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Figure E-32 Overpayment by Renters (Orange County)
Source: AFFH Viewer, 2022
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Figure E-33 Overpayment by Homeowners (Orange County)
Source: AFFH Viewer, 2022
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Figure E-34 Overpayment by Renters (Fullerton)
Source: AFFH Viewer, 2022
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Figure E-35 Overpayment by Homeowners (Fullerton)
Source: AFFH Viewer, 2022
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Figure E-36 Overpayment by Renters and Predominant Racial/Ethnic Populations (Fullerton)
Source: AFFH Viewer, 2022
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E.7.2 Overcrowding
Overcrowding is defined as housing units with more than one person per room (including dining and living rooms but excluding bathrooms and kitchen) while severe overcrowding refers to more than 1.5 persons per room. Overcrowding is a measure to understand the needs of large families, defined as five or more persons per household. Generally, large households have special housing needs due to lower per capita income and the need for housing with three or more bedrooms.
Some large households may not be able to accommodate high-cost burdens for housing and accept housing with too few rooms. Potential fair housing issues emerge if non-traditional households are discouraged or denied housing due to a perception of overcrowding. Household overcrowding reflects various living situations, including housing units that are inadequately sized to meet a household’s needs; the necessity or desire to have extended family members reside in an existing household; or unrelated individuals or families that share a single housing unit.
Not only is overcrowding a potential fair housing concern, but it can also potentially strain electrical systems in older housing that have not been updated or contribute to a perceived shortage of parking. As a result, some property owners/managers may be more hesitant to rent to large households, thus making access to adequately sized housing even more difficult. According to local fair housing service providers and property managers, addressing the issue of large households is complex as there are no set of guidelines for determining the maximum capacity for a unit. Fair housing issues may arise from policies aimed to limit overcrowding that have a disparate impact on specific racial or ethnic groups with different preferences for housing size and/or ability to pay according to the household size standards identified.
Regional Trends
Orange County has 144,734 large households; approximately 13 percent of total households. Owner- occupied households comprise a larger share than renters of the total number of large households in the county. Overcrowding remains low overall in the county, compared to the statewide average, but there is a disproportionate impact of overcrowding in households primarily occupied by non-white racial/ethnic groups. According to ACS 2021 estimates, three percent of white, non-Hispanic households are overcrowded (more than one occupant per room), compared to 22 percent of Hispanic/Latino, eight percent of Asian, and four percent of Black/African American households. According to the California Department of Health and Human Services data shown in Figure E-37, overcrowded housing is most prominent in the northwestern area of Orange County, mainly in urban centers such as the cities of Santa Ana, Garden Grove, Orange, Anaheim, Buena Park, La Habra, Costa Mesa, and Westminster. There are also pockets of overcrowding int the southern area of Orange County near the cities of Laguna Niguel and Mission Viejo.
Local Trends
According to ACS 2017-2021 data, Fullerton has 6,651 large households; approximately 14 percent of the total households. Renter occupied large households comprise of 52 percent of the total number of large Fullerton households. Additionally, 10.8 percent of households in Fullerton are overcrowded, slightly higher than 8.6 percent for the county as a whole. Fullerton has an average of 2.87 persons per household in 2021, a decrease from 2011, when the city had an average of 3.00 persons per household. As shown in Figure E-38, neighborhoods with a higher degree of overcrowded households are generally located in the southern area of the city.
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Figure E-37 Overcrowded Households (Orange County)
Source: AFFH Viewer, 2022
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Figure E-38 Overcrowded Households (Fullerton)
Source: AFFH Viewer, 2022
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The neighborhood with the highest percentage of overcrowding is Woodcrest Park (more than 20 percent).
The predominant population in this area is Hispanic/Latino. Neighborhoods with 10 to 15 percent overcrowding include Artesia Blvd/N Gilbert St, Valencia Park, W Oak Ave/Lambert Dr, E Wilshire Ave/N Raymond Ave, Rancho La Paz. The AFFH Data Viewer also shows the neighborhood of E Imperial Hwy/N Harbor Blvd in northern Fullerton as having high levels of overcrowding; however, this data is based on the residential units within the neighboring cities of La Habra and Brea. The portion of this census tract located within the City of Fullerton is comprised of entirely commercial and industrial uses and does not contain any residential units. Neighborhoods with low levels of overcrowding are generally located in the central and northern portion of the city.
According to the 2017-2021 ACS estimates shown in Figure E-39, overcrowding is a more common housing issue for residents of Fullerton who identified as American Indian/Alaskan Native, Hispanic/Latino, and those of “other race or multiple races” than for people who identified as white, non-Hispanic, Black/African American, or American Indian/Alaska Native.
Figure E-39 Overcrowding by Race in Fullerton
Notes: The Census Bureau does not disaggregate racial groups by Hispanic/Latino ethnicity. However, data for the white racial group is also reported for white householders who are not Hispanic/Latino. Since residents who identify as white and Hispanic/Lati no may have very different experiences within the housing market and the economy from those who identify as white and non-Hispanic/Latino, data for multiple white sub-groups are reported here. The racial/ethnic groups reported in this table are not all mutually exclusive. Therefore, the data should not be summed as the sum exceeds the total number of occupied housing units for this jurisdiction. However, all groups labelled “Hispanic and Non- Hispanic” are mutually exclusive, and the sum of the data for these groups is equivalent to the total number of occupied housing units. *Hispanic and non-Hispanic
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2017-2021), Table B25014A-I 9%
21%
11%
0%
23% 22%
2% 3%
0%
5%
10%
15%
20%
25%PERCENT OF HOUSEHOLDS
MORE THAN 1.0 OCCUPANTS PER ROOM
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E.7.3 Housing Problems
HUD considers housing units to be “standard units” if they are in compliance with local building codes.
Many federal and State programs use the age of housing as a factor to determine a community’s housing rehabilitation needs. Housing age can be an important indicator of housing condition in a community. Like any other tangible asset, housing is subject to gradual physical or technological deterioration over time. If not properly and regularly maintained, housing can deteriorate and discourage reinvestment, depress neighboring property values, and eventually impact the quality of life in a neighborhood. Typically, housing over 30 years old is more likely to have rehabilitation needs that may include replacing plumbing, roof repairs, foundation work, and other repairs. Housing units built before 1978 may have health risks such as lead-based paint and asbestos. Housing issues prompted by disrepair such as mold may elevate health conditions such as asthma.
Regional Trends
Housing problems are defined as units having incomplete kitchen facilities, incomplete plumbing facilities, more than one person per room, and households with a cost burden greater than 30 percent. Severe housing problems are defined as all of the above and with a cost burden greater than 50 percent.22 Approximately 44 percent of total households in Orange County experience housing problems, and another 26 percent of total households experience severe housing problems. According to the AI, more than half of Hispanic/Latino (63 percent) households experience housing problems compared to white, non-Hispanic residents. Housing problems are significantly higher among large households, as nearly 65 percent of large households experience housing problems compared to 39 percent of households comprising less than five persons.
A housing unit is considered substandard by the ACS if it lacks complete plumbing or kitchen facilities.
According to the 2017-2021 ACS, 0.2 percent of all occupied housing units in Orange County lack complete plumbing facilities and 1.3 percent lack complete kitchen facilities.
Fifty-six percent of Orange County’s housing stock was built prior to 1980. These units are potentially in need of repair and modernization improvements. Additionally, lead-based paint was banned from residential uses in 1978. All houses constructed before 1978 are therefore considered at risk for containing lead-based paint.
Local Trends
According to the 2015-2019 CHAS data, 46 percent of households in Fullerton experience at least one housing problem, similar to the rate for Orange County. According to the AI, Hispanic/Latino, Asian/Pacific Islanders, and Black/African-American households experience the highest rate of housing problems at 63, 48, and 45 percent, respectively. In comparison, 36 percent of white, non-Hispanic households experienced housing problems. According to the 2017-2021 ACS, 0.3 percent of all occupied housing units in Fullerton lack complete plumbing facilities and 2.2 percent lacked complete kitchen facilities, slightly higher than the county as a whole. Over 74 percent of the city’s current housing stock is greater than 40 years old.
Additionally, 71 percent of large households (five or more persons) in the city experience housing problems compared to 42 percent of households of five persons or less, as referenced in the AI.
22 HUD, 2021. https://www.huduser.gov/portal/datasets/cp/CHAS/bg_chas.html
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Respondents to a survey conducted in May 2024 to gather stakeholder input noted the neighborhoods of Independence Park, Artesia Blvd/N, Gilbert Park, W Commonwealth Ave/N Basque Ave; Valencia Park, as well as the neighborhoods south of Commonwealth Ave, and areas near downtown and the train station have a concentration of units in need of rehabilitation.
E.7.4 Persons Experiencing Homelessness
Regional Trends
The 2022 Orange County Everyone Counts Point-in-Time (PIT) Summary is the most recent evaluation of people experiencing homelessness in the county. According to the 2022 PIT count, there were 5,718 people experiencing homelessness in Orange County (sheltered and unsheltered), which was a decrease of 1,142 people (16.7 percent) from 2019 (latest available comparable year). There were 3,961 individuals who were observed as being unsheltered in the county, a decrease of 904 people from 2019.
Fifty-five percent of unsheltered individuals, and 38 percent of sheltered individuals in Orange County were chronically homeless (individual has a disabling condition and has had four episodes of homelessness in the past three years or has been continuously homeless for one year or longer). Twenty-eight percent of sheltered individuals reported suffering from a mental health issue, 20 percent reported a substance abuse issue, and 11 percent were fleeing domestic and dating violence. Three percent had HIV/AIDS, and one percent had a developmental disability. Sheltered individuals were more likely to be male (51.4 percent) and most likely to be older than the age of 25 (72.6 percent). Approximately 4.7 percent were young adults between the ages of 18 and 24, and 22.6 percent were younger than 18 years of age.
White, non-Hispanic residents had the largest overrepresentation in terms of percent of sheltered individuals respective of county population share (77 percent of sheltered individuals versus 43 percent share of population). Asian Americans were the most underrepresented for sheltered individuals respective of city population share (4 percent of sheltered individuals versus 22 percent of population share). Other racial/ethnicity groups of sheltered individuals were closer to their respective city population shares.
State law (Section 65583(a)(7)) requires municipalities to address the special needs of persons experiencing homelessness within their boundaries. “Homelessness,” as defined by HUD, describes the condition of an individual, who is not imprisoned or otherwise detained, who:
• Lacks a fixed, regular, and adequate nighttime residence; and • Has a primary nighttime residence that is:
o A supervised publicly or privately operated shelter designed to provide temporary living accommodations (including welfare hotels, congregate shelters, and transitional housing for the mentally ill);
o An institution that provides a temporary residence for individuals intended to be institutionalized; or
o A public or private place not designed for or ordinarily used as a regular sleeping accommodation for human beings.
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Local Trends
The 2024 PIT count reported that 434 individuals were experiencing homelessness in Fullerton, including 226 sheltered and 208 unsheltered. This represents an increase of 162 individuals experiencing homelessness compared to the 2022 PIT count. The City established a Homeless Plan Committee in 2019 to create a comprehensive strategic plan to address homelessness. This plan was published in January 2020.
The report indicated that the top four causes of homelessness in Fullerton are:
1. Lack of housing affordable to very low-income residents;
2. Lack of Permanent Supportive Housing for individuals living with mental illness;
3. Growing numbers of opioid addicted individuals reduced to living on the streets; and
4. Lack of jobs with sufficient pay to afford food and shelter in our community. 23 A survey conducted in May 2024 to gather stakeholder input provided local knowledge on the patterns of people experiencing homelessness in Fullerton. Five survey respondents indicated a concentration of people experiencing homelessness in the neighborhoods of Santa Fe District/SOCO, Independence Park, and S. Woods Ave/W Orangethorpe Ave, Craig Park, and Chapman Park. Individuals experiencing homelessness are also found along major arterials, including Lemon Street, Orangethorpe Avenue, under the State Route (SR) 57 freeway, Hillcrest Park, and in the shopping centers and at bus depots. In terms of trends among homeless residents, respondents noted that older women appear to be a growing population of residents experiencing homelessness.
The majority of the areas where there is a concentration of people experiencing homelessness are located in southern Fullerton, most of which has transit access within a quarter mile of a transit stop, as shown in Figure E-22. The Fullerton Transportation Center, located at E Santa Fe Avenue and S Lemon Street in the Rancho La Paz neighborhood, is served by Amtrak's Pacific Surfliner and Southwest Chief trains, as well as Metrolink's 91/Perris Valley Line and Orange County Line trains. It is also a major bus depot for the OC Bus system and is one of the major transportation hubs of Orange County. The Fullerton Transportation Center is located in short proximity (walking distance) from the major arterials where people experiencing homelessness are likely to congregate, is less than 30 minutes’ walk or bus ride from Independence Park and Hillcrest Park, and is two blocks from the Women’s Transitional Living Center.
The Fullerton Navigation and Recuperative Care Center at 3535 West Commonwealth Avenue is in the Artesia Boulevard/N Gilbert Street neighborhood and is 20 minutes via bus from the Fullerton Transportation Center and the neighborhoods where people experiencing homelessness are likely to congregate.
A number of organizations located in southern Fullerton provide services to unhoused persons and families. Several emergency shelters, food distribution centers, religious institutions, and organizations provide emergency services for people experiencing homelessness are in close proximity (within 20 minutes’ walk or bus ride) from areas where people experiencing homelessness are likely to congregate, including:
• Women’s Transitional Living Center: 210 N Pomona Avenue in the Santa Fe District/SOCO neighborhood
• Armory shelter: Brookhurst Street and W Valencia Drive in the W Oak Avenue/Lambert Park neighborhood
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• New Vista Shelter: 514 W Amerige Avenue in the Independence Park neighborhood • Hub of Hope Food Bank: 611 S Ford Avenue in the Woodcrest Park neighborhood • INCO Relief USA: 505 E Commonwealth Avenue in the Santa Fe District/SOCO neighborhood • Pathways of Hope: 1231 Chapman Avenue in the Byerrum Park neighborhood • OC United: 418 W Commonwealth Avenue in the Independence Park neighborhood • Lutheran Social Services: 247 E Amerige Avenue in the Santa Fe District/SoCo neighborhood • Inter Community Action Network: 4128 Commonwealth Avenue in the Artesia Boulevard/North Gilbert Street neighborhood
• Young Lives Redeemed: 1105 Commonwealth Avenue in the E Willshire Avenue/North Raymond Avenue neighborhood
• Food for Christ at the Rock Food Distribution Center: 101 E Orangethorpe Avenue in the Santa Fe District/SoCo neighborhood
• Calvary Community Church Food Distribution Center: 1465 W Orangethorpe Avenue in the Nicolas Park neighborhood
• New Wine Church Food Distribution Center: 1425 S Brookhurst Road I the Gilbert Park neighborhood • Fullerton Seventh Day Adventist Church Food Distribution Center: 2355 W Valencia Drive in the Valencia Park neighborhood
• Saint Philip Benizi Church - Society of Saint Vincent de Paul Food Distribution Center: 235 S Pine Drive in the W Valencia Drive/Courtney Avenue neighborhood
• Dolphin Market Pacific Drive Elementary Food Distribution Center: 1501 W Valencia Drive in the W Commonwealth Avenue/N Basque Avenue neighborhood
• ICNA Relief USA Food Distribution Center 505 E Commonwealth Avenue in the 212 E Wilshire Avenue in the Santa Fe District/SoCo neighborhood
• Heart of Downtown Food Co-op: 212 E Wilshire Avenue in the Santa Fe District/SoCo neighborhood • First Lutheran Church Food Distribution Center: 215 N Lemon Street in the Santa Fe District/SoCo neighborhood
• Fullerton Community Center Food Distribution Center: 340 W Commonwealth Avenue in the Independence Park neighborhood
• Saint Mary’s Church Food Distribution Center: 400 W Commonwealth Avenue in the Independence Park neighborhood
Through ongoing outreach and canvassing efforts, the City continues to identify individuals experiencing homelessness in key areas, including transportation hubs (such as train stations), parks, and washes. The City played a pivotal role in developing a comprehensive, synchronized system of care through the establishment of the Hope Center. This multi-city, multi-disciplinary partnership aims to streamline and standardize homeless outreach and engagement by centralizing resources, coordinating responses, and integrating data. A key component of this system is the management of an Outreach Grid, which tracks and responds to reports of homelessness. Calls are dispatched to outreach workers and city-funded Homeless Liaison Officers (HLOs), including Police Officers, who respond in real-time and check the availability of shelter beds.
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The HLO Unit partners with local organizations including the Orange County Mental Health Agency, the Fullerton Navigation and Recuperative Care Center run by Illumination Foundation, Placentia Navigation Center run by PATH, Buena Park Navigation Center run by Mercy House, and the Anaheim Bridges Shelter run by Mercy House to conduct weekly outreach to persons experiencing homelessness. The HLO Unit has a clinician from the Orange County Mental Health Agency in the patrol vehicle of an officer two to three days of the week to assist persons experiencing homelessness and those experiencing mental health issues.
In addition, all police officers in Fullerton are trained on how to assist individuals experiencing homelessness.
24 The City has taken a number of actions to address homelessness through services in the community. These efforts include hiring a dedicated Homeless Outreach Case Manager, who is responsible for performing case management, outreach, intervention services and assistance in obtaining resources from community partners to individuals deemed homeless residents of the City of Fullerton. The Case Manager utilizes Homeless Management Information System (HMIS) to collect client-level data and data on the provision of housing and services to individuals and families at risk of experiencing homelessness. The City also recently filled the Housing Manager position to implement programs to address the homeless population and those at risk of becoming homeless.
The Homeless Case Manager program employs an outreach coordinator to ensure the City’s homeless residents are receiving individualized care. The now full-time position was filled in 2024 and is stationed at the Hope Center. The position works with the County’s Continuum of Care, which was not occurring with City Net. The City provided CDBG-CV funds for the construction costs of Project HOPE (Homeless Outreach Proactive Engagement). The Hope Center opened in 2022 and provides a hub for Homeless Case Managers, Mental Health Specialists, paramedics and social workers working together to provide whole person care.
Additionally, in 2024-25, HOME-ARP funds are used to assist the homeless and at risk of homelessness populations.
The City continues to support various non-profit organizations that provide homeless services including Mercy House (homeless shelter), Pathways of Hope (transitional housing, life skills training), Lutheran Social Services of Southern California (victims of domestic violence, at risk of homelessness) and the Women's Transitional Living Center (victims of domestic violence, at risk of homeless). Orange County Health Care Agency provides linkage to mental health services and refers homeless into emergency shelters.
Other partner agencies are assisting Fullerton in reducing homelessness. St. Jude Medical Center assists homeless individuals who visit the Emergency Room through their Community Care Navigators who provide case management and linkage to services when needed to help prevent another visit. Chrysalis provides job training and opportunities to individuals who walk-in or are connected to the emergency shelters. OC United’s “Jobs for Life” program is offered at emergency shelters as a life skills and job readiness class.
The City partners with the 13 cities of the North Service Planning Area (SPA) on a Memorandum of Understanding that have resulted in the development of two homeless navigation centers providing a total of 250 beds serving the North Orange County homeless population. The City financially supports emergency shelter/navigation beds for Fullerton homeless individuals at the Buena Park 150-bed
24 Fullerton Police Department. 2024. Homeless Outreach. https://www.cityoffullerton.com/government/departments/police/police -services/homeless- outreach
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navigation center and Placentia 100-bed shelter that provides comprehensive housing services. Since 2020, 164 persons have been referred to the Buena Park Navigation Center from Fullerton.25 The City has a partnership with Illumination Foundation that established a 150-bed facility in Fullerton that not only provides navigation center beds with wrap-around services but also provides recuperative care beds, which provide care for homeless patients after a hospital stay or emergency room visit. Bridges at Kramer Place operated by Mercy House is a 200-bed year-round shelter for single adults in North Orange County. Bridges is a 24-hour emergency homeless shelter facility in the City of Anaheim that is ADA Accessible and serves homeless single men and single women in the North Orange County area. The shelter’s primary focus is assisting program participants with creating a housing plan, making connections to housing resources and ending their homelessness as soon as possible. The City of Fullerton assisted in funding the shelter and is allowed access for Fullerton homeless clients.26 The City partners with the nonprofit organization City Net to provide street outreach, in-reach, and case management to those experiencing homelessness in Fullerton. The City also partners with the OC Health Care Agency, which serves individuals who are homeless or on the verge of becoming homeless. Services are offered to individuals of all ages with behavioral health conditions ranging. Staff frequent known gathering places for the homeless including food banks, shelters, and public areas such as parks/libraries in order to identify individuals and screen for program eligibility. The team responds to community referrals and collaborates with various community partners in support of an individual’s recovery.
The City of Fullerton Five-Year Consolidated Plan reflects a unified vision for providing decent housing, addressing homelessness issues, and taking community development actions as determined by a collaborative effort of the community. The plan outlines three basic goals set by the Department of Housing and Urban Development: to provide decent housing; to provide a suitable living environment; and to expand economic opportunities for low/moderate income individuals.
The City plans to continue partnerships with non-profit organizations and regional agencies to provide outreach and services for persons experiencing homelessness during the planning period and as described in Policy Action 3.15 in Chapter 4, Housing Plan. The outreach and services will continue to be targeted to the geographic areas in the city where people experiencing homelessness tend to congregate and preventative services targeted to the populations most at risk of homelessness.
E.7.5 Displacement
Displacement, as defined by HCD, is used to describe any involuntary household move caused by landlord action or market changes. Shifts in neighborhood composition are often framed and perpetuated by established patterns of racial inequity and segregation. Movement of people, public policies, and investments, such as capital improvements and planned transit stops, and flows of private capital can lead to displacement. Displacement is fueled by a combination of rising housing costs, rising income inequality, stagnant wages, and insufficient market-rate housing production. Decades of disinvestment in low-income communities, coupled with investor speculation, can result in a rent gap or a disparity between current rental income of the land, and potentially achievable rental income if the property is converted to its most profitable use. These processes can disproportionally impact people of color, as well as lower income
25 Mercy House. June 2024 report.
https://cms7files1.revize.com/buenaparkca/departments/Community%20Services/Homeless%20Services/Navigation%20Center/Buena%20Pa rk%20Monthly% 20Report%20-%20June%202024.pdf
26 City of Fullerton. 2024. Draft HUD Action Plan. https://www.cityoffullerton.com/home/showpublisheddocument/8740/6385604822730 30000
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households, persons with disabilities, large households, and persons at-risk or experiencing homelessness.27
Regional Trends
As shown in Figure E-40, the majority of Orange County has a lower risk of displacement, but there are several cities in the northwestern portion of Orange County (primarily the cities of Anaheim, Placentia, Buena Park, Garden Grove, Westminster, Santa Ana, Stanton, and Orange) that are at risk of displacement.
Local Trends
The majority of Fullerton is at lower risk of displacement, but there are several neighborhoods in southern Fullerton at risk of displacement, as shown in Figure E-41. These include the neighborhoods of Artesia Blvd/N Gilbert, Valencia Park, Woodcrest Park, Rancho La Paz, and California State University Fullerton.
Vulnerable areas in Fullerton had higher poverty rates, higher percentage of LMI residents, overcrowded households and were more likely to have a higher percentage of Hispanic/Latino residents. Fullerton has the highest number of rent-based eviction filings in all of Orange County.28 E.8 Local Area Knowledge
E.8.1 Historic Patterns of Segregation
Regional
Patterns of racial segregation are the byproduct of local and federal policies, private housing discrimination, and community prejudice. To understand present challenges to fair housing, it is necessary to review the history of actions that have led to regional patterns of segregation.
The first people to live in Orange County were the Shoshonean-speaking people, the ancestors of the tribes we know today as the Juaneño and the Gabrielino. Spanish missionaries were established in the area in 1770s. In 1810, the first land grant in what is now Orange County was established east and south of the Santa Ana River. The area was dominated by cattle ranches. The Gold Rush of 1849 brought tens of thousands of new settlers to California. By 1850, the future Orange County comprised the southern tip of Los Angeles County. By late 1800s, residents had mobilized enough political support to pass the secession measure despite opposition by Los Angeles County in the State Legislature. Orange County was given jurisdictional autonomy on March 11, 1889.
27 HCD. 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-2021.pdf 28 United Way. 2023. Orange County Evictions Report. https://www.unitedwayoc.org/wp-content/uploads/2023/04/OC-Evictions-Spring23_final.pdf, accessed August, 2023
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Figure E-40 Estimated Displacement Risk (Orange County)
Source: AFFH Viewer, 2022
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Figure E-41 Estimated Displacement Risk (Fullerton)
Source: AFFH Viewer, 2022
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Much of Orange County’s growth in the first half of the 20th Century was fueled by new forms of transportation. Between 1904 and 1910, the Pacific Electric Railway built three branches to serve Orange County with its “big red cars.” The coast line spurred development from Seal Beach to Corona del Mar. The Santa Ana line prompted the founding of Cypress and Stanton. And the La Habra line ran all the way down to the new community of Yorba Linda. Freeway construction began in the 1950s with the opening of the Santa Ana (I-5) Freeway and continued almost unabated into the 1970s. During World War II, a number of important military bases were established in Orange County. At the end of the war, many veterans decided to settle in Southern California, and the region began to grow at an unprecedented rate.
By the mid-1950s, Orange County’s farms were being replaced by single-family tract housing. South Orange County began to grow in the 1960s, with master planned communities such as Irvine, Mission Viejo, and Laguna Niguel. Aliso Viejo, Rancho Santa Margarita, Ladera Ranch, and others followed in the 1980s and 1990s.
Until the 1940s, Orange County's economy was based largely on agriculture. With the rapid southward expansion of Los Angeles' population and industrial development, Orange County's economy began to change rapidly, particularly in the northern parts of the county. In 1940, twice as many workers were employed in agriculture as in manufacturing. Orange County's demographic explosion began with the onset of the military build-up for the Second World War and continued with the post-war expansion of California.
Between 1940 and 1960, Orange County's population grew from 130,000 to more than 700,000, transforming the county into a major suburban outpost for Los Angeles.
By 1960, manufacturing employed three times as many workers as the agricultural industry. Aerospace and other high-tech industries began moving into the area, bringing with them growing affluence. Between 1950 and 1960, Orange County's median income grew from the 20th highest of California's 58 counties to the third highest, behind only the Bay Area suburbs of Contra Costa and Marin Counties. By the mid-1990s, Orange County's high-tech and information industries were among the most dynamic in the United States.
Today, Orange County comprises 34 cities and has a population of approximately three million residents.
The unincorporated territory, consisting of approximately 321 square miles, is geographically diverse with unincorporated areas spread throughout the County. The largest portion of unincorporated territory is found in southern Orange County and includes a number of planned communities such as Coto de Caza, Las Flores and Ladera Ranch as well as large portions of undeveloped territory south of Ortega Highway.
In the late 1800s, Santa Ana was one of the only cities in Orange County with a Chinatown neighborhood.
These Chinese immigrants were recruited to meet the demands of labor in farming, railroads, and construction and worked for low wages to send to their families back in China. The area was burned down by the City in 1906 based on claims of mitigating the spread of disease. Residents were relocated to land along the Santa Ana River, but by 1912, most Chinese residents had left Santa Ana to reside in nearby Anaheim.
In the 1920s, Anaheim was home to members of the racist “white power” entity known as the Ku Klux Klan (KKK). In 1924, Anaheim elected four KKK affiliated candidates to city council, and KKK membership in Anaheim expanded. They spread prejudices until 1925, when they were recalled after residents were alerted of their KKK affiliations. In 1930s, most citrus laborers in Orange County were immigrants from Mexico, who formed the Federation of Agricultural Workers Unions of America (FAWUA). Strikes for better working conditions were met with state-sponsored violence.
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The 1930s and 40s was a time of public segregation across the nation. Orange County participated in upholding racial hierarchies based on racist notions of white superiority. Various Orange County swimming pools had separate days for ethnic groups. Xenophobia was rampant. In 1942, President Roosevelt issued Executive Order 9066 which allowed local military commanders to designate military areas as “exclusion zones” from which any or all person may be excluded. Accordingly, 127,000 US residents of Japanese ancestry, most of them US Citizens were removed from the Pacific Coast and were sent to internment camps.29 At the end of their internment, many Japanese Americans struggled to find housing due to poverty, restrictive covenants, and racism.30
Starting in the 1930s, parts of Orange County were subject to redlining, which is the practice of federally sanctioned discriminatory mortgage lending that either steered or opted against providing loans to borrowers based on the racial or socioeconomic status of the neighborhood in which a property is located.
Redlining, a government-sponsored system of denying mortgage loans and services to finance the purchase of homes in specific areas, served as a tool to limit homeownership opportunities, as federally insured and long-term mortgages were routinely denied to often non-white persons seen as “undesirable.” Redlining directed both public and private capital to white households and away from Black/African American, non- white, immigrant, and Jewish households. As homeownership is one of the most significant means of intergenerational wealth building in the United States, these redlining practices had long-term effects in creating wealth inequalities. Additionally, many of the housing deeds in Orange County included prohibitions against Black, Hispanic/Latino, Asian, and Native American people, permitting them only if they were gardeners, servants, or nannies.
31 In 1971, the OC Human Relations Commission was created by advocates for civil rights who were upset with police brutality against non-white residents, housing discrimination, lack of affordable health care, and discrimination in education. The Commission was intended to eliminate prejudice, intolerance, and discrimination based on race, religion, ethnicity, national origin, gender, sexual orientation, marital status, socio-economic status, and age.32 The OC Human Relations Commission, Fair Housing Council, League of Women Voters, Legal Aid Society, and other housing advocates formed the Housing Coalition to advocate for the development of Affordable Housing. In addition, the Hate Crime Network was established in 1991 to respond to hate crime and build relationships between police and diverse communities within Orange County.
Local
In early 1887, the California Central Railroad, a subsidiary of Santa Fe, sent George H. Fullerton, president of the Pacific Land and Improvement Co., to purchase land for railroad right-of-way. Brothers George and Edward Amerige learned that a likely site for a town was located north of Anaheim. With George Fullerton's assurance that the area north of Anaheim would be included, the Ameriges purchased 430 acres and Fullerton was established.
29 Japanese-American Internment During World War II. U.S. National Archives. https://www.archives.gov/education/lessons/japanese-relocation 30 For Japanese Americans, Housing Injustices Outlived Internment, New York Times, 2020. https://www.nytimes.com/2020/08/20/magazine/japanese- internment-end-wwii-trailer-parks.html
31 Fullerton Observer. 2020. A Brief History of Housing Discrimination in Fullerton and North Orange County. https://fullertonobserver.com/2020/07/27/a- brief-history-of-housing-discrimination-in-fullerton-and-north-orange-county/ 32 Fullerton Observer. 2020. A Brief History of Housing Discrimination in Fullerton and North Orange County. https://fullertonobserver.com/2020/07/27/a- brief-history-of-housing-discrimination-in-fullerton-and-north-orange-county/
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Historically, the city was a center of agriculture, notably groves of Valencia oranges and other citrus crops.
Drilling for petroleum began in 1880 with the discovery of the Brea-Olinda Oil Field, which started a boom that peaked in the 1920s.
Anecdotal evidence suggests Fullerton was a “sundown town,” which is a city, county or region that was intentionally “all white” by forcing out anyone considered non-white by force, law, or custom. In 1919, hundreds of residents protested at a city council meeting after they learned that the Santa Fe Railroad planned to build housing for its Mexican workers near the company’s tracks.33 There were widespread racist civic and housing policies throughout Orange County, including Fullerton, that prevented minorities from accessing housing. According to anecdotes, the only neighborhood where minorities were allowed to rent or own homes was on the south side of the train tracks in the Truslow neighborhood.34 Today, the Truslow Avenue neighborhood has some of the lowest median incomes in and the highest percentage of non-white residents in the city.
Racial covenants were prevalent within Fullerton. Fullerton is the home of the Bernal House, which is the subject of one of the leading anti-discrimination cases in 1943 known as “Doss v. Bernal.” The Sunnyside Addition was established in 1923 and by the time the Bernals moved in, it had become a predominantly lower middle-class community occupied exclusively by whites. The Bernals, a Mexican family, purchased a home on Ash Avenue in the Sunnyside neighborhood of Fullerton with a deed restriction attached to the house, that supported residential segregation in housing covenants. Neighbors filed a lawsuit against the Bernals, but they refused to leave. The case was successfully argued under the equal protection clause of the 14
th Amendment and the Bernals were able to keep their home.35 Terrorism of Black/African American residents was widespread in the area. Just outside Fullerton in Placentia, the first African American family to move into the neighborhood in 1956 was firebombed and their home was vandalized.36 Redlining was a practice in Fullerton. By the 1970s, national fair housing laws were created; however, Black/African American residents still faced discrimination in buying and renting.37 While redlining does not occur today, land uses and differences in predominant populations between neighborhoods reflect old policies that promoted racial segregation.
California State University Fullerton was established in 1957 as Orange County State College. The majority of the campus was developed throughout the 1960’s. The campus has grown rapidly since the early 1990s and the first decade of the 2000s.
Downtown Fullerton serves as the commercial center of the city and is clustered with over 70 historic buildings dating as far back as the early 1900s.
33 Fullerton Observer. 2020. Recognizing the History Behind the Bernal House. https://fullertonobserver.com/2020/06/11/recognizing-the-history-behind-the- bernal-house/
34 Fullerton Observer. 2020. A Brief History of Housing Discrimination in Fullerton and North Orange County. https://fullertonobserver.com/2020/07/27/a- brief-history-of-housing-discrimination-in-fullerton-and-north-orange-county/ 35 Fullerton Observer. 2020. Recognizing the History Behind the Bernal House. https://fullertonobserver.com/2020/06/11/recognizing-the-history-behind-the- bernal-house/
36 OC Weekly. 2019. Remembering When the Home of Placentia’s First African American Family Was Firebombed. https://www.ocweekly.com/remembering - when-someone-firebombed-placentias-first-african-american-family/ 37 Fullerton Observer. 2020. A Brief History of Housing Discrimination in Fullerton and North Orange County. https://fullertonobserver.com/2020/07/27/a- brief-history-of-housing-discrimination-in-fullerton-and-north-orange-county/
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E.9 Stakeholder and Community Input
E.9.1 Homes for All Initiative
The City of Fullerton participated in the Homes for All initiative, which is a coalition of family members and non-profit organizations who are working together to get more affordable homes built in their respective cities (Garden Grove, Lake Forest, and Fullerton). The Homes for All collaborative coalition is comprised of The Kennedy Commission, Welcoming Neighbors Home, Tapestry, a Unitarian Universalist Congregation, Hope Community Services, People for Housing OC, and Hope Through Housing Foundation/Amplify Communities (National CORE). As part of the Homes For All Initiative, People For Housing OC utilized a questionnaire provided by the Kennedy Commission to collect responses from a select sample of residents in impacted neighborhoods to capture conditions. The questionnaire contained 30 questions designed to capture measures of rent burden, overcrowding, demographics, public health, and civic engagement.
Public for Housing OC received 90 responses to the questionnaire, with a high percentage of Hispanic mothers and families due to the ties of the organizations they are a part of. The survey made several conclusions:
• The majority of the people surveyed are renters who have lived in Fullerton for six or more years. Rents are regularly increasing and are outpacing monthly incomes, increasing the risk of displacement for long-term residents.
• The average family size of respondents is 5.5 people per household. Apartments are not big enough to meet the needs of large families. Larger-sized apartments are needed in affordable developments. • Residents are concerned about habitability of housing and deterioration of housing stock. The City’s code enforcement efforts and results need to be improved.
E.9.2 Study Sessions
The City held two Planning Commission study sessions on January 19, 2022 and February 15, 2023, and one City Council study session on September 20, 2023 to review and discuss the Housing Element. Overall, community members showed support for affordable housing development in the city and requested additional information on the Housing Incentive Overlay Zone (HIOZ) and continued public participation in the Housing Element update process. The HIOZ received both support and disapproval from community members. The following comments were provided during the Planning Commission and City Council study sessions:
• General support and disapproval for establishing the HIOZ • Need for housing for homeless residents, low-income residents, and affordable housing for seniors • Recommendation the City increase affordability percentage requirements for the HIOZ and Religious Surplus Land
• Support for an inclusionary housing program
• Concern over the effects of increased density in the city E.9.3 Stakeholder Survey
Following HCD comments received on May 9, 2024 , the City emailed a survey to interested parties to obtain local knowledge on fair housing issues and patterns. More specifically, the City asked for input on the differences between northeast Fullerton, characterized as “racially concentrated areas of affluence”
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and other areas of the city. Questions explored whether City policies have historically provided diverse housing opportunities in these affluent neighborhoods and what measures could enhance housing availability, with options including ADUs, multifamily housing on commercial sites, and multiple-unit housing. Additionally, the survey sought information on neighborhoods where people experiencing homelessness tend to congregate, including their access to transportation and services. It also asked about recent trends among the homeless population. Finally, the survey requested identification of neighborhoods with housing in poor physical condition needing rehabilitation or repairs. The City received responses from five survey participants. The survey revealed several patterns:
• RCAAs are characterized by large parcels, single-family homes, greater setbacks, hilly terrain, abundant parkland, and high-performing schools. RCAAs have minimal multifamily zoning and limiting housing opportunities for low or moderate-income households. The lack of diverse housing in RCAAs perpetuates racial and economic segregation.
• Residents may support constructing ADUs for family members but generally oppose additional density due to infrastructure constraints. To increase housing opportunities in RCAAs, respondents suggested encouraging ADU construction, allowing multifamily and mixed-use housing, and developing affordable housing on religious institutional sites.
• Respondents also supported an ordinance to streamline affordable housing development on land owned by religious institutions and remove the prevailing wage requirement. • Homelessness trends noted concentrations of homeless individuals in Santa Fe District/SOCO, Independence Park, S. Woods Ave/W Orangethorpe Ave, Craig Park, and Chapman Park, as well as along major arterials, under the SR 57 freeway, Hillcrest Park, shopping centers, and bus depots. A growing population of older women among the homeless was noted. • Areas in need of housing rehabilitation or repair include Independence Park, Artesia Blvd/N, Gilbert Park, W Commonwealth Ave/N Basque Ave, Valencia Park, neighborhoods south of Commonwealth Ave, and areas near downtown and the train station.
E.10 Other Relevant Factors
E.10.1 Fair Housing Capacity
The most recent Orange County AI analyzed fair housing enforcement capacity in the county. The City of Fullerton does not have its own Impediments to Fair Housing report. The identified fair housing issues include:
• Limited resources for regional fair housing organizations • Lack of local public fair housing enforcement
• Limited loan opportunities for home rehabilitation
• Racial discrepancies in loan origination rates
• Lack of affordable housing and segregation of existing affordable housing assets Although Orange County is served by two high-quality private, non-profit fair housing organizations, they are underfunded and understaffed in comparison to the total need for their services. Victims of discrimination would be more able to exercise their rights, thus deterring future discrimination, if the capacity of existing organizations grew to meet the scale of the problem. Additionally, the size of the
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federal Fair Housing Initiatives Program, the primary funding program for fair housing organizations, has failed to keep up with inflation, making Congress’s appropriations worth less over time. In order to meet the needs of residents of a large and diverse county, local fair housing agencies and organizations require greater levels of resourcing.
There are no local public entities that conduct fair housing outreach and enforcement, with the California Department of Fair Employment and Housing and HUD constituting the only public enforcement bodies that operate in Orange County. Advocates across Orange County and the state of California have reported issues with the timeline of the California Department of Fair Employment and Housing’s investigations and the standards that it applies in making probable cause determinations. A local public enforcement agency, if created, would have the potential to be more responsive to victims of discrimination in Orange County than either the state or HUD.
Given the scarcity of affordable rental housing and high cost of living within Orange County, loan opportunities for home improvement, purchase, and refinancing are important tools for moderate and low-income households. The Home Mortgage Disclosure Act (HMDA) data shows there is a racial discrepancy of loan approval rates, with white residents most likely to have their applications result in originated loans.
With respect to the location of affordable housing, at a high level, there is relatively little such housing in coastal areas, hillside communities, or in the southern portion of the county, all areas that are disproportionately White and have relatively low Hispanic population concentrations. Within some cities that have patterns of segregation, affordable housing is concentrated in particular areas that tend to be more heavily Hispanic. In Fullerton, affordable housing is more concentrated in the disproportionately Hispanic southern portion of the city. With respect to the role of the type of affordable housing in causing fair housing issues, the total lack of public housing in Orange County, which tends to be more accessible to members of protected classes than do Low Income Housing Tax Credit developments, may play a role in perpetuating segregation.
E.10.2 Land Use and Zoning
Most of the city’s housing stock was built in the post-war era between the 1940s and 1970s. The city’s current form and character was defined during this era, when over half of the city’s current housing stock was constructed. Most of the housing built before and during the post-war era was built in southern and central Fullerton in the neighborhoods near Orangethorpe Avenue, Commonwealth Avenue, and E.
Chapman Avenue. The neighborhoods with the highest percentage of housing stock built prior to 1960 (60 to 80 percent of the housing stock) are Independence Park, S Woods Avenue/W Orangethorpe Avenue, W Valencia Drive/Courtney Avenue, W Oak Ave/Lambert Drive, Byerrum Park, and E Wilshire Avenue/N Raymond Avenue. These neighborhoods are more likely to have housing stock in need of repair.
Today, single-family detached housing comprises 54 percent of the city’s housing stock, higher than Orange County (51 percent) and other areas of Southern California such as Los Angeles County (49 percent). Today, most of the city’s residentially zoned areas are designated for single-family homes.
E.10.3 Demographic Trends
Fullerton’s demographics have reflected regional migratory trends. Southern California has one of the highest foreign-born populations in the nation, with half of residents born in Latin American countries, and an increasing share from Asian countries. As a result, the city has become much more diverse over the last
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several decades. Southern California has also been impacted by out-bound domestic migration trends. In each year since 2014, an average of 91,000 people have left the region than the number of those who have arrived. High housing costs are often cited as a reason for leaving.38 Additionally, the median age in the region has steadily increased in the past two decades, changing the ratio of working age population to seniors, and increasing the need for housing for seniors and assistance to help seniors stay in their homes. While the region has experienced tremendous job growth, moderate- income households within the region have been declining since 2000.39 E.10.4 Student Housing
The California State University, Fullerton (CSUF) is located in the eastern portion of the city and enrolls approximately 41,000 students. The University provides approximately 2,000 students with on-campus housing. As a result, there is a significant need for off-campus housing within the city and surrounding communities. The large student population creates a unique need for student-friendly affordable housing.
The influx of students adds significant pressure to the existing housing stock within the city. A survey of student housing needs found that the average rental cost for a studio or one-bedroom off-campus in Fullerton was $19,206 per year (May 2022 costs), higher than the average cost for the same type of housing for all CSU campuses ($14,857 per year). Additionally, only four percent of all CSUF students resided in on-campus housing.
40 E.10.5 Access To Transportation for Persons with Disabilities Fullerton’s main public transportation systems are operated by OCTA and Metrolink light rail service. OCTA operates nine bus lines that extend throughout Fullerton and Orange County. To assist persons with disabilities, OCTA busses are equipped with accessibility improvements. Paratransit service is available through OC Flex and OC ACCESS. It is available for people unable to use fixed-route bus service because of functional limitations caused by a disability. While most areas of Fullerton are within a quarter-mile of a OCTA bus route, or the Metrolink line (see Figure E-22), there are segments of the city that are not in close proximity to existing transit service, including the West Coyote Hills, and most of Emery Park, Amerige Heights, Acacia Park, and E Las Palmas Dr/N Sunnywood Dr neighborhoods. Residents with disabilities residing in these areas may have limited access to transportation as the Acacia Park and E Las Palmas Dr/N Sunnywood Dr are located in census tracts that contain a slightly higher rate of persons with disabilities, compared to other areas of Fullerton.
E.10.6 Access to Home Ownership
As previously mentioned, governmental constraints enacted throughout the 20th century impacted homeownership opportunities for non-white populations.
To understand current racial/ethnic disparities among homeownership opportunities, this analysis reviews mortgage application filing and acceptance by race and ethnicity using the latest available data from the Federal Financial Institutions Examination Council (FFIEC). As shown in Table E-12, there were 12,138 mortgage applications filed in Fullerton in 2021. Race and ethnicity data is unknown for more than one- quarter of loan applicants and the analysis on race and ethnicity for loan applications may not be fully
38 SCAG. Connect SoCal. 2020. https://scag.ca.gov/sites/main/files/file-attachments/0903fconnectsocal-plan_0.pdf?1606001176 39 Ibid.
40 Cal State University Business and Finance. 2022. 2022 CSU Systemwide Housing Plan. https://www.calstate.edu/impact-of-the-csu/government/Advocacy- and-State-Relations/legislativereports1/Legislative-Report-CSU-Systemwide-Housing-Plan.pdf
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complete. Of the known racial/ethnic categorization of mortgage applications, most were filed by Asian American/API residents and by white, non-Hispanic residents. In comparison, Hispanic/Latino applicants comprised 22 percent, Black/African-American applicants comprised one percent, and American Indian or Alaskan Native applicants comprised less than 1 percent of total mortgage loan applications. Non-Hispanic white residents were the only racial population that was representative for mortgage applications relative to proportion of population (36 percent of applications, 37 percent of population). Asian American residents underrepresented for mortgage applications (16 percent of applications, 27 percent of population), as were Black/African American residents (1 percent of applications, 2 percent of population), Hispanic/Latino residents (22 percent of applications, 37 percent of population), and American Indian/Alaska Native (less than 1 percent of applications, 1 percent of population).
Table E-12 Mortgage Applications and Acceptance by Race, 2021 Racial/
Ethnic Group
Application
Approved
but Not
Accepted
Application
Denied
Application
Withdrawn
by
Applicant
File Closed for
Incompleteness
Loan
Originated
Other
Action
Total
Applications
American Indian or
Alaska Native, Non-
Hispanic
0 0 3 0 5 0 8
(<1%)
Asian American/API,
Non-Hispanic
32 166 286 62 1,331 58 1,935
(16%)
Black/African-American,
Non-Hispanic
2 11 14 1 54 2 84
(1%)
Non-Hispanic White, 50 206 301 98 1,596 2,111 4,362
(36%)
Hispanic/Latino 37 154 175 83 783 1,386 2,618
(22%)
Unknown 60 217 292 149 1,338 1,075 3,131
(26%)
Total 181 754 1,071 393 5,107 4,632 12,138
(100%)
Notes: “Loan originated” means that the application was accepted a loan was made by a financial institution to the applicant. “File incomplete or withdrawn” means a loan was not originated because the application was withdrawn before a credit decision was made or the file was closed for incompleteness. “Application denied” means a loan was not originated because the financial institution did not approve the mortgage application. “Application approved but not accepted” means the financial institution approved the loan application but the applicant did not complete the transaction and a loan was not originated. Other categories of application actions were not included in this analysis, such as purchased loan, preapproval request denied, and preapproval request approved but not accepted. For the purposes of this graph, the “Hispanic or Latino” racial/ethnic group represents those who identify as having Hispanic/Latino ethnicity and may also be members of any racial group. All other racial categories on this graph represent those who identify with that racial category and do not identify with Hispanic/Latino ethnicity.
Source: Federal Financial Institutions Examination Council's (FFIEC) Home Mortgage Disclosure Act loan/application register (LAR) files As shown in Figure E-42, approximately 71 percent of Asian American/API and white, non-Hispanic mortgage applicants had their loans originated, compared to 64 percent of Hispanic/Latino and 66 percent of Black/African American applicants. American Indian/Alaskan Native applicants had the lowest rates of denied applications, but also the lowest number of total applications. Black/African American and Hispanic/Latino applicants had the highest denial rate at 13 percent.
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Figure E-42 Mortgage Rates and Acceptance by Race (Fullerton)
Source: Federal Financial Institutions Examination Council's (FFIEC) Home Mortgage Disclosure Act loan/application register (LAR) files E.11 Subsidized Housing
The Orange County Housing Authority (OCHA) operates several housing programs. The Housing Choice Voucher (HCV) program provides financial assistance to rent-burdened residents. The Family Self- Sufficiency program helps HCV program participants access employment. The Non-Elderly Disabled program provides HCVs for non-elderly disabled families with demonstrated need for supportive services.
Additionally, the Veterans Affairs Supportive Housing (VASH) program, run jointly through the Department of Housing and the Department of Veteran Affairs, provides HCVs and wraparound services to homeless veterans.
Figure E-43 shows the percent of housing units that accept HCVs. Most HCV households are located in southern Fullerton, which is considered low resource and has a higher percentage of multifamily homes. 9% 13% 9% 13% 11%
38% 15% 17% 13% 14% 14%
7% 7%
63% 71% 66% 71% 64% 65%
0%
20%
40%
60%
80%
100%
120%
Application Approved but Not Accepted Application Denied Application Withdrawn by Applicant File Closed for Incompleteness Loan Originated
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Figure E-43 Housing Choice Vouchers (Fullerton)
Source: AFFH Viewer, 2021
Appendix H-E: Housing Element H-E-93
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E.12 Housing Site Inventory Analysis
This portion of the AFFH analyzes the relation between the housing opportunity sites and AFFH-related issues. Government Code Section 65583(c)(10) requires the housing opportunity sites to be analyzed with respect to AFFH to ensure that sites designated for low-income households are dispersed equitably throughout the county rather than concentrated in areas of high segregation and poverty or low-resource areas that have historically been underserved, and conversely, that sites designated for above moderate- income households are not concentrated in areas of high resources. By comparing the Site Inventory to the fair housing indicators in this assessment, this section analyzes whether the sites included in the Housing Element Site Inventory improve or exacerbate fair housing conditions, patterns of segregation, and access to opportunity.
The housing opportunity sites are designated by income category—whether the sites could accommodate housing appropriate for low-, moderate-, or above moderate-income households. The “appropriateness” of sites for various affordability levels is dictated by state housing element law and HCD guidance and includes allowable density, size of site, realistic capacity, existing use(s), and other factors. More information about the sites and income designations is available in Chapter 4, Housing Resources.
A portion of the City’s RHNA will be satisfied by planned and approved projects that will develop 2,558 units. This analysis only considers the 11,346 units of capacity identified on housing opportunity sites on vacant land and potential rezone sites.
E.12.1 Housing Sites by TCAC Opportunity Area
For purposes of evaluating fair housing, resource levels designated by TCAC/HCD denote access to economic and educational opportunities such as low-cost transportation, jobs, and high-quality schools and the quality of environmental factors in the area such as proximity to hazards and air quality. TCAC has a composite opportunity score for each census tract. The majority of northern Fullerton is designated “Highest Resource” and “High Resource,” while southern Fullerton is mostly designated “Moderate Resource and “Low Resource.”
Figure E-44, Figure E-45, Figure E-46, Figure E-47, Figure E-48, Figure E-49, Figure E-50, and Figure E-51
show the location of the Housing Element opportunity sites by TCAC-designated resource area. Most of the housing opportunity units are in Highest, High, or Moderate-Resource areas: 3,872 units (34 percent) are located in Highest-Resource and High-Resource areas and 5,527 units (49 percent) are in Moderate- Resource areas. 1,947 units (17 percent) are located in Low-Resource areas.
The housing opportunity sites will add the following units to Low-Resource areas:
• 909 lower-income units (18 percent of total lower-income units) • 403 moderate-income units (17 percent of total moderate-income units) • 635 above moderate-income units (16 percent of total above moderate-income units) The housing opportunity sites will add the following units to Moderate-Resource areas in the city:
• 2,452 lower-income units (47 percent of total lower-income units) • 1,177 moderate-income units (50 percent of total moderate-income units) • 1,898 above moderate-income unit (49 percent of total above moderate-income units)
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The planned and approved projects and the housing opportunity sites will add the following units to high- and highest-resource areas:
• 1,759 lower-income units (34 percent of total lower-income units) • 769 moderate-income units (33 percent of total moderate-income units) • 1,344 above moderate-income units (35 percent of total above moderate-income units) The housing opportunity sites will add mo st of the lower-income units in moderate-, high-, and highest- resource areas (81 percent). Similarly, a higher percentage of low-, moderate-, and above moderate- income units will be included in High- and Highest-Resource areas (34, 33, and 35 percent, respectively), than Low-Resource areas (18, 17, and 16 percent, respectively). Therefore, overall housing development during the planning period will not increase patterns of segregation and will increase integration by household income in terms of access to opportunity.
E.13 Sites by Income Population
The percentage of Low to Moderate Income (LMI) households vary across the city. Census tracts with more than 50 percent LMI households are located primarily in the southwestern area of the city. The communities with the highest percentage of LMI residents are Independence Park and Woodcrest Park in the south-central portion of the city (79 percent LMI).
As shown in Figure E-52, Figure E-53, Figure E-54, Figure E-55, Figure E-56, Figure E-57, Figure E-58, and Figure E-59
, a majority of the housing opportunity sites are located in communities with greater than 50 percent of LMI populations (6,877 or 61 percent of all units). The Site Inventory assumes that the areas of the city with greater than 50 percent LMI households could accommodate 3,124 units appropriate for low- income households (61 percent of the total lower-income units), 1,488 units for moderate-income households (63 percent of the total moderate-income units) and 2,305 units for above moderate-income households (59 percent of the total above moderate-income units). The Site Inventory assumes the areas of the city with less than 50 percent LMI households could accommodate 1,996 units appropriate for lower-income households, 901 units appropriate for moderate-income households, and 1,572 units for above moderate-income households. Lower-income areas in Fullerton will benefit from the mix of households of differing income levels and additional housing options. Without private investment in areas like Independence Park and Woodcrest Park, it is unlikely that these areas would revitalize in ways that advance housing equity in Fullerton.
E.14 Sites by Overcrowded Households
The majority of northern Fullerton has low levels of overcrowding (less than five percent of households), while southern Fullerton has higher rates of overcrowding (5 to 22 percent of households). The communities with the highest percentage of overcrowded households are Independence Park and Woodcrest Park in the south-central portion of the city (22 percent overcrowded). Figure E-60, Figure E-61, Figure E-62, Figure E-63, Figure E-64, Figure E-65, Figure E-66, and Figure E-67 show the Site Inventory by overcrowded households.
The Site Inventory assumes that areas with lower levels of overcrowding (less than 10 percent) could accommodate 7,390 units (65 percent of the city’s total Site Inventory), including 3,300 units appropriate for lower-income households (65 percent of the total lower-income units), 1,521 units for moderate- income households (82 percent of the total moderate-income units) and 2,569 units for above moderate-
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income households (66 percent of the total above moderate-income units). The Site Inventory assumes that areas with higher levels of overcrowding (greater than 10 percent) could accommodate 3,956 units (35 percent of the Site Inventory), including 1,820 units appropriate for lower-income households, 828 units appropriate for moderate-income households, and 1,308 units for above moderate-income households.
The Site Inventory will not exacerbate overcrowding conditions but will add new housing opportunities across all income levels throughout the city, which will lessen the concentration of overcrowded households in southern Fullerton.
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Figure E-44 Housing Opportunity Sites by TCAC Opportunity Score (Craig Park, Acacia Park, Artisan Walk, Deerpark Dr/ Sherwood Ave)
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Figure E-45 Housing Opportunity Sites by TCAC Opportunity Score (E Imperial Hwy/N Harbor Blvd, La Habra Southeast, Sunny Hills, El Las Palmas Dr/N Sunnywood Dr)
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Figure E-46 Housing Opportunity Sites by TCAC Opportunity Score (West Coyote Hills, Amerige Heights, La Habra South, W Commonwealth Ave/N Masque Ave, Independence Park, Sunny Hills, Santa Fe Distric/SoCo)
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Figure E-47 Housing Opportunity Sites by TCAC Opportunity Score (Artesia Blvd/N Gilbert St, Valencia Park, W Valencia Dr/Courtney Ave, Gilbert Park, W Commonwealth Ave/N Basque Ave, W Oak Ave/Lambert Dr, Nicolas Park)
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Figure E-48 Housing Opportunity Sites by TCAC Opportunity Score (Nutwood Ave/N Mountain View Pl, California State University Fullerton, Bradford Park, Deerpark Dr/Sherwood Ave)
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Figure E-49 Housing Opportunity Sites by TCAC Opportunity Score (The Fox Block, Byerrum Park, Rancho La Paz, Nutwood Ave/N Mountain View Pl, Chapman Park, California State University Fullerton)
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Figure E-50 Housing Opportunity Sites by TCAC Opportunity Score (W Commonwealth Ave/N Basque Ave, Nicolas Park, Independence Park, S Wood Ave/W Orangethorpe Ave, Woodscrest Park, Rancho La Paz, Santa Fe District/SoCo)
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Figure E-51 Housing Opportunity Sites by TCAC Opportunity Score (Sunny Hills, Santa Fe District/SoCo, Bastanchury Rd/Fairway Isles Dr, The Fox Block)
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Figure E-52 Opportunity Sites by Income Population (Craig Park, Acacia Park, Artisan Walk, Deerpark Dr/Sherwood Ave)
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Figure E-53 Opportunity Sites by Income Population (E Imperial Hwy/N Harbor Blvd, La Habra Southeast, Sunny Hills, El Las Palmas Dr/N Sunnywood Dr)
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Figure E-54 Opportunity Sites by Income Population (West Coyote Hills, Amerige Heights, La Habra South, W Commonwealth Ave/N Masque Ave, Independence Park, Sunny Hills, Santa Fe Distric/SoCo)
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Figure E-55 Opportunity Sites by Income Population (Artesia Blvd/N Gilbert St, Valencia Park, W Valencia Dr/Courtney Ave, Gilbert Park, W Commonwealth Ave/N Basque Ave, W Oak Ave/Lambert Dr, Nicolas Park)
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Figure E-56 Opportunity Sites by Income Population (Nutwood Ave/N Mountain View Pl, California State University Fullerton, Bradford Park, Deerpark Dr/Sherwood Ave)
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Housing Element
Figure E-57 Opportunity Sites by Income Population (The Fox Block, Byerrum Park, Rancho La Paz, Nutwood Ave/N Mountain View Pl, Chapman Park, California State University Fullerton)
H-E-110 Appendix H-E: Housing Element
City of Fullerton
Housing Element
Figure E-58 Opportunity Sites by Income Population (W Commonwealth Ave/N Basque Ave, Nicolas Park, Independence Park, S Wood Ave/W Orangethorpe Ave, Woodscrest Park, Rancho La Paz, Santa Fe District/SoCo)
Appendix H-E: Housing Element H-E-111
City of Fullerton
Housing Element
Figure E-59 Opportunity Sites by Income Population (Sunny Hills, Santa Fe District/SoCo, Bastanchury Rd/Fairway Isles Dr, The Fox Block)
H-E-112 Appendix H-E: Housing Element
City of Fullerton
Housing Element
Figure E-60 Housing Opportunity Sites by Overcrowded Households (Craig Park, Acacia Park, Artisan Walk, Deerpark Dr/Sherwood Ave)
Appendix H-E: Housing Element H-E-113
City of Fullerton
Housing Element
Figure E-61 Housing Opportunity Sites by Overcrowded Households (E Imperial Hwy/N Harbor Blvd, La Habra Southeast, Sunny Hills, El Las Palmas Dr/N Sunnywood Dr)
H-E-114 Appendix H-E: Housing Element
City of Fullerton
Housing Element
Figure E-62 Housing Opportunity Sites by Overcrowded Households (West Coyote Hills, Amerige Heights, La Habra South, W Commonwealth Ave/N Masque Ave, Independence Park, Sunny Hills, Santa Fe Distric/SoCo)
Appendix H-E: Housing Element H-E-115
City of Fullerton
Housing Element
Figure E-63 Housing Opportunity Sites by Overcrowded Households (Artesia Blvd/N Gilbert St, Valencia Park, W Valencia Dr/Courtney Ave, Gilbert Park, W Commonwealth Ave/N Basque Ave, W Oak Ave/Lambert Dr, Nicolas Park)
H-E-116 Appendix H-E: Housing Element
City of Fullerton
Housing Element
Figure E-64 Housing Opportunity Sites by Overcrowded Households (Nutwood Ave/N Mountain View Pl, California State University Fullerton, Bradford Park, Deerpark Dr/Sherwood Ave)
Appendix H-E: Housing Element H-E-117
City of Fullerton
Housing Element
Figure E-65 Housing Opportunity Sites by Overcrowded Households (The Fox Block, Byerrum Park, Rancho La Paz, Nutwood Ave/N Mountain View Pl, Chapman Park, California State University Fullerton)
H-E-118 Appendix H-E: Housing Element
City of Fullerton
Housing Element
Figure E-66 Housing Opportunity Sites by Overcrowded Households (W Commonwealth Ave/N Basque Ave, Nicolas Park, Independence Park, S Wood Ave/W Orangethorpe Ave, Woodscrest Park, Rancho La Paz, Santa Fe District/SoCo)
Appendix H-E: Housing Element H-E-119
City of Fullerton
Housing Element
Figure E-67 Housing Opportunity Sites by Overcrowded Households (Sunny Hills, Santa Fe District/SoCo, Bastanchury Rd/Fairway Isles Dr, The Fox Block)
H-E-120 Appendix H-E: Housing Element
City of Fullerton
Housing Element
E.14.1 Sites by Overpayment by Renters
The average housing overpayment rate for renter households in all census tracts in the city is 54 percent.
Overpayment is lowest in the northwestern communities of West Coyote Hills and La Habra South (less than 20 percent of renter households), and highest in the southern communities of Valencia Park and W Oak Ave/Lambert Dr (60 to 80 percent of renter households).
The housing opportunity sites will provide housing opportunities for a mix of income levels in areas with both high and low rates of overpayment by renters, as shown in Figure E-68, Figure E-69, Figure E-70, Figure E-71, Figure E-72, Figure E-73, Figure E-74, and Figure E-75. In areas with rates of overpayment by renters at or above 54 percent, the Site Inventory assumes capacity for 4,524 units (40 percent of the total inventory), including 2,035 units appropriate for low-income households (40 percent of the total lower- income units), 957 units for moderate-income households (41 percent of the total moderate-income units) and 1,532 units for above moderate-income households (40 percent of the total above moderate-income units). The Site Inventory assumes the areas of the city with rates of overpayment by renters below 54 percent could accommodate 6,822 units (60 percent of the city’s total Site Inventory), including 596 units appropriate for lower-income households, 1,392 units appropriate for moderate-income households, and 2,345 units for above moderate-income households.
According to the UDP, new market-rate construction in gentrifying areas neither worsens nor eases rates of people moving out of the area.41 It increases rates of people moving to an area across all socio-economic groups, particularly high-socio-economic residents. The mix of lower-, moderate, and above moderate- income housing units in areas with high overpayment rates will provide affordable housing options for existing lower-income residents as well as encourage higher-income households to move into the area. The Site Inventory will add new rental housing opportunities which may alleviate high costs due to lack of availability.
E.15 Sites by Areas of Integration and Segregation
The northwestern and southeastern areas of the city are the most racially and ethnically diverse, with the highest percentage of non-white residents (between 80 and 100 percent), compared to the center and northeastern areas of the city, which are predominantly white.
The Site Inventory proposes 1,179 housing units (10 percent of the total inventory) in communities where non-white residents exceed 75 percent of the population, including 547 lower-income units (11 percent of total lower-income units), 246 moderate income units (10 percent of total moderate-income units), and 386 above moderate-income units (10 percent of total above moderate-income units). Figure E-76, Figure E-77, Figure E-78, Figure E-79, Figure E-80, Figure E-81, Figure E-82, and Figure E-83 show the housing opportunity sites by percent of the population comprised of non-white residents. Ninety percent of the total Site Inventory units are located in areas with less than 75 percent non-white residents. The Site Inventory will not contribute to segregation based on race/ethnicity.
Additionally, the neighborhoods of Sunny Hills, El Las Palmas Dr/N Sunnywood Dr, Bastanchurty Rd/Fairway Isles Dr, Craig Park, Acacia Park, and Byerrum Park are designated as RCAAs. As shown in Figure E-84, Figure E-85, Figure E-86, Figure E-87, Figure E-88, Figure E-89, Figure E-90, and Figure E-91 , the Site Inventory
identifies 1,372 housing units in these areas, including 635 lower-income units, 280 moderate-income
41 Chapple, Hwang, Jeon, Zhang, Greenberg, and Kumar. New Development for Whom? How New Housing Production Affects Displacement and Replacement in the San Francisco Bay Area. 2022. https://www.urbandisplacement.org/wp-content/uploads/2022/03/IGS_1_New-Production_Brief_03.01.22.pdf, accessed August, 2023.
Appendix H-E: Housing Element H-E-121
City of Fullerton
Housing Element
units, and 457 above moderate-income units. The addition of housing units in these areas will further integrate households of varied incomes within the city.
E.16 Sites by Communities Vulnerable to Displacement
While most of Fullerton is at lower risk of displacement, there are several communities in southern Fullerton that are considered vulnerable to displacement, including the neighborhoods of Artesia Blvd/N Gilbert St, Valencia Park, Woodcrest Park, Rancho La Paz, California State University Fullerton, and Bradford Park. These neighborhoods also have higher poverty rates, higher percentage of LMI residents, overcrowded households and were more likely to have a higher percentage of Hispanic/Latino residents.
Figure E-92, Figure E-93, Figure E-94, Figure E-95, Figure E-96, Figure E-97, Figure E-98, and Figure E-99
show the housing opportunity sites in relation to the location of areas that are at risk of displacement. The majority of the housing opportunity sites identified by the Site Inventory are located in areas with lower displacement risk. Seventeen percent of the Site Inventory is located in areas considered at risk of displacement, including 867 low-income units, 430 moderate-income units, and 684 above moderate- income units. Additional lower-income and moderate-income units in areas of displacement risk will provide affordable housing options for existing low- and moderate-income residents, allowing residents to remain in their communities, and additional moderate- and above moderate-income units may provide housing mobility options and opportunities for home ownership to increase neighborhood stabilization.
E.17 Sites by CalEnviroScreen Score
The majority of the city has low or moderate CalEnviroScreen scores. However, there are a few neighborhoods that are subject to high CalEnviroScreen scores. In general, the northern portion of the city, particularly the neighborhoods of Sunny Hills and Acacia Park, has more positive environmental outcomes than areas south. Higher CalEnviroScreen scores (associated with negative environmental outcomes) are located within the southeastern portion of the city. Figure E-100, Figure E-101, Figure E-102, Figure E-103, Figure E-104, Figure E-105, Figure E-106, and Figure E-107 show the housing opportunity sites by CalEnviroScreen score.
The average CalEnviroScreen score for census tracts in the city is 72. Approximately 61 percent of the housing units proposed by the Site Inventory are proposed in census tracts with a CalEnviroScreen score higher than 75. The remaining 39 percent of housing units are in a census tract with a CalEnviroScreen score lower than 75. Of the units located in areas with higher CalEnviroScreen scores, 3,104 units are appropriate for low-income residents (61 percent of the low-income units), 1,425 units are appropriate for moderate-income residents (61 percent of the moderate-income units), and 2,383 units appropriate for above moderate-income residents (61 percent of the above moderate-income units).
H-E-122 Appendix H-E: Housing Element
City of Fullerton
Housing Element
Figure E-68 Housing Opportunity Sites by Overpayment by Renters (Craig Park, Acacia Park, Artisan Walk, Deerpark Dr/Sherwood Ave)
Appendix H-E: Housing Element H-E-123
City of Fullerton
Housing Element
Figure E-69 Housing Opportunity Sites by Overpayment by Renters (E Imperial Hwy/N Harbor Blvd, La Habra Southeast, Sunny Hills, El Las Palmas Dr/N Sunnywood Dr)
H-E-124 Appendix H-E: Housing Element
City of Fullerton
Housing Element
Figure E-70 Housing Opportunity Sites by Overpayment by Renters (West Coyote Hills, Amerige Heights, La Habra South, W Commonwealth Ave/N Masque Ave, Independence Park, Sunny Hills, Santa Fe Distric/SoCo)
Appendix H-E: Housing Element H-E-125
City of Fullerton
Housing Element
Figure E-71 Housing Opportunity Sites by Overpayment by Renters (Artesia Blvd/N Gilbert St, Valencia Park, W Valencia Dr/Courtney Ave, Gilbert Park, W Commonwealth Ave/N Basque Ave, W Oak Ave/Lambert Dr, Nicolas Park)
H-E-126 Appendix H-E: Housing Element
City of Fullerton
Housing Element
Figure E-72 Housing Opportunity Sites by Overpayment by Renters (Nutwood Ave/N Mountain View Pl, California State University Fullerton, Bradford Park, Deerpark Dr/Sherwood Ave)
Appendix H-E: Housing Element H-E-127
City of Fullerton
Housing Element
Figure E-73 Housing Opportunity Sites by Overpayment by Renters (The Fox Block, Byerrum Park, Rancho La Paz, Nutwood Ave/N Mountain View Pl, Chapman Park, California State University Fullerton)
H-E-128 Appendix H-E: Housing Element
City of Fullerton
Housing Element
Figure E-74 Housing Opportunity Sites by Overpayment by Renters (W Commonwealth Ave/N Basque Ave, Nicolas Park, Independence Park, S Wood Ave/W Orangethorpe Ave, Woodscrest Park, Rancho La Paz, Santa Fe District/SoCo)
Appendix H-E: Housing Element H-E-129
City of Fullerton
Housing Element
Figure E-75 Housing Opportunity Sites by Overpayment by Renters (Sunny Hills, Santa Fe District/SoCo, Bastanchury Rd/Fairway Isles Dr, The Fox Block)
H-E-130 Appendix H-E: Housing Element
City of Fullerton
Housing Element
Figure E-76 Housing Opportunity Sites by Total Non-White Population (Craig Park, Acacia Park, Artisan Walk, Deerpark Dr/Sherwood Ave)
Appendix H-E: Housing Element H-E-131
City of Fullerton
Housing Element
Figure E-77 Housing Opportunity Sites by Total Non-White Population (E Imperial Hwy/N Harbor Blvd, La Habra Southeast, Sunny Hills, El Las Palmas Dr/N Sunnywood Dr)
H-E-132 Appendix H-E: Housing Element
City of Fullerton
Housing Element
Figure E-78 Housing Opportunity Sites by Total Non-White Population (West Coyote Hills, Amerige Heights, La Habra South, W Commonwealth Ave/N Masque Ave, Independence Park, Sunny Hills, Santa Fe Distric/SoCo)
Appendix H-E: Housing Element H-E-133
City of Fullerton
Housing Element
Figure E-79 Housing Opportunity Sites by Total Non-White Population (Artesia Blvd/N Gilbert St, Valencia Park, W Valencia Dr/Courtney Ave, Gilbert Park, W Commonwealth Ave/N Basque Ave, W Oak Ave/Lambert Dr, Nicolas Park)
H-E-134 Appendix H-E: Housing Element
City of Fullerton
Housing Element
Figure E-80 Housing Opportunity Sites by Total Non-White Population (Nutwood Ave/N Mountain View Pl, California State University Fullerton, Bradford Park, Deerpark Dr/Sherwood Ave)
Appendix H-E: Housing Element H-E-135
City of Fullerton
Housing Element
Figure E-81 Housing Opportunity Sites by Total Non-White Population (The Fox Block, Byerrum Park, Rancho La Paz, Nutwood Ave/N Mountain View Pl, Chapman Park, California State University Fullerton)
H-E-136 Appendix H-E: Housing Element
City of Fullerton
Housing Element
Figure E-82 Housing Opportunity Sites by Total Non-White Population (W Commonwealth Ave/N Basque Ave, Nicolas Park, Independence Park, S Wood Ave/W Orangethorpe Ave, Woodscrest Park, Rancho La Paz, Santa Fe District/SoCo)
Appendix H-E: Housing Element H-E-137
City of Fullerton
Housing Element
Figure E-83 Housing Opportunity Sites by Total Non-White Population (Sunny Hills, Santa Fe District/SoCo, Bastanchury Rd/Fairway Isles Dr, The Fox Block)
H-E-138 Appendix H-E: Housing Element
City of Fullerton
Housing Element
Figure E-84 Housing Opportunity Sites by Racially Concentrated Areas of Affluence (Craig Park, Acacia Park, Artisan Walk, Deerpark Dr/Sherwood Ave)
Appendix H-E: Housing Element H-E-139
City of Fullerton
Housing Element
Figure E-85 Housing Opportunity Sites by Racially Concentrated Areas of Affluence (E Imperial Hwy/N Harbor Blvd, La Habra Southeast, Sunny Hills, El Las Palmas Dr/N Sunnywood Dr)
H-E-140 Appendix H-E: Housing Element
City of Fullerton
Housing Element
Figure E-86 Housing Opportunity Sites by Racially Concentrated Areas of Affluence (West Coyote Hills, Amerige Heights, La Habra South, W Commonwealth Ave/N Masque Ave, Independence Park, Sunny Hills, Santa Fe Distric/SoCo)
Appendix H-E: Housing Element H-E-141
City of Fullerton
Housing Element
Figure E-87 Housing Opportunity Sites by Racially Concentrated Areas of Affluence (Artesia Blvd/N Gilbert St, Valencia Park, W Valencia Dr/Courtney Ave, Gilbert Park, W Commonwealth Ave/N Basque Ave, W Oak Ave/Lambert Dr, Nicolas Park)
H-E-142 Appendix H-E: Housing Element
City of Fullerton
Housing Element
Figure E-88 Housing Opportunity Sites by Racially Concentrated Areas of Affluence (Nutwood Ave/N Mountain View Pl, California State University Fullerton, Bradford Park, Deerpark Dr/Sherwood Ave)
Appendix H-E: Housing Element H-E-143
City of Fullerton
Housing Element
Figure E-89 Housing Opportunity Sites by Racially Concentrated Areas of Affluence (The Fox Block, Byerrum Park, Rancho La Paz, Nutwood Ave/N Mountain View Pl, Chapman Park, California State University Fullerton)
H-E-144 Appendix H-E: Housing Element
City of Fullerton
Housing Element
Figure E-90 Housing Opportunity Sites by Racially Concentrated Areas of Affluence (W Commonwealth Ave/N Basque Ave, Nicolas Park, Independence Park, S Wood Ave/W Orangethorpe Ave, Woodscrest Park, Rancho La Paz, Santa Fe District/SoCo)
Appendix H-E: Housing Element H-E-145
City of Fullerton
Housing Element
Figure E-91 Housing Opportunity Sites by Racially Concentrated Areas of Affluence (Sunny Hills, Santa Fe District/SoCo, Bastanchury Rd/Fairway Isles Dr, The Fox Block)
H-E-146 Appendix H-E: Housing Element
City of Fullerton
Housing Element
Figure E-92 Housing Opportunity Sites by Displacement Risk (Craig Park, Acacia Park, Artisan Walk, Deerpark Dr/Sherwood Ave)
Appendix H-E: Housing Element H-E-147
City of Fullerton
Housing Element
Figure E-93 Housing Opportunity Sites by Displacement Risk (E Imperial Hwy/N Harbor Blvd, La Habra Southeast, Sunny Hills, El Las Palmas Dr/N Sunnywood Dr)
H-E-148 Appendix H-E: Housing Element
City of Fullerton
Housing Element
Figure E-94 Housing Opportunity Sites by Displacement Risk (West Coyote Hills, Amerige Heights, La Habra South, W Commonwealth Ave/N Masque Ave, Independence Park, Sunny Hills, Santa Fe Distric/SoCo)
Appendix H-E: Housing Element H-E-149
City of Fullerton
Housing Element
Figure E-95 Housing Opportunity Sites by Displacement Risk (Artesia Blvd/N Gilbert St, Valencia Park, W Valencia Dr/Courtney Ave, Gilbert Park, W Commonwealth Ave/N Basque Ave, W Oak Ave/Lambert Dr, Nicolas Park)
H-E-150 Appendix H-E: Housing Element
City of Fullerton
Housing Element
Figure E-96 Housing Opportunity Sites by Displacement Risk (Nutwood Ave/N Mountain View Pl, California State University Fullerton, Bradford Park, Deerpark Dr/Sherwood Ave)
Appendix H-E: Housing Element H-E-151
City of Fullerton
Housing Element
Figure E-97 Housing Opportunity Sites by Displacement Risk (The Fox Block, Byerrum Park, Rancho La Paz, Nutwood Ave/N Mountain View Pl, Chapman Park, California State University Fullerton)
H-E-152 Appendix H-E: Housing Element
City of Fullerton
Housing Element
Figure E-98 Housing Opportunity Sites by Displacement Risk (W Commonwealth Ave/N Basque Ave, Nicolas Park, Independence Park, S Wood Ave/W Orangethorpe Ave, Woodscrest Park, Rancho La Paz, Santa Fe District/SoCo)
Appendix H-E: Housing Element H-E-153
City of Fullerton
Housing Element
Figure E-99 Housing Opportunity Sites by Displacement Risk (Sunny Hills, Santa Fe District/SoCo, Bastanchury Rd/Fairway Isles Dr, The Fox Block)
H-E-154 Appendix H-E: Housing Element
City of Fullerton
Housing Element
Figure E-100 Housing Opportunity Sites by CalEnviroScreen Score (Craig Park, Acacia Park, Artisan Walk, Deerpark Dr/Sherwood Ave)
Appendix H-E: Housing Element H-E-155
City of Fullerton
Housing Element
Figure E-101 Housing Opportunity Sites by CalEnviroScreen Score (E Imperial Hwy/N Harbor Blvd, La Habra Southeast, Sunny Hills, El Las Palmas Dr/N Sunnywood Dr)
H-E-156 Appendix H-E: Housing Element
City of Fullerton
Housing Element
Figure E-102 Housing Opportunity Sites by CalEnviroScreen Score (West Coyote Hills, Amerige Heights, La Habra South, W Commonwealth Ave/N Masque Ave, Independence Park, Sunny Hills, Santa Fe Distric/SoCo)
Appendix H-E: Housing Element H-E-157
City of Fullerton
Housing Element
Figure E-103 Housing Opportunity Sites by CalEnviroScreen Score (Artesia Blvd/N Gilbert St, Valencia Park, W Valencia Dr/Courtney Ave, Gilbert Park, W Commonwealth Ave/N Basque Ave, W Oak Ave/Lambert Dr, Nicolas Park)
H-E-158 Appendix H-E: Housing Element
City of Fullerton
Housing Element
Figure E-104 Housing Opportunity Sites by CalEnviroScreen Score (Nutwood Ave/N Mountain View Pl, California State University Fullerton, Bradford Park, Deerpark Dr/Sherwood Ave)
Appendix H-E: Housing Element H-E-159
City of Fullerton
Housing Element
Figure E-105 Housing Opportunity Sites by CalEnviroScreen Score (The Fox Block, Byerrum Park, Rancho La Paz, Nutwood Ave/N Mountain View Pl, Chapman Park, California State University Fullerton)
H-E-160 Appendix H-E: Housing Element
City of Fullerton
Housing Element
Figure E-106 Housing Opportunity Sites by CalEnviroScreen Score (W Commonwealth Ave/N Basque Ave, Nicolas Park, Independence Park, S Wood Ave/W Orangethorpe Ave, Woodscrest Park, Rancho La Paz, Santa Fe District/SoCo)
Appendix H-E: Housing Element H-E-161
City of Fullerton
Housing Element
Figure E-107 Housing Opportunity Sites by CalEnviroScreen Score (Sunny Hills, Santa Fe District/SoCo, Bastanchury Rd/Fairway Isles Dr, The Fox Block)
H-E-162 Appendix H-E: Housing Element
City of Fullerton
Housing Element
Sites Analysis Summary Data
Table E-13 summarizes the Site Inventory by development priority area, sites, number of units by income level, and census tract characteristics.
E.18 Contributing Factors and Meaningful Actions
State law (AB 686) requires identification and prioritization of contributing factors to fair housing issues based on all the previously required analysis. This identification and prioritization must give highest priority to factors that limit or deny fair housing choice or access to opportunity or negatively impact fair housing or civil rights. AB 686 also requires identification of metrics or quantified objectives and milestones for determining what fair housing results will be achieved. Meaningful actions must be taken in concert with each other and address the following:
• Significant Disparities in Housing Needs and in Access to Opportunity • Replacing Segregated Living Patterns with Truly Integrated and Balanced Living Patterns • Transforming R/ECAP into Areas of Opportunity
• Fostering and Maintaining Compliance with Civil Rights and Fair Housing Laws42 This section lists contributing factors that create, perpetuate, or increase the severity of one or more fair housing issues that were identified in the AI, community outreach, and the analysis in this document.
Table E-14 summarizes the identified fair housing issues, contributing factors to these issues, and meaningful actions the City will undertake to affirmatively further fair housing for special needs, racial/ethnic minority, and low-income residents.
E.18.1 Fair Housing Enforcement and Outreach Capacity
The following contributing factors to inadequate fair housing enforcement and outreach include:
• Lack of local private fair housing outreach and enforcement • Lack of local public fair housing enforcement
• Lack of resources for fair housing agencies and organizations to conduct more rigorous testing and audits, outreach, training, public education campaigns. • Lack of funding for consumer rights and responsibility education on Fair Lending practices and identification of predatory lending practices.
• Lack of language access
Although Fullerton residents are served by the Fair Housing Foundation, fair housing resources are limited due to available funding. Additionally, as stated in the AI, the size of the federal Fair Housing Initiatives Program, the primary funding program for fair housing organizations, has failed to keep up with inflation, reducing the capacity of fair housing organizations over time. In order to meet the needs of residents of a large and diverse county, local fair housing agencies and organizations require greater levels of resourcing.
42 HCD. 2021. Affirmatively Furthering Fair Housing: Guidance for All Public Entities and for Housing Elements. April 2021 Update. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-2021.pdf
Appendix H-E: Housing Element H-E-163
City of Fullerton
Housing Element
Table E-13 Site Inventory by Census Tract Characteristics
Neighborhood
and Census Tract
Number of
Existing
Households
Site Inventory Capacity (Units) AFFH Indicators
Low-
Income
Moderate-
Income
Above
Moderate-
Income
Percent
Non-
White
Median
Household
Income
Percent LMI
Households
TCAC
Opportunity
Area
Percent
Overpayment by
Renters
Percent
Overcrowded
Households
Displacement
Sensitivity
CalEnviroScreen
Percentile
Acacia Park
6059001602 1,701 77 29 47 41.12 % $137,869 19.94% Highest Resource
51.1% 0.59% Lower Risk 29.33
Amerige Heights
6059001704 2,411 256 102 155 94.11% $137,202 34.57% Highest Resource
49.9% 3.28% Lower Risk 55.61
Artesia Blvd/N Gilbert St
6059001801 1,659 258 104 162 75.53% $56,169 70.21% Low
Resource
60% 11.51% At Risk 90.45
Artisan Walk
6059011707 2,437 124 50 76 41.76% $92,593 39.02% Highest Resource
61.2% 1.07% Lower Risk 66.63
Bastanchury Rd/Fairway Isles Dr
6059001601 1,559 33 40 69 51.25% $105,801 34.74% Highest Resource
56.8% 3.85% Lower Risk 90.09
Bradford Park
6059011711 2,425 84 39 63 86.61% $64,961 70.33% High
Resource
63.9% 6.93% At Risk 60.16
Brea West
6059001503 1,811 30 17 29 46.43% $98,157 40.82% High
Resource
60.5% 5.58% Lower Risk 93.06
Byerrum Park
6059011402 979 2 13 24 38.36% $127,847 19.7% High
Resource
31.4% 1.23% Lower Risk 48.39
H-E-164 Appendix H-E: Housing Element
City of Fullerton
Housing Element
Neighborhood
and Census Tract
Number of
Existing
Households
Site Inventory Capacity (Units) AFFH Indicators
Low-
Income
Moderate-
Income
Above
Moderate-
Income
Percent
Non-
White
Median
Household
Income
Percent LMI
Households
TCAC
Opportunity
Area
Percent
Overpayment by
Renters
Percent
Overcrowded
Households
Displacement
Sensitivity
CalEnviroScreen
Percentile
California State University Fullerton
6059011504 1,795 139 69 112 59.36% $46,992 70.91% Moderate Resource
79.3% 3.90% 1 Income Group
Displacement
61.84 Chapman Park
6059011502 1,633 495 218 345 65.70% $76,458 67.46% High Resource
52.9% 7.23% Lower Risk 95.26
Craig Park
6059001505 2,349 30 21 36 53.68% $132,932 36.79% High
Resource
63.8% 8.05% Lower Risk 62.60
Deerpark Dr/Sherwood Ave
6059011708 1,695 21 7 14 59.70% $82,614 61.28% Moderate Resource
54.2% 6.73% Lower Risk 57.62
E Imperial Hwy/N Harbor Blvd
6059001404 997 273 109 169 66.58% $81,602 70.47% Low
Resource
42.5% 12.14% Lower Risk 95.00
E Wilshire Ave/N Raymond Ave
6059011403 1,922 903 397 630 60.96% $85,481 63.68% Moderate Resource
57.3% 11.55% Lower Risk 95.83
Gilbert Park
6059001903 885 49 22 36 66.26% $98,819 42.9% Low
Resource
51.2% 9.72% Lower Risk 80.49
Independence Park
6059011200 1,667 681 306 496 57.18% $96,964 41.94% Moderate Resource
42.8% 5.28% Lower Risk 58.95
Appendix H-E: Housing Element H-E-165
City of Fullerton
Housing Element
Neighborhood
and Census Tract
Number of
Existing
Households
Site Inventory Capacity (Units) AFFH Indicators
Low-
Income
Moderate-
Income
Above
Moderate-
Income
Percent
Non-
White
Median
Household
Income
Percent LMI
Households
TCAC
Opportunity
Area
Percent
Overpayment by
Renters
Percent
Overcrowded
Households
Displacement
Sensitivity
CalEnviroScreen
Percentile
Nicolas Park
6059011101 1,339 85 57 97 67.25% $98,165 49.54% Moderate Resource
42.9% 8.44% Lower Risk 70.82
Nutwood Ave/N Mountain View Pl
6059011503 553 30 17 29 44.46% $107,102 16.56% High
Resource
37.7% 4.52% Lower Risk 48.46
Rancho La Paz
6059011602 1,760 296 128 199 68.68% $65,192 75.97% Low
Resource
53.5% 12.22% At Risk 99.69
S Woods Ave/W Orangethorpe Ave
6059011102 1,188 24 17 30 71.47% $111,524 52.61% Moderate Resource
60.2% 6.82% Lower Risk 72.97
Santa Fe District/SoCo
6059011300 2,030 134 56 206 57.96% $92,604 40.72% High
Resource
48.2% 2.86% Lower Risk 89.50
Sunny Hills
6059001706 1,331 461 187 301 57.30% $184,018 25.2% Highest Resource
48.5% 3.98% Lower Risk 34.60
The Fox Block
6059011401 663 1 4 7 55.81% $138,625 36.97% High
Resource
42.9% 3.62% Lower t Risk 48.62
Valencia Park
6059001802 2,248 57 50 79 77.44% $61,354 76.8% Moderate Resource
66.1% 13.75% At Risk 85.65
H-E-166 Appendix H-E: Housing Element
City of Fullerton
Housing Element
Neighborhood
and Census Tract
Number of
Existing
Households
Site Inventory Capacity (Units) AFFH Indicators
Low-
Income
Moderate-
Income
Above
Moderate-
Income
Percent
Non-
White
Median
Household
Income
Percent LMI
Households
TCAC
Opportunity
Area
Percent
Overpayment by
Renters
Percent
Overcrowded
Households
Displacement
Sensitivity
CalEnviroScreen
Percentile
W Commonwealth Ave/N Basque Ave
6059011000 2,521 541 270 433 67.59% $81,033 50.63% Moderate Resource
44.7% 0.67% Lower Risk 83.95
6059011101 1,339 85 57 97 66.64% $98,165 49.54% Moderate Resource
42.9% 8.44% Lower t Risk 70.82
W Valencia Dr/Courtney Ave
6059001901 850 1 4 7 59.84% $106,630 44.09% Moderate
Resource
70.2% 2.94% Lower Risk 59.76
Woodcrest Park
6059011601 2,240 33 40 69 78.12% $65,789 79.36% Low
Resource
68.1% 21.88% At Risk 96.58
Total 5,120 2,349 3,877
Appendix H-E: Housing Element H-E-167
City of Fullerton
Housing Element
There are no local public entities that conduct fair housing outreach and enforcement in Fullerton. The city provides links to the Fair Housing Foundation and upcoming fair housing workshops. A local agency contracted by the City would have the potential to be more responsive to discrimination complaints.
According to the AI, 20 percent of city residents have Limited English Proficiency (LEP), with Spanish being the most commonly spoken language other than English, followed by Korean, Chinese, and Vietnamese.
Residents with LEP may have a harder time understanding fair housing laws and increased difficulty in accessing fair housing resources. Fair housing outreach must be inclusive of multiple languages to accommodate LEP residents.
E.18.2 Segregation and Integration
Contributing factors to segregation and integration patterns in Fullerton include:
• Location, type, and supply of affordable housing
• Land use and zoning laws
• Displacement of residents due to economic pressures
• Racial discrepancies in loan origination
Fullerton is an ethnically diverse city with a high degree of integration. As previously mentioned, most areas of Fullerton have a three-group neighborhood mix consisting of Asian American, Hispanic/Latino, and non-Hispanic white residents, and several neighborhoods have a four-racial group mix. No singular racial/ethnic group is segregated within Fullerton, but there several neighborhoods with predominant racial gaps (gap greater than 50 percent), with a predominantly Asian American population in the eastern area of the city and a predominantly Hispanic/Latino population in the southwestern area of the city.
Economic disparities have been intensified by the high cost of housing in recent years in Fullerton and Orange County as a whole, which have resulted in displacement of low-income residents. These disparities have been worsened by the limited growth of low- and moderate-income housing in the city and have resulted in significant segregation by race and ethnicity and income levels.
Zoning patterns exacerbate patterns of segregation by concentrating higher density residential zoning and industrial zoning in southern and southeast portion of Fullerton and low-density residential and open space zoning in the northern portion of the city. The majority of the multifamily homes are located in the southern neighborhoods with a predominant Hispanic/Latino population that are at risk of displacement.
Recent new multifamily development within the city is also concentrated in southern Fullerton, while new single-family development and open space preservation is concentrated in high resource areas in northern Fullerton. While recent new developments have increased the availability of housing in areas that need it, the dichotomy in development patterns further segregates the city by incomes and race. Further, the majority of the existing subsidized housing stock is located in proximity to the industrial zoned areas in the city in the neighborhoods of Woodcrest Park and Rancho La Paz, which exacerbates economic segregation and subjects lower-income residents to poorer air quality.
Disparities in mortgage origination is a contributing factor to fair housing issues in Fullerton. Asian American and white, non-Hispanic mortgage applicants had their loans originated at higher rates compared to other races. Black/African American and Hispanic/Latino applicants had the highest loan denial rate. This may be due to disparities in income and mortgage education across races.
H-E-168 Appendix H-E: Housing Element
City of Fullerton
Housing Element
E.18.3 Significant Disparities in Housing Needs and Access to Opportunity The following contributing factors to disparities in access to opportunities in Fullerton include:
• The availability, type, frequency, and reliability of public transportation • Location of environmental health hazards
• Location, type, and supply of affordable housing
• The availability of affordable units in a range of sizes Access to Opportunity
According to HCD, access to opportunity is a concept to approximate place-based characteristics linked to critical life outcomes. Neighborhoods located in the southeastern central area of the city are generally associated with lower access to opportunity in terms of environmental health determinants, housing, and economic opportunities. The neighborhoods with the lowest outcomes across all opportunity areas include Woodcrest Park and Rancho La Paz. Conversely, the northern portion of the city has greater access to educational, economic, and environmental opportunities than the southern half of the city.
Neighborhoods in southern Fullerton, such as Woodcrest Park, E Wilshire Ave/N Raymond Ave, Chapman Park, and Rancho La Paz, have higher levels of exposure to particulate matter from truck and vehicle emissions due to the proximity of industrial and commercial uses. These neighborhoods have the highest housing density within the city, with the majority of multifamily homes concentrated in these areas.
Subsidized housing units are also concentrated in this area of the city. As a result, there is a high percentage of lower-income, non-white residents that are exposed to greater environmental hazards, compared to the wealthier communities in northern Fullerton that are primarily comprised of single-family homes.
In general, the disproportionately white and Asian American northern half of the city, which tends to have greater access to opportunities, is primarily comprised of single-family homes, contributing to higher housing costs. Increasing housing affordability and the availability of different housing types in these areas would make it easier for low-income households, which disproportionately are associated with Hispanic/Latino and Black/African American households, to access the types of services and amenities that further social mobility.
Transit Access
The lack of service routes for public transportation in northern Fullerton impacts fair housing issues in the city. The southern half of the city is more heavily serviced with more bus routes than the northern half of the city. Households that rely on public transit are pressured to reside in southern Fullerton, which has a higher degree of pollution exposure, a lower median household income, and a higher percentage of Hispanic/Latino and Black/African-American residents than northern Fullerton. Therefore, lack of transit options in northern Fullerton reinforces existing patterns of segregation and lack of access to opportunity.
Housing Needs
Overcrowding, as defined by HUD, in Fullerton is higher than Orange County. Broken down by race, overcrowding was a more common housing issue for residents of Fullerton who identified as American Indian/Alaskan Native, Hispanic/Latino, and those of other race or multiple races than for people who identified as white, Black/African American, or American Indian/Alaska Native. According to the AI, the
Appendix H-E: Housing Element H-E-169
City of Fullerton
Housing Element
majority of subsidized housing units, includng Project-Based Section 8 units, other multifamily assisted units, and HCV units are comprised of studios and one-bedroom units. As a result, low-income households, especially those with multiple children, may have difficulty finding adequately sized affordable housing.
E.19 Meaningful Actions to Address Fair Housing Issues
This assessment of fair housing issues identifies factors that contribute to fair housing issues in Fullerton, identified in Table E-14. The meaningful actions are incorporated into programs and actions in Chapter 4, Housing Policy Plan. Based on community feedback and data analysis, it was determined that high-priority issues in the city are lack of affordable housing, displacement, and segregation of low-income residents.
Fair housing enforcement and outreach are determined to be medium priority. Additionally, several programs included in Chapter 4, Housing Policy Plan, affirmatively further fair housing by the action areas determined by HCD.
H-E-170 Appendix H-E: Housing Element
City of Fullerton
Housing Element
Table E-14 Meaningful Actions to Address Fair Housing Issues
Identified Fair Housing
Issue Contributing Factors Meaningful Actions Metrics and Timeline Fair housing
enforcement and
outreach
• Lack of local private
fair housing outreach
and enforcement
(Priority: high)
• Lack of public fair
housing enforcement
(Priority: medium)
• Lack of resources for
fair housing agencies
to conduct more
rigorous testing and
audits, outreach,
training, public
education campaigns
(Priority: high).
• Lack of funding for
consumer rights and
responsibility
education on Fair
Lending practices and
identification of
predatory lending
practices. (Priority:
medium)
• Lack of language
access (Priority: high)
Fair Housing Services and Education:
• Provide informational seminars to area residential real estate agents and brokers on fair housing laws and regulations; • Work with tenants, tenant advocates to identify violations of fair housing federal and State fair housing laws and support prospective and existing tenants who are experiencing
discrimination;
• Provide trainings for property owners/managers on the requirements of federal and State fair housing laws to prevent discrimination. (Policy Action 3.13-a)
Provide trainings to at least 15 real estate agents
and brokers annually.
Provide trainings to at least 15 property owners
and managers annually.
Report the number of complaint-based testing
efforts and number of resulting complaints filed
with HUD or CRD annually.
With the Fair Housing Foundation, support an annual Fair Housing Audit Report that assesses typical or timely market-based suspected areas of discrimination. (Policy Action 3.13-e) Consult with the Fair Housing Foundation to
review methodology for a Fair Housing Audit by
January 2025.
Affordable Rental Housing Counseling Services: Provide funding for information and referral services that direct families and individuals with financial resources for housing rental or purchase, locating suitable housing, and obtaining housing with special needs facilities such as disabled-accessible units. (Policy Action 3.13-b) Beginning in 2025, hold at least four informational
events during the planning period to disseminate
informational materials or provide trainings to
residents, prioritizing communities sensitive to
displacement (Artesia Blvd/N Gilbert, Valencia
Park, Woodcrest Park, Rancho La Paz, and
California State University Fullerton). Assist at
least 50 residents and landlords with fair housing
services annually.
Create a Language Access Plan based on HUD guidelines and publish on the City’s website: The goal of the Language Access Plan is to survey, maintain and publish a list of multi-lingual staff- capacity at City Hall so that staff may respond to the needs of Limited English Proficiency households. (Policy Action 3.5-b) Create a Language Access Plan by January 2025.
Maintain multilingual staff capacity at City Hall to
respond to the needs of Limited English
Proficiency households and ensure that all
residents may participate fully and equally in the
housing market.
Appendix H-E: Housing Element H-E-171
City of Fullerton
Housing Element
Identified Fair Housing
Issue Contributing Factors Meaningful Actions Metrics and Timeline Ensure that local housing programs respond to the needs of a culturally diverse community that includes multi-generational families, a variety of living arrangements, and Limited English Proficiency households. Plans should ensure collaboration with community groups, including faith-based and nonprofit
organizations, to provide outreach on housing resources to all types of households and those households with Limited English Proficiency. (Policy Action 3.13-c)
Review the existing fair housing marketing plan
every two years ensure compliance with current
City policy to Affirmatively Further Fair Housing
and make necessary changes within six months.
Fair Lending: Work to promote fair lending practices throughout the city:
• Ensure that low-income and minority residents have fair access to capital resources needed to acquire and maintain housing. • Prevent predatory lending through information and referrals to the Fair Housing Foundation. (Policy Action 3.13-f)
Annually conduct and publish third party review of
City or regional HMDA data to identify areas of
need regarding fair access to lending.
Add information on fair housing laws and resources on the City’s website regarding housing programs in several languages. (Policy Action 3.13-g)
Update website content with updated information
on fair housing services and programs by January
2025.
Seek opportunities to expand outreach and public education strategies on available tenant protection, fair housing services, and homeownership education to reach vulnerable households by offering information in multiple languages, targeted social media efforts, combining information with other assistance programs, distributing resources through local schools and colleges, and partnering with community-based organizations. (Policy Action
3.13-h)
Partner with three new schools or community-
based organizations during the planning period to
disseminate materials and provide trainings to
residents, prioritizing services in communities
sensitive to displacement within southern
Fullerton, including Artesia Blvd/N Gilbert St,
Valencia Park, Woodcrest Park, Rancho La Paz,
California State University Fullerton, and Bradford
Park.
H-E-172 Appendix H-E: Housing Element
City of Fullerton
Housing Element
Identified Fair Housing
Issue Contributing Factors Meaningful Actions Metrics and Timeline Concentration of
minority and low-income
residents in southern
Fullerton; displacement
of residents
• Location, type, and
supply of affordable
housing (Priority: high)
• Land use and zoning
laws (Priority:
medium)
• Displacement of
residents due to
economic pressures
(Priority: high)
• Racial discrepancies in
loan origination
• The availability, type,
frequency, and
reliability of public
transportation
(Priority: medium)
Develop an outreach strategy in multiple languages for property owners who own fewer than 10 residential units (either in single- family or multi-family rental housing) to assess needs and connect them with resources, such as housing unit rehabilitation and financing programs. The intent of this program is to preserve Naturally Occurring Affordable Housing (i.e., not currently regulated with affordability restrictions), particularly in the neighborhoods of Woodcrest Park and Rancho La Paz. The program will seek to prioritize communities vulnerable to displacement, generally in the southern areas of the city, a focus on neighborhoods with lower median income. (Policy Action 3.14-a)
Develop an outreach strategy for “mom and pop”
property owners by January 2026. After the
strategy is adopted, conduct outreach to at least
15 property owners with less than 10 units and
assist at least 5 property owners with a combined
total of 20 units or more by December 2029.
Implement changes to the in-lieu fee structure and the desire and ability of developers to contribute to an affordable housing trust fund. Adopt incentives such as increased densities, increased height limits, reduced parking standards, and ministerial review for projects that incorporate increased affordable units or deeper levels of affordability. (Policy Action 3.14-b)
Complete a feasibility study on in-lieu payments to
a Housing Trust Fund by January 2026. If feasible,
amend the municipal code to allow for an in-lieu
fee structure by December 2027 and implement
an Inclusionary Housing Ordinance by December
2029.
Facilitate the development of housing for persons with disabilities (including developmental disabilities) through incentives for affordable housing development with services, resources, and assistance. (Policy Action 3.17-a)
Develop 25 housing units for special needs
households during the planning period.
Increase participation in homeownership education and assistance programs for historically underrepresented residents in the homeownership market. (Policy Action 3.18-a)
Partner with the County and/or community-based
organizations to facilitate homeownership
workshops, counseling, and/or education
campaigns by January 2025. Organizations may
include teachers’ associations, school districts,
and community-based service providers to
increase awareness of, and access to, housing
resources and financial planning services during
the planning period.
By October 31, 2029, connect at least 30 residents
to education on homeownership-related topics in
the neighborhoods of Artesia Blvd/N Gilbert,
Valencia Park, Woodcrest Park, Rancho La Paz,
and California State University Fullerton.
Appendix H-E: Housing Element H-E-173
City of Fullerton
Housing Element
Identified Fair Housing
Issue Contributing Factors Meaningful Actions Metrics and Timeline Review the City’s Tenant-Based Rental Assistance program with input from tenants and property owners/managers, ensuring representation across the economic spectrum, and update as appropriate. Outreach to be conducted to all vulnerable communities during the update process and after final adoption in 2027.
Fill any gaps between Section 8 assistance and rent, or to aid those who may not qualify for Section 8 but need one-time emergency assistance, to provide relief to tenants to avoid the displacement in vulnerable communities. (Policy Action 3.14-c)
Update the City’s Tenant-Based Rental Assistance
program by January 2027.
Prepare and present a report on
recommendations for programs that would
provide relief to tenants and landlords to avoid
the displacement in vulnerable communities by
December 2026. If a rental assistance program is
approved and implemented as a result, the
program will assist at least 10 lower income renter
households annually.
Evaluate existing State and federal “just cause for eviction” (AB 1482; 2019-Chiu) and other similar legislation with provisions to determine if additional protections through a local ordinance is warranted. (Policy Action 3.16-c)
In consultation with fair housing service providers
and community-based organizations, assess if
additional protections are needed, by January
2026. If warranted, recommend adoption of a
local tenant protection ordinance to City Council
by December 2026.
Provide financial support to organizations that provide supportive housing for emancipated foster youth (ages 18-21) who are homeless or at immediate risk of becoming homeless. (Policy Action 3.15-f)
Assist at least 10 foster youth with supportive
housing during the planning period by December
2029.
In compliance with recent updates to the Surplus Land Act (AB 1255, 2019-Rivas; AB 1486, 2019-Ting), identify City-owned land for the development of affordable housing. If surplus properties are identified, pursue development via a competitive Request for Proposals or other processes. (Policy Action 3.7-d)
Report on identified surplus land in Housing
Element Annual Progress reports. Annually, assess
the list of surplus sites and solicit development via
a competitive RFP process or other forms of
partnership such as land lease agreements.
Acquire funds from local, state, and federal grant opportunities, including the HCD Infill Infrastructure Grant Program, to support the development of affordable housing, housing for special needs, and support service projects. When a critical mass of state (various HCD programs) and/or federal (CDBG, HOME) funding is available, the City will issue a competitive Notice of Funding Availability with objective criteria to transparently identify the best non-profit affordable housing developer to partner with on new affordable housing developments in the city.
Partner with at least one nonprofit housing
developer biennially throughout the planning
period and support the entitlement of at least 400
subsidized housing units affordable to extremely
low-, very low-, and low-income households in the
city during the planning period.
Conduct feasibility study for an affordable housing
trust fund by January 2027.
H-E-174 Appendix H-E: Housing Element
City of Fullerton
Housing Element
Identified Fair Housing
Issue Contributing Factors Meaningful Actions Metrics and Timeline Partner with Orange County Housing Finance Trust to secure funding for affordable housing in Fullerton. (Policy Action 3.7-c) Develop a web-based Housing Development Toolkit that outlines a step-by-step process for residential development, including identifying steps in the entitlement and building permit process, detailed information on development incentives, and funding programs and resources for affordable housing development. (Policy Action 3.4-d)
Publish Housing Development Toolkit on City’s
website by December 2026.
Review the General Plan, applicable Specific Plans, and Zoning Code and Zoning Map to evaluate opportunities for removing barriers to housing production such as adding housing capacity and
accommodating a greater mix of dwelling types and sizes in High and Highest Resource areas identified by the California Tax Credit Allocation Committee (TCAC), focusing efforts in northeastern and northwestern Fullerton. Recommend amendments, as necessary, to accommodate added housing capacity in these areas.
Additionally, review the Zoning Code to identify opportunities to increase and encourage a greater mix of dwelling types and sizes, specifically housing types that may accommodate moderate- income households (e.g., duplexes, triplexes, fourplexes, townhouses, courtyard buildings), in lower-density residential areas and mixed-use zones citywide and amend the Zoning Code as needed (i.e., implementation of LTD). (Policy Action 3.4-g) Review the General Plan, applicable Specific Plan,
and Zoning Code and Zoning Map by June 2025
and implement any changes by January 2026.
Following adoption of zoning code changes,
monitor at least 1,801 moderate-income units and
2,238 lower-income units to be constructed
annually in High and Highest Resource areas as
designated by TCAC. Permit the development of at
least 150 moderate-income dwelling types in the
neighborhoods of E Las Palmas Dr/N Sunnywood
Dr, Craig Park, Sunny Hills, Bastanchury
Rd/Fairway Isles Dr, Acacia Park, and Byerrum Park
(Racially Concentrated Areas of Affluence) by the
end of 2029.
Identify and advertise housing opportunity sites within one-quarter mile of public transit stops in northern Fullerton. Educate developers on the Transit Oriented Development (TOD) Housing Program, and/or pursue funding to increase transit infrastructure in northern Fullerton. (Policy Action 3.14-d)
On an ongoing basis, consult with interested
developers on the TOD Housing Program. Conduct
a study with OCTA to identify capital projects to
increase transit infrastructure by 2026. Apply for
TOD Housing Program funds as NOFA becomes
available.
Partner with Cal State Fullerton to develop a plan to address the need for off-campus affordable housing for students. (Policy Action
3.4-m)
Develop a city-wide student housing plan by
December 2029.
Appendix H-E: Housing Element H-E-175
City of Fullerton
Housing Element
Identified Fair Housing
Issue Contributing Factors Meaningful Actions Metrics and Timeline Monitor lot splits and two-unit developments under SB 9, provide technical assistance to homeowners, and develop or adjust development standards as needed. Provide easily accessible information and resources about SB 9 on the City website. Conduct outreach to homeowners’ associations in the neighborhoods of E Las Palmas Dr/N Sunnywood Dr, Craig Park, Sunny Hills,
Bastanchury Rd/Fairway Isles Dr, Acacia Park, and Byerrum Park, and the neighborhoods in northwest Fullerton, and provide information on SB 9 (Policy Action 3.3-b)
Beginning in 2025, meet with at least one
homeowners’ association annually in the areas of
northwest Fullerton and the neighborhoods of E
Las Palmas Dr/N Sunnywood Dr, Craig Park, Sunny
Hills, Bastanchury Rd/Fairway Isles Dr, Acacia Park,
and Byerrum Park to provide education on SB 9
implementation. Amend the Zoning Code to
comply with SB 9 by December 2025.
Conduct outreach to religious institutions and provide technical assistance for interested parties to develop affordable housing on sites zoned religious institution (Policy Action 3.3-f).
Starting in 2025, annually mail or email resources
on developing affordable housing to all religious
institutions in the city with underutilized land.
Conduct follow up calls with institutions with sites
that hold the most potential based on location
and size, prioritizing potential sites in the
neighborhoods of E Las Palmas Dr/N Sunnywood
Dr, Craig Park, Sunny Hills, Bastanchury
Rd/Fairway Isles Dr, Acacia Park, and Byerrum Park
since they are Racially Concentrated Areas of
Affluence. By December 2026, present
information during at least one meeting with the
board and/or members of OC United. By the end
of 2027, provide technical assistance for the
potential development of at least one affordable
housing development on a religious institution
site.
H-E-176 Appendix H-E: Housing Element
City of Fullerton
Housing Element
Identified Fair Housing
Issue Contributing Factors Meaningful Actions Metrics and Timeline Conduct outreach to people experiencing homelessness with the Illumination Foundation and the OC Health Care Agency, focusing efforts in areas where there is a high concentration of homeless individuals in the neighborhoods of Independence Park, Santa Fe District/SoCo, and Gilbert Park, and along arterial boulevards and commercial centers. Provide resources to connect individuals with shelter space in Fullerton and as needed, to services in surrounding cities (Policy Action 3.4-i).
Annually allocate funding and City resources to
support outreach efforts in coordination with the
Illumination Foundation and the OC Health Care
Agency to provide information and resources to
those experiencing homelessness. Annually fund
the Fullerton Police Department’s Homeless
Liaison Officer Unit, and as funding is available and
based on need, increase the number of officers to
provide services for residents experiencing
homelessness.
Adopt an ordinance for new development standards to allow additional ADUs that meet basic setbacks and square footage requirements on properties exceeding one acre in the R-1 and R-2 zoning districts. The ordinance shall allow at least two ADUs on qualifying properties if such properties can safely accommodate two ADUs (e.g., that the properties have adequate sewer/septic and water capacity, can construct the ADUs in compliance with all building code and fire prevention requirements, and can meet parking requirements) (Policy Action 3.3-g).
Adopt the ordinance by July 2025.
Reduce minimum unit sizes and update the Zoning Code, as necessary, to accommodate alternative housing types such as housing co-operatives, Single-Room Occupancy (SROs), dormitories, tiny homes, and collective home ownership models in more areas of the city, including religious sites and publicly owned land.
Stakeholder outreach shall include discussions with for-profit and non-profit housing developers. (Policy Action 3.4-e)
Amend the Zoning Code by July 2025. Conduct
stakeholder outreach with developers and
community groups and service providers on
alternative housing at least once by January 2026,
with the goal of achieving 30 units of alternative
housing types by the end of 2029, with at least
half of those units in the neighborhoods of E Las
Palmas Dr/N Sunnywood Dr, Craig Park, Sunny
Hills, Bastanchury Rd/Fairway Isles Dr, Acacia Park,
and Byerrum Park since they are Racially
Concentrated Areas of Affluence.
Appendix H-E: Housing Element H-E-177
City of Fullerton
Housing Element
Identified Fair Housing
Issue Contributing Factors Meaningful Actions Metrics and Timeline Encourage the development of both smaller rental and owner units (studio and one-bedroom) and larger rental units (3 to 4- bedroom units) in residential and mixed-use development. In consultation with developers, identify and provide incentives and reduction of constraints to encourage the construction of these housing types and develop a work plan to implement any proposed changes to development standards, City programs, and so forth. (Policy Action
3.4-f)
Develop incentives and mitigations to constraints
by July 2025. Starting in 2025, hold an annual
workshop with developers and provide education
about technical assistance and incentives for
larger and smaller rental units, with a goal of
supporting the development of 50 large (3-4-
bedroom) units and 100 studio/1-bedroom units
by December 2029. At least 50 percent of large
and small rental units should be in neighborhoods
of greater degrees of overcrowding, including
Woodcrest Park, Artesia Blvd/N Gilbert St,
Valencia Park, W Oak Ave/Lambert Dr, E Wilshire
Ave/N Raymond Ave, Rancho La Paz.
Improving place-based
strategies to encourage
Community conservation
and revitalization
• Location of
environmental health
hazards (Priority: high)
• Lack of investment in
community-based
infrastructure and
services (Priority: low)
• Lack of access to
housing mobility
(Priority: medium)
Prioritize public health, education, economic, and safety programs in lower resource areas as defined by TCAC in coordination with area public health entities. school districts, workforce development groups, and the police department. Identify addresses and compile mailing list and email addresses to focus outreach to
neighborhoods with higher concentrations of low-income and minority residents to prioritize services in these areas. (Policy Action 3.14-e)
Increase participation in the City’s first-time
homebuyer seminars and owner-occupied housing
rehabilitation grant program 5 percent annually
from lower income and minority concentration
areas through the planning period (data collection
via surveys conducted at the seminars).
Assess potential preference policy for affordable housing opportunities, land use, transportation, urban design, public facilities and services, and economic development strategies. The City will seek involvement from community organizations and advocates, business councils, and residents to further refine program scope. (Policy Action 3.14-f)
Establish a community working group that meets
annually to prioritize funding for community
investments.
Apply for funding and coordinate with the OCTA Safe Routes to School program to establish at least one partnership in the city for active transportation projects and/or safety education campaign, prioritizing school routes within and from the neighborhood of E Imperial Highway and N Harbor Boulevard. (Policy Action 3.14-h)
Establish partnership for Safe Routes to School
and apply for grant funding by the end of 2025.
Initiate at least one project or campaign by the
end of the planning period.
H-E-178 Appendix H-E: Housing Element
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Appendix H-F: Housing Element H-F-1
Appendix H-F:
Glossary of Housing Terms
Above-moderate Income Household. A household with an annual income usually greater than 120 percent of the area Median Family Income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available eligibility limits established by the U.S. Department of Housing and Urban Development (HUD) for the Section 8 housing program.
Apartment. An apartment is one (1) or more rooms in an apartment house or dwelling occupied or intended or designated for occupancy by one (1) family for sleeping or living purposes and containing one (1) kitchen.
Assisted Housing. Generally multi-family rental housing, but sometimes single-family ownership units, whose construction, financing, sales prices, or rents have been subsidized by federal, State, or local housing programs including, but not limited to federal Section 8 (new construction, substantial rehabilitation, and loan management set-asides), federal Sections 213, 236, and 202, federal Section 221(d)(3) (below-market interest rate program), federal Section 101 (rent supplement assistance), CDBG, FmHA Section 515, multi- family mortgage revenue bond programs, local redevelopment and in lieu fee programs, and units developed pursuant to local inclusionary housing and density bonus programs.
Below-market-rate (BMR). Any housing unit specifically priced to be sold or rented to low or moderate income households for an amount less than the fair market value of the unit. Both the State of California and the U.S. Department of Housing and Urban Development set standards for determining which households qualify as “low income” or “moderate income.” The financing of housing at less than prevailing interest rates.
Build-out. That level of urban development characterized by full occupancy of all developable sites in accordance with the General Plan; the maximum level of development envisioned by the General Plan.
Build-out does not assume that each parcel is developed to include all floor area or housing units possible under zoning regulations.
Community Development Block Grant (CDBG). A grant program administered by the U.S. Department of Housing and Urban Development (HUD) on a formula basis for entitlement communities and by the State Department of Housing and Community Development (HCD) for non-entitled jurisdictions. This grant allots money to cities and counties for housing rehabilitation and community development, including public facilities and economic development.
Condominium. A structure of two or more units, the interior spaces of which are individually owned; the balance of the property (both land and building) is owned in common by the owners of the individual units. (See “Townhouse.”)
Covenants, Conditions, and Restrictions (CC&Rs). A term used to describe restrictive limitations that may be placed on property and its use, and which usually are made a condition of holding title or lease.
Deed. A legal document that affects the transfer of ownership of real estate from the seller to the buyer.
H-F-2 Appendix H-F: Housing Element
City of Fullerton
Housing Element
Density Bonus. The allocation of development rights that allow a parcel to accommodate additional square footage or additional residential units beyond the maximum for which the parcel is zoned; usually in exchange for the provision or preservation of an amenity at the same site or at another location.
Density, Residential. The number of permanent residential dwelling units per acre of land. Densities specified in the General Plan may be expressed in units per gross acre or per net developable acre.
Developable Land. Land that is suitable as a location for structures and that can be developed free of hazards to, and without disruption of, or significant impact on natural resource areas.
Down Payment. Money paid by a buyer from his own funds, as opposed to that portion of the purchase price that is financed.
Duplex. A detached building under single ownership that is designed for occupancy as the residence of two families living independently of each other.
Dwelling Unit (du). A building or portion of a building containing one or more rooms, designed for or used by one family for living or sleeping purposes, and having a separate bathroom and only one kitchen or kitchenette. See Housing Unit.
Emergency Shelter. A facility that provides immediate and short-term housing and supplemental services for the homeless. Supplemental services may include food, counseling, and access to other social programs. (See “Transitional Housing.”)
Extremely-low Income Household. A household with an annual income less than 30 percent of the area median family income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available eligibility limits established by the U.S. Department of Housing and Urban Development (HUD) for the Section 8 housing program.
Fair Market Rent. The rent, including utility allowances, determined by the United States Department of Housing and Urban Development for purposed of administering the Section 8 Existing Housing Program.
Family. (1) Two or more persons related by birth, marriage, or adoption [U.S. Bureau of the Census]. (2) An Individual or a group of persons living together who constitute a bona fide single-family housekeeping unit in a dwelling unit, not including a fraternity, sorority, club, or other group of persons occupying a hotel, lodging house or institution of any kind [California].
General Plan. A comprehensive, long-term plan mandated by State Planning Law for the physical development of a city or county and any land outside its boundaries which, in its judgment, bears relation to its planning. The plan shall consist of seven required elements: land use, circulation, open space, conservation, housing, safety, and noise. The plan must include a statement of development policies and a diagram or diagrams illustrating the policies.
Goal. A general, overall, and ultimate purpose, aim, or end toward which the City will direct effort.
Green Building. Green or sustainable building is the practice of creating healthier and more resource- efficient models of construction, renovation, operation, maintenance, and demolition. (US Environmental Protection Agency)
Group Quarters. Group quarters include nursing homes, orphanages, and prisons. Non-institutional group quarters include dormitories, shelters, and large boarding houses.
Appendix H-F: Housing Element H-F-3
City of Fullerton
Housing Element
Historic Preservation. The preservation of historically significant structures and neighborhoods until such time as, and in order to facilitate, restoration and rehabilitation of the building(s) to a former condition.
Historic Property. A historic property is a structure or site that has significant historic, architectural, or cultural value.
Household. All those persons—related or unrelated—who occupy a single housing unit. (See “Family.”) Housing and Community Development Department (HCD). The State agency that has principal responsibility for assessing, planning for, and assisting communities to meet the needs of low and moderate income households.
Housing Element. One of the seven state-mandated elements of a local General Plan. It assesses the existing and projected housing needs of all economic segments of the community, identifies potential sites adequate to provide the amount and kind of housing needed, and contains adopted goals, policies, and implementation programs for the preservation, improvement, and development of housing. Under State law, Housing Elements must be updated every five years.
Housing Payment. For ownership housing, this is defined as the mortgage payment, property taxes, insurance, and utilities. For rental housing this is defined as rent and utilities.
Housing Ratio. The ratio of the monthly housing payment to total gross monthly income. Also called Payment-to-Income Ratio or Front-End Ratio.
Housing Unit. The place of permanent or customary abode of a person or family. A housing unit may be a single-family dwelling, a multi-family dwelling, a condominium, a modular home, a mobile home, a cooperative, or any other residential unit considered real property under State law.
Housing and Urban Development, U.S. Department of (HUD). A cabinet-level department of the federal government that administers housing and community development programs.
Impacted Areas. Census tracts where more than 50 percent of the dwelling units house low and very-low income households.
Implementing Policies. The City’s statements of its commitments to consistent actions.
Implementation. Actions, procedures, programs, or techniques that carry out policies.
Infill Development. The development of new housing or other buildings on scattered vacant lots in a built- up area or on new building parcels created by permitted lot splits.
Jobs-Housing Balance. A ratio used to describe the adequacy of the housing supply within a defined area to meet the needs of persons working within the same area. The General Plan uses the Southern California Association of Government’s definition, which is a job total equal to 1.2 times the number of housing units within the area under consideration.
Land Use Classification. A system for classifying and designating the appropriate use of properties.
Live-Work Units. Buildings or spaces within buildings that are used jointly for commercial and residential purposes where the residential use of the space is secondary or accessory to the primary use as a place of work.
H-F-4 Appendix H-F: Housing Element
City of Fullerton
Housing Element
Low Income Household. A household with an annual income usually no greater than 51 percent-80 percent of the area median family income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available eligibility limits established by the U.S. Department of Housing and Urban Development (HUD) for the Section 8 housing program.
Low Income Housing Tax Credits. Tax reductions provided by the federal and State governments for investors in housing for low income households.
Manufactured Housing. Residential structures that are constructed entirely in the factory, and which since June 15, 1976, have been regulated by the federal Manufactured Home Construction and Safety Standards Act of 1974 under the administration of the U. S. Department of Housing and Urban Development (HUD). (See “Mobile Home” and “Modular Unit.”)
Mixed-use. Properties on which various uses, such as office, commercial, institutional, and residential, are combined in a single building or on a single site in an integrated development project with significant functional interrelationships and a coherent physical design. A “single site” may include contiguous properties.
Moderate Income Household. A household with an annual income usually no greater than 81 percent-120 percent of the area median family income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available eligibility limits established by the U.S. Department of Housing and Urban Development (HUD) for the Section 8 housing program.
Modular Unit. A factory-fabricated, transportable building or major component designed for use by itself or for incorporation with similar units on-site into a structure for residential, commercial, education, or industrial use. Differs from mobile homes and manufactured housing by (in addition to lacking an integral chassis or permanent hitch to allow future movement) being subject to California housing law design standards. California standards are more restrictive than federal standards in some respects (e.g., plumbing and energy conservation). Also called Factory-built Housing and regulated by State law of the title.
Monthly Housing Expense. Total principal, interest, taxes, and insurance paid by the borrower on a monthly basis. Used with gross income to determine affordability.
Multiple-Family Building. A detached building designed and used exclusively as a dwelling by three or more families occupying separate suites.
Ordinance. A law or regulation set forth and adopted by a governmental authority, usually a city or county.
Overcrowding Housing Unit. A housing unit in which the members of the household, or group. Are prevented from the enjoyment of privacy because of small room size and housing size. The U.S. Bureau of Census defines an overcrowded housing unit as one that is occupied by more than one person per room.
Parcel. A lot or tract of land.
Persons with Disabilities. Persons determined to have a physical impairment or mental disorder expected to be of long or indefinite duration. Many such impairments or disorders are of such a nature that a person’s ability to live independently can be improved by appropriate housing conditions.
Appendix H-F: Housing Element H-F-5
City of Fullerton
Housing Element
Planning Area. The area directly addressed by the General Plan. A city’s planning area typically encompasses the city limits and potentially annexable land within its sphere of influence.
Policy. A specific statement of principle or of guiding actions that implies clear commitment, but is not mandatory. A general direction that a governmental agency sets to follow, in order to meet its objectives before undertaking an action program. (See “Program.”)
Poverty Level. As used by the U.S. Census, families and unrelated individuals are classified as being above or below the poverty level based on a Poverty Index that provides a range of income cutoffs or “poverty thresholds” varying by size of family, number of children, and age of householder. The income cutoffs are updated each year to reflect the change in the Consumer Price Index.
Program. An action, activity, or strategy carried out in response to adopted policy to achieve a specific goal or objective. Policies and programs establish the “who,” “how” and “when” for carrying out the “what” and “where” of goals and objectives.
Redevelop. To demolish existing buildings; or to increase the overall floor area existing on a property; or both; irrespective of whether a change occurs in land use.
Regional. Pertaining to activities or economies at a scale greater than that of a single jurisdiction, and affecting a broad geographic area.
Regional Housing Needs Assessment (RHNA). A quantification by the Southern California Association of Government of existing and projected housing need by household income group, for all localities within a region.
Rehabilitation. The repair, preservation, and/or improvement of substandard housing.
Residential. Land designated in the General Plan and Zoning Ordinance for building of dwelling units. May be improved, vacant, or unimproved. (See “Dwelling Unit.”) Residential Care Facility. A facility that provides 24-hour care and supervision to its residents.
Residential, Multiple-Family. Usually three or more dwelling units on a single site, which may be in the same or separate buildings.
Residential, Single-Family. A single dwelling unit on a building site.
Retrofit. To add materials and/or devices to an existing building or system to improve its operation, safety, or efficiency. Buildings have been retrofitted to use solar energy and to strengthen their ability to withstand earthquakes, for example.
Rezoning. An amendment to the map to effect a change in the nature, density, or intensity of uses allowed in a zoning district and/or on a designated parcel or land area.
Second Unit. A self-contained living unit, either attached to or detached from, and in addition to, the primary residential unit on a single lot. “Granny Flat” is one type of second unit.
H-F-6 Appendix H-F: Housing Element
City of Fullerton
Housing Element
Section 8 Rental Assistance Program. A federal (HUD) rent-subsidy program that is one of the main sources of federal housing assistance for low income households. The program operates by providing “housing assistance payments” to owners, developers, and public housing agencies to make up the difference between the “Fair Market Rent” of a unit (set by HUD) and the household’s contribution toward the rent, which is calculated at 30 percent of the household’s adjusted gross monthly income (GMI). “Section 8” includes programs for new construction, existing housing, and substantial or moderate housing rehabilitation.
Senior Citizen. A person 62 years of age or older, or 55 years of age or older in a senior citizen housing development. (California Civil Code §51.3.b.1)
Shared Living. The occupancy of a dwelling unit by persons of more than one family in order to reduce housing expenses and provide social contact, mutual support, and assistance. Shared living facilities serving six or fewer persons are permitted in all residential districts by §1566.3 of the California Health and Safety Code.
Single-family Dwelling, Attached. A dwelling unit occupied or intended for occupancy by only one household that is structurally connected with at least one other such dwelling unit. (See “Townhouse.”) Single-family Dwelling, Detached. A dwelling unit occupied or intended for occupancy by only one household that is structurally independent from any other such dwelling unit or structure intended for residential or other use. (See “Family.”)
Single Room Occupancy (SRO). A single room, typically 80-250 square feet, with a sink and closet, but which may require the occupant to share a communal bathroom, shower, and kitchen.
Subsidize. To assist by payment of a sum of money or by the granting to terms or favors that reduces the need for monetary expenditures. Housing subsidies may take the forms of mortgage interest deductions or tax credits from federal and/or State income taxes, sale or lease at less than market value of land to be used for the construction of housing, payments to supplement a minimum affordable rent, and the like.
Substandard Housing. Residential dwellings that, because of their physical condition, do not provide safe and sanitary housing.
Target Areas. Specifically designated sections of the community where loans and grants are made to bring about a specific outcome, such as the rehabilitation of housing affordable by very-low and low income households.
Tax Increment. Additional tax revenues that result from increases in property values within a redevelopment area. State law permits the tax increment to be earmarked for redevelopment purposes but requires at least 20 percent to be used to increase and improve the community’s supply of very-low and low income housing.
Tenure. A housing unit is “owned” if the owner or co-owner lives in the unit, even if it is “mortgaged or not fully paid for. All other occupied units are classified as “rented,” including units rented for cash rent and those occupied without payment of cash rent.
Townhouse. A townhouse is a dwelling unit located in a group of three (3) or more attached dwelling units with no dwelling unit located above or below another and with each dwelling unit having its own exterior entrance.
Appendix H-F: Housing Element H-F-7
City of Fullerton
Housing Element
Transitional Housing. Shelter provide to the homeless for an extend period, often as long as 18 months, and generally integrated with other social services and counseling programs to assist in the transition to self-sufficiency through the acquisition of a stable income and permanent housing. (See “Emergency Shelter.”)
Undevelopable. Specific areas where topographic, geologic, and/or superficial soil conditions indicate a significant danger to future occupants and a liability to the City are designated as “undevelopable” by the City.
Very-low Income Household. A household with an annual income usually no greater than 50 percent of the area median family income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available eligibility limits established by the U.S. Department of Housing and Urban Development (HUD) for the Section 8 housing program.
Acronyms Used
ACS American Community Survey
BMPs: Best Management Practices
CalHFA: California Housing Finance Agency
CALTRANS: California Department of Transportation
CCRC: California Community Reinvestment Corporation
CDBG: Community Development Block Grant
CEQA: California Environmental Quality Act
CIP: Capital Improvement Program
CMP: Congestion Management Plan
DIF: Development Impact Fee
DU/ac: Dwelling units per acre
EDD: California Employment Development Department
FAR: Floor Area Ratio
FEMA: Federal Emergency Management Agency
GDP: General Development Plan
HCD: California Department of Housing and Community Development HOA: Homeowners Association
HUD: U.S. Department of Housing and Urban Development
LAFCO: Local Agency Formation Commission
H-F-8 Appendix H-F: Housing Element
City of Fullerton
Housing Element
LIHTC: Low Income Housing Tax Credit
MFI: Median Family Income
NPDES: National Pollutant Discharge Elimination System OCHA: Orange County Housing Authority
PRD: Planned Residential Development
RHNA: Regional Housing Needs Assessment
RTP: Regional Transportation Plan
SCAG: Southern California Association of Governments
SF: Summary File (U.S. Census)
SOI: Sphere of Influence
SPA: Sectional Planning Area
SPD: Specific Plan District
SRO: Single Room Occupancy
STF: Summary Tape File (U.S. Census)
TOD: Transit-Oriented Development
TDM: Transportation Demand Management
TSM: Transportation Systems Management
WCP: Water Conservation Plan