NEW* Draft Housing Element

118 Pages·2009·2.49 MB·English

City of Garden Grove

2008‐2014 Housing Element
Public Hearing Draft 

July 2009 
11222   A C A C I A  PARKW A Y, GA RD EN G RO VE,  CA   92840

City of Garden Grove

2008-2014
Housing Element

City of Garden Grove
11222 Acacia Parkway
Garden Grove, CA 92840

July 2009

Table of Contents

Chapter 1: Introduction...........................................................................................................................1
Role and Organization of the Housing Element...........................................................................................1
State Requirements and Legislative Changes................................................................................................1
Relationship to Other General Plan Elements...............................................................................................3
Public Participation..............................................................................................................................................3
Data Sources.........................................................................................................................................................5

Chapter 2: Housing Element Needs Assessment...................................................................................7
Introduction...........................................................................................................................................................7
Population and Employment in Garden Grove............................................................................................8
Population and Growth Trends....................................................................................................................8
Income and Employment.............................................................................................................................13
Special Needs.................................................................................................................................................18
Housing Profile...............................................................................................................................................23
Housing Issues................................................................................................................................................26
Affordable Housing in Garden Grove......................................................................................................31
Estimates of Housing Need.........................................................................................................................37

Chapter 3: Housing Element Constraints Analysis............................................................................41
Governmental Constraints...............................................................................................................................41
Land Use Controls.........................................................................................................................................41
Development Fees and Exactions..............................................................................................................55
Development Review and Permit Processing.........................................................................................57
Building Code and Enforcement................................................................................................................58
Housing for Disabled Persons....................................................................................................................58
Non-Governmental Constraints......................................................................................................................60
Market Constraints........................................................................................................................................60
Infrastructure Constraints.............................................................................................................................62
Environmental Constraints...........................................................................................................................62

Chapter 4: Housing Resources............................................................................................................63
Availability of Sites for Housing......................................................................................................................63
Progress Toward the RHNA............................................................................................................................64
Units Constructed..........................................................................................................................................64
Units Approved or Under Construction...................................................................................................64
Remaining RHNA..........................................................................................................................................66
Residential Sites Inventory...............................................................................................................................66
RHNA Candidate Sites......................................................................................................................................67
Second Unit Residential Potential..................................................................................................................69
Vacant Mixed Use Sites....................................................................................................................................70
Comparison of Sites Inventory and RHNA..................................................................................................72
Additional Housing Opportunities.................................................................................................................73
Vacant Residential Land...............................................................................................................................74
Vacant Mixed Use Properties.....................................................................................................................77
Financial Resources...........................................................................................................................................77
Redevelopment Set-Aside Funds...............................................................................................................77
City of Garden Grove i 2008-2014 Housing Element
Department of Housing and Urban Development (HUD) Grants....................................................77
Section 8 Rental Assistance Program........................................................................................................78
CalHome Grants............................................................................................................................................78
Housing Agreements....................................................................................................................................79
Administrative Resources.................................................................................................................................79
Community Development Department...................................................................................................79
Economic Development Department.......................................................................................................79
Non-Profit Developers..................................................................................................................................79
Energy Conservation Opportunities..............................................................................................................80

Chapter 5: Review of Accomplishments.............................................................................................83
Evaluation of Previous Accomplishments.....................................................................................................83

Chapter 6: Housing Element Plan.......................................................................................................93
Housing Maintenance and Preservation......................................................................................................93
Program 1: Housing Rehabilitation Grant Programs.............................................................................94
Program 2: Code Enforcement...................................................................................................................95
Program 3: Multi-Family Acquisition and Rehabilitation......................................................................95
Affordable Housing...........................................................................................................................................96
Program 4: Affordable Housing Construction........................................................................................96
Program 5: Rental Assistance.....................................................................................................................97
Program 6: Home Ownership Assistance................................................................................................97
Program 7: Preservation of Affordable Rental Housing.......................................................................98
Adequate Housing Sites...................................................................................................................................98
Program 8: Sites Inventory..........................................................................................................................99
Program 9: Mixed-Use Development....................................................................................................100
Remove Constraints to Housing Production............................................................................................101
Program 10: Extremely Low Income Housing.....................................................................................101
Program 11: Parking Standards...............................................................................................................102
Program 12: Water and Sewer Service Providers..............................................................................103
Equal Access to Housing...............................................................................................................................103
Program 13: Fair Housing Services........................................................................................................104
Program 14: Reasonable Accommodation..........................................................................................104
Program 15: Homeless Housing Needs................................................................................................105
Community Engagement...............................................................................................................................105
Program 16: Implementation and Community Engagement..........................................................105
Quantified Objectives by Income Group.................................................................................................106

2008-2014 Housing Element ii City of Garden Grove
List of Tables
Page

Table 1: Population Growth: Garden Grove and Surrounding Cities, 1990-2007..............................9
Table 2: Age Distribution................................................................................................................................10
Table 3: Household Characteristics..............................................................................................................11
Table 4: Race and Ethnicity by Person.........................................................................................................12
Table 5: Households by Income Category.................................................................................................15
Table 6: Tenure By Income by Household Type.......................................................................................15
Table 7: Household Income by Race/Ethnicity..........................................................................................16
Table 8: Employment by Occupation..........................................................................................................16
Table 9: Median Earnings by Occupation...................................................................................................17
Table 10: OCP 2006 Employment Projections............................................................................................17
Table 11: Major Employers...............................................................................................................................18
Table 12: Disability by Age...............................................................................................................................19
Table 13: Special Needs Households.............................................................................................................20
Table 14: Housing Unit Growth......................................................................................................................23
Table 15: Population and Housing Growth Comparison..........................................................................24
Table 16: Housing Type.....................................................................................................................................25
Table 17: Tenure and Vacancy........................................................................................................................25
Table 18: Age of Housing Stock, 2005..........................................................................................................26
Table 19: Overcrowding by Tenure................................................................................................................27
Table 20: Orange County Home Prices, 2007.............................................................................................28
Table 21: 2007 Orange County Fair Market Rents.....................................................................................29
Table 22: Households Experiencing Cost Burden.......................................................................................29
Table 23: Housing Affordability for Low Income Residents, Orange County.......................................30
Table 24: Affordable Housing Units...............................................................................................................32
Table 25: Affordable units At-Risk of Converting to Market Rate (2008-2018)....................................34
Table 26: Market Value of At-Risk Projects...................................................................................................35
Table 27: Rent Subsidies Required to Preserve At-Risk Rental Units......................................................36
Table 28: Summary of Existing Housing Need.............................................................................................37
Table 29: Housing Assistance Needs of Low and Moderate Income Households.............................38
Table 30: RHNA 2007........................................................................................................................................39
Table 31: General Plan Land Use Designations...........................................................................................42
Table 32: Development Standards..................................................................................................................43
Table 33: Permitted Uses in Land Use Code................................................................................................45
Table 34: Parking Spaces Required in Residential Development............................................................50
Table 35: Maximum Number of Bathrooms Per Number of Bedrooms................................................53
Table 36: Density Bonus Opportunities.........................................................................................................55
Table 37: Planning and Development Fees..................................................................................................56
Table 38: Disposition of Conventional Home Purchase Loan Applications for the Santa Ana-
Anaheim-Irvine MSA........................................................................................................................61
Table 39: Credits toward the RHNA...............................................................................................................65
Table 40: Remaining RHNA..............................................................................................................................66
Table 41: RHNA Candidate Sites: Vacant Residential Sites......................................................................68
Table 42: RHNA Candidate Sites: Recyclable Residential Sites...............................................................69
Table 43: RHNA Candidate Sites: Vacant Mixed Use Sites......................................................................72
Table 44: Comparison of RHNA Candidate Sites and RHNA..................................................................73
Table 45: City of Garden Grove 2008-2014 Housing Element Previous Program Accomplishments
(2000 Housing Element).................................................................................................................84
City of Garden Grove iii 2008-2014 Housing Element
Table 46: Summary of 2000 Quantified Objectives and Progress..........................................................91
Table 47: Summary of 2008-2014 Quantified Objectives......................................................................106

List of Figures

Figure 1: Garden Grove Population 1950-2030...........................................................................................8
Figure 2: Median Earnings by Race/Ethnicity..............................................................................................12
Figure 3: Median Age by Race/Ethnicity, 2005..........................................................................................13
Figure 4: Household Income Distribution, 2005........................................................................................14
Figure 5: Housing Unit Growth Projections.................................................................................................24
Figure 6: M-1 and M-P Zones Map................................................................................................................48
Figure 7: Sites Inventory Map..........................................................................................................................75

2008-2014 Housing Element iv City of Garden Grove
Chapter 1
I
NTRODUCTION

The Housing Element of the General Plan is designed to provide the City with a coordinated and
comprehensive strategy for promoting the production of safe, decent, and affordable housing within
the community.
Role and Organization of the Housing Element
The Housing Element is one of the seven mandatory elements of the General Plan, and it specifies
ways in which the housing needs of existing and future residents can be met. Consistent with State
Housing Element laws, it must be updated every five years unless otherwise extended by legislation.
This Housing Element covers a period extending from July 1, 2008 to June 30, 2014. The Housing
Element identifies strategies and programs to: 1) conserve and improve the existing affordable
housing stock; 2) assist in the development of affordable housing; 3) identify adequate sites to
achieve a variety of housing; 4) remove governmental constraints on housing development; and 5)
promote equal housing opportunity.

The Housing Element consists of the following major components:

(cid:131) An introduction of the purpose and organization of the Housing Element (Chapter 1)
(cid:131) An analysis of the City’s demographic and housing characteristics and trends (Chapter 2)
(cid:131) A review of potential market, governmental, and environmental constraints to meeting the
City’s identified housing needs (Chapter 3)
(cid:131) An evaluation of land, administrative, and financial resources available to address the
housing goals (Chapter 4)
(cid:131) A review of past accomplishments under the previous Housing Element (Chapter 5)
(cid:131) A Housing Plan to address the identified housing needs, including housing goals, policies,
and programs (Chapter 6).
State Requirements and Legislative Changes
The California Legislature states that a primary housing goal for the State is ensuring every resident
has a decent home and suitable living environment. Section 65580 of the California Government
Codes describes the goal in detail:

City of Garden Grove 1 2008-2014 Housing Element
Introduction
a. The availability of housing is of vital statewide importance, and the early attainment of
decent housing and a suitable living environment for every Californian, including farm-
workers, is a priority of the highest order.

b. The early attainment of this goal requires cooperative participation of government and
the private sector in an effort to expand housing opportunities and accommodate the
housing needs of Californians of all economic levels.

c. The provision of housing affordable to low- and moderate-income households requires
the cooperation of all levels of the government.

d. Local and state governments have a responsibility to use the powers vested in them to
facilitate the improvement and development of housing to make adequate provision for
housing needs of all economic segments of the community.

e. The Legislature recognizes that in carrying out this responsibility, each local government
also has the responsibility to consider economic, environmental, and fiscal factors and
community goals set forth in the general plan and to cooperate with other local
governments and the state in addressing regional housing needs.

Section 65581 of the California Government Code reflects the Legislative intent for mandating that
each city and county prepare a Housing Element:

a. To assure that counties and cities recognize their responsibilities in contributing to the
attainment of the state housing goal.

b. To assure that counties and cities will prepare and implement housing elements which,
along with federal and state programs, will move toward attainment of the state housing
goals.

c. To recognize that each locality is best capable of determining what efforts are required
by it to contribute to the attainment of the state housing goal, provided such a
determination is compatible with the state housing goal and regional housing needs.

d. To ensure that each local government cooperates with other local governments in order
to address regional housing needs.

State law requires housing elements to be updated every five years to reflect a community’s
changing housing needs, unless otherwise extended by State legislation. The Government Code also
requires that each draft Housing Element be reviewed by the California Department of Housing and
Community Development and that the Department’s findings be incorporated prior to adoption, or
that specified findings be made in response to the Department’s comments.

In response to changing State law pertinent to the housing element, this updated Housing Element
addresses recent changes to the State Housing Element law that are intended to facilitate and
expedite the construction of affordable housing:

(cid:131) Extremely Low Income – AB2634 requires local jurisdictions to assess the housing needs of
extremely low-income households, in addition to the established requirement to examine
the needs of very-low, low-, and moderate-income households. Extremely low-income are
2008-2014 Housing Element 2 City of Garden Grove