Orange County Boy Scouts Exploring Program, Colette's Children's Home Annual ; and announced the Saturday, November 16, Fix-It Clinic at Central Library from 1-3 p.m. Council mber Brenden closed his comments by remembering Dewey Everett Linehan, a long-time Lion and mem r of the Forever Young Band, who recently passed away. Councilmember Carr thanked the community forth 'r continued support during her husband's healing process and announced that he is now out of the hos ' I. She also announced her appointment by Speaker Anthony Rendon to serve on the California Com 'ssion on Aging. Councilmember Posey reported that the Association of California ities — Orange County (ACC-OC) has created a new Housing Committee that named him as the Chair, an a attended the Closing Ceremony of the VISSLA ISA World Junior Surfing Championships. Councilmember Delgleize commended the Friends of the Library volunteers fo a tremendous amount of money they raise each year; reported attending a Veterans Ceremony in Costa sa where 100-year old Lt. Jane Poor and 99-year old Sgt. Bill Call were recognized; and congratulated Ci of Huntington Beach residents who completed the Certified Emergency Response Training (CERT) Cla Councilmember Hardy reported participating in the VISSLA ISA World Junior Surfing Champions ' s Opening Ceremony. 1058 NOTICE OF PUBLIC HEARING BEFORE THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH NOTICE IS HEREBY GIVEN that on Monday, February 3, 2020, 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 (GPA) NO. 19-003 (HOUSING ELEMENT AMENDMENT) ; ZONING TEXT AMENDMENT (ZTA) NO. 19-006 (BEACH AND EDINGER CORRIDORS SPECIFIC PLAN AMENDMENT) Applicant: City of Huntington Beach Request: GPA No. 19-003: To amend the City Council adopted 2013-2021 General Plan Housing Element and pursue certification from the California Department of Housing and Community Development (HCD) in order to be eligible to receive state funding for homelessness response programs. The Housing Element is one of the seven State-mandated elements of the City's General Plan and was last updated in 2013 for the 2013-2021 planning period pursuant to California Government Code Section 65588. The housing element must identify how the City will meet its share of the regional housing need for all economic segments of the community, commonly referred to as RHNA. The Housing Element Amendment includes an Adequate Sites Program and identifies program actions to ensure that the City will continue to meet its lower income RHNA targets for the remainder of the planning period. ZTA NO. 19-006: To amend the Beach and Edinger Corridors Specific Plan (BECSP) to implement an Affordable Housing Overlay in accordance with program actions proposed in the Housing Element amendment (General Plan Amendment No. 19-003). No development or construction is proposed in conjunction with these amendments. The Planning Commission held a public hearing on General Plan Amendment No. 19-003 and Zoning Text Amendment No. 19-006 on January 14, 2020, and recommended approval to the City Council. The City Council will also review the Housing Element Progress Report for the 2019 calendar year pursuant to California Government Code 65400 for forwarding to HCD and the Governor's Office of Planning and Research. Location: GPA No. 19-003: Citywide; ZTA No. 19-006: Beach and Edinger Corridors Specific Plan area — various sites on Beach Boulevard (17642 Beach/17631 Cameron; 18431 Beach; 18700 Delaware Street/18811 Florida Street; 19471 Beach/19431 Beach) City Contact: Jennifer Villasenor NOTICE IS HEREBY GIVEN that General Plan Amendment No. 19-003 (Housing Element amendment) is covered under Negative Declaration No. 12-007, which was adopted by the City on August 27, 2013. Negative Declaration No. 12-007 is on file at the City of Huntington Beach Community Development Department, 2000 Main Street, and is available for public inspection and comment by contacting the Community Development Department, or by telephoning (714) 536-5271. Zoning Text Amendment No. 19-006 (BECSP Amendment) is within the scope of the BECSP Program Environmental Impact Report (EIR No. 08-008) certified by the Planning Commission on December 8, 2009. In accordance with CEQA Guidelines Sections 15162 and 15163, no subsequent EIR or supplement to the EIR need be prepared for this zoning text amendment and no further environmental review or documentation is required. NOTICE OF PUBLIC HEARING (Continued) ON FILE: A copy of the proposed request is on file in the Community Development 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 or on line at http://www.huntingtonbeachca.gov on Thursday, January 30, 2020. ALL INTERESTED PERSONS are invited to attend said hearing and express opinions or submit evidence for or against the application as outlined above. If you challenge the City Council's action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City at, or prior to, the public hearing. If there are any further questions please call the Community Development Department at (714) 536-5271 and refer to the above items. Direct your written communications to the City Clerk. Robin Estanislau, City Clerk City of Huntington Beach 2000 Main Street, 2"d Floor Huntington Beach, California 92648 714-536-5227 http://huntingtonbeachca.qov/HBPublicComments/ Moore, Tania From: De Coite, Kim Sent: Wednesday, January 22, 2020 4:15 PM To: Moore, Tania Subject: FW: Legal Notice to be published on 1/23/20 Kimberly De Coite Administrative Assistant Department of Community Development 714-536-5276 kdecoite@surfcity-hb.org From: David Ward<daward@scng.com> Sent: Friday,January 17, 2020 11:47 AM To: De Coite, Kim<KDeCoite@surfcity-hb.org> Cc: (dward@ocregister.com)<dward@ocregister.com>; Sandra Campos (Scampos@ocregister.com) <Scampos@ocregister.com>; Esparza, Patty<PEsparza@surfcity-hb.org>; Estanislau, Robin <Robin.Estanislau@surfcity- hb.org>; Switzer, Donna <Donna.Switzer@surfcity-hb.org>;Villasenor,Jennifer<JVillasenor@surfcity-hb.org> Subject: Re: Legal Notice to be published on 1/23/20 Good morning Kim I made it an 1/8 of an page. A&11355066 Run Date 1/23 Cost $368 PROOF i NOTICE OF PUBLIC HEARING BEFORE THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH NOTICE IS HEREBY GIVEN that on Monday, February 3, 2020, 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 (GPA) NO. 1941193{HOUSING ELEMENT AMEND- UK) ' Cl ty of Huntington Beach ' To amend the City Council adopted 2013-2(M21 General Plan Hous- ing Element and pursue certification from the California Department of dousing and Com- munity Development (HCD) in order to be eligible to receive state Binding for homelessness response programs.The Housing Element is one of the seven State-mandated elements of the C'17's General Plan and was last updated in 2013 for the 2013-2�021 planning period pursuant to California Government Code Section 65588. The housing element must identify how the City will meet its share of the regional housing need for all economic segments of the community commonly referred to as RHNA. The Housing Element Amendment includes an Adequate Sites Program and identifies program actions to ensure that the City will continue to meet its lower income RHNA targets for the remainder of the planning period. ZTA NO, 19-M6: To amend the Beach and Edinger Corridors Specific Plan (BECSP) to Implement an Affordable Housing Overlay in accordance with rogram actions proposed In the He Element amendment (General Plan Amendmen No. 19-003). No development or construction Is pro- posed in conjune"an with these amendments. The Planning Commission held a public hear- ing on General Pion Amendment No. 19-003 and Zoning Tex Amendment No. 1906 on .lane- ary 14,2020,and recommended approval totheClty Council.The City Council will also review the Housing Element Progress Report for the 2019 calendar year pursuant to California Gov- ernment Code 65400 for forwarding to HCD and the Governor's {office of Planning and Re- search. La�catlans GPA Na. 19-003: Citywide; ZTA No. 19-006: Beach and Edinger Corridors Specific Plan area - various sites on Beach Boulevard (17642 Beach 7631 Cameron; 18431 Beach;18700 Delaware Street/19811 Florida Street, 19471 Beach/19431 each) City Contact: Jennifer Villasenor NOTICE IS HEREBY GIVEN that General Plan Amendment No.19-OM (Housing Element amendment) is covered under Ne ative Declaration No. 12-007, which was adopted by the City on August 27, 2013. Negative Declaration No. 12-007 is on file at the City of Huntington Beach Community Development Department,2000 Main Street,and is available for public in spection and comment by contacting the Community Development Department, or by tele- fphoning (714) 536-5271. Zoning Text Amendment No. 19�-006 (BECSP Amendment) is within the scope of the BECSP Program Environmental Impact Report (EIR No. 08-008) certified by the Planning Commission on December 8,2009. In accordance with CEQA Guidelines Sec- tions 15162 and 15163, no subsequent E IR or supplement to the EI R need be prepared for this zoning text amendmentand no further environmental reviewordocumentaton Is required. ON FILE: A copy of the# ropped request Is on file in the Community Development Depart- ment,2000 lUtiain Street, f untington Beach, California 92648, for inspectio byY the ubllc. A copy of the staff report will be available to interested parties at the City C�erkIs Office or on line at htta:flWvww.huntingtonbeachca.gov on Thursday,January 30,2020. ALL INTERESTED PERSONS are invited to attend said hearing and express opinions or submit evidence for or against the application as outlined above. If you challenge the City Council's action in court,you may be limited to raising only those Issues you or someone else raised at the public hearing described In this notice,or in written corressppondenoe delivered to the City at,or prior to,the public hea riMerk I f there are an further questions please call the Community Development Departmenta14)536-5271 andyrefer to tare above items. Direct your written communications to the City Robin Estanislau,City Clerk C ity of H untirrgton Beach 2000lMainStreet,2nd Floor Huntington Beach,California 92648 714-536-5227 htta:Jlhu Min Monbeachca. v lBPubllcCamnrientst Published:The Huntington Beach Wave January 23,202011355066 David Ward 2 Legal Advertising Rep 2190 S. Towne Centre PI. Anaheim, CA 92806 714-796-6764 daward@scng.com PLEASE NOTE THE E-MAIL ADDRESS HAS CHANGED On Thu, Jan 16, 2020 at 5:44 PM De Coite, Kim<KDeCoite(c�r�,surfcity-hb.org>wrote: Hi David. This ad needs to be a minimum of 1/8 page. And needs to be published next Thursday. Thank you. Kimberly De Coite Administrative Assistant Department of Community Development 7 1 4536-52 7 6 kdecoite@surfciIy-hb.org From: Villasenor, Jennifer<JVillasenorAsurfcity-hb.org> Sent: Thursday, January 16, 2020 5:06 PM To: De Coite, Kim<KDeCoite cr,surfcity-hb.org> Subject: 020320 GPA 19-003 ZTA 19-006 (Housing Element_BECSP_Amendments) Kimmeh, 3 Attached is the City Council legal for the Housing Element and BECSP amendments scheduled for the 2/3/20 CC meeting. Please have published on 1/23/20. The ad needs to be a minimum 1/8 page. I have a mailing of about 100 notices. I will bring them down to the Clerk's office. Thank you. JV 4 PROOF OF SERVICE OF PAPERS STATE OF CALIFORNIA ) ) ss. COUNTY OF ORANGE ) I am employed in the County of Orange, State of California. I am over the age of 18 and not a party to the within action; my business address is 2000 Main Street, Huntington Beach, CA 92648. Pursuant to Code of Civil Procedure § 1094.6, January 22, 2020, 1 served the foregoing documents(s) described as: Notice of Public Hearing on the Intention of the City Council of the City of Huntington Beach to Approve an Amendment to the General Plan (GPA) No. 19-003 (Housing Element Amendment); Zoning Text Amendment(ZTA) No. 19-006 (Beach and Edinger Corridors Specific Plan Amendment) on the interested parties in this action by placing a true copy thereof in a sealed envelope addressed as follows: 111 Addresses—see label list a. [X] BY MAIL -- I caused such envelope to be deposited in the mail at Huntington Beach, California. I am "readily familiar" with the firm's practice of collection and processing correspondence for mailing. It is deposited with U.S. Postal Service on that same day in the ordinary course of business, with postage thereon fully prepaid. I am aware that, on motion of a party served, service is presumed invalid if postal cancellation date or postage meter date is more than 1 day after date of deposit for mailing in the affidavit. b. [ ] BY MAIL -- By depositing a true copy thereof in a sealed envelope with postage thereon fully prepaid in the United States mail at Huntington Beach, California, addressed to the address shown above. c. [ ] BY DELIVERY BY HAND to the office of the addressee. d. [ ] BY PERSONAL DELIVERY to the person(s) named above. e. [ ] BY FAX TRANSMISSION to No. I declare under penalty of perjury under the laws of the State of California that the foregoing is true and correct. Executed on January 22, 2020, at Huntington Beach, California. Deput City Clerk g1followu p/lette rs/p roof of mailing.doc o • � �'' ��._r__...._._._ ��&i�i ° � ��" r 4A�is''�t°7� e Da" e. e 2_� s ✓� ti HB Chamber of Commerce Brian Childs Harbinger rry`Sm th 16787 Beach Boulevard, Suite 202 NAI Capital—Orange County 2728 7hHomes Huntington Beach,CA 92647 1920 Main Street, Suite 100 Hunt 17 Street Irvine,CA 92614 Huntington Beach,CA 92648 Red Oak Investments Dick Harlow Michael C.Adams Associates 4199 Campus Drive, Suite 200 1742 Main Street PO Box 382 Irvine, CA 92612 Huntington Beach,CA 92648 Huntington Beach, CA 92648-0382 Attn: Alex Wong Bijan Sassounian Dick and Kevin Kelter Jeff Bergsma 21190 Beach Blvd. 18281 Gothard Street, Suite 201 Team Design/Construction Huntington Beach,CA 92648 Huntington Beach,CA 92648 221 Main street, Suite S Huntington Beach,CA 92648 Orange County Assoc.of Realtors Keith Dawson Gil Aousizerat Dave St 15581 Placid Circle 17912 Gothard Street Paz 25552 Laa Paz Road R Laguna Hills,CA 92653 Huntington Beach,CA 92647 Huntington Beach,CA 92647 President Building Industry Assoc.of South Calif. HB Tomorrow Adam S.wood,Director of Govt.Affairs Orange Housing Development Corp. PO Box 865 24 Executive Park,Suite 100 414 E. Chapman Avenue Huntington Beach,CA 92648 Irvine,CA 92614 Orange,CA 92866 Steve LaMotte Joe Gergen BIA-OC Related California 211-B Main Street 24 Executive Park, Suite 100 18201 Von Karman Avenue, Suite 900 Huntington Beach,CA 92648 Irvine, CA 92614 Irvine,CA 92612 Richard Spicer John&Kathy Zehnder SCAG Sunset Beach Community Assoc. 818 West 7'h, 121 Floor President 17441 Encino Circle PO Box 215 Huntington Beach,CA 92647 Los Angeles,CA 90017 Sunset Beach,CA 90742 Linda Lang Barry Cottle OC Association of Realtors C&C Development Chelsea Investment Corp. 25552 LaPaz Road 6339 Paseo Del Lago Tustin,CA 92780 Laguna Hills, CA 92653 u Yorba Street, Suite 200 Carlsbad,CA 92011 Tustin, Shea Homes Vickie Talley Shelly Amendola 2 Ada OC Housing Providers OC Housing Providers Irvine,CA 92618 25241 Paseo de Alicia, Suite 120 25241 Paseo de Alicia, Suite 120 Laguna Hills,CA 92653 Laguna Hills,CA 92653 The Olson Company Dave MacLeod Planning Director 3010 Old Ranch Parkway, Suite 100 19671 Beach Blvd., Suite 101 City of Westminster Seal Beach,CA 90740-2751 Huntington Beach,CA 92648 8200 Westminster Blvd. Westminster, CA 92683 MENEM 4131-1090 x;3;X 19. Sharon Christenbury Harry Alcock, UDR DJM Capital Partners 21002 HB, LLC 922 Laguna Street 2200 Biscayne Boulevard 1745 Shea Center Drive, Suite 200 Santa Barbara,CA 93101 Miami, FL 33137 Highlands Ranch, CO 80129 Thomas Grable Jacqui Kerze Christopher Homes Regional Center of Orange County 23 Corporate Plaza Drive, Suite 246 Tri Pointe Homes, LLC Community Outreach Coordinator 5 Peters Canyon Road, Suite 100 P.O.Box 22010 Newport Beach, CA 92660 Irvine, CA 92606 Santa Ana,CA 92702-2010 LINC Housing Mercy Housing California Bridge Housing 3590 Elm Avenue 1500 S. Grand Avenue, Suite 100 1301 Dove Street, Suite 920 Long Beach,CA 90807 Los Angeles,California 90015 Newport Beach, CA 92660 AIDS Service Foundation—Orange Karen Williams HomeAid-Orange County County OC Partnership 24 Executive Park, Suite 100 17982 Sky Park Circle, Suite J 1505 E. 17th Street, Suite 108 Irvine, CA 92614 Irvine, CA 92614-6482 Santa Ana, CA 92705 Kennedy Commission Ms.Carol Hansen,Superintendent CM-OC Cesar Covarrubias Ocean View School Dist Joseph Singh 17701 Cowan Avenue, Suite 200 17200 Pinehurst Lane 17701 Cowan Avenue, Suite 200 Irvine, CA 92614 Huntington Beach,CA 92647-5569 Irvine, CA 92614 California Coastal Commission Department of Transportation,Dist. 12 Local Solid Waste Enf.Agy. South Coast Area Office Ryan Chamberlain District Director O.C.Health Care Agency 301 E.Ocean Blvd., Suite 300 1750 E.4'Street, Suite 100 Director Long Beach,CA 92802 Santa Ana,CA 92705 P.O.Box 355 Santa Ana,CA 92702 OC Sanitation District Gabrieleno/Tongva Tribal Council Juaneno Band of Mission Indians 10844 Ellis Avenue Chairperson Acjachemen Nation Fountain Valley, CA 92708 PO Box 693 31411 La Matanza Street San Gabriel,CA 91778 San Juan Capistrano,CA 92675-21 Frannie Hemmelgarn,Development Intem Matt Reams Rutan&Tucker,LLP Abode Communities Pacifica Companies Jeffrey M.Oderman 701 East 3rd Street, Suite 400 Director of Acquisitions 611 Anton Blvd., 14'Floor Los Angeles,California 90013 1775 Hancock Street,Suite 200 Costa Mesa,CA 92626-1950 San Diego,CA 92110 Yamada Shi eru Randy Coe,CCIM Cindy Nguyen 216 Walnut Ave g Senior Vice President 7942 Speer Drive Land Advisors Organization Huntington Beach,CA 92648 Huntington Beach,CA 92647 100 Spectrum Drive,Suite 1400 Irvine,CA 92618 Paula Leonard SEIU—United Service Workers West Michael Cintron 4951 Hilo Circle Arthur Saenz 200 Spectrum Center Drive,Suite 1800 Huntington Beach,CA 92647 4001 El Cajon Blvd,Ste 211 Irvine,CA 92618 San Diego,CA 92105 . . -- - e � ♦ } u�. ESimip 4t i` a1 a0 r'N �n10..iq-ate zTa19-Mko s Brian Geyer ADRC of Orange County John Kingsley Sares-Regis Group Dayle McIntosh Center Dolphin Partners,Inc. 18825 Bardeen Avenue 501 N.Brookhurst St.,#102 18818 Teller Avenue,Suite 200 Irvine, CA 92612 Anaheim,CA 92801 Irvine,CA 92612 Mario Turner Carol Hansen Henry Garcia,Greystar AMCAL Multi-Housing Ocean View Elementary School District 620 Newport Center Drive 30141 Agoura Road, Suite 100 17200 Pinehurst Lane 151h Floor Agoura Hills, CA 91301 Huntington Beach,CA 92647 Newport Beach, CA 92660 Planning Director Planning Director Marc Ecker, Superintendent 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 10055 Slater Avenue Fountain Valley, CA 92708 Greg Haulk, Super. Jeffrey M. Oderman Planning Director BB City Elementary School District Rutan&Tucker,LLP City of Newport Beach $75.0 DOrSett Qrive 611 Anton Blvd., 14�'Floor PO Box 1768 Huntington_Beach, CA 92646 Costa Mesa, CA 92626-1950 Newport Beach,CA 92663-8915 Ocean View School District Goldenwest College John Ely Attn:Cindy Pulfer,Admin.Services Janet Hoolihan,Vice President 22102 Rockport Lane 17200 Pinehurst Lane 15744 Goldenwest St. Huntington Beach,CA 92646 Huntington Beach,CA 92647 Huntington Beach,CA 92647 Greg Plutko Union High School District Habitat For Humanity of O.C. Jamboree Housing Corp. HB 5832 Bolsa Avenue 2200 S.Ritchey Street 17701 Cowan Avenue, Suite 200 Huntington Beach,CA 92647 Santa Ana, CA 92705 Irvine, CA 92614 Nora Mendez Ron M ey p Norman Ward Orange County Community Housing Pathways to Independence Five Points Seniors,LP Corp. PO Box 43 18561 Florida Street 501 N. Golden Circle, Suite 200 Los Alamitos,CA 90720 Huntington Beach, CA92648 Santa Ana, CA 92705 Orange County United Way Five Points Plaza LLC Colette's Children's Home Drive Beverly 18012 Mitchell Avenue South 1180 S. 7372 Prince Drive, Suite 106 Irvine CA 92614 Los Angeles,CA 90035 Huntington Beach,CA 92647 Richard Loy Huntington Beach Interval House 9062 Kahului Drive Council_on Aging P.O.Box 3356 Huntington Beach,CA 92646 clo Community Services Department Seal Beach, CA 90740 ............... ......__..... Mental Health Association of OC Julie Paik Fair Housing Council of OC 822 Town&Country Road Huntington Beach 2021 E.4th Street, Suite 122 Orange,CA 92868 Mobile Home Advisory Board Santa Ana, CA 92705 0 r , 1, � PN c t�. I9 O ;2 T =09-6UP p6, Mr.Edmond M.Conner Ms.Susan Whittaker SEIU—32BJ Connor,Fletcher&Hedenkamp Whittaker Planning Services Alex Hecht 2211 Michelson Drive,Suite 1100 34006 Selva Road#389 25 W. 18'h Street Irvine, CA 92612 Dana Point,CA 92629 New York, NY 10011 Briggs Law Corporation Andrew Salas,Chairman Del Mar Estates Attn:Valerie A.Mosqueda Gabrieleno Band of Mission Indians—Kizh Natic Ron Grundy,President 99 East"C Street,Suite 11 PO Box 393 19521 Brookhurst Street Upland,CA 91786 Covina,CA 91723 Huntington Beach,CA 92646-2960 Soboba Band of Luiseno Indians HB Downtown Residents Association San Gabriel Band of Mission Indians Joseph Ontiveros,Cult.Res.Director 412 Olive Ave#493 Anthony Morales,Chief PO Bos 487 Huntington Beach,CA 92648 PO Box 693 San Jacinto,CA 92581 San Gabriel,CA 91778 HB Coastal Communities Assoc. Sue Johnson Kirsten Berg David Guido 19671 Quiet Bay Lane 18870 Kithira Circle 143 E.Meats Avenue Huntington Beach,CA 92648 Huntington Beach,CA 92648 Orange,CA 92865 Mercy Housing California Avalon Bay Communities Milo Peinemann 480 S Batavia Street 2050 Main Street,Suite 1200 American Family Housing Irvine,CA 92614 15161 Jackson Street Orange, CA 92868 Midway City,CA 92655 Innovative Housing Opportunities I Meta Housing Mark Hyatt j 11150 W.Olympic Blvd.,Suite 620 KDF Communications,LLC 501 N. Golden Circle, Suite 100 Los Angeles,CA 90064 i 230 Newport Center Drive,Suite 210 Santa Ana, CA 92705 Newport Beach,CA 92660 Richance HB, LCC John Pelochino Hong Nguyen 18199 Summer Avenue 1705 Lake Street 19431 Beach Blvd. Huntington Beach,CA 92648 Huntington Beach,CA 92648 Artesia, CA 90701-3912 i Huntington Beach Wave PROOF OF PUBLICATION 2190 S.Towne Centre Place Suite 100 Anaheim, CA 92806 Legal No. 0011355066 714-796-2209 NOTICE OF PUBLIC HEARING BEFORE THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH NOTICE IS HEREBY GIVEN that on Monday, February 3,2020,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: 5190751 GENERAL PLAN AMENDMENT GPA N0. 19-W3 (HOUSING ELEMENT AMEND- MENT) ;ZONI TEXT of ENl LTA _N .17-W6 (6E7CCR AND-EDTNGER HUNTINGTON BEACH, CITY OF eft G o. : To amend the City Council adopt`ed291City 21 General Plan Hous CITY CLERK DEPARTMENT ing Element and pursue certification from the California Department of Housing and Com- munity Development (HCD)in order To be eligible to receive state funding for homelessness response programs.The Housing Element is one of the seven State-mandated elements of The HUNTINGTON BEACH, CA 92648-2763 City's General Plan and was last updated in 2013 for the 2013-2021 planning period pursuant.to California Government iCode Section 65588. The housing element must identify how the City will meet its share of the regional housing need for all economic segments of the community, commonly referred to as RHNA. The Housing Element Amendment includes an Adequate Sites Program and identifies program actions to ensure that the City will continuUe tQ meet its lower income RHNA targets for the remainder of the planning period. ZTA N0. 1�-006: To FILE NO. GPA 19-003 ZTA 19-006 amend the Beach and Edinger Corridors Specific Plan(BECSP)to implement an Affordable Housing Overlay in accordance with program actions proposed in the Housing Element amendment (General Plan Amendment No.19.003). No development or construction is pro- posed in conjunction with these amendments. The Planning Commission held a public hear- ing on General Plan Amendment No.19-003 and Zoning Text Amendment No.19-006 on Janu- ary 14,2020,and recommended approval to the City Council.The City Council will also review the Housing Element Progress Report for the 2019 calendar year pursuant to California Gov- ernment Code 65400 for forwarding to HCD and the Governor's Office of Planning and Re- STATE OF CALIFORNIA, search. Location:GPA No.19-003:Citywide;ZTA No.1906: Beach and Edinger Corridors Specific Plan area-various sites on Beach Boulevard (17642 Beach/17631 C meron; 18431 SS. Beach;18700 Delaware Street/18811 Florida Street;19471 Beoch/1943. Beach) City Contact: Jennifer Villosenor County of Orange NOTICE IS HEREBY GIVEN that General Plan Amendment No.19-003(Housing Element amendment) is covered under Negative Declaration No. 12.007, which was adopted by the City on August 27,2013. Negative Declaration No.12-007 is on file at the City of Huntington Beach Community Development Department,2000 Main Street,and is available for public in- spection and comment by contacting the Community Development Department,or by tele- I am a citizen of the United States and a resident of the Phoning (714)536-5271. Zoning Text Amendment No.19-006(BECSP Amendment) is within the scope of the BECSP Program Environmental Impact Report(EIR No.08-008) certified County aforesaid; I am over the age of eighteen years, and by the Planning Commission on December 8,2009.In accordance with CEQA Guidelines Sec- tions 15162 and 15163,no subsequent E I R or supplement to the El R need be prepared for this not a party to or interested in the above entitled matter. I zoning textomendment and no further environmental review or documentation is required. am the principal clerk of the Huntington Beach Wave, a that has been adjudged to be a newspaper of me FILE: A copy re The proposed request is on file a the Community Development Depart- newspaperJ 9ment,2000 Main Street, Huntington Beach,California 92648,for inspection by the public. A general circulation b the Superior Court of the County of copy of tfhe=5Taff report,will be avqilable to interested parties at the City Clerk's Office or on 9 Y P tY line at http:1/www.huntingtonbeachco.goy on Thursday,January 30,2020. Orange, State of California, on July 1, 1998, Case No. A-185906 in and for the City of Huntington Beach, County 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 of Orange, State of California; that the notice, of which the 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 annexed is a true printed copy, has been published in to the City at,or prior to,the public hearing. If there are any further questions please call the each regular and entire issue of said newspaper and not in Community Development Department at(714)536-5271 and refer to the above items. Direct 9Your written communications to the City Clerk any supplement thereof on the following dates, to wit: Robin Estanislau,City Clerk City of Huntington Beach 01/23/2020 2000 Main Street,2nd Floor Huntington Beach,California 92648 '14.536-52 1 http://huntingtonbeachca.gov HBPublicComments/ Published:The Huntington Beach Wave January 23,202011355066 1 certify(or declare) under the penalty of perjury under the laws of the State of California that the foregoing is true and correct: Executed at Anaheim, Orange County, California, on Date: January 23, 2020. Signature ,.LPi-1 vun 6 1