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Home My WebLink AboutSR - GPA-2013-0002 - PART 2 2014-21 GENERAL PLAN HOUSING ELEMENT ^ lt O Y 20 ��-202 � Housin E ement g Draft — September 20, 2013 � EXHIBIT B C�TY OF ORANGE 2014-2021 GENERAL PLAN HOUSING ELEMENT HOUSING ELEMENT UPDATE JANUARY 14,2014 CC MTG. ,}�: -. . �� TABLE (�F �� COl�OTTEl�T� Section Page A: Introduction and Vision for the Future ......................................................... H-1 I. Purpose of the Housing Element....................................................... H-I 2. Scope and Content of the Housing Element.......................................... H-2 3. Relationship to Other General Plan Elements........................................... H-5 4. Relationship to Other Plans and Programs............................................. H-5 5. Citizen Participation........................................................................ H-5 B: Housing Needs Analysis............................................................................. H-7 I. Population Trends and Characteristics................................................... H-7 2. Employment Trends........................................................................ H-I 0 3. Household Characteristics................................................................. H-I 3 4. Housing Inventory and Market Conditions.............................................. H-I 8 5. Housing Costs and Rents.................................................................. H-24 6. Households Overpaying for Housing and Overcrowding.............................. H-27 7. 2014-2021 Growth Needs................................................................ H-29 8. Special Needs Populations................................................................. H-30 9. Extremely Low-Income Households...................................................... H-38 10. Conclusions............................................................................... H-39 C: Resources and Constraints Analysis............................................................... H-41 I. Governmental Constraints and Resources.............................................. H-41 2. Non-Governmental Constraints.......................................................... H-75 3. Conclusions................................................................................. H-78 D: Housing Policy Program.........................................................:................... H-80 I. Statewide Goals............................................................................. H-80 2. City of Orange Policy Program............................................................ H-81 Ox�vGE G�xar,P�x H-i HOUSING � Section Page Appendices APPendix A: Community Outreach. .................................................................. A-I A. Introduction................................................................................. A-I B. Summary of Community/Stakeholder Input............................................. A-I Appendix B: Residential Land Resources.............................................................. B-I A. Adequate Sites Analysis.................................................................. B-I B. Assisted llnits at Risk of Conversion.................................................... B-14 Appendix B 1: Vacant Land Resources................................................................. B I-I Appendix 62: Proposed General Plan Focus Areas................................................... B2-I Appendix C: Review of 2006-2014 Housing Element Performance............................... C-i AppendixD: Glossary................................................................................... D-I OxANGE GENExAI.Pt.�►1v H-ii � �'•. _ �� 1 .. � �� l�It�USI]�TG �� A. INTRODUCTION AND VISION FOR TI�FUTURE The 2014-2021 Housing Element identifies and analyzes existing and projected housing needs and articulates the City's official policies for the preservation, conservation, improvement, and production of housing within the City of Orange.The California State Legislature has identified the attainment of a decent home and suitable living environment for every Californian as the State's main housing goal. Recognizing the important part that local planning programs play in pursuit of this goal, the Legislature has mandated that all cities and counties prepare a Housing E.lement as part of their comprehensive General Plans (California Government Code Section 65302(c)). This Housing Element update covers the planning period from January 2014 through October 2021. State planning law mandates that jurisdictions within the Southern California Association of Governments (SCAG) region update and adopt their Housing Element by October I 5, 2013. It is intended that this Housing Element be reviewed and updated not less than every eight years in order to remain relevant and useful and reflect the community's changing housing needs. This document represents the update required and responds to the issues that currently face�the City. * J e. ,�9' .�-:'�' ��e {+4 ,b,,;� ^�4��. -p t �" ;�;; s-*,» "�:a. �'= �.�; ; �`�,�.��. �Z �� ". �" � , � x �' { � �'-�� 5 a,% x �.gr @tY � ^.'�S J a 4�^� �;�� ;rc� a � Z��. '�`�` �� '��`4 a ''t. � ��„ �,;G;. ";"�? �� ; .;{ , „ . „� , � � . � r �. F � � ,: , , -., �� s„ �: ;,: "9 '�'�}{ �{ "��'��t'� � �� . u.;� g,;� "7*�L &. � � - ,� �;.,. ,�'. 1. Purpose of the Housing Element The Housing Element is one of the seven elements required by the State to be inclucied in the City's General Plan. The Housing Element addresses adequate housing opportunities for present and future residents through 2021 and provides the primary policy guidance for local decision- making related to housing. The Housing Element is the only General Plan Element that requires review and certification by the State of California. The Housing Element provides a detailed analysis of the City's demographic, economic and housing characteristics as required by State Law. The Element also provides a comprehensive evaluation of the City's progress in implementing the past policy and action programs related to O�vGE GEr�xni.Pr.Art H-1 HOUSING F housing production, preservation and conservation. Based on the community's housing needs, available resources, constraints and opportunities for housing production and preservation and the City's past performance, the Housing Element identifies goals, objectives and action programs that address the housing needs of present and future residents. 2. Scope and Content of the Housing Element California Government Cade Section 65583 requires a jurisdiction's Housing Element to include the following components: ■ A review of the previou�`.Element's goals, policies, objectives and programs to ascertain the effectiveness of each of fhese components, as well as the overail effectiveness of the Housing Element; ■ An assessment of housing need and an inventory of resources and constraints related to meeting these needs; ■ A statement of goals, policies and quantified objectives related to the maintenance, preservation, improvement and development of housing; and, ■ A policy program that provides a schedule of actions that the City is undertaking or intends to undertake implementing the policies set forth in the Housing Element. The City of Orange Housing Element is organized into four parts: ■ Introduction- Explains the purpose, process and content of the Housing Element. ■ Housing Needs Analysis- Describes the demographic, economic and housing charact�ristics of Orange as well as the current and projected housing needs. ■ Resources and Constraints Analysis- Analyzes the actual and potential governmental and non- governmental constraints to the maintenance. preservation, conservation and development of housing. ■ Housing Policy Program- Details specific policies and programs the City of Orange will carry out over the planning period to address the City's housing goals. Given the detail and lengthy analysis in developing the Housing Element, supporting background material is included in the following appendices: AppendixA: Community Outreach Appendix B: Residential Land Resources Appendix C: Review of 2006-2014 Housing Element Performance Appendix D: Glossary of Housing Terms OxaivGE G�x�.P�v H-2 HOUSING a. Consistency with State Law The Housing Element is one of the seven General Plan elements required by the State of California, as articulated in Sections 65580 to 65589.8 of the California Government Code. State Law requires that each jurisdiction's Housing Element consist of "an identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, and scheduled program actions for the preservation, improvement, and development of housing." The Housing Element plans for the provision of housing for all segments of the population. Section 65583 of the Government Code sets forth specific requirements regarding the scope and content of each Housing Element. Table H-I summarizes these requirements and identifies the applicable sections in the Housing Element where these requirements are addressed. Table H-1 State Housing Element Requirements �� -� . . �. A.Housing Needs Assessment I.Analysis of population trends in Orange in relation to countywide Section B,Page H-8 trends 2.Analysis of employment trends in Orange in relation to regional trends Section B,Page H-I 0 3. Projections and quantification of Orange's existing and projected Section B, Page H-27 to H-39 housing needs for all income groups 4.Analysis and documentation of the City's housing characteristics, Section B including: a.Level of housing cost compared to ability to pay Section B,Page H-26 b.Overcrowding Section B,Page H-28 c.Housing stock condition Section B,Page H-23 5.An inventory of land suitable for residential development including Appendix B,B I.B2 vacant sites and having redevelopment potential and an analysis of the relationship of zoning,public facilities and services to these sites 6.Analysis of potential and actual governmental constraints upon the Section C, Page H-41 maintenance, improvement,or development of housing for all income levels 7.Analysis of potential and actual nongovernmental constraints upon Section C,Page H-75 the maintenance, improvement,or development of housing for all income levels ORA1vGE GENExAI.PLP,tv H-3 HOUSING � Table H-1 (cont') State Housing Element Requirements -. -� . . �. 8.Analysis of special housing�eed:elderly, persons with disabilities(including Section B,Page H-30 developmental disabilities),large families,farmworkers, and families with female heads of household 9.Analysis of housing needs for families and persons in need of Section B,Page H-37 emergency shelter I 0.Analysis of opportunities for energy conservation with respect to Section C,Page H-77 residential development I I.Analysis of assisted housing developments that are eligible to change Appendix B,Page B-14 from Low-Income housing during the next 10 years B.Goals and Policies 12.Identification of goals,quantified objectives and policies relative to Section D,Page H-80 maintenance,improvement and development of housing C.Implementation Program I 3.Identify adequate sites which will be made available through Appendix B,B I, B2 appropriate action with required public services and facilities for a variety of housing types for all income levels 14.Programs to assist in the development of adequate housing to meet Section D,Page H-81 the needs of Low and Moderate-Income households. I 5.Address,and where appropriate and legally possible, remove Section D,Page H-81 governmental constraints to the maintenance, improvement,and development of housing I 6.Remove constraints to or provide reasonable accommodations for Section D,Page H-88 housing for persons with disabilities I 7.Conserve and improve the condition of the existing affordable Section D,Page H-88 housing stock in Orange I 8. Promote housing opportunities for all persons Section D I 9.Programs to address the potential conversion of assisted Appendix B,Page B-14�Section D, housing development to market-rate housing Page H-87 Ox�vcE GEtvExar,P�.�v H-4 HOUSING 3. Relationship to Other General Plan Elements The California Government Code requires internal consistency among the various elements of a General Plan. The Housing Element relates most closely to the Land 11se, llrban Design, and Economic Development Elements. The Housing Element is linked to the Land llse Element because the Housing Element identifies areas for future residential development based on the General Plan land use designations identified in the Land llse Element.The Land llse Element also provides the specific intent and objectives for each of the residential land use designations. The �rban Design Element provides the framework for the future form and character of the City, including residential neighborhoods and mixed use districts. While the Housing Element establishes policies and programs for the preservation, rehabilitation and construction of housing, the llrban Design Element addresses how housing is integrated into neighborhoods and mixed use districts, and contributes to the overall aesthetic quality in Orange. The Economic Development Element outlines strategies to foster economic growth by attracting new businesses and promoting retention and expansion of existing businesses. The Housing Element supports the goals and policies of the Economic Development Element by providing for housing options that can accommodate a range of users. Housing opportunities within the City allow local businesses to employ a community-based workforce and support jobs-housing balance. Section 65300.5 of the Government Code states that the General Plan's various Elements shall provide an integrated and internally consistent and compatible statement of policy. City staff has reviewed the other elements of the General Plan and has determined that this Housing Element provides consistency with the other Elements of the General Plan. The City will maintain this consistency as future General Plan amendments are processed. 4. Relationship to Other Plans and Programs The Housing Element identifies goals, objectives, policies and action programs for the next eight years that directly address the housing needs of the City of Orange. There are numerous City plans and programs that work to implement the goals and policies of the Housing Element. These include the City's Municipai Code and Specific Plans. Every five years, the City prepares a Consolidated Plan that identifies the City's overall housing needs and market conditions, establishes priorities and outlines a strategy to address these priorities. Annual Action Plans are developed each year to supplement the Consolidated Plan and reports on the prior year's programs and projects through the Consolidated Annual Performance and Evaluation Report (CAPER). The Consolidated Plan and Annual Action Plans address many of the goals, policies and implementing programs of the General Plan Housing Element. OxAtvGE GENERAI,Pl.?►1v H-5 HOUSING 5. Citizen Participation This Housing Element was developed through the combined efforts of City staff, the City's Planning Commission, the City Council, and the City's consultants, RBF Consulting. Citizen input was received through public outreach efforts and public hearings conducted by the Planning Commission and City Council. The notices for the hearings were published in a local newspaper, on the City's website and prominently posted at City Hall and other public facilities. In addition, organizations that represent the interests of Lower-Income and special needs households, or are otherwise involved in the development of affordable housing, were invited to participate in a special Stakeholder Meeting. a. Community Informational Booths and Stakeholder Meeting The City hosted two community informational booths at the following farmers markets: ■ Old Towne Farmers Market—January 26, 2013 ■ Village at Orange Farmers Market—January 3 I, 2013. At the booths, community members had the opportunity to pick up informational flyers about the Housing Element update, ask questions of the project team, and provide comments in response to two questions: "What are the housing challenges in Orange?" and "What are your ideas for improving housing in Orange?" In addition, a Stakeholder Meeting was held on february 27, 2013. Stakeholder groups such as affordable housing developers, community groups and housing advocacy groups were invited to participate. An invitee lists is provided in Appendix A of this Housing Element. During the Stakeholder Meeting, participants were provided with an overview of the Housing Element llpdate content, a summary of key findings and input gathered from the previous outreach activities. Participants then identified and discussed challenges, opportunities and resources related to housing in Orange. Comments received through the outreach activities have been considered in the development of the Housing Policy Program provided in Section D of this document. A summary of the comments is provided in Appendix A of this Housing Element. Ox�vGE G�x�,r,P�rt H-6 HOUSING B. HOUSING NEEDS ANALYSIS When preparing the Housing Element, jurisdictions must evaluate both existing and future housing needs for all income groups. This section analyzes demographic and housing characteristics that influence the demand for and availability of housing. The analyses form a foundation for establishing programs and policies that seek to address identified housing needs. Housing needs are identified according to income, tenure and special needs groups. Primary data sources include the 2000 and 2010 11.5. Census, the California Department of Finance (DOF) and the Southern California Association of Governments (SCAG). These data sources are the most reliable for assessing existing conditions and provide a basis for consistent comparison with historical data and the basis for forecasts. This section aiso includes data from the American Community Survey (ACS). The ACS provides an opportunity to utilize updated information for the timeframe between the decennial censuses and includes data on topics such as housing and employment that were not included in the 2010 Census. 1. Population Trends and Characteristics Housing needs in the City of Orange are influenced primarily by population and employment trends. This section provides a summary of the changes to the population size and age, and racial/ethnic composition of the City. a. Histprical,Exxst�ng and Forecast Crrowth The City of Orange is one of 34 cities within the County of Orange. The DOF estimates Orange County's population was 3,055,792 in 2012, making it the third largest county in the State. From 1980 to 1990, the County's population increased by 24.7 percent. From 1990 to 2000, the population increased by 18.1 percent. From 2000 to 2012, the County's population iracreased by 7.4 percent. Table H-2 lists the populations of Orange County and adjacent counties in Southern California. Table H-2 Regional Population Trends I 990-ZO I 2 . •�� i Imperiai County 109,303 142,361 177,441 Los Angeles County 8,863,I 64 9.519.338 9,834.632 Orange County z.410,556 2,8q6,289 3,OS5,792 Riverside County I,170,413 I.545,387 2,227.577 San Bernardino County I,4 I 8,380 I,709,434 2,063,9 I 9 San Diego County 2,498,016 2,813,833 3,143,429 Ventura County 669,016 753,I 97 832.970 Notes: 'DOf,January 2012 OxartGE G�x�,PLntv H-7 HOUSING Table H-2 Regional Population Trends I 990-2012 , �.� �� Source:U.S.Census 2000 SF I, I 990 STF I,and DOF E-I,2012 According to the �.5. Census and the DOF, the City of Orange experienced a 16 percent population increase between I 990 and 2000, and a 7.5 percent increase between 2000 and 2012. Table H-3 compares population growth rates in the City of Orange and the County of Orange from I 990-2012. As shown in Figure H-I, SCAG forecasts a gradual population growth rate over the next ZO years with an estimated 2035 population of I 56,300. The City's 2010 General Plan plans for an ultimate buildout development capacity of 65,680 dwelling units and a population of 191,715. Table H-3 Population Growth 1990-2012 �.� e�� . . �� . . � � City of I I0,658 I28,438 I 38.010 I 7,780 I 6.I% 9.572 7.5% Orange Orange 2,410,556 2,846,289 3,055,792 435,733 I8.I% 209,503 7.4% County Notes: 'DOF,2012 Source:U.S.Census I 990 STF3 P001,U.S.Census SF3 P I and DOF E-I,2012 Figure H-i City of Orange Population Growth Forecasts, 1980-2035 1so,000 ---------- — 156,300 160,000 -- -- -- 136,416 141,500 140,000 28,-438 — 120,000 110;658 — — — ° 100,000 91,788 ---- c� � 0 80,000 — -- a 60,000 40,000 - — 20,000 — 0 �- 1980 1990 2000 2010 2020 2035 Source:U.S.Census 2000 SF3 P I and SCAG 2012-2035 Regional Transportation Plan/Sustainable Communities Strategy Growth Forecast OxAtvGE G�xEu,P�tv H-8 HOUSING b. Age Coa�position Between I 990 and 2000, the City of Orange experienced age cohort growth in the percentages of the "school age" (5-17 years), "prime working" (25-54 years), and "senior citizen" (65+ years) populations, while the percentages of the "preschool" (0-4 years), "young adult" (18-24 years), and "retirement" (55-64 years) populations decreased. According to the 2010 Census, the percentages of "school age", "retirement", and "senior citizens" in the City of Orange have increased since 2000.The percentages of"preschool", "young adult", and "prime working" groups have declined since 2000. It should be noted that the separation of age categories changed between the 2000 and 2010 Census. The 2010 Census "school age" category now encompasses persons ages 5 to 19 years. A portion of the perceived growth in "school age" population may be attributed to this change. Table H-4 shows the age distribution in the City of Orange in 2010. Table H-4 Age Distribution 2010 . � �- , . �.� . Preschool 8,68 I 6.4% (0-4 years) School 28,553 21.0% (5-I 9 years) Young Adult I I,282 8.3% (20-24 years) Prime Working 59,237 43.4% (25-54 years) Retirement 14,035 10.3% (55-64 years) Senior Citizen 14,628 10.6% (65+years) Total 12s,43s i 00% Source:U.S.Census 2010 DP-I c. Race and Ethniciry The City of Orange is predominantly comprised of two racial/ethnic groups: White and Hispanic. As of 2000, approximately 55 percent of the City's residents were White and over 32 percent were of Hispanic origin. Between 1990 and 2000, the White population decreased by over six percent, while residents of Hispanic origin increased by nearly 64 percent. The third largest population in 2000 was Asian and Pacific Islander. Between I 990 and 2000, the Asian and Pacific Islander population increased 43.5 percent, accounting for approximately nine percent of the City's population. OxAtvGE GEtvExAI.Pr.�uv H-9 HOUSING � According to 2010 Census, the City's Hispanic population continued to increase, along with the Asian and Pacific Islander population. The White population decreased from 54.6 percent of the total population in 2000 to 46.8 percent of the total population in Z010. In 2010, the Hispanic population was 38.1 percent of the total population (increasing from 32.2 percent in 2000) and the Asian and Pacific Islander population was i 1.4 percent of the totat population in 2010 (increasing from 9.4 percent in 2000). Table H-5 shows the racial and ethnic distribution in the City for the years 2000 and 20 I 0. Table H-5 Racial and Ethnic Distribution 2000-2010 �� - White 70,292 54.6% 63,805 46.8% Black I,798 I.4�/o I,895 I.4% American Indian& 393 0.3% 357 0.3°/o Alaska Native Asian or Pacific Islander 12,I 66 9.4% I5.437 I I.4% Hispanic 4I.434 32.2% 52,0 I 4 38.I% Other 162 0.1% 244 0.2% Two or More Racesz 2,576 2.0% 2,664 2.0% Total I 28,82 I 100� I 36.416 I 00% Notes: 'Percentages may not add up to 100%due to rounding Source: U.S.Census 2010 DP-I 2. Employment Trends The largest employment sector in the City of Orange in 2000 was the education, health and social services industry, accounting for 17 percent of the labor force. The other top employment sectors included manufacturing at 15.1 percent, professional, scientific, management, administrative and waste management services at I 3.3 percent, and retail trade at 10.8 percent. Table H-6 shows the employment by industry of Orange residents based on the 2007-201 I ACS. Since 2000, the percentage of City's residents employed in the education, health and social services industry experienced an increase to 19.I percent. Residents employed in manufacturing decreased to I1.2 percent. Professional, scientific> management, administrative and waste management services increased, while City of Orange residents in the retail trade industry remained steady. Residents in the construction industry; the agriculture, forestry, fishing and hunting, and mining industry; and the arts, entertainment, recreation, and accommodation and food services industry all experienced employment increases. Employment in transportation, warehousing and utilities industry; finance, insurance, real estate, rental and leasing industry; and OxntvGE G�xAi,Pr.Atv H-10 HOUSING information and public administration industries remained steady, while the wholesale trade industry declined. The top three industries employing the most Orange residents remain educational, health, and social services; professional, scientific, management, administrative, and waste management services; and manufacturing. Table H-6 Employment of Orange Residents by Industry' 2007-201 I ACS . • . • . . � . � . . . . Agriculture,forestry,fishing and 388 0.6% 7,541 0.5% hunting,and mining Construction 5.455 8.1% 90,396 6.3% Manufacturing 7,537 11.2% 195,824 13.6% Wholesale trade 2,401 3.6% 56,066 3.9% Retail trade 7,246 10.8% 157,203 10.9% Transportation and warehousing, 1,645 2.5% 49.556 3.4% and utilities Information I,435 2.I% 3 I,018 2.2% Finance, insurance,real estate, 5,701 8.5% 128,461 8.9% and rental and leasing Professional,scientific, management,administrative,and I 0,I 35 I 5.1% 200,287 I 3.9% waste management services Educational, health and social 12,835 19.1% 263,034 18.2% services Arts,entertainment,recreation, 5,91 I 8.9% 139,657 9.7% accommodation and food services Other services(except public administration) 4.032 6.0% 77,410 5.4% Public Administration 2,333 3.5% 44,860 3.1% Total 67,120 I00% I,q41,313 10096 Notes: 'Data cited for the City of Orange and the County of Orange population,and does not represent the number ofjobs in the two jurisdictions Source:2007-201 I ACS DP-3 According to the 2006-2008 Census Transportation Planning Package used in SCAG's Existing Housing Needs Report (2012}, there were 95,605 jobs in Orange. As of 2012, there are 45,235 housing units in the City.This results in a jobs/housing balance of 2.I i. The jobs/housing balance indicates the ratio of available housing to available jobs in the community. Accord�ng to the American Planning Association, the recommended target standard for jobs-housing ratio is approximately 1.5. But this number can vary from community to community. Orange's ORatvGE GErrExar,Pt.atv H-11 HOUSING jobs/housing balance indicates that there are more jobs available than housing to accommodate workers within the City, creating demand for new housing to accommodate those employed in Orange and creating upward price pressure on housing prices. According to DOF, there are an estimated 73,000 Orange residents of working age that make up the City's labor force. The ratio of jobs to labor force is I.3 I. According to the American Planning Association, if communities try to match the labor force with employment in the community, a one-to-one (I:I) relationship is the ideai. As shown in Table H-7, 11Cl Medical Center is the largest employer in the City of Orange with 3,986 employees in 2009. Other top employers include: St. Joseph Hospital with 3,909 employees, Children's Hospital of Orange County with 2,314 employees and the Orange County Transportation Authority with I,000 employees. Table H-7 City of Orange Major Employers, 2009 � . ,� � , . UCI Medical Center 3,986 St.Joseph Hospital 3,909 Children's Hospital of Orange County(CHOC) 2,314 Orange CountyTransportation Authority I,000 City of Orange 869 Chapman University 800 Orange County Children and Family Services 700 St.Joseph Health Systems 550 California Choice 500 Varco International, Inc. 500 Word&Brown Company 500 Source:inside Prospects of California per City of Orange Comprehensive Annual Financial Report Year Ending June 30,2009 As shown in Table H-8, the labor force in the City of Orange increased from 67,700 in 2000 to an estimated 73,000 in 201 I. According to the California Employment Development Department, the unemployment rate in the City for 201 I was 8 percent, lower than the County's unemployment rate of 8.7 percent. OxatvGE G�xai.P�.art H-12 HOUSING Table H-8 City of Orange Labor Force Trends 2000-20 I I .�. . � . �� . �. � � Z000 67,700 65,500 2,200 3.2% 2001 69.100 66,600 2,500 3.6% 2002 70,000 66,800 3,200 4•6% 2003 7 I,I 00 68,000 3,I 00 4.4% 2004 72,300 69.500 2,800 3.9% 2005 73,300 70,800 2,500 3.5% 2006 74.200 71,900 2,300 3.1% 2007 73,500 70,900 2,600 3.6% 2008 73,900 70,300 3.600 4.9% 2009 72,300 66.400 5,900 8.2% 2010 72,400 66,000 6,300 8.7% 20I I 73.000 67,I 00 5,900 8.0% Notes: 'Labor Force defined as all people in the population of working age(I 6 years and above)by the U.S.Census Bureau Source:State of California Employment Development Department(EDD),2013 3. Household Characteristics This section provides an overview of household characteristics in the City of Orange. The u.S. Census Bureau defines a household as all persons living in a single housing unit, whether or not they are related. One person living alone is considered a household, as is a group o1� unrelated people living in a single housing unit. Additionally, the 11.5. Census Bureau defines a family as related persons living within a single housing unit. a. Household Formation and Composition in 2000, the 11.S. Census Bureau reported 40,803 households in the City of Orange, a 10.8 percent increase from the number of households in 1990. In comparison, total households in Orange County increased 12.8 percent between I 990 and 2000 and total households in California increased by I 0.6 percent. Between 2000—20 I 2, the number of households in the City of Orange is grew at approximately the same rate as Orange County, but at a slower pace than the State according to 2000-2012 data. The DOF estimates 43,486 households in 201 Z within the City of Orange, a 6.6 percent increase from total number of households in 2000. Table H-9 shows these household increases. OxAtvGE GENERAL PLAN H-13 HOUSING Table H-9 Tota) Households, 1990-2012 . . .i �� .� �� City of Orange 36,839 40,803 I 0.8% 43.486 6.6% Orange County 828.849 935,287 12.8% 995,933 6.5% California 10,399,700 II,502,870 10.6% I2,633.403 9.8% Notes 'Estimated data from DOF Table 2-E-5 2012 Source:U.S.Census I 990 STF3 P005,U.S.Census 2000 SF3 H I 6,and DOF Table 2-E-5 2012 According to Table H-I 0, the average number of persons per household in the City of Orange was 3.02 in 2000. The DOF estimates that in 2012 persons per household increased to 3.03. In comparison, Orange County had an average household size of 3.0 in 2000, lower than the City of Orange. Estimates from 2012 show that the average number of persons per household in the City continues to be higher than the County. Table H-I 0 Average Persons per Household � 2000-2012 � . �� Orange 3.02 3.03 Orange County 3.00 3.02 Source:'U.S.Census 2000 SF3,ZDOF Table 2-E-5 2007 Households of three to four persons made up the largest segments of total households in 2000. Households of two persons comprised the second largest share of total households. The 2007- 201 I ACS indicates that households of three to four persons still comprise the largest group of total households at 34.2 percent and households of two persons continue to comprise the second largest share at 30 percent. In 2000, households of three to four persons comprised the largest group of renter-occupied and owner-occupied households. Approximately I I percent of total households were renter-occupied households of three to four persons and approximately 22 percent of total households were owner-occupied households of three to four persons. The 2007-201 I ACS continues to show similar percentages of three to four person households. For renter households, households of one person comprise the second largest segment. For owner households, households of two persons comprise the second greatest share. Ox�rtGE GEtvExar.Pi.r�v H-14 HOUSING � Table H-I I Household Size Distribution 2007-Z01 I ACS . . � . . • , . . , . . , . � . . � . . � . . � I Person 8,875 20.8% 4,234 9.9% 4,641 10.9% 2 Persons 12,813 30.0% 3,891 9.1% 8,922 20.9% 3-4 14.608 34.2% 4,913 11.5% 9.695 22.7% Persons 5+ 6,456 I 5.1% 3,020 7.I% 3,436 8.0% Persons Total 42,752 100% 16,058 37.6% 26.694 62.4% Notes 'Represents Total Households zPercent of Total Households Source:2007-Z01 I ACS B25009 b. Household Income The IJ.S. Department of Housing and llrban Development (Hl1D) publishes an annual median family income for the purpose of determining program eligibility. The 2013 median family income (MFI) for Orange County is $87,200. The State of California uses five income categories to determine housing affordability. These categories are as follows: ■ Extremely Low-Income: Less than 30% of inedian family income; ■ Very Low-Income: 30%to 50% of the median family income; ■ Low-Income: 5 I%to 80%of the median family income; ■ Moderate-Income: 81% to I 20% of the median family income; and, ■ Above Moderate-Income: Greater than I 20% of the median family income. These income ranges are shown in Table H-I 2. The State may use income limits that vary from those used in the Housing Element to determine program and funding eligibility. Ox�uvGE G�xai.P�.�x H-15 HOUSING Table H-I 2 Income Categories Assumed for the Housing Element . •� . � . Extremely Low-Income <30%MFI <$26,160 Very Low-Income 30%-50%Mfl $26.161 -$43,600 Low-Income SI%-80%MFI $43,601 -$69.760 Moderate-Income 81%- 120%MFI $69.761 -$104,640 Above Moderate-Income >120%MFI >$104,640 Notes: 'Based on 2013 MFI of$87,200(family of 4-persons)for Orange County Table H-I 3 shows the annual household income by tenure as of 201 I. Table H-I 3 Annual Household Income by Tenure, ln 201 I • • � -� • � •� . . • . •� . �� • �- Less than $5,000 405 1.5% 549 3.4% 954 2.2% $S,OOOto 153 0.6% 556 3.5% 709 1.7% $9.999 $IO,OOOto $�4.999 485 1.8% 862 5.4% 1347 3.2% $15,OOOto 544 2.0% 884 5.5% 1428 3.3% $I 9.999 $20,OOOto $z4,999 48I 1.8% 648 4.0% II29 2.6% $25,OOOto 1,286 4.8% 1,299 8.1% 2585 6.0% $34.999 $35,000 to Z,312 8'.7% 2,507 15.6% ° $49.999 4$I 9 I I.3/o $50,000 to 3,519 I 3.2% 3,360 Z0.9% 6879 I 6.I% $74,999 $75,000 to 4,049 15.2% 2,623 16.3% 6672 15.6% $99,999 $I 00,000 to b,q66 24.2% I,804 I I.2% 8270 I 9.3°/a $I 49,000 $150,000 or 6,994 26.2% 966 6.0% 7,960 18.6% more Total 26,694 100% 16,058 100% 42�752 100°/a Notes: 'Percentages may not equal I 00%due to rounding Source:2007-201 I ACS B25I I 8 Ox�vGE G�xAi.P�v H-16 HOUSING Table H-14 shows the distribution of households by income category as reported by SCAG in the Existing Housing Needs Data Report. Almost 43 percent of the households in the City fall within the Above Moderate-Income category. Over 18 percent of Orange households fall within the Moderate-Income category and approximately 38 percent fall within the Lower-Income categories. Table H-14 Household Distribution by Income Category . •. .� . . . � , . . . . Extremely Low-Income 4,678 I I.4% Very Low-Income 3,996 9.7% Low-Income 7,24Z I 7.6% Moderate-Income 7,675 18.6% Above Moderate-Income 17,599 4Z.7% Total 41,190 I 00% Source:2005-2009 ACS as reported in SCAG Existing Housing Needs Data Report.2012 As shown in Table H-I 5, the median household income for the City of Orange in 2000 was $58,829, which was more than the median household income for the County. For the City, the median household income for owner-occupied households ($73,600) was higher than the median household income for renter-occupied households ($40,716).The 201 I ACS estimates the median household income for the City was $78,654, an increase of 33.6 percent compared to :2000. This is generally consistent with the increase in the median income for the overall County and reflects inflation and changes to economic conditions over time.The median household income for owner- occupied households continues to be higher than the median household income for renter- . occupied households.The 201 I estimated median household income for the City is approximately $2,900 more than the County as a whole. Table H-I 5 20 I 1 Median Household Income by Tenure � . �� -. . . � -� . . City of Orange $58,829 $78,654 Owner-Occupied Households $73,600 $I 00,632 Renter-Occupied Households $40,716 $53,558 Orange County $58,500 $75,762 Source:U.S.Census 2000 5F3 HCT I 2 and 2007-201 I ACS B25 I I 9 O�GE G�xAi,Prax H-17 HOUSING � 4. Housing Inventory and Market Conditions This section describes the housing stock and market conditions in the City of Orange. By analyzing past and current housing trends, future housing needs can be anticipated and planned for. a. Housing Stock Profile About four percent of Orange County's housing units fall within the City of Orange's city limits. As shown in Table H-I 6, in I 990 the City of Orange had 38,018 housing units. By 2000, the City experienced a 10 percent increase in total number of housing units. By 2012, the DOF estimated 45,235 housing units in the City, accounting for an 8 percent increase in total number of housing units since 2000. Table H-I 6 Number of Housing Units City of Orange and Orange County, 1990-2012 . • . , . . • . � . . . . • . � 1990 38,018 875,072 4.3% 2000 41,776 969.484 4•3°�a 2012' 45,235 I,052,36 I 4.3% Notes: 'Data from DOF Table E-f 2012 Source:U.S.Census 1990 STF3 H001,U.S.Census 2000 SF3 H I and DOF Table E-5 2012 As shown in Table H-I 7, as of 201 I, 44.2 percent of renter-occupied units were two-bedroom units.The second largest segment of renter-occupied units was one-bedroom units accounting for 25.6 percent of total housing units. Approximately 41 percent of owner-occupied units had three bedrooms and 34.8 percent had four bedrooms. Table H-I 7 Llnit Size by Tenure, 2007-20 I I ACS • � � -� • � •� . . • � -� . Studio 34 0.I% 566 3.5% 600 I.4% One bedroom 386 I.4% 4,I I 7 25.6% 4,503 I 0.5% 2 bedrooms 3,689 13.8% 7.104 44•2% 10,793 25.2% 3 bedrooms I I,062 41.4°/a 3,I 55 I 9.6% 14,217 33.3% 4 bedrooms 9,287 34.8% 960 6.0% 10,247 24•�% ORA1vGE GE1vBRAI,PLA1v H-18 Housnvc ,� Table H-I 7 (cont') Unit Size byTenure,2007-20I I ACS � • � •� • � •� . . • � -� . 5 or more 2 236 8.4% I 56 I.0% 2,392 5.6% bedrooms Total 26.694 100% 16,058 100% 4z.752 100°/a Notes: 'Percentages may not equal 100%due to rounding Source:2007-201 I ACS B25042 The 2000 11.5. Census shows that single-family detached housing was the largest housing type in the City of Orange with 23,688 units accounting for 56.7 percent of total housing units. Multi- family housing units were the second largest group with I 1.623 units accounting for 27.8 percent of total housing units. In 2012, the DOF estimated an increase in the number of single-family detached and multi-family housing units. The number of single-family attached and mobile homes has decreased. Single- family detached units remain the largest housing type in the City. Table H-18 shows the distribution of the housing inventory within the City of Orange by housing type. Table H-I 8 Housing Inventory by Clnit Type, I 990-2012 . �• �� . . �� . . . � . . . Single family,detached 21,223 55.8% 23,688 56.7% 26,046 57.6% Single family,attached 3,908 10.3% 5,131 12.3% 4,865 10.8% Multi-family 11,286 29.7% 11,623 27.8% I3,102 29.0% Mobile homes 1,306 3.4% 1,269 3.0% 1,222 2.7% Other(Boats,RV,etc.) 295 0.8% 65 0.2% -- -- Total 38,018 100% 41.776 100% 45,235 !00% Notes 'Data from DOF Table E-5 2012 Source:U.S.Census 1990 STF3 H020,U.S.Census 2000 SF3 H30 and DOF Table E-5 2012 The 2000 11.5. Census reported that the majority of owner-occupied housing was single-family detached housing units accounting for 78.9 percent of the total owner-occupied units. Renter- Ox.�vGE G�xa�.Pr.�,iv H-19 HOUSING � occupied housing was mostly in multi-family housing units accounting for 66 percent of the total renter-occupied units. As shown in Table H-I 9, the 2007-201 I ACS indicates that single-family detached units continue to account for the majority of owner-occupied housing representing 79.5 percent of the total owner-occupied housing units. Similarly, multi-family units continue to account for the majority of renter-occupied housing, representing 63.5 percent of total renter-occupied housing units. Table H-I 9 llnit Type by Tenure, 2007-20 I i ACS � • � �� - • � •� � . • � •� . Singe family, 2I,232 79.5% 3,818 23.8% 25,050 58.6% detached Single family, 2,951 II.I% 1,846 11.5% 4,797 11.2% attached Multi- family(2- 592 2.2% 3,698 23.0% 4,290 I 0.0% 4 units) Multi- family(5+ 997 3.7% 6,501 40.5% 7,498 17.5% units) Mobile 891 3.3% 195 1.2% 1,086 2.5% homes Other (Boats, 31 0.1% 0 0.0% 31 0.1% RV,etc.) Totai 26,694 100% 16,058 100% 42.752 'I 00% Notes 'Percentages may not equal I 00%due to rounding Source:2007-201 I ACS B25032 b. Tenure As of 201 I, 62.4 percent of the City's housing units were owner-occupied and 37.6 percent were renter-occupied. As shown in Table H-20, the percentage of owner-occupied units in the City of Orange was more than the County and the State of California. ORArrGE GE1vERA1.PLAN H-ZO HOUSING � Table H-20 Occupied Units by Tenure. 2007-20 I I ACS • • � •� � . •� . . �• �• �• City of 26,694 62.4% I 6,058 37.6% 42,752 I00% Orange Orange 595.444 60.3% 391,720 39.7% 987,164 100% County California 7,055,642 56.7% 5,377,530 43•3% 12,433,172 I00% Notes: 'Percen[ages may not equal 100%due to rounding Source:2007-201 I ACS B25003 c. Vacancy Rates c. �U,acancy rates are an indicator of housing supply and housing demand. Low vacancy rates �nfluence greater upward price pressures and suggest households may have trouble finding �ousing with an affordable monthly payment. A higher vacancy rate indicates downward price �ressure and may suggest an over-supply of housing units. A four to five percent vacancy rate is �onsidered "healthy." As shown in Table H-21, in 2000 the vacancy rate in the City of Orange �%as 2.3 percent. In 2012, the estimated vacancy rate in the City increased to 3.9 percent. c. � Table H-Z I Occupancy Status,2000-2012 . �. �� Occupied Housing Units 40,803 97.7% 43,486 96.i% Vac�;t Housing Units 973 2.3% I,749 3.9% Tot�}�I-lousing Units 41,776 1009'0 45,235 100�'0 Not . 'Dat�from DOFTable E-5,2012 Sour�,eg:U.S.Census 2000 SF3 H6 and DOF Table E-5 2012 C. C. d. Age of Housing Stock c. ��ie age of housing stock is often an indicator of housing conditions. In general, housing stock �hat is 30 years or older may be in need of repairs based on the resilience of the materials used. �iousing over 50 years old is considered aged and is more likely to exhibit a need for major repairs. �able H-22 categorizes the City of Orange's housing units by year of construction. According to �he 2007-201 I ACS, 70 percent of City's housing units were constructed prior to 1980. In the �Cears 1960 to 1980, the City of Orange experienced the highest period of housing construction c. 01tA1vGE GENExAI,PLAtv H•21 HOUSING accounting for 48.4 percent of the housing stock. Almost six percent of the City's housing stock was built prior to 1939. Most of these housing units are included in the City's historic district. Standards, community awareness, and property tax incentives in these areas encourage ongoing upkeep and repair of these housing units. Table H-22 Housing Stock by Year Built, 201 I 2005 or later 1,023 2.3% zo0o-zoo4 z,o9z 4.7% I 990-I 999 4,�43 9.2% I 980-I 989 6,I 70 I 3.8% 1970-1979 10,162 22.7% I 960-I 969 I I,536 25.7% I 950-I 959 5,614 I 2.5% 1940-1949 1.4Z9 3.2% I 939 or earlier 2,652 5.9% Total 44,821 I 00% Source:2007-201 I ACS B25034 The 11.5. Census also provides data on housing tenure by age of housing stock. 67 percent of owner-occupied units in the City were built before I 980 and I 9 percent were built before I 960. Of the renter-occupied units, about 75 percent were built before I 980 and about 26 percent were built before 1960. �nits built before I 980 that have not been properly maintained are more likely to been in need of repair given the lifespan of building materials. Deferred maintenance may contribute to a deteriorating housing stock. Table H-23 provides a summary of tenure by age of housing stock. ORAIVGE GEtvExAl,PLAtv H-22 HOUSING Table H-23 Tenure by Age of Housing Stock, ZO I 1 • � � •� - • � -� . . • � •� � 2005 or later 450 I.7% 573 3.6% I,023 2.3% 2000-2004 1,232 4.6% 568 3.5% 2,092 4•7% I 990-I 999 2,790 I 0.5% I,I 87 7.4% 4,143 9.2% I 980-I 989 4.34$ I 6.3% I,63 I I 0.2% 6,I 70 I 3.8% I 970-I 979 5,068 I 9.0% 4.5�6 28.I% I 0,I 62 22.7% 1960-1969 7.724 28.9% 3.4Z3 213% 1 1,536 25.7% 1950-1959 3,500 13.1% 1.891 11.8% 5,614 12.5% I 940-I 949 740 2.8% 655 4•I% I,429 3.2% I 939 or earlier 842 3.2% I,614 10.I% 2,652 5.9% Total 26,694 100°Ya 16,058 100% 44.$Z� 100% Notes: 'Percentage may not equal I 00%due to rounding Source:2007-201 I ACS B25036 e. Housing Conditioxis Housing is considered substandard when conditions are found to be below the minimum standard of living conditions as defined in Section 17920.3 of the California Health and Safety Code. Households living in substandard conditions are considered to be in need of housing assistance due to the threat of such conditions to their health and safety. In addition to structural deficiencies and standards, the lack of infrastructure and utilities often serve as an indicator for substandard conditions. As shown in Table H-24, the 2007-201 I ACS identified that 69 occupied units in the City of Orange lacked compiete plumbing facilities. Complete plumbing facilities include: hot or cold piped water, a fiush toilet, and a E�athtub or shower. All three types of facilities must be located within the housing unit. Of these units, 8 were owner-occupied and 61 were renter-occupied. The 11.5. Census Bureau also reported 175 occupied units in the City of Orange lacked complete kitchen facilities, of these units 8 were owner-occupied and 167 were renter-occupied. It should be noted that there might be some overlap in these numbers of housing units, as some units might lack both complete plurnbing and kitchen facilities. Table H-24 Units Lacking Plumbing or Complete Kitchen Facilities, 2007-2011 ACS • • � -� • � -. � . Lacking plumbing facilities 8 61 69 Lacking complete kitchen 8 �67 175 facilities Source:2007-201 I ACS B25049 and B25053 OxntvcE G�x�.Pr.ntv H-23 HOUSING The City's Police Department and the Community Development Department's Code Compliance Division handle code violations and instances of substandard housing. The activities are based on police calls, resident complaints and housing conditions surveys by personnel. In the past few years, between 700 and 900 cases specifically involving property maintenance and inoperable vehicles are opened annually. 5. Housing Costs amd Rents This section evaluates housing costs in the City of Orange for both rental and owner-occupied units. a. Existing and New Home Price Trends As of 201 i, the median market value for all owner-occupied units in the City of Orange was $567,I 00 (reported by the 2007-201 I ACS). As shown in Table H-25, 3.9 percent of owner- occupied units were valued below $I 00,000. Data indicates that 2.0 percent of owner-occupied housing units were valued between $100,000 and $I 99,999; 4 percent were valued between $200,000 and $299,999; 29.6 percent were valued between $300,000 and $499,000; and over 60 percent were valued at $500,000 or more.The owner-occupied units valued below $200,000 likely include mobile homes and small condominium units. Table H-25 Value of Owner-Occupied Housing llnits, 2007-201 I ACS �� . $49.999 or less 413 I.5% $50,000 to$99,999 650 2.4% $I 00,000 to$149.999 I 50 0.6% $I 50,000 to$I 99,999 367 I.4% $200.000 to$249,999 406 I.5% $250,000 to$299,999 660 2.5% $300,000 to$399,999 3.278 12.3% $400,000 to$499.999 4.624 17.3% $500,000 to$749,999 10,427 39.1% $750,000 to$999,999 4.001 I 5.0% $I,000,000 or more I,718 6.4% Total 26,694 I 00% Source:2007-201 I ACS 625075 OxA1vGE GEtvExaT,PLAlv H-24 HOUSING As shown in Table H-26, the median sales price for new and resale homes in the City of Orange is $425,000 as of December 2012. This represents a 4.17 percent decrease from the median sales price in December 201 I. The median sales price is based on the sale of homes during that specific month, while the median market value of homes is based on the property valuations of all homes in Orange, including those not for sale or sold during that month. The median sales price in December 2012 in the City of Orange was less than the median sales price for the County as a whole, but more than the median sales price in adjacent cities. Table H-26 Median Sales Price � . �• • �• � �• • �• � Orange $408,000 $425,000 4.17% Anaheim $354,000 $408,000 I 5.25% Garden Grove $325,000 $353,750 8.85% Fullerton $346,000 $4�9,000 2 I.I 0% Orange County $400,000 $470,000 17.50% Source:dqnews.com,accessed February 5,2013 b. Rental Prices As shown in Table H-27, the Third Quarter Report for 2012 by RealFacts indicates the average monthly rent for a studio apartment in the City of Orange was $I,I 59. The report further indicates that average monthly rent for a one-bedroom was $1,429; a two-bedroom, one-bath unit was $I,444: a two-bedroom, two-bath unit was $I,819; and a three-bedroom, two-bath unit was $I,922. Table H-27 Average Monthly Rent by Unit Size. 2012 � Studio $I,I59 I bedroom, I bath $I,429 2 bedrooms, I bath $�.444 2 bedrooms,2 baths $I,819 3 bedrooms,2 baths $I,922 ALL $1,619 Source:RealFacts,Third Quarter 2012 According to the 2007-201 I ACS, 5 I percent of renter households in the City spent 30 percent or more of their household income on rent in the last 12 months. Approximately 25 perc:ent spent 50 percent or more of their income on rent. Table H-28 shows the number of households by percentage of household income spent on rent. OxA1vGE GEtvExaL PL?,tv H-25 HOUSING t Table H-28 Gross Rent as a Percentage of Household Income, 2007-201 I ACS . � . � . �� . . . � . . . � Less than I 0 percent 302 I.9% I 0 to 14.9 percent I,242 7.7% I5 to I9.9 percent I,736 I0.8% 20 to 24.9 percent I,997 I2.4% 25 to 29.9 percent I,917 I I.9% 30 to 34.9 percent I,487 9.3% 35 to 39.9 percent 1,303 8.1% 40 to 49.9 percent I,429 8.9% 50 percent or more 3,972 24.7% Not computed 673 4.2% Total 16,058 100°h Source:2007-201 I ACS 25070 c. Affordability Gap Analysis The costs of home ownership and renting can be compared to a household's ability to pay for housing. Housing affordability is defined as paying no more than 30 percent of household income on housing expenses. Table H-29 summarizes affordable rents and purchase prices by income categories based on the State-defined income limits for Orange County. Affordable purchase price assumes a four percent interest rate with a 30-year fully amortized mortgage. Table H-29 Affordable Rent and Purchase Price by Income Category � •. �.. - . . •. -� •�. �., - Extremely Low- ��Z6,�60 <$654 �$I 29,000 Income Very Low- $26,I 6 I -$43,600 $655-$I,090 $I 29.001-$215,000 Income Low-Income $43,601 -$69,760 $I,091-$I,744 $215,001-$344.000 Moderate- $69,76 I -$I 04.640 $I,745-$2,6 I 6 $344.001-$5 I 6,000 Income Above Moderate- >$104,640 >$2,616 >$516,000 Income Note: 'Affordable monthly rent payment is equal to 30�/o of a family's monthly income ZEstimated affordable purchase price is based on an affordable monthly payment equal to 30%of a family's monthly income and assumes a 30-year fully amortized mortgage with a 4.5%annual interest rate 'Based on 2013 Median Family Income for Orange County($87,200) ORAtvGE GENERAI,PLAlv H-26 HOUSING d. Rental Affordability In 2013, households within the Extremely Low-Income and Very Low-Income groups would not be able to afford average monthly rent in the City of Orange, even for a studio apartment. The average monthly rent for a studio, one-bedroom, and some two-bedroom units would be affordable for the Low-Income group. e. Ownership Affordability The median sales price for new and resale-housing units in the City of Orange as of December 2012 exceeds the affordability range for all income categories except some Moderate- and Above Moderate-Income households. Lower-Income households may have difficulty finding housing they can afford to purchase. This indicates greater affordability pressure for ownership housing. 6. Households Overpaying for Housing and Overcrowding a. Overpayiug Overpayment is defined as households paying more than 30 percent of their gross income on housing related expenses. This includes rent or mortgage payments and utilities. High housing costs can cause households to spend a disproportionate percentage of their income on housing. This may result in financial difficulties, deferred maintenance or overcrowding. According to 2006-2009 Hl1D CHAS data, I 7,024 (41 percent) of the total households in the City of Orange experience overpayment. As shown in Table H-30, of the owner-occupied households, approximately 37 percent experience overpayment; and, of the renter-occupied households, approximately 48 percent experience overpayment. Almost 46 percent of owner-occupied households overpaying for housing earn over 100 percent of the median income, while 40 percent of the owner-occupied households experiencing overpayment fall into the Low-. Very Low-, and Extremely Low-Income categories, it is important to note that some higher-income owner households may choose to allocate a higher percentage of their disposable monthly income in housing costs, which may explain this high percentage. Of the renter households overpaying for housing, 34.6 percent are Extremely Low-Income, 30.6 percent are Very Low-Income and 30 � percent are Low-Income. OxAtvGE G�xai,Pr.�v H•27 HOUSING 1 Table H-30 City of Orange Household Experiencing Overpayment by Tenure and Income,2006-2009 CHAS • . . , . �� . . . , . , . . . � . . � . . � . � � �. • � �. • - �. <30% 1.300 13.3% 2,500 34.6% 3,800 223% 30-50% 1.320 13.5% 2,210 30.6% 3,530 20.7% 51-80% I,284 I 3.I% 2,I 65 30.0% 3,449 20.3% 81-I 00% I,405 14.3% 220 3.0% I,625 9.5% >100% 4.490 45.8% I 30 I.8% 4,620 27.I% Total 9,799 100% 7,225 100% 17,024 IOOSS Source:2006-2009 HUD CHAS b. Overcrowding Overcrowding is defined as households having an average of more than one person per habitable room (excluding kitchens and bathrooms). Overcrowding can put a strain on pubiic facilities and services, reduce the quality of the physical environment, and create conditions that contribute to the deterioration of the housing stock. Tables H-31 and H-32 summarize CHAS estimates of overcrowding in the City of Orange. Almost 10 percent of the City's total households are overcrowded. Instances of overcrowding vary by tenure. Approximately 5.6 percent of owner households are overcrowded and 21.7 percent of renter households are overcrowded. In owner-occupied households, overcrowding is spread across all income categories. In renter-occupied households, overcrowding is more prevalent in the Lower-Income categories. Approximately 17 percent of overcrowded renter households are Extremely Low-Income; 30.4 percent are Very Low-Income; and 27.2 percent are Low-Income. Table H-31 City of Orange Overcrowding by Tenure, 2006-2009 CHAS • . . , . . . . • - . �� , • . �, • - . .-. • � . �-. • . -. • , �� . . � . . , . . � . . . . . � . . � 833 5.6% 3,235 21.7% 4.068 9.8% Notes: ' Based on 14.900 renter-occupied households,26,580 owner-occupied households,41,480 total households Source:2006-2009 HUD CHAS 01tAIVGE GEtvExelI,PI.AI�1 H-28 HOUSING Table H-32 City of Orange Overcrowding by Tenure and Income, 2006-2009 CHAS • � . . . � , . , . , . . � � . � � . . � • . � • . � • . � .� . - <30% 59 7.I% 545 I 6.8% 604 14.8% 30-50% 135 16.2% 985 30.4% I,I20 27.5% 5 I-80% 255 30.6% 880 27.2% t,I 35 27.9% 8 I-I 00% I 55 I 8.6% 405 I 2.5% 560 I 3.8% >100% 229 27.5% 420 13.0% 649 16.0% Total 833 10095 3,235 100% 4.068 100% Source:2006-2009 HUD CHAS 7. 2014-2021 Growth Needs SCAG is responsible for allocating housing needs to each jurisdiction in its region. A local jurisdiction's "fair-share" of regional housing need is the number of additional housing units that will need to be constructed in the jurisdiction in order to accommodate the forecast growth in the number of households, to replace expected demolitions and conversion of housing units to non- housing uses, and to achieve a future vacancy rate that allows for healthy functioning of the housing market.The allocation is divided into four income categories: Very Low-. Low-. Moderate- , and Above Moderate-. The allocation is further adjusted to avoid an over-concentration of Lower-Income households in any one jurisdiction. Based on the requirements of AB Z634. each jurisdiction must address the projected need of Extremely Low-Income households, defined as households earning less than 30 percent of the County MFI. The projected Extremely Low-Income need is assumed to be 50 percent of the Very-Low Income need. Table H-33 summarizes the Regional Housing Needs Allocation for the City of Orange. Table H-33 City of Orange Fair Share Housing Needs Allocation, 2014-2021 . . � . . .�� •.. . . .�� -,�� . . Number of • Units 363 83 59 66 155 Notes: 'Regional share of Extremely Low-Income units is 42 dwelling units(assumed 50%of the Very Low-Income units) Source:Regional Housing Needs Assessment,SCAG 201 Z OttEuvGE GEtvExAl,PLAtv H-29 HOUSING 8. Special Needs Populations Certain segments of the population have more difficulty in finding decent, affordable housing due to their special circumstances; therefore a more focused assessment of their needs is required.This section identifies the needs of elderly persons, large households, female-headed households, persons with disabilities, homeless persons and farm workers. In addition to the data from the 2010 11.5. Census, SCAG and the ACS, this section also uses data from the 2005-2009 Comprehensive Housing Affordability Strategy (CHAS) published by Hl1D. The CHAS provides information related to households with housing problems, including overpayment, overcrowding and/or without complete kitchen facilities and plumbing systems.The CHAS data is based on the 2005-2009 ACS data files, but differs from the standard files by including a variety of housing need variables split by Hl1D-defined income limits and HIJD- specified household types. a. Elderly Persons Elderly persons are considered a special needs group because most are retired and have fixed incomes. Elderly persons often have special needs related to housing location and construction. Because of limited mobility, elderly persons typically need to have easy access to public facilities (e.g. medical and shopping) and public transit. In terms of housing construction, the elderly may need ramps, handrails, elevators, lower cabinets and counters, and special security devices to allow for greater self-sufficiency and protection. According to the 2010 IJ.S. Census, I 0.6 percent of City of Orange residents were elderly (age 65 and over), compared to 9.6 percent in 2000. As shown in Table H-34, elderly households comprised 23.7 percent of owner-occupied households and 10.5 percent of renter-occupied households as of 201 I. Table H-34 Househoiders by Tenure and Age, 2007-20I 1 ACS • • � •� • � �� . . . - . .� I 5-24 years 57 0.2% I,I 37 7.I% I,I 94 2.8% 25-34 years 2,I 35 8.0% 3,816 23.8% 5,95I I 3.9% 35-64 years I8,I 90 68.I% 9,416 58.6% 27,606 64.6% 65-74 years 3,468 13.0% 819 5.I% 4.287 10.0% 75 plus years 2.844 10.7% 870 5.4% 3,714 8.7% Total 26,694 100°h 16,058 100% 42,752 100% Source:2007-201 I ACS 25007 Ox�uvGE GEtvERnl,PI.AIv H•30 HOUSING The 2007-201 I ACS reports the median household income for households with a house.holder age 65 + years was $51,674 in 201 I.Table H-35 shows the distribution of senior citizen households by income ranges. Table H-35 Senior Citizen Household Income, 201 I � . �- �� i • �• <$25,000 1.959 24.5% $25.000- $34,999 906 I I.3% $35,000- $49,999 1,019 12.7% $50,000- $74.999 I,265 I 5.8% $75,000- $99,999 873 10.9% $I 00,000-$I 49,999 I,076 I 3.4% $I 50,000- $I 99.999 427 5.3% >$200,000 476 5.9% Total 8,00 I I 00% Source:2007-201 I ACS BI9037 As shown in Table H-36 as of 201 I, 32.4 percent of the elderly population in the City of Orange reported having a disability. Many elderly persons have more than one type of disability. Persons with ambulatory difficulty report having serious difficulty walking or climbing stairs. Persons with self-care difficulty report having difficulty dressing or bathing. Persons with independent living difficulty report having difficulty doing errands alone such as visiting a doctor's office or shopping. Elderly persons with disabilities limiting independent living often need housing with modifications, such as ramps and bathroom grab bars, in order to accommodate their physical needs. These elderly persons may need live-in assistance and may choose to live wit� extended family or in an assisted care facility. Table H-36 Elderly with Disabilities Limiting Independent Living, 2009-201 I ACS � .� �- �� , � •.� • Ambulatory difficulty 2,727 I9.2% Self-care difficulty 1,321 9.3% Independent living difficulty 2,202 I 5.5% Any disability 4,6 I 5 32.4% Source:2009-201 I ACS S I 810 ORruvGE GEtvExAr.PLniv H-31 HOUSING �. Table H-37 provides an estimate of the number of elderly households in each income category along with a summary of housing problems experienced by elderly households in the City of Orange. Approximately 41 percent of elderly households in Orange fall within the Moderate- and Above Moderate-Income categories. Approximately 22 percent fall within the Extremely Low- Income category, I 6.5 percent fall within the Very Low-Income category, and approximately 2I percent fall in the Low-Income category. According to the 2006-2009 CHAS data, 61.7 percent of elderly renter-occupied households and 31.7 percent of elderly owner-occupied households experience overpayment. The increasing number of elderly persons in the population is creating a demand for more affordable housing. The City will address the needs of the elderly population through the development of policies and programs that will address affordability for the elderly. Table H-37 Housing Problems- Elderly Households, 2006-2009 CHAS • Elderly Households-Household Income S 30%MFI 820 960 %with any Housing Problem' 70.I% 65.6% %CostBurdenz >30%and <_50% 17.1% 15.1% %Cost BurdenZ >50% 53.7% 50.0% Elderly Households-Household Income 30�to 5 5096 MFI 330 1.030 %with any Housing Problem' 74.Z% 39.8% %Cost Burdenz >30%and <_50% 24.2% 16.5% %Cost Burdenz >50% 50.0% 23.8% Elderly Households-Household Income>5096 to<_809fi MFI 365 1.375 %with any Housing Problem' 76.7% 39.3% %Cost BurdenZ >30%and <50% 63.0% 28.7% %Cost BurdenZ >50% I 3.7°/a 3.6% Elderly Households-Household Income>8096 MFI 365 2,995 %with any Housing Problem' I 9.2% 17.9% %Cost Burdenz >30%and <_50% 123% 13.0% %Cost Burdenz >50% 2.7% 4.7% O�uvGE G�xai.Pr.�v H-32 HOUSING Table H-37 (cont') Housing Problems- Elderly Househoids, 2006-2009 CHAS • Total Elderiy Households' I,880 6.360 %with any Housing Problem' 62.2% 33.3% %Cost BurdenZ >30%and 550% 26.3% 17.3% %Cost Burden� >50% 35.4% 14.4% Notes: '"Housing Problem"defined as any occupied housing units lacking a complete kitchen,lacking complete plumbing,having more than I.01 persons per room(overcrowded),or costing more than 30 percent of the occupant household's income ZPercentage of household income spent on housing cost 'Discrepancy from 2006-2009 ACS due to variation in data set Source:2005-2009 HUD CHAS b. Large Households Large households are defined as having five or more persons living within the same household. Large households are considered a special needs group because they require larger bedroom counts. As of 201 I, there were 6,456 households in the City of Orange with at least five persons, representing 15.1 percent of the total households in the City. Almost 13 percent of owner- occupied households are large households and almost 19 percent of renter-occupied households are large households. Table H-38 Large Households by Tenure, 2007-20 I I ACS �• � � . • • � -� • � -. � . Five I,9 I 9 I.429 3,348 Six 770 874 i,644 Seven or more 747 717 1,464 Total 3,436 3,020 6,456 Percent of Total Households 12.9% I 8.8% I 5.I% Source:U.S.Census 2000 SF3 H 17 According to the 2006-2009 CHAS data, 50.7 percent of large renter-occupied households and 52.7 percent of large owner-occupied households experience overpayment.The proportion of large househoids experiencing overpayment is higher than the proportion of total households experiencing overpayment. According to the 2007-201 I ACS, there were I 1,523 owne;r-occupied housing units and I,I I 6 renter-occupied housing units with 4 or more bedrooms. The number of owner-occupied housing units exceeds the number of owner-occupied large households. However, the existing stock of rental opportunities for large househoids is lower than the number of large renter households in the City. To address this need, the City has included policies in its Housing ORAtvGE GENE1tAI,PLAx H-33 HOUSING Element Policy Program that will encourage the development of affordable housing for large families, with an emphasis on rental units. Table H-39 provides a summary of housing problems experienced by large households in the City of Orange. Table H-39 Housing Problems- Large Households,2006-2009 CHAS • Large Households-Household Income<_30%MFI 480 160 %with any Housing Problem' I 00.0% 90.6% %Cost Burdenz >30%and <_50% 14.6°/o 0.0% %Cost Burdenz >50% 85.4% 78.I% Large Households-Household Income 309�o to 5 50% 640 235 Mfl %with any Housing Problem' 97.1% 97.9% %Cost BurdenZ >30%and <_50% 62.3% 19.1% %Cost Burdenz >50% 13.8% 80.9% Large Households-Household Income>50%to 5 80% gg0 660 MFI %with any Housing Problem' 76.4% 90.2% %Cost BurdenZ >30%and <_50% 27.5% 32.6% %Cost Burdenz >50% 0.0% 39.4% Large Households-Household Income>8046 MFI 455 2,285 %with any Housing Problem' 78.0% 49.0% °/o Cost Burdenz >30%and <_50% 5.5% 32.8% %Cost BurdenZ >50% 0.0% 7.7% Total Large Households3 2,515 3,340 %with any Housing Problem' 86.9% 62.6% %Cost BurdenZ >30%alld <_50% 30.6% 30.2% %Cost Burdenz >50% 20.I a/o 22.5% Notes: '"Housing Problem"defined as any occupied housing units lacking a complete kitchen,lacking complete piumbing,having more than I.01 persons per room(overcrowded),or costing more than 30 percent of the occupant household's income �Percentage of household income spent on housing cost 'Discrepancy from 2006-2009 ACS due to variation in data set Source:2005-2009 HUD CHAS c. Female-Headed Households Female-headed households are a special needs group due to comparatively low rates of homeownership, lower incomes, and high poverty rates. According to the 2007-201 I ACS, there O�GE G�xai,P�uv H-34 HOUSING were 2,625 female-headed households with children and 2,601 female-headed households without children in the City of Orange. Approximately 12 percent of all occupied households are female-headed. Of the total number of female-headed households in the City, 48.8 percent were owner-occupied and 51.2 percent were renter-occupied. Data for female-headed households is shown in Table H-40. Table H-40 Tenure in female-Headed Households, 2000 . � . , �� . . . �- . , . . , . . �• • � . . • � -� • � •. • � •� � � •� • . �� . • . . Female householder, no husband 951 3.6% 1,674 15.7% 2,625 6.1% present,with own children under 18 Female householder, no husband 1,597 6.0% 1.004 6.3% 2,601 6.1% present, without own children Total 2,5q8 9.5% 2,678 16.796 5,226 12.2% Notes: 'Total Owner-Occupied Units=26,694 �Total Renter-Occupied Units=I 6,058 'Total Occupied Units=42,752 Source:2007-201 I ACS B251 I 5 As shown in Table H-41, as of 201 I, 777 or I 4.9 percent of the 5,226 female-headed households were below poverty level. Of those below poverty level, 84.3 percent had children under age 18. Female-headed households below the poverty level are in need of affordable housing units, similar to the needs of other Lower-Income households.Those with children may also be seeking housing in conjunction with supportive amenities such as child care. Table H-41 Poverty in Female-Headed Households,2007-201 I ACS � � , �- �- - . . . - . .� •�� . �� .� .� ,� ,� Female householder,no husband present,with own 655 84•3% 2,367 53.2% children under 18 Female householder,no husband present,without own 122 I 5.7°/o 2,082 46.8% children Total 777 14•996 4.449 85.1 Source:2007-201 I ACS B17012 OxtuvcE G�xnr,Pr.Atv H-35 HOUSING d. Persons with Disabiliries Access and affordability are the two major housing needs for persons with disabilities. Access both within the home and to/from the site are important factors to consider for persons with disabilities. This often requires specially designed dwelling units that are located near public facilities and transit. Table H-42 shows the number of the City's residents with "ambulatory," "self-care" and "independent living" difficulties over the age of I 8, along with persons over age I 8 reporting any disability. According to the 2009-201 I ACS, 5.2 percent of residents between the ages of I 8 and 64, and 32.4 percent of residents age 65+ had a disability. Table H-42 Persons Reporting Disabilities, 2009-201 I ACS , . � �-�• �• . . . � •.� . � �� , ��, � � .� � .� 18-64 Yrs. 1,757 943 1.912 4.553 5.2% 65+yrs. 2,727 1,321 2,202 4.615 32.4% Total I 8+yrs. 4,484 Z.264 4.��4 9,I 68 9.0% Notes: 'Total I 8-64 years:87,699;65+years: I 4.Z40 Source:2009-201 I ACS S I 810 SB 812, which took effect January 201 I, amended State Housing Element law to require the analysis of the disabled to include an evaluation of the special housing needs of persons with developmental disabilities. A "developmental disability" is defined as a disability that originates before an individual becomes I 8 years old, continues, or can be expected to continue, indefinitely, and constitutes a substantial disability for that individual. This inciudes Mental Retardation, Cerebral Palsy. Epilepsy, and Autism. The 11S Census does not have specific information regarding persons with developmental disabilities. However, each nonprofit regional center contracted with the California Department of Developmental Services maintains an accounting of the number of persons served.The Regional Center of Orange County serves the City of Orange, and other cities in Orange County. The Regional Center currently serves 829 persons with developmental disabilities living in Orange. Table H-43 summarizes the number of persons with developmental disabilities served by the Regional Center, by age group. OxtuvGE GErtExAr,Pr.Atv H-36 HOUSING Table H-43 Persons with Deve(opmental Disabilities, City of Orange , . � � . �� Persons with Developmental 327 157 276 42 27 fs29 Disabilities Source:Regional Center of Orange County,2013 e. Homeless Population and Transxtional Housing Enumeration of the homeless population is difficult because of the transient nature of this population, and the existence of the "hidden homeless" or persons that move around in temporary housing situations. Limited information is recorded during shelter intake, making it even more difficult to determine the number of homeless. The most recent data regarding the homeless population in Orange County comes from the 201 I Orange County Homeless Census and Survey. The 201 I Homeless Census estimates 18,325 episodes of homelessness in the County over a I 2-month period. The duration of an episode could be a range from a sirigle day to many months. The majority of homeless individuals in Orange County were white males between the ages of 31 and 60. Single individuals made up 75 percent of the point-in-time homeless population, while persons in families made up 25 percent. Nearly two-thirds of homeless persons in Orange County were unsheltered. Job loss and substance use were the top two causes of homelessness. SCAG reports the 2010 Census Homeless Counts show 33 homeless persons in Orange. Given the transient nature of homelessness, the Census does not likely capture all of the persons who experience an episode of homelessness in a year. A number of service providers in the City of Orange provide shelter, food and other supportive services. Mary's Kitchen provides meal service to approximately I 20-220 homeless persons a day, six days a week. It is assumed that the persons served by Mary's Kitchen are unsheltered homeless. There are 5 transitional shelters in Orange. The total number of sheltE>r beds is approximately 141. Based on the information from service providers in Orange, there are an estimated 400 homeless persons in Orange. A list of the shelters located in Orange is provided in Section C of the Housing Element. In addition to these shelters, the City also provides financial assistance to shelters and supportive service providers that may not be located in Orange including Collete's Children's Home, and the Women's Transitional Living Center. OxtuvGE GEtvEttAl,Pr.AN H-37 HOUSING t t, f. Farm workers � Farmworkers are defined as persons whose primary incomes are earned through seasonal agricultural work. According to the 2007-201 I ACS, 192 persons, less than one percent of the City's labor force, were employed in agriculture (or related industries). It is assumed that only a small percentage of persons employed in this industry are involved in active agricultural production and harvest. Therefore, there is no apparent or recognized need for farm worker housing. 9. Fxtremely Low-Income Households Extremely Low-Income (ELI) is defined as households with income less than 30 percent of the area median income. The provisions of Government Code Section 65583 (a)(I) require quantification and analysis of existing and projected housing needs of Extremely Low-Income households. According to 2005-2009 Hl1D CHAS data, I I.6 percent of Orange households were within the Factremely Low-Income category.Table H-44 provides a summary of housing problems experienced by lower income households in the City of Orange. Extremely Low-Income renter-occupied households experience overpayment and overcrowding. According to Table H-43, 79.4 percent of Extremely Low-Income households experience at least one type of housing problem. Table H-44 Housing Problems by Income and Tenure • . . Household lncome 5 309b MFI 2.990 1.825 4,815 %with any Housing Problem' 83.6% 7Z.6% 79.4% %Cost Burdenz >30% 83.6% 71.Z% 78.9% Household Income 30%to 5 50%MFI 2,635 2,I 00 4.735 %with any Housing Problem' 91.7% 62.9% 78.9% %Cost Bufdenz >30% 83.9% 62.9% 74.6% Household Income>5096 to<_80�MFI 3,945 4.010 7,995 %with any Housing Problem' 70.8% 64.2% 67.5% %Cost BurdenZ >30% 54.9% 32.0% 43.4% Notes: '"Housing Problem"defined as any occupied housing units lacking a compiete kitchen,lacking complete plumbing,having more than I.01 persons per room(overcrowded),or costing more than 30 percent of the occupant househoid's income zPercentage of household income spent on housing cost Source:2005-2009 HUD CHAS There is an inadequate supply of rental or for-sale housing at prices affordable to Extremely Low- Income households. According to the CHAS data, 78.9 percent of Extremely Low-Income Ox�vGE G�xAr,P�x H-38 HovsnvG households pay 30 percent or more of their income on housing.To address the needs of Extremely Low-Income households, the 2006-2014 Policy Program in Section D includes policies directly related to facilitating and encouraging a variety of housing types affordable to the income group. The needs of Extremely Low-Income households include housing units designed for transient/homeless populations, multifamily rental housing, factory-built housing, mobile homes, supportive housing and single-room occupancy (SRO) units. These housing types are explicitly addressed in the City's Zoning Code, with the exception of SRO units. The City has included a policy action in its Housing Element Policy Program to amend the Zoning Code to addrE:ss SRO's. 10. Conclusions Based on the demographic, economic and housing data for the City of Orange, policies and programs can be developed to focus on the needs specific to the local community. ■ Orange is experiencing an aging population combined with a decline in the young adult (20-24 years) age group and prime working (25-54 years) age group. The senior citizen (65 years and over) age group increased from 2000 to 2010 and continues to grow. The aging population in Orange is consistent with the aging trend throughout the County. The shift in population suggests young adults are moving out of Orange due to housing or employment opportunities elsewhere.The young adult cohort is a valuable resource because it represents the next generation of adults who make up the majority of the labor force. ■ Orange has a number of large employment centers. The largest group of Orange residents is employed in education, health and social services. The second largest group is employed in professional, scientific, management, administrative, and waste management. The third largest group is employed in manufacturing. The number of residents employed in manufacturing has declined since 2000 when manufacturing employed the second largest segment of the Orange population. Orange has a number of large medical, educationai, institutional, and professional services employers who utilize the existing workforce in Orange. For these employers, the ability to recruit and retain employees from the local labor force is advantageous for business stability and growth, leading to higher business retention potential in Orange. In addition, Orange has a jobs/housing balance of 2.I I. Orange's jobs/housing balance indicates that there are more jobs available than housing to accommodate workers within the City, creating demand for new housing to accommodate those employed in Orange and creating upward price pressure on housing prices. ■ Orange is home to Chapman [Jniversity with almost 7,000 students. The llniversity has on- campus housing options, but many students choose to live off-campus in the surrounding neighborhoods. This has an infiuence on the housing availability and housing prices within the community. However, the extent to which the student population has an effect on housing in Orange is difficult to determine and has not been quantified. Addressing student housing needs in the context of the historic single-family neighborhoods that surround the llniversity warrants community dialogue about the growing student housing population. Ox�,tvGE GEtvExAI.PLAtv H-39 HOUSING ■ The median household income in Orange was $78,654 in 201 I, approximately $3,000 higher than the County-wide median household income. However, high housing costs have caused the average home price to only be affordable to Moderate- and Above Moderate-Income households. Very Low- and Extremely Low-Income households would not be able to afford average monthly rent in Orange, even for a studio apartment.The average monthly rent for a studio, one-bedroom, and some two-bedroom units would be affordable to most Low-Income households. The average rent for a three-bedroom apartment exceeds affordability levels for Extremely Low-Income, Very Low-Income and a portion of Low-Income households. Forty-one percent of Orange residents spend more than 30% of their income on housing-related expenses. For renter-occupied households, overpayment is more prevalent in the Lower-Income categories. ■ Almost 10 percent of Orange residents experience overcrowding. Overcrowding is more prevalent in renter-occupied households. High housing costs may cause families to occupy housing units that are too small for their household size. Multiple families may also share the same housing unit. ■ The housing stock in Orange continues to age. Seventy percent of the housing units in Orange are over 30 years old. Twenty percent are over 20 years old. Most of the older homes are located in the Old Towne Historic District. Standards and community awareness in these areas encourage ongoing upkeep and repair of these housing units. However, unaddressed deferred maintenance can lead to deteriorating housing stock. ■ Almost 19 percent of Orange households have an elderly householder (65 years or older). Approximately 22 percent of the elderly households fall within the Extremely Low-Income category, 16.5 percent fall within the Very Low-Income category, and approximately 21 percent fall in the Low-Income category. 61.7 percent of elderly renter-occupied households and 31.7 percent of elderly owner-occupied households experience overpayment. Elderly households are often on fixed incomes. This, coupled with the increasing number of elderly persons in the population is creating a demand for more affordabie housing options for seniors. ■ As of 201 I, I 5.I percent of the total households in the City were large households (5 or more persons). Over 50 percent of large renter-occupied households and 52 percent of large owner- occupied households experience overpayment. The proportion of large households experiencing overpayment is higher than the proportion of total households experiencing overpayment. The number of owner-occupied larger housing units (three or more bedrooms) exceeds the number of owner-occupied large households. However, the existing stock of rental units with three or more bedrooms is lower than the number of large renter households in the City. ■ SCAG has determined that Orange's "fair-share" of the regional housing growth need is 363 units. The RHNA allocations by income�category are 83 Very Low-Income units, 59 Low-Income units, 66 Moderate-Income units, and I 55 Above Moderate-Income units. 01tAtvGE GENExAI,PLAIv H-4o HOUSING C. RESOURCE AND CpNSTRAINTS ANALYSIS 32. Governmental Constraints Governmental constraints are policies, standards, requirements and actions imposed by various levels of government upon land and housing ownership and development. These constraints may include building codes, land use controls, growth management measures, development fees, processing and permit procedures, and site improvement costs. State and federal agencies play a role in the imposition of governmental constraints, however these agencies are beyond the influence of local government and are therefore not addressed in this analysis. a. Land Use Controls Land use controls include General Plan policies, zoning designations (and the resulting use restrictions, development standards and permit processing requirements) and development fees. i. General Plan As required by law, every city in California must have a General Plan, which establishes policy guidelines for all development within the city. The General Plan is the foundation of all land use controls in a jurisdiction. The Land llse Element of the General Plan identifies the location, distribution and density of the land uses within the City. General Plan residential densities are expressed in dwelling units per acre. In 2010, the City of Orange adopted an updated General Plan along with new residential land use and mixed-use designations. Table H-45 summarizes the residential land use designations and their associated acreages and density ranges. Table H-45 _ 201Q General Plan Residential Land llse Designations �• . . �� . �. Estate Low Large lot,single-family residential in a rural or semi-rural setting. Private,non-commercial equestrian and agricultural 656 0-2 du/ac Density uses allowed if associated with residential uses. Conventional single-residential development characterized by Low Density individual single-family homes constructed in subdivisions,or 5,599 2.I-6 du/ac by custom units built on slightly larger lots. Low Medium Includes small lot or zero lot line single-family subdivisions, Density duplexes and mobile home parks,as well as lower intensity I,302 6.I-I 5 du/ac apartment and condominium complexes. Apartment and condominium/townhouse units in areas with ready access to major circulation routes,business districts and Medium Density public open space areas. Typical developments may consist of 605 I 5.I-24 du/ac two-or three-story buildings that house multiple dwelling units and provide some form of open space. Ox�uvGE G�xAr,P�v H-41 HOUSING Table H-44 (cont') 2010 General Plan Residential Land Use Designations �• . . �� . �- Local-and neighborhood-supporting mixed-use activity centers designed to be contextually appropriate within a Max.24 du/ac; historic area.Commercial retail is encouraged to be the I.0-I.5 FAR primary use on the ground floor.Professional office and Old-Town Mixed- housing uses are also encouraged, particularly as adaptive 91 Use reuse opportunities within existing structures.Transit- Max. I 5 du/ac; orientation,walkability, and pedestrian access are key 0.5-I.0 FAR considerations.The lower end of the FAR range supports retail development,while the higher end of the range supports a 6.0-I 5 du/ac;0.6 combination of uses including commercial and office. FAR Local-and neighborhood-supporting mixed-use activity centers and corridors.Commercial retail is encouraged to be Neighborhood the primary use on the ground floor.Professional office and Mixed-Use housing uses are also encouraged,either integrated with a Max.24 du/ac; commercial use,or as separate,freestanding uses.Walkability Z6 I.0-I.5 FAR and pedestrian access are key considerations.The lower end of the FAR supports retail development,while the higher end supports a combination of uses including commercial and office. Urban,high-intensity, regionally-oriented activity centers that define the character of surrounding areas.This designation provides for integrated commercial retail,high-rise office, 30-60 du/ac; Urban Mixed-Use housing and civic uses.Commercial retail is intended to be the 4�b 1.5-3.0 FAR primary use on the ground floor.Convenient high-frequency transit access, innovative housing options,and pedestrian- oriented design are key considerations. Provides for several types of public,quasi-public and institutional land uses, including schools,colleges and Civic Public Facilities universities,City and County facilities,hospitals and major uses/Schools- and Institutions utility easements and properties.Includes service 893 Max.0.5 FAR; organizations and housing related to an institutional use,such Institutions- Max. as dormitories,employee housing,assisted living,convalescent 2.0 FAR homes and skilled nursing facilities. Source:City of Orange General Plan,Draft 2010 According to the City's 2010 General Plan, a total of 60,503 dwelling units are anticipated within the City at build-out. The DOF reports 45,235 dwelling units have been developed as of January 2012. Depending on land costs, certain densities are needed to make a housing project economicaliy feasible. The following densities are assumed to accommodate construction affordable to specific income levels by the State: ■ Very Low- and Low-Income: 30 dwelling units per acre minimum Ox�uvGE G�xai,Pr.�v H-42 HOUSING ■ Moderate-Income: I I-30 dwelling units per acre minimum ■ Above Moderate-Income: llp to I I dwelling units per acre The General Plan includes five mixed-use land use designations.The llrban Mixed-�se designation allows for residential construction at a density of 30 to 60 dwelling units per acre (du/ac). State Government Code Section 65583.200(3)(B)(iv) allows jurisdictions in metropolitan counties, such as Orange, to include sites with a minimum density of 30 units per acre as appropriate sites to accommodate the jurisdictions' Lower Income households. ii. Zontrtg Code The Zoning Code is the primary tool for implementing the General Plan. It is designed to protect and promote public health, safety and welfare. The City's residential zoning designatians control both the use and development standards of specific sites and influence the development of housing. Table H-45 summarizes the residential uses that are permitted in residen�ial zoning districts. The single-family residential zones are R I-5, R I-6, R I-7, R I-8, R I-I 0, R I-I 2, R I-I 5, R I-20, R I-40, and R I-R. Single-family, detached units are permitted by right in ail single-family residential zones, as well as all duplex and multi-family residential zones. The duplex residential zones are R2-6, R2-7 and R2-8 and allow for duplex construction. The multi-family residential zones are R-3 and R-4. Multi-family dwellings are permitted by right in the R-2, R-3 and R-4 districts. The City further provides the MH district for mobile homes. Mobile homes, modular, or manufactured housing units with or without permanent foundations are permitted by right in the MH district. Accessory Second Housing llnits are permitted in all residential zones (except for the MH district) on lots that contain one single-family residence. When permitted by-right, applications are subject to administrative (non-discretionary) planning review and building permit plan check at the staff level. There is no further review body. Refer to Local Processing Section (page H-69) for a complete description of the application process. Table H-46 llses in Residential Zones � . . � �- � . . •� Accessory second A A A A A A -- housing unit Single family residence P# P P P P P -- Duplex -- -- -- P P P -- P$* Multi-family dwelling -- -- -- P* P* -- Condominium -- -- -- P* P* P* -- Mobile home park C C C C C C C OxEuvcE G�xar,Pr.�x H-43 HOUSING Table H-46 (cont') llses in Residential Zones � . . . �• � . � '► Mobile home,modular,or manufactured housing P P P P P P P unit with permanent foundation Mobile home, modular,or manufactured housing P units without permanent -- -- -- -- -- -- foundation Planned unit �+ �+ �+ �+ �+ �+ __ developments Boarding and lodging __ __ __ __ C C -- houses Fratemity,sorority -- -- -- — C C -- Rest home,convalescent, __ __ __ __ C C -- sanitarium Community care facility -- -- -- — C C -- Congregate care home facility(6 or fewer P* P* P* P* P* P* P" persons) Home for elderly, mentally,or physically P* P* P* P* P* P* P* disabled persons (6 or fewer persons) Senior citizen housing __ __ __ �+ �+ __ development Transitional and supportive housing(6 or P* P* P* P* P* P* P* fewer persons) Transitional and supportive housing(7 or -- -- -- __ �+ �+ __ more persons) Notes: P=Permitted Use C=Conditional Use Permit Required --= Not Permitted A=Accessory Use.Accessory second housing units are subject to special provisions.Section 17.14.050 of the City of Orange Municipal Code.These provisions are summarized in Section C.I.e of the Housing Element. *=Subject to special provisions.Section 17.14�050 of the City of Orange Municipal Code. $-Multi-family residential dwellings are permitted in the R-2 zones if they meet the development standards of that zone. #=Subject to special provisions.Section 1 7.14A70(V and V�of the City of Orange Municipal Code. +=Subject to special provisions.Section 17.14.060 of the City of Orange Municipal Code. Source:City of Orange Municipal Code,Chapter 17.14 030 Table H-47 summarizes the single-family residential zoning designations and their requirements. Table H-48 summarizes the duplex residential zoning designations and requirements. Table H-48 summarizes the multi-family residential designations and requirements. The Zoning Code permits one unit per lot in the R-I zone and includes maximum floor area ratios. The R2-6, R2-7 and R2-8 Ox�uvGE G�xai,Pi.atv H-44 HOUSING zones allow two or more units depending upon the area of the lot (i.e. minimum lot area per unit standards apply) and the ability to comply with other zoning requirements including maximum floor area ratios. The multi-family residential zones have maximum lot coverage and the Zoning Code refers to densities established in the General Plan for the R-3 and R-4 zones. In <iddition to these requirements, each zoning designation has development standards for maximum height, provision of parking and minimum unit size (for multi-family zones). Table H-47 Summary of Single Family Residential Zoning Requirements . . . � �� . � . � . . • - .. � � . . - �. � �. � �. � Excluding two car garages,shall not RI-5 5,000 exceed maximum FAR of 0.55 and an 32 ft. Building- 15 Side yard Rear yard average FAR of 0.5 based on pad 2 stories Garage-20Z setback' setback� s ize' 0.60 for lot size40,000 sq.ft. Towne Standards 0.60 for lot size40,000 sq.ft. 0.60 for lot size40,000 sq.ft. 0.60 fo�lot size40,000 sq.ft. 0.60 for lot size 40,000 sq.ft. 0.60 for lot size40,000 sq.ft: 0.60 for lot size <10,000 sq.ft. R I-20 20,000 0.5fY for lot size I 0,000-39,999 sq. 32 ft./2 stories 20 55 204 0.40 for lot size>40,000 sq.ft. Ox�,tvGE GE1vEx�,Pi.�►tv H-45 HOUSING � Table H-47 (cont') Summary of Single Family Residential Zoning Requirements � - . . � �� . � . � . . .. • � . . - �. � �. � �. R I-40 43,560 FAR of 0.40 32 ft./2 stories 20 55 20^ R I-R I 08,900 FAR of 0.40 32 ft./2 stories 20 55 204 Notes: �Definition of"pad size"in Section 17.14.070(v3.w) ZFurther provisions in Section 17.14.070(v.2) 3Further provisions in Section 17.14.070(c,v.2) 4Further provisions in Section 17.14.070(d,e,� 5 Further provisions in section 17.14.070(c) Source:City of Orange Municipal Code,Chapter 17.14.070 Table H-48 Summary of Duplex Residential Zoning Requirements � . . � �� . , . � . . � � .. • � � . - �. � �. � �. � . . 32 ft./2 stories; I 5;more R2-6 6.000 FAR of 0.70 more specific in specific in Sz 10' Old Towne Old Towne Standards Standards R2-7 7.000 FAR of 0.70 32 ft./2 stories I 5 5z I 0' R2-8 8,000 FAR of 0.70 32 ft./2 stories I S 5Z 10' Notes: I Further provisions in Section 17.14.070(d,e,fl Z Further provisions in section 17.14.070(c) Source:City of Orange Municipal Code,Chapter 17.14.070 ' OxAtvGE GE1vExAI,PLAtv H-46 HOUSING Table H-49 Summary of Multiple Family Residential Zoning Requirements � . � � �. � � .. � • . . � �- . � . , . . . � . . . . � ,. � �. - .. . � Studio= 550 sq.ft. q5a/o:2- I-bedroom= 600 sq. story 7,000 Interior ft' structure 32 ft./2 R-3 g,000 Corner More than I 55%: I- stories �5' S4 I 0 bedroom= 600 sq.ft. plus I 50 sq.ft.for story each additional room structure Studio= 550 sq.ft. I-bedroom= 600 sq. 6,000 Interior ft' 32 ft./2 R 4 7,000 Corner More than I 60% stories' I 0' S^ 10 bedroom= 600 sq.ft. plus I 50 sq.ft.for each additional room Mobile Home Residential Zoning 20 ft./ I 75%of MHS No MH6 story/200 Variesb Variesb Mobile Requirement square feet Home space2 space Notes: �Projects within the Old Towne District will follow provisions outlined in the Old Towne Standards. zFurther provisions in Section 17.14.070(r) 3Further provisions in Section 17.14.260 QFuther provisions in Section 1 7.14•070(i) 5 While mobile homes are a distinctive housing product,the Mobile Home zoning is consistent with the higher density residential land use designations of the General Plan. 6The maximum density allowed is 10 mobile home spaces per net acre,excluding public streets.One mobile home is allowed per mobile home space,except two or more mobile home units may be combined to create a single residence.Development standards vary for mobile homes based on site specifics.Refer Orange Municipal Code Chapter 17.14. Source:City of Orange Municipal Code,Chapter 17.14.070 Distance between dwellings are required in order to provide adequate light, air, privacy and fire access; therefore the City of Orange's Municipal Code outlines required distances between dwelling units and principal structures.Table H-50 summarizes these distance requirements. Oxa�vGE G�xtu.Pi.Arr H-47 HOUSING ,� Table H-50 Minimum Required Distance Between Buildings �- . . � • . � . . �- ' �. � One N/A N/A 6 Feet Two to Four I 5 Feet 8 feet 6 feet 25 feet from view allowing 25 feet from view allowing windows in one structure to windows in one structure to face face windows in any adjacent windows in any adjacent Five or More structure. I 5 feet minimum structure. I 5 feet minimum 6 Feet between solid facing walls, or between solid facing walls,or when windows are located on when windows are located on only one facing wall only one facing wall Source:City of Orange,Municipal Code Chapter 17.14.120 In order to implement the new mixed use land use designations included in the 2010 General Plan, in 201 I the City established five mixed use districts in the Zoning Code, OTM�-I 5, OTMII- 155, OTMIl-24� NMII-24, and 11M11. The five mixed use zoning districts are intended to provide local- and neighborhood-supporting mixed use activity centers and corridors at context-sensitive residential densities and intensities. The OTMII-I 5 zoning district is intended for context- sensitive mixed use development within the City's Old Towne Historic District and allows 6 to I 5 DlJ/AC and 0.5 -I.0 FAR (non-residential). The OTMl1 - I 5S zoning district allows for context- sensitive mixed use along Old Towne's "spoke streets", with residential densities between 6 and I 5 Dl1/AC and a non-residential maximum intensity of 0.6 FAR. The OTMl1 - 24 zoning district is aiso intended for context-sensitive mixed use development in Old Towne, but at higher densities and intensities than allowed under the OTMC1 -I 5 or -I 5S zoning. The density range for this district is 16 to 24 Du/AC. The non-residential intensity range is I.0 -1.5 FAR. The NM11-24 district allows I 6 to 24 Dl!/AC and I.0-I.5 FAR (non-residential). The 11M11 zoning district is intended to provide urban, high-intensity, regionally-oriented activity centers. The 11M11 zoning district allows a density range of 30-60 D�/AC with a non-residential intensity range of 1.5 - 3.0 FAR. The residential uses permitted in the mixed use zones are shown in Table H-51. Multi-family housing (with or without a non-residential component) is a permitted use in all mixed-use zoning districts. in order to ensure adequate land remains available in the 11Ml.l zoning district to accommodate residential development sufficient to meet the City's RHNA need during the planning period, nonresidential and mixed use projects in the 11M11 zoning district cannot be approved unless a finding can be made that adequate capacity on remaining available sites remains. This requirement is outlined in Zoning Code Section 17.19.060, which was established to implement Policy 17 of the 2006-2014 General Plan Housing Element. Ox�uvGE G�xAi.Pi.atv H-4S HOUSING Table H-51 llses in Mixed llse Zones �• � . . • • � Congregate care,assisted living -- -- -- p p Conversion of multi-family units P* P* P* P* P* Live/work units P+ P+ P+ P+ P+ Multi-family housing in PZ Pz Pz Pz Pz conjunction with a mixed use development Multi-family housing as a stand- P' p' p' P' P' alone development not in conjunction with a mixed use development Planned unit development C# C# C# C# C# Senior housing P P p p p Single family residences P P P -- -- Transitional and supportive p� P� P� housing -- — Notes: P=Permitted Use C=Conditional Use Permit Required --= Not Permitted *=Subject to special provisions.Section I 730.040 of the City of Orange Municipal Code '-Subject to special provisions.Section 17.I 9.100 of the City of Orange Municipal Code '=Subject to special provisions.Section I 7.14.050 of the City of Orange Municipal Code #=Conditional Use.Subject to provisions of Section I 7.14.060 of the City of Orange Municipal Code z=Subject to special provisions.Section 17.19.080 of the City of Orange Municipal Code '=Subject to special provisions.Section 17.19.090 of the City of Orange Municipal Code Source:City of Orange Municipal Code,Chapter 1 7.19.030 Ox�vGE G�x�r,Pi..�x H-49 HOUSING Table H-52 Summary of Mixed tlse Zoning Requirements � �� . .. . . . . . . . � � �- - . � ,. � . . . � �. � �. � �� . ,. ' - • 0 ft.Min.W. Side-0 ft.Min. Chapman; W Chapman; OTMU- 32 Ft./2 I 5 ft.Min. 5 ft.Min. I 5S �0,000 50 6-I 5 Max 6.0 Stories Glassell and Glassell and E. 0 Ft. E.Chapman; Chapman 25 ft.Max Street Side- 0 ft.Max. Side-0 Ft. OTMU- I 0,000 50 6-I 5 0.5-I.0 32 Ft./2 Plaza 0 Ft. I 5 Stories Historic Street Side- District See Note 2. OTMU- 32 Ft./2 Side-0 Ft. z4 10,000 50 6-24 I.0-I.5 Stories See Note 2. Street Side- 0 Ft. See Note 2. Side-0 Ft.s NMU- 45 Ft./3 24 40,000 I 00 I 6-24 I.0-I.5 Stories �0 ft. Max. Street Side-I 0 0 Ft. ft.max Side-0 Ft.s UMU 40,000 100 30-60 I.5-3.0 45 Ft./3 �0 ft.Max. 0 Ft. Stories Street Side-I 0 ft.max Notes: ' In cases where the frontage of the block is partially within a residential district,the required front setback shall be the same as required for the residential district z Buildings located within the Downtown Core,outside of the Plaza Historic District,shall have a front setback equal or greater than the average of the setbacks provided on adjacent structures facing the same street.Within the Spoke Streets,a minimum I 5 ft.front setback is required for a parking area adjacent to a street 'For the UMU and NMU zoning districts,the maximum allowed front and street side setbacks may be increased up to a maximum of 20 ft.for projects that incorporate sidewalk oriented pedestrian amenities,subject to approval by the Community Development Director 4 All buildings located within one of the three OTMU zones shall not exceed 2 stories or 32 ft.,nor the heights of adjacent buildings,whichever is less 5 Building height may exceed the aliowed maximum provided no part of the buiiding exceeds'/n of the horizontal distance,measured in feet. between the ground point of the building and the nearest single-family residential district boundary line 5 NI cases where the side or rear property line abuts a single-family residential district,and where the proposed buiiding exceeds I story or 20 ft. in height,a rear setback of at least 10 ft.shall be required Source:City of Orange Municipal Code,Chapter 17.19.I 20 OxEuvGE G�x�,P�rt H•50 HOUSING Distance between dwellings are required in order to provide adequate light, air, privacy, and adequate fire access, therefore the City of Orange's Municipal Code outlines required distances between principal buildings. Table H-53 summarizes these distance requirements for multifamily development in the mixed use zones. Tabie H-53 Minimum Required Distance Between Buildings—Mixed llse Zones � ,� . �. �, . . �� . . . �. 20-60 ft. 20 ft. 20 ft. I 0 ft. 6 I-80 ft. 25 ft. 25 ft. I 5 ft. 8I-I 00 ft. 30 ft. 30 ft. I 5 ft. 101 ft.+ 35 ft. 35 ft. I 5 ft. Source:City of Orange,Municipal Code Chapter 17.I 9.090 The City has found that recently approved and/or constructed multi-family projects, such as Citrus Grove, Serrano Woods, and AMLI Residential, have been designed to the maximum densities allowed in the applicable zoning district under the current development standards for setbacks, building height, etc. Based on proposed and constructed projects, the City concludes that existing development standards do not unduly impact the cost and supply of housing, nor the ability for developments to achieve maximum densities. The densities generally match the General Plan land use categories. The setback and height requirements relate well to the densities permitted, and lot size requirements also are reasonable. Old Towne Design Standards The City's Old Towne Orange Historic District was placed on the National Register of Historic Places in 1997 and includes more than 1,300 homes and other buildings. To protect the historic and architectural resources of the Old Towne Orange Historic District the City of Orange has developed the Historic Preservation Design Standards for Old Towne Orange (Old Towne Design Standards). The objective of the Design Standards is to provide guidance for the enhancement and preservation of the Old Towne Orange Historic District. The objectives of the preservation and rehabilitation program are to: ■ Protect the desirable and unique features of the historic neighborhoods; ■ Protect and stabilize property values; ■ Minimize building deterioration; and ■ Ensure that new construction is structurally and aesthetically compatible with existing historic neighborhoods. OxaNGE GEtvERAr,Pr.AIv H-51 HOUSING Projects within the Old Towne Orange Historic District are subject to an application process that includes design review, whereby the project is eval�ated for compliance with the Design Standards. The Oid Towne Design Standards can influe�ce the size and scale of new residential construction and additions, as new development in Old"Towne is required to be compatible with the historic content of the area. , iii. Site Improuements Site improvements required to develop specific sites �II vary depending on the location and existing infrastructure. Possible improvements can include, but are not limited to upgraded sewer and water lines to accommodate increased density; right-of-way dedication of the development site for street improvements; and grading if there is excessive on-site slope. Residential developments utilize the following standards for local streets found in the 2010 General Plan Circulation and Mobility Element: ■ Collector Streets- 66 feet right of way (46 feet pavement width) ■ Secondary Arterial Highways- 86 feet right of way(70 feet pavement width) ■ Primary Arterial Highways- 100 feet right of way(84 feet pavement width) ■ Major Arterial Highways- I 20 feet right of way(I 04 feet pavement width) ■ Principal Arterial Highways and Smart Streets- 134 to 144 feet right of way (I 18 feet pavement width) ? iv. Parking Requirements Table H-54 summarizes the residential parking requirements in the City of Orange. Parking requirements do not directly constrain the development of housing. However, parking requirements may reduce the amount of available lot area for residential development. The City has found that recently approved and/or constructed multi-family projects have been constructed to the maximum densities allowed in the applicable zoning district while meeting current parking requirements. (In some cases, projects have been granted flexibility in the provision of parking based on site-specific conditions.) Based on proposed and constructed projects, the City concludes that existing parking requirements do not unduly impact the cost and supply of housing, nor the ability for developments to achieve maximum densities. Ox�xGE GErr�xar,Fr.�v H-52 HOUSING Table H-54 Required Number of Parking Spaces for Residential Uses .- �, -� �� . �. 2 enclosed garage spaces/unit accessed by a 12-foot Single-family housing and PUD's in R-I zahe districts wide 20-foot long driveway; I additional enclosed space for units with 5 or more bedrooms R-2 zone districts Z parking spaces per unit,one of which will be enclosed in a garage Studio- 1.2 spaces/unit One Bedroom- I.7 spaces/unit Two Bedroom-2.0 spaces/unit Apartments,Condominiums,and PUDs in Multiple- family zone districts Three or More Bedrooms-2.4 spaces/unit Of the above requirements a minimum of one space per unit shall be covered,and a minimum of 0.2 spaces per unit shall be provided as easily accessible and distinguishable guest parking. Boarding house,Bed and breakfast inns I space/rentable room, plus any other additional spaces required by the underlying zone Student Housing(dormitory,fraternity,sorority) 0.5 space/student resident,plus I space/resident staff person 2 spaces/unit. (I of which shall be covered,where at least 2 sides of the carport shall be at a minimum 50% Trailer park,Mobile home park open and unobstructed) plus I guest space/3 trailers or mobile homes shall be provided as easily accessible and distinguishable guest parking.Tandem parking is permitted for the mobile home. Supportive Housing and Transitional Housing located in a single-family dwelling unit shall be subject to the parking standards for"Single-family housing and PUD's in R-I Zone Districts". Supportive Housing and Transitional Housing located within a duplex shall be subject to the parking standards for"R-2 Zone Districts". Supportive Housing and Transitional Housing located Transitional and supportive housing within a multi-family dwelling unit shall be subject to the parking standards for"Apartments,condominiums and PUDs in Multiple FamilyZone Districts". For Transitional Housing or Supportive Housing configured as group quarters (i.e.where bed(s)are provided in individual rooms but kitchen and/or bathroom facilities are shared), I space per bed,plus one space per onsite staff person (during the shift with maximum staffing levels).Parking spaces may be enclosed or unenclosed,but are encouraged to be unenclosed. OxAtvGE G�x�,P�.�v H-53 HOUSING Table H-54 (cont') Required Number of Parking Spaces for Residential Uses ,� -. �� - . �. - Studio- I space/unit(unenclosed) One Bedroom- 1.5 spaces/unit(unenclosed) Downtown Plaza District Two Bedroom- I.8 spaces/unit(unenclosed) Three or More Bedrooms-2 spaces/unit(enclosed) Source:City of Orange,Municipal Code Chapter 17.34.060 b. Density Bonus Ordinance In order to encourage the construction of affordable housing developments for very low- and Low- Income households, in accordance with Chapter 4.3 Section 65915 et. seq. of the California Government Code, the City of Orange has adopted a Density Bonus Ordinance (Chapter 17.I 5 of the Municipai Code). This Density Bonus Ordinance reflects the requirements and incentives related to the provision of affordable housing set forth by SB I 818. Density bonuses are available to five categories of housing developments: affordable housing, senior citizen housing development or mobile home park, donations of land, condominium conversions, and child care facilities developed in conjunction with housing. Housing developments eligible for a density bonus are also eligible for incentives and concessions, waivers and reductions and reduced parking standards. Affordable units resulting from density bonus housing agreements must maintain affordability for at least 30 years. i. Density Bonus forAffordable Housir�g All housing developments consisting of five or more dwelling units are eligible for a density bonus when an applicant seeks and agrees to construct a housing development that will contain at least any one of the following: ■ Five percent of the total units of a housing development are affordable to Very Low-Income households. ■ Ten percent of the total units of a housing development are affordable to Lower Income households. ■ Ten percent of the total units in a common interest development for Moderate-Income households where all of the units in the housing development, including the Moderate- Income units, are available for sale to the public. These required percentages of affordable units apply oniy to the housing development without any density bonus units, not the entire housing development. For example, assume that a 100-unit housing development is entitled to a 20 percent density bonus, giving a total of 120 units. To qualify for the 20 percent density bonus, the housing development needs to provide five units OxtuvcE G�xAr,P�.�x H-54 HOUSING affordable to Very Low-Income households (5% of 100) or ten units affordable to Lower-Income households (I 0% of I 00). ii. Density Bonus for Senior Citizen Housir�g and Mobi(e Home 1'ark Senior citizen housing or a mobile home park are eligible for a 20 percent density bonus even if none of the units are affordable. The density bonus for a senior citizen housing development or a mobile home park shall be permitted in geographic areas of the housing development other than the areas where the qualifying resident or mobile home units are located. iii. Density Bonus�or ponations of Land The City shall grant a density bonus to an applicant for a tentative subdivision map, parcel map, or other residential development approval who donates land to the City, provided the parcel is large enough to accommodate at least ten percent of the market rate units at densities suitable for housing affordable to Very Low-Income households. For example, a 500-unit market rate housing development is eligible to receive a density bonus by donating land zoned at densities that can accommodate, and are suitable for, 50 units of housing affordable to Very Low-Income households. The transferred land must be at least one acre in size or sufficient size to permit development of at least forty units.The land must also have the appropriate zoning and General Plan designation, be or will be served by adequate public facilities and infrastructure, and be within the boundary of the proposed development or, if the City agrees, within one-quarter mile of the boundary. furthermore, the land being transferred must have all permits and approvals, and be transferred to the City or to a housing developer approved by the City. The transferred land and the affordable units shall be subject to a density bonus housing agreement ensuring continued affordability of the affordable units. iu. Densify Bonus for Condominium Conversions Condominium conversions are eligible for a Z5 percent density bonus over the number of apartments to be provided within the existing structure or structures proposed for conversion so long as the condominium conversion includes either 33 percent of the units affordable to Moderate Income households or I 5 percent of the units affordable to Lower Income households. Qualifying condominium conversions are also eligible for other incentives of equivalent financial value. An applicant shall be ineligible for a density bonus if the dwelling units proposed for conversion received a density bonus or other incentives and concessions when originally constructed. u. Density Bonus for Chi(d Care Faci(ities A housing development is eligible for an additional density bonus if it includes a child care facility. When an applicant proposes to construct such a housing development, the City shall grant an additional density bonus that is an amount of square feet of residential space equal to or greater than the amount of square footage in the child care facility. The City can also grant an additional ORArtGE GEtvERAT,PtP,tv H-55 HOUSING concession or incentive that contributes significantly to the economic feasibility of the child care facility. As a condition of approving a housing development that includes a child care facility, the City requires that the child care facility remain in operation for a period of time that is as long or longer than the period of time during which the affordable units are required to remain affordable. The City also requires that of the children who attend the child care facility. the children of Very Low-, Low- or Moderate-Income households shall equal a percentage that is equal to or greater than the percentage of affordable units required in the housing development for these income categories. For example, if the housing development qualified for a density bonus because 10 percent of the units were affordable to Moderate-Income households, then I 0 percent of the children at the child care facility must come from Moderate-Income households. Table H-55 summarizes the calculation of density bonus by development category. Table H-55 Calculation of Density Bonus •�, � ;. . :. •. �•. �.� � . �. -� �� . -•. ., . �.� - :. ..� Very Low-Income 5% 20% 2.5% I I% Lower-Income 10% 20% 1.5% 20% Moderate-Income(ownership only) 10% 5% I% 40% Senior citizen housing development Entire No sliding scale or mobile home park(No affordable development Z�� provided units required) Land donation for Very Low-Income I 0%of market I 5% I% 30% housing rate units Condominium conversion- 33% 25°/a -- -- Moderate-Income Condominium conversion—Lower- I 5% 25% -- -- Income Child care facility __ Sq.ft.in day care center Source:City of Orange,Municipal Code Chapter 17.15 vi. Deuelopment Incentiues and Concessions An applicant for a density bonus may submit to the City a proposal for one to three development incentives or concessions depending on the percentage of affordable units provided in the housing development. Incentives and concessions may be requested only if an application is also made for a density bonus, and may be selected from only one category (Very Low-, Low- or Moderate- Income). Condominium conversions and childcare facilities may have one concession or a density O1�vGE G�xai,Pr,�►tv H-56 HOUSING � bonus, but not both. No incentives or concessions are available for land donation, market rate senior citizen housing, or mobile home parks. As outlined in Chapter 4.3 Section 659 I 5 et. seq. of the California Government Code, an incentive or concession includes any of the following: ■ A reduction in site development standards or a modification of zoning code requirements or architectural design requirements that exceed minimum building standards. ■ Approval of mixed-use zoning in conjunction with the housing project. ■ Other regulatory incentives or concessions proposed by the developer or the City that result in identifiable, financially sufficient, and actual cost reductions. Table H-56 lists the maximum incentives and concessions by level of affordability. Table H-56 Maximum Incentives/Concessions by Level of Affordability . • . �.� • . . ..� - �• . �• • .� 5% I Very Low-Income 10% 2 15% 3 10% I Lower-Income 20% 2 30% 3 10% I Moderate-Income(ownership units Z�% Z only) 30% 3 Source:City of Orange,Municipal Code Chapter 17.I 5 uii. Deue(opment Waiuers and Reductions In addition to requesting incentives and concessions, an applicant for a density bonus may submit to the City a proposal for the waiver or reduction of an unlimited number of development and zoning standards. Applicants are required to show to the satisfaction of the City that the waiver or reduction is necessary to make the housing development economically feasible. viii. Reduced Parking Standards In addition to development incentives and concessions, and development waivers and reductions, projects qualifying for a density bonus are also eligible for reduced parking standards. llpon the request of an applicant for a housing development that qualifies for a density bonus because it is a Ox�uvGE G�xAt,Pr.�uv H-57 HOUSING � senior citizen housing development or provides affordable units, the City must reduce the required parking for the entire development, including market rate units. The development may provide on- site parking through tandem parking or uncovered parking, but not through on-street parking. These reductions are provided in Table H-57. Table H-57 Reduction of Parking Requirements �- . • �. - Zero to one bedroom I Two to three bedrooms 2 Four or more bedrooms 2.5 Source:City of Orange,Municipal Code Chapter 17.1 5 c. Senior Housing Senior citizen housing is permitted by-right in all mixed-use zones. The Zoning Code allows the development of senior citizen housing in all multi-family zones with a Conditional llse Permit. Additionally, senior citizen housing is permitted, subject to a Conditional llse Permit, in all commercial zoning districts except in the CR (Commercial Recreation) district. Congregate care and assisted living facilities are permitted by-right in the NM11-24 and 11M11 zones. Since elderly persons require different dwelling characteristics, housing developments for seniors are subject to specific requirements outlined in Chapter 17.14 of the City's Municipal Code. All senior citizen housing developments shall be designed and located in a manner compatible with existing and planned land uses in the area in terms of density, scale, type of use, traffic circulation, and other considerations. Developments will also be reviewed for proximity to necessary services such as retail stores, banks, medical facilities and transit stops. Senior citizen housing developments are eligible for a density bonus of 20 percent and reduced parking requirements outlined in the City's Density Bonus Ordinance. d. Emergency Shelters, Transitional Housing and Single�Room Occupancy Units State Housing Law (SB 2) requires that cities identify sites that are adequately zoned for emergency shelters. In addition, SB 2 requires that cities ensure transitional and supportive housing are subject to the same standards and requirements as similar residential uses within the same zoning district. Additionally, cities must not unduly discourage or deter these uses. Definitions for emergency shelters, supportive housing, and transitional housing are included in Appendix D Glossary. Table H-58 provides a summary of emergency shelters and transitional housing in the City of Orange. Oxtuv�G�x�,Ptn�v H-58 HOUSING Table H-58 Homeless Facilities and Transitional Housing in Orange �- . �.� . �- . -� Bethany House Transitional Single Women I I Casa Teresa Transitional Families with children 53 Eli Home Transitional Families with children 21 House of Hope Transitional Families with children 45 YWCA of Central Orange Single Females County(Beverly's House) Transitional I I Source:Orange County HMIS,OC Partnership,2012 The City of Orange permits homeless shelters by-right in the Light Industrial (M I) and Industrial Manufacturing (M2) zones (OMC Section 17.20.030).The Municipal Code includes the following requirements for homeless shelters: ■ Homeless shelters shall be located at least 500 feet from any residential use or residentiaily-zoned property, public or private park, or public or private kindergarten through I 2th grade curriculum school, as measured from the closest property line. In addition, homeless shelters shall be located at least 300 feet from any other homeless shelter, as measured from the closest property line. Homeless shelters shall be located within �/z-mile of a transit stop. ■ Overnight occupancy shall be limited to one bed per 70 square feet of sleeping area and shall be in accordance with Building Code requirements. Maximum occupancy per facility shall be limited to 100 beds or less. ■ Services and facilities shall be provided for homeless shelters as follows: o A client intake and waiting area shall be provided and shall be adequately sized to accommodate waiting clients.The intake area may be indoors or outdoors. If outdoors, the location shall not be adjacent to the public right-of-way, shall be visually screened, and shall provide protection from the sun/rain. o The facility shall provide a sleeping area, and separate restrooms and showers for males and females. A minimum of one restroom and one shower for every twenty (20) clients shall be provided, and shall comply with Building Code requirements. ■ Other on-site services that are permitted include: o Laundry facilities. o Kitchen, food preparation, and dining areas. o Storage areas to secure client belongings. O�vc�G�xa�.Pr.ntv H-59 HOUSING o A private area for providing referral services to assist shelter clients in entering programs aimed at obtaining permanent shelter and income. Referral services refers to the initial assessment of a homeless client to identify the areas in which assistance is needed, and connecting clients with appropriate off-site programs and services depending on their need. o Other similar services for homeless clients, as determined by the Community Development Director. ■ Other services may be permitted, conditionally permitted or not permitted based on OMC Table I 7.20.030. For uses that are not listed in OMC Table 17.20.030, the Community Development Director has the authority to make the determination per OMC Section I 7.20.040. All services shall be provided within the shelter building. Transitional and Supportive Housing Transitional and supportive housing for six or fewer persons is permitted by-right in all of the residential zones and the OTMII zones. Transitional and supportive housing for seven or more persons is permitted subject to a conditional use permit in the R-3 and R-4 zones. Transitional and supportive housing is also permitted by-right in the Public Institution (PI) zone as an accessory use, ancillary to an institutional use such as a church or hospital. For supportive or transitional housing for six or fewer persons, one on-site manager is ailowed in addition to the residents.Transitional and supportive housing may also request alternative parking standards.The request is considered by the Zoning Administrator and is based on the specific operational � characteristics of the use. Single Room Occupancy (SRO) llnits Single Room Occupancy (SRO) residences are small, one-room units occupied by a single individual, and may either have a 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.The City has included Policy I 9 in the Policy Program of this Housing Element to update the Zoning Code to include single-room occupancy units in 20 I 4. e. Second Dwelling Units Second dwelling units provide additional opportunities to provide housing for people of all ages and economic levels, while preserving the integrity and character of existing residential neighborhoods.The City of Orange permits second units in all its residential districts except in the MH zone, provided certain requirements are met (OMC Section 17.14.050 A). Requirements for a second accessory housing unit include: • Rccessory second housing units shall be permitted only on lots which contain one existing permanent single-family dwelling unit, but in no case shall be permitted where there is an OxatvGE G�xai.Pi.�v H-60 HOUSING existing guest house, granny housing unit, maid's quarters or similar facility. Lots containing a tent, trailer or other temporary structure shall not be considered for development of accessory second unit housing. ■ The accessory second housing unit or the contiguous land area surrounding the unit shall not be sold separately from the existing (principal) dwelling unit. ■ The floor area of the accessory second unit shall not exceed 640 square feet, and the unit shall contain a minimum floor area of 450 square feet. ■ The accessory second housing unit may be attached or detached but if detached, shall comply with the provisions of the Municipal Code pertaining to distance between dwellings and other principal structures. ■ All construction shall conform to municipal code requirements of height, setback, lot coverage, local building architectural compatibility standards, fees, charges, and other zoning requirements applicable to residential construction in the applicable zone. ■ One unenclosed parking space in excess of the Municipal Code's parking requirement for the existing (principal) residential use shall be required. Required parking shall not be permitted within the front yard setback. ■ If a private sewage disposal system is being used, approval by the local health officer shall be obtained prior to issuance of a building permit. ■ The accessory secondary housing unit shall not be allowed in any portion of the City defined by City Council resolution as being significantly impacted by insufficient capacity for traffic circulation, parking, public utilities, or similar infrastructure needs. f. Housing for Persons with Disabilities The ll.S. Census Bureau defines persons with disabilities as those with a long-lasting physical, mental or emotional condition. This condition can make it difficult for a person to perform certain activities such as seeing, hearing, talking, walking, climbing stairs, lifting or carrying, or difficulty with certain social functions. This condition can also impede a person from being able to go outside the home alone or to work at a job or business. i. ReasonableAccommodation Procedures Cities required to analyze potential and actual constraints upon the development, maintenance and improvement of housing for persons with disabilities, and demonstrate local efforts to remove governmental constraints that hinder the locality from meeting the need for housing for persons with disabilities. Cities are required to include programs that remove constraints and provide reasonable accommodations for housing designed for persons with disabilities. The City of Orange adopted a reasonable accommodation ordinance with specific administrative procedures in September 2009 (OMC Section I 7.I 0.045). OxatvGE GEt�x�,Pi.�,rr H-61 HOUSING ds. Zoning and Other Land llse Regulations The City has not identified any zoning or other land-use regulatory practices that could discriminate against persons with disabilities and impede the availability of such housing for these individuals. Examples of the ways in which the City facilitates housing for persons with disabilities through its regulatory and permitting procedures are: ■ The City of Orange allows, by right, residential care facilities for six or fewer persons in all residential zones. Community care facilities for seven or more persons are permitted subject to a Conditional llse Permit in multi-family residential districts (R-3 and R-4). ■ The City defines family as "One or more persons related by blood or legal status or persons not so related who are functioning as a family or single-housekeeping unit, meaning that they have established ties and familiarity with each other, jointly use common areas, interact with each other, share meals, household activities, expenses and responsibilities, membership in the family is fairly stable as opposed to transient and members have some control over who becomes a member of the family."Therefore, the definition of"family" is not an impediment to residential and community care facilities. ■ The City allows some variation from the application of its parking standards. Section 17.34.070 of the Municipal Code titled "Parking Requirements for llses not Specified" allows the Community Development Director to determine parking requirements for housing types that are not specifically addressed in the Zoning Code. iii. Housing for Persons with Deuelopmental Disabilities There are a number of housing types and opportunities appropriate for people living with a developmental disability, including rent subsidized homes, licensed and unlicensed single- family homes, Section 8 vouchers, special programs for home purchase, HIJD housing, and SB • 962 homes. SB 962 homes are licensed residential facilities for adults with developmental disabilities who are medically fragile and require around the ciock licensed nursing support. The design of housing-accessibility modifications> the proximity to services and transit, and the availability of group living opportunities are some of the considerations that are important in serving this group. Incorporating 'barrier-free' design in all, new multifamily housing (as required by California and Federal Fair Housing laws) is especially important to provide the widest range of choices for disabled residents. Special consideration should also be given to the affordability of housing, as people with disabilities may be living on a fixed income. In order to assist in the housing needs for persons with developmental disabilities, the City will implement programs to coordinate with the Regional Center of Orange County to promote opportunities for supportive living services and support efforts to eliminate barriers for housing for persons with developmental disabilities. g. Building Codes and Code Compliance Building and safety codes are adopted to preserve public health and safety, and ensure the construction of safe and decent housing. These codes and standards also have the potential to increase the cost of housing construction or maintenance. OxaivGE GEtvExai,Pi.nrr H-62 HOUSING � i. Bui(ding Codes The City of Orange has adopted the 2010 California Residential Code, which establishes construction standards for all residential buildings. These codes are designed to protect the public health, safety, and welfare of the City's residents. The City amends the code as needed to further define requirements based on the unique local conditions. Code enforcement in the City is generally performed on a complaint basis, but also proactively on a focused limited basis and encompasses broad issues. Local amendments to the California Residential Code include: ■ Modified R105.4 Expiration to read: Every permit issued shall become invalid unless the work authorized by such permit is commenced within I 80 days after its issuance, or if the work authorized by such permit is suspended or abandoned for a period of 180 days after the time the work is commenced. The building official is authorized to grant, in writing, one extension of time, for periods not more than 180 days. The extension shall be requested in writing and justifiable cause demonstrated. In order to renew action on a permit after expiration, the permittee shall pay a new full permit fee. ■ Modified RI 10.1 llse and occupancy to read: No building or structure shall be used or occupied, and no change in the existing occupancy classification of a building or structure or portion thereof shall be made until the building official has issued a certificate of occupancy therefore as provide herein. Issuance of a certificate of occupancy shall not be construed as an approval of a violation of the provisions of this code or of other ordinances of the jurisdiction. Certificate presuming to give authority to violate or cancel the provision of this code or other ordinances of jurisdiction shall not be valid. Exceptions: ■ Certificates of occupancy are not required for work exempt from permits under Section R I 05.2. ■ Accessory buildings or structures. ■ Group R-3 and Group 11 Occupancies as defined in the California Building Code. ■ Section R403.I.3 is modified by deleting the exception for masonry stem walls: In Seismic Design Categories D0, D I and D Z masonry stem walls without solid grout and vertical reinforcing are not permitted. ■ Section R405.I is modified to read as follows: . . . at least one sieve size larger than the tile joint opening or perforation and covered with not less than 6 inches of the same material. ■ Table R301.2(I) Climatic and Geographic Design Criteria is modified to address local conditions. ■ Section R902.1 is amended by revising it to allow only class A roofs as follows: Roofing covering materials. Roofs shall be covered with materials as set forth in Sections R904 and R905. Minimum Class A roofing shall be installed in areas designated by this section. Ox�vGE GEtvE�r,Pr.ntv H-63 �,--_ , �.�.. HOUSING r Classes A roofing required by this section to be listed shall be tested in accordance with 11L 790 or ASTM E 108. Exceptions: I. Class A roof assemblies include those with coverings of brick, masonry and exposed concrete roof deck. 2. Class A roof assemblies also include ferrous or copper shingles or sheets, metal sheets and shingles, clay or concrete roof tile, or slate installed on noncombustible decks. ■ Section R902.1.3 is amended by revising it to require a minimum Class A roof as follows: Roof coverings within all other areas. The entire roof covering of every existing structure where more than 50 percent of the total roof area is replaced within any three year period, the entire roof covering of every new structure, and any roof covering applied in the alteration, repair or replacement of the roof of every existing structure, shall be a fire- retardant roof covering that is at least Class A. ■ Section R902.2, first paragraph is amended by revising it to allow only Class A treated wood roofs as follows: Fire-retardant-treated shingles and shakes. Fire-retardant-treated wood shakes and shingles are wood shakes and shingles complying with IJBC Standard I 5-3 or I 5-4 which are impregnated by the full-cell vacuum-pressure process with fire- retardant chemicals, and which have been qualified by 11BC Standard 15-2 for use on Class A roofs. The local amendments modify the California Residential Code to address issues unique to the local area. The City has found that the amendments do not unduly influence the cost, availability and conservation of housing. ii. Fair Housing andAmericans with DisabilitiesAct The Federal Fair Housing Act of 1998 (FFHA) and the Americans with Disabilities Act (ADA) are Federal laws intended to assist in providing safe and accessible housing. Compliance with these regulations may increase the cost of housing construction, as well as the cost of rehabilitating older units, which may be required to comply with current codes. However, the enforcement of ADA and FfHA requirements are not at the discretion of the City, but is mandated by Federal law. h. Developxnent Fees Various development and permit fees are charged by the City and other agencies to cover administrative processing costs associated with development. These fees ensure quality development and the provision of adequate services. Often times, development fees are passed through to renters and homeowners in the price/rent of housing, thus affecting the affordability of housing. The City of Orange charges the majority of environmental, planning and engineering fees on an hourly basis applied against an application deposit. This ensures the fees are sufficient enough to cover costs incurred by the City for processing development applications, while not burdening developers with unnecessary fees. Ox�uvcE G�xAr,Pt.�,iv H-64 HOUSING Table H-59 compares the fees charged by the City of Orange for both single-family and multi- family developments with three nearby jurisdictions: Anaheim, Yorba Linda and Brea. Table H-60 illustrates the typical development fees for single-family and multi-family housing applications. Table H-59 Comparative fee Summary 2013 • . � . .. .. Planning Minor Site Plan Review,(Staff FB Hourly Rate' Review Committee) ($500 deposit) Major Site Plan Review FB Hourly Rate' Plan Review-Hourly (Planning Commission) ($3,000 deposit) -- -- RateZ ($2,000 deposit) CUPNariance Application f6 Hourly Rate' $I08/hour (Zoning Administrator) ($500 de osit $I 81.I 0/hour P � ($5,000-$I 0,000 �$500- Hourly Ratez CUP/Variance Application FB Hourly Rate' deposit) ��.000/hour ($2,000 deposit) (Planning Commission) ($I,000 deposit) deposit)' $181.I0/hour $108/hour Z Zone Change Applications FB Hourly Rate (deposit determined ($3,000 Hourly Rate ($I.000 deposit) by Planning deposit)' ��Z.000 deposit) Director) General Plan Amendment fB Hourly Rate' $181.10/hour $108/hour Hourly Ratez ($3,000 deposit) ($I 2,000 deposit) ($4,000 deposit) ($2,000 deposit) Administrative Adjustments FB Hourly Rate' (Zoning Administrator) ($500 deposit) '- $I 08 set fee -- Zone Clearance(Over the Counter Review) $30.00 -- -- -- Pre-Application Review(Staff FB Hourly Rate' Review Committee) ($500 deposit) Design Review Committee FB Hourly $I 08/hour Application Rate'($500 deposit) ($500 deposit)' Tentative Tract Map FB Hourly Rate' $I 8I.I 0/hour $I 08/hour Hourly Ratez t (Planning Commission) ($I,000 deposit) ($I 0,700 deposit) ($2,500 deposit) ($2,000 deposit) FB Hourly Rate' Cost to be $I 08/hour Hourly Ratez Negative Declaration determined by (application ($I,000 deposit) project deposit) (deposit varies) FB Hourl Rate' $I 08/hour z Environmental Impact Report y $181.10/hour �application Hourly Rate ($3,000 deposit) ($I 2,000 deposit) (deposit varies) deposit) Building 75%of permit Hourly Ratez Plan Check fee Based on valuation Based on square fee when (deposit based on footage valuation size of project) exceeds$500 01tAt�tGE GENERAr.Pl.A1v H-65 HOUSING Table H-59 (cont') Comparative Fee Summary 2013 � . . �. �. First building- Hourly Ratez 75%of permit Plan Check Fee for a plan Based on square (deposit based Based on valuation fee,additional that is standardized footage buildings at 45% on size of of permit fee P�oject) $I 6 processing fee, plus Issuance Fee $I 5.00 per UBC -- $40.00 additional fees based on valuation Electrical $I 5.96/I 00 sq.ft., $0.I 6/sq.ft.for $0.07/sq.ft.for Square Footage(new or re- $40.00 minimum: multi-family; multi-family. wire residence only) plus$0.04 per sq.ft. $I 8.24/I 00 sq.ft., $0.08/sq.ft.for $0.I 8/sq.ft.for single-family single family Service or Panel(Up to 200 amp) $I 00.00 g 102.60 $36.00 -- Service or Panel (over 200 $� I 0.00 $I 36.73-$205.20 $75.00 -- amp up to I,000 amp) Service or Panel(I,000 amp $120.00 $410.40-$684.00 $I 50.00 -- or more) $34.20 each up to $I 6 first Self-contained Appliances $Z0.00 S appliances; g I 6.00 appliance. $8 $22.80 each each additional additional First 20:$2.28 per First 20: $I.25 Outlets $2.00 per item item;additional per item; __ additional $0.80 $I.14 per item per item First 20:$2.28 per First 20: $I.25 Lights $2.00 per item item;additio�al per item; $I.14 per item additional $0.87 per item First 20: $2.28 per First 20: $I.25 Switches $2.00 per item item;additional per item; additional $0.87 $I.I 4 per item per item Issuance Fee $I 5.00 per UBC -- $40.00 -- Plan Review FB Hourly Rate; �/z 75%of permit hour minimum fee Plumbing $I 5.00 per fixture $34.20 per fixture $� I.00 per fixture Issuance Fee $15.00 per UBC Minimum permit $40.00 -- fee:$I 36.73 Plan Review FB Hourly Rate; '/z 75%of permit hour minimum fee O1�vGE GEtvExni,Piart H-66 HOUSING Table H-59 (cont') Comparative Fee Summary 2013 � . �. .. Mechanical Heater(100,000 BTU or less) $45.00 $34.00 -- $68.40 Heater(over 100,000 BTU) $55.00 $41.00 -- Air Conditioner(100,000 $Z5.00 -- -- BTU or less) $2 I.00 Air Conditioner(over I 00,000 BTU up to 500,000 $30.00 -- $2 I.00 -- BTU) Air Conditioner(over 500,000 BTU up to $40.00 -- $2 I.00 -- I,000,000 BTU) Air Conditioner(over I,000,000 BTU up to $45.00 -- $2 I.00 -- I,750,000 BTU) Air Conditioner(over I.750,000 BTU) $55.00 -- $21.00 -- Issuance Fee $I 5.00 per UBC Minimum permit $40.00 -- FB Hourly Rate'; �/z fee: $I 36.73 75%of permit Plan Review hour minimum fee Notes: FB Hourly Rate= Fully Burdened Hourly Rate represents current billable rate �Hourly rates for City of Orange:Management Staff(ranging from Planning Manager or Building Official to the Community Development Director)-$126-$156;Planning Staff(ranging from Planning Aide to Principal Planner)-$57 to$104. Building/Plancheck Staff-ranging from Permit Tech to Senior Plancheck Engineer-$55 to$91. Z Hourly rates for City of Brea:Manageme�t Staff-$126/hour;Technical Staff-$94/hour;Inspection Staff-$88/hour;Consultant Staff-varies based on project Source:City of Orange,City of Anaheim,City of Yorba Linda,City of Brea ORANGE GENE1tA1.PLAI�1 H-67 HOUSING � Table H-60 Typical Development FeesZ City of Orange .- �� - .� �. Transportation System Improvement Program(TSIP) �804.00-$I,445.00 $564.00-$I,015.00 Eastern Foothill Transportation Corridor Fee' $3,700.00 $2,I 56.00 Police Facility Fee $354.89 -- Fire Facility Fee $I,200 $601.00 Park Dedication and In-Lieu Fee(Quimby) $7.994.00-$I0,546.00 $7,994•00-$10.546.00 Park and Recreational Facilities Development Impact $7,994•00-$I0,546.00 $7.994.00-$I0,546.00 Fee(Infill Fee) Library Facilities Development Impact Fee $642.71-$769.30 $642.71-$769.30 Capital Facilities Fee $2.124.00-$4,766.00 $I,101.00-$3,706.00 Notes: 'Only applicable to dwelling units located within Zone B(Hwy 55 to Weir Canyon Rd.) zThe following fees,if applicable,will be collected by the Building Division at the time of building permit plan check or issuance Source:City of Orange Table H-6 I summarizes the total typical fees charged for subdivisions and new residential construction. Table H-61 Typical Total Fees .� . Planning: $500 deposit Planning and Environmental:$8,500 Planning and Building and Development deposit Environmental: $8,500 Typical Total Fees' Fees:$18,000 Building and Development Fees:$17,000 deposit per unit for small project(<20 units): Building and Development $I 5,700 per unit for larger project(>_20 Fees: $21,000 per unit units) Notes: 'The total typical fees assume that the parcel has a General Plan and zoning designation for the proposed residential development,such that a General Plan Amendment or Zone Change is not necessary.In addition,it assumes that the project design meets code requirements and a variance or administrative adjustment is not necessary �These estimates are based on a 3 bedroom,2 bath,2,000 square foot single family residence project located on a vacant parcel with a construction valuation of$215,000.Does not include plumbing,mechanical or electrical fees.Not within Zone B and not assessed the Eastern Foothill Transportation Corridor Fee 'These estimates are based on a smaller, I 8 unit multi-family project located on a vacant parcel with a valuation oi$2,135,000 and a larger 532 unit multi-family(apartment)project with a valuation of$52,000,000.Does not include plumbing,mechanical or electrical fees.Not within Zone B and not assessed the Eastern Foothill Transportation Corridor Fee.Planning costs may be greater for more complex projects 4 These estimates are based on a 6 unit single family residential subdivision on unimproved land with a$526,000 construction valuation per dwelling unit.Does not include plumbing,mechanical or electrical fees.Not within Zone B and not assessed the Eastern Foothill Transportation Corridor Fee.Planning costs may be greater for larger and more complex subdivisions Impact Report may be required to comply with CEQA. Source:City of Orange Typical total fees for a single family dwelling unit are approximately $ 18,500. The estimated fees in Table H-59 for a single family dwelling unit are based on a 2,000 square foot house with a construction valuation of $215,000. The development cost for this typical unit is estimated to be approximately $215,000 for construction in addition to land cost of approximately $360,000, assuming land cost is Ox�tcE G�xEu.P�cuv H-68 � Hovsnvc approximately $60 per square foot and the parcel size is 6,000 square feet. The fees are approximately 3.2 percent of the total development cost. Total fees for a typical multifamily dwelling unit are approximately $25,500 (based on a typical 18 unit project).The totai fees per dwelling units in a multifamily project typically decrease as the number of units increase. RealFacts reports that the average multifamily unit size in Orange is 953 square feet. The development cost including construction and land costs is approximately $200 per square foot for multifamily units in Orange (see Appendix B, Table B-22). The total development cost for a typical multifamily unit in Orange is approximately$I 90,600.The fees are approximately I 3.4 percent of the total development cost which is comparable to other cities. Figure H-2 illustrates the distribution of fees charged for a typical residential project.The fees collected for Building and Planning include permit issuance fees, plan check fees. microfilming and records fees. The City's building and planning fees account for approximately I 6 percent of the overall fees.The majority of the fees are impact fees which are necessary to provide infrastructure, facilities and services that support new housing units. Figure H-2 Distribution of Fees Building/Planning Sanitation District 16% 19% Traffic Police Facility 8% 2% Fire 7% Library 4% Park 44% Local Processing and Permit Procedures Considerable holding costs are associated with delays in processing development applications and plans. The City of Orange's development process is designed to accommodate applications of varying levels of complexity based on project scope and entitlements requested. Various decision- making bodies govern the review process in the City of Orange. Oxe�rtGE GEtvExai.Pr,�rr H-69 HOUSING : i. Site Plan Reuiew For residential additions or construction of fewer than six units on a single parcel, a complete application undergoes Minor Site Review and moves to the Community Development Director for approval. Residential projects with six or more units require Major Site Plan Review. Projects requiring Major Site Plan Review moves to the Design Review Committee for a recommendation and to the City's Planning Commission for a final decision. Site Plan Reuiew Criteria In addition to project review for compliance with the development standards of the underlyi�g zoning district and other applicable ordinance provisions, site plan review includes revi��w development qualities which are not subject to precise definition in the regulations of each zo�,e (OMC Section 17.10.060).The following criteria are listed to illustrate the issues to be considered by the Community Development Director and/or Planning Commission in project review and determination: I. Compatibility of the Project with Surrounding Development and Neighborhoods. a. The development shall be consistent in size and scale with surrounding development. b. The building design and materials shall be compatible with the character of the surrounding area. c. The building design shall consider and respect the privacy of adjacent residents. d. Building and site design shall be consistent with any applicable design guidelines. e. Development shall have adequate buffering to screen exterior trash, loading and storage areas from view of adjacent streets and structures, and to minimize impacts of noise and lighting. f. Projects in historic districts shall comply with applicable design standards. 2. Building/Site Planning issues. a. Building setting and grading shall consider the existing topography, and grading shall blend contours with those of adjacent properties, consistent with City landform grading guidelines. b. Building bulk and massing shall consider the size, shape and location of the site. c. Mechanical equipment shall be screened from view of adjacent streets and structures, in a manner which is architecturally compatible with the building design and materials. d. All signage shall be integrated with building design. 3. Circulation/Traffic Safety, On and Off-Site. a. Site access points shall be located so as to promote safe site access and egress, and cause minimal disruption to public street traffic flow.The following guidelines should be used in locating access drives: i. Minimize the number of driveways/access points serving a single site. ii.Provide for reciprocal access between adjacent parcels where possible. iii. Provide adequate sight distance for drivers at all entrances, exits, drive aisles and roadways, per City Standard Plan I 26. Ox�tGE GEtvExai,Pr.�v H-70 HOUSING iv. Locate site access points a safe distance from street intersections, and from other street/driveway intersections. (a) Specific characteristics of the abutting public streets, including street width, capacity, traffic volume, curvature, gradient, design speed, and intersection characteristics; (b) Specific characteristics of the proposed site and development plan, including site size, shape, topography, and traffic generation potential; (c) Characteristics of the surrounding land uses, including existing and potential traffic generation rates, peak hour usage> and potential for reciprocal access. b. interior site drive aisles shall align in a manner which promotes ease of circulation, and minimizes traffic and pedestrian/vehicular conflicts. 4. City Services. a. Projects shall employ concepts of crime prevention through environmental design, and shall provide for site access to accommodate emergency services (police, fire). b. Trash receptacies shall be placed throughout the site in locations and numbers adequate for usage and accessible for pickup. 5. Environmental Protection. All projects shall be evaluated in accordance with the provisions of the California Ernironmental Quality Act. a. Projects shall minimize the disruption of existing natural features such as vegetation, topography and ground features. b. All streambed modification proposals shall identify compliance with California Department of Fish and Game requirements. c. Projects shall make every attempt to preserve historic properties and landmarks. Conditions of Approual The Community Development Director may recommend or require reasonable conditions of approval which may inciude, but not be limited to those items listed below. The Design Review Committee and/or Planning Commission may recommend conditions of approvai for major site plan review. I. A revised site plan; 2. Modifications of building height, bulk, mass or scale; 3. Increased setbacks; 4. Division or sound walls; 5. Mitigation of potential project related environmental impacts; 6. Increased open space; 7. Screening of parking areas, trash receptacles, mechanical equipment, storage areas; 8. Increased landscaping; 9. Relocation of buildings; I 0. Revised interior circulation or parking area design; I I. Off-site improvements: I 2. Revised grading plan; or ORANGE GENERAL PLAN H-71 HOUSING � I 3. Any other changes or additions the Director, Committee or Commission feels are necessary to further the goals of the site plan review process. findings Required findings shall be made as follows in conjunction with any project approval. I. That the project design is compatible with surrounding development and neighborhoods; 2. That the project conforms to City development standards and any applicable special design guidelines or specific plan requirements; 3. That the project provides for safe and adequate vehicular and pedestrian circulation, both on- and off-site; 4. That City services are available and adequate to serve the project; 5. That the project has been designed to fully mitigate or substantially minimize adverse environmental effects. The Staff Review Committee, comprised of multiple City departments, meets on a regular basis to review and advise on development applications, allowing for a coordinated effort. Applications for Major Site Pian Review, Old Towne Demolition Permits, and certain Conditional llse Permits and Variances require review by the Design Review Committee. These applications are reviewed and decided upon by the Planning Commission. Zone Changes, General Plan Amendments and Tentative Tract Maps are reviewed by the Planning Commission and decided upon by the City Council. The Zoning Administrator reviews and decides on Administrative Adjustments, Temporary llse Permits, and certain Conditional llse Permits and Variances. The City of Orange has established a design review process to provide a means of reviewing development projects to ensure their compatibility with community aesthetics, including architectural design, massing and scale, context, color palette, signage and landscaping. The design review process serves a primary role in the implementation of adopted design standards. For small projects, Design Review is conducted and is approved by the Community Development Director. Design Review for larger projects is conducted and approved by the Design Review Committee. Presently, the City of Orange does not have a specific policy to expedite the development process of affordable housing projects. Tables H-62 and 63 illustrates the typical timeline for housing project applications. Oxa�vcE G�xar,Pt.Ax H-72 HOUSING Table H-62 Approximate Development Timeline •�� . :.� � . Initial staff review(all) 30 days Community Development Director(Minor Site Plans) 30 days Zoning Administrator' (CUPs,Variances and Administrative Adjustments) 60 days Design Review Committee(Design Review) 120 days Planning Commission' (Major Site Plans,Old Towne 120-180 days Demolition Permits,CUPs and Variances) (180-z70 days if ND or MND is required) City Council (Zone Changes,General Plan Amendments I 50-210 days (210-300 days if ND or MND is required; and Tentative Tract Maps) 365 days if an EIR is required) Notes ND= Negative Declaration MND= Mitigated Negative Declaration EIR= Environmental Impact Report 'Less complicated CUPs and variances may be approved by the Zoning Administrator.More complicated CUPs and variances are approved by the Planning Commission Source:City of Orange Tabie H-63 Typical Processing Procedures by Project Type . . Design Review Major Site Plan Review Major Site Plan Review (Design Review (Planning Commission) (Planning Commission) Committee) Tentative Tract Map Tentative Tract Map (Planning Commission (Planning Commission Typical Approval and City Council) and City Council) Requirements Design Review Design Review (Design Review (Design Revievd Committee) Committee) Negative Declaration/EIR Negative Declaration/EIR (Planning Commission (Planning Commission) and City Council) EstimatedTotal 0-120 days 210-365 days 210-365 days Processing Time Notes: This table assumes that the parcel is zoned and General Planned for the proposed residential development such that a General Plan Amendment or Zone Change is not necessary.In addition,it assumes that the project design meets code requirements and a variance or administrative adjustment is not necessary I.These estimates are based on a single family residence project located on a vacant parcel.The DRC reviews single-family residence projects within the Old Towne Orange Historic District.The Community Development Director reviews single-family residence projects outside of the Old Towne Orange Historic District.Accessory units are not reviewed by the DRC,unless the proposed project is within the Old Towne Orange Historic District Ox�vGE GErrExai.Pr.�,tv H-73 HOUSING � Table H-63 Typical Processing Procedures by Project Type �� . Design Review Major Site Plan Review Major Site Plan Review (Design Review (Planning Commission) (Planning Commission) Com m ittee) Tentative Tract Map Tentative Tract Map (Planning Commission (Planning Commission Typical Approval and City Council) and City Council) Requirements Design Review Design Review (Design Review (Design Review Committee) Committee) Negative Declaration/EIR Negative Declaration/EIR (Planning Commission (Planning Commission) and City Council) EstimatedTotal 0-120 days 210-365 days 2 I 0-365 days ProcessingTime Source:City of Orange j. Environmental and Infrastructure Constraints i. Environmenfal Constraints Environmental hazards affecting housing units inciude geologic and seismic conditions, which provide the greatest threat to the built environment. The following hazards may impact future residential development in the City of Orange. (Source: City of Orange 2010 General Plan) F(ooding Four facilities have the potential to flood the City. Failure of the Prado Dam in Corona (in Riverside County) could result in extensive flooding along the Santa Ana River. However, ongoing efforts by the Army Corps of Engineers to improve the Prado facility reduce the risk of dam failure to a very low level. Santiago Dam/Irvine Lake was not originally intended nor designed to function as a flood control facility. Villa Park Dam/Villa Park Reservoir was designed to function as a flood control facility. Should either of these facilities fail, properties along Santiago Creek and a large section of Old Towne could be flooded. Flood flows would move at rates which would allow persons to be evacuated, but significant property damage could result. However, like Prado Dam, these facilities are maintained and safety-inspected to ensure that risks are minimized. Olive Hilis Reservoir is a water tank, which sits on a hilltop in Anaheim above residential development in Orange. Reservoir failure would result in the flooding of canyons and residential tracts below the reservoir. Hil(sides Topography in portions of the City, particularly in the east Orange area, contain slopes that may be too steep to accommodate development. The potential for slope failure may increase due to grading practices prior to construction and over-watering once developments have been compieted. In addition, earthquakes can cause landslides. 01tAtvGE GENE1tAI.PLAlv H-74 HOUSING Geologic Hazards The City of Orange is located within a seismically active region that has been subject to major earthquakes in the past.The San Andreas Fault, Whittier-Elsinore Fault, Newport-inglewood Fault and San Jacinto Fault are active faults located within 30 miles of Orange. Other major faults may be buried under alluvium, or fault traces may have been obliterated due to natural weathering. Two of the most destructive earthquakes that occurred in California in recent years, the Coalinga and Whittier earthquakes, originated from previously unknown faults. A number of smaller fault traces are located in the northern and eastern portions of the City. The EI Modena Fault traverses the base of the Peralta Hilis, and the Peralta Hills Fault is located just north of the EI Modena Fault. �(dland Fires The greatest potentiai for wildfire is in the undeveloped areas located in the northern and eastern portions of the planning area.The risk to homes from wildfire will increase as development spreads in the chaparral covered hillside areas in East Orange. Noise Noise generated from mobile sources such as traffic (particularly from freeways), trains, and aircraft will continue to have the greatest potential impact on land use. The City's General Plan discourages the placement of noise sensitive land uses in areas that are subject to high noise levels. Environmental Constraints Figure PS-I of the City's General Plan Public Safety Element provides a composite map of known environmental hazards including faults, concentration of industrial uses, liquefaction hazard areas, landslide hazard areas, I 00-year flood areas and wildland fire hazard areas in the City. Projects constructed in areas with known environmental hazards would be required to include mitigation measures to ensure safety. There are no known environmental hazards that would impede development on residential opportunity sites identified in the Housing Element. In addition to infill development within the urbanized portion of the City, a large portion of the City's new development is anticipated to occur in the East Orange/Santiago Hills II area (which is currently undeveloped, but entitled for residential development). This area is in a wildland fire hazard area and is in close proximity to significant biological resources. Portions of this area are in liquefaction hazard areas, landslide hazard areas and 100-year flood areas. ii. lnfrastructure Constraints Circulation System Capacity Lack of available right-of-way and limited access across natural or man-made barriers may limit intensity of development in certain areas of the City. The City's land use policies call for continuing evaluation of land development impacts on circulation. All development proposals are evaluated against the circulation system capacity. ORarrGE G�xa�.Pi.�,rr H-75 HOUSING Water According to the City of Orange 2010 �rban Water Management Plan, the City's water system currently provides reliable water service to a population of over 142,000 within the service area and is currently comprised of 15 active groundwater welis, 8 connections to the imported water supply, 16 water storage reservoirs with a total storage capacity of over 40 million gallons, I 6 pumping stations, 450 miles of pipelines, and over 35,000 service connections. The City's main source of water supply is the groundwater pumped from wells within the Orange County Groundwater Basin, which is managed by the Orange County Water District. Groundwater provides approximately 62 percent total supply. Imported water from Metropolitan Water District of Southern California (MWD) through Municipal Water District of Orange County (MWDOC) is the other significant source of City supplies. The City has also purchased local water from the Serrano Water District (SWD). The 2010 llrban Water Management Plan llpdate states that the City is capable of providing its residents with adequate water supplies in single and multiple-dry years through 2030, based on a projected population of 173,212 in 2035. In 2012, DOF reported the City had an average of 3.028 persons per household. Based on the average persons per household, the City would be capable of providing adequate water supplies to approximately 57,203 households through 2035. DOF reports 43,486 households in the City as of 2012. The number of households accommodated through the urban Water Management Plan exceeds the City's existing housing stock plus the 2014-202 I RHNA allocation of 363 housing units, therefore the City has the capacity to meet the water supply demands during the 2014-202 I Planning Period. Sewer According to the City of Orange Sewer Collection System Master Plan llpdate (August 2012), the City's existing sewer collection is primarily a gravity flow system that discharges into Orange County Sanitation District trunk sewers for eventual treatment and disposal. In addition the gravity collection system, the City also operates two small lift stations. Total average daily flows generated from the areas within the City limits of the City of Orange only are estimated to be about I 5.I MGD. The Sewer Collection System Master Plan projects ultimate average daily flows of I 8.49 MGD within the City limits based on the buildout assumptions in the 2010 General Plan. The residential buildout assumed in the 2010 General Plan exceeds the City's existing housing stock plus the 2014-202 I RHNA allocation of 363 housing units. llndeveloped areas of the City would require construction of adequate sewer systems before residential development can occur. The City has identified areas where the sewer system is undeveloped or there are no connections. Based on the analysis shown in the Sewer Collection System Master Plan, approximately 43,000 linear feet of existing sewer pipe is considered hydraulically deficient under existing and ultimate flow conditions. Approximately 40,100 linear feet of sewer pipe is recommended to either be replaced with an upsized diameter or parallel pipe constructed. A significant number of these pipelines are in Walnut Avenue, Batavia, California Street, Cambridge Street, Palmyra Avenue, Glassell Street, and Katella Avenue. The Master Plan identifies the sewer improvements needed to accommodate demand, and corresponds the improvements to the City's Capital Improvements Program (CIP). These identified improvements planned through the CIP would allow the City to accommodate new development consistent with the 2010 General Plan buildout assumptions, including accommodating the 2014-2021 RHNA ORAIVGE GEt�iERaT,PLAlv H-?6 HOUSING allocation. Information specific to land available for residential development is contained within the adequate sites analysis in Appendix B. k. Communiry Developu}ent Block C�rant and�OME Program Community Development Block Grant (CDBG) and HOME Program funds are the largest sources of federal funding for housing and housing related activities in the City of Orange. Table H-64 lists the CDBG funded activities for the 2012-2013 fiscal year. Table H-64 CDBG Activity Allocations for FY 2012-20 I 3 �� . . . Administration&Planning CDBG Administration Overall program management/monitoring/ evaluation $203,I 58 Fair Housing Provided fair housing services through the Fair $Zq,522 Housing Council of Orange County Public Facilities/Improvements/Rehabilitation $869,958 Public Services $I 90,760 Total' $I,288,398 Notes: 'Total includes$I,I 38,398 grant funds and$I 50,000 of rebudgeted funds Source:City of Orange FY 201 Z-2013 Action Plan Table H-65 lists the HOME Program activities and their allocations for the 2012-2013 fiscal year. Table H-65 HOME Program Activities for FY 2012-20 I 3 �• � . . . . Administration Management, monitoring,reporting and planning activities �30'45Z Community Development Housing Funding for nonprofit organizations(CHDO's)to Organizations acquire and rehabilitate or develop affordable $45,677 housing Ca ital Develo er Pro'ects Funding for housing developers to acquire and p P � rehabilitate or develop affordable housing $ZZ$•387 Total $304.5 I 6 Source:City of Orange FY 2012-2 I 3 Action Plan OxaivGE G�xai,Pr.niv H-77 HOUSING � 2. Non-Governmental Constraints a. Vacant and Underutilized Land A thorough analysis of vacant and underutilized land within the City of Orange is provided in Appendix B. The City of Orange has minimal areas of vacant land. The majority of vacant land is within the East Orange Planning Area. Santiago Hills II and East Orange have entitlements to develop residential units. The remaining vacant land is scattered throughout the City and has the potential for infill development. llnderutilized land is primarily located in five of the City's General Plan Focus Areas: Katella Avenue Corridor, South Main Street Corridor, West Chapman Avenue/llptown Orange, Old Towne and Santa Fe Depot, and Lemon Street Corridor. Parcels within these Focus Areas have the potential to redevelop with increased density and/or develop residential units on land previously used for industrial and commercial uses. b. Land Prices Land costs directly influence the cost of housing. Land prices are determined by a number of factors, most important of which are land availability and permitted development density. As land becomes less available and the number of units permitted on each lot increases, the price of land increases. In Orange County, undeveloped land is limited, and combined with a rapidly growing population land prices have increased. The City of Orange Economic Development Department estimates that land in the City costs $40-$60 per square foot. c. Constx�uction Costs Construction costs are primarily determined by the costs of materials and labor. They are also influenced by market demands and market-based changes in the cost of materials. Construction costs depend on the type of unit being built and the quality of the product being produced.Table H-66 summarizes the estimated construction costs based on type of development in the City of Orange. Table H-66 Construction Cost Estimates (2013) �• - .� �- . �• � �. Single-Family Residential $I 00-$I 25 Townhomes/Condominiums $I 50-$I 80 Multi-family(I-3 stories) $�45 Multi-family(4-7 stories) $164 Source:RBF,RSMeans Online,February 2013 OxatvGE GEtvER�,r.Pt.At�t H•78 HOUSING d. Financing Mortgage interest rates have a large influence over the affordability of housing. Higher interest rates increase a homebuyer's monthly payment and decrease the range of housing that a household can afford. Lower interest rates result in a lower cost and lower monthly payments for the homebuyer. When interest rates rise, the market typically compensates by decreasing housing prices. Similariy, when interest rates decrease, housing prices begin to rise. There is often a lag in the market, causing housing prices to remain high when interest rates rise until the market catches up. Lower- Income households often find it most difficult to purchase a home during this time period. As shown in Table H-67 the number of loan applications was the highest in the Above Moderate- Income category. The number of loan applications was the lowest and the percentage of persons denied for a home loan in Orange County was highest for the Very Low-Income (less than 50 percent of the MFI) category with 24.7 percent. Table H-67 Mortgage Lending Rates-201 I Santa Ana-Anaheim-Irvine Metropolitan Division � � � • . •�� . • �. • -� •�� . � I• �� • I- -� <50%MFI 324 I53 80 24,7% 50-79%MFI I,68I I,037 278 I6.5% 80-99%MFI 1,428 960 185 13.0% I I 0-I I 9%MFI I,126 772 I 36 12.I% >_120%MFI 3,240 2,269 375 I I.6% Total 7,799 5,I 91 I,054 I 3.5% Source:Federal Financial Institutions Examination Council.Home Mortgage Disclosure Act Data.201 I ORANGE GENERAI,PLAlv H-79 HOUSING �� , - - i . Figure H-3 Average Interest Rates February 2012-January 20 I 3 �I.J _ -� 3.7 3 -- 2.� +30yr FRM � —�15yr FRM `� 157r ARNI 1.� 1 �.J � N N N N N N N N N N N M r r r r r-. r r �--� � r r. � � � M U � w � � � � ~ � � O � Q ti z Source:Freddie Mac Primary Mortgage Market Survey Figure H-3 shows the average interest rates between February 2012 and January 2013. The interest rates have generally decreased in the past year. Interest rates are determined by national policies and economic conditions and there is little that a local government can do to affect these rates. Government insured loan programs may be available to reduce mortgage down payment requirements. Funding for these programs may be provided by the State on a competitive basis. Nation-wide there has been a large increase in the number of delinquencies and foreclosures on residential loans in the last five years. As a result, lenders have more stringent qualifications for home loans and Lower-Income households may find it more difficult to qualify. a. Energy Conservation The City of Orange continues to promote energy conservation efforts in the construction of new housing and the rehabilitation of older units. Energy conservation serves to reduce energy costs, and therefore overall housing costs.The City's Building Division reviews construction drawings for compliance with Title 24. Compliance with Title 24 of the California Code of Regulations on the�� use of energy efficient appliances and insulation has reduced energy demand stemming from new �: residential development. Included in Title 24 is the California Green Buildings Standards Code (Cal Green). Ox�uvGE G�Rar,P�tv H-80 Hovsnvc The City's Orange Goes Green! Program provides information on green building and sustainable practices to community members, as well as highlights the green/sustainable practices the City is undertaking as well. To encourage others to "build green", in July 2009, the City began offering "Priority Processing" for planning entitlement and building permits for new third-party certified � green buildings in Orange, and for eligible "green upgrades" to existing buildings. The City is also offering a Local Recognition Program whereby"green" projects will be recognized and promoted by the City as an example of environmentally responsible development in Orange. In 2009, the City held the Orange Code Academy focusing on training and education regarding the new energy and green building standards that are included in the Cal Green Code. Southern California Edison, which provides electricity service in the City of Orange, offers public � ' information and technical assistance to developers and homeowners regarding energy conservation. Southern California Edison also provides incentives for energy efficient new construction and home improvements. Additional incentive programs include EnergyStar rebates and state and federal tax credit programs. The City of Orange (in cooperation with MWDOC) offers rebates and incentive programs for water conservation upgrades.The City also offers free outdoor water audits and a tiered water rate usage fee, which encourages Orange residents to conserve water by offering lower water rates to households that use less. One of the more recent strategies in building energy-efficient homes is the use and adoption of green building guidelines and programs by Cities and Developers. Some of the more popular programs within the housing industry include: • 11.5. Green Building Council's Leadership in Energy and Environmental Design (LEED) green building programs, • Build it Green's Green Point Rated program, • National Association of Home Builders Model Green Home Building program, • 11.5. Environmental Protection Agency's Energy StarO for Homes program, and • Building Industry Institute's California Green Builder program. Many of these programs have been designed to reduce the impacts associated with the construction and operation of residential buildings through reductions in energy and water use. F, use of innovative technologies, reduced maintenance costs, and improved occupant satisfaction. ': The LEED for New Construction program has been applied to numerous multi-family residential projects nationwide. The LEED for Homes includes standards for new singie-family �nd multi- family home construction.These programs and other programs similar to these have bFen appiied to numerous single and multi-family residential projects throughout California and nationwide. 3. Conclusions An analysis of resources available to Orange and potential constraints to residential development provides the background to develop policies to ensure the City is maximizing its opportunities. Ox�vGE G�xai,PLa1v H-81 HOUSING x ■ Orange is almost "built-out." East Orange and Santiago Hills II are the only remaining large areas of vacant land available for residential development. The City must rely largely on infill and redevelopment opportunities to accommodate future growth. The City's 2010 General Plan provides opportunities for mixed-use and higher density residential development necessary to accommodate growth. ■ The City's development standards and procedures do not create unnecessary constraints in general comparison to other jurisdictions.The City has adopted building codes and density bonus standards and incentives consistent with State Law. The City charges development application processing fees on an hourly basis to ensure developers are not charged excessive fees. The City coordinates efforts through its Staff Review Committee and tiered levels of review to ensure applications are reviewed and processed in a timely manner. ' Orange has limited access to funding sources to increase and improve housing in the City. The City receives CDBG funds on a formula basis. Additional resources that the City can potentially pursue include grant funding opportunities and partnerships with non-profit and private sector organizations. ORAxGE GENEttAT,PLAtv H-82 HOUSING D. HOUSING PpLICY PROGRAIV� The City of Orange strives to meet the housing needs of its diverse population through housing production, conservation, preservation, rehabilitation and equal housing opportunities. The City encourages a variety of housing types and living environments, while maintaining the character of the different residential areas in the City. The City strives to build upon its existing assets to create a living, active and diverse environment that complements all lifestyles and enhances neighborhoods, without compromising the community character and valued resources that make Orange unique. The City recognizes the importance of providing suitable housing that is affordable for its current residents and workforce. The large employment centers, including medical, educational, institutional, and professional services, create a demand for local housing affordable to workers. In addition, Orange strives to keep housing affordable to retain future generations of residents, as they are a valued resource to the community. The City strives to maintain and improve the quality of life for all residents by providing residential, commercial, industrial and public uses that exist in harmony with the surrounding urban and natural environments. Housing programs are intended to further detail the City of Orange's commitment to assure continued maintenance, improvement and development of housing within the City through a "good faith, diligent effort" as required by State Housing Law (Government Code Section 65583(c)).This section provides specific policies and actions that will assist in the implementation of the City's housing programs. A description is provided for each implementation measure. 1. Statewide Housing Goals The City of Orange supports and endorses the Statewide housing goal " ...of a decent home and a satisfying environment for every Californian..." In addition, the City supports and endorses the five goals incorporated in present State Law pertaining to the manner in which the actions of the City of Orange must be directed so that there is adequate provision for the housing needs of all economic segments.These Statewide goals are summarized below: Goal I: Conserve and improve the condition of the existing standard affordable housing stock. Goal2: Assist in the development of adequate housing to meet the needs of Low-and Moderate-Income househoids. Goal 3: Identify adequate housing sites which will be made available through appropriate zoning and development standards and with public services and facilities needed to facilitate and encourage the development of a variety of types of housing for all income groups. Ox�,tvGE G�x�u,P�tv H-83 HOUSING � Goal4: Address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement and development of housing. Goal5: Promote housing opportunities for all persons regardless of race, religion, sex, marital status, ancestry, national origin or color. 2. City of Orange Housing Policy Program The City of Orange Housing Policy Program is organized into four Policy Theme Areas, including: ■ Production ■ Rehabilitation ■ Equal Housing ■ Conservation/Preservation For each of these policy theme areas, specific objectives and policy actions are described in detail. Each Policy Action is described in the following detail: ■ Brief statement of action, including specific City responsibilities for implementation ■ City Agency or department responsible for action implementation ■ Targeted financing or funding source ■ Quantified objectives (where applicable) ■ Schedule for implementation Production Objectives Policy Action I: Processing Annexation of East Orange General Plan Area To maximize future residential development potential in the City, the City is in the process of annexing the East Orange area into the City. This process began in 2006 and shall continue untii the remaining portions of the area are included within the City's legal boundaries. Objective: Annexation of East Orange Area Responsibie Agency: Community Development Financing Source: General Fund Time Frame: Ongoing ORANGE GENERAL PLAN H-84 �::_ HOUSING Policy Action 2: Annual Review of Housing Element Pursuant to HCD Requirements, the City will continue to conduct an annual implementation review of the Housing Element. The review includes the following information: a log of new residential development permits and completion reports; inventory of units built in the Extremely Low-, Very Low- and Low-Income categories, an update or inventory of approved projects; an annual estimate of population from the State Department of Finance; and available vacant land and zoning survey. � Objective: Annual Housing Element Review Responsible Agency: Community Development Financing Source: General Fund Time Frame: Annually to HCD Policy Action 3: Promotion of Affordable Housing The City recognizes the need for housing affordable for ali income segments of the population, especially Lower-Income households. The City will continue to support and encourage the development of housing affordable to Lower-Income households through incentives such as density bonuses. Objective: Support and encourage the development of 42 Extremely-Low Income Housing llnits, 41 Very Low-Income Housing llnits, 59 Low-Income Housing llnits Responsible Agency: Community Development Financing Source: General fund Time Frame: 202 I Policy Action 4: Support and Outreach for Affordable Housing Production _ Continue to promote the development of new housing affordable to Extremely Low-, Very Low- and Low-Income households where such development will promote a balanced inventory of housing types. The City shall continue to outreach to the development community, seek partnerships and provide in-kind assistance in developing new affordable housing. Objective: Support and outreach for development of affordable housing units Responsible Agency: Community Development Financing Source: General Fund Time Frame: Ongoing OxaivGE G�x�,Pr.ntv H-85 HOUSING Policy Action 5: Development of Housing for Large Families Continue to encourage and support through outreach to private and non-profit housing developers, the development of rentai and for-sale housing for larger (5 or more persons) families. Encourage developers/builders to incorporate larger bedroom counts (3 or more bedrooms) to accommodate the needs of larger families and reduce incidents of overcrowding in the existing housing stock. The City will evaluate providing regulatory incentives such as density bonuses that encourage and support the development of housing for large families on a project-by-project basis. Objective: Support and encourage the development of New Housing llnits for Large Families Responsible Agency: Community Development financing Source: General Fund Time Frame: Ongoing Policy Action 6: Provision of Senior Housing Opportunities The City recognizes the unique needs of its elderly residents. Seniors typically have fixed incomes and unique housing needs such as physical limitations requiring accessibility features that are not typically included in market rate housing. The City shall continue to encourage through regulatory incentives the development of senior housing that offers a wide range of housing choices from independent living to assisted living with on-site services. The City currently has special incentives for senior housing. as provided in Section I 7.I 5 of the Zoning Code. To further encourage development of housing for seniors, the City shall evaluate the existing provisions in the Zoning Code for additional opportunities for regulatory relief on a project-by- project basis. Objective: Senior Housing Development Responsible Agency: Community Development Financing Source: General Fund Time Frame: Ongoing Policy Action 7: Facilitate Infill Construction The City has a 2014-2021 RHNA need of 363 housing units for Extremely Low-, Very Low-, Low- and Moderate-Income households. The City has limited vacant land available for residential development and no vacant land zoned at densities to support affordable housing. Therefore, the City will continue to encourage infill development within feasible development sites for homeownership and rental units affordable to Extremely Low-, Very Low-, Low- and Moderate- Income households. The City will continue to facilitate infill development through implementation of its General Plan and Zoning Code, which allows for higher density housing in appropriate areas of the City where potential exists for site redevelopment. In addition, the City will encourage compatible residential development integrated into existing neighborhoods and districts where appropriate. ORAtvGE GE1vERAr.PLAtv H-86 HOUSING To further encourage infill housing development, the City shall evaluate the existing provisions in the Zoning Code for feasibility of providing additional regulatory relief (i.e., streamlined review, reduced development standards, lot consolidation, and other methods deemed appropriate): The City will identify and develop an inventory of potential infill sites utilizing the site analysis found in Appendix B of the Housing Element. The City will seek partnerships with and provide informational material including a copy of the inventory and listing of City incentives and programs to housing developers. 't�'bjective: Support and facilitate the development of 363 infill housing units Responsible Agency: Community Development Financing Source: General Fund, HOME Time Frame: Identify/inventory sites by ZO I 4 Ongoing outreach Review/evaluate Zoning Code by 2015 and revise as appropriate Policy Action 8: Explore Alternative Funding and Financing Sources The City of Orange currently has limited funding and financing sources to incentivize new affordable housing development. Previously, the City utilized Redevelopment funds and Federal HOME funds to assist in the development of new housing. In order to maximize the opportunities for new housing development, the City will continue to use HOME funds, and explore alternative funding and financing sources such as public-private partnerships. Objective: Funding and Financing for Housing Development Responsible Agency: Community Development Financing Source: General Fund Time Frame: Ongoing Policy Action 9: Support Community Housing Development Organization New Construction Projects Provide funding for qualified CHDO's to develop affordable housing. (Currently the City's only qualified CHDO is the Orange Housing Development Coordination.) The City will continue to seek qualified non-profit organizations for acquisition, construction and rehabilitation of affordable housing. Funds wiil be made available on an annual basis, contingent on funding availability. Objective: CHDO Support Responsible Agency: Community Development Financing Source: HOME Time Frame: Ongoing, based on funding availability. Oxa�tGE G�xru,P� x-s7 HOUSING Policy Action 10: Monitoring Adequate Sites for Housing Development The City has a 2014-2021 RHNA need of 363 housing units for Extremely Low-, Very Low-, and Low-income households. To ensure the availability of adequate sites within the llrban Mixed (Jse zoning districts to accommodate the remaining RHNA need for Lower-Income households, the City of Orange shall continue to require non-residential and mixed use projects in the Clrban Mixed llse (l1MlJ) zoning districts only be approved when a finding can be made that the project will not reduce uMl1-zoned land available for residential development such that the City can no longer accommodate its remaining RHNA need. The City will continue to track the availability of uMU-zoned sites greater than one half-acre in size through its RHNA Housing Sites Monitoring System to ensure a minimum of 12.1 acres of CIMII-zoned land is available for residential development. The monitoring system will adjust the acreage needed based upon the City's remaining need for Lower-Income housing units on a project-by-project basis. The monitoring system shall be updated on a project-by-project basis and an annual monitoring report shall be provided to the City Council in conjunction with annual progress reporting requirements pursuant to Government Code section 65400. Objective: Adequate Sites for Housing Responsible Agency: Community Development financing Source: Generai Fund Time Frame: Ongoing Monitoring Policy Action I I: Review and Amendment of Residential Development Standards To respond to changing market trends and encourage continued provision of housing opportunities for Orange residents, the City will review and revise the existing Zoning Code, including residential development standards, as appropriate. The City shall evaluate modifications and/or revisions that further increase the feasibility of residential development while maintaining safety and quality of life standards. Amendments and modifications to the existing Zoning Code may address mixed-use development standards, infill development standards, and multi-family and single-family development standards. Objective: Review and Revise Zoning Code Responsible Agency: Community Development Financing Source: General fund Time Frame: Review Zoning Code by 2015 and Revise as Appropriate Policy Action 12: Affordable Housing Resource 'Toolkit" To ensure the development community is aware of the availability of State. Federal and local funds as well as local in-kind assistance; the City shall develop an affordable housing resource "toolkit". OxANGE GEtvERAT.PLAlv H-88 ( HOUSING The toolkit shall provide for dissemination of information regarding funding/financing options available at the Federal, State and local level, incentives, partnership opportunities and other resources that will promote a well-informed citizenry. The "toolkit" approach shall provide the public with sources intended to educate and inform. The "toolkit" will be an internet-based resource, allowing for easy update, and contain information such as an inventory of housing opportunity sites, a contact list, and links to affordable housing resources. Objective: Affordable Housing Resource "Toolkit" Responsible Agency: Community Development Financing Sources: General Fund Time Frame: Implement Toolkit by 2015 Policy Action 13: Balance Housing with Needs of Local Employees The City shall explore the housing needs of people currently working in Orange to maximize the potential for residents to live and work in the City. The City shall coordinate with the Chamber of Commerce, local business entities and stakeholder groups to analyze the current needs of the business community and its employees. Based upon the analysis of these needs, the City will develop a strategy to be used as a guidance tool for future partnerships and policy and regulatory revisions to facilitate housing local employees. Objective: Workforce Housing Strategy Responsible Agency: Community Development, Economic Development Financing Source: General Fund Time Frame: Coordinate with Stakeholders 2014 Develop Strategy by 2015-2016 Policy Action 14: Coordinate with Chapman llniversity to Address Student Housing The City will coordinate with Chapman llniversity to respond to the housing needs of the growing student population and chalienges relating to integration of student-oriented housing in existing residential neighborhoods. The City will work with the llniversity to undertake activities that may include, but are not limited to, surveying students to understand off-campus housing needs, identifying appropriate locations for and types of off-campus student housing, and establishing policies and procedures to address any issues with neighborhood integration. Objective: Address Student Housing within Orange Neighborhoods Responsible Agency: Community Development financing Source: General Fund Time Frame: Initiate Discussions with Chapman llniversity by 2014 Rehabilitation Objectives Policy Action I 5: Acquisition/Rehabilitation of Multi-Family Residential Development OxaivGE G�Rnr,P�v H-89 HOUSING � Subject to available funding sources annually, the City will provide for financing, regulatory incentives and other in-kind technical assistance to non-profits, affordable housing developers and property owners for the rehabilitation/acquisition of multi-family properties for affordable housing. Ensure affordability is maintained long-term through restriction and/or covenants. Prioritize and target those buildings exhibiting the highest levels of deferred maintenance. Objective: 4 units annually Responsible Agency: Community Development Financing Sources: Federai (HOME) and State Funds Time Frame: Annually Equal Housing Objectives Policy Action 16: Homeless Services Continue to support local and inter-jurisdictional efforts to reduce temporary and chronic homelessness. The City of Orange shall continue to promote a comprehensive approach to addressing homelessness consistent with the Continuum of Care model. The City shall coordinate with 2-I-I Orange County, non-profit entities, the Orange County Housing Authority and other applicable government agencies to provide a range of services and housing opportunities for homeless persons in Orange. Objective: Coordination/Referral Responsible Agency: Community Development Financing Sources: Federal (CDBG and grants under the HEARTH Act including ESG), State and County Funding Time Frame: Ongoing Policy Action 17: Support Fair Housing Services The City of Orange currently contracts with the Fair Housing Foundation which provides community education, individual counseling, mediation, and low-cost advocacy with the expressed goal of eliminating housing discrimination and guaranteeing the rights of all people to freely choose the housing for which they qualify in the area they desire. The City refers all inquiries for these services to the Fair Housing Foundation and maintains literature and informational brochures at City Hall available for public distribution. In order to more effectively outreach to the community the City will also provide informational brochures at the City library, Senior Center and other locations frequented by the public.The City will continue the provision of fair housing assistance including landlord/tenant counseling and amelioration or removal of identified impediments. The City will work with the Fair Housing OxtuvcE G�xa�,Pt.Arr H-90 HovsnvG Foundation to provide community education on fair housing throughout the year. The City will continue to contract with the Fair Housing Foundation or a similar agency for these services. Objective: Coordination/Referral Responsible Agency: Community Development Financing Sources: CDBG Time Frame: Ongoing/Annually Policy Action I 8: Section 8 Rental Assistance The Orange County Housing Authority currently administers the Section 8 Rental Assistance program on behalf of the City. Currentiy the program assists renter households in the City of Orange. Based on future congressional appropriations, the County Housing Authority will apply for additional funding which will enable the Housing Authority to administer additional vouchers for families, elderly, and persons with disabilities over the Housing Element planning period. The City of Orange will continue to provide referral services and information to the City's residents. Quantified Objective: 483 households/year Responsible Agency: Community Development, Orange County Housing Authority Financing Source: H�D Time Frame: Annually Policy Action I 9: Support for Persons with Developmental Disabilities Support the ability of persons with developmental disabilities to live in integrated community settings. The City will work with the Regional Center of Orange County to identify the housing needs of persons served by the Center, promote opportunities for supportive living services and support efforts to eliminate barriers to housing for persons with developmental disabilities. Quantified Objective: Housing for Persons with Developmental Disabilities Responsible Agency: Community Development Financing Source: General Fund Time Frame: Ongoing Ox�tGE G�xai,Pr.,aN H-91 HOUSING k Policy Action 20: Single Room Occupancy llnits The City recognizes the opportunity for Single Room Occupancy (SRO) units to meet housing needs of the community, especially Extremely-Low, Very-Low and Low-Income households. The City shall develop and implement a SRO ordinance that amends the Zoning Code to include definitions and development standards for the use. Quantified Objective: Implement SRO Ordinance Responsible Agency: Community Development Financing Source: General Fund Time Frame: 2014 Policy Action 2 I: Revise Zoning Ordinance to Comply with State Law Regarding Transitional and Supportive Housing To accommodate transitional and supportive housing, the City will amend its zoning ordinance in accordance with Government Code Section 65583(a)(5) to consider transitional housing and supportive housing as a residential use of property, subject only to those development standards that apply to other residential dwellings of the same type in the same zone. In addition, definitions for "transitional housing" and "supportive housing" will be revised consistent with Government Code Section 65582. Objective: To accommodate the development of transitional and supportive housing in compliance with State law Responsible Agency: Community Development Financing Source: General Fund Time Frame: Within one year of adoption of the Housing Element Conservation/ Preservation Objectives Policy Action 22: Monitoring and Preservation of"At-Risk" units The City currently has 97 units that are at risk of converting from affordable, deed-restricted units to market-rate units during the planning period. The City shall provide for regular monitoring of deed-restricted units that have the potential of converting to market-rate during the planning period. Additionally, the City will provide technical assistance for owners of these units seeking funding and other opportunities to extend and/or renew deed restrictions and/or covenants. Objective: Monitor and preserve 97 at-risk units Responsible Agency: Community Development Financing Source: General Fund Time Frame: Ongoing Monitoring of llnits Conservation/Replacement Strategies as Needed OxaivGE GEtvExai.P�v H-92 HOUSING Policy Action 23: In-Kind Technical Assistance Continue to offer in-kind technical assistance on a request basis for property owners pursuing improvements that enhance the quality of the City's housing stock. Objective: Technical Assistance Responsible Agency: Community Development Financing Source: General Fund Time Frame: Ongoing Policy Action 24: Proactive Code Compliance for Private Property Continue to address code violations and deferred maintenance and encourage continued maintenance of existing neighborhoods. Objective: Monitor Neighborhoods and Address Code Violations Responsible Agency: Community Development, Police Department Financing Source: General Fund Time Frame: Ongoing Policy Action 25: Blight Removal on Public Property To enhance the quality of Orange's residential neighborhoods, the City will continue to utilize the Public Works and Community Services Departments for the as-needed removal of graffiti and other deferred maintenance issues on public property, including sidewalks, parks, bus shelters signs and other structures adjacent to the public right-of-way. Quantified Objective: As Needed Responsible Agency: Public Works, Community Services Financing Source: General Fund Time Frame: As Needed Policy Action 26: Preservation of Historic Residential Structures The City places high priority to the conservation, preservation and enhancement of the City's historic residential neighborhoods. The City will continue to enforce the goals and objectives contained in the Cultural Resources and Historic Preservation Element of the General Plan and the Historic Preservation Design Standards for Old Towne to ensure the continued quality of the City's historic residential resources and maintenance of the City's existing housing stock. In addition, the City will continue to promote the Mills Act Program and develop public information and outreach materials. Ox�vGE G�xe�,Pi..�v H-93 HOUSING � Objective: Preserve historic residential structures Responsible Agency: Community Development Financing Source: General Fund Time Frame: Ongoing 3. Quantif'ied Objec�ives Table H-68 summarizes the City's quantified objectives for construction, rehabilitation and conservation/preservation of housing for the 2014-202 I Planning Period. Table H-68 Quantified Objective Summary 2014-202 I Planning Period . -.. . . .� � . . . � Extremely Low-Income 42' $ � Very Low-Income 83 8 0 Low-Income 59 g 97' Moderate-Income 66 8 0 Above Moderate-Income I 55 0 0 Total 363 32 97 Notes: 'Subset of Very Low-Income units,not inciuded in total Z Indudes 4 multi-family rehabilitation units per year 'Citrus Village andTriangleTerrace ORArrGE GEtvExAi.PLe�1v H-94 - �� ,�.PPE I:� A t'� E��t.�t COb�VIU1VITY OUTREACH A. INTRODUCTION In early 2013, the City of Orange conducted community outreach activities to ensure the Housing Element update reflected the issues and opportunities identified by the community and stakeholders. The City hosted two community informational booths at the following farmers markets: ■ Old Towne Farmers Market—January 26, 2013 ■ Village at Orange farmers Market—January 3 I, 20 I 3. At the booths, community members had the opportunity to pick up informational flyers about the Housing Element update, ask questions of the project team, and provide comments in response to two questions: "What are the housing chalienges in Orange?" and "What are your ideas for improving housing in Orange?" In addition, a Stakeholder Meeting was held on February 27, 2013. Stakeholder groups such as affordable housing developers, community groups and housing advocacy groups were invited to participate. During the Stakeholder Meeting, participants were provided with an overview of the Housing Element Llpdate content, a summary of key findings and a summary of input gathered from the previous outreach activities. Participants then identified and discussed challenges, opportunities and resources related to housing in Orange. From the input received at the stakeholder meetings and community information, a number of overarching themes emerged. The following section summarizes those themes. The actual comments received are provided verbatim at the end of this appendix. B. SUMMARY OF CON�VIUrTI'TY/STAI�HOLDER INPUT 1. Funding and Financing The loss of Redevelopment funds was identified as one of the largest challenges that Orange faces related to housing. Other challenges included the ability of potential buyers to qualify for loans and the cost of building permits affecting the cost of housing. Opportunities to address funding � ORartGE G�xai,Pi.a�v Appendix A-1 HOUSING and financing challenges included partnerships with non-profit organizations and looking to additional federal and State programs. 2. Affordability and Availab` 'ty of Housing The availability of affordable housing that meets the needs of current and future Orange residents was identified as a challenge by both residents and stakeholders. Types of housing desired by community members include housing for single-person households, senior ownership housing, and housing to meet the needs of persons with disabilities, including persons with developmental disabilities. Addressing changes to housing needs in relation to demographic changes in the City is going to be important moving forward. Increasing the amount of housing and density of housing in appropriate places was identified as a potential opportunity to address new housing needs, in addition to rental assistance programs to assist with increasing costs of housing. 3. Neighborhood Quality and Community Character Preserving the quality and character of Orange's neighborhoods was important to participants. Challenges include parking congestion. overcrowding, crime and integration of the Chapman tJniversity student population into existing neighborhoods. Integrating new housing in established neighborhoods while preserving the existing community character was also identified as a challenge. Opportunities for improvement include providing guidance on infill development, improving the quality of rental units, integrating parks or open space into neighborhoods, and addressing deferred maintenance. 4. Availability of Land Limited availability of land for future residential growth was acknowledged by both residents and stakeholders. Infill development was identified as the likely future of most residential growth in the City. Some participants noted that surplus school sites may provide opportunities for new housing growth. 5. External Resources and Collaboration Many of the participants in the Stakeholder Meeting identified potential external resources that the City can evaluate using for housing development and rehabilitation. They also identified a number of potential partners in the community. OxAtvGE GENExA1,PI.A1v Appendix A-2 HOUSING i Community Infornaation Booths January 26 and 31, 2013 Post It Comments (All comments are provided verbatim.) What are the housing challenges in Orange? ■ Cost of permits. ■ Rebuilding historic homes after damage (i.e. fire). ■ Parking. ■ Please—No High Density Apartment Complex at the Peralta schooi site. It would destroy the neighborhood with 700 to 900 additional cars and potential increase in crime in the area. ■ High density, low income housing. ■ More buyers than sellers. ■ Student loan debt qualifying for loans debt ratio back end qualification. ■ Lots of people, multiple renters in homes. ■ Consistency in allowing changes in Old Town. ■ Town/gown relationship and neighborhood quality. ■ Pay attention to community concerns notification for new projects. ■ Appraisals of historic properties value vs. appraisal. ■ Investment without RDA. ■ Crime and real estate. ■ Parking availability in neighborhoods (i.e., Old Town). ■ Student population growth. ■ Cost of Housing in Orange. How can people afford to buy. ■ Parking on-street. • Chapman buying houses. ■ Absentee (andlords. ■ Overcrowding in certain areas. ■ Parking in Old Town neighborhoods. ■ infill guidelines need input for new development in existing neighborhood. What are your ideas for improving housing in Orange? ■ IDEA: SCE—Quick graffiti response more proactive to preserve neighborhood quality. ■ Allow vegetable gardens in yard. ■ Senior places—like Del Web. ■ Single family's identity in Old Towne-preserve but need rental units in mix. ■ Quality/Affordable housing. ■ Within Downtown Old Towne/Depot-Area opportunities for lofts plus more multi-family need more parking. ■ Rental Assistance Programs (mobile homes). Ox�uvGE G�x�,PLnrr Appendis A-3 HOUSING ■ Increase density/supply. ■ Increase density in the right place is okay. ■ Look at parking requirements. ■ Police take care of business. ■ Guidelines for remodeling in Old Towne. ■ More open space or parks in north Orange. ■ Higher quality rental units. Housing for singles. ■ Infill needs with City/Ol1SD sites. ■ Work with School Districts more. ■ Increase in educational needs—see resources meet needs. ■ No more medium or high density housing in north Orange i.e. north of Taft Avenue. OxArr�G�x�.P�rr Appendix A-4 ( HOUSING Stakeholder Meet:ing February 27, 2013 Post-it Note Exercise (All comments are provided verbatim.) CHALLENGES Process Timing ■ Length (time) of pianning—entitlement Loss of RDA ■ Loss of housing funds (i.e., RDA) ■ Funding of affordable housing—loss of redevelopment activity Affordability vs. Demographics ■ Affordability in relation to income trends ■ Number of available units to match demographics Developmental Disabilities ■ Creating housing for folks with developmental disabilities, safe and near transportation Available Land ■ Adequate sites to develop ■ Available land ■ Available vacant land ■ Access to School Sites and Disposition of Property ■ Centrai repository for housing stock needed Low Density Standards ■ Low density number of units/acre Community Support ■ Garnering support for affordable housing; residents not educated on quality affordable homes Other ■ Aging population that still have disabled adult children and want them to live in familiar environment with circle of support when parents can no longer take care of them. (currently 69 over the age of 55). ORA1vGE GENExru,P�.n�v Appendix A-5 HOUSING : OPPORTUNITIES Opportunity for People with Developmental Disabilities ■ People with developmental disabilities have similar needs as seniors. Even though they may be younger than 55. Regional Center can provide services and support if Orange can allow occupancy. ■ Review mobile home locations—if people with developmental disabilities can afford to move in, can upgrade priorities with staff that Regional Center funds. ■ Building for folks with developmental disabilities would help the parking problem. Most do not drive. ■ Housing for folks with developmental disabilities come with services included for residences. Address Parking Increase Density to Reduce Cost ■ Higher density for quality housing Policy ■ Create a housing plan (i.e., Anaheim) that commits to a specified number of homes to be constructed at lower income levels. ■ Provide HIJD certificates in Plan • Creating a mixed-income policy that set-aside a # of homes affordable to lower income families. ■ Strengthening/creating specific policies and programs that encourages/prioritizes the development of homes affordable to lower income homes. Seniors Disabilities ■ Create housing that includes seniors and folks with disabilities. Historic ■ Historic District—Rules - $$, Regulate ongoing maintenance Match Affordability with Demographic Infill and Reuse ■ Identifying infill/underutilized properties for development of homes affordable to lower income families ■ RDA use of existing sites for reuse Collaboration ■ Outreach to affordable housing developers/special needs community to understand what the constraints are to developing affordable homes in Orange. ■ Collaboration with neighboring cities, Anaheim/Santa Ana ■ Have City elected leadership participate in County homeless efforts ■ Encourage City housing non-profits to collaborate with City efforts ■ Apply to OC housing to secure more Hl1D cert. for seniors and folks with developmental disabilities. ORANGE GENERAL PLAN Append'uc A 6 HOUSING RESOl1RCES Community Foundation of Orange Opportunities City Properties ■ Development/partnership on City owned land—excess property School sites ■ Process of disposition of sites PrivateMon-Profits ■ Local developers willing to work with a non-profit to provide housing ■ Private investors interested in rehab/gentrification? Federal $$ ■ Funding sources: CDBG, Hl1D, SB391 (Homes and Jobs Act) ...maybe? ■ Limited HOME funding for rehab or new construction of affordable housing. Other Partners ■ Identify companies, employees, etc. ■ Collaboration with County Resources ■ Although unable to provide funding for housing, Regional Center of Orange County can provide support to the 829 people already residing in Orange to help them succeed, address any issues, and help get Hl1D certificates. Other ■ Annex County Island? ■ MHSA Funds ■ LISC ORAtvGE G�xAi.P�..�tv Appendix A-7 HOUSING Stakeholder Meeting February 27, 2013 Invitee List The following organizations were invited to participate in the Stakeholder Meeting on February 27, 20 I 3. The City also emailed these organizations when the draft Housing Element was available online for review. ■ F�bode�ommunities ■ Bettencourt and Associates ■ Casa Teresa ■ County of Orange ■ Covenant Presbyterian Church ■ Eli Home ■ First Presbyterian Church of Orange ■ Foothills Sentry ■ Friendly Center ■ Home Aid Orange County ■ Irvine Company ■ Kennedy Commission ■ Living Opportunities Management Company (LOMCO) ■ Mercy House ■ North Orange Christian Church ■ Orange Chamber of Commerce ■ Orange County Health Care Agency ■ Orange County Social Services Agency ■ Orange Housing Development Corporation ■ Project Hope Alliance ■ Public Law Center ■ Regional Center of Orange County ■ Simpson Housing ■ St.John's Lutheran Church ■ Talley Associates OxtuvGE G�xni,Pr.Euv Appendix A-8 .� �� APPENT��:� �3 E�� RESIDENTIAL LAND RESOURCES A. ADEQUATE SITES ANALYSTS State Housing Element Law mandates that a city shows it has adequate sites available through appropriate zoni.ng and development standards and with the required public services and facilities for a variety of housing types and incomes. This evaluation of adequate sites represents planning goals and not goals for actual production of housing within the planning period. The City must demonstrate that it has capacity or adequate sites to accommodate the projected need for housing. Actual housing production over the planning period depends on a number of factors including market demand and financing availability. The State DOF is responsible for developing the total Statewide housing demand projection. With the State HCD, this demand is apportioned to each of the State's regions. The demand represents the number of additional units needed to accommodate the anticipated growth in the number of households, to replace expected demolitions and conversions of housing units to non-residential uses and to allow for a future vacancy rate conducive to healthy functioning of the housing m a rket. SCAG, the Council of Governments (COG) representing the region, in cooperation with local jurisdictions is responsibie for allocating the region's projected new housing demand in each jurisdiction. This process is known as the Regional Housing Needs Assessment (RHNA) and the goals are referred to as the RHNA goals or the "regional share" goals for new housing construction. The allocation takes into account factors such as market demand for housing, employment opportunities, the availability of suitable sites and public facilities, commuting patterns, type and tenure of housing need and others. In determining a jurisdiction's share of new housing needs by income category, the allocation is adjusted to avoid an over-concentration of Lower Income households in any one jurisdiction. The allocation is divided into four income categories: • Very Low-Income- 0 to 50 percent of the median income; • Low-Income- 51 to 80 percent of the median income; • Moderate-Income- 81 to I 20 percent of the median income; and, • Above Moderate-Income- more than 120 percent of the median income. The RHNA prepared by SCAG for the planning period of January I, 2014 through October I 5, 2021 identifies the City of Orange's share of the region's housing needs as 363 new housing units. The City of Orange's share of the region's housing needs for 2014-2021, as determined by SCAG, is the projected need for housing used in this evaluation. 01tAIVGE GENExAT,PT.p,tv Appendix B-1 HOUSING 1. RHNA Allocations Table B-I summarizes the City's RHNA allocations by income category. Table B-I City of Orange 2014-2021 RHNA Allocations . •. � Very Low' 83 Low 59 Moderate 66 Above Moderate 155 Total 363 Notes: 'S0%of the Very Low-Income need is assumed be Extremely Low-Income Source: SCAG, 2012 2. Capacity to Meet Regional Share Goals To enable the City of Orange to meet RHNA goals, the City must evaluate its capacity to meet this need with existing development capacities. a. Vacant Land Resources The City of Orange has minimal areas of vacant land.The majority of vacant land is within the East Orange Planning Area. Santiago Hills il and the East Orange Area have entitlements to develop residential units. These units are shown under Current Projects. The remaining vacant land is scattered throughout the City and has the potential for infill development. Table B-2 summarizes the vacant lands within the City of Orange. Maps showing the location of these parcels can be found in Appendix B-i. Many of the vacant parcels are remnant pieces too smali for construction to be feasible. It is assumed that the potential of 75 dwelling units on the 7 vacant parcels remaining will be comprised of market-rate residential units. In addition to the available vacant land, there are number of infill and redevelopment opportunities with the potential to produce housing units to meet the RHNA allocation. OxaivGE G�x�,r,Pr.�v Appendix B-2 � o 0 0 � o o � � � � � � -a � o o c � Q • 7 . � � Q N N u_ i � i� T � �° y !� 'O 'O TJ y �. �.. •N _ — vI b-0 ' C � N � N d � 7 i � .0 'vf C N � Q' Q C y � Q C � C ` d � d N � N � ;� Q � N � U � y � U � � � y y� O co la `v O �n N � ` .�.N., v� O ` 'n V �._ N � E � oi E � �i ,°_' �i c '_' U '� o ,_ +-' v �n -n � ao-o 'c� E � O N O N y N � O O �� . � O �� N ro C o� Op � O � O O O ia � o- � ' E v� C a.+ v� C � C � � 0 � O � in � ` O � � Q V 'V 'n E � O � O O E C C C C � O `7 � N N � � � o — � o — o — o 0 o O c .°° o o O � � � � L � � � •y •�, '�, �, o � ��, T o �o o ,, � � `° v � c� u � 'j ') � V O j � U � p, ca cn O 0 � � � 'U '6 V 'l7 � C � � � � z C z C C �Q � � C J � C O � .N Z � o 0 0 � "' "' 3 � 3 � j � u � O O u � � � � a a 0 0 i � u� � � v -n C C 7 7 N �J � N li 1 tn C O O O O O O O N O� - O O N O O N - O O 0 � •� ' V � � N � � � C � � c� c� u c.� c� a� o- Q o' Q Q � Q � � o- o- � U = fa iv ca co co co � O O O O �n �n N �n N N �n \ v1 vl vl v1 vl � p O O O O O O O O � � O � � � � � � � � � p O O O O O O O O O O O '� > > > � � -O O O O O O O O C T7 'a 'D TJ � p 0 O O O O �O �O I� . � ' ' ' � � _ _ _ — _ — = d' �"' V' V' 7 7 7 � � 7 7 � M � 7 7 7 N �n � -o -o -a -o � -a � -o -o -a -o Fq m � — — — _ — — — — — N N N k N :d � O - �O <f' N 00 m - N - Vl W V' M �l ✓1 O O� '�..�" � � M M O vl O O M - W N N �O M M O� - - �p (V � v I-' = O O O O O - � I�. - O O O N O O N O W a W � � � � �c �c �c �c �c � � � �' � � � W � Q Q �c C� C � O G G G G G W W W W W J J � O J J G G O [d � �� C U � � O O O O O � � ^ � � � � _ _ _ — — S N �t- d' d' <7- M . a a a Q a � - - - - - - - - - .� N N � � � � K d' d' 2 a' N d' d' �' � �O �D � N -O i` N O - - - �O O M - �T" N - �/1 N O N � CV vl � p N ry �ry � � ti � � � - - - ✓� O M - N M v'i ti ti — v1 O O — O O cV — — 'cr V v'� �N p 0 V V � 00 �/'1 M M f+l M M M M O� O� Ol - � M OO O� O� � M 0o m o� o0 00 0o rn rn ti � ti .o ti rn t� rn m ti m O m m m m m r+� O rh m m rn rn O r1 O O r-i m � � � x o � T � c � T C U N C N �N � . � C �C ZS U 'O � � U �..� -p _ � ` 3 � _ � - � � o � . � 7 O � � Y � (.J VI N � V Y � � � � V y 7 T �' O N N � t4 � N N �.--. � d � � ca U L U i C� to � ._ N Y C y 'C O h� . " N a+ `^ . C C V bA O p�j � N O • 0 v� a' � O � ro U ca 'fO = fn p � F�1 C � O cUo C �N �" ,'L�,, � cCo .`u C � N N � O � X Y � �, y � O V V N N � pp � p � C N ? � .� -a o� c � � b 3 � � � ro > � o � E � V � C C o7 CD � � a' O 'O 3 '� ;N C N (J �J Z � L � O � °� ta � � � 0 � � � � c � � 3 � � N .0 7 b-0 C O O �. O � 0 3 .}, . -n v �n 7 ti +`� C O c� v u � � U � > > > > o � -n � � � � � •}, � �, �, �-, � c — - - — � ,� .o .o .o .o � a N y � W � N m � � �C , O �O M �D O � N� � � O O N W � � � ¢ E � � � � � "' � o°�., o 0 0 0 � o � -O �� v�i C J J J J O � C �� N c E v � ro �� N � �,,, �•, a a � ,� � � � rn M � C � � � - E � n. 0 � > � 0 � � �c � � E a E o � � U � � � C C fp 7 N �/1 N V' M C O �o �D O O O p ,,,_, M r+l t+l rl — O O� O� O O N pUj T vl v'1 O C J--+ � i r� m rt v o � U � � rn rn rn �, . M M O O M N tn o� ` °' 3 � o ,;, o z _ � � 0 H HOUSING b. Current Projects The City of Orange has a number of projects under construction, entitled or in the entitlement process. These "projects-in-the-pipeline" are shown in Table B-3. A total of 3,662 units are under construction, entitled, or in the entitlement process. Table B-3 Residential Projects"In the Pipeline" • .. •� . . , . � � � � � . . .�• . . . Orange Packinghouse(4z6 20 20 In entitlement W.Almond Ave.) process Larson House(1450 Nicky I I Building permits Way/APN:379-46 I-29) issued AMLI Residential (3537 the 180 I 54 334 Building permits City Way/APN:213-061- issued 3 7) Kent Residences(1040 W. I I In entitlement Almond Ave.) process Glos Barn I I Entitled Relocation/Accessory Second Unit(816 E.Culver Avenue) Micha—Accessory Unit i I In entitlement (545 E.Jefferson) process Vasquez Residence(Lot I I 2 In entitlement Adjacent to 503 South process Prospect) Ridgeline Equestrian Estates 39 39 Entitled (1051 Meads Ave.) Serrano Woods(1820 E. 452�' 17' I 63 Building permits Meats) issued/under construction Harvard House Duplex Infill I I In entitlement (468 N.Olive Street) process Kaulard Residence and I I In entitlement Garage/Accessory Second process Unit(394 S.Orange Street) GAH—Palm Avenue I I In entitlement Housing/Rick Fox/Second process Unit (730 W.Palm) Darius Apartments (1213 8 8 In entitlement and 1221 W.Palmyra process Street) Santa Ines Apartments 32'4 10' 42 Entitled (184 N.ProspectStreet) Rio Santiago(61 18 E. 3955 130 single In entitlement Santiago Canyon Road) family+ process 265 senior units ORA1vGE GENERAI,PLA1v Appendix B-5 HOUSING Table B-3 Residential Projects "In the Pipeline" • .. •. . � . - . . . . .�• .. - . . ..• . . . . Val Verde Estates(446 S. 576 36 93 In entitlement Tustin Street) process Rodriguez Residence(4224 I I Building permits E.Washington Avenue) issued/under construction Yaghi Accessory 2nd unit I I In entitlement and addition to SFR(812 E. process Washington Avenue) East Orange Area I I,019 I,019 Entitled SantiagoHillsll 128' S23 987 1,638 Entitled Total 205 207 740 2,510 3,662 'Unless otherwise noted,expected affordability levels of anticipated units are based on actual sales prices of comparable housing units. Anticipated units for which comparable housing units are not available are assumed to be Above Moderate Income z Includes 7 Extremely-Low Income units ' Income-restricted units 4 Includes 5 Extremely-Low Income units 5 Unit sizes not determined at this time.Therefore units are assumed to be affordable to Above-Moderate Income households 6 Assumes a sales price of$299 per square foot based on current median sales price for single family homes in Orange reported by Zillow.com on May 3 I, 20 I 3 Source:City of Orange Community Development Department c. General Plan Focus Areas Residential Capacity The City of Orange updated its General Plan in 2010, which increased capacity for residential development in five Focus Areas: Katella Avenue Corridor, South Main Street Corridor, West Chapman Avenue/Uptown Orange. Old Towne and Santa Fe Depot, and Lemon Street Corridor. These "focus areas" are areas of the City where redevelopment and future growth is envisioned to occur. Within these areas, mixed use land use designations were applied to accommodate higher- density residential and a broader range of commercial uses than were previously allowed. The General Plan includes five mixed-use land use designations: Neighborhood Mixed use- Katella Avenue, Neighborhood Mixed �se- South Main Street, Old Towne Mixed llse- Santa Fe Depot Specific Plan area, Old Towne Mixed llse- Outside Santa Fe Depot area, and llrban Mixed 11se. Each Mixed �se designation is described in Section C, Table H-44. The 2010 General Plan allows for redevelopment of parcels to increase density and/or develop residential units on land previously designated for industrial or commercial uses. In order to implement the new mixed use land use designations included in the 2010 General Plan, in 201 I the City established five mixed use districts in the Zoning Code. OTM�-I 5, OTMIJ-I 5S, OTMII-24. NMII-24, and 11Mu. State Government Code Section 65583.2(c)(3)(B)(iv) allows jurisdictions in metropolitan counties, such as Orange, to include sites with a minimum density of 30 units per acre as appropriate sites ORA1vGE GEtvExA1,PLAtv Appendix B-6 r HOUSING to accommodate the jurisdictions' Lower Income households. It is assumed that the market can create affordable units at this density. Of the City's zoning districts, the 11M11 zoning district is the only district with a minimum density of 30 dwelling units per acre or greater. Therefore, land within this zoning district is particularly important for future affordable housing opportunities. Approximately 426 acres in the City are General Planned 11MC1. Of those, 291 acres have been zoned 11M11. (Note: The remaining acreage is located in the Katella Avenue focus area. A zone change to �M11 for this area is currently in process; therefore, for the purposes of the adequate sites analysis, land within the Katella Avenue focus area has not been included). In addition to the Mixed llse designations, the General Plan also includes a Public Facilities designation which allows for residential development in conjunction with the facilities and institutions in these areas. It is anticipated that these areas will accommodate specialized housing (i.e. temporary housing for medical center out-patients, employee housing, skilled care and assisted living) to meet the needs associated with the facilities and institutions in Orange. Within the City of Orange, there are a number of areas that already exhibit mixed use land patterns. For example, vertical mixed use (residential units over office or retail units) also occurs in the Old Towne area. Also in the Old Towne area, the commercial corridors along Glassell Street and Chapman Avenue are adjacent to low and medium density residential development. Horizontal mixed use also occurs along Chapman Avenue and Main Street where commercial uses are along the high-traffic areas and residential development is located behind the commercial corridors. The changes included in the General Plan update were designed to capitalize on the market trend towards both horizontal and vertical mixed use occurring in northern Orange County. The demand for increased residential units within urbanized areas created by growing employment opportunities has also produced projects that redevelop commercial and industrial uses to integrate both residential and commercial uses at higher densities than seen previously. In the past few years, a number of projects have redeveloped underutilized commercial or industrial uses into multi-family residential development. These projects have been located close to transit opportunities and retail and service areas. For example, AMLI Residential, a new rentai housing development approved in March 2013, is replacing a large parking lot in an area adjacent to commercial, entertainment, tourist and medical uses. Methodology for Determining Opportunity Sites and Capacity Within the General Plan Focus Areas, the City has identified opportunity sites that are likely to be redeveloped with residential uses. The opportunity sites are those listed with an "Existing Development/Redevelopment Capacity" in Appendix B2. Parcels with existing residential units are assumed to have limited potential to redevelop to accommodate more units. Large employment and revenue-generating centers and parcels with recent construction are also assumed to have limited potential to redevelop in the planning period. The City determined that the opportunity sites are likely to be redeveloped with residential uses based on: ■ Developer interest and/or proposals to redevelop the site with residential uses; ■ Availability of infrastructure including sewer, water and roads; ■ Parcel Size; O�vGE G�x�,Pt.� Appendix B-7 HOUSING ■ Compatibility of surrounding uses (i.e. existing residential development); and ■ Other site features. In each of the following focus areas, the potential capacity of vacant land and existing development sites were analyzed based on the net (or expected) density under the General Plan. Only those parcels that have mixed use zoning consistent with their General Plan land use designation are included in this analysis. The net density is based on development standards and site constraints that may reduce the maximum development density. The net density also considers market factors and past development trends (average FAR of existing developments in each zone), leading to a more realistic capacity than allowed by the maximum density standards. For each parcel, development will be allowed up to the maximum density permitted in each zone, as shown in Table H-51. Appendix B2 further provides detailed information on the existing land uses, age of existing buildings and potential capacity in each focus area. i.South Main Street Corridor The South Main Street Corridor includes the Children's Hospital of Orange County and St. Joseph Hospital as well as various commercial and office uses. Adjacent to these uses are multi-family residential apartments located west of Main Street and south of Chapman Avenue. The high activity areas of the medical centers are located to the east of Main Street. Strip commercial and small office buildings line both sides of Main Street. The Town � Country area (located along the southern end of the focus area) contains major employment centers and office uses. The South Main Street focus Area is adjacent to Santa Ana's Main Place shopping center and has easy access to the 22 Freeway and OCTA's bus service. The focus area is also near Santa Ana's Santiago Park and the Santiago Creek bike trail. The General Plan designates this area Neighborhood Mixed llse along Main Street and llrban Mixed llse at the southern end of the focus area along Town � Country. In addition, the medical centers within the focus area are designated Public Facilities. The Public Facilities designation allows for the development of ancillary housing. Table B-4 summarizes the potential development yield and Table B-5 identifies larger sites within the Focus Area that provide opportunities for residential developments with at least 100 units. The Site ID corresponds to the numerical identifier in Exhibit B2-I. Appendix B2, Exhibit BZ-I shows the location of the South Main Street Focus Area. Appendix B2, Table BZ-I details the Mixed llse parceis within the focus area. Table B-4 South Main Street Corridor Potential Development Yteld �. - .�. . �. • .�. . . �. . . �. ... . �• .. Urban Mixed Use 0 784 784 Neighborhood Mixed Use- 5 69 74 South Main Street Total 858 ORnivGE GEtvExAI.PI.Alv Appendix B•8 Housnvc Table B-5 South Main Street Corridor Larger Opportunity Sites • . .. • .. •.. . .. .�. � �• I I 041-213-05 702 W.Town and Country 30-60 du/ac I I.29 485 Finance/Insurance/Real Estate 14 390-61 I-08 N/A 30-60 du/ac 3.32 14Z Business Services I 5 390-621-02 I I 00 W.Town and Country 30-60 du/ac 5.77 I 24Z Finance/Insurance/Real Estate Notes: 'Corresponds to Site IDs in Appendix B-2 z Realistic unit capacity for Site I 5 is based on redeveloping 2.89 acres of the site which are currently vacant Developer lnterest The General Plan allows mixed-use development in the whole focus area; and the surrounding public services will support residential development. In the past few years, developers have shown interest in redevelopment opportunities in this focus area. In addition to projects with the City boundaries, a number of parcels have been redeveloped in the adjacent area within the boundaries of the City of Santa Ana. These projects include mixed use and residential developments and are examples of private market-initiated redevelopment of the surrounding area. ii. West Chapman Auenue/Uptown Orange The West Chapman/llptown Orange Focus Area consists mainly of commercial, institutional, government, medical properties, high-rise office and low-rise multifamily residential uses. The llniversity of California lrvine (l1Cl) medical center as well as various County facilities are located here. The Outlets at Orange, an entertainment retail center, is also located here. Table B-6 summarizes the potential development yield and Table B-7 identifies larger sites within the Focus Area that provide opportunity for residential projects with over I 00 units.The Site ID corresponds to the numerical identifier in Exhibit B2-2. The General Plan land use designation is llrban Mixed llse in the majority of the focus area. Appendix B2, Exhibit B2-2 shows the location of the West Chapman/llptown Orange Focus Area. Appendix B2, Table 62-2 details the proposed Mixed use parcels within the focus area. Table B-6 West Chapman/[lptown Orange Potential Development�eld �. .�. . �. ... . ' �' � . �. - ... . �• - .� Urban Mixed Use 0 988 9gg Total Units 988 ORAtvGE GENERAI,PLA1v Append'u�B-9 HOUSING Table B-7 West Chapman/tlptown Corridor Larger Opportunity Sites . .. • .. .�� . . � �- I 23 I-06 I-37 n/a 30-60 du/ac 5.38 334z Parking Lot 6 231-083-06 601 S. 30-60 du/ac 7.28 3 I 3 Finance/Insurance/Real Lewis Estate St. 7 23 I-I 3 I-32 n/a(fhe 30-60 du/ac 5.I 0 2 I 9 Parking Lot Block at Orange) I 0 232-062-02 n/a 30-60 du/ac 3.25 I 39 Business Services Notes: 'Corresponds to Site IDs in Appendix B-2 z Project has recently been approved for 334 units and is shown in the Projects in the Pipeline as AMLI Residential. Developer Interest In recent years, there has been a high level of interest in redeveloping properties in this area.Three large multi-family developments (Archstone, BRE/Renaissance and Trammell Crow/ Allure) were constructed in the mid- to late-2000's. The AMLI development has been recently entitled to provide 334 additional units in this area. This area has high accessibility to the freeway. bus services, retail and entertainment destinations, and employment opportunities. llptown Orange is the most urban of the General Plan focus areas. It adjoins Anaheim, Garden Grove and Santa Ana, where substantial higher-density development is occurring. iii. Old Towne and Santa Fe Depot Existing uses in the Old Towne and Santa Fe Depot area include commercial retail, restaurants, service, office, industrial and warehousing, local government offices, the Metrolink Station/OCTA Transit Center and portions of Chapman llniversity. Numerous single-family and multi-family residential units are located adjacent to the main streets of Chapman Avenue and Glassell Street. The General Plan designates this area Old Towne Mixed Llse which allows for development of residential units in the previously commercial and industrial area. In 2012 the City adopted an update to the Santa Fe Depot Specific Plan and associated zoning to be consistent with the 2010 General Plan. Appendix B2, Exhibit B2-3 shows the location of the Old Towne/Santa Fe Depot Focus Area. Appendix B2, Table B2-3 details the proposed Mixed llse and proposed Low and Medium Density Residential parcels within the focus area. Table B-8 summarizes the potential development yield.The Site ID corresponds to the numerical identifier in Exhibit B2-3.There are no large opportunity sites (capacity greater than 100 dwelling units) in the Old Towne and Santa Fe Depot area given the small parcel sizes in this area. In addition to the potential development yield shown in Table B-8, there are a number of existing buildings in the four-block area around the Chapman Avenue and Glassell Street intersection in the Old Towne Plaza area with existing residential uses located in the floors above retail uses.There are additional opportunities for upper floors to be converted from non-residential uses to provide more housing units. Development in Ox�uvGE GEtvExai,Pr.niv Appendix B-10 HOUSING this area will be in accordance with the Santa Fe Depot Specific Plan and the Old Towne Design Standards. Table B-8 Old Towne and Santa Fe Depot Potential Development Yeld �. - ... . �. • .�. . � �• . ' . . •. • .�. � �- • .� Low Density Residential 0 2 2 Old Towne Mixed Use 0 76 76 Total 78 Developer)nterest This Focus Area is the most sensitive of all of the Focus Areas due to its status as a National Register and locally-listed historic district. Opportunities for introducing transit oriented housing and adaptive reuse of historic industrial and commercial buildings exist. There is potential to redevelop the underutilized industrial properties into mixed use including residential units. Depot Walk, an ownership housing development, was constructed adjacent to the Santa Fe Depot in an area that was primarily industrial. In addition, the City recently received an application for a mixed use project involving adaptive re-use of a vacant historic packinghouse in this area. The project is listed as the "Orange Packinghouse" project in the Projects in the Pipeline tabie. These are examples of private market initiated redevelopment occurring in the area. iU. Lemon Street Corridor The Lemon Street corridor currently includes industrial and office uses and vacant lots. The corridor represents an opportunity to establish a medium density residentiai buffer between industrial uses to the south and west and single-family and multi-family residential uses to the east. Table B-9 summarizes the potential development yield within the Focus Area. The Site ID ' corresponds to the numerical identifier in Exhibit B2-4. Appendix B2, Exhibit B2-4 shows the location of the Lemon Street Corridor Focus Area. Appendix B2, Table B2-4 details the Medium Density Residential parcels within the focus area. There are no large opportunity sites (capacity greater than 100 dwelling units) in the Lemon Street corridor given the small parcel sizes in this area. OxtuvGE GEtvExai,Pr.Arr Appeud'uc B-11 HOUSING Table B-9 ' Lemon Street Corridor Potential Development Yteld . , � � .�. . . .�. . . �. ... . �• .. Medium Density Residential 0 4� 4� Total 41 Developer Interest Since adoption of the 2010 General Plan, developers have shown interest in developing residential uses within the Lemon Street corridor. The objective of this focus area is to establish a corridor of well-insulated, higher density residential uses, gradually transitioning into a single-family area from west to east. The plan features a Medium Density Residential designation throughout the focus area. An affordable residentiai development, called Citrus Grove, was constructed in 2010 in this Focus Area and was assisted through Redevelopment Housing Set-Aside funds and HOME funds. The project consisted of 57 units, all affordable to Lower-Income households. v. Focus Areas Summary The potential development yield in all of the General Plan Focus Areas is I,965 dwelling units. Of these dwelling units, 1,772 have potential to be developed at a density of 30 du/ac or greater with a minimum of 16 dwelling units per site. State Government Code Section 65583.2(c)(3)(B)(iv) allows jurisdictions in metropolitan counties, such as Orange, to include sites with a minimum density of 30 units per acre and large enough to accommodate a minimum of 16 dwelling units per site as appropriate sites to accommodate the jurisdictions' Lower Income households.Table B- 10 summarizes the Focus Areas and their total potential capacity. OxANGE GENExAl.PL�,tv , Append'u�B-12 HOUSING Table B-I 0 Focus Areas Summary Potential Development reld �. • ... . �. • ... . .�• . . . . � •�. ..- . . . �. • ... . � � � � . � • . . . South Main Street Corridor 784 74 858 West Chapman/Uptown 988 0 988 Orange Old Towne and Santa Fe 0 78 78 Depot Lemon Street Corridor 0 41 41 Total 1,772 I93 1,965 vi. Public Facilities General Plan Designation The General Plan update changed the land use designation for St. John's Church, Immanuel Lutheran Church, a portion of the Chapman llniversity Master Plan area, and the Chapman Medical Center to Public Facilities. In addition, there are several other educational and medical uses (such as St. Joseph Hospital, Children's Hospital of Orange County, and Chapman llniversity) that are currently designated Public Facilities. This designation allows residential development ancillary to public facilities, medical facilities, and colleges and universities. Housing types permitted include employee housing, dormitories, assisted living, convalescent homes and skilled nursing facilities. The properties designated Public Facilities are shown in Appendix B2, Exhibit B2-5. Chapman Medical Center and Chapman llniversity have expressed interest in developing residential uses adjacent to their current facilities to serve their specific housing needs. e. Sites Summary Table B-i I summarizes the projects in the pipeline, vacant land capacity and potential development yield in the General Plan focus areas, to meet the RHNA goals. The City is able to meet the RHNA goal through the projects in the pipeline alone. Vacant land and parcels with potential to be redeveloped with residential units within the General Plan Focus Areas provide additional opportunities for new housing units in Orange. Ox2,tvGE GEtvERAI,Pl.Atv Appendix B-13 HOUSING Table B-I I Sites Summary � • . � � . • . • �' � � . , . � �• .�. �. . �. . �� . � . ... Very Low- 83 205 -- I,772' 2,I 84 Low- 59 207 -- Moderate- 66 740 -- Above 193Z� 3,518 Moderate- 155 2,510 75 Total 363 3,662 75 1,965' S,702 N otes: 'Potential development yield in the proposed Urban Mixed Use designation with a density of at least 30 du/ac and a minimum of I6 dwelling units per site can be used to fuifill Lower-Income RHNA need Z Potential development yield in proposed General Plan designations allowing densities less than 30 du/ac or less than I 6 dwelling units per site are assumed to meet the Moderate and Above-Moderate Income need only 'Additional potential for development exists in the Old Towne and Santa Fe Depot Focus Area due to potential second story conversions in the Plaza area, and on properties with the Public Facilities designation due to ancillary housing.This potential could not be quantified and is not included in this total B. ASSISTED UNTTS"AT-RISK"OF CONVERSION Jurisdictions are required by State Housing Element Law to analyze government-assisted housing that is eligible to convert from Lower Income to market rate housing over the next 10 years. State law identifies housing assistance as a rental subsidy, mortgage subsidy or mortgage insurance to an assisted housing development. Government assisted housing might convert to market rate housing for a number of reasons including expiring subsidies, mortgage repayments or expiration of affordability restrictions. This section will address: ■ An inventory of assisted housing units that are at-risk of converting to market rate housing, ■ An analysis of the costs of preserving and/or replacing these units, ■ Resources that could be used to preserve at-risk units, ■ Program efforts for preservation of at-risk housing units, and ■ Quantified objectives for the number of at-risk units to be preserved during the Housing Element planning period. OxaivGE G�xa�,Pt.�rr Appendix B-14 HOUSING 1. Inventory of At-Risk Units Each city is required to include in its Housing Element an analysis of at-risk housing units including: an inventory of at-risk units, assessment of conversion risk, cost of replacement versus preservation, list of entities qualified to preserve at-risk apartments, and financing and subsidy resources available for preservation. Programs utilized by these units include HUD Section 8 funds, Section 202 funds and Redevelopment Housing Set-Aside funds.Table B-I 2 summarizes the units "at-risk" from 2013 through 20 I 8. Table B-I 3 summarizes the units "at-risk" from 2019 through 2023. The units at Casa Ramon, Friendly Center, Casas del Rio and Triangle Terrace remain affordable through the Section 8 Annual Renewal program. The owners apply for Section 8 renewals from Hl1D on an annual basis, and intend to continue the affordability of the project provided that the Section 8 contract is renewed. Table B-12 Clnits At-Risk of Conversion 2013-2018 . � . .�� . �. � . �, ' , . , .� . . �. - Casa 840 W.Walnut Family' LMSA,Section 8 2015 75 75 Ramon Citrus 548-564 N.Citrus Familyz Redevelopment 2015 47 22 Village St. Housing Set- Aside friendly 451-453 N.Lemon Family/Elderly/ Section 22 I(d)(3) Annual Renewal 8 8 Center St. Disabled' Section 8 Casas del 1740 E.La Veta Elderly4 Section 81 I Annual Renewal 40 40 Rio Ave. Section 8 Triangle 555 5.Shaffer St. Elderly5 Section 202 Annual Renewal 75 75 Terrace Section 8 Total �20 Notes: ' Includes 26 one-bedroom units,41 two-bedroom units, 8 three-bedroom units Z Includes I I one-bedroom units, I I two-bedroom units ' Includes 3 one-bedroom units,4 two-bedroom units, I three-bedroom unit 4 Includes 20 studio units, I 5 one-bedroom units, 5 two-bedroom units 5 Includes I 9 studio units and 56 one-bedroom units. Source: City of Orange; SCAG Existing Housing Needs Data Report,2012 OxtuvGE G�1�u,Pt�,rt Appeudis B-15 HOUSING Table B-I 3 llnits At-Risk of Conversion 20 I 9-2023 . � . .�� • �• . � .• . . . . • -. �. Community 3919 W.Garden Elderly Section 236(j) (I) 2022 210 210(170 Garden Tower' Grove Blvd. Section 8 Section 8) Garden Tower 4001 W.Garden Elderly Section 202 2022 122 122 West Grove Bivd. Section 8 Total 332 Note: ' Community Garden Tower was initially eligible to convert to market-rate units in 2002 and 2017. However, the Section 8 contract was extended for 20 years in 2002.The earliest date the project could convert to market rate is 2022 2. Cost of Preservation Versus Replacement The five projects shown in Table B-I 2 are at-risk of converting to market rate between 2013 and 2018. Within these projects, 39 units are studio units, I I I are one-bedroom units, 61 are two- bedroom units and 9 are three-bedroom units. Generally, the cost of preserving existing units is more cost effective than replacing units through new construction. Another option is to repiace these units by acquiring and rehabilitating market-rate units and placing affordability covenants on the rehabilitated units. a. Preservation Strategies The options to preserve units include providing financial incentives to project owners to extend Lower Income use restrictions, purchasing affordable housing units by a non-profit or public agency or providing local subsidies to offset the difference between the affordable and market rate units. Scenarios for preservation will depend on the type of project at-risk. b. Local Rental Subsidy One strategy for preserving the units at-risk during the planning period is to provide a local rental subsidy to residents. Rent subsidies can be utilized to provide assistance to residents when their affordable units convert to market rate. To determine the subsidy needed, Fair Market Rents were compared to market rate rents. Table B-14 provides a summary of Fair Market Rents for Orange County and Table B-I 5 provides an estimate of the required subsidy by unit type. Oxa�vGE G�xni,Pr.ntv Appendix B-16 HOUSING Table B-14 2013 Fair Market Rents � .. 0 Bedroom(Studio) $I,I 26 I Bedroom $1,294 2 Bedroom $I,62I 3 Bedroom $2,268 4 Bedroom $2,525 Source: HUD Office of Policy Development and Research, HUD User website, 2013 Table B-I 5 Estimated Monthly Subsidy to Preserve"At-Risk" llnits .. . .• . � • . � .. . � � Studio $i,I 26 $I,I 59 39 $33 $I,287 $I 5.444 I bedroom $1,294 $I,429 I I I $I 35 $I 4,985 $I 79,820 2 bedroom �I,62 I $I,632 6 I $7 �427 $S,I 24 3 bedroom $2,268 $I,842 9 ($426) ($3,834) ($46,008) total $I 54.380 Source: 'H�ID Fair Market Rents 2013,zRealFacts, 3`d quarter 2012 c. Replacement Cost The City of Orange can also consider the cost of replacing the units with new construction. Construction cost estimates include all hard and soft costs associated with construction in addition to per unit land costs. The analysis assumes the replacement units are garden style apartments with parking provided on-site. Square footage estimates are based on the minimum lot area allowed by the OMC, assuming housing units are developed on multi-family zoned properties. Land costs have been determined on a per unit basis.Tables B-I 6 and B-I 7 summarize the estimated replacement costs per unit. Ox�uvGE GErrExar,Pr.�uv Appendix B•1? HOUSING Table B-I 6 Replacement Costs by Unit Type' . .• . . .. • • . .. �• . .- Studio $200 450 square feet $90,000 I-bedroom $200 734 square feet $145,800 2-bedroom $200 I.044 square feet $208,800 3-bedroom $200 I,293 square feet $358,600 Notes: 'Based on prevailing market conditions. Units assumed to be garden apartments with on-site parking z Based on current average apartment size by bedroom count as reported by RealFacts, 3`d quarter 2012 'Includes construction costs,financing and land acquisition costs of$25,000 per unit Source: RBF Consulting, 2013 Table B-17 Replacement Costs of"At-Risk" llnits' ..� . . �• �• . . �•. . . Studio $900,000 39 $35.100,000 I-bedroom $145,800 III $16,183,800 2-bedroom $208,800 61 $12,736,800 3-bedroom $358,600 9 $3,227,400 N otes: 'Based on prevailing market conditions. Units assumed to be garden apartments with on-site parking. Includes construction costs,financing and land acquisition costs of$25,000 per unit Source: RBF Consulting, 2013 d. Resources for Preservation A variety of programs exist to assist cities to acquire, replace or subsidize at-risk affordable housing units.The following summarizes financial resources available. i. Federa(Programs ■ Community Development Block Grant (CDBG) - CDBG funds are awarded to cities on a formula basis for housing activities. The City qualifies as an Entitlement City for CDBG funds. The primary objective of the CDBG program is the development of viable communities through the provision of decent housing, a suitable living environment and economic opportunity for ORAI�tGE GEtvExtU,PLAN Append'uc B-18 HOUSING � principally Low- and Moderate-Income persons. Eligible activities include administration, fair housing, public facilities and improvements and public services. The City of Orange's allocation for FY 2012-2013 is $I,288,398. ■ HOME Investment Partnerships-The City of Orange qualifies as a Participating Jurisdiction for HOME funds. The City receives funds by formula from Hl1D to increase the supply of decent, safe, sanitary and affordable housing to Lower-Income households. Eligible activities include housing acquisition, rehabilitation, and development; homebuyer assistance; and rental assistance. Orange's HOME allocation for FY 2012-2013 is $304,516. The City plans to provide these funds to increase the supply of affordable housing for Low and Moderate- Income renter households through the rehabilitation of rental housing. ■ Section 8 Rental Assistance Program- The Section 8 Rental Assistance program provides rental assistance payments to owners of private, market rate units on behalf of Very Low- Income tenants. Rental assistance is provided through the Orange County Housing Authority. There are approximately 483 households within the City of Orange who are assisted through the Section 8 program. ■ Section 811/202 Program- Non-profit and consumer cooperatives can receive no-interest capital advances from HC1D under the Section 202 program for the construction of Very Low- Income rental housing for seniors and persons with disabilities. These funds can be used in conjunction with Section 81 I, which can be used to develop group homes, independent living facilities and immediate care facilities. Eligible activities include acquisition, rehabilitation, new construction and rental assistance. ii. State Programs ■ California Housing Finance Agency (CaIHFA) Multifamily Programs- CaIHFA's Multifamily Programs provide permanent financing for the acquisition, rehabilitation, and preservation or new construction of rental housing that includes affordable rents for Low- and Moderate Income families and individuals. One of the programs is the Preservation Acquisition Finance Program which is designed to facilitate the acquisition of at-risk affordable housing developments by providing low-cost funding to preserve affordability. ■ Low-Income HousingTax Credit (LIHTC) -This program provides tax credits to individuals and corporations that invest in Low-Income rental housing.Tax credits are sold to those with high tax liability and proceeds are used to create housing. Eligible activities include new construction, rehabilitation and acquisition of properties. ■ California Community Reinvestment Corporation (CCRC) - The Califomia Community Reinvestment Corporation is a multifamily affordable housing lender whose mission is to increase the availability of affordable housing for Low-Income families, seniors and residents with special needs by facilitating private capital flow from its investors for debt and equity to developers of affordable housing. Eligible activities include new construction, rehabilitation and acquisition of properties. Ox�vGE G�xai.P�v Appeudix B-19 HOUSING e. Programs Efforts to Preserve At-Risk�nits The City of Orange has developed the following programs to assist in the preservation of Lower Income units eligible to convert to market-rate housing. ■ Monitoring At-Risk llnits — The City monitors the eligibility of affordable housing to convert to market rate housing. ■ In-Kind Technical Assistance—The City provides in-kind technical assistance to property owners of at-risk units who are seeking assistance or funding to preserve their properties. The City provides referrals to outside agencies and provides City records and information as needed. f. Quantified Objectives Housing Element law requires that cities establish the maximum number of units that can be preserved over the planning period. One assisted project with a total of 97 units is at-risk of converting to market rate housing within the planning period. The City of Orange's objective is to preserve 97 affordable housing units. g. Qualified Entities to Preserve At-Risk llnits The following non-profit corporations have experience in preserving at-risk units: ■ BRIDGE Housing Corporation (San Francisco) ■ Jamboree Housing Corporation (Irvine) ■ Mercy Housing California (San Francisco) ■ Orange Housing Development Corporation (Orange) The City of Orange has partnered with the Orange Housing Development Corporation on a number of acquisition and rehabilitation projects including Rose Avenue Apartments, Villa Modena, Lemon Street Apartments, West Hoover Apartments, Esplanade Street Apartments, Wilson Avenue Apartments and Adams Avenue Triplexes. OxANGE GEtvExAI,PLAtv Appendix B-20 �c�� PP�ND�� L `"� ENEF�L I�L�A� VACANT LAND RESOURCES The location of vacant land in Orange as listed in Tabie B-2 is shown in the following exhibits. An index map on each exhibit shows the location of the map area in relation to the overall City. Each parcel is identified by its Assessor's Parcel Number (APN) which corresponds to the APN listed in Table B-2. ORnrrGE GEtvExai,Pi.art Appendix B1-1 HOUSING This page is intentionally left blank. Ox�tGE G�x�,P�rr Appendix B-1-2 �, -a o '''' °' � ;i� � N c � � � � -� �.;�� ., � � � �y wA �' J C � � o � • .:o a�.l�r� �i., v m O � �:�h,.� p N � �N __ N _ � � , C � N /��'4.• viNy;oi •� � �'� r�f{ �r-t e��,.,N � � Q� ��`;. �d. 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I �r:A ' �� ,��{..�v- b��y�?, iT'��CT�&f � t ��`��I,'�� r+"4�T�,4w7'.�' - �s,� �i"'._ li' 'i .�} r� �;� 'Y _ a'��,. sy`� '_t� �}' f) ,;i.� t� � :-�'��;y . �r,�' ,i,; `_ f `d I s� e�. sy�t ,: .� �u , � ,'f '�� m ao =�p� � }� GANNON STw�„ � -�' � 1 af�. � �+ �� w � _ � �� APPEI�TI)�:� �� E��.]�v GEr�x�,Pi.�v FoCus AxEAs The following tables and exhibits detail the parcels in the General Plan focus areas that have the potential for redevelopment with housing units: ■ South Main Street Corridor Focus Area:Table B2-I, Exhibit B2-i ■ West Chapman Avenue/L.Iptown Orange Focus Area: Table 62-2, Exhibit B2-2 ■ Old Towne and Santa Fe Depot focus Area:Table B2-3, Exhibit B2-3 ■ Lemon Street Corridor:Table B2-4, Exhibit B2-4 The tables for each Focus Area list ali parcels with a Mixed lJse or Residential land use designation resulting from the General Plan update. The tables provide information on existing use, site size. existing zoning and General Plan designations, permitted density, existing structures and infrastructure constraints. The net density and development capacity of each site was determined utilizing methodology described in Appendix B, Subsection 2(c). The location of parcels with development potential are shown in Exhibits B2-I through B2-4. The sites are identified with an ID number corresponding to the ID number in the Focus Area tables. Exhibit B2-5 shows the location of areas with a Public Facilities designation resulting from the General Plan update, as described in Appendix B, Subsection 2(c)(vi). Ox�uvGE G�xni.Pr.�v Appendix B2-1 HOUSING i This page is intentionally left blank. OxruvGE GEtvExAi.PLAIv Appendix B2-2 - v� c� d- m N N N v1 — - — m o0 �D N V' N N V' v'f O O O O O M � M _ _ � � M N V] ry O vl O N � � � � N M O � � O � �L o0 O � �n �' O O N `n `o V' .o M — O � � � V" 0 � � d' d' Q `o i` - — � � � N o0 d' N � �O n'1 z N � N � � — M — N a` y �O � M �O �!1 Ul 1�. Vl 'CY' — �/1 W o0 O �' N ✓1 �O V Ul N �O W N ul N ti ti � vl Q W d' � ti N N N ti `p rn rn rn rn rn rn rn rn rn rn rn z rn rn z rn rn rn rn rn O 'O c� c� c� c� c� c� v u u u c.� � c� � c� c� c� c� u u c� c� � <o <a ca ro ro cv ry cv <a ry cv ca ca ca ro ry �v co co co ro cv co � � � � � � � � � � � � � � � � � � � � � � � O � 7 � _ '� � 7 � 7 � 7 � � 7 � � 7 � > > 7 7 � V 'D '0 'O 'O 'O 'O "d 'O "a "D "O 'D 'O 'O 'O "D 'd 'O 'd 'O 'O 'O 'O �°'1 y� �O �O �O �O �O �O �O �O �O n"1 M �O �O M M �O �O �O �O �O �O M M N � • _ — — — _ _ _ _ •d- G- — — � d- — _ _ — — — � � m � X fn X X X X X X X X JC V V X X V V X X X X JC X U V � (9 f9 r0 [O (O ta (V tV (V � �p f4 c0 �p ro (O ('0 (9 (O tO c0 •� E E E E E E E E E > j E E � � E E E E E E � � a u u u v v u u u u -o -o u � -o -o u u v u u u � � �- � cc �a ca co ca �v cv co cv ro co ro �c cv ro ro cv rZ � � � � � � � � � O O � � O O � � � � � � O O L 7 � � 7 7 7 7 7 7 �O �O 7 � �O �O � � � � 7 7 �O �O _ � � � � 'd 'O 'D "O 'D Z7 O' �' � 'O O' �' 'O T7 b Z7 � 'O O O Q V' V' � V �' d' V' V' V' f+l M � d' M M V" V"' V" V' V' �' M M h N N N N N N N N N N N N N . N y N N N � C N d' V' � V' � � d' d' �' V"' V V' V �' � d' d' V m N N N N N N �y N N X X N N X X N N N N N N X X � X X X X X X X X X � � X X � � X X X y X X X � � � � � � � � � � � � � � � � � � � � � O � � � � � � Z Z Z Z Z Z Z Z Z Z Z Z Z Z �'"' Z Z Z �7' �t' V' V' v � v d- V �' V' d' V' d' V- C' � N N N N N N N N N � � N N � � N N N N N N � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z N vl �O V1 �D �D O� O N W � �O O N ti ti C' O CO ul O� <y" 00 N — — n"7 O - — I� N M O n"1 t� — I� M O — O O O� O O O O O O O O O O O N n') vl O O O — O O n1 vl N U \ \ \ v� � � N N � N C d � CJ (J N V V � -p .V ` N C y C C�J C C ` .b ` ` C C ` p� ,cJ N d � cn uJ � � C •` c` � N co y � �n N co cV � V1 � O O .� O GO � � C +-' t` p� � � O to � y tn � O � tn J J � C N �N � N V1 y.i � t9 �j � � � N Y C w 7 .N 7 N C w � p_ C w ca T N cv co N � — � (V v] to ca N .� .aL� .°�u �° Z7 ,_ro, � � ro � @ h a N �a °� O � @ O � � O O N N C N ry � � C � � C � .> CO �' .0 C �' � C � v`�i �i � v�i v�i � � _ � _ = N U 0 = t0 = c0 w N �.�- � p� O .0 p7 .0 C O typ O O � ti ti I.i a. C d � � 00 O� O �`"1 O — �/1 — N — �/'1 N �/1 00 N �O — M f� O ✓1 V' �'1 M M N N N N — � V O O N O O O O — O N — O O n'1 M — N N c'�'1 t'!1 M n'1 r'1 V '�Y' — �'�1 N n"1 � V" Vl �/1 �/1 �!1 V'1 V'1 V'1 �/'1 vl — �O I�. — N W 00 CO �/1 ✓1 1n — O O O O O O O O O N N N N �D �D �O �D �O O O O N N O O O O O O O _ _ — — — — — — — _ _ _ _ _ _ _ V' V' V' � � � � d' V �' V" rn rn rn O� rn rn rn �t" V' d' '7" V O O O O O O O O O O O M rn r'� r+'� M M M O O O O O � — N M �' v'7 �O I� 00 Ol O — N r'1 V' t/') �O I� 00 O O O O O O O O O O O O O O � y�^"';'�, O O O O O O O O O O O O O O -sa.-a. A V �y I` I� I� 1� 1� I` 1� f� f�. 1� W 1� I�. 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S 3 � S 0O 3 �o � t � � L � �� o � � `:� e!. W � M U � � � G � w a � � � O � V C la � .N N [O GQ C � C 7 � C tC O .u� � � � O tv L � to �.-� v� bA �n � � - - N o� p� � j y C C �- � p O 3 O O O o7 C - � � � v� � O la -j � � (� � o � N v N V '_' o � � o . � n. -o y � � � � � N ` 3 N o� � ? O � � � � � � U � � � U � � �D O � Y C � Z7 �n 2 C v� � .� � � � L 'C � N o� + C '� �O C N 7 y n' . pp Rl � ' � V M ro .d ~ � d � C O U . y � O V C N N C � � � ` _ tn tn C v = � N p) Y Q o = M o v� � � � � -a ,c � N o o, ? °�_°� � Y V ,� � o, � � o � 3 � c �v •<n � o s �� v°�i > >. � oci � Q .c v� � ao �n cv - y � �n � °' N T7 ,� " � �-- an � •'= o � E � � -o pq �--' O �C � C O � .E Y O � � cd N L C '� C V � �.. 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C N C p ry N Q C � +-' d C 07 O p N "" O � ao b � o -o � 3 � � � ` �°-' � `c° � `'L P; `� o .� Y °' `+�° � 0 3 c�o ` � TJ .�-+ N y fv N ra ' � N v '-' .�--+ � N v C C ro U ''' � Q O O O � � Q ca . : y O c` � � •°� O ` C � � � +� 3 � ;; �c f° `n �"' o' > �O u c -o `� � c -°'a E E � ° � � o' E � - � o@ a a.� y c o -��, o �, .� �- � c � o o a � a � �, 3 � v � Q ` N '� co � C � ) d fv O d ' � N � � � a u� bA � � pq fn fa N t •y N N 7 Q,ro � ro L Q'Q � Q � O -p � � � •N � .,�, � �-.� p. > �-+ � v] uCi rt7 3 'O � O C � y u) o) y O� n�' n � � Y -b � C � � � p�Uj �07 07 ; N 3 � ry d L L � J �C i OJ O O o) � � n) > � d'N tJ +"' � C h0 U O �--' +-' � S � - � L � C � _ Y O _O C O '0 pVj '� 'O N C.--. C p) C N c9 p� V d oC �� ta � `� � � C `b aL-> � O O C a = O OC � +�-' rtf � O C � `� O ra � � � n � �n p°�j .�a c 'U bA � r` �- ia = � p ro p -p L � o� � a � � TS � p� +' L � E M N ;..d � p� N N O Y •� E O d � p3j -O N '� C � N � N E C +--� � - L C ' � +-' y � � 7 � � �j C N n7 c � � ol � 7 0� o I- O - c� c � u> � fv in � � y L l.7 - L C V O C N . `� p_ O .N � .� � E � �- � C � N 'O �""' � ti �:, �, � C � O � C ti N p � C � _ � O O � C u� r+i �p vi r N M -O L � _ O �� V - � Q � �O n-r•mi � � � p� d p� � � O Y �n � � � . � N N ' ry V''O ra N � � � �n p� �+--� bA C L bD � ,> � [a ` W rn • O - O� v'1 N � V1 " � d N .L] N N +-+ � C � . t0 �-+ C C y� N O O V - E _ �O C' 7 O • � � C �cJ N � � V N 'L7 N � y N .0 O ' C �7 � y Q 0 N O � ��jjj' m C O N =� N > fp fp � � � N � U ' .n +.' 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N �- ` � O d to N L Q u) +-+ O 0 'O � 0 �" C � Y `C d +-' � p d'� �•`^-. p, oyi O C N �-w E C � +L-+ L � � C O � a N nc �� O n' 'p p , Q ._ L a..i rp ' 07 � y pp C V b-0�'' y�+ N N � C vl N � "C � � � � O cCo > .� @ C � fv .� � � ry � '� v� ''' � d a-+ � • 0 V — 0 � y � C C Y � � � r.� � ao� � 3 � o' o E ao C ,v°•� -o Q >, � Y o 0 o a� � c � � � Y O °' � � � .S ` E u -o �,,, � c� � ,�i � U d � � b.0 � o� 'O �C L h`0 O � ,�_+ � �.� � o� d.� O.. w L � � O tv � O 'n C S .0 p� ro .0 � C. F- � C O @ N ONJ � Y y U � .� d C ry �u �N � C'N N O � .o o� v ' � � cw � E � Y � � U cn C c O �u 'O L � N c0 N C C O C 3 v�i co b 0- p_ C O O � .� � � .� � � �� O _ C L — cv � U �C N � � rp C C � C a � 'O �,.+ U O U L L 'in N O C M � O c °� `° .� — 'a °� "' y U U = � N � oi � � = u � V �1 cv C 'D d� O � � ro n� 'O O" � �n y C � p pCj d �- @ '� N -p L C oi y ,�-+ 7 O .0 @ co � O O �° C d .� io �- '_' � T} • p�p C � � y p 7 d N y N � �n . C iV � � ` T3 d ry ' O � CW � °� � � ..c p a� �o cv Q o� a � r.[' � o O -o �, �, � � � � � N L °� _ � a � � °' Z O �-o ` °� o o�i y Q � c c � ~ _ � � d v E c°�.� �N � 2 -a C � Q � c� � U O n.N Q� � an U.� u — �v � � o � rCn �- N N _ d N • bA �O � � axi .+�' � y � y � � U � � � s ��-' 3 c � b � c � t.i �, y � 3 > � o � _ '� =o . o � 3 0 � m � �o . � � ` 3 � � = � Y � y °' � "' � 'c 3 -a � m L �y � �o '� � 3 Q �: � o`� Ty E c � � � � r`v � o ~ c � o � ..`-° -o °; ��'„ � o' c L c � N ry .d 3 N t� � `p cv N C U ,�0�, '� p� � N V p x Y � o 0 0 � o� � � ' u � ,� n. o o �., U o. �"„ _ � 'N � ^� � v� o� L o; � � co (o x � o� C a � C � C dA N � � - O n � N U � � . � � o L o .o � rn a °' � � a E U � o �� o �o � � E a �, � O — �, Y -o '� o � . 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O _ � � .cJ co 7 �--� � to C C �. � L � "O C C � � N �O d -O � O � �.v t � O O � . � ro y o7 'D � O bA p ro fo � ry C � N d t/1 L O C u ' C E C � � C ' � 3 T � M Y u fO 1 w y y N N L � y � � J-�� N N E � Y+ C yO U o y � = o� .E +� o a, � •,� lu u �a�a� n. � �v ` � a � � �� 'o''^ p � E � � o ,n �a o � � o o 'c� � � _ � `��i p � aO �n � ar�n = O � uC.J o. �L o'� s �- � x = .:° � y 3 � � � a no � t�- C p� � N � U �, �� _ o o b Fz1 �C �� — � N d = C Z O �LL � O � � � � � � 2 �— E dA,L � � (� a� • >._° � o > a °�°a k7 W t�. 'E '� -o Q� Z o o c U' ¢' C � = tO h). � L��. Q � V� t0 �' u (.0 O.. Fy 7 W bA O cC � V C i/1 N �,T � � C N '� � b0 Y � �C — -a= � � L O � ') 'N C y y ra � C Q � U � �.o `^ i9 •`n c N �` . 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Q E j > ` C C N � 'O L cv T o� O = O � c` .`n O@ "' Y � u ry . � 3 v�"i ° '^ y o C v°'i in �` � a� � v°�i p v � � n- '� c � d � E ' � .°' � y L 'N L . ,� C C � S 'O �. c` � OJ U � p� � (.0 � p) ra . C �c N N V � � c"a ^ " � _ °�° � o� .c � �v >. o c �3 � � c°'`n `° � c � � c = c � — � ao.� � _ � 3 � c o m x � u, o �o � v `° °� '� �' �- � � +3 �'> o"i o � 3 U .�°�-' lj c a '' m �E o � .s, � _ � C o) v ` � C O O in @ cp ` �- U W O � — dA O �'O (V �1 C p � Q� ro � N C y,,,� �-- � E y .�n ca C O y f0 � � a N o `O � ? L � rao `0 3 �' o �o c � ° � c 40 0 � �, ao o � ao °�° o ao.>_ E E '_ •� � c �, s . � c -o ra o� o� � c ;,, � ,v � o c +-� p ,c 3 � ' o`� � .o c� � `n '^ ��., � �> O �v '> n o s `� � E � c y � "' � M � C �N OJ t0 ' vf � V C "0 v �. � N y �^ V ta � Y � w.�.. '> O � � L n�� Q n O � C � C N N C N -� . C �o, -� o"i r��v `` � � � � -o Y � y o � � � E � N � E a � � � � �� P3 n� � c �n . ao ,� E (a � -o �n �x-- c '� ��0 3 fO > H � •? '��' pp-�'p � ` 'o. o °J � nCi o .n b -� ° u � .�a 3 -a . o • o. `o- � a � � � .� � � � � ~ � �a U o O = i �� ro = � @ o Y o � � o 0 0 L t�J .0 � � '� '''�'' C � � 00'C V � V O � � � T� � � V � Q � � ��L d � v °' E y �n � �, E @ T a�'O ..-. � p _ � �O � .0 �C Q �,.T, � �= u fp a� Q � p, n � ap p� V Y � U � N d''�6 c �n N O o� N c� U T1 N 3 •` c� � �' �` � �n O O `° C 'O 'd � � � 'y C � C C �.'O � •— p) � y p� '� ) -O . O N � ] y 1 T � y � Y ro i n N � Z o l�J � a�. IL— �J L CJ �" °� °� °� O c c � o� �'X O E -o E n, w � -p -v �' o� n C N .0 � = M � � � C � C y �L � v�i ,� f0 C .b � C _ N � , � 3 N N � C y �Y ? � o, �, 3 • 0 3 y �,.� � o °' `=' � � o '�0 � m n o � 'N' °' � L �= o c, .� o ra � � n � E � � n.>_ � > 'n � 3 � N L .c � p o c., � v ` � Q o � � o - � � H � -o o� ao _ c `o o� � � -o 'O � V p�j a .0 � vl �tn n �--+ ` O C �n 'y� -� @ tp � -C C � C N T3 �- ++ � N C N L 0- N ',n � � O N s . T'O fo > oNi iv �3 � 3coo o aT3 � ` � � `o oo �� -> � 0 O - N +� �n ca pq °� p� ` p� Y L y Q � C .N � -p � C C � .L C �d N � ' _ �--� � C � •C v � ` U O �� C d Y � >' `-�° = o � v _°° n.s L � ro � o °' o U °"' � � o � r n +' � - c o °' .> v °' 'o 0 � o � � � •o on o �o � .` �3 N � n� � a,x 7 io . i+ a L CA > _ C CO Z7 �^ vf .0 � � o� � v�i 'D � p �n � C — ._ E [C � .0 � O V O @ ro = Q- N � � X O = O � N � V N ` � E L � @ O � d � � C C U N T C C � d 'O -Cy - j 'LS � � X � d _O — � Q �-, C � o�i � �O '�O �' �.a � +-+ � �. vi O p �J .�^ � � 3 � � � � o X o 0 o N ? n a L � V +-+ J N � � •C � � -� ` h0 C O � � +� tO � �' '� � �� - E � o� c E u� � .� -°'p t v°�i � bA Y N p� d0 O C N � ro '� C C � �C � � w L C '�- O N O O"� O b�0 p � O � M11 rp N vf L �n N � O �-`n-+ ~ L C �- C� O CaA= � ` a t`v j V C p . a+ �.'y" OJ C - R7 N N � 'y � -O � � N � d Y L C� � O O N � O � N 'O �N � � V > N .V � � c 3 N y � d � o � 3 � a c ,� �n � 'O �' O n� �rc . . � v°�i c� .� � °� o�i '� � °� ro � ; •C C •C 'O M j L t�0 d = O .0 � C L L � Q ra m c a..y = N � C � � c � � � � � v� n� -� ,- � � ta � s c�i .o °' - -o -a • _ �v � = s o � -b > �O o -o - c o� dA.0 N � N p +--T� .� 3 Y d p) .0 n.Y � C � •� � � � rn � � a U '�..� �n U lJ °�°o; � _ `° �n s s � _ � Ol O C O _ p) � cV p) p� t� � p) L C y� y 'N co 0 0 °' � ° n. 3 � :� E i-L- YO � � �3 �° �3v � o � an � � 00 N � �' U O p N � � k -o °� � r � � '� C y N O..' 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Q Q..0 � C �� U � • N C 01 � N n. +' � N 01 C � � N N � Q E • O C � y = ,L., � '^ O w N � .0 .� � N b.p N cp d +-+ � C L N V N +-' � C t�a C O 7 C O � L O � O _ •� � _ .T Q � O Q � � c y � +� � � '� v ro � • ro o� ._ � '� � c o N V C � ,� N Q. � � U N pp i� � � C c� 'p. j a a � ? � .o � � L E o, o ;o r " E _ �., na' � ,.y � � E � � �n 0 � �.' u� �; -_ — Y� �� — � '-' — � c �; .� o o � 'n � g N L 0 � N � � Y O U � a = E � s `aa � -� -� �el orn ,a C � U 3 0 `a � w � o � � E N ;,� � � J Q J O � � — t �1 pCj N O Z7 � � � u � o� O O rry�� Q� C � _ � L � N b0 � , � O �^ C N V � U bA N � r � 0 f0 � C N � N � � � � � � N � � S ✓1 C � � ' c � � � O �O 27 p) rt7 "O X T ;Cp <v .0 C � 'D -O O � `� �., C S +-� p,p b � a�o O "' U c � � .0 3 c�o cry � N p .� � o' � � _c 0 0� � co b �_ �O L � R S N � ca V � C (.[ C �. � p, > > op � o �n �,� �q � � 'c o� d c E .a o� °' a � ° ° 2 � � � C _ C . rp T7 co _ � O O � L � y . � � N V� N Q p� O C t4 bA�j oJ �— Q. > N � dD 2 � � � p -p `p p � 'N � 'N O pHj �[ °� � � �u C @ N � 0 O `� `Q � N C -O oJ bA d � O .D C i+ 'O 'L L 2 fa d V n1 O � � > Y d � o) v4f � � � v�i N n.Q 'O v C � Y 'O C � f° y C O N Lt3 � � p 1] U p� � Z C CJ � ry � C s O CW N a N (Sf C C y �n O � L 'O ra y °� °� � rCv � p Y O Y N ' fO � � ;T o3i Q � � O a � y � O � � ,_, ro ,.`�'., > c �v � y c � E " �n c � � -o E � � '= � � o �c -o > ' io y o � .D c� a o � � ` .c � c � � � ,n � � � �"' �L-+ C C C C C� ,n > � N j vi T N � � � E o� y O ro f° y ' c °� � a p � �`� � � � � � ro � y a Y � .'^ O = o� � 2 — cv ? 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'O o� aL-� � t� � C b "D d � ` — c � �C 3 � o o a � �-' � � �o o � c �° � � in � O p '6 p v TJ C p) � — C C � pJ tv v� •— 'V cv v� O � `" C E J p� 2 C > cv O �, GO '^ S ''' � cv C ta — � '= � fo �, u Y O .c +� o � E � o' °' � � un.� •'= ` ao��, � `° � 3 O � � a� °' o r� C Y'� � j `° � y ao c bc°•� � p o ,�-„ ` ao a' E y� cw o c > c ,� co U N -n ' 3 v S � � io E .d � � c � E m .E -o c � N � N � 7 � N N U N " � o m s �' � o � � o o � � > � i � � � o � � s fO o � � � o a. n. � o C J �' rS �— r O .� o� -o m °' Q o S U �v � a _c m O L O C N C C � 'L7 � d C � U O O GO T r�o '^ .� y�+ V b � � N +' � ,.T+ � � � N �"' � N C y L V I- N •� � � N � � p i� U E E � pp c -�a �n � o � ov'i � o� c 'o' � o � No � � � a o o a •� a '<a .o� o. � > o .� o �-o -o �- ;..,° = c b - n� v� u� o; ` ' • G ro = � � � -o � p ia o� � � o. .c L ~ '� �' o `�n `n `o c d � � C y N N ro s v � "D O"� N C p bC0 y �.E �O C C d � V �+ n. C T� � � O i� `,� .- •- T �n v� v� � co E rnv - O a u � T � '6 T'O �-.� 7 C '� u� �--� �O bA C C T T U C C V O O V C � O O O � � 3 � oQi .0 c° ta0'C 'C = O p � p, � p � �L.., U L U � 3 p f° p� � N . o � � a � � � � � 3 � � o � r � � � > � y s c � � ,� E E � c L " � o o .4 -a y � .v��i r�a °; ao °' � � U H Nb U � �, � c 3 coL v � � � � o 0 0 0 •N = `r � � `° � -o o �' � c ~: � p s -a � o.� - E l.J lJ ,.� p y >. � +� N �n °J r � C cv v, � � o� o �- � V U C 'U � d C � C (9 fp 'O � C y� N 'O N � 'O OC � � � Y � O O ' " O p .O v W Q cv .ON 0 y UO p�j s � O O > aL.� +L' d, _ _ (.J � N C u .a (a � � � Y � C C � • U -°�p � - �� O y a� o`� Y � � , cV � °� O v o�.0 � � � ra T " °' � o �i 'v = �' E v - -o �+ o y � c '° o o � +-' C Y �' �'' = C � O O � p Y 7 N �n C C . �--� � C C -O •°� O ' d qp O b � L c� ,C � � � �-o ,� E O ryv L �'' U � � -o ro - �' v V c �� L � rca °' � � c �' o� ao `o ' �"� 0 3 " > c x 'o v b �o � � c �o E (`o � �O � N u., c a 3 0 = V _ " � o � °' _ .- � � =o d l� o�'i o O � � an�- o � o O un� o .� �' � b L � a y � � o p � p� � �- ` C L U N N L C � j V `^ 'J °� a> `� y rc io N °_ y +.� � y �-+ .0 � C .��-+ .0 . � � p�j O -� .L O ..0 N C L u C � O � � ro 3 � � 'O L ,_ �-.i N . `p �N.. pCj '0 � O y GO o E � �' s = � E a� -o `' o 0 0 � � y 3 � > � � c a � � � V � � Q �y � "� C o� . �n � a O j N c° c�o c 3 � � "_ o '_' o� g cc • a � -� E o v� Y ' o Q � ' � � �n E N u d Q M V1 t0 � O L d y � � O C 'Y N � � . oJ p� E �- 2 N - � . �. C nJ y d N `S Y v > y c 0 � � c � �n = �n � L � o. o� � ti � � ,E � : 'o � o� C '�+ �� o .� - o ro a�o� � �y r' .� - �� •� o 0 o a o � 3 � � � � � • w a o � � � • 3 c o = a�o'o v �oN � Q L � _ � o � � � N `° � o � � ._ � = = � a o � Q �, � � � � � � 3 � �. � � y -� L N N N 2 .L '� - L � O 'r+ � 'O � C .0 � � +' � 7 Y ao E E °- °�° �, � ao ,� � . o- U � V � y � o ca ',,, � >. CO W O C C . p� C C _ E tv Q C � C y � vf > O +' '_ � � ro y � a n'� � cCo � � - � ,�, o � o � V c E � o`� c o� c o,��i � o� �y 00 � � 3sooa a ov � � �� -� � o b � �3 � � � � � � � � E � Q � o � � � o . ` ,� U _ ° 3 y � � g a � 'v� '.� .,� = c 3 � � c � t° co r'Jo v N � � Q d J � � � 0 � � � ro r� �A � u v �: a Fy �" ¢ �. N O � �� C � � � C •N O � � o� N , C -p � C C = � � ,� ~ � � � v L O L G � E �n s � � � e � oo >` � o '_' � n" o� � p � � �a do +� c c y �. � c o °' � �- �= E o m c o � � m �� ,o � �0 3 � o u� � L � � • � a� v p �� n c c v o> �^ E o � � E o� E > o -o �, � E w N Y o � '� -o � O > � o� °' -o °' � o tn-�. c t .a � � 3 0� �n o n � o� E � o�i a+ 0 @ u- N C C .a-+ N N io L �.�-. ,J O C d E •- � T'O 0 C � O p � � U Q � .N � C y U O o� ' O r` 07 v� OA ,,,� 'cL � � � 3 0 � o �o c � p � ao°� .�.� �o 'c O 'a `� C o � o ao � o = � d �' n �o ,� � c � � r o E � �n �.- o E _ � J �, � � a o � � m C 'N " " E o X � O o „ � � � � -� � . n � ,, ° � T N � ° y y � �� _ o �o Y N �y li O- � bA 3 OA p O �o y ZJ � C l"J U d.� O C 'C7 u� 'O � N 3 C C N j 0' O p N -6 L � L � _C N � N O p v � � ~ � ~ p ~ c � � � p �'-' � °� ra Q � `. Y E = O c � 'v��i � E o� @ � � U b �"� �. N N � � N '� Y -O +-' f6 Y � 0 `? �-O U C C Y � '-y L O � v� 'N � � � •C 'n � � � �n ?`0 p ro C � � � 7 }. �L n, � on � - o � � O ' ra �° s c ro c O '-' o� � oci +, 3 u�i � '� L 3 �n ao E � � L c �' � o � � � -o � o�i d E v°�i � � � � J N � E = Q �' � � °' ` > o � O � � Q � y o o °�' '� o U uu-a �o d ,� ' y c� o� - y u = O r O d' �.., A C � . _ � T O p CJ N "D C C C C y p�j °� O O."' C � N 'O 'O � p. O.. Y o� � co co c'1� � v U y v� � y � � � .� � E ` � � •= o� c c - � c � Z � � . a� � � 'O O c ro O d,� �� o� p � O. C y p� . -p ;b }°; = o E � N � X .o v� n o � N �� °' E °' c o � � °c' � o C .� u o �o E cn w fo �o � a �- ` � �j o�i � �n �c c � •� '- C - U ro c Q � N C 0 � co Q > c� yp._ � � � N fa -� � bA 'D O N '- T3 N -p � � . (7 � n. � � � � '� � o � � 't'i °�°� o �'o � � � •o .= O °N' � � r. � o -,�, tO � E �- � � � o 0 2 :o N c� o L °' a� o � y aco � c � '�i d ,�o o' c`v o� a o L a c".� c .� �>..o `a '-�T ca.�i `n c m °' c c c �c = '� � rS 'd o, E a E � N � �C o o, �o _ � = �C � o � � o 0 o c ' �C O .�� vj ry � �"' p_ aN- t�v .v C .� 3 > T�� .� U '> N � '> '> O o' � v M O C O °� c C '� C N O rts O N O � > O L O z � O O �y Q. O ►+i a, �o a`. o ._ � a � w a a n. z a t� �0 3 �o a � a.��o n a �o o. � O b-0 C ` N = L bA >. �j � C �^ � �y�, ra y c� C +-� � 3 � � fy � 7 = 'a � O n� � '� O lJ Cr�� p � � > b � o .� �o�c .n h+ f° � O' � -p O O °� � L � vvi d a O � °� M � r�9 C p�j C � @ N N C W 'O 'v � O O y � � ry N O � � C N � C � � �6 O� � � � � � � E y O C N � � O bA.X z 'O 3 C N �, tn C � = ca O � � r`�a c� � 'C � � � -D io •'� � 'O Q ro (o �«- � �C +°�-� C � p v� �n s N � V a�+ � ~ U9 C �'' � � ' C 3 au - �_ � � .Y Y E � � � o � � o° °�' f6 3 � � .� � � TN � 3 � � � � � � � c c d �� •> > �o o "3 p.p•� V x N — C '� O rp C � � d' T ro � -O . � 'D �.N � � rCo bC.O O -p cJ tv . 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C r` ''' in ra � � � r � � - O �� O qA C n p� X d U p) C y 0 '✓I p tV co �..� � o� ry E � N o� '�n c .� tv N � � � .� � '= U p ry � -Np 7p E en io Y � � O y 3 u] '7 C O E y �C "- � �. � C U`A � y in N = N C � � � Q `^ N • O_'— C ra L �u N � V � � r6 � d � p "O � � n � � o `o � � o� � '� E � o � � - E o .E � o� y � � � y ° ° o 0 � � N ra � C �"" 'O .> N ta y � qp� ro d N rd � � C L . � O "6 O' O y � a� �` y pq._ � p� -C v� = O O N t� C v� d °� T V d 3 � � � }, �, ;o -o C n N ` N �'' V b4 �. C tn C h E � � � N L C 'd v� C � O C L — O 7 O � y ..�-. C d O y � C =p ��j N � ,� Y T � ,� L ca T E � � a � t N � � � � � O � � C �N 7 .c y ..T. C '� � U F- > Q T ra O y �c V v�i � c -o Q. �i N � � o 0 0� 0 3 0 �, o c � � . o �'� ro � ` y m bp ro v � V � s O � � c� � L '- n'o .V ao � � C N � y - E n`� _ Q `n •��-, ao � c .'_^ `.� '3 �v ',n ia � � � I- c o� � � � � ca � �n o 0 n y N O �n O y �X �n � E +-� �n � � > bA Y � " C a. � p� o� �� ..�.+ � d� O � .� 3 n � c °' °�' t � �� .c � c a"� � oci a � o .� � o = o� N � � ao:n ro bA � O O U y — � O" L L O �- O L cb � O > C C O -p > C p� E C � vi -O C L �, � cv ` f— O v� V r0 N E F- V w N �a W o� L <o w d 'D Q ��n N O 'C .'v � U — � C � „ E ' Y C `r[ dD Q'._ p N °� = E E � :o � E � = °' y . • • • • ny O N ' � ,7 � C L N C 19 ' V 'p y.i � � � E � a°. 2� � � � � �3 C �n d � N O� � N � N C � _C M � N N � N bA L �J d � -o � c� � ,n y .v - r o E ao�n ao an � s � � E E o"i � � � � o - �., L - � '� o E o - � � � '� � � 3 o fO � � Q p� `n N = '^ v� U � � � C � L O O U '� 'C v N C p � � r 'n E '�., � � � � -o :_ ao ,., . v o c � � cn � o ao fO o� c 3 0 � ro N �n -� � � °c° ,o o- ',n °�° � r a`o `� o � �C.= Tb = oa ao �- - 3 "' � �� y' � o � o � L � p- C � � � LJ O °� n'T >. 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EN�It�I.� GLOSSARY Above Moderate-Income Household. A household with an annual income usually greater than I 20% of the area Median Family Income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available eligibility limits established by the 11.5. Department of Housing and urban Development (Ht1D) for the Section 8 housing program. Apartment. An apartment is one (I) or more rooms in an apartment house or dwelling occupied or intended or designated for occupancy by one (I) family for sleeping or living purposes and containing one (I) kitchen. Assisted Housing. Generally multi-family rentai housing, but sometimes single-family ownership units, whose construction, financing, sales prices, or rents have been subsidized by Federal, State, or local housing programs inciuding, but not limited to Federal §8 (new construction, substantial rehabilitation. and loan management set-asides), Federal §s 213, 236, and 202, Federal §221 (d) (3) (below-market interest rate program), Federal §I 01 (rent supplement assistance), CDBG, FmHA §515, multi-family mortgage revenue bond programs, local redevelopment and in lieu fee programs, and units developed pursuant to local inclusionary housing and density bonus programs. r Below-market-rate (BMR). Any housing unit specifically priced to be sold or rented to Low- or Moderate-Income households for an amount less than the fair-market value of the unit. Both the State of California and the 11.5. Department of Housing and llrban Development set standards for determining which households qualify as "Low-income" or "Moderate-Income." (2) The financing of housing at less than prevailing interest rates. Build-out. That level of urban development characterized by full occupancy of all developable sites in accordance with the General Plan; the maximum level of development envisioned by the General Plan. Community Development Block Grant (CDBG). A grant program administered by the ll.S. Department of Housing and llrban Development (Hl1D) on a formula basis for entitlement communities and by the State Department of Housing and Community Development (HCD) for non-entitled jurisdictions.This grant allots money to cities and counties for housing rehabilitation and community development, including public facilities and economic development. ORAtvGE GErtERAI,Pl.�uv Appendix D-1 HOUSING Condominium. A structure of two or more units, the interior spaces of which are individually owned; the balance of the property (both land and building) is owned in common by the owners of the individuai units. (See "Townhouse.") Covenants, Conditions, and Restrictions (CC�Rs). A term used to describe restrictive limitations that may be placed on property and its use, and which usually are made a condition of holding title or lease. Density Bonus. The allocation of development rights that allow a parcel to accommodate additional square footage or additional residential units beyond the maximum for which the parcel is zoned, usually in exchange for the provision or preservation of an amenity at the same site or at another location. Density, Residential. The number of permanent residential dwelling units per acre of land. Densities specified in the General Plan may be expressed in units per gross acre or per net developable acre. Developable Land. Land that is suitable as a location for structures and that can be developed free of hazards to, and without disruption of, or significant impact on, natural resource areas. Down Payment. Money paid by a buyer from his own funds, as opposed to that portion of the purchase price that is financed. Duplex. A detached building under single ownership that is designed for occupation as the residence of two families living independently of each other. Dwelling llnit (du). A building or portion of a building containing one or more rooms, designed for or used by one family for living or sleeping purposes, and having a separate bathroom and only one kitchen or kitchenette. See Housing unit. Elderly Housing. Typically one- and two-bedroom apartments or condominiums designed to meet the needs of persons 62 years of age and older or, if more than I 50 units, persons 55 years of age and older, and restricted to occupancy by them. Emergency Shelter. 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. [California Health and Safety Code Section 5080 I(e)] Fxtremely Low-Income Household. A household with an annual income equal to or less than 30% of the area median family income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available eligibility limits established by the �.5. Department of Housing and llrban Development (HIID) for the Section 8 housing program. ORANGE GENERAL PLAN Appendix D-2 HOUSING Fair Market Rent. The rent, including utility allowances, determined by the �nited States Department of Housing and llrban Development for purposes of administering the Section 8 Program. Family. (I) Two or more persons related by birth, marriage, or adoption [IJ.S. Bureau of the Census]. (2) An Individual or a group of persons living together who constitute a bona fide single- family housekeeping unit in a dwelling unit, not including a fraternity, sorority, club, or other group of persons occupying a hotel, lodging house or institution of any kind [California]. General Plan. A comprehensive, long-term plan mandated by State Planning Law for the physical development of a city or county and any land outside its boundaries which, in its judgment, bears relation to its planning. The plan shall consist of seven required elements: land use, circulation, open space, conservation, housing, safety. and noise. The plan must include a statement of development policies and a diagram or diagrams illustrating the policies. Goal. A general, overall, and ultimate purpose, aim, or end toward which the City will direct effort. Green Building. Green or sustainable building is the practice of creating healthier and more resource-efficient models of construction, renovation, operation, maintenance, and demolition. (�S Environmental Protection Agency) Historic Preservation. The preservation of historically significant structures and neighborhoods until such time as, and in order to facilitate, restoration and rehabilitation of the building(s) to a former condition. Historic Property. A historic property is a structure or site that has significant historic, architectural, or cultural value. Household. All those persons—related or unrelated—who occupy a single housing unit. (See "Family.") Housing and Community Development Department (HCD). The State agency that has principal responsibility for assessing, planning for, and assisting communities to meet the needs of Low- and Moderate-Income households. Housing Element. One of the seven State-mandated elements of a local general plan. It assesses the existing and projected housing needs of all economic segments of the community, identifies potential sites adequate to provide the amount and kind of housing needed, and contains adopted goals, policies, and implementation programs for the preservation, improvement, and development of housing. llnder State law, Housing Elements must be updated every five years. Housing Payment. For ownership housing, this is defined as the mortgage payment, property taxes, insurance and utilities. For rental housing this is defined as rent and utilities. ORANGE GENExAI,PI.AN Appendix D-3 HOUSING Housing Unit. The place of permanent or customary abode of a person or family. A housing unit may be a single-family dwelling, a multi-family dwelling, a condominium, a modular home, a mobile home, a cooperative, or any other residential unit considered real property under State law. Housing and llrban Development, II.S. Department of (HUD). A cabinet-level department of the Federal government that administers housing and community development programs. Implementing Policies. The City's statements of its commitments to consistent actions. Implementation. Actions, procedures, programs, or techniques that carry out policies. Infill Development. The development of new housing or other buildings on scattered vacant lots in a built-up area or on new building parcels created by permitted lot spiits. Jobs-Housing Balance. A ratio used to describe the adequacy of the housing supply within a defined area to meet the needs of persons working within the same area. Land llse Classification. A system for classifying and designating the appropriate use of properties. Live-Work Units. Buildings or spaces within buildings that are used jointly for commercial and residential purposes where the residential use of the space is secondary or accessory to the primary use as a place of work. Low-Income Household. A household with an annual income usually no greater than 5 I%-80% of the area median family income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available eligibility limits established by the 11.5. Department of Housing and lJrban Development (HIJD) for the Section 8 housing program. Low-Income Housing Tax Credits. Tax reductions provided by the Federal and State governments for investors in housing for Low-Income households. Manufactured Housing. Residential structures that are constructed entirely in the factory, and which since June I 5. I 976, have been regulated by the federal Manufactured Home Construction and Safety Standards Act of 1974 under the administration of the 11. S. Department of Housing and llrban Development (Hl1D). (See "Mobile Home" and "Modular llnit.") Mixed-use. Properties on which various uses, such as office, commercial, institutional, and residential, are combined in a single building or on a single site in an integrated development project with significant functional interrelationships and a coherent physical design. A "single site" may include contiguous properties. Moderate-Income Household. A household with an annual income usually no greater than 81%- I 20% of the area median family income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest Oxaivc�GEr�x�.Pr.tuv AppendiY D•4 � HOUSING available eligibility limits established by the u.S. Department of Housing and (Jrban Development (Hl1D) for the Section 8 housing program. Monthly Housing Fxpense. Total principal, interest, taxes, and insurance paid by the borrower on a monthly basis. �sed with gross income to determine affordability. Multiple Family Building. A detached building designed and used exclusively as a dwelling by three or more families occupying separate suites. Ordinance. A law or regulation set forth and adopted by a governmental authority, usually a city or county. Overcrowded Housing Clnit. A housing unit in which the members of the household or group are prevented from the enjoyment of privacy because of small room size and housing size. The u.S. Bureau of Census defines an overcrowded housing unit as one that is occupied by more than one person per room. Parcel. A lot or tract of land. Persons with Disabilities. Persons determined to have a physical impairment or mental disorder expected to be of long or indefinite duration. Many such impairments or disorders are of such a nature that a person's ability to live independently can be improved by appropriate housing conditions. Planning Area. The area directly addressed by the general pian. A city's planning area typically encompasses the city limits and potentially annexable land within its sphere of influence. Policy. A specific statement of principle or of guiding actions that implies clear commitment but is not mandatory. A general direction that a governmental agency sets to follow, in order to meet its objectives before undertaking an action program. (See "Program.") Poverty Level. As used by the 11.5. Census, families and unrelated individuals are classified as being above or below the poverty level based on a poverty index that provides a range of income cutoffs or "poverty thresholds" varying by size of family, number of children, and age of householder. The income cutoffs are updated each year to reflect the change in the Consumer Price Index. Program. An action, activity, or strategy carried out in response to adopted policy to achieve a specific goal or objective. Policies and programs establish the "who." "how" and "when" for carrying out the "what" and "where" of goals and objectives. Redevelop. To demolish existing buildings; or to increase the overall floor area existing on a property; or both; irrespective of whether a change occurs in land use. Regional. Pertaining to activities or economies at a scale greater than that of a single jurisdiction, and affecting a broad geographic area. OxtuvG�GEN�xAI.Pt.A1v Appendix D-5 � HOUSING Regional Housing Needs Assessment. A quantification by SCAG of existing and projected housing need, by household income group, for all localities within a region. Rehabilitation. The repair, preservation, and/or improvement of substandard housing. Residential. Land designated in the General Plan and zoning ordinance for building consisting of dwelling units. May be improved, vacant, or unimproved. (See "Dwelling C1nit.") Residential Care Facility. A facility that provides 24-hour care and supervision to its residents. Residential, Multiple Family. Clsually three or more dwelling units on a single site, which may be in the same or separate buildings. Residential, Single-Family. A single dwelling unit on a building site. Retrofit. To add materials and/or devices to an existing building or system to improve its operation, safety, or efficiency. Buildings have been retrofitted to use solar energy and to strengthen their ability to withstand earthquakes, for example. Rezoning. An amendment to the map to effect a change in the nature, density, or intensity of uses ailowed in a zoning district and/or on a designated parcel or land area. Second linit. A self-contained living unit, either attached to or detached from, and in addition to, the primary residential unit on a single lot. "Granny Flat" is one type of second unit. Section 8 Rental Assistance Program. A Federal (Hl1D) rent-subsidy program that is one of the main sources of Federal housing assistance for Low-Income households. The program operates by providing "housing assistance payments" to owners, developers, and public housing agencies to make up the difference between the "Fair Market Rent" of a unit (set by Hl1D) and the household's contribution toward the rent, which is calculated at 30% of the household's adjusted gross monthly income (GMI). "Section 8" includes programs for new construction, existing housing, and substantial or moderate housing rehabilitation. Shared Living. The occupancy of a dwelling unit by persons of more than one family in order to reduce housing expenses and provide social contact, mutual support, and assistance. Shared living facilities serving six or fewer persons are permitted in all residential districts by §I 566.3 of the California Health and Safety Code. Single-family Dwelling, Attached. A dwelling unit occupied or intended for occupancy by only one household that is structurally connected with at least one other such dwelling unit. (See "Townhouse.") Single-family Dwelling, Detached. A dwelling unit occupied or intended for occupancy by only one household that is structurally independent from any other such dwelling unit or structure intended for residential or other use. (See "Family.") OxtuvGE G�xaL Pr.euv Appendix D-6 - HOUSING Single Room Occupancy (SRO). A single room, typically 80-250 square feet, with a sink and closet, but which requires the occupant to share a communal bathroom, shower, and kitchen. Subsidize. To assist by payment of a sum of money or by the granting to terms or favors that reduces the need for monetary expenditures. Housing subsidies may take the form of mortgage interest deductions or tax credits from Federal and/or State income taxes, sale or lease at less than market value of land to be used for the construction of housing, payments to supplement a minimum affordable rent, and the like. Substandard Housing. Residential dwellings that, because of their physical condition, do not provide safe and sanitary housing. Supportive Housing. Housing with no limit on length of stay, that is occupied by the target population as defined in California Health and Safety Code Section 53260(d), and that is linked to onsite or offsite services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible. work in the community. "Target population" means adults with low incomes having one or more disabilities, including mental iliness, HIV or AIDS, substance abuse, or other chronic health conditions, or individuals eligible for services provided under the Lanterman Developmental Disabilities Services Act and may, among other populations, include families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, or homeless people. [California Health and Safety Code Sections 50675.14(b) and 53260(d)] Target Areas. Specifically designated sections of the community where loans and grants are made to bring about a specific outcome, such as the rehabilitation of housing affordable by Very Low- and Low-Income households. Tax Increment. Additional tax revenues that result from increases in property values within a Redevelopment Area. State law permits the tax increment to be earmarked for redevelopment purposes but requires at least 20%to be used to increase and improve the community's supply of Very Low- and Low-Income housing. Tenure. A housing unit is "owned" if the owner or co-owner lives in the unit, even if it is owned only if it is mortgaged or not fully paid for. All other occupied units are classified as "rented," including units rented for cash rent and those occupied without payment of cash rent. Townhouse. A townhouse is a dwelling unit located in a group of three (3) or more attached dwelling units with no dwelling unit located above or below another and with each dwelling unit having its own exterior entrance. Transitional Housing. Shelter provide to the homeless for an extend period, often as long as 18 months, and generally integrated with other social services and counseling programs to assist in the transition to self-sufficiency through the acquisition of a stable income and permanent housing. (See "Emergency Shelter.") 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 Ox.atvcE GErrExAi.Pr.�uv Append'u�D-7 HOUSING time, which shall be no less than six months. [California Health and Safety Code Section 50675.2(h)] lindevelopable. Specific areas where topographic, geologic, and/or superficial soil conditions indicate a significant danger to future occupants and a liability to the City are designated as "undevelopable" by the City. Very Low-Income Household. A household with an annual income usually no greater than 50% of the area median family income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available eligibility limits established by the �.5. Department of Housing and llrban Development (H�D) for the Section 8 housing program. AcRor�s UsEn ACS American Community Survey CEQA: California Environmental Quality Act CIP: Capital improvement Program DIF: Development Impact Fee Dll/ac: Dwelling units per acre EDD: California Employment Development Department ESG: Emergency Solutions Grant Program FAR: Floor Area Ratio HCD: California Department of Housing and Community Development HEARTH: Homeless Emergency Assistance and Rapid Transition to Housing Act HOA: Homeowners Association HUD: 11.5. Department of Housing and llrban Development LISC: Local Initiatives Support Corporation MFI: Median Family Income MHSA: Mental Health Services Act RHNA Regional Housing Needs Assessment RTP: Regional Transportation Plan SCAG: Southern California Association of Governments SF: Summary File (11.5. Census) SOI: Sphere of Influence STF: SummaryTape File (IJ.S. Census) TOD: Transit-Oriented Development OxatvGE GErrE�,Pratv Appendix D-8