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Resolution 2014-006
ROH - 02/04/14 RESOLUTION NO. 2014 -006 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING THE SANTA ANA GENERAL PLAN HOUSING ELEMENT AND PUBLIC SAFETY ELEMENT UPDATES (GPA NO. 2013 -01) BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines and declares as follows: A. The California Government Code requires every city to adopt a General Plan. The Plan consists of seven elements, one of which must be a Housing Element. B. Given the priority to address California's critical housing needs, the Housing Element was made the only general plan element required to now be updated every eight years. State law requires that the housing element include "identification and analysis of existing and projected housing needs and a statement of goals, policies and quantified objectives, and scheduled programs for the preservation, improvement and development of housing." C. Assembly Bill 162 strengthens flood protections by requiring jurisdictions to update flood - related information in its General Plan during the mandatory revision to the Housing Element. Thus, the Public Safety Element is also updated to include current floor hazard information. D. Pursuant to state law, the Housing Element must include the following provisions: A review of previous element's goals, policies, programs and objectives to ascertain their overall effectiveness; An assessment of Housing Needs, as set forth by the Southern California Association of Governments (SCAG) via its RHNA process, and inventory of resources and constraints; An analysis and program to preserve assisted housing developments; Resolution No. 2014 -006 Page 1 of 4 A statement of community goals, qualified objectives, and policies relative to the maintenance, preservation, improvement and development of housing; and A program which sets forth a schedule of actions that the city will undertake to implement the plan's goals and policies. E. The Draft Housing Element was initially circulated for public review on November 4, 2013, and submitted to the State Department of Housing and Community Development (HCD) for their required review. The City has had preliminary conversations with HCD, as well as received comments from other organizations, such as the Kennedy Commission. Revisions have been made to the Draft Housing Element by City staff based on these comments. Staff worked closely with HCD to address refinements to the Draft Housing Element, and the City will be receiving a letter from HCD confirming the City's Draft Housing Element is in compliance with State law. F. On December 9, 2013, the Planning Commission held a duly noticed public hearing and voted to recommend that the City Council adopt a resolution approving General Plan Amendment No. 2013 -01. G. On February 4, 2014, the City Council of the City of Santa Ana held a duly noticed public hearing and at that time considered all testimony, written and oral. H. All statements and findings contained in the Housing Element and the Public Safety Element are incorporated herein by this reference as though fully set forth. Section 2. The City Council has reviewed and considered the information contained in the initial study and the negative declaration for Environmental Review No. 2013 -98 prepared with respect to this Housing Element and Public Safety Element. The City Council has, as a result of its consideration, and the evidence presented at the hearings on this matter, determined that, as required pursuant to the California Environmental Quality Act ( "CEQA ") and the State CEQA Guidelines, a Negative Declaration adequately addresses the expected environmental impacts of the Housing Element and Public Safety Element. On the basis of this review, the City Council finds that there is no evidence from which it can be fairly argued that the project will have a significant adverse effect on the environment. The City Council hereby certifies and approves the negative declaration and directs that the Notice of Determination be prepared and filed with the County Clerk of the County of Orange in the manner required by law. Pursuant to Title XIV, California Code of Regulations ( "CCR ") § 735.5(c)(1), the City Council has further determined that, after considering the record as a whole, there is no Resolution No. 2014 -006 Page 2 of 4 evidence that the proposed project will have the potential for any adverse effect on wildlife resources or the habitat upon which the wildlife depends. Therefore, pursuant to Fish and Game Code § 711.2 and Title XIV, CCR § 735.5(a)(3), the payment of Fish and Game Department filing fees is not required in conjunction with this project. Section 3. The City Council hereby approves and adopts General Plan Amendment No. 2013 -01. The Housing Element Update is attached hereto as Exhibit A and incorporated herein by this reference as though fully set forth herein. The Public Safety Element Update is attached hereto as Exhibit B and incorporated herein by this reference as though fully set forth herein. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Council Action dated February 4, 2014, and exhibits attached thereto, and the public testimony written and oral, all of which are incorporated herein by this reference. ADOPTED this 4th day of February, 2014. APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney AYES: Councilmembers: Amezcua, Benavides, Martinez, Pulido Reyna Sarmiento, Tinajero (7) NOES: Councilmembers: None (0) ABSTAIN: Councilmembers: NOT PRESENT: Councilmembers: None (0) Resolution No, 2014 -006 Page 3 of 4 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, MARIA D. HUIZAR, Clerk of the Council, do hereby attest to and certify the attached Resolution No. 2014 -006 to be the original resolution adopted by the City Council of the City of Santa Ana on February 4, 2014. Date: 2z f a/= Clerk of the Council City of Santa Ana Resolution No. 2014 -006 Page 4 of 4 City of Santa Ana General Plan Housing Element 2014 -2021 February 2014 TI ,T I City of Santa Ana General Plan Housing Element 2014 -2021 City of Santa Ana Planning Division Adopted: February 2014 Acknowledgments CITY COUNCIL Miguel A. Pulido, Mayor Sal Tinajero, Mayor Pro Tern, Ward 6 Angelica Amezcua, Ward 3 P. David Benavides, Ward 4 Michele Martinez, Ward 2 Roman A. Reyna, Ward 5 Vincent F. Sarmiento, Ward 1 PLANNING COMMISSION Eric Alderete, Chairman PLANNING & BUILDING AGENCY Jay Trevino, Executive Director Karen Haluza, Planning Manager Sergio Klotz, Principal Planner Melanie McCann, Associate Planner COMMUNITY DEVELOPMENT AGENCY Nancy Fong, Interim Executive Director Shelly Landry - Bayle, Housing Manager Natalie Verlinich, Housing Programs Analyst Sean H. Mill, Vice Chairman CONSULTANTS Alexander Nalle THE PLANNING CENTER I DC&EJamesR. Gartner Joel Crespo Colin Drukker, Associate Principal (Project Patrick Yrarrazaval Manager) Phil Bacerra Mark Hoffman, Associate Principal Suzanne Schwab, Project Planner EXECUTIVE MANAGEMENT David Cavazos, City Manager CITY ATTORNEY Sonia R. Carvalho, City Attorney Jose Sandoval, ChiefAssistant City Attorney Table of Contents Housing Element Introduction 1 Overview.................................................................................. ............................... 1 Purpose and Content ofElement .......................................... ............................... 2 PublicOutreach ...................................................................... ............................... 3 Relationship to Other Planning Efforts ................................. ............................... 6 PlanningContext .............................................. ............................... 9 Demographic Characteristics ................................................. ............................... 9 Economic Characteristics ..................................................... ............................... 12 Neighborhood and Housing Profile .................................... ............................... 15 SpecialNeeds ........................................................................ ............................... 21 HousingNeeds ...................................................................... ............................... 25 Housing Resources .......................................... ............................... 29 Overview................................................................................ ............................... 29 Available Land for Housing ................................................. ............................... 30 Housing Preservation ........................................................... ............................... 37 Housing Preservation ........................................................... ............................... 38 Policy Framework ........................................... ............................... 41 Housing Vision and Policy Plan .......................................... ............................... 41 Housing and Neighborhoods ............................................... ............................... 42 Housing Supply and Diversity ............................................. ............................... 44 Housing Assistance ............................................................... ............................... 46 SpecialNeeds ........................................................................ ............................... 48 HousingPlan ................................................... ............................... 51 Overview................................................................................ ............................... 51 Housing and Neighborhoods ............................................... ............................... 52 Housing Supply and Diversity ............................................. ............................... 57 Housing Assistance ............................................................... ............................... 62 SpecialNeeds Housing ........................................................ ............................... 65 Appendices A. Housing Needs ......................... Overview.............................................................................. ............................... A -1 Demographic Characteristics ............................................. ............................... A -2 Economic Characteristics ................................................... ............................... A -6 Neighborhood and Housing Profile ................................ ............................... A -11 Special Housing Needs .................................................... ............................... A -21 HousingNeeds .................................................................. ............................... A -33 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT TABLE OF CONTENTS B. Housing Constraints ............................... ............................... B -1 Overview............................................................................... ............................... B -1 MarketFactors ........................................................................ ............................B -2 Governmental Factors ............................................................ ............................B -6 Environmental Factors .......................................................... ...........................B -33 C. Housing Resources .................................. ............................... C -1 Overview.............................................................................. ............................... C -1 Available Land for Housing ............................................... ............................... C -4 Housing Preservation ....................................................... ............................... C -41 Financial Resources for Housing .................................... ............................... C -47 D. Program Evaluation ................................ ............................... D -1 Overview.............................................................................. ............................... D -1 Goal 1: Housing Improvement ......................................... ............................... D -2 Goal 2: Housing Production ............................................. ............................... D -7 Goal 3. Housing Assistance ............................................. ............................... D -17 Goal 4. Special Needs ....................................................... ............................... D -22 E. Public Outreach ...................................... ............................... E -1 Overview............................................................................... ............................... E -1 MajorThemes .......................................... ............................... ............................E -3 SurveyREsults ......................................... ............................... ............................E -7 Changes to City Goals, Policies, and Programs .................. ...........................E -10 Sample Public Outreach Materials ....... ............................... ...........................E -11 Exhibits Exhibit 1 Potential Housing Sites in Santa Ana .................... .............................37 Exhibit C -1 Potential Housing Sites in the Metro East Overlay ........................ C -9 Exhibit C -2 Potential Housing Sites along Harbor Boulevard ......................... C -17 Exhibit C -3 Potential Housing Sites along Fifth Street ..... ............................... C -23 Exhibit C -4 Potential Housing Sites along First Street ...... ............................... C -23 Exhibit C -5 Transit Zoning Code Regulating Plan ............ ............................... C -34 Exhibit C -6 Potential Housing Sites in Santa Ana ............. ............................... C -44 JAA- 11 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT TABLE OF CONTENTS Charts Chart 1 Race and Ethnicity ................................................ ............................... 10 Chart 2 Changes in Age Distribution ................................ ............................... 10 Chart 3 Household Composition ...................................... ............................... 11 Chart 4 Average Household Size ....................................... ............................... 11 Chart 5 Employment Sectors for Santa Ana Residents .... ............................... 12 Chart 6 Median Family Income by Family Type ............. ............................... 15 Chart 7 Household Income by Tenure ............................. ............................... 15 Chart 8 Housing Stock Composition ................................ ............................... 18 Chart 9 Access to Housing Stock by Tenure .................... ............................... 19 Chart 10 Housing Price Trends in Santa Ana .................... ............................... 20 Chart 11 Income Needed to Afford Housing in Santa Ana .............................. 21 Chart 12 Housing Problems by Tenure .............................. ............................... 22 Chart A -1 Population Growth Trends ................................ ............................... A -2 Chart A -2 Race and Ethnicity .............................................. ............................... A -4 Chart A -3 Changes in Race and Ethnicity .......................... ............................... A -4 Chart A -4 Changes in Age Distribution .............................. ............................... A -5 Chart A -5 Household Composition .................................... ............................... A -7 Chart A -6 Average Household Size ..................................... ............................... A -7 Chart A -7 Employment Sectors for Santa Ana Residents .. ............................... A -9 Chart A -8 Place ofWork, 2004 ........................................... ............................... A -11 Chart A -9 Median Family Income by Family T Age ....... ............................... A -12 Chart A -10 Median Income by Nativity .............................. ............................... A -13 Chart A -11 Household Income by Tenure ......................... ............................... A -13 Chart A -12 Household Growth Trend, 1950 -2015 ............ ............................... A -16 Chart A -13 Housing Stock Composition ............................ ............................... A -17 Chart A -14 Homeownership Trend .................................... ............................... A -18 Chart A -15 Access to Housing Stock by Tenure ................ ............................... A -19 Chart A -16 Housing Price Trends in Santa Ana ................ ............................... A -20 Chart A -17 Income Needed to Afford Housing in Santa Ana .......................... A -21 Chart A -18 Apartment Stock Characteristics ...................... ............................... A -22 Chart A -19 Housing Overcrowding in Santa Ana .............. ............................... A -23 Chart A -20 Housing Overpayment Santa Ana ................... ............................... A -24 Chart A -21 Year Housing Built ........................................... ............................... A -46 Chart C -1 Affordable Housing Projects ............................. ............................... C -45 j CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT III TABLE OF CONTENTS Tables Table 1 Average Wage Levels by Occupation ............................ .............................12 Table 2 Santa Ana Households by Income Category ................ .............................14 Table 3 Special Housing Needs .................................................. .............................21 Table A -10 Regional Housing Needs Allocation 2014 - 2021 .... ...........................A Table 4 Developmentally Disabled Residents by Age in Santa Ana ......................23 Table 5 Regional Housing Needs Allocation 2014- 2021 .......... .............................25 Table 6 Development Potential Summary ............................... ............................... 36 Table 7 Units at Risk of Conversion by 6/30/2024 ..................... .............................38 Table B -1 Table 8 Housing Element Quantified Objectives, 2014 - 2021 .. .............................51 Table 9 Housing Implementation Summary ........................... ............................... 70 Table A -1 Average Wage Levels by Occupational Group ........ ............................A -7 Table A -2 Santa Ana Households by Income Category .......... ...........................A -10 Table A -3 Existing Rental Survey and Affordability, 2013 ...... ...........................A -18 Table A -4 Santa Ana Senior Housing Options ........................ ...........................A 22 Table A -5 Developmentally Disabled Residents by Age in Santa Ana ..............A 23 Table A -6 State - Licensed Facilities for People with Disabilities .......................A 25 Table A -7 Sample ofMultiple - Family Residential Projects Built or Table B -6 Approved Since 2008 ............................................. ...........................A 28 Table A -8 2013 Point in Time Survey Homeless Subpopulations ....................A 31 Table A -9 Santa Ana Homeless Housing Gap Analysis ......... ...........................A 32 Table A -10 Regional Housing Needs Allocation 2014 - 2021 .... ...........................A 34 Table A -11 Foreclosures in Santa Ana, 2008 - 2012 .................... ...........................A 37 Table B -1 General Plan Designations Allowing Housing ....... ............................B -6 Table B -2 Permitted Housing Types in Santa Ana .................. ............................B -8 Table B -3 Residential Development Standards ....................... ...........................B 13 Table B -4 Multiple - Family Residential Development Standards .....................B 14 Table B -5 Residential Parking Standards ................................. ...........................B 15 Table B -6 Parking in Growth Areas to Address the RHNA ... ...........................B 16 Table B -7 Sample ofMultiple - Family Residential Projects Built or Approved Since 2006 ............................................. ...........................B 19 Table B -8 Residential Development Standards in Metro East Mixed -Use OverlayZone .......................................................... ...........................B 21 Table B -9 Permitted Residential Building Types by District in Transit ZoningCode .......................................................... ...........................B -23 Table B -10 Residential Development Standards in the Transit Zoning Code........................................................................ ...........................B -24 Table B -11 Building Code Standards ....................................... ...........................B -25 Table B -12 Permit Processing Timeframe for Housing Projects ......................B -28 Table B -13 Planning Division Fees in Santa Ana ................... ...........................B -29 Table B -14 Residential Development Fees in Santa Ana ......... ...........................B -30 Table C -1 Regional Housing Needs Allocation 2014- 2021 . ............................... C -2 Table C -2 Housing Projects and Sites to Accommodate the 2006 -2014 Carryover............................................................. ............................... C -3 Table C -3 Vacant and Underutilized Land in the Metro East Overlay ............. C -7 Table CA Vacant and Underutilized Land along Harbor Boulevard ............. C -15 Aj_Table C -5 Vacant and Underutilized Land along Fifth Street ......................... C -21 Table C -6 Vacant and Underutilized Land along First Street .......................... C -23 Table C -7 Vacant and Underutilized Land in the Transit Zoning Code........ C -31 IV CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT TABLE OF CONTENTS Table C -8 Development Potential Summary ...................... ............................... C -38 Table C -9 Units at Risk ofConversion by 6/30/2024 .......... ............................... C -41 Table C -10 Preservation Strategy: Replace Rental Subsidies ............................. C -42 Table C -11 Preservation Strategy: Construct New Units .... ............................... C -43 Table C -12 Preservation Strategy: Rehabilitate and Acquire Units ................... C -44 Table D -1 Summary ofProgress 2008 -2014 Quantified Objectives D -2 Table D -2 Progress toward Housing Element Goal #1 Objectives DA Table D -3 Progress toward the 2006 -2014 RHNA objectives . ............................D 7 Table D -4 Progress toward Housing Element Goal #2 Objectives D -10 Table D -5 Progress toward Housing Element Goal #3 Objectives D -19 Table D -6 Progress toward Housing Element Goal #4 Objectives D -23 J CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT V TABLE OF CONTENTS Thispage intentionally left blank. JAA- V CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Introduction This chapter introduces the Housing Element: its purpose, content, public outreach process, and relationship to other City planning efforts. OVERVIEW Incorporated in 1886, the City of Santa Ana has a rich historical and cultural heritage. The City of Santa Ana is the county seat, and it boasts an eclectic urban environment, burgeoning employment centers, transit hub, historic neighborhoods and downtown, and a rich history dating back to the mid- 1800s. These features distinguish Santa Ana as Orange County's downtown. The City of Santa Ana has seen significant changes in its housing market and housing conditions during the last decade. Housing prices tripled from 1998 to 2007, and now are significantly declining with the market downturn. Housing and apartment rents have increased steadily during this time. As an urban center, the revitalization of housing and neighborhoods is also a critical concern. At the same time, the City of Santa Ana has one of the most diverse international populations of all communities in the County of Orange. The Housing Element recognizes the community's housing needs and the complexity ofprograms needed to address them. The vision, goals, policies, and programs are designed to address the following issues: Adapting to changing housing market conditions. Meeting state - mandated regional housing needs goals. Furthering quality housing and neighborhoods. Accommodating social and economic diversity. Assisting residents with special housing needs. Supporting the City's long -term economic development. The Housing Element seeks to address each of these planning issues, while balancing them with other City goals and objectives that will further the City's long -term vision as "Downtown Orange County." CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT r INTRODUCTION PURPOSE AND CONTENT OF ELEMENT California law (Government Code Section 65580 et seq.) requires that cities develop housing programs to meet their fair share of housing needs for the community. A key part of this goal is addressing the regional housing needs assessment (RHNA) and state law requirements to plan, facilitate, and encourage housing production commensurate with their assigned need. The City ofSanta Ana has been assigned a planning goal of accommodating 204 housing units for the housing element planning period of 2014 to 2 02 1. To comply with state law, Santa Ana prepares a housing element every five years. The Santa Ana Housing Element must contain goals, policies, and programs to facilitate the development, improvement, and preservation ofhousing. State law prescribes the scope and content of the housing element pursuant to Section 65583 of the California Government Codes. The Housing Element is organized into the following sections: Housing Element Framework. This introduces Santa Ana's housing needs and contains an analysis of resources to address those needs. This is followed by the Policy Framework, which is a series of goals and policies, and a Housing Plan of implementation programs. Appendix A: Housing Needs. This appendix contains an analysis of demographic, economic, neighborhood, and housing characteristics; special needs of residents; and other housing needs in the community. Appendix B: Housing Constraints. This appendix contains an analysis of potential and actual market, government, and environmental constraints to the development, maintenance, and improvement of housing. Appendix C: Housing Resources. This appendix contains an inventory, analysis, and assessment ofthe City's resources to address its housing needs, including land, preservation opportunities, and financial resources. Appendix D: Program Evaluation. This appendix contains a summary of progress toward meeting the City's 2006 -2014 housing goals, and contains an evaluation ofthe appropriateness of those goals and programs. Appendix E: Public Outreach. This appendix details the venues provided to residents and stakeholders to discuss housing needs and opportunities, including workshops, stakeholders groups, study sessions, and visioning. J A 2 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT INTRODUCTION PUBLIC OUTREACH California law requires that local governments make a diligent effort to achieve participation from all economic segments ofthe public in the development ofthe housing element. As part of the Housing Element planning process, the City provided a wide array of venues to solicit input and participation in housing discussions with residents, businesses, stakeholders, advocates, civic leaders, and other interested parties. Opportunities were also offered in multiple languages, reflecting the diversity of Santa Ana residents. OPPORTUNITIES FOR PARTICIPATION Some ofthe key efforts undertaken during this period were: Community Workshops. To capitalize on the City's goals related to the intersection of housing and transportation, two public outreach workshops were coupled with outreach for an update to the Circulation Element. The City held community workshops on April 27, 2013, and May 9, 2013, at City senior centers. These evening and weekend workshops provided an overview of the Housing Element process and community needs. Attendees participated in facilitated sessions to provide input on housing issues of greatest concern to them. To maximize participation, notices were published in Spanish, and translation services were available at both meetings. Health and Fitness Fair. Promoting health and wellness is a priority of the City. The City's Parks and Recreation and Community Services Agency hosted a health and fitness fair on Saturday, June 1. The Planning Department sponsored a booth at this event to solicit feedback for the Housing Element through a survey and interactive games. Survey. A bilingual English and Spanish survey was available during the months of June and July to collect additional community feedback. The survey was available on the City's website and advertised through the neighborhood community link meetings. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 3 Santa Ana held multiple venuesfor residents, stakeholders, and businesses to participate in the Housing Element. INTRODUCTION Stakeholder Workshops. The City held a special workshop (June 20, 2013) with community-based organizations (nonprofit legal advocates, service organizations, interested parties, developers, stakeholders, etc.). This workshop focused on the topic ofhealthy communities and the integration of policies and programs into the City's Housing Element to support "healthy housing." The purpose of this workshop was to discuss integrating health and wellness into the Housing Element and to solicit input from the diverse and specialized perspectives ofeach ofthe participants. Housing Commission Workshop. The City held a study session (October 1, 2013) with the Community Redevelopment and Housing Commission to provide an overview ofthe Housing Element update. The study session took place during their regularly scheduled monthly meeting time and was open to the public. Planning Commission and City Council Study Sessions. The City conducted study sessions with the Planning Commission (September 23, 2013) and the City Council (October 7, 2013). These sessions provided an overview of the Housing Element and key community needs, and then solicited input on issues of concern from each respective commission. All commission meetings were duly noticed to the public. Appendix E contains a summary of the results ofthe outreach. SUMMARY OF PARTICIPATION Participants at the community workshops, study sessions, stakeholder meetings, and other gatherings provided awealth ofinformation regarding the City's future direction and the most pressing needs, program ideas, and priorities for action. Key themes included: Santa Ana's Future. The City Council's vision for Santa Ana is to strengthen the City's historic role as Downtown Orange County, benefitting from its location, employment centers, rich heritage, and diversity. Participants voiced a desire for the City to continue its commitment to job creation and to provide desirable places for people to live and work. Santa Ana is recognized as a unique and diverse City in Orange County, and its future will depend on leveraging its wealth of resources. The City's housing vision supports the notion of uniqueness, inclusiveness, and sustainability through housing policy and programs. Housing Santa Ana's Residents. Housing plays an important role in achieving the City's vision. Participants at workshops clearly emphasized the need for encouraging the widest possible choices of housing— single - family, apartments, townhomes, senior housing, housing for people with disabilities, and housing for homeless people affordable at all levels. Improved housing conditions and neighborhood safety were also important topics to the City's residents. In response to increased interest in the relationship between health and housing, a focused stakeholder meeting explored health and wellness. 4 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT INTRODUCTION The Housing Element supports offering the broadest range of choices and includes programs to facilitate affordability for people ofall income levels. Preserving Neighborhoods. Participants provided compelling testimony of the need to improve and maintain their neighborhoods —their housing, streets, parks and open space, and other important features that contribute to the livability oftheir neighborhoods. Additionally, residents were concerned about preserving their historic neighborhoods. The Housing Plan sets forth various programs to improve housing and neighborhoods, and affirms the role of neighborhood associations in participating in civic affairs and improving their neighborhoods in partnership with the City. Balancing City Goals. An update to the City's Circulation Element and expansion of OCTA Bus Rapid Transit lines gave residents a chance to explore the intersection between housing and circulation at two joint workshops. Participants understood that housing goals must be balanced with other City goals and objectives. These include the need to support the economy and our workforce, provide for adequate parks and recreational opportunities, promote sustainability, facilitate greater mobility and improve air quality, and protect public health and safety. Although programs to address these concerns are detailed in other General Plan chapters, the Housing Element contains policies and programs to support these efforts. The above themes are incorporated into the City's housing goals, policies, and programs of this document. Appendix E provides a detailed description of each venue, and the notes for each meeting can be found by referring to the City's website. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 5 Participants at meetings discussed the City's housing needs and initiatives to include in the Housing Element. Santa Ana's historic clock stands as a beacon to its downtown. INTRODUCTION RELATIONSHIP TO OTHER PLANNING EFFORTS CITY VISION As expressed by the City Council, Santa Ana is to be the dynamic urban center of Orange County, acclaimed for its investment in children, neighborhood pride, enriching cultural experiences, appreciation of diversity, thriving economic climate, quality governmental services, and leadership among California cities. This vision underpins the General Plan, the blueprint for community development, and the Housing Element, and guides decisions regarding how resources should be allocated to different priorities. GENERAL PLAN State law requires that a General Plan be internally consistent, so that no conflicts exist among its chapters. Goals, policies, and implementation measures in the General Plan Elements must support and be consistent with one another. The Housing Element builds on the other 11 elements in the General Plan and is consistent with goals and policies set forth therein. The City will continue to maintain consistency between General Plan elements by ensuring that proposed changes in one element are reflected in other elements through amendment ofthe General Plan. SPECIFIC DEVELOPMENT PLANS Santa Ana has adopted a series of implementation tools— specific plans, overlay zones, and other plans—to guide future development in focused areas. These include the Metro East Mixed Use Overlay Zone, Transit Zoning Code, Specific Development Districts, and other similar efforts. The Housing Element is designed to serve as an overarching policy document that bridges specific implementation plans with the goals and policies in the General Plan. Whereas the Housing Element provides a guiding framework for housing Citywide, specific implementation tools provide guidance for specific areas of the City. HOUSING IMPLEMENTATION PLANS The City implements other plans that relate to the Housing Element. The Consolidated Plan guides the expenditure of federal funds for housing and community development activities, particularly low and moderate income households and persons with special needs. The Redevelopment Implementation Plan governs the expenditure of tax increment funds for the rehabilitation, construction, and improvement of housing. The Santa Ana Housing Authority has two plans (Annual Plan and FiveYear Plan) that guide the expenditure of federal monies for the Housing Choice Voucher Program. ROLES OF THE HOUSING AUTHORITY The Housing Authority of the City of Santa Ana oversees funding the City JAdL receives for the Housing Choice Voucher program from the Department of 6 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT INTRODUCTION Housing and Urban Development. The Housing Authority (SAHA) is a governmental body created and authorized by state law to develop and operate housing and housing programs for low- income families. The mission of the SAHA is to, "provide safe, decent and sanitary housing conditions for very low - income families and to manage resources efficiently. SAHA supports personal, economic and social upward mobility to provide families the opportunity to make the transition from subsidized to non - subsidized housing. SAHA also assists the City ofSanta Ana in its goal to maintain its housing stock." JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 7 J A INTRODUCTION Thispage intentionally left blank. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Planning Context This section provides an overview ofthe key housing needs in Santa Ana based on demographic, socioeconomic, housing, and special need characteristics. These trends and community characteristics are a foundation for developing responsive housing goals, policies, and programs. DEMOGRAPHIC CHARACTERISTICS As the county seat for more than a century, the City of Santa Ana has long been recognized as the historic urban center ofOrange County. Like many Southern California cities, Santa Ana experienced a post —World War II housing boom. During the 1940s, military facilities adjacent to the City provided an economic stimulus, thousands ofjobs, and a need for additional housing. Many of Santa Ana's residential neighborhoods were built to accommodate population growth anticipated from these factors over the next few decades. During the 1960s through the late 1970s, as master planned communities began to emerge in southern Orange County, residential neighborhoods continued to fill in the remaining undeveloped land in Santa Ana. Significant apartment construction began to emerge during this period and continued through much of the 1980s. This new housing accommodated a wave of population growth, initially from families migrating from the greater Los Angeles area, and later in the 1980s from immigration from other countries. In recent decades, Santa Ana has experienced slower growth in housing, due in part to the lack ofvacant land and built -out fabric. From 1990 through 2007, net housing production totaled almost 500 units (U.S. Census and California Department of Finance). However, the City's population increased by about 60,000, due in part to increased immigration from other countries, migration of families from other cities, and demographic trends reflective of the Southern California region. Looking forward, Santa Ana is planning to meet its future housing needs by directing growth to focused areas of the community. Within a context ofa complex and growing urban center, these changes are one of several considerations that shape housing needs in Santa Ana. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 3% 9% 10% 78% Hispanic White E Asian All Others Chart 1: Race and Ethnicity Source: U.S. Census Bureau, 2010. 140 120 100 80 60 40 20 2000 2010 Under 20 -24 25 -44 45 -64 65 and 20 over Chart 2: Changes in Age Distribution Population in Thousands Santa Ana's middle age adults and seniors are aging inplace. Source: U.S. Census Bureau, 2010. PLANNING CONTEXT POPULATION CHARACTERISTICS Race and Ethnicity The City of Santa Ana is a culturally diverse community. Demographic changes over the past decades in Santa Ana are reflective ofregional and national trends e.g., aging ofthe population and immigration). As ofthe 2010 Census, Hispanics comprise 78 percent ofresidents, Whites comprise 9 percent, Asians 10 percent, and all others 2 percent (Chart 1). A key aspect of Santa Ana is its foreign -born population, comprising 48 percent of residents. These households often include extended or multigenerational families and tend to have more modest incomes than native -born residents. Second and third generations of immigrant families tend to be more affluent than first generations, have smaller family sizes, and prefer housing opportunities similar to nonimmigrant populations (see research from the Population Dynamics Group at the University of Southern California, Center for Demographic Research at California State University ofFullerton, and the Federal Department ofHousing and Urban Development). Age Characteristics Between 2000and 2010 the City experienced a significant decrease in family - forming adults ages 25-44 and their children (Chart 2). Santa Ana also experienced a decrease of approximately 22,000 children (13 percent decrease). Generally, younger households prefer smaller and more affordable housing as they accumulate wealth. Moreover, the predominance of family- forming adults will likely continue to place a strong demand on entry -level housing and larger units to accommodate children. This group is the primary source of entry -level demand for homeownership opportunities. Middle -aged adults, the primary market for move -up housing, experienced a significant increase. This group could place an increased demand on the market for move -up opportunities. Housing developments such as Skyline, City Place, and Promenade target this demographic segment. Meanwhile, with the gradual aging ofthe baby boom population, Santa Ana can expect to see a modest increase in a demand for senior housing as baby boomers approach retirement. However, Santa Ana has a lower percentage of middle -aged adults compared to other communities in Orange County, so the impact may be less than expected in other cities. J A 10 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT PLANNING CONTEXT HOUSEHOLD CHARACTERISTICS Household Type Household type is an important factor in determining housing need. According to the 2010 Census, the City has 73,174 households, an increase of only 174 units since 2000. However, the composition significantly changed. During the early 2000s Santa Ana household composition shifted: single people and nonfamilies increased 25 percent, married couples without children increased 22 percent, married couples with children decreased 22 percent, and other families increased by 22 percent, as shown in Chart 3. As of the 2010 Census, Santa Ana's households are predominantly families, comprising 81 percent ofhouseholds, which is 15 percent higher than the national average. At least half ofthese households are families with children. Nonfamily households, which are typically single or unrelated persons sharing housing, comprise 6 percent. Household Size The City's household characteristics and trends have resulted in an average household of 4.4 persons. According to the 2013 Orange County Community Indicators Report, Santa Ana has the largest household size in Orange County Chart A -6) and the 10"' highest in the nation. During the early 2000s, the number of single persons and small families with two to four family members increased in number, while the number of large families with five, six, and seven members all decreased. Part of this is due to the economic downturn, which helped to balance rental prices reducing the number of shared residences with multiple families. Although family sizes are becoming smaller, the 2010 Census shows Hispanics have the largest average family size, with an average of 5.2 persons per household. Changes in household type and size together significantly affect the need for different types of housing. Preserving and rehabilitating the overall supply of housing may provide opportunities and help alleviate some of the overcrowding pressures in the City. However, larger housing units that can accommodate families are also needed. At the same time, providing more housing opportunities for the aging baby boomers will allow seniors a greater opportunity to stay in the community. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 40,000 30,000 20,000 10,000 0 2000 2010 with without Families and Children Children Non- Chart 3: Household Composition Households in Thousands Source: U.S. Census Bureau, 2010. 5.0 4.0 3.0 2.0 1.0 0.0 Po` , O Chart 4: Average Household Size Source: U.S. Census Bureau, 2010. 11 JA& PLANNING CONTEXT ECONOMIC CHARACTERISTICS Manufacturing A variety of economic characteristics influence the need for housing and the Average Salary ability to afford housing. These include the jobs available in the community, Re #ail Trade resident occupations, and incomes earned by different types ofhouseholds. 23,180 16% Mnagemaent SANTA ANA JOB MARKET Accommodation and Food Service The City of Santa Ana has a diverse base of industries according to the U.S. tY g Health Care and Social Census Bureau, Longitudinal Employer - Household Dynamics. For discussion, Assistance the City's economic base can be organized into six major groups of industries. Construction The professional, finance, real estate, and information sectors provide a total of 18,755 27,205 jobs (or 18 percent of all jobs) in Santa Ana. As the county seat and home Wholesale Trade to one ofthe largest school districts, the government, public administration sector, 30,945 and educational sector provide 37,194 jobs or 25 percent ofall jobs in Santa Ana. Educational Services The manufacturing, transportation, warehousing, and construction sector Professional, Scientific and account for 27,990 jobs (or 19 percent). Administrative support positions and Technical Services other services account for an additional 12,900 jobs or 9 percent of all jobs. Public Wholesale and retail industries provide 18,841 jobs or 13 percent. Health care and Administration social service assistance make up 6 percent of jobs. All Others 0% 10% 20% Resident Occupations Santa Ana residents are employed in a broad range of occupations. As shown in Chart 5: Employment Table 1,16 percent ofSanta Ana residents work in management and professional Sectors for Santa Ana jobs, 27 percent in services, 23 percent in sales, 13 percent in Residents construction/extraction and maintenance occupations, and 21 percent in Percent of Total Jobs production /transportation/material- moving jobs. While management and Admin /Waste Management = professional occupations pay salaries that average around $93,970 and above, the Administrative Support, Waste majority ofresidents work in more moderate - paying occupations that average less Management and Remediation. than $53,000 annually. This has a direct influence on the ability to afford housing. Source: U.S. Census Bureau, Table 1 details the average wages for jobs held by residents. Longitudinal Employer - Household Dynamics 2010. Table 1 Average Wage Levels by Occupation Occupation Percent ofJob Base Average SalaryResidentsPercent Management, business, science and arts 23,180 16% 93,970 Services 23,188 27% 22,880 Sales and Office 34,028 23% 41,440 Construction /extraction, and maintenance 18,755 13% 53,490 Production, transportation, and material moving 1 30,945 1 21% 1 $ 32,200 Source: ACS 5 -year 2007 -2011; National Compensation Survey, 2012 for the Santa Ana - Anaheim - Irvine Metropolitan Division. J A 12 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT PLANNING CONTEXT Commute Patterns An important consideration in addressing housing needs is the commute patterns ofresidents and workforce and the extent to which a balance in jobs and housing is desired. In a large metropolitan area where employment centers cross municipal boundaries, a jobs /housing balance is more often achieved at a regional level, as opposed to a City level. However, to the extent that minimizing commutes and improving air quality are important objectives, striving to achieve an acceptable jobs /housing balance is worthwhile. Illustrated in the map below, the majority ofSanta Ana residents — approximately 72 percent —are employed within Orange County. While the majority of employed Santa Ana residents work outside ofthe City, approximately 20 percent work within the City. The top six places where Santa Ana residents work are in Santa Ana, Irvine, Anaheim, Costa Mesa, the City of Los Angeles, and Orange, according to the 2010 US Census. 5 1. SantaAna 2o.400 )20 %) 2. Irvine 11.900(12 %) 3.Anaheim 6.500 (s %) 4. Costa Mesa 4.9oo (s %) 5. Las Angeles (City) 4soo (s %) 5. Orange 4,100 )4 %) 7. Newport Beach 3,600 )a %) Garden Grove 2,aw {3 %) 9.Tustin 2.7o0 )3 %) 10. Huntington Beach 2.500 )a %) lJ,- Numberswere rounded Source: Longitudinal Employer- Household Dynamics based on the 2010 Census CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 13 63.408 46.986 0 lam, Married Married Other Non - without with Families families Children Children Chart 6: Median Family Income by Family Type Source: U.S. Census Bureau, 2007 -2011 American Community Survey. 1Q0% 80% 60% 40% 20% 0% Above Moderate Owner Renter 0 Low Chart 7: Household Income by Tenure Very Low Source: U.S. Census Bureau, 2007- 2011 American Community Survey. PLANNING CONTEXT HOUSEHOLD AND FAMILY INCOME Income by Family Type The median family income varies among different types ofhouseholds, as shown in Chart 6. Married couples without children, which comprise 22 percent of all households, earn the highest median income at approximately $63,408. Married couples with children under 18 years ofage comprise 34 percent of all households and earn the second highest median income of $46,986. Other families and nonfamilies, collectively comprising 43 percent ofall households, earn in the low 40,000s. Income Distribution The State ofCalifornia uses five income categories based on Area Median Income to determine housing affordability and need: extremely low, very low, low, moderate, and above moderate income households. State income guidelines often combine extremely low and very low income into one category, referred to as very low income," and group all lower income categories together. These terms are used throughout this Housing Element. As shown in Table 2, about 54 percent of households earn lower incomes, 21 percent moderate incomes, and 25 percent above moderate incomes. Shown in Chart 7, the income distribution varies by tenure: renters typically have the highest percentage ofvery low income households, and homeowners have the Table 2 Santa Ana Households by Income Cateaory Income Category Percent of Area Median Income (AMI) Median Income in 2010(4 person household) Households Number Percent Extremely low 0 to 30% MFI 27,850 11,370 15% Very low 31 % to 50% MFI 46,450 12,486 17% Low 51 % to 80% MFI 74,300 16,919 22% Moderate 81 % to 120% MFI 104,650 15,657 21% Above moderate 121 % + MFI Above $104,650 18,827 1 25% TOTAL 75,259 1 100% Source: SCAG Existing Housing Needs Data Report using 2005 -2009 ACS; Department of Housing and Community Development, 2013. Note: 2010 Area Median Income for Orange County was $87,200. JAA 14 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT PLANNING CONTEXT NEIGHBORHOOD AND HOUSING PROFILE Neighborhood and housing characteristics define the nature of housing needs in Santa Ana. This section analyzes general neighborhood characteristics, housing type and tenure, housing supply characteristics, housing prices and affordability, and housing problems. NEIGHBORHOOD CHARACTERISTICS Santa Ana has a rich mosaic ofneighborhoods, each distinguished by its history, architecture, housing types, and amenities. More than 60 neighborhood associations have been formed to address neighborhood issues. As is common with many communities in Orange County, approximately 70 percent of all residential areas within the City are single - family residential neighborhoods. Many of these neighborhoods are established and well maintained, and several neighborhoods contain state and local historic resources. Santa Ana has many neighborhoods made up of multiple - family residences: a mixture of single - family, townhomes, apartments, and a combination of industrial and residential uses. 1 The diversity of these neighborhoods is great, and each neighborhood varies widely in condition. The diverse urban and suburban fabric ofmany of these neighborhoods has been1wovenovertimeandreflectsthecomplexityof land use policies implemented over the long history of Santa Ana. The City has undertaken extensive efforts to stabilize residential neighborhoods through appropriate land use direction and housing programs. To protect and stabilize residential neighborhoods, support the City's economic base, and provide housing for the local workforce, Santa Ana is developing new residential neighborhoods in District Centers close to employment centers. These District Centers include the Metro East Mixed Use Overlay Zone, MacArthur Place, Downtown Santa Ana, City Place, and similar locations. Reflective of modern employment centers, Santa Ana's District Centers are defined by eclectic skylines of high -rise residential projects, multiple - family townhomes and apartments, and mixed -use residential/commercial projects. These residential neighborhoods are intensely urbanized, transit oriented, and explicitly designed to support a full array of housing needs in Santa Ana. Vintage home in Santa Ana High -rise and mixed - uses define Santa Ana's District Centers. JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 15 10` 6% Single Family Detached Multiple Family (5+ units) I Duplex/Triplex/Quad Touvnhomes N Mobile Homes Chart 8: Housing Stock Composition Source: U.S. Census Bureau, 2007- 2011 American Community Survey. 46% J A PLANNING CONTEXT HOUSING TYPE AND TENURE Housing Type Santa Ana has 76,898 housing units as of the 2010 Census . Shown in Chart 8, these homes predominantly consist of single - family homes, which include 46 percent for single - family detached homes and 7 percent for townhomes. Multiple - family housing comprises 41 percent ofall housing, ofwhich 10 percent are duplexes, triplexes, and fourplexes. Mobile home units make up the remaining 6 percent of all housing in the City. In addition, the City has group quarters. These products are provided in a variety ofresidential neighborhoods. As Santa Ana's population has diversified and housing needs have become more differentiated, the City has experienced significant levels of construction in innovative housing types other than standard single - family homes and apartments. High -rise and mixed -use condominiums are under construction near major employment centers. Mixed -use and live /work units are sensitively integrated into the fabric of industrial/residential neighborhoods and near employment centers. Artist lofts have added vibrancy to these special districts. The City also has a number ofspecial needs housing projects, including care facilities, senior housing, emergency and transitional housing, and others. Housing Tenure The American dream is often intertwined with homeownership, which can provide financial independence, economic stability, and personal safety. Home investment and pride in homeownership are perceived to contribute to neighborhood quality and stability. Changes in federal housing and banking policies in recent years have opened up homeownership to a much larger portion of society— particularly the working and middle class. According to the 2010 Census, 47 percent (34,756 households) own a home and 53 percent 38,418 households) rent. However, the economic downturn and foreclosures threaten to decrease homeownership rates. Offering a broad range ofrental and affordable homeownership opportunities for Santa Ana residents is a continuing priority. Although many residents first enter the housing market as renters, many will desire to establish greater permanency in the community. The demand for homeownership opportunities is strong among first and second generation residents, and younger adults. A variety of homeownership and rental housing allow residents and their children to live in Santa Ana throughout their lives —as their families grow, as children leave home, and as individuals approach retirement. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT PLANNING CONTEXT HOUSING SUPPLY Housing Vacancy An adequate supply of housing is essential to maintaining adequate choices for residents, moderating housing prices, and encouraging the normal maintenance of properties. This is a delicate balance that must be maintained. Low vacancy rates result in price and rent escalation, while excess vacancy rates result in price depreciation, rent declines, and deferred maintenance. Although market forces are beyond the control of any one city, maintaining an optimal balance of housing supply and demand is a desirable goal. Although different measures exist for defining the optimal balance of housing supply and demand, the building industry assumes that vacancy rates of 1.5 to 2.0 percent for ownership units and 5 to 6 percent for rental housing are optimal and offer a variety of choices for residents. Based on the 2010 Census data, the Citywide housing vacancy rate is 4.8 percent. The significant increase in foreclosures and the uncertain credit market have resulted in an increase in vacancy rates that have dampened the market. Housing Size Chart 9 compares the percentage of renter and owner households with the percentage of appropriately sized units for renters and owners by family size. The size ofunits available for homeowners matches the size ofhouseholds. The same is general true for renter households, with the exception of large - family households. For example, there is an abundance of studio and one - bedroom rental units, but only 30 percent of the renter households have one or two members. Moreover, 38 percent of all families who rent have five or more members, but only 22 percent of rented apartments and single- family homes available have three or more bedrooms. This translates into a shortage of5,940 large family rental units. Owned Units Rented Units 60% 60% 40% 40% 20% 20% 0% —M _ 0% Person Person Person Person Person Person Percentage of homeowners Percentage of renter households Percentage of owned housing Percentage of rented housing CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 17 Chart 9: Access to Housing Stock by Tenure Although there is a balance of ownership units, the city has an excess supply of smallerrental units and a shortage oflarge rental units with three or more bedrooms. Source: U.S. Census Bureau, 2007 -2011 American Community Survey. PLANNING CONTEXT HOUSING PRICES AND AFFORDABILITY Housing Prices and Rents This decade has seen unparalleled increases in housing prices and rents. Fueled by historically low interest rates, overly flexible lending, and pent -up demand for housing, the prices of single - family homes soared. Between 2000 and 2007, the median sales prices increased by 300 percent; since then housing prices have fallen by about 50 percent. The recent market decline has caused prices ofsingle - family homes to drop to $350,000 and condominium prices to drop to $150,000 2012 price levels). During the next 3 years, demand is expected to be stronger. 700 A Single - family Chart 10: Housing Price $600 Trends in Santa Ana Prices in Thousands of Dollars $500 Source: DataQuick, 2013. 400 300 200 100 0 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 Meanwhile, the market for rental apartments has remained more stable. Over the past decade, apartment rents in Santa Ana have generally risen in line with inflation, increasing by approximately 40 percent during 2000 to 2007 compared with inflationary increases of 35 percent. Since 2007 home sales prices have dropped, however, rental prices have outpaced inflation, making renting less affordable over the past decade. Although the housing market and economic downturn have created more lending barriers for new apartment construction, demand for apartments is still strong. J A 18 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT PLANNING CONTEXT Housing Affordability With current housing prices and rents, housing affordability is a critical issue for many households. The lack of affordable housing can create undesirable situations, including overpayment and overcrowding. The following discussion assesses the ability of a four - person household to afford housing in Santa Ana. Affordability is defined as paying no more than 30 percent ofgross income. This topic as it relates to overpayment is discussed in detail later in this chapter. Because ofthe market downturn, the median price for an existing single - family home has been in decline since 2008. Between 2010 and 2012, however, median home prices steadily increased to $350,000 (DataQuick), and the amount of household income needed to afford a home is $100,450, which is affordable to a four - person above moderate income household. Condominiums offer a more affordable housing choice. With recent price reductions, the average price of an existing condominium at $150,000 is affordable to low and moderate income households. New homes sell at prices substantially higher than existing homes. Although the housing market downturn has resulted in lower housing prices, the majority oflower income households can only afford apartments due to income and /or down payment requirements. Similar to homeownership, rental housing affordability is typically assumed as rent payments of no more than 30 percent of gross income. Assuming a four - person household, the maximum affordable monthly rent would be $1,066 for very low- income households, $1,706 for low income households, and $2,986 for moderate income households. According to RealFacts, the median rent for an apartment ranges from $1,115 for a studio, $1,242 for a one - bedroom unit, $1,661 for a two- bedroom unit, and 1,696 for a three - bedroom unit. In comparison to these figures, extremely low and very low households could not afford the median apartment without significant overpayment. In contrast, moderate income households could afford the majority of existing apartments, except for three- bedroom units. Chart 11 illustrated the amount of income needed to afford housing in Santa Ana. Income 61,650 60,000 92,700 to - $48,900 CD $167,400 CD 8100,450 Median Median 2007 2012 Apartment Rent $1,541 1,507 Condo Sales Price $320,000 $150,900 Home Sales Price $610,000 $350,000 0 $100,000 5200.000 $300,000 Purchase Price CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 2007 E 2012 Chart 11: Income Needed to Afford Housing in Santa Ana Source: DataQuick, 2013; RealFacts, 2013; and Trulia, 2013. JA& 19 Overpayment 60% 50% 40% 30% 20% 100% 0% Moderate overpayment Severe overpayment Overcrowding 50% Homeowner Renter 40% 30% 20% 10% 0% a Homeowner Renter Moderate overcrowding Severe overcrowding Chart 12: Housing Problems by Tenure Source: U.S. Census Bureau, 2007 -2011 American Community Survey. PLANNING CONTEXT HOUSING PROBLEMS Housing problems relate to the extent of overpayment (paying too much for housing) and/or overcrowding (or doubling up) ofhouseholds in one home. The conditions are related because overpayment often leads to overcrowding. These conditions also lead to a number of hardships for the households and their families, including insufficient income to afford other necessities, undue burden on families, and accelerated use and wear on housing. The 2011 ACS reports that many Santa Ana households experience overpayment, overcrowding, or both conditions (43 percent overpay and 33 percent are overcrowded). The prevalence ofhousing problems is greater among renters (58.3 percent) than among homeowners (46.2 percent). Chart 12 summarizes each housing problem by tenure for residents of Santa Ana. Overpayment Overpayment refers to a renter household that pays more than 30 percent and owner household that pay more than 35 of gross income for housing costs. Moderate overpayment refers to payments between 30 to 50 percent of gross income; severe overpayment refers to payments exceeding 50 percent. The 2011 American Community Survey reports 31,676 households (43 percent) overpaying for housing. Of this total, 57 percent ofrenters (21,496 households) overpay and 39 percent of owners (14,897 households) overpay for housing. Housing overpayment is most severe among extremely low and low- income households as well as special needs groups, such as seniors. Overcrowding According to California housing element guidelines, housing overcrowding refers to a household that has more members than habitable rooms in a home. Moderate overcrowding refers to a situation where a home is occupied by 1.1 to 1.5 persons per room, and severe overcrowding refers to more than 1.5 persons per room. According to the 2011 ACS, 33 percent of households in Santa Ana live in overcrowded situations. Approximately 21 percent ofhomeowners (8,020) live in overcrowded conditions, with many severely overcrowded. In contrast, 43 percent of renters (16,313) live in overcrowded housing. Overcrowding is most severe among lower income, large renter families. JAA 20 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT PLANNING CONTEXT SPECIAL NEEDS Certain segments of the population are considered to have special housing needs because their circumstances may result in difficulties in finding adequate and affordable housing. Circumstances may include income, household characteristics, disability, or medical conditions. Table 3 summarizes the number ofspecial needs groups in the City. The following discussion illustrates the needs of special needs group and the City's response. Refer to the Appendices for additional information. Table 3 Special Housing Needs Special Needs Group Large households Female- headed households Disabled persons Senior households Farmworkers who are homeless Households /Persons Number I Percent 28,034 44% 11,799 23% 22,301 22% 21,911 13% 1,997 1% 850 1% Sources: 2012 SCAG Existing Housing Needs Data Report, 2011 American Community Survey, and 2013 Orange County Homeless Count and Survey Report. SENIOR HOUSEHOLDS Senior citizens are considered a special needs group because limited income, health costs, disabilities, and the need for access to transportation can make it more difficult for them to find and retain adequate and affordable housing. According to the 2010 Census, 21,911 Santa Ana residents (7 percent) are seniors. Of the 10,303 senior households in 2011, 7,212 (70 percent) own housing and 3,090 (30 percent) rent housing. According to the 2011 ACS, 33 percent of the senior population in Santa Ana lives alone. The 2010 Census reports that seniors have the following needs: 35 percent have a disability, 57 percent earn lower income, and 59 percent overpay for housing. With the aging ofbaby boomers, the increasing number of seniors is expected to create a demand for affordable, barrier -free housing and supportive services. The City of Santa Ana encourages the provision ofa range of housing types and support services. As described in Appendix A (page A -22), the City has approximately 944 age- restricted units; 1,114 senior -only mobile homes, based on telephone survey; and 520 beds in residential care and continuing care facilities, according to the State of California licensed care database. Senior services are provided at two senior community centers. The Orange County Office ofAging coordinates services available to seniors in the community. Programs in the Housing Framework address the provision ofhousing and services to address this segment ofSanta Ana's population. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT jl;,/ \A_ PLANNING CONTEXT LARGE HOUSEHOLDS Santa Ana is a family- oriented community in which the average household size is 4.4 persons — significantly higher than the county average of 3.5. The 2011 ACS reports 13,660 large owner and 14,375 large renter households in Santa Ana, representing 38 percent ofall households. Generally, large households seek larger renter or ownership units with three or more bedrooms and typically experience extremely high cost burdens and overcrowding. Although there appears to be sufficient ownership opportunities, as discussed later, there is a significant shortage of rental units that are affordable and large enough to accommodate large families. As a result ofthis shortfall, many large families live in overcrowded units. FEMALE- HEADED HOUSEHOLDS According to the 2010 Census, 26 percent (19,737) of all Santa Ana households are single - parent households with children. Of those households, 63 percent 12,555) are female headed. The Census reports that the average single - parent household spends 12 -25 percent of annual income for childcare, leaving less income available to pay for housing. Housing opportunities can be improved through policies that call for the provision of affordable childcare and for the location offamily housing sites close to transportation, recreational facilities, and supportive services. The Housing Element sets forth programs to assist large families and female - headed families. Programs will continue to be implemented that preserve affordable multiple - family housing and mobile homes through acquisition, rehabilitation, and deed restrictions. The HousingAuthority will also continue to issue housing vouchers to lower income residents. Several new programs are proposed to create incentives to build or rehabilitate family housing (including multiple- bedroom units) as well as address family child care needs. Numerous programs also address the redesignation of land use along corridors and other areas in the community to facilitate new family housing. DISABLED PERSONS Santa Ana has many residents with physical, sensory, developmental, or other disabilities who require special living arrangements and services designed to meet their needs. For example, persons with physical and/or sensory disabilities often require barrier -free housing, which allows freedom ofmovement to and within the unit itself. Disabilities can also include visual, hearing, mobility, and other conditions. The 2010 Census reports that people with a physical or other Census - reported disability account for 6 percent or 20,248 people in the community. This number is anticipated to increase in Santa Ana and nationwide with the aging of the population. The ACS collects data on people with a disability in six categories. They include difficulty with hearing, vision, a cognitive impairment, ambulatory ability, self - care, and independent living. The ACS estimates that there are 2,159 children, 22 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT PLANNING CONTEXT 10,488 adults, and 10,488 seniors with disabilities. Approximately 5 percent of adults (age 18 -64) in the City are affected by a disability. The greatest challenges for disabled adults are cognitive impairment and independent living. To accommodate people with disabilities, the City ofSanta Ana has almost 2,000 beds in state - licensed care facilities. Housing vouchers are also allocated to disabled people. The Dayle McIntosh Center and Goodwill Industries provide a range ofprograms to improve the income and quality oflife of disabled persons, such as job training, independent living skills training, and barrier -free housing referrals. The State Department of Developmental Services provides community -based services to developmentally disabled persons through contracted regional centers. The Regional Center Orange County (RCOC) is charged by the State of California with the care of people with developmental disabilities, defined as those with severe, life -long disabilities attributable to mental and \or physical impairments. RCOC has served 2,565 people in SantaAna with a developmental disability. Table 4 provides a breakdown by age and zip code of those helped through RCOC programs. Table 4 Developmentally Disabled Residents by Age in Santa Ana Zip Code 0 -14 Years 15 -22 Years 23 -54 Years 55 -64 Years 65 +Years Total 92701 197 59 75 5 0 336 92703 237 78 134 20 9 478 92704 252 93 158 19 5 527 92705 120 45 58 11 7 241 92706 123 47 93 15 5 283 92707 197 68 117 16 12 410 92708 119 60 97 11 3 290 Total 1245 450 732 97 41 2,565 Source: Regional Center Orange County, 2013. PEOPLE WHO ARE HOMELESS The County of Orange conducts an annual homeless needs assessment and biennial point in time count. The 2011 Point in Time Survey estimated 6,939 people were homeless in Orange County. This count does not include persons at risk of becoming homeless, such as people living in transient motels, or those living in homes at risk offoreclosure, or other precarious arrangements. In 2013, the Point in Time (PIT) Survey estimated 4,251 people were homeless in Orange County. Based on the PIT Survey, roughly 20 percent of the people counted reported Santa Ana as their last place of residence before becoming homeless. Therefore, the City estimates that approximately 850 people were homeless in Santa Ana as of2013. JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 23 PLANNING CONTEXT Numerous factors contribute to homelessness — difficulties in obtaining employment, mental illness, family problems, and substance abuse, to name a few. Individuals also have needs for medical care, job training, childcare assistance, mental health care, substance abuse treatment, English language education, and other services. Based on the 2013 estimate ofapproximately 850 homeless people and the current stock of 318 emergency shelter beds in Santa Ana, the City has an unsheltered homeless population of approximately 532 people. This does not include 250 seasonal emergency shelter beds provided by the Winter Armory program. The estimated homeless bed need in the 17th and Tustin Avenue County Island within the City's sphere is estimated to be approximately four beds, based on a population estimate of306 for that area. The additional homeless need associated with this County Island could be accommodated in Santa Ana's available industrial zones, per the City's adopted Senate Bill 2 ordinance. EXTREMELY LOW INCOME HOUSEHOLDS /FARM WORKERS According to the 2012 SCAG Existing Housing Needs Data Report, an estimated 11,370 households in Santa Ana earn extremely low income, comprising 15 percent ofall City households. Extremely low income households are defined as those earning no more than 30 percent ofthe area median income. Large - family households and seniors living on a fixed income make up a large percentage of this group. As discussed in Appendix A, 1,131 Santa Ana residents are employed in the agriculture industry, and the average pay is only $18,390 per year. State law allows jurisdictions to estimate the future housing need for extremely low- income households at one -half of the City's very low income housing allocation. The City's very low income housing allocation for the 2014 -2021 planning period is 45 units; therefore, the City's projected need for extremely low - income households is approximately 23 units. The City has a carryover of 111 very low units from the 2006 through 2014 planning period. This adds about 55 units to the City's extremely low allocation, bringing the total number to 78 units. To address this need, the Santa Ana Housing Authority issues an estimated 2,699 housing vouchers to predominantly extremely low- income households. This is less than one - quarter of the need. The Santa Ana Housing and Neighborhood Development program in partnership with the Housing Authority also workwith nonprofit and for - profit organizations to acquire apartments, rehabilitate them, reconfigure units to create large - family housing, and deed restrict the units so that the rents are affordable to low or extremely low income. The Planning and Building Agency also assists organizations to develop and deed restrict single - family homes affordable to lower income households. J A 24 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT PLANNING CONTEXT HOUSING NEEDS HOUSING PRODUCTION NEEDS The Southern California Association ofGovernments (SCAG) prepares housing construction needs goals for each city in Southern California as part of the Regional Housing Needs Assessment (RHNA). As set forth in the California Government Code, all local governments are required to set aside sufficient land, adopt programs, and provide funding, to the extent feasible, to facilitate and encourage housing production commensurate with that need. Santa Ana's RHNA for the 2014 -2021 planning period is 204 units with a carryover from the previous planning period of 201 lower income units, for a combined RHNA of 405 units divided into four income groups. As summarized in Table 5 and described below, total housing construction need comprises three components: Population and Job Growth. The first component of the RHNA is the number ofunits needed to accommodate new households and employment growth. The household growth component is determined by calculating the expected population growth that will occur from 2014 -2021. SCAG projects the job base within Santa Ana will decrease by approximately 11,000 jobs through 2020, stabilizing the demand for housing in the City. Housing Factors. The RHNA housing goals incorporate additional units to encourage a certain number ofvacant units. This allows for sufficient choice for consumers, maintains rents and prices at adequate levels, and encourages the desired level of housing maintenance and repair. The RHNA also includes a factor to account for housing units that will be lost due to demolition, fire, or conversion to nonresidential uses. Fair Share Factor. Santa Ana's housing need includes four affordability levels. The RHNA is a complex calculation that accounts for the fact that SantaAna has a disproportionately higher percentage of affordable units. Thus, the City is required to produce a smaller percentage of affordable units, as compared to jurisdictions with higher income households. Table 5 Regional Housing Needs Allocation 2014 -2021 Source: SCAG, 2012. Note: Household goals based on 2010 Census County Median Family Income ($83,735). CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 25 Very Low (0- Low (51 -80% Moderate (81- Above Moderate 50% of MR) of MR) 120% of MFI) 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). CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 25 This residential project was previously a motel that was converted to affordable senior housing. The Cityfunded the rehabilitation and reconfiguration ofthe Ross Durant Apartments, adding long- term affordability covenants. PLANNING CONTEXT HOUSING REHABILITATION NEEDS Well- maintained housing is a critical part of safe and healthy neighborhoods. Housing conditions also influence property values and the City's image. Generally, homes built in the last 30 years are in good shape with little repair required. Homes begin to show age after 30 years and can require more significant maintenance and even extensive rehabilitation. Generally, homes built 50 or more years ago (unless well- maintained) are more likely to require substantial repairs than newer homes. Older homes may also be in need of retrofitting to meet current earthquake, energy, and fire safety standards. Approximately 14,377 homes were built in Santa Ana during the last 30 years and are generally in better condition. Homes built after 1960 and up to 1980 may begin to require rehabilitation. Much of Santa Ana's housing was built during this period, generally before the adoption of residential design standards. Finally, an estimated 26,766 housing units, or 35 percent, were built before 1960. Many older homes in well- maintained historic neighborhoods are in excellent condition. However, others have not been maintained and require significant repair, rehabilitation, and in some cases replacement. 30% 25% 20% Chart 13: Year Housing Built 15% As a result of the building boom in the 1950s- 1970s, the majority of housing in 10% Santa Ana was built before 1980. Homes constructedbefore 1960 may be in need of maintenance and rehabilitation assistance. 5% Source: Census, Source: U.S. Census Bureau, 2007 -2011 American Community 00° Survey. 1940 40s 50s 60S 70s 80s 90S 2000s J A 26 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT PLANNING CONTEXT HOUSING PRESERVATION NEEDS Santa Ana has a significant number ofaffordable housing units that receive public subsidies in return for long -term affordability controls. Typically, these projects provide units affordable to extremely low, very low, and low income households, including persons with special needs. Over time, certain affordable units are eligible to change from lower income housing to market rate housing within ten years of the beginning ofthe planning period (2024). The reasons why publicly assisted housing might convert to market rate include expiring subsidies, mortgage prepayments, and expiration of affordability restrictions. The City of Santa Ana has more than 2,500 affordable housing units that have been built with local, state, or federal monies and provide housing affordable to lower income families and seniors. Based on the latest available information, 880 units are technically at risk of conversion by June, 30, 2024. Chart 14 shows the number of affordable units and those at risk of conversion. Another critical issue related to housing preservation, particularly single - family homes, is foreclosures. In the past few years, the City of Santa Ana has experienced a significant number offoreclosures that have displaced individuals and families. The roots of the foreclosure crisis are complex, related to the purchase ofovervalued real estate with creative lending packages. As the market has receded and loans readjusted, many homeowners are simply unable to afford their homes. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 3,000 2,508 2,000 1,642 1,000 All Family Senior Assisted Projects Projects Projects Affordable Units Affordable At -Risk Units (units at risk of converting to market rate by 2024, 10 years from the beginning of the planning period) Chart 14: Affordable Housing Projects Source: City of Santa Ana. AA& PLANNING CONTEXT Thispage intentionally left blank. J A 28 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Housing Resources This chapter provides an overview ofthe City's regional housing needs planning goals and the land, financial, and administrative resources available to address current and future housing needs. OVERVIEW The City's combined RHNA is 405 units for the housing element planning period. This includes 204 units for the 2014 -2021 planning period and a carryover from the previous planning period of 201 lower income units. Within this housing production goal, the City is required to demonstrate capacity to meet four different income and affordability goals: very low, low, moderate, and above moderate. The City's combined RHNA by affordability level is 156 units of housing affordable to very low income households, 122 housing units affordable for low income households, 37 housing units affordable for moderate income households, and 90 above moderate income units. Appendix C contains additional detail on the breakdown of the combined RHNA. The remainder ofthis chapter shows how the City will accommodate the regional housing needs production goals. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 29 i` r iA r I Jill a r '' 1 Examples ofhousing types permitted by the Transit Zoning Code. J A HOUSING RESOURCES AVAILABLE LAND FOR HOUSING The City has identified areas for future residential and mixed uses within its District Centers and transit corridors. These areas include Transit Zoning Code, Harbor Boulevard Mixed Use Transit Corridor, Fifth Street, and First Street. The sites are specifically chosen to create distinct and vibrant activity centers linked together with a variety of transportation options. Transit Zoning Code The City adopted the Transit Zoning Code (TZC) in 2010. The TZC guides development in the central urban core of Santa Ana and consists ofmore than 450 acres of land. The TZC is designed to foster the development of a transit - supportive environment with the addition of new transit infrastructure. It incorporates alternative transportation modes with a pedestrian- oriented framework. Preservation of the existing urban character and the pedestrian atmosphere is strengthened by the code's development and design standards. These standards also offer flexibility for the integration ofnew infill development and for the reuse ofexisting structures. The TZC puts an emphasis on providing a range ofhousing options, including affordable housing. Nine zones guide land use as well as urban design and building form. Transit Zoning Code CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING RESOURCES METRO EAST OVERLAY Santa Ana adopted the Metro East Mixed Use (MEMU) Overlay Zone in 2007, located at the intersection ofthe I -5 and SR -22. The MEMU is intended to be a vibrant urban village with a balance of professional office, mixed -use and live - work, commercial, recreational, and retail uses. The land uses within the MEMU are to be connected by highly amenitized pedestrian linkages within an overall vibrant and 24 -hour district. Residential and commercial development capacity within the MEMU is limited to a net increase of 963,000 square feet ofcommercial, 690,000 square feet of office space, and the potential for 5,550 residences. This area consists ofthree mixed -use districts —the Neighborhood Transitional District, Village Center District, and Active Urban District. Active Urban District. This district is intended as the location for well - designed high -rise mixed -use developments, offices, hotels, and other uses in a highly urbanized and vibrant urban village environment. The Active Urban District will include uses that are more intensive in scale and design. Metro East Overlay MEMU Illustrative Prototypes JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 31 Groundfloor retail, street orientation, differentiatedfa .Cade treatmentfor housing, and structuredparkinggive a vibrant, pedestrian- oriented look. HOUSING RESOURCES Village Center District. This district is intended as a focal point and central gathering place, providing shopping, dining, recreation, and entertainment. The district will provide commercial, office, and residential uses in the same building or on the same site in midrise buildings of six to ten stories, in settings that provide open spaces and areas for gatherings. Neighborhood Transitional District. This district is intended for the lowest scale and intensity ofuses. Development is limited to residential, live -work, or office uses. These uses may combine office on the ground floor with residential above or in freestanding single -use buildings between two and three stories, adjacent to single - family homes to the north. The City has identified an interim potential of 964 units that can be built on 21 acres of vacant and underutilized land during the 2006 -2014 planning period. Further assessments will be done to provide a detailed analysis of the short -term development potential. The majority ofarea designated for residential uses is also in a redevelopment project area. TRANSIT CORRIDORS Santa Ana has identified three key transportation corridors that are ripe for recycling and redesignation to allow for higher density housing. The selected corridors are consistent with the City's Go Local vision to promote sustainable multi -modal transportation options. The three transportation corridors selected are Harbor Boulevard, Fifth Street, and First Street. Harbor Boulevard The Harbor Mixed Use Transit Corridor Specific Plan (Harbor Corridor Plan) will be adopted in early 2014. The section of north Harbor Boulevard guided by this specific plan is a gateway to Santa Ana. Orange County's first bus rapid transit service (Bravo! BRT operated by OCTA), opened Route 543 along Harbor Boulevard in June 2013, with two more BRT lines (Bristol/State College and Westminster /17th Street) expected to open in the coming years. The combination of location, expanded transit, and availability of vacant and underutilized land in this area makes it prime for redevelopment. The Specific Plan's development framework supports up to 4,600 residential units and 2 million square feet of commercial and employment space. J A 32 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING RESOURCES CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 33 HOUSING RESOURCES Fifth Street The 5th Street Corridor comprises 14 acres and is located adjacent to the unused Pacific Electric right ofway. The area is occupied by heavy industrial uses and fronts adjacent neighborhoods. Allowing for new residential uses in this area could provide housing options, eliminate the incompatible land uses and traffic from industrial uses, increase residential property values, and support future transit. 5' Street Corridor J A 34 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING RESOURCES First Street The V Street Corridor comprises 25 acres, located west of the I -5 and perpendicular to the Santa Ana Zoo. The street is a major gateway to the MEMU and Santa Ana Downtown. The site contains an underutilized hotel, vacant buildings, and commercial uses. The Saddleback Hotel, located across the street from Santa Ana Zoo, also needs significant rehabilitation, or even demolition. P Street Corridor Should these three transit corridors be chosen to accommodate new housing opportunities and satisfy the City's RHNA, the City will need to create new residential general plan land use designations, zoning districts, and design guidelines (described in Chapter 5) that allow for a range of densities, perhaps from 23 units to 35 units per acre. At an average density of30 units per acre, these corridors could accommodate approximately 2,455 new residential units. AA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 35 HOUSING RESOURCES DEVELOPMENT POTENTIAL SUMMARY The City of Santa Ana has identified several major areas —Metro East, the proposed Harbor Mixed Use Transit Corridor Specific Plan, other transit corridors, and the Transit Zoning Code —to address its remaining RHNA. Appendix C provides a detailed site inventory and explains how these sites can be credited toward the RHNA in conformance with the Government Code. In short, the City of Santa Ana has identified adequate sites to satisfy preconditions for facilitating affordable housing and accommodate the remaining RHNA for lower and moderate income households. In addition to the identification of future sites for residential development, state law also requires the City of Santa Ana to set forth a housing implementation plan that contains programs to ensure the sites are adequate. These programs described in Chapter 5) should both encourage and facilitate the production of a wide range ofhousing types, including affordable housing. Table 6 summarizes the sites, capacity, and program commitments. Exhibit 1 illustrates the location of identified sites and major projects built since 2006. Table 6 UUMUpmem rUmlludi aurnmary Metro East Harbor Blvd. Fifth First Street Street 7TZCTotal Site Capacity Total Acres 21.35 305 14.44 25.56 450 816.35 Density Range (du /ac) 25 -98 5 -50 23 -35 23 -35 5 -90 Density Assumed (du /ac) 45 20 -30 30 30 7 -45 Residential Units Incentives to Facilitate Housing Zoning Code, Specific Plan or Overlay for Area 964 500' 428 767 500 3,159 CEOA Infill Exemption Program 16 Transit Zoning Code Program 19 Harbor Mixed Use Transit Corridor Specific Plan Program 20 General Plan Update Program 21 Zoning Ordinance Update Program 22 Building Design Guidelines Program 28 Density Bonus Update Program 29 Housing Opportunity Ordinance 2 Source: City of Santa Ana, 2013. 1. Roughly 10 acres are reserved exclusively for residential development at a minimum density of 20 units per acre. 2. The Housing Opportunity Ordinance applies to the industrial properties within the TZC area designated with an overlay zone. J A 36 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING RESOURCES Exhibit 1 Potential Housing Sites in Santa Ana vt w# cr Place A xn t. IiTH LfRRIni'MuS' WH MRRIi ma. y e$ I HarborMlxer.l S UseTransit - Comdor "''' ROR15rORRI - d3f r II. «. vn.. a Q.. •uoi a ,pf .. o s w,o Ip rmn m'I INunsmrna fire 55 811111HPRROR .. RtWSTrRALINOY5Ipi11l MacArthur Place 6l n conIT n h ..1 iu9.§``,' _ .sl _a ll f! .. .• (, ' YYr 4tlM1" •, 1 LEGEND Residential Opportunity Parks /Open Space ••••.•• FixedGuideway(Streetcar) IpIM Harbor Mixed UseTransit Corridor Distract Centers,. Pacific electric ROW/ Specific Plan Transit Corridor TransitZoning Code Santa Ana River Officelindustrial OCTA BRT Alignment junninp MetroCink and Amtra k Commuter Rail Commercial Sources: 1. Draft Circulation Element, 2013 2.TransitZoning Code, 20TO 3. Metro East Mixed -UseOverlay Zone, March 2007 kv%, CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 37 HOUSING RESOURCES HOUSING PRESERVATION As a built -out community, the City of Santa Ana has a large number of older apartment projects that provide affordable housing to residents. In some cases, the projects receive public subsidies and therefore are deed restricted as affordable to lower income households. In other cases, the projects provide affordable housing based on prevailing rents. Given the age of the housing stock, many of the apartment units are not appropriately sized; lack amenities, open space, or adequate parking; or experience overcrowding. PRESERVATION OPTIONS Santa Ana has long recognized the benefits ofrehabilitating older multiple - family housing to improve quality of life and further community and neighborhood revitalization goals. The City has a proactive program to assist nonprofit organizations to acquire, rehabilitate, and reconfigure, when feasible, multiple - family apartments and to require long -term affordability covenants to ensure the units are affordable to lower income households. Table 7 details the City's affordable housing inventory that is at risk ofconverting to market rate housing within 10 years from the beginning ofthe planning period by June 30, 2024). This includes all projects that have received public subsidies and are deed restricted to be affordable to lower income households in Santa Ana. Project Name and E Address Rosswood Villa 100 N. Ross Street Santa Ana Towers 401 W. First Street Flower Park Plaza 901 Flower Street Table 7 Units at Risk of Conversion Type and Income Type of Public Taraet Assistance Senior 50% AMI Section 8 Senior 50% AMI Section 8 Senior 50% AMI Section 8 Highland Manor Family 1128 W Highland Street 50% AMI Cornerstone Village 923, 924, 927, 928, 931, 932, 936, 939, 1001, 1106, & 1110 S. Minnie La Gema Del Barrio 638 -642 E. Adams JAdL — 38 LMSA 2360) (1) Family ' RDA 20% Set - 60% AMI Aside and CHFA Loan Family RDA 20% Set - 80% AMI Aside 6/30/2024 Total Project Units 199 199 199 12 110 6 E Total Date of Affordable Potential Units Conversion/ Status 198 renewing every year) 198 renewing every year) 198 2014 12 2014 110 2016 6 2017 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING RESOURCES Table 7 Units at Risk of Conversion by 6/30/2024 Source: City of Santa Ana, 2013. AA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 39 Type Total Total Date of and Project Affordable Potential Project Name and Income Type of Public Units Units Conversion/ Address Target Assistance Status Cornerstone Village Family RDA 20% Set - 1009, 1113, & 1117 S. 60% AMI Aside and 30 30 2018 Minnie CHFA Loan Cornerstone Village Family RDA 20% Set - 1005 S. Minnie 60% AMI Aside and 10 10 2019 CHFA Loan Cornerstone Village Family RDA 20% Set - 940, 1013, & 1017 S. 60% AMI Aside and 30 30 2020 Minnie CHFA Loan Civic Center Barrio Family Sec. 8 3524 W. Washington 50% AMI Moderate 8 6 2021 Rehabilitation Civic Center Barrio Family RDA 20% Set- 6 2 2022 201 N. Raitt Street 80% AMI Aside Cornerstone Village Family RDA 20% Set - 1105 &1109 S. Minnie 60% AMI Aside and 20 20 2023 CHFA Loan Civic Center Barrio Family RDA 20% Set- 12 6 2023405S. Raitt Street 60% AMI Aside Sullivan Manor Family 2508 W.1 st Street 50% AMI Section 8 54 54 2023 Affordable Units at Risk from 2014 -2021 803 798 Units at Risk from 2014 -2024 895 880 Source: City of Santa Ana, 2013. AA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 39 HOUSING RESOURCES Thispage intentionally left blank. J A 40 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Policy Framework This chapter sets forth the City's vision, goals, and the policies to facilitate and encourage a range of housing opportunities to meet current and future housing needs of Santa Ana's residents and workforce. HOUSING VISION & POLICY PLAN Santa Ana's vision is to be the dynamic urban center ofOrange County, acclaimed for its investment in children, neighborhood pride, enriching cultural experiences, appreciation of diversity, thriving economic climate, quality governmental services, and leadership among California cities. This vision underpins the Santa Ana General Plan —the blueprint for community development —and guides decision making regarding how resources should be allocated to different priorities. Santa Ana community and civic leaders recognize the importance and value of together creating a community that provides opportunities for residents and workforce to meet their varied needs. In 2009, the City Council adopted the following housing vision amended in 2014 to add reference to "healthy," thereby acknowledging the importance of health in all housing policies: Santa Ana residents have an equal right and opportunity to find suitable housing in quality residential neighborhoods that allow themselves, their families, and neighbors to live the fullest lives. We support an inclusive community that is multigenerational, culturally diverse, healthy, sustainable, and economically broad. The City will facilitate the production, rehabilitation, and improvement of rental and homeownership opportunities at different affordability levels consistent with these principles. Santa Ana is committed to this vision of a diverse community that increases housing choice and improves neighborhoods for all residents. This Housing Element is the City's approach to achieving this vision. The following describes key topic areas for the Housing Element and provides goals and policies to provide a foundation for the Housing Plan. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 41 Vintage home in north Santa Ana Quality neighborhoods provide a safeplace ofchildren POLICY FRAMEWORK HOUSING AND NEIGHBORHOODS The City of Santa Ana has a rich mosaic ofneighborhoods distinguished by their history, architecture, housing types, and amenities. The City has a number of neighborhoods with historic resources, including French Park, Floral Park, Wilshire Square, West Floral Park, Washington Square, and Heninger Park. The City is also known for its original Mexican barrios, including the Logan, Lacy, Delhi, and Santa Anita neighborhoods, some of which date back to the later 1880s. Rich in history and culture, Santa Ana's neighborhoods are more than simply collections ofhousing; in fact, our neighborhoods are the fundamental building blocks ofthe community. They profoundly define the quality of life experienced. Neighborhoods are where residents feel safe, where friendships and social ties develop, and where people identify with their community. Ultimately, neighborhoods are home. Therefore, the design and maintenance of neighborhoods —their buildings, streets, parks, open space, trees, and infrastructure —are critical to quality of life. Some residential neighborhoods in Santa Ana are well preserved: streets are lined with trimmed canopy trees; physical infrastructure is sufficient in size and in proper working order; and housing is well maintained. Some neighborhoods are stable, but are beginning to show signs of deterioration and could benefit from neighborhood improvement. Yet other neighborhoods require significant reinvestment in housing, infrastructure, parks /open space, and public services. Recent research also underscores how neighborhood conditions directly influence health. Important features that improve health include, among others: 1) the availability of parks, trails, and recreational facilities; 2) the availability of affordable and healthy food options; 3) safety of residents from crime and traffic; and 4) the mitigation or removal ofenvironmental hazards. All ofthese pieces are as essential as the quality ofhousing and are critical to promoting more complete and healthy neighborhoods. As a City committed to fostering neighborhood pride, investing in the lives of children and families, and providing a safe and supportive environment for its residents, Santa Ana's highest priority is creating livable neighborhoods. This will require the implementation of multifaceted strategies tailored for different neighborhoods. The City continues to direct substantial resources to achieving these objectives and has set forth the following goals and policies to guide quality and sustainable housing and neighborhoods in Santa Ana. J A 42 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT POLICY FRAMEWORK Goal 1 Livable and complete neighborhoods of quality housing conditions, ample parks and community services, well- maintained infrastructure, and public facilities that inspire neighborhood pride and ownership. Policies HE -1.1 Housing Conditions. Promote the rehabilitation, repair, and improvement of single - family, multiple - family, and mobile homes and, ifneeded, the demolition ofsubstandard housing that presents a health and safety hazard. HE -1.2 Neighborhood Involvement. Encourage active and informed participation in neighborhood organizations to help identify needs and implement programs aimed at the beautification, improvement, and preservation ofneighborhoods. HE -1.3 Complete Neighborhoods. Improve neighborhood quality by locating or providing access to complementary services and public facilities, including the integration of community gardens and access to healthy food options in neighborhoods. HE -1.4 Healthy Neighborhoods. Create and maintain parks and open spaces; plant trees, green parkways and medians; support healthy food options, and maintain a continuous pattern of pathways that encourage an active and healthy lifestyle. HE -1.5 Infrastructure and Public Services. Provide quality community facilities, physical infrastructure, traffic management and parking control, and other public services to promote the livability, safety, and vitality of neighborhoods. HE -1.6 Proactive Code Enforcement. Rigorously enforce building and property maintenance standards by proactively conducting property inspections, educating landlords and tenants, and removing blighting or unhealthful conditions. HE -1.7 Historic Preservation. Support preservation and enhancement of residential structures, properties, street designs, lot patterns, and other visible reminders of neighborhoods that are considered local historic or cultural resources. Neighborhood projects HE -1.8 Public Safety. Support efforts to improve neighborhood safety through environmental design, housing maintenance, community - oriented policing, youth diversion activities, traffic safety, and other violence prevention measures. JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 43 Santa Ana isforefront in creating attractive and unique housing options. POLICY FRAMEWORK HOUSING SUPPLY AND DIVERSITY Where should we live? Near work, family, or community amenities? What kind ofhousing can we best afford? Does this neighborhood, size ofhome, or quality ofhousing best meet our household needs? Where would be the safest or most desirable place to retire? All ofus ask these housing questions at different times in our lives —when our children move out oftown, as we look for the first job, as we begin to have families, as we contemplate retirement, or when other life- changing events occur. As expressed in the City's vision, an adequate housing supply for our children, our workforce, our families, and our parents is a critical goal. Housing products and prices must also be diverse, providing a range of choices and price points suited to the different incomes, lifestyles, and needs ofresidents and workforce. A broad housing stock includes single- and multiple - family housing, mobile homes, mixed/multiuse, and special needs housing. Ensuring affordable housing will help foster an inclusive community that welcomes all people of all ages and income levels. To protect and enhance residential neighborhoods, the City is committed to growing strategically. Residential development is directed toward locations that can accommodate population growth, and that growth must support larger, community -wide goals. The Metro East Mixed -Use Overlay Zone, downtown, MacArthur Place, and other similar areas support our economy and burgeoning job centers. Infill housing is encouraged along selected transit corridors and existing neighborhoods as a means to reinvest in the community and create great neighborhoods. Fostering imaginative housing solutions requires creative approaches. Market forces have driven up land and construction costs, increasing the cost of housing. Although necessary to guide growth, land use regulations, development standards, building codes, local fees and taxes, and permit procedures also increase costs. Environmental issues influence where housing should be located and how it is designed. Santa Ana will encourage housing projects that withstand the test of time. Through the implementation of design guidelines, new housing will include the latest in creative designs and site planning techniques. Increasing efforts will be placed on making housing accessible and suitable to people of all abilities and ages. Housing will incorporate sustainable "green" practices in design, site planning, and construction. The City will support active housing designs that encourage wellness. The following goal and policies guide the City's efforts to improve supply and diversity of housing in Santa Ana. J A 44 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT POLICY FRAMEWORK Goal 2 A diversity of quality housing, affordability levels, and living experiences that accommodate Santa Ana's residents and workforce of all household types, income levels, and age groups to foster an inclusive community. Policies HE -2.1 Downtown. Strengthen Santa Ana's core as a vibrant mixed -use and mixed - income environment by capitalizing on the government center, arts district, historic downtown, transit - oriented housing, and diverse neighborhoods. HE -2.2 District Centers. Create high intensity, mixed -use urban villages and pedestrian- oriented experiences that support the mid- to high -rise office centers, commercial activity, and cultural activities in the varied District Centers. HE -2.3 Rental Housing. Encourage the construction of rental housing for Santa Ana's residents and workforce, including a commitment to very low, low, and moderate income residents and moderate income Santa Ana workers. HE -2.4 Diverse Housing Types. Facilitate diverse types, prices, and sizes of housing, including single - family homes, apartments, townhomes, mixed/multiuse housing, transit - oriented housing, multigenerational housing, and live -work opportunities. HE -2.5 Housing Design. Require excellence in architectural design through the use of materials and colors, building treatments, landscaping, open space, parking, and environmentally sensitive ( "green ") building and design practices. HE -2.6 Affordable Component. Pursuant to the Housing Opportunity Ordinance, require eligible rental and ownership housing projects to include at least 15 percent ofthe housing units as affordable for lower and moderate income households. HE -2.7 Entitlement Process. Provide flexible development review and entitlement processes that facilitate innovative and imaginative housing solutions, offer a consistent approval process, and allow for appropriate oversight. HE -2.8 Housing Authority -Owned Sites. Maximize affordable housing on Authority -owned properties that is of high quality, sustainable, and available to various income levels. JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 45 r POLICY FRAMEWORK HOUSING ASSISTANCE Santa Ana's community is defined by the many people who have made their way across the country or from other parts of the world, bringing with them different cultures and traditions. Many residents are first -, second -, or third - generation citizens and residents. Despite their varied backgrounds, the importance offamily and shared sense of community form a common thread connecting Santa Ana residents. There are challenges for how to assist residents in securing and maintaining adequate and affordable housing. In recent years, increases in housing prices and rents have made it increasingly difficult for lower and moderate income households to afford housing, resulting in increasing cost burdens for residents. Rising cost burdens have contributed to significant overcrowding. The recent downturn in the housing market continues to place families at risk offoreclosure or very high cost burdens. The City of Santa Ana also faces unprecedented pressures. The California legislature has ended redevelopment and reallocated funds to address the state budget crisis. The federal government continues to cut back funding for housing and community development activities. As a result, the City must be creative in leveraging efforts with partners to pool the resources necessary to assist households. Moreover, the City must also make deliberate decisions about how best to allocate financial resources to different housing programs given the trade- offs required. The City's housingvision affirms and supports a vibrant Santa Ana, comprising a socially and economically diverse community of renters and homeowners. Housing our families and children is of critical concern. Assisting households of all backgrounds, circumstances, and income levels will play an important role in achieving and maintaining homeownership, providing renters a greater range of choices in housing, and protecting vulnerable individuals and families from displacement. Goal 3 Increased opportunities for low and moderate income individuals and families to find quality housing opportunities and afford a greater choice of rental or homeownership opportunities. Policies HE -3.1 Rental Assistance. Support the provision of rental assistance for individuals and families earning extremely low, very low, and low income with funding from the federal government. HE -3.2 Homeownership. Increase and expand homeownership opportunities for low and moderate income residents and employees 46 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT POLICY FRAMEWORK working in Santa Ana through the provision offinancial assistance, education, and collaborative partnerships. HE -3.3 Housing Preservation. Initiate and support collaborative partnerships, identify state and federal funding, and offer technical assistance to preserve the affordability of publicly subsidized affordable housing at risk of conversion. HE -3.4 Supportive Services. Support the provision ofemployment training, childcare services, rental assistance, youth services, and other community services that enable households to attain the greatest level ofself - sufficiency and independence. HE -3.5 Collaborative Partnerships. Collaborate with nonprofit organizations, developers, business community, special interest groups, and government agencies to develop affordable housing opportunities for residents and our workforce. HE -3.6 Homeownership Preservation. Take a leadership role in forming partnerships, educating residents, and providing resources that enable residents to make informed decisions on their homes and prevent foreclosure. HE -3.7 Workforce Housing. Work with Orange County Business Council and major employers to explore opportunities for creating workforce housing, including for artists, veterans, and other residents working in Santa Ana. HE -3.8 Affordable Housing. Maintain affordable housing by prohibiting the conversion ofapartments to condominiums until the vacancy rate in the City is 5% or greater. Support the preservation of mobile home parks as affordable housing. HE -3.9 Fair Housing. Continue to fund services and organizations that work to prohibit discrimination in the rental, sale, and occupancy of housing and provide education, support, and enforcement services to address discriminatory practices. JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 47 POLICY FRAMEWORK SPECIAL NEEDS Santa Ana is unique in Orange County, containing a diversity of people of all backgrounds, family types, lifestyles, and income levels. While adding to the richness ofSanta Ana, many residents have special housing needs. Some special needs are common to all, while others are more common to people of different ages and incomes. These groups include, but are not limited to, seniors, large families with children, people with disabilities, female- headed households, single - parent families, and homeless people. Fashioning an appropriate, creative and effective response to this challenge requires a better understanding ofthe nature ofspecial needs. Special needs may arise due to one's income, family characteristics, disability, health condition, or many other circumstances. This complexity requires a broad range of strategies for housing and services. Providing housing for an aging population is one example. The retirement and aging of babyboomers have created the need for new housing options. While many seniors desire to age in place in their home, new forms ofhousing, such as lifecare facilities, offer a broader continuum of care. These types of facilities reduce the need for seniors to relocate multiple times to new housing. Single - family homes for the elderly are another popular option that give residents the ability to stay within their community, and are typically affordable to moderate incomes. Equally important is the changing nature of families. A growing trend is multigenerational households, defined as those consisting of more than two generations living under the same roof. This trend is due in part to the aging of residents, economic conditions and challenges of finding affordable housing, lifestyle preferences, and the cost of senior housing. Whereas the granny flat or room addition concept is not new, developers are now building housing products for multigenerational living. Housing for people with disabilities or who are homeless is also changing. The traditional way to address homeless people with emergency shelters, transitional housing and permanent supportive housing is being blended with a new housing - first model. This new approach focuses on placing people immediately into permanent housing, without going to a shelter. Increasing movement ofpersons with disabilities to community-based or in- homecare options require new models ofsupportive housing. Santa Ana recognizes these changes and has set forth the following goal and policies to guide its approach to housing special needs groups. J A 48 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT POLICY FRAMEWORK Goal 4 Adequate rental and ownership housing opportunities and supportive services for seniors, people with disabilities, families with children, and people needing emergency, transitional, or supportive housing. Policies HE -4.1 Senior Housing. Support development of affordable senior rental and ownership housing, readily accessible to support services; provide assistance for seniors to maintain and repair their homes to facilitate the maximum independent living. HE -4.2 Family Housing. Facilitate and encourage the development of larger rental and ownership units for families, including lower and moderate income families, and the provision of childcare, after - school care, and other services when feasible. HE -4.3 Housing for Disabled People. Support the development of permanent, affordable, and accessible housing that allows people with disabilities to live independent lives, and assist them in maintaining and repairing their homes. HE -4.4 Service - Enriched Housing. Support the provision of supportive services and service - enriched housing for persons with special needs, such as seniors, disabled people, homeless people, families, veterans, and people with medical conditions. HE -4.5 Healthy Homes. Support efforts to make homes more healthful by addressing health hazards associated with lead -based paint, asbestos, vermin, mold, VOC -laden materials, and prohibiting smoking in multi - family projects, among others. HE -4.6 Homeless Services. Partner with community service organizations that address the needs ofhomeless people, including housing linked with case management, employment, physical, mental health, substance abuse, and other services. HE -4.7 Regulatory Oversight. Exercise appropriate land use, planning, and regulatory oversight over the operation, location, and impact associated with special needs housing and facilities consistent with state and federal housing laws. HE -4.8 Housing Priority. Provide that Santa Ana residents, employees, and designated need groups receive priority for affordable housing created under the Housing Opportunity Ordinance or with City funding to the extent allowed under state law. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 49 Sunrise Gardens is an example of assisted living housing in Santa Ana. POLICY FRAMEWORK Thispage intentionally left blank. J A 50 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Housing Plan This chapter sets forth the City housing programs that are designed to further the housing vision for Santa Ana. OVERVIEW The goals and policies of the Housing Element are implemented through programs designed to encourage the maintenance, improvement, development, and conservation of housing and neighborhoods in the community. These programs are organized into functional groupings that relate to specific goals. However, in many cases a program achieves multiple goals and policies. In pursuing these goals, the City will also seek to achieve quantified objectives. These objectives are summarized for major housing activities in Table 8. Table 8 Housing Element Quantified Objectives, 2014 -2021 Sources: City of Santa Ana, 2013. Note 1. 2,699 annually for eight years. The remainder of this chapter describes City programs that will be implemented to achieve the objectives for the 2014 -2021 planning period. Housing Programs are grouped under four categories that correspond to housing goals, although programs often achieve multiple goals. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 51 Total Affordability Level Ext. Low Very Low Low Moderate Above Housing Construction 405 78 78 122 37 90 Housing Rehabilitation 80 80 Acquisition and /or Rehabilitation 50 50 Preservation of At -Risk Units 50 50 Rental Assistance 2,699' 2,699 per year Homeowner Assistance 80 1 80 HOPWA Rental Assistance 400 400 Sources: City of Santa Ana, 2013. Note 1. 2,699 annually for eight years. The remainder of this chapter describes City programs that will be implemented to achieve the objectives for the 2014 -2021 planning period. Housing Programs are grouped under four categories that correspond to housing goals, although programs often achieve multiple goals. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 51 HOUSING PLAN HOUSING AND NEIGHBORHOODS HOUSING REHABILITATION 1. Single - Family Rehabilitation Periodic repair and rehabilitation ofsingle - family housing is critical for maintaining the quality ofhousing and preserving residential neighborhoods. The City ofSanta Ana estimates that up to 8,000 single - family homes may require repair and rehabilitation. The City provides up to $75,000 in low, fixed - interest loans for the repair and rehabilitation of single- family homes, including historic homes. These include one- to four -unit residential properties on a single lot that are owner - occupied units. To qualify for a home rehabilitation loan, the household must be very low or low income, and the housing unit must be owner occupied for the life of the loan. Single - family acquisition and/or rehabilitation programs are also offered through the Neighborhood Stabilization Program described later under Program 39. Paint Your Heart Out, a local nonprofit, also assists in helping Santa Ana mobile home owners with painting, repairs, and upkeep. 2. Mobile Home Repair Santa Ana has about 30 mobile home parks that provide approximately 3,976 mobile home spaces. These parks provide affordable housing options for many low, very low, and extremely low income residents. At least seven mobile home parks are age - restricted for seniors. The City historically offered loan programs for mobile home parks; however, the demise ofredevelopment removed funding for those programs. The City now offers a Mobile Home Hardship program, whereby very low income seniors and people with disabilities are eligible to receive an interest -free loan ofup to 5,000 to make repairs. The City will continue to implement this program and partnerships with other nonprofits to implement the mobile home repair program. 3. Rental Rehabilitation The City of Santa Ana's rental rehabilitation program is designed to encourage the timely rehabilitation ofrental apartment housing. The City offers loans up to $75,000, at 0 percent interest, amortized for 10 years. In order to qualify for a loan, not less than 51 percent of the units must be affordable to and occupied by lower income households. Once housing improvements are completed, the units are subject to deed restrictions. Halfof the rehabilitated rental units must be rent restricted as affordable to very low income households, and the remainder must be rent restricted as affordable to low income households. Priority for loan assistance is given to properties cited by the City's Code Enforcement team. Rental property acquisition and/or rehabilitation programs are also offered through the Neighborhood Stabilization Program described later under Program 39. J A 52 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING PLAN NEIGHBORHOOD INITIATIVES 4. Neighborhood Improvement The Neighborhood Improvement Program provides City staff support and technical assistance for neighborhood organizations to facilitate improved communication among all parties, between neighborhoods, and with the City. The City of Santa Ana has also established the Communication Linkage Forum (Com -Link) to promote leadership, civic participation, unity, and pride in all Santa Ana's participating neighborhoods. The City also supports the Community Development Resource Network, guided by a steering committee with members from community -based organizations. The steering committee organizes and sponsors the Most Beautiful Yard Award, Neighborhood Hero Award, and Celebrate Santa Ana. The City assigns staffto work with neighborhoods to provide training and capacity building that will enable individuals to improve their neighborhoods. 5. Neighborhood Infrastructure Santa Ana recognizes that neighborhood quality depends on the condition of infrastructure. To that end, the City is strategically planning to improve and maintain its infrastructure. From 2008 -2012, the City implemented Project Restore, a $100 million program to improve the appearance, function, and safety ofresidential streets. As part ofthe Capital Improvement program, the City continues to make substantial investments in storm drains, sewers, and water facilities. Neighborhoods are kept clean through waste management and street cleaning programs. Public landscaping and street tree program are also provided to beautify and improve neighborhoods. The City will continue to implement these neighborhood infrastructure projects and seek additional local, state, and federal grants to continue efforts. 6. Healthy Neighborhood Initiatives The City recognizes that a healthy neighborhood requires more than housing and physical infrastructure; equally important are parks, open spaces, recreation opportunities, and other projects that improve resident health. Santa Ana has established its Santa Ana Green Program, encouraging clean fuel technologies, water conservation, and energy saving efforts. The City is a Tree City USA, implements a Community Forestry Program, and is involved in installing greenways, where feasible, and improving parks. The Parks, Recreation, and Community Services Agency has a Healthy Neighborhood Initiative to promote healthy lifestyles. Part of this effort includes establishing "Safe and Active Living United Districts" (SALUD), where members receive nutritional tips and participate in fitness activities, such as walking clubs. Another example is Active Living in Santa Ana, an initiative between the City, community -based organizations, and health care experts. Lush trees beautify parks and neighborhoods in Santa Ana. JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 53 HOUSING PLAN COMMUNITY - BUILDING INITIATIVES 7. Santa Ana Building Healthy Community Initiative In 2009, Central Santa Ana was selected as one of the 14 sites in California to participate in The California Endowment's Building Healthy Communities. This 10 million and 10 -year initiative aims to improve resident health and achieve the Endowment's healthy community outcomes by intentionally addressing social determinants of health —at the individual, housing, block, and neighborhood level. The initiative also seeks to influence and shape public policy at all levels in the community, including the City's comprehensive general plan, safe routes to schools, business community, parks and recreation opportunities in neighborhoods, and even at home. Effecting system change will create a healthier and prosperous community for the current and future generations ofresidents living in Santa Ana. The City will continue to provide support to this community building initiative. 8. Building Community Efforts The City ofSanta Ana is committed to and actively involved in supporting programs and capital improvements that improve neighborhood livability. Recent projects include new community centers and parks (e.g., LHA "Green Hear Families" Park and Community Center, joint use facilities (e.g., Roosevelt Elementary School, Willard Intermediate School, Garfield Elementary School and new community center), community gardens projects (e.g., Grain Project), public art, and other worthy community projects. The City is active in sponsoring community efforts such as libraries and educational services, both free standing and within City- initiated housing projects, such as Cornerstone Villages. The City of Santa Ana will continue to seek additional partnering opportunities to build stronger and healthier neighborhoods through a wide variety of community building programs. 9. Neighborhood Safety Safe neighborhoods are an important and indispensable part of quality oflife. This goal is achieved through the efforts ofmultiple city departments, including planning and housing, who implement programs to improve and maintain the safety of neighborhoods. The City is active in promoting safe routes to school for children to walk and bicycle. Traffic control measures are in place to reduce speeding and reduce safety hazards from vehicular traffic. The City is active in making curb cuts and repairing its many sidewalks. The Police Department is working with community leaders to startup Neighborhood Watch groups and provide mentoring activities for youth. Finally, the City Council, through its Public Safety and Neighborhood Improvement Committee, maintains an open forum for addressing the ongoing public safety or improvement needs of each of its neighborhoods. J A 54 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING PLAN CODE ENFORCEMENT 10. Property Maintenance Standards (Healthy Housing) Santa Ana requires adherence to building and property maintenance standards in its municipal codes (e.g., International Property Maintenance Code and Health and Safety Standards related to substandard housing). Research has increasingly pointed toward a strong link between property maintenance, neighborhood quality, and the overall health of residents. The American Public Health Association and National Center for Healthy Housing have created a new National Healthy Housing Standard. The standard's health -based codes are designed to complement the policies and regulations already adopted and implemented by cities. Santa Ana has the opportunity to incorporate the latest in best practices for healthy homes into the City's existing building and maintenance codes used by building and code enforcement officials. The City will collaborate with community serving organizations to educate residents regarding property health and maintenance issues. The City's Code Enforcement Department will also work cooperatively with the County Health Department to address interior infestation ofinsects, vermin, or rodents; and the lack of adequate garbage storage and removal facilities, as authorized by Senate Bill 488 (2013). Many jurisdictions are exploring additional ways to enforce property maintenance standards, especially when related to health and safety conditions in interior living spaces, including Rent Escrow Account Programs (REAP). A REAP is an enforcement tool that encourages landlords to maintain their properties and to bring properties that have existing violations into compliance. When a property demonstrates substantial habitual violations and failure to conduct repairs and maintenance, tenants may be entitled to rent reductions, protection from eviction or other retaliation, and a delay of rental payment until repairs are completed. 11. Proactive Rental Enforcement The Proactive Rental Enforcement Program (PREP) promotes public health and safety through systematic and proactive code enforcement. Santa Ana has many rental housing properties with deferred maintenance. PREP focuses on identifying these code violations in rental properties that threaten the occupants' safety, the structural integrity ofthe building, or the condition ofthe surrounding neighborhood. Code violations are identified through a quadrennial inspection completed every four years. Properties are charged a fee for service unless the property receives a Gold Seal for meeting standards of excellence in property maintenance. To maximize the effectiveness of this program, the City seeks to augment levels offunding and personnel where feasible. 12. Residential Response Team The Residential Response Team (RRT) is a complement to the existing PREP program and focused on single- family residential units. RRT is a focused code CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 55 HOUSING PLAN enforcement effort that investigates complaints alleging substandard housing conditions, property maintenance violations, and land use violations on owner - occupied or rented single - family residences. The team also handles traditional code enforcement concerns involving the lack of exterior property maintenance and illegal vending violations. The most commonly reported violations involve substandard housing, hazardous conditions, unpermitted work, illegal business in a residence, and dangerous and abandoned buildings. Property owners are given a fixed period to abate conditions before enforcement actions are taken. To maximize the effectiveness of this program, the City seeks to augment levels of funding and personnel where feasible. HISTORIC PRESERVATION 13. Historic Program and Ordinance The City of Santa Ana recognizes the value of its heritage and has therefore established Chapter 30 ofthe Santa Ana Municipal Code to regulate and preserve places of historical and architectural significance. The City implements its Historic Code through the placement of properties on the Local Register of Historic Resources and through review of requests for exterior work or demolitions ofhistoric structures; recommending policies and regulations for the protection, reuse, and rehabilitation ofhistorical property; and encouraging public understanding and involvement in historic and architectural heritage. The City will continue to seek opportunities to implement its historic preservation program, where feasible, to preserve its important resources. 14. Historic Home Rehabilitation Incentive The City of Santa Ana offers up to $75,000 in loans for the rehabilitation and /or preservation ofhistoric, owner- occupied single- family homes. The home loan is limited to income - qualified property owners. In addition to direct financial assistance, the City also supports the Mills Act property tax incentive program, which grants property tax relief for rehabilitation improvements as a financial incentive for owners to preserve their historic properties. The Mills Act Agreements allow for up to 50% property tax savings. However, funds are in short supply for smaller repairs. To complement its incentive programs, the City will seek new funding sources, including grants and loans that can be used or leveraged with others to focus on preventive, rather than corrective repairs. 15. Historic Neighborhood Preservation Santa Ana has residential, commercial, and industrial areas that have cultural or historic significance to the community. Residential neighborhoods include, but are not limited to, French Park, Floral Park, Wilshire Square, Eastside, Washington Square, and Heninger Park residential neighborhoods. The City is also known for its historic Mexican barrios, including the Logan, Lacy, Delhi, and Santa Anita neighborhoods, which date to the late 1880s. Several of these are recognized as historical districts, while others are not. In addition to preservation Jvk_ strategies for individual structures, the City could explore strategies to identify 56 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING PLAN and preserve neighborhoods or elements thereof that are locally considered worthy ofpreservation efforts, but not necessarily individually eligible for a formal state or national historic designation. HOUSING SUPPLY AND DIVERSITY HOUSING SUPPLY 16. Transit Zoning Code Santa Ana continues to pursue efforts to revitalize its historic core. In 2010, the City adopted the Transit Zoning Code to encourage residential/mixed -use housing opportunities and support transit goals. The Transit Zoning Code applies to properties adjacent to and near Santa Ana Boulevard, Santa Ana Regional Transportation Center, the Downtown, Civic Center area, and the Logan and Lacy neighborhoods. The Transit Zoning Code has provisions that will strengthen existing neighborhoods and allow for development that creates a walkable, transit - supportive environment. The Housing Authority continues to work with developers to build quality infill housing in downtown. 17. Metro East Mixed -Use Overlay Approved in 2007, the MEMU Overlay Zone is intended to introduce new development forms and land uses that will provide for the creation of a high - intensity, mixed -use urban village within a previously developed mid- to high -rise office environment near the intersection ofthe I -5 and SR -55. The plan provides a framework for the development of three mixed -use districts Neighborhood Transitional, Village Center, and Active Urban. Within the MEMU Overlay Zone, up to 5,500 multiple - family residential and live -work units are allowed. To facilitate development, residential land uses are permitted by right in the three districts subject to a Site Plan approval by the Planning Commission. The MEMU will be a primary location for new housing, mixed use, and commerce in Santa Ana. 18. District Centers Santa Ana District Centers at MacArthur Place, Metro East, City Place, and other areas are intended to accommodate high -rise office, commercial, residential, and mixed -uses. Residential uses in most District Centers allow up to 90 units per acre when developed as an integral component of a master - planned, mixed -use project. The Specific Development District (SD) is a key planning and zoning tool that is used to facilitate creative residential and mixed/multiuse developments in District Centers as well as other locations. Residential/mixed -use development standards are individually tailored to specific project needs. Santa Ana will continue to direct multiple - family, mixed -use housing, and commercial projects into select District Centers that further the City's housing, economic development, and other general plan objectives. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 57 HOUSING PLAN 19. Harbor Mixed Use Transit Corridor Specific Plan Harbor Boulevard spans Santa Ana and links key commercial, employment, and residential districts. Santa Ana has made considerable capital investments in Harbor Corridor to reestablish this corridor as a major north -south spine linked to the City's future fixed guideway system. The City is updating the specific plan to create a vibrant corridor that supports mixed residential uses, business and employment opportunities, access to multimodal transportation options, and environment supporting health and wellness. The specific plan will create a zoning framework to allow for new compact transit - supportive housing combined with nonresidential uses along Harbor Boulevard. This corridor will be zoned to accommodate part ofthe City's share ofthe regional housing needs targets with a mix of high quality, transit - supportive housing. 20. Comprehensive General Plan Update The City of Santa Ana will begin a process to study best practices in updating the General Plan, with the long -term goal of providing for a comprehensive update. The General Plan update will cover a wide variety of topics, including employment and economic vitality, community health and wellness, strong neighborhoods, multimodal transportation system, public safety, education, and parks and recreation among other topics. Another key focus will be the role of First Street, Fifth Street, and other key transportation corridors to further housing opportunities, economic development, mobility options, and parks and recreational opportunities. Concurrent will be a comprehensive update to the Zoning Ordinance (Program 21). These efforts are anticipated to commence in 2014/2015. 21. Zoning Ordinance Update The comprehensive update of the general plan will create a need to review the Zoning Ordinance for consistency and for additional direction to implement the vision, goals, and policies ofthe general plan. To that end, the Zoning Ordinance update will include a revision to development standards that will align the zoning ordinance with the General Plan. To the extent determined, the effort will include provisions that address parking, height, setbacks, and open space requirements to facilitate sustainable, quality housing and mitigate potential constraints to housing. The City may also explore the feasibility of adapting non - residential zones to accommodate artist live -work needs. Finally, the Zoning Ordinance update will also explore and include provisions of a Healthy Design Ordinance or development concepts that encourage development types that foster active living, health and wellness. The final scope of work will be determined during the general plan update stage and the result of input from the community and civic leaders. J A 58 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING PLAN BUILDING DESIGN 22. Building Design Guidelines Building design is a key component of the City's overall housing strategy. Poor quality housing design, in the long term, leads to premature deterioration, adverse impacts to quality of life, poor resident health, and public opposition to new housing. Santa Ana's Citywide Design Guidelines provide specific guidance about preferred and discouraged methods ofplanning, neighborhood design, and construction. In recent years, however, planners have become increasingly aware ofthe need to integrate emerging concepts of sustainability, health, and wellness into how buildings are designed, built, and operated. One such effort is the Active Design Guidelines. As the City encourages new forms of housing that further health, wellness, and sustainability, new evidenced -based research offers an opportunity to amend design standards to foster sustainability, health, and wellness. 23. Green Building Recent advances in technology and environmental awareness have led to a greater understanding of how the design, construction, and operation ofbuildings have profound implications for energy use and global warming. Green building is the practice of creating structures and using processes that are environmentally responsible and resource efficient throughout a building's life cycle: from siting to design, construction, operation, maintenance, renovation, and demolition. Although CalGreen Code is now state law, the City is committed to developing a Green Building policy that incorporates sustainable concepts for housing, supports the renovation of housing with resource- efficient equipment, considers incentives for Green practices, works with developers to create demonstration projects, and provides recognition for best practices. 24. Development Review Santa Ana's urbanization has raised the awareness of the individual and cumulative impacts ofland use decisions on community quality oflife. Consistent with state law requirements and city policy, the City of Santa Ana requires Site Plan Review, Design Review, and Environmental Review ofproposed residential projects. City staff review projects for compliance with City development standards and operating standards, building and site design standards, and potential environmental impacts. In an effort to continue to improve and protect the community's quality oflife and implement healthy community best practices, the City will continue to ensure appropriate review with existing requirements and development a simplified healthy design checklist for use by planners. SANTA ANA GREEN JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 59 HOUSING PLAN INCENTIVES 25. Affordable Housing Financial Incentives The City actively incentivizes the provision of quality, affordable housing. These may include land assembly and writedowns, direct financial assistance with HOME and set -aside funds, issuance of tax - exempt bonds, and technical assistance. The amount offinancial assistance depends on the availability oflocal, state, and federal funds. The City also adopted an ordinance that defers payment of development fees to just before final occupancy. The City of Santa Ana will continue these incentives and facilitate their application to each planning area as appropriate; in some areas, a development incentive may be more appropriate and, in other areas, direct financial assistance may be more appropriate. 26. Extremely Low Income Housing Housing Element law has been recently expanded to include a focus on the housing needs of extremely low income households. According to 2012 Southern California Association of Governments Existing Housing Needs Data Report using 2005 -2009 ACS), the City has 11,370 extremely low income the majority of which are renter households. The Housing Authority issues 2,699 housing choice vouchers to low income households each year. Of all housing choice vouchers, 75% of them will be extremely low income households. The City of Santa Ana will continue to seek opportunities to support grant applications, work with nonprofits, and provide other incentives as feasible to support the production of affordable housing for extremely low income households. 27. Successor Housing Agency Historically, the Santa Ana Redevelopment Agency (RDA) has played a key role in facilitating and encouraging the production, rehabilitation, and preservation of housing. Santa Ana also allocated tax increment funds generated from redevelopment project areas to increase, preserve, and improve the supply oflow and moderate income housing as well as support housing, economic, and community development activities. With the demise of redevelopment agencies across California and reallocation offunds to the State ofCalifornia, the City no longer has an RDA. A successor agency, the Santa Ana Housing Authority, is responsible for completing all remaining enforceable obligations. The City is seeking to retain a portion ofits tax increment funds, including Boomerang and Supplemental Educational Revenue Augmentation Funds (SERAF), to allow the completion and administration ofenforceable obligations over the long term. 28. Density Bonus Ordinance Update The City's density bonus ordinance, Section 41 -1600, incorporates state density bonus law. The City will revise its density bonus ordinance to reflect recent changes in state law. In summary, applicants of multiple- family residential and mixed -use projects of five or more units will be entitled to a density bonus under one of four conditions: 1) at least 5% are very low income units, 2) at least 10% J A are lower income units, 3) at least 10% are moderate income for -sale units, and /or 60 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING PLAN 4) at least 35% of units are for persons aged 55 and older. The density bonus ranges from 20 to 35% according to how much affordable housing is provided above the minimum percentage in state law. Eligible projects may also receive one to three concessions or other development incentives, depending on the proportion of affordable units and level of income that is targeted. 29. Housing Opportunity Ordinance In 2011, Santa Ana adopted a Housing Opportunity Ordinance. For eligible ownership projects, at least 15% of the units must be set aside as affordable to moderate income households for at least 45 years. For eligible rental projects, at least 15% must be affordable to very low or lower income households for at least 55 years. These requirements may be reduced at the discretion of the Executive Director if a greater level of affordability is provided. Provisions allow for the payment ofin -lieu fees rather than building units, or building the units on- or off - site with City Council approval. The inclusionary requirement is triggered by: a request to increase the permitted density above that permitted in the zone, conversion of commercial or industrial land to residential uses, conversion of rental units to condominiums, and various other conditions. The City will develop policies and procedures for occupancy ofunits created under the Housing Opportunity Ordinance. 30. Adaptive Reuse Santa Ana contains a variety ofbuildings not originally constructed for residential uses, that are vacant or underutilized, and which may be candidates for reuse as new housing. Santa Ana's Design Guidelines provides guidance on the adaptive reuse ofhistoric structures in the downtown. The Grand Central Art Center is an adaptive reuse project of a historic building that creates a mixed -use live /study /work center, accommodates university programs in visual arts, and provides a day and night public focal point for Santa Ana's `Artist Village." The City is exploring options for the adaptive reuse of historic and/or underutilized buildings to create a diversity of housing opportunities and stimulate new investment. REGULATORY INCENTIVES 31. Specific Development District The City uses a Specific Development (SD) District to facilitate creative residential and mixed/multiuse developments where otherwise strict application ofthe Zoning Ordinance would make the project infeasible. Under a SD zone, the City may permit attached and detached single - family residences, town homes, patio homes, zero lot lines and any other housing types permitted by the regulations of the underlying zone. Residential/mixed - use development standards are individually tailored to specific project needs. This tool is especially useful when dealing with small in -fill sites, allowing for the development ofnew housing. The approval process is similar to any zone change process. The City will continue to implement the Specific Development District for projects. JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 61 The City worked withfor - profit and nonprofit organizations to rehabilitate and preserve over500 units ofaffordable housing at Cornerstone Village. HOUSING PLAN 32. Variety in Household Sizes Santa Ana is committed to providing housing appropriate for residents. Although Santa Ana has historically had a high demand for large family units, the 2010 Census also shows a more diverse trend in household size. This requires that the City's housing stock provide units large enough to accommodate larger families, while also providing smaller housing units for newly forming households. Policy HE -4.2 states the City will facilitate and encourage the development of larger rental and ownership units for families with children, including lower and moderate income families. These types ofunits are being built within the Transit Zoning Code. However, there is a higher demand for smaller units in other locales. In response, the City will monitor applications for residential projects to ensure they match existing and future housing demand in Santa Ana and propose ordinance changes if needed to align products with needs. 33. Parking Study The City will perform a study to evaluate parking standards for residential development, with a focus on multifamily development. The study will compare development costs ofcurrent parking standards, their effect on project density, and the costs and benefits of a parking in -lieu fee option. The study will consider reducing residential parking standards in areas where parking demands are less, or other parking options are available. Should the parking study reveal that current parking requirements are an undue constraint to the development of multiple - family housing, City staff will propose a program to City Council to mitigate the constraint. Because ofthe relationship ofparking to other residential development standards (e.g., open space, height, lot coverage, etc.), this effort may be completed in conjunction with the update to the Zoning Ordinance. HOUSING ASSISTANCE RENTAL ASSISTANCE 34. Housing Choice Voucher Program The City of Santa Ana Housing Authority administers the Department of Housing and Urban Development's Housing Choice Voucher Program. Funded by the federal government, the program provides rental subsidies to very low and extremely low income households. The rent subsidy equals the difference between the contract rent and what the tenant can afford to pay, which is generally defined as about 30% of monthly income. As of 2013, the Housing Authority serves 2,699 households under this program, ofwhich the majority are extremely low income. Vouchers are also used for the Family Self - Sufficiency, and Non - Elderly Disabled programs. 35. Family Self- Sufficiency Program The Family Self- Sufficiency (FSS) Program is available to Section 8 recipients JAdL who seek to overcome barriers to their employment and self - sufficiency. Those 62 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING PLAN voluntarily entering the program sign a contract and work with case managers to pursue education or training that will allow them to secure employment. The Housing Authority serves 66 households. During the program, the participant continues to receive Section 8 assistance, although their contribution mayincrease as their earned income increases. As a component of this program, the Housing Authority establishes an interest - bearing savings account, with payments equivalent to the extra rent paid toward housing, as the participant improves their economic status. Upon successful completion of the contract, the participant receives the funds in the escrow account. 36. HOPWA Tenant -Based Rental Assistance The Santa Ana Housing Authority operates the Housing Opportunities for Persons with AIDS ( HOPWA) Tenant -Based Rental Assistance Program as a countywide program. This program provides rental assistance to disabled residents who have been diagnosed HIV - positive. This program maintains HIV - positive people in stable housing and thereby reduces their health risks and prevents homelessness. Through case management linkages, program participants also receive referrals to available social services. Several local social welfare organizations and nonprofit housing organizations also assist the City of Santa Ana in program implementation. The program is intended to mirror the Housing Choice Voucher Program, where the tenant must be very low income. The Housing Authority serves 50 households under this program. HOUSING PRESERVATION 37. Preservation of At -Risk Housing Santa Ana has been partners in projects providing more than 2,500 units ofrental housing affordable to lower income households. Ofthat total, about one -third of the units are at risk oflosing affordability controls and reverting to market rents by 2014. The Housing Authority recently issued a bond to preserve the 200 -unit Wycliffe Towers senior project. Given the importance of assisted affordable projects, however, a more strategic program is needed. The City will establish a program that consists of regular outreach to owners of assisted projects to understand their intentions for converting projects, refinement ofthe affordable housing database, provision of assistance in structuring financing, and seeking funding to preserve at -risk housing. Where feasible, the City would ensure agreements meet affordability levels, occupancy restrictions, and other requirements of state law needed to secure credit toward the RHNA. 38. Multiple - Family Acquisition and Rehabilitation Santa Ana has many deteriorated apartment projects characterized by lesser quality construction, overcrowding, and absentee ownership. Left unattended, deteriorated apartments depress the values of surrounding properties and negatively influence the quality of life in neighborhoods. To stabilize neighborhoods and provide affordable housing, the City implements an acquisition and rehabilitation program for multiple - family residential projects. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 63 HOUSING PLAN The City financially supports nonprofit and for - profit organizations to acquire and rehabilitate projects and extend long -term affordability controls. When feasible, housing units are reconfigured to meet the housing needs of families. This program will continue to be used to preserve multiple - family housing, encourage size- appropriate units, extend affordability controls, and improve residential neighborhoods. 39. Neighborhood Stabilization The Neighborhood Stabilization Program provides funding to cities hit hard by dramatic increases in the numbers of abandoned and foreclosed residential properties. The program permits cities to buy foreclosed homes at a discount and rehabilitate or redevelop them. Since 2009, the City has successfully applied for and received more than $17 million in federal NSP dollars to preserve neighborhoods and eliminate blight associated with foreclosures and abandonment of residential properties. The City adopted a strategic plan and selected an intermediary to assist in implementing the program. To date, NSP funds have been used to acquire, rehabilitate, resell, and plan for nearly 150 housing units. The City will continue to implement this program per the guidelines. HOMEOWNERSHIP ASSISTANCE 40. Down Payment Assistance Program The City of Santa Ana offers a down payment assistance loan to help lower income households buy their first home. Under the program, the City will offer a loan of up to $40,000 toward the purchase price for no interest and no payments for 45 years. To qualify, a prospective buyer must attend prepurchase and postpurchase counseling programs, choose a home in Santa Ana that meets maximum home values, and make a down payment ofat least 3 percent. In recent years, the dramatic escalation in the prices of single - family homes has required deep subsidies that have been cost prohibitive. The high level ofsubsidy required for a single homeowner must be balanced with the need to provide suitable assistance to a greater number of rental households. Although the program has been curtailed in recent years with the demise of redevelopment, the City will investigate new funding opportunities to restart the program. 41. Homeownership Partners In today's economic climate, public/private /nonprofit partnerships are a prerequisite to financing, building, and operating new affordable housing. Few cities have the financial and administrative resources to do it alone. The City of Santa Ana has a track record ofworking with nonprofit organizations to build affordable housing. The City has worked with RSI Development, Habitat for Humanity, and the Orange County Community Housing Corporation to facilitate the construction of infill housing in residential neighborhoods. Some entities provide homeownership counseling, and others help provide access to JAdL other state and local funding sources. The City will continue to seek to expand 64 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING PLAN the number ofwell-qualified partners to aid in achievement of homeownership goals. 42. Homeownership Preservation Assistance During the early 2000s Santa Ana experienced significant increases in foreclosures due to the housing recession and adjustable rate mortgages. To help stem the tide, the City led a statewide effort to preserve homeownership for families and the City Council passed a resolution declaring their support to address the preservation of homeownership. The City of Santa Ana was also a founding partner of the Orange County Home Preservation Collaborative. This partnership focuses on reaching out to homeowners, improving the availability of counseling for those at risk of losing their home, securing financing options and other solutions, and fundraising to broaden outreach efforts. Though the foreclosure crisis is subsiding, partnerships are in place to provide appropriate services. SPECIAL NEEDS HOUSING 43. Care Facilities Santa Ana has received numerous requests to establish care facilities. Care facilities typically come in two forms: 1) facilities licensed by the State of California for mentally, physically, or developmentally disabled children and adults who require supervised care, and 2) care facilities outside the regulatory control of the Community Care Facilities Act. Whereas state law preempts enacting local regulations on the former, the City can impose reasonable regulatory measures on the latter to ensure that such facilities are compatible with and do not detract from the residential character of neighborhoods. To further housing opportunities for people with disabilities, the Municipal Code will be reviewed and amended for changes in state law with respect to these facilities. This action may be incorporated into the Zoning Ordinance update. 44. Developmental Disabilities The City works with partners to address the housing and service needs ofpeople with disabilities, including developmental disabilities. In 2013, the City worked with A Community of Friends to develop the 41 -unit Vista del Rio project, which provides developmentally and physically disabled adults with affordable housing with on -site services and amenities. The City also funds organizations serving the needs ofdisabled people. The City will continue to work with affordable housing developers and the Regional Center of Orange County to expand independent living options for the developmentally and physically disabled. This may include reviewing or endorsing grant opportunities, soliciting applications for projects, reviewing and facilitating new projects, or other actions to facilitate the rehabilitation ofhousing for persons with disabilities. Residential care homes allow people with disabilities to live in neighborhoods. J CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 65 HOUSING PLAN 45. Housing Accessible to People with Disabilities The aging of our nation, changing demographics, and desire to house people of all abilities into residential neighborhoods has led to innovative concepts such as aging -in- place. This refers to the ability to live in one's home and community safely, independently, and comfortably, regardless ofage, income, or ability level. To further this goal, city planners and housing professionals are exploring new models ofhousing, such as visitability, universal design, or barrier free housing. As this concept supports Santa Ana's inclusive, multigenerational housingvision, the City will explore offering incentives to developers who incorporate accessibility components in the construction or rehabilitation ofhousing. For existing homes, the City will implement its reasonable accommodation ordinance. HOUSING FOR PEOPLE WHO ARE HOMELESS 46. Emergency Shelters and Transitional Housing d ti'` Santa Ana has historically supported a continuum of care program of shelters, transitional housing, and supportive services to help homeless individuals and families move into stable and permanent housing. An effective network ofservice 71 agencies has emerged to address these needs through the guiding efforts of the Orange County Partnership to End Homelessness. The City continues to fund this network to support and offset the cost for providing emergency shelter, transitional housing, and support services. Tthe City also adopted its emergencySanMiguelResidence shelter ordinance in 2013. Emergency shelters with up to 30 beds are permitted by right in the M1, M2, and SD zones. This ordinance also permits one Multiservice Center with 150 to 200 beds in the City. The City will establish an Emergency Shelter Overlay zone in the industrial zoned areas identified as best suited for emergency shelters. To comply with state law, the City will revise the separation criteria standards of the Emergency Shelter Ordinance. 47. Rapid Rehousing/Transition to Permanent Housing Access to decent, safe, and affordable permanent housing is the ultimate goal of Santa Ana's comprehensive system ofcare for homeless people. As a complement to its current services model, the City is striving to place homeless people immediately into permanent housingwith supportive services, bypassing the need for stays in shelter or transitional housing. This approach is called a Rapid - Rehousing Approach. Santa Ana's HousingAuthority continues to provide funds, where available, to assist in the acquisition/rehabilitation ofhomes for permanent supportive housing or provide rental vouchers for persons leaving homeless programs. The City will continue to support this model and encourage service providers to make every effort to rapidly rehouse homeless people. 48. Supportive Services Santa Ana's homeless strategy calls for the provision of outreach and support services to assist individuals and families who are homeless or at risk ofbecoming homeless. In addition, a key part of this strategy is to prevent, to the extent feasible, individuals and families from slipping into homelessness. To that end, 66 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING PLAN the City supports a food bank, employment training, substance abuse recovery, referral services, and a wide variety of other services to enable people who are homeless to transition into society and live full and productive lives. Funds are provided through the Emergency Solutions Grant (ESG) and Community Development Block Grant funds. The City will continue to provide funding and technical assistance, as available, to support and encourage the continued provision of a range ofprevention, outreach, and supportive services. HOUSING FOR SENIORS 49. HOUSING FACILITIES Approximately 900 subsidized senior housing units are located in Santa Ana, and the City is monitoring them to help preserve their affordability. The Santa Ana HousingAuthority allocates approximately 450 vouchers annually to seniors, and more than 2,200 seniors are on the waiting list. The Santa Ana HousingAuthority is also actively involved in the preservation ofthe 200 -unit Wycliffe Towers senior complex through the issuance of a $30 million bond. Senior housing is also permitted in several districts, and regulatory incentives (e.g., parking reductions and density bonus) are available to facilitate the construction ofnew projects. As opportunities become available, the City continues to facilitate new senior housing, increase housing vouchers for seniors, and /or preserve deed restricted affordable senior housing in the community. 50. Senior Life Care Facilities As the needs of an aging population change, Santa Ana seniors need a wider choice ofhousing options that would allow them to age in place. `Aging in place" refers to idea that seniors should have suitable housing that allows them to stay in their own home, neighborhood or community. This includes three approaches. The City's reasonable accommodation ordinance allows for modifications to make structures more accessible so seniors can continue to live in them. For those wishing to stay in the city but desire a more supportive environment, life -care facilities are being proposed that allow for independent, semi - independent, or assisted - living. And, in other cases, residential care facilities for the elderly are important. To that end, Santa Ana will continue working to facilitate the most appropriate type of housing for seniors living in the community. 51. Senior Services Senior citizens in Santa Ana can benefit from a broad range ofsupportive services that enable them to live in their homes as independently as possible. Through federal and state funding, the City funds a broad range of organizations that provide meal and nutrition, recreation, health care, and service programs. Many of the senior programs operate from the Santa Ana Senior Center and the Southwest Senior Center. Programs such as delivering meals to homebound seniors and referral services currently serve approximately 1,500 Santa Ana seniors, including homebound seniors. Subsidized public transit is also available through transit providers. The Orange County Council on Aging also serves as CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 67 Sunrise Gardens and many other facilities provide a range of senior housing options. HOUSING PLAN the lead advocate for seniors throughout the county. The City works with various agencies to address the housing needs of seniors. HOUSING FOR FAMILIES 52. Family Housing The City has a multifaceted program for increasing and maintaining the supply of family housing. The HousingAuthority allocates approximately 900 housing choice vouchers to lower income families in Santa Ana, and the City's homeownership programs are targeted to low income households. The City continues to acquire, rehabilitate, and reconfigure apartment projects to create affordable housing. Over the past five years, the City and Agency have funded projects with nonprofit organizations that reconfigured smaller studio and one - bedroom apartments into two -, three -, and four - bedroom units. The City will continue seeking opportunities to rehabilitate, reconfigure, and build family housing and alleviate overcrowding. This program will work in tandem with the Variety in Household Sizes Program. 53. Child Care Options The availability of affordable, conveniently located, quality childcare is one ofthe most pressing concerns of contemporary family life, particularly for families with single parents or two working parents. Santa Ana complies with state regulations allowing childcare facilities and offers density bonuses for qualified childcare facilities per state law. Recognizing the shortage of quality and affordable childcare facilities, the City will: 1) review the Zoning Code to ensure that day care and childcare provisions are consistent with state law; 2) consider incentives for co- locating childcare facilities in affordable housing; 3) give funding priority for projects that include family support and childcare facilities; and 4) continue funding organizations that serve Santa Ana's children. 54. Multi- Generational Housing According to Generations United, one in six Americans lives in a multigenerational household, defined as those consisting of more than two generations living under the same roofor a household with a grandparent and at least one other generation. This topic is particularly relevant in recent years given the increasing number of seniors, individuals leaving home at a later age, cost of health care, and lifestyle preferences. Whereas the granny flat or room addition concept has been around for decades, builders are beginning to respond with innovative products. This includes housing models from shared living spaces to housing that caters to different lifestyles all situated in the same or adjacent buildings. As part of the Zoning Ordinance update, City staff will explore and review residential development concepts that offer appropriate opportunities for multi - generational housing that fits neighborhoods in Santa Ana. J A 68 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING PLAN FAIR HOUSING SERVICES 55. Fair Housing The City of Santa Ana contracts for a variety offair housing services. Under this contract, the fair housing service provider conducts Department ofHousing and Urban Development counseling, landlord /tenant services, mediation, and legal enforcement where necessary to address discrimination. The City also participates in a multijurisdictional Analysis of Impediments to Fair Housing Choice. The City continues to provide opportunities to educate the public regarding fair housing issues. Through education, mediation, and enforcement, the City is committed to furthering fair housing opportunities. 56. Reducing Second -Hand Smoke in Multifamily Housing Exposure to smoke, whether direct or secondhand, causes adverse health outcomes such as asthma and other respiratory illnesses, cardiovascular disease, and cancer. This public health threat is particularly important for children, the elderly, and those with preexisting health concerns. With growing concern over the effects of second hand smoke, the private housing industry has become increasingly aware of the impact of second -hand smoke. More than 16 multifamily unit complexes in Santa Ana already have adopted voluntary bans on smoking, including several nonprofit affordable housing developers. Over the past few years, the Department of Housing and Urban Development has also been encouraging property owners to limit exposure to second hand smoke in multifamily housing projects. As the City of Santa Ana is committed to creating healthful environments for its residents, the City will explore opportunities for implementing smoke free ordinances at multifamily housing in Santa Ana in partnership with nonprofit organizations, the Orange County Health Care Agency, and other community stakeholders. This may include crafting an ordinance, educating property managers and owners, and building community consensus around this important health consideration. JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 69 HOUSING PLAN Table 9 Housing Implementation Summary Responsible Agency Funding Timeframe Housing Rehabilitation CDBG Ongoing1. Single - Family Home Provide low- interest loans to facilitate the rehabilitation of CDA, Rehabilitation single - family homes for lower income homeowners Housing HOME Seek to augment funding and program reach by tracking and Division applying for grants as opportunities arise Provide low- or no- interest loans to repair mobile homes CDA, 2. Mobile Home Repair CDBG Ongoing annually for lower income households and seniors Housing HOME throughout the community Division Seek to augment funding and program reach by tracking and applying for grants as opportunities arise CDBG Ongoing3. Rental Rehabilitation Provide low- interest loans to assist in the rehabilitation of CDA, rental properties occupied by lower income and family Housing HOME households Division Seek to augment funding and program reach by tracking and applying for grants as opportunities arise Neighborhood Initiatives 4. Neighborhood Continue to assist, create, and support neighborhood CDA, CDBG Ongoing Improvement associations to collaborate on projects and sponsor and Housing hold annual events Division Continue to support the Communication Linkage Forum and the Community Development Resource Network to train and equip residents to be leaders in their neighborhoods PWA Ongoing5. Neighborhood Continue to complete infrastructure improvements in M2 Infrastructure residential neighborhoods consistent with the City Capital SR2S Improvement Plan PWA Prop 84 Annual Continue to seek additional funds to improve infrastructure, including state and federal grants for improvements for health and wellness 6. Healthy Neighborhood . Continue to implement Santa Ana Green program, including PWA GF Ongoing Initiatives tree planting, corridor greenways, build green initiatives, and energy conservation Collaborate with neighborhoods and community PRCSA Grants Ongoing organizations to promote Healthy Neighborhood Initiative and safe and active environments Community Building 7. Santa Ana Building . Continue to supportthe SABHC Initiative by attending PBA, GF Ongoing Healthy Communities meetings and working to achieve mutual goals Planning Work with SABHC leaders and other stakeholders to forge a Division comprehensive health agenda for the General Plan update CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 70 HOUSING PLAN Table 9 Housing Implementation Summary Housing Program Objective Responsible Agency Funding Timeframe 8. Building Community Seek grants and partnership opportunities from local, state, PBA, GF Annually Efforts federal, and nonprofit partners to continue and expand Planning strategic investments that build community Division Continue to make strategic investments in parks, recreation, PWA CIP Ongoing access to healthy food, safe routes to school, and other capital improvements to improve resident health 9. Neighborhood Safety Continue to coordinate and support interdepartmental efforts PBA GF Ongoing to improve and maintain the health and safety of residential Planning neighborhoods Division Apply the principles of Crime Prevention Through Housing Environmental Design (CPTED) to enhance safety and Division security within multi - family residential developments. CBDG Code Enforcement 10. Property Maintenance Evaluate the appropriateness of the new Healthy Housing PBA, CDBG 2014 -2015 Standards Standards for applicability to Santa Ana Municipal Codes Code GF Incorporate relevant portions into the Municipal Codes to Enforcement assist City staff in inspecting and enforcing city codes Department Coordinate with Orange County Health Department on how to collaborate on efforts as authorized by Senate Bill 488, including training opportunities for City staff Research industry best practices (i.e. Rent Escrow Account Programs) to identify Code Enforcement Tools to remedy and expedite compliance with property violations CDA Prepare an annual report for City Council summarizing PREP Housing Program activities and accomplishments Division Coordinate PREP Program inspections and City Housing CBDGRehabilitationLoanProgramtofacilitatehealthandsafety improvements 11. Proactive Rental Inspect housing units and bring into compliance with City PBA, Rental Ongoing Enforcement (PREP) codes and standards at least 1,600 rental units annually Planning Fee Work with the County Health Department to identify Division infestation code violations and streamline resolution of violations 12. Residential Response Inspect housing units and bring into compliance with City PBA, CDBG Ongoing Team (RRT) codes and standards at least 2,000 units annually Planning GF Work with the County Health Department to identify Division infestation code violations and streamline resolution of violations Historic Preservation 13. Historic Program . Continue the implementation of historic preservation program PBA, CDBG Ongoing and Ordinance and associated ordinances and incentives, including Mills Planning Grants Act, design review, etc. Division Continue to identify and list eligible historic residential properties on a voluntary basis and seek opportunities for preservation or adaptive reuse CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 71 HOUSING PLAN Table 9 Housing Implementation Summary Responsible 14. Historic Home Seek flexible funding sources and other incentives to PBA, Rehabilitation Incentive Overlay Zone encourage repair and maintenance of historic homes and Planning complement the Mills Act program Division Division Provide low- interest home loans to assist in the rehabilitation CDA, Continue to implement the Transit Zoning Code for eligible PBA, of up to 5 properties occupied by lower income and family Housing properties in downtown Santa Ana households Division 15. Historic Neighborhood Explore innovative strategies to preserve residential districts PBA, Preservation and neighborhoods that have historic value. Planning Create guidelines identifying the process for neighborhoods Division income households using appropriate incentives CDA, to pursue becoming a type of historic district Ongoing Housing Supply Funding Timeframe Grants Ongoing CDBG Ongoing HOME GF Ongoing 2017 17. Metro East Mixed Use Continue to implement MEMU Overlay Zone policies to PBA, GF Ongoing Overlay Zone facilitate and encourage the development of new housing Planning and the long -term transition of the area Division 16. Transit Zoning Code Continue to implement the Transit Zoning Code for eligible PBA, GF Ongoing properties in downtown Santa Ana Planning CDBG Facilitate and encourage the development of varied housing Division types at a mix of affordability levels, including for lower income households using appropriate incentives CDA, CDBG; Ongoing Manage the development of Housing Authority —owned Housing HOME property with quality sustainable housing, including Division affordable housing consistent with City goals 18. District Centers Continue to facilitate and encourage the development of PBA, GF Ongoing mixed -use housing in the various District Centers through the Planning Specific Development Zone or MEMU Overlay Division Consider the amendment of District Center boundaries to allow for new residential products that meet City housing goals and policies GF To be19. Harbor Mixed Use Adopt the Harbor Mixed Use Transit Corridor Specific Plan PBA, Transit Corridor total residential capacity of approximately 4,600 units) Planning completed by Rezone land for residential /mixed uses to encompass the Division October 15, 201 units of unmet housing need of the RHNA 2014 Require that unmet lower income RHNA be accommodated on at least 10.1 acres designated exclusively for residential use (see Appendix C, Exhibit C -2 and Table C -4) For sites addressing the lower income RHNA, permit owner occupied and rental multifamily uses by right, allow at least 16 units per site, and require a minimum density of 20 du /ac Apply the incentives available in the residential /mixed -use Ongoingzonetofacilitatequalityhousingopportunities JAA CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING PLAN Table 9 Housing Implementation Summary CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 73 Responsible Housing Program Objective Agency Funding Timeframe 20. Comprehensive Begin outreach to the public, development community, and PBA, GF 2014 General Plan Update stakeholders to develop the vision and guiding principles for Planning the general plan Division Explore best practices for general plan updates and innovative community engagement Issue a request for proposal and /or request for qualifications and select a consultant to conduct a comprehensive General Plan update 21. Zoning Ordinance Issue a request for proposal and /or request for qualifications PBA, GF 2015 Update and select a consultant to conduct a development code update Planning Coordinate outreach to the public, development community, Division and stakeholders regarding design and development standards Review and revise Zoning Ordinance to achieve consistency with the updated general plan land use designations and goals Address development and design standards to address parking, height, and open space requirements needed to facilitate residential /mixed -use housing Explore adapting nonresidential zones for live -work units Explore healthy design ordinance or development concepts that encourage development types that foster active living, health and wellness Building Design 22. Building Design Create comprehensive design guidelines that are intended to PBA, GF Ongoing Guidelines address the unique needs of residential /mixed -use products Planning along major transportation corridors Division Create new Active Design Guidelines and accompanying PBA, GF 2016 incentives to encourage and foster housing designs that Planning improve health and wellness Division 23. Green Building Create a Green building policy that incorporates sustainable PBA, GF Ongoing concepts into residential and nonresidential uses; support Planning demonstration projects and best practices Division Continue to seek partnerships with nonprofit and for - profit organizations and developers that are committed to building green residential projects Continue to implement provisions of CalGreen to encourage sustainable practices in the development, renovation, and maintenance of structures 24. Development Review Continue to provide appropriate residential and mixed use PBA, GF Ongoing project review through site plan review, environmental Planning clearance, and mitigation monitoring Division Create a checklist of healthy design components based on the PBA, GF 2016 adopted Active Design Guidelines to allow implementation Planning healthy community components into new projects. Division CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 73 HOUSING PLAN Table 9 Housing Implementation Summary 74 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Responsible Housing Program Objective Agency Funding Timeframe Housing Incentive 25. Affordable Housing Provide financial assistance and issue bonds, where feasible, PBA, GF Annually & Incentives to support the production and /or rehabilitation of affordable Planning Ongoing housing for lower and moderate income households Division Support state and federal grant applications that providing CDA, HOME Annually & funding for the production of affordable housing, including Housing Ongoing housing affordable to extremely low income households Division Continue to work with nonprofit and for - profit organizations PBA, GF Annually & that provide affordable housing to households earning Planning Ongoing extremely low, very low, and low income households Division 26. Extremely Low Target funding and housing incentive programs (25 -33), as PBA, GF Annually & Income Housing feasible, to facilitate and encourage the development of lower Planning Federal, Ongoing and moderate income housing DivisionCDA, state, and Work with nonprofit organizations that provide affordable housing to households earning extremely low income Housing Division local funds Annually & Ongoing Seek to expand the number of housing choice vouchers provided by the Housing Authority; set aside at least 75% of vouchers for extremely low income households 27. Successor Housing Continue to provide and /or leverage City funds with other CDA, SERAF and Evaluate Agency sources to support the production, preservation, and /or Housing Boomerang availability rehabilitation of housing and economic development Division PBA, funds annually 28. Density Bonus Update and implement the density bonus ordinance in GF 2014 Ordinance Update accordance with recent changes to state law to assist in the Planning development of extremely low, very low, and low income Division rental units; moderate income condos; and senior housing PBA, 29. Housing Opportunity Require eligible housing development projects of 5 or more GF Ongoing Ordinance units to include at least 15% of the units as affordable to lower Planning income households (rental) and at least 15% as affordable to Division moderate income households (ownership) Develop policies and procedures for occupancy of units created under the Housing Opportunity Ordinance Incorporate affordable housing opportunity requirements within City initiated zone changes or adaptive reuse projects Seek opportunities for adaptive reuse of structures with CDBG Ongoing30. Adaptive Reuse PBA, historic merit or otherwise suitable to be converted to quality Planning Grants residential and mixed use projects Division PBA, 31. Specific Development Continue to facilitate quality development in District Centers GF Ongoing District and other locales through the implementation of the Specific Planning Development District Division PBA, 32. Variety in Household Implement programs to increase opportunities to build new GF Ongoing Sizes Program family rental housing (see Program 25), including rental Planning housing for large families Division Monitor applications for new residential development to track type of products proposed and balance of unit sizes and bedrooms proposed 74 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING PLAN Table 9 Housing Implementation Summary Responsible 33. Parking Study Conduct parking study and, depending on findings, the City PBA, will propose a program to mitigate parking constraints along Planning with residential /mixed -use standards Division Rental Assistance Funding I Timelrame GF 12016 34. Housing Choice Continue to implement and seek new housing choice vouchers I SAHA Federal Ongoing Voucher for extremely low and very low income households Continue to implement and seek participants for the Family SAHA Funds 35. Family Self- Federal Ongoing Sufficiency Self- Sufficiency program; serve 66 clients annually Funds 36. HOPWA Tenant Based Continue to implement and seek participants for the HOPWA SAHA HOPWA Ongoing Rental Assistance Tenant -Based Rental Assistance; serve 50 clients annually Housing Preservation 37. Preservation of At- Provide outreach to property owners to keep up to date with CDA, Ongoing Risk Housing status of properties Housing Seek funding and financing mechanisms to preserve existing Division affordability covenants Advocate for state legislative action to allow greater flexibility to satisfy the regional housing needs goals Assist in preserving the Wycliffe Towers senior apartment project by issuing bond HOME; 38. Multiple - Family Work with supporting nonprofit partners to acquire, CDA, Ongoing Housing Acquisition rehabilitate, and deed restrict apartment projects as funding Housing LIHTC; and Rehabilitation and partners are available. Division Bonds NSP39. Neighborhood Implement the Neighborhood Stabilization Program and work CDA, 2015 Stabilization with intermediary to provide services to implement the NSP 1, Housing 2, and 3 grants. Division Homeownership Assistance 40. Down Payment Evaluate options to restructure the homeownership program as CDA, HOME Ongoing Assistance the market and prices stabilize Housing NSP Assist low and moderate income households with down Division payment assistance through loans up to $40,000 41. Homeownership Support nonprofit and for - profit organizations to educate CDA, HOME Ongoing Partners homeowners, administer programs, and expand Housing homeownership opportunities Division Work with nonprofit organizations to provide homeownership opportunities for families 42. Homeownership Participate in the Orange County Collaboratives to prevent or CDA, GF Ongoing Preservation lessen the impact of foreclosures Housing Assistance Advocate for state and federal legislation to address the Division foreclosure and lending crisis CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 75 HOUSING PLAN Table 9 Housing Implementation Summary People with Disabilities Responsible Agency Funding Timeframe 43. Care Facilities Amend Municipal Code to define community care facilities, PBA, GF 2014 -2015 Housing permitting process, and standards, and make changes to Planning housing for people who are homeless Division HOPWA ensure consistency with state law Division PBA, GF Ongoing Amend Municipal Code to define facilities not regulated under Planning and operational plan based on best practices the Community Care Facilities Act and specify permit process Establish Emergency Shelter Overlay Zone to accommodate consistent with state law 2015 the City's estimated unsheltered homeless population. 44. Housing for People Work with service providers to support the development or PBA, GF 2014 with Disabilities, provision of housing suitable for people with disabilities, Planning Federal, including including developmental disabilities Division state, Annual Developmental Seek and /or support grants, where feasible, to facilitate the CDA, and basis HOPWA production of new housing or appropriate services for Housing other disabled people Division local funds 45. Accessible Housing Investigate opportunities for providing incentives or amending PBA, GF 2015 codes to encourage the accessibility components in the Planning development of new housing Division Implement the reasonable accommodation ordinance to allow Ongoing for modifications in land use, building, zoning, and other codes to facilitate access to existing housing People Who Are Homeless 46. Emergency Shelters and Transitional Housing 47. Rapid Rehousing 48. Supportive Services Continue to provide funding for providers of emergency CDA, CDBG Ongoing shelter, transitional housing, and permanent supportive Housing ESG housing for people who are homeless Division HOPWA Collaborate with the Salvation Army and other Orange County PBA, GF Ongoing jurisdictions to create a model emergency shelter management Planning and operational plan based on best practices Division Establish Emergency Shelter Overlay Zone to accommodate 2015 the City's estimated unsheltered homeless population. Amend Municipal Code to revise separation criteria to comply 2015 with state law Continue to provide funding and technical assistance to CDA, CDBG Ongoing support the provision of prevention, outreach, and supportive Housing ESG services aligned with the 10 Year Plan to End Homelessness Division HOPWA Assist and work with service organizations to provide CDA, CDBG Ongoing supportive services for current and formerly homeless people Housing ESG Encourage nonprofit and volunteer organizations to improve Division HOPWA the coordination and efficiency of food distribution for the homeless and at risk in the Civic Center area Senior Housing 49. Housing Facilities • Continue to offer development incentives and density bonuses PBA, GF Ongoing to incentivize senior housing Planning Work with nonprofit and for - profit agencies that propose the Division construction of senior housing 76 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING PLAN Table 9 Housing Implementation Summary Housing Program Objective Responsible Agency Funding Timeframe 50. Senior Life Care Continue to offer development incentives and density bonuses PBA, GF Ongoing Facilities to incentivize life care facilities Planning Housing federal NSP: Work with nonprofit and for - profit agencies that propose the Division Division funds construction of senior housing Acquire, rehabilitate, and reconfigure apartments to support 51. Senior Services Support food distribution programs and similar senior services PRCSA CDBG Ongoing Support private and nonprofit entities to match seniors in CDA, PBA, GF 2014 house sharing arrangements 1 Admin Planning Housing for Families 52. Family Housing Continue to allocate Section 8 Housing Choice Vouchers to SAHA Local, Ongoing Community Development Block Grant very low income families CDA, state, Low Income Housing Tax Credits ESG: Continue to offer homeownership assistance for qualified Housing federal NSP: Neighborhood Stabilization Funds lower and moderate income families Division funds Acquire, rehabilitate, and reconfigure apartments to support low income family households 53. Child Care Options Review Zoning Code to ensure day /childcare provisions are PBA, GF 2014 consistent with state laws; consider incentives for co- locating Planning childcare facilities in affordable housing projects Division Continue funding organizations that help address and meet the CDA, CDBG Ongoing supportive service needs of Santa Ana's children Admin 54. Multi- Generational Explore crafting development standards and site designs, PBA, GF 2016 Housing offering incentives, or including additional flexibility to promote Planning innovative models of multigenerational housing Division Fair Housing Services 55. Fair Housing Continue to fund a fair housing organization to discourage CDA, CDBG Ongoing unlawful practices, resolve tenant/ landlord disputes, provide Admin education, and further equal housing opportunities Services Periodically prepare the Analysis of Impediments to Fair Housing Choice to identify, remove and /or mitigate potential impediments to fair housing in Santa Ana. 56. Reducing Second- Conduct education effort in concert with stakeholders in the City of Santa GF With the Hand Smoke community. Ana PBA and General Pursue preparation of a smoke free ordinance in multifamily SAHA Plan and /or unit housing in Santa Ana. Zoning Ordinance Update Source: City of Santa Ana, 2013. Funding: GF: General Fund CDBG: Community Development Block Grant HOME: HOME Partnership Funding LIHTC: Low Income Housing Tax Credits ESG: Emergency Solutions Grant HOPWA: Housing Opportunities for Persons with AIDS NSP: Neighborhood Stabilization Funds CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Agency: CDA: Community Development Agency PBA: Planning and Building Agency SAHA: Santa Ana Housing Authority PWA: Public Works Agency PRCSA: Parks, Recreation, and Community Services Agency TCE: The California Endowment AA& HOUSING PLAN This page intentionally left blank. 78 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Appendices Housing Needs This chapter analyzes demographic, economic, housing, and special needs groups in Santa Ana to understand housing needs in the community and provide a foundation for the development of responsive housing goals, policies, and implementation programs to address that need. OVERVIEW Over the past decade, Santa Ana has seen significant challenges to housing its population and workforce. Population increase, changes to the economy, the housing market boom and downturn, and other factors affect Santa Ana's ability to address its housing challenges. This Housing Needs Assessment is designed to explore many ofthese factors that influence the City's housing needs today and define the challenges to addressing these needs. The Housing Needs Assessment is divided into five sections, each providing information and analysis that augments discussion provided in the Framework. Demographic Characteristics. Demographic characteristics, includingpopulation growth and change, race and ethnicity, age characteristics, and household composition and type. Economic Characteristics. Employment trends, occupations of residents, household income and distribution, and other factors that affect the demand for housing and the ability to afford housing. Neighborhood and Housing Profile. Inventory of housing, including its supply, characteristics, vacancy and tenure, housing prices, and affordability to residents of different income levels. Special Needs. Special needs in the City, including seniors, people with disabilities, large families, single - parent families, people who are homeless, and other special needs groups. Housing Needs. An assessment of housing production needs, housing rehabilitation, and the preservation of housing. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT A -1 HOUSING NEEDS DEMOGRAPHIC CHARACTERISTICS This section analyzes the primary demographic characteristics of Santa Ana residents, including population growth, race and ethnicity, age characteristics, and household characteristics to identify housing needs in Santa Ana. POPULATION GROWTH Santa Ana is the 2nd largest of 34 cities in Orange County. The county experienced rapid growth in the 1980s and 1990s, with the majority ofgrowth occurring in new communities in southern Orange County and unincorporated areas. From 1980 to 1990, the county's population increased 25 percent, followed by an 18 percent increase between 1990 and 2000, and a 6 percent increase between 2000 and 2010. Santa Ana also experienced a rapid increase ofresidents between 1980 and 1990 (44 percent), primarily due to in- migration of residents from other countries or areas outside ofthe City. Unlike surrounding communities and the county as a whole, during this period the City ofSanta Ana did not experience a residential construction boom. Rather, the City experienced an increase in household size due in part to immigration from other countries and natural increase. During the 1990s the City experienced significantly slower population growth (15 percent). Slowing population growth is reflective of the built -out nature ofthe City's residential areas and low vacancy rates. Between 2000 and 2010 the City's population decreased by about 4 percent. Chart A -1: Population 500,000 Growth Trends Santa Ana 400,000 -- After a sharp growth in the early 1980s Anaheim and 1990s, Santa Ana isprojected to 300,000 Garden Grove - grow more slowly as itapproaches buildout Santa Ana is projected to remain 200,000 - Irvine ; mil one of the top two mostpopulous cities in ' Orange County. 100,000 Source: Center for Demographic 0Research, Cal State Fullerton, Orange 1930 1950 1970 1990 2010 2030 County Projections, 2010 In 2010, the City of Santa Ana's estimated population of 324,528 represented approximately 11 percent of the county's total population, ranking Santa Ana as the second most populated city in the county behind Anaheim. According to the Center for Demographic Research at California State University, Fullerton, Santa Ana's population is projected to increase, but at a slower rate than in nearby cities Chart A -1). Santa Ana's population is expected to decrease by 4 percent through the planning period, and is expected to downtrend through 2035. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING NEEDS RACE AND ETHNICITY Santa Ana is known for its international population. As the county seat and one of the oldest cities in Orange County, Santa Ana is a major gateway for newcomers from all over the world, particularly Latin America, Southeast Asia, and the Philippines. The various ethnic groups that constitute Santa Ana's population have helped create a rich pattern of cultural experiences and diversity. Although 78 percent of the City's population is Hispanic, Santa Ana also has one of the larger Vietnamese - American populations in the county. The Vietnamese population represents 7 percent of the City's total population and experienced a 20 percent increase between 2000 and 2010 Santa Ana experienced slight demographic changes in the early 2000s. Between 2000 and 2010, the Hispanic population increased its share ofthe total population by 3 percent, while the non - Hispanic White population declined by 29 percent. The Asian population had the most significant gain, increasing by 15 percent, while all others (e.g., African Americans, Native Americans, multiple races) decreased by an average of 17 percent (ChartA -3). According to the 2010 Census, the City of Santa Ana has the highest percentage of Hispanics of any other Orange County city. Santa Ana has a large population of foreign -born residents: 48 percent of the City's population is foreign born compared to 31 percent countywide. During the 1990s, one in every four new immigrants to Orange County moved to Santa Ana. Significant research has been published regardingthe changing economic status, household characteristics, and housing needs of this group (see Population Dynamics Group at the University of Southern California, Center for Demographic Research at California State University ofFullerton (CDR), and the Federal Department of Housing and Urban Development). Although no single study describes the characteristics of foreign -born residents, the research collectively yields useful insights about demographic trends that may affect housing needs. Research shows that many immigrant households, particularly those with limited English skills, earn lower incomes than later generations. This increases the difficulty of finding adequate and affordable housing. With slowing immigration patterns, housing needs could likely be more influenced by second and third generations of immigrant families. Santa Ana's future households may tend to be more affluent than previous generations and prefer smaller family sizes and homeownership opportunities. Research continues to examine the extent to which the housing market can best serve this growing segment of the population in California. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 10% 3% 78% 11 Hispanic Write Assn All Others Chart A -2: Race and Ethnicity Source: U.S. Census Bureau, 2010. 80% 2000 60% 02010 40% 20% F Chart A -3: Changes in Race and Ethnicity The Hispanic population increased its share of the total population by 3 percent between 2000 and 2010, while the non - Hispanic White population declined by 29 percent. Asian residents increased by 15 percent and all others decreased by 17percent. Source: U.S. Census Bureau, 2010. AA& HOUSING NEEDS AGE CHARACTERISTICS Age characteristics profoundly influence housing needs. Typically, younger households look for more affordable rental opportunities as they begin their careers and accumulate wealth. As adults begin to form families, the demand increases for larger rentals or more affordable single - family homes that can accommodate children. Demand for move -up housing is strongest as residents approach the peak earning years of45 -64. As retirement approaches, seniors may wish to downsize into smaller units that are more easily maintained. 140 Chart A -4: Changes in Age 120 WWW_ 2000 00 201 Distribution Population in Thousands 80 Santa Ana's middle age adults andseniors are 60 aging in place. 40 Source: U.S. Census Bureau, 2010. 20 - Under 20 College Age Family Forming Middle Age Seniors 20 -24) (25 -44) (45 -64) (65 and aver) As a result ofpopulation decrease, Santa Ana experienced a decline in its child, college age, and family- forming population subgroups between 2000 and 2010. In 2010, children under age 20 and family- forming adults (25 to 44) each comprised about 33 percent ofthe City's residents. The college age subgroup represented 9 percent of the population. The number of children and youth under age 20 decreased byl3 percent, and the college and family- forming population each decreased by 11 percent in that period. Both the middle age and senior populations grew between 2000 and 2010. Growth in both of these subgroups coincides with the nationwide aging baby boomergeneration. These changes, shown in Chart A -4, indicate that residents in Santa Ana are aging in place, which may create additional demand for affordable housing opportunities as these subgroups become dependent on fixed incomes. New housing types such as multigenerational and cohousing could also be viable options for this segment ofthe City's population. With the aging of the baby boom population, Santa Ana can expect to see a modest increase in demand for senior housing. However, since Santa Ana has a lower percentage of middle -aged adults compared to other cities in Orange County, the impact may be less than expected. These demographic trends shape housing demand and provide an opportunity to institute responsive policies and programs. A -4 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING NEEDS HOUSEHOLD CHARACTERISTICS Household characteristics are equally important in determining housing need in Santa Ana. According to the 2010 Census, the City of Santa Ana has 73,174 households, an increase of 174 households since the 2000 Census. Typical ofa city near buildout, the composition and corresponding needs have not significantly changed over the past decade. Household Type Summarized in Chart A -5, the City of Santa Ana has seen a decrease in the number of married families with children. However, the number of married families without children has increased, while the number in the "other families" category has slightly increased. Single persons and other nonfamilies have seen the greatest decline during the early 2000s. Today, the City household composition is 81 percent families, which is 15 percent higher than the national average (66 percent). This trend suggests a continued need for larger family housing than other communities. Household Size The City's household characteristics and trends have resulted in an average household of 4.4 persons. According to the 2013 Orange County Community Indicators Report, Santa Ana has the largest household size in Orange County Chart A -6) and the 10`h highest in the nation. During the early 2000s, the number of single persons and small families with two to four family members increased in number, while the number of large families with five, six, and seven members decreased. Part of this is due to the economic downturn, which helped to balance rental prices, potentially reducing the number ofshared residences by multiple families. Although family sizes are becoming smaller; the 2010 Census shows Hispanics in Santa Ana have the largest average family size, with an average of 5.2 persons per household. Changes in household type and size together significantly affect the need for different types of housing. Preserving and rehabilitating the existing supply of housing may provide opportunities and help alleviate some of the overcrowding pressures in the City. At the same time, providing more housing opportunities for the aging baby boomers will allow seniors a greater opportunity to stay in the community. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 40,000 2000 30,000 2010 20.000 10,000 with without Families and Children Children Non - families Chart A -5: Household Composition Households in Thousands Source: U.S. Census Bureau, 2010. 5.0 4.0 3.0 2.0 1.0 0.0 Chart A -6: Average Household Size Source: U.S. Census Bureau, 2010. JA& As the County seat, Santa Ana has a thriving public sectorjob centerfor local, state, andfederalgovernment. HOUSING NEEDS ECONOMIC CHARACTERISTICS The economy plays a fundamental role in defining housing needs by creating a demand for housing, determining the wages paid to employees, and ultimately influencing the ability to afford housing. This section explores some ofthe more fundamental economic forces shaping housing needs in Santa Ana. SANTA ANA JOB MARKET Santa Ana has a lot to offer the business community. With lower lease and sales prices than in adjacent communities, its central location in Orange County, proximity to transportation hubs (e.g., John Wayne Airport and major freeways, a major railroad line, and the Santa Ana Regional Transportation Center), Santa Ana is a competitive place for locating business. The California Employment Development Department provides the following composition of industries in Santa Ana. Government and Education. As the county seat, Santa Ana is a public sector job center. The County ofOrange is the City's largest employer, providing over 12,000 jobs in 2012. Taking into account Santa Ana Unified School District, Rancho Santiago Community College District, City of Santa Ana, and the US Postal Service, the public sector provides nearly 20,000 jobs. At least one in every ten jobs in Santa Ana takes place in a government or educational institution. Professional Workforce. Santa Ana employs a large number of professionals involved in the information, banking, real estate, management, and technical sectors. Excluding professionals employed in the government and education industries, one in five jobs in Santa Ana is in a professional field. Ingram Micro, for example, a Fortune 100 company, is headquartered in the City of Santa Ana and employs more than 4,000 people. Administrative Support. More than 15,000 administrative support occupations work in many ofthe same locations as those in the government and education sector. This sector encompasses industries that support business activity and includes temp agencies and janitorial and landscaping services. While companies in this sector tend to be smaller, DMS Services and Ponderosa Builders are two ofthe City's largest employers in this sector. Manufacturing Sector. The City's established manufacturing base provides 14 percent of jobs in Santa Ana. The top three manufacturers are TTM Technologies, Aluminum Products Inc., and Brasstech. A -6 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING NEEDS Resident Occupations The ability to afford housing depends on household income, which is influenced by employment status and occupation. The California Employment Development Department provides annual and monthly estimates of labor force participation, employment levels, and unemployment rates in cities. The number ofemployed residents in Santa Ana increased 7 percent, from 136,400 in 2000 to 146,300 in July 2013. With the downturn in the regional economy since 2008, Santa Ana's unemployment rate has risen considerably over the past decade, from 5.7 percent in 2000 to 8.5 percent in 2008 and hitting its peak at 14.9 percent in 2010. The job market has started to recover, and unemployment was down to 10.4 percent in July of2013. Santa Ana's unemployment rate has been consistently higher than the county's which also reached its peak in 2010 at 9.5 percent. The county's rate for July 2013 was 6.5 percent. ChartA-7 shows the industries that employ Santa Ana residents according to the US Census Bureau's 2010 Longitudinal Employer - Household Dynamics. Nearly one in five employed Santa Ana residents (18 percent) works in manufacturing, and another 11 percent work in retail trade. The administrative support, waste management, and remediation sector also employs 14 percent of Santa Ana residents. This sector encompasses service industries that support business activity, including temporary agencies, janitorial and landscaping services, and others. 0° As shown in Table A -1, the Census reports that 16 percent of Santa Ana residents work in management and professional jobs, 27 percent in services, 23 percent in sales, 13 percent in construction, extraction/maintenance occupations, and 21 percent in production /transportation /material- moving jobs. The 2012 National Compensation Survey shows that managerial and professional occupations pay an average salary of more than $90,000. However, most jobs held by Santa Ana residents pay average wages below $53,000 annually. Table A -1 Average Wage Levels by Occupational Group Occupation Percent of Job Base Average SalaryResidentsPercent Management, business, science, and alts 23,188 16% 93,970 Service occupations 38,735 27% 22,880 Sales and office 34,028 23% 41,440 Construction, extraction, and maintenance 18,755 13% 53,490 Production, transportation, and material moving 1 30,945 21% 32,200 Sources: US Bureau of the Census American Community Survey, 2011; National Compensation Survey, 2012 for the Santa Ana - Anaheim - Irvine Metropolitan Division Manufacturing I Trade Admin/Waste Management Accommodation and Food Service Health Care and Social Assistance Construction Wholesale Trade Educational Services Professional, Scientific and Technical Services Public Administration All Others 10% 20% Chart A -7: Employment Sectors for Santa Ana Residents Percent of Total Jobs Admin /Waste Management = Administrative Support, Waste Management and Remediation. Source: U.S. Census Bureau, Longitudinal Employer - Household Dynamics 2010. AA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT A -7 HOUSING NEEDS COMMUTE PATTERNS An important consideration in addressing housing needs is the commute patternsSantaAnaofresidentsandtheworkforceandtheextenttowhichabalanceinjobsand Irvine housing is desired. In a large metropolitan area where employment centers cross Anaheim municipal boundaries, a jobs /housing balance is more often achieved at a regional level, as opposed to a city level. However, to the extent that minimizing commutesCostaMesaandimprovingairqualityareimportantobjectives, striving to achieve an Los Angeles acceptable jobs /housing balance is worthwhile. I [}range Illustrated in the map below and in Chart A -8, the majority of Santa Ana'sNewportBeach working residents— approximately 72 percent —are employed within Orange Garden Grove County. While the majority ofemployed Santa Ana residents work outside ofthe Tustin City, approximately 20 percent work within the City. The top six places where Santa Ana residents work are in Santa Ana, Irvine, Anaheim, Costa Mesa, the Huntington Beach City of Los Angeles, and Orange, according to the 2010 US Census. 0% 10% 20% Chart A -8: Place of Work, 2010 Approximately one in five employed Santa Ana residents work in the City of Santa Ana. The next top five places of work include Irvine, Anaheim, Costa Mesa, the City of Los Angeles, and Orange. Source: U.S. Census Bureau, Longitudinal Employer - Household Dynamics 2010. FA 5 1. Santa Ana 20.440(20x) 2. Irvine 11,900(12%) 3. Anaheim 6.500(5x) 4. Costa Mesa 4.900 (5 %) 5. Las Angeles (City) 4.500 0%) 6. Orange 4.100 (4 %j 7. Newport Beach 3.60014 %y S. Garden Grove 2.80013x) 9. Tustin 2.70013 %) IQ. HUntington Beach 2.50013%) Al— ti'wrtars ,.wsr Source: Longitudinal Employer- Household Dynamics based on the 2010 Census A -8 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING NEEDS HOUSEHOLD AND FAMILY INCOME Household Income Except for housing costs, household income is the most critical factor affecting the ability to afford housing. According to the 2011 ACS, Santa Ana's median household income was $54,399, compared to $75,762 for Orange County. Santa Ana's household income is one ofthe lowest among Orange County cities; —the City of Stanton and the retirement communities of Laguna Woods and Seal Beach are the three lowest. The following describes and analyzes the differences in household income by family type (married families, married families with children, non - families, etc.) and distribution. Like most cities, household income also varies significantly by householder age. For households under age 25, the median income was $43,994 and increased to 54,389 for householders between the ages of 35 and 44 as ofthe year 2011. The median household income progressively increased to $63,070 for householders 45 -64 years of age, the prime working years. Following retirement, however, the median income drops to $36,658, slightly higher than the youngest age group. The fact that Santa Ana's population is the youngest in Orange County is another reason for the City's low median household income. Income by Family Type The Census defines a family as two or more people related by birth, marriage, or adoption residing in the same housing unit. The median family income of Santa Ana residents varies significantly among different types of families, shown in Chart A -9. As shown, married couples without children, which comprise 22 percent of all households, earn the highest median income at $63,408. Married couples with children under 18 years ofage comprise 34 percent ofall households and earn the second highest median income of $46,986. Other family and nonfamily households, collectively comprising 43 percent of all households, earn in the lower $40,000s. Other household characteristics are associated with differences in the median household income of Santa Ana households. According to the 2011 ACS, household income varies between foreign (non- citizen) and native residents. The median income for foreign -born, non –U.S. citizen households in Santa Ana was 47,493 versus $59,876 for native residents (Chart A -10). These differences do not reflect patterns or trends associated with education, occupation, country of origin, or other factors. The AC S tracks the median income household offoreign -born residents and their progression in housing ownership and attainment. Forty five percent offoreign born residents own a home with an average household size of5.3 persons. Renters on the other hand have a lower household size with an avera e of 4 9 ersons 40 Chart A -9: Median Family Income by Family Type Source: U.S. Census Bureau, 2007 -2011 American Community Survey. 60 $59,876 50 47,493 40 30 20 0 Foreign- Native - barn born non U.S. Citizen) 63.408 46,986 38,615 $40,195 Married Married Other Non - Without with Families families Children Children Chart A -10: Median Income by Nativity Source: U.S. Census Bureau, 2007- 2011 American Community Survey. g p Recent literature from the Population Dynamics Center at the University of Southern California suggests that median household incomes and housing JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT A -9 1(l0% W 00% 40% 20% 0% Owner Renter E Above E Low lb Moderate F Very Low Chart A -11: Household Income by Tenure Source: U.S. Census Bureau, 2007- 2011 American Community Survey. HOUSING NEEDS opportunities gradually improve as immigrants become more educated, learn English skills, assimilate into the country, and gain more productive and higher paying jobs. A key challenge facing Santa Ana for years to come will be how to facilitate greater housing opportunities and move -up options for its population. Income Distribution On an annual basis, the Department of Housing and Urban Development conducts household income surveys of each county in the nation. The State Department of Housing and Community Development uses these household income surveys to identify the need for housing assistance in communities. As summarized below, there are five primary income categories based on Area Median Income (AMI) and adjusted for household size: Extremely low: households earning 30 percent or less ofAMI Very low: households earning 31 to 50 percent ofAMI Low: households earning 51 to 80 percent ofAMI Moderate: households earning 81 to 120 percent of Above Moderate: households earning above 120 percent ofAMI State housing program guidelines also often combine extremely low and very low income into one category, called very low income. The extremely low, very low, and low income categories are also often considered "lower" income. These terms are used throughout the Housing Element. Table A -2 shows the household income distribution in Santa Ana according to the 2012 SCAG Existing Housing Needs Data Report (based on 2005 -2009 ACS). Approximately 54 percent of households earn lower incomes, 21 percent earn moderate incomes, and 25 percent earn above moderate incomes. Renters typically have the highest percentage of very low income households, and homeowners have the higher percentages of moderate and above moderate income households. However, both renters and homeowner groups have an equal percentage oflow income households (Chart A -11). Table A -2 Santa Ana Households by Income Category Income Category Percent of Area Median Income (AMI) Median Income in 2010 4- person household)' Households Number Percent Extremely low 0 to 30% MR 27,850 11,370 15% Very low 31 % to 50% MA 46,450 12,486 17% Low 51 %to 80% MFI 74,300 16,919 22% Moderate 81 % to 120% MFI 104,650 15,657 21% Above moderate 121% + MFI Above $104,350 1 18,827 1 25% Total 1 75,259 1 100% Source: SCAG Existing Housing Needs Data Report using 2005 -2009 ACS. Note: 1.CA HCD, 2010, AMI for Orange County was $87,200. A -10 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING NEEDS NEIGHBORHOOD AND HOUSING PROFILE Neighborhood and housing characteristics define the nature of housing needs in Santa Ana. This section analyzes housing growth patterns, housing characteristics, tenure and vacancy trends, housing prices, and affordability. NEIGHBORHOOD CHARACTERISTICS Santa Ana has a rich mosaic ofneighborhoods, each distinguished by its history, architecture, housing types, and amenities. Sixty -four neighborhood associations have been formed to address neighborhood issues. Approximately 70 percent ofall residential areas in the City are single - family neighborhoods. To preserve neighborhoods, the 1998 Land Use Element redesignated some areas of the community for single - family housing. Many of these neighborhoods are established, well maintained, and contain historic resources. Santa Ana has many neighborhoods made up ofa variety of residential uses: a mixture ofsingle - family, townhouses, apartments, and a combination ofindustrial and residential uses. The diversity of these neighborhoods is great, and each neighborhood varies widely in condition. The diverse urban and suburban fabric of many of these neighborhoods has been woven over time and reflects the complexity ofland use policies implemented over the long history of Santa Ana. The City has undertaken extensive efforts to stabilize neighborhoods through appropriate land use direction and housing programs. The City has also introduced live -work opportunities in some areas. To protect and stabilize residential neighborhoods, support the City's economic base, and provide housing for the local workforce, Santa Ana is developing new residential neighborhoods close to employment centers. These district centers include the Metro East, MacArthur Place, Downtown, City Place, and similar locations. Reflective of modern employment centers, Santa Ana's district centers are defined by eclectic skylines ofhigh -rise residential projects, townhouses and apartments, and mixed -use residential/commercial projects. These residential neighborhoods are intensely urbanized, transit oriented, and explicitly designed to support the future economic development of Santa Ana. Vintage Home in Santa Ana Rowhouses in Santa Ana. High -rise and mixed -uses define Santa Ana's District Centers. JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT A -11 120 100 80 60 40 20 0 Actual housing growth rate with Santa Ana household size Housing growth rate using County average household size Chart A -12: Household Growth Trend, 1950 -2015 Number ofHousing Units in Thousands Approximately 67 percent ofthe City's housing was built between 1950 and 1979. During this time, housing growth kept pace with population growth. Rezoning in the 1990s and a soft housing market decreased the City's residential activity. Population growth outpaced housing growth from the 1990s to early 2000s. From 2000 to 2010population growth and housing production slowed; this downtrend is expected to continue through 2030. Source: Census,1990, 2000, and 2010; Orange County Projections 2010. HOUSING NEEDS HOUSING GROWTH Like many Southern California cities, the City ofSanta Ana experienced a post — World War II residential construction boom. During the 1940s three military facilities were opened adjacent to the City, providing thousands ofjobs and a need for additional housing opportunities in the area. Santa Ana's housing construction boom spanned three decades; two- thirds of the City's housing was built between 1950 and 1979. In addition, significant housing construction continued during the 1980s, though to a much lesser degree. By the late 1980s, however, the City of Santa Ana faced a number of challenges regarding its housing, particularly apartments. Recently constructed multiple - family structures had a lack of adequate open space, low quality architectural designs, and poor use ofquality materials. The City was also impacted by crime, overcrowding, and need for community services in these areas. Coupled with poor maintenance practices, these properties generated a poor image for higher density residential development. Further, many ofthese apartment structures were built in stable single - family neighborhoods. In response to these challenges, the City developed strategies to stabilize residential neighborhoods and control the quality ofdevelopment. This included design guidelines, traffic management plans, and neighborhood revitalization programs. In the interim, the City reevaluated the general plan land use designation for many areas in 1991. The demolition of dilapidated units, construction of lower density projects, and market slowdown resulted in the addition of less than 900 new units from 2008 -2012 (DataQuick). Additionally, the population decreased by about 43,000 people, reducing the demand for housing. With the City's adoption of the 1998 General Plan Land Use Element, preparation of residential design standards, and implementation of the various Specific Plan and Specific Development Zone process, the City has put in place the necessary regulatory tools to ensure quality residential development. These tools will benefit the City and residents by helping to provide dignified housing opportunities, improve neighborhoods, and contribute to long -term economic goals ofthe community. The Framework sets forth land use strategies to increase housing production in a manner that achieves larger Citywide goals. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING NEEDS HOUSING TYPE As the county seat and most diverse population in the county, Santa Ana has a broad range of housing needs. It is thus important for the City of Santa Ana to maintain an equal diversity ofhousing types and prices that can accommodate the 10, varied lifestyles and housing needs ofpeople of all walks oflife. The City of Santa Ana has 76,896 housing units as ofthe 2010 Census. Shown in ChartA -13, these homes predominantly consist ofsingle - family detached homes 46 percent), and 7 percent are townhouses. Multiple - family housing comprises 41 percent of all housing, of which 10 percent are duplexes, triplexes, and fourplexes. Mobile home units make up the remaining 6 percent ofall housing in the City. In addition, a small percentage of the existing single - family and multiple - family units are reserved for group quarter purposes. As Santa Ana's population has diversified and housing needs have become more differentiated, the City has experienced significant levels of construction in innovative housing types other than single - family homes and apartments. High - rise and mixed -use condominiums are under construction near major employment centers. Mixed -use and live -work units are sensitively integrated into industrial/residential neighborhoods and near employment centers. Artist's lofts have added vibrancy to special districts. Housing for people with special needs is located in commercial corridors and residential neighborhoods. Many of these homes are standard single - family and multiple - family housing, but are used for group quarters and shared by residents. A number ofspecialized facilities, including residential care facilities (serving six or fewer persons), senior housing, emergency and transitional housing, and other special needs housing are also in Santa Ana. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT mar 46% Single Family Detached Multiple Family (5+ units) DuplWriplex/Quad Townhomes Mobile Homes Chart A -13: Housing Stock Composition Source: U.S. Census Bureau, 2007- 9011 Ameriran Cnmmunity Survey Mixed -Use Prototypes Residential Care Facility AA& A -13 Apartment Project in SantaAna Residential Care Facility 72% 68% 54% 60% 56% 52% 48% 44% 40% HOUSING NEEDS HOUSING TENURE The American dream is often represented by homeownership, as this can provide financial independence, economic stability, and personal safety. Home investment, pride in homeownership, and the physical presence ofhomeowners are perceived to contribute to neighborhood quality and stability. The 2010 Census reported 73,174 occupied housing units, of which 47 percent (34,756) were owner occupied. This is a lower homeownership rate than for the county at large (59 percent). Homeownership is a long -term financial and personal investment. Historically, homeownership was reserved for those who accrued sufficient wealth to meet large down payment requirements and obtain long -term mortgage loans. Federal housing and banking policies in the 1950s expanded homeownership opportunities to a much larger portion of society particularly the working and middle class. The national homeownership rate surpassed 60 percent by 1960 and has remained between 64 and 68 percent since (see Chart A -14). 2013 In the 1990s, a deregulated lending environment improved access to home- ownership by allowing less qualification and down payment requirements. Creative loans, such as short -term adjustable rate mortgages (ARMs), became the norm and allowed previously unqualified buyers to buy a home. However, the economy receded in 2008 and housing prices fell dramatically. As ARMs readjusted, many homeowners found themselves unable to afford their higher payments and could only sell their home at a significantly lower price. As a result, many homeowners face the possibility offoreclosure. 1930 '50 '70 '90 2010 Chart A -14: Homeownership Trend Homeownership rates boomed after the end of WW1, passing 60 percentby 1960. While the rate peaked at 69 percent in 2004, the recentsubprime lending crisis has decrease national homeownership rates to a historical average of65 percent. Source: U.S. Census Bureau, 2013 A recovering economy and stringent mortgage lending standards from 2007 to 2010 have led to an increased preference for renting. The 2010 Census reported that 53 percent of occupied housing units (38,418 households) were rented in Santa Ana. Growth in renter households in 2010 outpaced both the construction ofrental units and the conversion ofsingle - family homes to rental units. The City recognizes the importance of a range of rental opportunities to meet the varied lifestyles of individuals and families in the community and propose policies to support increasing the supply ofquality rental housing opportunities in the City. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING NEEDS HOUSING SUPPLY Housing Vacancy An adequate supply of housing is essential to maintaining adequate choices for residents, moderating housing prices, and encouraging the normal maintenance of properties. This is a delicate balance that must be maintained. Low vacancy rates result in price and rent escalation, while excess vacancy rates result in price depreciation, rent declines, and deferred maintenance. Although market forces are beyond the control of any one city, maintaining an optimal balance of housing supply and demand is a desirable goal. The building industry assumes that a housing vacancy rate of 1.5 -2.0 percent for ownership units and 5 -6 percent for rental units are optimal and offer a variety of choices for residents. In 2000, the vacancy rate was 2.2 percent for renters and 0.9 percent for owners. In 2010, the vacancy rate saw a significant increase at 4.9 percent for rental units and 1.9 percent for homeowners. The 2010 Census estimates the Citywide housing vacancy rate at 4.8 percent, which was lower than the county rate of 5.4 percent. Housing Size Chart A -15 compares the percentage of renter and owner households with the percentage of appropriately sized units for renters and owners by family size. Shown below, the size ofunits available for homeowners generally matches the size of households. The same is true for renter households with the exception of large - family households. According to the 2011 ACS, 38 percent of all families who rent have five or more members, but only 22 percent of the rental units available (apartments and single- family homes) are adequately sized with three or more bedrooms. This translates into a shortage ofabout 5,940 large- family rental units. 606 40% 20% 0% Person Owned Units Person Person Percentage of homeowners Percentage of owned housing Rented Units 60 I- 40% - 205' 0% Person Person Person E Percentage of renter households Percentage of rented housing CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Chart A -15: Access to Housing Stock by Tenure Although there is a balance ofownership units, the cityhas an excess supply of smaller rental units and a shortage of large rental units with three or more bedrooms. Source: U.S. Census Bureau, 2007 -2011 American Community Survey. AA& A -15 HOUSING NEEDS HOUSING PRICES AND AFFORDABILITY Housing Prices This decade has seen unparalleled changes in the housing market. Fueled by historically low interest rates, overly flexible lending, and pent -up demand for housing, the prices of single - family homes soared. Between 2000 and 2007, the median sales prices increased 300 percent; since then housing prices have fallen by about 50 percent. Shown in Chart A -16, the recent market decline has caused prices of single- family homes to drop to $350,000 and condominium prices to drop to $150,000 (2012 price levels). 700 PP Single-family Chart A -16: Housing Price Trends in Santa Ana $say Condominium Prices in Thousands of Dollars Source: DataQuick, 2013. $ 500 5400 300 200 100 S0 2000 2001 2002 2003 2004 JV14 2005 2006 2007 2008 2009 2010 2011 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 2012 HOUSING NEEDS Housing Affordability The Santa Ana housing market has plateaued since the 2007 -2008 decline. Of the seven largest Orange County cities, Santa Ana has consistently had the lowest median home price during the early 2000s. Single - family home prices in Santa Ana are mostly affordable to moderate and above moderate income households. Shown in Chart A -17, in 2012 the average price for a single - family detached home is affordable to households earning $100,450 or more annually. However, newer single - family homes or those within certain neighborhoods of Santa Ana e.g., north Santa Ana) will cost substantially more and require an even higher income. Condominiums provide low income households, moderate income households, seniors, and first -time homebuyers with a more affordable and lower maintenance opportunity than single - family detached homes. In 2012 condominiums were affordable to households earning about $48,900. The price range ofaffordability depends on the size ofthe down payment and the cost burden assumed. New condominiums are typically priced at levels affordable only to moderate and above moderate income households. Despite increased affordability, homeownership is beyond many households. The average annual income in the Santa Ana /Anaheim/Irvine metropolitan area is 28,820 for a manufacturing assembler, $27,900 for a retail salesperson, $31,650 for an office clerk, $68,620 for an elementary school teacher, $70,010 for a firefighter, and $52,510 for a postal service clerk. Even with two wage earners in one household, the annual income needed to purchase a condominium may be beyond the income earned by many Santa Ana residents. Income 61.650 60,000 Q CD $82,700 ca — $48.900 CD E x 100,450 Median 2007 Apartment Rent $1,541 Median Chart A -17: Income Needed 2012 to Afford Housing in Santa 1,507 Ana Condo Sales Price $320.000 $150,900 Horne Sales Price $610,000 $350,000 1 67,400 2007 2012 o $100,000 $200,000 $300,000 Purchase Price CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Source: DataQuick, 2013; RealFacts, 2013; and Trulia, 2013. AA& A -17 500 3% 4% 43% Studio (375 units) N one bedroom (3,677 units) H Two bedroom (4,218 units) Three bedroom (219 units) Chart A -18: Apartment Stock Characteristics Only 3percent of the apartments surveyed in Santa Ana contain more than two bedrooms. In a city with an average household size of4.4, the lack of three - bedroom units contributes to overcrowded conditions and increased deterioration of the existing housing stock. Source: RealFacts, 2013 JV14 HOUSING NEEDS HOUSING RENTS AND AFFORDABILITY Apartments and rental single - family homes provide an important housing option for young adults, families, and seniors. The majority of Santa Ana's apartments were constructed prior to 1980. These apartments therefore generally do not support the demographics of the City's current renter households. Whereas 23 percent of Santa Ana's households consist ofsix or more people, a survey ofover 8,500 units in multi - family apartment complexes in SantaAna revealed that only approximately 3 percent offer three or more bedrooms (see Chart A -18). RealFacts reports that out ofthe City's 38 apartment complexes there is only one Class A apartment property in Santa Ana. A Class A apartment is one in a favorable location with high quality in -unit features, on -site amenities, and good accessibility. There is also only one Class B property; typically this class of property is older than Class A and in less favorable locations but has a lower rent. The majority of the apartment properties (roughly 90 percent) are categorized as Class C, older units with deferred maintenance that are often in lower income areas ofthe City. According to RealFacts, the average Santa Ana apartment rent in 2007 was $1,363 equal to $1,535 in 2013 inflation adjusted dollars). Although home sales prices have dropped rental prices have not kept pace with inflation. The average apartment rent in Santa Ana was $1,497 in July of2013, a 13 percent increase over 4 years. Santa Ana is not the only Orange County city to experience rising rental costs —rents throughout the county have reached an all -time high. Although rents have increased over the decade while the median income of Santa Ana's renter households has remained relatively flat, on average the units surveyed remained affordable to low and moderate income households, as shown in Table A -3. The benefit ofan older apartment stock is that it largely stays more affordable as newer housing is constructed. Table A -3 Existing Rental Survey and Affordability, 2013 Source: RealFacts, 2013. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Combined Household Number Average Income Household Income Annual HourlyUnitSizeofUnitsRent Size Group Studio 375 1,098 39,541 19.01 2 Low Low/ 1 bedroom 3,677 1,242 44,704 21.49 2 Moderate Low/ 2 bedrooms 4,218 1,661 59,809 28.75 4 Moderate Low/ 3 bedrooms 219 1,696 61,039 29.35 5 Moderate Source: RealFacts, 2013. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING NEEDS While Class B and C apartments provide a valuable source of affordable housing, they do not provide opportunities for Orange County's growing executive class. Without additional Class A apartments the City cannot attract above moderate income renters. The nearby cities of Costa Mesa and Irvine offer several executive rental opportunities for professionals who would potentially choose to live in Santa Ana should the proper location, amenities, and price be offered in Class A housing. New housing development will provide additional Class A rental housing in Santa Ana. The City's District Centers including MacArthur Place to the south and CityPlace to the north will offer amenities attractive to above moderate income renters to professionals. Housing Problems The federal government considers housing overcrowding or housing overpayment to be evidence of a housing problem. These conditions also lead to a number of hardships for households, including insufficient income to afford other necessities, undue burden on families, and accelerated wear on a home. In some cases, the inability to afford housing can lead to foreclosures or otherwise loss of housing. The following defines and describes the prevalence ofovercrowding and overpayment in Santa Ana. Overcrowding Overcrowding is a critical issue for many communities. In recent years, considerable public concern has been voiced regarding the level ofovercrowding in Santa Ana and its impact on available parks and recreation services, facilities for students, parking and traffic management, and overall condition of infrastructure and its ability to support residents. In order to understand the issue, two working definitions for overcrowding are cited. State Standard. The State of California has occupancy standards governing the number of people who may legally reside in a habitable space, based on regulations in the Uniform Housing Code. Under California's Maximum Occupancy Standard, 10 persons would be allowed to reside in a one - bedroom apartment of no more than 454 square feet. In contrast, the federal standard indicates that ifmore than 2 persons occupied the same sized unit, the household would be considered as living in overcrowded conditions. Federal Standard. According to the Department of Housing and Urban Development (24 CFR 791.402 [b] ), housing overcrowding refers to a household that has more members than habitable rooms in a home. Moderate overcrowding refers to 1.0 to 1.5 persons per room and severe overcrowding refers to more than 1.5 persons per room. In keeping with the ACS 2011 data (Chart A -19), this standard is used as a reference guide in this housing element. According to the 2011 ACS, approximately 24,281 households in Santa Ana (33 percent) are overcrowded. Approximately 18 percent of the City's occupied housing units are moderately overcrowded, and 15 percent are severely overcrowded. The ACS acknowledges error rates of 25 to 50 percent (based on CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT A -19 50% 40% 30% 20% X41' 10% 0% Homeowner Renter L Moderate overcrowding Severe overcrowding Chart A -19: Housing Overcrowding in Santa Ana Source: U.S. Census Bureau, 2007 -2011 American Community Survey. 600 50% 40% ad 30% alt i5 20% 10% • 0% Homeowner Renter Moderate overpayment E Severe overpayment Chart A -20: Housing Overpayment in Santa Ana Source: U.S. Census Bureau, 2007- 2011 American Community Survey. HOUSING NEEDS sampling methodology), so these figures may not reflect current housing problems. Housing overcrowding is most severe among lower income households and lower income, large, renter families. Based on recent demographic and housing trends, it is unclear whether this level ofhousing overcrowding will decline. According to the 2011 ACS, approximately 21 percent ofhome owners (8,020) live in overcrowded conditions, with many severely overcrowded. In contrast, 43 percent of renters (16,311) live in overcrowded housing. Forty -five percent ofthe foreign born population in Santa Ana live in overcrowded conditions, while it is estimated that only 9 percent ofnative residents live in overcrowded situations. The non - citizen, foreign born residents experience a lower income and have a larger household size (6.2) than family size (53), indicating that these households are comprised of families and unrelated people living under the same roof. Housing Overpayment Housing overpayment is also a significant problem in Santa Ana. The state - recognized definition ofoverpayment is spending 30 percent or more for a renter and 35 percent or more for a homeowner of one's income on housing. Housing overpayment is a critical issue in that households spending too much for housing must often forego other necessities, including health insurance and adequately - sized housing. In recent years, the housing boom artificially pushed up unprecedented increases in sales prices. Many low and moderate income households purchased homes in the past decade with adjustable rate mortgages and are now incurring high cost burdens. Overpayment occurs at two levels. Moderate overpayment refers to housing costs between 30 to 50 percent of gross income; severe overpayment refers to housing costs in excess of 50 percent of gross income. The 2011 ACS reports 31,676 households (43 percent) overpaid for housing. Of this total, 57 percent were renters (21,496 households) and 39 percent were owners (13,867 households). Housing overpayment is most severe among extremely low and low income households and special needs groups. Of the 40,775 lower income households in the City, 17,534 (43 percent) overpaid for housing. Approximately 64 percent of lower income renters and roughly 73 percent of lower income owners allocate more than 30 percent oftheir income for housing costs. The ACS acknowledges error rates of25 to 50 percent (based on sampling methodology), so these figures may be exaggerated. Nevertheless, it is safe to assume that a majority of lower income households currently pay more than 30 percent of their income in housing costs. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING NEEDS SPECIAL HOUSING NEEDS Certain segments of the population have special housing needs because of a special difficulty in finding adequate and affordable housing. Circumstances may include income, household characteristics, disability, or medical conditions. Within the City of Santa Ana, special needs groups may include seniors, disabled persons, large families, single - parent households, extremely low income households, farm workers, and homeless persons. SENIORS Many seniors with fixed incomes have limited income for housing expenses. Seniors may also be less mobile due to disabilities and require building features to allow greater mobility and provide a safer living environment. Seniors with limited vision or mobility may need transportation assistance to meet primary needs such as grocery shopping and medical care. All of these issues can make it difficult for seniors to find suitable and affordable housing. According to the 2010 Census, 21,911 Santa Ana residents are 65 years ofage and older, accounting for approximately 7 percent of the City's total population. Seniors account for 20 percent of owner -unit householders, and 8 percent of rental -unit householders. The ACS reports that of the 10,303 total senior households in 2011, 7,212 (70 percent) were owner households and 3,090 (30 percent) were renter households. As the baby boom generation ages, the City will experience a continued increase in its senior population, potentially creating demand for lower- income housing, barrier -free housing, and supportive services that target seniors. Since many seniors live on fixed incomes, overpaying for housing is a major concern. The median income of a senior household in Santa Ana is $36,658, which is considered lower income. Lower income senior households overpaying forhousing have less income to spend on food, health care, and transportation. Of the City's senior households, approximately 33 percent ofowner households and 59 percent of renter households overpay for housing. Santa Ana's senior population is diverse in age, income, and housing needs. Between 2000 and 2010 the senior population increased by 21 percent; seniors age 80 years and older had the largest increase at 69 percent. Each ofthese groups has different health, transportation, and housing needs. The magnitude and complexity ofsenior housing needs in Orange County recently led to the Orange County Grand Jury encouraging jurisdictions to provide greater policy and program guidance to meet the housing needs of this fast - growing group. The Framework sets forth appropriate senior programs. JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT A -21 HOUSING NEEDS Housing and Services The City ofSanta Ana permits a wide range ofsenior housing to allow residents to stay within the community. These include age- restricted apartments, mobile homes, and continuing care facilities: Age- Restricted Apartments. As shown in Chapter 4, the City of Santa Ana has publicly subsidized affordable apartment projects, providing approximately 944 units of housing for lower income seniors. Residential Care Facilities. These Residential Elderly State licensed facilities provide care, supervision, and assistance with activities of daily living for persons 60 years of age and over. The City has 356 beds in facilities that are often called assisted living facilities, retirement homes, and board - and -care homes. Senior -Only Mobile homes. An internet survey of mobile home parks in Santa Ana and phone call survey revealed that seven parks were age - restricted to person over 55 years. These parks provide 1,114 units restricted for seniors. Continuing Care Facilities. The City is home to a large continuing care facility, Town and Country Manor, which provides 240 beds in a variety ofsettings. They are proposing the addition of independent apartments. Whereas the focus is often on providing housing, support services are essential to help seniors live as independently as possible without having to move. Services can include transportation, health care, home maintenance assistance, low -cost loans or grants to rehabilitate homes, referral services, and many other services that can improve the lives ofour seniors. Orange County's Office on Aging is the lead advocate for addressing the needs of seniors in the county. Santa Ana operates two community centers exclusively for seniors, out of which recreational, social, health, education, and other programs are administered. Seniors also have access to low -cost public transportation and services. These are just some of the many services provided by the City and other public agencies. Table A -4 summarizes senior housing options in Santa Ana. Table A -4 Santa Ana Senior Housing Options Type of Housing Number of Facilities Capacity beds or units) Senior Apartments 6 944 units Senior Mobile Homes 7 1,114 units Continuing Care Facility 1 184 beds Residential Care Facility for the Elderly 15 356 beds Total 29 2,58units 540 beds Source: California Department of Social Services, 2013; City of Santa Ana 2010 -2015 Consolidated Plan. J A A -22 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING NEEDS PEOPLE WITH DISABILITIES As a large urban area, Santa Ana has a significant population of people with physical, mental, developmental, or other disabilities. People with disabilities, including the developmentally disabled, have special needs in that many earn very low incomes, have higher health costs, and are often dependent on supportive services. People with disabilities also may face discrimination in the housing market, because landlords may be concerned about how a disability is perceived by other tenants or the disabled person's ability to afford a unit. Disabilities fall within several categories: Developmental. The Regional Center ofOrange County (RCOC) is contracted by the State Department ofDevelopmental Services to provide community-based services to developmentally disabled persons. RCOC estimates that they served 2,565 residents in Santa Ana in 2012. Table A -5 summarizes the number of developmentally disabled residents in Santa Ana. Physical. According to the 2010 Census, the City ofSanta Ana has approximately 20,248 people in the community with a physical or other Census - reported disability who live in a non - institutional setting. Mental. The 2010 -2015 Consolidated Plan reports that approximately 3,438 residents who suffer from some form of severe mental illness need housing assistance, based on national prevalence estimates that are extrapolated to Santa Ana. Substance Abuse. The 2010 -2015 Consolidated Plan reports that 8 percent of Santa Ana residents over age 12 are substance dependent or substance abusers, based on national prevalence estimates that are extrapolated to Santa Ana. Table A -5 Developmentally Disabled Residents by Age in Santa Ana Zip Code 0 -14 Years 15 -22 Years 23 -54 Years 55 -64 Years 65 +Years Total 92701 197 59 75 5 0 336 92703 237 78 134 20 9 478 92704 252 93 158 19 5 527 92705 120 45 58 11 7 241 92706 123 47 93 15 5 283 92707 197 68 117 16 12 410 92708 119 60 1 97 1 11 1 3 290 Total 1245 450 732 97 41 2,565 Note: "Developmental disability" means a disability that originates before an individual attains age 18 years, continues, or can be expected to continue, indefinitely, and constitutes a substantial disability for that individual. Developmental disabilities can include mental retardation, cerebral palsy, epilepsy, and autism. Source: Regional Center Orange County, 2013 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT A -23 Residential Care Facility HOUSING NEEDS Housing and Services Meeting the complexity ofhousing and service needs ofpeople with disabilities in Santa Ana requires a comprehensive housing strategy. The strategy should include facilitating independent living through in -home modifications, providing suitable housing opportunities, allowing for supportive services, and implementing existing state and federal law. In other cases, the preferred strategy is to provide, through land use planning and zoning, appropriate locations where supportive housing can be provided. For people with physical or mobility limitations, the California Administrative Code Title 24 sets forth access and adaptability requirements that apply to public buildings, employee housing, manufactured housing, and privately funded and newly constructed apartment houses. For federally assisted new construction, federal law requires that at least 5 percent ofdwelling units must be accessible to persons with mobility disabilities, and an additional 2 percent of units must be accessible to persons with hearing or visual disabilities. Although home modifications can improve the ability of people to live in independent housing, many individuals may require more extensive care. Table A -6 and the discussion below summarize the various licensed care housing options for people with disabilities in Santa Ana. Adult Residential Care . These facilities provide 24 -hour nonmedical care for adults ages 18-59 who are unable to provide for their own daily needs. Adults may be physically, developmentally, and/or mentally disabled. Group Homes. Group homes are facilities that provide 24 -hour nonmedical care and supervision to children in a structured environment. Group homes provide social, psychological, and behavioral programs for troubled youths. Alcohol and Drug Rehabilitation. These are facilities licensed bythe Department ofAlcohol and Drug Programs for 24 -hour residential nonmedical alcoholism or drug abuse recovery or treatment serving adults. Skilled Nursing. These facilities are institutions that are primarily engaged in providing skilled nursing care and related services for residents who require medical or nursing care, or rehabilitation services. Immediate Care Facility. Afacility for individuals ages 0 -59 with developmental disabilities who require higher level assistance in meeting daily living needs. The facility's focus is to provide care to residents ranging from 24 hour personal care to supportive health services. Several agencies provide services to people with disabilities. The Dayle McIntosh Center and Goodwill Industries provide programs to improve the income and quality of life of disabled persons, such as job training, independent living skills training, and barrier -free housing referrals. Goodwill Industries also operates a fitness center in Santa Ana designed for people with disabilities. Their specialized equipment, classes, and staff fill the gap between JA L conventional fitness centers and the needs ofthe disabled. A -24 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING NEEDS The Orange County Regional Center also provides services for developmentally disabled residents they have partnerships with several other community based groups including Orange County STEP, a behavior management day service for adults with developmental disabilities. Santa Ana College, Work Creation Program, and the Adaptive Behavior Center all offer a variety of classes to promote independent living and job training. Several ofthese providers also offer day programs, group homes, and community living facilities. Table A -6 State - Licensed Facilities for People with Disabilities Capacity Facilities (beds or units) Type of Housing Adult Residential Care' 33 243 beds Group Homes (for children)' 3 62 beds Alcohol and Drug Rehabilitation 17 265 beds Skilled Nursing Facilities' 7 1,114 beds Intermediate Care Facilities' 2 12 beds Total 62 1,696 beds Sources: 1. California Department of Social Services, 2013. 2. Department of Health Care Services, 2013. 3. Office of Statewide Health Planning and Development, 2013. JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT A -25 HOUSING NEEDS FAMILIES State law specifies that large families and female- headed households are a special need group. Cities are also allowed to consider other groups as having special needs. Because 82 percent of the City's households are families, the average family size is 4.4 persons, and the large number of single - parent households, many of whom are female - headed, this section takes a broader perspective on special needs. Given the shortage of affordable and adequately sized housing particularly large rental units) and service needs, many families have special needs. Large Households Large households consist of five or more persons. Approximately 28,034 households in Santa Ana (38 percent) are large, ofwhich 13,660 are owners and 14,374 are renters. These households often have difficulty in finding and affording adequately sized housing. As of2010, 22 percent ofrental units contain three or more bedrooms, whereas 38 percent of renter households are large households. The City has 8,433 occupied rental units with three or more bedrooms for its 14,374 large renter families, yielding a shortfall of5,940 units. Single Parents According to the 2010 Census, 12 percent (8,853) of Santa Ana households are single parents with children, ofwhich 67 percent (5,934) are female headed. The 2010 Census reports that the median income ofsingle - parent households ranged from $35,770 (female- headed family) to $43,593 (male- headed family) versus a median of $61,228 for married couples with children. Additionally, 30 percent of all female single - parent households earned incomes below the poverty level compared to a rate of 17 percent for the Citywide population. The availability and accessibility of affordable child care (including before - school, after - school, and day care) is thus essential for single parents. These basic services are an important factor that limits the opportunity to find suitable housing. Without them, single - parent families are at risk ofovercrowding, overpayment, and simply being unable to adequately provide for basic family needs. A -26 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING NEEDS Housing and Services As noted by the Anne Casey Foundation, the shortage of affordable family housing continues to create its own crisis in family well- being, education, and health. Unsafe and overcrowded housing makes parenting difficult and places enormous stress on parent -child relationships. Living in substandard housing can lead to health problems in children, particularly lead exposure and respiratory diseases. Living in poor quality housing may also result in frequent moves by a family, leading to poorer school performance among children. The following ideas can address the needs of families. Create Affordable RentalHousing Homeownership opportunities are not immediately feasible or affordable for many large families or families earning low and moderate incomes. The City provides more than 1,500 units offamily housing affordable to very low and low income residents through Section 8 vouchers. While publicly subsidized housing can meet a portion of the extremely low income need, the resources are too limited to address existing unmet need. The creation of affordable family rental housing, including large units with three or more bedrooms, continues to be a priority to assist the large number offamilies who are overpaying for housing and live in overcrowded conditions. In addition, the City's Housing Opportunity Ordinance was designed to support the production of affordable housing. Passed in 2011, the Ordinance requires eligible ownership projects to set aside at least 15 percent ofthe units as affordable to moderate income households for at least 45 years. Eligible rental projects are required to set aside at least 15 percent ofthe units as affordable to lower income households for at least 55 years. Programs 25 -29 of the Framework provide financial and technical assistance for those in need of lower income rental housing. Improve Housing Conditions The City of Santa Ana has a large number of multiple - family housing projects that were built before the City instituted modern residential design guidelines. Although safeguards are in place to ensure that new apartments are built to modern standards, many older apartment projects need rehabilitation. Poor housing conditions include the physical condition of the unit, the lack of or condition of utilities, the lack of open space and recreational amenities, and insufficiently sized units that are unhealthy for parents and their children. Programs 7 and 8 of the Framework constitute the City's Community Building Initiatives providing guidance for building both healthy communities and supporting collaborative projects to improve neighborhood livability. Santa Ana is actively involved in the acquisition and rehabilitation of multiple - family housing as a means to improve the living conditions of residents and provide a long -term or permanent source of affordable housing. Although state law focuses on increasing the supply of housing as a key driver of long -term affordability, simply increasing the supply will not address the need to maintain AA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT A -27 The Redevelopment Agency funded the rehabilitation and reconfiguration ofthe Ross Durant Apartments, adding long -term affordability covenants. HOUSING NEEDS and improve the existing housing stock. The Framework contains programs to encourage and facilitate the preservation and rehabilitation of housing. PromoteHomeownership Homeownership is one of the key ways to accumulate wealth. It can provide physical, emotional, and financial security to low income families and can assist in strengthening neighborhoods. But for many lower income families homeownership is largely unattainable without financial assistance. Santa Ana has the opportunity to promote homeownership in several ways. With the market adjustments, current condominium prices are such that the gap between the sales price and what low and moderate income families can afford is not as large as prior years. The Housing Plan states that the City will investigate the feasibility of reconstituting its homeownership program to allow residents to afford housing. In addition, the City can continue to advocate and lobby Congress to address the causes of the foreclosure crisis and provide assistance to families in need. Programs 40 -42 are designed to support existing and prospective homeowners. PromoteMixedIncome Housing Many affordable multiple - family residential projects were built as stand -alone affordable projects, and state and federal funding sources still encourage and facilitate these types of development. While these affordable projects tend to compete well for limited government funding, many now believe that the most vibrant neighborhoods are ones with a mixture of affordable and market -rate housing. This approach allows lower and moderate income households, many of which are younger, newly forming families and seniors, the opportunity to live in the same neighborhood. In recent years, the City of Santa Ana has supported the production of multiple - family housing consisting ofa range ofunit sizes and affordability levels. Table A- 7 shows projects built or approved during the housing element planning period that provide a broad mix ofhousing types and sizes. Table A -7 Sample of Multiple - Family Residential Projects Built or Approved Since 2008 i Project Residential Type Bedrooms Zero -One Two Three+ City Place Market Rate Live Work 87 28 70 Skyline Market Rate Condos 66 283 0 Avenue E Market Rate Townhomes 0 14 30 17th Street Senior Affordable Senior Apts. 83 6 0 The Marke Market Rate Condos /Rental 0 14 30 The MET Market Rate Condos /Rental 0 14 30 The 301 Market Rate Apartments 0 14 30 Town and Country Sr Apartments for Continuum Care 73 99 2 Lyon Communities Market Rate Apts/Townhomes 131 122 11 Vista del Rio Affordable Special Needs 36 5 0 JA L Source: City of Santa Ana, 2013. A -28 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING NEEDS Provide the Service Network Many families depend on a network of services to meet their needs. This includes the provision of childcare services near where they work or live to allow parents the opportunity to be close to their children. The availability of adequate parks, open space, and recreational amenities near homes is also a critical need for children. Even income support services and rental assistance, such as the vouchers available from the Housing Authority, are important ways to support families. The City has made it a priority to include these types of services in its apartment projects selected for acquisition, major rehabilitation, and reconfiguration. Programs 52 -54 of the Framework detail the City resources and actions toward helping families in Santa Ana. EXTREMELY LOW INCOME HOUSEHOLDS Extremely low income households are those earning annual incomes that are 30 percent or less ofthe area median income. Based on state income limits for 2013, a four - person, extremely low income household earns no more than $28,900, and can afford approximately $585 per month for rent. Homeownership opportunities for extremely low income households are generally considered financially infeasible throughout much ofCalifornia, including Santa Ana, due to the levels ofsubsidies required for a single unit. According to the 2012 SCAG Existing Housing Needs Report, 11,370 households 15 percent) in Santa Ana earn extremely low income. This is the average income in service occupations. Extremely low income households experience a broader range and severity ofhousing problems than other households. According to the Southern California Association of Governments, the City of Santa Ana has a construction goal of45 very low income units from 2014 through 2021.Ofthat total, the City estimates that the construction need for extremely low income units is 50 percent of that total, or 23 units. The City has a carryover of 111 very low units from the 2006 through 2014 planning period. This adds about 55 units to the City's extremely low allocation, bringing the total number to 78 units. This is based on a methodology approved by the Department ofHousing and Community Development for estimating the need for extremely low income housing. Meeting the goal of providing housing affordable to extremely low income housing is challenging due to the present fiscal and economic climate and the financial subsidies required to make these projects financially feasible. The following are ways that the City is addressing the need for extremely low income households to secure housing in Santa Ana. JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT A -29 HOUSING NEEDS Housing and Services The City of SantaAna's housing strategy for extremely low income households is focused on rental assistance, housing rehabilitation and preservation, and new construction to meet the needs of extremely low income households. RentalAssistance The Santa Ana Housing Authority issues an estimated 2,699 housing vouchers to Santa Ana residents, predominantly those with extremely low incomes. Given the magnitude of need, vouchers serve less than one - quarter of the need. As of September 2013,31 percent ofthe housing vouchers issued were for families. The Housing Element proposes that the Santa Ana HousingAuthority seek additional vouchers, where feasible, to serve extremely low income households. HousingRehabilitotion The City of Santa Ana is acquiring multiple - family apartments, rehabilitating them, reconfiguring units to create large- family housing, and deed restricting the units as affordable to low /extremely low income. New Construction The City ofSanta Ana is also encouraging new multiple family units that would be deed restricted as affordable to the extremely low income through implementation ofthe City's Housing Opportunity ordinance and community partnerships. FARM WORKERS Farm workers are a special needs group because their limited income, coupled with the lack of affordable housing, places them in a precarious situation. Although the community has an agricultural past, Santa Ana is now completely urbanized, with only one active farming operation. The 2010 Census reported that 1,131 Santa Ana residents, or 1.1 percent of the employed population, held farming, fishing, and forestry occupations. The average annual wage ofSanta Ana farm workers was $18,390, which is very low income. Therefore, based on the seasonal nature of the work, not just income, the primary housing need for this group is permanent affordable housing. A -30 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING NEEDS PEOPLE WHO ARE HOMELESS As the primary health and welfare service center in Orange County, Santa Ana has a significant number of individuals and families who are homeless. The County ofOrange conducts an annual homeless needs assessment and biennial point in time count. The 2011 Point in Time Survey estimated 6,939 people were homeless in Orange County. This count does not include persons at risk of becoming homeless, such as people living in transient motels, or those living in homes at risk offoreclosure, or other precarious arrangements. In 2013, the Point in Time (PIT) Survey estimated 4,251 people were homeless in Orange County. Based on the PIT Survey, roughly 20 percent of the people counted reported Santa Ana as their last place of residence before becoming homeless. Therefore, the City estimates that approximately 850 people were homeless in Santa Ana as of2013. Numerous factors contribute to homelessness, such as unemployment, mental illness, family problems, and substance abuse. Homeless people also have a variety ofunmet needs: medical care, job training, childcare, mental health care, credit counseling, substance abuse treatment, and/or English language education. The City's homeless population is especially vulnerable and at risk ofpremature loss of life due to untreated medical conditions, substance abuse, crime and violence, and exposure to the elements. The 2013 PIT Survey revealed the following characteristics of the homeless population countywide, as summarized in Table A -8. Table A -8 2013 Point in Time Survey Homeless Subpopulations Survey Findings Percent Survey Findings Percent Chronic Homeless Individuals 28% Severely Mentally III 17% Chronically Homeless Families 0.4% Chronic Substance Abuse 34% Persons of Chronically Homeless Families 1% Persons with HIV /AIDS 3% Veterans 16% Female Veterans 1 % Source: County of Orange Point in Time Survey, 2013 JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT A -31 The City supported establishment ofthe Mercy House Service Center in 1999, a walk -in outreach program. In 2001, Mercy House openedEmmanuel House, a 21- bedroomfacility that houses adult men and women living with HIV /AIDS and in 2005, opened its San Miguel Residence. HOUSING NEEDS Housing and Services Santa Ana's comprehensive continuum of care approach is predicated on the understanding that homelessness is caused by underlying physical, economic, and social needs. People who are homeless require a range of services to reenter the mainstream. Beyond bringing persons into the system through outreach, the Continuum of Care Program is based on the provision of: Prevention. Santa Ana and nonprofit agencies provide monetary assistance and counseling/support services to households at risk ofbecoming homeless. Emergency Shelter. Short-term facilities, detoxification programs, and vouchers. This includes transitional shelter and case management services to prepare residents to obtain and maintain housing and live self - sufficiently. The City has also amended its Zoning Code in compliance with SB2 to allow emergency shelters in industrial zones. Residential Rehabilitation /Substance Abuse. A residence that provides housing for up to six months and provides specialized treatment and active rehabilitation for alcoholism and other drug- related issues on -site. Transitional Housing. A residence that provides a stay ofup to two years, during which residents are provided case management services that prepare them to obtain and maintain housing and live self - sufficiently. Permanent Supportive Housing. A residence that provides permanent affordable housing for formerly homeless individuals and families that is linked with ongoing support services. Based on the 2013 estimate ofapproximately 850 homeless people and the current stock of 318 emergency shelter beds in Santa Ana, the City has an unsheltered homeless population of approximately 532 people (see Table A -9). Table A -9 Santa Ana Homeless Housing Gap Analysis Jurisdiction Point in Time 2011 Point in Time 2013 Orange County 6,939 4,251 Santa Ana (20% of Orange County) 1,388 850 Emergency Shelter Beds in Santa Ana 318 318 Unsheltered Homeless Need in Santa Ana 1,070 532 Source: City of Santa Ana Planning and Building Agency, 2013. Note: Table does not include seasonal emergency shelter beds provided by the Winter Armory program. The estimated homeless bed need in the 17th and Tustin Avenue County Island within the City's sphere is approximately four beds, based on a population estimate of306 for that area. The additional homeless need associated with this County Island could be accommodated in SantaAna's available industrial zones, per the City's adopted Senate Bill 2 ordinance. JA L — A -32 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING NEEDS HOUSING NEEDS The City of Santa Ana has a wide range of housing needs related to the production of new housing, rehabilitation, and preservation of housing. This section provides a summary ofthese needs in Santa Ana. HOUSING PRODUCTION NEEDS State law requires cities to plan to accommodate population and employment growth through implementing housing programs. The Southern California Association of Governments (SCAG) prepares housing construction needs goals for each city in Southern California as part of the Regional Housing Needs Assessment (RHNA). All local governments are required to set aside sufficient land, adopt programs, and provide funding, to the extent feasible, to facilitate and encourage housing production commensurate with that need. Santa Ana's RHNA for the 2014 -2021 planning period is 204 new housing units divided into four household income /affordability groups (Table A -10). 2006 -2014 RHNA In accordance with state law, this housing element also addresses the RHNA that was not accommodated through rezoning in the previous planning period January 1, 2006, to June 30, 2014). The City has a remaining RHNA balance of 201 lower income units (111 very low and 90 low based on the 2006 -2014 distribution ratio). These 201 units must be accommodated through land rezoned exclusively for residential development. A discussion of the carryover RHNA is provided in Appendix C, Housing Resources. The City's carryover and combined RHNA is also provided in Table A -11. Population and Job Growth The first component of the RHNA is the number of units needed to accommodate projected growth in both households and employment levels. The household growth component is determined by calculating the expected population growth that will occur during the planning period. According to the 2010 Orange County Projections, the City ofSanta Ana is expected to increase in population by approximately 13,000 residents from 2010 to 2020 but then decrease in population by 900 residents between 2020 and 2035. Areas in Santa Ana that will accommodate new housing include the Harbor Mixed Use Transit Corridor Specific Plan area, Metro East, City Place, and other infill sites. Santa Ana's employment opportunities have been declining; the 2010 Orange County Projections estimate that the City will lose about 2,000 jobs between 2010 and 2020. However, the local employment base is expected to begin growing again toward the end ofthe decade. Employment opportunities are expected to increase by about 3,400 jobs from 2020 to 2035. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT A -33 HOUSING NEEDS Housing Factors Whereas population and job growth are key influences in housing demand, the RHNA also includes factors to address the supply ofnew housing. The RHNA is adjusted to accommodate a certain number ofvacant 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 ofexisting 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 ofhousing 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 ofhousing types, tenure, and affordability in an equitable manner. The idea is to require cities with a smaller proportion oflower income units to provide a larger share ofthose 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 HOUSING NEEDS HOUSING REHABILITATION NEEDS Well- maintained housing is a critical part of safe and healthy neighborhoods. Housing conditions also influence property values and the City's image. In the absence of a comprehensive survey, the age of a home is often used to identify housing repair needs. Generally, homes less than 30 years old are in good condition and begin to require rehabilitation after that. Generally, homes built 50 or more years ago (unless well maintained) are more likely to require substantial repairs than newer homes. 30 255% 20% 15% 10% 5% 0% -- E =_ 1940 40s 50S SOS 70s SOS 90S 20005 While the 14,377 homes built in the last 30 years are presumed in good condition, Santa Ana homes built between 1960 and 1980 may begin to require rehabilitation. Much of Santa Ana's housing was built during this period, before the development of the latest in residential design standards. Typically, these homes require reroofing, repainting, and other exterior work. In other cases, more significant repairs may be needed, depending on the use. Homes more than 50 years old are typically most in need of rehabilitation. An estimated 26,766 housing units, or 35 percent of the housing stock, were built before 1960. Unless periodically repaired, many of these housing units will require significant repair, rehabilitation, and in some cases replacement. Typical rehabilitation needs include the replacement of major subsystems, such as the electrical, plumbing, and other systems. Chart A -21: Year Housing Built As a result of the building boom in the 1950s- 1970s, the majority ofhousing in Santa Ana was builtbefore 1980. Homes constructed before 1960 may be in need of maintenance and rehabilitation assistance. Source: Census, Source: U.S. Census Bureau, 2007 -2011 American Community Survey. Different definitions of substandard housing exist, depending on the source of information used. Substandard housing conditions may refer to structural deficiencies, such as leaking roofs, holes in the floor or walls, sloping walls, or crumbling foundations. Substandard housing can refer to a lack of adequate facilities: for example, frequent lack of hot water or heating systems that emit unsafe fumes or frequently break down. These and other considerations are important to note when discussing housing conditions. JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT A -35 HOUSING NEEDS The 2010 Census, 2011 American Housing Survey, and City surveys provide an indication ofhousing repair and rehabilitation needs in Santa Ana. Because ofthe different methodologies used, differences in data cannot be reconciled. The point here is to provide the best available information, understanding limitations in data sources, so as to inform the development of housing policy. The latest information references three substandard housing conditions: Deficient Utilities. The 2011 ACS reported that 765 units lack complete kitchen facilities, ofwhich 589 are renter occupied and 176 are owner occupied. The 2011 ACS also reported that 395 units lack complete plumbing facilities. Approximately 65 percent ofthese units are renter occupied.. Structural Inadequacies. Structural inadequacies include leaks, holes in the floor or walls, loose or missing steps, sloping exterior walls, sagging roofs, crumbling foundations, and other conditions. According to the 2011 American Housing Survey for the Anaheim/Santa Ana Metropolitan Area, approximately 5,600 homes have holes in their roofs, 7,500 are missing outside wall material, 12,700 have broken windows, and 36,700 have crumbling foundations or foundations with large cracks or holes. Lead -Based Paint. Lead paint hazards are typically found in buildings constructed priorto 1978. HUD estimates that 74 percent ofdwellings built prior to 1980 have some level oflead -based paint. Lead poisoning can affect nearly every system in the body, leading to learning disabilities, behavioral problems, and medical conditions. According to the Consolidated Plan, approximately 10,640 housing units may have lead -based paint hazards. According to the County of Orange Health Care Agency, the number of children diagnosed with elevated blood levels of lead has averaged approximately 100 annually. The 2010 -2015 Consolidated Plan cites local surveys and estimates that define substandard housing in the context of housing units with serious building code violations that require multiple inspections and aggressive corrective action. The definition does not include housing units with minor code violations that are easily correctable or do not require repeated enforcement (e.g., removal of debris, proper installation ofwater heaters, broken windows). The 2010 -2015 Consolidated Plan cites that there are approximately 15,400 housing units in Santa Ana that are substantially substandard according to input by the City's Community Preservation Division. Code enforcement staff estimates that approximately 8,000 multiple - family units are substandard and an additional 7,442 single - family units are considered substandard. A -36 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING NEEDS HOUSING PRESERVATION With the downturn in the California economy and collapse of the housing market, foreclosures have become a critical policy issue. Volumes ofresearch have documented the extensive causes of the foreclosure crisis, including the proliferation of adjustable rate mortgages in the 2000s, the reduction in income and down payment required by financial institutions, subprime lending issues, and historically low interest rates that artificially increased housing prices. Table A -11 summarizes foreclosures in Santa Ana for 2008 through 2012. The City ofSanta Ana had nearly 5,661 foreclosures over the past five years. The number offoreclosures has decreased and is expected to remain low over the next several years. Table A -11 Foreclosures in Santa Ana, 2008 -2012 Source: DataQuick, 2013. The City Council passed a resolution in 2007 declaring their commitment to proactively seek ways to preserve homeownership. To facilitate that effort, Santa Ana helped form the Orange County Home Preservation Collaborative to reach out to homeowners, improve the availability of counseling for those at risk of losing their homes, secure financing options, and pursue other solutions. In 2008, the City also applied for and received a $5.8 million grant from the federal government to address the impacts of the foreclosures in Santa Ana. Other efforts are underway to further stem the tide of foreclosures anticipated to affect Santa Ana as additional adjustable rate mortgages reset in 2010 -2011. JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT A -37 2008 2009 2010 2011 2012 Condos 832 505 388 311 176 Single Family Residential 1,377 797 537 463 275 Total 2,209 1,302 925 774 451 Source: DataQuick, 2013. The City Council passed a resolution in 2007 declaring their commitment to proactively seek ways to preserve homeownership. To facilitate that effort, Santa Ana helped form the Orange County Home Preservation Collaborative to reach out to homeowners, improve the availability of counseling for those at risk of losing their homes, secure financing options, and pursue other solutions. In 2008, the City also applied for and received a $5.8 million grant from the federal government to address the impacts of the foreclosures in Santa Ana. Other efforts are underway to further stem the tide of foreclosures anticipated to affect Santa Ana as additional adjustable rate mortgages reset in 2010 -2011. JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT A -37 HOUSING NEEDS Thispage intentionally left blank. A -38 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Housing Constraints This chapter provides the requisite analysis of potential and actual market, governmental, and environmental constraints to the production, maintenance, and improvement ofhousing pursuant to state law. OVERVIEW Various factors influence the City's ability to meet its housing goals. These include governmental constraints, such as land use regulations, and nongovernmental constraints, such as market and environmental factors. State law requires the housing element to analyze potential and actual constraints to the production, maintenance, and improvement of housing for persons of all income levels and persons with disabilities. This chapter analyzes three potential constraints: Market factors: such as land costs, construction and rehabilitation costs, the availability offinancing, and recent trends in foreclosures. Governmental factors: such as land use regulations, development standards, building codes, permit procedures, and other local policies. Environmental factors: such as the adequacy of infrastructure, public services, and water supply to support new development. The constraints analysis must also describe the City's efforts to address and, where appropriate and legally possible, to remove governmental constraints when they prevent achievement ofstate and local housing production goals with respect to the maintenance, improvement, and development of housing. State law does not require cities to remove market constraints to achieving its housing goals, but cities can influence and offset potential impacts. To that end, this chapter reviews the City's General Plan, Zoning Code, Consolidated Plan, Analysis ofImpediments to Fair Housing, HousingAuthority Plans, and other planning documents to analyze policies and governmental regulations that may limit housing opportunities in Santa Ana. Actions required to remove existing constraints are also detailed in this section. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT B -1 HOUSING CONSTRAINTS MARKET FACTORS The feasibility of building new housing, including affordable housing, is influenced by a variety of market factors, including the cost of land, construction and rehabilitation costs, and financing issues. The housing market and achievable rents and sales prices for builders also play key roles. This section details market factors and their general impact on housing costs. LAND COSTS Land costs and the cost ofassembling parcels are among the largest components ofthe total cost of building new housing. Since Santa Ana is a 99 percent built - out community, very few vacant parcels remain. Thus, in most cases residential developers must buy the land and any existing structure on it. Land costs also depend on the zoning for the site and the proposed use of the property. The following land prices were obtained from on -line real estate database tools. Single - family residential land. The average cost of vacant land ranges from approximately $30 to $50 per square foot, based on Trulia Real Estate search and land value estimated at 75 percent of the sales price (2013). With home sales increasing in the market, the price ofresidential land for single - family homes is expected to slowly increase throughout the city. Mixed -use residential land. In prioryears, the City surveyed properties zoned for mixed uses in the Metro East Overlay Zone and determined that land values range from $20 to $45 per square foot for unimproved land. According to LoopNet Real Estate search (2013), the price per square foot for properties along Harbor Boulevard that are zoned for commercial uses ranges from $35 to $55. Prices for underutilized land along First Street and Grand Street are listed at $50 per square foot. Multiple - family residential land. For multiple - family properties within existing residential zones, City appraisals derived an estimate of$30 to $45 per square foot for land in older residential neighborhoods, such as the Transit Zoning District area and other infill locations. The value ofresidential land in District Centers is included in the estimates for mixed -use opportunities. Priceswillvary significantly by location. Changes in the housing market will to continue to affect the achievable rents and sales prices ofhousing. However, declining land values may have benefits in that they reduce the total development cost of building affordable housing. In effect, the recent housing market downturn has reduced the potential constraint ofland costs. J A B -2 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING CONSTRAINTS CONSTRUCTION AND REHABILITATION COSTS Construction costs are the largest component of costs associated with new and rehabilitated housing. Construction costs include labor, materials, site improvements, and developer profit. The cost will vary by project type, quality of materials, location, height, and whether underground parking is required. The following provides a range of estimates that can be used to estimate costs. Construction Costs Various construction cost - estimating firms provide developers and jurisdictions in the Southern California region with cost projections for residential development. For example, R.S. Means provides construction cost manuals for calculating the average cost per square foot of residential construction throughout the Southern California region. Region wide numbers, however, tend to be diluted by lower cost areas and may not accurately reflect the higher costs of building in Orange County. According to R.S. Means multiple - family housing ranges from $124 to $173 per square foot, which translates to approximately $136,400 to $190,300 for an 1,100 square -foot unit. Residential development with limited ground preparation, simplified architectural features, and standard quality ofinterior materials would be in the lower range of these estimates. However, construction costs would be higher for more luxurious buildings and projects with underground parking. Rehabilitation Costs The City was actively involved in funding the acquisition and rehabilitation of multiple- family projects during the prior housing element planning period. Based on a sample of 2009 projects in Santa Ana, the rehabilitation cost ranges from 55,000 to $85,000 per unit. However, projects involving acquisition, rehabilitation, and reconfiguration (to remove or combine smaller units to create larger units) can cost from $75,000 to $120,000 per unit. Other indirect and direct costs associated with rehabilitating housing (e.g., relocation, replacement ofunits, removal of asbestos or lead -based paint, etc.) can add substantial costs. In other cases, private property owners may initiate rehabilitation projects. To assist property owners in improving housing, the City offers below- market -rate loans to qualified applicants for up to $75,000 per single - family or multiple - family unit. Mobile home owners can receive $5,000 to $10,000 per unit for rehabilitation. The Housing Framework describes these programs in greater detail. JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT B -3 HOUSING CONSTRAINTS FINANCING COSTS Financing affects the feasibility of developing new housing and housing affordability. This includes the ability to secure a construction loan, homeownership assistance, and the recent issue offoreclosures. Construction Loans Construction financing costs also affect the feasibility of building new housing. The restrictive lending cycle has repeated itselfwith the housing market boom of the early 2000s. Relaxed lending rules allowed developers to secure a loan with only a 10 percent equity contribution (Apartment Finance Today, 2009). With the 2008 downturn, however, housing prices significantly declined and apartment rents also showing a decline, according to RealFacts. Loan underwriting has grown more conservative, with maximum leveraging topping out at 75 percent. In 2013 construction loans have begun to cycle back becoming easier to qualify for and new residential development is underway throughout the City. Although there is no hard threshold for how much equity is too much before a project would be deemed infeasible, the higher the proportion of equity required, the more unlikely a developer would proceed with the project. Not only would it require more up -front cash, but also higher equity contribution means a project must be able to achieve an even higher value at completion in order to generate the net cash flow needed to meet the minimum acceptable cash -on -cash return threshold. These types oftrends underscore the condition ofthe housing market facing communities in southern California today.. Homeowner Assistance In recent years, the rising price ofhousing made it financially infeasible for many communities to offer homebuyer assistance to residents. In some cases, the public subsidies necessary to provide homeownership assistance were too high, and renter assistance served a greater number of residents. In other cases, rising market prices made it infeasible for local governments to offer subsidized loans, because the median home price well exceeds the maximum price allowed under the loan. Both ofthese factors have significantly reduced the feasibility of Santa Ana's homeownership programs. With changes in market prices as of 2013, homeowner assistance may once again be a feasible option. J A B -4 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING CONSTRAINTS Market changes have also affected residents wishing to purchase a home. Interest rates for loans have varied from 5 to 7 percent, down payment requirements have ranged from zero to 10 percent, allowable income -debt ratios have significantly varied. Recent changes in lending policy will have an impact on the housing market in southern California. The U.S. government stopped guaranteeing big loans in expensive cities. The new policy caps guaranteed loans at $625,000, which restricts lending and means that potential borrowers may not qualify for a loan or will pay a higher interest rate. Foreclosures In recent years, the sizeable number of home foreclosures throughout southern California dampened the housing market. The crisis originated in the early 2000s with subprime lending, loosening ofcredit terms offered by financial institutions, overproduction of housing, and declines in the economy. According to Data Quick, the City had 5,661 foreclosures over the past five years. The number of foreclosures has decreased and is expected to remain low over the next several years. As in other metropolitan areas, the availability of foreclosed units and the associated lending crisis in Orange County and in Santa Ana make up a market constraint on the production of housing. Financial institutions have increased equity requirements for developers, requiring greater equity contributions than in recent years. For the consumer, home loans are also more difficult to qualify for and obtain. Summary State law does not require jurisdictions to mitigate market constraints, as economic conditions are beyond the control of any one city. Nonetheless, Santa Ana is implementing programs to lessen the impact. The City competitively applied for and received Neighborhood Stabilization Program funds to purchase foreclosure properties and have them reoccupied. The Program was actively involved in facilitating the production and rehabilitation of housing. Other housing incentives programs add more flexibility and clarity to development standards to facilitate housing production. These three programs are some of the ways the City is addressing market constraints. JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT B -5 HOUSING CONSTRAINTS GOVERNMENTAL FACTORS This section reviews potential governmental constraints, including land use regulations, housing opportunities, development regulations, building codes and their enforcement, permit processing, development fees and exactions, and housing opportunities for people with disabilities. LAND USE REGULATIONS The General Plan Land Use Element sets forth land use designations to guide the location, type, and intensity or density of permitted uses of land. The Zoning Code implements the General Plan by providing specific direction and development standards within each of the general land use categories. The General Plan sets forth six goals for future land described below. 1) Promote a balance of land uses to address basic community needs 2) Promote land uses that enhance the City's economic and fiscal viability 3) Preserve and improve the character and integrity ofneighborhoods 4) Protect and enhance development sites and districts which are unique community assets that enhance the quality oflife 5) Ensure that impacts of development are mitigated 6) Reduce residential overcrowding to promote public health and safety To help meet these goals, the City of Santa Ana has 11 land use designations, Table B -1 shows the five residential land uses, corresponding zoning districts, and permitted densities allowed for residential development. Table B -1 General Plan Designations Allowing Housing Source: City of Santa Ana, General Plan Land Use Element, 2008 B -6 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Maximum Designation Description Corresponding Zones Density Low Density Primarily single - family homes in Al — General Agriculture 7 units per Residential established residential RE — Residential- Estate acre neighborhoods R1 — Single - Family Residence Low Medium Mobile homes, mix of small 11 units per Residential multiple - family units, and small R1— Single- Family Residence acrelotsubdivisions I 15 units perMediumMultiple - family uses, such as Density duplexes, apartments, or a R2 — Two - Family Residence Residential combination of both uses acre District Major activity centers that allow SD — Specific 90 units per Centers high -rise office and commercial Development Zone acreusesinamixed -use setting Primarily a mix of residential 0.5 to 1.5 Urban uses with pedestrian oriented SD- Specific FAR Neighborhood commercial, schools and small Development Zone 5 to 30 units parks Der acre Source: City of Santa Ana, General Plan Land Use Element, 2008 B -6 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING CONSTRAINTS District Centers The City of Santa Ana's Land Use Element guides the long -range vision for land use and development in specific areas ofthe community. Areas designated District Centers are intended to serve as anchors and to be developed with a mixture of high -rise office, commercial, and residential uses. These areas provide a range of shopping, business, cultural, educational, recreational, entertainment, and housing opportunities. Residential development in District Centers is guided through the implementation of specific plans, overlay zones, and the Specific Development (SD) Zone. District Centers where development interest is strong include City Place, MacArthur Place, Transit Zoning Code area, and Metro East. City Place is adjacent to MainPlace regional mall, and includes a planned office complex and additional high intensity mixed -use development, such as the mid - rise City Place The 301 Apartments. MacArthur Place, near I -405 and SR -55, includes an existing office complex. a supportive service uses t, and recent high and mid -rise multi - family housing projects. Metro East, near I -5 and SR -22, is envisioned as a vibrant urban village with a balance ofoffice, mixed -use and live - work units, and commercial and retail land uses connected by pedestrian and transportation linkages. Finally, the Downtown is one of the county's major employment centers, with the potential for a vibrant mixed -use and mixed - income environment benefitting from transit - oriented development at the Santa Ana Regional Transportation Center. High Density General Plan Designation The General Plan Land Use Element was amended in the late 1990s to eliminate the high density residential (HR) land use designation that supported the R -3 and R -4 zoning districts. Both these zones encompassed approximately 1,175 acres throughout the city. This action was taken to allow the City to address long -term neighborhood stabilization goals. Since that time, the City has created comprehensive design and development standards, developed programs to improve public infrastructure and traffic control, and undertaken other planning efforts to improve and rehabilitate housing. The absence ofthe HR land use designation does not constrain the City's ability to achieve its RHNA, nor does it constrain the production ofhousing. More than 80 percent of the R -3 and R -4 zones have multiple - family projects with five or more units. Although a small portion ofsites are underutilized, the City has been directing more than 1,000 new multiple - family units to its SD Zone in District Centers. The Housing Element will also redesignate land for residential/mixed use along transit corridors. The Transit Zoning Code and Metro East areas will also provide additional housing opportunities. J CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT B -7 HOUSING CONSTRAINTS PERMITTED HOUSING OPPORTUNITIES The City's Zoning Districts specify the types of housing allowed, specific lot coverage and development standards, and the permitting process for each use. Table B -2 summarizes the housing types allowed in each zoning district and whether the housing is permitted by right (denoted as "P" in the table) or conditionally permitted (denoted as "C "). The Zoning Code is silent in areas where state law preempts local land use regulations and the City's practice is to comply with state law. These residential uses are denoted with the letter a. Table B -2 Permitted Housing Types in Santa Ana Zoning Districts Permitted Housing Al RE R1 R2 R3 R4 M / CR SD Single - Family Residence P P P P P P P Two - Family Residence P P P P P Townhouses P P P Multiple - Family Residence P P P P Manufactured Housing a P P P P P P P P Mobile Homes P Second Units P P P P P P P P Transitional Housing P P P P P P P P Emergency Shelters P Employee Quarters a P P P P P P Mixed Uses P/C Live -Work Community P/C Care Homes six or fewer clients a P P P P P P P P seven or more clients C C C Source: City of Santa Ana Municipal Code,2013 a = Administered pursuant to State law that preempts local land use regulations P = Permitted by Right C = Conditionally Permitted Single -, Two -, Townhouses, and Multiple - Family Residences The Santa Ana Zoning Code permits single- family residences as a by -right use in the Al, RE, Rl, R2, and R3 residential zones. In 2006, the City amended the Zoning Code to continue to allow single - family residences with six or fewer bedrooms as a by right use, but require single - family residences with seven or more bedrooms to secure a conditional use permit. This was due to a number of factors, including mansionization concerns, parking constraints in neighborhoods, and the desire to preserve neighborhood character. Two - family residences are permitted by right in the Rl and R2 zoning districts. Townhouses are permitted in the R2 and R3 zoning districts. Multiple - family residences (three or more units per structure) are permitted by right in the R3 and R4 zones. The current General Plan Land Use Element does not have a J A corresponding land use designation for the R3 and R4 residential zones, but B -8 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING CONSTRAINTS rather actively directs and encourages multiple - family residences in many District Centers and Urban Neighborhood areas, either as a by -right use or pursuant to a SD Zone. Manufactured Housing Manufactured housing and mobile homes can provide opportunities for below market rate housing that is affordable to households earning lower and moderate incomes. The Housing Element is required to encourage the production of a variety of housing types, including manufactured housing and mobile homes; identify adequate sites for manufactured housing and mobile homes; and permit such uses in conformance with existing state law. The following explains how such uses are permitted in Santa Ana. The Government Code, Sections 65852.3 and 65852.4, specifies that permanently sited manufactured homes may generally not be excluded from lots zoned for single - family dwellings. These Government Code sections also require that local governments treat such uses like other single- family homes permitted in the same zone. The City's Zoning Code defines manufactured housing consistent with state law, allows such uses by right in all residential zones, and treats such uses in the same manner as other conventional single - family homes located in the same zone, in conformance with state law. Housing Element law also requires all local governments to encourage and facilitate a variety of housing types, including opportunities for mobile homes. The City's Zoning Code defines mobile homes consistent with state law and allows mobile home parks in the R3 zone. The City has approximately 3,000 mobile homes in the community. Telephone surveys show that at least seven parks are restricted to people age 55 years of older. The City also supports four rehabilitation loan packages designed to preserve existing mobile homes. Second Units Second units are attached or detached dwelling units that provide for complete independent living facilities and include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single - family dwelling. In 2002, the Government Code (Section 65852.2) was amended to require that second units be allowed in every residential zone as a by -right use. The Government Code also specifies various development standards and permitting processes that apply for second units. The City of Santa Ana permits second units in the Al, RE, Rl, R2, R3, R4, and CR zoning districts, or on a parcel within any specific plan or Specific Development zoning district in which residential uses are permitted. Second units must be a minimum of 300 square feet in size and cannot exceed 750 square feet or 30 percent of the primary dwelling unit size, whichever is less. One parking space per unit is required at a minimum. The City's Second Unit Ordinance establishes criteria for design, yard, setback, and height. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT B -9 The City permits manufactured housing in all lots zonedforsingle - family dwellings. HOUSING CONSTRAINTS The Zoning Code does not allow second units as a by -right use in areas designated as deficient in public open space, as shown on the map entitled "Areas ofOpen Space Deficiency" on file with the clerk ofthe council. In park- deficient areas, the property owner may secure a second unit permit by applying for a minor exception. Three exceptions have been processed in recent years for second units in an Area of Open Space Deficiency. Since 2009, ten second units have been built in Santa Ana, thus adding incrementally to the number of affordable housing units in the city. Farmworkers The Health and Safety Code (Section 17021.6) declares that it is the policy ofthe state that each city permit and encourage the development and use of sufficient numbers and types ofemployee housing facilities as are commensurate with local needs. Section 17021.5 requires that employee housing providing accommodations for six or fewer employees shall be deemed a single - family structure with a residential land use designation, treated as a residential use of property, and that the use not be subject to any regulations or fees not otherwise required of a single - family residence within the same zone. The City's Al (General Agricultural) Zone allows one single - family dwelling, a detached guest home, and employees' quarters, all of a permanent character in this zone. The density is limited to one dwelling unit for each 6,000 square feet of lot area, provided the lot has an area ofone -half acre or less. Despite the limited number of farmworkers in the community and the built -out nature of the Al zone, the City allows employee housing (for farmworkers) consistent with Health and Safety Code Sections 17021.5 and 17021.6. Mixed Use As a major employment and transit center in Orange County, the City of Santa Ana recognizes the importance of providing a broad range of housing, such as mixed use and live -work. Santa Ana General Plan allow areas like the Transit Zoning Code Industrial Overlay to accommodate industrial and residential uses to coexist and transition in the Lacy and Logan neighborhoods. Live -work lofts were also built in an industrial area near the Santa Ana Regional Transportation Center. These opportunities are also offered through District Centers. The General Plan facilitates a variety of mixed -use housing opportunities in District Center. In these areas, residential development is permitted at up to 90 units per acre when it is a component of a mixed -use, master planned project, and located near a major transit corridor. The allowable floor area ratio (FAR) for District Centers ranges from 1.0 to 5.0 FAR. Additionally, the Urban Neighborhood General Plan designation allows primarily a mixture ofresidential uses (7 to 30 du /acre) with pedestrian oriented commercial uses. The SD zone is one implementing tool that allows flexible standards that facilitate these uses. Some examples of these types of mixed -use development opportunities are: MacArthur Place, City Place, Metro East, and other focused areas. The Transit JA L - Zoning Code district also provides additional opportunities for mixed -uses. B -10 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING CONSTRAINTS A unique aspect of the Santa Ana Municipal Code is a live -work community, defined as a building, or portion thereof, used for units that are each a combination of a studio /workshop and a living quarters, and may be either a building, or portion thereof, originally designed for nonresidential purposes and converted to such use, or a new building initially designed for such use. Live - work communities are allowed by right and conditionally permitted within the Transit Zoning Code districts. The City has facilitated 86 new live -work lofts in the heart of the Artists Village, in District Centers, and other locations in Santa Ana. Care Homes The Welfare and Institutions Code (Lanterman- Petris Act) and the Health and Safety Code (Community Care Facilities Act) declare that it is the policy ofthe state that people with a wide variety of disabilities are entitled to live in normal residential settings. Under this authorizing legislation, state law sets forth regulations and guidelines for community care facilities that preempt or limit many local regulations. Acommunity care facility is a broad term that refers to many types of facilities, including but not limited to group homes, adult residential care facilities, alcohol and drug rehabilitation facilities, and others. Under the above two acts, state law generally requires that licensed community care facilities servingsix orfewer persons be: (1) considered a residential use ofproperty; 2) treated the same as any other residential use; (3) allowed by right in all residential zones; and (4) subject to the same development standards, fees, taxes, and permit procedures as those imposed on the same type ofhousing in the same zone. The City permits licensed care homes serving six or fewer residents by right in all residential zones, in a manner consistent with state law. The Santa Ana Zoning Code regulates "care homes" servingseven ormore clients. A care home is "any facility which is maintained and operated to provide living accommodations for and 24 -hour nonmedical care to persons in need of personal services, supervision, assistance, guidance, or training essential for sustaining the activities ofdaily living or for the protection of the individual, such as the elderly, convalescents, invalids, dependent or neglected children, or handicapped, mentally impaired or incompetent persons." Care homes are conditionally permitted in the R3, R4, and other zones in the community. Community Carefacility In recent years, Santa Ana has received requests to establish a wide range of facilities that serve people with disabilities or other health conditions and are not licensed by the State of California. The list of types of nonlicensed facilities continues to increase. Moreover, many ofthese nonlicensed facilities may provide some but not all of the services provided by "care homes." It is becoming increasingly difficult to distinguish between the services provided by these facilities, thus complicating local land use, zoning, and permitting. State law is also gradually evolving in response to these realities. To respond to this evolution of state law and to continue the City's practice of facilitating and encouraging housing opportunities for people with disabilities, the JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT B -11 Isaiah House HOUSING CONSTRAINTS Housing Element continues three programs. Programs 43, 44, and 45 monitor changes to state law and implement the City's reasonable accommodation ordinance to assist persons with disabilities and seniors with housing options in Santa Ana. Housing for Homeless People Recent state legislation has dramatically changed the ways local governments address homelessness. The state legislature has recognized the growing problem of homelessness, the complex causes (lack of affordable housing, mental illness and substance abuse, release from prison, etc.), the lack of available facilities for individuals and families, and the need for all communities to provide housing opportunities for this segment ofthe population. The state legislature enacted Senate Bill 2 to facilitate a continuum of housing opportunities for homeless people, including emergency shelter, transitional housing, and permanent supportive housing. Facilities are defined as follows: Emergency Shelter. Provides the first step in getting people off the street. Emergency shelter means housingwith minimal supportive services for homeless persons that is limited to occupancy ofsix months or less by a homeless person. Transitional Housing. Refers to buildings configured as rental housing developments, but operated under program requirements that call for the termination ofassistance and recirculation ofthe assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months. Supportive Housing. Refers to housing with no limit on length ofstay, which is linked to on- or off -site services that assist the supportive housing resident in retaining the housing, improving health status, and maximizing ability to live and, when possible, work in the community. Based on the 2013 Orange County Point In Time Count, the number ofhomeless persons in Santa Ana is estimated to 850. Given existing shelters and housing in Santa Ana to serve homeless persons, the City of Santa Ana estimates a need for 532 emergency shelter beds. Cities with an unmet need for emergency shelters are required to identify one or more zones where emergency shelters will be allowed as a permitted use without a conditional use or other discretionary permit. The identified zones must have sufficient capacity to accommodate the shelter need and provide capacity for at least one year -round shelter. Permit processing, development, and management standards can be drafted, but they must be objective and facilitate the development of, or conversion to, emergency shelters. The City's emergency shelter ordinance currently identifies industrial zoning districts as appropriate locations to accommodate emergency shelters by right, Through the implementation ofProgram 46 in the Housing Framework, the City will amend the separation criteria and introduce an Emergency Shelter Overlay to the industrial zoning districts to further clarify opportunity sites best suited for B -12 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING CONSTRAINTS emergency shelters. As of January 2013, approximately 995 acres of industrial zoned land were identified as opportunities areas for new construction and modification ofexisting buildings for emergency shelters. These areas would be included in the Overlay, and are also within 1.5 miles from transit services. The development standards in industrial zones will apply, as well as standards allowed under Senate Bill 2 including a requirement for a site - specific operation and management plan. DEVELOPMENT REGULATIONS The Zoning Code establishes residential development standards to promote a livable environment—adequate yards for open space, height restrictions and setbacks to ensure privacy from adjacent homes, and in some cases minimum unit sizes to ensure sustainable and adequate living areas. This section analyzes residential development regulations in a twofold manner: 1) development standards that apply Citywide; and 2) development standards that apply to areas that will accommodate housing needed to address the RHNA. Citywide Development Standards Table B -3 shows common residential development standards in Santa Ana, such as density ranges, lot standards, open space, and building standards. These residential development standards apply to more urbanized areas of the community that have long - established land use and development patterns. As is the case with most communities, Santa Ana allows a broad range ofresidential uses through a variety ofdensities, height, and other requirements. Table B -3 Residential Development Standards Source: City of Santa Ana Municipal Code, 2013 Note: 1.The maximum density is determined by the General Plan land use designation and cumulative standards. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT B -13 Development Standards Corresponding Minimum Lot Lot Building Front & Rear Zone Density' Size Cover Height Yard Size Al Zone 7 du /ac 6,000 N/A 35' max 25' and 25' General Agricultural) sq. ft. RE Zone None None N/A 35' max 25' and 25' Residential- Estate) specified specified R1 Zone 7 du /ac 6,000 35% 27' max 20' and 20' Single Family) sq. ft. R2 Zone 15 du /ac 6,000 50% 27' max 20' and 15' Two - Family) sq. ft. R3 Zone See Table B -4 on following pageMultiple - Family) R4 Zone 16 -29 du /ac 1,500 50% 20' -50' 1' per Vin Apartments) sq. ft. max bldg. height SD Zone Specific Development) Varies Varies Varies Varies Varies Source: City of Santa Ana Municipal Code, 2013 Note: 1.The maximum density is determined by the General Plan land use designation and cumulative standards. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT B -13 HOUSING CONSTRAINTS Multiple - FamilyDevelopment Standards The City of Santa Ana has many multiple - family residential projects built between 1960 and 1980. Because ofthe development standards and lack ofdesign guidelines at that time, many ofthese projects did not age well and do not offer desired amenities. Conditions include the lack of on -site parking, open space, privacy, and aesthetic quality. Overcrowding, public safety concerns, and the lack of community services also detract from quality oflife. The City also is addressing off -site parking shortages in many ofthese areas. In an effort to provide quality housing, further neighborhood preservation goals, and maintain property values, the City revised its development and design standards for multiple - family residential projects, as shown in Table B -4. Multiple - family housing projects are allowed different density standards, based on the size and configuration of lots, to accommodate new housing. Projects proposing affordable and/or senior units specified under state density bonus law can apply for modifications and /or concessions. Table B -4 Multiple - Family Residential Development Standards Source: City of Santa Ana Municipal Code, 2013 J A B -14 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Building Classification Class 3 36 -60 dwelling Class 4 61 -90 dwelling Project Specifics Class 1 Class 2 Density Range 0 -22 dwelling 23 -35 dwelling units per acre units per acre units per acre units per acre Minimum Lot Size 12,000 21,700 43,500 65,300 square feet square feet square feet square feet Street Frontage 75' frontage 135' frontage 135' frontage 15' 200' frontage 15' 20' setback 15' setback setback setback Maximum Building 35' 45' 60' No LimitHeight Open p. Individual units shall have at least 100 square feet of passive open space per Passive dwelling unit and an area equivalent to at least 750 square feet in size with a minimum dimension of 20 feet in each direction An area equivalent to at least 500 square feet in size with a minimum Active dimension of 20 feet in each direction, except 20 percent of the total open space requirement may be met with recreational building space Private Individual units shall have no less than 90 square feet of private open space Unit Sizes and have a minimum dimension of 6 feet in each direction Bachelor Unit: 450 square feet Minimum Unit One- Bedroom Unit: 550 square feet Sizes Two - Bedroom Unit: 750 square feet Three - Bedroom Unit: 950 square feet Source: City of Santa Ana Municipal Code, 2013 J A B -14 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING CONSTRAINTS Parking Standards The provision ofadequate parking in Santa Ana is an important issue. Adequate parking is needed to prevent traffic congestion caused by shortage of parking spaces and the unloading of trucks on public streets, improve the efficiency of roadways, protect the public safety, and provide for the special needs of the physically handicapped. At the same time, parking requirements can deter the production of housing ifthe standards bear little relation to need. Thus, parking standards must be adequate to ensure sufficient spaces to serve residential uses, but not create an actual constraint to housing development. As an older established community many neighborhoods in the City are characterized by residences with smaller, unusable garages. Moreover, as discussed earlier, a significant portion ofthe multiple - family projects built before 1990 lacked adequate parking which, in tandem with overcrowding, has created significant parking shortages today in certain neighborhoods. In order to protect the health and welfare of residents and provide for adequate public safety, the City's has established the parking ratios shown in Table B -5. Table B -5 Residential Parking Standards Source: City of Santa Ana Municipal Code,2013 Top: Example of hydraulic parking in Europe in a garage. Bottom: Hydraulic parking in use in Santa Ana on a surface lot. J CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT B -15 E a a Parking Standards Basic Requirement CommentsResidentialType Single family Four parking spaces per unit plus one At least half of all spaces must Dwelling space for each addt'I bedroom in be in enclosed garagesexcessoffive Two- and Three- Three parking spaces per unit plus one Two spaces shall be in an Family Dwellings addt'I space for each bedroom in enclosed garage; remainder excess of two bedrooms may be in tandem Multiple - Family One parking space per unit plus off- Guest parking not less than Dwellings street parking equivalent to the number 25% of the required resident of bedrooms on -site parking mentioned Senior Housing One parking space for each studio or One space must be covered; 62 years and older) one bedroom unit and 1.5 spaces for guest parking must equal 15% each two - bedroom unit of minimum required spaces One parking space required for every No guest parking requirementsCareHomesthreebeds Trailers and Mobile Two parking spaces for each unit At least one space covered; no Home Parks guest parking requirements One parking space per bedroom, with a No other requirements forSecondUnitsminimumofonespaceperunitas guest parkingallowedunderstatelaw Source: City of Santa Ana Municipal Code,2013 Top: Example of hydraulic parking in Europe in a garage. Bottom: Hydraulic parking in use in Santa Ana on a surface lot. J CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT B -15 E a a Parking Solutions The cost of structured parking can be detrimental to the feasibility or affordability of a proposed project, particularly with the increases in the price of construction materials. Hydraulic, stacked parking systems allow the doubling and tripling of capacity beyond that allowed by conventional concrete parking structures, significantly decreasing the cost of structured parking. These systems —which have been in use for over a decade in California —can be used for a wide range of multiple - family project and lot sizes: from a 40 -foot by 100 -foot infill parcel to 25 -story high rise. HOUSING CONSTRAINTS Certain types ofresidential uses, particularly those in close proximity to transit or residential/mixed use, generate less traffic and lower parking demand. Moreover, in certain areas where transit and employment potential is high, the City has reduced parking requirements to allow for greater efficiencies of land use, encourage transit - oriented development, and create vibrant activity nodes. This strategy has also been implemented to improve mobility and air quality. Table B -6 shows the parking requirements in transit - oriented districts. Recent projects that received parking standard reductions include Santiago Lofts 2.2 spaces per unit), Downtown Artist Walk (1.5 spaces per unit), Geneva Commons (2.5 spaces per unit), Skyline (2.2 spaces per unit), City Place (2.4 spaces per unit), and Cordoba (2.0 spaces per unit). Several projects are predominantly two and three bedroom units with on -site commercial space. Table B -6 Parking in Growth Areas to Address the RHNA Location of Housings Bedrooms Studio One I Two I Three TZC Residential /Live Work 2.25 2.25 2.50 2.75 MEMU Mixed Use 2.25 2.25 2.25 2.25 District Centers Mixed Use 2.50 2.50 2.50 2.50 Density Bonus Affordable 1.00 1.00 2.00 2.00 Source: City of Santa Ana Municipal Code,2013 Notes: City parking standards and density bonus standards are inclusive of guest parking Santa Ana allows additional parking reductions for affordable housing. For projects that provide a mere 5% very low or 10% low income units and comply with State density bonus law (Government Code Section 65915), developers can receive the parking standards that are an additional 25% to more than 50% below the City's reduced standards. Finally, developers may request an exception to allow tandem and shared parking under certain conditions. Multiple - family projects, particularly those that provide affordable units, could easily qualify for these reduced parking standards, which is why the City's current multiple - family parking standards are not a constraint. The City recognizes that parking is a key issue to the development community. The Housing Plan (Program 33) thus proposes a study to evaluate parking standards for residential development, with a special focus on multifamily development. The study will compare the development costs of current parking standards, the effect of parking standards on project density, and the costs and benefits ofa parking in -lieu fee option. Should parking be deemed a constraint, a program to mitigate the constraint will be presented to City Council for consideration. B -16 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING CONSTRAINTS Flexibility in Standards The City of Santa Ana implements a variety of administrative procedures and specialized zoning districts to facilitate the development ofquality housing. These procedures allow the developer to seek relieffrom typical development standards that may constrain a potential project or physical hardships that may arise due to the size, shape, or dimensions ofa site or existing structures. The primary tools to facilitate development are the exception process, the density bonus ordinance, and Specific Development Zone discussed below. Exception Process The minor exception procedure is intended to provide relief from zoning ordinance regulations that result in unintended inequities or hardships when applied to specific properties and must not be a grant of special privilege. The exception process allows the City of Santa Ana additional flexibility in facilitating new residential products in a variety of settings. A developer may seek modification of the following zoning standards: Yards: up to 20 percent ofthe minimum lineal dimension Building separation: up to 50 percent ofthe minimum separation required Lot coverage: up to 20 percent of the minimum standard Building height: up to 25 percent ofmaximum height Off - street parking: up to 20 percent of the minimum number of stalls provided that the exception does not result in parking impaction Other standards as allowed by the Planning Commission: The City Council, Planning Commission, or Zoning Administrator has the authority to grant a minor exception when specific criteria are met. In these situations, the following findings must be made prior to obtain an exception: That because of special circumstances applicable to the subject property, strict application of the zoning ordinance would deprive privileges not otherwise at variance with the intent and purpose ofthis chapter; That the granting of a variance or minor exception is necessary for the preservation and enjoyment ofone or more substantial property rights; That the granting of a variance or minor exception will not be materially detrimental to the public welfare or injurious to surrounding property; and That the granting ofa variance or minor exception will not adversely affect the general plan ofthe City. JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT B -17 HOUSING CONSTRAINTS Density Bonus The City ofSanta Ana implements the state density bonus law, which allows the developer to seek and the City to grant modification in residential development standards to facilitate and encourage the production of affordable housing. The City's density bonus ordinance, Section 41 -1600, incorporates state density bonus law (California Government Code 65915 - 65918), as it may be amendedfrom time to time. As described in the Housing Plan (Program 28), the City will revise its density bonus ordinance to reflect changes in state law. Applicants ofresidential or mixed use projects offive or more units are entitled to a density bonus under one offour conditions: 1) at least 5 percent are very low income units; 2) at least 10 percent are lower income units; 3) at least 10 percent are moderate income for -sale units; and/or 4) at least 35 percent of units are for persons aged 55 and older. The density bonus ranges from 20 -35 percent according to how much affordable housing is provided above the minimum percentage in state law. Eligible projects may also receive one to three concessions or other development incentives, depending on the proportion ofaffordable units and level ofincome that is targeted. Housing Opportunity Ordinance The City's Housing Opportunity Ordinance was designed to support the production ofaffordable housing. Passed in 2011, the Ordinance requires eligible ownership projects to set aside at least 15 percent of the units as affordable to moderate income households for at least 45 years. Eligible rental projects are required to set aside at least 15 percent ofthe units as affordable to lower income households for at least 55 years. Specific Development Zoning District The General Plan focuses new residential growth into key District Centers. The implementing zone is often the Specific Development (SD) Zoning District. SD's are the primary means to facilitate the development ofunique residential projects, including live -work, mixed -use, and high -rise residential developments. These types of residential projects require flexibility in development standards to accommodate new housing products and unique site constraints and achieve General Plan goals and objectives. The Specific Development Zoning District is intended to achieve several objectives: 1) protect and enhance the value ofproperties by encouraging the use ofgood design principles and concepts; 2) encourage the orderly and harmonious appearance and aesthetic development of structures and grounds; 3) provide a method for specific development plans to be based on broader general plan goals; 4) recognize the interdependence ofland values and aesthetics; and 5) encourage excellence in project design and site use. In the past several years, the City of Santa Ana has approved upwards of 80 SD Districts to facilitate high quality and large -scale residential and commercial JA L projects. Project examples include the 350 -unit Skyline Towers, 182 -unit City B -18 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING CONSTRAINTS Place The 301, MacArthur Place North, and Santiago Street Lofts. The SD District is obtained in the same manner as any other zone change, which requires a public hearing before the Planning Commission and City Council. The SD District will continue to facilitate residential and mixed use projects. Transit Corridors Development Standards Programs 20 and 21 propose a new General Plan land use designation and zoning district to facilitate residential/mixed use development along major corridors. The new zone will offer a density range of 23 to 35 units, with a gradual scale of density dependent on the proposed affordability of project, lot size, and other factors. Development standards and design guidelines will also be created and incorporated into an underlying zone or specific plan. Scenario modeling is a well - established process ofdefining appropriate residential development standards for a particular housing product type, such as mixed income housing suitable for families. For example, consider a project of 10 studio /one- bedroom units, 15 two- bedroom units, and 5 three - bedroom units on a one -acre lot at 30 units per acre. To allow for this product with surface parking, the City could consider the following standards: building height of three stories; off - street parking to include 1.75 to 2.50 spaces per unit; and minimum common open space of 200 square feet per unit and 100 square feet of private space. However, numerous permutations are possible. To validate the modeling process, the above assumptions can be compared to City- approved projects that include a substantial number of family units mentioned above. Table B -7 below summarizes the parking standards that were approved to facilitate ownership products and special needs housing. Table B -7 Sample of Multiple - Family Residential Projects Built or Approved Since 2006 Project Parking Ratio Density Bedrooms 0 -1 Two Three+ City Place (Mixed Use) 2.4 18.5 87 28 70 Skyline (Condos) 2.2 126.0 66 283 0 Avenue E (Townhomes) 3.2 14.3 0 14 30 17th Street (Senior Apartments) 0.6 33.5 83 6 0 The Marke (Condos /Rental) 2.2 72.3 159 128 13 The MET (Condo /Rental) 2.2 55.0 135 131 5 The 301 (Apartments) 2.0 90.0 125 56 1 Town & Country (Sr Apartments) 1.5 21.0 73 99 2 Lyon Communities (Apts/Twnhms) 2.0 51.0 131 122 11 Vista del Rio (Special Needs) 1 1.1 1 15.0 1 36 1 5 1 0 Source: City of Santa Ana, 2013. These parameters are not meant to be prescriptive ofthose thatwill be developed for residential/mixed uses, but are rather illustrate the process that will be used to determine appropriate standards, including parking, within the building envelope established by the approved density range. To ensure that future residential/mixed CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT B -19 Development Scenario Model Scenarios are helpful in determining the mix of development standards needed to facilitate a particular type of housing product. The City found that a 30- unit family rental project on a one -acre lot with the same unit sizes in the Santa Ana Municipal Code would require changes to the following standards: Parking Ratios Open Space Building Heights The same process could be used to model other development scenarios. HOUSING CONSTRAINTS use standards do not constrain the production of family housing, the Housing Element proposes Program 32, Multiple- Bedroom Incentives. Although there is currently a higher demand for smaller units in several areas in the City, recent development in the Transit Zoning Code has included a variety ofhousing types including units suitable for large families. In response, the City will monitor applications for residential projects to ensure they match existing and future housing demand in Santa Ana and propose ordinance changes ifneeded to align products with needs. Lot Sizes The second critical issue in facilitating housing along corridors is determining the desired project size and acquiring a site. Developers desire larger parcels because this offers more flexibility and available land to include on -site amenities, arrange buildings and/or units, and generate a greater revenue source for the project. For affordable housing developers, larger projects also score more competitively on state and federal loan and grant applications. However, lot consolidation is often needed to assemble a desired lot size. Lot consolidation is typically achieved through the voluntary purchase of land. Property owners are more likely to sell ifthe sale generates a high enough profit. However, ifa proposed project would result in significant financial gain but the price is not right or a landowner decides to holdout for an exorbitant price, an otherwise desirable project may never materialize. In cases where there is insufficient incentive for voluntary purchase and consolidation of sites, City /Agency action is often required to purchase and assemble lots. One promising planning strategy to encourage property owners to voluntarily consolidate parcels into larger more developable parcels is graduated density. A graduated density provision is one that allows progressively higher residential density based on the size ofthe lot. Graduated density is an especially appropriate tool to encourage the consolidation of small or irregularly shaped parcels into larger parcels that are suitable for development. This tool is often applied to transit - oriented development or the reuse of older commercial strips. Shoup' notes that graduated density zoning relies on market incentives to motivate property owners to voluntarily assemble land. Property owners may see a financial incentive to consolidate lots prior to development or sale of the lot to a third party and therefore agree to enter into agreements with property owners of adjacent sites. Landowners who do not wish to consolidate their lots or decide to hold out from consolidation in the hope ofgaining the highest price may miss the chance to reap the financial benefits oflot consolidation. Several local cities, such as Pasadena, Burbank, Glendale, and Simi Valley, have implemented graduated densities. Although most ofthe sites included in the land inventory necessary to address the RHNA are at least one acre or larger, the City 1 Donald Shoup, "Graduated Density Zoning," Journal ofPlanning Education and Research 28 (Dec. 2008):161-179. B -20 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING CONSTRAINTS may consider a graduated density program as part of its update to the Zoning Ordinance (see Program 21). Workingwith the state density bonus ordinance and a minimum lot size, developers will be able to seek progressively higher densities for assembling lots into larger sizes that facilitate quality housing. Metro East Mixed -Use Overlay Zone The Metro East Mixed -Use Overlay Zone (MEMU) is intended to introduce development forms and uses that will provide for the creation ofa high - intensity, mixed -use urban village within a previously developed mid- to high -rise office environment. The standards are specifically tailored to provide for a mix of housing that encourages a continuum ofliving and a variety ofhousehold types. The residential types envisioned include, but are not limited to, loft -style units, live -work units, attached row houses, and stacked flats. Although the MEMU does not require a specific percentage ofhousing, its explicit vision is to facilitate residential development. Table B -S summarizes allowable residential uses and development standards in each district. The Village Center District will provide commercial, office, and residential uses in the same building or on the same site in buildings of 6 to 10 stories. The Active Urban District is intended for high -rise mixed -use projects, which may combine office, commercial, and residential uses within one vertical mixed -use building or a mix of uses within freestanding buildings on the same site (three -story minimum height, no maximum). Live -work units are permitted in all districts and multiple - family units are permitted in the Neighborhood Transitional and Active Urban Districts. Table B -8 Residential Development Standards in Metro East Mixed -Use Overlay Zone Standards Development Neighborhood Transitional District' Village Center Active Urban Allowable Multiple - Family Uses Permitted Not Permitted Permitted Live -Work Uses Permitted Permitted Permitted Building 1, l Floor Area Ratio Range 0.75 -3.0 FAR 0.75 -3.0 FAR 0.75 -3.0 FAR Minimum Lot Size 20,000 sq. ft. 30,000 sq. ft. 43,560 sq. ft. Building Height 2 -3 stories Max. 10 stories Min. 3 stories Building Setback (Front) 0 -10 feet 0 -20 feet 0 -20 feet Building Setback (Side /Rear) 0 -10 feet 0 -10 feet 0 -10 feet Private /Common Open Space 100 sq. ft. /unit 100 sq. ft./unit 100 sq. ft. /unit Publicly Accessible Open Space 5% of total site 10% of total site 15% of total site Parking Spaces /Unite 2.25 2.0 -2.25 2.0 -2.25 MEW OvedayZaps 8o dbry hteigh" -d Tr sitw,bl Dienln YDoge C"W Distne Ach" Urban District I Office District Prdaclriandhientad DesignofGrnwW Cenral Pcrcel Lines Masai Potanrwl Raadwuys i FMeting Readways MEMU Overlay Zone Map ofDevelopment Districts Source: Metro East Mixed -Use Overlay Zone, 2007 Notes: 1. The ultimate permitted density for each site will be dictated by the specific development standards and building type applied in each development district. 2. Includes guest parking. For the Village Center and Active Urban Districts, developments that devote 10 percent or more of the gross floor area to a nonresidential use must provide at least 2.25 parking spaces per residential unit, inclusive of guest parking. JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT B -21 HOUSING CONSTRAINTS Residential and mixed -use development in the three districts is required to include 100 square feet of private and/or common open space per unit. Development can satisfy this requirement in private areas such as balconies or patios or common areas such as courtyards, rooftop decks, recreation facilities, multipurpose rooms, or other areas designed for common use by residents. Additionally, each development must set aside a certain percentage of the total development site for publicly accessible open space and to provide for a high level ofpedestrian connectivity and activity throughout the Metro East area. Reflecting the desired urban nature of the overlay zone, the required building setbacks are minimal and facilitate the incorporation ofpublicly accessible open space while reinforcing a continuous urban street frontage. Open space standards are flexible; each project can incorporate either large private areas or large common areas, or a combination of smaller private and common open spaces. Greater lot coverage, combined with an FAR of3.0, allows for a greater number of units to be constructed, which can decrease the incremental cost of developing each unit, thereby permitting lower sales or rental prices. Properties within the MEMU may develop to the standards of the underlying zoning district or the MEMU. To exercise the latter option, a MEMU Site Plan Review application approved by the Planning Commission is required. The MEMU allows residential development as a by -right use provided the Planning Commission grants Site Plan Review per the following findings: That the proposed development plan is consistent with and will further the objectives outlined in Section 1.2 ofthe MEMU. That the proposed development plan is consistent with the development standards specified in Section 4 ofthe MEMU. That the proposed development plan is compatible with adjacent development in terms of similarity of scale, height, and site configuration and otherwise achieves the objectives ofthe Design Principles in Section 5 ofthe MEMU. That the land use, site design, and operational considerations in the proposed development plan have been planned in a manner that will result in a compatible and harmonious operation in Section 7 ofthe MEMU. Since the MEMU's adoption in 2007, several mixed use projects were proposed, but were eventually withdrawn prior to entitlement due to the market downturn in late 2007. This included Olen Properties proposed 132 -unit project, and the First/Cabrillo project that included 374 units. Each project offered two parking spaces per unit. As both projects contained a majority ofone and two bedroom units and met current parking standards, the MEMU parking requirements are not deemed a constraint to housing production. In 2013, the Lyon Communities development was entitled for 250 apartments and 12 townhomes, with 126 one bedroom, 116 two bedroom and 11 three bedroom units; meeting and exceeding parking requirements. B -22 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING CONSTRAINTS Transit Zoning Code Districts The Santa Ana Transit Zoning Code (TZC) provides a new planning framework to strengthen existing neighborhoods and guide future development along the Santa Ana Boulevard corridor, the Downtown, the civic center area, and the Logan and Lacy neighborhoods. This plan strengthen Santa Ana's core as a regionally important transit - oriented district and government center, supported by diverse neighborhoods. First released in October 2007 for public review, the Transit Zoning Code was adopted in 2010. As a place matures and its livability and economic value increase, a diverse set of housing choices can attract an increasingly varied resident population. Therefore, a fundamental component of the plan is to create a variety of housing choices within pedestrian - friendly residential and mixed -use neighborhoods. The TZC allows a variety of housing types such as single - family residences, rowhouses, stacked flats, liner housing, and high rises. With the adoption ofthe Transit Zoning Code, the area has the general plan land use designations and zoning districts to support the development ofnew housing. Multiple- family housing is permitted by right, subject to a conformance review. For existing industrial uses within the TZC area, property owners may develop sites as residential uses should they choose to activate the overlay zone, much like the current Metro East Mixed Use Overlay Zone. Table B -9 illustrates the housing types envisioned for each district. Table B -9 Permitted Residential Building Types by District in Transit Zoning Code Building Type Building Types Allowed by Development District RR DT UC CDR UN -2 UN-1 R11 Tower on Podium Y Commercial Block Y Y Y Y Y Liner Y Y Y Stacked Dwelling Y Y Y Hybrid Court Y Courtyard Housing Y Y Y Y Industrial Shed Y Live -Work Y Y Y Y Y Y Y Rowhouse Y Y Y Tuck -Under Housing Y Y Bungalow Court Y Y Y Duplex/Triplex/Quad Y Y Y House Y Y Y Source: Transit Zoning Code, 2010. JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT B -23 HOUSING CONSTRAINTS Residential Development Standards The Transit Zoning Code provides a range ofresidential development standards that are based on building type. The TZC envisions up to 13 building types, of which 10 permit multiple - family housing. Densities range from 5 units per acre for a single - family house to 90 units per acre for tower -on- podium products. The wide range of densities and building heights permitted in the proposed plan would greatly facilitate housing production for a wide range of family types and household incomes. Summarized in Table B -10, the development standards facilitate the development ofbuilding types that are affordable to a range of income levels. The proposed parking requirements, 2 tenant spaces plus 0.15 -0.25 guest spaces per unit, reflect the transit - oriented nature ofthe area. The TZC proposes modest minimum and maximum setbacks (0 -15 feet), depending upon the development zone, to promote a more active street front. The open space requirements are flexible, reflect the urban feel of the area, and facilitate the most efficient and cost - effective use of developable area. Table B -10 Residential Development Standards in the Transit Zoning Code Building Type Multiple- Family Density Range' Lot Width Max Stories Open Space3 Tower on Podium Yes 75 -90 200' -250' 25 20% Commercial Block Yes 30 -40 75' -200' 10 15% Liner Yes 45 -50 125' -200' 5 225 SF /bldg Stacked Dwelling Yes 40 -50 125' -200' 6 15% Hybrid Court Yes 45 -50 150' -200' 5 15% Courtyard Housing Yes 20 -30 125' -200' 5 15% Live -Work No 12 -15 75' -125' 3 15% Rowhouse Yes 7 -18 75' -150' 3 15% Tuck -Under Housing Yes 12 -18 66' -250' 3 250 SF /unit Bungalow Court Yes 10 -15 100' -180' 2 15% Duplex/Triplex/Quad Yes 10 -15 50' -75' 3 150 SF/ unit' House No 5 -7 40' -60' 2 100 SF + 15 %5 Source: Transit Zoning Code, June 2010 Notes: 1. Density ranges represent the limits of each building type and the dwellings it can accommodate per acre. 2. The first number is the minimum lot width and the second number is the maximum lot width. 3. Unless otherwise noted, the amount of open space required is calculated as a percentage of the lot area. 4. Each ground floor unit shall have a yard of at least 150 square feet. Aboveground floor units are exempt. 5. Homes are required to have one side yard of 10x10 feet and a rear yard calculated as 15 percent of lot area. J A B -24 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING CONSTRAINTS BUILDING CODES AND ENFORCEMENT Santa Ana enforces building codes, property maintenance standards, on- and off - site improvement requirements, and other sections of the municipal codes to ensure quality housing and neighborhoods for residents. Although building codes and improvement requirements do raise construction costs, the public interest is best served when buildings adhere to proper construction and engineering practices and neighborhoods have appropriate infrastructure. Building Codes The State of California Health and Safety Code (Section 17958) mandates that the California Building Standards Commission adopt and publish the California Building Standards Code every three years. These codes contain the latest advances in construction practices and engineering concepts. The 2010 edition of the California Code ofRegulations, Title 24, became effective on January 1, 2011. The new state codes incorporate by reference the Model Codes published by the International Code Council, which recently consolidated multiple regional codes into a single set ofcodes. As required by state law, local governments must adopt these codes by a specified date, but may make amendments to address local geological, climatic, or topographical conditions provided the modifications are no less restrictive than the state standards. The City has adopted the most recent building codes to reflect the latest advances in construction technology and building practices. Table B -11 lists the City's adopted building code standards. Table B -11 Buildina Code Standards Code Types Adopted Building Code Building /Dwelling Code 2010 California Building Code /2009 International Building Code Plumbing Code 2010 California Plumbing Code /2009 Uniform Plumbing Code Mechanical Code 2010 California Mechanical Code /2009 Uniform Mechanical Code Electric Code 2010 California Electrical Code /2008 National Electrical Code Fire /Life Safety 2010 California Fire Code /2009 International Fire Code Structural 2010 California Building Code /2009 International Building Code Accessibility 2010 California Building Code Energy Code 2010 California Energy Code Historical Code 2010 California Historical Code Existing Building Code 2010 California Existing Building Code /2009 Intnl Existing Building Code Solar Code 2009 Uniform Solar Energy Code Property Maintenance 2009 International Property Maintenance Code Source: Santa Ana Municipal Code. 2013 j CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT B -25 HOUSING CONSTRAINTS The Planning and Building Agency and the Fire Department made certain changes and modifications to the 2010 Edition of the California Building, Plumbing, Mechanical, Electrical, Fire, and Existing Building Codes that are reasonably necessary due to local conditions in Santa Ana. Other modifications of an administrative or procedural nature were also made. Sixteen findings were made relative to the Code and were due to seismic concerns, drainage issues, soil conditions, humidity, and fire hazards in the community. The Housing Plan includes programs to amend the City's building codes and practices and to establish a set ofcitywide design guidelines. Program 22 commits the City to create citywide design guidelines. Program 23 commits the City to develop a Green Building Policy that that incorporates sustainable building concepts and supports demonstration projects and best practices. Overcrowding Prohibition Section 41 -192 of the Municipal Code prohibits residential overcrowding. Pursuant to Briseno v. City ofSanta Ana 6 Cal. App. 4th 1378(1992), the court held that the ordinance was "invalid," which is to deprive it of legal force. However, there was no order to repeal SAMC 41 -192. The court in Briseiio interpreted the occupancy limitation ordinance as "invalid" pursuant to Uniform Housing Code (UHC), and state law, which preempted the City of Santa Ana's local ordinance. The court held that in order to validate the ordinance the City was required, under UHC§ 17958.7, to provide findings that a departure from the standards set forth in the UHC occupancy limitation was necessary. The City of Santa Ana affirms the ordinance is nonoperative. On- and Off -Site Improvement Requirements Article III of the Municipal Code requires minimum on- and off -site improvements prior to acceptance and approval of the final subdivision map. Pursuant to Section 34 -81, common improvements include grading and street work, curbs and gutters, sidewalks, drainage, fire hydrants, street trees, lighting, and water and sewer lines. The cost of all improvements enumerated must be borne by the subdivider, except such improvements ofa type, size, or quality over and above the standards required to service the subdivision, and where the City Council has enacted provisions for the City to bear that portion of the costs for such installations required in order to serve additional areas. Appendix C provides a discussion of infrastructure issues for future housing sites. J A B -26 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING CONSTRAINTS PERMIT PROCESSING Santa Ana is committed to ensuring that residential developments built within the community are oflasting value, provide a decent and quality living environment for residents, and improve property values. The City's development review process is designed to ensure that residential projects meet these objectives. Although the process adds to the length of time to approve a project, the City is charged with the responsibility of ensuring that residential projects are decent, safe, and well designed. This process and the timeframes are described below and summarized in Table B -10. Initial Submittal The development review process begins with submittal of the development application. The initial submittal may be preceded by an initial consultation with the Planning or Building Department. The City ofSanta Ana has a "First Look" process that allows applicants to meet with a Senior Planner prior to Site Plan Review to discuss major project issues and consistency with policies and development standards. The First Look was established to enhance the efficiency ofthe Site Plan Review process, where a more formal response to applicant's plan is made. This process takes about one to two weeks. Site Plan Review All discretionary applications and new construction projects are required to undergo Site Plan Review. The Site Plan Review process entails the review of project submittals for consistency with the General Plan, City standards, and codes by the Development Review Committee, which is comprised of various representatives from the Planning, Building, Public Works, Police, and Fire Departments. The project is reviewed by the committee and the applicant receives a list of comments, potential conditions of approval, and a preliminary staff recommendation. Site Plan Review typically takes five weeks to complete. Design review is a critical component of the City's housing strategy and is a required component of the Site Plan Review. The applicant submits the appropriate elevations, architectural treatments, site layout, and any other design aspects to the City. The materials are sent to the Planning Staff and Project Review Committee to evaluate the project's consistency with adopted Residential Design Standards. The City's design standards provide quantitative, written, and illustrations of preferred design treatments and concepts to incorporate in residential projects. Because design review is incorporated into the Site Plan Review process, written objective standards are available to the project applicant, the design review process is not considered a constraint to the development of housing in Santa Ana. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Design Solutions Recognizing the need to balance the City's housing goals with neighborhood stabilization and revitalization goals, and provide for a quality living environment, the City adopted Citywide Design Guidelines in 2006. The Design Guidelines provide specific guidance objective standards where possible) and graphics to illustrate the preferred and discouraged methods of planning, neighborhood design, and construction. Topics include: Site Planning, Compatibility, Lot Design Open Space and Landscaping Lots and Buildings Architectural Design JA& B -27 HOUSING CONSTRAINTS Environmental Review City staffinitiates the environmental review process for all discretionary projects, as required by the California Environmental Quality Act (CEQA) and implementing Guidelines. The City prepares or oversees the preparation of an environmental assessment for any project that is not exempt from CEQA. This assessment may involve a Negative Declaration or Mitigated Negative Declaration for projects that either have no effect on the environment or can be conditioned to have no impact. In cases where a significant environmental impact may occur, an Environmental Impact Report (EIR) is required. The general timeframe is one month for a Negative Declaration, six months for a Mitigated Negative Declaration, and one year for an EIR. Discretionary Actions Variances, zone changes, general plan amendments, conditional use permits, tract and parcel maps, minor exceptions, and all other discretionary actions require a public hearing before the City Zoning Administrator, Planning Commission, or City Council. The Zoning Administrator has delegated authority from the Planning Commission to grant variances, conditional use permits, and minor exceptions. Discretionary approvals are also required for the proposal and approval of Specific Development Districts. From submittal of application to the City Council or approval body is three months. Table B -12 provides a summary ofthe City's development permit processing steps and the associated timeframes to process a prototypical single - family, condominium, and multiple - family residential product. Permit processing times vary from 2 months to 10 months, depending on the complexity ofthe project and associated environmental clearance required. Table B -12 Permit Processing Timeframe for Housing Prolects Permit Processing Single- Family Residence Condominium Multiple- Family Residence Initial Submittal 2 weeks 2 weeks 2 weeks Site Plan Review N/A 5 weeks -3 months 5 weeks -3 months Discretionary Actions None typically 3 months 3 months Environmental Review N/A 3 to 6 month 3 to 6 months Total 2 months 7 to 10 months 7 to 10 months Source: Santa Ana Municipal Code, 2013 Note: Single- family projects are assumed to require minimal, if any, environmental review; condos and multiple - family projects typically require subdivision maps and greater environmental review. J A B -28 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING CONSTRAINTS DEVELOPMENT FEES AND EXACTIONS The City of Santa Ana charges processing fees and exactions to recover the costs of providing services to new development. Development fees are designed to ensure that developers pay a fair, pro rata share of the costs of providing infrastructure, and to compensate for processing development application. Regional entities also charge development impact fees to cover the costs of providing schools, sanitation, and regional transportation improvements. Development Fees Table B -13 displays the planning fees for typical city permits and actions. Table B -13 Planning uivision tees in Santa Ana Planning Service Fee Site Plan Review 0 - 9,999 SF or Discretionary Action 10,000 SF - 99,999 SF 4,035 - 13,786 + 1.18 - 4.94 x respective SF] 20,284 - $33,730 + 0.13 - 0.65 x respective SF] 100,000 or more SF 40,428 + 0.06 /SF Environmental Review Categorical Exemptions 546 Negative Declaration without Traffic Study 6,866 Negative Declaration with Traffic Study 62,518 Environmental Impact Report Other Actions 95,754 New Single - Family Residence Review 1,275 Second Dwelling Unit Review Discretionary Land Use Actions 1,938 Change of Zone or District 4,581 Conditional Use Permit 4,924 Development Agreement/Review 11,506 General Plan Amendment 8,254 Parcel Map (Tentative) 3,973 + 16.90/lot Tract Map (Tentative) 4,296 + $16.90/lot Actions to Allow for Flexible Standards Lot Line Adjustment 1,173 Minor Exception 2,275 Specific Development Zone 14,588 Variance 4,777 Source: City of Santa Ana Planning Division Fees, effective 7/1/2013 Note: Based on a comprehensive studv by a third narty consulting firm. Diannina /development fees were modified in 2009 to better reflectthe actual cost of services. JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT B -29 HOUSING CONSTRAINTS Cumulative Cost To determine the total cost of development fees, City staff compiled three prototypical projects -a single - family home, a 300 -unit condominium project, and 74 -unit apartment project. All development fees were then calculated. As shown in Table B -14, total development fees for the residential projects ranged from 17,033 to $26,875 per unit. It should be noted that a significant percentage ofthe per unit fee is actually due to other agency charges. Table B -14 Residential Development Fees in Santa Ana Permitted Housing Product Types' Single- family Condominiums Apartments City Building/Planning Fees Building Fees 6,711 797,814 210,409 Fire Facility N/A 212,607 85,186 Planning 3,093 18,768 45,474 City Impact Fees Park Fees 5,137 989,224 300,345 Sewer 2,433 484,468 117,678 Drainage N/A 306,808 103,102 TSIA, Residential Multiple - family N/A 21,825 41,797 Street Work Regional Impact (Other School Fees ($3.20 /sf) 5,137 4,781 989,224 908,997 300,345 365,888 Orange County Sanitation District 3,369 659,414 144,512 SMIP - State Seismic 18 10,688 1,983 Federal Clean Water 299 71,998 10,734 State Building Stds 7 2,187 535 Transportation Corridor Fee N/A 603,513 N/A Total Total Fees 26,875 5,110,0262 1,442,387 Total Fees Per Unit 26,875 17,033 19,492 City Fees Only Per Unit 18,401 9,511 12,415 Other Agency Fees Per Unit 8,474 7,508 7,069 Source: City of Santa Ana, 2013 Notes: 1. Projects based on samples obtained from planning and development staff. 2. The project receives fee credits from the OCSD and TSIA. In recent years, many cities have adopted inclusionary ordinances and in -lieu fee requirements to finance the development of housing affordable to a mix of household income levels. The City adopted Housing Opportunity ordinance to require residential project over five units to include 15 percent of the overall project as affordable housing. The impact on developers can be reduced through the pursuit ofdensity bonus benefits. J A B -30 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING CONSTRAINTS HOUSING FOR PEOPLE WITH DISABILITIES Effective on January 1, 2002, Senate Bill 520 amended housing element law and Government Code Section 65008 to require localities to analyze the constraints on housing for persons with disabilities. The following section addresses the assessment of potential constraints and programs included to remove or mitigate constraints to housing for persons with disabilities. Building Codes The City has already removed some potential constraints to housing by adopting the California Building Code, 2010 edition, including Appendix 1, based on the 2009International Building Code, which requires new residential construction to address the Americans with Disabilities Act (ADA). The City also has the authority to enforce accessibility laws and regulations (California Code of Regulations Title 24) when evaluating new construction requests. The aging ofthe nation's population has underscored the need to make housing accessible to people with different ranges of abilities. The building industry has responded by developing various housing accessibility standards. One such approach, referred to as "visitability," is intended to make housing more accessible to people who have trouble with steps or who use wheelchairs or walkers. A house is considered to be visitable when it meets three requirements: one zero -step entrance, doors with 32 inches of clear passage space, and one bathroom on the main floor accessible by a wheelchair. Given that most housing in Santa Ana was built prior to the enactment of federal and state accessibility guidelines, many homes were not designed with visitability concepts. As part of rehabilitation loan programs, the City's housing rehabilitation programs can fund wheelchair ramps, wider doors, grab bars, lower counter tops, and other rehabilitation projects for persons with disabilities or with limited mobility. As part of its Housing Plan (Program 44), the City will investigate offering incentives to developers who incorporate visitability components in the construction or rehabilitation of housing. Land Use and Zoning Land use and zoning are often cited as potential constraints to the provision of special needs housing. The City is committed to facilitating a broad range of housing types as required under state law. This includes community care facilities. The Zoning Code does not explicitly address care homes serving six or fewer residents, but the City's long- standing practice is to permit them as a by- right use in all residential zones and in conformance with state laws. The City's Zoning Code permits care homes serving seven or more clients in the R3, R4, and commercial zones, subject to a conditional use permit. No unique spacing/concentration requirements are imposed on care homes. JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT B -31 HOUSING CONSTRAINTS SB 520 also references the need for an analysis oflocal occupancy standards that apply specifically to unrelated adults and not to families. The Zoning Code does not have occupancy standards that treat families differently than unrelated adults. Furthermore, there is no definition of family in the Zoning Code that defines the number or type ofmembers that can constitute a family. Although Section 41 -192 of the Municipal Code prohibits residential overcrowding, the courts ruled in Briseno v. City ofSanta Ana (6 Cal. App. 4th 1378 [1992] ), that the ordinance was invalid pursuant to Uniform Housing Code (UHC). The City affirms that the ordinance remains nonoperative. Permitting Process Currently, the City of Santa Ana processes a request to retrofit homes for accessibility modifications over the counter in an administrative fashion. The City permits licensed residential care homes with six or fewer persons as a by -right use in all single - family zones. The City does not have a set ofparticular conditions or use restrictions for residential care homes with more than six persons, except for a conditional use permit. Care homes that require a conditional use permit follow the same noticing and public hearing requirements as other uses. The Housing Element continues three housing programs (Programs 43 -45) to clarify implementation ofthe Zoning Code and further fair housing for residents with special needs. In these programs, the City will continue to monitor changes in state law and will update the Zoning Ordinance as necessary with respect to care facilities, the rehabilitation of housing, and maintenance of the reasonable accommodation ordinance. Reasonable Accommodation In 2010, Santa Ana formally adopted a process for disabled persons to request reasonable accommodation from zoning, permitting procedures, or building requirements. The City recognizes the importance of reducing barriers to adequate housing for disabled persons and will continue to implement the reasonable accommodation ordinance to allow a process for requestingrelieffrom land use, zoning, building laws, rules, or administrative practices of the City Programs 45 and 50 in the Housing Plan implement the ordinance to assist persons with disabilities and seniors with housing). The City's reasonable accommodation information is available at City Hall and on the City's website. J A B -32 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING CONSTRAINTS ENVIRONMENTAL FACTORS This section discusses the various environmental factors in relation to the production, maintenance, and improvement of housing in Santa Ana. These include environmental hazards, infrastructure issues for water and sewer, and opportunities for energy conservation. ENVIRONMENTAL HAZARDS Natural Hazards Like the entire Southern California region, the City of Santa Ana is in an area of high seismic activity. Although no active fault traces cross the City, Santa Ana's close proximity to five major fault zones subjects the area to surface rupture, ground shaking, and ground failure. Several of Santa Ana's public buildings have undergone rehabilitation to reduce seismic risk. Flooding is also a consideration for several areas within Santa Ana. The principal watercourse traversing the City is the Santa Ana River, with Santiago Creek as the main tributary located at the northern part of the City. With the Prado Dam improvements to the flood control system, only a small portion ofthe northwest area ofthe City and an area adjacent to the Santiago Creek are subject to the 100 -year floodplain. Sites identified to address the RHNA and discussed in Appendix C are not located within the 100 - year floodplain. Man -Made Hazards Certain land uses in Santa Ana use hazardous materials or pose fire hazards. The majority of hazardous materials are on industrially zoned land or in commercial development that either sells or uses such materials. According to the CalEPA Enviromapper, no sites have hazardous materials that would impact the ability to construct new housing on sites discussed in Appendix C. Since the City of Santa Ana is largely developed, there is minimal potential for fire related to brush or other natural materials. Fire hazards within the City may be associated with heavy industrial uses, older commercial and residential structures, overcrowding in residential units, the presence of hazardous materials, and arson. The City recently adopted amendments to the Fire Code, but the amendments are not unlike measures adopted in neighboring cities. INFRASTRUCTURE CONSTRAINTS According to the 2005 Urban Water Management Plan and 2003 Sewer Master Plan, the existing infrastructure system is well- developed and largely sufficient on a citywide basis. Current and projected deficiencies are primarily a result ofrecent growth and development pressures within the City, although increased consumption by existing customers is also a factor. The following provides a citywide discussion ofinfrastructure systems. A more focused analysis on areas of potential residential growth can be found in the land inventory discussion. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT B -33 HOUSING CONSTRAINTS Water Infrastructure The sole source ofwater for Santa Ana is a municipally owned system operated by the Santa Ana Public Works Agency. Santa Ana is a member ofthe Metropolitan Water District and receives approximately between 30 and 35 percent ofits water supply imported from northern California via the State Water Project and the Colorado River via the Colorado River Aqueduct. The City ofSanta Ana receives the remaining 65 to 70 percent of its water supply from groundwater wells accessing the Santa Ana River groundwater basin. The City's 2010Urban Water Management Plan (UWMP) indicates that existing water supplies and planned capacity improvements are sufficient to meet anticipated water demands. Therefore, on a citywide level, the availability of an adequate supply ofwater is not a constraint to the production of housing. The UWMP also did not indicate the presence of undersized water mains that would preclude the development of housing in the community. Adequate fees are in place and revised to maintain, repair, and replace water mains as necessary. Sewer Infrastructure The City of Santa Ana maintains approximately 390 miles of local sewer lines. Main sewer trunks within the City of Santa Ana are owned and maintained by the Orange County Sanitation District (OCSD), which provides sewage collection and treatment service. The City's sewage is diverted to Reclamation Plant Number 1 in Fountain Valley. The Reclamation Plant has a design capacity of60 million gallons per day (gpd) and is planned to provide capacity ofup to 120 million gpd. OCSD requires all developers of residential projects within their service area to pay capital facility charges that are designed to fund the construction, maintenance, and improvement of facilities. The 2003 Sewer System Master Plan states that, in general, the capacity ofthe major sewers is adequate under dry weather flow conditions except for minor surcharging in a small number of sewers. Additional surcharging would be expected during most rainfall events. Under extreme peak wet weather flow conditions, expected to occur less than once in five years, more sewers will surcharge and a few of the worst may overflow. Capacity limitations in OCSD trunk sewers cause or contribute to many of these problems, and coordination with OCSD will be required to achieve an acceptable solution. The City's two lift stations were found to have adequate capacity under all conditions. The Sewer Master Plan lists the recommended interceptor improvements and their associated planning level costs. Projects on OCSD trunk sewers are not included in the list, as those projects are not the responsibility of the City (Sewer System Master Plan, Executive Summary) . Please refer to Appendix C regarding the adequacy ofthe sewer system for the Metro East Mixed -use Overlay District, transit corridors, and proposed Transit Zoning Code district. To date, many sewer infrastructure improvement have been completed since the 2003 Sewer System Master Plan that have alleviated some ofthe worst case conditions. B -34 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING CONSTRAINTS ENERGY CONSERVATION Rising energy costs, dependence on fossil fuels, and increasing evidence of the adverse impacts of global warming have provoked the need in California and nationwide to improve energy management strategies. Recognizing that the design, construction, and operation of buildings have a profound impact on energy use and global warming, state housing element law requires an expanded analysis of the opportunities for energy conservation. State Requirements On a regulatory level, the City enforces the State Energy Conservation Standards California Code ofRegulations, Title 24). These standards provide flexibility for builders to achieve a minimum "energy budget" through use of performance standards. These requirements apply to all new residential. New Title 24 codes will be in place in 2008, which will require all buildings be approximately 22 percent more energy efficient than currently required. The City's existing development can be categorized into three types ofconstruction relative to energy efficiency: pre -Title 24, current Title 24, and new Title 24. According to the 2000 Census, the City estimates there are 59,000 pre -Title 24 residential units within the City. The balance, or approximately 14,000 units, was built in compliance with Title 24 in effect at the time ofconstruction. Green Building Programs In response to an increased understanding of the relationship between buildings and impact on the environment, the building industry has developed "Green" building programs. The two most prominent green building programs are California Green Builder, sponsored by the California Building Industry Association, and Leadership in Energy and Environmental Design (LEED), sponsored by the US Green Building Council ( USGBC). Green Builder is a voluntary environmental building and certification program for homes. The program focuses on energy efficiency, water conservation, wood conservation, advanced ventilation, and waste diversion. Certified homes incorporate water - efficient landscaping and fixtures, utilize high- efficiency insulation and ventilation systems, contain environmentally - sound building materials, initiate waste reduction methods during construction, and exceed Title 24 Building Code energy efficiency standards by 15 percent. LEED is a national rating system for green buildings that focuses on commercial and multiple - family residential projects. The USGBC reviews projects for conformance and assigns points based on various efficiency, sustainability, materials quality, and design factors. Once LEED has reviewed the project, a certification is issued based on the number ofpoints achieved. The City has five projects registered with the USGBC, including Santa Ana State Building 520, signifying an intent to seek certification upon completion. J CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT B -35 HOUSING CONSTRAINTS City Programs Santa Ana has established its Santa Ana Green Program, supported by the Environmental Transportation Advisory Committee, which promotes good environmental practices through a variety of efforts. The following highlights a few ways the City is promoting energy resource conservation: Climate Protection Initiative. The City participates in the US Mayors Climate Protection Agreement, which strives to meet or exceed the Kyoto Protocol targets through actions ranging from antisprawl land -use policies to urban forest restoration projects to public information campaigns. Tree Program (Tree City USA). The City is recognized as a Tree City USA, which signifies that the City has established a Tree Board, a Tree Care Ordinance, and a Community Forestry Program with an annual budget ofat least $2 per capita. Trees also help clean the air and soil, control noise pollution, slow stormwater runoff, provide shade, and increase property values. Water Conservation Initiative. The City educates residents on water conservation opportunities, provides high- efficiency water conservation devices in public facilities, provides water conservation incentives to residents, uses reclaimed water to commercial and industrial users for irrigation or processes, and works with regional water purveyors on a variety of conservation efforts. Recycling Programs. The City continually surpasses the State ofCalifornia's recycling goals through the implementation of several successful programs. These programs include residential curbside recycling, multiple - family recycling, construction and demolition recycling, composting, and annual household hazardous waste collections. Build Green Initiatives. The City encourages the use of solar power through a two -year permit- fee - waiver program for solar projects. Santa Ana performs free engineering reviews for solar energy projects and building inspections. City staff can also examine new air - conditioner units, furnaces, and similar equipment for compliance with Title 24 guidelines and a determination of efficiency. Green Building. The City's Housing Vision affirms the commitment to create sustainable housing opportunities for the residents and workforce of Santa Ana. To implement this direction, the Housing Plan states that the City of Santa Ana will create a Green Building Policy that incorporates sustainable building concepts and supports demonstration projects and best practices. Taken together, the City's programs help to conserve water, encourage recycling and divert waste from the landfill, encourage alternative energy sources and lower energy use, and conserve water resources. The Housing Element proposes expanding these initiatives through a Green Building Policy. B -36 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Housing Resources This chapter provides an inventory, analysis, and assessment of the City's resources to address its housing needs, including the City's share under the regional housing needs assessment (RHNA). OVERVIEW 2014 -2021 RHNA The City's RHNA is 204 housing units for the 2014 -2021 planning period. Within this housing goal, the City is required to plan for four income and affordability goals: very low, low, moderate, and above moderate. The City's RHNA by affordability level is 45 units of housing affordable to very low income households, 32 units ofhousing affordable to low income households, 37 units of housing affordable to moderate income households, and 90 units of housing affordable to above moderate income households. This appendix demonstrates how the City will achieve its 2014 -2021 RHNA planning goals. Table C -1 breaks down the 2014 -2021 RHNA and the combined RHNA based on the unmet need from the 2006 -2014 planning period (as discussed below). An additional section is provided at the end of the chapter that details financial resources available to fund the construction, preservation, and rehabilitation ofhousing. 2006 -2014 RHNA In accordance with state law, this housing element also addresses the RHNA that was not accommodated through rezoning in the previous planning period January 1, 2006, to June 30, 2014). Of the original 2006 -2014 RHNA of3,393 units, the Housing Element identified the potential to accommodate 2,406 units through construction, approval, and vacant or underutilized land adequately zoned for housing. The City had a remaining RHNA balance of 987 lower income units, which were to be accommodated through rezoning of vacant or underutilized land (see Table C -2). The City did not need to rezone any land to accommodate moderate or above moderate income RHNA. After the Housing Element's adoption in 2009, 291 affordable units were constructed or approved that were not identified in the Housing Element. Additionally, the City adopted the Transit Zoning Code in 2010, which provided the necessary zoning and density levels to accommodate up to 494 lower income CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT C -1 HOUSING RESOURCES units in accordance with Section 65583.2 (c) (3) (b) ofthe California Government Code. The potential for residential units in this planning area was not counted towards the City's previous RHNA. Therefore, the City can reduce its remaining RHNA balance by 785 units, leaving the City with a RHNA balance of201 lower income units (111 very low and 90 low based on the 2006 -2014 distribution ratio). The City planned on rezoning land along Harbor Boulevard and accommodating its remaining RHNA by adopting the Harbor Mixed Use Transit Corridor Specific Plan within the 2006 -2014 planning period. However, the City determined that the importance ofthe project and the need for extensive public outreach warranted more time and the project timeline was extended. Adoption of the specific plan is expected in early 2014 (Program 19). These 201 units must be accommodated through land rezoned exclusively for residential development. A breakdown of the rezoning completed and affordable projects constructed between 2009 and 2012 is provided in Table C -2. Source: SCAG, 2012. Note: Household goals based on 2010 Census County Median Family Income ($83,735). JAA C -2 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Table C -1 Regional Housing Needs Allocation 2014 2021 Very Low Low Moderate Above Moderate 0 -50% of 51 -80% of (81 -120% of 120% above MFI) MFI) MFI) MFI) Total 2014- 2021 45 32 37 90 204 RHNA Carryover 2006- 111 90 0 0 2012014 RHNA Combined 156 122 37 90 405RHNA Source: SCAG, 2012. Note: Household goals based on 2010 Census County Median Family Income ($83,735). JAA C -2 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING RESOURCES Table C -2 Housing Projects and Sites to Accommodate the 2006 -2014 Carryover Projects Affordable Transit Zoning Code Affordability Level Very Low 247 Low 247 Moderate Above Total 494 Triada Garden: Station District Phase 1 12 12 Triada Garden: Station District Phase 2 13 13 Birch Street Courtyards 4 4 Habitat for Humanity Infill 2 2 Triada Court: Station District 73 1 74 Bush Street Courtyards 4 4 Terraces at Santiago 35 1 36 SUBTOTAL Pipeline ProjeCtS2 Depot at Santiago 389 49 249 20 2 1 640 70 Harbor Mixed Use Transit Corridor, 815 N. Harbor 49 20 1 70 City Ventures, 5th & Newhope 5 23 28 The Academy Family Housing 8 8 Town & Country Manor3 174 174 The 301 182 182 Lyon Communities, 1 st Street 10 254 264 Sexlinger Homes, Santa Clara Ave 24 24 The Marke 300 300 The MET 272 272 Skyline Phase 113 150 150 SUBTOTAL 98 50 5 1,389 1,542 Balance of RHNA Allocation 987 Additional Credits Not identified in 2009 Housing Element 786 2006 -2014 Carryover 111 90 201 Source: City of Santa Ana, 2013. 1. A project or zoning change that was not counted in the previous housing element, but was entitled or adopted prior to the end of the 2006 -2014 planning period. The units are counted toward the remaining 2006 -2014 RHNA and were not counted in the City's previous Housing Element. 2. These projects are in the development pipeline and are pending entitlements. Affordable units are counted toward the remaining 2006 -2014 RHNA. 3. While these projects were identified in the 2006 -2014 Housing Element, they are expected to be constructed in 2014 -2021 planning period. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT C -3 Underutilized Land Though various definitions of "underutilized" exist, the California Infill Study, a study commissioned by the University of California at Berkeley, provides a reliable measure used by many cities. This study quantified the potential for infill based on a practical definition of underutilized" land. A site is considered underutilized when the ratio of the value of structural improvement to land (I /L ratio) is less than 1.0 for nonresidential properties or 0.5 for residential properties. This analysis adopts these I/L ratios as an initial indication of underutilization. In some cases, the I/L ratio must be applied to one business that occupies several parcels (as the improvements may only be located on a portion of the total parcels). HOUSING RESOURCES AVAILABLE LAND FOR HOUSING With the previously described housing production credits, the City of Santa Ana has a RHNA of204 units for the 2014 -2021 planning period and a carryover of 201 units from the 2006 -2014 period, for a total of 405 units. The housing element must identify available sites in the City that can accommodate the remaining RHNA. The first step in identifying adequate sites is preparing an inventory of land suitable for residential development. California Government Code Section 65583.2(a) specifically provides that land suitable for residential development includes vacant and underutilized land. This land must be zoned and designated to allow for residential development. The land inventory shall include all ofthe following: A listing of properties by parcel number or other unique reference The size, general plan designation, and zoning ofeach property A general description ofany environmental or infrastructure constraints to the development of housing within the jurisdiction (this information need not be identified on a site - specific basis) A map that shows the location ofthe sites included in the inventory The second step in identifying adequate sites to address the 2014 -2021 RHNA involves determining the capacity of sites identified in the inventory and their ability to accommodate affordable housing (Section 65583.2(c) ofthe California Government Code). To determine capacity, the City can rely on minimum density requirements adopted through local regulations. Ifminimum densities have not been adopted or capacity is calculated based on a density greater than the minimum, the housing element must describe the methodology used to establish the number of units. To establish the ability to accommodate affordable housing, the analysis must demonstrate that the identified zone /densities encourage and facilitate the development ofhousing for lower income households through an evaluation of market demand and trends, financial feasibility, and project experience. As an alternative, Section 65583.2(c) (3) (b) of the California Government Code establishes default density standards. Specifically, if Santa Ana has adopted density standards that allow at least 30 dwelling units per acre, state law presumes that the sites and zoning districts are appropriate for accommodating the regional housing need for lower income households. For underutilized land, the housing element must also include a description of the existing use of each property, development trends, market conditions, and regulatory or other incentives or standards to encourage additional residential development on the potential sites. C -4 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING RESOURCES In September 2013, the City updated its 2008 field survey ofunderutilized land with the potential for redevelopment. (Note that this survey does not apply to vacant land.) The survey addressed four site characteristics: Building maintenance, including the condition of structural elements, roof materials, doors, and windows. Building aesthetics, including the types of materials, architectural style, and placement ofstructures on the lot. Site landscaping, including the condition of plants, amount or absence of landscaping, and presence ofautomatic irrigation. Parking lot, including the condition and type ofimpermeable surface, amount of parking provided, and presence/condition ofwalls or fences. The survey ranked each characteristic on a four -point scale: no deterioration (four points); minor deterioration (three points), moderate deterioration (two points), substantial deterioration (one point), and dilapidated conditions (zero points). The values assigned for the four characteristics were then summed and averaged to create a score. In general, sites with an average score of less than 3.0 are considered to be in need of moderate or substantial rehabilitation. The redevelopment potential ofeach site, however, is influenced by other factors, such as the age of the structure, proximity to other sites in need ofrehabilitation, and the I/L ratio. In particular, the age ofthe structure is an important indicator. Structures built 30 or more years ago are more likely to need significant rehabilitation or structural repairs (e.g., seismic retrofitting). These needs can increase the costs ofmaintaining and upgrading a site to the point where it can be more profitable to sell and/or redevelop the site. The following analysis demonstrates how the City can accommodate its RHNA in the Metro East area, Transit Zoning Code, districts, and transit corridors like the Harbor Mixed Use Transit Corridor. The information is presented for each area as follows: A briefintroduction ofthe area and map ofidentified parcels A table listing key attributes for each parcel, such as size, potential units, existing use, improvement -to- land -value ratio, and general plan and zoning A discussion ofthe adequacy ofsites to support residential development An analysis ofthe capacity of the identified sites to accommodate housing for lower, moderate, and above moderate income households A description ofenvironmental or infrastructure constraints to the development ofhousing on the identified sites A description ofthe various incentives designed to facilitate housing production JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT C -5 HOUSING RESOURCES METRO EAST OVERLAY Introduction The City of Santa Ana adopted the Metro East Mixed Use (MEMU) Overlay Zone in 2007 to facilitate the development of a vibrant urban village with a balance ofprofessional office, mixed -use and live -work, commercial, retail, and recreational uses connected by highly amenitized pedestrian linkages. The plan proposes three mixed -use districts and supporting policies and programs to facilitate an ultimate buildout of 5,551 residential units. The City has identified 21 acres ofunderutilized land that could accommodate a minimum of 964 units. These sites were chosen based on their vacant status or highly underutilized nature, recent residential development interest expressed for several ofthese parcels, historical location within a former redevelopment project area, proximity to transit lines, and general site characteristics. Exhibit C -1 and Table C -3 provide an illustration of sites in the MEMU Overlay Zone area and a breakdown of their residential development potential. Adequate Sites Analysis The MEMU Overlay Zone applies to all ofthe properties listed in Table C -3. All ofthe properties are included in the Active Urban District. No zoning or general plan land use designation changes would be required to develop the sites. Moreover, the MEMU Overlay Zone allows residential development as a by -right use provided the project conforms to the vision, objectives, and standards set forth in the MEMU. The residential development must obtain a Site Plan Review application approved by the Planning Commission, which makes specific findings that the project is consistent with the MEMU. The following sites could accommodate residential development: Site 1 is an 8.2 -acre vacant site, owned by a single entity, and available for development. It is adjacent to the 1 -5 and a high -rise office complex. Site 2 is a 12.9 -acre collection of five adjacent parcels that contain marginal, abandoned, and/or underutilized uses. Surrounding uses include an office building, school, and hotels, while the north side contains low -scale offices and commercial uses. Sites 2a and 2b comprise 5.6 acres and are owned by a single entity. The large site size and single ownership make this site particularly advantageous for development, as consolidation would not be necessary. Structures on Sites 2b -2e are or will soon be over 40 years old, and may be ready to transition to other uses. Although the I/L ratio appears high, the prospect of residential development could justify higher land values and incentivize development. JAA C -6 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING RESOURCES Table C -3 Vacant and Underutilized Land in the Metro East Overlay Map Key Acres APN Potential Units' Existing Conditions Year Site Former Site Use Builtz Rating' RDA 11L Owners Ratio6 Existing Zoning /GP 1a 1.12 400 - 061 -06 50 Vacant Yes A P- OZ1 -F /DC 1b 6.29 400- 061 -06 283 Vacant Yes A P- OZ1 -F /DC 1c Site 1 0.79, 400- 061 -05 36 Vacant Yes A P- OZ1 -F /DC 2a I 2.79 402 - 191 -01 370 125 Abandoned auto dealer /service 1983 3.25 Yes Yes B 0.99 C2- OZ1 -F /DC 2b 2.86 402 - 191 -04 129 Office strip 1970 3.88 Yes B 2.81 C2- OZ1 -F /DC 2c 1.28 402 - 181 -04 58 Car lease lot 1965 2.75 Yes 0.50 C2- OZ1 -F /DC 2d 3.12 405 - 181 -03 140 Rehab Center 1970 3.00 Yes 2.45 A1- OZ1 -F /DC 2e Site 2 Source: Citv 3.10 13.15 of Santa 402 - 181 -11 Ana !based on 2008 140 595 964 tax assessor Motel /Restaurant Total Metro East rollsl. 1959 2.63 Yes Yes 0.92 1.37 C5- OZ1 -F /DC Notes: 1. Based on multiplying 45 units per acre by the site acreage. Figures subject to rounding. 2. Year built data based on City building permit records and County Assessor rolls. 3. Site conditions based on field survey (December 2008 and 2012) and aerial evaluation. 4. A "Yes" indicates that the property was formerly within a redevelopment project area. 5. Each letter corresponds to a distinct owner. A hyphen indicates the owner of the parcel owns only one parcel in the land inventory. 6. In the improvement -to -land -value (VL) ratio column, a hyphen indicates zero improvement value. AA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT C -7 HOUSING RESOURCES Exhibit C -1 Potential Housing Sites in the Metro East Overlay Potential Housing Opportunity Site MEMO Overly Zane BoundaryI___I Y Y JAA C -8 0 300 600 Feet CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING RESOURCES Environmental and Infrastructure Analysis The MEMU Environmental Impact Report (March 2007) provides the most recent focused documentation ofthe potential environmental and infrastructure impacts and constraints to residential development. The MEMU EIR indicates that implementation ofthe overlay zone: would not be constrained by any significant biological, seismic, geological, or hazard constraints (MEMU EIR, Sections 4.3, 4.5, and 4.6) would generate an additional demand for water, but would not require water supplies in excess ofexisting entitlements and resources or result in the need for new or expanded entitlements (MEMU EIR, Section 4.13) would not require or result in the construction ofnew water treatment facilities, the expansion ofexisting water treatment facilities, orthe expansion ofthe existing network ofwater lines (MEMU EIR, pages 4.13-8-9) would not increase wastewater generation such thattreatment facilities would be inadequate to serve the projected demand in addition to the provider's existing commitments (MEMU EIR, pages 4.13 -17) The construction of residential/mixed uses in the MEMU could require the expansion or construction of wastewater conveyance systems. Although the proposed sites are supported by 12 -15 -inch sewer lines, proposed developments would be required to undertake a site - specific sewer evaluation and might be required as part of the project design to determine the adequacy of sewer pipe capacity in the affected project area (MEMU EIR, 4.13- 16 -17). Capacity Analysis The maximum intensity permitted by the MEMU Overlay Zone is a floor area ratio (FAR) of3.0, as determined by the District Center General Plan land use designation and the MEMU development standards. Although converting FAR terms to density (units per acre) can vary depending on unit sizes, the maximum residential density would be approximately 98 units per acre. Additionally, a minimum density is dictated by the requirement that every development within the Active Urban District must be at least three stories, which would generally yield a minimum of 25 -30 units per acre. The MEMU area is expected to build out at an average density of45 -60 units per acre based on building prototypes and vision in the MEMU Overlay Zone. Recent developer interest in the potential sites envisioned projects built at higher densities of at least 72 units per acre, indicating that an expected minimum density of45 units per acre is realistic and feasible. Developers have also expressed interest in redeveloping other portions ofthe MEMU area at densities of84 units per acre including sites with existing nonresidential development— further Maximum Density in the MEMU The MEMU development standards permit a maximum intensity of 3.0 FAR To convert the FAR to density in terms of dwelling units per acre, the following assumptions are considered: Hypothetical one -acre parcel (43,560 square feet) 3.0 FAR permits up to 130,680 square feet of development Development is 90 percent residential and 10 percent commercial Average unit size is 1,200 square feet The maximum number of units per acre is then calculated by dividing 90 percent ofthe total development potential by the average unit size. This equals 98 units per acre. JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT C -9 HOUSING RESOURCES demonstrating the viability of these sites. In conformity with Section 65583.2 (c) (3) (b) ofthe California Government Code, the identified sites are zoned so they allow at least 30 units per acre and therefore have the capacity to accommodate lower income housing. Financial Feasibility Analysis Although the MEMU allows for both residential and nonresidential development, its policies and development standards expressly encourage and facilitate the development ofhigher density housing. The MEMU could accommodate more than 5,000 units. Flexible development standards allow a variety ofhousing types and sizes to meet a range of housing needs and enhance the financial feasibility of developing new residential projects. Development within the MEMU area is subject to the City's Housing Opportunity Ordinance. This ordinance requires that at least 15 percent of the units in an eligible ownership project be set aside as affordable to moderate income households for at least 45 years. For eligible rental projects, at least 15 percent must be affordable to very low or lower income households for at least 55 years. Additionally, per Program 28, the City will revise its current state density bonus ordinance to reflect changes in state law. The amount of density bonus could range from 20 to 35 percent, depending on the amount by which the percentage of affordable housing units proposed in a project exceeds the minimum percentage established in state law. Eligible projects may also receive one to three concessions or other development incentives, depending on the proportion ofaffordable units and level ofincome targeting. Summary Assessment The 21 acres of land discussed herein are excellent candidates for new housing. The MEMU vision is to create a district center that contains residential/mixed -use and supports a vibrant employment center. The 964 -unit capacity projected for the planning period is realistic, representing less than 20 percent of the total buildout for the area. The average density threshold of 45 units per acre is realistic; it is based on developer interest and First Look applications. The MEMU also has flexible development standards, by right residential/mixed use subject to conformance review, and location within a redevelopment project area. Taken together, the 21 acres identified in the MEMU are likely candidates for residential development in the planning period. HARBOR MIXED USE TRANSIT CORRIDOR SPECIFIC PLAN Introduction The Harbor Mixed Use Transit Corridor Specific Plan (Harbor Corridor Plan) will be adopted in early 2014. The section of north Harbor Boulevard guided by this specific plan is a gateway to Santa Ana. Orange County's first bus rapid transit service (Bravo! BRT operated by OCTA), opened Route 543 along Harbor JA L Boulevard in June 2013, with two more BRT lines (Bristol/State College and C -10 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING RESOURCES Westminster /17th Street) expected to open in the coming years. A combination of vacant and underutilized land, current and future transit improvements, and nearby freeway access makes Harbor Boulevard an ideal candidate for new residential development opportunities. The City has identified a potential of up to 4,600 units that could be built on 305 acres of land along Harbor Boulevard. While this plan guides and emphasizes mixed -use development, the plan contains a policy that requires at least 10.1 acres ofland be zoned exclusively for residential to accommodate all income levels of housing. The plan's focus on transit supports higher- density uses at transit nodes, with lower densities serving as transitions to adjacent existing residential neighborhoods. Exhibit C -2 depicts the draft Harbor Corridor Plan land use districts, along with candidate sites that could be set aside exclusively for residential development. Table CA provides property characteristics for each candidate site. The Harbor Corridor Plan will identify the final sites to be set aside exclusively for residential development. Adequate Sites Analysis The City has identified residential/mixed use potential on all 305 acres ofvacant and underutilized lands within the specific plan boundaries. Program 19 identifies the area as a key corridor for transit - oriented residential and employment opportunities. The Harbor Corridor Plan allows for a variety of housing types, including live -work, care homes, single dwelling, and multifamily units. The majority of land along the corridor contains underutilized auto and commercial sites with approximately 740 existing residential units. The area is also home to a mobile -home community. Multiple developers have expressed interest in building residential projects within the project area and there is already one residential development in the pipeline expected to be constructed in 2014 see Table C -2). This project will add 70 new units to the specific plan area, with 69 units restricted to lower income households. Environmental and Infrastructure Analysis The Harbor Corridor Plan will be supported by a programmatic environmental impact report. The draft technical studies prepared in 2013 made the following conclusions about new development under the Plan. Overall, the draft studies found minimal environmental or infrastructure constraints on new development in the project area. Any improvements identified are relatively small and localized and would not create a significant constraint to the development ofnew housing. Existing sewer infrastructure within the Harbor Corridor Plan is deficient based J CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT C -11 HOUSING RESOURCES on Orange County Sanitation District depth of flow versus diameter requirements. However, the Harbor Corridor Plan does not generate enough wastewater to pose a significant impact to the existing infrastructure. Calculations have shown that the Harbor Corridor Plan will add an additional 1 -5% to existing flows. A small number ofpipes thatare over capacity mayneed to be upsized prior to development of the Harbor Corridor Plan. New development will be responsible for their fair share ofinfrastructure improvements. Existing water supply and pipe sizes are adequate to accommodate the Harbor Corridor Plan according to the City's 2010 Urban Water Management Plan. The Harbor Corridor Plan would add additional impervious area to the corridor. The majority of this will come from developing the vacant lots. The additional impervious area will add an additional 15% to existing flows. While this is not a significant impact to the existing storm drain system, a previous 1993 report (Boyle Engineering Report) concluded thatthe existing system is deficient and unable to convey the current runoffs. The recommendations made in the Boyle Engineering Reportwould need to be implemented in order to convey existing runoffas well as future flows from the Harbor Corridor Plan. New development will be responsible for their fair share ofinfrastructure improvements. Capacity Analysis Densities in the specific plan area range from 5 to 50 dwelling units per acre. At least 10.1 acres will be designated exclusively for multifamily residential development by right at a minimum density of20 units per acre (202 total units). Recent developer interest in residential sites includes conceptual residential projects at 20 and 31 units per acre, demonstrating the feasibility of residential projects in the area. Financial Feasibility Analysis Mixed use and residential development is financially feasible for development along north Harbor Boulevard. The specific plan area could accommodate more than 4,600 units. The plan's development standards allow a variety of housing types and sizes to meet housing needs while providing flexibility to respond to the market—keeping projects financially feasible for developers. As a part of the Harbor Corridor Plan outreach strategy, the City led a developer roundtable to obtain input from the development community on the feasibility of introducing residential into the project area. Developers cited the combination of available vacant and underutilized land with current and future transit connections as key reasons why affordable and market rate housing could be built along the corridor. Development within the Harbor Corridor Plan area is subject to the City's Housing Opportunity Ordinance. This ordinance requires that at least 15 percent ofthe units in an eligible ownership project be set aside as affordable to moderate JAincome households for at least 45 years. For eligible rental projects, at least 15 percent must be affordable to very low or lower income households for at least 55 A years. C -12 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING RESOURCES As outlined in Program 28, the City will revise its density bonus ordinance to reflect changes in state law. The amount ofdensity bonus could range from 20 to 35 percent, depending on the amount by which the percentage of affordable housing units proposed in a project exceeds the minimum percentage established in state law. Eligible projects may also receive one to three concessions or other development incentives, depending on the proportion ofaffordable units and level ofincome targeting. Summary Assessment Nearly all 305 acres ofthe Harbor Corridor Plan could potentially accommodate new housing, and dozens ofacres are currently vacant or extremely underutilized e.g., vacant buildings). A little more than 10 acres of land within the Harbor Corridor Plan will be set aside exclusively for residential use by right at a minimum density of20 units per acre. Given the Plan's potential to support up to 4,600 units and current interest from the development community, it is reasonable to assume that at least 500 units of new housing at densities around 20 to 30 units per acre could be built along the corridor within the planning period. The Harbor Corridor Plan will also have flexible development standards that promote "active living ", by -right residential/mixed use subject to conformance review, and proximity to current and future BRT and Fixed Guideway improvements. AA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT C -13 HOUSING RESOURCES Exhibit C-2 Potential Housing Sites along Harbor Boulevard z. Gorden Grove W HA Ro A,, z I',—,TK STr1 ST O Brawl FIRT Stop Housing Opportunity Sites S z Draft Harbor Corridor Plan Project Boundary Land Use Disincts Corridor Neighborhood Transitional Open Space & Recreation Transit Node city B.-dary F a u n a i n Vo I I a y JAA C-14 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING RESOURCES Table C -4 Vacant and Underutilized Land along Harbor Boulevard Map Key Acres APN Potential Units' Existing Conditions Former RDA° Owners 11L Rati06 Existing ' Zoning /GPSiteUseYearBuileSiteRating3AdjacentUses 1 2.04 198 - 043 -16 61 Auto storage 1968 1.50 MF complex Yes 0.22 SP2 /GC Totals: 2.04 61 I - Yes 0.22 2 2.13 198 - 043 -25 64 Light industrial 1962 L 3.00 MF complex Yes 0.25 SP2 /GC Totals: 2.13 64 Yes 0.25 3a 3.97 198 - 011 -03 119 Auto sales 1959 SF Yes A 0.01 SP2 /GC 3b 0.54 198 - 011 -01 16 Auto sales 1959 1.75 SF Yes A 0.42 SP2 /GC 3c 1.08 198- 011 -02 32 Auto sales 1966 0.00 SF Yes A 0.17 SP2 /GC 3d 1.80 198 - 011 -04 54 Light industrial 1965 1.75 SF, Hotel Yes 0.21 SP2 /GC Totals: 7.39 222 I - Yes 0.18 4a 0.36 198 - 081 -18 11 Auto repair 1963 0.88 Storage Yes 0.41 SP2 /GC 4b 1.10 198 - 081 -17 33 Auto repair 1962 2.50 Storage Yes 0.43 SP2 /GC Totals: 1.46 44 Yes 0.42 5 2.05 198 - 081 -16 61 Former RV Store 1973 2.25 SF, vacant Yes 0.18 SP2 /GC Totals: 2.05 61 Yes 0.18 6a 0.54 198 - 101 -01 16 5F 1960 0.38 SF, MF Yes 0.17 SP2 /GC 6b 0.33 198 - 101 -02 10 SF 1960 2.75 SF, MF Yes 0.50 SP2 /GC 6c 0.87 198 - 101 -15 26 Auto repair 1965 1.13 SF Yes 0.62 SP2 /GC 6d 0.87 198 - 101 -14 26 Auto repair 1970 1.13 SF Yes B SP2 /GC 6e 0.87 198- 101 -13 26 Auto repair 1970 1.13 SF Yes B SP2 /GC 6f 0.38 198 - 101 -12 11 Auto repair 1970 1.50 SF Yes 1.42 SP2 /GC 6g 0.48 198 - 101 -11 15 Auto repair 1961 1.88 SF Yes 0.11 SP2 /GC Totals: 4.34 130 Yes 0.14 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT C -15 HOUSING RESOURCES Table C -4 Vacant and Underutilized Land along Harbor Boulevard Map Key Acres APN Potential Units' Existing Conditions Former RDA° Owners 11L Ratio6 Existing Zoning /GPSiteUseYearBuileSiteRating' Adjacent Uses SITE 7 7a 0.43 198 - 231 -01 13 Auto repair 1968 3.25 SF, MF Yes C 0.46 SP2 /GC 7b 0.87 198 - 231 -18 26 Auto rep /dlr 1970 3.00 SF, MF Yes C SP2 /GC 7c 0.84 198 - 231 -17 25 Auto dealer 1983 2.50 SF, MF Yes 0.12 SP2 /GC 7d 0.87 198 - 231 -16 26 Auto dealer 1965 2.00 SF, MF Yes 0.24 SP2 /GC 7e 0.84 198- 231 -15 25 Auto dealer 1970 2.50 SF, MF Yes 0.25 SP2 /GC Totals: 3.85 116 Yes 0.18 8a 0.65 100 - 261 -36 19 Fastfood 1979 3.88 MF, Retail Yes 0.30 SP2 /GC 8b 0.87 100 - 261 -39 26 MHome sales no bldg 3.88 MF, Retail Yes D 0.08 SP2 /GC 8c 8d 1.42 3.06 100 - 261 -33 100 - 631 -03 43 92 MHome sales Car sales lot 1970 1972 3.88 2.13 MF, SF, Auto MF, SF, Auto Yes Yes D 0.06 SP2 /GC SP2 /GC 8e 1.53 100 - 631 -04 46 Vacant/sales lot 1970 2.00 MF, SF, Auto Yes E 0.07 SP2 /GC 8f 0.42 100 - 631 -05 13 Auto sales lot 1970 2.38 MF, SF, Auto Yes E 0.24 SP2 /GC Totals: 7.95 238 Yes 0.08 9a 0.80 198 - 162 -46 24 RV Store 1966 2.75 Auto Yes F 0.37 SP2 /GC 9b7 0.14 198 - 162 -44 4 RV Store 1963 2.75 Retail Yes F 11.2 SP2 /GC 9c 0.40 198 - 162 -45 12 RV Store 1966 2.75 Retail, SF Yes F 0.64 SP2 /GC 9d 0.24 198 - 162 -43 7 RV Store no bldg Retail Yes F 2.36 SP2 /GC 9e 0.28 198 - 162 -02 8 RV Store no bldg Retail, SF No F 7.01 SP2 /GC 9f 0.17 198 - 162 -42 5 RV Store no bldg Retail No F 11.4 SP2 /GC 9g 0.28 198 - 162 -03 8 RV Store no bldg Retail, SF Yes F 7.01 SP2 /GC Totals: 2.31 69 Part 0.77 C -16 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING RESOURCES Table C -4 Vacant and Underutilized Land along Harbor Boulevard Map Key Acres APN Potential Units' Existing Conditions Former RDA° Owners 11L Ratios Existing ' Zoning /GPSiteUseYearBuiltzSiteRating' Adjacent Uses SITE I 10a 0.12 198 - 161 -26 4 Restaurant 1971 0.75 SF, Auto Yes G 0.07 SP2 /GC 10b 0.12 198- 161 -25 4 Auto Service 1971 1.25 SF Yes G 0.27 SP2 /GC 10c 0.36 198 - 161 -24 11 Auto Service 1966 0.75 SF Yes 1.33 SP2 /GC 10d 0.24 198 - 172 -27 7 Vacant no bldg SF Yes SP2 /GC 10e 0.12 198 - 172 -26 4 Auto Service 1950 1.13 SF Yes SP2 /GC 10f 0.12 198 - 172 -25 4 Auto Service 1965 1.00 SF Yes H R2 /LR7 10g 0.12 198 - 172 -24 4 Auto Service 1967 1.13 SF Yes H 0.15 SP2 /GC 10h 0.12 198 - 171 -27 4 Auto Service 1988 1.13 SF Yes 1 0.43 SP2 /GC 10i 0.11 198 - 171 -26 3 Bar 1962 1.00 SF Yes 1 0.21 SP2 /GC 10j 0.12 198 - 171 -25 4 Parking 1960 0.25 SF Yes I SP2 /GC 10k 0.13 198 - 171 -24 4 SF 1964 1.63 SF Yes H 0.04 SP2 /GC Totals: 1.68 51 Yes 0.27 11a 0.25 198 - 181 -44 7 SF 1968 2.25 SF, Strip mall Yes J 1.75 SP2 /GC llb 0.13 198- 181 -45 4 SF 1968 1.50 SF, Strip mall Yes J 1.20 SP2 /GC llc 0.13 198 - 181 -46 4 SF 1968 1.50 SF, Strip mall Yes J 1.80 SP2 /GC lld 0.25 198 - 181 -01 8 MF 1968 2.75 SF, Strip mall Yes 1.10 SP2 /GC 11e 0.19 198 - 241 -38 6 SF/Vacant 1981 2.25 SF, Auto Yes K 0.05 SP2 /GC 11f 0.18 198 - 241 -39 5 SF 1982 1.00 SF, Auto Yes K 0.04 SP2 /GC llg 0.11 198- 241 -40 3 SF no bldg SF, Auto Yes L 0.05 SP2 /GC 11h 0.14 198 - 241 -41 4 5F 1960 1.00 SF, Auto Yes L 0.07 SP2 /GC 11i 0.14 1 198 - 241 -01 4 1 Corner market 1 <1961 1.13 SF, Auto Yes SP2 /GC Totals: 1.52 45 Yes 0.17 12a 0.13 198 - 182 -28 4 Auto rep /pkg unk 1.50 Strip mall Yes n/a n/a SP2 /GC 12b 0.15 198- 182 -14 5 Vacant no bldg 2.00 SF /parking No n/a n/a SP2 /GC 12c 0.13 198 - 182 -27 4 Adult books 1966 2.38 Strip mall Yes n/a n/a SP2 /GC 12d 0.15 198 - 182 -15 5 SF 1962 3.00 SF No n/a n/a SP2 /GC 12e 0.13 198 - 182 -26 4 Parking 1960 0.38 Strip mall Yes n/a n/a SP2 /GC CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT C -17 HOUSING RESOURCES Table C -4 Vacant and Underutilized Land along Harbor Boulevard Map Key Acres APN Potential Units' Existing Conditions Former RDA° Owners 11L Ratios Existing Zoning /GPSiteUseYearBuiltzSiteRating' Adjacent Uses 12f 0.15 198 - 182 -16 5 SF 1962 2.13 SF No n/a n/a SP2 /GC 12g 0.12 198 - 182 -25 4 Adult video 1961 2.88 Strip mall Yes n/a n/a SP2 /GC 12h 0.15 198 - 182 -17 5 SF 1961 0.50 SF No n/a n/a SP2 /GC 12i 0.12 198 - 182 -24 4 Auto service 1960 1.38 Strip mall Yes n/a n/a SP2 /GC 12j 0.15 198 - 182 -18 5 Auto service no bldg SF No n/a n/a SP2 /GC 12k 0.21 198 - 182 -23 6 Auto service 1964 1.25 Strip mall Yes n/a n/a SP2 /GC 121 0.35 198 - 182 -22 11 Auto sales 1966 1.63 Strip mall Yes n/a n/a SP2 /GC 12m 0.30 198 - 182 -19 9 Parking no bldg SF Yes n/a n/a SP2 /GC 12n 0.42 198 - 182 -21 13 Auto sales 1963 3.00 Strip mall Yes n/a n/a SP2 /GC 12o 0.28 198 - 182 -20 8 Furniture store 1963 1.88 SF, Auto Yes n/a n/a SP2 /GC Totals: 2.94 88 Part I - 13a 0.29 144 - 311 -15 9 Auto service 1987 2.00 Auto Yes n/a n/a SP2 /GC 13b 1.18 144 - 311 -14 35 Auto sales 1970 1.25 SF, Auto Yes n/a n/a SP2 /GC 13c 0.43 144 - 311 -13 13 SF /psychic 19678 2.38 SF, Auto Yes n/a n/a SP2 /GC 13d 0.34 144 - 311 -11 10 Auto services 1967 2.63 Park Yes n/a n/a SP2 /GC 13e 0.09 144 - 311 -12 3 Auto services no bldg 2.63 Ball park Yes n/a n/a SP2 /GC Totals: 2.33 70 Yes 42.00 1,260 Total Harbor Boulevard Source: City of Santa Ana (based on 2008 tax assessor rolls). Notes: 1. Based on multiplying 30 units per acre by the site acreage. Figures subject to rounding. 5. Each letter corresponds to a distinct owner. A hyphen indicates the owner of the parcel owns only one parcel in the land 2. Year built data based on City building permit records and County Assessor rolls. inventory. 3. Site conditions based on field survey (December 2008 and 2012) and aerial evaluation. 6. In the improvement -to -land -value (VL) ratio column, a hyphen indicates zero improvement value. 4. A "Yes" indicates that the property is within a former redevelopment project area. C -18 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING RESOURCES TRANSIT CORRIDORS Introduction The City of Santa Ana has identified two transportation corridors that are ripe for recycling and redesignation to provide residential/mixed -use housing —Fifth Street and First Street. Residential uses along these corridors will support the Go Local program, improve mobility, reduce traffic congestion, and provide needed residential opportunities along the corridors while also serving to replace existing land uses that are less compatible with adjacent uses. The City has identified a potential of 1,195 units that could be built on 40 acres of land along Fifth Street and First Street. As is the case with any development, the number of units depends on market conditions. These sites were identified as candidates for recycling during the planning period due to their underutilized or vacant status, proximity to neighborhoods, developer interest in these sites for housing, historic location within a former redevelopment project area, proximity to transit lines, and consistency with the Go Local transit program. Exhibits C -3 and C -4 and Tables C -5 and C -6 provide illustrations and development potential ofthe corridors. Adequate Sites Analysis The City has identified residential/mixed -use potential on 40 acres ofvacant and underutilized lands along two transit corridors currently designated for commercial, industrial, and office uses. For these sites to be developed with residential/mixed uses, Programs 20 and 21 describe the City's plan to create a new general plan land use designation(s), zoning district, and development standards to allow for new residential/mixed -use and to encourage voluntary lot consolidation. New residential/mixed -use development standards will facilitate a mix ofunit types and prices. The majority of land along these corridors is underutilized and contains auto sales, and services and industrial uses with an I/L ratio less than 1.0. In some cases, individual sites may not have a low I/L ratio, but are highly viable for development when consolidated with adjacent sites. Moreover, the age of structures (generally from 35 to 45 years old) and site conditions (most are below 2.75) indicate that the sites are ripe for recycling. Furthermore, many ofthe sites are ideal for lot consolidation, which would create several parcels that would exceed an acre. Larger lot sizes can help facilitate residential/mixed uses that incorporate quality design features, amenities, and adequate on -site project management. Affordable developers also tend to want at least one acre to construct projects. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Go Local Program In 2006 the Orange County Transportation Authority OCTA) launched the Go Local program. This program links city- initiated transit extensions to OCTA's Metrolink commuter rail line. In Santa Ana, the City has created a transit vision to provide the framework for developing its own Go Local project concept. This transit vision links the community and major city destinations, including the Santa Ana Regional Transportation Center ( SARTC), Santa Ana's Civic Center, and the downtown area. The foundation for the transit vision is existing and planned transit: An expansion of the Metrolink system to the SARTC Continuation of existing Amtrak service to the SARTC Implementation of OCTA's Bus Rapid Transit Program along major corridors High -level transit along the Pacific Electric right - of -way linking to the SARTC AA& C -19 J//k - HOUSING RESOURCES Exhibit C -3 Potential Housing Sites along Fifth Street go k Imn i b _ r Q k = r f d L91, j m it o p q r s t 41 46 Potential Housing Opportunity Site 0 300 600 Fee[ Exhibit C -4 Potential Housing Sites along First Street C -20 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING RESOURCES Table C -5 Vacant and Underutilized Land along Fifth Street Map Key Acres APN Potential Units' Existing Conditions Former RDA Owner' 11L Ratios Existing Zoning /GPSiteUseYearBuileSiteRating3AdjacentUses 1a 0.48 007 - 022 -23 14 Scrap yard 1970 SF, Auto Yes n/a M1 /1-137 1 b 0.08 007 - 022 -24 2 Scrap yard no bldg SF Yes n/a M1 /LR7 1 c 0.17 007 - 022 -04 5 Scrap yard no bldg SF Yes n/a M1 /1-137 1 d 0.08 007 - 022 -06 2 Scrap yard no bldg SF Yes n/a M1 /1-137 1e 0.12 007 - 022 -05 4 Scrap yard no bldg SF Yes n/a M1 /LR7 if 0.12 007 - 022 -07 4 Scrap yard 1936 0.50 SF Yes n/a M1 /1-117 1g 0.08 007 - 022 -31 2 Scrap yard no bldg SF Yes A 0.23 M1 /LR7 1h 0.08 007 - 022 -30 2 Scrap yard 1975 0.50 SF Yes B 0.07 M1 /LR7 ii 0.17 007 - 022 -19 5 Scrap yard no bldg SF Yes B 0.07 M1 /LR7 1j 0.25 007 - 022 -09 7 Scrap yard no bldg SF Yes B M1 /LR7 1k 0.33 007 - 022 -25 10 Scrap yard no bldg Light industrial Yes A 0.03 M1 /LR7 11 0.14 007 - 022 -16 4 Scrap yard no bldg Light industrial Yes A 0.17 M1 /1-137 1 m 0.14 007 - 022 -17 4 Scrap yard no bldg Light industrial Yes A M1 /LR7 1n 0.09 007 - 022 -33 3 Scrap yard no bldg Light industrial Yes A 0.25 M1 /LR7 10 1 0.42 1 007 - 022 -32 1 12 1 Scrap yard 1 1975 1 0.75 Light industrial Yes B 1.61 M1 /LR7 Totals: 2.75 80 Yes 0.72 2a 1.83 007 - 313 -16 55 Strip mall 1962 1.88 SF Yes C 0.30 R2,R1 /LR7,G 2b 0.42 007 - 313 -15 12 Auto 1963 0.75 Light industrial Yes C 0.14 Ri /GC Totals: 2.24 67 Yes 0.27 3a 0.35 007 - 110 -01 11 Truck parking no bldg Vacant Yes M1 /IND 3b 0.20 007 - 110 -02 6 Vacant unk Vacant No M1 /IND 3c 0.11 007 - 110 -03 3 Vacant unk Vacant Yes M1 /IND 3d 0.13 007 - 110 -04 4 Vacant 1947 1.50 Vacant No 0.30 M1 /IND 3e 0.33 007 - 110 -20 10 Market/SF 1907/57 1.38 Vacant Yes 0.07 M1 /IND 3f 0.38 007 - 110 -06 11 Vacant/veh no bldg Vacant No D M1 /IND CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT C -21 HOUSING RESOURCES Table C -5 Vacant and Underutilized Land along Fifth Street Map Key Acres APN Potential Units' Existing Conditions Former RDA' Owner' 11L Ratios Existing Zoning /GPSiteUseYearBuilrzSiteRating3AdjacentUses 3g 0.25 007 - 110 -07 7 Vacant/veh no bldg Vacant Yes D M1 /IND 3h 0.78 007 - 110 -21 23 Towing yard 1920 1.75 Vacant, SF No 0.12 M1 /IND 3i 0.27 007 - 110 -10 8 Towing yard no bldg Vacant, SF Yes D M1 /IND 3j 0.13 007 - 110 -11 4 Restaurant 1920 1.63 Vacant, SF Yes E 0.03 M1 /IND 3k 0.13 007 - 110 -12 4 Towing Yard 1925 2.38 Vacant, SF Yes E 0.06 M1 /I1\11) 31 0.27 007 - 110 -13 8 Restaurant 1939 1.38 Vacant, SF Yes E 0.01 Mi /IND 3m 0.54 007 - 110 -14 16 Veh storage no bldg Vacant, SF Yes M1 /IND 3n 0.27 007 - 110 -15 8 Auto wrecking 1923 1.50 Vacant, indus. Yes F 0.31 M1 /IND 3o 0.27 007 - 110 -16 8 Auto wrecking no bldg Vacant, indus. Yes F 0.02 M1 /IND 3p 0.54 007 - 110 -17 16 MF 1923 -47 2.00 Vacant, indus. Yes 0.16 M1 /IND 3q 0.94 007 - 100 -04 28 Auto wrecking no bldg 0.75 Vacant, indus. Yes G 0.03 M1 /IND 3r 0.95 007 - 100 -05 28 Auto wrecking 1942 0.75 Vacant, indus. Yes G 0.15 101 /IND 3s 0.76 007 - 100 -02 23 Auto wrecking no bldg 0.75 Vacant, indus. Yes H 0.01 M1 /IND 3t 0.41 007- 100 -06 12 Auto wrecking 1977 0.75 Vacant, indus. Yes H 0.52 M1 /IND 3u 1.43 007 - 100 -07 43 Auto wrecking 1946 0.88 SF, Vacant Yes H 0.02 M1 /IND Totals: 9.45 281 Yes 0.08 14.44 428 Total Fifth Street Source: City of Santa Ana (based on 2008 tax assessor rolls). Notes: 1. Based on multiplying 30 units per acre by the site acreage. Figures subject to rounding. 5. Each letter corresponds to a distinct owner. A hyphen indicates the owner of the parcel owns only one parcel in the land 2. Year built data based on City building permit records and County Assessor rolls. inventory. 3. Site conditions based on field survey (December 2008 and 2012) and aerial evaluation. 6. In the improvement -to -land -value (I /L) ratio column, a hyphen indicates zero improvement value. 4. A "Yes" indicates that the property is within a former redevelopment project area. C -22 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING RESOURCES Table C -6 Vacant and Underutilized Land along First Street Map Key Acres Potential APN I Units' Existing Conditions Former RDA4 Existing Owner' 11L Ratios Zoning /GPSiteUseYearBuilt' Site Rating' Adjacent Uses is 0.14 398 - 441 -32 4 Auto Ins 1955 2.40 Strip mall, SF Yes 0.26 C2 /GC 1b 0.08 398 - 441 -31 2 MF 1922 Strip mall, SF Yes 0.04 C2 /GC is 0.50 398- 441 -30 15 Motel 1957 1.60 Strip mall, SF Yes 3.38 C2 /GC 1d 0.08 398 - 441 -29 2 Restaurant 1956 2.10 Strip mall, SF Yes A 0.38 C2 /GC 1e 0.25 398 - 441 -28 7 Parking 1961 Strip mall, SF Yes A 0.01 C2 /GC if 0.83 398- 441 -08 25 Retail 1965 2.50 Vacant, indus. Yes 0.62 C2 /GC 1g 1.93 398- 441 -07 58 Motel 1954 2.30 Motel Yes 0.23 C2 /GC 1h 1.07 398 - 431 -25 32 Motel 1969 2.90 Motel Yes 2.84 C2 /GC ii 1.36 398 - 431 -24 41 Motel 1967 3.40 Motel Yes 0.17 C2 /GC 1j 0.45 398 - 431 -23 14 SF 1922 3.80 Motel Yes B 0.17 C2 /GC 1k 0.25 398 - 431 -22 8 SF 1928 4.00 MF Yes B C2 /GC 11 0.18 398 - 431 -21 6 SF 1936 4.00 MF Yes B C2 /GC 1m 0.25 398 - 431 -20 7 Auto 1963 2.30 MF Yes B C2 /GC Totals: 7.37 221 Yes 0.43 2a 1.28 398- 422 -10 39 Motel 1979 3.00 Motel Yes 0.93 C2 /GC 2b 0.06 398- 422 -12 2 Retail 1968 2.00 Commercial Yes C 2.75 C2 /GC 2c 0.06 398 - 422 -11 2 Retail 1968 2.00 Commercial Yes C 0.69 C2 /GC Totals: 1.41 42 Yes 1.00 3a 0.81 011 - 154 -01 24 Commercial 2000 3.10 School, office Yes 0.17 C2 /GC 3b 0.50 011 - 154 -02 15 Auto 1977 1.50 School, office Yes 0.96 C2 /GC 3c 0.90 011 - 154 -03 27 Big box retail 1986 2.80 School, office Yes 1.41 C2 /GC 3d 0.84 011 - 154 -04 25 Parking no bldg School, office Yes C2 /GC 3e 1.31 011 - 154 -05 39 Commercial 1962 3.60 School, office Yes C2 /GC 3f 1.50 011 - 154 -06 45 Motel /Restaurant 1964 2.40 School, office Yes 0.37 C2 /GC Totals: 5.87 176 Yes 0.62 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT C -23 HOUSING RESOURCES Table C -6 Vacant and Underutilized Land along First Street Map Key Acres Potential APN I Units' 011 - 154 -38 4 Existing Conditions Former ROA4 Owner' 11L Ratios Existing Zoning /GPSiteUseYearBuilt' Site Rating' Adjacent Uses 4a 0.13 Parking no bldg Office Yes D C2 /GC 4b 2.69 011 - 154 -39 81 Hotel 1971 2.30 Office Yes D 0.49 C2 /GC 4c 1.19 011 - 154 -11 36 Funeral Home 1958 3.00 Strip retail Yes 0.63 C2 /GC 4d 1 0.49 1 011 - 154 -10 15 1 Vacant no bldg Strip retail Yes D C2 /GC Totals: 1 4.51 135 1 — Yes 0.44 5a 2.43 402 - 222 -01 73 Vacant no bldg 2.10 Zoo, motel, retail Yes E 1.00 C2 /GC 5b 3.96 402 - 222 -04 119 Elk's Lodge 1960 3.00 Zoo, MF, indus. Yes E 3.07 R3/ MR15 Totals: 6.39 192 Yes 1.35 25.56 767 Total First Street Source: City of Santa Ana (based on 2008 tax assessor rolls). Notes: 1. Based on multiplying 30 units per acre by the site acreage. Figures subject to rounding. 5. Each letter corresponds to a distinct owner. A hyphen indicates the owner of the parcel owns only one parcel in the land 2. Year built data based on City building permit records and County Assessor rolls. inventory. 3. Site conditions based on field survey (December 2008 and 2012) and aerial evaluation. 6. In the improvement -to -land -value (I /L) ratio column, a hyphen indicates zero improvement value. 4. A "Yes" indicates that the property is within a former redevelopment project area. C -24 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING RESOURCES Environmental and Infrastructure Analysis The transit corridors have not had detailed environmental analysis of water and sewer capacity. Thus, the latest information comes from the City's 2010 Urban Water Management Plan, 2003 Sewer Master Plan, and City Engineering staff. The following conclusions are cited from these sources. The 2010 Urban Water Management Plan states that available and projected water supplies can continue to meet the City's imported water needs until the year 2035. The plan did not identify deficient service areas or water lines along the corridors that would preclude the development of these corridors, although the plan anticipates continued commercial development. For each corridor area, most ofthe larger trunk sewers appear to have adequate capacity to serve potential residential development. However, due to the large overall numberofapartments proposed in some areas, the increase in sewer flows could be significant when compared to existing commercial uses. Sewer studies should be performed for each location to determine the impacts on existing trunk sewers before a project is approved. For the Fifth Street corridor, the existing 12 -inch sewer in Fifth Street is shown to be near capacity in the City's Sewer Master Plan model. This specific sewer should be studied to determine ifupsizing is required. For the First Street corridor, the existing sewer mains in First Street and McClay Street are old and may require replacement. These sewer mains needto be studied to determine the impact ofproposed developments. Other smaller local sewers in each area may also require replacement or upsizing due to capacity deficiencies and/or conditions. These lines should also be studied prior to approval ofany projects. The presence ofenvironmental constraints for Fifth and First Streets parcels are unknown at this time. Along Fifth Street, which contains a number of industrial parcels, the potential for environmental contamination is more likely. The transportation infrastructure supports residential development along these corridors. Sites along Fifth Street are adjacent to the Pacific Electric right -of -way, which is envisioned as a multimodal transportation opportunity. As required by the California Environmental Quality Act (CEQA), the redesignation of sites along First Street and Fifth Street will require the preparation of environmental documentation that clarifies the impact of residential/mixed uses to infrastructure, the existence of any environmental constraints, and programs to mitigate impacts as required. Capacity Analysis In conformitywith Section 65583.2 (c) (3) (b) ofthe California Government Code, the identified sites are zoned to allow at least 30 units per acre and are therefore considered to have the capacity to accommodate lower income housing. Programs 20 and 21 of the Framework describe the City's plan to create a new general plan CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT C -25 First Look Applications The "first look" is an informal screening process that provides the applicant an opportunity to discuss major project issues before submitting a formal application for Site Plan Review. It is a general review for compliance with development standards, parking standards, and zoning and General Plan consistency, and identifies pertinent site - related issues. The first -look process provides information and initial direction to an applicant to facilitate entering into the formal Site Plan Review process. It also serves as an indication of developer interest in particular areas of Santa Ana. This service is provided free of charge. HOUSING RESOURCES land use designation (s) and zoning district(s) that allow for residential -mixed use as a by -right use at densities of23 to 35 units per acre, thus meeting the criteria for affordable housing as explained below. The minimum density for an affordable housing project is expected to range from 28 to 31 units per acre, depending on the percentage of affordable housing provided. Per state density bonus law, any housing project that sets aside at least 10 percent ofthe total units for low income households or 5 percent for very low income households is entitled to a minimum 20 percent density bonus. Projects providing twice the percentage of affordable housing would be eligible for a 35 percent density bonus. Applying the density bonus percentage to the base density of23 units per acre yields the expected density range cited above. A review of recent affordable housing projects and discussions with affordable housing developers reveal that the vast majority of projects have or will be developed so that 50 -100 percent of the units are affordable to very low or low income households. This is due in part to the mission of affordable housing developers and the incentives and/or requirements of federal, state, and local financing programs. Accordingly, affordable housing proposals within the two corridors can feasibly develop at a minimum density of31 units per acre by right and could receive a density bonus allowing as high as 47 units per acre. At an average density of 30 units per acre, these transportation corridors could eventually accommodate 1,195 new units based on 40 acres ofland. Financial Feasibility Analysis Residential/mixed -use development along the transit corridors is considered to be financial feasible during the housing element planning period. The City has received statements of interest or first -look applications (see sidebar) from residential developers on properties along the transportation corridors. Interviews with developers indicate that they view the transportation corridors as untapped resources to develop new residential/mixed -use opportunities, both as stand -alone residential and mixed -use projects. The Framework proposes several programs to facilitate affordable housing. Through implementation of Programs 20 and 21, the City may create residential/mixed -use development standards for housing along these major transportation corridors. The standards will provide guidance and graphics to illustrate the preferred and discouraged methods of planning, neighborhood design, and construction. Development within these corridors would be subject to the City's Housing Opportunity Ordinance. This ordinance requires that at least 15 percent ofthe units in an eligible ownership project be set aside as affordable to moderate income households for at least 45 years. For eligible rental projects, at least 15 percent must be affordable to very low or lower income households for at least 55 years. C -26 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING RESOURCES The Residential/Mixed Use zoning district could facilitate lot consolidation by offering progressively higher densities based on lot size and percentage of affordable units provided. The standards could facilitate the consolidation ofsites into larger projects at higher densities, which lowers development costs, improves financial feasibility, and encourages affordable housing. Should additional flexibility be needed, developers could request modification of a variety of development standards to facilitate the project for properties with special circumstances (lot size, topography, location of surroundings, etc.). Per Program 28, the City will revise its current density bonus ordinance to reflect recent changes in state law. The amount of a density bonus could range from 20 percent to up to 35 percent, depending on the amount by which the percentage of affordable housing committed to be provided exceeds the minimum percentage established in state law. Eligible projects may also receive one to three regulatory concessions or other development incentives, depending on the proportion of affordable units and level of income targeting. Program 30 states that the City will work with employers to produce a demonstration workforce housing project and advocate for favorable legislation that incentivizes the production ofsuch housing. The underused land along the transit corridors, with its proximity to transit systems, employment centers, and freeway access, is among many potential locations for workforce housing. Finally, the developments could qualify as categorically exempt under Section 15332 of the California Environmental Quality Act (CEQA), further expediting development processing time and reducing entitlement costs. Summary Assessment In summary, the transit corridors offer significant opportunities for residential development, including affordable housing, within the housing element period. Through the upcoming General Plan and Zoning Ordinance update, the City may draft and adopt residential/mixed -use development and design standards to facilitate and encourage voluntary lot consolidation. Ifapplied to these corridors, new land use designations and the encouragement of lot consolidation could provide the potential for up to 1,195 units on 40 acres ofvacant and underutilized land. Developers have continually expressed interest in building housing along these corridors, particularly the East First Street corridor. With new general plan designation, zoning, and residential/mixed -use standards, these sites could offer excellent opportunities for development. TRANSIT ZONING CODE Introduction The City adopted the Transit Zoning Code (TZC) in 2010. The TZC guides development in the central urban core ofSanta Ana and consists ofmore than 450 acres of land. Recent developments in this area highlight the opportunities for both affordable and market rate residential projects. Projects such as Triada Garden and Triada Court provide 98 new units affordable to very low incomes in CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT C -27 HOUSING RESOURCES the Urban Neighborhood zone ofthe TZC. Additionally, the proposed Depot at Santiago project (see Table C -2) will add 70 new units, with 69 units restricted to lower income households. The TZC was also designed to provide the zoning necessary to support the long- term development of a transit program. The integration of a new transit infrastructure and infill development will strengthen existing neighborhoods and allow for a mix of uses and a variety of housing types. The TZC could accommodate up to 4,075 housing units. Adequate Sites Analysis The TZC has the necessary general plan land use designation and zoning to support the development of new housing. Multiple- family housing is permitted by right within all zones covered by the TZC. The City has identified the potential for 1,176 units on approximately 72 acres in the TZC area. There is opportunity for redevelopment or recycling of land with Downtown, Urban Neighborhood 2, Urban Core, and Transit Village designations. Many of these parcels are also in an Industrial Overlay Zone. The majority of these underutilized parcels contain industrial and auto storage uses with an I/L ratio less than 1.0. In some cases, individual sites may not have a low I/L ratio, but are viable for development when consolidated with adjacent sites. Much of the TZC area is suitable for housing at densities ofat least 20 units per acre. As mentioned above, recent residential projects demonstrate the ability ofthe TZC to accommodate 50 percent of the City's remaining 2006 -2014 RHNA on underutilized sites (494 units —see Table C -2). Underutilized sites on 26 acres in this area have sufficient capacity to accommodate 530 units by right at 20 units an acre with sites large enough accommodate a minimum of 16 units. Additional units could be accommodated on vacant or underutilized parcels through lot consolidation of adjacent parcels within sites 3 and 4 (See Table C -7). Due to recent development and continued developer interest in this area the City has counted the potential for 500 units within the TZC toward the 2014 -2021 RHNA. The City's Housing Opportunity Ordinance applies to the properties within the TZC area designated within an Industrial Overlay Zone. Large parcel sizes, the opportunity for lot consolidation, and underutilized uses make this area attractive for both market rate and affordable housing projects. Exhibit C -5 and Table C -7 provide an illustration and development potential of the TZC. JAA C -28 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING RESOURCES Exhibit C-5 Transit Zoning Code Regulating Plan 4 r f 9 k rM b oA Potential Housing Opportunity Site m 111111111111111111M 0 300 600 Feet CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT j C-29 w I HOUSING RESOURCES Thispage intentionally left blank. JAA C -30 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING RESOURCES Table C -7 Vacant and Underutilized Land in the Transit Zoning Code CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT C -31 Existing Use 1.81 398 - 352 -07 20 3.34 1 398 - 352 -06 20 5.15 -- -- 37 ExistingMapAcresAPNAssumedPotential 3.13 City I/L Existing GeneralKey Light Ind Density Units SiteSiteUseYearBuilt' Adjacent Uses Ownedz4 Ratios Zoning Plan 10 4 Rating' WL UN2 UNla0.44 398 - 152 -16 20 9 Vacant N/A 0.00 Industrial, vacant 1 b 0.19 398- 150 -02 20 4 Vacant N/A 0.00 Industrial, vacant UN2 UN 1c 0.22 398 - 035 -01 20 5 Industrial yard N/A 2.50 Industrial, Vacant, M2 -OZ/ UN2 UNhospital 1 d 0.1 398 - 035 -02 20 2 SFR 1901 2.67 Industrial, vacant M2 -OZ/ UN2 UN 1e 0.24 398- 035 -03 20 5 Industrial 1936 2.50 SFR, industrial 0.66 M2- OZ/UN2 UN if 0.49 398- 191 -05 20 10 Contractor N/A 0.00 SFR, industrial M1 -OZ/ UN2 UN yard 1g 1.16 398- 191 -02 20 24 Parking lot 2010 4.25 Industrial 0.20 102 -0Z/ UN2 UN 1 h 0.99 398 - 191 -03 20 20 Industrial 1940 2.50 Industrial M2 -OZ/ UN2 UN 1940, 11 0.29 398 - 191 -04 20 6 Manufacturing Remodeled 3.67 Industrial/ live work lofts 0.17 M2 -OZ/ UN2 UN 2011 ij 0.07 398 - 192 -02 20 2 Parking lot N/A 0.50 Industrial M2 -OZ/ UN2 UN 1 k 0.19 398 - 192 -03 20 4 Industrial 1984 2.50 Industrial 0.09 M2 -OZ/ UN2 UN 11 0.77 398 - 192 -04 20 16 Industrial 1984 2.17 Industrial 0.52 M2 -OZ/ UN2 UN 1m 0.52 398 - 192 -05 20 11 Industrial 1954 1.67 SFR, industrial 0.35 M2- OZ/UN2 UN Totals: 5.67 1 118 1 -- i -- CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT C -31 2a 1.81 398 - 352 -07 20 3.34 1 398 - 352 -06 20 5.15 -- -- 37 Light Ind 2001 4.00 Live work lofts, light industrial transportation 3.13 M1 -OZ/ UC M1 -OZ/ UC DC DC2b67LightInd20013.67 Industrial, transportation 2.12 Totals: 10 4 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT C -31 HOUSING RESOURCES Table C -7 Vacant and Underutilized Land in the Transit Zoning Code Map Assumed Potential Existing Use city III Existing Existing Key Acres APN Density Units' General Site Use Year Built' Site Adjacent Uses Owne&l Ratios Zonings plan SITE 3 Rating3 3a 1.49 398 - 207 -01 20 30 Warehouse 1952 2.75 Warehouse, 0.39 TV DCtransportation 3b 0.15 398 - 208 -01 20 3 Parking lot N/A 3.00 Warehouse TV DC 3c 7.04 398 - 101 -15 20 141 Care Home/ 1950 3.50 Warehouse, SFR 0.20 TV DCIndustrial 3d 3.04 398 - 361 -07 20 61 Industrial 1946 2.00 Industrial, warehouse 4.12 TV DC 3e 2.52 398 - 361 -12 20 51 Salvage Yard/ 1950 2.50 Industrial 0.05 M2 -OZ/ UC DCindustrial 3f 4.08 398 - 361 -01 20 82 Industrial /Veh 2001 0.00 Industrial 1.33 UC/TV DCParking 3g 2.13 398 - 374 -21 20 43 Industrial 1964 0.00 Industrial, SFR 0.22 TV DC 3h 0.8 398 - 374 -19 20 16 Industrial 1954 0.00 Industrial M1 -OZ/ UC DC 3i 0.68 398 - 374 -20 20 14 Industrial 1964 0.00 Industrial 0.21 M1 -OZ/ UC DC 3j 0.45 398- 361 -02 20 9 Industrial 1950 0.00 Industrial 0.12 M2 -OZ/ UC DC 3k 0.45 398- 361 -03 20 9 Industrial 1946 0.00 Industrial 0.63 M2 -OZ/ UC DC 31 3.07 398 - 342 -18 20 62 Industrial 1984 0.00 Industrial M2 -OZ/ N2 & UN /DCUC 3m 0.17 398 - 362 -01 20 4 Warehouse 1950 0.00 Industrial 2.61 M2 -OZ/ UC DC 3n 0.07 398 - 362 -02 20 2 Warehouse 1947 0.00 Industrial 0.23 M2 -OZ/ UC DC 3o 0.05 398 - 362 -03 20 1 Warehouse 1925 2.25 Warehouse, 0.36 M2 -OZ/ UC DCtransportation 3p 0.05 398 - 362 -04 20 1 Warehouse 1922 2.00 Warehouse 0.07 M2 -OZ/ UC DC 3q 0.16 398- 362 -05 20 4 Warehouse 1922 2.50 Warehouse 0.19 M2 -OZ/ UC DC 3r 0.48 398 - 342 -01 20 10 Storage Lot 1972 0.00 Industrial M2 -OZ/ UC DC 3s 0.1 398 - 342 -02 20 2 Storage Lot N/A 0.00 Industrial M2 -OZ/ UC DC 3t 0.23 398- 342 -03 20 5 Storage Lot N/A 0.00 Industrial M2 -OZ/ UC DC 3u 0.56 398 - 342 -15 20 12 Storage Lot N/A 0.00 Industrial M2 -OZ/ UC UN 3v 1 0.03 398 - 342 -05 20 1 Storage Lot N/A 0.00 Industrial I - I M2 -OZ/ UN2 UN C -32 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING RESOURCES Table C -7 Vacant and Underutilized Land in the Transit Zoning Code Map Key Acres APN Assumed Potential Density Units' 20 45 Existing Use city Owned" 11L Ratios Existing Existing GeneralZonings PlanSiteUseYearBuilt' Site Rating3 Adjacent Uses 3w 2.22 398 - 342 -12 Recycling Fac 2002 0.00 Industrial 1.28 M2 -OZ/ UN2 UN 3x 0.51 398 - 342 -11 20 11 Recycling Fac N/A 0.00 Industrial, vacant, restaurant M2-OZ/ UN2 & UC DC /UC 3y 0.51 398 - 342 -09 20 11 Recycling Fac N/A 0.00 Industrial, vacant, restaurant M2 -OZ/ UN2 & UC DC /UC 3z 0.21 398 - 342 -08 20 5 Recycling Fac N/A 0.00 Industrial, vacant, restaurant M2 -OZ/ UN2 & UC DC /UC 3aa 0.17 398 - 342 -16 20 4 Restaurant 1988 0.00 Industrial, vacant 2.45 M2- OUCUN2 & UN 3bb 0.11 398 - 381 -01 20 3 Industrial 1960 2.33 Industrial 2.20 M2 -OZ/ UC DC 3cc 0.76 398 - 381 -04 20 16 Industrial 1951 0.00 Industrial, SFR, MF 0.36 M2 -OZ/ UC DC 3dd 0.31 398- 373 -06 20 7 Industrial 1963 0.00 Industrial 0.19 M1 -OZ/ UC DC 3ee 0.47 398 - 373 -05 20 10 Industrial 1922 0.00 Industrial 0.59 M1 -OZ/ UC DC 3ff 0.44 398- 381 -02 20 9 Industrial 1948 2.50 Industrial, vacant 0.24 M2 -OZ/ UC DC 3gg 0.2 398 - 381 -03 20 4 Utility Easement N/A 0.00 Industrial M2 -OZ/ UC DC 3hh 0.46 398 - 381 -06 20 10 Industrial 1963 0.00 Industrial 1.99 M2 -OZ/ UC DC 3ii 0.01 398 - 381 -05 20 1 Industrial N/A 0.00 Industrial I - M2 -OZ/ UC DC 3jj 1.49 398 - 382 -01 20 30 Industrial 1925 0.00 Industrial, SFR, MF 0.30 M2 -OZ/ UN2 DC /UN 3kk 0.05 398 - 381 -13 20 1 Industrial N/A 0.00 Industrial M2 -OZ/ UN2 UN 311 0.2 398- 381 -12 20 4 Vacant N/A 0.00 Industrial M2 -OZ/ UN2 UN 3mm 0.19 398 - 381 -07 20 4 Industrial 1954 0.00 Industrial 3.04 M2 -OZ/ UC DC 3nn 0.04 398- 381 -09 20 1 Vacant N/A 0.00 Industrial Yes M2 -OZ/ UN2 UN 3oo 0.09 398 - 381 -08 20 2 Vacant 1954 0.00 Industrial 0.14 M2 -OZ/ UN2 UN 3pp 0.17 398 - 381 -11 20 4 Vacant 1923 0.00 Industrial 2.62 M2 -OZ/ UN2 UN 3qq 0.4 398 - 381 -10 20 8 Industrial 1979 0.00 Industrial 1.49 M2 -OZ/ UN2 UN Totals: 36.81 753 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT C -33 HOUSING RESOURCES Table C -7 Vacant and Underutilized Land in the Transit Zoning Code Map Key 4a Acres 0.16 APN 398 - 471 -07 Assumed Potential Density Units' 20 4 Existing Use City Owned" 11L Ratios Existing Existing GeneralZoningfiPlan M2 -0Z/ UN2 UN Site Use Year Builtz Site Rating3 Adjacent Uses Vacant N/A 0.00 Industrial 4b 0.52 398 - 471 -05 20 11 Industrial N/A 3.17 Industrial, vacant M2 -0Z/ UN2 UN 4c 0.41 398 - 471 -04 20 9 Auto Storage N/A 3.00 Industrial M2 -OZ/ UN2 UN 4d 0.99 398 - 471 -03 20 20 Industrial/ Auto Storage 1926 2.33 Industrial 0.60 M2 -0Z/ UN2 UN 4e 0.74 398- 471 -06 20 15 Auto Storage N/A 0.50 Industrial, vacant 0.02 M2 -OZ/ UN2 UN 4f 0.52 398 - 472 -06 20 11 Vacant N/A 0.00 Industrial, vacant 0.06 M2 -OZ/ UN2 UN 4g 0.28 398 - 472 -05 20 6 Vacant N/A 0.00 Industrial, vacant M2 -OZ/ UN2 UN 4h 0.84 398 - 472 -04 20 17 Vacant N/A 0.00 Industrial, vacant 0.01 M2 -OZ/ UN2 UN 4i 0.56 398 - 472 -03 20 12 Industrial 1965 1.67 Industrial, vacant 0.46 M2 -OZ/ UN2 UN 4j 0.99 398 - 472 -01 20 20 Industrial 1948 1.67 Industrial, vacant 0.22 M2 -0Z/ UN2 UN 4k 0.02 398- 472 -02 20 1 Industrial 1950 1.67 Industrial, vacant M2 -OZ/ UN2 UN 41 0.41 398 - 473 -06 20 9 Salvage Yard 1922 1.67 Industrial, vacant 0.10 M2 -OZ/ UN2 UN 4m 0.14 398 - 473 -04 20 3 Salvage Yard N/A 0.25 Industrial M2 -OZ/ UN2 UN 4n 1.18 398 - 473 -12 20 24 Salvage Yard 1950 0.50 Industrial M2- OUNCDR & UN 4o 0.59 398 - 473 -10 20 12 Industrial 1953 1.50 Industrial 0.22 CDR/ UN2 UN 4p 0.2 398 - 473 -09 20 4 Salvage Yard N/A 1.00 Industrial M2 -OZ/ CDR UN 4q 0.18 398 - 473 -08 20 4 Salvage Yard N/A 1.00 Industrial M2 -OZ/ CDR UN Totals: 8.73 1 182 I -- 5a' 0.09 398 - 264 -18 44 4 office/ Retail 1910 0.00 Commercial 5.17 DT DC 5b' 0.31 398 - 264 -15 48 15 Office /Retail 1910 0.00 Commercial 4.24 DT DC Totals: 15.78 19 -- Code C -34 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING RESOURCES Table C -7 Vacant and Underutilized Land in the Transit Zoning Code Source: City of Santa Ana, 2013 Notes: 1. Figures subject to rounding. 2. Year built data based on City building permit records and County Assessor rolls 3. Site conditions based on field survey (December 2013) and aerial evaluation. 4. A "Yes" indicates that the property is owned by the City of Santa Ana. 5. In the improvement -to -land -value (I /L) ratio column, a hyphen indicates zero improvement value. 6. Sites designated as M1 and M2 indicate they are within an industrial overlay zone. 7. Historic building proposed for adaptive reuse (1 st floor retail, 2nd -4th residential use, units estimated between 1,500 and 1,700 sq ft. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT C -35 Existing Use ExistingMapAcresAPNAssumedPotentialCity11LExistingGeneralSiteKeyDensityUnits' Site Use Year Built I Rating' I Adjacent Uses Owned" Ratio' Zoning' g Plan Source: City of Santa Ana, 2013 Notes: 1. Figures subject to rounding. 2. Year built data based on City building permit records and County Assessor rolls 3. Site conditions based on field survey (December 2013) and aerial evaluation. 4. A "Yes" indicates that the property is owned by the City of Santa Ana. 5. In the improvement -to -land -value (I /L) ratio column, a hyphen indicates zero improvement value. 6. Sites designated as M1 and M2 indicate they are within an industrial overlay zone. 7. Historic building proposed for adaptive reuse (1 st floor retail, 2nd -4th residential use, units estimated between 1,500 and 1,700 sq ft. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT C -35 HOUSING RESOURCES This page intentionally left blank. C -36 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING RESOURCES Environmental and Infrastructure Analysis The area of Santa Ana covered under the TZC is in one ofthe oldest parts ofthe community. Various infrastructure systems, such as the sewer system, date back to the early 1920s. As part of the technical studies for the TZC, significant infrastructure improvements were identified for the 20 -year buildout horizon. As part of the project, the EIR for the Transit Zoning Code (2010) detailed the potential environmental and infrastructure impacts of the project and implementation measures to address the presence ofany impacts. The TZC EIR indicates that future development of the code: would not be constrained by any significant biological, seismic, geological, or hazard constraints (TZC EIR, Sections 4.3 and 4.5). could alter the existing drainage pattern and potentially result in increased downstream flooding through the addition of impervious surfaces, or exceeding the capacity of existing or planed stormwater drainage systems, additional mitigation will be necessary (TZC EIR, Sections 4.6) would not require or result in the construction ofnew water treatment facilities, the expansion ofexisting water treatment facilities, orthe expansion ofthe existing network ofwater lines (TZC EIR Sections 4.12.1- 4.12.4). would not increase wastewater generation such that treatment facilities would be inadequate to serve the projected demand in addition to the provider's existing commitments (TZC EIR Sections 4.12.5 - 4.12.9). To address the needed improvements to and/or replacement ofinfrastructure, the City's practice is to require all developers to pay a pro rata share of the costs to improve or replace the infrastructure. This is in addition to the on and offsite improvements that are required under the Municipal Code (Article III) to serve individual projects. These included rehabilitation of existing asphalt pavement; installation ofnew water, sewer, and storm drain lines; installation ofa fixed -rail system (trolley); and enhanced bicycle and pedestrian routes. Capacity Analysis A fundamental goal of the code is to facilitate a variety of form -based housing choices that may include lofts, live -work buildings, courtyard housing, rowhouses, and other types of multiple - family housing. This diverse mix of rental and ownership housing can provide opportunities for housing affordable to all income levels. Some sites are anticipated to be multiple- family projects at 25 -45 units per acre, with other sites building townhouses and single - family detached products at 7 -15 units per acre. Overall, the density mix will likely average between 20 and 30 units per acre. Financial Feasibility Analysis The City has a variety ofpolicies and programs to facilitate affordable housing. City ownership ofland can greatly facilitate the production ofaffordable housing by eliminating the cost ofland acquisition and reducing the time needed to obtain CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT C -37 HOUSING RESOURCES and finance loans. Policy HE -2.8 ofthe Framework directs the City to maximize affordable housing on Authority -owned properties that is high quality, sustainable, and available to various income levels. Development with an Industrial Overlay in the TZC area is subject to the City's Housing Opportunity Ordinance. This ordinance requires that at least 15 percent ofthe units in an eligible ownership pro) ect be set aside as affordable to moderate income households for at least 45 years. For eligible rental projects, at least 15 percent must be affordable to very low or lower income households for at least 55 years. Per Program 28, the City will revise its current density bonus ordinance to reflect recent changes in state law. The density bonus could range from 20 to 35 percent, depending on the amount by which the percentage of affordable housing committed to be provided exceeds the minimum percentage established in state law. Eligible projects may receive one to three regulatory concessions or other development incentives, depending on the proportion ofaffordable units and level of income targeting. Finally, the developments could qualify as categorically exempt under Section 15332 ofCEQA, expediting development processing time and reducing entitlement costs. Summary Assessment In total, the projects developed in the area covered by the TZC have access to incentives to facilitate residential development, including affordable housing, within the housing element planning period. Given the TZC's potential to support up to 4,075 units (including 1,176 units identified in Table C -7) and current interest from the development community, it is reasonable to assume that at least 500 units ofnew housing at densities around 20 to 30 units per acre could be built in the City's central urban core within the planning period. The combination ofthe code's flexible development standards, streamlined permitting process and by -right development, intense urban vision, recent development interest, and continued development interest make sites within the TZC likely candidates for residential development within the planning period. JAA C -38 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING RESOURCES DEVELOPMENT POTENTIAL SUMMARY The City ofSanta Ana has identified several major areas —Metro East, the Transit Zoning Code, Harbor Mixed Use Transit Corridor Specific Plan, and transit corridors —to address its remaining RHNA. Table C -7 summarizes the sites, capacity, and program commitments that apply to specific areas proposed for residential/mixed use. Exhibit C -6 illustrates the location ofidentified sites. Table C -8 Development Potential Summary AdequacySite Metro East Harbor Blvd. Fifth Street First Street T Total Available in Planning Period Yes Yes Yes Yes Yes Appropriate GP/Zoning Yes Proposed Proposed Proposed Yes Multiple- Family Allowed by Right Yes Proposed Proposed Proposed Yes Appropriate Regulations /Standards Yes Proposed Proposed Proposed Yes Adequate Lot Sizes Yes Yes Yes Yes Yes Total Acres 21.35 305 14.44 25.56 450 816.35 Density Range (du /ac) 25 -98 5 -50 23 -35 23 -35 5 -90 Density Assumed (du /ac) 45 20 -30 30 30 7-45 Residential Units 964 500' 428 767 500 3,159 Environment and Infrastructure Environmental Clearance Yes Proposed Proposed Proposed Yes Adequate Water and Sewer Infrastructure Yes Yes Possible Yes Yes Transit System Access Yes Yes Yes Yes Yes Known Environmental Constraints No No No No No Financial Feasibility Zoning Code, Specific Plan or Overlay for Area CEQA Infill Exemption Program 16 Transit Zoning Code Program 19 Harbor Mixed Use Transit Corridor Specific Plan Program 20 General Plan Update Program 21 Zoning Ordinance Update Program 22 Building Design Guidelines Program 28 Density Bonus Update Program 29 Housing Opportunity Ordinance 2 Source: City of Santa Ana, 2013. 1. Roughly 10 acres are reserved exclusively for residential development at a minimum density of 20 units per acre. 2. The Housing Opportunity Ordinance applies to the industrial properties within the TZC area designated with in the overlay zone. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT C -39 HOUSING RESOURCES Exhibit C -6 Potential Housing Sites in Santa Ana 3 lap 11w City _ Place — II 21 I?1H 51 rpuR4lUq ]1'YI 51 i0.01I +. T.. HarborUse7ransiMixkdL I ,f °..:.. .,. ,.. o — Yl' orridor —,eI TR1 „" troC R• . _ . caxnoaa East ,^ - tst st a [3 wtiy xaeeaP Wd15rRISON11FI5T - [ WWStRIAu I AL ` ry r W MacArthur Place fir= i LEGEND Residential Opportunity FLA Parks /Open Space Harbor Mixed UseTransit Corridor District Centers Specific Plan Transit Zoning Code Santa Ana River Office /Industrial OCTA BRT Alignment Commercial nlnpirn Metrollnk and AmtrakCommuter Rail Sources: 1. DraftCirculation Element, 2013 2. TransitZoning Code, 2010 3Metra EastMixed -UseOverlay Zone, March 2007 Fixed Guideway(Streetcar) Pacific Electric ROW/ TransitCorridor C -40 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING RESOURCES HOUSING PRESERVATION The City of Santa Ana has a significant amount of affordable housing that receives public subsidies in return for long -term affordability controls. Typically, these residential projects provide units affordable to extremely low, very low, and low income households, including persons with special needs. Some of the projects maintain their eligibility in perpetuity. The majority ofprojects, however, are restricted for 15 -55 years, after which they can begin charging market rate rents. Housing units eligible to change from lower income housing to market -rate housing during the planning period (2014 -2021) are ofimmediate concern to the City and its residents. State law requires that housing elements include an analysis of "assisted multiple - family housing" projects regarding their eligibility to change from low income housing to market rates by 2024 (10 years from the start ofthe planning period). Assisted housing is multiple - family rental housing that receives government assistance under federal, state, and/or local programs. Santa Ana currently (2 013) has over 2,500 assisted housing units. If there are units at risk of converting to market rate rents by 2024, the element must include a detailed inventory and analysis, including the following information: Each development by project name and address Type ofgovernmental assistance received Earliest possible date ofconversion from low income use to market rates Total elderly and nonelderly units that could be converted An analysis ofcosts ofpreserving and/orreplacing those units at risk in the current planning period. Resources that could be used to preserve the at -risk units Programs for preservation of at -risk units and quantified objectives Table C -8 details the City's affordable housing inventory that is at risk of converting to market rate housing within 10 years from the beginning of the planning period (by June 30, 2024). This includes all projects that have received public subsidies and are deed restricted to be affordable to lower income households in Santa Ana. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT C -41 3,000 2,508 2,000 1,642 1 1,000 886 All Family Assisted Projects Projects Senior Projects Affordable Units Affordable At -Risk Units (units at risk of converting to market rate by 2024, 10 years from the beginning of the planning period) Chart C -1: Affordable Housing Projects Source: City of Santa Ana, 2013 HOUSING RESOURCES Table C -9 Units at Risk of Conversion by 6/30/2024 Source: City of Santa Ana, 2013. JV`_ 1 — C -42 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Type and Total TotalProjectNameandIncomeTypeofPublic Date of Potential Address Assistance Project Affordable Conversion /StatusTargetUnitsUnits Rosswood Villa Senior Section 8 199 198 renewing every year) 100 N. Ross Street 50% AMI Santa Ana Towers Senior Section 8 199 198 renewing every year) 401 W. First Street 50% AMI Flower Park Plaza Senior Section 8 199 198 2014 901 Flower Street 50% AMI Highland Manor Family 1128 W Highland Street 50% AMI LMSA 236(j)(1) 12 12 2014 Cornerstone Village 923, 924, 927, 928, Family RDA 20% Set -Aside 931, 932, 936, 939, 60% AMI and CHFA Loan 110 110 2016 1001, 1106, & 1110 S. Minnie La Gema Del Barrio Family 638 -642 E. Adams 80% AMI RDA 20% Set-Aside 6 6 2017 Cornerstone Village Family RDA 20% Set -Aside1009, 1113, & 1117 S. 60% AMI and CHFA Loan 30 30 2018 Minnie Cornerstone Village Family RDA 20% Set -Aside 10 10 20191005S. Minnie 60% AMI and CHFA Loan Cornerstone Village Family RDA 20% Set -Aside940, 1013, & 1017 S. 60% AMI and CHFA Loan 30 30 2020 Minnie Civic Center Barrio Family Sec. 8 Moderate 8 6 20213524W. Washington 50% AMI Rehabilitation Civic Center Barrio Family 6 2 2022 201 N. Raiff Street 80% AMI RDA 20% Set -Aside Cornerstone Village Family RDA 20% Set -Aside 20 20 20231105 &1109 S. Minnie 60% AMI and CHFA Loan Civic Center Barrio Family RDA 20% Set -Aside 12 6 2023405S. Raiff Street 60% AMI Sullivan Manor Family Section 8 54 54 20232508W.1 st Street 50% AMI Affordable Units at Risk from 2014 -2021 803 798 Units at Risk from 2014 -2024 895 880 Source: City of Santa Ana, 2013. JV`_ 1 — C -42 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING RESOURCES EVALUATION OF PRESERVATION OPTIONS Table C -8 shows that 798 housing units are at risk ofconversion by the end of the planning period (2021), and an additional 82 could convert within 10 years ofthe start ofthe planning period (2024). This section analyzes four options to preserve affordable units: 1) replacement of rent subsidies, 2) construction of new affordable housing, 3) rehabilitation ofunits in return for extended affordability controls; and 4) refinance of the project. Replacement of Rent Subsidies The first option is to replace the HUD rental vouchers given to each tenant (in the case of portable vouchers) or the payment subsidies given to each property owner when properties receive project Section 8 certificates. The financial cost of replacing subsidies depends on the fair market rent for the apartment and the household income level of the tenant. Typically, the subsidy would equal the difference between what a household can afford to pay (e.g., 30 percent ofincome after utility payments) and the fair market rent for the unit. As shown in Table C -9, replacing the rental subsidies would total $6.8 million annually, translating into approximately $340 million over 50 years. Table C -10 Preservation Strategy: Replace Rental Subsidies Unit Fair Market Rent' Affordable Rentz No. of Units Difference Annual Subsidy 1 bdrm 1,126 844 992 486 5,808,600 2 bdrm 1,294 964 38 631 318,744 3 bdrm 1,621 1,084 41 1,198 637,140 4 bdrm 2,525 1,204 7 1,418 131,682 Total 6,896,112 Notes: 1 HUD Orange County Fair Market Rent, 2013. 2The affordable rent is based on the maximum payment for a very low income household and adjusted for household size, as derived from income limits provided by the State of California, 2013. Utilities are estimated at a minimum of $125 per month plus $25 per each additional person. Figures are subject to rounding. This option assumes the property owner accepts a subsidy that guarantees fair market rent. In some cases, property owners may decline. Although this subsidy would guarantee the long -term affordability of the unit, the cost could increase over time as market pressures push rents higher and require the City to increase the rental subsidies. Generally, this option is seen as a short -term fix to a long- term problem, not considered a sustainable solution. City Preservation Projects JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT C -43 Recent Acquisition and Rehabilitation Project HOUSING RESOURCES New Construction The second option is to replace at -risk affordable units with new housing. Replacing an affordable project typically involves new construction. The project would require finding suitable sites zoned for multiple - family uses, purchasing available vacant or underutilized land, negotiating with a developer, funding the project, and managing other costs associatedwith building new housing. Table C- 10 shows that the replacement cost ofall 880 units ranges from $165- $240million. Table C -11 rreservauon wraiegy: uonsiruci new units Senior Affordable Project Details Housing Project Family Projects Total Number of At -Risk 3 projects 11 projects 14 projects Projects and Units 594 units 286 units 880units Construction Cost per 148,500 — $214,500DwellingUnit Land Needed at 30 17.9 acres 8.8 acres 26.7 acresUnitsperAcre Land Costs at $30— 23.3 million 11.5 million 34.8 million 45 per Square Foot to $35.0 million to $17.2 million to $52.2 million Incidental Costs 10% 10% 1 10% Total Costs 111.5 million 53.9 million 165.4 million to $162.4 million I to $78.5 million to $240.9 million Sources: Construction cost estimate and City surveys Acquisition and /or Rehabilitation In recent years, Santa Ana has pursued a proactive strategy of acquiring and rehabilitating apartments to eliminate blighted conditions, improve the health and safety of the units, and stabilize surrounding neighborhoods. Four recent examples are the Minnie Street, Ross and Durant, Sixth Street, and Townsend and Raitt projects. The rehabilitation work costs between $55,000 and $85,000 per unit. However, if unit reconfiguration is required (e.g., combining studios into family units), the cost could range from $75,000 to $120,000 per unit. Table C -11 estimates the costs of acquisition and rehabilitation of apartments. The 880 units of affordable senior and family apartment units are anticipated to cost approximately $48 to $74 million to rehabilitate, preserve, and extend affordability controls. Ifacquisition and rehabilitation are required, the total cost would increase to between $65 and $105 million. JAA C -44 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING RESOURCES Table C -12 Preservation Strategy: Rehabilitate and Acquire Units Project Details Senior Projects Family Projects Total Type of Units 3 projects 11 projects 14 projects 594 units 286units 880 units Rehabilitation Costs 55,000 to $85,000 per unit Acquisition /Rehabilitation 75,000 to $120,000 per unit Total Costs Rehabilitation 32.6 to $50.5 15.7 to $24.3 million 48.3 to $74.8 million 21.4 to $34.3 million million Acquisition /Rehabilitation 44.5 to $71.3 65.9 to $105.6 million million Source: The Planning Center I DC &E, 2013 Affordable Housing Refinancing The City or the Santa Ana Housing Authority could offer incentives for property owners to refinance their mortgage in return for continuation of income restrictions on units. Either agency could issue tax exempt bonds for the refinance or purchase of properties with expiring use restrictions. This strategy has been successfully used for numerous new construction and rehabilitation housing projects throughout Santa Ana. Wycliffe Plaza is a recent example ofthe issuance ofmortgage revenue and tax - exempt bonds to finance the acquisition and rehabilitation ofmultifamily rental housing. This financing structure preserved 200 dwelling units, of which 140 were affordable. This extended the project affordability requirements. Other projects might be excellent candidates for bond refinancing or similar mechanisms to restructure outstanding loans. The success of the refinancing option depends on the financial incentives to the owner. Ifbond structures allow for interest rates well below the rates on the initial mortgage, the owner will have an incentive to refinance. Ifthe City's lower interest rates are not competitive, this option becomes less feasible. Summary As noted above, the City has used nearly every one ofthese options to preserve or replace affordable housing that has converted to market rates. The particular option that is most suitable and affordable depends on the real estate market, the property owner's intentions, the condition of the property, and a wide range of other conditions. The key in choosing a strategy is to have advanced knowledge of the status of the project so that creative solutions can be devised to not only preserve the units, but do so in a manner that achieves the City's housing production goals set forth by the RHNA mandate. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT C -45 Wycliffe Plaza HOUSING RESOURCES Program Efforts to Preserve At -Risk Units The following housing programs have been developed to address the preservation ofassisted units eligible to convert from affordable to market rate. The SantaAna Housing Authority will be responsible for implementing the programs. Funding for implementation could be provided through funding sources cited above. MonitoringAt -Risk Units. The City will maintain contact with owners ofat- risk units. For at -risk projects, the City will communicate to the owners the importance of the units to the supply of affordable housing in Santa Ana as well as its desire to preserve the units as affordable. The City will confirm that the owners ofat -risk projects will continue their Section 8 contracts, and will determine whether HUD will offer the owners a contract extension. Financial Assistance. If federal funds for the Section 8 program are discontinued at some point and other methods to preserve the at -risk units fail, the City will determine ifit can assign financial resources to preserve the units. This option could include issuing bonds or holding TEFRA hearings that are the prerequisite for issuing multiple - family revenue bonds. Technical Assistance. The City can assist the owners ofproperties eligible for conversion to market rates in seeking funds and completing other tasks necessary to secure funds that preserve the affordability ofhousing. Based on information gathered through the monitoring program and visitation program, the City will dedicate staffresources to work with property owners. Preservation of Units. The Santa Ana Housing Division has identified several affordable projects at imminent risk ofconversion. City staffwill work with the property owners to explore opportunities to preserve the long -term affordability ofthe projects. Identify and Work with Qualified Entities. The City has close working relationships with numerous nonprofit entities, for - profit organizations, and developers who may be interested in acquiring and /or managing units at risk of conversion. HCD also lists a number of qualified agencies interested in managing affordable housing in Orange County and other counties throughout California. The City will consult the list ofqualified entities to expand its administrative capacity to preserve affordable housing. Housing element law requires that cities establish the maximum number of units that can be preserved over the planning period. Based on objectives stated in the Consolidated Plan and this housing element, the City's objective is to preserve all at -risk units where feasible, pending funding availability. Through implementation of Program 37, the City will allocate technical and financial resources to preserve at -risk housing units in Santa Ana. JAA - C -46 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING RESOURCES FINANCIAL RESOURCES FOR HOUSING Federal, state, local, and private programs are available to fund and /or subsidize the construction of new housing, preservation of existing affordable housing, maintenance of neighborhoods, and rehabilitation of housing. The following summarizes some of the major sources and amounts of funds available. FEDERAL RESOURCES Section 8 Housing Choice Vouchers Housing Choice Vouchers is a federal rental assistance program that provides a subsidy to very low income families, individuals, seniors, and the disabled. Participants pay 30 percent oftheir adjusted income toward rent. The Santa Ana Housing Authority pays the balance of rent to property owners and administers the program. Housing vouchers can be used for any housing that meets the requirements of the program—it is not limited to units located in subsidized housing projects. Funds available in 2013/2014 total $27,541,014. Community Development Block Grants (CDBG) The CDBG program is a federal entitlement program awarded to Santa Ana on a formula basis. The objectives are to fund housing activities and expand economic opportunities. Projects must benefit low and moderate income persons, aid in the prevention or elimination ofslums or blight, or meet other urgent needs. Eligible activities include property acquisition, rehabilitation, preservation, economic development, code enforcement, public facilities, and public services. Funds available in 2013/2014 total $5,680,480. HOME Investment Partnership HOME is a federal grant to expand the supply of decent, safe, and sanitary affordable housing. HOME is designed as a partnership program between the federal, state, and local governments; nonprofit; and for - profit housing entities to finance, build, rehabilitate, and manage housing for lower income owners and renters. Eligible activities include multiple - family unit acquisition and rehabilitation, single - family unit rehabilitation, and nonprofit affordable housing entity assistance. Funds available in 2013/2014 total $1,228,217. Housing Opportunities for Persons with AIDS ( HOPWA) HOPWA is a federal grant program available for projects supporting persons with HIV or AIDS in local jurisdictions on a formula basis. As the central jurisdiction in the county, funds are allocated to Santa Ana on behalf of all jurisdictions in Orange County. Funds are made available countywide for supportive social services, affordable housing development, and rental assistance on a competitive basis. Funds available in 2013/2014 total $1,471,187. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT C -47 HOUSING RESOURCES Emergency Shelter Grant The federal Emergency Shelter Grant program is available for projects serving homeless people. Annual grant funds are allocated on a formula basis to assist with the provision ofshelter and social services for the homeless. Eligible activities include the rehabilitation/remodeling of a building used as a new shelter, operation and maintenance of the facility, supportive services, and homeless prevention. Funds available in 2013/2014 total $538,354. Neighborhood Stabilization The Neighborhood Stabilization Program provides funding to cities with high foreclosure problems and risk of property abandonment. The program permits cities to buy foreclosed homes at a discount and rehabilitate or redevelop them. Grants can be used to acquire land and property; demolish or rehabilitate abandoned properties; offer down payment and closing cost assistance to low to moderate income homebuyers; and create "land banks" to assemble, temporarily manage, and dispose ofvacant land for the purpose of stabilizing neighborhoods and encouraging reuse or redevelopment of urban property. In FY 2013/2014, the City has received $2,952,558 in funding for this program. Funds will be used as follows: Down payment assistance Single - family home acquisition and rehabilitation Condominiums and historic home acquisition and rehabilitation Acquisition and rehabilitation of rental housing Redevelopment Low Income Housing Tax Credits The federal Low Income Housing Tax Credit program provides tax credits to individuals and corporations that invest in low income rental housing. Tax credits are sold to corporations and people with high tax liability, and proceeds are used to create housing. Eligible activities include new construction, rehabilitation, and acquisition ofmultiple - family rental projects. Several projects in the community have used these funds for rehabilitation purposes. Typically, affordable housing developers seek to utilize this source offunding. PRIVATE RESOURCES Federal National Mortgage Association (Fannie Mae) Fannie Mae provides financial resources through a variety ofprograms, including the Community Home Buyer Program (fixed -rate mortgages), the Community Home Improvement Mortgage Program (mortgages for purchase and rehabilitation of a home), and the Fannie Neighbor Program (low down - payment mortgages for the purchase of single - family homes for underserved low income minorities). C -48 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT HOUSING RESOURCES California Community Reinvestment Corporation (CCRC) The CCRC is a nonprofit mortgage banking consortium that pools resources to reduce lender risk in financing affordable multiple- family housing. CCRC provides long -term mortgage and bond financing for new construction, acquisition, and rehabilitation, and direct equity investment funds to acquire housing at risk of converting to market rate rents. These programs are available for family and senior housing, mixed -use projects, and special needs housing. Federal Home Loan Bank Affordable Housing Program This is a competitive program that provides grants twice a year through financial institutions for investment in low or moderate income housing initiatives. Member banks partner with developers and community organizations to finance the purchase, construction, or rehabilitation ofowner - occupied or rental housing. Grants can also be used to lower the interest rate on loans or cover down payment and closing costs. The program is flexible so that funds can be used in combination with other programs and funding sources, ensuring a project's feasibility. Orange County Affordable Housing Clearinghouse ( OCAHC) OCAHC is a nonprofit lender consortium that provides financing for affordable housing and homeownership. OCAHC offers mortgage loans and down payment assistance to first -time homebuyers, homeownership education, and information on affordable housing for sale. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT C -49 HOUSING RESOURCES Thispage intentionally left blank. JAA C -50 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Program Evaluation This chapter describes progress in meeting objectives set forth during the 2006- 2014 Housing Element planning period which, in combination with the public outreach appendix, summarizes new initiatives proposed. OVERVIEW State law requires that housing elements contain an evaluation ofcurrent housing programs and their success in meeting the objectives set forth in the 2006 -2014 Housing Element. The purpose is to provide a sound basis for the development of new or modified housing programs for the present housing element that will better address the community's housing needs. The 2006 -2014 Housing Element set forth a housing vision, four goals, and supporting policies to guide actions with respect to housing: Promote livable neighborhoods through quality housing conditions, quality parks and community services, and well- maintained infrastructure that inspire neighborhood pride. Provide a diversity of quality housing, affordability levels, and living experiences that accommodate Santa Ana's residents and workforce of all household types, income levels, and age groups to foster an inclusive community. Increase opportunities for low and moderate income individuals and families to find quality housing, including move -up opportunities, and afford a greater choice of rental or homeownership opportunities. Provide adequate rental and homeownership housing opportunities and supportive services suitable for seniors, people with disabilities, families with children, and people needing emergency, transitional, or supportive housing. This appendix contains a concise description ofprogress toward each goal and the appropriateness ofprograms for the 2014 -2021 Housing Element. More detailed information can be found in the City's annual housing reports prepared for HCD, HUD, and other reporting entities. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT D -1 The City worked withfor -profit and nonprofit organizations to rehabilitate andpreserve over 500 units ofaffordable housing at Cornerstone Village. Neighborhood projects to improve the community. PROGRAM EVALUATION GOAL 1: HOUSING IMPROVEMENT As an established, built -out city, Santa Ana faced significant housing challenges during the 2000s. One such challenge continued to be the improvement of its aging housing stock. The City had many single - family, multiple - family, and mobile home units that required maintenance, rehabilitation, or replacement. Many were builtbefore the City instituted new design/development standards and thus were too small, lacked desired amenities, and needed adequate parking. Overcrowding and public safety concerns also contributed to poor conditions. The 2006 -2014 Housing Element thus set forth the goal to improve housing conditions through a menu of housing rehabilitation programs. This included single - family homes, apartments, and mobile home units. Moreover, as part of this effort, the City implemented programs to acquire, substantially rehabilitate, and reconfigure multiple - family housing and require long -term affordability covenants. The housing element set forth a goal to rehabilitate 210 units of housing. Table D -1 compares the 2006 -2014 Housing Element quantified objectives to reported progress since adoption by the City Council. Sources used include the federal Consolidated Annual Performance Evaluation Report (CAPER), HCD Annual Progress Report, and NSP progress reports. In just three years, the City has achieved all ofits objectives for rehabilitation set forth in the housing element. Covered later in this appendix but not summarized below, the City of Santa Ana was also successful in rehabilitating 73 single - family homes and 77 apartment units with federal funds under the Neighborhood Stabilization Program. All of these additional achievements included both acquisition and rehabilitation. Table D -1 Summary of Progress 2008 -2014 Quantified Objectives Goals by Income Level Rehabilitation Activity Total VeryLow Low Mod Housing Element Goal 210 190 21 0 Accomplished to Date Single - Family Home Rehabilitation 50 50 0 Mobile Home Rehabilitation 6 6 0 Multiple - Family Unit Rehabilitation 0 0 0 Multiple - Family Acquisition /Rehabilitation 155 155 0 Total 1 211 1 211 0 Source: City of Santa Ana, Consolidated Annual Performance Evaluation Reports, 2010/11- 2012/13. The following are briefhighlights ofprograms that aimed to rehabilitate housing, ensure compliance with city codes, and preserve neighborhoods. Table D -2 provides a concise program -by- program summary. J --\A D -2 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT PROGRAM EVALUATION Housing Rehabilitation The 2006 -2014 Housing Element proposed a menu of housing rehabilitation programs to improve the conditions of housing. As mentioned earlier, the City achieved all its objectives within three years. In addition, the City successfully competed for over $17 million in three neighborhood stabilization grants. This infusion offederal funding allowed the City to rehabilitate more than 150 housing units, including substantial acquisition and rehabilitation projects. Neighborhood Programs The 2006 -2014 Housing Element also proposed a menu of neighborhood programs to help revitalize and stabilize residential neighborhoods in the City. From 2007 through 2012, more than $72 million dollars have been expended to repave, slurry seal, and reconstruct local streets. The City continues to empower neighborhoods through the Communication Linkage Forum and Community Development Resource Network. A significant accomplishment was the implementation of healthy community efforts, including initiatives led by the California Endowment. Code Enforcement The City continues to implement a multifaceted code enforcement program. The Proactive Rental Enforcement Team and Residential Response Team are the primary programs. The Special Projects Team was merged into existing programs due to funding cutbacks. The City continues to implement its successful vehicle abatement program. These efforts continue to address property maintenance, substandard housing conditions, and other conditions affecting health, safety, and welfare. In 2014/2015, the City anticipates restoring staffing levels to this program. Historic Preservation City staff continues to work with residents and established neighborhoods to maintain their unique character, architectural integrity, and aesthetic qualities. By applying its citywide design guidelines, Mills Act contracts, adding properties to the historic district registry, or working with the Santa Ana Historical Preservation Society, the City continues to preserve its heritage. This home is the 2007 winner of the Outstanding Historic Preservation Award. Used as dance studio, this home was later restored with intricate Queen Anne details. JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT D -3 PROGRAM EVALUATION Table D -2 Progress toward Housing Element Goal #1 Objectives JAA D -4 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Responsible Name of Program Objective Agency Status 1. Single - Family Home Provide low- interest CDA, Accomplishments: Rehabilitation loans to facilitate Housing The City continues to offer low- interest loans to single - family the rehabilitation of Division homeowners; 42 homes were rehabilitated since 2010. All goals single - family were achieved, despite funding cutbacks. homes occupied by lower income Appropriateness: homeowners This program will continue for the 2014 -2021 period. 2. Mobile Home Repair Provide low or no CDA, Accomplishments: interest loans to Housing The City continues to offers conditional grants to repair mobile repair mobile Division homes owned by very low- income seniors; 6 units were homes annually for rehabilitated since 2010. This program has declined in number lower income since the loss of RDA and CALHOME funds. households and seniors throughout Appropriateness: the community This program will continue for the 2014 -2021 period. 3. Rental Rehabilitation Provide low- interest CDA, Accomplishments: loans to assist in Housing The City continues to offer low- interest rate loans to rehabilitate the rehabilitation of Division rental units; 155 units were completed since 2010. Due to the rental properties dissolution of RDA, the City will focus more on rental occupied by lower rehabilitation. income and family households Appropriateness: This program will continue for the 2014 -2021 period. 4. Neighborhood Continue to assist, CDA, Accomplishments: Improvement create, and support Housing The City continues to have 64 neighborhood associations and neighborhood Division encourages collaboration and coordination among residents, their associations to associations, city agencies, and CBOs. collaborate on projects and Appropriateness: sponsor and hold This program will continue for the 2014 -2021 period. annual events 5. Neighborhood Implement Project PWA Accomplishments: Infrastructure Restore and From 2007 through 2010, the City expended $63.2 million dollars dedicate $100 to repave or slurry seal 211 miles of residential streets in Santa million to improve Ana as part of Project Restore. In 2011, $6.2 million was spent to infrastructure in reconstruct approximately 15 miles of local streets. This program neighborhoods has been subsumed under the capital improvements program. Continue to seek Appropriateness: funds to improve infrastructure, This program will continue for the 2014 -2021 period. including state and federal grants JAA D -4 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT PROGRAM EVALUATION Table D -2 Progress toward Housing Element Goal #1 Objectives Name of Responsible Program Objective Agency 6. Healthy Continue to implement Santa PWA Neighborhood Ana Green program, including Initiatives tree planting, corridor greenways, green building initiatives, and energy conservation Status Accomplishments: Santa Ana continues to implement a Community Forestry Program to maintain and upgrade its urban forest of 64,350 trees. In 2012, the City completed a Greenhouse Gas Inventory and will complete the Climate Action Plan in 2013. The City continues its recycling, water conservation, waiver of permit and inspection fees for solar energy projects, and conversion of more City -owned streetlights to LED lighting. Educational awareness was conducted via the City web site, literature, and public events. 9. Residential Continue implementation of PBA, Response RRT efforts; inspect and Planning Team (RRT) bring into compliance up to Division 2,200 substandard units Accomplishments: The RRT program inspects and brings into compliance about 1,500 to 2,500 properties annually. The average annual figure typically falls short of objectives due to severe staffing and funding cutbacks. Appropriateness: This program will be expanded for the 2014 -2021 period. 10. Historic Continue to identify and list PBA, Accomplishments: Program eligible historic properties on Planning The City added 120 structures to the local historic register since a voluntary basis Division June of 2006. Appropriateness: This program will continue for the 2014 -2021 period. AA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Collaborate with PRCSA The City continues to participate in a Healthy Cities Initiative, Safe neighborhoods and and Active Living United District program, Active Communities, and community -based Building Healthy Communities Initiative. In 2011, the City Council organizations to promote the adopted a HEAL (Healthy Eating Active Living) Resolution that Healthy Neighborhood proclaims the City's dedication to obesity prevention. Initiative and safe and active Appropriateness: environments This program will be expanded for the 2014 -2021 period. 7. Special Continue implementation of PBA, Accomplishments: Projects SPT efforts; inspect and Planning The Commercial Residential Inspection Team program objectives Team (SPT) bring into compliance with Division were contributed in combination with the RRT and PREP (Programs City codes at least 2,000 8 and 9). The SPT program has been phased out as an homes annually independent unit. 8. Proactive Continue implementation of PBA, Accomplishments: Rental PREP efforts; inspect and Planning The PREP program inspects and brings into compliance about 500 Enforcement bring into compliance with Division to 1,000 properties annually. This number falls short of objectives PREP) City codes at least 1,600 due to severe staffing and funding cutbacks. rental units annually with City codes Appropriateness: This program is approved thorough 2015 and targeted to be expanded for the 2014 -2021 period. 9. Residential Continue implementation of PBA, Response RRT efforts; inspect and Planning Team (RRT) bring into compliance up to Division 2,200 substandard units Accomplishments: The RRT program inspects and brings into compliance about 1,500 to 2,500 properties annually. The average annual figure typically falls short of objectives due to severe staffing and funding cutbacks. Appropriateness: This program will be expanded for the 2014 -2021 period. 10. Historic Continue to identify and list PBA, Accomplishments: Program eligible historic properties on Planning The City added 120 structures to the local historic register since a voluntary basis Division June of 2006. Appropriateness: This program will continue for the 2014 -2021 period. AA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT PROGRAM EVALUATION Table D -2 Progress Toward Housing Element Goal #1 Objectives Responsible Name ofProgram Objective Agency Status 11. Historic Home Seek flexible PBA, Accomplishments: Rehabilitation funding and other Planning The City continues to offer low interest loans to repair properties; Incentive incentives to Division 56 rehabilitation loans were issued to homeowners since 2010. encourage repair Since 2008, 60 property owners applied for Mills Act contracts. and maintenance of historic homes CDA, Appropriateness: Provide low- Housing Division This program will continue for the 2014 -2021 period. interest loans to assist in the rehabilitation of up to 5 properties annually 12. Historic Neighborhood Explore strategies PBA, Accomplishments: Preservation to preserve Planning City staff continues to work with existing historic district residents residential Division and established neighborhoods to maintain their unique character, neighborhoods. architectural integrity, and aesthetic qualities. Create guidelines identifying the Appropriateness: process to This program will continue for the 2014 -2021 period. pursue becoming a type of historic district JAA D -6 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT PROGRAM EVALUATION GOAL 2: HOUSING PRODUCTION A central goal of state housing element law is to facilitate the production ofnew housing to accommodate expected increases in population and employment. Every five years, the Southern California Association of Governments (SCAG) issues housing goals for each city in the region as part of the Regional Housing Needs Assessment (RHNA). Santa Ana was assigned a goal of developing sufficient capacity to accommodate 3,393 units (divided into four affordability levels) for the period covering 2006 -2014. The City of Santa Ana set forth programs to facilitate and encourage the production ofand generate capacity for housing commensurate with the 2006- 2014 RHNA goals. Table D -3 summarizes progress toward the RHNA goals through actual housing production. This includes affordable housing produced during the period as well as a portion of the acquisition, rehabilitation, and /or preservation of at -risk projects completed to the extent allowed under current state law. The City's efforts to address the RHNA came during a volatile period —loss of RDA funds, reduction in every federal and state funding, large staffing cuts in every City department, and also the foreclosure crisis. Moreover, although state law allows counting the acquisition, rehabilitation, and preservation of affordable housing, the strict timing for the contracts (first two years ofthe planning period) eliminates the credit deserved for many outstanding projects from being counted toward the RHNA. The City made significant progress toward its RHNA objectives, building over one -third of its lower income RHNA allocation. The City also rezoned land to accommodate nearly all of the 1,931 -unit balance. Table D -3 Progress toward the 2006 -2014 RHNA objectives Type of Project Affordability Level Total Very Low I Low Moderate Above Regional Housing Needs Goals 694 1 5741 665 1 1,461 3,393 Construction Credits With Deed Restrictions 220 195' 3 418 Without Deed Restrictions 27 2,048 2,075 Total Production Credits 220 195 30 2,048 2,493 Rehabilitation /Preservation Credits2 Qualified Credits 26 26 Other Similar Projects 0 Remainder 448 379 635 1,931 Birch Street Courtyards. California Palms Source: City of Santa Ana, 2013 Notes: 1. The City of Santa Ana approved the conversion of a motel, California Palms, to a transienVresidential hotel. These units can be counted toward the RHNA as new construction units. A total of 187 units were deed restricted to lower income households. 2. State law does not allow the counting of acquisition and preservation, substantial rehabilitation, or preservation of at -risk units unless such projects are identified and planned for preservation within the first two years of the planning period. This precluded numerous projects from counting toward the RHNA. JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT D -7 The Harbor Mixed Use Transit Corridor Specific Plan encourages mixed use, transit - oriented development. Lofts on West Third St. in the Downtown area ofthe Transit Zoning Code. PROGRAM EVALUATION Provision ofquality, affordable housing was one ofthe primary goals envisioned by the 2006 -2014 Housing Element and great care was taken to identify sites and financing to facilitate that effort. The following discussion highlights major successes since 2006. Table D -4 details progress for action set forth under Goal #2 ofthe Housing Element. Identification of Housing Sites The 2006 -2014 Housing Element, built on the Land Use Element by setting goals, policies, and actions to facilitate development in District Centers and other infill locations such as transit corridors and the downtown area. During the planning period, the City adopted the Transit Zoning Code, which covers the area formerly known as the Renaissance Specific Plan and downtown. The Transit Zoning Code facilitates a range of housing products with varying levels of affordability. The 2006 -2014 Housing Element identified several corridors to accommodate residential development to address its RHNA goals. The City was successful in securing a SCAG Compass Blueprint grant to update the specific plan for Harbor Boulevard (one of three transit corridors). When completed in 2014, the specific plan will accommodate a balance of commercial uses, mixed uses, and transit - oriented developments that can complement the City's GoLocal Systems and support economic development along the corridor. Housing Incentives Santa Ana adopted several programs to facilitate the development of affordable housing in the community. In 2011, the City adopted a Housing Opportunity Ordinance. For eligible ownership projects, at least 15% ofthe units must be set aside as affordable to moderate income households for at least 45 years. For eligible rental projects, at least 15% must be affordable to very low or low income households for at least 55 years. The Housing Opportunity Ordinance is a model for other jurisdictions in Orange County seeking to adopt inclusionary requirements. After four years ofwork, the City also adopted the Transit Zoning Code to provide a transit supportive and pedestrian- oriented environment, opportunities for the integration of new infill development, a range of affordable housing opportunities, and the reuse of existing structures. Higher densities, flexible parking provisions, private open space incentives, and other key features facilitate the project. JAA D -8 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT PROGRAM EVALUATION Housing Production and Approval Ultimately, the success of housing programs is reflected in the number of affordable housing units built, preserved, or rehabilitated. Santa Ana has made tremendous progress in this regard in just the past three years. Key projects built or approved during the planning period include: Triada Development. This project includes 114 units of new apartments, new single - family homes, and rehabilitated homes on single and scattered sites. This project was funded with $15 million in RDA funds, a $4 million land donation, and low income housing tax credits worth $13.7 million. The project provides deed - restricted housing for extremely low and very low income residents for a minimum of 55 years. This effort earned Project of the Year Award at the 31 Annual Affordable Housing Award. Terraces at Santiago. This project includes 36 two- and three- bedroom units of family apartments. It was funded by $7 million in low income housing tax credits, and land was acquired with NSP funds, $3.8— million in RDA funds, and $25 HOME funds. The project provides deed - restricted housing for extremely low and very low income residents for a minimum of 55 years. This effort earned a Gold Nugget Award for Best Residential Project of the Year within a Suburban Setting. Depot at Santiago. This project includes 70 units of apartments affordable to extremely low and very low income housing. It was funded with $3 million loan in CDBG and HOME funds, $700,000 in rental housing vouchers, and $18 million in low income housing tax credits. The project provides deed - restricted affordable housing for extremely low and very low income households for a minimum of 55 years. It is slated for construction shortly with completion anticipated in 2014. Triada Courtyard is in the Station District. Terraces at Santiago JA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT D -9 PROGRAM EVALUATION Table D -4 Progress toward Housing Element Goal #2 Objectives J 11\ \ A D -10 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Responsible Name of Program Objective Agency Status Housing Supply 13. Renaissance Complete and adopt the PBA, Accomplishments: Specific Plan Renaissance Specific Plan Planning The Transit Zoning Code was approved by City Council in 2010 in Transit Zoning Code) Division an effort to implement a variety of residential and mixed -use Work with community leaders CDA, opportunities in the Renaissance project area. The Transit Zoning and residents to fashion Housing Code was completed after an extensive multiyear outreach effort appropriate housing policies Division to engage public discussion. Issue RFQ to solicit proposals and make recommendations CDA, In 2010, the City issued an RFQ and made recommendations for to City Council for a master Housing selection. In 2011, City selected master developer Related developer for the disposition Division Properties, who later submitted into Building Permit Plan Check and development of Agency- for a mix of affordable housing on the City /Agency -owned owned sites in the RSP area property consistent with housing element goals and policies. Initiate development of CDA, The Agency executed a DDA for affordable infill housing on five Agency -owned property with Housing Agency -owned parcels. Construction began in 2012. quality sustainable housing, Division including affordable housing The City continuously evaluates a variety of financial tools to and related facilities provide low cost financial assistance, including HOME program Facilitate and encourage PBA funds, reduction of development fees, tax - exempt bonds, NSP development of housing funds, and land cost reductions. affordable to lower income Planning households utilizing Division appropriate incentives Appropriateness: proposed under Program 25 This program is appropriate for the 2014 -2021 period 14. Metro East Mixed Continue to implement MEMU PBA, Accomplishments: Use Overlay Zone Overlay Zone policies to Planning The City continues to encourage development opportunities facilitate the development of Division that introduce new housing and mixed use into Metro East. new housing and long -term transition of the area Appropriateness: This program is appropriate for the 2014 -2021 period. 15. District Centers Continue to facilitate and PBA, Accomplishments: encourage mixed -use housing Planning The newly adopted Transit Zoning Code allows for mixed -use in District Centers through the Division housing in District Centers and select urban areas. In 2010, 16 Specific Development District Downtown artist lofts were constructed in the District Center. A new Specific Development district is proposed to allow 174 senior independent units at the Town & Country Manor. Consider amendment of In conjunction with the Transit Zoning Code area, the District District Center boundaries to Center general plan land use designation was expanded and new allow for new residential land use designations created to allow additional residential and products mixed -use opportunities. Town and Country senior housing project would expand District Center boundaries to create a life - care facility. In 2012, "The 301 "concept development plan for 173 multifamily units in City Place was proposed. Appropriateness: This program is appropriate for the 2014 -2021 period. J 11\ \ A D -10 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT PROGRAM EVALUATION Table D -4 Progress toward Housing Element Goal #2 Objectives Name of Responsible Program Objective Agency I Status Housing Supply 16. Harbor Amend North Harbor Specific Plan and PBA, Accomplishments: Boulevard evaluate the feasibility of redesignating Planning The City was awarded funds through the SCAG Compass up to 42 acres for residential /mixed uses Division Blueprint Demonstration Program to study and identify a A. Apply the incentives available in the new transit - oriented land use vision for the Harbor Mixed residential/ mixed use zone and Use Transit Corridor. The project commenced in other Citywide incentives October 2010. B. Coordinate outreach to the public, City held over ten stakeholder and community meetingsdevelopmentcommunity, and throughout 2011. In 2012, two Community Workshops, stakeholders regarding land use, a neighborhood meeting, and Planning Commissiondesign, and development standards Study Sessions were held to discuss the land use plan toC. Apply residential development and introduce transit - oriented housing in the corridorparkingstandardsinProgram19 D. D. Facilitate and encourage the Given that the plan has not been adopted, application of development of housing affordable development standards and incentives are premature to lower income households using until the Harbor Corridor Plan is adopted in 2014. appropriate incentives (Program 25) Appropriateness: This program is appropriate for the 2014 -2021 period. 17. Transit Evaluate the feasibility of redesignating PBA, Accomplishments: Corridors up to 40 acres for residential /mixed uses Planning The scope of the Harbor Mixed Use Transit Corridor Plan Housing along First and Fifth Street for housing Division includes consultant assistance in evaluating existing Apply same incentives listed as A —D in conditions, market analysis, and extensive outreach. The Program 16 above to Transit Corridors. results of the Harbor Corridor effort and work products will be referenced when evaluating the 1 st and 5th Street corridors for housing opportunities. Appropriateness: This program will continue for the 2014 -2021 period. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT J D -11 PROGRAM EVALUATION Table D -4 Progress toward Housing Element Goal #2 Objectives JAA D -12 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Responsible Name ofProgram Objective Agency Status Housing Incentives 19. Residential/ Develop and adopt residential /mixed -use PBA, Accomplishments: Mixed -Use development and design standards for the Planning The Harbor Mixed Use Transit Corridor Plan study Development areas designated pursuant to Program 18 Division includes developing residential and mixed -use Standards Address parking, height, and open space development and design standards to facilitate transit - requirements as part of the development oriented housing opportunities. Conceptual standard standards to facilitate residential /mixed -use are available. Based on public input, draft policy housing recommendations are anticipated for consideration by Coordinate outreach effort to the public, policy makers in 2014. development community, and stakeholders regarding land use, design, and development Appropriateness: standards This program will continue for the 2014 -2021 period. Ensure new parking standards do not constrain, but facilitate and encourage the development of affordable and market rate housing, particularly a variety of unit mixes in multiple - family projects 20. Committed By 2009, enter into an agreement with Lacy CDA, Accomplishments: Assistance and Raitt, LLP, to acquire, rehabilitate, and Housing The agreement for Lacy and Raitt was entered into preserve 26 units at 703 N. Lacy Division June 1, 2009; the agreement meets state law Ensure that an agreement is signed that requirements for RHNA new construction credit. meets the affordability levels, occupancy restrictions, and other requirements in state On June 16, 2010, City staff submitted the requiredlawforRHNAcreditandreportingreporttotheDepartmentofHousingandCommunityrequirementsareadheredtopursuanttoDevelopment. No response was received. state law by July 2010 If, by July 1, 2011, the above actions have Appropriateness: not occurred for all units specified in this program and sufficient sites have not been This program will not be continued for the 2014 -2021 identified pursuant to Program 18, the City Housing Element since no City- funded preservation shall amend the housing element in contracts are anticipated in 2014 and 2015. accordance with Section 65585 21. RHNA Monitor progress in refining the desired PBA, Accomplishments: Monitoring acreage for housing and creating land use Planning The Housing Element Progress Report includes the Program designations, zoning, and development and Division status of efforts to identify additional acres for housing design standards opportunities and related standards. Submit annual progress reports to HCD showing progress in identifying and The 2013 Annual Housing Element Progress Report redesignating sites provided at public meeting to City Council on April 1, 2013, authorizing transmittal to HCD. Appropriateness: This program will continue for the 2014 -2021 period. JAA D -12 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Name of Program Building Design 22. Design Guidelines . 23. Green Building PROGRAM EVALUATION Table D -4 Progress toward Housing Element Goal #2 Objectives This program will continue for the 2014 -2021 period. Responsible PBA, Objective Agency Status The City's continues to promote green building practices, and Continue to implement design PBA, Accomplishments: standards for residential /mixed- Planning Through the Site Plan Review process, the City continues to use projects outside District Division implement citywide design guidelines for residential /mixed -use Centers projects. The Transit Zoning Code, adopted in June 2010, is an Create new design guidelines to example of new design standard for residential /mixed -use address new residential /mixed products on major corridors near the Downtown and Santa Ana use products along major Regional Transportation Center. Design standards will also be transportation corridors developed as part of the Harbor Mixed UseTransit Corridor Plan. Appropriateness: 24. Development Continue to provide appropriate PBA, Review project review through Site Plan Planning Review, environmental Division clearance, and mitigation monitoring CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Appropriateness: This program will continue for the 2014 -2021 period. Accomplishments: City continues to review projects through Site Plan Review. Appropriateness: This program will continue for the 2014 -2021 period. AA& D -13 This program will continue for the 2014 -2021 period. Create a green building policy PBA, Accomplishments: that incorporates sustainable Planning The City's continues to promote green building practices, and building concepts; support Division identify projects like the City's Santiago Creek InterpretivedemonstrationprojectsandbestCentertodemonstratesustainablebuildingbestpractices. The practices City implements CALGreen and trains City staff in its use. Continue to seek partnerships The City continues to work with organizations and developers towithnonprofitandfor - profit incorporate green technology and practices in developmentorganizationsanddevelopersprojects. The Vista del Rio special needs project was designed that are committed to building to incorporate energy efficient practices. green residential projects 24. Development Continue to provide appropriate PBA, Review project review through Site Plan Planning Review, environmental Division clearance, and mitigation monitoring CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Appropriateness: This program will continue for the 2014 -2021 period. Accomplishments: City continues to review projects through Site Plan Review. Appropriateness: This program will continue for the 2014 -2021 period. AA& D -13 PROGRAM EVALUATION Table D -4 Progress toward Housing Element Goal #2 Objectives JAA D -14 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Responsible Name of Program Objective Agency Status Housing Incentives 25. Affordable Implement the density bonus PBA, Accomplishments: Housing ordinance to assist in the Planning The City continues to work with interested parties to utilize the Incentives development of extremely low, Division density bonus tool to improve the economic feasibility of very low, and low income rental affordable housing. Three density bonuses were approved by units, moderate income condos, City Council in 2011, and 13 units were constructed in 2012. and senior housing Offer fee deferrals to housing CDA, In January 2012, the City program expired that allowed the developers, including those Housing payment of development impact fees to be deferred until final providing lower income Division building occupancy; it was not extended by City Council. housing, to stimulate the production of housing The City Council adopted the Housing Opportunity Ordinance inReevaluatetheeconomic2011. The ordinance applies to properties requesting land useappropriatenessofstudyingthechangesfromnonresidentialtoresidentialdevelopment. development of a Citywide inclusionary ordinance Gather input from stakeholders The City solicited input from stakeholders and residents and residents regarding regarding affordable housing issues by means of a survey affordable housing incentives conducted for the preparation of its Consolidated 5 -Year Plan. Work with nonprofits that Appropriateness: provide affordable housing to This program will continue for the 2014 -2021 period, except extremely low income for notations mentioned above. households 26. Extremely Low Seek opportunities to offer low CDA, Accomplishments: Income cost land to developers that Housing The City provided low cost land, a $100,000 grant, and loans Housing provide extremely low income Division totaling almost $2 million for the development of Vista del Rio, ELI) housing affordable housing for disabled special needs —some of which Target funding and housing will be restricted to extremely low income households. incentive programs (25 -33), as Within the restrictions of available funding and projectfeasible, to facilitate and feasibility, the City continues to work with nonprofits encourage ELI housing organizations to provide affordable housing to extremely low Work with nonprofit PBA, income households. organizations that provide Planning affordable housing to ELI Division The City received additional allocations for housing vouchers forhouseholds Seek to expand the number of Housing NED individuals. At the end of 2012, 73% of participating vouchers provided by SAHA. At Authority families in the Voucher Program qualified as ELI families. least 65% of new participants in Appropriateness: the HCV program will be ELI This program will continue for the 2014 -2021 period. JAA D -14 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT PROGRAM EVALUATION Table D -4 Progress toward Housing Element Goal #2 Objectives AA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT D -15 Responsible Name of Program Objective Agency Status Housing Incentives 27. Redevelopment Continue to provide and /or CDA, Accomplishments: Requirements leverage RDA funds to support Housing Redevelopment agencies were eliminated in 2012, putting future the production, preservation, Division affordable housing development projects at risk. The City is and /or rehabilitation of housing closing out projects that utilized agency funds (e.g., Vista del Expend tax increment funds in Rio).The Housing Authority, as successor agency, monitors all accordance with required state expenditures of tax increment funds so as to ensure compliance law and settlement agreements with all applicable requirements. Appropriateness: This program will wind down for the 2014 -2021 period. 28. Density Bonus Update the density bonus PBA, Accomplishments: Ordinance ordinance in accordance with Planning City staff is developing recommendations for consideration by Update recent changes to state law Division Commission(s) and City Council in 2014. Three density bonus projects were approved by City Council in January 2011; 13 of these residential units were constructed in 2012. Appropriateness: This program will continue for the 2014 -2021 period. 29. Workforce Advocate for favorable legislation CDA, Accomplishments: Housing and financing to facilitate Housing The City continues to monitor and advocate for legislation to workforce housing projects Division promote workforce housing. Additionally, when selling homes Work with local employers in Economic purchased and rehabilitated through the City's federally funded Santa Ana to develop a public- Develop. NSP, the City gives priority to households that work or live in private pilot program to address Santa Ana. workforce housing needs Appropriateness: This program will continue for the 2014 -2021 period. 30. Specific Continue to implement and PBA, Accomplishments: Development amend specific zoning Planning In 2011, the Global Empire mixed -use project was built in the Zone designations applied to District Division Commercial Residential zone district. In 2012, the "MET at Center areas to facilitate South Coast" proposal was approved to utilize a specific residential development development zone to allow 271 new residential units. Appropriateness: PBA, This program will continue for the 2014 -2021 period. Accomplishments: 31. Adaptive Seek opportunities for adaptive Reuse reuse of structures with historic Planning The City continues to seek and encourage opportunities for merit that can be converted to Division adaptive reuse. The use of historic structures for new services/ quality residential and mixed -use restaurant uses in the downtown increased in 2012. projects Appropriateness: This program will continue for the 2014 -2021 period. AA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT D -15 PROGRAM EVALUATION Table D -4 ress toward Housing Element Goal #2 Responsible Name of Program I Objective Agency I Status Housing Incentives 32. Multiple- Implement programs to increase PBA, Accomplishments: Bedroom opportunities for family rental Planning In 2009, the City acquired, rehabilitated, and reconfigured the Incentive housing (Program 25), including Division Minnie /Wilshire apartments to provide more 3- bedroom units to Program rental housing for large families accommodate large families. If developers proposing rental housing do not incorporate a In 2012, the average number of bedrooms for the 66 apartment reasonable percentage of three units issued a permit for construction was 1.5 bedrooms per or more bedroom units, the City unit. However, half the apartments issued permits in 2011 were will propose an incentive process 3 bedrooms per unit; six units included 3 bedrooms in 2012. to explicitly facilitate such projects provided other Appropriateness: standards are satisfied This program will continue for the 2014 -2021 period. 33. Parking Study Conduct parking study and, PBA, Accomplishments: depending on findings, propose a Planning City staff continues collect research on parking ratio new program to mitigate parking Division requirements for multiple family developments in urban settings, constraints along with and resulting conditions. Parking standards are also being residential /mixed -use standards evaluated in the Harbor Corridor Transit Plan Program 18 and 19) to facilitate Appropriateness: and encourage new housing. This program will continue for the 2014 -2021 period. JAA D -16 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT PROGRAM EVALUATION GOAL 3. HOUSING ASSISTANCE Santa Ana's housing vision affirms a socially and economically diverse city of renters and homeowners. Given the income levels and diverse needs ofresidents, achieving the City's vision underscores the need for an aggressive assistance program. The following are key accomplishments. Affordable Housing Acquisition, Rehabilitation, Preservation The City has 2,500 assisted developments, providing affordable housing to seniors and families, ofwhich one -third are at risk ofconversion. The Santa Ana Housing Authority was successful in preserving or expanding its affordable housing portfolio. The following projects were acquired, rehabilitated, or preserved for an additional 55 years. Wycliffe Towers. Preserved the 200 -unit Wycliffe Towers as affordable to lower income seniors, with financing ofmore than $30 million in tax - exempt bonds and low income housing tax credits. Ross Durant. Acquired, rehabilitated, and deed restricted the 28 -unit Ross Durant Apartments as affordable to lower income families, with $13 million in HOME, Tax Increment, tax exempt bonds, and tax credits. Townsend Raitt. Acquired, rehabilitated, and deed restricted this 51 -unit project as affordable to lower income families, with financing from $8 million in HOME, Tax Increment funds, and developer contribution. Wilshire /Minnie. Acquired, rehabilitated, and deed restricted the 58 -unit project as affordable to lower income families, with $19.1 million in financing from HOME funds, tax exempt bonds, and tax credits. North Lacy. Acquired, rehabilitated, and preserved the 26 -unit North Lacy project as affordable to lower income families, with $5.2 million in HOME funds, Tax Increment, tax exempt bonds, and tax credits. Rental Assistance The Santa Ana Housing Authority (SAHA) implements a significant number of vouchers. This includes 2,682 housing vouchers. The HousingAuthority continues to manage specialized rental assistance programs within its overall allocation of vouchers. This includes: 50 clients enrolled in the HOPWA program 150 clients enrolled in the Family Self- Sufficiency program 200 clients enrolled in the Non - Elderly Disabled (NED) program CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Wycliffe Towers is an affordable seniorproject that was at risk of conversion during the 2006 -2014 planningperiod. Affordability was preservedfor an additional 55 years. J D -17 Triada Garden is an infall project in the Station District. PROGRAM EVALUATION Homeownership Preservation Communities across the country were severely impacted by mortgage foreclosures and declining property values. In response, Congress passed the Housing and Economic Recovery Act of 2008, which funded the Neighborhood Stabilization Program (NSP) to help revitalize and stabilize impacted communities. The NSP was intended to provide targeted assistance to acquire and redevelop foreclosed homes and residential properties that might otherwise become sources ofblight within their communities. The City successfully applied for three rounds ofNSP grants and received more than 17 million to implement five programs: Downpayment Assistance; Acquisition & Rehabilitation of Single Family Homes; Acquisition & Rehabilitation of Condominiums and Historic Homes; and Acquisition & Rehabilitation of Rental Housing. To date, the City has been successful in achieving the following accomplishments: Acquisition & Rehabilitation ofCondos and Historic Homes: 22 units Single - Family Acquisition/Rehabilitation: 51 units Down Payment Assistance: 7 units Rental Acquisition/Rehabilitation: 77 units Table D -5 on the following page describes progress made to individual housing assistance programs. JAA D -18 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT PROGRAM EVALUATION Table D -5 Progress toward Housing Element Goal #3 Objectives AA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT D -19 Responsible Name of Program Objective Agency Status 34. Housing Choice Continue to implement and seek new SAHA Accomplishments: Voucher Housing Choice Vouchers for extremely As of 2012, the Santa Ana Housing Authority low income households; serve 2,558 provided rental vouchers to 2,682 households. Of clients annually these, 73% had incomes at or below 30% of CMFI. Appropriateness: This program will continue for the 2014 -2021 period. 35. Family Self- Continue to implement and seek SAHA Accomplishments: Sufficiency participants for the Family Self- In 2012, the Housing Authority served 85 clients Sufficiency program; serve 150 clients through the FSS Program. annually Appropriateness: This program will continue for the 2014 -2021 Continue to implement and seek period. Accomplishments: 36. HOPWA Tenant SAHA Based Rental participants for the HOPWA Tenant In 2012, the Housing Authority served 50 clients Assistance Based Rental Assistance program; through the HOPWA Program. serve 50 clients annually Appropriateness: This program will continue for the 2014 -2021 period. 37. Preservation of At- Support the preservation of affordable CDA, Accomplishments: Risk Housing rental housing units from conversion to Housing The City continues to monitor housing at risk of market rates Division converting to market rate and outreach to property Provide outreach to property owners to owners to identify financial incentives that enable keep up to date with status of properties owners to maintain their properties as affordable. Seek funding and financing In 2012, SAHA issued $30 million in tax - exempt mechanisms to preserve existing bonds to preserve the 200 -unit Wycliffe Towers. affordability covenants The City continues to monitor legislation that may Advocate for state legislative action to impact its ability to meet its affordable housing goals. allow greater flexibility to satisfy the Appropriateness: regional housing needs goals This program will continue for the 2014 -2021 period. 38. Multiple - Family Assist in the acquisition, rehabilitation, CDA, Accomplishments: Housing and deed restriction of up to 50 rental Housing The City acquired, rehabilitated, and preserved at Acquisition and units annually, with the intent of Division least 4 projects funded with local, state, and federal Rehabilitation qualifying for new construction credit funds. Due to the elimination of RDA, the program per Government Code 65583.1 (c) (2) (B) will shift in focus toward rental rehabilitation projects. Advocate for state legislative action to The City continues to monitor legislation that impacts allow greater use of rehabilitation the ability to meet affordable housing goals. projects to satisfy the RHNA goals Appropriateness: This program will continue for the 2014 -2021 period. AA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT D -19 PROGRAM EVALUATION Table D -5 Progress toward Housing Element Goal #3 Objectives JAA D -20 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Responsible Name of Program Objective Agency Status 39. Mobile Home Continue to offer low- interest grants CDA, Accomplishments: Preservation and loans to repair, rehabilitate, and Housing Historically, the City has funded the repair of about 6 replace mobile homes Division units annually. However, with the loss of RDA and CALHOME funds, this program is being phased out. Continue to provide mediation services to residents of mobile Appropriateness: home parks The City continues to be prepared to offer local mediation services available on an as needed basis. 40. Down Payment Evaluate options to restructure the CDA, Accomplishments: Assistance homeownership program as the Housing The City offered down payment assistance in market and prices stabilize Division conjunction with its NSP grant, and has issued 7 loans. Assist up to 35 low and moderate income households with down Appropriateness: payment assistance This program will continue using alternative funding sources for the 2014 -2021 period. 41. Homeownership Support nonprofit and for - profit CDA, Accomplishments: Partners organizations to educate Housing The City continues its working relationship with homeowners, administer programs, Division Neighborhood Housing Services of Orange County, an and expand homeownership organization that seeks to facilitate education and expand opportunities ownership opportunities for low income households. Work with nonprofit organizations to provide homeownership In 2011, the City finalized an agreement with Habitat foropportunitiesforfamiliesHumanitytofacilitatedevelopmentofupto17for -sale homes; construction began on 5 homes in 2012. Construction of the remaining homes has been negatively impacted by the elimination of the City's RDA. Appropriateness: This program will continue for the 2014 -2021 period. 42. Homeownership Participate in the Orange County CDA, Accomplishments: Preservation Collaborative to prevent or lessen Housing Through the federal Neighborhood Stabilization Program the impact of foreclosures Division NSP) program funds awarded, the City participated in Advocate for state and federal the acquisition, rehabilitation, and resale of 78 homes to legislation to address the low and moderate income home buyers. foreclosure and lending crisis In 2012, the City continued to take an active role in promoting outreach and education to local homeowners at risk of foreclosure. This included analyzing the geographic concentration of Notices of Default and foreclosures, hosting information meetings, and sending resource material to households at risk of foreclosures. The City continues to monitor legislative initiatives and programs to address local foreclosure impacts. Appropriateness: This program will continue for the 2014 -2021 period. JAA D -20 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Name of Prograt 43. Neighborhood Stabilization PROGRAM EVALUATION Table D -5 toward Housing Element Goal #3 0 Responsible Implement the Neighborhood CDA, Stabilization Program and issue RFP Housing to solicit an intermediaries to Division implement the NSP CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Status Accomplishments: The City continues to implement its three NSP awards totaling more than $17 million. ANR Homes was selected to help implement the single - family components. OHDC and C & C Development were selected to help implement the multiple - family component of the awards. This program has been successful in acquiring, rehabilitating, and selling more than 150 units to date. Appropriateness: This program will continue for the 2014 -2021 period. AA& D -21 PROGRAM EVALUATION GOAL 4. SPECIAL NEEDS The City of Santa Ana is unique in Orange County, containing a diversity of people of all backgrounds, family types, lifestyles, and income levels. As a large urban City, Santa Ana is home to a population ofresidents from all walks oflife. While adding to the richness ofthe Santa Ana community, many residents have special housing needs. Many ofthese special needs are common to all, while other special needs are more common to people of different ages, incomes, or other factor. Over the past several years, special needs projects have been built or proposed for each group. Family projects were shown under Goal #2 and Goal #3 discussions. Highlights of accomplishments are described below: Vista del Rio project. This project features 41 special needs apartments for persons with physical and developmental disabilities. The site is located near an OCTA bus line, Park, UCI Medical Center, and a grocery market. The project was financed with $6.4 million in 9% Low - Income Housing Tax Credits and $2 million in RDA and HOME funds, $2.9 million City land donation, deferred fees, and other sources. Social services are provided by Community ofFriends. This project provides extremely low and very low income housing for a minimum of55 years. Town and Country Manor. This project features 174 apartments for senior independent living on the campus of Town and Country Manor. Also to be constructed is a new expanded entry lobby and an Aquatic and Wellness Center with a covered pool area and fitness center. Site improvements willbe made to the existing parking lots and a new main driveway entrance that will connect the entrances on Memory Lane and Lawson Way. An EIR is currently underway for this project. Homeless Housing. Forums with local Service Providers, Industrial owners and stakeholders were held in 2012 and 2013 to assist in the creation of the City's ordinance to address homeless needs. In 2013, the City adopted an ordinance to permit emergency shelters and a multi - service center in the M1. M2, and Industrial Specific Development Zones subject to operational and management standards allowed under state law. The ordinance also allows limited expansion of the existing Salvation Army emergency shelter. In addition, transitional and permanent supportive housing will be treated as a residential use like a single or multiple- family project. The following page and Table D -6 provide a concise description of each program s progress. JAA D -22 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT PROGRAM EVALUATION Table D -6 Progress toward Housing Element Goal #4 Objectives Name of Responsible Program Objective Agency Status 44. Community Amend Municipal Code to clearly PBA, Accomplishments: Care define community care facilities, Planning City staff continues to work toward developing Facilities permitting process, and standards, and Division recommendation for future consideration by commission(s) make changes as needed to ensure and City Council. consistency with state law Appropriateness: This program will continue for the 2014 -2021 period. 45. Nonlicensed Amend Municipal Code to clearly PBA, Accomplishments: Care define facilities not regulated under the Planning City staff continues to work towards developing Facilities Community Care Facilities Act and Division recommendation for future consideration by commission(s) specify permitting process to ensure and City Council. consistency with state law Appropriateness: This program will continue for the 2014 -2021 period. 46. Visitability Investigate opportunities for providing PBA, Accomplishments: Standards incentives or other means to Planning City staff continues to work towards developing and Universal encourage incorporation of visitability Division recommendation for future consideration by commission(s) Design or universal design concepts in new or and City Council. rehabilitated housing Appropriateness: PBA, This program will continue for the 2014 -2021 period. 47. Emergency Confirm or determine actual homeless Accomplishments: Shelters population count and unmet need Planning In 2012, City staff met with the Salvation Army regarding their Establish at least one zoning category Division proposal to expand their shelter. A local Emergency Shelter in which emergency shelters can be Service Provider forum was held in 2012 to assist in these located without discretionary approval efforts. In 2013, the City adopted an ordinance to permit that can accommodate the local need emergency shelters and multiservice centers in compliance Develop objective development and with state law. management standards to regulate Appropriateness: emergency shelters under SB 2 This action item was accomplished. 48. Transitional Enact appropriate measures to comply PBA, Accomplishments: and with state law to ensure that such uses Planning In 2013, the City adopted an ordinance to permit transitional Permanent are treated in the same manner as Division and permanent supportive housing as required by state law. Supportive Housing other residential uses in the same zone Continue to support nonprofit CDA, The 41 -unit Vista del Rio project for developmentally disabled organizations and provide funding, as Housing persons offers onsite supportive services to its residents. feasible, to facilitate the production of Division and Appropriateness: permanent supportive housing Admin This action item was accomplished. 49. Supportive Continue to assist and work with CDA, Accomplishments: Services service organizations to provide Housing The City continues to encourage funding requests from supportive services for people living in Division service agencies. Several transitional living and emergency transitional housing housing providers in Santa Ana have been recommended for funding through locally disbursed Emergency Solutions Grant funds. Appropriateness: This program will continue for the 2014 -2021 period. AA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT D -23 PROGRAM EVALUATION Table D -6 Progress toward Housing Element Goal #4 Objectives Name of Responsible Program Objective Agency Status 50. Housing Continue to offer development PBA, Accomplishments: Facilities incentives and density bonuses to Planning The City continues to process density bonus projects; 13 of incentivize senior housing Division the respective residential units were constructed in 2012. Evaluate feasibility of visitability and City staff continues to work on recommendations for futureuniversaldesignconceptstoincludeinconsiderationbycommission(s) and City Council. the Municipal Code Work with nonprofit and for - profit 174 senior independent living units are proposed at the Town agencies that propose the construction Country Manor (EIR is still in process). of senior housing Appropriateness: This program will continue for the 2014 -2021 period. 51. Senior Life Continue to offer development PBA, Accomplishments: Care incentives and density bonuses to Planning The City continues to work with developers to identify full - Facilities incentivize life care facilities Division spectrum senior housing opportunities. An EIR is being Work with nonprofit and for - profit prepared for new senior housing complex at the Town and agencies that propose the construction County project. of senior housing Appropriateness: PRCSA This program will continue for the 2014 -2021 period. Accomplishments: 52. Senior Support food distribution programs and Services similar senior services The City continues to operate a daily lunch service and food Support private and nonprofit entities to distribution program on designated dates at each senior match seniors in house sharing center. arrangements The PRCSA continues to assist seniors with their housing applications and set up their housing appointments. Appropriateness: This program will continue for the 2014 -2021 period 53. Family Continue to allocate Housing Choice SAHA Accomplishments: Housing Vouchers to very low income families CDA, Same as Program 34, above. Continue to offer homeownership Housing The City continues to offer down payment assistance loans assistance for qualified lower and Division through its NSP program, and progress is shown earlier. As moderate income families shown in Program 38, the City has allocated millions to Acquire, rehabilitate, and reconfigure acquire, rehabilitate, and deed restrict at least four projects. apartments to support low income Appropriateness: family households This program will continue for the 2014 -2021 period. 53. Child Care Review Zoning Code to ensure PBA, Accomplishments: Options day /childcare provisions are consistent Planning City staff continues to work on recommendations for future with state laws Division consideration by commission(s) and City Council. The City Consider incentives for co- locating approved a child care center with a 74 -unit affordable project. childcare facilities in affordable housing The City continues to fund programs serving low income projects youth, including recreation, tutoring, and park improvements. Continue funding organizations that Appropriateness: serve Santa Ana's children CDA, Admin This program will continue for the 2014 -2021 period. JAA D -24 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT PROGRAM EVALUATION Table D -6 Progress toward Housing Element Goal #4 Objectives Name of Program Objective Responsible Agency Status 54. Fair Housing Continue to fund a fair housing CDA, Accomplishments: organization to discourage Admin. The City continues to have a contract with Fair Housing unlawful practices, resolve Services Council of Orange County to provide these services tenant/ landlord disputes, provide Appropriateness: education, and further equal housing opportunities This program will continue for the 2014 -2021 period 55. Reasonable Create reasonable PBA, Accomplishments: Accommoda accommodation ordinance to Planning In 2010, the City staff developed a reasonable tion further fair housing law for Division accommodations ordinance, which was adopted in 2011. people with disabilities. I I Action completed. AA& CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT D -25 PROGRAM EVALUATION Thispage intentionally left blank. JAA D -26 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Public Outreach This chapter describes the public outreach process that was the foundation ofthe Housing Element update, the City's Housing Vision, and programs. OVERVIEW California law requires that a diligent effort be made to achieve public participation from all groups in the development ofthe housing element. As part of the Housing Element update, the City held more than six meetings that provided opportunities for residents, businesses, stakeholders, advocates, civic leaders, and other parties to participate in the process. In embarking upon the effort, the public outreach program for the Housing Element was designed with several overarching goals in mind: Facilitate Equal Opportunity and Access. The intent was to provide venues that would allow all stakeholders equal access and opportunity to participate. To facilitate this, multilingual advertising and translation services were provided at community workshop forums. Meetings were held at different times of the day and week, and the facilities were accessible to people ofall abilities. Allow a Broad Range ofDiscussion. The outreach process offered opportunities to focus on specific topics. The City capitalized on multiple city-wide planning efforts and activities to reach the largest audience possible. For instance two joint workshops were held to discuss the update to the City's Circulation Element and its relationship with the Housing Element. Other outreach efforts included stakeholder groups via a focused health and wellness workshop, and to elected officials through study sessions. Community Engagement. As part ofthe Housing Element update, a bilingual English and Spanish survey solicited additional community feedback regarding housing, health, and wellness. The survey was available electronically through the City's website, and hard copies were distributed at the Health Fair and Community Linkage Forum. Comment cards were also available at each community workshop, allowing participants to leave their feedback in writing. Finally, it is understood that achievement ofSanta Ana's housing planning goals is fundamentally a process that will unfold over the planning period. Given the strong implementation program provided, the City will continue to offer CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT E -1 Santa Ana held multiple venuesfor residents, stakeholders, and businesses toparticipate in the update ofthe Housing Element. PUBLIC OUTREACH significant opportunities for public participation in influencing and further refining the programs in the Housing Element. OUTREACH EVENTS AND PARTICIPATION Recognizing the importance ofpublic participation in shaping the priorities ofthe community, the City ofSanta Ana held at least a halfdozen events formembers of the public, elected officials, stakeholders, businesses, and/or other interested parties to participate in the update ofthe Housing Element. These events include the following: Housing Element and Circulation General Plan Update Workshops (April 27, 2013 and May 9, 2013) Health and Fitness Fair (June 1, 2013) Health and Wellness Stakeholder Workshop (July 10, 2013) Planning Commission Study Session #1 (September 23, 2013) Community Redevelopment and Housing Commission Study Session (October 1, 2013) Planning Commission Study Session #2 (November 12, 2013) Planning Commission Public Hearing (December 9, 2013) City Council Public Hearing (January 6, 2014) City Council Public Hearing (February 3, 2014) The City advertised the workshops and public outreach opportunities through a variety of means. City staff created public notices and a flyer for the community workshops in two languages— English and Spanish with Vietnamese translation contact information (see attached). Flyers were distributed at recreation centers, public schools, community organizations, City facilities, and other select locations in the community. An article encouraging community engagement was also published in the City News and mailed with resident water bills. An electronic distribution was also made to a database of residents, neighborhood leaders, community organizations, and interest groups. A unique feature of the advertising campaign for the Housing Element update was the distribution ofthe notice to the Community Linkages Forum, a forum for reaching all of the more than 60 neighborhood organizations in Santa Ana. Moreover, press releases and Channel 3 public television advertisements were made. The City's website also provided notices ofthe key housing workshops. The remainder of this chapter discusses results of the public outreach process. The chapter is divided into three sections: 1) a summary ofthemes heard at the various workshops organized by topic; 2) survey results; and 3) a compendium of select advertising and outreach materials. JAA E -2 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT PUBLIC OUTREACH MAJOR THEMES This section synthesizes major comments received at outreach meetings. Highlights and presentation materials can be viewed at http://wwwci.santa- ana.ca.us//housingelement /default. asp. OUR HOUSING Participants acknowledged that long -term population growth in Santa Ana is inevitable and recognized the dilemma the City faces with regard to providing housing for people ofall economic, age, and family categories. They agreed that Santa Ana needs to provide more housing choices for seniors, large families, veterans, artists, and those with special needs, but ensure that housing is affordable, well designed, and maintained. Common themes were: Housing Choices. Workshop participants seemed to feel that the future of housing in Santa Ana is apartments and townhouses. Though some residents strongly oppose this type ofdevelopment, others expressed support, provided that such projects are well planned and designed. Residents favored new mixed -use developments as a positive change. Special Needs. Residents mentioned the need for special -needs housing for the most vulnerable residents. Seniors need affordable housing, as do those with disabilities. Participants also cited the diversity ofthe homeless population and the need for a permanent emergency shelter for homeless people. The City could make it easier to establish or construct an emergency shelter. Housing Rehabilitation. In many areas, older housing or homes built without quality designs now require significant repair. Participants felt that housing rehabilitation programs help improve the existing housing stock. The City should continue to acquire, rehabilitate, and reconfigure multiple - family housing and place deep affordable requirements on such projects. Participants suggested programs to encourage the redesign and rehabilitation ofthe worn facades ofthe City's aging housing stock. Homeownership. Participants strongly favored increasing opportunities for home ownership. They feel it is important to "create a balance of renters and owners." However, they recognized the very high cost ofhomes in Santa Ana, particularly in recent years. Affordable Housing. Given the high cost of housing compared to the normal incomes ofworking families, "people must work too hard to afford housing." A recently passed citywide inclusionary ordinance will help provide affordable housing. Participants also suggested that rent control should be used to keep places affordable, especially since rents have increased faster than inflation. Historic Resources. A citywide survey helps to update and identify additional residential structures eligible for local, state, and/or national historic designation. The City's historic preservation program could be expanded to encourage and CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT E -3 Affordablemixed -use housing with open space component, well integrated with pedesuian / bicycling infrastructure andpublic transit. " For theyoungerpopulation younger adults), have affordable housing; studios to 1-2bedrooms. Also, be diverse about the housing structures — have an equal amount because maybe in the future, the population maynot be the youngadults. So various housing options would be great." People work too hard for housing. Whateverhappened to the 40 -hour week? ...people are working 50and 60hours a week. Aren't wegoing backwards? I wouldratherspend time with myfamily... We need to] plan, market, andimplement a campaign to make Santa Ana a beautiful city through educational, promotional, and other efforts... " Ilive in the Delhi Neighborhoodand Iwouldlike to feelsafe andfeelconfident that there is somewhere forme to take a walk orgo for ajog. Parks, open space, and walkahilityhave a strong influence on people's lifestyles andin promotinghealthy communities. " PUBLIC OUTREACH facilitate the adaptive reuse ofstructures and additional programs could encourage the rehabilitation ofhistoric homes. OUR NEIGHBORHOODS Santa Ana is distinguished by its established neighborhoods. The City has more than 60 residential neighborhoods, each differentiated by its history and culture, architecture, housing types and prices, demographics, and other characteristics. Comments regarding neighborhoods are summarized below: Community Beautification. Participants noted thatthe City needs to do more to beautify neighborhoods. Ideas mentioned included landscaping along streets, removing graffiti, rehabilitating older or dilapidated housing, undergrounding electrical lines, and neighborhood contests to encourage people to improve their neighborhoods. Parks and Open Space. Participants noted a need for park, open space, and recreational areas in nearly all parts of the community. The lack of parks is particularly noticeable downtown and in denser neighborhoods that consist primarily of multiple- family housing. Others desired community gardens and street landscaping. Infill housing must include open space in each project. Overcrowding. Overcrowding and housing density is seen as a significant problem in SantaAna and is viewed as a contributing factor to the City's decaying housing stock and quality of neighborhoods. Participants acknowledged that the City's Code Enforcement staffis doing a good job, but could do better with additional resources. Neighborhood Preservation. Neighborhood preservation is critical to quality of life. The City should explore strategies to preserve residential districts /neighborhoods. In some cases this may include facilitating the creation of historic districts; in othercases, neighborhood preservation strategies are needed to address other quality oflife issues. Multiple - Family Housing. In certain areas where apartments were built in stable neighborhoods, some apartment units should be removed. Somewould like to see open space and recreation centers added to multiple- family housing, current and future. They also want the City to consider the impact on crime, parking, and transportation and to balance density with livability and affordability. Crime and Safety. In certain neighborhoods, public safety is a concern for many residents. Crime is one ofthe main reasons why people move out of Santa Ana. Specific areas ofconcern included gangs and graffiti. Some participants perceived that certain types of development either cause or contribute to higher levels of crime, which again affects the quality oflife in neighborhoods. Infrastructure. Residents cited that a common issue was the need to repair infrastructure — sidewalks, potholes, etc. in neighborhoods and citywide. Poorly maintained infrastructure is not only a safety issue, but also presents a negative image ofthe City to residents, visitors, and the business community. E -4 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT PUBLIC OUTREACH Multigenerational Housing. Due to a myriad of factors, such as culture, affordability, and shifting demographics, participants voiced their support for multigenerational housing. Collective housingwas also suggested as a supportive and affordable option for young adults, single parents, and seniors. Healthy Neighborhoods. Living a healthy lifestyle is important to many Santa Ana residents. Feedback received through the outreach workshops included a desire to have increased access to fresh food and open space, improved living conditions, a sense ofcommunity, and quality places for children to play. OUR COMMUNITY Although the focus of the workshop was on housing, residents felt there were additional ways to make Santa Ana a better community to live and work. Comments were made on education, congestion and transportation options, a health community, and many other concerns. Participants actively commented on how to make Santa Ana the best place to live. Common themes were: Education. Most notable was the concern over the perceived poor quality of the City's public educational system. Many residents make great financial sacrifices to put their children through private education. Although improvements have been made in certain schools and neighborhoods, the public school system is also one of the main reasons why people leave Santa Ana. Transportation. Attendees felt that as the City grows, transportation will need to improve to accommodate new housing and mobility. Suggestions for transportation improvements included light rail, improved street conditions, transit services near housing, and walkable neighborhoods. Many residents wanted their streets repaired. Several residents also voiced concerns about the safety of children walking to school; they advocated for the City to make safe routes to school a priority. Density. Housing density continues to be a concern. It was mentioned at the project level (blighted projects) and the neighborhood level. Therewas a concern that higher density housing has been allowed to change the character and quality oflife in neighborhoods. Others felt that the City must build more housing to reduce overcrowding. Crime and Safety. Crime and safety, although affecting individual neighborhoods, are citywide concerns mentioned by residents discussing future housing needs. Crime, particularly gangs and graffiti, is one reason why people move outofSanta Ana to safer suburbs. Some participants also expressed concern regarding crime at certain types ofhigher density housing. Healthy Community. The City should promote a healthier community. The idea means different things to different people: a city with ample parks, open space, and recreational centers; better and safer routes for people to walk or to bicycle from neighborhoods to places of interest; a smoke -free environment; and integration ofpublic health planning into land use decisions. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Don'tlet the state dictate how manyand what type ofhousing units we must accommodate. We need to reduce density, not increaseit. We needto redevelop existing housing and increase andimprove our recreationalfacilities... " Find a way that would encouragepeople to think ahead.- yearplan, 10yearplan, and25- yearplan. Stop the quick fix method. " Workshop participants look at a map highlighting Santa Ana neighborhoods that will have access to OCTA's new Bus Rapid Transit lines. PUBLIC OUTREACH Transparency. Several participants mentioned that they wanted a more transparent decision - making process. Residents asked how their input at the workshop will affect the Housing Element. Several participants wanted a stronger voice in local decision making, particularly for people who typically have a lesser voice (e.g., low- income people). Family Housing. Various individuals and groups emphasized the need to prioritize family housing, specifically rental over ownership housing. Many families earn lower incomes, pay too much for housing, and live in overcrowded conditions. Affordable family rental housing is needed. OUR ECONOMY During the outreach process, concern was voiced that many of Santa Ana's current and potential residents cannot afford to purchase or rent housing in the City. It is also important to have affordable housing for Santa Ana's workforce. Key comments offered include: Educational Training. The 18 to 30 year olds are moving out of Santa Ana. Young adults with good employment skills cannot afford to stay local. The City should be more proactive. Without adequate educational attainment, itwill not be possible to earn enough income to afford housing. Ifgraduates are unable to find affordable move -up housing, the City will lose these skilled employees. Workforce Needs. Young adults with good employment skills cannot afford to stay local. What can be done to be more proactive? Looking closely atthe needs of the workforce and understanding the densities that work best to produce affordable housing were encouraged. Reference was made to local housing projects and "cooperative housing" as models for Santa Ana to consider. Land Banking/Trusts. There may be a window of opportunity for strategic development. The "shrinkback" in housing prices and construction costs presents opportunities to buy land. The land trust model should be used to acquire land, place long -term covenants on affordable housing that run with the land, and guarantee housing affordability in perpetuity. Public Education. A challenge to advancing the affordable housing agenda is neighborhood concerns and resistance. Prior images of "affordable" housing need to be replaced through public education. Abroader understanding ofthe value of affordable housing to the community is also needed. Address Incentives. The City should provide incentives to build affordable housing. Standards are challenging to meet; processing time can be long; potential sites are not located near transportation; inadequate densities are available for new housing; and parking requirements can be difficult to meet. The City needs to facilitate development and support affordable housing. Development Costs. While there are requests to improve and/or expedite the development approval process, in many cases it is not the approval process but rather City policies that are the issue. For example, the General Plan and Zoning JA4— Code do not allow housing in the downtown (other than live- work). E -6 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT PUBLIC OUTREACH Big Ideas. Solutions to workforce and affordable housing require big ideas. Employers and the City will need to contribute. Ultimately, the City Council will evaluate housing policy alternatives and set housing policy direction. These policies need to be shaped into a well - articulated vision for Santa Ana's housing future. Incentives are also needed to promote more affordable housing. Funding Projects. The City should leverage monies with other funding sources like state bonds and tax credits. Advocating for the federal government programs that benefit affordable housing efforts and advancing more use of tax credits for entities would help to provide affordable housing. SURVEY RESULTS A bilingual survey (English and Spanish) was developed to solicit input about health and wellness in Santa Ana's communities. Electronic and paper copies ofthe survey were available at the Health and Fitness Fair, through the Community Linkage Forum, and on the City's Housing Element Update website. Responses were collected between June 1 and July 31, 2013. There were 314 surveys submitted during the outreach period: 209 in English and 105 in Spanish. Survey results indicated that 85% of respondents are City of Santa Ana residents, with only 8% reporting that they work in Santa Ana. The majority of the respondents were long -term residents; only 3% of respondents reported that they have lived in the City for less than 1 year, and 87% indicated that they have lived in Santa Ana for 5 years or longer. Respondents were asked to identify their three most important health and housing related issues, which ranked in the following order: 1) Access to open space, parks, and community centers (72 %) 2) Access to healthy food (58 %) 3) Affordable rental housing payments (50 %) Increased rental housing opportunities was identified as the least important issue, with only 19% of respondents identifying it as one oftheir three most important issues. When asked to identify how far they need to travel to buy groceries, including fresh fruits and vegetables, 49% of respondents noted that the distance requires a car or bus; while 28% of respondents indicated that they were within a 10- minute walk from a grocery store. Only 7% of respondents use their bicycle to travel to purchase groceries. Many residents indicated that the community lacks "true grocery stores," like Food 4 Less or Ralphs, and noted that the smaller neighborhood markets don't have the space to accommodate a larger food selection, particularly quality /healthy food options. Several people also suggested that Santa Ana needs more farmer's markets that provide healthy, affordable, quality food. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Participants at the Health and Fitness Fair completed the Health and Housing Survey andplayed interactivegames to learn about increasing healthy opportunities in their neighborhoods. 7% Distance requires a car or bus 5 min walk 10 min walk Short bike ride 49% Chart E -1: Proximity to Groceries Including Fresh Fruit and Vegetables Source: 2013 Housing, Health and Wellness Survey, City of Santa Ana and TPC I DC &E. PUBLIC OUTREACH Participants were asked to prioritize several improvements that would make their neighborhood a better place to live. Lighting improvements and property maintenance (weeds, trash, etc.) were tied as the number one priority (55 %), followed by traffic improvements (53 %), home repairs (broken windows, paint, architectural features, etc.), and sidewalk improvements (49 %). Neighborhood welcoming or social events (44 %) and street trees and landscaping (39 %) were slightly less of a priority. An open -ended follow -up question gave respondents the opportunity to share ideas on how to improve their neighborhoods. The top 15 ideas proposed by residents are listed below and organized by the number ofresponses. Participants felt that the City of Santa Ana should: Increase the amount public space (parks, recreational facilities, walking trails, community gardens, public art, etc.) Increase police enforcement to address crime and gang activity Conduct repairs to streets and sidewalks / add more street furniture, landscaping, and lighting Improve code enforcement for housing units Offer more public events (block party, farmer's market, holiday celebrations, live music, etc.) Build bike lanes and trails Increase the amount of affordable housing/ promote workforce and low income programs Place more speed bumps and increase speed enforcement Promote neighborhood watch programs Issue parking permits for neighborhoods with mid and high densities Increase communication between city and residents Improve trash and street cleaning services Offer more youth programs (e.g. recreational sports) Increase homeless control Regulate the number ofpeople allowed to live in a unit by number of bedrooms The survey also asked residents to identify the street or intersection that was closest to their home. A map was generated identifying the location provided by each survey participant. As shown on the map below, participants represented a variety of neighborhoods in the City ofSanta Ana. JAA E -8 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT r Loirjpadn A- L PUBLIC OUTREACH y t+afdefl Gsrp¢n 4me¢ 61.rv1 1 frlfi r I - Grove r 1 A3nnwrr! PM* l-4. A, ? E a-ArL&a ArcGirdenpr4Yt•F•7¢P -- - rstxnsrer Arn- r 3 w - •n _ r at x 1 ve rl. Cris _e s Hmlo Park C W 1.151 NYINS. y n wwra z n lACEANY , • f N • i S OIL- sr f I I. 3 y rr,r {nnJAf Wv . AN¢ " Yf Ytlunn Arc YfWarnn,A Y i 5 OlnM Bark 191+r AIr W SeaarltrNm Aw E. It1e" va r LdrmPaN6 RY. rrIaW rd GrAwr Pori 5a re - M 4a y$ L^ d\M4m 6yrc1 Location ofsurvey participants residences. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT er er?S j W+lao E Etlraq& Arr Y !e r JoNvt,l L PUBLIC OUTREACH CHANGES TO CITY GOALS, POLICIES, AND PROGRAMS Several goals, policies, and programs were added or updated to reflect input received from the City's residents and businesses. An emphasis was put on health and wellness in policies HE -13, HE -1.4, HE -4.5 and programs 6, 7, and 56. Improved housing conditions including code enforcement and housing maintenance were addressed in goal 1, policy HE -1.6, and programs 10, 11, and 12. Safe routes to school and public safety were added in goal 1, policy HE- 1.8, and program 9. Opportunities to expand housing options such as multigenerational housing were expanded on in policy HE -2.4 and program 54. The City's commitment to affordable housing and workforce housing was strengthened in policy HE -2.6, HE -3.7, and HE -3.8, and program 29. Housing for the disabled, including the developmentally disabled was further supported in HE -43 and HE -4.4, and programs 43, 44, and 45. Preservation of Santa Ana's historic homes and neighborhoods were continued in policy HE -1.7 and programs 13, 14, 15, and 30. Strengthened transit - supported development in policy HE -2.1 and programs 16, 19, 20, 21. JAA E -10 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT PUBLIC OUTREACH SAMPLE PUBLIC OUTREACH MATERIALS 2014 -2021 SANTA ANA GENERAL PLAN HouSING ELEMENT UPDATE Re&raaf Housing N —ds Assessment (RHNA) The RHNA Is a hawing goal set far each clq and county by the Southern GllfgrnroAato<iation d Gawermnents. This hsswi% goal S.W. H. Ci y ca amugh lard m 4lly build new housing hued anaprojecud papulatiun and eanplgyment g!nwth foe redden¢ el all -- leeeh hetween 2014 an42Qi1 c AprN 2017 Pabllcwof lh ps for Input aP Hqus and r a Income Transparta For addim Inform W, ¢gorse Element Update Process? PuNlewarluhop for Inputan Housingand MM— McCann Heald?andy*11- A - 6—Phnner Dr: demenx andp— die C —bsimfor 20 CivicCent« Plana FINISH HERE mornfeedback Sar A— CA 92701 July Submin Draft m Su. HCD for — ficadon 714667 -2]42 September Recer.e5ate c,rufcahun Hqu0ng9emenxgsanta- are.grg Housirg Elemcm webaim: Ocwber Adopt Housing Elemerrc Santa- anaurglhgasingekment N—mbwr begint impke— Me Housing Eleman[ Re&raaf Housing N —ds Assessment (RHNA) The RHNA Is a hawing goal set far each clq and county by the Southern GllfgrnroAato<iation d Gawermnents. This hsswi% goal S.W. H. Ci y ca amugh lard m 4lly build new housing hued anaprojecud papulatiun and eanplgyment g!nwth foe redden¢ el all -- leeeh hetween 2014 an42Qi1 c Mulmum Housing r a Income UPDATE What is the Housing Element Update Process? 45 The Hausing Bement n*d prceeu 5TARTHERE— PUKC pleted —ry B s. Itacydecomyear OUTREACH ssmrtsmrh a reviewofrhs Gty4 huuir:g FINISH HERE 90 needs aM asulycas parsible reawme: TIfAL 2A and tammaine. Tire CIS h.e Analyse Iteaoureeadrapegrma«eD nepmoewgaing Elementm e.aluam dm aeeee t ar need 3b, asq andC—ims forshangeaf..m kgard futureprogram[. 17 I A." anthax -- and eapux tte City d aing gol, ADOPTION Ill[ ardpohcie =, measurable ebi rives. aid an imptemenndonplan. Public outreach Is cordoned three times r Maavarable RyNewoffireWans throughoutohs pr «eu as shown In the Ob'pctives Element diagram. Dating ak qu—h pr «eta me coy amiclpatea speaking di—dy wlt1, egmm nny eet -aim oBanha,;one. Is :dr ham, plHuC rwiden>e. buainessoa, and other agmnciaa, QLITREA( Re&raaf Housing N —ds Assessment (RHNA) The RHNA Is a hawinggoal set far each clq andcounty by theSouthernGllfgrnroAato<iation d Gawermnents. This hsswi% goal S.W. H. Ci y ca amugh lard m 4lly build newhousing hued anaprojecud papulatiun and eanplgyment g!nwth foe redden¢ el all -- leeeh hetween2014an42Qi1 c Mulmum Housing Category Income Unip skry Low 25,590 45 Luw a "65n 31 Mgdeate 6E,740 37 Above Moderate 102160 90 TIfAL 2A CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT i ji PUBLIC OUTREACH f THE CITY OF SANTA ANA WOULD LIKE TO HEARFROM YOU! PLEASE COMPLETE THIS SURVEY AND SUBMIT IT IN PERSON, BY MAIL, OR BY EMAIL: The City of'Santa Ana ! Attn: Melanie McCann, Associate Planner 20 Civic Center Plaza I P.O. Box 1988 (N120) I Santa Ana, CA 92702 1 HousingElement(rsanta- zma.org 1. What is yourrelationship to SantaAna? l live in Santa Ana 2. If you are a resident, how long have you lived in Santa Ana? Less than I year 3 to a vears 5tol0yars Over 10 years Optional) More information: 3. Please mark the three (3) most important issues For you: Access to healthy food Access to open space, parks, and community centers Affordable rent/housing payments Increased rental housing opportunities t lousing for families with children Access to public transportation Access to a community garden Optional) More information: JAA 4. How far do you travel to buy groceries, including fresh fruits and vegetables? El 5 min walk 10 min walk Short bike ride Distance requires a ear or'bus Optional) Morcinfurmation: 5, Are any of the following needed to make you neighborhood a better place to live (check all that apply) ? Home repairs (broken windows, paint, architectural features...) Sidewalk improvements Lighting improvements property maintenance (weeds, vermin, trash, ... ) Street trees and landscaping Traffic (speed, congestion...) ElNeighborhncxiwelcomingor social events Optional) More information: 6. Do you have any other ideas about how to make your neighborhood better? CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Iwork in Santa Ana 1 visit StrataAna I have a business in Santa Ana nI'd like to live in SantaAna 2. If you are a resident, how long have you lived in Santa Ana? Less than I year 3 to a vears 5tol0yars Over 10 years Optional) More information: 3. Please mark the three (3) most important issues For you: Access to healthy food Access to open space, parks, and community centers Affordable rent/housing payments Increased rental housing opportunities t lousing for families with children Access to public transportation Access to a community garden Optional) More information: JAA 4. How far do you travel to buy groceries, including fresh fruits and vegetables? El 5 min walk 10 min walk Short bike ride Distance requires a ear or'bus Optional) Morcinfurmation: 5, Are any of the following needed to make you neighborhood a better place to live (check all that apply) ? Home repairs (broken windows, paint, architectural features...) Sidewalk improvements Lighting improvements property maintenance (weeds, vermin, trash, ... ) Street trees and landscaping Traffic (speed, congestion...) ElNeighborhncxiwelcomingor social events Optional) More information: 6. Do you have any other ideas about how to make your neighborhood better? CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT PUBLIC OUTREACH iLA CIUDAD DE SANTA ANA QUEIRE OIR DE LISTED! POR FAVOR COMPLETE ES CUESTIONARIO Y PRESENTE EN PERSONA, POR CORREO, O FOR CORREO ELECTR6NI TheCity ofSania Ana. I Aon: Melanie McCann, Assuciate Planner 20 Civic Center Plaza I P.O. Box 1988 (M20) I 'Santa Ana, CA 927021 HousingElememC3santa- ana.org 1. aQuc relacidn tiene con Santa Ana? Vivo en Sanua Ana Trabajo en SantaAna El Nrsitn cn Santa Ana lengo una empresa en Santa Ana Megnsterfa vivir en Santa Ana 2. Si usted es residente de Santa Ana, Mesde hate cu3nto tiempo vive en la ciuda& 0 Men<,s de l ano F3a5anos n 5 a I0 afics Mds de 10 ado, Opcinnal) 16cwmaci6n adicional 3. Por favor marque los tres (3) asuntos mis importantes para usted: ElAccess a cnmida saludable Acceso a espanos abiert<os, parquesy centro, cmnmm.tanos Pagos de alquiler /vivienda asequihles o a su aicance Incremento en las oportunidades deAquiler devivienda Vivienda Para familial con ninos Acceso al eransporte publico Acctso a un jard n comunitario Optional) Informacibn adicional : CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 4. eQuk tan lejos viaja pars comprar comida, iucluyendo fruras y vegetales frescos? n5 min cammando DV ll min eaminando Viaje enno en biciclern La distancia cxige ci usa do un carrn o autobfis Opcional) Informacibn adicional : 5. eSe necesitan algnnas de las siguientes colas para hater de sn vecindario on mejor lugar Para vivir? (marque todas las que apliquen) Reparaciunes a la vivienda (vidrios rmus, pintura, caracterisdcas de arquacctura,. , . ) ivlcjoras a las banquetas Mejoras en cuantc a iluminaciGn Mantenimiento de propiedades (maleza o yerbas, plagas, basura, ,..J Arboles en las calles yjurdineria Ty5ficu (velocidad, congesti6n,...) Hospitakdad del vecindaric o eventos sociales Opdonni) Informacibn adicional : fi. eTienc otras ideas de cdmo mejorarel veeindario? E -13 PUBLIC OUTREACH CiTy ofSanta Ana 2014 -2021 Housing Element Update Transit Dependant Households Households that do not have access to a vehicle are heavily dependent on alternative modes oftransportation: public transit, walking, or biking. Regardless ofincome. 15 percent ofall households in Santa Ana either do not haveaccess to a vehicle or must share a vehicle with at least one other household member. M City ofSanta Ana 2014 -2021 Housing Element Update Where Santa Ana Residents Commute to Work Although 20% of people who live in Sand Ana alw work in the city, 90 percent of resident, commute wt of die city for work. Within apprta.. t five to ten rearc.drres &rs Rapid 7 it (MT) timit, ill tonne.. Sand Ana reedems and workers w other coi in Orange County. Providing housing options along these tranm Imes will help connect workers with alternative transportation pu... txa an. :.na,„•.e tt. w+v mote .:vr..em 63 wrterr a m,,.er, aem—, ow.aa, n pxtenx W,wrkert commune m a fey In Orange ewnry J t i 1J J w,464 128.607 60.599 r.y„m Of Santa Am's 101,000 employed resldents,a little over 20.000 work in the city while the rest commute to other cities. Another 128,000 workers commute into Santa Ana from other communities. Looking at the map, do you think you could use a BRT line to travel to work? YES NO clollo ,: E -14 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Veiyicies per Household LJ nosy 7.1161.565 883 3,812 s 9 n „ 341 2,948 15% of households (10,6821 i ** 1.443 6,459 are highly transit - dependant. 4.232 20.326 How many cars do you have per person in yorar household? M City ofSanta Ana 2014 -2021 Housing Element Update Where Santa Ana Residents Commute to Work Although 20% of people who live in Sand Ana alw work in the city, 90 percent of resident, commute wt of die city for work. Within apprta.. t five to ten rearc.drres &rs Rapid 7it (MT) timit, ill tonne.. Sand Ana reedems and workers w other coi in Orange County. Providing housing options along these tranm Imes will help connect workers with alternative transportation pu... txa an. :.na,„•.e tt. w+v mote .:vr..em 63 wrterr a m,,.er, aem—, ow.aa, n pxtenx W,wrkert commune m a fey In Orange ewnry J t i 1J J w,464 128.607 60.599 r.y„m Of Santa Am's 101,000 employed resldents,a little over 20.000 work in the city while the rest commute to other cities. Another 128,000 workers commute into Santa Ana from other communities. Looking at the map, do you think you could use a BRT line to travel to work? YES NO clollo ,: E -14 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT W-1-266-27% 4 PUBLIC OUTREACH General Plan Housing Element: YOUR OPINION COUNTS Name: E -Mail: Address: Orr /State /Zip: Phone No: Do you want to be placed on the project mailing list? cc' F-1 NC Comments (please print): CONTACT IfJitl: City ofSanta Ana- Attn: Melanie McCann, Associate Planner 20 Civic Center Plaza • P. Q. Box 1988 ( M20j • Sa nta Ana, CA • 92702 E -mail KQusin,xElementLasanta-ana.are El Elemento de Vivienda del Plan General: iSU OPINI ©N CUENTAI Nombe: E -Mail: Direccion: Ciudad / Estado / Cbdigo Postal: Telefono: Quleres ser colocado en la lista de correo del proyecto? SI N0 Comentarios (imprima): INFORMACION DE CONTACTO: C tV ofSanta Ana- Attn: Melanie McCann, Associate Planner 20 Civic Center Plaza - P. Oi Box 1988 (M'20) • Santa Ana, CA • 92702 E -mail Housing,Element@santa- ana.org CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT J0NVt-=1L E -15 PUBLIC OUTREACH What is the Update process? FINISH ISTAn publicou<re n Adaptbn OfCrbea`th What topics are addressed? JAA What is a Housing Element? One element of the City's General Plan Required by State Law for every city and county Reviewed and certified by State HCD Must be updated every 8 years F tuvs.mg Elcmavc What informs the Element? General Plan Zoning Public Outreach P9 Z Agencies& Orgs What is the RH NA? Regional Housing Needs Assessment Santa Ana's share offuture heusinggrowth in region Calculated by regional government agency (SCAG) Based on incomes, hous7ng needs, andgrowth projectlo m Mostshow development potential for new housing units p14 to 2021 Range of densitiesand affordahl Ilty Available land and appropriate zoning CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT Santa Ana's RH NA 2014 -2021 Low 32 Above Moderate 90 kill§UUTHE..LALIMMAASSOCIATIONUFGOVEWNMENTS Current Housing Policies EtEm HEALTH & WELLNESS Enhance the livability ofand active. lifestyles in neighborhoods Provide quality facilities, sermces,and infrastructure in neighborhoods HOUSING &TRANSIT Facilitating transit-o nented development in the Downtown Create high Intensity, mixed -use urban villages in District Centers Encourage a diversityand range In types, prices, and sizes of housing Housing Production CITYWIDE 2006 -2012 1,612 total units 417 lower income (25%) CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT PUBLIC OUTREACH Santa Ana Visions tANSIT VISION c downtown, employment ters, and educational lities and housing choices along isit routes Current Housing Programs EtE13.rsf HEALTH & WELLNESS Project Restore improve the appearance, function, 8, safety of residential streets Healthy Nelghbo rho ods l nitlativ Santa Ana Green, Safe andActive Living D istricts, Active Living HOUSING &TRANSIT Trarsit Oriented Hous ing. new howlrig opportunities along Harbor Boulevard, 95b Streets, Downtown, MENU Overlay Zone, and District Centers Highlights Affordable Projects I. StallonDistrict Ph I 2StationDistrict Ph 2 '111 3. California Palms 4.Vista Del Rio r • r_ 'h J04kVt.=1L E -17 Highlights Affordable Projects I.Statlon District Ph I 2.Statlon District Ph 2 3.Californla Palms 4.Visra Del Pit 1. WaNd PUBLIC OUTREACH kpa Ssil ia Ana oN,ml M „„mpl.. pd . Santa Ana . ,wdn. 4-To--d MeamMTnnlperen[Ian t. W-k TnnikOependem Nou oW& nr. o-< lid .. ...,.... o..— Au o I,eW nou. ,4+N1 ePb ssu P'r< ••• 1.N! tnnq+immuhrrgn•.. mu<.ax.3 iwA. ., SlS tel3b Now doyoulgeeto N6nk! Wouldyoullkdv.11rxCloserto your obi Maw mi lan doyomhoe par pemanInyourhwmh.ld! 4 YES NO ,. d, it Ai tPula W.'01 rve.mnnup m Whom S—Ar,y ReeldewuCo— *Work ww.wT lNdrn`.,. r+Wn rM•ww.w,vinu.w"nrr.pw w,..w.n.r,.e.... •.ww,y.., o-ti JJ arsu,m Glol,ado.,do,. Looking a! themlp. do you Nlnk ymu :Quid uw n 5RT lino w —ol rawork! YES NO Schedule & Next Steps I pr V- June Cljtitm -to collect and ncor otat €si'akehofder, general X13 public, and decision maker omen erns Into the Elemenit June Post draft to the City's website for more feedback Submitto California HCD fe r certification September Receive HCD certification October City Council Adopts Hoping Element November Implement Housirg Elemertt. BV°,. gym„„ E -18 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT What do we want from YOU? Please provide your input for ideas to strengthen Santa Ana's neighborhoods. What are your ideas for linking transit, housing, and employment? What types of housing options would you like to see in Santa Ana? CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT PUBLIC OUTREACH Upcoming Open Houses June XIx I X -X xx Housing Health and Wellness xx USX xxxx xxxx E -19 Introductions 1. Healthy Communities and the Role of Housing 2. Santa Ana's current Housing Element Update Housing Element Healthy Community Workshop 3. Housing, Health & Wellness Ideas Wednesday, July 10, 2013 1 4. Next Steps Topic Health Issue. State of I Orange I Santa California County Ana Introductions Productive Dialog ... on healthy cornmunitiesthat builds on efforts in the community and the general plan 1. Healthy Communities and the Role of Housing Common Framework ... for understariding how housing 2. Santa Ana's current Santa Ana residents can further a healthier community Housing Element Your Ideas and Thoughts ... on ways that health can be 3. Housing, Health & weaved into the housing element and other endeavors Wellness Ideas 4. Next Steps Topic Health Issue. State of I Orange I Santa California County Ana PUBLIC OUTREACH DEFINING A HEALTHY COMMUNI' lu lull A HEALTHY COMMUNITY HAS ... 1 IIIII A COMMUNITY FRAMEWORK nl Reepil.IsmE Cli ParkVC"p Spore R.11hS.rxkes , Ab/W.ter 111 Four Broad Areas Axore.hwlry u.r.rmv, W.W Physimf rk q Health Care Access r qu°fity communicable disease. 7777 r Natural Environment 1940,-1960, Housingfcr veterans, 5USTAINABILITY Commnnity C251gn FRAMEWORK popul ationgn —th, and mortgagereforms. Lifestyle Choices regional migration. Suburbanization Oisersfty 1960,1980 Long3anding segregation in uneuse r mh.,n.u<w,P Parks, recreation, & open space Qualityhealthcaieservices Affordable and healthyfoods Active transportation Safety from injury and crime A WHICH INCLUDES HOUSING & id lul BRIEF OVERVIEW HEALTHY HOUSING FRAMEWORK *7 1900s1930s Urbanization. Unsanitary Basic Principles of Physimf Industrial Era housing ledto epidemics In Healthful Housing" qu°fity communicable disease. Aland 1937 FHA. 1940,-1960, Housingfcr veterans, 1949 FHA and Housing Postwar Period popul ationgn —th, and mortgagereforms. Sectrity& regional migration. Suburbanization Oisersfty 1960,1980 Long3anding segregation in 1969 FHA and lawson FairNousing Civil Rights housing, servlces; and equal housing. Also, neighborhoods 1974 FHA &vouchers 19 0,2001 Errvironrnental impactsof AB 32, smart Growth, Envirunmentof Environment& sprawlinggrowth andbetter Green Designs, etc. quaflty Social Justice understanding of chemicals 2001 Poor physical, social, and still emerging Neighhotbood Social Capital mental health of residents Context Lossof social cohesion. Yr CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT E -21 Introductions 1. Healthy Communities and the Role of Housing 2. Santa Ana's current Housing Element 3. Housing, Health & Wellness Ideas 4. Next Steps Existing & Future Housing Needs Analysis of Constraints Inventory of Land I Housing Goals, for New Housing Policies, & Programs Santa Ana residents have an equal right and opportunity to find suitable housing in quality residential neighborhoods that allow themselves, fumilies, and neighbors to live thefullest lives. We support an inclusive community that is multigenerational, culturally diverse, sustainable, and economically broad. The City will facilitate theproduction, rehabilitation, and improvement of rental and ownership housing at different affordability levels." One element or chapter of the City's General Plan State Law requires cities have a housing element Addresses housing supply, quality, and affordability Reviewed and certified approved) by State HCD Revision due In 2013 r* y r IflF HOUSING QUALITY & HEALTH Healthful Housing Conditions Policies: 1.I Promote repair, rehabilitation, and improvement ofhousing 16 Enforrement of buifding and property mainte000se codes 2.5 No Mgprese U-, inrfudlog projerts Rt -risk of ronversion Programs: 8 Prooctfve Rerttol Enforrement 9 Residential Response Team 36 Muftfple- FamilyAequfsftion and Rehobifftotfo HOUSING AND ENVIRONMENT Y lui PUBLIC OUTREACH HOUSING DIVERSITY & HEALTH Housing Diversity and Housing Security Policies; 2,4 Enmura ping amix ofhousing types and prfres 26 Carper housing proJe ts to set aside 15 %for affordable units 2,6 Coodom,rt m mnversibn requirements Programs: 25 Affordable housing inrentfves 27 Housing opportunity ordinonre 28 Densitybonusprogram HEALTHY NEIGHBORHOOD Smart Growth and Healthy and Strongj Housing Policy Neighborhoods Policies: I,_ ="' Policies: 2.1 Coratlrtghousingrteart(ansft l 1,2 Residentlrt 4vemertt 1 Rndjob renters a _ 1.3 Complementary mix of fonduses 21 Geating high rotensity mixed ti _ 24 NeRRhy green neighborhoods 2,5 EnrouragirtgexrelfeRre iR design 15 1Rfra5traCtll (e Pu pabfiC Se(VICeS Programs: Programs: 13 Tronsltfoning Code 4 Neighbo(hoodAssodotions 6 NeRlthy Neighborh Ods Initiative s 14 Metro FOStOverfoy2one e.g., SAC[JP, Sa toARa Green] 15 Narbar Roulewrd SP I _ 23 Green Ruiidfng Code f HOUSING ELEMENT nil 24 NEW DIRECTIONS CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT E -23 PUBLIC OUTREACH NEW IDEAS AND DIRECTIONS 1. Improving Health through Housing Quality Purpose improve the qualityofsingleand multiple- fdmilyhousingso thatit is healthfulforall Santo Ara residents Ideas Adoptsmokefree ordinancefor multi - family residentiaiprojects Cooperate to address environmental hazanc& - feat( asbestos, mold, etc. Incorporateportionsofthe Notional Heahhy HousingStandard (drscussed later) VI 1 ull NEW IDEAS AND J 3. Designing HousingforHealthyandActiveLiving Purpose facourage the construction and /or retrofitofbowing toincludedesign features thotpromotehealth Ideas Compile active designbest practices and createpolicyaboutactive design Update municipalcodes to include regulations that promotehealth Create development protect checklist toreviewprojectsfor bestpractice Offerfirmncofand1orreguiotory incentives topromote best practices MOVING FORWARD Improving Decisionmaking Help guide Citystaff decisionrnakers, and public rocollectivelyworktogetherta integrate health inthehousingelement NextSteps AmendHousing Elemem vision to includehealth and wellness Draftgoal and /orpoliciesforthe Horsing £cementtopromote health Draftimplementation programsfor the housing element JAA AC-71", It ZA7, NEW IDEAS AND DIRECTIONS 2. (Re' Building Complete and Active Neighborhoods Purprise I Encourage neighborhoodsto be well- equippedwithsupportive sen+icesthat contribute tohealth and wellbeing yy Ideas Emmmge parks, communitygardens, andgreen spaces fn neighborhoods Creating rentersin eachneighborhood to bui!d oserasecfcommunity Supportheaithierfood choices and grocersin ornearneighborhoods Safe routes to scheol, waikabdity improvements, wellnesscorridors, etc. i NEW IDEAS AND 4. Including Codes for Housing Maintenance Ohl'oNe Provideminimum housing standards thatare evidenced -basedatbrinable, enforceable, andpractical Ideas ReviewNHHs and include mievarrt provisions inmunicipal code Create trainingmaduleferCity building andcodeenforcementto implement applicable provisions Evaluate appiicabXtyofNNN5 asa preconditionforbusiness iicensing renewal or Quadrennial inspection NEXT STEPS s Y 1 nil Im zn- III CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT 11 1 94 I_I I OFEN-Hc u0YW in motion Muon biet them chi tiet: PUBLIC OUTREACH Saturday, April 27, 2013 9:30 a.m. to 12:00 p.m. A presentation will take place at 10:00 a.m. Southwest Senior Center 2201 W. McFadden Avenue 2 Thursday, May 9, 2013 6:00 P.M. to 8:00 P.M. A presentation will take place at 6.30 p.m. Santa Ana Senior Center 424 West Third Street eQo 3 - C CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT f E -25 PUBLIC OUTREACH W, 1 _ria in motion Mu6n bik th6m chi tot: I I At Sfibado 27 de abril del 2013 do 9:30 am a 12:00 pm A las 10:00 am so hard una presentaci6n. Southwest Senior Center 2201 W. McFadden Avenue Jueves 9 de mayo del 2013 6:00 P.M. to 8:00 P.M. A las 6:30 pm se hard una presentaci6n. Santa Ana Senior Center 424 West Third Street C, Z no r 4 Xin g9i so (714) 667-2792 hoac thAm vi6ng www.sarta-ana.orqlsantaargirifDotion Pam mds Infonnacift Elemento do Cirouiac& - www.senta-ano-om/santaaneirimotion N& kh6ng tham dv duqc, xin gi i y ki6n d6ng g6p d6r Elemento do Vi-vienda - wwwsanta-ana.oW 3ouslngeiement bgaritaAnainMotioo@santa-aria ,orci LNo puede asistir? Envfe sus ideas a SantaAnaIn1V1at0on@sarrta-ana.o[g o Hous'naElementgsarda-ana.om a 714-667-2792 JAA E-26 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT PUBLIC OUTREACH isuildingCOMMUNITY Together: Housing Element Update Coxastruyeadojuntos 1n COMUNIDAD: ACrtrr:fizac+d »del Flentento Vir: rd.; FreeTutoring Program ForAll Santa Ana K -12th Grade Students Prograwo deErueriarrzn GrafoiroParaWas los F.studlanfes de SonInAnrrdei GrodoK f2 Cityof Santa Ana Received Gver$500,000 to Reduce Emissions and Finance Green StrategiesPlan La Ciu+le+fdeSnntoAnn PaCiW6 Mds deS500,000pard fledocirlos calWonesy rinonclor un Plan Green`rfe ESfroleglos fcolrsgiras Need Money ForYour Home? r'friesrfrr 4lrurrn Pxzra Anr=glnr io Casa? Homeownership Programs and Horne Purchase opportunities progrouras Para SerFropielarro UeSuCosa ytJtxrrhmidodes De CompmVeVivw,i4os Dog Licensing LfaenciasJuraPerron SummerYouthJobFair FeriaWirrniegnde ffafxfiopnrd Jdvenes Y Mayor Miguel A. Pulido Mayor Pro Tom Sal Tinajero Councilmembers Angelica Amezcua David Benavides Michele Martinez Roman Reyna Vincent Sarmiento CITY dF SANTA ANA 20 Civic Center Plaza P.O, aox 1988, Mai Santa Ana, CA92701 714.647 -5400 www.santa- ana.org Building COMMUNITY Together: Housing Element Update The City of SantaAna will update the Housing Element of its General Plan in the coming months. The General Plan Is an Important document that sets goals and policies for the quality of life In our city- You are invited to partici- pate in this effort by identifying and addressing housing needs in yourcommunity. The City will analyze avariety of housing considerations including maintaining and improving the quality of current housing stock, needs for groups like seniors and the disabled, and where new housing can and should develop. This process also incorporates relevant Issues 11k health, wellness and travel mobility. Shareyour opinions this springatan upcoming commu- nity workshop, or through a brief online survey. Visit www .santa- ana.orglHousingElement for more informa- tion. To be added to our mailing list for future project updates please send an email to HousingEIement@_santa- ana.org or call us at (714) 66.7 -2792, Construyendo jrrlatos In COMUNIOAD Artual- izacl4n del Elements Vivt`enda En los meses venideras la Ciudad de Santa Ana acuuallzard el flemento Vivienda de su Plan General. El Plan General es on documento Importante yue establece objetivos y politicas pars la candad de vida en nuestra comunidad.. Se If., invita a participar en este esfuerzo Idenllftcando It puntuallzando ias necesidadesdeviv endaen su coinunl- dad. La Cludad anallxata una varfedad de consideraClanes refativas a la vivlenda incluyenda el rnarHenimienlo y el ntejoramlenro de la caildad de las viviendas actualmente existentes„ ias necesidades de grupos tales coma los de dudadanas de edad avanzada y personas discapacitadas y dbnde se pueden y se deberian desarrollar nuevas viviendas. Este proceso incorpota iambi& problemas relevantes tales como sapid, bienestar y movilidad pars vlajes. COR7120rta sus opk1i0rles ester printuveW err on taller contunNatio gtre ttndrd lugar prdaffmantenre a biers a Itdgalefrdves deunabreve encueita err then, Visif , elsifio wtvw.irrnitMona -arg /IiattsirlgElefttetit para ublener trtds intorinacOn. A effectos de ser agregado a nueslrn fiscal de envlo de futmos acrualizaciones del proyecro, pot favor envle on correo elecifrSnfco a 1{ousingElernenP vsnnra atmo(g oWen Ndnieno.sal(7)4)667-2792. CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT fir' IGiVJ" Free Tutoring Program For All Santa Ana K -12th Grade Students The Santa Arta Public Library Learning Center's After - School Homework Help and Tutoring program provides free bilingual tutoring services in all school subjects to Santa Ana students in grades K -12. The Learning Centers offer weekly courses in the areas of reading, math, science, art, and health. Access to computersand Internet is also available, as are weekly computer classes. The library operates (Learning Centers at the Main and Newhope Libraries. The Learning Centers are funded through a Community Development Block Grant (CDBG). You can learn more by visiting http- 11santa- ana .orgflibFary /yputhservireslycc -asp Prograrna are Enserjarizca Gratuita Para Todos fos Estndiantes de Santa Arta del Grado K -12 El progrorno de Ensenarma y Ayoda con fa urea porn to asn oespu6s de to Fscueia del Cenuo deAprendizoje rfe la RWioteca Publica de .Santa Aria, propomono setvicins arafulros de erisenoma bllingiie de rodas Ins ntaferias escolares, Fora aquellosestudianfes de Silara Anaclue ester) coriander ias grodos k' f7. Los Contras de Aprendizaie ofrecen cursassemonales on las rheas delecrrrro, marentdti- uts, cfencins. errfenysfrfucf. iirnrlsitsn esfd aflsportible e1accese a computodores a triorner a4nto osl (ambien a closes sernanales de rnnfpufarida. La Bibliateca opefa Ceorras de Aprendizoje err Os i3lbliotecos de Main y Newhope. dos Centros de Aprendhaje esidn liinonclados a rraves de una Subvencian en BloquePara el pesorrollo de in Corntmidad CUBG, pot sus sig)os en lr1916). USIedpuede eoflvicer mds acerca de esto visitondo el slicer hnp'flsantd anfr.org,ltibrarylyoufftservices/yccasp a fr •rntsiraw ,yanfn,tJri4 SaouaTuty, ;lfay4lfi, noon to frudnigbt Sufrdal', Way 1h, nuou to f0;00p M. I wertaGmrul, 7 xufaurlfirrr+irnf +Rides Cane aeir6rine with us! rocrnnn it nftnnr inn rorifars ` 0 L"is+rat 714- 667 -1781? r "0' dr',1lasbl 41fo ssiri,,,1n t r6 ".iL+'i,a, f_'lun l run iti,unirffld i d.' ".it +i 1'i,, f."tun tlflrrn r. f+iteirfrfwp toW. , oeridu 1' lfpy+", i•li'rr,p+.r rlrhna cur Aaa rrrafa nfinrrnd, 1001 it „+rfrd It i t r, .d i I t m; 17,Y1i' E -27 PUBLIC OUTREACH Thispage is left intentionally blank. JAA E -28 CITY OF SANTA ANA GENERAL PLAN HOUSING ELEMENT LL IPA A City of Santa Ana General Plan w %mm Santa Ana, California 20 Civic Center Plaza, Santa Ana, California 92701 (714) 667-2700 AL A6 City of Santa Ana General Plan Public Safety Element 1982 City of Santa Ana Planning Division Adopted September 20, 1982 Reformatted January 2010) This document includes revisions adopted by Santa Ana City Council February 4, 2014 (GPA 2013 -01) in compliance with AB 162, and July 19, 2004 (GPA 2004 -04) addressing local watershed and stormwater management for the National Pollutant Discharge Elimination System (NPDES). REL :adg 8/24/82 RESOLUTION NO. 82 -122 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA CERTIFYING THE COMPLETION OF A FINAL ENVIRONMENTAL IMPACT REPORT FOR THE REVISION OF THE GENERAL PLAN OF THE CITY OF SANTA ANA AND ADOPTING THE SAID REVISED GENERAL PLAN WHEREAS, a proposed revision of the General Plan of the City of Santa Ana (hereinafter referred to as the Revised General Plan ") has been approved by the Planning Commission after public hearing in the manner required by law, and is now on file in the office of the Clerk of the Council; and WHEREAS, the Revised General Plan includes a draft environmental impact report which has been duly noticed for public review and comment; and WHEREAS, this Council has held a public hearing on the Revised General Plan, including the said draft environmental impact report, after notice in the manner required by law; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS: 1. The City Council has evaluated all comments and recommendations written and oral, received from persons who have reviewed the draft environmental impact report, and all responses thereto, including those made at the public. hearing. The Clerk of the Council is hereby directed to attach all such written comments and responses and the minutes of the said public hearing to the draft environmental impact report, together with a list of persons, organizations and public agencies commenting on the draft environmental impact report. The said comments, responses, and list are hereby incorporated herein as part of the record and, together with the draft environmental impact report, are declared to constitute the final environmental impact report for the Revised General Plan. 2. The City Council hereby certifies that the final environmental impact report for the Revised General Plan has been completed in accordance with the California Environmental Quality Act, the State CEQA Guidelines and local procedures, and that the City Council has reviewed and considered the information contained in the final environmental impact report. RESOLUTION NO. 82-122 PAGE TWO 3. The City Council hereby finds, on the basis of the final environmental impact report and other substantial evidence in the record, that changes or alterations have been incorporated into the Revised General Plan which mitigate or avoid the following significant environmental effects identified in the final environmetal impact report: 1) additional traffic (2) reduced air quality (3) increases in noise levels, and (4) increases in energy consumption, and that such significant environmental effect have thereby been substantially lessened. This finding is supported by the following statement of facts: Ja) Although identified as significant effects of the project in the environmental impact report, such effects are not in fact caused by the adoption of the Revised General Plan, but rather by the expected growth and development of the City of Santa Ana and the surrounding region. Such effects would occur to an equal or greater extent under the previously adopted general plan or in the absence of any general plan. b) The Revised General Plan contains Circulation," "Conservation," "Energy" and "Noise" elements of which the policies and programs are specifically designed to mitigate the said identified significant effects in a rational, coordinated manner so as to achieve minimal adverse effects consistent with reasonable growth and development. 4. The City Council hereby finds, on the basis of the final environmental impact report and other substantial evidence in the record, that specific economic, social and other consideration make infeasible the alternatives to the Revised General Plan identified in the final environmental impact report. This finding is supported by the following statement of facts: a) The Revised General Plan represents the best balance of competing goals and objectives: preservation of residential community integrity; maintenance of affordable housing; encouragement of economic development; avoidance of unacceptable levels of congestion and disruption. b) Greater restriction of residential development would discourage the new development of housing available to persons of low or moderate income. Increasing RESOLUTION NO. 82-122 PAGE THREE population, with its consequent increased demand for housing, would result in increasing the cost of the existing housing supply. Less restriction of residential development would result in the disruption of established residential communities. c) Greater restriction of commercial- industrial development would reduce employment opportunities in the City of Santa Ana; would deny to City government a tax revenue base sufficient to meet the demand for governmental services; and would lead to stagnation and blight conditions in established commercial areas. Lesi restriction of commercial -- industrial development would allow the inter- mixture of incompatible land uses and development which is beyond the capacity of streets and other public improvements to serve. 5. The City Council hereby finds, on the basis of the final environmental impact report and other substantial evidence in the record, that the changes in planned land use for areas of the City of Santa Ana accomplished by the adoption of the Revised General Plan are acceptable.- Such changes are necessary for the general welfare of the people of the City of Santa Ana over the long -term, in order to achieve a balance between competing needs, as referenced in Section 4 herein, and in order to channel new development into areas in which it will be both financially feasible and compatible with existing uses. 6. The City Council hereby approves and adopts the Revised General Plan. Said Revised General Plan, together with the Revised Housing Element of the General Plan, adopted by the City Council by its Resolution No. 82 -7 on January 18, 1982, shall constitute the General Plan of the City of Santa Ana required by Section 65300 of the Government Code of the State of California and the master plan required by Chapter 27 of the Santa Ana Municipal Code. All elements of the general or master plan or amendments thereto previously adopted or approved by the City Council, excepting only the aforesaid Revised Housing Element of the General Plan, are hereby repealed. 7. The Clerk of the Council is hereby directed to endorse the Revised General Plan to show that it has been adopted by the City Council and to retain the same on file in her office. RESOLUTION NO. 82- 122 PAGE FOUR 8. The Director of Planning and Development Services is hereby directed to: a) Send a copy of the Revised General Plan to the Planning Agency of Orange County. b) File a Notice of Determination with the County Clerk of Orange County pursuant to Section 21152 of the Public Resources Code and the State CEQA Guidelines. ADOPTED this 20th day of September , 1982. Gordon Br' ken, Mayor ATTEST: nice C. Guy, C er of Council COUNCILMEMBERS: 11 Bricken Aye Luxembourger Aye Acosta yie Serrato Aye Griset Aye Markel Nay McGuigan Aye Approved as to Form: ed'..d J. Cooper 64 1?eoe Edward J. Cooper, City Attorney Acknowledgments CITY COUNCIL Gordon Bricken, Mayor Robert W. Luxembourger, Vice Mayor John Acosta Alfred C. Serrato Patricia A. McGuigan J. Ogden Markel Daniel Griset PLANNING COMMISSION Harold Gosse Roy Uno Robert Carrillo Rita Corpin Wally Bartelt Fred Munoz Wilson Hart ADMINISTRATION AND STAFF A. J. Wilson, City Manager Rex Swanson, Assistant City Manager for Developmental Services Phil Freeland, Director ofPlanning and Development Services David Gunderman, ChiefofPlanning Project Director, GPRP Robert Balen, Project Coordinator David Ream, Director ofRedevelopment Hank Cunningham, Program Manager, Economic Development Samuel Johnson, Director of Public Works Robert Eichblatt, Assistant City Engineer Dave Grosse, Director of Transportation John Robinson, Senior Transportation Planner Richard Lay, Assistant City Attorney CONSULTANTS THE ARROYO GROUP Planners, Architects and Associated Disciplines Larry, B. Morrison, AICP, AIA, Principal -in- Charge Patric B. Dawe, AIA, Managing Principal P. Patrick Mann, Planning Principal James Goddell, Consulting Principal Aron W. Clemens, Planner Cliff Catlin, Graphic Designer Annie Smith, Graphics Patricia Guerrero, Word Processing POD, INC. Environmental Planning Ron Izumita, Principal Doug Campbell, Project Manager Gary Bye, Project Planner Debra Asher, Project Planner PBQ &D, INC. Transportation Planning Michael Scheider, Vice President Rober Goedhart, Senior Associate James Douglas, Transportation Planner ECONOMICS RESEARCH ASSOCIATES Economists David A. Wilcox, Principal Geraldine Kennedy, Associate MELVIN GREEN & ASSOCIATES, INC. Seismic Safety Table of Contents Public Safety Element Summary.................................................................. ............................... 1 PlanningContext .................................................... ............................... 6 Historical........................................................... ............................... 6 Regional............................................................ ............................... 6 Planning Process ..................................................... ............................... 7 PolicyPlan ............................................................... ............................... 8 Introduction...................................................... ............................... 8 Planning Factors .............................................. ............................... 9 PlanComponents ........................................... ............................... 11 Goals, Objectives, Policies and Programs ............ ............................... 12 Goals................................................................ ............................... 12 Objectives........................................................ ............................... 12 Policies............................................................ ............................... 12 Programs......................................................... ............................... 12 Exhibits Exhibit 1 Framework Concept ................................................ ............................... 3 Exhibit 2 Regional Context ..................................................... ............................... 5 Exhibit 3 Planning Process ..................................................... ............................... 8 Exhibit 4 Flood Hazard Areas .............................................. ............................... 16 CITY OF SANTA ANA GENERAL PLAN PUBLIC SAFETY ELEMENT Thispage intentionally left blank. J A ii CITY OF SANTA ANA GENERAL PLAN Public Safety Element SUMMARY The new City of Santa Ana General Plan was developed through an extensive process of public participation involving citizens, elected and appointed City officials and City Staff. The General Plan has been developed to conform to state law and to meet local planning needs through the year 2000. Periodic updates ofthe new General Plan are anticipated. The General Plan builds upon Santa Ana's historical assets including the City's heritage as the governmental and financial center of Orange County and the buildings, districts and streetscapes which reflect this heritage. The General Plan anticipates two major potentials that can shape Santa Ana over the next several decades. The plan anticipates and maximizes the probability of the Countywide rapid transit system to be located in Santa Ana and encourages mixed use development and preservation m corridors and centers relating to this new access and visibility. The General Plan has three major sections: the Framework Plan, Policy Plan, and Environmental Impact Report. 1. The Framework Plan describes Santa Ana's overall planning strategy and program. This strategy reorganizes the City's land use and urban design structure to take maximum advantage of the economic development advantages offered by Santa Ana's historic regional location and functions an improved multi -modal transportation system including: Countywide rapid transit access to Santa Ana improved local transit improved auto access to major activity centers a new Amtrak station a downtown multi -modal transportation and bus center CITY OF SANTA ANA GENERAL PLAN PUBLIC SAFETY ELEMENT a downtown shuttle system new pedestrian connections within and between land use districts and to public transportation facilities. The Framework Plan provides an overview ofthe City's implementation program which includes: continuing involvement of the community in developing the detailed implementation plans that will be developed for subareas of the Framework Plan efficient processing of development and rehabilitation proposals by means ofa Development Review Team a carefully coordinated development program to foster and assist private investment through: land assembly coordinated provision ofpublic improvements Specific Plans citizen participation coordination low interest loans and grants project promotion 2. The Policy Plan spells out the: 2 goals and objectives which underlie the Framework Plan greater detail regarding implementation policies and programs supporting the Framework Plan. Together, the Framework Plan and Policy Plan envision a new image for Santa Ana consisting of: increased economic activity to provide jobs and maintain a solid financial base for city services improvement of Santa Ana's housing stock for a full range of income groups and lifestyles the finest multi -modal transportation system in Orange County a new physical environment consisting of preserved and enhanced viable Neighborhoods District Centers combining new shopping facilities with recreational, cultural, education, employment and special housing types improvement of Santa Ana's major Industrial Districts Mixed Use Corridors with a range of uses similar to the District Centers but with more facilities related to regional transit and auto access. CITY OF SANTA ANA GENERAL PLAN PUBLIC SAFETY ELEMENT Exhibit 1 Framework Concept JvAk L CITY OF SANTA ANA GENERAL PLAN PUBLIC SAFETY ELEMENT Thispage intentionally left blank. CITY OF SANTA ANA GENERAL PLAN PUBLIC SAFETY ELEMENT Exhibit 2 Regional Context JvAkJ4L CITY OF SANTA ANA GENERAL PLAN PUBLIC SAFETY ELEMENT 3. The Environmental Impact Report contains: an analysis of the impacts of implementation ofthe General Plan an evaluation of alternative strategies and mitigation means to insure compatibility of the proposed plans and policies. PLANNING CONTEXT HISTORICAL Santa Ana's rich history provides a legacy for community planning and revitalization in the 1980's. SantaAna was founded in 1869 by William Spurgeon. The original town, laid out by Mr. Spurgeon, consisted of 24 blocks. The town served as a shopping center and post office for surrounding agricultural areas. In 1878 the Southern Pacific Railroad arrived and the Santa Fe Railroad followed in 1886. This encouraged development ofthe City. In 1889 the County seat was located in Santa Ana and this further stimulated the development of businesses, stores, financial institutions and hotels serving the metropolitan population. Citrus and walnut farms were still plentiful and buying and selling land became the number one enterprise. The First to 17th Street area was subdivided during the building boom of the 1880's. Many of the structures in downtown and the surrounding bungalow homes were built in the early 1900's and 1920's. The City is retaining and building upon its important governmental, retailing and employment roles in the County and the rich architectural and streetscapes heritage associated with the City's history. REGIONAL Santa Ana is geographically central to the developable land within Orange County. The City has excellent relationships to freeways, rail services via Amtrak and air transportation at the John Wayne Airport. Because of Santa Ana's geographic centrality and functional importance to the County, the Orange County Transit District is planning major fixed rail transit corridors in the Main Street and Pacific Electric right -of -ways. These regional transportation improvements, combined with improvements to freeway access points and local streets, provide Santa Ana with abundant development opportunities for the 1980's. CITY OF SANTA ANA GENERAL PLAN PUBLIC SAFETY ELEMENT PLANNING PROCESS The Planning Process used in creating the Santa Ana General Plan is summarized in Exhibit 3 and related photographs. The process involved: a 150 - person Citizen Advisory Committee (CAC) to which all citizens applying were appointed by the City Council the Planning Commissioners who served as chairpersons of five CAC subcommittees: Land Use and Urban Design, Circulation, Housing, Economic Development and Environmental Factors the City Council who participated in goal setting and policy making workshops the public -at -large who participated in a series of Town Forums and Public Hearings City Staffwho worked with The Arroyo Group (TAG) in conducting the planning process and who evaluated the program as it evolved. The six key steps in the planning process were: Data Collection and Analysis. The data base for the previous General Plan was outdated and up -to -date census data was not available. Emphasis was placed on community definition ofproblems and opportunities through CAC and Staff Steering Committee workshops and mapping. TAG subcontractors also gathered key data in areas such as market demand, traffic, seismic, etc. This data was summarized and analyzed in a separate Problems and Opportunities Report. Formulation of Goals and Objectives. Initial goals and objectives were developed through workshops, with the CAC and City staff. Several cycles of refinement were done by TAG based on input from the Planning Commission, City Council, CAC and staff. Formulation of Subarea Alternatives. Santa Ana has a large number offixed elements such as streets and land uses. Therefore, subarea plans were developed to provide alternative land use patterns in different parts of the City. Each subarea plan was related to an urban design frameworkpreviously approved by the CAC, Planning Commission and City staff. 4. Formulation ofAreawide General Plan Alternatives. Areawide General Plan alternatives focused on different combinations of subarea plans. 5. Plan Selection Plan. Selection was done through a series ofmeetings with the CAC, Planning Commission and City staff. 6. Plan Refinement. Plan refinement was accomplished by staff review of a Preliminary Draft, and CAC, Planning Commission and Public -at -Large comments on a Public Hearing Draft. CITY OF SANTA ANA GENERAL PLAN PUBLIC SAFETY ELEMENT Exhibit 3 illustrates some of the materials utilized during the planning process. Exhibit 3 Planning Process POLICY PLAN INTRODUCTION The Policy Plan section of the General Plan sets forth the detailed policies ofthe City relative to the framework Plan described in Section 1. Each element of the Policy Plan contains goals, objectives, implementation policies and implementation programs. Each element also contains a Planning Factors section which reflects the major issues identified through the citizen participation process. The Plan Components section ofeach element describes the planning and design concepts illustrated in the maps and provides an overview of implementation considerations. The Public Safety element aims to reduce to acceptable levels those risks associated with activities over which the City has some jurisdiction through the elimination ofavoidable risks. 8 CITY OF SANTA ANA GENERAL PLAN PUBLIC SAFETY ELEMENT This goal can be made operational through assessment ofacceptable levels ofrisk for fire, flood, civil disorder, incidence of crime, and other natural and man - induced potential safety hazards in the City, identification of ways risk can be reduced or avoided, and establishment of policies which will result in achievement of acceptable levels of risk. Airport safety related guidance and policies may be found in the City's General Plan Airport Land Use Environs Element. PLANNING FACTORS The ability ofthe City to meet public safety goals is influenced by its present risk management capacities, both in terms ofneeded physical plant and personnel. Crime Management and Protection The City's central police station is located in Civic Center. Built in 1997, the four - level facility meets the administrative space requirements for 566 + employees. The existing police administration facility promotes internal efficiency and takes advantage ofthe proximity ofCourts, County Jail and other government facilities. In addition, the police department maintains two Public Safety Satellite Offices or communications points in the community rather than traditional precinct stations. The increased use ofnon -sworn personnel in positions in which the training and skills ofsworn personnel are not critical can measurably increase efficiency ofthe Department's resources. Continuing the current emphasis on increased citizen involvement, through Community Oriented Policing" programs and other outreach activities, presents a significant opportunity to increase the efficiency and effectiveness of crime prevention programs. Fire Safety Fires in residential, commercial and industrial structures is responsible for substantial damage each year. The risk of property damage and personal injury from fire can be reduced through a combination of fire prevention measures and fire suppression. Fire prevention is obtained through building code restrictions on the use of flammable materials, fire resistance of building construction techniques and materials, installation of fire alarm and suppression systems, and community education. These measures impose costs on property owners and tenants through inspection fees. Property maintenance standards including removal of excessive vegetation and standards for storage and use of flammable materials also are appropriate fire prevention measures requiring modest inspection costs. Community education plays a primary role in providing fire and life safety messages to the public. CITY OF SANTA ANA GENERAL PLAN 1/ \ -) PUBLIC SAFETY ELEMENT Fire suppression is a major public safety cost for most cities. Fire suppression costs can be significantly reduced by appropriate prevention measures which reduce the incidence of fires and the severity and extent offires that do occur. Cooperative measures with other cities can reduce the amount of equipment and manpower each jurisdiction must maintain to be prepared for "worst- case" fires. The City contracts fire department services with the Orange County Fire Authority (OCFA) which fulfills both fire protection and emergency medical responsibilities. The OCFA operates ten stations throughout Santa Ana, and has access to an additional 61 stations in its service area. These stations are well distributed, at an approximate of 1 '/z mile service radii throughout the City. However, the overlapping responsibility of fire companies allows adequate response to emergencies. The first Fire unit response goal (travel time) is less than 5 minutes. Emergency Medical Services The provision ofemergency medical aid by the OCFA is an important adjunct to general medical care services in the City. Lower - income, elderly, non - English speaking and undocumented persons depend on medical services provided by paramedic personnel for many of their medical needs. The paramedic service fulfills a need not efficiently met by conventional medical services delivery systems. Hazardous Materials Transportation of hazardous materials through the City is an unavoidable consequence ofits location along several major transportation routes - interstate 5, interstate 22, Interstate 55, the AT &SF rail line and Southern Pacific rail line. Transportation of hazardous materials is safest if national standards for transportation of such materials are established and carefully monitored. In addition, such national standards should require coordination with local public safety officials so officials are prepared for emergency problems involving release ofhazardous materials. Emergency Preparedness A number of emergencies may result in a need for a coordinated governmental response. Disasters can occur in many forms at unexpected times and places and in most instances neither natural or man -made disasters can be fully predicted or controlled. Continued readiness, particularly on the part ofthe City, is necessary to cope with sudden and varying exigencies ofdisasters. Flood Safety The City has two major drainage courses with potential for significant flooding: Santiago Creek and the Santa Ana River. The Santa Ana River, with its normally dry riverbed and broad engineered channel and armored levees, does not appear to present a significant flood hazard. However, the Santa Ana River has a long history ofoverflowing its banks and flooding in the surrounding areas. To reduce m CITY OF SANTA ANA GENERAL PLAN PUBLIC SAFETY ELEMENT this risk, the U.S. Army Corps of Engineers (Corps) is constructing the $2.2 billion Santa Ana River Mainstem Project which includes raising the height of Prado Dam and constructing new gate -works allowing for controlled water releases up to 30,000 cubic feet per second and constructing channel improvements between Prado Dam and the ocean. Given the progress to date, the Corps' project provides 100 -year flood protection for Orange County. When completed, the project is designed to provide 190 -year level protection from flooding due to the Santa Ana River. Exhibit 4 shows areas susceptible to flooding. Throughout the Santa Ana River Basin in Orange County the potential exists for massive downstream flooding from the failure ofthe Prado Dam and overflow of the Santa Ana River. Located in Riverside County at the head of Santa Ana Canyon, Prado Dam is a single purpose dam designed to reduce the flood risk for metropolitan area in Orange County. In order to assure acceptable levels ofrisk to people and property from flooding, the City has established flood plain management regulations in the flood prone areas. The flood plain management regulations require that new construction or substantial improvements in the flood prone areas must be elevated above the base flood. Congress authorized advanced engineering and design studies for flood control along the Santa Ana River in 1976. The Army Corp of Engineer completed the lining improvements along the Santa Ana River in the 1990's. Potential flood damage can be minimized along the Santa Ana River and Santiago Creek by coordinating preparedness planning between emergency response and disaster relief agencies. PLAN COMPONENTS Major thrusts of the Public Safety programs focus on crime, fire and disaster prevention; involvement of the public in crime and fire prevention programs; strict enforcement ofsafety features of building and zoning codes; completion of physical improvements related to flood control; maintenance of emergency preparedness programs, and community education. Throughout the recommendations runs a theme of efficient and effective use of available financial, personnel and material resources. In an era oflimited financial options, the City is concentrating on maximizing the impact of its existing facilities rather than depending upon expansion activities. The City maintains an Emergency Services Plan which provides direction and guidance for officials and citizens in the event of emergency. The plan covers emergencies related to earthquakes, floods, major fires and/or explosions, industrial accidents, bomb threats and explosions, utility failures, interruptions and reductions, radiological hazards, welfare and mass care, water quality emergencies, traffic control and hazardous materials spills. CITY OF SANTA ANA GENERAL PLAN I 1/ \) PUBLIC SAFETY ELEMENT GOALS, OBJECTIVES, POLICIES AND PROGRAMS GOALS Goal 1 Preserve a safe and secure environment for all Santa Ana residents and workers. Goal 2 Minimize loss of life and property due to natural and man -made catastrophes. OBJECTIVES 1.1 Reduce crimes against persons and property. 1.2 Effectively manage risks associated with earthquakcs, floods, fires and hazardous materials. 1.3 Preserve wetlands, riparian corridors, and buffer zones and establish reasonable limits on the clearing ofvegetation from the project site. 2.1 Maintain an effective emergency preparedness plan and program. POLICIES Maintain or increase the level of local law enforcement activity. Assure minimum feasible response time to police calls in all areas of the City. Increase the effectiveness of law enforcement activities through expansion of crime prevention measures and the active involvement ofthe public in local law enforcement programs. Assure minimum feasible response time to fire calls in all areas ofthe City. Strictly enforce safety provisions of building and zoning codes. Assure acceptable levels of risk to people and property from flooding and from toxic materials. Consider maintenance of emergency preparedness programs as a high municipal investment priority. PROGRAMS 12 Fund law enforcement activities on a priority basis. Continue use of non -sworn personnel in appropriate law enforcement junctions. Annually assess efficiency ofpolice fleet and personnel deployment plans as related to police call patterns and modify as appropriate. CITY OF SANTA ANA GENERAL PLAN PUBLIC SAFETY ELEMENT Continue neighborhood watch, crime alert and other resident participation programs. Expand community education activities directed to increasing personal, home and business premise security. Continue "storefront" and Public Safety Satellite Office police programs. Annually assess effectiveness offire unit deployment plans as related to fire call patterns and modify as appropriate. Continue community education programs directed to fire prevention and awareness. Continue zoning and building code enforcement programs designed to reduce overcrowding in residential units. Initiate a systematic code enforcement program for rental housing. Enforce seismic safety provisions of the building code with respect to both new and existing structures. Continue to enforce the requirements of the Flood Plain Management Ordinance. Cooperate in the completion ofimprovements to the Santa Ana River channel and Santiago Creek. Systematically prioritize storm drainage needs in the City's annual Capital Improvements Program. Develop and/or support local and regional programs to improve solid waste disposal standards and programs, especially those dealing with toxic substances. Support strict safety standards for transportation of hazardous materials through the City. Review emergency preparedness and operational plans annually and modify as necessary to assure continued efficiency. Seek financial support for emergency management programs from applicable Federal and State sources such as hazardous materials transport user fees authorized by the Federal government. Limit disturbance of natural water bodies and drainage systems to conserve natural areas; protect slopes and channels; and minimize impacts from storm water and urban runoff on the biological integrity ofnatural drainage systems and water bodies. Require development within the 100 -year flood zone to implement mitigation measures to minimize risks associated with flood hazards. Collect, maintain, and make available information regarding flooding hazards to remain aware of potential hazards and serve as an educational resource for the community. CITY OF SANTA ANA GENERAL PLAN 13 1/ \) PUBLIC SAFETY ELEMENT 14 Actively cooperate with FEMA regarding amendments to local Flood Insurance Rate Maps, recognizing the importance ofredesignation of the 100 and 500 -year flood plains within the City boundaries as facility improvements are completed. CITY OF SANTA ANA GENERAL PLAN PUBLIC SAFETY ELEMENT This page intentionally left blank. A CITY OF SANTA ANA GENERAL PLAN 15 PUBLIC SAFETY ELEMENT Exhibit 4 Flood Hazard Areas 00 0 Legend 100 -Year Flovd Risk 500 -Year Flood Risk Undetermined Flood Hazard 16 CITY OF SANTA ANA GENERAL PLAN r' ! r l r l l rtdiririi tJtVEiAAV PWDEWG4fRKMQMVE s +r r r ! rrr l r ! • l l •••• a > J i FAIRMAVENiAV t t`a'I`a•t't'a'i•t'r'S!a'i _ r9 H s r > > . r l r ! . r ! ! ! • r IJL / Y ANTACiLARAAV SANTA•ClNtAAVr'r•r•••r +.•• s l. r r r. r f WE57Aitl1i8iFJi A'V !`!'',/ ' r• { a'j 17TH 3T 7. WASHING AV g ri 4 r1 I I S't•t'i 2 Q4. • w 'G1YIC CENTER OR r'! tr i i! ••!•r•ay IliYtltr,Irilirr ANA. 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