2014-006 - Santa Ana General Plan Housing Element and Public Safety Element Updates

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HOUSING NEEDS Housing Factors Whereas population and job growth are key influences in housing demand, the RHNA also includes factors to address the supply of new housing. The RHNA is adjusted to accommodate a certain number of vacant units to allow for sufficient choice for consumers, maintain rents and prices at adequate levels, and create an environment conducive to housing maintenance and repair. In built -out cities such as Santa Ana, new residential development requires the demolition or removal of existing uses. SCAG adjusts the City's housing planning goals for the RHNA by a standard "replacement factor" based on the historical rate of units lost to demolition. However, for the upcoming planning period, residential growth is proposed in underutilized commercial areas (in the case of Harbor Boulevard and Metro East), though additional replacement of housing is likely in areas such as Downtown and other district centers. Fair Share Factor Santa Ana's housing construction need represents the total construction need to accommodate expected population and employment growth, while accommodating a normal amount of vacancies and replacement units. This need is furthered divided into four household income categories defined by state law. As illustrated earlier in this appendix, these categories are based on the 2010 Census County Median Family Income and include four different income categories that are summarized in Table A -11. California law states that the RHNA is required to avoid or mitigate the overconcentration of income groups to achieve its objective of increasing supply and mix of housing types, tenure, and affordability in an equitable manner. The idea is to require cities with a smaller proportion of lower income units to provide a larger share of those units as part of their construction need to compensate for cities that accommodate more than their fair share. Targets are set to encourage cities to house their fair share of all economic groups. Table A -10 sets forth the City's housing planning goals for the 2014 -2021 planning period covered by the Housing Element. Table A -10 Regional Housing Needs Allocation 2014 -2021 Source: SCAG, 2012 Note: Household goals based on 2010 Census County Median Family Income ($83,735). A -34 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Very Low (0— Low (51 -80% Moderate (81— Above Moderate 50% of MR) of MR) 120% of MR) (120% above MR) Total 2014 -2021 RHNA 45 32 37 90 204 Carryover 2006- 2014 RHNA 111 90 0 0 201 Combined RHNA 156 122 37 90 405 Source: SCAG, 2012 Note: Household goals based on 2010 Census County Median Family Income ($83,735). A -34 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT