City of Fullerton
Housing Element
Appendix
November 2024
Gray highlights denote revisions made since the September 25, 2024 Planning Commission hearing.
2021-2029 Housing Element
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Appendix H: Housing Element H-i
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Table of Contents
Chapter 1 : ................................ ................................ ................................ ................................ ................................ . 1-1
1.1 Introduction to the Housing Element ............................................................................................ 1-1
1.2 Purpose and Content ..................................................................................................................... 1-1
1.3 State Law and Local Planning ......................................................................................................... 1-1
1.3.1 Consistency with State Law ............................................................................................ 1-1
1.3.2 General Plan Consistency ................................................................................................ 1-3
1.3.3 Relationship to Other Plans and Programs ..................................................................... 1-3
1.4 Housing Element Organization ...................................................................................................... 1-3
1.5 Citizen Participation ....................................................................................................................... 1-3
1.6 Themes in Community Input ......................................................................................................... 1-4 Chapter 2 : ................................ ................................ ................................ ................................ ................................ . 2-1
2.1 Introduction ................................................................................................................................... 2-1
2.2 Community Profile ......................................................................................................................... 2-1
2.2.1 Population Trends and Characteristics ........................................................................... 2-1
2.2.2 Employment .................................................................................................................. 2-2
2.2.3 Household Characteristics .............................................................................................. 2-3
2.2.4 Housing Inventory & Market Conditions ........................................................................ 2-5
2.3 Housing Needs ............................................................................................................................. 2-13
2.3.1 Households Overpaying for Housing ............................................................................ 2-14
2.3.2 Overcrowding ................................................................................................................ 2-14
2.3.3 Special Needs Groups ................................................................................................... 2-15
2.3.4 2021-2029 Housing Needs ............................................................................................ 2-25 Chapter 3 : ................................ ................................ ................................ ................................ ................................ . 3-1
3.1 Resources ....................................................................................................................................... 3-1
3.1.1 Land Resources for Housing Development .................................................................... 3-1
3.1.2 Financial and Administrative Resources ......................................................................... 3-1
3.1.3 Residential Energy and Water Conservation .................................................................. 3-3
3.1.4 Governmental Constraints .............................................................................................. 3-3
3.1.5 Environmental Constraints ........................................................................................... 3-30
3.1.6 Infrastructure Constraints ............................................................................................. 3-32
3.1.7 Financial Constraints ..................................................................................................... 3-34
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Chapter 4 : ................................ ................................ ................................ ................................ ................................ . 4-1
4.1 Key Policy Theme Areas ................................................................................................................. 4-1
4.2 Policy Action Areas ......................................................................................................................... 4-3
4.2.1 Policy Action Area #1 – Housing Production .................................................................. 4-3
4.2.2 Policy Action Area #2 – Conservation and Rehabilitation ............................................ 4-16
4.2.3 Policy Action Area #3 - Design and Livability ................................................................ 4-19
4.2.4 Policy Action Area #4 - Access To Housing Opportunities ........................................... 4-20
4.3 Quantified Objectives Summary .................................................................................................. 4-30 List of Tables
Table 1-1 State Housing Element Requirements ................................................................................................... 1-2 Table 2-1 Housing Tenure by Household Income – Fullerton ............................................................................... 2-7 Table 2-2 Estimated Substandard Housing Units by Area – Fullerton ................................................................... 2-9 Table 2-3 Affordable Housing Costs – Orange County ........................................................................................ 2-10 Table 2-4 Contract Rents for Renter-Occupied Units .......................................................................................... 2-11 Table 2-5 Median Rent by Number of Bedrooms, January 2023 ........................................................................ 2-12 Table 2-6 Overpayment by Income Category and Tenure – Fullerton ................................................................ 2-14 Table 2-7 Emergency, Transitional and Supportive Housing Facilities – Fullerton ............................................. 2-23 Table 2-8 2021-2029 Regional Housing Needs Assessment – Fullerton ............................................................. 2-26 Table 3-1 General Plan, Residential Community Development Types .................................................................. 3-4 Table 3-2 Proposed Building Setback Requirements ............................................................................................. 3-7 Table 3-3 Summary of Single-Family Residential Zoning Requirements ............................................................... 3-8 Table 3-4 Summary of Multiple-Family Residential Zoning Requirements ........................................................... 3-9 Table 3-5 Lot Coverage and Floor Area Ratio Requirements .............................................................................. 3-10 Table 3-6 Building Setbacks for R-1, R1-P, R-2 and R-2P Zones ........................................................................... 3-10 Table 3-7 Permitted Uses ..................................................................................................................................... 3-11 Table 3-8 Residential Parking Requirements ....................................................................................................... 3-12 Table 3-9 Proposed Off-Street Parking Requirements per Unit for Multi-Family Residential Zones* ............... 3-13 Table 3-10 Private Open Space Requirements per Unit for Multiple-Family Residential Zones .......................... 3-13 Table 3-11 Allowable Density for Large Group Homes .......................................................................................... 3-20 Table 3-12 Usable Open Space Requirements for Large Group Homes ................................................................ 3-21 Table 3-13 Total Typical Fees ................................................................................................................................. 3-24 Table 3-14 Local Development Processing Fee Comparison ................................................................................. 3-25 Table 3-15 Local Development Processing Time, City of Fullerton ....................................................................... 3-30 Table 3-16 Roadway and Right-of-Way Widths ..................................................................................................... 3-33 Table 4-1 Quantified Objectives Summary, 2021-2029 Planning Period ............................................................ 4-31
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List of Figures
Figure 2-1 2000-2020 Population Growth – Fullerton vs. SCAG Region ................................................................. 2-2 Figure 2-2 Population by Age and Gender – Fullerton ............................................................................................ 2-2 Figure 2-3 Employment by Industry – Fullerton ..................................................................................................... 2-3 Figure 2-4 Employment by Occupation – Fullerton vs. SCAG Region ..................................................................... 2-3 Figure 2-5 Household Size by Tenure – Fullerton ................................................................................................... 2-4 Figure 2-6 Extremely-Low Income Households by Race/Ethnicity and Tenure – Fullerton ................................... 2-5 Figure 2-7 Housing by Type – Fullerton vs. SCAG Region ....................................................................................... 2-6 Figure 2-8 Housing Tenure – Fullerton vs. SCAG Region ........................................................................................ 2-6 Figure 2-9 Housing Tenure by Age of Householder – Fullerton.............................................................................. 2-7 Figure 2-10 Housing Units by Year Built – Fullerton vs. SCAG Region ...................................................................... 2-8 Figure 2-11 Median Existing Home Sales Prices – Fullerton vs. SCAG Region ........................................................ 2-10 Figure 2-12 Monthly Owner Costs for Mortgage Holders – Fullerton vs. SCAG Region ......................................... 2-11 Figure 2-13 Median Contract Rent .......................................................................................................................... 2-12 Figure 2-14 Percentage of Income Spent on Rent – Fullerton ................................................................................ 2-13 Figure 2-15 Spending on Rent by Income – Fullerton ............................................................................................. 2-13 Figure 2-16 Overcrowding by Tenure – Fullerton vs. SCAG Region ........................................................................ 2-15 Figure 2-17 Elderly Households by Income and Tenure – Fullerton ....................................................................... 2-16 Figure 2-18 Housing Units by Number of Bedrooms .............................................................................................. 2-17 Figure 2-19 Female-Headed Households – Fullerton .............................................................................................. 2-18 Figure 2-20 Poverty Status for Female-Headed Households – Fullerton ............................................................... 2-18 Figure 2-21 Disability by Type – Fullerton ............................................................................................................... 2-19 Figure 2-22 Disability by Employment Status – Fullerton ....................................................................................... 2-19 Figure 2-23 Developmental Disabilities – Fullerton ................................................................................................ 2-21 Figure 2-24 Farmworkers – Fullerton ...................................................................................................................... 2-24 Figure 3-1 Emergency Shelter Overlay Zone ......................................................................................................... 3-17 Appendices
Appendix H-A Review of Past Performance
Appendix H-B Residential Land Resources
Appendix H-C Analysis of Housing at Risk of Conversion
Appendix H-D Public Participation
Appendix H-E Affirmatively Furthering Fair Housing (AFFH) Appendix H-F Glossary of Housing Terms
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Appendix H: Housing Element H-1-1
Chapter 1:
Introduction
1.1 Introduction to the Housing Element
The Housing Element of the General Plan identifies and analyzes existing and projected housing needs and contains the official policies for the preservation, conservation, rehabilitation, and production of housing in the City of Fullerton (City). This Housing Element covers the Planning Period from October 2021 through October 2029.
1.2 Purpose and Content
The Housing Element addresses housing opportunities for current and future Fullerton residents and provides the primary policy guidance for local decision making related to housing. The Housing Element includes a detailed analysis of the City’s demographic, economic, and housing characteristics as required by state law. The Housing Element also evaluates the City’s progress in implementing the previous policy program and actions related to housing production, preservation, conservation, and rehabilitation. Based on community housing needs, available resources, housing constraints/opportunities, and analysis of past performance, the Housing Element identifies goals, objectives, and action programs that address existing and projected housing needs in Fullerton.
The California Legislature has identified the attainment of a decent home and suitable living environment for every Californian as a State-wide goal. Local planning programs play a critical part in achieving this goal.
Therefore, the Legislature requires each city and county to prepare a Housing Element as part of its comprehensive General Plan.
1.3 State Law and Local Planning
1.3.1 Consistency with State Law
The Housing Element is one of the seven General Plan “elements” required by State law (§§65580-65589.89 of the California Government Code). Each jurisdiction’s Housing Element must contain “an identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, and scheduled program actions for the preservation, improvement, and development of housing.” The Housing Element identifies policies and programs for the provision of housing for all segments of the City’s population.
Section 65583 of the California Government Code sets forth specific requirements regarding the scope and content of the Housing Element. Table 1-1 summarizes these requirements and identifies the applicable sections of the Housing Element where these requirements are addressed.
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Table 1-1 State Housing Element Requirements
Required Housing Element Component Reference
A. Housing Needs Assessment
1. Analysis of population trends in Fullerton in relation to countywide trends Chapter 2
2. Analysis of employment trends in Fullerton in relation to regional trends Chapter 2
3. Projections and quantification of Fullerton’s existing and projected housing needs for all income groups Chapter 2
4. Analysis and documentation of the City’s housing characteristics, including: Chapter 2 a. Level of housing cost compared to ability to pay Chapter 2 b. Overcrowding Chapter 2
c. Housing stock condition Chapter 2
5. An inventory of land suitable for residential development including vacant sites and having redevelopment potential and an analysis of the relationship of zoning, public facilities, and services to these sites
Appendix B
6. Analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels
Chapter 3
7. Analysis of potential and actual non-governmental constraints upon the maintenance, improvement, or development of housing for all income levels
Chapter 3
8. Analysis of special housing needs: elderly, persons with disabilities, large families, farm workers, and female-headed households
Chapter 2
9. Analysis of housing needs for families and persons in need of emergency shelter Chapter 2
10. Analysis of opportunities for energy conservation with respect to residential development Chapter 3
11. Analysis of assisted housing developments that are eligible to change from lower income housing during the next 10 years
Appendix C
B. Goals and Policies
12. Identification of goals, quantified objectives, and policies relative to maintenance, improvement, and development of housing
Chapter 4
13. Identify adequate sites which will be made available through appropriate action with required public services and facilities for a variety of housing types for all income levels Appendix B
14. Programs to assist in the development of adequate housing to meet the needs of lower and moderate income households
Chapter 4
15. Address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing
Chapter 4
16. Remove constraints to, or provide reasonable accommodations for housing, for persons with disabilities Chapter 4
17. Conserve and improve the condition of the existing affordable housing stock in Fullerton Chapter 4
18. Promote housing opportunities for all persons Chapter 4, Appendix E
19. Identify programs to address the potential conversion of assisted housing development to market-rate housing
Appendix B
20. Identify program to identify zone(s) where emergency shelters are permitted without a conditional use or other discretionary permit and with the capacity to meet the needs of individuals and persons needing emergency shelter
Chapter 4
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1.3.2 General Plan Consistency
The California Government Code (§65300.5) requires internal consistency among the Elements of the General Plan. The General Plan Elements must provide an integrated, internally consistent, and compatible statement of policy. As part of the 2021-2029 Housing Element update the City of Fullerton reviewed the other Elements of the General Plan and determined that the Housing Element is internally consistent.
Some Housing Element programs call for amendments to the Land Use Element, which will be completed at a future date as described in the relevant Housing Element programs. When any General Plan amendment is proposed in the future, the City will conduct a review to determine whether any corresponding amendments to other elements are necessary to ensure consistency.
1.3.3 Relationship to Other Plans and Programs
The Housing Element identifies goals, objectives, policies, and program actions for the 2021-2029 planning period that directly address existing and future housing needs in Fullerton. City plans and programs work to implement the goals, objectives, and policies of the Housing Element. These include the City’s Municipal Code, Specific Plans, and various housing programs. The City also prepares a Consolidated Plan every five years that identifies the City’s overall housing and community development needs and market conditions, establishes priorities and outlines strategies to address these priorities based on anticipated federal entitlement funding. Annual Action Plans are developed each year to supplement the Consolidated Plan, and reports on the prior year’s programs and projects through the Consolidated Annual Performance and Evaluation Report (CAPER). The Consolidated Plan and Annual Action Plans address many of the goals, policies, and programs of this Housing Element.
1.4 Housing Element Organization
The Housing Element is organized in two parts, the Housing Policy Plan and the Housing Element Technical Report. The Housing Policy Plan details specific policies and programs the City intends to carry out over the 8-year planning period to address Fullerton’s housing goals, while the Technical Report includes detailed background information regarding the Housing Element update process, demographic characteristics, housing needs, resources and constraints.
Supporting background material is included in the following appendices:
• Appendix H-A: Review of 2013-2021 Housing Element program accomplishments • Appendix H-B: Residential Land Resources
• Appendix H-C: Analysis of Assisted Low-Income Housing At-Risk of Conversion to Market Rate • Appendix H-D: Public Participation
• Appendix H-E: Affirmatively Furthering Fair Housing (AFFH) • Appendix H-F: Glossary of Housing Terms
1.5 Citizen Participation
The Housing Element was developed through the combined efforts of City staff, consultants, community stakeholders, the Planning Commission, and the City Council. Stakeholder input was received through
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public workshops and public hearings conducted by the Planning Commission and the City Council. Please refer to Appendix D for a full description of the public outreach process for the Housing Element update.
1.6 Themes in Community Input
During community outreach, community members identified the following overarching themes regarding housing in Fullerton. Each theme is discussed with how it informed the development of the Housing Element.
Theme: Need for affordable housing for renters and buyers, for lower and moderate-income households.
How this was addressed:
• The City will accommodate 5,120 units affordable to very low and low income households as well as 2,349 units affordable to moderate income households. The City will accommodate these units on sites that are currently vacant or underutilized, including City-owned properties that are surplus land. The City proposes to adopt a new Housing Incentive Overlay Zone (HIOZ) to allow multi-family housing development on sites where residential uses are not currently permitted, provided a minimum of 10 percent of units are affordable to low- and moderate income residents. • P olicy Action 3.1-a directs the City to amend the Zoning Code to establish the HIOZ in C-G, C-H, C- M, G-C, M-G, M-P, and O-P zoning districts. Establishing the HIOZ will accommodate development of an assumed 3,265 very low income units, 1,850 low income units and 2,349 moderate income units in the Housing Element Sites Inventory.
• Policy Actions 3.6-a, b, and c include incentives to promote the development of ADUs by streamlining the permitting process, publishing funding sources, and creating pre-approved ADU plans. Additionally, Policy Action 3.14-g directs the City to adopt an ordinance to allow at least two ADUs on qualifying properties if such properties can safely accommodate two ADUs. • Policy Action 3.7-c directs the City to acquire funds from federal, state, and local housing programs and issue a competitive Notice of Funding Availability to identify potential non-profit affordable housing developers to develop new affordable housing developments in the city.
Theme: Need for affordable housing and services for residents experiencing homelessness.
How this was addressed:
• Policy Action 3.15-a directs the City to continue identifying and pursuing federal, state, and regional funds for homeless service providers that operate temporary, permanent, and emergency shelters in the city that assist persons experiencing homelessness and at risk of becoming homeless and directs the City to assist at least 272 persons experiencing homelessness. • Policy Action 3.15-b directs the City to annually assess and report the capacity to accommodate individuals experiencing homelessness including existing shelter beds, new shelter beds, identify if those shelter beds are available on a year-round or seasonal basis, average number of shelter beds that are unused on a monthly basis, and number of those exiting shelter to permanent housing.
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• Policy Action 3.15-d directs the City to develop a program with the Illumination Foundation to incentivize property owners/managers with available units to rent to formerly homeless individuals and families.
• Policy Action 3.15-f directs the City to provide financial support to organizations that provide transitional housing for emancipated foster youth who are homeless or at immediate risk of becoming homeless.
• Policy Action 3.15-g directs the City to amend the Zoning Code to comply with recent State law, including allowing supportive housing with up to 50 units and low barrier navigation centers by- right in zones where multi-family and mixed-uses are permitted.
Theme: Need for first-time homebuyer assistance/resources.
How this was addressed:
• Policy Action 3.10-a directs the City to make funds available to community-based organizations to acquire and rehabilitate abandoned or otherwise lost units and sell them to very low and low income first-time homebuyers, with the objective of assisting 10 very low and low income households.
• Policy Action 3.13-b directs the City to expand funding for information and referral services that direct families and individuals to financial resources for housing rental or purchase. • Policy Action 3.18-a directs the City to partner with the County and community organizations to increase participation in homeownership workshops and assistance programs Theme: Need for financial assistance/resources to support affordable housing developers.
How this was addressed:
• Policy Action 3.4-f directs the City to host an annual workshop with developers to 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. • Policy Action 3.7-c directs the City to issue a competitive Notice of Funding Availability to identify a non-profit affordable housing developer to partner with on new affordable housing developments in the city The City is directed to partner with at least one non-profit housing developer and support entitlement of at least 400 subsidized units affordable to extremely low-, very low-, and low income households.
Theme: Need infrastructure improvements throughout the city to support existing and new housing development, including electricity, gas, and circulation.
How this was addressed:
• Policy Action 3.11-a directs the City to explore financial incentives for property owners for environmentally friendly building improvements, such as solar panel installation and energy and water efficiency upgrades, induction cooking, and outdoor water conservation techniques, with priority given to units affordable to lower and moderate income households.
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• Policy Action .3.11-b directs the City to create an infrastructure project priority checklist to support infrastructure for public transit and active transportation, such as walking and biking, prioritizing low- and moderate-resource areas.
Appendix H: Housing Element H-2-1
Chapter 2:
Housing Needs Analysis
2.1 Introduction
When preparing the Housing Element, the City must evaluate both existing and future housing needs for all income groups as well as persons with special needs such as disabilities.
This section analyzes demographic and housing characteristics that influence the demand for and availability of housing. This analysis forms the foundation for programs and policies that address identified housing needs. Housing needs are identified by income, tenure, and special needs groups. The City’s future housing needs based on the 2021-2029 Regional Housing Needs Assessment (RHNA) are also examined.
Primary data sources referenced include the U.S. Census, the California Department of Finance (DOF), the Southern California Association of Governments (SCAG) and other relevant data sources. These sources are the most reliable for assessing existing conditions and provide a basis for comparison of historical data and forecasting. Census data used in the analysis include both decennial data (i.e., the nationwide tabulation of all American households conducted every 10 years) and American Community Survey (ACS) data. The ACS is a continuous ongoing survey of households that provides an opportunity to track changes that occur between the decennial Census counts. The ACS provides estimates that may not be as accurate as the decennial census but helps to illustrate trends in the community.
2.2 Community Profile
2.2.1 Population Trends and Characteristics
Housing needs in Fullerton are influenced by population and employment trends as discussed below.
1. Population Growth Trends
The City of Fullerton is one of 34 cities within Orange County. Fullerton had an estimated 2020 total population of 141,863 including 4,212 living in group quarters according to the California Department of Finance. Figure 2-1 describes the population trend in Fullerton from 2000 to 2020. Over this period Fullerton had an annual growth rate of 0.6% compared to 0.7% for the region.
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Figure 2-1 2000-2020 Population Growth – Fullerton vs. SCAG Region
2. Age Characteristics
Housing needs are influenced by the age characteristics of the population. Different age groups require different accommodations based on lifestyle, family type, income level, and housing preference. The population of Fullerton is approximately 49.6% male and 50.4% female (Figure 2-2). The share of the population of Fullerton which is under 18 years of age is 21.8%, which is lower than the regional share of
23.4%. Fullerton's seniors (65 and above) make up 13% of the population, which is equal to the regional share of 13%.
Figure 2-2 Population by Age and Gender – Fullerton
2.2.2 Employment
Current employment and projected job growth have a significant influence on housing needs during this planning period. According to recent Census estimates (Figure 2-3), Fullerton has approximately 68,479 workers living within its borders who work across 13 major industrial sectors. The most prevalent industry is Education & Social Services with 15,309 employees (22.4% of total) and the second most prevalent industry is Manufacturing with 8,928 employees (13% of total).
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Figure 2-3 Employment by Industry – Fullerton
Occupational data for Fullerton residents as compared to the SCAG region as a whole are shown in Figure 2-4. The most prevalent occupation in both Fullerton and the region is Management.
Figure 2-4 Employment by Occupation – Fullerton vs. SCAG Region
2.2.3 Household Characteristics
This section describes Fullerton's household characteristics. Household characteristics are important indicators of the type and size of housing needed in a city. The U.S. Census Bureau defines a household as all persons living in a single housing unit, whether or not they are related. One person living alone is considered a household, as is a group of unrelated people living in a single housing unit. Persons in group quarters, such as dormitories, retirement or convalescent homes, or other group living situations are included in population totals but are not considered households. The U.S. Census Bureau defines a family as related persons living within a single housing unit.
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1. Household Size
Figure 2-5 illustrates the range of household sizes in Fullerton for owners, renters, and overall. The most commonly occurring household size is of two people (29.4%) and the second-most commonly occurring household is of one person (21.8%). Fullerton has a lower share of single-person households than the SCAG region overall (21.8% vs. 23.4%) and a lower share of 7+ person households than the SCAG region overall (2.3% vs. 3.1%). The average household size in Fullerton (as expressed by the population to housing unit ratio) is 2.91.
Figure 2-5 Household Size by Tenure – Fullerton
2. Household Income
Household income is a primary factor affecting housing needs in a community, particularly for extremely- low-income (ELI) households, defined as 30% of median income or less. According to 2012-2016 U.S.
Department of Housing and Urban Development (HUD) estimates, approximately 19.6% of households in Fullerton were within the ELI category (8,815 households), and renters were much more likely than owners to fall within the ELI category (Figure 2-6). Black and Hispanic households were more likely to be classified as ELI households than White and Asian households. According to the 2019 ACS estimates, the median household income in Fullerton was $79,978, less than the average for Orange County ($90,234), but higher than the SCAG average ($70,733).
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Figure 2-6 Extremely-Low Income Households by Race/Ethnicity and Tenure – Fullerton
3. Resources for Extremely Low income Households
There are approximately 1,571 affordable housing units in Fullerton. There are no public housing units owned by the City, County, State, or Federal government in Fullerton. Affordable housing opportunities for ELI households can be expanded for households through the Orange County Housing Authority (OCHA) Housing Choice Voucher (HCV) program. As of January 2022, OCHA administers approximately 375 HCVs to Fullerton residents. 1 There are a total of 1,946 households served by affordable housing units and HCVs, which has met the housing needs of less than one quarter of the city’s 8,815 ELI renter households.
2.2.4 Housing Inventory & Market Conditions
This section describes the housing stock and market conditions in the City of Fullerton.
1. Housing Type and Vacancy
According to recent estimates from the California Department of Finance (DOF), the most prevalent housing type in Fullerton is single-family detached with 24,551 units (Figure 2-7). The share of all single- family units in Fullerton is approximately 59%, which is lower than the 62% share in the SCAG region as a whole. Out of the total housing units in Fullerton, there are 47,369 occupied units, which equates to a 4.8% total vacancy rate.
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Figure 2-7 Housing by Type – Fullerton vs. SCAG Region
2. Tenure
Approximately 52% of Fullerton’s housing units were owner-occupied and 48% were renter-occupied according to recent Census estimates (Figure 2-8). This represents a slightly lower owner-occupancy rate than for the SCAG region as a whole.
Figure 2-8 Housing Tenure – Fullerton vs. SCAG Region
According to the 2015-2019 Comprehensive Housing Affordability Strategy (CHAS) ACS estimates, a higher percentage of lower income households are renters (73%) compared to moderate- and above moderate income households (27%), as shown in Table 2-1.
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Table 2-1 Housing Tenure by Household Income – Fullerton Income Level Owner Households Renter Households Total Households Lower income 9,060 38% 15,940 73% 25,000 55%
<= 30% AMI 2,595 11% 6,200 28% 8,795 19%
>30% to <=50% AMI 2,245 9% 4,380 20% 6,625 14%
>50% to <=80% AMI 4,220 18% 5,360 24% 9,580 21%
Moderate- and Above Moderate income 14,855 62% 5,955 27% 20,810 45% >80% to <=100% AMI 3,000 13% 2,250 10% 5,250 11%
>100% AMI 11,855 50% 3,705 17% 15,560 34%
Total 23,915 21,900 45,815
Source: HUD CHAS Data, 2015-2019 ACS. https://www.huduser.gov/portal/datasets/cp.html As shown in Figure 2-9, home ownership is correlated with age, with residents under age 45 more likely to be renters.
Figure 2-9 Housing Tenure by Age of Householder – Fullerton
3. Age of Housing Stock
The age of a housing unit is often an indicator of housing conditions. In general, housing that is 30 years or older may exhibit need for repairs based on the useful life of materials. Housing units built before 1970 are the most likely to need rehabilitation and to have lead-based paint in deteriorated condition. Lead-based paint becomes hazardous to children under age six and to pregnant women when it peels off walls or is pulverized by windows and doors opening and closing. Additionally, older units may not be built to current building standards for fire and earthquake safety. Over half of Fullerton's housing units were constructed prior to 1970 and are now more than 50 years old (Figure 2-10).
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Figure 2-10 Housing Units by Year Built – Fullerton vs. SCAG Region
4. Housing Conditions
The Census Tracts shown in Table 2-2 have been identified as areas of concern since they exhibit physical deterioration where immediate action is necessary to arrest deterioration by making permanent improvements. These are all 65-100% low/moderate income areas and will be priority areas for the CDBG Code Enforcement Officer (CEO) over a three- to four-year program where the Housing and Rehabilitation programs are promoted to residents in these areas.
In an effort to revitalize these neighborhoods, this program is expected to inspect an estimated 1,505 dilapidated structures and potentially 4,300 housing rental units over a three- to four-year period. The City will promote supportive services via housing rehabilitation programs and by ensuring landlords who maintain properties in substandard conditions are held accountable. This program’s goal is to revitalize these low/moderate income neighborhoods and all areas that will benefit from rehabilitation services.
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Table 2-2 Estimated Substandard Housing Units by Area – Fullerton Tract
Location Housing
Units
Low to
Mod % Area West Boundary East Boundary North Boundary South Boundary
18.011 Pritchard/Airport
NW Area
Dale St Gilbert St/
Magnolia Ave
Railroad/
Artesia Ave
Commonwealth
Ave/
Valencia Dr
658 75%
18.012 Southwest Valencia
Franklin
Dale St Magnolia Ave Valencia Dr Fullerton Creek 399 79%
18.024 Iris Court City Limits Gilbert St Orangethorpe
Ave
Roberta Ave 220 95%
18.025 Peckham/Roberta Gilbert St/
Peckham St
City Limits Orangethorpe
Ave
City Limits 589 85%
111.023 Woodcrest/Baker Euclid St Richman Ave Orangethorpe Ave
City Limits 542 77%
116.011 Truslow/Rosslynn Highland Ave Harbor Blvd Truslow Ave Rosslynn Ave 315 77% 116.012 Rosslyn/
Orangethorpe
Highland Ave Harbor Blvd Rosslynn Ave Orangethorpe
Ave
550 91%
116.014 Woodcrest Richman Ave Highland Ave Baker Ave City Limits 352 81% 116.015 Palm Gardens Tract Richman Ave Highland Ave Orangethorpe Ave
Baker Ave 258 100%
116.016 Valencia/Richman Richman Ave Highland Ave Truslow Orangethorpe Ave
476 83%
116.022 Maple/Truslow/
Patterson
Harbor Blvd Railroad (OCTA) Walnut
Ave/Railroad
City Limits 76 65%
117.115 GEMs Placentia Ave Sapphire Rd/
Cameo Ln
Topaz Ln Cameo Ln Alley 415 95%
5. Housing Costs and Affordability
This section evaluates housing cost and affordability in Fullerton.
Affordability Criteria
State law establishes five income categories for purposes of housing programs based on the area (i.e., county) median income (AMI): extremely-low (30% or less of AMI), very-low (31-50% of AMI), low (51-80% of AMI), moderate (81-120% of AMI) and above moderate (over 120% of AMI). Housing affordability is based on the relationship between household income and housing expenses. According to the U.S.
Department of Housing and Urban Development (HUD) and the California Department of Housing and Community Development (HCD), housing is considered “affordable” if monthly housing cost is no more than 30% of a household’s gross income. In some areas such as Orange County, these income limits may be increased to adjust for high housing costs.
H-2-10 Appendix H: Housing Element
City of Fullerton
Housing Element
Based on state-adopted standards published in 2021, the maximum affordable monthly rent (including utilities) for ELI households is $1,009, while the maximum affordable rent for very-low income households is $1,681. The maximum affordable rent for low income households is $2,689, while the maximum for moderate income households is $3,201. Income limits are updated annually by HCD.
Maximum purchase prices are more difficult to determine due to variations in mortgage interest rates, qualifying procedures, down payments, special tax assessments, homeowner association fees, property insurance rates, etc. With this caveat, the maximum home purchase prices by income category shown in Table 2-3 have been estimated based on typical conditions.
Table 2-3 Affordable Housing Costs – Orange County
2021 County Median Income = $106,700 Annual Income Limits Affordable Monthly
Rent
Affordable Price
(est.)
Extremely Low (<30%) $40,350 $1,009 *
Very Low (31-50%) $67,250 $1,681 *
Low (51-80%) $107,550 $2,689 *
Moderate (81-120%) $128,050 $3,201 $500,000
Above moderate (120%+) Over $128,050 Over $3,201 Over $500,000 Assumptions: Based on a family of 4 and 2021 State income limits; 30% of gross income for rent or principal, interest, taxes & insurance; 5% down payment, 4% interest, 1.25% taxes & insurance, $350 HOA dues Note: *For-sale affordable housing is typically at the moderate income level Source: Cal. HCD; JHD Planning LLC
Home Prices
Between 2000 and 2018, median home sales prices in Fullerton increased 172% while prices in the SCAG region increased 151%. 2018 median home sales prices in Fullerton were $625,000 and the highest experienced since 2000 was $625,000 in 2018. Prices in Fullerton have ranged from a low of 102.5% of the SCAG region median in 2007 and a high of 123.2% in 2010 (Figure 2-11).
Figure 2-11 Median Existing Home Sales Prices – Fullerton vs. SCAG Region
Appendix H: Housing Element H-2-11
City of Fullerton
Housing Element
As seen in Figure 2-12, the most common monthly housing cost for mortgage holders in Fullerton and the region as a whole is $2,000-$3,000.
Figure 2-12 Monthly Owner Costs for Mortgage Holders – Fullerton vs. SCAG Region
Rental Costs
According to 2017-2021 ACS estimates, the median monthly rent in Fullerton is $1,818, lower than the Orange County median rent of $2,057. Most residents who rent (76.3%) pay between $1,000 and $2,500 per month (Table 2-4).
Table 2-4 Contract Rents for Renter-Occupied Units
Rent Less
than $500
Rent $500
to $999
Rent $1,000
to $1,499
Rent $1,500
to 1,999
Rent $2,000
to $2,499
Rent $2,500
to $2,999
Rent $3,000
or more
Fullerton 1.8% 3.7% 19.4% 39.4% 17.5% 9.0% 9.2%
Orange County 2.7% 3.3% 13.5% 27.7% 25.1% 13.5% 14.3%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2017-2021), Table DP04 Median rent has increased by 36% over the past 10 years (Figure 2-13). Most of the increase in rent has occurred since 2016, as rent costs were relatively stable between 2011 and 2015. These trends closely match rent increases in Orange County, which has seen similar increases in rent over the past 10 years.
H-2-12 Appendix H: Housing Element
City of Fullerton
Housing Element
Figure 2-13 Median Contract Rent
Zumper is an online tool that compiles rent price data to identify average rent prices at the local, regional, and national levels. According to Zumper, the median rent in Fullerton is higher than ACS estimates (Table 2-5). The median rent for a one bedroom apartment in Fullerton is $2,137 and for a two bedroom apartment is $2,698.
Table 2-5 Median Rent by Number of Bedrooms, January 2023 Number of Bedrooms Median Rent
Studio $1,983
1 Bedroom $2,137
2 Bedroom $2,698
3 Bedroom $3,500
4 Bedroom $4,000
Source: Zumper, 2023.
Among Fullerton's 22,120 renter households, 12,852 (58%) spend 30% or more of gross income on housing cost, compared to 55% in the SCAG region. Additionally, 6,063 renter households in Fullerton (27%) spend 50% or more of gross income on housing cost, compared to 29% in the SCAG region (Figure 2-14). $1,000
$1,200
$1,400
$1,600
$1,800
$2,000
$2,200
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
Meidan Rent
Orange County Fullerton
Appendix H: Housing Element H-2-13
City of Fullerton
Housing Element
Figure 2-14 Percentage of Income Spent on Rent – Fullerton
Figure 2-15 Spending on Rent by Income – Fullerton
2.3 Housing Needs
This section provides an overview of existing housing needs in Fullerton. It focuses on four categories:
• Housing need resulting from households overpaying for housing; • Housing need resulting from overcrowding;
• Housing need resulting from population growth and demolition or conversion of existing housing; • Housing needs of special needs groups such as elderly persons, large households, persons with disabilities, female-headed households, homeless persons, farm workers, persons in need of emergency shelter, and students.
H-2-14 Appendix H: Housing Element
City of Fullerton
Housing Element
2.3.1 Households Overpaying for Housing
Overpayment is defined as households paying more than 30% of their gross income on housing related expenses. This includes rent or mortgage payments and utilities. High housing costs can cause households to spend a disproportionate percentage of their income on housing. This may result in rent or repayment problems, deferred maintenance, or overcrowding.
Generally, as household income increases, rates of overpayment decrease. Additionally, among lower income households, renters are more likely to overpay for housing but among moderate- and above- moderate income households, owners are more likely to overpay for housing. According to recent CHAS data (Table 2-6) households with ELI and very low income (VLI) households experiencing the highest rates of overpayment. Approximately 84.0% of ELI renter households and 70.3% of ELI owner households pay over 30% of their income on housing, while 86.3% of VLI renter households and 52.8% of VLI owner households pay over 30% of their income on housing.
Table 2-6 Overpayment
by Income Category and
Tenure – FullertonIncome Level
Renter Owner
Cost Burden
Severe Cost
Burden Total Cost Burden
Severe Cost
Burden Total
Lower income 11,405
(71.5%)
5,650
(35.4%)
15,940 4,880
(53.9%)
2,580
(28.5%)
9,060
<= 30% AMI 5,210
(84.0%)
4,505
(72.7%)
6,200 1,825
(70.3%)
1,440
(55.5%)
2,595
>30% to <=50% AMI 3,780
(86.3%)
1,045
(23.9%)
4,380 1,185
(52.8%)
670
(29.8%)
2,245
>50% to <=80% AMI 2,415
(45.1%)
100
(1.9%)
5,360 1,870
(44.3%)
470
(11.1%)
4,220
Moderate- and Above Moderate
income
470
(7.9%)
35 (0.6%)
5,955 2,190
(14.7%)
275
(1.9%)
14,855
>80% to <=100% AMI 440
(19.6%)
35 (1.6%)
2,250 955
(31.8%)
180
(6.0%)
3,000
>100% AMI 30
(0.8%)
0 (0.0%)
3,705 1,235
(10.4%)
95 (0.8%)
11,855
Total 11,875 5,685 21,900 7,070 2,855 23,915
2.3.2 Source: HUD CHAS Data, 2015-2019 ACS.
https://www.huduser.gov/portal/datasets/cp.html Overcrowding Overcrowding is defined as having more than one person per room (excluding bathrooms, kitchen, hallway, and closet space). Severe overcrowding occurs when there are more than 1.5 occupants per room.
Overcrowding can affect public facilities and services, reduce the quality of the physical environment, and create conditions that contribute to deterioration of the housing stock.
According to recent Census estimates, 742 owner-occupied and 3,476 renter-occupied households in Fullerton had more than 1.0 occupants per room, and 248 owner-occupied households and 1,233 renter- occupied households had more than 1.5 occupants per room.
Appendix H: Housing Element H-2-15
City of Fullerton
Housing Element
Figure 2-16 Overcrowding by Tenure – Fullerton vs. SCAG Region
2.3.3 Special Needs Groups
Certain segments of the population have more difficulty in finding decent, affordable housing due to special needs. This section identifies the needs of elderly persons, large households, female-headed households, persons with disabilities, homeless persons, and farmworkers.
1. Elderly Persons
Federal housing data define a household type as 'elderly family' if it consists of two persons with either or both age 62 or over. Of Fullerton's 9,835 such households, 25.4% earn less than 30% of the surrounding area income, (compared to 24.2% in the SCAG region), 41.2% earn less than 50% of the surrounding area income (compared to 30.9% in the SCAG region).
Elderly persons are considered a special needs group because they are more likely to have fixed incomes and often have special needs related to housing location and construction. Because of limited mobility, elderly persons typically need to have access to public facilities (e.g., medical and shopping) and public transit. In terms of housing construction, elderly persons may need ramps, handrails, elevators, lower cabinets and counters, and special security devices to allow for greater self-protection.
H-2-16 Appendix H: Housing Element
City of Fullerton
Housing Element
Figure 2-17 Elderly Households by Income and Tenure – Fullerton
There are a number of senior housing developments within Fullerton, and four developments are specifically intended to serve lower income senior households:
• Amerige Villa Apartments (100 1-bedroom units, extremely-low income) • Fullerton Villa (196 beds, assisted living)
• Klimpel Manor (59 1-bedroom units, households earning less than 45 % of the median income) • Ventana (94 very-low- and low income units)
Fullerton also has many assisted and independent living facilities which provide both housing and services to seniors. To further encourage the development of senior housing, the City has included a policy action in the Housing Policy Plan.
2. Large Households
Large households are defined as having five or more persons living within the same household. Large households are considered a special needs group because they require larger units with more bedrooms than do smaller households. According to 2017-2021 ACS estimates, there were 10,587 households in Fullerton with at least five persons, representing approximately 23 % of the total households in the City.
Approximately 13% of owner households and 16% of renter households had 5 or more persons, as shown in Figure 2-5.
According to 2017-2021 ACS estimates, there are 11,655 housing units with four or more bedrooms, equal to approximately 24% of the housing stock (Figure 2-18). In addition, the number of housing units with four or more bedrooms has increased incrementally over the past decade, while the number of housing units with three or fewer bedrooms has fluctuated. Although the number of housing units with four or more bedrooms (11,655 units) is greater than the number of households that have five or more persons (10,587 households), the high percentage of overcrowded renter households (15.7%) indicates there may be an insufficient number of affordable rental units in a range of sizes to accommodate lower-income large households.
Appendix H: Housing Element H-2-17
City of Fullerton
Housing Element
Figure 2-18 Housing Units by Number of Bedrooms
Source: American Community Survey, 2017-2021, 2011-2017, 2007-2011 Estimates, Table B25014 As discussed in Section 2.3.2 Overcrowding, 15.7% of renter households in Fullerton are overcrowded, indicating there are insufficient housing units to accommodate the city’s large households. The needs of large households can be addressed through programs that provide financial assistance to enable them to afford large enough units to accommodate their needs, such as Section 8 rental assistance program, and financial assistance to affordable housing developments such as the Low Income Housing Tax Credit program.
The 5th cycle Housing Element included a policy action to encourage the development of housing for large families through strategies such as outreach to housing developers, financial and technical assistance, expedited processing, identifying grant and funding opportunities, and offering additional incentives beyond the density bonus provisions (Policy Action 1.6). According to the City’s Annual Progress Reports, the City has worked to implement Policy Action 1.6 by supporting the development of larger housing units.
Since 2018, 12 homebuyer units and 16 rental units with three-bedrooms have been constructed. These units are appropriate for large families. In 2021, the City entered into an exclusive negotiation agreement with non-profit developer Meta Housing to build an affordable housing project with 62 housing units, many of which are proposed to be designed as family units. While three-bedroom units are accommodating to families, households with five or more people could still be considered overcrowded in a three-bedroom unit, indicating the city has a continued need for housing units with four or more bedrooms.
H-2-18 Appendix H: Housing Element
City of Fullerton
Housing Element
3. Female-Headed Households
Female-headed households are a special needs group due to comparatively low rates of homeownership, lower incomes, and higher poverty rates experienced by this group. According to recent Census data (Figure 2-19), of Fullerton’s 45,782 total households, approximately 12% are female-headed (compared to 14% in the SCAG region), 6% are female-headed and with children (compared to 7% in the SCAG region), and 0.8% are female-headed and with children under 6 (compared to 1% in the SCAG region). The needs of female-headed households can be addressed through programs that provide financial assistance to enable them to afford large enough units to accommodate their needs, such as Section 8 rental assistance program, and financial assistance to affordable housing developments such as the Low Income Housing Tax Credit program.
Figure 2-19 Female-Headed Households – Fullerton
Approximately 5% of Fullerton's households are experiencing poverty, compared to 8% of households in the SCAG region. Nearly half of Fullerton households that are below the poverty line are female-headed households (Figure 2-20).
Figure 2-20 Poverty Status for Female-Headed Households – Fullerton
Appendix H: Housing Element H-2-19
City of Fullerton
Housing Element
4. Persons with Disabilities
Access and affordability are the two major housing needs for persons with disabilities. Access, both within the home and to/from the site, is important for persons with disabilities. This often requires specially designed dwelling units. Additionally, housing near public facilities and public transit is important for this special needs group.
According to recent ACS estimates (Figure 2-21), the most commonly occurring disability among Fullerton residents was ambulatory. Approximately 42% of Fullerton residents with a disability were in the labor force (Figure 2-22). Housing opportunities for those with disabilities can be maximized through housing assistance programs, supportive housing and residential care facilities, and providing universal design features such as widened doorways, ramps, lowered countertops, single-level units and ground floor units.
Figure 2-21 Disability by Type – Fullerton
Figure 2-22 Disability by Employment Status – Fullerton
The City provides Handicap Modification Grants to qualified households to offset the cost remodeling their existing homes to accommodate household members with disabilities. Other monetary resources include Section 8 vouchers and other public assistance.
H-2-20 Appendix H: Housing Element
City of Fullerton
Housing Element
There are two income-restricted housing developments serving persons with disabilities in the City. Casa Maria Del Rio is a 25-unit rental housing complex for very-low income households with disabilities which was developed by the Rehabilitation Institute of Orange County. It was completed in 1997 and will remain affordable until 2096. In addition, the Harbor View Terrace Apartments provide assistance to 25 very-low income persons with severe brain injuries.
Developmentally Disabled
As defined by federal law, “developmental disability” means a severe, chronic disability of an individual that:
• Is attributable to a mental or physical impairment or combination of mental and physical impairments; • Is manifested before the individual attains age 22;
• Is likely to continue indefinitely;
• Results in substantial functional limitations in three or more of the following areas of major life activity:
a) self-care; b) receptive and expressive language; c) learning; d) mobility; e) self-direction; f) capacity for independent living; or g) economic self-sufficiency; • Reflects the individual’s need for a combination and sequence of special, interdisciplinary, or generic services, individualized supports, or other forms of assistance that are of lifelong or extended duration and are individually planned and coordinated.
The Census does not record developmental disabilities. According to the U.S. Administration on Developmental Disabilities, an accepted estimate of the percentage of the population that can be defined as developmentally disabled is 1.5%. Many developmentally disabled persons can live and work independently within a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person’s living situation as a child to an appropriate level of independence as an adult.
The State Department of Developmental Services (DDS) currently provides community-based services to persons with developmental disabilities and their families through a statewide system of 21 regional centers, four developmental centers, and two community-based facilities. The Regional Center of Orange County (RCOC) is one of 21 regional centers in the State of California that provides point of entry to services for people with developmental disabilities. The RCOC is a private, non-profit community agency that contracts with local businesses to offer a wide range of services to individuals with developmental disabilities and their families.
Any resident of Orange County who has a developmental disability that originated before age 18 is eligible for services. Services are offered to people with developmental disabilities based on Individual Program Plans and may include: adult day programs; advocacy; assessment/consultation; behavior management programs; diagnosis and evaluation; independent living services; infant development programs; information and referrals; mobility training; prenatal diagnosis; residential care; respite care; physical and occupational therapy; transportation; consumer, family vendor training; and vocational training. RCOC also
Appendix H: Housing Element H-2-21
City of Fullerton
Housing Element
coordinates the State-mandated Early Start program, which provides services for children under age three who have or are at substantial risk of having a developmental disability. Recent data regarding developmental disabilities for Fullerton residents in shown in Figure 2-23.
Figure 2-23 Developmental Disabilities – Fullerton
The mission of the Dayle McIntosh Center is to advance the empowerment, equality, integration and full participation of people with disabilities in the community. The Center is not a residential program, but instead promotes the full integration of disabled persons into the community. Dayle McIntosh Center is a consumer-driven organization serving all disabilities. Its staff and board are composed of over 50% of people with disabilities. Its two offices service over 500,000 people in Orange County and surrounding areas with disabilities. The Center’s main office is located in Garden Grove, approximately 7 miles south of Fullerton.
5. Extremely Low income Residents
Extremely low income households are defined by HCD as households with income less than 30% of AMI.
The 2022 AMI in Orange County for a family of four is $119,100. For ELI households, this translates to an annual income of $29,500 or less. Households with ELI residents have a variety of housing situations and needs. For example, most families and individuals receiving public assistance, such as social security insurance (SSI) or disability insurance are considered ELI households.
As referenced in Section 2.2.3, Household Characteristics, approximately 19.6% of households (8,815 households) are ELI households in Fullerton. The proportion of ELI households in Fullerton is slightly higher than in Orange County, where 15.6% of households are ELI households. Almost three fourths of (74.5%) of ELI households in the city are renters (6,570 households), compared to 25.6% that are owner households (2,245 households). Approximately 48.3% of all households in Fullerton are renters. Therefore, ELI households are more likely than other households in the city to rent their homes.
ELI households often overlap with other groups with special needs. Thirty-five percent of ELI households contain at least one person who is elderly and 29% contain at least one person with a disability.
H-2-22 Appendix H: Housing Element
City of Fullerton
Housing Element
Additionally, the majority of ELI households experience at least one housing problem (83%), while moderate income households and above-moderate income households experience at least one housing problem.
According to the City’s Annual Progress Reports, no subsidized units affordable to ELI households have been built in the city since 2018. In 2021, the City entered into an exclusive negotiation with non-profit developer Meta Housing to build an affordable housing project with a total of 62 units, 19 of which would be affordable to ELI households. The City also created an Emergency Rental Assistance Program and a Tenant-Based Rental Assistance Program in 2020 to assist residents with rental assistance. Although the City’s efforts have supported units affordable to ELI households, production of housing units affordable to ELI households falls significantly short of the number needed to accommodate the total number of ELI households in the city (8,815 households). As such, Policy Action 6.4-c and Policy Action 3.7-c were added in the 6th cycle Housing Element to provide financial and technical support for non-profit organizations to produce housing units affordable to ELI households.
6. Homeless Population and Transitional Housing
Enumeration of the homeless population is difficult because of the transient nature of this population and the existence of the “hidden homeless” or persons that move around in temporary housing situations.
To estimate the number of homeless in the city an analysis of existing studies and estimates was utilized.
The County of Orange Housing and Community Services Department undertakes a biannual “Point-in-Time” survey of the homeless population as part of its application for homeless assistance grant funds to HUD.
The most recent Point-in-Time survey (May 2022) estimated that there were approximately 202 unsheltered and 70 sheltered homeless persons in Fullerton at the time of the survey, a total of 272 homeless residents2. This is an overall decrease of 42% in the number of homeless residents from the previous Point-In-Time survey (473 homeless residents), conducted in 2019. Orange County also experienced an overall decrease in homelessness between the 2019 and 2022 Point-In-Time Surveys, from 2,765 homeless residents to 2,419 (13% decrease).
Of the homeless individuals identified in Orange County during the 2022 Point-In-Time survey, 55% identified as Hispanic/Latino, 11% as Black/African American, five percent as Asian/Pacific Islander, four percent as Native American/Alaska Native, and four percent as multiple races or other. A disproportionate share of homeless residents in Orange County has a disability. Twenty-eight percent of sheltered adults and 15% of unsheltered adults had a physical disability, 28%of sheltered adults and 31% of unsheltered adults had a mental disability, and 20% of sheltered adults and 27% of unsheltered adults experienced substance use issues. The 2022 Point-In-Time survey does not breakdown racial/ethnic characteristics or disability status of homeless individuals in the city of Fullerton.
State law requires that jurisdictions quantify the need for emergency shelter and determine whether existing facilities are adequate to serve the need. An emergency shelter is defined as “housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. No individual or household may be denied emergency shelter because of an inability to pay.” If adequate existing facilities are not available, the law requires jurisdictions to identify areas where new
2 County of Orange, 2022 Point in Time Homeless Report, May 2022. https://www.ochealthinfo.com/sites/hca/files/2022- 05/2022%20PIT%20Data%20Infographic%20-%205.10.2022%20Final.pdf
Appendix H: Housing Element H-2-23
City of Fullerton
Housing Element
facilities are permitted “by-right” (i.e., without requiring discretionary approval such as a use permit). As noted in Chapter 3 the City’s Zoning Code allows emergency shelters in compliance with State law.
There are currently two emergency shelters in Fullerton: one operated by Women’s Transitional Living Center providing 55 year-round emergency beds and the Fullerton Navigation Center, which provides 150 beds. There are also two transitional shelters in Fullerton providing a total of 99 beds for homeless individuals and families. The City assisted in the construction of a 36-unit affordable supportive housing development, completed in 2018, for homeless persons. This development also includes accommodations for those with mental illness, which added 59 beds to the inventory (Table 2-7). The City as part of the North County Service Planning Area entered into a Memorandum of Understanding in 2019 to build and operate two year-round shelters with 250 beds. These shelters were built in Placentia and Buena Park, immediately adjacent to Fullerton. The City also funds emergency services for victims of domestic violence through Lutheran Social Services (approximately 45 victims) and emergency shelter at Bridges at Kraemer Place (200 beds). Based on this information, there is an adequate number of beds available for persons experiencing homelessness in the city.
Table 2-7 Emergency, Transitional and Supportive Housing Facilities – Fullerton Operator Beds
Emergency Shelters
WTLC 55 (year-round)
Fullerton Navigation Center 150 (year-round)
Transitional and Supportive Housing
Pathways of Hope 44
Women’s Transitional Living Center (WTLC) 55
A Community of Friends Supportive Housing 59
Source: City of Fullerton, 2021
In addition to these emergency, transitional and supportive housing facilities, there are two single-room- occupancy (SRO) facilities in Fullerton providing housing to persons at risk of homelessness. The City Lights SRO was constructed downtown in the late 1990s and has continuously provided 137 single room occupancy apartment units since then. Of these, 136 are deed-restricted subsidized units. In 2014 the City approved a conditional use permit for conversion of a former hotel, Hudson Ridge, to a 149-unit SRO with rents limited to 30% or 50% AMI.
7. Farm Workers
Farm workers are defined as persons whose primary income is earned through seasonal agricultural work.
Recent Census data (Figure 2-24) reported that between 158 and 222 persons in Fullerton were employed in agriculture or related industries and occupations such as forestry, fishing, hunting and mining.
While there are no large-scale agricultural operations in Fullerton, Orange County has a long history of agriculture. According to the United States Department of Agriculture, Orange County had a total of 1,772 farmworkers in 2017, of which 666 (3%) were seasonal. Approximately 340 farmworkers (19%) were migrant workers.
H-2-24 Appendix H: Housing Element
City of Fullerton
Housing Element
Most farmworkers in the county (86%) work at an agricultural operation with 10 or more workers.
According to the Orange County 2021-2029 Cycle Housing Element, the county’s farmland has significantly decreased over recent decades; however, major agricultural production facilities still exist on the Irvine Ranch (approximately 15 miles from Fullerton) and Rancho Mission Viejo (approximately 30 miles from Fullerton). Most of Orange County’s agriculturally zoned land is located east of the cities of Orange and Tustin. Farmworkers employed by agricultural operations in the county may seek housing within Fullerton.
Figure 2-24 Farmworkers – Fullerton
8. College and University Students
College and university students have special housing needs, as they are generally on a limited income, may only work part time, and often earn lower incomes. In addition, college and university students largely consist of renters and can significantly affect the local rental market. Areas in close proximity to higher education schools often experience lower vacancy rates and higher turnover. There are nine colleges and universities in the city of Fullerton, including California State University, Fullerton (CSUF) and Fullerton College.
In 2022, CSUF had a student enrollment of 40,386 students, 32,814 of which were full-time equivalent students. Approximately 1,062 students live in on-site residence halls and 800 apartment style student quarter units.
In 2020, Fullerton College had a student enrollment of 21,860, including 20,756 college students. Fullerton College is a community college and does not provide on-campus housing.
The Hope Center for College, Community, and Justice at Temple University conducted a survey of 57 community colleges in California. At Fullerton College, 900 students participated in the survey. Sixty-one
Appendix H: Housing Element H-2-25
City of Fullerton
Housing Element
percent of respondents were housing insecure in the previous year; and 17% of respondents were homeless in the previous year.3
The California State University (CSU) prepared a study focusing on housing security and food security of students across the CSU campuses. According to the study, approximately 11% of CSU students reported experiencing homelessness one or more times in the last 12 months.4 A CSUF study analyzed the impact of the COVID-19 pandemic on the basic needs (food, housing security, and homelessness) of the CSUF student body. Approximately 8% of students experienced homelessness since the beginning of the pandemic (defined as March 2020) and 50% were housing insecure. The prevalence of homelessness has not changed for most groups of students since the start of the pandemic.
In the 12 months prior to the pandemic, 7% of students reported experiencing homelessness. Students who were Black/African American, mixed race/ethnicity, and who had children less than five years of age had some of the highest rates of homelessness since the pandemic began in March 2020. During the 12 months before the pandemic, Middle Eastern and North African students, who are generally aggregated with non-Hispanic White students, experienced high rates of homelessness.5Preservation of At-Risk Units California housing element law requires all jurisdictions to include a study of all low-income housing units that may at some future time be lost to the affordable inventory by the expiration of some type of affordability restrictions. The planning period for this at-risk housing analysis extends from 2021 through 2029. An analysis of at-risk housing is provided in Appendix H-C.
2.3.4 2021-2029 Housing Needs
The Regional Housing Needs Assessment (RHNA) is a key tool for local governments to plan for anticipated growth. The RHNA quantifies the anticipated need for housing during the period from July 2021 to October 2029. Communities then determine how they will address this need through the process of updating the Housing Element of their General Plans.
The current RHNA was adopted by the Southern California Association of Governments (SCAG) in March 2021. The future need for new housing was determined by the forecasted growth in households in a community as well as existing needs due to overpayment and overcrowding. The housing need was adjusted to maintain a desirable level of vacancy to promote housing choice and mobility and to account for units expected to be lost due to demolition, natural disaster, or conversion to non-housing uses. Total housing need was then distributed among four income categories on the basis of the current household income distribution.
After the total housing need was determined for the SCAG region, RHNA allocations to individual jurisdictions were developed by SCAG based on factors established in State law. The distribution of housing need by income category for each jurisdiction was adjusted to avoid an over-concentration of lower income households in any community.
3 Fullerton College. 2019. New Partnership Supports Food and Housing Insecure Students. https://news.fullcoll.edu/new-partnership-supports-food-and- housing-insecure-students/
4 The California State University. 2018. Study of Student Basic Needs. https://www.calstate.edu/impact-of-the-csu/student-success/basic-needs- initiative/Documents/BasicNeedsStudy_phaseII_withAccessibilityComments.pdf 5 Tabashir Z. Nobari, Phd, et al. 2021. The Impact of the Pandemic on CSUF Students’ Basic Needs. http://hhd.fullerton.edu/pubh/_resources/pdfs/pandemic%20on%20CSUF%20students%20basic%20needs.pdf
H-2-26 Appendix H: Housing Element
City of Fullerton
Housing Element
The total additional housing need for the City of Fullerton during the 2021-2029 planning period is 13,209 units. This total is distributed by income category as shown in Table 2-8.
It should be noted that the ELI category is included within the very-low-income category in the adopted RHNA. As provided in Assembly Bill (AB) 2634 of 2006, jurisdictions may determine their extremely-low- income need as one-half the need in the very-low category. A discussion of how the City will accommodate this need is provided in Appendix H-B, Residential Land Resources.
Table 2-8 2021-2029 Regional Housing Needs Assessment – Fullerton Total Very-Low-Income Low-Income Moderate-Income Above-Moderate-Income Housing units 13,209 3,198* 1,989 2,271 5,751
Notes:
*Regional housing needs allocation for extremely low income units is 1,599 units (50% of the very-low income need).
Source: SCAG, 2021
Appendix H: Housing Element H-3-1
Chapter 3:
Resources and Constraints
Analysis
3.1 Resources
3.1.1 Land Resources for Housing Development
Section 65583(a)(3) of the California Government Code requires Housing Elements to contain an “inventory of land suitable for residential development, including vacant sites and sites having potential for redevelopment, and an analysis of the relationship of zoning and public facilities and services to these sites.” A detailed inventory of residential development sites is provided in Appendix H-B. The analysis determined that the City’s current land inventory for potential residential development is not sufficient based on current zoning to accommodate the RHNA in all income categories for this projection period; therefore, candidate sites for rezoning must be identified. Policy Action 3.1 includes a commitment to process zoning amendments for sufficient parcels to fully accommodate the RHNA pursuant to State law.
There are currently no known service limitations that would preclude the level of development described in the RHNA, although developers will be required to pay fees or construct public improvements prior to or concurrent with housing development.
3.1.2 Financial and Administrative Resources
1. Community Development Block Grant (CDBG) and HOME Program The City of Fullerton is an “entitlement city” that is eligible to receive Federal housing funds directly from the Department of Housing and Urban Development (HUD). CDBG and HOME Program funds are the largest source of Federal funding for housing and housing related activities in Fullerton.
CDBG funds can be used for the following activities:
• Acquisition
• Rehabilitation
• Home Buyer Assistance
• Economic Development
• Homeless Assistance
H-3-2 Appendix H: Housing Element
City of Fullerton
Housing Element
• Public Services
• Public Improvements
• Rent Subsidies
HOME funds can be used for the following activities:
• New Construction
• Acquisition
• Rehabilitation
• Home Buyer Assistance
• Rental Assistance
2. City of Fullerton Successor Agency
In June 2011, Governor Jerry Brown signed the FY 2011-12 State Budget including several budget trailer bills. Specifically, one “trailer” bill attached to the Budget, Assembly Bill X1 26 (AB 26), affected Redevelopment Agencies statewide. AB 26, known as the “Dissolution Act”, immediately suspended all new redevelopment activities and incurrence of indebtedness and dissolved redevelopment agencies effective October 1, 2011. In response to the passage of AB 26, the California Redevelopment Association and League of California Cities filed a lawsuit challenging the validity and constitutionality of AB 26. On December 29, 2011, the California Supreme Court issued its ruling on California Redevelopment Association v Matosantos, which upheld AB 26 and dissolved all redevelopment agencies in California effective February 1, 2012.
As the Governor’s plan to dissolve Redevelopment came to fruition, the City Council passed a resolution on January 10, 2012, to have the City serve as the Successor Agency to the Fullerton Redevelopment Agency (Agency). Pursuant to California Health and Safety Code §34176, the City was also given the option to retain all of the housing assets and functions of the former Fullerton Redevelopment Agency. On January 17, 2012, City Council approved Resolution No. 2012-07 to this effect. In June 2012, Assembly Bill 1484 was passed by the State Legislature and signed by Governor Brown. Assembly Bill 1484 added new requirements to the redevelopment dissolution process, including agencies needing to receive a “finding of completion” to move forward with former redevelopment housing projects/ existing obligations, which can occur after preparing due diligence review audits approved by the Department of Finance that determine the amount of funds to be remitted to the State. The City has met all of the requirements of Assembly Bill 1484, including the remittance of $7.6 million in former Agency housing funds to be distributed to all affected taxing entities, and was issued a finding of completion in May 2013.
Pursuant to Health and Safety Code section 34191.5(b), the Successor Agency submitted a Long-Range Property Management Plan (LRPMP) to the California Department of Finance (DOF) on November 6, 2013 and a revised LRPMP to DOF on December 3, 2015. The Successor Agency received approval by DOF on December 22, 2015, which governs the disposition and use of all the real property assets of the former redevelopment agency.
Appendix H: Housing Element H-3-3
City of Fullerton
Housing Element
Assembly Bill 1486, signed by the Governor in October 2019, amended the process governing the disposition of surplus land. The Surplus Property Land Act (Government Code Sections 54220-54234), defines surplus land as “land owned by any agency of the state, or any local agency, that is determined to be no longer necessary for the agency’s use, except property being held by the agency for the purpose of exchange.” The definition of local agency was expanded to include land held in the Community Redevelopment Property Trust Fund and land that has been designated in LRPMP either for sale or for future development.
3.1.3 Residential Energy and Water Conservation
The City promotes energy conservation efforts in the construction of new housing and the rehabilitation of older units. Energy conservation serves to reduce energy costs, and therefore overall housing costs.
The Fullerton Municipal Code and The Fullerton Plan allow for residential development patterns that incorporate energy and resource conservation principles. The City’s Planned Residential Development (PRD) zone utilizes flexible development standards that permit smaller individual lots and clustering of dwelling units, which in turn facilitates the conservation of natural terrain and other site features. The City also allows for mixed-use development in the C-3 zone and through the development of specific plans.
Concentrating higher density housing in close proximity to transportation, services and employment centers may reduce the need for the use of private automobiles, encourages the use of public transit, and reduces fuel consumption. The City also reviews project proposals for passive solar design through building siting in the Site Plan Review and Development Project Review processes.
The City’s Building Division reviews construction drawings for compliance with Title 24 of the California Administrative Code. Compliance with Title 24 of the California Administrative Code on the use of energy efficient appliances and insulation has reduced energy demand stemming from new residential development.
The City also works cooperatively with Southern California Edison to promote energy conservation, as well as the Metropolitan Water District and the Municipal Water District of Orange County to support regional water conservation efforts.
3.1.4 Governmental Constraints
Governmental constraints are policies, standards, requirements, and actions imposed by various levels of government upon land and housing use and development. These constraints may include building codes, land use controls, growth management measures, development fees, processing and permit procedures, and site improvement costs. State and federal agencies play a role in the imposition of governmental constraints; however, these agencies are beyond the influence of local government. Therefore, the focus of this analysis is on the constraints that may result from local government policies and actions.
1. Land Use Controls
Land use controls include General Plan policies, zoning designations (and the resulting use restrictions, development standards, and permit processing requirements), and development fees.
H-3-4 Appendix H: Housing Element
City of Fullerton
Housing Element
General Plan
Every city in California must have a General Plan, which establishes policy guidelines for all development within the City. A General Plan is the foundation of all land use controls in a jurisdiction. The Land Use Element of a General Plan identifies the location, distribution, and density of the land uses within the City and expresses residential densities in terms of dwelling units per acre. The Fullerton General Plan was comprehensively updated in 2012 and uses a distinctive set of terms in place of the typical nomenclature assigned to general plans. The Fullerton General Plan is called “The Fullerton Plan,” land use designations are referred to as “Community Development Types,” and the element containing the required content of a Land Use Element is called the “Community Development and Design Element.” The Fullerton Plan’s Community Development and Design Element identifies five residential Community Development Types plus three mixed use Community Development Types that allow for residential uses. Table 3-1 summarizes the Community Development Types and their associated acreages and density ranges.
Table 3-1 General Plan, Residential Community Development Types Designation Allowable Uses Density Range
Low Density Conventional single-family, detached dwellings, and Planned Residential Developments.
0-6.0 du/ac
Low/Medium Density Multiple-unit attached dwellings including duplexes, townhouses, condominiums, and mobile home parks; and Planned Residential Developments.
6.1-15.0 du/ac
Medium Density Multiple-unit attached dwellings including duplexes, garden apartments, and multi-family attached dwellings
15.1-28.0 du/ac
High Density Multi-family attached dwellings Over 28.0 du/ac Downtown Mixed Use Office, retail and service uses
Attached dwellings
Gathering places such as plazas, courtyards, or parks
Compatible public, quasi-public and special uses
30-60 du/ac
Neighborhood Center
Mixed Use
Retail, service, office, and/or residential uses
Gathering places such as plazas, courtyards, or parks
Compatible public, quasi-public, and special uses
16-60 du/ac
Urban Center Mixed Use Retail, service, office, and/or residential uses Gathering places such as plazas, courtyards, or parks
Compatible public, quasi-public, and special uses
30-80 du/ac
Greenbelt Concept Detached single-family dwellings on lots of varying sizes, clusters of detached single-family dwellings, and clusters of multi-family attached dwellings
Average 3.0 du/ac
Source: The Fullerton Plan 2021
Depending on land costs, certain densities are needed to make a housing project economically feasible.
The following densities required to accommodate construction affordable to specific income levels are generally accepted by HCD:
• Very-low and Low Income: 30 dwelling units per acre minimum
Appendix H: Housing Element H-3-5
City of Fullerton
Housing Element
• Moderate Income: 11-30 dwelling units per acre minimum • Above-moderate Income: Up to 11 dwelling units per acre Zoning Code
The Zoning Code is the primary tool for implementing The Fullerton Plan. It is designed to protect and promote public health, safety, and welfare. Fullerton’s residential zoning designations control both the use and development on a parcel level and regulate residential development.
Provision for a Variety of Housing Types
This section describes how the City’s zoning regulations accommodate a full range of housing types.
Table 3-3 summarizes the single-family residential zoning designations and their requirements. Table 3-4 summarizes the multi-family residential designations and requirements. Table 3-5 and Table 3-6 further review lot coverage and building setback requirements.
• Single-family housing. Table 3-7 summarizes the types of housing permitted in each zone. The single- family residential zones are R-1 and R-1P (single-family residential preservation). Single-family, detached units are permitted by-right in all of the residential zones, except in R-MH zones. • Multi-family housing. The City has different types of multiple-family residential zones: R-2, R-2P (two- family residential preservation), R-G (garden-type multiple-family residential), R-3R (restricted multiple- family residential), R-3P (multiple-family residential preservation), R-3, R-4, R-5, and R-MH (Mobile Home Park). Two-family residential homes are allowed in all two-family residential zones and multi- family residential zones. Multi-family developments are allowed by-right in all multi-family residential zones, except in two-family residential zones and R-MH zones. The City proposes to adopt a Housing Incentive Overlay Zone (HIOZ) to facilitate the “by-right” development of multi-family housing, including affordable housing on non-residential (industrial, office, and commercial) base zones. Projects within the HIOZ that comply with the regulations and standards of the HIOZ may be approved through an administrative permit. A separate approval would be required for projects that require a subdivision. Projects under the HIOZ would be required to provide at least 10 percent of the total number of residential units affordable to low income or below. This requirement excludes units added by density bonus.
• Manufactured housing. Manufactured housing meeting the requirements of §65852.3 of the California Government Code may be placed only on a permanent foundation on an otherwise vacant lot with a single-family zoning designation, provided all standards and requirements of the zone are met. In addition, manufactured homes shall have exterior siding extending to the ground or to the top of a solid foundation and consisting of materials found by the Director of Community Development to be those customarily utilized in conventionally built single-family dwelling. Manufactured homes shall have a shingled, pitched roof (at least 2 to 12) with at least 12-inch eave overhangs. Manufactured housing permits are reviewed in the same manner as residential additions. Plans are submitted for plan check and are reviewed by the Planning and Building Divisions of the Community and Economic Development Department, Fire Department, and Public Works Department. The departments review the plans to ensure the proposed manufactured housing is consistent with the California Building Code, Fire Code, Development Code, and any other laws and regulations from the City. Depending on the scope of the project, additional permits and plans may be required such as a grading permit, Waste
H-3-6 Appendix H: Housing Element
City of Fullerton
Housing Element
Quality Management Plan (WQMP), Street Improvement Plan, demolition permit and/or Environmental Health permit. Manufactured housing is only permitted in the R-1 zone, and not within other zones that permit single-family developments, which is a constraint to development. The City will implement Policy Action 3.4-k to allow manufactured housing by-right in all zones that permit single-family housing.
• Mobile homes. Mobile homes are permitted within a mobile home park or in the R-1 zone, with the same requirements as manufactured housing.
Development standards
The maximum potential size and density of residential development is primarily determined by the number of units permitted on the parcel(s), the maximum lot coverage and/or maximum FAR.
Allowable Densities
The R-1 and R1-P zones allow one single-family dwelling unit per legal parcel. The R-2 and R2-P zones allow two dwelling units per legal parcel. The R-G, R-3, R-3R, R-3P, R-4, R-5, and R-MH zones allow multiple dwelling units per legal parcel, provided that the parcel size meets the required minimum lot area per dwelling unit. Although the Zoning Code does not specify minimum or maximum densities in the residential zones, the minimum lot area per dwelling unit in effect sets the maximum permitted densities.
Setbacks and Step Backs
Other development standards include setbacks and step backs. Multi-family residential developments setbacks and step backs vary depending on window placement and type, and building height, as shown in Table 3-4. In the R-1 and R-2 zones when adjacent to a public street, public alley, flood control channel, or an interior property line, as shown in Table 3-6. Rear yard setbacks from interior lot lines are between 15- 25 feet depending on the zone. An additional step back of five feet is required for second stories. The setback and step back requirements do not impact the possible number of units or the ability to achieve maximum densities as these standards only apply to the R-1 and R-2 zones, which have a maximum density of one or two units per legal parcel, with the exception of ADUs and JADUs.
To standardize setback requirements for multi-family residential development, the City proposes to adopt revised standards as shown in Table 3-2. A review of recently sold homes on Zillow.com shows that four- bedroom housing units in the R-1 and R-2 zones range from 1,200 to 3,000 square feet and have setbacks greater than 30 feet from the street. As discussed in Chapter 2, the number of housing units with four or more bedrooms has increased over the past decade and comprises nearly one quarter of the housing stock, and the number of housing units with four or more bedrooms is greater than the number of large households. Therefore, development standards in the R-1 and R-2 zones do not constrain large bedroom housing typologies nor the size of the unit. To reduce potential constraints to development, the City will implement Policy Action 3.3-h to revise front yard setbacks for R-1 (10,000 – 20,000 feet) and R-1 (20,000+ feet) to a maximum of 20 feet.
Appendix H: Housing Element H-3-7
City of Fullerton
Housing Element
Table 3-2 Proposed Building Setback Requirements
R-G, R-3R, R-3, R-3P, R-4, R-5 R-MH HIOZ
Along Street 15 feet 15 feet 10 feet
Along Side Street 15 feet 15 feet 10 feet
Along Alley 5 feet* 5 feet 5 feet*
Along Interior Lot Line 5 feet* 10 feet 5 feet*
*Setback standard applicable to the ground floor (i.e., at finished grade).
Allowable Building Heights
The maximum permitted building heights are shown in Table 3-4. Development in the R-1 and R-2 zones can be up to 2 stories, 30 feet in height. Development in the R-MH zone can be up to 35 feet in height.
Development in the other residential zones does not have a maximum height requirement unless it is within 100 feet of an R-1 zone. If development is in an R-G, R-3, R-4 or R-5 zone, and is within 50 feet of an R-1 zone, then the maximum height limit is one story (20 feet). If development is between 50 feet and 100 feet of an R-1 zone, then the maximum height is two stories (30 feet). Section 6, Ability to develop at Density Potential, provides an analysis of height and density potential in the city. The analysis found that the limitation of the maximum height limit for development near the R-1 zone does not limit the achievable density potential as the realistic capacity for residential development within 100 feet of the R-1 zone incorporates a height limit of 30 feet and a density of 20 units per acre.
Although the height limit does not limit the achievable density potential of the development, it limits the overall number of possible units. As directed by Policy Action 3.3-a, the City will revise the maximum allowable building heights for multi-family residential development as follows:
• For parcels zoned R-G, R-3R, R-3, R-3P, R-4, R-5, and HIOZ, there is no maximum height, except for the portion of a parcel that is within 100 feet of a property with an R-1 zoning classification. For any portion of parcels zoned R-G, R-3R, R-3, R-3P, R-4, R-5, and HIOZ that is within 100 feet of property with an R-1 zone classification, the maximum height limit is 30 feet. If a multiple-family structure is located down-slope from an adjacent R-1 zoned property, the following maximum height limits shall apply:
o For a grade differential of less than 20 feet, a 30 feet maximum height limit applies. o For a grade differential of more than 20 feet, a 40 feet maximum height limit applies. o Clarify that the maximum height limit applies to just the portion of a parcel that is within 100 feet of a property with an R-1 zoning classification, and not the entire parcel.
Lot Coverage
The City’s definition of lot coverage is “the percentage of a site covered by a building footprint, including accessory buildings, plus any areas used for parking or to provide vehicular access to parking. Accessory structures (except those used for parking, e.g. carports) shall not be considered in the lot coverage calculation.” Including parking areas in the definition of lot coverage is a constraint to development. The
H-3-8 Appendix H: Housing Element
City of Fullerton
Housing Element
City will implement Policy Action 3.3-g to revise the definition of lot coverage to exclude areas used for parking or vehicular access to parking.
Table 3-3 Summary of Single-Family Residential Zoning Requirements Zone
Minimum Lot Area
(Sq. Ft.)
Maximum
Lot
Coverage
Minimum
Lot Area
Per Unit
(Sq. Ft.)
Maximum
Building Height
Minimum
Front Yard
(Feet)
Minimum
Interior Side
Yard
(Feet)
Minimum
Street Side
Yard
(Feet)
Minimum
Rear Yard
(Feet)
R-1 No new lot shall be
created which is
less in area than
the minimum lot
size indicated on
the City's official
Zoning Map for the
area in which it is
located*.
Refer to
Table 3-5
Refer to
Table 3-5
One-story –
20 ft. above
natural grade
Two-story –
30 ft. above
natural grade
Refer to
Table 3-6
Refer to
Table 3-6
Refer to
Table 3-6
Refer to
Table 3-6
R-1P No new lot shall be
created which is
less in area than
the minimum lot
size indicated on
the City's official
Zoning Map for the
area in which it is
located*.
Refer to
Table 3-5
Refer to
Table 3-5
One-story –
20 ft. above
natural grade
Two-story –
30 ft. above
natural grade
Refer to
Table 3-6
Refer to
Table 3-6
Refer to
Table 3-6
Refer to
Table 3-6
Note:
*Or when lots are consolidated, or when subterranean parking is used.
Source: City of Fullerton Municipal Code, Chapter 15.17
Appendix H: Housing Element H-3-9
City of Fullerton
Housing Element
Table 3-4 Summary of Multiple-Family Residential Zoning Requirements Zone
Minimum
Lot Area
(Sq. Ft.)
Maximum
Lot
Coverage
Minimum Lot
Area Per Unit
(Sq. Ft.)
Density
(DU/Acre)
Maximum
Building Height
Minimum
Front Yard
(Ft.)
Minimum
Interior Side
Yard
(Ft.)
Minimum
Street Side
Yard
(Ft.)
Minimum
Rear Yard
Through
Lot
(Ft.)
R-2 6,000 for
new lots
Refer to
Table 3-5
Refer to
Table 3-5
2 units/lot One-story –
20 ft. above
natural grade
Two-story –
30 ft. above
natural grade
Refer to
Table 3-6
Refer to
Table 3-6
Refer to
Table 3-6
Refer to
Table 3-6
R-2P 6,000 for
new lots
Refer to
Table 3-5
Refer to
Table 3-5
2 units/lot One-story –
20 ft. above
natural grade
Two-story –
30 ft. above
natural grade
Refer to
Table 3-6
Refer to
Table 3-6
Refer to
Table 3-6
Refer to
Table 3-6
R-G 7,200 60% 3,600 12.1 20 ft./1 story if
within 50 ft. of
R-1 property;
30 ft./2 stories
if 50-100 ft. of
R-1 property;
unlimited
otherwise
15 Depends on
window
type,
building
height, and
the type of
room where
the window
is located.
15 15
R-3R 8,800 60% 2,200 19.8 Same as R-G 15 Same as R-G 15 15 R-3P 10,000 60% 1,600 for
bachelor unit*,
increasing by
100 sf per
bedroom to
1,900 sf for 3+
bedroom unit
27.2 Same as R-G 15 Same as R-G 15 15
R-3 10,000 60% Same as R-3P 27.2 Same as R-G 15 Same as R-G 15 15 R-4 20,000 60% 1,150 37.9 Same as R-G 15 Same as R-G 15 15 R-5 30,000 60% N/A Unlimited Same as R-G 15 Same as R-G 15 15 R-MH 5 acres 70% 4,000 10.9 35 ft. 15 10 15 15
HIOZ** 15,000 N/A N/A 60 Unlimited1 0 to 5 5 0 to 5 15 Note:
*Except as provided in Title 16 of the Fullerton Municipal Code. **Proposed development standards
1Height limit of 30 ft. for any portion of a parcel within 100 ft. of an R-1 property, or 40 ft. for a grade differential of 20 feet.
Source: City of Fullerton Municipal Code, Chapter 15.17
H-3-10 Appendix H: Housing Element
City of Fullerton
Housing Element
Table 3-5 Lot Coverage and Floor Area Ratio Requirements Zone Maximum Lot Coverage Maximum Floor Area Ratio (FAR) R-1 (7,200 or less) 60% 50%
R-1 (7,200- 10,000) 55% 45%
R-1 (10,000- 20,000) 50% 35%
R-1 (20,000 and above) 45% 30%
R-2 60% --
Source: City of Fullerton Municipal Code, Chapter 15.17 Table 3-6 Building Setbacks for R-1, R1-P, R-2 and R-2P Zones
R-1
(7,200 or
under)
(ft.)
R-1
(7,200 –
10,000)
(ft.)
R-1
(10,000 –
20,000)
(ft.)
R-1
(20,000 and
over)
(ft.)
R-1P
(ft.)
R-2 and R-2P
(ft.)
Along a public street:
Front yard 15 20 25 35 201 15
Side yard 5 5 5 5 5 5
Rear yard (through lot) See Note 2 See Note 2 See Note 2 See Note 2 See Note 2 See Note 2 Along a public alley or flood control channel:
Rear yard (first story) 0 0 0 0 0 0
Rear yard (second story) 0 0 0 0 0 2.5
Along another property line (i.e., an interior lot line):
Side yard 5 5 7 10 5 Total of 10 ft
Rear yard (first story) 15 15 20 25 15 0
Rear yard (second story) 20 20 25 30 20 0
Notes:
1 In the R-1P zone, proposals requesting a front setback less than the predominant setback on the street shall be subject to approval by the Landmarks Commission as a Development Project.
2 The front yard setback required by the underlying zone shall apply on both street frontages of a through lot, except that fences no more than eight feet in height, non-habitable buildings, and detached accessory structures are permitted at the rear yard property line of a through lot that has an R-1, R-1P, R-2 or R-2P zone, when all vehicular access rights on that street frontage side have been dedicated to the City or have been restricted by parcel map, site plan, or tract map.
Source: City of Fullerton Municipal Code, Chapter 15.17
Appendix H: Housing Element H-3-11
City of Fullerton
Housing Element
Table 3-7 Permitted Uses
Zone
Single-Family
Two- Family
Multi-Family
Manufactured Housing
Mobile Home
Accessory Dwelling Unit
Emergency Shelters
Transitional & Supportive Housing
Small Group Home1
Large Group Home2
Small Residential Care Facility
Large Residential Care Facility
Retirement Complex
SRO
Employee and Farmworker Housing
R-1/R-1P X X X X X X CUP X CUP
R-2/ R-2P X X X X X CUP X CUP
R-G X X X X X X CUP X CUP
R-3R X X X X X X CUP X CUP
R-3/ R-3P X X X X X X CUP X CUP CUP
R-4 X X X X X X CUP X CUP CUP
R-5 X X X X X X CUP X CUP CUP
R-MH X
PRD
O-P CUP
C-1 CUP CUP CUP
C-2 CUP CUP CUP
C-3 Housing permitted as part
of a mixed-use development.
X CUP CUP CUP
C-H CUP CUP CUP
C-M X3 CUP CUP
M-P X3
M-G X3
Notes:
X=Use permitted by-right, CUP= Use permitted with a Conditional Use Permit, A blank space denotes that the use is not permitted. 1 ”Small group home” means any family home, group care facility or similar facility as determined by the Director of the State Department of Social Services that is licensed to shelter and care for six or fewer persons in a dwelling, providing 24-hour non-medical services, supervision or assistance essential for sustaining the activities of daily living or for the protection of the individual. Such facilities require state licensing.
2 "Large group home" means any family home, group housing arrangement or similar residential care facility as determined by the Director of the State Department of Social Services that is licensed to shelter and care for more than six persons, providing 24-hour non- medical services, supervision or assistance essential for sustaining the activities of daily living or for the protection of the individual. Such facilities require state licensing.
3 Use permitted by-right through a building permit in portions of zone, as shown in Appendix B, Exhibit B-3.
Source: City/ of Fullerton Municipal Code, Title 15
H-3-12 Appendix H: Housing Element
City of Fullerton
Housing Element
Parking Requirements
Table 3-8 summarizes the parking requirements for residential uses. Parking requirements are determined by the housing type (single-family versus multi-family), the zone, and the number of bedrooms in each unit.
The Director of Community Development may modify the parking requirements for residential units provided in a City-sponsored project.
Multi-family development in the R-G, R-3R, R-3, R-3P and R-4 zones requires between 1¼ and 2 garage spaces per unit based on the number of bedrooms in addition to a ½ space to 1 space for open guest parking per unit.
The requirement for spaces within a garage may be a constraint, as it means that garages must be factored into the design and cost of the project. In the R-5 zone, garages are not required. The City will implement Policy Action 3.4-j to eliminate the requirement for a garage for multiple-family residential zones, reduce parking requirements for multi-family development, and adopt parking requirements for the HIOZ.
Table 3-8 Residential Parking Requirements
Single-Family Residence in the R-1, R-1P, R-2 and R-2P Zones Built before June 1963 and less than 5 bedrooms 1 car garage Built after June 1963 and less than 5 bedrooms 2 car garage 5 or more bedrooms in the R-1-6 to R-1-9 zones,
inclusive, and the R-2 and R-2P zones
3 parking spaces (not within the front yard setback) including 2 garage spaces and 1 open space
5 or more bedrooms in the R-1-10 and higher zones 3 garage spaces Any R-1P zone Same as R-1 zone, except that half of the requirement can be uncovered (but not in the front yard setback)
Duplex Project in the R-2 and R-2P Zones
R-2 zone (per unit) 2 car garage plus one space if 5 or more bedrooms R-2P zone (per unit) Same as R-2 zone, except that half of the requirement can be uncovered (but not within the front yard setback)
Multiple-Family Residential Zones
R-G, R-3R, R-3, R-3P and R-4 zones (per unit) No bedrooms (studio): 1¼ garage spaces plus ½ space open guest parking;
1 bedroom: 1½ garage spaces plus ½ space open guest parking; 2 bedrooms: 1¾ garage spaces plus ¾ space open guest parking; 3 or more bedrooms: 2 garage spaces plus 1 space open guest parking R-5 zone No bedrooms (studio): 1¾ spaces, open or covered, per dwelling unit 1 bedroom: 2 spaces, open or covered, per dwelling unit 2 bedrooms: 2½ spaces, open or covered, per dwelling unit 3 or more bedrooms: 3 spaces, open or covered, per dwelling unit
Appendix H: Housing Element H-3-13
City of Fullerton
Housing Element
HIOZ No bedrooms (studio): 1 space, open or covered, plus 0.10 guest space
1 bedroom: 1 space, open or covered, plus 0.10 guest space 2 bedrooms: 1.5 spaces, open or covered, plus 0.10 guest space 3 or more bedrooms: 2 spaces, open or covered, plus 0.10 guest space
Source: City of Fullerton Municipal Code, Chapter 15.17 HCD recommends a maximum number of parking spaces depending on the characteristics of a particular area. For areas outside of a large city downtown or urban center (neither of which characterize Fullerton), HCD suggests a maximum of 1.5 resident and guest parking spaces per unit for studio and 1-bedroom units.
The proposed HIOZ would require 1.10 resident and guest spaces for studio and 1-bedroom units, which is less than the maximum suggested by HCD. However, the required number of parking spaces in the R-5 zone for studio units of 1.75 per unit for both the resident and guest spaces, and 0.50 to 1 guest space in other multi-family zones, is greater than the HCD guidelines, which may be a constraint to development.
The City proposes amendments to parking requirements for multi-family zones as outlined in Table 3-9.
Table 3-9 Proposed Off-Street Parking Requirements per Unit for Multi-Family Residential Zones* R-G, R-3R, R-3, R-3P and R-4 Zones R-5 Zone HIOZ (Proposed) Studio 1.25 spaces plus 0.25 guest spaces 1 space plus 0.25 guest spaces 1 space plus 0.1 guest spaces. 1 Bedroom 1.5 spaces plus 0.25 guest spaces 1 space plus 0.25 guest spaces 1 space plus 0.1 guest spaces. 2 Bedrooms 1.75 spaces plus 0.25 guest spaces 1.5 spaces plus 0.25 guest spaces
1.5 spaces plus 0.1 guest spaces.
3 or More
Bedrooms
2 spaces plus 0.25 guest spaces 2 spaces plus 0.1 guest spaces 2 spaces plus 0.1 guest spaces. *The City proposes that for dwelling units within a mixed-use development, parking facilities are required at the rate of that specified in the R-5 zone by type of residential unit for projects in the C3 zone.
Open Space Requirements
Table 3-10 summarizes the private open space requirements per unit for multi-family residential zones.
Most zones require a minimum area of 100 square feet of usable private open space per unit. The R-5 and the proposed HIOZ require 67 square feet. For dwelling units within a mixed-use development, open space is provided at the rate of that specified in the R-5 zone by type of residential unit for projects in the C3 zone.
Table 3-10 Private Open Space Requirements per Unit for Multiple-Family Residential Zones R-G, R-3R, R-3, R-3P, R-4, and RM-H R-5, HIOZ*
Minimum area of usable private open
space required per dwelling unit
100 square feet 67 square feet
Source: City of Fullerton Municipal Code, Chapter 15.17 *Proposed requirements for the HIOZ.
H-3-14 Appendix H: Housing Element
City of Fullerton
Housing Element
The City has analyzed the impacts that the development standards including maximum lot coverage and FAR, minimum unit sizes, parking requirements, and maximum building height have on the ability for a project to achieve maximum permitted densities. Based on an analysis of recently constructed and approved projects in Fullerton, the City has found that these development standards and their cumulative effects do not negatively impact the supply and affordability of housing.
Density Bonus
As an incentive to encourage the construction of low-cost housing the City has adopted a Density Bonus for Affordable Housing ordinance (Section 15.17.120 of the Municipal Code). In recent years the State Legislature has amended density bonus law to provide greater incentives for the construction of affordable housing. City Density Bonus regulations were last amended in 2017. The City will continue to monitor Density Bonus legislation and amend or otherwise apply regulations as necessary to provide incentives for the construction of affordable housing consistent with State law (Policy Action 3.1). The City is currently applying Government Code 65915 as last revised, effective January 1, 2021.
Accessory Dwelling Units
Accessory dwelling units (ADUs) provide affordable housing options for singles and small households including the elderly, young adults and caregivers. In recent years, the State Legislature has adopted extensive changes to ADU law to encourage production of this type of housing. Among the most significant changes is the requirement for cities to allow one ADU plus one “junior ADU” on single-family residential lots by-right subject to limited development standards. City ADU regulations were amended in 2020 (Municipal Code Sec. 15.17.100) in conformance with State law. ADUs are permitted by-right in all zones that permit residential uses, including the C-3 and SPD zone as shown in Table 3-7. The ordinance was amended again in 2022 to incorporate regulations for urban lot splits.
ADU permits are reviewed ministerially and are subject to the issuance of a building permit. The Zoning Code regulates the number ADUs permitted on a lot, as well as size, setbacks, and height. Additionally, the Zoning Code does not require parking for a converted structure and requires one parking space for a new ADU with exceptions, such as the property is located within one-half mile walking distance to public transit, on-street parking permits are required, but not offered to the ADU occupant, there is a car share vehicle located within a block, or if the ADU is located within a historic preservation zone. These standards are consistent with current State laws and are not a constraint to development. The City will continue to monitor ADU legislation and amend regulations as necessary to facilitate ADU production consistent with State law (see Policy Action 3.6).
Senior Housing and Residential Care Facilities
Small residential care facilities for seniors over 60 years old, which care for up to 6 people, are permitted by-right in all residential zones. Larger residential care facilities are allowed with a CUP in R-3, R-3P, R-4, and R-5 zones. Residential care facilities for seniors are allowed with CUPs in all commercial zones. The Zoning Code specifies six types of retirement complexes, each of which is permitted in at least two residential zones with a CUP. For instance, while a complex of detached cluster units may be permitted in lower density zones, a mid/high-rise retirement hotel is permitted with a CUP only in R-4 and R-5 zones.
Appendix H: Housing Element H-3-15
City of Fullerton
Housing Element
The denser types of developments are allowed in the O-P (Office Professional) and C-1 (Limited Commercial) zones, subject to a CUP.
Residential care facilities and retirement complexes must meet requirements for height, lot coverage, density, open space, and parking. In addition, these developments are encouraged to have a residential character and an arrangement of buildings compatible with surrounding development types.
Emergency Shelters and Low Barrier Navigation Centers
Emergency shelters are facilities that provide temporary shelter for persons who are homeless. Emergency shelter is usually utilized for 180 days or less. The Municipal Code (Chapter 15.42) establishes regulations and procedures for the Emergency Shelter (ES) Overlay Zone. Properties in the ES Overlay Zone shall be consistent with the objectives of the Zoning Code and General Plan, reasonably compatible with surrounding land uses, and promote the general health, safety, and welfare of the community. The ES Overlay Zone allows emergency shelters and multi-service centers to be permitted by-right through a building permit in designated portions of the M-P (Manufacturing Park), M-G (Manufacturing General) and C-M (Commercial Manufacturing) zones subject to the following criteria and standards:
• Maximum of 50 beds
• Off-street parking at a rate of one space per 5 beds
• Secured bicycle parking with space for at least 8 bicycles • Screened waiting and intake area with a minimum of 10 square feet per bed • Maximum 6 months length of stay within any 12-month period • Minimum 250-foot separation between emergency shelters or multi-service centers • Minimum 1,320-foot separation from any residential property, K- 12 school or public park • Site Management Plan identifying hours of operation, services to be provided, staffing, security and communications procedures
AB 2339 (Government Code Sections 65583(4) and 65863) was adopted in 2022 and went into effect on January 1, 2023. AB 2339 requires that jurisdictions identify zoning designations where emergency shelters are allowed and sites appropriate for emergency shelters that meet at least one of the following:
• Vacant and zoned for residential use;
• Vacant and zoned for nonresidential use and located near amenities and services for homeless individuals; or
• Non-vacant and is suitable for use as a shelter in the current planning period.
Additionally, identified sites must be able to accommodate a minimum area of 200 square feet per unsheltered person. The 2022 Point-in-Time Count found that there were 272 unsheltered people in the City of Fullerton. To meet the space requirement, Fullerton needs a minimum of 54,400 square feet (1.25 acres) of land that meets the requirements of AB 2339. Additionally, AB 2339 requires that zoning designations that allow emergency shelters as a permitted use without a conditional use or other discretionary permit, must allow residential uses. This could include zones that allow mixed uses and permit residential uses. The M-P and M-G Zones allow emergency shelters as a permitted use, but do not permit residential uses. The C-M Zone allows mixed-use development that can include residential. No
H-3-16 Appendix H: Housing Element
City of Fullerton
Housing Element
discretionary approval is required if the development involves only the conversion of existing building area and the number of units is fewer than seven; approval of a Minor Site Plan or Minor Development Project is required if the proposal involves new building area on the property and the number of units is fewer than seven; and approval of a Major Site Plan or Major Development Project is required if the proposal involves the creation by new construction or conversion of existing building area of seven or more dwelling units on the property. The portions of the M-P, M-G, and C-M zones where emergency shelters and multi-service centers are permitted by-right through the approval of a building permit are depicted in Figure 3-1below.
These sites are clustered in two areas of the city: the Northern Industrial Area and the Southeast Industrial Area. The C-M zone is the only zone within the ES Overlay zone that permits residential uses. Eligible sites in the C-M zones within the ES Overlay Zone include three adjacent parcels encompassing a total of 2 acres and ranging in size from approximately 0.2 to 0.98 acres. These sites are within one-half mile of a bus transit line and commercial services. Many of the sites are underutilized and could accommodate an emergency shelter. Like many other cities in Orange County, Fullerton is largely built-out and has few undeveloped sites; however, there are a number of vacant buildings or tenant spaces among the eligible sites that could be remodeled for shelter use without the expense of ground-up construction. Warehouse areas are particularly adaptable with interior, non-structural walls and upgrades to plumbing and other facilities (see additional discussion in Appendix H-B). Based on the allowable shelter size of 50 beds, the estimated total need of 272 homeless persons, and the 63 existing year-round emergency shelter beds in Fullerton, six additional shelters could fully accommodate the city’s shelter needs. Even without considering potential shelter capacity on the campuses of 25+ religious institutions in Fullerton (which can provide emergency shelters for up to 12 persons by-right in any zone), sites in the C-M zone are estimated to have the potential capacity needed to meet the city’s shelter needs.
Emergency shelters and multi-service centers that are approved subject to a multi-jurisdictional agreement are permitted by-right even if they do not strictly comply with applicable development standards. Other emergency shelters and multi-service centers that do not comply with applicable standards may be approved subject to a CUP. Emergency shelters with up to 12 beds are also permitted as an accessory use to religious institutions.
AB 139, which went into effect on January 1, 2020, mandates that emergency shelters may only be subject to those standards which apply to residential and commercial development within the same zone, except that a city can apply standards regulating the number of beds, parking for staff provided that the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone, length of stay, and other minor standards. To ensure that City development standards and procedures continue to provide adequate sites for emergency shelters, the City will revise the emergency shelter provisions in the Zoning Code to permit emergency shelters by-right in the CM zone and address identified constraints. This will subject emergency shelters only to the same objective standards that apply to residential and commercial development within the same zone (e.g., setbacks, height, lot coverage, and FAR), except for objective standards related to location, management, and intake area, as described in Policy Action 3.15. Additionally, the current separation requirements listed in the City’s Zoning Code for emergency shelters such as the required 1,320-foot distance from parks and residential properties are a constraint to their development as residential and commercial developments within the same zones are not subject to this requirement. As directed by Policy Action 3.15, the City will ensure compliance with AB 2339 and AB 139 and eliminate identified constraints, including amending the definition of emergency shelters, clarifying that emergency shelters will be permitted without discretionary action, amending the parking requirements to be limited to the number of spaces sufficient for employees and removing the
Appendix H: Housing Element H-3-17
City of Fullerton
Housing Element
requirement that emergency shelters must be 1,320 feet from parks and residential properties to ensure the city may accommodate the number of people experiencing homelessness.
Figure 3-1 Emergency Shelter Overlay Zone
Low barrier navigation centers. In 2019 the State Legislature adopted AB 101 establishing requirements related to local regulation of low barrier navigation centers, which are defined as “Housing first, low- barrier, service-enriched shelters focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.” Low barrier means best practices to reduce barriers to entry, and may include, but is not limited to:
(1) The presence of partners if it is not a population-specific site, such as for survivors of domestic violence or sexual assault, women, or youth
(2) Accommodation of residents’ pets
(3) The storage of possessions
(4) Privacy, such as partitions around beds in a dormitory setting or in larger rooms containing more than two beds, or private rooms”
Low barrier navigation centers meeting specified standards must be allowed by-right in areas zoned for mixed use and in nonresidential zones permitting multi-family uses. Policy Action 3.15 includes a
H-3-18 Appendix H: Housing Element
City of Fullerton
Housing Element
component to process a Zoning Code amendment to establish regulations for low barrier navigation centers consistent with current law.
Transitional and Supportive Housing
Transitional Housing is defined as rental housing operated under program requirements that call for the termination of assistance and recirculation of assisted units to other eligible program recipients at some predetermined future point in time, which shall be no less than a six-month period.
Supportive Housing is defined as housing with no limit on length of stay, that is occupied by the target population and that provides a significant level of onsite or offsite services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community. Target population means adults with low income, having one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health conditions, or individuals eligible for services provided under the Lanterman Developmental Disabilities Services Act (Division 4. 5 (commencing with §4500) of the California Welfare and Institutions Code) and may, among other populations, include families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, or homeless people.
The Municipal Code permits transitional and supportive housing in all residential zones subject to the same standards and procedures as applied to other residential uses of the same type in the same zone, in conformance with State law. In addition, transitional and supportive housing facilities that do not comply with all development standards may be permitted subject to a CUP.
In 2018 AB 2162 amended State law to require that supportive housing be allowed by-right in zones where multi-family and mixed uses are permitted, including non-residential zones permitting multi-family uses, if the proposed housing development meets specified criteria. Policy Action 3.15 in the Housing Plan includes a component to process a Municipal Code amendment to ensure that the City’s transitional and supportive housing regulations are consistent with State law.
Single Room Occupancy Units
Single Room Occupancy (SRO) units provide an opportunity to meet the needs of very-low-income persons and households. The City of Fullerton defines a SRO Unit as a living unit within an SRO residential hotel consistent with §17958.1 of the California Health and Safety Code, which is rented to the same person for a period of more than 30 consecutive days at a rate at or below 30% of the monthly median income adjusted for a household size of one, as defined by the U.S. Department of Housing and Urban Development for Orange County. SRO residential hotels may be located in General Commercial (C2), Central Business District Commercial (C-3), and Commercial, Highway (C-H) zones, subject to a CUP.
The Director of Community Development must approve a management plan for SRO residential hotels and they must meet development standards, including minimum unit size, a minimum five-foot setback to any window, minimum interior common area, access to public transportation, parking requirements, provision of shower/bath and laundry facilities, and safety features.
Appendix H: Housing Element H-3-19
City of Fullerton
Housing Element
Employee Housing and Farmworker Housing
As required by California Health and Safety Code Section 17021.5, any employee housing providing accommodation for six or fewer employees must be considered a single-family structure within a residential land use designation. California Health and Safety Code Sections 17021.5 and 17021.6 generally require agricultural employee housing to be permitted by-right, without a CUP, in single-family zones for six or fewer persons and in agricultural zones with no more than 12 units or 36 beds.
Chapter 2, Housing Needs Assessment, indicates that 197 workers in Fullerton are farmworkers and 158 are employed in the agricultural industry. However, there are over 100,000 farmworkers in the SCAG region.
The City of Fullerton’s Zoning Code only permits employee or farmworker housing through a CUP for equine operations. It does not permit employee or farmworker housing for other uses. The lack of inclusion of employee and farmworker housing in the City of Fullerton Zoning Code is a constraint to the development of affordable housing for farmworkers. The City of Fullerton will implement Policy Action
3.17-b to add a definition for employee and farmworker housing and allow these uses by-right in certain zones in accordance with California Health and Safety Code Sections 17021.5 and 17021.6.
Housing for Persons with Disabilities
Pursuant to State law, cities are required to analyze potential and actual constraints to the development, maintenance and improvement of housing for persons with disabilities and demonstrate local efforts to remove governmental constraints that hinder meeting the need for housing for persons with disabilities within the city. The US Census Bureau defines persons with disabilities as those with a long-lasting physical, mental or emotional condition. This condition can make it difficult for a person to do activities such as walking, climbing stairs, dressing, bathing, learning, or remembering. This condition may also impede a person from being able to work at a job or business or to go outside the home unaccompanied.
The City addresses two types of housing for persons with disabilities in its Zoning code: small group homes and large group homes. “Small group home” means any family home, group care facility or similar facility as determined by the Director of the State Department of Social Services that is licensed to shelter and care for six or fewer persons in a dwelling, providing 24-hour non-medical services, supervision or assistance essential for sustaining the activities of daily living or for the protection of the individual. “Large group home” means any family home, group housing arrangement or similar residential care facility as determined by the Director of the State Department of Social Services that is licensed to shelter and care for more than six persons, providing 24-hour non-medical services, supervision or assistance essential for sustaining the activities of daily living or for the protection of the individual. Small and large group homes are similar to small and large residential care facilities, but they are not exclusive to care for the elderly.
The Federal Fair Housing Act requires that local jurisdictions do not discriminate against persons based on familial status. Familial status is defined as one or more individuals under the age of 18 living with a parent/legal guardian, or the designee of such parent. Local jurisdictions may restrict access to housing for households that do not meet the jurisdiction’s respective definition for “family.” A restrictive definition of “family” that limits the number of individuals living together may illegally limit the development and siting of group homes for persons with disabilities, but not for housing families that are similarly sized or situated.
The City defines a Family as an individual or two or more persons living together as a relatively permanent bona fide housekeeping unit in a domestic relationship based upon birth, marriage or other domestic bond of social, economic and psychological commitments to each other as distinguished from a group occupying
H-3-20 Appendix H: Housing Element
City of Fullerton
Housing Element
a boarding house, lodging house, club, dormitory, fraternity, sorority, hotel, motel, retirement complex or rehabilitation facility. The definition of family is limiting and may constrain the development of housing for persons with disabilities in residential zones. The City will implement Policy Action 3.17-g to revise the definition of family to “A person or a group of persons living together and maintaining a common household”.
Small group homes are permitted by-right and without discretionary approvals in all of the residential zones except for the R-MH zone. These projects are reviewed administratively by City staff through the building permit plan check process. Large group homes are permitted, subject to a CUP, in all residential zones except for the R-MH zone. Large group homes can also be located in the O-P and C-1 zones with a CUP.
Large group homes must comply with specific standards and requirements outlined in the Zoning Code.
These standards and requirements are:
• Lot coverage shall not exceed 50 percent in zones R-1 through R-3R. For all other zones, coverage shall not exceed 60 percent.
• The allowable number of units shall vary depending on the particular zone in which the proposed use will be located. Two beds are equivalent to one room, which is equivalent to one unit. The allowable density is shown in Table 3-11.
Table 3-11 A llowable Density for Large Group Homes
Zone DU per Acre
R-1-20.000 and above 5.6
R-1-10,000 through R-1-15,000 7.6
R-1-6,000 through R-1-9,000 10.2
R-2/R-2P 14.0
R-G 15.2
R-3R 24.8
R-3/R-3P 33.8
R-4 46.2
R-5 Unlimited
PRD Established by general or specific plan designation of the site Any Commercial Zone 33.8
Source: City of Fullerton Municipal Code, Ch. 15
• Usable open space must be provided on a per unit basis. Two beds are equivalent to one room which is equivalent to one unit. The usable open space requirements are shown in Table 3-12. Indoor common recreational areas may contribute up to one third of the useable open space requirements.
Appendix H: Housing Element H-3-21
City of Fullerton
Housing Element
Table 3-12 Usable Open Space Requirements for Large Group Homes Zone Usable Open Space per Unit
R-1-20.000 and above 800 sq. ft.
R-1-10,000 through R-1-15,000 700 sq. ft.
R-1-6,000 through R-1-9,000 600 sq. ft.
R-2/R-2P/R-G/R-3R 400 sq. ft.
R-3/R-3P/R-4 300 sq. ft.
R-5 200 sq. ft.
PRD Established by general or specific plan designation of the site Any Commercial Zone 300 sq. ft.
Source: City of Fullerton Municipal Code, Ch. 15
• The demand for parking will vary depending on the clientele and type of operation of the facility. The parking requirement shall be determined on a case-by-case basis as part of the review of the CUP.
The City allows for flexibility in location and design of the group homes. The City’s standards and requirements for density and open space are generally consistent with what is required of other development within the same zones. Large group homes require less usable open space than other residential developments within the same zone. For example, a four-bedroom development in the R-1 zone would require 1,000 square feet of open space while a large group home with four bedrooms would require 600-800 square feet. Additionally, indoor common recreation areas may also contribute to the open space requirements, which further assists meeting this requirement. The open space requirements for large group homes are not a constraint to development. There are no maximum concentration requirements or siting requirements for large group homes. The City also provides flexible parking requirements by only requiring what is needed to accommodate the facility on a case-by-case basis. Small group homes are permitted by-right and the requirements are not a constraint to development.
However, the requirement for a CUP for licensed large group homes in every residential zone constrains the development of housing for people with disabilities. The requirement for a CUP for large group home permits extends the permitting process and raises the cost of development due to the CUP fees and process. The City will implement Policy Action 3.17-e to remove the conditional use permit for large group homes to allow for group homes for seven or more persons in all zones allowing residential uses similar to other residential uses of the same type in the same zone, regardless of licensing. The City will specify in the Zoning Code that unlicensed group homes of any size are subject only to the generally applicable, nondiscriminatory health, safety, and zoning laws that apply to all residential developments permitted in the same zone.
Reasonable accommodation. Municipal Code Chapter 15.65 establishes procedures for reviewing requests for reasonable accommodation from persons with disabilities in order to provide relief from land use, zoning and building regulations, policies, practices, and procedures that may interfere with the use and enjoyment of the home of a person with a disability. The intent of this ordinance is to allow persons with physical or mental disabilities an equal opportunity to use and enjoy a dwelling. Review and approval of the reasonable accommodation request is not contingent upon the findings of other discretionary decisions
H-3-22 Appendix H: Housing Element
City of Fullerton
Housing Element
(for example, review of a CUP). The applicant must pay the fee for a Zoning Adjustment (Minor Exception) which is $1,976.95 and provide applicable environmental information, forms, plans and the following:
1. Documentation that the applicant is disabled person, is representing a disabled person, or is a developer or provider of housing for one or more disables persons;
2. Authorization by the legal owner of the real property subject to the request;
3. Identification of the specific code sections from which exception or modification is requested;
4. Explanation of the necessity for the requested exception or modification; and
5. Plans which illustrate the manner in which the exception or modification is/are intended to be carried out.
Requests for reasonable accommodation are reviewed by the Zoning Administrator (Community Development Director or their designee) and shall be granted or conditionally granted when the Zoning Administrator finds, consistent with fair housing laws, all of the following:
1. The dwelling subject to the request for a reasonable accommodation will be used by a disabled person protected under fair housing laws;
2. The requested accommodation is necessary to provide the disabled resident(s) an equal opportunity to use and enjoy a dwelling;
3. The requested accommodation will not impose an undue financial or administrative burden on the City;
4. The requested accommodation will not result in a fundamental alteration in the nature of the City's land use and zoning or building program or on the character of the neighborhood affected by the request; and
5. The requested accommodation will not impact the health, safety or general welfare of other individuals and will not result in physical damage to the properties of others.
The decision to grant or deny a reasonable accommodation request must be consistent with the Federal Fair Housing Act and the California Fair Employment and Housing Act. Any person dissatisfied with the decision may appeal the Zoning Administrator’s decision to the planning commission within 10 days of the final decision, and the planning commission’s decision to the city council within 10 days.
The finding to ensure that the accommodation does not alter the character of the neighborhood is subjective and may constrain the applicant from receiving approval. Additionally, the City does not provide information regarding reasonable accommodation or ADA assistance on the City website, which may constrain the development of housing for people with disabilities. The City will implement Policy Action
3.17-f to remove the fee for applicants, revise the findings to be objective in nature, and provide additional information regarding reasonable accommodation for the development of housing for people with disabilities.
Inclusionary Housing Requirements
The City of Fullerton, in accordance with California Community Redevelopment Law, previously required the production of affordable housing based on activities in the redevelopment areas. With the dissolution
Appendix H: Housing Element H-3-23
City of Fullerton
Housing Element
of the Redevelopment Agency, those inclusionary requirements are no longer in effect. Affordable housing units produced in the past under the inclusionary requirements are subject to deed restrictions that require continued affordability throughout the term of the restriction. Short-Term Rentals The City allows short-term rental (STR) of residential property subject to issuance of a Short Term Rental Permit pursuant to Municipal Code Sec. 15.55.020 (F). A minimum separation of 300 feet between whole- house STRs is required. No separation distance is required for STRs that are less than whole-house or for units in a multi-family development. Additionally, the whole-house STR permits are capped at 100, whereby no additional permits will be issued once this threshold has been reached.
2. Building Codes and Enforcement
Building and safety codes are adopted to preserve public health and safety and ensure the construction of safe and decent housing. These codes and standards also have the potential to increase the cost of housing construction or maintenance.
The City of Fullerton adopted the 2022 California Building Code (Code) in January 2023, which establishes construction standards for all residential buildings. The City amends the Code as needed to further define requirements based on the unique local conditions. Utilizing the prior 2019 California Building Code amendment, this version implemented the inclusion of fire sprinkler systems in one and two-family dwellings with certain exceptions (FMC Section 14.04.110).The Code is designed to protect the public health, safety, and welfare of Fullerton’s residents While the incorporation of the Code and the amendment to include fire sprinkler systems may increase the cost of construction, the standards are necessary to prevent more costly damage related to potential seismic or fire activity.
The City does not have the local ability to waive the provisions of the California Building Code. The City must implement all California Building Code requirements; however, the City has an appeal process to challenge interpretations of Building Code requirements. The Building Official presents the appeal to the Planning Commission (sitting as the Board of Appeals) through a public hearing. The Board of Appeals then makes the final decision. Code enforcement in the city is performed both proactively and on a complaint basis. The City’s building and safety codes are not a constraint to the development of housing.
The federal Fair Housing Act of 1998 (FHA) and the Americans with Disabilities Act (ADA) are federal laws intended to assist in providing safe and accessible housing. ADA provisions include requirements for a minimum percentage of units in new developments to be fully accessible for persons with physical disabilities. Compliance with these regulations may increase the cost of housing construction as well as the cost of rehabilitating older units, which may be required to comply with current codes. However, the enforcement of ADA requirements is not at the discretion of the City but is mandated under federal law.
3. Development Fees
Various development and permit fees are charged by the City and other agencies to cover administrative processing costs associated with development. These fees ensure quality development and the provision of adequate services. Often times, development fees are passed through to renters and homeowners in the price/rent of housing; thus, affecting the affordability of housing.
Table 3-13 summarizes the total typical fees for single-family and multi-family projects. The fees for the typical single-family project are based on a 2,000-square-foot, 4-bedroom single-family detached dwelling
H-3-24 Appendix H: Housing Element
City of Fullerton
Housing Element
unit. The fees for the typical multi-family project are based on a 1,000-square-foot, 2-bedroom unit in a 4- unit apartment project. Due to economies of scale, the fees per unit in a multi-family project typically are reduced as the number of units increases. The City of Fullerton provides transparency in the development process by publishing resources such as the planning calendar, handouts, forms, and development processing fees on the City’s Planning and Zoning Division website. The fee schedule is updated yearly and is posted on the website accordingly.
Table 3-13 Total Typical Fees
Single-Family Dwelling1 Estimated Fee (per unit)
Building Permit $3,316 (includes plan check fee of $1,378) Plumbing Varies based on fixtures
Electrical Varies based on fixtures
Mechanical Varies based on fixtures
Sanitation $5,918
Park Facilities $12,020
School Facilities $8,160
Traffic Impact Mitigation $325.50
Total $29,739
Multi-Family Dwelling2 Estimated Fee (per unit)
Building Permit $1,922 (includes plan check fee of $805) Plumbing Varies based on fixtures
Electrical Varies based on fixtures
Mechanical Varies based on fixtures
Sanitation $1,728
Park Facilities $12,020
School Facilities3 $4,080
Traffic Impact Mitigation $195.30
Total $19,945
Notes:
1 Based on a 4-bedroom single-family house with 2,000 square feet. 2 Based on a 4-unit apartment project.
3 Based on 2-bedroom units with an average of 1,000 square feet per unit, 4,000 square feet total.
Source: City of Fullerton, 2021
Table 3-14 shows the fees charged for various development applications for the City of Fullerton as well as fees imposed by the Cities of Orange and Garden Grove. Both Orange and Garden Grove are within close proximity to Fullerton, are within the same county, and have similar population sizes. Additionally, Orange has a college campus (Chapman University) within its jurisdiction like Fullerton (California State University, Fullerton). When comparing the development processing fees between the three jurisdictions, the City of Fullerton generally has the highest fees amongst the three cities. The higher development fees may be seen as a constraint to development. Fullerton will implement Policy Action 3.2-f to review development fees to be more comparable to nearby cities and adjust them accordingly.
Appendix H: Housing Element H-3-25
City of Fullerton
Housing Element
Table 3-14 Local Development Processing Fee Comparison
Item City of Fullerton Fees City of Orange City of Garden Grove Conditional Use Permit-
Minor
$6,521.67 $3,000+ billed at actual cost $3,150
Conditional Use Permit-
Major
$9,600 $3,000+ billed at actual cost N/A
Site Plan Review – Minor Class 1- $1,215.36,
Class 2-$2,660.16,
Class 3- $6,306.23
$1,000+ billed at actual cost $3,375
Parcel Map $12,383.98 $2,000+ billed at actual cost $2,138 + $17 per lot Tentative Tract Map $12,383.98 +$177.89 per lot $2,000+ billed at actual cost $3,788 + $17 per lot Variance $3,11.71 $3,000+ billed at actual cost $2,525
Zoning Amendment $4,646.88 $3,000+ billed at actual cost $2,625 General Plan Amendment $4,646.88 $10,000+ billed at actual cost $2,925 CEQA review – Negative
Declaration or Mitigated
Negative Declaration
Deposit for actual time and
materials plus 10% consultant
cost
$6,000 (Negative Declaration)
+ $3,000 Mitigation Monitoring
$775 (Negative
Declaration)
$1,050 (Mitigated
Negative Declaration)
CEQA review - EIR Deposit for actual time and
materials plus 10% consultant
cost
$10,000 deposit + billed at actual
cost
Total consultant contract
plus 15%
Source: City of Fullerton, Development Processing Fees, 2022. https://www.cityoffullerton.com/home/showpublisheddocument/6278/637934098602870000 City of Orange, Development Case Application Fees, 2022. https://www.cityoforange.org/home/showpublisheddocument/3611/637927850256567545 City of Garden Grove, Planning Fees, https://ggcity.org/sites/default/files/2019-08/planningfees.pdf
4. Local Processing and Permit Procedures
Delays in development and building permit processing can lead to considerable holding costs that may affect the price of housing. The City of Fullerton’s requirements and process for development review are based on the complexity of the project and the type of entitlement. Residential projects in the R-1 (single- family) and R-2 (two-family) zones are exempt from discretionary review, so long as the project is not proposing deviations from the Zoning Code and is not within a historic neighborhood.
5. State Streamlining
In the 5th cycle Housing Element reporting period (2013-2021), the City of Fullerton made insufficient progress toward its lower income RHNA and is subject to SB 35 streamlining provisions for projects that include at least 50 percent affordability. SB 35 requires that eligible projects be reviewed for compliance and consistency with the City’s objective standards and are not subject to discretionary processes, such as CEQA environmental review and public hearings. Eligible projects with 150 units or fewer must be approved within 90 days and projects with more than 150 units must be approved within 180 days.
H-3-26 Appendix H: Housing Element
City of Fullerton
Housing Element
Eligible developments must include a specified level of affordability, be on an infill site, comply with existing residential and mixed-use general plan or zoning provisions, and comply with other requirements such as locational and demolition restrictions. A local government that has been designated as subject to the Streamlined Ministerial Approval Process shall provide information, in a manner readily accessible to the public, about the locality’s process for applying and receiving ministerial approval, materials required for an application and relevant objective standards to be used to evaluate the application. A local government cannot impose application requirements that are more stringent than required for a final multi-family entitlement or standard design review in its jurisdiction.
Since 2018, no projects have been applied for or approved through SB 35 ministerial approval. Currently the City of Fullerton does not have written procedures for SB 35 Streamlined Ministerial Approval Process.
In addition, AB 1397 requires that 5
th cycle opportunity sites re-used in the 6th cycle and identified to accommodate lower income units (very low income and low income) be subject to by-right approval if projects include 20% affordable units for low-income households on-site. Fullerton will amend its Zoning Code to address updates to State law through Policy Action 3.1-d.
6. Ability to Develop at Density Potential
Recent residential projects that are pending approval or were approved between 2020 and 2023 are located within various zoning districts including low density and higher density zoning districts. Of the 28 recent projects, 12 are located in the Specific Plan District (SPD), seven are in residential zoning districts, six are in commercial districts, one is in an industrial district, and one is in the OP zoning district. The General Plan designations of the sites vary, including 11 sites that are designated as residential and 17 sites that are designated as mixed-use, commercial, industrial or another designation. Though most of the sites are not designated as strictly residential (some are mixed-use or commercial), developers chose to develop residential projects. On average, the 28 developments obtained a density of 37 units per acre. The SPD zoned properties have an average density of 42 units per acre, the residential zoned properties have an average density of 27 units per acre, the commercial zone properties have an average density of 49 units per acre, the industrial zoned property had a density of 26 units per acre and the remaining properties had an average density of 12 units per acre.
Table B-7 in Appendix H-B Land Resources shows the development trends based on the project type and site acreage size. When reviewing the potential density of the recent residential projects, it was important to consider certain development standards such as height restrictions for portions of sites that are within 100 feet of R-1 zones. This is because sites closer to R-1 zones have height limits of 30 or 40 feet and may not be able to accommodate as many units. The density assumptions for the site inventory are 20 dwelling units per acre for sites within 100 feet of an R-1 zone, 35 dwelling units per acre for sites that are less than an acre and within 100 feet of an R-1 zone, and 55 dwelling units per acre for sites larger than an acre and that are more than 100 feet from an R-1 zone. Portions of sites in the Sites Inventory within 100 feet of an R-1 zone are conservatively assumed to not contain any units. However, it is likely that sites with a 100-foot buffer will be developed with units, and development trends show that a 30-foot height limit can accommodate the minimum density of 20 units per acre. General development trends (2015- 2023) in Fullerton show that projects that are 2-3 stories (20-30 feet) in height can achieve a density of at least 20 units per acre. For example, 117 W. Valencia is three stories and has a density of 20.59 units per acre, and Brookdale Apartments is two stories and has a density of 30 units per acre.
Appendix H: Housing Element H-3-27
City of Fullerton
Housing Element
Of the 235 parcels that are within the proposed HIOZ, 105 parcels are partially affected by this height requirement. There are no parcels in the Sites Inventory where the entire parcel is within the 100-foot buffer zone and impacted by the height requirement.
Multi-family Projects and Site Plan Review
Multi-family projects require Site Plan Review by either the Zoning Administrator (ZA) or Planning Commission (PC). The Zoning Administrator is the approving body for Minor Site Plan applications while Major Site Plans require approval by the Planning Commission. Chapter 15.47 of the Zoning Code specifies whether a project requires a Minor Site Plan review or Major Site Plan review. No discretionary approval is required if the development involves only the conversion of existing building area and the number of units is less than seven. A residential project with 6 or fewer units is typically considered a Minor Site Plan. A residential project on a parcel within the HIOZ would also require Minor Site Plan approval. Approval of a Major Site Plan or Major Development Project is required if the proposal involves the creation by new construction or conversion of existing building area of seven or more dwelling units on the property. Site Plan Review is required to ensure compliance with the development standards found in the City’s Municipal Code. The Municipal Code outlines the following criteria by which as project proposal is reviewed during Site Plan Review:
General
1. Creating a development that is pleasant in character and is harmonious with the past development of Fullerton.
2. Minimizing the disruption of existing natural features such as trees and other vegetation and natural ground forms.
3. Illustrating a design compatibility with the desired developing character of the surrounding area.
4. Recognizing views, climate and the nature of outside activities in the design of exterior spaces.
5. Preserving public views and scenic vistas from unreasonable encroachment.
The Site Plan Review's general criteria are subjective and do not provide the applicant with certainty that all requirements have been met and the development will be approved. Subjective criteria such as “pleasant in character,” “harmonious with the past developments” and “desired developing character of the surrounding area” do not provide the applicant with clear objective standards.
However, all reviews of plans fall into a set schedule of between two and three weeks, therefore written responses are provided in a set and timely manner.
The decision on whether these standards are met is decided by the Zoning Administrator for Minor Site Plan Reviews or the Planning Commission for Major Site Plan Reviews. The subjective nature of the review criteria does not necessarily result in a longer review period than necessary; however, the review process does not provide certainty on whether development standards have been met (see “Development Processing Time” discussion below). The City will implement Policy Action 3.2-g to revise the review criteria to be based on clear objective standards.
H-3-28 Appendix H: Housing Element
City of Fullerton
Housing Element
Buffering
1. Screening exterior trash and storage areas and service yards from view of nearby streets and adjacent structures in a manner that is compatible with building site design.
2. Minimizing noise within the project as well as noise created by the proposed project (traffic, air conditioning, use, etc.) that may negatively impact the surrounding area.
Grading
1. Blending any proposed grading with the contours of adjacent properties.
2. Ensuring that all on-site drainage patterns will occur on or through areas designed to serve this function.
Circulation
1. Creating traffic patterns that minimize impacts on surrounding properties and streets and accommodate emergency vehicles.
2. Creating circulation systems that avoid conflicts between vehicular, bicycle and pedestrian traffic.
3. Ensuring that the proposed project accommodates individuals with physical disabilities, via the provision of conveniently located handicapped parking stalls, ramps and the like.
Building/Site Planning Relationships
1. Siting buildings so as to avoid crowding and to allow for functional use of the space between buildings.
2. Siting buildings so as to consider shadows, changing climatic conditions, noise impacts as well as respecting the terrain and other circumstances favorable to the use of passive solar devices.
3. Designing and/or screening all rooftop mechanical and electrical equipment as an integral part of the building design.
Landscaping
1. Designing landscaping to create a pleasing appearance from both within and off the site.
2. Ensuring that landscaping accommodates adequate sight distances for motorists and pedestrians entering and exiting the site and does not interfere with circulation effectiveness.
3. Providing landscaping adjacent to and within parking areas in order to screen vehicles from view and minimize the expansive appearance of parking areas.
4. Ensuring that all landscaping and its corresponding irrigation systems will conform to Section
15.56.140 of the Municipal Code.
Design Guidelines and Review
Fullerton has developed design guidelines for three areas within the city: the Central Business District, the Pico-Carhart Rural Street Overlay, and the Residential Preservation Zones (R-1P, R-2P, and R-3P).
The City has found these areas to have specific design and aesthetic concerns due to their unique character. Residential projects in these areas are reviewed for compliance with the design guidelines, which were developed to ensure consistent review for design and aesthetic compatibility within these established neighborhoods.
Appendix H: Housing Element H-3-29
City of Fullerton
Housing Element
Projects within the Pico-Carhart Rural Street Overlay are reviewed for compliance with the established design guidelines by Community Development staff during plan check. Projects which do not meet the design guidelines may be referred to the Planning Commission.
Projects with the Central Business District and the Preservation Zones are reviewed by the Zoning Administrator or Planning Commission (as Landmarks Commission), as applicable.
Review Bodies
The City has three discretionary review bodies: Zoning Administrator, Planning Commission (PC), and City Council. In addition, a Development Coordinating Review Committee (DCRC) made up of City Staff from Engineering, Community Development, Fire, Police and other departments with interests in development, works to streamline the development review and approval process by coordinating the technical review of development projects.
Zoning Administrator
The Zoning Administrator is the Community Development Director or designee authorized to review and decide on Minor Exception applications for minor code deviations as defined by the Zoning Code, and also on Minor Site Plans. This process allows for discretionary review of smaller projects while providing for a faster turnaround due to fewer steps in the process.
Planning Commission
The Planning Commission is the approving body for Major Site Plans, Variances, Conditional Use Permits, and Parcel Maps. Planning Commission reviews and makes recommendations on all projects where the City Council is the approving body. The Planning Commission also hears any appeals to Zoning Administrator decisions.
City Council
The City Council is the approving body for amendments, tract maps, and general plan revisions. The City Council also hears any appeals to Planning Commission decisions.
7. Development Processing Time
Table 3-15 summarizes the local development processing time for the City. Projects not requiring discretionary review can be submitted directly for plan check and building permit issuance. For example, ADUs are ministerially reviewed and approved by planning staff. A review of the ADUs that have been submitted since 2019 shows that the permitting process for ADUs takes a total average of 415 days from application submittal to permit issuance. ADUs take an average of 94 days to be approved, about 68 days between the planning approval and building plan check submittal, and an additional 253 days between the first plan check submittal and permit issuance. The review process for ADUs may take over a year for permit issuance. The length of the process may constrain the development of ADUs.
Single-family residences are also typically reviewed ministerially and take an average of 211 days to receive planning approval, 140 days between planning approval and the first submittal to building plan check, and about 408 days between the first building plan check submittal and building permit issuance.
H-3-30 Appendix H: Housing Element
City of Fullerton
Housing Element
Multi-family developments with more than six units require a Site Plan Review and a public hearing which takes an average of 430 days from the application submittal to the entitlement approval. On average, multi-family developments require two to three public hearings. Based on the average of five recent projects, multi-family developments take approximately 169 days between City Council entitlement approval and the first submittal to building plan check, and average 281 days between the first building plan check submittal to the building permit issuance. Multiple public hearings and long processing times can be costly to the development of multi-family housing. The City will implement Policy Action 3.2-f to assess the processing procedures and times for all residential developments and implement strategies to streamline and expedite the review procedure.
Table 3-15 Local Development Processing Time, City of Fullerton Item
Approximate Length of Time
from Submittal to Public Hearing (City review time only) Conditional Use Permit 90 days, assumes 2 submittals for completeness determination Site Plan Review – Minor 80 days, assumes 2 submittals
Site Plan Review – Major 120 days, assumes 3 submittals Parcel Map 120 days, assumes 3 submittals
Tentative Tract Map 120 days, assumes 3 submittals
Variance 60 days if standalone application
Zoning Amendment Varies
General Plan Amendment Varies
CEQA review – Negative Declaration or
Mitigated Negative Declaration
6-8 months
CEQA review - EIR Minimum 4 months, due to State-mandated notification procedures Source: City of Fullerton, 2021
3.1.5 Environmental Constraints
1. Seismic Hazards
Similar to most southern California cities, Fullerton is located within an area considered to be seismically active. There are several smaller fault lines that pass through or lie underneath Fullerton. The Puente Hills Blind Thrust System runs north-south through Fullerton. Sections of the Elysian Park and Yorba Linda fault lines pass through Fullerton’s southwestern and southeastern areas respectively. The Coyote Hills faults, a series of smaller, shorter faults, run through norther sections of Fullerton. The 2020 Local Hazard Mitigation Plan identifies the fault lines.
2. Landslides
Landslides often occur during or after strong earthquakes. Areas subject to seismically induced landslides are limited to the steeper portions of the East and West Coyote Hills. The probability of seismically induced bedrock landslides occurring elsewhere is low. Additionally, small soil slips can occur throughout the Coyote Hills. Adequate plans for the prevention of the landslides in the Coyote Hills have been made in the Grading and Development Guidelines sections of the Specific Plans.
Appendix H: Housing Element H-3-31
City of Fullerton
Housing Element
3. Flooding
Floodplain studies have been performed for Fullerton as part of the National Flood Insurance Program.
There are areas in the 100-year flood zone that can create a hazardous condition in the city. The 100-year flood zone areas are generally adjacent to creeks and channels within the city; however, there are some small, scattered areas in the southern portion of the city subject to flooding hazards. The 2020 Local Hazard Mitigation Plan identifies the areas subject to 100-year and 500-year flood risks.
Several major watercourses and dam facilities provide protection against major flood flows from runoff generated in watershed north and east of the city. Smaller drainage facilities that drain into the major channels and reservoirs are the responsibility of the City for construction, operation and maintenance. The 2020 Local Hazard Mitigation Plan identifies relevant dams and reservoirs.
4. Toxic and Hazardous Wastes
There are a number of land uses within the city that handle hazardous materials. The Fire Department is responsible for safety inspections of commercial buildings as well as environmental protection responsibilities. The Fire Department has actively collected hazardous materials information from approximately 300 businesses that meet the threshold disclosure requirements. This program also includes the administration of underground storage tank regulations.
5. Fire Hazards
All of Fullerton is potentially at risk for some type of fire hazard. However, the City continues to address the need to defend persons and property from urban and wildland fires. Because Fullerton’s climate includes long periods of hot-dry weather combined with high-velocity desert winds, the potential exists for large, spreading fires. The 2020 Local Hazard Mitigation Plan identifies the areas in the city identified as Moderate, High and Very High wildfire risks.
6. Noise
Residential land uses are generally considered to be the most sensitive to loud noises. Noise within the city originates from either stationary or mobile sources. Stationary sources include noise generators such as the airport, industrial and construction activities, air conditioning/refrigeration units, and home appliances.
Many stationary noise sources are typically accepted as part of the ambient or background noise level.
Mobile noise sources are typically transportation-related and include aircrafts, trains, automobiles, trucks, buses, motorcycles, and off-road vehicles.
Motor vehicles are the single largest source of continuous noise in the city. Major roadways carry appreciable volumes of both truck and commuter traffic. Residential zones adjacent to these roadways in the City are affected by motor vehicle noise. Other transportation sources in the city that contribute to noise levels include the Metrolink, Burlington Northern & Santa Fe (BNSF) and Union Pacific (UP) railroad trains and aircraft accessing the Fullerton Municipal Airport.
H-3-32 Appendix H: Housing Element
City of Fullerton
Housing Element
3.1.6 Infrastructure Constraints
1. Water
Water for Fullerton’s service area is derived from both underground and imported sources, with a larger usage of underground resources during the planning period. Underground supply comes from wells located in the Orange County Groundwater Basin. Fullerton is a member agency of the Metropolitan Water District of Southern California (MWD), which delivers imported water to the service area. According to the City’s 2020 Urban Water Management Plan, total water use is expected to increase 7.8% over the next 5 years and 8.5% from 2025 through 2045. The 2020 Urban Water Management utilized the 6th Cycle RHNA as part of its projections. Considering normal, single-dry, and multiple-dry year scenarios, Fullerton will continue to meet its future demands with groundwater supplies and imported water.
2. Sewer
The City of Fullerton’s sewer system consists of trunk lines, main lines, and laterals. The larger trunk lines are owned and maintained by the Sanitation District of Orange County (SDOC); the remaining trunk lines and main lines are the responsibility of the City’s Engineering Department. Developers are required to install lateral lines (the lines that go between structures and the main line), and in some cases, the main lines, in conjunction with new construction. The City’s 2009 Sewer Master Plan identifies ultimate capacity requirements and potential deficiencies to be corrected. The report has identified eleven high priority areas with sewer deficiencies. The City continues the development of site plan standards that require developers to install sewer facilities as well as the issuance of sewer permits and inspection of completed sewer hookups. This is supported by periodic review of the sewer relief facility priority list and construction of relief sewers in a logical, priority-oriented sequence. Discretionary applications are reviewed through the preparation of a Limited Sewer Study which is compared to the existing and projected flows of the Master Plan with projects responsible for addressing nexus-based impacts as applicable.
The Orange County Sanitation District (OC San) is responsible for collecting, treating and disposing the wastewater generated by 2.6 million people living in a 479-square-mile area of central and northwest Orange County, including the city of Fullerton. OC San has planned for sufficient treatment capacity to accommodate projected housing development within the city of Fullerton and regionally.
3. Dry Utilities
Dry utilities such as electricity, telephone and cable are provided by private companies and are currently available in the areas where future residential development is planned. When new development is proposed the applicant coordinates with utility companies to arrange for the extension of service. There are no known service limitations that would restrict housing development during the planning period.
4. On- and Off-Site Improvements
On and off-site improvements may be required in conjunction with development based on the location of the project and existing infrastructure. Dedication and construction of streets, alleys and other public easements and improvements may be required to maintain public safety and convenience.
Appendix H: Housing Element H-3-33
City of Fullerton
Housing Element
The City’s standards and requirements for streets, sidewalks, parkway trees and other site improvements are found in the Municipal Code. Table 3-16 summarizes the City’s standards for roadway and right-of-way widths.
Table 3-16 Roadway and Right-of-Way Widths
Street Type Right-of-Way Width Roadway Width
Local residential (without sidewalks) 50’ minimum 36’ minimum Local 54’-60’ 36’-40’
Local collector 60’-84’ 40’ minimum
Secondary and primary arterials (without parking) 80’-100’ 64’-84’ Primary and major arterials (without parking) 100’ minimum 84’ Source: City of Fullerton, 2013
Concrete sidewalks must be installed on both sides of all arterial highways and through streets, except where special conditions, such as hillside development, slopes, single-loaded streets or a rural neighborhood atmosphere makes such sidewalk construction impractical or undesirable. Widths shall be designated by the City Engineer, but shall not be less than four feet wide, clear of obstructions, in single- family residential areas and five feet wide in multiple-residential zones.
Streetlights are required on all streets. The lighting system shall be constructed to City standards and shall be City-owned and operated. Private streets and common areas within planned residential and planned unit developments and within condominium projects shall be improved with street and area lighting systems, which shall be privately-owned and operated systems designed to City standards or Edison-owned systems, as approved by the City Engineer.
Parkway trees are required along all streets and highways. The trees shall be installed in the manner and shall conform to the size and species specified by the City Engineer. In full-width sidewalks, tree wells shall be provided. On streets adjacent to industrial, manufacturing or planned residential zones, parkway trees may not be required, provided they are replaced by trees or other suitable landscaping planted on adjacent properties in conjunction with on-site landscaping.
Construction, modification or upgrading of traffic signals and appurtenances may be required as a condition of the approval of any subdivision, land division, use or building permit, if the additional traffic generated by the tract or development, the safety of the traveling public, the increased use of the streets or other circumstances require the construction.
New subdivisions may be required to dedicate land for public facilities such as schools, parks, libraries, fire stations or other public uses based on the land requirements for such facilities in the adopted Specific Plan or General Plan.
The on- and off-site improvements required by the City are necessary to adequately provide the infrastructure and public facilities that support housing development. These requirements ensure public safety and health is not jeopardized by increased development and do not unduly hinder housing development.
H-3-34 Appendix H: Housing Element
City of Fullerton
Housing Element
3.1.7 Financial Constraints
1. Land Prices
Land costs influence the cost of housing. Land prices are determined by a number of factors, most important of which are land availability and permitted development density. As land becomes less available, the price of land increases. The price of land also increases as the number of units permitted on each lot increases. In Orange County, undeveloped land is limited, and combined with a rapidly growing population, land prices have in turn increased.
Throughout the City, the land values fluctuate significantly based on site and neighborhood characteristics.
Because there is virtually no vacant land suitable for residential development, there is no “typical” residential land cost. All significant residential development will occur on non-vacant sites, the value of which will depend on many factors including the existing improvements. Recent economic analysis identified relevant sales data in the range of $60 to $110 per square foot.
2. Construction Costs
Construction cost is affected by the price of materials, labor, development standards and general market conditions. The City has no influence over materials and labor costs, and the building codes and development standards in Fullerton are not substantially different than most other cities in Orange County.
Construction costs for materials and labor normally increase at a slightly higher pace than the general rate of inflation according to the Construction Industry Research Board, however the COVID-19 pandemic has caused market volatility. Typical residential construction cost is estimated to be $150 to $250 per square foot for standard quality development, before adjusting for cost uncertainly going forward and where rates may ultimately stabilize.
3. Financing
Mortgage interest rates have a large influence over the affordability of housing. Higher interest rates increase a homebuyer’s monthly payment and decrease the range of housing that a household can afford.
Fullerton is typical of Southern California communities with regard to private sector home financing programs and interest rates. In recent years, mortgage interest rates have been very low by historic standards, resulting in increased affordability for home purchasers with good credit.
Appendix H: Housing Element H-4-1
Chapter 4:
Housing Policy Plan
This section describes the City of Fullerton’s Housing Policy Plan for the 2021-2029 planning period. The Policy Plan describes the specific policies and program actions necessary to address present and future housing needs, meet the specific requirements of State law, and consider the input by residents and stakeholders. In developing this Policy Plan, the City assessed its housing needs, evaluated the performance of existing programs, and received input from the community through participation in housing workshops.
While the plan covers a broad array of housing issues that are applicable citywide, the emphasis is on actions enabling the City to maintain and increase housing opportunities affordable to extremely-low-, very-low-, low-, and moderate-income households.
4.1 Key Policy Theme Areas
As the basis for a comprehensive City strategy aimed at preserving and expanding housing opportunities for Fullerton’s extremely-low-, very-low-, low- and moderate-income households, the City has conducted a thorough review of existing policy and consulted with residents and interested stakeholders. Based on this review and consultation, a number of Policy Theme Areas have been identified to provide policy guidance for the 2021-2029 planning period.
Policy Theme Area A: Housing Availability and Affordability As in many areas of California, demand for housing in Fullerton exceeds supply and housing costs are higher than what is affordable to many households, especially the lower-income segments of the population. The needs of groups such as seniors, service workers and persons with disabilities are also not being adequately met by current housing options. The policies and programs set forth in this chapter are intended to expand the supply of housing for all segments of the population to help ensure that Fullerton’s current residents and workforce will have the opportunity to live in the City.
Policy Theme Area B: Land Use, Location, and Linkages
Creating connections between residential and commercial uses can promote the livability of Fullerton’s neighborhoods. Policies and programs that provide opportunities for the development of job centers and key amenities adjacent to residential communities can have a positive effect on the quality of life of Fullerton’s residents.
H-4-2 Appendix H: Housing Element
City of Fullerton
Housing Element
Policy Theme Area C: Revitalization and Infill
There are very few areas of vacant land within the City of Fullerton. Revitalization and infill opportunities must be utilized as key alternatives to providing housing, particularly in consideration of much higher housing needs assigned by the State through the Regional Housing Needs Assessment (RHNA) process.
Policies should maximize the potential of underutilized areas in Fullerton while ensuring compatibility and connections with surrounding uses.
Policy Theme Area D: Special Needs Groups
Although the City’s land use regulations are designed to facilitate the provision of suitable housing for persons with special needs, these groups continue to be under-served. Policies and programs that target universal design concepts, homelessness issues, supportive housing for persons with disabilities, and mixed-income housing will continue to expand housing options for those with special needs.
Policy Theme Area E: Governmental Constraints and Incentives Development fees and regulatory requirements are necessary to ensure public safety and adequate infrastructure but can have a negative effect on the development of housing. Through incentives and concessions, particularly when affordable housing is provided, the City can reduce constraints on housing development and provide more opportunities to increase housing options for all segments of the population.
Policy Theme Area F: Resource Efficient Design
The preservation and improvement of the quality of life of Fullerton residents can be accomplished through resource-efficient design. These design considerations will promote environmental and energy efficiency in both existing and future housing.
Policy Theme Area G: Existing Housing Conditions
Fullerton is a mature community with some neighborhoods that are more than 100 years old. Establishing policies and programs that target rehabilitation and proactive code enforcement can safeguard and enhance neighborhood quality and preserve the existing “naturally occurring” affordable housing stock, such as older homes and apartments.
Policy Theme Area H: Funding and Partnership Opportunities The City has limited funding to address the current and projected needs of the population, particularly since the State’s elimination of redevelopment agencies in 2012. Therefore, the City must seek alternative sources of funding by maximizing partnerships with public, private, and non-profit entities.
Policy Theme Area I: Civic Engagement
The City of Fullerton has a history of civic participation. Through the involvement of all segments of the community on housing and housing-related topics, the City can ensure that City policies and programs reflect the desires of community members and participation in housing programs is maximized.
Appendix H: Housing Element H-4-3
City of Fullerton
Housing Element
4.2 Policy Action Areas
The Policy Action Plan for the 2021-2029 Housing Element is organized into four core policy action areas:
• Housing Production – Establishes policy actions to encourage production of a range of rental and for- sale housing opportunities in the City.
• Conservation and Rehabilitation – Establishes policy actions for conserving and rehabilitating the existing housing resources in the City.
• Design and Livability – Establishes policy actions to enhance the quality and livability of the built environment.
• Access to Housing Opportunities– Establishes policy actions that improve access to housing opportunities for persons with limited resources or disabilities.
4.2.1 Policy Action Area #1 – Housing Production
Policy Action 3.1: Provision of Adequate Sites for Housing Development An important component of meeting the housing needs of all segments of the community is promoting and supporting the development of adequate sites to facilitate the development of all types, sizes, and affordability of housing. Providing an adequate supply and diversity of housing accommodates the changing housing needs and desires of residents, based on household size and living arrangements, incomes, and physical accessibility. As described in Chapter 2, Fullerton’s assigned housing need for the 2021-2029 period is 13,209 units. The City’s existing land use plans and regulations do not identify sufficient sites with appropriate zoning to accommodate the City’s assigned share of regional housing need for the 6 th planning
period (see Appendix H-B). The City is committed to ensuring adequate capacity to meet the City’s RHNA, pursuant to Government Code section 65583.2 through rezoning sites and amendments to the Zoning Code. Rezoning of the sites is anticipated by January 2025 and other zoning amendments will be adopted concurrently with the Housing Element or as described in the actions below.
Actions Objective and Timeframe
Policy Action 3.1-a: Amend the Zoning Code to establish the Housing Incentive Overlay Zone (HIOZ), an overlay zone that allows a property owner to develop multi-family housing on a parcel with a non- residential underlying zoning classification in exchange for providing a specified percentage of deed-restricted affordable housing units in accordance with Government Code section 65583.2 (h). Establishment of the HIOZ will accommodate the development of 3,258 very low- income units, 1,850 low-income units, 2,349 moderate income units, and 3,760 above moderate-income units on sites included in the Housing Element Sites Inventory. The City will also adopt development standards for the HIOZ as outlined in Chapter 3, Constraints.
The City will adopt the HIOZ in C-G, C-H, C-M, G-C,
M-G, M-P, and O-P zoning districts to allow for the
development of multi-family housing in non-
residential zones, and development standards, by
January 2025.
H-4-4 Appendix H: Housing Element
City of Fullerton
Housing Element
Actions Objective and Timeframe
Policy Action 3.1-b: To ensure that the City monitors its compliance with SB 166 (No Net Loss), the City will develop a procedure to track:
Unit count and income/affordability assumed on parcels included in the site inventory.
Actual units constructed and income/affordability when parcels are entitled and developed.
Net change in capacity and summary of remaining capacity in meeting remaining RHNA.
If Planned, Approved, and Pending projects are not proceeding as anticipated, the City shall identify sites appropriate for development that can accommodate the specified number of units appropriate for low-income, moderate-income, or above-moderate income
households.
Completion of No Net Loss procedures by
December 2025. Beginning in 2025, semi-annually
review the list of Planned, Approved, and Pending
projects and, if projects are not proceeding as
anticipated (e.g., entitlements are set to expire,
permit applications are not submitted or
withdrawn, and/or construction is delayed such
that certificates of occupancy will not foreseeably
be granted by the end of the planning period),
identify sites appropriate for development that
can accommodate the specified number of units
appropriate for low-income, moderate-income, or
above-moderate income households. Annually
report on progress of Planned, Approved, and
Pending projects and any substituted sites in
Annual Progress Report throughout the planning
period.
Policy Action 3.1-c: Annually monitor the City’s remaining housing capacity to ensure compliance with the City’s obligation to affirmatively further fair housing. Maintain a Site Inventory, make it available to developers, and actively promote available parcels appropriate for development that can accommodate low-income and/or moderate-income households to private or non-profit housing providers to support future residential development.
Draft an annual memo on the city’s remaining
housing capacity and present the first memo at
City Council no later than April 2025 At least once
every six months, consult with housing developers
to promote the development of sites that can
accommodate low- or moderate-income units.
Ensure sufficient capacity for the development of
3,198 very low-income units, 1,989 low-income
units, 2,271 moderate income units, and 5,751
above moderate-income units during the planning
period.
Policy Action 3.1-d: Pursuant to AB 1397, amend the Zoning Code to require by-right approval for housing developments that include at least 20 percent of units as affordable to lower-income households on non-vacant sites included in one previous housing element inventory and vacant sites included in two previous housing element inventories and on sites that are being rezoned to accommodate the lower-income RHNA.
Amend Zoning Code by January 2025.
Policy Action 3.1-e Maintain a list of publicly owned properties with potential for residential development. In compliance with updates to the Surplus Land Act (AB1255, 2019-Rivas; AB 1486, 2019-Ting), identify three parcels of City-owned land for the development of affordable housing. Use City-ownership as an incentive for affordable housing development, especially on parcels: 032-232-13, 032-232-29, 032-234-28, included in the inventory. To the extent feasible, the City will pursue projects that include housing for extremely low-income households and those with special needs such as seniors and persons with disabilities. The City will take necessary actions to support and promote housing on these sites.
Publish list of publicly owned sites on the City’s
website by July 2026.
The City will issue a request for proposal by
December 2026 on three publicly owned parcels
(APNs 032-232-13, 032-232-29, 032-234-28),
aligning with economic development goals and
prioritizing incentives for low-income households
pursuant to the Surplus Land Act. These parcels
offer potential for transit-oriented development,
situated near the Fullerton Transportation Center.
The City will collaborate with developers on
mixed-use residential/commercial projects in the
Appendix H: Housing Element H-4-5
City of Fullerton
Housing Element
Actions Objective and Timeframe
Downtown area, including Amerige Court, as part
of revitalization efforts outlined in agency
objectives. The City will discuss opportunities for
Amerige Court with at least three potential
developers by March 2027.
If by July 2027 residential development is unlikely
to provide 129 units of very low-, low-, and above
moderate-income to meet the RHNA, identify
alternative sites and if necessary, complete
rezoning of identified sites by January 2028.
Implements the Following Policy Themes A, B
Responsible Agency Community and Economic Development
Department
Funding Sources General Fund, grant funds
Policy Action 3.2: Review and Update the Development Review Process The City must regularly evaluate and update its development review and permitting policies, standards, and practices in response to State and federal laws intended to facilitate residential development. The City also takes into consideration the needs and desires of the community as it undertakes such policy updates.
The City also continues to improve the efficiency of the development review process. As a response to the state housing crisis, Senate Bill 35 (SB 35; 2017-Wiener) made changes to Housing Element law to limit local discretion for qualified housing projects. Amendments to Government Code Section 81560 changed the Permit Streamlining Act by creating a more ministerial, rather than discretionary, two-step application process. The City will continue to identify efficiencies for the development process in line with Government Code Section 81560 and further streamline the permit process. The City will also coordinate with developers to ensure a timely application and development process.
Actions Objective and Timeframe
Policy Action 3.2-a: Monitor average processing times for new housing projects and use data on processing times and applications to track review times and trends in citywide development and affordable housing developments. Assess the existing permit application and review process to streamline development projects where possible, prioritizing multi-family and affordable housing development.
The City will review processing times, and if
necessary, develop recommendations to
streamline the process, and implement by
January 2025.
Policy Action 3.2-b: Offer free Pre-Application Review process for development applicants.
The City will develop and implement a standard
Pre-Application Review process by January 2025.
Policy Action 3.2-c: Review the City’s permit process to ensure compliance with AB 2011 which allows for ministerial, by-right approval for affordable housing on commercially zoned lands, and allows such approvals for mixed-income housing along commercial corridors, as long as the projects meet specified affordability, labor, and environmental criteria.
The City will review the permit process for
compliance with AB 2011 by July 2024, and will
complete and release AB 2011 project checklist
by July 2025.
H-4-6 Appendix H: Housing Element
City of Fullerton
Housing Element
Actions Objective and Timeframe
Policy Action 3.2-d: Amend Zoning Code to address updates to SB 35 and create written procedures for the Streamlined Ministerial Approval Process.
The City will amend the Zoning Code to be
compliant with SB 35 by January 2025.
Policy Action 3.2-e: Seek opportunities to streamline the CEQA review process by utilizing exemptions or tiering, particularly for infill development, consistent with State law.
The City will review CEQA streamlining standards
and develop recommendations on how to codify
streamlining standards by December 2024, and
implement recommendations by June 2025.
Policy Action 3.2-f: Monitor regulations, ordinances, processing procedures, and residential development impact and permit fees to assess impacts on housing development.
At least every two years starting in 2025, review
regulations, ordinances, processing procedures,
and residential development fees. Make
recommended changes within one year of
initiation of review.
Policy Action 3.2-g: Review the Site Plan Review criteria and remove subjective standards pursuant to SB 330 to expedite and increase certainty in the development process. Develop objective standards for all development review processes
Amend the municipal code and revise with
objective standards for all development review
processes by January 2025.
Implements the Following Policy Themes E
Responsible Agency Community and Economic Development
Department
Funding Sources General Fund
Policy Action 3.3: Facilitate Infill Development
The built-out nature of the City requires infill development. Infill development facilitates residential development in proximity to goods, services, and transit. This increases transit ridership, supports local businesses, and provides opportunities for affordable housing development. It also benefits seniors, persons with disabilities, and less mobile residents.
Actions Objective and Timeframe
Policy Action 3.3-a: Maximize the density potential of limited land resources by revising the development standards for multi-family residential and mixed use development.
Specifically, the City will revise minimum building setbacks, maximum building heights, and parking requirements for multi- family residential zones and mixed use zones as specified in Chapter 3, Constraints.
The City will conduct an annual review of the Zoning Code to remove potential constraints to achieving the highest possible densities.
Adopt revised development standards for multi-family
residential zones and mixed use zones by January 2025.
Beginning in 2025, the City will annually review the
Zoning Code to remove potential constraints to
achieving highest possible densities. if necessary,
implement amendments within six months of review.
Appendix H: Housing Element H-4-7
City of Fullerton
Housing Element
Actions Objective and Timeframe
Policy Action 3.3-b: 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.
Amend the Zoning Code in compliance with SB 9 (2021, Atkins) to address objective standards and lot split criteria to facilitate lot splits in the single-family residential areas.
The City will update the website with information on SB 9 by December 2024.
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.
Policy Action 3.3-c: Review development standards for Building Types and Frontage Types in Planned Residential - Infill (PRD-I) zones to determine effectiveness, update as necessary and promote to developers to utilize to further small lot subdivisions, where appropriate.
Review PRD-I development standards and if necessary,
implement amendments by January 2025.
Policy Action 3.3-d: Provide technical assistance to applicants receptive to lot consolidation to encourage housing
development, with priority for developments that support low- and moderate-income housing.
Examples of appropriate incentives include:
• Increased Floor Area
• Increased Building Height
• Reduced Setbacks
• Parking Reduction: Required parking may be reduced
subject to finding that due to lot consolidation adequate parking will be available to serve the subject project
• Signage Bonus: Area of permitted signs in mixed use zones may be increased, subject to finding that the increased size of signs on one consolidated parcel will not adversely
affect the visibility of signs on adjacent parcels.
Offer interdepartmental pre-development consultation
for multifamily housing developments with lot
consolidation and annually report on applications
throughout the 2021-2029 planning period.
By January 2026, implement lot consolidation
incentives to facilitate residential or mixed-use
development. Review by December 2027 and if
necessary, modify the program to provide additional
incentives to encourage lot consolidation.
Develop promotional brochures for display at the
planning counter by July 2026 and publish information
on City website by July 2026.
Policy Action 3.3-e: Evaluate commercial parking standards to increase flexibility for redeveloping commercial properties with residential uses in zoning districts that allow residential development. Provide technical assistance for owners of commercial centers to redevelop properties for residential uses.
Prioritize technical assistance such as parking analysis for sites identified in the Sites Inventory as opportunities for units affordable to lower and moderate-income households.
Conduct outreach to property owners of opportunity
sites that include parking lots to promote lower and
moderate-income unit development.
Provide technical assistance to at least 10 property
owners of commercial developments with parking lots
that desire to develop residential uses by January 2029.
By January 2027, hold discussions with at least three
commercial property owners or managers of shopping
centers to identify changes to the City’s development
standards that would increase flexibility for residential development. If any changes are identified, amend the
City’s Municipal Code and/or Zoning Code by January
2028.
H-4-8 Appendix H: Housing Element
City of Fullerton
Housing Element
Actions Objective and Timeframe
Policy Action 3.3-f: Conduct outreach to religious institutions and provide technical assistance for interested parties to develop affordable housing on sites zoned religious institution.
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.
Policy Action 3.3-g: The City will amend the Zoning Code to revise the definition of lot coverage to exclude areas used for parking or vehicular access to parking.
Amend the Zoning Code by July 2025.
Policy Action 3.3-h: The City will amend the Zoning Code to reduce the front yard setback of R-1 (10,000 – 20,000 feet) and R-1 (20,000+ feet) to a maximum of 20 feet.
Amend the Zoning Code by July 2025.
Implements the Following Policy Themes B, C
Responsible Agency Community and Economic Development Department Funding Sources HUD, County/State bonds, low-income housing tax credits, General Fund
Policy Action 3.4: Support the Development of a Variety of Housing Types Although the City does not build housing, the City can ensure that there is sufficient capacity for development through its zoning framework. Cities also do not control local market realities but can provide greater access to information that developers need, remove barriers, and increase incentives for housing development. Providing development opportunities for a variety of housing types promotes diversity in housing price, style, and size, and contributes to neighborhood stability by offering more affordable and move-up homes and accommodating a diverse income mix. The City will also support housing for the “missing middle”—households that earn too much annual income to qualify for traditional affordable housing, but not enough to afford market-rate rents. The City will review applicable plans and the City’s Zoning Code to support the development of housing types at higher densities in lower-density neighborhoods, utilizing such methods as light-touch density (LTD) housing, which includes detached single-family housing with ADU, duplexes, triplexes, and fourplexes.
To provide connections with jobs, housing, and transportation, the City shall continue to encourage mixed- use development, which could be either “vertical” (i.e., residential on upper floors above non-residential uses) or “horizontal” (i.e., adjacent residential and non-residential uses in the same development area). Key focus areas shall include the City’s primary activity centers, including the downtown area. The Fullerton Plan, adopted in 2012, identifies 12 focus areas in which development character is either in transition or
Appendix H: Housing Element H-4-9
City of Fullerton
Housing Element
desired. Within 11 of these areas, residential development is established as an appropriate use. The Fullerton Plan further includes density parameters for each focus area, establishing maximums ranging from 30 to 80 units per acre, and creates two additional land use designations for mixed-use developments. Other locations in addition to General Plan focus areas may also be appropriate for vertical or horizontal mixed-use development. The City will pursue a community-based planning process to implement these general plan policies on parcels, including pursuing City-initiated general plan and zoning amendments as required.
Actions Objective and Timeframe
Policy Action 3.4-a: Evaluate the City website to ensure compliance with the new transparency requirements per Government Code Section 65940.1(a)(1).
By December 2024, update City website for
compliance with transparency requirements.
Policy Action 3.4-b: Create a page on the City’s website with an easily accessible, map-based inventory and dashboard that identifies vacant and nonvacant housing development opportunity sites, including multi-family residential and mixed-use sites on City-owned land.
By January 2025, display housing site information
on City-owned land via digital map on the City’s
website.
Policy Action 3.4-c: Maintain a current inventory of major residential housing developments on the City’s website that have been submitted, approved, and denied. Promote new housing developments through City’s social media platforms upon approval of planning entitlements.
Create and post inventory to City website by
January 2025. Update inventory annually.
Policy Action 3.4-d: 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.
Develop and publish Housing Development Toolkit
on City’s website by December 2026.
Policy Action 3.4-e: 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.
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.
Policy Action 3.4-f: 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.
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
H-4-10 Appendix H: Housing Element
City of Fullerton
Housing Element
Actions Objective and Timeframe
Woodcrest Park, Artesia Blvd/N Gilbert St,
Valencia Park, W Oak Ave/Lambert Dr, E Wilshire
Ave/N Raymond Ave, Rancho La Paz.
Policy Action 3.4-g: 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).
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.
Policy Action 3.4-h: Prepare a market feasibility report on financing tools, such as Enhanced Infrastructure Financing District, Housing Opportunity Zone, Housing Sustainability District, Neighborhood Infill Finance, and/or Transit Improvement District, as allowed through Government Code Sections 65620 – 65625 that encourage the production of moderate-income housing units.
Prepare report on feasibility of financing
mechanisms and potential for moderate-income
housing production and make recommendation to
City Council by January 2026. Complete identified
actions as recommended in the report by
December 2027.
Policy Action 3.4-i: Remove single-family residences as a permitted use in the multi-family zoning districts (R-G, R-3R, R-3, R-4, and R-5).
Monitor multi-family residential development activity, especially in mixed-use zones, and make recommendations, as appropriate, to provide additional incentives and/or updated development standards to facilitate housing development, particularly for lower-income households. Ensure that existing multifamily units are conserved in multifamily districts.
Amend the Zoning Code to remove single-family
development as a permitted use in multi-family
zoning districts by January 2025.
Conserve five units in multifamily buildings from
being converted to single-family units during the
planning period.
Policy Action 3.4-j: Reduce parking minimums and garage requirements to reduce constraints to residential development in multi-family residential zones (R-G, R-3R, R-3, R-4, and R-5) and adopt parking requirements for the HIOZ.
Revise requirements as described in Table 3-8 in Chapter 3, Constraints.
Adopt zoning code amendments by January 2025.
Policy Action 3.4-k: Amend the zoning code to permit manufactured housing by-right in zoning districts where single-family housing is permitted by right.
Amend the Zoning Code by January 2025.
Appendix H: Housing Element H-4-11
City of Fullerton
Housing Element
Actions Objective and Timeframe
Policy Action 3.4-l: Encourage developers to build a range of multifamily homeownership opportunities by providing flexible development standards.
Discuss potential locations for condominium or
townhome projects with developers by January
2025. Review development standards to provide
flexibility for condominium or townhome
development in multifamily zones and implement
recommended changes by December 2025.
Support the development of at least 100
townhomes or condominiums during the planning
period.
Policy Action 3.4-m: Partner with Cal State Fullerton and Fullerton College to develop a plan to address the need for off-campus affordable housing for students.
Develop a city-wide student housing plan by
December 2029.
Implements the Following Policies A, B, C
Responsible Agency Community and Economic Development
Department
Funding Sources General Fund/grants/HUD/HOME
Policy Action 3.5: Comprehensive Community Outreach Strategy for Housing One of the most effective tools to inform and educate the community about the City’s housing programs, policies, and resources is through direct outreach. To ensure the Fullerton community is provided the highest level of access to information, the City has established a comprehensive community outreach strategy and multi-faceted plan called the Housing Game Plan. The one-stop shop online portal helps to inform the community on housing fundamentals through Speaker Series videos, interactive demographic categories and maps, community participation opportunities and will include links to development opportunities, and links to affordable housing opportunities and resources. The City will continue to utilize this tool and various methods of delivery including print media, mailers, speaker's bureaus, social media, and other methods that consider economic and cultural considerations unique to the City of Fullerton. The City will ensure all outreach materials are multilingual to account for language barriers.
Actions Objective and Timeframe
Policy Action 3.5-a: To ensure the community is aware of available resources, such as community assistance programs, student and senior housing resources, fair housing, landlord-tenant relations, and reasonable accommodations processes, the City will
collaborate with service providers, non-profit organizations, employment-related organizations such as teachers; associations, and other agencies to promote Fullerton’s Housing Game Plan and disseminate this information to the general public, with an emphasis on underrepresented communities and special needs population groups. A list of available housing assistance and community assistance programs and services will be made accessible to the public, both online and in hardcopy format at City Hall and other appropriate public facilities such as libraries, community centers, and at Fullerton College and CSU Fullerton.
Prepare a list of assistance programs and services by
December 2024. Disseminate information online
through email and social media and in hardcopy
format at least once every two years at all public
centers. Update the City’s website with housing
program information by January 2025. Hold at least
five workshops or pop-up events that inform
residents about fair housing resources and housing
programs during the planning period, with at least
three workshops in Artesia Blvd/N Gilbert, Valencia
Park, Woodcrest Park, Rancho La Paz, and California
State University Fullerton.
H-4-12 Appendix H: Housing Element
City of Fullerton
Housing Element
Actions Objective and Timeframe
The City will develop multilingual materials and outreach methods, including, but not limited to:
• Fair housing and housing program brochures
• Directed outreach to historically underrepresented
communities through workshops or pop-up events
• Development of online materials for use on the City’s website and with community partners and use of social
media
• Partnerships with local and regional service agencies for information dissemination
Policy Action 3.5-b: Implement a citywide policy to provide services to persons with limited English proficiency, particularly Spanish speakers, with the goal of providing such persons with better access to verbal and written information provided by the City, specifically related to affordable housing resources and programs for low-and moderate-income households. Analyze the
demographic composition of the community to determine if additional languages should be accommodated.
Develop a Language Access Plan by July 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.
Policy Action 3.5-c: Review the City’s outreach methods annually, using feedback from resident surveys and focused discussions with community organizations to inform online, mail, and in-person outreach methods. Increase participation of historically underrepresented residents in all City housing programs and community planning activities by collaborating with local religious organizations, community-based organizations, and public agencies that serve the underrepresented groups. Collaborate with existing and new community stakeholders from all sectors and geographic areas to engage in the public participation process.
Conduct at least one citywide resident survey every
three years to obtain feedback about City outreach
methods, prioritizing feedback from
underrepresented residents. Implement
recommendations as needed within six months of
data collection.
Implements the Following Policy Themes I
Responsible Agency Community and Economic Development Department Funding Sources General Fund/grants funds
Policy Action 3.6: Accessory Dwelling Units
Accessory dwelling units (ADUs) provide affordable housing options for singles and small households including the elderly, young adults and caregivers. The City of Fullerton prioritizes and encourages the development of ADUs as opportunities for infill housing and in support of various state laws encouraging their construction (AB 68, 2019-Ting; AB 670, 2019-Friedman; AB 881, 2019-Bloom; SB 13, 2019- Wieckowski). ADUs are an innovative approach to adding more housing, particularly in single-family residential neighborhoods. ADUs can also offer a reliable source of income for moderate to lower income homeowners. The City aims to reduce barriers to the development of ADUs and will explore options including fee waivers and expediting the process for ADU permitting. The City has seen an increase in ADU production in recent years. In recent years, multiple bills have added requirements for local governments related to ADU permitting and requirements. The City’s ADU ordinance was last updated in 2022 to incorporate regulations for urban lot splits. The City will continue to monitor the extent of ADU production
Appendix H: Housing Element H-4-13
City of Fullerton
Housing Element
to ensure that ADU-related policies and procedures are successful and that the Housing Element goals and RHNA production can be met.
Actions Objective and Timeframe
Policy Action 3.6-a: Monitor ADU production and affordability levels on an annual basis to ensure that they are satisfying the construction targets adopted to meet RHNA obligations. Encourage equitable distribution of ADU development throughout the city through targeted outreach. Monitor review times for ADU and JADU permit applications and streamline permit review.
If ADU production assumptions are significantly unmet by January 2027, the City will implement at least one of the following actions:
• Implement incentives such as a no-interest loan program for ADU owners to rent to low or moderate-income residents.
• Establish relationships with and promote availability of area ADU technical assistance to loan providers.
• Work with organizations, such as community development corporations, to identify gap funding for lower-income
homeowners to build ADUs, or to develop or preserve ADUs for income-qualified tenants.
• Partner with an organization involved in affordable housing or community development activities to provide informational workshops to property owners about the ADU permitting and building process. Target outreach to property owners in low- and moderate-resource areas and provide workshops and materials appropriate for residents with limited English proficiency.
Promote the development of ADUs with a goal of
issuing building permits to 226 ADUs during the
planning period (an average of 45 ADUs
permitted per year).
The City will review the number of permits issued
for ADUs, production, and affordability levels
twice during the planning period, with the first
review in January 2025 and implementation of
additional actions by July 2025. The second
review will take place by January 2027, and
implementation of additional actions by July
2027.
If the City is not trending to meet its target by
January 2026, modify or develop new incentives
to promote ADU development and identify sites
for rezone as necessary to meet RHNA by July
2026.
• Amend Zoning Code by January 2025.
• Annually identify potential funding sources
and, where eligible, pursue funding
beginning in January 2025.
• Facilitate one workshop annually with the
objective of facilitating at least 50 ADUs in
low- and moderate-resource areas.
Facilitate the development of at least 50 ADUs in
high-resource areas.
Policy Action 3.6-b: Develop a virtual 15-minute ADU permit meeting for applicants to streamline the permit process. Monitor ADU processing times and implement strategies to streamline permit applications.
Implement ADU permit meeting process by
December 2024.
Monitor ADU processing times on an annual
basis. Implement streamlining actions as needed.
Policy Action 3.6-c: Assist and educate homeowners by posting pre- approved ADU/JADU Standard Plans in English and Spanish on the City’s website by January 2025.
Update City website by January 2025 to provide link to California Housing Finance Agency (CHFA) ADU program that provides $40,000 in grant for predevelopment costs to income-eligible property owners.
Update website by January 2025 with resources
and post ADU/Junior ADU Standard Plans.
Policy Action 3.6-d: Monitor updates to state ADU law and ensure Zoning Code compliance.
Beginning in 2024, the City will annually review
the ADU ordinance to be in compliance with
state ADU law. If necessary, implement
amendments on an annual basis.
H-4-14 Appendix H: Housing Element
City of Fullerton
Housing Element
Actions Objective and Timeframe
Policy Action 3.6-e: Promote the development of ADUs in high-resource areas (mostly in northern Fullerton). 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 (see Policy Action 3.14-g).
Develop materials to send out to homeowner’s
associations and property owners in northern
Fullerton on an annual basis to provide
information on the ADU permitting and building
process, beginning in 2025. Facilitate the
development of at least 50 ADUs in high-
resource areas (see Policy Action 3.6-a).
Adopt an ordinance to allow additional ADUs in
R-1 and R-2 zoning districts by July 2025.
Implements the Following Policy Themes A, C
Responsible Agency Community and Economic Development
Department
Funding Sources General Fund/grants/HUD/HOME
Policy Action 3.7: Support Production of Regulated Affordable Housing for All Income Levels The City is committed to maintaining, developing, and monitoring affordable housing and will continue to prioritize housing for very low- and low-income households in the development of additional housing stock.
The City will continue to support the development of housing appropriate for extremely low-income households and seek new funding opportunities and partnerships.
High construction and land costs and inadequacy of public affordable housing subsidies and burdensome regulations have created challenges to building new affordable housing. In addition to Zoning Code changes, the City will work with developers to facilitate affordable housing development and seek to provide gap financing as a local match to State, federal, and other public funding sources. When possible, the City will utilize State, federal, and local funds to write down the cost of land for the development of affordable housing. The City will also provide greater permit streamlining, fee reductions, and other possible measures and incentives to support affordable housing development.
Where feasible, the City shall support the development of affordable housing units and provide first right of refusal to Community Housing Development Organizations (CHDOs) and other affordable housing developers in accordance with Government Code Section 54222. Additionally, the City will provide in-kind assistance and funding for qualified CHDOs to develop affordable housing.
Actions Objective and Timeframe
Policy Action 3.7-a: The City will review a potential Congregational Overlay Zone amendment to the Fullerton Municipal Code to allow permanent supportive housing and/or deed restricted affordable housing subject to ministerial approval on underutilized or surplus land zoned for or owned by religious congregations.
Create a report on the feasibility and need for a
potential Congregational Overlay Zone amendment by
July 2025. If adopted, amend the Zoning Ordinance to
implement an overlay zone by January 2026, with the
goal of permitting development for at least 30 units of affordable housing on sites zoned for or owned by
religious congregations by the end of the planning
period. Prioritize outreach to Racially Concentrated
Areas of Affluence (see Policy Action 3.3-f).
Appendix H: Housing Element H-4-15
City of Fullerton
Housing Element
Actions Objective and Timeframe
Policy Action 3.7-b: Actively promote sites available for affordable housing development to potential developers, private and nonprofit organizations, and other interested persons and organizations through meetings with developers regarding development opportunities. Provide incentives and technical assistance to CHDOs to acquire and construct affordable infill residential projects. Monitor incentives and the development potential achieved for each project. Monitor potential sites and promote them to CHDOs. Prioritize sites proximate to retail, services, and employment, and projects that provide connections to those uses.
Proactively work with non-profit and community-based housing development organizations to provide assistance with application paperwork, pro formas, coordination with outside agencies, and other activities to aid housing developers in the funding process.
The City will hold a focus group session with local
CHDOs at least once annually beginning in 2024 to
identify existing and potential incentives, sites,
development needs (e.g. infrastructure, funding) and
opportunities for affordable housing development.
Maintain current information on the development
process, potential fee reductions, and density bonus
on the City’s website and publish informational
bulletin by December 2024 and communicate available
incentives to developers during development
opportunity meetings.
Policy Action 3.7-c: 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 Orange County Housing Finance Trust to secure funding for affordable housing in Fullerton.
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.
Policy Action 3.7-d: In compliance with recent updates to the Surplus Land Act (AB1255, 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.
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.
Policy Action 3.7-e: Adopt written policies and procedures for the City of Fullerton Utilities Services Department that grants priority to proposed developments that include housing affordable to lower-income households pursuant to Government Code Section 65589.7.
Adopt written policies and procedures for the Utilities Department pursuant to Government Code Section
65589.7 by February 2025.
Implements the Following Policy Themes A, C
Responsible Agency Community and Economic Development Department Funding Sources HUD
H-4-16 Appendix H: Housing Element
City of Fullerton
Housing Element
4.2.2 Policy Action Area #2 – Conservation and Rehabilitation Policy Action 3.8: Preservation of Historic Residential Resources The City values its historic residential resources. To ensure the continued preservation of historic residential structures, the City shall encourage the conservation, preservation and enhancement of the City’s historic residential neighborhoods while accommodating additional residential units consistent with State law and City policy. The City shall consult with organizations, such as Fullerton Heritage, and investigate the appropriateness and feasibility of additional General Plan policies that further encourage the preservation and enhancement of historic residential resources in the City. Additionally, the City shall periodically update the City’s Historic Building Survey.
Actions Objective and Timeframe
Policy Action 3.8-a: Support the preservation of historic, archaeological, and tribal cultural resources and their incorporation into project site planning.
Amend the General Plan to include policies to encourage the preservation and enhancement of historic residential resources in the city by January 2026.
Policy Action 3.8-b: Assist and educate owners of historic residential properties. Develop a maintenance toolkit and provide resources for homeowners on the City’s website to preserve and maintain the historic character of their homes.
Update the City’s website by January 2026.
Policy Action 3.8-c: Partner with Fullerton Heritage to adequately document the City’s historic residential
neighborhoods and structures.
Develop a list of structures and neighborhoods to be
preserved by January 2026.
Implements the Following Policy Themes G
Responsible Agency Community and Economic Development Department Funding Sources General Fund
Policy Action 3.9: Housing Rehabilitation
Deferred maintenance of existing housing plays a primary role in the incidence of substandard housing. To address the issues of deferred maintenance, the City shall continue to proactively identify areas in the City that exhibit a prevalence of substandard conditions. Based upon this identification, the City shall prioritize the allocation of rehabilitation funding resources to address those areas with the highest level of identified need. The City shall conduct ongoing review and identify specific neighborhood focus areas to establish strategies, programs, and improvements to address deferred maintenance, overcrowding, infrastructure deficiencies, and other issues that affect neighborhood quality. The City shall aggressively pursue local, State, and federal funding to assist in the improvement of identified neighborhoods.
Appendix H: Housing Element H-4-17
City of Fullerton
Housing Element
Actions Objective and Timeframe
Policy Action 3.9-a: Assess the need for rehabilitation needs in the city and prioritize resources. Priority areas for study include Independence Park, S Woods Avenue/W Orangethorpe Avenue, W Valencia Drive/Courtney Avenue, W Oak Ave/Lambert Drive, Byerrum Park, E Wilshire Avenue/N Raymond Avenue, Gilbert Park, and W Commonwealth Ave/N Basque Ave. Apply for local, State, and federal funding for the City’s Home Improvement Program.
Assess rehabilitation needs in the identified priority
areas in the city by December 2025. Apply for capital
funding to address needs by June 2026.
Provide grants for minor home repairs of 10
households per year during the 2021-2029 planning
period for a total of 80 households during the
planning period.
Provide home repair program information with
notice of code enforcement violations. By January
2025, provide information on the City’s home repair
program in all community centers and libraries and
at City booths at public events, prioritizing areas of
identified need. Starting in 2025, hold at least one
workshop or pop-up booth annually in identified
neighborhoods of need, for a total of four events
during the planning period.
Policy Action 3.9-b: Provide annual trainings during the 6th Cycle Housing Element planning period to improve capacity of Building and Code Enforcement staff to work with diverse communities, in a culturally competent manner with a focus on problem solving and with connections to social and economic support services.
Beginning 2025, hold at least one training annually
during the planning period (at least five trainings).
By the end of the planning period, increase code
enforcement services in neighborhoods with a
higher percentage of non-white residents (Emery
Park, Amerige Heights, La Habra South, Sunny Hills,
E Imperial Hwy/N Harbor Blvd, and Acacia Park) over
the 2025 baseline.
Policy Action 3.9-c: Partner with Orange County Health Care Agency Environmental Health Division and community-based organizations to disseminate housing and public health information and resources such as rehabilitation standards, preventative maintenance, and energy conservation measures in various community locations such as City Hall, libraries, and community centers. Concentrate outreach efforts in areas with high concentration of units in in need of rehabilitation, including 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. Conduct community workshops and post information onto the City’s website.
Work with Orange County Health Care Agency
Environmental to produce educational materials and
resources to distribute and post information to the
City’s website by December 2024.
By January 2025, provide information on the City’s
home repair program in all community centers and
libraries, and at City booths at public events,
prioritizing areas of identified need (see Policy
Action 3.9-a).
Policy Action 3.9-d: Act to reduce Lead Based Paint Hazards and incorporate the appropriate actions (pursuant to the Lead-Based Paint Hazard Reduction Act of 1992) into all housing programs under the jurisdiction of the City. On a case-by-case basis, provide funds for the testing and mitigation of housing units for lead-based paint.
Due to age of housing stock, priority areas include 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.
Assist in the reduction of lead-based paint hazards in
five units during the 2021-2029 planning period.
Set aside CDBG funds to abate Lead Based Paint
Hazards.
H-4-18 Appendix H: Housing Element
City of Fullerton
Housing Element
Actions Objective and Timeframe
Policy Action 3.9-e: Increase resident participation in programs designed to reduce household energy costs, particularly home weatherization programs and utility tax exemptions or discounts geared toward lower-income households.
Due to age of housing stock, priority areas include 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.
Beginning in 2025, hold at least four outreach
events (workshops or pop-up events) during the
planning period in identified priority neighborhoods
(see Policy Action 3.9-a).
Mail information on resources for energy and water
efficiency programs to all households at least once
per year.
Policy Action 3.9-f: Provide annual financial support for minor home repairs for owner-occupied mobile homes through the City’s CDGB funding for income-qualifying mobile home residents through HOME entitlement funds. Prioritize program outreach to southern Fullerton neighborhoods where mobile homes are concentrated.
Provide financial support for minor home repairs for
at least one mobile home annually for a total of
eight mobile homes during the planning period.
Implements the Following Policy Themes C, G
Responsible Agency Community and Economic Development
Department
Funding Sources General Funds/HUD/Grant
Policy Action 3.10: Affordable Housing Acquisition and Rehabilitation The City shall assist affordable housing developers in the acquisition of existing market-rate units for rehabilitation and conversion to affordable units.
Actions Objective and Timeframe
Policy Action 3.10-a: Make funds available to community-based organizations to acquire and rehabilitate units which may have been abandoned or otherwise lost from the city’s housing stock and sell them to very low and low-income first-time homebuyers. Continue to set aside 15 percent of HOME entitlements funds for Community Housing Development Organization (CHDO) acquisition and rehabilitation. Prioritize funding acquisition of units in areas with high concentration of units in in need of rehabilitation, including 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.
Provide rehabilitation funding to one community
organization every two years, for a total of four
grants during the planning period. Through this
program, assist at least 10 very low- and low-income
households to secure housing during the planning
period with at least seven in areas with units in need
of rehabilitation.
Policy Action 3.10-b: Proactively engage private and non-profit affordable housing developers to solicit interest in acquiring and converting existing and unregulated naturally occurring housing to long-term regulated affordable housing for low- and moderate- income households.
Hold at least one stakeholder forum with private
and non-profit housing developers to solicit input on
program elements, available sites, and funding
opportunities by January 2026. Prioritize sites in
high and moderate resource areas as designated by
TCAC.
Implements the Following Policies G
Responsible Agency Community and Economic Development
Department
Funding Sources General Funds/HUD
Appendix H: Housing Element H-4-19
City of Fullerton
Housing Element
4.2.3 Policy Action Area #3 - Design and Livability
Policy Action 3.11: Support Climate Change Resiliency in Buildings and Neighborhoods An energy-efficient buildings program is necessary to keep providing resources and support to developers engaging with sustainable design and energy-efficient building construction methods. The City shall continue to encourage housing developers to maximize energy conservation through proactive site, building and building systems design, materials, and equipment. The City’s goal is to provide the development community the opportunity to exceed the provisions of Title 24 of the California Building Code. The City shall continue to support energy conservation through encouraging the use of Energy Star®- rated appliances, other energy-saving technologies and conservation. To enhance the efficient use of energy resources, the City shall review the potential of offering incentives or other strategies that encourage energy conservation.
Additionally, the City aims to build community resilience to prepare for and adapt to the impacts of climate change, including the reduction of greenhouse gas (GHG) emissions, by investing in infrastructure to support active and public transportation. The City developed a Climate Action Plan (CAP) in 2012, which provides a framework for reducing GHG emissions and is included in the Fullerton Plan. In 2015 and again in 2023, the City adopted a simplified procedure for certain types of residential solar systems to increase access to this technology. This streamline permitting process benefits homeowners with shorter wait times between contract signing, installation, inspection, and saving on their electricity bill. The City will expand and prioritize resources for property owners to implement environmentally friendly improvements and will prioritize active and public transportation infrastructure for historically underfunded neighborhoods and neighborhoods with higher percentages of low-income households.
Actions Objective and Timeframe
Policy Action 3.11-a: Assess financial incentives for property owners to implement environmentally friendly building
improvements in existing and new construction, such as solar panel installation and energy and water efficiency upgrades, induction cooking, and outdoor water conservation techniques, with priority given to units affordable to lower and moderate- income households.
Create report on the feasibility of local program to
provide financial incentives for property owners,
including multi-family property owners, to support
energy and water efficiency upgrades by January 2026
and present to City Council. If adopted, implement
program and conduct outreach to at least 20 property
owners annually beginning January 2027.
Policy Action 3.11-b: Support infrastructure for public transit and active transportation such as walking and biking in areas designated for housing opportunities, prioritizing areas designated by TCAC as low resource areas. The infrastructure project priority checklist will designate funds for public transit and active transportation projects that prioritize communities and corridors in E Imperial Highway/S Harbor Boulevard, Artesia Boulevard/ N Gilbert Street, Gilbert Park, Rancho La Paz, Woodcrest Park, and areas listed in the Site Inventory that are designated for housing opportunity sites that can accommodate at least 30 units of affordable/low-income housing.
By January 2025, create an infrastructure project
priority checklist and apply to updates of all
transportation and infrastructure plans. Secure
funding for at least eight total projects related to
public transit and active transportation for FY 2025-6, 2026-7, and 2027-08. Complete at least three projects
by the end of 2029.
Implements the Following Policy Themes F
Responsible Agency Community and Economic Development Department Funding Sources General Funds
H-4-20 Appendix H: Housing Element
City of Fullerton
Housing Element
4.2.4 Policy Action Area #4 - Access To Housing Opportunities Policy Action 3.12: Continued Monitoring and Preservation of Housing Units At-Risk of Converting to Market Rate
The City shall monitor existing deed-restricted units that will have expiring affordability covenants during the planning period (see Appendix H-C). To encourage the preservation of these deed-restricted affordable units, the City shall conduct targeted outreach to owners of these units to encourage the extension and/or renewal of deed restrictions and/or covenants. There are 101 units at risk of conversion in Amerige Villas Apartments, which are the only units at risk of having expiring affordability covenants during the planning period. Amerige Villas Apartments Property Management staff informed the City that it is extending the existing project-based contract with the Department of Housing and Urban Development (HUD) beyond the expiration date of January 2025. The City shall develop a preservation strategy that is ready for implementation should owners of these units do not extend affordability. The preservation strategy shall identify non-profit agencies that the City can partner with to preserve the units and available funding sources. As part of this strategy, the City shall ensure compliance with noticing requirements and conduct tenant education.
Actions Objective and Timeframe
Policy Action 3.12-a: Monitor the status of the 101 units at risk of conversion to market-rate units set to expire in 2025 and seek to preserve these affordable units for extremely low-income households and very low-income households.
Work with the owners of existing affordable housing with expiring affordability covenants that are scheduled for conversion to discuss the City’s desire to preserve affordable housing. Inform property owners of their obligation to comply with noticing requirements stipulated under state law to ensure that qualified non-profit entities from the state’s qualified entities list are informed of the opportunity to acquire the affordable property and that tenants are informed about their rights and potential resources.
By September 2024, meet with existing property
owner/management to discuss the status of the at-
risk units. If the property management is unable to
confirm extension of affordability of the units by
November 2024, inform the property management of
the required actions under California law and seek
solutions that allow for the preservation of the 101
at-risk regulated affordable housing units set to
expire.
Policy Action 3.12: If the property management of Amerige Villas is unable to extend the affordability covenant, proactively engage and provide technical assistance to potential purchasers of at-risk units, including nonprofits, developers, and tenants of potentially converting affordable properties. Assist with funding as feasible and/or support funding application for acquisition and/or rehabilitation of units.
Establish a list of established and potential housing
purchasers by January 2025. Contact potential
purchasers of at-risk units to discuss affordability
preservation at least one month prior to the
expiration of at-risk units. Hold at least one
stakeholder forum with private and non-profit
housing developers to solicit input on available units
and funding opportunities by June 2025.
Policy Action 3.12-c: If the property management of Amerige Villas is unable to extend the affordability covenant, work with owners/property management of the 101 at-risk units to provide information to the tenants of these units regarding tenant’s rights and conversion procedures pursuant to California AB 1521 (2017, Bloom) or other legal remedies. Provide tenants with tenant relocation assistance, free legal assistance, and other applicable services.
Prior to the expiration of the regulatory agreement
for at-risk units, ensure that tenants understand their rights to remain in the units and that they receive
information and referrals to resources.
Annually collect reporting by consultant(s) and review
data. If warranted, recommend adoption of a local
ordinance by December 2026.
Appendix H: Housing Element H-4-21
City of Fullerton
Housing Element
Actions Objective and Timeframe
Evaluate existing State and federal “just cause for eviction” and other similar legislation with provisions to determine if additional protections through a local ordinance is warranted.
Implements the Following Policy Themes A, E, G, H
Responsible Agency Community and Economic Development Department Funding Sources HUD HOME and CDBG, and other federal and state housing funds
Policy Action 3.13: Fair Housing Services
The City currently contracts with the Fair Housing Foundation, which provides community education, individual counseling, mediation, and low-cost advocacy with the expressed goal of eliminating housing discrimination and guaranteeing the rights of all people to freely choose the housing for which they qualify in the area they desire. The City refers all inquiries for these services to the Fair Housing Foundation and similar agencies and maintains literature and informational brochures at City Hall available for public distribution. The City will continue the provision of fair housing assistance including landlord/tenant counseling, homebuyer assistance, and amelioration or removal of identified impediments through a partnership with the Fair Housing Foundation or a similar agency for these services and facilitate fair housing outreach, including educational workshops or presentations.
Actions Objective and Timeframe
Policy Action 3.13-a: Partner with the Fair Housing Foundation to provide 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 and 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.
Beginning in 2025, provide trainings to at least 15 real estate agents and brokers annually and at least 15
property owners annually.
Assist at least 50 residents and landlords with fair
housing services annually.
Report the number of complaint-based testing efforts
and number of resulting complaints filed with HUD or
California Civil Rights Department (CRD) annually.
Policy Action 3.13-b: Expand information and referral services that direct families and individuals to financial resources for housing rental or purchase, locating suitable housing, and obtaining housing with special needs facilities such as disabled-accessible units.
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).
H-4-22 Appendix H: Housing Element
City of Fullerton
Housing Element
Actions Objective and Timeframe
Policy Action 3.13-c: 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.
For the City’s affordable housing programs (e.g., Home
Improvement Program) review the existing Fair
Housing Marketing Plan every two years to ensure
compliance with current City policy to Affirmatively
Further Fair Housing and make necessary changes
within six months.
Policy Action 3.13-d: Promote fair lending practices throughout the city. Ensure that low-income residents have fair access to capital resources needed to acquire and maintain housing.
Prevent predatory lending through information and referrals.
Annually conduct and publish third party review of city or regional HMDA data to identify areas of need
regarding fair access to lending.
Policy Action 3.13-e: With the Fair Housing Foundation, support an annual Fair Housing Audit Report that assesses typical or timely market-based suspected areas of discrimination.
Consult with the Fair Housing Foundation to review
methodology for a Fair Housing Audit by January 2025.
Policy Action 3.13-f: 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.
Annually conduct and publish third party review of City or regional HMDA data to identify areas of need
regarding fair access to lending.
Policy Action 3.13-g: Add information on fair housing laws and resources on the City’s website regarding housing programs in several languages.
Update website content with updated information on
fair housing services and programs by January 2025.
Policy Action 3.13-h: Seek opportunities to expand outreach and public education strategies on available tenant protection, and fair housing services 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.
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.
Implements the Following Policy Themes I
Responsible Agency Community and Economic Development Department Funding Sources HUD
Policy Action 3.14: Affirmatively Furthering Fair Housing AB 686 requires each city to administer its programs and activities related to housing in a manner that affirmatively furthers fair housing. The City will take actions to overcome patterns of segregation, address disparities in housing needs and access to opportunity, and foster inclusive communities. Appendix E, Affirmatively Furthering Fair Housing (AFFH), summarizes the fair housing issues and concerns in Fullerton based on findings of the Regional Analysis of Impediments (AI) to Fair Housing Choice for FY 2020-25 for Orange County (AI) and additional research conducted as part of this Housing Element update. Programs
Appendix H: Housing Element H-4-23
City of Fullerton
Housing Element
under this goal are designed to affirmatively reduce barriers to housing and increase equitable conditions across neighborhoods, addressing issues such as historic and existing racial and economic inequities, housing mobility and access, community investment and engagement, and environmental health. The findings of the AFFH analysis were used to develop meaningful actions and metrics and milestones that promote inclusive communities, increase housing opportunities, and address racial/ethnic and economic disparities in the city. The actions for this program are separated under the headers of each AFFH identified housing issue.
Actions Objective and Timeframe
Policy Action 3.14-a: 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, with a focus on neighborhoods with lower median income.
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.
Policy Action 3.14-b: 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.
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.
Policy Action 3.14-c: 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.
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.
Policy Action 3.14-d: 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.
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.
Policy Action 3.14-e: 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 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).
H-4-24 Appendix H: Housing Element
City of Fullerton
Housing Element
Actions Objective and Timeframe
low-income and minority residents to prioritize services in these areas.
Policy Action 3.14-f: 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.
Establish a community working group that meets
annually to prioritize funding for community
investments.
Policy Action 3.14-g: 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).
Adopt the ADU ordinance by July 2025.
Policy Action 3.14-h: 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.
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.
Implements the Following Policy Themes I
Responsible Agency Community and Economic Development Department Funding Sources HUD
Policy Action 3.15: Homelessness Prevention and Housing The 2022 Point-in-Time count identified 272 people experiencing homelessness in the city. The City is committed to preserving existing initiatives, while continuing to explore new opportunities to identify new housing resources and expand services. The City partners with the nonprofit organization City Net to provide street outreach 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. Pursuant to the provisions of State law, the City will continue to facilitate the establishment of emergency shelters, low barrier navigation centers, transitional housing and supportive housing. To ensure that development standards and procedures continue to encourage these uses, a Code amendment will be processed to revise emergency shelters and transitional housing development standards.
Appendix H: Housing Element H-4-25
City of Fullerton
Housing Element
Actions Objective and Timeframe
Policy Action 3.15-a: Pursue federal, state, and regional funds for homeless service providers that operate temporary, permanent, and emergency shelters in the city that assist persons experiencing homelessness and at risk of becoming homeless. Consult with local community-based organizations and stakeholders to inform the design and development of homeless services, programming and needs assessments.
Serve at least 272 persons who experience
homelessness with housing and other needs by
December 2029.
Policy Action 3.15-b: Annually assess the capacity to accommodate individuals experiencing homelessness by comparing the most recent homeless point-in-time count to the number of shelter beds available on a year-round and seasonal basis, the number of beds that go unused on an average monthly basis, and the percentage of those in emergency shelters that move to permanent housing (AB 362, 2021-Quirk-Silva).
Annually provide summary information to City Council on objectives and outcomes of the City’s funded services. Monitor data and metrics to improve the efficacy of homeless services, programs, and investments on an annual basis. Reporting shall include, at minimum:
• Existing shelter beds
• New shelter beds
• Identify if those shelter beds are available on a year-round or seasonal basis
• Average number of shelter beds that are unused on a monthly basis
• Number of those exiting shelter to permanent housing
• Ability to provide health and human services for unhoused residents with special needs (seniors, people with physical or mental impairments, victims of domestic violence,
unsheltered youth, people with substance addictions, etc.) Annually provide summary information on
objectives and outcomes of City-funded services.
Assess level of service and funding availability and
coordinate with service providers to identify actions
to address needs of residents experiencing
homelessness. Create new or revised metrics and
timelines.
Policy Action 3.15-c: Provide financial and technical support to non- profit organizations to rehabilitate or develop affordable housing for extremely low-income households and persons at risk of
experiencing homelessness. Expedite permit processing for the development of such units.
Support the rehabilitation or the development of at
least 100 units of housing affordable to extremely
low- income households and persons at risk of
becoming homeless (including, SRO units, co-
housing units, or other alternative housing types)
during the planning period.
Make information on permit processing incentives
available on the City’s website by January 2025.
Policy Action 3.15-d: Develop a program with the Illumination Foundation or other organization that incentivizes property owners/managers with available units to rent to formerly homeless individuals and families.
Develop program by January 2026. Reach out to at
least 10 property owners or managers by January
2027 with the goal of coordinating housing for at
least 20 formerly homeless individuals and
households during the planning period.
H-4-26 Appendix H: Housing Element
City of Fullerton
Housing Element
Actions Objective and Timeframe
Policy Action 3.15-e: Seek resources for the
acquisition/rehabilitation and operations of Permanent Supportive Housing that offers appropriate services so that people experiencing chronic homelessness can maintain permanent housing, including finding opportunity sites and dedicating City affordable housing funds.
Permanent Supportive Housing should include either on- or off-site case management for mental and physical health, addiction treatment, social services, and jobs skills development.
Support the acquisition or rehabilitation for the
purposes of Permanent Supportive Housing with
wraparound services for persons experiencing
chronic homelessness, serving at least 50 extremely
low-income residents during the planning period.
Policy Action 3.15-f: 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.
Assist at least 10 foster youth with supportive
housing during the planning period by December
2029.
Policy Action 3.15-g: Amend the Zoning Code to comply with the following legislation:
• AB 2162 (2018-Chiu) to ensure that supportive housing with up to 50 units be a use by-right in zones where multi-family and mixed use is permitted, including nonresidential zones permitting multi-family uses, and ensure that there are no minimum parking requirements for units occupied by
supportive housing residents if the development is located within 0.5-mile of a public transit stop.
• AB 139 (2019-Quirk-Silva) to only subject emergency shelters to those standards which apply to residential and commercial development within the same zone, except that a city can apply standards regulating the number of beds, parking for staff provided that the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone, length of stay, and remove other standards including the requirement that emergency shelters must be 1,320 feet from parks and residential properties.
Permit emergency shelters by-right in the CM zone.
• AB 2339 (2022-Bloom) to ensure that the zoning designations and standards do not constrain emergency shelters and can accommodate the number of people experiencing
homelessness, including amending the definition of
emergency shelters, clarifying that emergency shelters will be permitted without discretionary action, amending the parking requirements to be limited to the number of spaces sufficient for employees and removing the requirement that emergency shelters must be 1,320 feet from parks and residential
properties to ensure the city may accommodate the number of people experiencing homelessness.
• AB 101 (2019) to establish regulations for low barrier navigation centers by-right in areas zoned for mixed uses and in nonresidential zones permitting multifamily uses and conditioned on if the center meets specified requirements Amend Zoning Code by July 2025.
Appendix H: Housing Element H-4-27
City of Fullerton
Housing Element
Actions Objective and Timeframe
Policy Action 3.15-h: Seek funds to reestablish the safe parking program.
By January 2026, conduct feasibility analysis to
reopen the safe parking program. Coordinate with
community-based and religious organizations to
apply for funds by January 2027.
Policy Action 3.15-i: 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.
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.
Implements the Following Policy Themes E
Responsible Agency Community and Economic Development
Department
Funding Sources General Fund
Policy Action 3.16: Tenant Protections and Support
As the cost of housing increases, low-income renters and other vulnerable populations are disproportionately at risk of displacement. Displacement risk is highest in neighborhoods of Artesia Blvd/N Gilbert, Valencia Park, Woodcrest Park, Rancho La Paz, and California State University Fullerton. Areas vulnerable to displacement have higher rates of low- and moderate-income households and overcrowded households. Displacement could result directly from development (and removal of lower cost housing) or indirectly from rising rents, evictions, Notices to Vacate, condominium conversions, and other activities which result in tenants losing their homes.
The Orange County Housing Authority (OCHA) currently administers the Section 8 Rental Assistance program on behalf of the City. Based on future congressional appropriations, the OCHA will apply for additional funding, which will enable it to administer additional certificates for families, elderly, and persons with disabilities over the Housing Element Planning Period. The City will continue to provide referral services and information to the City’s residents.
H-4-28 Appendix H: Housing Element
City of Fullerton
Housing Element
Actions Objective and Timeframe
Policy Action 3.16-a: Collaborate with OCHA and promote the Section 8 voucher program to landlords to reduce income discrimination.
Connect affordable housing developers to Project-Based Section 8 vouchers when they are available to their developments in Fullerton.
Establish a list of housing developments supportive
of utilizing Section 8 vouchers and coordinate with
OCHA for placement of tenants.
Policy Action 3.16-b: In collaboration with OCHA, provide education to property owners and managers to expand awareness of the Housing Choice Voucher program to increase acceptance of tenant- based Housing Choice Vouchers and to facilitate mobility and provide choices for lower-income households throughout the city. Identify and address challenges that property owners/managers have with existing or prospective Section 8 voucher holders.
Beginning in 2025, annually conduct one workshop
for tenants and one workshop for landlords in
multiple languages, for a total of four workshops
during the planning period, to be held virtually
and/or in City Council chambers and/or in person.
Target citywide property owners to assist in the
opportunity for families to live in school districts
near schools or near employment opportunities,
prioritizing the neighborhoods of Artesia Blvd/N
Gilbert, Valencia Park, Woodcrest Park, Rancho La
Paz, and California State University Fullerton.
Policy Action 3.16-c: Evaluate existing state and federal “just cause for eviction” (AB 1482; 2019-Chiu) and other similar legislation to determine if additional protections through a local ordinance is warranted.
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.
Policy Action 3.16-d: Prepare needs assessment report on the development of a rental assistance program to 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.
Report should compare similar programs in other cities and feasibility of funding sources, including HOME and CDBG.
Prepare and present a report on development of a
rental assistance program to the City Council by
January 2026, including recommendations for
policy actions that would provide relief to tenants
and landlords to avoid the displacement in
vulnerable communities. If a rental assistance
program is approved and implemented as a result,
the program will assist at least 15 lower income
renter households annually.
Implements the Following Policy Themes A, D, H
Responsible Agency Community and Economic Development
Department
Funding Sources HUD
Policy Action 3.17: Housing for Persons with Special Needs The City of Fullerton is a diverse community with many residents who have special housing needs.
Government Code Sections 65583 and 65583.2 require the housing element to address the needs of specific groups with special housing needs, including extremely low-income residents, seniors, persons with disabilities, large families, female-headed households with children, and persons experiencing homelessness. Persons with special needs may require special housing facilities and services to meet their daily housing needs. The City shall consider the specialized needs of persons with physical and mental disabilities as well as large family households (including multi-generational households), single parent households, the elderly, and other groups requiring specialized services or facilities when developing
Appendix H: Housing Element H-4-29
City of Fullerton
Housing Element
housing within Fullerton. The City shall continue to encourage private and non-profit housing developers to incorporate specialized housing in new construction and substantial rehabilitation of existing housing and evaluate current needs and investigate regulatory incentives and other concessions to further encourage the production of housing for special needs groups.
Actions Objective and Timeframe
Policy Action 3.17-a: Facilitate the development of housing for persons with disabilities (including developmental disabilities) through incentives including streamlined processing, scoring priorities in future Notices of Funding Availability, and/or direct subsidies drawing from City affordable housing funding such as CDBG, HOME, and other State/federal funding sources for affordable housing development with services, resources, and assistance.
Develop 25 housing units for special needs
households during the planning period.
Policy Action 3.17-b Amend the Zoning Code to adjust definitions and allowances of uses for farmworker employee housing to be consistent with California Law, including but not limited to Health and Safety Code Section 17021.6, and allow farmworker employee housing for six or fewer persons by right in zoning districts that allow single-family dwellings, subject to the same regulations as a single- family dwelling.
Amend the Zoning Code by July 2025.
Policy Action 3.17-c: Work with the Orange County Housing Authority to implement an outreach program informing residents of the housing and services available for persons with developmental disabilities. The City shall make information available on the City website. (SB 812; Ashburn, 2010)
Implement outreach program by January 2026
Policy Action 3.17-d: Implement Handicap Modification Grants program to provide up to $6,000 to qualified households to offset the cost remodeling existing homes to accommodate household members with disabilities.
Provide at least 25 households with Handicap
Modification Grants during the planning period by
December 2029.
Policy Action 3.17-e: Revise development standards to remove the conditional use permit for large group homes to allow for group homes for seven or more persons in all zones allowing residential uses similar to other residential uses of the same type in the same zone, regardless of licensing. Specify in the Zoning Code that unlicensed group homes of any size are subject only to the generally applicable, nondiscriminatory health, safety, and zoning laws that apply to all residential developments permitted in the same zone.
Amend the Zoning Code by July 2025.
Policy Action 3.17-f: Review the Reasonable Accommodations Ordinance and revise findings to be based on objective standards rather than impacts on surrounding uses and provide a link to its Reasonable Accommodations policy on the Housing page of the City website. Remove the application fee for reasonable accommodation requests.
Amend the Reasonable Accommodations Ordinance
to be based on objective findings and provide link on
the Housing page of the City website by January
2025.
H-4-30 Appendix H: Housing Element
City of Fullerton
Housing Element
Actions Objective and Timeframe
Policy Action 3.17-g: Update the definition of “family” to “A person or a group of persons living together and maintaining a common household.”
Amend the Zoning Code by July 2025
Implements the Following Policy Themes D, H
Responsible Agency Community and Economic Development
Department
Funding Sources Grant Funds/HUD
Policy Action 3.18: Support Homeownership Opportunities The City recognizes that homeownership allows households to gain housing security and build wealth through equity and can serve to strengthen and stabilize neighborhoods. There are several organizations that offer homebuyer counseling and host homebuyer education workshops. The City will support participation in these programs by Fullerton residents, prioritizing outreach to residents in vulnerable communities.
Actions Objective and Timeframe
Policy Action 3.18-a: Increase participation in
homeownership education and assistance programs for
historically underrepresented residents in the
homeownership market.
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.
Implements the Following Policy Themes H, I
Responsible Agency Community and Economic Development Department Funding Sources Grant Funds/HUD
4.3 Quantified Objectives Summary
Table 4-1 summarizes the quantified objectives for programs resulting in new construction, rehabilitation, and conservation and preservation of housing during the 2021-2029 Planning Period.
Appendix H: Housing Element H-4-31
City of Fullerton
Housing Element
Table 4-1 Quantified Objectives Summary, 2021-2029 Planning Period Program Quantified Objective
New Construction
Extremely-Low Income (subset of very-low income units) 1,599 Very-Low Income 3,198
Low Income 1,989
Moderate Income 2,271
Above Moderate Income 5,751
Total 13,209
Rehabilitation
Extremely-Low Income 0
Very-Low Income 5
Low Income 93
Moderate Income 0
Above Moderate Income 0
Total 100
Conservation/Preservation
Extremely-Low Income --
Very-Low Income 111
Low Income 15
Moderate Income 10
Above Moderate Income 10
Total 146
H-4-32 Appendix H: Housing Element
City of Fullerton
Housing Element
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Appendix H-A: Housing Element H-A-1
Appendix H-A:
Review of Past Performance
Section 65588(a) of the Government Code requires that jurisdictions evaluate the effectiveness of the existing Housing Element, the appropriateness of goals, objectives and policies, and the progress in implementing programs for the previous planning period. This appendix summarizes the results of the City’s review of the housing goals, policies, and programs of the previous Housing Element, and evaluates the degree to which these programs have been implemented during the previous planning period.
During the 5
th housing cycle, the City supported affordable housing and housing for special needs groups, although the City was unable to fulfill all of its program objectives. While the City did not achieve new construction goals for units affordable to extremely low, very low-, low-, and moderate-income households, the City was able to conduct the following actions to assist lower income and special needs populations:
• The City provided over $4.5 million in financial assistance for development of a 46-unit housing development in the 300 and 400 blocks of West Valencia and the 500 block of South Ford Avenue.
K
nown as the Compass Rose Apartments, this residential infill project consists of 45 units for very low- and low income households.
• The City entitled a 290-unit residential infill apartment complex at 600 W. Commonwealth Avenue. The development, called Amplifi, includes 10 units that are restricted for moderate income households. • The City provided financial aid for two affordable housing projects, which include 3-bedroom units for larger families, completed in 2019.
• The City provided rehabilitation loans and grants for two low-income households. • The City continued its contract with the Fair Housing Foundation, which served approximately 220 Fullerton residents with fair housing issues per year. In addition to direct referrals, Fair Housing Foundation conducted one in-person and virtual (including one Spanish language) fair housing workshop.
• The City created an Emergency Rental Assistance Program and a Tenant-Based Rental Assistance Program in 2020.
• To respond to the needs of residents experiencing homelessness, the City provided support in the following ways:
o Contributed $862,658 toward the establishment of two year-round homeless emergency shelters and multi-service centers that serve the region.
o Continued to contract with City Net to provide homeless street outreach and case managemen t
s
ervices as part of the City’s participation in the North Orange County Public Safety Task Force.
H-A-2 Appendix H-A: Housing Element
City of Fullerton
Housing Element
o Contributed $500,000 for tenant improvements for a 150-bed facility that opened in Fullerton in 2020, with a full medical clinic in addition to wrap-around services. o Created a new Homeless Case Manager position in July 2020 to conduct outreach and engagement with clients experiencing homelessness to ensure collaboration between Orange County, community partners, and the community at large around addressing homelessness. o Supported the Safe Parking Program to provide families and/or individuals who dwell in their vehicles with a safe and legal place to park, sleep at night, and ensure participant linkage and access to supportive services.
Cumulatively, 5th cycle housing programs are generally effective at addressing housing needs for special needs groups, especially people experiencing homelessness, people with disabilities, and low- and moderate-income households. However, additional programs and actions are needed to continue serving the community’s housing needs.
In the 5th housing cycle, the City employed several programs to address the needs of very low- and extremely low-income (ELI) households. As referenced in Chapter 2, Housing Needs Assessment, approximately 19.6% of households (8,815 households) are ELI households, and almost 75% of ELI households in the city are renters (6,570 households). There were no units built or preserved that are affordable to ELI households in the 5th housing cycle, and the City did not meet its quantified objective for very low-income households; however, the City successfully met its goals to rehabilitate or conserve housing units for very low-income households. In 2021, the City entered an exclusive negotiation with non- profit developer Meta Housing to build an affordable housing project with a total of 65 units, 19 of which are affordable to ELI households. The City also created an Emergency Rental Assistance Program and a Tenant-Based Rental Assistance Program in 2020 to assist residents with rental assistance. The City will carry over its 5th cycle policies for rehabilitation and preserving housing units that are affordable to lower income households (see Chapter 4, Housing Plan), and has created new goals and objectives for building more units that are affordable to very low-income and ELI households. As such, Policy Action 3.15-c and Policy Action 3.7-c were added to provide financial and technical support for non-profit organizations to produce housing units affordable to ELI households. The City will also enact additional policies for fair housing services and outreach (see Policy Action 3.13: Fair Housing Services and Policy Action 3.15:
Affirmatively Furthering Fair Housing) and increasing tenant protections (see Policy Action 3.16: Tenant Protections and Support).
Fullerton senior householders make up a larger share of the city’s lower income households than in other cities in the region, with one-quarter of senior households earning below 30 percent of the Annual Median Income (AMI) and two-thirds earning less than 80 percent AMI as discussed in Chapter 2, Housing Needs Assessment. In the 5th housing cycle, the City aimed to increase the amount of senior housing by incorporating State Density Bonus Law into the Municipal Code. The City’s Tenant-Based Rental Assistance Program (TBRA) continues focusing on rental assistance for seniors in mobile home parks at Rancho La Paz and Rancho Fullerton mobile home parks and for veterans citywide. Low-income senior households who rent are particularly vulnerable to housing displacement since they are typically on a fixed income.
However, the need for affordable housing for seniors remains high. The City will employ several programs in the 6th housing cycle to increase affordable housing development, prioritizing special needs housing groups such as seniors. Under Policy Action 3.1-f, to the extent feasible, the City will pursue projects that include housing for extremely low-income households and those with special needs such as seniors and persons with disabilities on city-owned land. The actions of Policy Action 3.3: Facilitate Infill Development
Appendix H-A: Housing Element H-A-3
City of Fullerton
Housing Element
and Policy Action 3.17: Housing for Persons with Special Needs include greater objectives and concrete timelines to promote affordable housing development that would benefit seniors. Because there is significant overlap with special needs groups and household income, programs intended to increase affordable and fair housing for low and extremely low-income households also benefit persons with special needs including seniors.
There are currently two income-restricted housing developments serving persons with disabilities in the city. The City provides Handicap Modification Grants to qualified households to offset the cost of remodeling their homes for household members with disabilities, along with other monetary resources such as Section 8 vouchers and public assistance. The City will continue collaborating with Orange County Housing Authority to administer Section 8 vouchers through Policy Action 3.16-a and continue Policy Action
3.17-d to implement Handicap Modification Grants program to offset the cost remodeling existing homes to accommodate household members with disabilities. The City has revised the Reasonable Accommodation provisions in the Zoning Code, allowing relief from zoning and building regulations for construction or modification of residences occupied by persons with disabilities. Although these programs have been successful, there is an identified need to continue and expand programs to provide additional housing opportunities to residents with disabilities. Due to the identified need to update the City’s Reasonable Accommodations provisions as noted in Chapter 3, Housing Constraints, as the City will implement Policy Action 3.17. The City will also expand policies and objectives that benefit persons with disabilities, including 3.3-a to increase infill development and introduce Policy Action 3.17-a to facilitate the development of housing for persons with disabilities (including developmental disabilities).
Special housing needs groups such as large-family households often face issues housing issues such as overcrowding. In Fullerton, 15.7% of renter households are overcrowded, indicating there are insufficient housing units at appropriate affordability levels to accommodate the city’s large households. The 5th cycle Housing Element included a policy action to encourage the development of housing for large families through strategies such as outreach to housing developers, financial and technical assistance, expedited processing, identifying grant and funding opportunities, and offering additional incentives beyond the density bonus provisions (Policy Action 1.6). The City has implemented Policy Action 1.6 by supporting the development of larger housing units. Since 2018, 12 homebuyer units and 16 rental units with three- bedrooms have been constructed. Due to the need for units that can accommodate large households, and the success of Policy Action 1.6 in the 5th housing cycle, this program will be carried into the 6th housing cycle as Policy Action 3.4-f. Additionally, the City will employ Policy Action 3.15-a with the objective to develop 25 housing units for special needs groups, which includes large households.
As discussed in Chapter 2, Housing Needs Assessment, and Appendix E, Affirmatively Furthering Fair Housing, farmworkers face barriers to housing due to low-income salaries and other factors. The most recent available Census data reported that between 158 and 222 persons in Fullerton were employed in agriculture or related industries and occupations such as forestry, fishing, hunting and mining. Although there are no large-scale agricultural operations in the city, some farmworkers employed outside the city may seek housing in Fullerton. The City will implement Policy Action 3.17-b to amend the Zoning Code to be consistent with California Law and allow farmworker housing for six or fewer individuals in all zones that allow single-family residential use.
To serve the needs of persons experiencing homelessness, the City has been successful in its implementation of Housing Element programs, as previously described. The 5th cycle Housing Element programs allocated funding to create new emergency shelters and transitional housing that serve the
H-A-4 Appendix H-A: Housing Element
City of Fullerton
Housing Element
needs of persons experiencing homelessness in the area, created a new position to conduct outreach, and implemented a safe parking program. Chapter 2, Housing Needs Assessment, describes that there has been a decrease of 42% in the number of homeless residents from the previous Point-In-Time survey (473 homeless residents), since the last time the count was conducted in 2019. Although the 5th housing cycle programs have been effective, there is a continual need for housing resources for persons experiencing homelessness. Therefore, the City will continue its programs in Policy Action 3.15: Homelessness Prevention and Housing, which includes new goals and objectives for the 6th Housing Element cycle.
The 5th Housing Element cycle did not include programs directly related to housing college students. As described in Chapter 2, Housing Needs Assessment, a CSUF study reported that approximately 8% of students experienced homelessness beginning at the start of the COVID-19 pandemic (defined as March 2020) and 50% were housing insecure. To address the needs of college students, the City will implement Policy Action 3.4-m to develop a citywide housing plan to address affordability for college students in coordination with local institutions. Additionally, housing policies such as Policy Action 3.7: Comprehensive Community Outreach Strategy for Housing, and 6.2: Fair Housing Services, include actions that specifically target outreach and advertising for fair housing resources and programs on college campuses in the city.
Table A-1 summarizes the programs contained in the previous Housing Element along with program objectives, timeframe and accomplishments while Table A-2 describes the City’s progress toward the quantified objectives from the previous Housing Element.
Appendix H-A: Housing Element H-A-5
City of Fullerton
Housing Element
Table A-1 Program Accomplishments, 2013-2021
Program Objectives Timeframe Accomplishments
Program 1 - New
production of rental
and for sale housing
opportunities in the
City of Fullerton
1.1: Maintain adequate sites
for housing commensurate
with the City’s assigned
share of regional housing
need
2015 Completed with adoption of Ordinance 3221 on
9/15/2015. The ordinance amended the Fullerton
Transportation Center Specific Plan (FTCSP), which is a transit oriented mixed-use development that permits
density ranges from 45 to 60 units per acre. The
amendment established a minimum 20 unit per acre
density on approximately 15.5 acres of the FTCSP area, and established additional exclusive residential sites. At this time, one housing site has been developed with 55 units of affordable housing on a 1 acre site.
The City Council adopted the West Coyote Hills Specific Plan Amendment #8 and Vesting Tentative Tract Map on
October 17, 2015 to allow for residential development on 161 acres of former oil field land. At this time, grading work has not started; however, when fully built out, the project will produce 760 new single-family residences.
This program is appropriate to carry into the 6th housing cycle due to the need to maintain adequate sites. This
program will be carried into the 6th housing cycle as Policy Action 3.1 and will be revised with new actions to maintain adequate sites to meet the 6th cycle Regional Housing
Needs Allocation (RHNA).
Program 1 - New
production of rental
and for sale housing
opportunities in the
City of Fullerton
1.2: Track the initial
affordability level of units
built
Ongoing This information is identified as part of the annual housing inventory system update that the City provides to the
Center for Demographic Research. The updates are
conducted on a bi-annual basis: one report for January to June and one report for July to December.
This program is appropriate to carry into the 6th housing cycle due to the need to satisfy the City’s RHNA
requirements. This program will be carried into the 6th housing cycle as a measure of Policy Action 3.1 and will be revised with new actions to maintain adequate sites to
meet the 6th cycle RHNA.
Program 1 - New
production of rental
and for sale housing
opportunities in the
City of Fullerton
1.3: Ensure expedited
processing procedures for
affordable housing
Ongoing. City
will report
findings with
the annual
Housing
Element
evaluation
The City has fully integrated the permit streamlining act into its permit process, and in 2016, updated its
application checklist and intake procedures to facilitate initial submittal of complete applications, which has
streamlined the review process. The City has also
implemented a Minor Site Plan review process for
residential development projects to determine compliance with Zoning Code standards (including the State law
provisions allowing for density bonuses, development
incentives and waivers). This process involves review at an administrative level (as opposed to Planning Commission) and reduces time and expense involved in application filing and processing.
This program is appropriate to carry into the 6th housing cycle due to the need to support affordable housing
H-A-6 Appendix H-A: Housing Element
City of Fullerton
Housing Element
Program Objectives Timeframe Accomplishments
development. This program will be carried into the 6th
housing cycle as Policy Action 3.2 to further expedite
permit processing for affordable housing and streamline procedures as feasible, including opportunities to
streamline the California Environmental Quality Act review process.
Program 1 - New
production of rental
and for sale housing
opportunities in the
City of Fullerton
1.4: Facilitate infill
development
Ongoing The City's General Plan includes 12 focus areas in which policies support mixed use and higher density residential development. City staff continues to meet with developers to provide information on development opportunities in
Fullerton.
The City continues to update its Zoning Code consistent with State legislation for accessory dwelling units in
accordance with Government Code §65852.2 and
§65852.22 and with density bonus provisions of GC
§65915 and development bonus provisions of GC §65915.7
to facilitate infill development. Other highlights include:
The City provided over $4.5 million in financial assistance for development of a 46-unit housing development in the 300 and 400 blocks of West Valencia and the 500 block of South Ford Ave. Known as the he Compass Rose
Apartments, this residential infill project consists of 45 units for very-low and low income households plus one
manager’s unit that is not restricted with regard to income level. This project was completed in May 2019.
The City entitled a 290 unit residential infill apartment complex at 600 W. Commonwealth Ave. in 2017. The
development includes 10 units that are restricted for
moderate income households. Construction began in 2019.
The City entitled a 19 unit single-family attached
residential development at 805 & 807 South Highland Ave. in 2019. Construction began in 2020.
The City entitled a 33 unit single-family attached
residential development at 751 East Bastanchury Rd. in
2020.
This program is appropriate to carry into the 6th housing cycle due to the need to support development to meet the City’s RHNA obligation and the City’s desire to provide transit-oriented housing development. This program will be carried into the 6th housing cycle as Policy Action 3.3 to encourage mixed use and higher density development,
particularly in identified focus areas.
Appendix H-A: Housing Element H-A-7
City of Fullerton
Housing Element
Program Objectives Timeframe Accomplishments
Program 1 - New
production of rental
and for sale housing
opportunities in the
City of Fullerton
1.5: Encourage Mixed Use
Development
Ongoing The City's General Plan includes 12 focus areas in which policies support mixed use and higher density residential development. The PRD-I zoning classification, although
primarily intended for residential development, provides opportunities for non-residential uses at the ground level with residential uses above.
Construction is underway for a mixed-use development
consisting of 290 apartment units with ground floor
commercial tenants at 600 W Commonwealth Ave. This
development will include 10 units to be deed restricted for moderate income households and ground floor
commercial uses.
Construction is completed at 770 S. Harbor which includes 142 apartments and live-work units.
This program is appropriate to carry into the 6th housing cycle due to the need to support development to meet the City’s RHNA obligation and the City’s desire to provide transit-oriented housing development. This program will be carried into the 6th housing cycle as Policy Action 3.4 to encourage mixed use and higher density development,
particularly in identified focus areas.
Program 1 - New
production of rental
and for sale housing
opportunities in the
City of Fullerton
1.6: Increase Housing for
Large Families
Ongoing Two affordable projects, which received financial assistance from the City and include 3-bedroom units for larger families, were completed in 2019:
• Habitat for Humanity completed eight 3-bedroom
homebuyer units and has an additional four under
construction.
• Compass Rose Apartment development was completed
in May 2019 and includes multiple addresses on W.
Valencia and S. Ford Avenues. Of the 46 units, 12 are
3--bedroom.
An approved 290-unit apartment complex at 600 W.
Commonwealth will include approximately 16 three-
bedroom units. Construction began in 2019.
As noted in Chapter 2, Housing Needs Assessment,
approximately 13% of the total households in the city are large households. Due to the need for units that can
accommodate large households, and the success of this
program in the 5th housing cycle, this program is
appropriate to carry into the 6th housing cycle. This
program will be carried into the 6th housing cycle as part of Policy Action 3.4.
H-A-8 Appendix H-A: Housing Element
City of Fullerton
Housing Element
Program Objectives Timeframe Accomplishments
Program 1 - New
production of rental
and for sale housing
opportunities in the
City of Fullerton
1.7: Increase senior housing Ongoing The Fullerton Municipal Code identifies incentives for senior housing consistent with State Density Bonus Law.
Since this program is already state law, this program will be carried into the 6th housing cycle as by incorporating it into Policy Action 3.1, which directs the City to review and update density bonus regulations to ensure compliance
with state law.
Program 1 - New
production of rental
and for sale housing
opportunities in the
City of Fullerton
1.8: Use of surplus City-
owned land for affordable
housing
Ongoing City-owned properties were conveyed to Habitat for Humanity and Jamboree Housing for affordable units.
Jamboree completed construction of 46 affordable rental units (Compass Rose) and Habitat for Humanity completed eight 3-bedroom homeowner units. Habitat for Humanity
has an additional four units under construction. In 2020, the City Council declared three properties surplus: 1600 W.
Commonwealth Ave., 3151 N. Euclid St., and 799 Rolling
Hills Drive. The City Council approved a 65-unit apartment project at 1600 W. Commonwealth Ave. in June 2023 for a 100% affordable housing Development.
Due to the success of this program during the 5th housing cycle and to continue to support affordable housing
development, this program will be carried into the 6th
housing cycle as Policy Action 3.7.
Program 1 - New
production of rental
and for sale housing
opportunities in the
City of Fullerton
1.9: Support for Community
Housing Development
Organization (CHDO)
projects, by providing in-kind
assistance and funding for
development of affordable
housing
Ongoing
subject to
funding
availability
Very little funding is available for CHDO projects (15% of HOME annual allocation), and therefore the City plans on providing assistance every two years. The City provided support to a CHDO in 2014 and acquired one unit for a
very low- income household. Another acquisition and
rehabilitation project was planned for 2016; however, due to the significant rise in real estate values and the limited amount of CHDO funds available the City was unable to
acquire and rehab a residential unit. The City published a Request for Proposals in 2018 and received four proposals.
None of the projects were pursued. The City will continue to pursue acquisition and rehabilitation opportunities using CHDO funds.
This program is needed to support affordable housing
development and will be carried into the 6th housing cycle as Policy Action 3.7.
Appendix H-A: Housing Element H-A-9
City of Fullerton
Housing Element
Program Objectives Timeframe Accomplishments
Program 1 - New
production of rental
and for sale housing
opportunities in the
City of Fullerton
1.10: Establish a
comprehensive community
outreach strategy for
housing
Ongoing As specific affordable housing development projects are proposed, City staff provides community outreach to
adjacent areas/properties to apprise residents of all
aspects of the project. In addition, the City provides
advertising and fliers to residents regarding the availability of loans and grants related to the City’s Home
Improvement Program (formerly Housing Rehabilitation
Program). Information has been placed on the City’s
website pertaining to Housing Rehabilitation Grants and mobile home grants, help for renters and tenants including a tenant based rental assistance program for seniors and Veterans, homelessness assistance and links to the Fair Housing Foundation with whom the City contracts for fair housing services, information on affordable housing
developments, including a map and listing of affordable housing opportunities in Fullerton.
Due to the ongoing need for community outreach related
to City services and education on affordable housing
development, this program will be carried into the 6th
housing cycle as Policy Action 3.5.
Program 1 - New
production of rental
and for sale housing
opportunities in the
City of Fullerton
1.11: Review and revise
multi-family parking
requirements
Ongoing An amendment to the Zoning Code was approved in 2018 that allows for the use of tandem parking and mechanical and automated parking devices in multiple family zones.
Both of these parking methods reduce the site area
required for parking thereby increasing the development potential on multi-family sites. The amendment further
eliminated the requirement for garages in multi-family
zones, thereby reducing construction costs. Additionally, affordable housing projects are processed in accordance with the City’s Zoning Code, consistent with State Density Bonus law, which offers a reduced parking rate by matter of right.
Due to the success of this program during the 5th housing cycle and the ongoing need to review and revise
development standards to support multi-family
development, this program will be carried over to 6th
housing cycle as Policy Action 3.4, which will have a
broader focus on revising development standards,
inclusive of parking requirements.
H-A-10 Appendix H-A: Housing Element
City of Fullerton
Housing Element
Program Objectives Timeframe Accomplishments
Program 2 -
Conservation and
rehabilitation of
existing housing
resources in Fullerton
2.1: Preservation of historic
residential resources
Ongoing Within a Preservation Zone, there are design guidelines and procedures that address modifications to existing
homes as well as new construction. The City has six
neighborhoods in Residential Preservation Zones where
the design guidelines apply. The City also maintains a Local Register of Historic Resources, updated upon request.
Due to the continuing need for this program, this program will be carried into the 6th housing cycle as Policy Action
3.8. Program 2 -
Conservation and
rehabilitation of
existing housing
resources in Fullerton
2.2: Proactive identification
of substandard housing
areas and allocation of
resources
Ongoing The City’s Housing Division has a Block Improvement Grant (BIG) program. The program was inactive in 2019, but was reinstated in 2020 with a pro-active Code Enforcement
Officer providing pro-active outreach. Grants will be
provided on an area basis for exterior work to improve the neighborhood. In conjunction with Code Enforcement,
low/moderate-income areas showing signs of slum/blight
will be identified. Items include roof, paint, garage doors, and other minor repairs.
Due to the continued need for this program as detailed in Chapter 2, Housing Needs Assessment, this program will
be carried over into the 6th housing cycle as Policy Action
3.9. Program 2 -
Conservation and
rehabilitation of
existing housing
resources in Fullerton
2.3: Affordable housing
acquisition and
rehabilitation of market rate
units with conversion to
affordable units for 100
households (40 very-low
income, 30 low income, and
30 moderate income)
Ongoing The City did not have funding in 2020 to acquire and rehabilitate housing units.
This program will be continued in the 6th housing cycle as Policy Action 3.10 to support affordable housing in the community.
Program 2 -
Conservation and
rehabilitation of
existing housing
resources in Fullerton
2.4: Funding for resident-
initiated rehabilitation
activities to address deferred
maintenance and assist 45
households/year (17 very-
low income, 19 low income,
and 9 moderate income) in
existing neighborhoods
Annually In 2020, the City provided one Lead Based Paint Hazard Testing grant totaling $195, and one housing rehabilitation loan totaling $5,000 for one low-income household. In
addition, the City provided two housing rehabilitation
grants totaling $23,885 for two low-income households.
Due to the continued need to support housing
rehabilitation, this program will be continued in the 6th housing cycle as Policy Action 3.9.
Program 2 -
Conservation and
rehabilitation of
existing housing
resources in Fullerton
2.5: Facilitate property
maintenance through code
enforcement
Ongoing In 2020, the City’s Code Enforcement Division received and investigated 1,367 complaints and resolved and closed
1,177 cases.
Due to the continued need for this program, this program will be carried into the 6th housing cycle as part of Policy Action 3.9.
Appendix H-A: Housing Element H-A-11
City of Fullerton
Housing Element
Program Objectives Timeframe Accomplishments
Program 2 –
Conservation and
rehabilitation of
existing housing
resources in Fullerton
2.6: Encourage owner-
occupied housing
rehabilitation to 45
households/year (17 very-
low income, 19 low income,
and 9 moderate income)
Annually In 2020, the City provided one Lead Based Paint Hazard Testing grant totaling $195, one housing rehabilitation loan totaling $5,000 for one low-income household. In addition, the City provided two housing rehabilitation grants totaling $23,885 for two low-income households.
Due to the continued need for this program, this program will be carried into the 6th housing cycle as Policy Action
3.9. Program 2 -
Conservation and
rehabilitation of
existing housing
resources in Fullerton
2.7: Neighborhood based
community enhancement to
identify areas containing
substandard housing areas
and prioritize resources to
address
Ongoing The City is still in the process of completing the last phases of the Richman Park area improvements. In 2020, Habitat for Humanity has continued outreach in the Richman Park area and the City has implemented more proactive code
enforcement for safe living standards through the BIG
program. The Garnet Avenue and Iris Court areas have
been considered in the past for future revitalization efforts similar to Richman Park area, and future efforts in this area will be based on City Council direction and availability of funding. In 2020, the City broke ground on Pearl Park, the first neighborhood park in the Garnet area.
Due to the continued need for this program to
affirmatively further fair action, this program will be carried into the 6th housing cycle as Policy Action 3.9.
Program 2 -
Conservation and
rehabilitation of
existing housing
resources in Fullerton
2.8: Encourage sustainability
and green building practices
in new and existing
residential development
Ongoing The City adopted expedited permitting process for installation of small residential solar systems. The City also adopted a Zoning Code Amendment in 2016 that updated
its landscaping requirements citywide, for both new
developments and rehabilitation of existing landscape
areas. It also implements and enforces provisions of the 2022 Building, Plumbing, Mechanical, Electrical, Green
Building Standards and Energy, Codes which implement
more stringent energy efficient requirements for all new construction as well as additions and alterations to existing housing.
Due to the City’s desire to encourage energy conservation beyond State requirements, this program will be carried into the 6th housing cycle as a component of Policy Action
3.11. Program 2 –
Conservation and
rehabilitation of
existing housing
resources in Fullerton
2.9: Provide relocation
assistance to individuals and
households in conjunction
with future rehabilitation
programs
Ongoing, as
needed
Temporary relocation assistance was provided to three
households in conjunction with the rehabilitation of their home. Community Development Block Grant (CDBG) funds
were used.
Since temporary relocation assistance is a function of the regulations associated with CDBG funding, this program
will not be carried into the 6th housing cycle.
H-A-12 Appendix H-A: Housing Element
City of Fullerton
Housing Element
Program Objectives Timeframe Accomplishments
Program 3 - Efficient
use of energy
resources in residential
development
3.1: Increased energy
efficiency in residential
development
Annual review
of new
technologies
The City adopted expedited permitting process for
installation of small residential solar systems in 2015. The City also adopted a Zoning Code Amendment in 2016,
updating landscaping requirements citywide, for both new developments and rehabilitation of existing landscape
areas. This amendment requires that all irrigation devices must meet American National Standards Institute (ANSI)
standards and American Society of Agricultural and
Biological Engineers’/International Code Council’s
(ASABE/ICC) 802-2014 “Landscape Irrigation Sprinkler and Emitter Standard.” Another requirement is that systems
use “smart” automated irrigation technology. The City also adopted and enforces the 2022 Building, Plumbing,
Mechanical, Electrical, Green Building Standards, Energy, Codes which implement more stringent energy efficient
requirements.
Due to the City’s desire to encourage energy conservation beyond State requirements, this program will be carried into the 6th housing cycle as a component of Policy Action
3.11. Program 4 – Continued
monitoring and
preservation of
housing units at-risk of
converting to market
rate
4.1: Continued monitoring
and preservation of deed
restricted units, to preserve
100 housing units at-risk of
converting to market rate
Ongoing All City-assisted affordable residential projects are monitored and all applicable affordability covenants are enforced annually. Most of the affordable projects have affordability covenants that are between 55-99 years and therefore not immediately subject to expiration. The City is sensitive to protecting its current affordable housing
projects and has mechanisms in place to protect against conversion of affordable units to market rate.
Due to the continued need to preserve deed restricted
units, this program will be carried over into the 6th housing cycle as Policy Action 3.12.
Program 4 – Continued
monitoring and
preservation of
housing units at-risk of
converting to market
rate
4.2: Continue support of
regional fair housing efforts
with an objective of 400
referrals per year and fair
housing workshops or
presentations every other
year
Ongoing The City (Housing and Code Enforcement Divisions) make approximately 100 referrals per year to its fair housing provider, Fair Housing Foundation. In 2020, Fair Housing Foundation served 220 Fullerton residents with fair
housing issues. In addition to direct referrals, Fair Housing Foundation conducted one in-person and three virtual
(including one Spanish language) fair housing workshops in 2020.
Due to the continued need to provide fair housing services, this program will be carried into the 6th housing cycle as Policy Action 3.13.
Appendix H-A: Housing Element H-A-13
City of Fullerton
Housing Element
Program Objectives Timeframe Accomplishments
Program 4 – Continued
monitoring and
preservation of
housing units at-risk of
converting to market
rate
4.3: Continue to implement
the Reasonable
Accommodation ordinance
Ongoing The City has continued to implement the Reasonable Accommodation provisions in the Zoning Code, allowing
relief from zoning and building regulations for construction or modification of residences occupied by persons with
disabilities.
Due to the identified need to revise the City’s Reasonable Accommodations provisions as noted in Chapter 3,
Housing Constraints, this program will be continued as
Policy Action 3.17.
Program 4 – Continued
monitoring and
preservation of
housing units at-risk of
converting to market
rate
4.4: Process a Code
amendment in 2015 to fully
address all state law
requirements for emergency
shelters
Process Code
amendment in
2015; Annual
review
Ordinance 3222 was adopted by the Fullerton City Council on September 15, 2015, which established an overlay zone encompassing 221 acres that has the capacity to provide more than 350 shelter beds. In 2018 the City amended its Zoning Code to allow religious institutions to provide
shelter for up to 12 persons experiencing homelessness as a matter of right. In October 2019, City Council approved a Resolution of Intention to amend emergency shelter
overlay zone provisions to meet the changing scope of
homelessness and facility requirements.
Due to the need to amend the City’s Zoning Code to
comply with recent state laws, this program will be carried into the 6th housing cycle as Policy Action 3.15.
Program 4 – Continued
monitoring and
preservation of
housing units at-risk of
converting to market
rate
4.5: Section 8 Rental
Assistance - Work
cooperatively with Orange
County Housing Authority
(OCHA) to provide rental
assistance to Fullerton
residents
Ongoing Orange County Housing Authority administers the City’s Section 8 voucher program. In 2020, OCHA administered
Section 8 Rental Assistance Vouchers to 502 Fullerton
residents. In addition, 76 portability vouchers and 72
households were assisted through the Continuum of Care
in Fullerton. In all, the City responds to approximately 150 Section 8 inquiries a year.
Due to the continued need for this program, it will be
carried into the 6th housing cycle as Policy Action 3.16.
Program 4 – Continued
monitoring and
preservation of
housing units at-risk of
converting to market
rate
4.6: Provide in-kind technical
assistance to housing
developers
Ongoing City provides assistance to housing developers in filling out forms such as applications for California Debt Limit
Allocation Committee and California Tax Credit Allocation Committee.
Due to the City’s desire to support affordable housing
development, this program will be carried into the 6th
housing cycle as Policy Action 3.7.
H-A-14 Appendix H-A: Housing Element
City of Fullerton
Housing Element
Program Objectives Timeframe Accomplishments
Program 4 – Continued
monitoring and
preservation of
housing units at-risk of
converting to market
rate
4.7: City shall consider the
specialized needs of persons
with physical and mental
disabilities, large family and
single parent households,
and other special needs
groups
Ongoing The City contributed $862,658 toward the establishment of two year-round homeless emergency shelters and multi- service centers in Buena Park and Placentia serving North Orange County which now provide 250 beds for persons
experiencing homelessness.
The Cold Weather Shelter, operated by Mercy House,
accommodated over 100 individuals nightly.
Fullerton continues to contract with City Net to provide homeless street outreach and case management services
as part of the city’s participation in the North Orange County Public Safety Task Force.
In September 2020, a 150-bed facility opened in Fullerton with a full medical clinic in addition to wrap-around
services. The City contributed $500,000 for tenant
improvements.
The City’s Tenant-Based Rental Assistance Program (TBRA) continues focusing on rental assistance for seniors in
mobile home parks at Rancho La Paz and Rancho Fullerton mobile home parks and Veterans citywide.
In July 2020, a new Homeless Case Manager position was
created utilizing Community Development Block Grant
(CDBG) funds. The position is responsible for outreach and engagement with homeless clients and ensuring
collaboration between County/community partners, and
the community at large around addressing homelessness.
The Safe Parking Program in partnership with the
Illumination Foundation provides families and/or
individuals who dwell in their vehicles with a safe and legal place to park, sleep at night, and ensure participant linkage and access to supportive services such as the Coordinated Entry System (CES) through December 31, 2020.
In February 2020, the City Council received a report from the Fullerton Homeless Plan Committee which consisted of 29 recommendations to address housing and homeless
issues.
In August 2020, using Federal CDBG COVID 19 funding, the City created an Emergency Rental Assistance Program and a Tenant-Based Rental Assistance Program.
Due to the continued need for this program, it will be
carried into the 6th housing cycle as Policy Action 3.15 and
3.17. Appendix H-A: Housing Element H-A-15
City of Fullerton
Housing Element
Program Objectives Timeframe Accomplishments
Program 4 – Continued
monitoring and
preservation of
housing units at-risk of
converting to market
rate
4.8: Continue to provide
information regarding
affordable home purchase
programs to 100 first time
homebuyers
Ongoing With the elimination of Redevelopment Agencies in 2012, there is no longer funding set aside for a homebuyer
program through the City. Additionally, in 2020, no
requests were made of the City’s Housing Division for any other homebuyer programs.
Due to the lack of funding for this program, it will not be carried into the 6th housing cycle. However, homebuyer
education will be provided through the City’s contract with the Fair Housing Foundation as detailed in new Policy
Action 3.13.
Program 4 – Continued
monitoring and
preservation of
housing units at-risk of
converting to market
rate
4.9: Investigate offering a
City-sponsored referral
service to assist in reducing
the incidents of foreclosures
in Fullerton
Ongoing In 2020, the City did not offer this service.
Due to the lack of activity for this program, it will not be carried into the 6th housing cycle.
H-A-16 Appendix H-A: Housing Element
City of Fullerton
Housing Element
Table A-2 Progress in Achieving Housing Element Quantified Objectives, 2013-2021 Program Quantified Objective Level of Achievement
New Construction
Extremely-low (subset of Very Low) 206 0
Very-low 411 265
Low 299 145
Moderate 337 13
Above-moderate 794 1,230
Total 1,841 1,653
Rehabilitation
Extremely-low 27 0
Very-low 30 28
Low 49 59
Moderate 39 9
Above-moderate 0 0
Total 145 96
Conservation/Preservation
Extremely-low 0 0
Very-low 100 101
Low 0 0
Moderate 0 0
Above-moderate 0 0
Total 100 101
Appendix H-B: Housing Element H-1
Appendix H-B:
Residential Land Resources
California Housing Element Law requires that cities demonstrate they have adequate sites to meet their share of regional housing needs as determined through the Regional Housing Needs Assessment (RHNA) process. This appendix includes an evaluation of potential sites in the city that are suitable for future housing development based upon factors including zoning, development standards, and the availability of public services and facilities to accommodate a variety of housing types and incomes.
City Pointe Apartments, 130 E. Chapman Avenue
B.1 Regional Housing Needs
At the beginning of each Housing Element cycle, the California Department of Housing and Community Development (HCD) assigns a total housing need for the planning period to each region. This total housing need is based upon the number of additional units needed to accommodate anticipated household growth, to replace expected demolitions and conversions of housing units to non-housing uses, to achieve a future vacancy rate that allows for healthy functioning of the housing market and eliminate existing overpayment and overcrowding. Additional information regarding the RHNA process may be found at: https://scag.ca.gov/housing.
H-2 Appendix H-B: Housing Element
City of Fullerton
Housing Element
The Southern California Association of Governments (SCAG), the Council of Governments (COG) representing the region, in cooperation with the local jurisdictions, is tasked with the responsibility of allocating the region’s projected new housing demand to each jurisdiction. The allocation is further divided into four income categories:
• Very-low income: Up to 50 percent of the median income; • Low income: 51 percent to 80 percent of the median income; • Moderate income: 81 percent to 120 percent of the median income; and, • Above-moderate income: more than 120 percent of the median income.
The RHNA for the 6
th Housing Element cycle allocates housing needs for the period from June 30, 2021 to October 15, 2029. The RHNA identifies the City of Fullerton’s share of the region’s housing needs as 13,209 new housing units, distributed among income categories as shown in Table B-1. The RHNA represents planning goals and is not a development prediction, quota or mandate.
Table B-1 Regional Housing Needs Assessment, 2021-2029
Total Need Very-low Income Low Income Moderate Income Above-Moderate Income Units 13,209 3,198* 1,989 2,271 5,751
*Regional housing needs allocation for extremely-low-income units is 1,599 units (assumed 50% of the very-low income need).
Source: SCAG 2021
Methodology for Inventory of Sites to Accommodate Regional Housing Needs Table B-2 summarizes the City’s inventory of sites with potential for residential development during the planning period compared to its assigned share of regional housing needs. The following analysis describes the methodology used to estimate residential development potential and proposed actions to ensure adequate capacity to accommodate the City’s assigned share of regional housing needs during the planning period.
Table B-2 Potential Residential Development Compared to RHNA
Units by Income Category
Very Low Low Moderate Above Moderate
Approved and Pending Projects (Table B-3) 67 133 131 2,227 Potential ADUs 90 155 108 10
Surplus Land (Table B-5) 7 5 0 117
Total Existing Potential 164 288 239 2,354
Candidate Sites for Rezoning
Housing Incentive Opportunity Zone (Table B-12) 3,258 1,850 2,349 3,760 Total Potential Residential Development 3,422 2,143 2,588 6,114 RHNA (2021-2029)1 3,198 1,989 2,271 5,751
Surplus 224 154 317 363
Source: City of Fullerton, 2024
Appendix H-B: Housing Element H-3
City of Fullerton
Housing Element
Approved and Pending Projects
Projects that have been approved or are in the planning process and are expected to be completed during the planning period are listed in Table B-3. Units are assigned to income levels based on expected market prices or affordability covenants.
Table B-3 Approved and Pending Projects
Project Name/Location
Income Level
Status
Affordability
Mechanism
Very-low
Income
Low
Income
Moderate
Income
Above-
Moderate
Income Total
Approved Projects
Casa Bella / Highland &
Valencia
1 - - 19 20 Approved 2021; Completion
expected spring 2025
Deed Restriction
The Hub / Chapman &
Commonwealth
- - - 377 377 Approved 2022; Completion
expected winter 2024
N/A
Streetlights /
Orangethorpe & Lemon
19 - - 310 329 Approved 2023; Completion
expected spring 2026
Development
Agreement
The Pines at Sunrise
Village / Euclid &
Rosecrans
- - - 113 113 Approved 2023; Completion
expected winter 2024 2025
N/A
Pathways of Hope - 5 15 - 20 Approved 2023; Completion
expected winter 2025
Deed Restriction
The Tracks at Fullerton
Station
13 - - 128 141 Approved 2023; Completion
expected winter 2025
Development
Agreement
245 N. State College
Boulevard
4 - 21 - 25 Approved 2023; Completion
expected spring 2025
Deed Restriction
Pointe Common 30 7 28 - 65 Approved 2023; Completion
expected spring 2025
Development
Agreement
Coyote Hills West - - - 760 760 Approved 2020; Completion expected spring 2026
N/A
Projects In Entitlement Review Process
Amerige Fullerton - - 2 6 8 In Review Deed Restriction
Orangethorpe Mixed
Use
- - 63 - 63 In Review Development
Agreement
737 N. Highland Avenue - - - 13 13 In Review N/A
1705-1725 N. Placentia
Ave
- 115 - 458 573 In Review Deed Restriction
111 W. Hermosa Drive - 6 - 24 30 In Review Deed Restriction (Density Bonus
requirements)
115 Malden Avenue - - 2 19 21 In Review Deed Restriction (Density Bonus
requirements)
Totals 67 133 131 2,227 2,558
Source: City of Fullerton, 2024
H-4 Appendix H-B: Housing Element
City of Fullerton
Housing Element
Potential Accessory Dwelling Units
Accessory dwelling units (ADUs) represent a significant opportunity for affordable housing, particularly for single persons or small households including the elderly, college students, young adults, and caregivers.
Recent changes in State law have made the construction of ADUs more feasible for homeowners, and the City has seen a corresponding substantial increase in ADU production over the past five years. Table B-4 shows the number of ADU building permits issued between January 2018 and December 2023. The City issued an average of 45.3 building permits per year since 2018. Therefore, the City can assume that a total of 363 ADUs will be permitted between 2021 and 2029. Based on a 2021 analysis conducted by SCAG
1, the expected income levels of future ADUs are as follows:
Extremely low: 15%
Very low: 10%
Low: 43%
Moderate: 30%
Above moderate: 2%
ADUs at 1700 Peppertree Lane (left) and 2418 Thorn Place (right)
1 Southern California Association of Governments. " SCAG Regional Accessory Dwelling Unit Affordability Analysis." (accessed September, 2023). https://scag.ca.gov/sites/main/files/file-attachments/adu_affordability_analysis_120120v2.pdf?1606868527
Appendix H-B: Housing Element H-5
City of Fullerton
Housing Element
Table B-4 Accessory Dwelling Unit Construction, 2018 – 2023 Year ADU Building Permits Issued
2018 17
2019 36
2020 53
2021 30
2022 67
2023 69
Total 272
Average per year 45.3
Source: City of Fullerton, 2024
Surplus Land
The Surplus Property Land Act (Government Code Sections 54220-54234) governs the disposal of land no longer necessary for the City’s use or where disposal is otherwise required. Table B-5 presents those properties currently declared to provide sites for affordable or mixed-income housing. The City will continue to monitor Surplus Land Act amendments for compliance. The City will facilitate development on the site as described in Policy Action 3.1.f.
Table B-5 Surplus Land
Address Acres Potential Density VL L M AM Total
100 W Amerige Avenue (Parcels: 032-232-13,
032-232-29, 032-234-28)
2.37 55 dwelling units
per acre (du/ac)
7 5 0 117 129
Totals 7 5 0 117 129
100 West Amerige Avenue
100 West Amerige Avenue, commonly referred to as Amerige Court, is a series of three City-owned parcels encompassing approximately two and a half acres. The site is currently used as a free public parking lot. Amerige Court is located within close proximity (0.3 miles / 5-minute walk) of the Fullerton Transportation Center, which provides access to Amtrak, Metrolink, and the OCTA bus system, and it has been identified as having high potential for transit -oriented development. The City of Fullerton is currently seeking proposals for mixed-use developments which maintain public parking capacity while adding retail commercial square footage and housing to the site. Based on the development trends discussed below and summarized in Table B-6, the Amerige Court site is estimated to yield 129 units including 10 percent deed restricted units at a gross density of 55 dwelling units per acre.
H-6 Appendix H-B: Housing Element
City of Fullerton
Housing Element
Housing Incentive Overlay Zone
To facilitate development of housing in key corridors within the city, Fullerton is developing a zoning overlay called the Housing Incentive Overlay Zone (HIOZ) (Policy Action 3.1-a), which will allow residential uses regardless of underlying zones. The HIOZ is an overlay zone that would provide optional standards and incentives for the development of residential uses on sites designated with base zones that do not allow residential uses (commercial zones including C-G, C-H, C-M, and G-C; industrial zones including M-G and M-P; and the O-P Office Professional zone). This overlay zone would permit the development of housing on the property that incorporates a specified percentage of deed-restricted affordable housing units. To develop the HIOZ, the City worked with property owners, the community-at-large, the development community, the Planning Commission, and City Council to identify underutilized properties where residential is not currently a permitted land use, but the land is generally suitable for housing, and create development standards that would facilitate future residential development. Future development would be built per current practices and include a minimum 10% requirement for affordable housing.
Suitability for residential uses was determined through a comprehensive objective screening process.
A list of sites in the HIOZ identified in the Site Inventory is in Section B.3, List of HIOZ Sites. The area of the proposed HIOZ is shown in Exhibit B-1, below.
Appendix H-B: Housing Element H-7
City of Fullerton
Housing Element
Exhibit B-1 Site Inventory
H-8 Appendix H-B: Housing Element
City of Fullerton
Housing Element
HIOZ Criteria
A scoring system was developed and applied to all properties in the City as follows that are not otherwise constrained by providing a public service or infrastructure (e.g., water well, flood control, road, parking lot, school, park, Edison substation, City facility) or designated on the City’s local register of historic places:
• Tier 4 – 4 points (max 4)
o Under-valued, where improvement to land value ratio is less than 1 (indicating the land is worth more than the improvements on it.
• Tier 3 – 3 points each (max 9)
o Within TCAC/HCD Opportunity Areas, defined by Department of Housing and Community Development (HCD) and the California Tax Credit Allocation Committee (TCAC) as areas whose characteristics have been shown by research to support positive economic, educational, and health outcomes for low-income families.
o Within HQTAs, defined by SCAG as High-Quality Transit Areas in the 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS) as areas within ½ mile from major transit stops and high-quality transit corridors. o Adjacent to Existing Residential, located within 100 feet; may be outside of City boundaries • Tier 2 –2 points each (max 16)
o Outside of Airport Impact Zone, defined by the Airport Land Use Commission of Orange County for Fullerton Municipal Airport.
o Outside of Local Hazard zones, noted in the City of Fullerton Local Hazard Mitigation Plan dated May 2020.
• Tier 1 -1 point each (max 2)
o Near Schools, measured a ¼ mile (or 5-minute walk) distance from any public or private school or university.
o Near Open Space, measured a ¼ mile (or 5-minute walk) distance from public parks, trails, or golf courses.
Table B-15 in Section 1.3 presents those properties that meet the City’s minimum objective screening criteria score of 16 and have been included in the Site Inventory.
Realistic Capacity
Pursuant to Government Code Section 65583.2(c), the City is required to calculate the realistic number of units (or, realistic development capacity) that can be accommodated on the sites identified. The HIOZ includes a minimum density requirement of 20 dwelling units per acre (du/ac) and a maximum density of 60 du/ac. The City has estimated the realistic achievable density of residential projects on any given site to be based on the acreage of the site and the proposed development standards for the HIOZ.
Appendix H-B: Housing Element H-9
City of Fullerton
Housing Element
Height Limit
Proposed development standards for the HIOZ and multi-family residential zones (R-G, R-3R, R-3, R-4, and R-5) impose a height limit for structures within 100 feet of existing R-1 zones. If a multi-family structure is located down-slope from an adjacent R-1 zoned property, a 30-foot height limit applies if the grade differential is less than 20 feet, and a 40-foot height limit applies if there is a grade differential of more than 20 feet. There is no height limit on any portion of a property greater than 100 feet from a property with an R-1 zone classification.
Of the 235 HIOZ sites encompassing 262 acres included in the Site Inventory, 108 sites (encompassing 119 acres) will be impacted by this height limit. However, this constraint will not impact the City's ability to meet RHNA requirements, as shown in Table B-6. Portions of these 108 sites in the Site Inventory that are within 100 feet of a site with R-1 zoning designation and subject to the 30-foot height limit account for 21.1 acres or 8 percent of the total land area of HIOZ sites identified in the Site Inventory. The Site Inventory discounts the total developable acreage of each site by the acreage of each parcel within 100 feet of an R-1 zone and conservatively assumes no units will be built in areas subject to the 30-foot height limit. This approach provides a conservative estimate of allowable density achievement.
Commercial Area Requirement
Projects bordered on one or more sides by a Major or Primary Arterial and with a total project site area of least one acre are required to provide ground-floor commercial uses as a part of a horizontal or vertical mixed-use development. The area of ground-floor commercial uses to be provided shall be equivalent to the permitted total floor area of commercial and/or industrial uses existing on site. Projects shall be exempt from this requirement if a certified market analysis report provided for the Director’s review and approval demonstrates the infeasibility of accommodating this requirement. Of the 235 HIOZ sites included in the Site Inventory, 38 properties are subject to this requirement. As discussed in detail below in Section B.2.7, recent and planned mixed-use projects developed in Fullerton have relatively small commercial components. The capacity assumptions detailed below consider the potential commercial component of mixed-use projects.
Capacity Assumptions
To support the density assumptions of the Site Inventory, an analysis of development trends was conducted for the 28 completed or in-process multi-family projects included in Table B-7. On average, projects developed on sites smaller than one acre achieved densities of approximately 40 du/ac, and projects developed on sites larger than one acre typically achieved densities of approximately 57 du/ac.
Based on the required minimum density of the HIOZ and the densities achieved by the projects listed in Table B-7, the City assumes the following realistic densities on sites included in the HIOZ:
• 0 du/ac for any portion of a site within 100 feet from an R-1 zone • 35 du/ac on sites less than one acre and greater than 100 feet from an R-1 zone • 55 du/ac on sites greater than one acre and greater than 100 feet from an R-1 zone Table B-6 summarizes the realistic capacity of HIOZ sites.
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Housing Element
Table B-6 Realistic Capacity of HIOZ Sites in the Sites Inventory Size Category Number of Sites Total Acreage Acres < 100ft from R-1 Realistic Density Total Units Less than 1 acre 161 93.68 10.80 35 2,815
Greater than 1 acre 74 168.51 10.30 55 8,402
Totals 260 262.19 11,217
Appendix H-B: Housing Element H-11
City of Fullerton
Housing Element
Table B-7 Development Trends (2015 – 2023)
Project Zoning
Site
Acreage
Year of
Completion
Total
Units
Density Achieved
(du/ac) Previous Use Previous FAR
Previous
Year Built
Previous Lot
Coverage
Previous #
of Stories
Previous
Improvement
to Land Value
Single-Family Projects
Laguna Estates R-1-15 2.58 2020 7 2.71 Banquet Hall 0.08 - 8% 1 * 737 N. Highland Avenue R-1 1.8 Staff Review 13 7.22 Single Family 0.06 1951 6% 1 0.47 Citrus Park SPD 5.6 2016 59 10.54 Auto Dealership 0.47 1973 47% 1 0.89 Legacy Walk SPD 1.79 2015 19 10.61 Church 0.12 - 12% 1 * Coyote Hills West SPD 70.3 Approved 760 10.81 Oil Field 0.0 - 0% 0 N/A The Pines at Sunrise Village PRD 9.93 Approved 113 11.38 Commercial 0.11 1977 11% 1 0.33 Liberty Walk SPD 3.54 2016 44 12.43 Industrial Uses 0.17 1980 17% 1 * Oakmont of Fullerton O-P 3.29 2022 41 12.46 Medical Offices 0.53 1972 26% 2 * 1950 Hughes Drive AHSPD 8.1 2015 115 14.20 Open Space 0.0 - 0 0 N/A Single-Family Average 10.26
Multi-Family Projects on Sites Less than 1 Acre
117 W. Valencia R-3 0.34 2018 7 20.59 Single-family 0.35 1908 17% 2 * Amerige Fullerton R-3 0.33 Staff Review 8 24.24 Multi Family 0.07 1939 7% 1 0.08 Brookdale Apts. R-3-P 0.3 2021 9 30.00 Vacant Lot 0.0 - 0 0 N/A 245 N. State College Blvd. R-G 0.71 Approved 25 35.21 Single Family 0.05 1924 5% 1 0.39 Casa Bella G-C 0.56 Approved 20 35.71 Commercial 0.25 1965 25% 1 0.5 A Community of Friends C-3-ES 0.83 2016 36 43.37 Industrial Uses 0.12 1969 12% 1 * Citrea Apartments SPD 0.99 2018 55 55.56 Manufacturing 0.38 1951 19% 2 * Pathways of Hope R-3 0.28 Staff Review 20 71.43 Residential 0.15 1929 7% 2 0.92 Multi-family Average (Sites 1 acre) 39.51
H-12 Appendix H-B: Housing Element
City of Fullerton
Housing Element
Project Zoning
Site
Acreage
Year of
Completion
Total
Units
Density Achieved
(du/ac) Previous Use Previous FAR
Previous
Year Built
Previous Lot
Coverage
Previous #
of Stories
Previous
Improvement
to Land Value
Multi-Family Projects on Sites Greater than 1 Acre
The Groves SPD 2.72 2016 52 19.12 Auto Dealership 0.32 - 16% 1 * Pointe Common M-G 2.5 proved 65 26.00 Industrial 0.60 1947 60% 1 * Ventana Senior Apts. C-3 2.8 16 95 33.93 Vacant lot 0.0 - 0% 0 * Orangethorpe Mixed-Use G-C 1.71 aff Review 63 36.84 Commercial 0.11 1969 11% 1 0.21 Orangefair Apts./Aspect SPD 6.38 22 323 50.63 Parking lot 0.0 - 0% 0 N/A Harbor Walk Apts. SPD 2.29 16 142 62.01 Auto dealership 0.24 - 16% 2 * Amplifi C-H; M-G 4.69 20 295 61.83 Auto Dealership 0.28 - 20% 1 * The Tracks at Fullerton Station SPD 2.13 proved 140 65.73 Parking Lot 0.0 N/A 0% 0 N/A Streetlights Fullerton SPD 4.47 proved 329 73.60 Commercial 0.67 N/A 67% 1 * Malden Station C-3 2.4 16 200 83.33 Industrial Uses 0.78 - 78% 1 * The Hub SPD 3.55 der Const. 420 118.31 Office 0.45 1975 29% 2 0.67 Multi-family Average (Sites > 1 acre) 57.39
* Historic improvement value and land value data is not available for these properties. The Orange County Assessor’s records do not contain reliable improvement or land value data for many properties, especially for older properties that have not been recently reassessed.
Appendix H-B: Housing Element H-13
City of Fullerton
Housing Element
Affordable Housing on HIOZ Sites
State law has established “default” density standards for the purpose of estimating potential units by income range. According to HCD, a density standard of 30 or more units per acre (primarily for higher- density multi-family developments) would facilitate the development of housing in the low- and very low- income categories. In addition, sites rezoned to accommodate the RHNA must be zoned to facilitate the development of at least 16 dwelling units.
In addition to default density standards, the California Legislature established size requirements for parcels intended to support the development of lower-income units. Government Code Section 65583.2 establishes that sites between 0.5 and 10 acres in size which are zoned for residential development at greater than 30 units per acre are suitable for lower-income projects. Very small parcels, even when zoned for high densities, may not facilitate the scale of development required to access competitive funding resources. Conversely, typically lower-resource affordable housing developers may be unable to finance the scale of projects necessitated by very large parcels.
All HIOZ sites allow a maximum density of 60 du/ac; however, the development trends shown in Table B-7 demonstrate that the actual developed density may be lower. Therefore, the estimated realistic density is used to determine a site’s suitability for the development of housing affordable to lower income households. On sites which are between 0.5 and 10 acres in size and have realistic densities greater than 30 dwelling units per acre, 50 percent of the total unit capacity on those sites is assumed to be affordable to lower income households. On sites that do not meet that size and density range criteria, 10 percent of units are assumed to be affordable to lower income households as the HIOZ requires a minimum of 10 dwelling units and a minimum inclusionary requirement of 10 percent deed-restricted units for projects to qualify. The remaining units that are not allocated to lower income categories are divided between moderate- and above moderate-income categories (20 percent moderate and 30 percent above-moderate income). Table B-8 summarizes the assumed distribution of affordable units on HIOZ sites based on the sites’ size and realistic density.
Table B-8 Percentage of Units Affordable to Lower Income Households Parcel Size
Realistic Density
35 du/ac 55 du/ac
Less than 0.5 Acres 10% 10%
Between 0.5 and 10 Acres 50% 50%
Greater than 10 Acres 10% 10%
Mixed-Use Development Trends
A review was conducted of previously developed projects in mixed-use zones to evaluate the likelihood of residential development on sites that allow mixed uses. This review supports the assumption that projects developed on mixed-use sites will likely include residential uses. The Central Business District Commercial (C-3) zone permits the development of both commercial and residential uses. Additionally, the Fullerton Transportation Center (FTC) Specific Plan also provides for mixed use development. The FTC Specific Plan, designed to facilitate redevelopment of a neighborhood of Downtown with mixed-use (retail with office or residential) and multi-family land uses, was adopted in 2010 and amended in 2015. Most of the sites in the FTC Specific Plan were developed with existing manufacturing, commercial, and industrial uses.
H-14 Appendix H-B: Housing Element
City of Fullerton
Housing Element
A review of development trends in the C-3 zone and FTC Specific Plan area indicates whether there is preference by developers to include residential uses in projects given the choice. In a review of approved development applications in the past five years (2019 to 2024) of projects in these two zones, three out of six projects (50 percent) contain a residential component:
• 139 W Santa Fe Ave: commercial-only permit application (no residential use included) • 128 E Amerige Ave: law office with an apartment (residential use included) • 128 W Commonwealth Ave: a new coffee house made of shipping containers inserted into a commercial lot (no residential use included)
• 603 N Harbor Blvd: conversion of a garage into an ADU (residential use included) • 155 E Chapman Ave: new bank (no residential use included) • The Tracks project: hotel/multi-family residential (residential use included) In addition to the C-3 zone and the FTP Specific Plan described above, the City has successfully developed mixed- use projects through other specific plans. The following specific plans were successfully developed with residential uses on sites where residential uses are optional:
• In 2016, the City created the 600 W Commonwealth Specific Plan for the redevelopment of two nonvacant parcels with automotive-related uses. The specific plan supported the development of Amplifi, a 295-unit multi-family development and 4,822 square feet of local-serving retail commercial, along with parking areas and recreational amenities.
• The Harbor Walk Specific Plan was developed in 2014 to promote mixed use development on a nonvacant 2.9-acre site that was zoned for commercial use. The site was successfully developed with 142 units including live/work units.
• The City supported the Jefferson Commons Specific Plan in 2007 to redevelop underutilized residential and office sites with mixed use, high-density multi-family housing and commercial uses near California State University Fullerton.
To evaluate potential residential densities that are likely to be developed in mixed-use projects, the City reviewed trends for five projects that were completed within the C-3 zone since 1991 (see Table B-9). Of these five projects, all achieved residential densities exceeding 60 du/ac, and all were developed with a ratio of 10:1 of residential to retail square footage. The average density was 82 du/ac, and the average ratio of residential to retail square footage was 21 to 1. The two most recent mixed-use projects Malden Station and Ventana were completed in 2019 and 2016, respectively. These projects were constructed at densities of 63 and 148 du/ac and with residential to retail ratios of 43:1 and 10:1, respectively.
Based on this analysis, projects zoned for mixed-use will likely continue to be developed primarily with residential uses.
Appendix H-B: Housing Element H-15
City of Fullerton
Housing Element
Pinnacle mixed-use development, 229 E. Commonwealth Avenue Table B-9 Ratio of Residential to Commercial Floor Space In C-3 Zones Project Name Address Acres Units du/ac
Residential
SF
Commercial
SF
Residential to
Retail Ratio
Year
Complete
Malden Station 250 W. Santa Fe Ave 2.4 152 63 221,116 5,100 43:1 2019 Pinnacle 229 E.
Commonwealth Ave
2.45 192 78 159,804 8,862 18:1 2009
City Pointe 130 E. Chapman Ave 2.07 183 88 158,449 6,531 24:1 2004 Wilshire
Promenade
141 W. Wilshire Ave 1.6 128 80 120,000 10,856 11:1 1991 Ventana 345 E.
Commonwealth Ave
0.64 95 148 61,576 6,273 10:1 2016
Average
1.8 150 82 144,189 7,524 21:1
According to the U.S. Department of Housing and Urban Development's Office of Policy Development and Research, demand for commercial and retail spaces are declining, and demand for housing will remain high for the foreseeable future2. Additionally, market trends favor residential uses in mixed-use projects. An in-depth land use and market/financial analysis was conducted for the SCAG/Metrolink Station Area Analysis Project and reviewed potential implementation policies for the Downtown Fullerton Metrolink Station Area (including the location of the FTC Specific Plan). The analysis found that residential market conditions are strong in Fullerton, with asking rents for residential space surpassing most of the jurisdictions analyzed for a similar work effort. Allowing for more leasable residential area, which is currently more lucrative than commercial space, would benefit development
2 U.S. Department of Housing and Urban Development Office of Policy Development and Research. "The Adaptive Reuse of Commercial Space as Housing in California." March, 2022 (accessed September, 2023). https://www.huduser.gov/portal/pdredge/pdr-edge-featd-article-030822.html
H-16 Appendix H-B: Housing Element
City of Fullerton
Housing Element
feasibility substantially. Therefore, it is likely that developers will choose to include a residential component in mixed-use projects.3
Fullerton has a strong history of successful mixed-use development with multi-family residential use, often as redevelopment on nonvacant sites with office, industrial, or commercial uses. The adoption of the HIOZ will provide additional, streamlined opportunities for mixed use and residential development that supports housing market trends.
Suitabiltiy of Sites
The housing element must analyze the extent to which existing uses may impede additional residential development. Due to a lack of vacant, available parcels, the City mostly relies on nonvacant sites to accommodate its RHNA, including its RHNA for lower-income households. The sites selected for inclusion in the inventory were chosen because they have the highest potential for becoming available for residential development and also have capacity to add significant quantities of units to the City’s housing stock.
Site Selection Criteria
To select potential sites for residential development, geospatial data was used to identify vacant and underutilized nonvacant properties within the city. The selection of nonvacant parcels was based on the criteria described below. Sites meeting the basic criteria for a high likelihood of development or redevelopment (parcel is currently vacant, there is developer interest to develop residential uses, or the site is currently a surface parking lot) were automatically included in the inventory. Sites that did not meet the basic criteria were scored according to an additional set of six criteria that provide evidence of suitability for redevelopment.
Table B-7 lists 26 projects on previously nonvacant sites that were recently completed or are in progress of being developed. The characteristics of these projects on nonvacant sites, including previous uses, building height, ILV ratio, lot coverage, and FAR were used to establish the likelihood of residential development of the nonvacant sites included in the Site Inventory and informed the selection process of the sites. There are no other known conditions on these sites, including existing leases, that would preclude the additional development detailed in this appendix. Table B-15 lists parcel specific information for all sites including indicators of redevelopment potential based on these criteria. Basic Criteria The following criteria provide the strongest justification for development and sites meeting one of the following criteria are included in the Site Inventory.
Criterion 1: Vacant Sites
Sites that are currently vacant offer the most feasibility for development. There is one vacant site included in the Site inventory.
Criterion 2: Surface Parking Lots
Large surface parking lots have potential for redevelopment as these properties have limited existing structures to impede redevelopment in the near term. These sites also meet several additional criteria, described below, including having a low improvement-to-land value ratio and low floor area
3 City of Fullerton. 2024. Housing Implementation Strategies for the Downtown Fullerton Metrolink Station Area
Appendix H-B: Housing Element H-17
City of Fullerton
Housing Element
ratio. As further evidence and as shown in Table B-7, several recently completed and proposed projects on properties with large surface parking areas. There are 12 surface parking lot sites included in the Site inventory.
Criterion 3: Vacant Buildings
Some properties are included in the Site Inventory because the existing conditions or design of the buildings are not meeting the needs of current trends, resulting in high vacancies or vacated buildings.
Substantial improvements may be needed to turn around the profitability of the existing uses.
Redevelopment into higher value uses may be a more feasible option. There are 5 properties with currently vacant buildings included in the Site Inventory.
Additional Criteria
Sites that did not meet the basic criteria had to meet at least three of the following five additional criteria to be included in the Site Inventory.
Criterion 4: Sites with Single-Story Buildings
Parcels with existing single-story buildings have potential for redevelopment due to the potential to add floor area by increasing building height. The adoption of the HIOZ will allow residential development without a height limit on sites that are at least 100 feet from an R-1 zoned parcel. These development standards specific to HIOZ sites will significantly increase the development potential of these sites well above the maximum FAR and height allowed by the base zoning for the site, which is a FAR of 0.35 on commercially zoned sites and 45 feet on industrial zoned sites. Development according to the base zoning development standards typically does not exceed one or two stories. As shown in Table B-7, 16 recently completed or proposed projects (57 percent of projects analyzed) have or will redevelop properties with existing single-story buildings. An additional six recently approved or completed projects (21 percent of projects analyzed) will redevelop sites with existing buildings that are two stories. Of the 234 nonvacant HIOZ sites included in the inventory, 90 percent have existing one-story buildings and another 9 percent have two-story buildings.
Criterion 5: Improvement-To-Land Value Ratio
A parcel’s improvement-to-land value (ILV) ratio is an indication that a site is potentially underutilized.
Where the value of improvements on a parcel is less than the value of the land itself (an ILV ratio of less than 1.0), the site is typically underutilized and has a higher potential for redevelopment. The County of Orange does not make historic improvement or land values available, therefore it is difficult to establish a trend of recently redeveloped property’s pre-construction ILV ratio. Given the ILV data available from proposed projects shown in Table B-7, properties with pre-construction ILV ratios as high as 0.92 have or will be redeveloped with high density residential projects. Redeveloped properties in cities in Orange and Los Angeles Counties that are comparable to Fullerton in terms of patterns of residential development, had pre-construction ILV ratios that were even higher than 0.92.
Therefore, a maximum ILV ratio threshold of 1.0 was used for this criterion.
It should be noted that the Orange County Assessor’s records do not contain reliable data for many properties, especially older properties that have not undergone a reassessment (which is triggered by
H-18 Appendix H-B: Housing Element
City of Fullerton
Housing Element
a change in ownership or significant improvements). For example, several sites included in the inventory have anomalously high ILV ratios (6.0+) when compared to surrounding properties resulting from out of date land value assessments. These properties are likely to have much higher redevelopment potential than what is suggested by the ILV ratio.
Criterion 6: Floor Area Ratio (FAR)
Sites with existing structures with an FAR lower than what is permitted by the Zoning Ordinance often indicate that the site is underutilized, especially in higher density areas such as Downtown and along corridors. Sites with structures with low FAR are easier to redevelop compared to developed sites with structures with a higher FAR, since structures with a high FAR would be costly to demolish. The development trends shown in Table B-7 demonstrate that successfully redeveloped nonvacant sites had structures with an average FAR of 0.30, although for some projects, the FAR of the existing structure was as high as 0.78. Therefore, a maximum threshold of 0.5 FAR was used for this criterion.
The adoption of the HIOZ will allow residential development without height limitations as long as the building is further than 100 feet from and R-1 zoned parcel. These development standards specific to HIOZ sites will significantly increase the development potential of these sites well above the maximum FAR of 0.35 allowed on commercially zoned sites and the 45 foot height limit in industrial zone districts. The HIOZ would allow projects similar to the recently completed Aspect Apartments and Malden Station projects which achieved FARs as high as 2.75 – more than tripling the FAR of the property prior to redevelopment.
Similar to the trends of recent nonvacant projects listed in Table B-7 , all nonvacant parcels identified
in the Site Inventory have an FAR of 0.5 or less.
Criterion 7: Age of Structure
Sites with existing structures that were built prior to 30 years ago have a higher potential for redevelopment than sites with newer structures. If there is a relatively new structure on a site, the property owner is less likely to invest in additional improvements or redevelopment on the site during the eight-year planning period. All structures on HIOZ sites included in the inventory are over 30 years old, and the average structure age on nonvacant sites is 55 years old. As shown in Table B-7, recent development trends indicate that nonvacant sites with structures built as late as 1980 redeveloped with high density residential. Therefore, sites with structures built before 1981 meet this criterion.
Parcels with no structures (vacant or surface parking) are noted as meeting this criterion.
Criterion 8: Lot Coverage
Low lot coverages (as compared with surrounding development and the maximum that is allowed on the site) often indicate underutilization, especially in downtown areas or areas transitioning from an auto-oriented development pattern to a more walkable or transit-oriented development pattern. The development trends shown in Table B-7 demonstrate that recently redeveloped nonvacant sites had an average pre-redevelopment lot coverage of 23 percent with some projects occurring on parcels with 77 and 78 percent lot coverage. The City utilized a threshold of 50 percent for this criterion.
The HIOZ will allow large residential and mixed-use projects similar to the recently completed Aspect Apartments, Amplfi Apartments, Malden Station, and Citrea projects as well as several recently
Appendix H-B: Housing Element H-19
City of Fullerton
Housing Element
approved residential projects including The Hub, Streetlights Fullerton, and The Tracks at Fullerton Station, which all used innovative design and planning to maximize the use of the respective parcels.
These projects utilized high lot coverage buildings to redevelop surface parking, maximize unit yield, and create an urban streetscape.
Redevelopment of Sites with Existing Uses
As part of the City’s due diligence, there were no impediments identified that prevented redevelopment of the nonvacant sites. Additionally, there are no City permits such as tenant improvements or other use permits in progress for these sites that identify a use that would be unfeasible for residential redevelopment. As such, there are no known impediments to redevelopment for any identified nonvacant sites. Current market conditions, described in detail below, indicate that there is a reasonable likelihood that certain existing uses have a higher potential for site redevelopment.
Table B-10 lists the current uses of nonvacant sites that have been included in the Site Inventory. Of the 238 identified sites (including three City owned sites discussed in Section B.2.3), 38 percent are occupied by existing commercial, retail, office, or restaurant uses; 45 percent are existing industrial sites; 15 percent are auto services sites; and 2 percent are on other types of sites.
All of the uses listed in Table B-11 can reasonably be expected to be redeveloped based on recent development trends shown in Table B-7. Land with comparable uses and site characteristics as HIOZ sites included in this inventory have been or are being redeveloped into housing with a range of acreages, unit counts, and densities. Many of these projects have included or will include affordable housing units along the same corridors where many HIOZ sites are located. The Commonwealth Avenue corridor has seen multiple large-scale residential projects developed recently including the Ventana Apartments and Amplifi apartments as well as the Pointe Common project which is currently under construction. Similarly, Harbor Walk Apartments (completed in 2016), Aspect Apartments (completed in 2022), the recently approved Streetlights Fullerton project, as well as multiple HIOZ sites are all located along the Harbor Boulevard corridor.
H-20 Appendix H-B: Housing Element
City of Fullerton
Housing Element
Table B-10 Existing Uses of Inventory Sites
Existing Use
Number
of Parcels Total Acres
Number
of Units
Percent of
Total Inventory
Bowling Alley 1 4.02 221 1.9%
Community Shopping Plaza 11 12.46 518 4.6%
Medical Offices 14 20.68 933 8.2%
Offices 29 22.82 791 7.0%
Restaurant 18 12.63 453 4.0%
Single Tenant Retail 10 6.26 222 2.0%
Vacant Commercial Building 5 6.33 303 2.7%
Small Retail Strip 26 21.00 863 7.6%
Total Retail, Office, and Restaurant 114 106.2 4,304 37.9% Industrial (General) 39 72.15 3,463 30.5%
Industrial Building (Multi-tenant) 22 37.58 1,677 14.8% Total Industrial 61 109.73 5,140 45.2%
Auto Repair and Related Uses 23 14.77 543 4.8%
Car Wash 5 3.65 128 1.1%
Parking Lot 12 11.09 524 4.6%
Vehicle Sales / Rentals 14 11.95 447 3.9%
Vehicle Storage 2 1.48 51 0.4%
Total Auto Services 56 42.94 1,693 14.9%
Childcare/Preschool 2 1.62 72 0.6%
Scrap / Salvage yard 2 1.3 43 0.4%
Single Family Residential* 2 2.03 90 0.8%
Vacant 1 0.74 4 0.0%
Total Other 7 5.69 209 1.8%
Totals 238 264.56 11,346 100.0%
*Note: Existing single-family residential uses are legal non-conforming in the General Commercial (G-C) and General Manufacturing (M-G) zones.
Appendix H-B: Housing Element H-21
City of Fullerton
Housing Element
Sites with Existing Commercial, Retail, and Office Uses Paralleling nationwide trends, commercial centers and corridors in Fullerton have been impacted by temporary store closures as a result of the COVID-19 pandemic and rise of internet commerce, and commercial property owners are adapting to market trends. Even before the COVID-19 pandemic, a 2018 study of American cities showed that public parking occupancy rates were declining in city centers and that there was an oversupply of parking to accommodate local demand.4 Evolving shopping patterns are changing retail landscape in favor of “placemaking,” which favors the relationship between housing proximity, foot traffic, and retail demand. Strategic development of mixed uses enhances the public realm and increases overall commercial and economic activity.
Residential demands for diverse housing options, particularly affordable and mid-tier options near job centers, are on the rise. The concept of live/work/shop has gained prominence post-pandemic.5 As of June 2024, there is no office space currently under construction in Fullerton. The office space vacancy rate is at a 14-year high, and the city currently has 37,694 square feet of vacant office space.
The average asking rate for office space leases in the county has incrementally decreased since 2019, a sign that office space leases are not in demand and will likely continue to decline. Of all leasing deals in Orange County, deals for Class A properties continued to outpace the Class B and C product, accounting for more than double the transactions of the other two combined, which signals less demand for leases in older buildings with fewer amenities.6 Retail space in Orange County is a stronger market than office space, but investment in retail has slowed in recent years. Total retail investment sales in the second quarter of 2024 amounted to $97.9 million in total volume, compared to $256.8 million in the first quarter of 2024.7 In contrast to office space and retail construction trends, multi-family construction in Orange County remains a strong market, which is likely to continue into the foreseeable future. The multi-family market has increased year over year (2023 to 2024), and total sales volume increased 143 percent over last year.8 Regionally, Orange County is experiencing a trend towards higher-intensity redevelopment, including residential development on sites with existing non-residential uses, noting a strong market preference for housing development. In the City of Orange, a site with an existing multi-tenant office building recently sold for mixed-use development with multi-family allowed up to 60 du/ace.9 In the City of Tustin, the Intracorp Multifamily Residential Project will demolish two existing two-story office buildings and construct a new multi-family residential development project.10 Developers of the OCVibe, a proposed 100-acre redevelopment around the Honda Center in Anaheim, are considering
4 Research Institute for Housing America. 2018. Quantified Parking: Comprehensive Parking Inventories for Five U.S. Cities. https://www.mba.org/docs/default- source/research---riha-reports/18806-research-riha-parking-report.pdf?sfvrsn=d59a2d33_0 5 Southern California Development Forum. 2024. Up, Down or Out: Deciphering Post-Pandemic Trends in California's Economy. https://www.scdf.org/Blog/13315096
6 CBRE. 2024. Orange County Office Figures Q2 2024. https://mktgdocs.cbre.com/2299/90b1f9ed-3fe9-431a-b22d-83f753f152eb- 1679500925/v032024/orange-county-office-figures-q2-2024.pdf 7 Colliers. 2024. Orange County Retail Figures 2024 Q2. https://mktgdocs.cbre.com/2299/bfc77ada-31ca-48e6-91cf-2dc676229f96- 320512586/v032024/orange-county-retail-figures-q2-2024.pdf 8 Colliers. 2024. Orange County Multifamily Research Report 2024 Q2 https://www.colliers.com/en/research/los-angeles/orange-county-multifamily-research- report-2024-q2
9 Newmark. 2023. https://www.nmrk.com/insights/press-releases/newmark-executes-22-5-million-sale-of-office-to-apartment-conversion-property-in-orange- county-california
10 City of Tustin. 2024. https://www.tustinca.org/1080/Current-Projects
H-22 Appendix H-B: Housing Element
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Housing Element
an update to the project’s development plan to allow for more apartments, including affordable apartments, and less office space to reflect changing demand in the office market.11 Medical Offices
The Sites Inventory contains sites with existing buildings used as medical offices. These sites meet the Sites Inventory criteria for structure age, low FAR, low lot coverage, and/or low improvement to land ratio. Although there is a high demand for medical space generally, aging buildings may no longer serve the technological or spatial needs of medical professionals. Medical professionals are seeking spaces that can provide flexibility and adaptive spaces, with the ability to use telehealth services and promote green building design.12 Additionally, it is no longer necessary for medical offices to be located near major hospitals. According to real estate trends, specific services like urgent-care clinics, kidney dialysis centers, primary care practices, and specialist practices are more likely to be positioned in smaller locations in mixed-use environments in closer proximity to patient residences and neighborhood serving uses. A study from CoStar found that although medical tenants grew in both office and retail sectors from 2011-2019, they increased their presence in retail space at twice the rate as office space.13 If trends continue, it is likely that medical professionals will desire new and flexible spaces near retail centers over more rigid and aging office space.
Redevelopment with medical offices and residential uses may also be desirable on these sites. In South Pasadena, the Affinity, a 135,000-square-foot medical research building with 95 senior apartments, is currently under construction.14
Presence of Leases
The City does not have access to lease and contract data. While analyzing lease data is a way to demonstrate that a site may develop housing, the Housing Element has utilized a factor analysis to identify the sites that are most likely to produce housing (e.g. FAR, lot coverage, structure age). It should be noted that in many cases businesses with long-term leases may be willing to relinquish those leases as part of the negotiations included in any land purchase. The presence of a lease does not preclude development of underutilized space on a site, nor does it preclude development of the leased space as leases may be renegotiated for terms acceptable to both parties, including early termination. There are several mechanisms available to address sites with existing leases, such as structuring relocation agreements, whereby a tenant is placed in another agreeable location, or by providing compensation for early lease termination.
A review of parcels for sale in the city found that the presence of multiple tenants does not preclude sale of the property. For example, the property 295 E Imperial Hwy, which is in the same industrial area and corridor as several sites in the Sites Inventory, is a Class C medical building that is currently
11 City of Anaheim. 2024. https://anaheim.net/5157/Honda-Center-OC-Vibe 12 Building Owners and Managers Association International. 2024. https://www.boma.org/BOMAKnowledgeCenter/Topics/Healthcare-Real- Estate/Top%20Trends%20to%20Watch%20in%20Healthcare%20Real%20Estate%20in%202024.aspx 13 NAIOP Commercial Real Estate Development Association. 2019. https://www.naiop.org/research-and-publications/magazine/2019/spring- 2019/development-ownership/the-changing-geography-of-health-care-real-estate/ 14 Urbanize Los Angeles. 2022. https://la.urbanize.city/post/pasadena-city-council-approves-senior-housing-medical-offices-555-arroyo-parkway
Appendix H-B: Housing Element H-23
City of Fullerton
Housing Element
occupied by multiple tenants.15 Along the same corridor in neighboring La Habra, a two-story, multiple-tenant office building built in 1980 is for sale.16 Residential Development Trends and Interest on Nonvacant Sites in Fullerton Analysis of development trends on nonvacant sites in Fullerton (shown in Table B-7) shows a recent and accelerating trend of conversion of commercial and office spaces to residential units. Generally, retail buildings on the identified sites are aging and many have experienced higher tenant turnover in recent years. As of August 2023, development applications are under review for five residential projects (The Pines at Sunrise Village, Casa Bella, Orangethorpe Mixed-Use, Streetlights Fullerton, and The Hub) with existing office or commercial uses. Each of these projects will be developed on sites with structures built prior to 1980 and existing floor area ratios between 0.11 and 0.68. Upon their completion, these projects will create a total of 945 units on 22 acres with an average density of 55 du/ac. Two additional residential projects developed in 2020 and 2022 were recently completed on nonvacant sites: a banquet hall located on a 2.6-acre site which was redeveloped into 7 residential units, and a medical office building located on a 3.3-acre site was redeveloped into 41 residential units. Notably, the redevelopment projects that are currently in process will achieve an average density that is higher than completed projects, demonstrating an upward trend in residential density achievement on nonvacant sites.
There is developer interest in redeveloping sites with existing commercial uses, even sites with multiple tenants. During the preparation of the HIOZ and this housing element, the owners of three shopping centers (Fullerton Crossing, College Plaza, and the shopping center at the northeast corner of Harbor Boulevard and Imperial Highway) have contacted City staff to express support for these properties to be included in the HIOZ and interest in residential redevelopment. The City also received a letter of support for the HIOZ from the owner of 312 N Euclid Street, which has a strip mall with an anchor grocery store as an existing use.
Property owners cite high-tenant turnover and extended periods of vacancy in commercial uses as reasons for pursuing development of residential uses on these properties.
New Legislation to Streamline Redevelopment of Non-Residential Uses Additionally, two pieces of state legislation designed to streamline conversion of office, retail, and parking uses into residential uses that came into effect as of July 1, 2023, are expected to accelerate repurposing of existing office, retail, and parking spaces. The bills are summarized below:
• AB 2011 creates a CEQA-exempt, ministerial approval process for multifamily housing developments on sites within a zone where office, retail or parking are the principally permitted use. The law provides for slightly different qualifying criteria depending on whether the project is for 100 percent affordable projects or for mixed-income projects located in commercial corridors.
AB 2011 projects must pay prevailing wages to construction workers and meet other labor standards.
• SB 6 allows residential use on commercially zoned property without requiring rezoning, provided projects fulfill criteria outlined in the bill. Projects proposed under SB 6 may be either 100 percent
15 Loop.net. 2024. 295 E Imperial Highway. https://www.loopnet.com/Listing/295-E-Imperial-Hwy-Fullerton-CA/33034131/ 16 Loop.net. 2024. 901 E. Imperial Highway. https://www.loopnet.com/Listing/901-E-Imperial-Hwy-La-Habra-CA/31807543/
H-24 Appendix H-B: Housing Element
City of Fullerton
Housing Element
residential or mixed-use projects where at least 50 percent of the square footage is dedicated to residential uses. Unlike projects which invoke AB 2011, SB 6 projects are not exempt from CEQA.
SB 6 projects are required to pay prevailing wages and utilize a skilled and trained workforce.
As a result of Southern California's ongoing housing shortage and declining retail and office demand, the trend of redevelopment of commercial and office properties to residential is expected to continue for the foreseeable future17. Based on recent development trends, support from property owners for residential development, regional trends, and other information described above, existing uses on nonvacant sites are not an impediment to additional development will not impede future residential development.
Table B-11 shows the existing uses of several representative examples of HIOZ sites with existing commercial, retail, and office uses included in the inventory. These sites show indicators of potential redevelopment.
17U.S. Department of Housing and Urban Development Office of Policy Development and Research. "The Adaptive Reuse of Commercial Space as Housing in California." March, 2022 (accessed September, 2023). https://www.huduser.gov/portal/pdredge/pdr-edge-featd-article-030822.html
Appendix H-B: Housing Element H-25
City of Fullerton
Housing Element
Table B-11 Commercial, Retail, and Office Use Representative Sites Site Address
Criteria
Met Description
Size
(Acres)
Capacity
(Units) Aerial Image
1245 E Wilshire
Ave.
4, 5, 6,
7, 8
Single-story vacant commercial building with surface parking. Building has been vacant for at least 13 years. With the HIOZ, the site could support the development of at least 175 units. This site has an ILV of
0.30 and a FAR of 0.05, significantly lower than the average ILV of development trends and pipeline projects and the maximum potential of the HIOZ.
Recent or planned projects with similar predevelopment
characteristics:
• Liberty Walk (FAR 0.17)
• Orangethorpe Mixed-use (FAR 0.11, ILV ratio 0.21)
• Harbor Walk Apartments (FAR 0.24)
3.26 175
1000 West Ave. 4, 5, 6,
7, 8
Single-story small commercial strip with surface parking. Center built in 1963 has seen significant tenant turnover in recent years. HIOZ could support the development of at least 25 dwelling units. This site has an ILV of 0.24 and an FAR of 0.30, significantly lower than the average ILV ratio of development trends and pipeline projects and the maximum potential of the HIOZ.
Recent or planned projects with similar predevelopment
characteristics:
• Casa Bella (FAR 0.25, ILV ratio 0.50)
• Liberty Walk (FAR 0.17)
• Legacy Walk (FAR 0.12, ILV 0.21)
• Harbor Walk Apartments (FAR 0.24)
0.95 25
H-26 Appendix H-B: Housing Element
City of Fullerton
Housing Element
Site Address
Criteria
Met Description
Size
(Acres)
Capacity
(Units) Aerial Image
910 S Euclid St. 2, 4, 5,
6, 7, 8
Surface parking lot in need of resurfacing. HIOZ could support the development of at least 47 dwelling units. Site is well located near groceries, transit, services, and existing residential.
Recent or planned projects with similar predevelopment
characteristics:
• The Groves (FAR 0.08)
• Brandywine Homes (townhome development on gravel lot) • Legacy Walk (FAR 0.12, ILV ratio 0.21)
• Citrus Park (townhome development on former auto sales lot)
1.13 47
2700 - 2720 W
Orangethorpe
Ave.
4, 5, 6,
7, 8
Two single-story single-tenant commercial buildings with surface parking built in the early 1960s. HIOZ could support the development of at least 27 dwelling units across both sites. This site has an ILV ratio of 0.11 and 0.76 respectively and an average FAR of 0.24, significantly lower than the average ILV ratio of development trends and pipeline projects and the maximum potential of the HIOZ.
Recent or planned projects with similar predevelopment
characteristics:
• Casa Bella (FAR 0.25, ILV ratio 0.50)
• 245 N. State College Blvd. (ILV ratio 0.39)
• Citrea Apartments (FAR 0.38)
• Harbor Walk Apartments (FAR 0.24)
0.82 27
Appendix H-B: Housing Element H-27
City of Fullerton
Housing Element
Sites with Existing Industrial Uses
As shown in Table B-7, between 2016 and 2018, four projects (Liberty Walk, A Community of Friends, Citrea Apartments, and Malden Station) developed a total of 683 units across 21 acres which were previously occupied by industrial or manufacturing uses. These sites developed at an average density of 40 du/ac. Two additional projects on former industrial sites are currently in process. The Coyote Hills West project will develop 1,011 units across 70 acres of a former oil field, and the Pointe Common project will develop 64 units on a 2.5 acre industrial and material storage site. Together, these two projects will develop at an average density of 18 du/ace. The combined average density for all projects on industrial sites (recently completed and in process) is 39 du/ac. Additionally, the City received a support letter from developer Brandywine Homes for inclusion of an industrial zoned site (115 S Malden Avenue) in the HIOZ.
These projects demonstrate the feasibility of projects which convert industrial sites into medium- and high-density residential uses in spite of the additional costs and complexity typically involved with these types of projects. This trend is likely to continue through this housing cycle.
Projects in neighboring cities also show developer interest in residential development on sites with industrial uses. In Santa Ana, The Row at Redhill project will redevelop a former industrial site into a mixed use project with 1,100 multi-family residential units and up to 80,000 square feet of commercial retail and restaurant space.18 In 2017, the City of Buena Park began development of a new housing development with townhomes and rental housing on a 10-acre site that had a non-conforming retail center, the City’s public works maintenance yard, an auto repair facility, and a commercial/industrial property.19 In the City of Orange, two “workforce housing” developments, Citrus Grove and Lemon Grove, were developed in 2010 and 2018 on former industrial sites and provide 57 and 82 residential units, respectively. These housing developments are adjacent to industrial, commercial, and civic uses.20
While successful conversion to residential uses has occurred in Fullerton, extra consideration may be necessary to ensure that these sites do not include environmental health risks. Site remediation and hazard mitigation measures can be undertaken concurrently with the redevelopment of a site, and, in most cases, these measures are not prohibitively costly. Additional discussion of the redevelopment potential of sites with known environmental conditions due to toxic release can be found below in Section B.2.9 Environmental Constraints.
Table B-12 shows the existing uses of several representative examples of HIOZ sites with existing industrial uses included in the inventory. These sites show indicators of potential redevelopment.
18 City of Santa Ana. 2024. https://www.santa-ana.org/santa-ana-sees-record-development-surge-with-772-million-permit-valuation-in-2023/ 19 City of Buena Park. 2017. https://www.jamboreehousing.com/blogs/media-press-releases/city-of-buena-park-city-ventures-and-jamboree-break-ground-on- development
20 Affordable Housing Finance. 2018. https://www.housingfinance.com/developments/developers-complete-workforce-housing-community-in-orange-calif_o
H-28 Appendix H-B: Housing Element
City of Fullerton
Housing Element
Table B-12 Industrial Use Representative Sites
Site Address
Criteria
Met Description
Size
(Acres)
Capacity
(Units) Aerial Image
2041 W
Commonwealth
Ave.
4, 5, 6,
7, 8
Small industrial building with materials storage yard built in 1971. With HIOZ, site capacity is approximately 29 units. This site has an ILV ratio of 0.38 and a FAR of 0.20, well within the range of recent nonvacant sites to redevelop.
Recent or planned projects with similar predevelopment
characteristics:
• Pointe Common (FAR 0.60, industrial site)
• A Community of Friends (FAR 0.12, Industrial site)
• Citrea Apartments (FAR 0.38, Industrial site)
0.83 29
204 S Richman
Ave.
4, 5, 6,
7, 8
Small, aging industrial building with materials storage yard. With HIOZ, site capacity is approximately 29 units. This site has an ILV ratio of 0.43 and a FAR of 0.25, well within the range of recent nonvacant sites to redevelop.
Recent or planned projects with similar predevelopment
characteristics:
• Pointe Common (FAR 0.60, industrial site)
• A Community of Friends (FAR 0.12, Industrial site)
• Citrea Apartments (FAR 0.38, Industrial site)
0.84 29
Appendix H-B: Housing Element H-29
City of Fullerton
Housing Element
Site Address
Criteria
Met Description
Size
(Acres)
Capacity
(Units) Aerial Image
720 E Walnut
Ave.
4, 5, 6,
7, 8
Aging industrial building with materials storage yard built in 1957 adjacent to existing residential. With HIOZ, site capacity is approximately 30 units. This site has an ILV ratio of 0.63 and a FAR of 0.44, well within the range of recent nonvacant sites to redevelop.
Recent or planned projects with similar predevelopment
characteristics:
• Pointe Common (FAR 0.60, industrial site)
• A Community of Friends (FAR 0.12, Industrial site)
• Citrea Apartments (FAR 0.38, Industrial site)
0.86 30
924 E Walnut
Ave.
4, 5, 6,
7, 8
Aging industrial building with materials storage yard built in 1955 adjacent to existing residential. With HIOZ, site capacity is approximately 32 units. This site has an ILV ratio of 0.27 and a FAR of 0.25, well within the range of recent nonvacant sites to redevelop.
Recent or planned projects with similar predevelopment
characteristics:
• Pointe Common (FAR 0.60, industrial site)
• A Community of Friends (FAR 0.12, Industrial site)
• Citrea Apartments (FAR 0.38, Industrial site)
0.93 32
H-30 Appendix H-B: Housing Element
City of Fullerton
Housing Element
Site Address
Criteria
Met Description
Size
(Acres)
Capacity
(Units) Aerial Image
131 N Gilbert St. 4, 5, 6,
7, 8
Aging industrial building with surface parking and material storage yard. With HIOZ, site capacity is approximately 97 units.
This site has an ILV ratio of 0.53 and a FAR of 0.60, well within the range of recent nonvacant sites to redevelop.
Recent or planned projects with similar predevelopment
characteristics:
• Pointe Common (FAR 0.60, industrial site)
• Malden Station (FAR 0.78, industrial site)
• Citrea Apartments (FAR 0.38, Industrial site)
1.78 97
Appendix H-B: Housing Element H-31
City of Fullerton
Housing Element
Sites with Existing Auto Services and Parking Lots
Development trends in Fullerton (shown in Table B-7) demonstrate the feasibility and likelihood of conversion of auto service areas to residential uses. Since 2016, four projects (Citrus Park, The Groves, Amplifi, and Harbor Walk Apartments) have developed 543 units on the site of former auto dealerships. Similarly, the Aspect project developed 323 apartments on an underutilized parking lot at the Orangefair Marketplace. The average density of these projects is 45 du/ac. In addition, approved in 2023, the Tracks at Fullerton project will develop 141 residential units on a 2.13-acre parking lot. In addition, the owner of 514 - 520 South Harbor Boulevard recently contacted City staff to express his support for being included in the HIOZ and interest in residential redevelopment. Currently occupied by a car wash, a tire shop, and auto repair, this is further evidence that auto-oriented uses can be expected to redevelop in the short term.
Based on recent redevelopment trends, market conditions can reasonably be expected to incentivize conversion of auto service uses into residential uses over the next 8 years. Table B-13 shows the existing uses of several representative examples of HIOZ sites with existing auto-related uses included in the inventory. These sites show indicators of potential redevelopment.
H-32 Appendix H-B: Housing Element
City of Fullerton
Housing Element
Table B-13 Auto-Related Services Representative Sites
Site Address
Criteria
Met Description Size (Acres)
Capacity
(Units) Aerial Image
1842 - 1850 W
Commonwealth
Ave.
4, 5, 6, 7,
8 Independent auto-sales lot with service facilities built in 1963.
With HIOZ, site capacity is approximately 67 units. This site has an ILV ratio of 0.59 and a FAR of 0.10, well within the range of recent nonvacant sites to redevelop.
Recent or planned projects with similar predevelopment
characteristics:
• Citrus Park (FAR 0.47, ILV ratio 0.89, auto sales lot) • The Groves (FAR 0.32, auto sales lot)
• Amplifi (FAR 0.28, auto sales lot)
• Harbor Walk Apts.(FAR 0.24, auto sales lot)
1.96 67
666 W
Commonwealth
Ave and 633
Williamson Ave.
4, 5, 6, 7,
8 Independent auto-sales lot with service facilities built in 1959.
With HIOZ, site capacity is approximately 60 units. This site has an ILV ratio of 0.29 and a FAR of 0.15, well within the range of recent nonvacant sites to redevelop.
Recent or planned projects with similar predevelopment
characteristics:
• Citrus Park (FAR 0.47, ILV ratio 0.89, auto sales lot) • The Groves (FAR 0.32, auto sales lot)
• Amplifi (FAR 0.28, auto sales lot)
• Harbor Walk Apts. (FAR 0.24, auto sales lot)
1.74 60
Appendix H-B: Housing Element H-33
City of Fullerton
Housing Element
Site Address
Criteria
Met Description Size (Acres)
Capacity
(Units) Aerial Image
537-539 W
Valencia Dr.
4, 5, 6, 7,
8 Independent auto-services built in the early 1960s. With HIOZ, site capacity is approximately 58 units. The two sites have an average ILV ratio of 0.53 and a FAR of 0.28, well within the range of recent nonvacant sites to redevelop.
Recent or planned projects with similar predevelopment
characteristics:
• Citrus Park (FAR 0.47, ILV ratio 0.89, auto sales lot) • The Groves (FAR 0.32, auto sales lot)
• Amplifi (FAR 0.28, auto sales lot)
• Harbor Walk Apts.(FAR 0.24, auto sales lot)
1.67 58
920 E Walnut
Ave.
4, 6, 7, 8 Small industrial building and vehicle storage and salvage yard adjacent to existing residential. With HIOZ, site capacity is approximately 78 units. The building was built in 1956 with an existing FAR of 0.14 - well within the range of recent nonvacant sites to redevelop.
Recent or planned projects with similar predevelopment
characteristics:
• Citrus Park (FAR 0.47, ILV ratio 0.89, auto sales lot) • The Groves (FAR 0.32, auto sales lot)
• Amplifi (FAR 0.28, auto sales lot)
• Harbor Walk Apts. (FAR 0.24, auto sales lot)
1.49 78
H-34 Appendix H-B: Housing Element
City of Fullerton
Housing Element
Site Address
Criteria
Met Description Size (Acres)
Capacity
(Units) Aerial Image
1530 S Harbor
Blvd.
4, 5, 6, 7,
8 Auto service center with parts-sales and surface parking. The site is well located for residential, adjacent to existing residential, recent high density redevelopment, and
commercial services. With HIOZ, site capacity is approximately 94 units. The building was built in 1959 with an existing FAR of
0.26 and ILV ratio of 0.36 - well within the range of recent nonvacant sites to redevelop.
Recent or planned projects with similar predevelopment
characteristics:
• Citrus Park (FAR 0.47, ILV ratio 0.89, auto sales)
• The Groves (FAR 0.32, auto sales lot)
• Amplifi (FAR 0.28, auto sales lot)
• Harbor Walk Apts. (FAR 0.24, auto sales lot)
1.72 94
Appendix H-B: Housing Element H-35
City of Fullerton
Housing Element
Environmental Constraints
Environmental factors in Fullerton include seismic activity, landslides, flooding, toxic releases, and risk of wildfire. This section summarizes the environmental factors to be considered in Fullerton in relation to the Site Inventory and potential impacts on development. Additional discussion of environmental hazards as constraints to housing is available in Chapter 3: Resources and Constraints Analysis.
Seismic Hazards
The Alquist-Priolo fault hazard zone crosses several sites in the northeastern areas of the city. As such, these sites have been identified for the development of lower-density suburban subdivisions.
Enforcement of the California Building Code by the City of Fullerton, Building Division ensures that new construction will withstand the forces associated with a major earthquake.
Landslides
Earthquake-induced landslide zones are located in portions of Fullerton located in areas with hilly or mountainous terrain. These areas are generally unsuitable for dense multi-family housing. No site identified in the Site Inventory is within a landslide prone area.
Flooding
No housing sites identified in the Site Inventory are located within a Special Flood Hazard Area (SFHA).
Fire Hazards
None of the sites identified in the Site Inventory are located in areas with elevated risk of fire based on the 2022 California Fire Hazard Severity Zones.
Airport Compatibility
The Airport Environs Land Use Plan for Fullerton Municipal Airport from the Orange County Airport Land Use Commission is intended to safeguard the general welfare of residents in the vicinity of the airport from aircraft noise and potential crash hazards. Residential uses are prohibited in the Runway Protection Zone, Accident Potential Zone I, and Accident Potential Zone II. No HIOZ sites are within the three hazard zones. As such, regulations contained in the Airport Environs Land Use Plan would not affect residential development in the planning period.
Toxic Release
As Fullerton is mostly built out and has limited vacant land available for development, inclusion of industrial and commercial sites in the Site Inventory is necessary in order to accommodate RHNA requirements. Industrial and commercial sites may have higher risks of toxic releases than sites zoned for residential uses, and additional analysis is necessary to ensure the safety and suitability of repurposing of these sites.
The Housing Element must demonstrate that the potential need for environmental remediation and mitigation measures on a site listed in the Site Inventory will not preclude development at the projected densities or capacities of the sites during the planning period. Table B-14 shows the known
H-36 Appendix H-B: Housing Element
City of Fullerton
Housing Element
and potential environmental issues present on or adjacent to sites identified for housing development based on the California Department of Toxic Substances Control (DTSC) EnviroStor and the State Water Resources Control Board GeoTracker databases.
As shown in Table B-14, of the 238 opportunity sites (including three City owned sites discussed in Section B.2.3) identified:
• Five are cleanup program sites, three of which are open and two of which are closed • Three are LUSTs, two of which are open and one of which is closed Table B-14 Existing Environmental Conditions of Inventory Sites APN Address Existing Use Potential Evironmental Issue Timeline 033-221-12 350 S Raymond Ave General industrial Cleanup program site Open - remediation as of 2/2/2015
033-152-04 800 E Walnut Ave Single family
residential
Cleanup program site Open - site assessment as of
11/1/2021
338-031-38 601 N Placentia Ave Single tenant retail Cleanup program site Completed; closed 7/3/2000 338-051-08 2466 Fender Ave Multi-tenant
industrial building
Cleanup program site Completed - case closed as of
11/28/2000
338-051-12 2488 Fender Ave Multi-tenant
industrial building
Hazardous waste generator,
chemical storage facility
Last inspected 10/30/2018
033-221-09 1420 E Walnut Ave Multi-tenant
industrial building
Leaking underground storage
tank cleanup site
Completed - case closed as of
10/1/1991
032-091-06 315 S Richman Ave General industrial Leaking underground storage tank cleanup site
Environmental interest end
date 9/11/1995
071-323-43 2751 W Orangethorpe
Ave
Car wash Leaking underground storage
tank cleanup site
Open - site assessment as of
4/14/2015
Soils on sites formerly occupied by industrial and manufacturing operations may be contaminated with solvents and metals left over from industrial processes which can be harmful to human health if adequate remediation and mitigation measures are not implemented. Sites formerly occupied by dry cleaners can be similarly contaminated with chlorinated solvents which pose a risk of soil vapor intrusion to occupants of new development on contaminated sites. Leaking underground storage tank cleanup sites (LUSTs) can be common on sites previously occupied by auto-related uses and fueling stations and can contaminate soils and groundwater with petroleum products.
Redevelopment of sites formerly occupied by these types of land uses typically require site remediation or mitigation of environmental hazards, which increases costs for potential housing developers. Site remediation and hazard mitigation measures can be undertaken concurrently with the redevelopment of a given site and, in most cases, these measures are not prohibitively costly.
Adequate soil testing performed during a Phase II Environmental Site Assessment and any subsequent investigations will reveal the extent to which a site must be remediated or if relatively simple mitigation measures will suffice. The simplest form of site remediation involves removal of soil from a
Appendix H-B: Housing Element H-37
City of Fullerton
Housing Element
contaminated site prior to redevelopment and transferring it to a suitable disposal facility. If site remediation is not feasible prior to redevelopment of a site, a developer can mitigate contamination issues by installing a low-cost soil vapor barrier at the time of construction to reduce the potential for volatile compounds to intrude into occupied structures. The addition of a sub-slab depressurization system allows harmful compounds present in contaminated soils to be safely ventilated to the atmosphere. If remediation of a site is necessary, installing these mitigation systems enable site remediation to be completed over a longer timeframe such that remediation does not to be complete before redevelopment and occupation of new development.
As previously discussed, successful conversion of commercial, industrial, manufacturing and auto- oriented uses to residential uses has occurred frequently in Fullerton. Site remediation and hazard mitigation measures can be undertaken concurrently with the redevelopment of a site and, in most cases, these measures are not prohibitively costly for residential development. Given the market demand for housing in Fullerton, the City’s record of facilitating development on potentially contaminated sites, and the implementation of mitigation and remediation measures discussed above, the potential challenges of redeveloping these sites with residential uses due to environmental conditions are not significant constraints.
List of HIOZ Sites
Table B-15 provides a list of sites located within the HIOZ. In total, 235 HIOZ sites are included in the Site Inventory comprising approximately 262 acres. Of this acreage, 127 acres are in commercial zones, 112 acres are in industrial zones, and 23 acres are in office zones. One site is vacant and 234 sites are nonvacant. There are no known conditions on the HIOZ sites that preclude development during the planning period.
H-38 Appendix H-B: Housing Element
City of Fullerton
Housing Element
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Appendix H: Housing Element H-39
City of Fullerton
Housing Element
Table B-15 Housing Element Sites Inventory: Sites in the Housing Incentive Overlay Zone Site Address/Intersection
Assessor Parcel
Number GP Land Use Zoning
Min
Density
Parcel Size
(Ac)
Realistic
Density
Acres within
100ft of R-1 Existing Use/Vacancy Year Built FAR ILV Ratio Lot
Coverage
Owner
Interest
Mixed Use
Required
Lower
Income
Capacity
Moderate
Income
Capacity
Above Moderate
Income Capacity
Total
Capacity
141 LAGUNA RD 028-641-19 Commercial G-C 20 1.54 55 0.00 Medical Offices 1974 0.23 0.51 12% No 42 16 26 84 130 W BASTANCHURY RD 028-641-20 Commercial G-C 20 0.70 35 0.00 Offices * * 0.71 * No 12 4 8 24 100 W BASTANCHURY RD 028-641-23 Commercial G-C 20 1.20 55 0.00 Car Wash * * 0.88 * Yes 33 13 20 66 2101 N HARBOR BLVD 028-641-25 Commercial G-C 20 0.34 35 0.00 Medical Offices * * 1.40 * No 1 4 6 11 235 W VALENCIA MESA DR 028-651-16 Commercial G-C 20 0.44 35 0.00 Vacant Comm. Bldg 1962 0.10 0.05 10% No 1 5 9 15 1400 BREA BLVD 029-010-73 Office O-P 20 0.37 35 0.00 Offices 1970 0.36 0.52 36% No 1 4 7 12 1819 E CHAPMAN AVE 029-142-25 Office O-P 20 1.44 55 1.09 Offices 1968 0.39 0.40 39% Yes 1 6 11 18 4005 W VALENCIA DR 030-032-32 Commercial G-C 20 0.44 35 0.15 Car Wash * * 0.09 * No 0 1 3 4 245 MAGNOLIA AVE 030-035-18 Commercial G-C 20 0.38 35 0.30 Small Retail Strip 1965 0.30 0.84 30% No 0 1 2 3 2330 ARTESIA AVE 030-070-17 Industrial M-G 20 4.85 55 0.00 General Industrial * * 0.60 * No 133 53 80 266 2337 W COMMONWEALTH AVE 030-070-18 Industrial M-G 20 2.85 55 0.04 General Industrial * * 0.50 * Yes 77 30 47 154 131 N GILBERT ST 030-070-16 Industrial M-G 20 1.78 55 0.00 General Industrial * * 0.53 * No 48 19 30 97 2005 W COMMONWEALTH AVE 030-160-05 Industrial M-G 20 0.79 35 0.00 Multi-Tenant Industrial Bldg. 1980 0.09 0.09 9% No 13 5 9 27 2041 W COMMONWEALTH AVE 030-160-16 Industrial M-G 20 0.83 35 0.00 General Industrial 1971 0.02 0.38 2% No 14 6 9 29 2031 W COMMONWEALTH AVE 030-160-17 Industrial M-G 20 0.64 35 0.00 Vehicle Rentals/Sales 1961 0.02 0.06 2% No 11 4 7 22 120 N GILBERT ST 030-160-24 Industrial M-G 20 0.45 35 0.00 Auto Repair 1959 0.16 0.72 16% No 1 5 9 15 2029 W COMMONWEALTH AVE 030-160-27 Industrial M-G 20 4.92 55 0.00 Multi-Tenant Industrial Bldg. 1978 0.40 0.87 40% Yes 135 54 81 270 144 N GILBERT ST 030-160-29 Industrial M-G 20 1.27 55 0.00 Multi-Tenant Industrial Bldg. 1950 0.36 0.75 36% No 34 14 21 69 130 N GILBERT ST 030-160-30 Industrial M-G 20 1.48 55 0.00 General Industrial * * 0.46 * No 40 16 25 81 1829 W COMMONWEALTH AVE 030-170-08 Industrial C-M 20 0.48 35 0.00 Auto Repair 1962 0.39 0.24 39% No 1 6 9 16 1875 W COMMONWEALTH AVE 030-170-12 Industrial M-G 20 4.80 55 0.00 Multi-Tenant Industrial Bldg. 1976 0.06 0.42 6% Yes 132 52 80 264 1835 W COMMONWEALTH AVE 030-170-13 Industrial C-M 20 0.59 35 0.00 General Industrial 1963 0.46 0.79 46% No 10 4 6 20 2216 W COMMONWEALTH AVE 030-180-37 Commercial G-C 20 0.58 35 0.00 Single Tenant Retail 1974 0.09 0.62 9% No 10 4 6 20 2204 W COMMONWEALTH AVE 030-180-61 Commercial G-C 20 0.48 35 0.00 Medical Offices 1965 0.21 0.61 21% No 1 6 9 16 1900 W COMMONWEALTH AVE 030-200-04 Commercial G-C 20 1.87 55 0.43 Vehicle Rentals/Sales 1956 0.18 0.86 18% Yes 39 16 24 79 1842 W COMMONWEALTH AVE 030-200-28 Commercial G-C 20 0.38 35 0.00 Vacant Comm. Bldg 1910 0.09 0.69 9% No 1 4 8 13 1850 W COMMONWEALTH AVE 030-200-31 Commercial G-C 20 1.58 55 0.56 Vehicle Rentals/Sales 1963 0.11 0.59 11% Yes 27 10 17 54 1808 W COMMONWEALTH AVE 030-210-03 Religious Use G-C 20 0.45 35 0.00 General Industrial 1983 0.18 0.33 18% No 1 5 9 15 1810 W COMMONWEALTH AVE 030-210-04 Religious Use C-H 20 0.42 35 0.00 Parking Lot 1928 0.03 0.12 3% No 1 5 8 14 1820 W COMMONWEALTH AVE 030-210-05 Religious Use C-H 20 0.42 35 0.00 Parking Lot 1975 0.05 0.12 5% No 1 5 8 14 1824 W COMMONWEALTH AVE 030-210-06 Commercial C-H 20 0.84 35 0.00 Parking Lot 1976 0.29 0.12 29% No 14 6 9 29 167 S BROOKHURST RD 030-210-22 Industrial M-G 20 0.53 35 0.00 Vehicle Storage 0.00 0.00 0% No 9 3 6 18 1834 W VALENCIA DR 030-421-28 Commercial G-C 20 0.52 35 0.17 Childcare 1958 0.26 0.40 26% No 1 4 7 12 1565 W COMMONWEALTH AVE 031-113-34 Commercial G-C 20 0.40 35 0.18 Auto Repair 1955 0.06 0.36 6% No 0 2 5 7 1555 W COMMONWEALTH AVE 031-113-39 Commercial G-C 20 0.49 35 0.24 Single Family Residential 1937 0.14 0.27 14% No 0 3 5 8
H-40 Appendix H-B: Housing Element
City of Fullerton
Housing Element
Site Address/Intersection
Assessor Parcel
Number GP Land Use Zoning
Min
Density
Parcel Size
(Ac)
Realistic
Density
Acres within
100ft of R-1 Existing Use/Vacancy Year Built FAR ILV Ratio Lot
Coverage
Owner
Interest
Mixed Use
Required
Lower
Income
Capacity
Moderate
Income
Capacity
Above Moderate
Income Capacity
Total
Capacity
1501 W COMMONWEALTH AVE 031-113-46 Commercial G-C 20 0.65 35 0.29 Medical Offices 1956 0.43 0.87 43% No 1 4 7 12 1517 W COMMONWEALTH AVE 031-113-44 Commercial G-C 20 0.22 35 0.10 Parking Lot 1955 0.00 0.00 0% No 0 1 3 4 1001 W COMMONWEALTH AVE 031-121-41 Commercial G-C 20 0.56 35 0.27 Car wash 1972 0.05 0.34 5% No 0 3 6 9 1010 WILLIAMSON AVE 031-141-33 Commercial M-G 20 0.54 35 0.00 Auto Repair 1962 0.20 0.16 20% No 9 3 6 18 1000 W COMMONWEALTH AVE 031-143-04 Commercial G-C 20 0.46 35 0.00 Restaurant 1954 0.15 0.50 15% No 1 6 9 16 1010 W COMMONWEALTH AVE 031-143-06 Commercial G-C 20 0.61 35 0.01 Auto Repair 1955 0.10 4.38 10% No 10 4 7 21 1309 W VALENCIA DR 031-150-23 Office O-P 20 0.44 35 0.00 Offices 1961 0.33 0.40 33% No 1 5 9 15 1335 W VALENCIA DR 031-150-27 Office O-P 20 0.92 35 0.00 Offices 1963 0.26 0.31 26% No 16 6 10 32 1001 W VALENCIA DR 031-150-29 Commercial G-C 20 0.51 35 0.00 Small Retail Strip 1961 0.05 1.30 5% No 8 3 6 17 300 N EUCLID ST 031-221-13 Commercial G-C 20 0.38 35 0.01 Medical Offices 1981 0.33 0.77 16% No 1 4 8 13 909 W WILSHIRE AVE 031-221-15 Low-Density
Residential
O-P 20 0.95 35 0.30 Medical Offices 1962 0.26 0.43 26% No 11 4 8 23 312 N EUCLID ST 031-221-21 Commercial G-C 20 1.84 55 0.12 Vacant Comm. Bldg 1970 0.26 2.20 26% Yes 46 18 29 93 322 N EUCLID ST 031-221-22 Commercial G-C 20 0.48 35 0.05 Shopping Center 1970 0.33 0.66 33% No 1 5 9 15 901 W COMMONWEALTH AVE 031-231-25 Commercial G-C 20 0.37 35 0.27 Auto Repair 1953 0.12 0.25 12% No 0 1 2 3 222 N EUCLID ST 031-231-38 Commercial G-C 20 0.57 35 0.29 Restaurant 1965 0.30 0.69 30% No 0 3 6 9 110 N EUCLID ST 031-231-39 Commercial G-C 20 0.52 35 0.18 Small Retail Strip * * 0.75 * No 1 4 6 11 741 W COMMONWEALTH AVE 031-233-41 Commercial G-C 20 0.43 35 0.19 Small Retail Strip * * 1.53 * No 0 3 5 8 729 W COMMONWEALTH AVE 031-233-43 Commercial G-C 20 0.37 35 0.17 Vehicle Rentals/Sales 1960 0.02 1.76 2% No 0 2 5 7 920 W COMMONWEALTH AVE 031-241-01 Commercial G-C 20 2.12 55 0.00 Vehicle Rentals/Sales 1954 0.28 0.67 28% Yes 58 23 35 116 820 W COMMONWEALTH AVE 031-241-02 Commercial G-C 20 0.46 35 0.00 Auto Repair * * 0.47 * No 1 6 9 16 700 WILLIAMSON AVE 031-242-11 Industrial M-G 20 1.38 55 0.00 Parking Lot 1961 * 0.40 * No 37 15 23 75 910 WILLIAMSON AVE 031-242-13 Commercial G-C 20 0.71 35 0.00 Small Retail Strip 1957 0.34 0.37 34% No 12 4 8 24 820 WILLIAMSON AVE 031-242-15 Industrial M-G 20 0.74 35 0.00 General Industrial 1958 0.06 2.06 6% No 12 5 8 25 728 WILLIAMSON AVE 031-242-16 Industrial M-G 20 0.62 35 0.00 General Industrial * * 2.14 * No 10 4 7 21 707 S EUCLID ST 031-306-15 Commercial G-C 20 0.48 35 0.27 Small Retail Strip 1976 0.38 3.49 38% No 0 2 5 7 520 S EUCLID ST 031-321-32 Commercial G-C 20 0.62 35 0.39 Vehicle Rentals/Sales 1964 0.02 0.37 2% No 0 3 5 8 600 S EUCLID ST 031-322-12 Commercial G-C 20 0.34 35 0.26 Vehicle Rentals/Sales 1963 0.05 0.05 5% No 0 0 2 2 1000 W WEST AVE 031-360-07 Commercial G-C 20 0.95 35 0.23 Small Retail Strip 1963 0.30 0.24 30% No 12 5 8 25 1050 W VALENCIA DR 031-363-28 Commercial G-C 20 0.45 35 0.00 Restaurant 1958 0.27 1.01 27% No 1 5 9 15 555 S EUCLID ST 031-363-36 Commercial G-C 20 1.24 55 0.00 Vehicle Rentals/Sales 1959 0.22 0.66 22% Yes 34 13 21 68 623 W COMMONWEALTH AVE 032-073-16 Commercial G-C 20 0.42 35 0.18 Auto Repair 1955 0.21 0.76 21% No 0 2 5 7 666 W COMMONWEALTH AVE 032-081-31 Commercial G-C 20 0.84 35 0.00 Vehicle Rentals/Sales 1959 0.01 0.23 1% No 14 6 9 29 633 WILLIAMSON AVE 032-081-32 Commercial M-G 20 0.90 35 0.00 Auto Repair 1979 0.28 0.34 28% No 15 6 10 31 636 WILLIAMSON AVE 032-084-01 Industrial M-G 20 1.45 55 0.00 Multi-Tenant Industrial Bldg. 1973 0.07 3.21 7% No 39 16 24 79 617 W VALENCIA DR 032-091-03 Industrial M-G 20 2.48 55 0.02 Multi-Tenant Industrial Bldg. 1970 0.07 0.93 7% No 67 27 41 135
Appendix H-B: Housing Element H-41
City of Fullerton
Housing Element
Site Address/Intersection
Assessor Parcel
Number GP Land Use Zoning
Min
Density
Parcel Size
(Ac)
Realistic
Density
Acres within
100ft of R-1 Existing Use/Vacancy Year Built FAR ILV Ratio Lot
Coverage
Owner
Interest
Mixed Use
Required
Lower
Income
Capacity
Moderate
Income
Capacity
Above Moderate
Income Capacity
Total
Capacity
601 W VALENCIA DR 032-091-04 Industrial M-G 20 1.81 55 0.01 General Industrial 1969 0.04 0.29 4% No 49 20 30 99 315 S RICHMAN AVE 032-091-05 Industrial M-G 20 0.39 35 0.00 General Industrial 1959 * 0.22 * No 1 4 8 13 315 S RICHMAN AVE 032-091-06 Industrial M-G 20 0.66 35 0.00 General Industrial 1967 0.46 3.00 46% No 11 4 8 23 543 W VALENCIA DR 032-091-08 Industrial M-G 20 0.43 35 0.03 General Industrial 1956 0.16 0.31 16% No 1 4 8 13 537 W VALENCIA DR 032-091-09 Industrial M-G 20 0.83 35 0.00 Auto Repair 1961 0.48 0.97 48% No 14 6 9 29 539 W VALENCIA DR 032-091-10 Industrial M-G 20 0.84 35 0.00 Auto Repair 1957 0.08 0.10 8% No 14 6 9 29 525 W VALENCIA DR 032-091-11 Industrial M-G 20 0.95 35 0.00 Vehicle Storage 1965 0.12 0.27 12% No 16 6 11 33 515 W VALENCIA DR 032-091-12 Industrial M-G 20 1.57 55 0.00 General Industrial 1972 0.24 3.13 24% No 43 17 26 86 301 S RICHMAN AVE 032-091-14 Industrial M-G 20 1.25 55 0.00 General Industrial 1976 0.02 1.62 2% No 34 13 21 68 401 S RICHMAN AVE 032-091-15 Industrial M-G 20 0.62 35 0.00 General Industrial 1980 0.21 10.76 21% No 10 4 7 21 464 W COMMONWEALTH AVE 032-160-14 Commercial G-C 20 1.36 55 0.00 General Industrial 1952 0.03 0.69 3% Yes 37 14 23 74 204 S RICHMAN AVE 032-160-17 Commercial M-G 20 0.84 35 0.00 General Industrial * * 0.43 * No 14 6 9 29 430 W COMMONWEALTH AVE 032-160-18 Commercial G-C 20 1.62 55 0.00 Small Retail Strip * * 1.29 * Yes 44 18 27 89 300 W WALNUT AVE 032-171-32 Industrial M-G 20 0.69 35 0.00 General Industrial 1959 0.00 0.05 0% No 12 4 8 24 398 W WALNUT AVE 032-171-34 Industrial M-G 20 2.07 55 0.00 General Industrial 1959 0.48 4.40 48% No 56 22 35 113 469 W VALENCIA DR 032-181-24 Commercial O-P 20 0.36 35 0.01 Offices 1965 0.41 0.30 41% No 1 4 7 12 308 W VALENCIA DR 032-182-45 Commercial G-C 20 0.45 35 0.00 Offices 1958 0.09 0.87 4% No 1 5 9 15 136 W WALNUT AVE 032-251-04 Industrial M-G 20 0.38 35 0.00 Salvage Yard 1978 0.16 0.06 16% No 1 4 8 13 225 W TRUSLOW AVE 032-251-16 Industrial M-G 20 0.35 35 0.00 Auto Repair 1965 0.34 1.37 34% No 1 4 7 12 114 W WALNUT AVE 032-251-39 Industrial M-G 20 0.57 35 0.00 General Industrial * * 2.75 * No 9 4 6 19 210 W WALNUT AVE 032-251-43 Industrial M-G 20 1.19 55 0.00 General Industrial * * 1.99 * No 32 13 20 65 603 S HARBOR BLVD 032-273-28 Commercial G-C 20 0.38 35 0.06 Vehicle Rentals/Sales * * 0.84 * No 0 0 2 2 701 S HARBOR BLVD 032-274-01 Commercial G-C 20 0.42 35 0.01 Vehicle Rentals/Sales 1949 0.49 1.45 49% No 1 5 8 14 925 S HARBOR BLVD 032-282-02 Commercial G-C 20 0.45 35 0.13 Restaurant 1968 0.12 0.41 12% No 1 4 6 11 434 S HARBOR BLVD 033-051-12 Commercial G-C 20 0.49 35 0.00 Small Retail Strip * * 2.23 * No 1 6 10 17 516 S HARBOR BLVD 033-052-13 Commercial G-C 20 0.46 35 0.00 Auto Repair 1949 0.16 0.28 16% No 1 6 9 16 410 S LEMON ST 033-094-11 Commercial G-C 20 0.75 35 0.00 Small Retail Strip 1980 0.33 0.79 33% No 13 5 8 26 400 E COMMONWEALTH AVE 033-101-38 Commercial G-C 20 2.88 55 0.00 General Industrial * * 1.93 * Yes 79 31 48 158 212 S BERKELEY CIR 033-104-24 Industrial M-G 20 0.35 35 0.00 General Industrial 1978 0.47 0.50 47% No 1 4 7 12 524 E WALNUT AVE 033-105-10 Industrial M-G 20 0.39 35 0.00 General Industrial 1976 0.41 6.57 41% No 1 4 8 13 515 E COMMONWEALTH AVE 033-131-28 Office O-P 20 0.41 35 0.00 Offices 1952 0.15 0.47 15% No 1 5 8 14 505 E COMMONWEALTH AVE 033-131-30 Office O-P 20 0.53 35 0.00 Offices 1960 0.26 0.69 26% No 9 3 6 18 800 E WALNUT AVE 033-152-04 Industrial M-G 20 1.54 55 0.05 Single Family Residential 1926 0.04 0.12 4% No 41 16 25 82 620 E WALNUT AVE 033-152-10 Industrial M-G 20 0.49 35 0.00 General Industrial 1927 0.05 0.42 5% No 1 6 10 17 600 E WALNUT AVE 033-152-11 Industrial M-G 20 0.45 35 0.00 Multi-Tenant Industrial Bldg. 1962 0.41 0.81 41% No 1 5 9 15 720 E WALNUT AVE 033-152-13 Industrial M-G 20 0.86 35 0.00 Multi-Tenant Industrial Bldg. 1957 0.44 0.63 44% No 15 6 9 30
H-42 Appendix H-B: Housing Element
City of Fullerton
Housing Element
Site Address/Intersection
Assessor Parcel
Number GP Land Use Zoning
Min
Density
Parcel Size
(Ac)
Realistic
Density
Acres within
100ft of R-1 Existing Use/Vacancy Year Built FAR ILV Ratio Lot
Coverage
Owner
Interest
Mixed Use
Required
Lower
Income
Capacity
Moderate
Income
Capacity
Above Moderate
Income Capacity
Total
Capacity
704 E COMMONWEALTH AVE 033-154-17 Commercial G-C 20 0.40 35 0.00 Single Tenant Retail 1975 0.38 0.73 38% No 1 5 8 14 620 E COMMONWEALTH AVE 033-154-18 Commercial G-C 20 1.70 55 0.00 Small Retail Strip 1966 * 0.51 * Yes 46 18 29 93 177 N RAYMOND AVE 033-173-29 Commercial G-C 20 0.74 35 0.00 Shopping Center 1961 0.34 1.97 34% No 12 5 8 25 1111 E COMMONWEALTH AVE 033-173-43 Commercial G-C 20 0.36 35 0.00 Offices 1970 0.41 0.45 41% No 1 4 7 12 115 N RAYMOND AVE 033-173-47 Commercial G-C 20 0.51 35 0.00 Shopping Center 1962 * 1.12 * No 8 3 6 17 1101 E COMMONWEALTH AVE 033-173-54 Commercial G-C 20 0.85 35 0.00 Single Tenant Retail 1961 0.39 1.49 39% No 14 6 9 29 1117 E COMMONWEALTH AVE 033-173-57 Commercial G-C 20 0.44 35 0.00 Restaurant * * 0.25 * No 1 5 9 15 824 E COMMONWEALTH AVE 033-183-33 Commercial G-C 20 0.41 35 0.20 Vacant Comm. Bldg 1920 0.14 0.10 14% No 0 2 5 7 1004 E WALNUT AVE 033-184-02 Industrial M-G 20 1.44 55 0.87 Multi-Tenant Industrial Bldg. 1955 0.16 1.39 16% No 16 6 10 32 924 E WALNUT AVE 033-184-03 Industrial M-G 20 0.93 35 0.01 General Industrial 1955 0.25 0.27 25% No 16 6 10 32 900 E WALNUT AVE 033-184-05 Industrial M-G 20 0.78 35 0.04 Multi-Tenant Industrial Bldg. 1965 0.08 1.16 8% No 12 5 8 25 828 E WALNUT AVE 033-184-06 Industrial M-G 20 0.48 35 0.02 Auto Repair 1957 0.39 1.76 39% No 1 5 9 15 824 E WALNUT AVE 033-184-07 Industrial M-G 20 0.92 35 0.05 Salvage Yard 1956 0.05 1.05 5% No 15 6 9 30 920 E WALNUT AVE 033-184-10 Industrial M-G 20 1.49 55 0.06 Auto Repair 1956 0.14 1.03 14% No 39 15 24 78 1110 E TRUSLOW AVE 033-192-19 Industrial M-G 20 3.27 55 1.09 Multi-Tenant Industrial Bldg. * * 2.32 * No 42 16 26 84 1245 E WILSHIRE AVE 033-211-02 Commercial G-C 20 3.26 55 0.08 Vacant Comm. Bldg 1957 0.05 0.30 5% Yes 87 35 53 175 1400 E WALNUT AVE 033-221-02 Industrial M-P 20 1.84 55 0.14 General Industrial 1957 0.31 0.91 31% No 46 18 29 93 1420 E WALNUT AVE 033-221-09 Industrial M-P 20 5.43 55 0.41 Multi-Tenant Industrial Bldg. 1960 0.26 0.82 26% No 137 55 83 275 1250 E WALNUT AVE 033-221-11 Industrial M-P 20 1.82 55 0.14 General Industrial * * 1.93 * No 46 18 28 92 350 S RAYMOND AVE 033-221-12 Industrial M-P 20 5.74 55 0.46 General Industrial * * 2.10 * Yes 145 58 87 290 2450 E CHAPMAN AVE 033-420-03 Commercial G-C 20 1.42 55 0.18 Shopping Center 1964 0.26 0.39 26% Yes 33 13 21 67 2516 E CHAPMAN AVE 033-420-04 Commercial G-C 20 0.47 35 0.00 Shopping Center 1963 0.19 1.17 19% No 1 6 9 16 2460 E CHAPMAN AVE 033-420-05 Commercial G-C 20 1.66 55 0.75 Shopping Center 1958 0.32 0.80 32% Yes Yes 24 10 15 49 100 N STATE COLLEGE BLVD 033-425-05 Office O-P 20 0.74 35 0.36 Offices 1964 0.27 1.92 27% No 1 4 8 13 1310 E CHAPMAN AVE 033-435-22 Commercial G-C 20 0.64 35 0.00 Small Retail Strip 1963 0.39 0.62 39% No 11 4 7 22 1342 E CHAPMAN AVE 033-435-23 Commercial G-C 20 0.80 35 0.00 Small Retail Strip 1963 0.41 0.60 41% No 14 5 9 28 2507 W ORANGETHORPE AVE 071-023-29 Commercial G-C 20 0.85 35 0.00 Auto Repair * * 1.22 * No 14 6 9 29 1401 S BROOKHURST RD 071-043-23 Commercial G-C 20 2.33 55 0.54 Medical Offices 1979 0.21 0.67 0.21 Yes 49 19 30 98 2516 W ORANGETHORPE AVE 071-051-07 Commercial G-C 20 0.55 35 0.00 Auto Repair 1951 0.03 0.05 0.03 No 9 4 6 19 2720 W ORANGETHORPE AVE 071-051-66 Commercial G-C 20 0.48 35 0.00 Restaurant 1962 0.06 0.11 6% No 1 6 9 16 2700 W ORANGETHORPE AVE 071-051-83 Commercial G-C 20 0.34 35 0.00 Single Tenant Retail 1964 0.43 0.76 43% No 1 4 6 11 2634 W ORANGETHORPE AVE 071-051-84 Commercial G-C 20 0.41 35 0.00 Small Retail Strip 1965 0.38 0.61 38% No 1 5 8 14 2301 W ORANGETHORPE AVE 071-313-21 Commercial G-C 20 0.44 35 0.06 Restaurant 1976 0.07 0.50 7% No 1 4 8 13 2751 W ORANGETHORPE AVE 071-323-43 Commercial G-C 20 0.48 35 0.00 Car wash 1982 0.08 0.57 8% No 1 6 9 16 2627 W ORANGETHORPE AVE 071-323-48 Commercial G-C 20 1.03 55 0.00 Small Retail Strip * * 0.96 * Yes 28 11 17 56 2220 W ORANGETHORPE AVE 071-461-06 Commercial G-C 20 0.59 35 0.33 Small Retail Strip 1979 0.30 0.65 30% No 0 3 6 9
Appendix H-B: Housing Element H-43
City of Fullerton
Housing Element
Site Address/Intersection
Assessor Parcel
Number GP Land Use Zoning
Min
Density
Parcel Size
(Ac)
Realistic
Density
Acres within
100ft of R-1 Existing Use/Vacancy Year Built FAR ILV Ratio Lot
Coverage
Owner
Interest
Mixed Use
Required
Lower
Income
Capacity
Moderate
Income
Capacity
Above Moderate
Income Capacity
Total
Capacity
2424 W ORANGETHORPE AVE 071-471-10 Commercial G-C 20 0.35 35 0.00 Auto Repair 1964 0.38 0.64 38% No 1 4 7 12 1018 W ORANGETHORPE AVE 072-161-11 Commercial G-C 20 0.36 35 0.00 Auto Repair 1957 0.32 1.48 32% No 1 4 7 12 1321 S EUCLID ST 072-161-17 Commercial G-C 20 0.93 35 0.00 Auto Repair 1970 0.22 0.48 22% No 16 6 10 32 1331 S EUCLID ST 072-161-19 Commercial G-C 20 0.52 35 0.00 Vehicle Rentals/Sales 1969 0.09 0.21 9% No 9 3 6 18 1331 S EUCLID ST 072-161-20 Commercial G-C 20 0.55 35 0.00 Vehicle Rentals/Sales 1969 0.13 0.05 13% No 9 4 6 19 801 S EUCLID ST 072-170-17 Commercial G-C 20 0.44 35 0.13 Small Retail Strip 1966 0.15 1.45 15% No 1 3 6 10 1101 W ORANGETHORPE AVE 072-352-48 Commercial G-C 20 0.47 35 0.00 Small Retail Strip 1962 0.38 2.56 38% No 1 6 9 16 1115 W ORANGETHORPE AVE 072-352-49 Commercial G-C 20 0.70 35 0.21 Small Retail Strip 1963 0.37 2.08 37% No 1 6 10 17 261 W ORANGETHORPE AVE 073-073-05 Commercial G-C 20 0.45 35 0.01 Restaurant 1976 0.09 0.32 9% No 1 5 9 15 255 W ORANGETHORPE AVE 073-073-11 Commercial G-C 20 1.02 55 0.00 Single Tenant Retail 1966 0.18 0.98 18% Yes 28 11 17 56 301 W ORANGETHORPE AVE 073-253-11 Commercial G-C 20 0.46 35 0.20 Vehicle Rentals/Sales 1976 0.36 1.26 36% No 0 3 6 9 311 W ORANGETHORPE AVE 073-253-12 Commercial G-C 20 0.43 35 0.19 Single Tenant Retail 1957 0.24 0.17 24% No 0 3 5 8 901 W ORANGETHORPE AVE 073-263-48 Commercial G-C 20 0.42 35 0.02 Single Tenant Retail 1962 0.18 0.39 18% No 1 5 8 14 910 S EUCLID ST 073-263-54 Commercial G-C 20 1.14 55 0.28 Parking Lot 0.00 0.06 0% Yes 23 9 15 47 1530 S HARBOR BLVD 267-091-02 Commercial G-C 20 1.72 55 0.00 Auto Repair 1959 0.26 0.36 26% Yes 47 18 29 94 1501 S LEMON ST 267-091-07 Commercial G-C 20 4.02 55 0.00 Bowling Alley * * 0.25 * No 110 44 67 221 1620 S HARBOR BLVD 267-091-09 Commercial G-C 20 1.97 55 0.00 Small Retail Strip * * 0.87 * Yes 54 21 33 108 331 N STATE COLLEGE BLVD 269-051-07 Commercial G-C 20 0.90 35 0.00 Shopping Center 1963 0.34 0.34 34% No 15 6 10 31 321 N STATE COLLEGE BLVD 269-051-08 Commercial G-C 20 1.22 55 0.32 Restaurant 1976 0.43 0.97 43% Yes 24 10 15 49 305 N STATE COLLEGE BLVD 269-051-09 Commercial G-C 20 0.97 35 0.28 Restaurant 1922 0.02 0.63 2% No 12 4 8 24 1940 E CHAPMAN AVE 269-091-03 Office O-P 20 0.37 35 0.00 Offices 1965 0.39 0.42 39% No 1 4 7 12 1950 E CHAPMAN AVE 269-091-04 Office O-P 20 0.35 35 0.00 Offices 1960 0.38 0.62 38% No 1 4 7 12 1966 E CHAPMAN AVE 269-091-05 Office O-P 20 0.72 35 0.00 Offices 1957 0.29 0.43 29% No 12 5 8 25 351 - 451 S ACACIA AVE 269-113-03 Industrial M-P 20 4.04 55 0.00 General Industrial * * 1.37 * No 111 44 67 222 1800 E WALNUT AVE 269-131-02 Industrial M-P 20 3.30 55 0.02 General Industrial * * 1.55 * No 90 36 54 180 331 S STATE COLLEGE BLVD 269-151-12 Industrial C-M 20 3.54 55 0.00 General Industrial * * 0.58 * Yes 97 38 59 194 1751 HUGHES DR 280-012-10 Industrial M-P 20 8.99 55 0.00 General Industrial * * 0.01 * No 247 98 149 494 1431 N HARBOR BLVD 281-011-18 Commercial G-C 20 0.49 35 0.35 Offices 1958 0.17 1.10 17% No 0 2 3 5 1501 N HARBOR BLVD 281-011-23 Commercial G-C 20 0.61 35 0.53 Offices 1978 0.38 0.31 38% No 0 0 2 2 1601 S HARBOR BLVD 281-011-30 Commercial G-C 20 0.74 35 0.62 Vacant 0.00 0.00 0% No 0 1 3 4 1321 N HARBOR BLVD 281-034-10 Commercial G-C 20 2.30 55 0.49 Offices 1977 0.29 1.49 15% Yes 42 17 26 85 1201 E CHAPMAN AVE 283-173-06 Commercial G-C 20 0.36 35 0.22 Shopping Center 1958 0.07 0.47 7% No 0 1 3 4 1341 E CHAPMAN AVE 283-175-05 Commercial G-C 20 0.78 35 0.08 Shopping Center 1965 0.33 2.73 33% No 12 4 8 24 501 N STATE COLLEGE BLVD 283-212-33 Commercial G-C 20 2.06 55 0.99 General Industrial 1968 0.11 2.40 11% Yes 29 11 18 58 1015 E CHAPMAN AVE 283-221-06 Office O-P 20 0.50 35 0.23 Offices 1974 0.30 1.75 15% No 0 3 6 9 1001 E CHAPMAN AVE 283-233-01 Office O-P 20 0.47 35 0.06 Offices 1962 0.29 0.81 15% No 1 5 8 14
H-44 Appendix H-B: Housing Element
City of Fullerton
Housing Element
Site Address/Intersection
Assessor Parcel
Number GP Land Use Zoning
Min
Density
Parcel Size
(Ac)
Realistic
Density
Acres within
100ft of R-1 Existing Use/Vacancy Year Built FAR ILV Ratio Lot
Coverage
Owner
Interest
Mixed Use
Required
Lower
Income
Capacity
Moderate
Income
Capacity
Above Moderate
Income Capacity
Total
Capacity
501 N CORNELL AVE 283-234-14 Office O-P 20 0.51 35 0.15 Offices 1961 0.30 1.83 15% No 1 4 7 12 1441 BREA BLVD 283-301-03 Office O-P 20 0.71 35 0.00 Offices 1965 0.11 0.42 11% No 12 4 8 24 1450 BREA BLVD 283-301-04 Office O-P 20 0.63 35 0.00 Parking Lot 1974 0.00 0.04 0% No 11 4 7 22 2830 BREA BLVD 284-041-31 Commercial G-C 20 0.48 35 0.19 Offices 1979 0.28 0.66 28% No 1 3 6 10 2850 BREA BLVD 284-041-32 Commercial G-C 20 0.40 35 0.19 Single Tenant Retail 1967 0.14 0.37 14% No 0 2 5 7 2900 BREA BLVD 284-382-28 Commercial G-C 20 0.40 35 0.00 Small Retail Strip * * 0.84 * No 1 5 8 14 3006 BREA BLVD 284-401-09 Commercial G-C 20 1.11 55 0.07 Small Retail Strip 1978 * 14.02 * Yes 28 11 17 56 2270 ROSECRANS AVE 288-021-23 Office O-P 20 0.94 35 0.38 Offices 1979 0.29 1.90 14% No 9 4 6 19 220 LAGUNA RD 292-071-04 Office O-P 20 0.66 35 0.00 Offices 1964 0.27 3.57 27% No 11 4 8 23 270 LAGUNA RD 292-071-08 Office O-P 20 0.57 35 0.02 Offices 1978 0.39 0.58 20% No 9 4 6 19 201 W BASTANCHURY RD 292-071-12 Office O-P 20 1.76 55 0.00 Offices * * 0.98 * Yes 48 19 29 96 301 W BASTANCHURY RD 292-071-16 Office O-P 20 3.92 55 0.02 Medical Offices * * 0.92 * Yes 107 42 65 214 333 W BASTANCHURY RD 292-071-17 Office O-P 20 1.24 55 0.01 Offices * * 1.25 * No 33 13 21 67 2251 N HARBOR BLVD 292-072-01 Commercial G-C 20 2.90 55 0.39 Medical Offices 1967 0.26 0.93 26% Yes 61 24 38 123 141 W BASTANCHURY RD 292-072-07 Commercial G-C 20 2.45 55 0.01 Medical Offices * * 0.71 * Yes 67 26 41 134 951 W BASTANCHURY RD 292-084-07 Greenbelt
Concept
C-G 20 0.79 35 0.08 Medical Offices * * 0.00 * No 12 4 8 24 3261 N HARBOR BLVD 292-331-01 Office O-P 20 0.59 35 0.08 Offices 1960 0.20 1.26 20% No 8 3 6 17 2949 BREA BLVD 293-236-11 Commercial G-C 20 0.64 35 0.35 Medical Offices 1965 0.25 0.44 25% No 0 3 6 9 211 IMPERIAL HWY 296-201-06 Industrial C-M 20 1.05 55 0.00 General Industrial 1979 0.37 1.00 19% Yes 28 11 18 57 285 IMPERIAL HWY 296-201-09 Industrial C-M 20 0.98 35 0.00 General Industrial 1979 0.40 1.00 20% No 17 6 11 34 4201 BONITA PL 296-202-02 Industrial M-P 20 3.11 55 0.00 Parking Lot 1982 0.00 0.11 0% No 85 34 52 171 435 IMPERIAL HWY 296-203-09 Industrial C-M 20 0.56 35 0.01 Parking Lot 0.00 0.09 0% No 9 4 6 19 439 IMPERIAL HWY 296-203-14 Industrial C-M 20 0.62 35 0.01 General Industrial * * 0.40 * No 10 4 7 21 2810 IMPERIAL HWY 337-082-13 Commercial G-C 20 2.07 55 0.04 Restaurant 1984 0.04 1.46 4% Yes 55 22 34 111 3223 ASSOCIATED RD 337-082-16 Commercial G-C 20 1.10 55 0.00 Childcare 1978 0.22 0.31 22% No 30 12 18 60 3233 ASSOCIATED RD 337-082-17 Commercial G-C 20 1.45 55 0.00 Small Retail Strip 1977 0.14 20.23 14% No 39 16 24 79 1941 N PLACENTIA AVE 337-291-04 Commercial G-C 20 0.71 35 0.00 Restaurant 1977 0.06 1.10 6% No 12 4 8 24 1933 N PLACENTIA AVE 337-291-05 Commercial G-C 20 0.53 35 0.00 Auto Repair 1972 0.23 2.10 23% No 9 3 6 18 2240 N STATE COLLEGE BLVD 337-302-02 Greenbelt
Concept
C-G 20 2.83 55 0.00 Offices * * 0.90 * Yes 77 31 47 155 2931 NUTWOOD AVE 338-011-23 Commercial G-C 20 0.38 35 0.00 Restaurant 1971 0.11 0.30 11% No 1 4 8 13 601 N PLACENTIA AVE 338-031-38 Commercial G-C 20 0.90 35 0.00 Single Tenant Retail 1973 0.11 0.24 11% No 15 6 10 31 441 N PLACENTIA AVE 338-031-40 Commercial G-C 20 0.89 35 0.00 Restaurant * * 4.44 * No 15 6 10 31 2920 NUTWOOD AVE 338-031-41 Commercial G-C 20 0.92 35 0.00 Restaurant 1972 0.12 0.11 12% No 16 6 10 32 821 N PLACENTIA AVE 338-031-42 Commercial G-C 20 0.69 35 0.00 Restaurant 1972 0.06 0.30 6% No 12 4 8 24
Appendix H-B: Housing Element H-45
City of Fullerton
Housing Element
Site Address/Intersection
Assessor Parcel
Number GP Land Use Zoning
Min
Density
Parcel Size
(Ac)
Realistic
Density
Acres within
100ft of R-1 Existing Use/Vacancy Year Built FAR ILV Ratio Lot
Coverage
Owner
Interest
Mixed Use
Required
Lower
Income
Capacity
Moderate
Income
Capacity
Above Moderate
Income Capacity
Total
Capacity
751 N PLACENTIA AVE 338-031-46 Commercial G-C 20 0.48 35 0.00 Restaurant 1984 0.32 0.41 32% No 1 6 9 16 629 N PLACENTIA AVE 338-031-47 Commercial G-C 20 0.49 35 0.00 Small Retail Strip 1984 0.00 0.05 0% No 1 6 10 17 303 N PLACENTIA AVE 338-041-07 Commercial G-C 20 0.40 35 0.00 Auto Repair 1972 0.47 0.89 47% No 1 5 8 14 680 LANGSDORF DR 338-082-03 Office O-P 20 2.85 55 0.00 Medical Offices * * 1.41 * No 78 31 47 156 3161 YORBA LINDA BLVD 339-161-04 Commercial G-C 20 1.46 55 0.00 Small Retail Strip 1974 0.31 6.77 31% Yes 40 16 24 80 3115 YORBA LINDA BLVD 339-161-08 Commercial G-C 20 0.60 35 0.00 Shopping Center 1977 0.32 0.67 32% No 10 4 7 21 3105 YORBA LINDA BLVD 339-161-09 Commercial G-C 20 0.97 35 0.00 Car wash 1976 0.45 1.37 45% No 16 6 11 33 3000 YORBA LINDA BLVD 339-202-02 Commercial G-C 20 0.56 35 0.00 Restaurant 1966 0.07 0.31 7% No 9 4 6 19 1700 N PLACENTIA AVE 339-221-01 Commercial G-C 20 0.50 35 0.00 Small Retail Strip 1965 0.44 0.97 44% No 8 3 6 17 1690 N PLACENTIA AVE 339-222-01 Commercial O-P 20 0.46 35 0.00 Medical Offices 1972 0.30 1.17 30% No 1 6 9 16 4030 N HARBOR BLVD 296-201-12 Commercial G-C 20 4.54 55 0.00 Shopping Center * 0.29 1.49 0% Yes Yes 124 50 75 249 1820 SUNNY CREST DR 028-651-31 Commercial G-C 20 0.92 35 0 Single Tenant Retail 1969 0.22 3.18 0.22 Yes No 16 6 10 32 2444 FENDER AVE 338-051-02 Industrial M-G 20 0.89 35 0.08 Multi-Tenant Industrial Bldg. 1974 0.36 1.43 48% No 14 5 9 28 2466 FENDER AVE 338-051-08 Industrial M-G 20 0.89 35 0.09 Multi-Tenant Industrial Bldg. 1970 0.44 1.68 44% No 13 5 9 27 2478 FENDER AVE 338-051-11 Industrial M-G 20 1.00 35 0.10 Multi-Tenant Industrial Bldg. 1971 0.43 1.26 43% No 15 6 10 31 2488 FENDER AVE 338-051-12 Industrial M-G 20 1.01 55 0.10 Multi-Tenant Industrial Bldg. 1971 0.42 1.23 42% No 25 10 15 50 2500 FENDER AVE 338-061-22 Industrial M-G 20 1.01 55 0.10 Multi-Tenant Industrial Bldg. 1972 0.48 1.35 48% No 25 10 15 50 2512 FENDER AVE 338-061-23 Industrial M-G 20 1.02 55 0.10 Multi-Tenant Industrial Bldg. 1972 0.48 1.39 48% No 25 10 15 50 2524 FENDER AVE 338-061-24 Industrial M-G 20 1.00 35 0.10 Multi-Tenant Industrial Bldg. 1972 0.49 1.36 49% No 15 6 10 31 2536 FENDER AVE 338-061-25 Industrial M-G 20 0.99 35 0.10 Multi-Tenant Industrial Bldg. 1972 0.49 1.37 49% No 15 6 10 31 2584 FENDER AVE 338-061-27 Industrial M-G 20 1.01 55 0.12 Multi-Tenant Industrial Bldg. * * 0.00 * No 24 10 15 49 2572 FENDER AVE 338-061-29 Industrial M-G 20 0.82 35 0.09 Multi-Tenant Industrial Bldg. * * 0.00 * No 12 5 8 25 629 S PLACENTIA AVE 338-071-22 Industrial M-P 20 5.49 55 0 General Industrial * 0.00 0.00 0% Yes No 70 28 43 141 141 LAGUNA RD 028-641-19 Commercial G-C 20 1.54 55 0.00 Medical Offices 1974 0.23 0.51 12% No 42 16 26 84 130 W BASTANCHURY RD 028-641-20 Commercial G-C 20 0.70 35 0.00 Offices * * 0.71 * No 12 4 8 24 100 W BASTANCHURY RD 028-641-23 Commercial G-C 20 1.20 55 0.00 Car Wash * * 0.88 * Yes 33 13 20 66 2101 N HARBOR BLVD 028-641-25 Commercial G-C 20 0.34 35 0.00 Medical Offices * * 1.40 * No 1 4 6 11 235 W VALENCIA MESA DR 028-651-16 Commercial G-C 20 0.44 35 0.00 Vacant Comm. Bldg 1962 0.10 0.05 10% No 1 5 9 15 1400 BREA BLVD 029-010-73 Office O-P 20 0.37 35 0.00 Offices 1970 0.36 0.52 36% No 1 4 7 12 1819 E CHAPMAN AVE 029-142-25 Office O-P 20 1.44 55 1.09 Offices 1968 0.39 0.40 39% Yes 1 6 11 18 4005 W VALENCIA DR 030-032-32 Commercial G-C 20 0.44 35 0.15 Car Wash * * 0.09 * No 0 1 3 4 245 MAGNOLIA AVE 030-035-18 Commercial G-C 20 0.38 35 0.30 Small Retail Strip 1965 0.30 0.84 30% No 0 1 2 3 2330 ARTESIA AVE 030-070-17 Industrial M-G 20 4.85 55 0.00 General Industrial * * 0.60 * No 133 53 80 266 2337 W COMMONWEALTH AVE 030-070-18 Industrial M-G 20 2.85 55 0.04 General Industrial * * 0.50 * Yes 77 30 47 154 131 N GILBERT ST 030-070-16 Industrial M-G 20 1.78 55 0.00 General Industrial * * 0.53 * No 48 19 30 97 2005 W COMMONWEALTH AVE 030-160-05 Industrial M-G 20 0.79 35 0.00 Multi-Tenant Industrial Bldg. 1980 0.09 0.09 9% No 13 5 9 27
H-46 Appendix H-B: Housing Element
City of Fullerton
Housing Element
Site Address/Intersection
Assessor Parcel
Number GP Land Use Zoning
Min
Density
Parcel Size
(Ac)
Realistic
Density
Acres within
100ft of R-1 Existing Use/Vacancy Year Built FAR ILV Ratio Lot
Coverage
Owner
Interest
Mixed Use
Required
Lower
Income
Capacity
Moderate
Income
Capacity
Above Moderate
Income Capacity
Total
Capacity
2041 W COMMONWEALTH AVE 030-160-16 Industrial M-G 20 0.83 35 0.00 General Industrial 1971 0.02 0.38 2% No 14 6 9 29 2031 W COMMONWEALTH AVE 030-160-17 Industrial M-G 20 0.64 35 0.00 Vehicle Rentals/Sales 1961 0.02 0.06 2% No 11 4 7 22 120 N GILBERT ST 030-160-24 Industrial M-G 20 0.45 35 0.00 Auto Repair 1959 0.16 0.72 16% No 1 5 9 15 2029 W COMMONWEALTH AVE 030-160-27 Industrial M-G 20 4.92 55 0.00 Multi-Tenant Industrial Bldg. 1978 0.40 0.87 40% Yes 135 54 81 270 144 N GILBERT ST 030-160-29 Industrial M-G 20 1.27 55 0.00 Multi-Tenant Industrial Bldg. 1950 0.36 0.75 36% No 34 14 21 69 130 N GILBERT ST 030-160-30 Industrial M-G 20 1.48 55 0.00 General Industrial * * 0.46 * No 40 16 25 81 1829 W COMMONWEALTH AVE 030-170-08 Industrial C-M 20 0.48 35 0.00 Auto Repair 1962 0.39 0.24 39% No 1 6 9 16 1875 W COMMONWEALTH AVE 030-170-12 Industrial M-G 20 4.80 55 0.00 Multi-Tenant Industrial Bldg. 1976 0.06 0.42 6% Yes 132 52 80 264 1835 W COMMONWEALTH AVE 030-170-13 Industrial C-M 20 0.59 35 0.00 General Industrial 1963 0.46 0.79 46% No 10 4 6 20 2216 W COMMONWEALTH AVE 030-180-37 Commercial G-C 20 0.58 35 0.00 Single Tenant Retail 1974 0.09 0.62 9% No 10 4 6 20 2204 W COMMONWEALTH AVE 030-180-61 Commercial G-C 20 0.48 35 0.00 Medical Offices 1965 0.21 0.61 21% No 1 6 9 16 1900 W COMMONWEALTH AVE 030-200-04 Commercial G-C 20 1.87 55 0.43 Vehicle Rentals/Sales 1956 0.18 0.86 18% Yes 39 16 24 79 *Orange County Assessor Parcel data does not include data on this factor for this property.
Appendix H-C: Housing Element H-C-1
Appendix H-C:
Analysis of Housing at Risk of
Conversion
California Housing Element Law requires jurisdictions to analyze government-assisted housing that is eligible for conversion from lower-income to market rate housing over the next 10 years. State law identifies housing assistance as a rental subsidy, mortgage subsidy, or mortgage insurance to an assisted housing development. Government assisted housing converts to market rate housing for a number of reasons including expiring subsidies, mortgage repayments, or expiration of affordability restrictions.
This section addresses:
• The inventory of assisted housing units that are at-risk of converting to market rate housing during the 2021-2029 period
• An analysis of the costs of preserving and/or replacing these units • Resources that could be used to preserve at-risk units • Program efforts for preservation of at-risk housing units • Quantified objectives for the number of at-risk units to be preserved during the Housing Element Planning Period
1. Inventory of At-Risk Units
Table C-1 lists assisted affordable units in the City. Of these projects, only one is considered to be at risk during the 2021-2029 period.
During the 2021-2029 period, all 101 residential units at Amerige Villas are deemed “high risk” of being lost to the supply of affordable housing in Fullerton. Amerige Villas is participating in a project-based Section 8 contract that is set to expire on January 31, 2025. These units will be converted to market-rate housing at the expiration of affordability controls in 2025. Prior to the expiration date of these units, the City will work with the property owner to confirm that the tenants are properly notified of their rights under AB 1521.
The City contacted the property management of Amerige Villas and was notified that the management is in process of extending the affordability covenant for the 101 units. If the extension is unsuccessful, different options may be used to preserve or replace the units. The following analysis demonstrates the cost to the City to preserve these at-risk units.
H-C-2 Appendix H-C: Housing Element
City of Fullerton
Housing Element
Table C-1 Assisted Housing Developments
Project Address
Sec 8
Assist
Units
Total
Units
Program
Type
Overall Exp
Date Financing
Loan
Maturity
Date Owner
Risk
Level
Acacia Villa (no
City involvement)
1620 E.
Chapman Ave.
0 0 232/223(f) 2/1/2037 Limited
Dividend
None
Amerige Villa
Apartments
343 W Amerige
Ave.
101 101 Sec 8 NC 1/31/2025 223(a)(7)/221
(d)(4)M
12/1/2019 Profit
Motivated
High
Cambridge Court
Assisted Living (no
City involvement)
1621 E.
Commonwealth
Ave.
0 0 232/223(f) 1/1/2037 Profit
Motivated
None
Casa Maria Del Rio 2200 East
Chapman Ave.
24 25 PRAC/811 5/31/2017 811 Non-Profit Low
Evergreen At
Fullerton (no City
involvement)
2222 N. Harbor
Blvd.
0 0 232/223(f) 8/1/2037 Profit
Motivated
None
Fullerton Pointe
Apartments (no
City involvement)
1318-1424 S.
Gilbert St.
0 65 207/223(f) 1/1/2040 Profit
Motivated
None
Harbor View
Terrace Apts (no
City involvement)
2305 N Harbor
Blvd
24 24 PRAC/811 5/31/2016 811 Non-Profit Low
Windsor Gardens
Care Center of
Fullerton (no City
involvement)
245 E Wilshire
Blvd
0 0 232/223(f) 1/1/2044 Profit
Motivated
None
149 215
Source: SCAG based on California Housing Partnership Corp, 2012
2. Cost of Preservation Versus Replacement
There are many options for unit preservation: providing financial incentives to project owners to extend low income use restrictions, purchase of affordable housing units by or for a non-profit or public agency, or providing local subsidies to offset the difference between the affordable and market rate. Scenarios for preservation will depend on the type of project.
a. Rental Subsidy
The City does not have a rental subsidy program and the property at risk does not have a contract for tenant subsidies with HUD or the Housing Authority of the County of Orange. Therefore, rental subsidy is not an option for these units at risk of expiration.
Appendix H-C: Housing Element H-C-3
City of Fullerton
Housing Element
b. Replacement Cost
To understand the significance if these at-risk units are lost from the supply of city affordable housing, the City has prepared a hypothetical analysis that identifies the cost of construction of new regulated housing to replace these at-risk units if they are converted to market-rate units. The cost of developing housing depends upon a variety of factors, including density, size of the units (i.e., square footage and number of bedrooms), location, land costs, and type of construction. According to the 2022 Orange County Housing Funding Strategy, the typical cost of construction for below market rate housing in Orange County for Fiscal Year 2021/22 was $588,488 per unit.1 The total cost to replace the 101 at-risk affordable units with new construction, would be approximately $59.4 million.
c. Acquisition/Rehabilitation Cost
Transferring ownership of an at-risk project to a non-profit housing provider is one of the least costly ways to ensure that the at-risk units remain affordable for the long term. By transferring property ownership to a non-profit organization, low-income restrictions can be secured, and the project would become potentially eligible for a greater range of governmental subsidies.
Under AB 1521, there are required steps for owners of deed restricted properties to take prior to the expiration of those affordability requirements. This law requires that the owner consider an offer to purchase the deed-restricted units. The feasibility of this option depends on funding sources to buy and potentially rehabilitate the property.
d. Cost Comparison
The above analysis attempts to estimate the cost of preserving the at-risk units under various options.
However, because different projects have different circumstances and therefore different options available, a direct comparison would not be appropriate. In general, providing additional incentives/subsidies to extend the affordability covenant would require the least funding over the long run, whereas the construction of new units would be the costliest option. Providing rent subsidies would be less costly, but this option is not available as the City does not operate such a program.
The City will support the preservation of affordable housing units that could potentially convert to market- rate during the planning period. The City will monitor all regulated affordable units and assist property owners to the extent feasible in maintaining the affordability of these units and assist tenants if preservation is unsuccessful.
3. Resources for Preservation
A variety of programs exist to assist cities acquire, replace, or subsidize at-risk affordable housing units.
The following summarizes financial resources available to the City of Fullerton.
1 Orange County Housing Funding Strategy. November, 2022. https://ceo.ocgov.com/sites/ceo/files/2023-03/Housing%20Funding%20Strategy%20- %202022%20Update.pdf
H-C-4 Appendix H-C: Housing Element
City of Fullerton
Housing Element
a. Federal Programs
• Community Development Block Grant (CDBG) – CDBG funds are awarded to cities on a formula basis for housing activities. The primary objective of the CDBG program is the development of viable communities through the provision of decent housing, a suitable living environment, and economic opportunity for principally low and moderate income persons. Funds can be used for housing acquisition, rehabilitation, economic development, and public services. • HOME Investment Partnership – The City of Fullerton receives funds by formula from HUD to increase the supply of decent, safe, sanitary, and affordable housing to lower income households. Eligible activities include new construction, acquisition, rental assistance, and rehabilitation. • Section 8 Rental Assistance Program – The Section 8 Rental Assistance program provides rental assistance payments to owners of private, market rate units on behalf of very-low income tenants.
Rental assistance through Section 8 certificates administered by the Orange County Housing Authority (OCHA), which is supported by Fullerton. Approximately 665 households currently receive assistance through Section 8 Housing Choice Vouchers.
• Section 811/202 Program (Supportive Housing for Persons with Disabilities/Elderly) – Non-profit and consumer cooperatives can receive no interest capital advances from HUD under the Section 202 program for the construction of very- low-income rental housing for seniors and persons with disabilities. These funds can be used in conjunction with Section 811, which can be used to develop group homes, independent living facilities and immediate care facilities. Eligible activities include acquisition, rehabilitation, new construction, and rental assistance. b. State Programs
• California Housing Finance Agency (CalHFA) Multifamily Programs – CalHFA’s Multifamily Programs provide permanent financing for the acquisition, rehabilitation, and preservation or new construction of rental housing that includes affordable rents for low and moderate income families and individuals.
One of the programs is the Acquisition Finance Program, which is designed to facilitate the acquisition of at-risk affordable housing developments and provide low-cost funding to preserve affordability.
Appendix H-C: Housing Element H-C-5
City of Fullerton
Housing Element
• Low Income Housing Tax Credit (LIHTC) – This program provides tax credits to individuals and corporations that invest in low income rental housing. Tax credits are sold to those with high tax liability and proceeds are used to subsidize affordable housing. Eligible activities include new construction, rehabilitation, and acquisition of properties. • California Community Reinvestment Corporation (CCRC) – The California Community Reinvestment Corporation is a multi-family affordable housing lender whose mission is to increase the availability of affordable housing for low-income families, seniors, and residents with special needs by facilitating private capital flow from its investors for debt and equity to developers of affordable housing. Eligible activities include new construction, rehabilitation, and acquisition of properties. c. Qualified Entities to Preserve At-Risk Units
A number of non-profit corporations currently working in Fullerton or in Orange County have the experience and capacity to assist in preserving at-risk units. These non-profits include:
• BRIDGE Housing Corporation (San Francisco)
• Civic Center Barrio Housing Corporation (Santa Ana)
• Jamboree Housing Corporation (Irvine)
• Mercy Housing Corporation (San Francisco)
H-C-6 Appendix H-C: Housing Element
City of Fullerton
Housing Element
This page intentionally left blank.
Appendix H-D: Housing Element H-D-1
Appendix H-D:
Public Participation
The Housing Element was developed through the combined efforts of City staff, consultants, community stakeholders, the Planning Commission, and the City Council.
D.1 Housing Game Plan
Beginning in August 2020, the City of Fullerton launched the Housing Game Plan, a comprehensive and multi-faceted plan to address housing in Fullerton. The Housing Game Plan utilized a layered multi-pronged approach for public participation:
D.1.1 Layer 1 – Housing Game Plan Project Champions
Objective. Engage individuals with a heightened interest and influence in housing to review materials, provide input, and provide overall guidance to the Housing Game Plan. Importantly, the Project Champions, selected with City Council input, represent the interests of lower income and special needs households and provide a conduit to bring information forward representing their constituencies. Project Champions are:
Name Organization/Bio
Barry Ross Regional Director for Community Health Investment for Providence St Joseph’s Health; works with the St. Jude Medical Center
Jose Trinidad Castenada Local housing advocate; Orange County Climate Justice Organizer with the Climate Action Group
Elizabeth Hansburg Planning Commissioner; People for Housing (OC YIMBY); trained planner Chris Gaarder Former Planning Commissioner; Sr. Policy Advisor for Orange County Supervisor Andrew Do Leonel Talavera Habitat for Humanity OC; oversees neighborhood revitalization efforts in Fullerton Mohammad Raghib Works in the financial industry; local community leader for the Islamic Center of Fullerton; involved with Habitat for Humanity
Jay Williams OC United
Frank Haselton OC United; land use planner for 40 years Laura Riegler California State University of Fullerton (CSUF), Facilities Department; trained architect Kevin Mo-Wong Executive Director, Solidarity
Amy Santos Assistant Director, CSUF Center for Healthy Neighborhoods
H-D-2 Appendix H-D: Housing Element
City of Fullerton
Housing Element
Meeting Timing and Topics
• October 15, 2020 – Speaker Series #1 – Housing Element 101 – Consultant: John Douglas – Presentation/discussion/input into presentation before finalized for the Community-at-Large • October 22, 2020 – Speaker Series #2 – The Economics of Housing Development – Consultants: Julie Cooper and Jason Moody / EPS and Lance Harris / Pro Forma – Presentation/discussion/input into presentation before finalized for the Community-at-Large • October 29, 2020 – Speaker Series #3 – Land Use and Regulatory Tools – Consultant: Gaurav Srivastava / Dudek – Presentation/discussion/input into presentation before finalized for the Community-at-Large • November 5, 2020 – Speaker Series #4 – Housing Types – Consultant: John Kaliski / JKA - Presentation/discussion/input into presentation before finalized for the Community-at-Large • November 17, 2020 – Speaker Series #5 – Rail District Specific Plan Existing Conditions – Consultant:
John Kaliski / JKA – Presentation/discussion/input into presentation • November 19, 2020 – Presentation/discussion on Housing and Land Use Policy Best Practices with Cesar Covarrubius / Kennedy Commission and discussion on housing challenges faced by Project Champion constituents
• December 17, 2020 – Working Session on housing policy including review of existing Housing Element programs and brainstorm on other policies and programs to consider further • March 18, 2021 – Presentation/discussion with Orange County United Way and introduction of forth- coming on-own housing policy prioritization exercise
• April 2021 – On-own housing policy prioritization exercise The City received the following feedback during the Housing Game Plan Project Champions meetings:
• New housing should incorporate provisions for non-motorized transportation (walking, bikes, e-bikes, public transit, etc.)
• Housing projects built on the south side of the BNSF/Metrolink tracks should incorporate a bridge over the tracks if a crossing/undercrossing isn’t close by to facilitate pedestrian activity • Housing built on the south side of the tracks needs to embrace the historical Mexican culture of the neighborhood
• New housing adjacent to the historic packing house district (south side of tracks between Harbor Boulevard and Richman Street) could be a mix of duplexes, triplexes, and fourplexes • Redevelopment of the historic packing house district could provide incubator space for new businesses; however, higher residential densities are needed to be able to support new businesses such as cafes, restaurants, stores, or other service businesses • Desire for extensions to the Orange County Streetcar project, under construction in Santa Ana, or Bus Rapid Transit (BRT) northward up Harbor Boulevard to provide public transit opportunities in support of new housing adjacent to the Fullerton Transit Center • New housing (multi-family) should be close to amenities such as children day care, a public plaza, transit, and walkable greenspace
Appendix H-D: Housing Element H-D-3
City of Fullerton
Housing Element
• The City of Fullerton, when selling surplus land, should only be selling to developers that will provide affordable housing, especially at the low- and very low income levels • Concerns regarding gentrification/displacement of existing residents (primarily Hispanic/Latino) in neighborhoods adjacent to the Rail District Specific Plan area • Desire for community gathering places that celebrate the existing communities adjacent to the Rail District Specific Plan area
• Desire for mixed-income communities
• Lack of sufficient services and housing resources for homeless residents, particularly in and near Richman Park
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. 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 asked participants for information on differences between areas of the city designated by HUD as “racially concentrated areas of affluence,” or RCAAs, meaning these areas have a higher percentage of households that racially white and have a higher income than other areas of the city. These areas are mainly in northeast Fullerton. Survey respondents indicated that RCAAs are characterized by large parcels, large single-family homes, greater setbacks, and hilly terrain. The large, single-family homes are affordable to higher-income residents who are typically well-educated professionals. This area also has abundant parkland and high-performing schools. It was noted that RCAAs in Fullerton have minimal multifamily zoning and opportunities for diverse housing typologies, which limits opportunities for low or moderate- income households. It was also noted that while some residents in RCAAs may support constructing an ADU for a family member, they are generally opposed to additional density, citing infrastructure constraints. The lack of diverse housing opportunities in RCAAs has created and perpetuated racial and economic segregation within the city. When asked what housing programs would be most helpful to increasing housing opportunity in RCAAs, respondents noted that the City could encourage construction of ADUs and allow multifamily and mixed-use housing. Respondents also supported affordable housing development on religious institutional sites and establishing an ordinance to streamline affordable housing development on land owned by religious institutions and remove the prevailing wage requirement.
Respondents were also asked about trends related to homelessness in Fullerton. Respondents noted that there is 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
H-D-4 Appendix H-D: Housing Element
City of Fullerton
Housing Element
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.
Survey participants were also asked about locations in the city where housing is most likely to be in need of rehabilitation or repair. Respondents noted the neighborhoods of Independence Park, Artesia Blvd/N, Gilbert Park, W Commonwealth Ave/N Basque Ave; Valencia Park, the neighborhoods south of Commonwealth Ave, and areas near downtown and the train station, were more likely to be in need of rehabilitation or repair.
Feedback from the survey was incorporated into the following Housing Plan Policy Actions:
• Policy Action 3.3-b was updated to target outreach regarding SB 9 to high resource neighborhoods in northeast and northwest Fullerton.
• Policy Action 3.3-f was added to continue efforts to conduct outreach to religious institutions with excess land to develop affordable housing.
• Policy Action 3.4-g was revised to focus housing development of a mix of housing types in northeastern and northwestern Fullerton.
• Policy Action 3.9-a was updated to focus outreach for rehabilitation needs in areas where there is a concentration of substandard housing.
• Policy Action 3.15-h was added to continue outreach efforts to areas where there is a concentration of people experiencing homelessness.
D.1.2 Layer 2 – Community-at-Large
Objective. Engage interested community members through various opportunities including education and input in multiple formats.
Dates and Opportunities
• Ongoing – Housing Game Plan Website (www.cityoffullerton.com/housinggameplan) which in addition to having meeting notices and documents, can be translated into a wide range of languages. This website includes the following pages:
o Draft Map – Housing Incentive Overlay Zone (638264878250800000 (cityoffullerton.com) o 2023 Fullerton Housing Element (Housing Element Update 2023 | Fullerton, CA (cityoffullerton.com)
o Housing Incentive Overlay Zone Updates (Housing Element Update 2023 | Fullerton, CA (cityoffullerton.com)
Appendix H-D: Housing Element H-D-5
City of Fullerton
Housing Element
a. Housing-relevant demographic information
H-D-6 Appendix H-D: Housing Element
City of Fullerton
Housing Element
b. Housing Fundamentals Speaker Series On-Demand Videos (in English and Spanish):
• Speaker Series #1 – Housing Element 101
• Speaker Series #2 – The Economics of Housing Development • Speaker Series #3 – Land Use and Regulatory Tools
• Speaker Series #4 – Housing Types
Appendix H-D: Housing Element H-D-7
City of Fullerton
Housing Element
c. Interactive Maps:
• Fullerton Housing Tenure
• Fullerton Median Household Income
d. Opportunity to Sign Up for Updates, which has collected 562 email addresses for those desiring to stay involved.
City staff sent updates via email to announce events and opportunities, including:
• Housing Needs and Priorities Survey resulted in the collection of 336 email addresses for community members desiring to stay involved in the Housing Element Update process. • April 26, 2021 – Introduction to Housing Game Plan with CSUF Center for Health Neighborhoods (Spanish translation of presentation and discussion provided) • October 7, 2021 – Housing Element Virtual Community Workshop which was advertised on the Housing Game Plan website with direct notice sent to those previously providing email address with Spanish translation available. The Workshop provided a presentation on Housing Element Overview, Policies and Programs, Land Inventory, and Next Steps followed by a facilitated discussion with those in attendance including Project Champions and the Community-at-Large. • September 7, 2023 – Announcement of Notice of Completion of Initial Study and Scoping Meeting for the Environmental Impact Report for the Housing Incentive Overlay Zone (HIOZ). • January 25, 2024 – Presentation of the Draft Housing Element at Community Meeting e. Housing Needs and Priorities Survey.
• February 4 to April 6, 2021 – The Housing Needs and Priorities Survey was offered in both English and Spanish. Media kits were also prepared in English, Spanish and Korean for use by Project Champions, Planning Commissioners, and City Councilmembers to encourage participation. The survey was advertised (along with introducing the Housing Game Plan website) on Fullerton’s Facebook, Instagram and Twitter accounts including paid advertisements as well as cable TV channel. The survey resulted in 458 English and 27 Spanish language responses. Questions and responses to the survey are provided below.
H-D-8 Appendix H-D: Housing Element
City of Fullerton
Housing Element
The City received the following feedback from the Housing Game Plan Online Survey:
Approximately 60% of survey respondents own a home in Fullerton, 35% rent their home in Fullerton, and 5% want to reside in Fullerton, but do not currently.
Appendix H-D: Housing Element H-D-9
City of Fullerton
Housing Element
H-D-10 Appendix H-D: Housing Element
City of Fullerton
Housing Element
Among survey respondents who own a home in Fullerton, most do not plan on moving within the next three years, and 10% want to expand or alter their home to accommodate family or income potential. Five percent of respondents are looking to move to a larger home and one percent of respondents are looking to move to a smaller home. Approximately 4% of respondents who own a home in Fullerton plan on moving outside of the city.
Appendix H-D: Housing Element H-D-11
City of Fullerton
Housing Element
Among respondents who rent their home in Fullerton, 27% are interested in purchasing a home in the city.
Twenty-four percent of renter respondents want to purchase a home but cannot afford to and two percent cannot find a home that meets their needs. Respondents who stated they cannot find a home to meet their needs identified a variety of housing needs, including a home large enough to accommodate their family, housing with access to amenities and outdoor space, affordable housing, and housing in proximity to schools. Sixteen percent of renter respondents do not qualify for a loan to buy a home. Approximately 12% of renter respondents are not interested in purchasing a home.
H-D-12 Appendix H-D: Housing Element
City of Fullerton
Housing Element
Appendix H-D: Housing Element H-D-13
City of Fullerton
Housing Element
H-D-14 Appendix H-D: Housing Element
City of Fullerton
Housing Element
Appendix H-D: Housing Element H-D-15
City of Fullerton
Housing Element
The most commonly preferred types of housing development among survey respondents were multigenerational housing (52%), junior accessory and accessory dwelling units (JADUs and ADUs) (47%), small lot subdivisions with free-standing single-family residences (39%), and single-family attached residences (38%). Micro units and co-living units were the least popular housing types.
H-D-16 Appendix H-D: Housing Element
City of Fullerton
Housing Element
Appendix H-D: Housing Element H-D-17
City of Fullerton
Housing Element
Survey respondents prefer private open spaces followed by access to public parks with and without programmed spaces such as sport courts and children’s play equipment. The types of outdoor spaces that were least preferred include shared community facilities, such as a community pool, and access to on- street bicycle facilities.
H-D-18 Appendix H-D: Housing Element
City of Fullerton
Housing Element
Regarding transportation options for housing, survey participants overwhelmingly prefer private parking.
According to 42% of survey respondents, the most important transportation infrastructure in a housing project is private parking for two vehicles, followed by private parking for three or more vehicles (28%), then access to a bus route arriving in less than 15-minute internals (12%). The least popular transportation infrastructure associated with housing was convenient access to a train station (4%) and access to a bus route arriving over more than 15-minute intervals.
Appendix H-D: Housing Element H-D-19
City of Fullerton
Housing Element
H-D-20 Appendix H-D: Housing Element
City of Fullerton
Housing Element
When asked about the most significant factors when choosing housing, 45% of respondents reported cost and 40% reported appearance and safety as the most important considerations. Respondents considered location relative to hazards, such as flood zones and fire hazard severity zones, and transportation infrastructure, such as parking and transit access, as the least important factors.
Appendix H-D: Housing Element H-D-21
City of Fullerton
Housing Element
The majority of survey respondents were adults aged 35 or older (77%) and almost a third of respondents were aged 55 or older (33%). Less than 3% of respondents were under the age of 25. The age distribution of survey respondents indicates that survey responses may not adequately represent the preferences of young adults, such as college students, who are likely to be single, live with roommates, or have limited income.
H-D-22 Appendix H-D: Housing Element
City of Fullerton
Housing Element
Most survey respondents identify as White or Caucasian (51%), followed by Hispanic/Latino (16%), and those who prefer not to answer (14%).
Appendix H-D: Housing Element H-D-23
City of Fullerton
Housing Element
Almost a third of survey respondents (31%) reported a household income of $125,000 per year or more.
According to HCD’s income limits at the time of the housing survey (2021), a household of four making $106,700 per year or less would be considered low income; therefore, approximately 45% of survey respondents were lower income.
H-D-24 Appendix H-D: Housing Element
City of Fullerton
Housing Element
Survey respondents are distributed throughout all five of the City’s council districts, although more likely to reside in District 2.
D.1.3 Layer 3 - Development Stakeholders
Objective. Engage market-rate and affordable housing developers to gain insight and knowledge regarding the opportunities and constraints of housing development both generally in California and specifically to experiences in Fullerton.
Meeting Timing and Topics
• October 12, 2020 – Market-rate developer virtual interview session (Red Oak, City Ventures, Warmington)
• October 13, 2020 – Market-rate developer virtual interview session (Brandywine, Intracorp, Melia Homes, Province Group)
• October 27, 2020 – Affordable developer virtual interview session (Jamboree Housing, Related) • March 30, 2023 – Urban Land Institute (ULI) Technical Assistance Panel #2 – Trends in Housing Development (ULI Orange County/Inland Empire, Orange County Council of Governments) • August 17, 2023 – Housing – Religious Sites Meeting (OC United, various Fullerton churches)
Appendix H-D: Housing Element H-D-25
City of Fullerton
Housing Element
• August 30, 2023 – Sober Living and Recovery Home Virtual Roundtable (The Association of California Cities, California Sober Living and Recovery Task Force, Orange County Grand Jury) • September 20, 2023 – The Olson Company Housing Roundtable (The Olson Company) • September 23, 2023 – Staff presentation of housing development in Fullerton, HEU, and HIOZ to OC United (a non-profit group of representatives of Fullerton churches) The City received the following feedback during the development stakeholder meetings:
• Construction of new housing is most economical when buildings do not exceed three stories in height; however, multi-family housing must be multiple stories to be economically feasible Generally, multifamily residential projects are economically feasible when they utilize the state density bonus laws, which allow reduced parking and other concessions • When providing affordable units through the bonus density laws, developers are willing to provide units at the moderate-income level. Lower-income units require monetary assistance or the development of higher costing market rate units to cover the difference in rental income from development of lower income units
• New state laws that allow for building units in non-traditional non-residential zones (office, commercial) are always considered; however, prevailing wage requirements for project construction make projects financially infeasible
• New state laws that allow new development near high quality transit corridors (train stations, frequent bus line stops, transit hubs, etc.) without any parking are not attractive to build as the majority of buyers/renters want vehicle parking spaces
• Developers generally don’t want to use the state’s builders remedy allowance and would prefer to work constructively with the city and with its concurrence (i.e., stay within the good graces of the City Council and residents)
• Need housing solutions for homeless residents, specifically safe parking areas for homeless residents living in vehicles
• Stakeholders suggested churches be allowed to develop housing units on their properties by-right D.1.4 Layer 4 - Policy Makers
Objective. Engage the Planning Commission and City Council to facilitate discussions and action with respect to the City’s housing goals and policies.
Timing and Topics
• February 17, 2021 - Planning Commission study session to introduce the Community and Economic Development Department’s current work with respect to facilitating housing production, including the Housing Game Plan broadly and the individual planning efforts specifically. • March 9, 2021 – City Council study session to introduce the Community and Economic Development Department’s current work with respect to facilitating housing production, including the Housing Game Plan broadly and the individual planning efforts specifically.
H-D-26 Appendix H-D: Housing Element
City of Fullerton
Housing Element
• December 8, 2021 – Planning Commission study session on the draft Housing Element, which was advertised on Housing Game Plan website with direct notice sent to those previously providing email address in addition to posting on the City’s public notice boards, weekly email blast, social media, website and advertised in the Fullerton Tribune newspaper. • January 19, 2022 – Planning Commission public hearing on the draft Housing Element which was advertised on Housing Game Plan website and directly to those previously providing email address in addition to posting on the City’s public notice boards and website and advertised in the Fullerton Tribune newspaper.
• February 1, 2022 – City Council public hearing on the draft Housing Element which was advertised on Housing Game Plan website and directly to those previously providing email address in addition to posting on the City’s public notice boards and website and advertised in the Fullerton Tribune newspaper. Final adoption of the Housing Element was continued to a date uncertain. • August 2, 2022 – City Council received an update on the Housing Element progress and approved amendments to the consultant contracts.
• September 20, 2022 – City Council study session on the Housing Incentive Overlay Zone. Overall, community members showed support for affordable housing development in the city and requested additional information on the HIOZ and continued public participation in the Housing Element update process.
• February 15, 2023 – Planning Commission study session on the HIOZ. During the study session, the HIOZ received both support and disapproval from community members. • June 18, 2024 – City Council study session on the Housing Element and on the HIOZ. • September 25, 2024 – The Planning Commission held a duly noticed public hearing on the draft Housing Element and the HIOZ. The Planning Commission recommended the Housing Element and the HIOZ for adoption by City Council.
• November 19, 2024 – The City Council held a duly noticed public hearing on the Housing Element and on the HIOZ.
The City received the following feedback during the Planning Commission and City Council study sessions and public hearings:
• Support for establishing the HIOZ, including support for increasing density and lowering parking requirements, and support for affordable housing development in general • Disapproval of the HIOZ due to concern over street improvements, with some community members expressed they would prefer a different approach to encourage housing development. • A representative from the Kennedy Commission spoke in favor of creating the HIOZ • A balance must be maintained that maintains the uniqueness of the City while providing more affordable housing
• A recommendation was made to have a higher percentage of affordable units on HIOZ zoned properties and religious sites, if allowed to develop residential units • A recommendation was made to adopt an inclusionary housing ordinance
Appendix H-D: Housing Element H-D-27
City of Fullerton
Housing Element
• A recommendation was made to develop a score card for all new residential developments and those that don’t make the required minimum scores wouldn’t be allowed to move forward • More preservation zones need to be established in the city and any new housing in those districts would need to respect the unique architecture of those districts • There was a request to set housing mandates instead of incentives • Concerns about lack of funding to upgrade City infrastructure when more units are being required • Multiple comments about the high cost of housing in Fullerton and Orange County in general • A comment was provided that the City should not incentivize above-market rate units • Comments were received that more units shouldn’t be approved because the streets weren’t being maintained
• A comment was received that stated that all new developments should have ground-floor units to accommodate those with physical disabilities
• Need to address homelessness in city.
• Need for housing for homeless residents, low income residents, and affordable housing for seniors. • Concern over the effects of increased density in the city. • Feedback throughout the public participation process informed multiple aspects of the Housing Element update, including the analysis of housing needs, constraints, and fair housing issues, as well as the proposed housing programs. Community feedback was addressed as follows:
Need for housing that
accommodates large families: The need for housing for large households was analyzed in the Housing Element including the number and tenure of large households and trends regarding overcrowded housing. In addition, the Housing Element analyzes housing resources available to large household and the disparity between the number of housing units that can accommodate large households and the number of households in need. In response to the need and desire for more housing that can accommodate large households, Policy Action 3.4-f in Chapter 4, Housing Plan, supports the development of large rental units.
• Desire for access to outdoor space and outdoor amenities: This need was addressed by including proximity to open space and outdoor amenities as part of the scoring criteria for the HIOZ. The HIOZ scoring system prioritizes properties within ¼ mile of open space and amenities, among other criteria, thereby encouraging housing development near open space and amenities. • Preference for a variety of housing types, including multigenerational housing, JADUs and ADUs, small lot subdivisions with free-standing single-family residences, and single-family attached residences: This need was addressed through analysis of trends involving large households, ADUs, and opportunities for lot consolidation. The Resources and Constraints Analysis analyzed permitting requirements for ADUs and Policy Action 3.6 in the Housing Plan proposes several actions that support the development of ADUs. In addition, Policy Action 3.4 includes strategies to encourage development of a variety of housing types, such as single-room occupancy units and large multifamily units. • Preference for private parking, particularly for at least two vehicles per housing unit: This desire was addressed by not including any policies or policy actions that would decrease parking.
H-D-28 Appendix H-D: Housing Element
City of Fullerton
Housing Element
D.2 Draft Housing Element Public Review
Initial Draft Housing Element Public Review
The City released the initial Draft Housing Element Update for public review between November 30, 2021 and December 31, 2021. The City advertised the publication on the Housing Game Plan website and sending direct notices to the notification list. In addition, the City posted notices of the Housing Element Update publication on public notice boards and the City website. Comments from the public were incorporated into the revised Draft Housing Element (see Chapter 1, Introduction). The following comments were received during the public review period:
• Recommendation that outreach be conducted in Korean.
• Comments about the importance of protecting historical housing stock. • Recommendation that higher residential densities be implemented. • Recommendation that a stand-alone inclusionary housing ordinance be implemented rather than the HIOZ.
• Concerns regarding retaining high-performing commercial and industrial sites and recommendation that they be removed from the HIOZ list.
• Concerns about impacting historic neighborhoods and historic resources particularly with the construction of ADUs.
• Recommendation that above-market units be capped until the lower income units have been provided. • Recommendation requiring projects be built with a local skilled and trained workforce. • Recommendation that an inclusionary ordinance be implemented across all income levels.
In response to these comments, the City removed high-performing commercial sites from the HIOZ. To respond to comments supporting the development of affordable housing, the City added an action in the Housing Plan to complete a feasibility study on in-lieu payments to a Housing Trust Fund and, if feasible, amend the municipal code to allow for an in-lieu fee structure and implement an Inclusionary Housing Ordinance (Policy Action 3.14-b). To address concerns about historic homes, the City strengthened actions in the Housing Plan to preserve historic homes and resources (Policy Action 3.8).
The following comments were received after the public review period but taken into consideration of the revised draft Housing Element:
• Letter of support for a Congregational Overlay Zone to allow affordable housing by-right on land owned by religious organizations with a suggestion to add a policy to analyze the potential for adopting a Congregational Overlay Zone. In response to this comment, the City added a policy action to analyze the potential for a Congregational Overlay Zone (Policy Action 3.7-a). • Comment letter providing information on how “light-touch density” (allowing multiple units in single- family zones) can help the City meet RHNA. In response to this comment, the City added a policy action to maximize the density potential of limited land resources by promoting residential densities that achieve the highest allowable density for specific properties, prioritizing sites near transit stops (Policy Action 3.3-a).
Appendix H-D: Housing Element H-D-29
City of Fullerton
Housing Element
• Letter of support to add a portion of the Orangefair Marketplace to the HIOZ. In response to this comment, the City will add 1300-1440 S. Harbor, 140-246 W. Orangethorpe, and 1390-1401 Lemon to the list of HIOZ sites.
January 2024 Revised Draft Housing Element Public Review The revised draft Housing Element was released for public review from January 15, 2024 to January 26, 2024. The City advertised the publication on the City website, public notice boards, and sent emails to over 350 individuals and interested parties on the notification list.
The City received two written comments and one phone call during the public review period. One letter was from the owner of two commercial properties in Fullerton, and the other was from a resident. The commercial property owner asked for clarification on the HIOZ list and stated that the maximum height limits for new development adjacent to R-1 zones limited development. The commenter recommended amending the maximum height limits. The resident expressed concern about properties near their home needing rehabilitation, vacant commercial storefronts, and increases in crime rates. The resident stated their apprehension over additional housing density in the city.
The City received one phone call from a resident requesting information on income levels for the various affordability categories and enhanced Site Inventory maps. This information has been added to the City’s website.
During the second public review period, the City held a community meeting on January 25, 2024. The City emailed meeting notifications to over 350 individuals/parties on the notification list and placed notices in the newspaper, on the City website, and in public noticing locations (in front of City Hall). The City posted notices on social media and made announcements during City Council and Planning Commission meetings.
Approximately 80 people attended the community meeting. The presentation provided an overview of the Housing Element and summarized the major revisions since the last draft. The following comments were received during the community meeting:
• Affordable housing is intended for working class residents, but as the annual low-income limit in Fullerton is $107,550 per household, it is challenging even for people working full time jobs to afford housing.
• Affordable housing is needed, but there are concerns about overbuilding housing. • Concerns regarding additional housing and the quality of life in Fullerton, as well as potential environmental impacts.
Additionally, attendees had questions and concerns about the HIIOZ sites, the RHNA, and the City’s affordable housing and accessibility policies. Attendees also had questions about whether the City’s infrastructure and public services could accommodate an increase in housing density and requested increased outreach and communication with community groups.
In response to concerns regarding impacts to public infrastructure, the environment, and quality of life from increased housing, the City responded that it is preparing an environmental impact report (EIR) for the HIOZ which evaluates potential impacts with anticipated buildout. In response to the comments received on Housing Plan actions and objectives, the City evaluated the Housing Plan and determined that the objectives as drafted are realistic and attainable.
H-D-30 Appendix H-D: Housing Element
City of Fullerton
Housing Element
June 2024 Revised Draft Housing Element Public Review
Following receipt of comments provided by HCD dated May 9, 2024, the Housing Element was revised and the City published the revised Draft 2021-2029 Housing Element on the City’s website on June 14, 2024 for a seven-day public review. The City advertised the publication on the City website and public notice boards and sent emails to over 350 individuals and interested parties on the notification list. The City received three comment letters during the June 14 to June 21, 2024 public review period and two letters immediately following the public review period with the following comments:
• General support for the Housing Element.
• Desire for the City to ensure that HIOZ sites are suitable for residential development and habitation. • Desire for the City to monitor extremely low-income housing development. • Concern that reducing parking minimums will reduce available parking in the city. • Recommendation that language translation services and materials for public engagement should be provided for residents who speak Spanish, Korean, Tagalog, and Arabic. • Desire for the City to ensure adequate and sanitary emergency housing for unhoused residents. • Recommendation to base the number of unhoused residents on a survey provided to families by the school district instead of the 2022 Point in Time Count. • Rapid Rehousing units are an alternative to emergency shelters for special housing needs and low- income residents.
• Request to include specific properties in the HIOZ.
• Concern there is not enough public space to support higher density development. • Desire to ensure that City’s historic resources, culture, natural areas, and scenic resources are preserved
• Recommendation to require inclusionary housing and high-density affordable housing rather than market-rate housing.
• Recommendation to devise a lower CUP fee structure for large group homes rather than removing the CUP requirement.
• Desire for more public and active transportation
During this public review period, the City Council held a study session open to the public on June 18, 2024.
The City Council heard presentations on updates to the Housing Element and the HIOZ and received eight public comments. Comments centered on the following themes:
• Support for the affordable housing development requirement in the HIOZ and/or additional measures to increase affordable housing production in the city
• Desire to increase the required parking space standards in the HIOZ and/or have underground parking • Support for City outreach to property owners of religious institution sites for affordable housing development
Appendix H-D: Housing Element H-D-31
City of Fullerton
Housing Element
Following the June 2024 public review, one comment letter was submitted after the public comment period on behalf of the Housing Action Coalition (HAC), dated September 12, 2024. The content of that letter was considered in the subsequent draft of the Housing Element by revising the Sites Inventory, adding Policy Action 3.14-h designed to improve quality of life for existing and future residents in the E Imperial Highway and N Harbor Boulevard, and expanded analysis on development trends and market conditions to support the likelihood of residential development on nonvacant sites with commercial, industrial, and office uses.
November 2024 Revised Draft Housing Element Public Review Following receipt of comments provided by HCD dated August 15, 2024, the Housing Element was revised and the City published the revised Draft 2021-2029 Housing Element on the City’s website on November 14, 2024 for a seven-day public review. The City advertised the publication on the City website and public notice boards and sent emails to over 350 individuals and interested parties on the notification list.
D.3 Housing Incentive Overlay Zone Outreach
Beginning early 2023, the City conducted additional community engagement efforts to garner public input on the HIOZ, including hosting an Open House and conducting a HIOZ Property Owners Survey. Each public outreach activity was advertised to the community through multiple media outlets, such as noticing mailers sent to property owners of HIOZ sites, event fliers published in the Fullerton Observer newspaper and City website, and announcements at Planning Commission meetings. The Property Owners Survey and Open House are described below.
Housing Incentive Overlay Zone Property Owners Survey
On April 20, 2023, The City sent notices to over 800 property owners of sites included in the HIOZ, with a link to the online Property Owners Survey hosted by Survey Monkey. Sixteen property owners participated in the survey. Approximately 88% of respondents replied they would consider having their property included in the HIOZ and 75% of respondents reported being open to redeveloping their property with residential uses. In addition, respondents brought up concerns regarding the financial feasibility of housing development using the HIOZ, including costs for off-site improvements, potential incentives, or tax breaks, and reducing the required percentage of affordable units as part of housing development under the HIOZ.
Several respondents expressed interest in allowing mixed use development under the HIOZ.
Housing Incentive Overlay Zone Open House
The City hosted an open house on May 11, 2023 to present the HIOZ to the community. Over 50 community members attended the open house. The open house consisted of an introduction to the HIOZ, posterboards with information on the HIOZ, and discussion questions regarding how the HIOZ works and its effects. Overall, participants were supportive of the HIOZ.
The following comments were discussed during the HIOZ Open House:
• Concerns about individuals purchasing HIOZ zoned properties on speculation and building residential units
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• Concerns over the loss of commercial properties and loss of tax revenue caused by removal of commercial and industrial development for housing
• Desire to reduce the number of HIOZ parcels to meet the RHNA number of 13,209 units upon build- out, instead of exceeding the RHNA
• Desire to allow smaller sites to build units whereby the proposed HIOZ development standards would preclude them (i.e., requiring lot consolidation)
• Concerns about requiring the inclusion of affordable units (i.e., assumption that units would be “Section 8” - negative connotation of Section 8 housing) • Inquiries as to whether the City would provide financial incentive to developers who build units • Inquiries as to whether the State will provide financial assistance to the City or developers to make infrastructure improvements
In response to these concerns, the City removed high-performing commercial sites from the HIOZ, added a Policy Action to support lot consolidation (Policy Action 3.3-c), and strengthened Policy Action 3.16 to promote housing vouchers and provide education and outreach to property owners and managers. The City also added actions to acquire funding to support development of affordable housing (Policy Action 3.7- c).
D.4 Homes For All Initiative – Housing Questionnaire
The City of Fullerton participated in the Homes for All Initiative, a collaboration between various non-profit organizations and community members with the intent to inform and empower residents on their city’s housing plans and support affordable housing production. The initiative included listening circles that provided feedback on housing conditions throughout the city. Five listening circles were hosted throughout the city, during which a housing questionnaire consisting of 30 questions was circulated. The questionnaire was designed to capture measures of rent burden, overcrowding, demographics, public health, and civic engagement. The questionnaire received 90 responses, most of which were provided by Hispanic/Latino families and mothers residing in Fullerton.
The following concerns were identified during the housing questionnaire:
• Long-term residents are at risk of displacement due to increasing rent • Need for larger housing units (three or more bedrooms) to accommodate large families • Need for improvements to code enforcement activities as many housing units are in need of maintenance or repair
In response to these concerns, the City added policy actions to support resources for tenants at risk of displacement (Policy Actions 3.5-a, 3.14-c, 3.14-b, 3.16-a through d), the development of housing for large households (Policy Action 3.3-f), and resources for housing repair and maintenance (Policy Action 3.9-a,
3.9-c, 3.9-f) as identified in Chapter 4, Housing Policy Plan.
Appendix H-E: Housing Element H-E-1
Appendix H-E:
Affirmatively Furthering Fair Housing (AFFH)
NOTE: Appendix H-E: Affirmatively Furthering Fair Housing replaces former Appendix H-E Assessment of Fair Housing dated November 2021. As such, this section contains no markups or highlights to improve readability.
E Affirmatively Furthering Fair Housing (AFFH)
E.1 Introduction and Overview
In 2018, the California State Legislature passed Assembly Bill (AB) 686 to expand upon the fair housing requirements and protections outlined in the federal Fair Employment and Housing Act. The law requires all State and local public agencies to facilitate deliberate action to explicitly address, combat, and relieve disparities resulting from past patterns of segregation to foster more inclusive communities. AB 686 created new requirements that apply to all housing elements due for revision on or after January 1, 2021.
The passage of AB 686 ensures that California Cities affirmatively further fair housing.
AB 686 defined “affirmatively further fair housing (AFFH)” to mean “taking meaningful actions, in addition to combat discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity.” AB 686 added to the Housing Element requirements an assessment of fair housing which includes the following components:
• A summary of fair housing issues and assessment of the City’s fair housing enforcement and outreach capacity
• An analysis of segregation patterns and disparities in access to opportunities • An assessment of contributing factors
• An identification of fair housing goals and actions.
1 The analysis identified patterns of racial and economic segregation between the neighborhoods in northern Fullerton and southern Fullerton, as well as concerns over displacement, fair housing enforcement, and access to public transportation and resources. This chapter identified actions to address these issues such as promoting integration and development in areas with high resources and tools to combat displacement and discrimination.
E.1.1 Approach to Analysis
This AFFH analysis has been prepared consistent with the California Department of Housing and Community Development (HCD)’s Affirmatively Furthering Fair Housing Guidance for All Public Entities and for Housing Elements which provides guidance on the preparation of housing elements and ensures statutory requirements are satisfied, pursuant to Government Code Section 65583(c)(10).
1 Housing and Community Development (HCD). 2021. https://www.hcd.ca.gov/community-development/affh/index.shtml
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This AFFH analysis evaluates fair housing issues on the following topics:
• Fair Housing Enforcement and Outreach Capacity
• Integration and Segregation Patterns and Trends
• Racially and Ethnically Concentrated Areas of Poverty • Disparities in Access to Opportunity
• Disproportionate Housing Needs
• Other Relevant Factors, including historical disinvestment, lack of infrastructure improvements, and presence of older affordable housing units that may be at risk of conversion to market-rate housing.
For the purposes of this analysis, the city is divided into 33 neighborhoods (Figure E-1). These neighborhoods are based on the Census block group delineations, as well as local knowledge from City staff. Most of the geographic analysis of fair housing issues in Fullerton is based on the HCD AFFH Data Viewer. The Data Viewer relies on information provided by the Census and other data sources at the census tract and block group level. This AFFH addresses impediments through AFFH-specific goals, and actions based on the contributing factors for each identified fair housing issue.
For reference, the E Imperial Hwy/N Harbor Blvd neighborhood is comprised of entirely commercial and industrial uses and does not contain any residential units. However, several sites within this neighborhood have been identified for the Housing Incentive Overlay Zone (HIOZ), which requires a set aside for affordable housing in exchange for increased density. Additionally, the neighborhood of California State University Fullerton (CSUF) is the location of the California State University Fullerton campus, which is adjoining E Chapman Ave/State College Blvd. The large number of students in this area likely factors into the data provided for this neighborhood.
E.1.2 Fair Housing Methodology
The California Government Code Section 65583 (10)(A)(ii) requires Cities and Counties to analyze areas of segregation, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs, including displacement risk.
To conduct this analysis, the City utilized data from a variety of sources, including:
• The HCD AFFH Data Viewer
• Urban Displacement Project (UDP)
• U.S Department of Housing and Urban Development (HUD) • CalEnviroScreen
• California Tax Credit Allocation Committee (TCAC)
• County of Orange 2020 – 2024 Five-Year Housing and Community Development Plan (Consolidated Plan)
• The Regional Analysis of Impediments (AI) to Fair Housing Choice for FY 2020-25 for Orange County • Comprehensive House Affordability Strategy (CHAS)
• US Census American Community Survey (ACS)
Additionally, the analysis includes a discussion of historic land use and segregation patterns and input from sources of local knowledge, including advocates for people with special needs, housing development and advocacy organizations, housing and social services providers, and low-income residents.
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Figure E-1 Fullerton Neighborhoods
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E.1.3 Housing and Community Development’s AFFH Viewer
The AFFH Data Viewer is a tool developed by HCD that features census block group and tract level data from an expansive collection of sources including ACS, HUD, TCAC, UDP, and CHAS. The Data Viewer tool serves as a resource for local and regional governments and provides the ability to explore spatial data patterns concerning fair housing enforcement, segregation and integration, racially and ethnically concentrated areas of poverty, and disparities in access to opportunities and housing. The Data Viewer is intended to assist in the creation of policies that alleviate disparities, combat discrimination, and increase access to safe and affordable homes.
E.1.4 Urban Displacement Project (UDP)
The UDP was developed to track neighborhood change and identify areas that are vulnerable to gentrification and displacement in California. Indicators of gentrification and displacement are measured at the census tract level based on data from the 2015 ACS. UDP indicators examine census tracts to identify areas that qualify as disadvantaged neighborhoods. Additionally, census tracts identified as disadvantaged neighborhoods by UDP’s criteria are further analyzed to explore changes in the percentage of college educated residents, white, non-Hispanic population, median household income, and median gross rents over time to determine levels of gentrification and displacement risk.
E.1.5 CalEnviroScreen
The California Office of Environmental Health Hazard Assessment developed a screening methodology to identify communities disproportionately burdened by multiple sources of pollution. This tool, called the California Communities Environmental Health Screening Tool (CalEnviroScreen), utilizes existing environmental, health, and socioeconomic data to rank census tracts based on 20 distinct indicators. In general, if a community has a high score for that indicator, it is more likely to have greater degree of pollution burden and a higher rate of residents vulnerable to the effects of that pollution exposure as compared to census tracts statewide. Designated disadvantaged communities are those with CalEnviroScreen percentile scores of 75 or higher, meaning that they scored within the highest 25 percent of census tracts for pollution and other social and economic burden indicators across California.
E.1.6 California Tax Credit Allocation Committee (TCAC) To assist fair housing analysis, HCD and the TCAC created the California Fair Housing Task Force to provide research, evidence-based policy recommendations, and other strategic recommendations to HCD and related state agencies/departments to further the fair housing goals.2 The California Fair Housing Task Force created Opportunity Maps to identify resource levels across the state to accompany new policies aimed at increasing access to high opportunity areas for families with children. Opportunity mapping is a way to measure and visualize place-based characteristics linked to critical life outcomes, such as educational attainment, earnings from employment, and economic mobility. 2 Opportunity Maps reflect
composite scores of three different domains made up from a set of indicator data shown in Table E-1.
2Office of The State Treasurer (STO). 2021. https://www.treasurer.ca.gov/ctcac/opportunity/2020-tcac-hcd-methodology.pdf
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Table E-1 Domains and List of Indicators for Opportunity Maps Domain Indicator
Economic Poverty, Adult Education, employment, Job proximity, median home value Environmental CalEnviroScreen 3.0 pollution indicators and values Education Math proficiency, reading proficiency, high school graduation rates, student poverty rates Source: California Fair Housing Task Force, Methodology for the 2020 TCAC/HCD Opportunity Maps, December 2020 E.1.7 2020-2024 Five-Year Housing and Community Development Strategic Plan for Orange County (Consolidated Plan)
The HUD Consolidated Plan is used by the federal government, states, and local jurisdictions to assess affordable housing and community development needs and is a required document for jurisdictions to be eligible for federal HUD grant programs. Orange County is required to submit a federally mandated Consolidated Plan every five years and submit an Annual Action Plan in order to receive its annual Community Development Block Grant (CDBG) entitlement grant. The Consolidated Plan assesses Orange County’s affordable housing and community development needs through a housing market analysis; articulating priorities, goals, and strategies to address identified needs; and describing the actions that need to be taken to implement strategies for housing and community development including public services and city infrastructure. Orange County’s Consolidated Plan comprises of four priority needs:
Affordable Housing Needs, Quality of life, Public Services, and Planning and Administration. The Consolidated Plan was approved on June 23, 2020. As identified by HUD, Fullerton received $1,312,305 in CDBG funds and $576,341 in Home Investment Partnerships (HOME) funds. These amounts represent the approximate annual allocation that the City of Fullerton receives for general administration, community development, and affordable housing development.
E.1.8 2020 Orange County Regional Analysis of Impediments to Fair Housing Choice (AI) As part of the CDBG program certification process and prior to HUD’s reinstatement of the AFFH standards in 2020, participating jurisdictions prepared an analysis of impediments to fair housing choice every five years. The Orange County Regional Analysis of Impediments to Fair Housing Choice (AI) was a countywide effort to pool resources and combine efforts to identify discrimination and increase fair housing choices for residents across the county. It was produced in collaboration by Orange County jurisdictions, including the City of Fullerton. The AI addresses fair housing issues on both a countywide level and in each jurisdiction.
The AI provides an assessment of the regional laws, ordinances, statutes, and administrative policies, as well as local conditions that affect the location, availability, and accessibility of housing. It also analyzes the conditions in the private market and public sector that may limit the range of housing choices or impede a person’s access to housing and provides solutions and measures to mitigate or remove identified impediments.
E.1.9 HUD Comprehensive Housing Affordability Strategy (CHAS) Data Each year, HUD receives custom tabulations of ACS data from the U.S. Census Bureau. This data, known as the "CHAS" data (Comprehensive Housing Affordability Strategy), demonstrates the extent of housing problems and housing needs, particularly for low-income households. CHAS data is estimated by the number of households that have certain housing problems and have income low enough to qualify for HUD’s programs (primarily 30, 50, and 80 percent of median income). It is also important to consider the
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prevalence of housing problems among different types of households, such as seniors, people with disabilities, minorities, and different household types.
E.1.10 AllTransit
AllTransit is an online database that details transit opportunities for communities. The website explores metrics that reveal the social and economic impact of transit, specifically looking at connectivity, access to jobs, and frequency of service. The AllTransit performance score explores metrics that reveal the social and economic impact of transit, such as connectivity, access to jobs, and frequency of service.
E.2 Analysis of Impediments Findings
The AI provides a demographic profile of Orange County, assesses the extent of housing needs among specific income groups, and evaluates the availability of a range of housing choices for residents. The AI addresses disparities in housing needs, existing patterns of segregation and racially/ethnically concentrated areas of poverty (R/ECAPs) and contributing factors to fair housing impediments.
Regional Trends
The AI identifies the following impediments to fair housing in Orange County:
• Residential segregation between white residents and non-white residents has increased between 2010 and 2020.
• Supply of affordable housing is insufficient to meet the county’s housing needs. • Affordable housing and accessible housing for people with disabilities is concentrated in the central and northern portions of the county, particularly in the cities of Anaheim, Garden Grove, Irvine, and Santa Ana.
• White, non-Hispanic residents exhibit the highest exposure to educational opportunity and non- Hispanic Asians as the second-highest. Hispanics have the lowest access to these opportunities, with Black, non-Hispanic residents in between.
• White, non-Hispanic residents exhibit the highest access to environmentally healthy neighborhoods. All other racial/ethnic groups obtain lower environmental health access scores: Hispanic resident score lowest, followed by Black, non-Hispanic residents, Asian/Pacific Islander non-Hispanic residents, and Native American, non-Hispanic residents.
• There are significant disparities in economic opportunity scores across racial/ethnic groups. White, non-Hispanic residents have the greatest access to economic opportunity. Asian and Pacific Islander residents, Native Americans, and Black residents have lower economic opportunity scores. Hispanic residents have the lowest access to economic opportunity of all racial and ethnic groups in Orange County.
• Areas with high access to opportunity tend to have predominant populations of white and Asian, non- Hispanic residents. Areas with low access to opportunity tend to have higher percentages of Black and Hispanic residents.
• Black and Hispanic residents are more likely to have at least one housing problem, which includes overcrowding, severe overcrowding, cost burden, and severe cost burden. White and Asian and Pacific Islander residents have slightly lower rates of housing problems.
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• No public housing is located in the county In the broader Southern California Association of Governments (SCAG) region, which includes Imperial, Los Angeles, Orange, Riverside, San Bernardino and Ventura Counties, public housing is concentrated in the cities of Long Beach and Los Angeles, particularly in South East Los Angeles.
• Communities with higher concentrations of persons with disabilities are more likely to be areas that are also more racially and ethnically diverse such as the northern portion of the county, than they are in the less diverse southern portion of the county.
• Overcrowding in Orange County is very high, with 9.5 percent of all households being overcrowded, compared to the state average of 8.2 percent. The rate of overcrowding is highest among Hispanic households.
• Community opposition to affordable housing is prevalent throughout Orange County. • White mortgage applicants are more likely to have their loan applications result in originated loans.
White and Asian borrowers are least likely to be given a high-cost loan. Meanwhile, Black residents are nearly twice as likely to receive subprime loans than white, non-Hispanic residents and Hispanic residents are nearly 2.5 times more likely.
Concentrations of Lower- and Moderate-Income Earning Populations HUD defines a Lower and Moderate Income (LMI) area as a census tract or block group where over 51 percent of the population earn an income that is considered lower or moderate relative to the area median income (AMI).For Orange County, the AMI is $ 127,800 for a household of four residents. In Fullerton, households with low and moderate incomes are concentrated in the southern portion of the city.
Language Barriers
A language barrier can be an impediment to accessing housing. Those who do not speak English may face discrimination, communication challenges while trying to obtain housing, and barriers to accessing services and information. According to the AI, 20 percent of city residents aged five and older in Fullerton had Limited English Proficiency (LEP), with Spanish being the most commonly spoken language other than English, followed by Korean, Chinese, and Vietnamese. This is comparable to the LEP percentage in Orange County (21 percent).
Lending by Race/Ethnicity
The Fair Housing Act prohibits discrimination when obtaining a mortgage. However, in Fullerton the lending pool is not representative of the demographics of a community and disparities in loan approvals are an impediment to fair housing.
Limiting Community Opposition
Communities play a significant role in the development of housing in the city. According to the AI, opposition towards multifamily housing and housing for the homeless and affordable housing contributes to disproportionate housing needs in Fullerton and Orange County.
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E.3 Fair Housing Resources
E.3.1 Enforcement and Outreach Capacity
Fair housing enforcement and outreach capacity is the ability of a local jurisdiction and fair housing agencies to provide fair housing and tenants’ rights information to community members. Enforcement and outreach capacity also includes the ability to address compliance with fair housing laws, such as investigating complaints, resolving issues, and conducting fair housing testing.
Regional Resources
Orange County contracts with The Fair Housing Council of Orange County (FHCOC), a private non-profit fair housing group, to administer a wide variety of fair housing services to residents of Orange County, including residents in Fullerton.
The FHCOC provides the following services to Orange County residents:
• Serving as a fair housing resource for the region, including implementation of an affirmative fair housing marketing plan, testing, and complaint verification • Responding to all citizen complaints regarding violation of fair housing laws • Providing tenant-landlord counseling to all inquiring citizens • Promoting community awareness of tenant-landlord rights and responsibilities • Reporting monthly on complaint processing
• Providing fair housing education to residents, County staff, community organizations, agencies, and service providers
• Increasing the supply of affordable housing in high opportunity areas • Preventing displacement of low- and moderate-income residents, seniors, and people with disabilities • Increasing community integration for persons with disabilities • Ensuring equal access to housing for persons with protected characteristics who are disproportionately likely to be lower-income and to experience homelessness • Expanding access to opportunities for protected classes During the 2015-2019 reporting period, the FHCOC staff received 363 allegations of housing discrimination and opened 179 cases where the allegations seemed sufficiently meritorious to warrant further investigation and/or action. FHCOC also conducted 362 systemic onsite tests, 51 tests occurring in the jurisdiction, and 215 other testing activities. FHCOC held 32 training sessions for rental property owners/managers and presented 16 fair housing seminars and 70 general fair housing workshops. On a regional basis, activities provided by FHCOC included assisting 7,664 unduplicated households addressing 24,766 issues, disputes and/or inquires.
The FHCOC ensures that the City’s fair housing practices are consistent with State law and that residents have the tools and resources they need to address fair housing issues appropriately. The City relies on the FHCOC to track, monitor, and investigate fair housing cases as well as hold training sessions for property owners/managers.
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In addition to the FHCOC, there are several agencies that have historically provided fair housing services in Orange County, listed in Table E-2. These organizations and provide the following services:
• Fair housing testing and complaints
• Fair housing counseling and education
• Tenant/landlord counseling and mediation
• Homeless prevention program
• Rental assistance program
• Rent/deposit grant program
• Homeseeking services
• Shared housing counseling placement
• Homebuyers’ education learning program
Table E-2 Fair Housing Service Providers Active in Orange County Organization1 Website Phone Number
Lutheran Social Services of Southern California https://www.lsssc.org/ (714) 685-1800 Korean Resource Center https://www.krcla.org/ (714) 869-7624 GreenPath Financial Wellness https://greenpath.com/ (833)344-0606 Neighborworks Orange County https://nwoc.org/ (714) 490-1250 Homeownership OC https://www.homeownershipoc.org/ (714) 204-2314 Fair Housing Council of Orange County https://www.fairhousingoc.org/ (714) 569-0823 Orange County Community Housing Corporation https://www.occhc.org/ (714) 558-8161 Habitat for Humanity of Greater Los Angeles https://www.habitatla.org/ (310) 323-4663 Consumer Credit Counseling Service of Maryland and
Delaware, Inc.
https://cccsmd.org/ (800) 642-2227
Fair Housing Foundation https://fhfca.org/ (800) 446-3247 Source: HUD Exchange Housing Counseling Agency search tool Local Resources
The City of Fullerton maintains a contract with the non-profit organization Fair Housing Foundation (FHF), a regional non-profit fair housing agency. FHF assists residents with fair housing counseling services, counseling for landlords and tenants, rental housing counseling, provides education and outreach. In addition, FHF screens fair housing complaints, investigates through testing, and will engage in conciliation or mediation efforts or refer the complaints to the appropriate administrative agencies where appropriate.
The City allocates CDBG funds to FHF's fair housing services with the goal of assisting residents and landlords by providing fair housing counseling and education.
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Compliance with Existing Fair Housing Laws
The City of Fullerton is subject to state and federal laws related to fair housing. These laws include the following:
• California Fair Employment and Housing Act (FEHA) (Part 2.8 (commencing with Section 12900) of Division 3 of Title 2)
• FEHA Regulations (California Code of Regulations (CCR), title 2, sections 12005-12271) • Government Code section 65008 covers actions of a city, county, city and county, or other local government agency, and makes those actions null and void if the action denies an individual or group of individuals the enjoyment of residence, landownership, tenancy, or other land use in the state because of membership in a protected class, the method of financing, and/or the intended occupancy. o For example, a violation under Government Code section 65008 may occur if a jurisdiction applied more scrutiny to reviewing and approving an affordable development as compared to market-rate developments, or multifamily housing as compared to single family homes. o Government Code section 65008, subdivision (e), authorizes preferential treatment of affordable housing
• Government Code §8899.50 requires all public agencies to administer programs and activities relating to housing and community development in a manner to affirmatively further fair housing and avoid any action that is materially inconsistent with its obligation to affirmatively further fair housing. • Government Code §11135 et seq. requires full and equal access to all programs and activities operated, administered, or funded with financial assistance from the state, regardless of one’s membership or perceived membership in a protected class.
• Density Bonus Law (Gov. Code, §65915.)
• Housing Accountability Act (Gov. Code, § 65589.5.)
• No-Net-Loss Law (Gov. Code, § 65863)
• Least Cost Zoning Law (Gov. Code, § 65913.1)
• Excessive subdivision standards (Gov. Code, § 65913.2.) • Limits on growth controls (Gov. Code, § 65302.8.)
• Housing Element Law (Gov. Code, § 65583, esp. subds. (c)(5), (c)(10).) The City of Fullerton complies with these laws through the City’s daily operations. The City complies with the California Fair Employment and Housing Act (FEHA), prohibiting discrimination based on marital status, ancestry, source of income, sexual orientation, and arbitrary discrimination in addition to the groups protected under federal fair housing legislation. The City does not have local ordinances that relate to fair housing.
E.4 Ability to Address Complaints
Initiated by the Department of Justice’s Civil Rights Division in 1991, fair housing testing is a technique used to uncover evidence of discrimination in rental housing. Fair housing testing involves one or more individuals who pose as prospective renters for the purpose of determining whether a landlord is complying with local, State, and federal fair housing laws. Enforcement actions may be taken when
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investigations yield evidence of a pattern or practice of illegal housing discrimination. Testing may be initiated following the filing of a specific housing discrimination complaint or, as is the case when testing for discrimination against a specific class, as part of an overall effort to determine whether the discrimination is happening in a consistent systemic pattern in a city or region. In Orange County, fair housing testing is used to identify unlawful housing discrimination practices based on the real or perceived race, ethnicity, color, religion, gender identity or expression, national origin, disability, familial status, marital status, age, ancestry, sexual orientation, and source of income of prospective renters.
FHF Housing is funded to provide the full range of fair housing enforcement services to local renters and conducts fair housing testing of rental properties to assess how well rental properties conform to fair housing laws. In cases when evidence of deferential treatment is found, the property owners and managers are encouraged to attend fair housing workshops, which provide training and educational resources aimed at ending fair housing discrimination. Between 2015 and 2020, a total of 1,128 individuals participated in fair housing workshops, trainings, or counseling hosted by FHF.
HUD’s Office of Fair Housing and Equal Opportunity (FHEO). Based on data provided by HUD, 30 FHEO inquiries were reported in Fullerton between 2013 and 2021. These inquiries are not considered official cases; however, they indicate a potential basis for discrimination in the city. Four of these inquiries were based on disability, and the remainder did not provide a basis.
E.5 Segregation and Integration Patterns and Trends
To inform priorities, policies, and actions, the housing element must include an analysis of integration and segregation, including patterns and trends. Integration generally means a condition in which there is not a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability in a specific geographic area. Segregation generally means the opposite condition, in which there is a high concentration of the characteristics described above in a specific geographic area. To adequately assess the patterns of integration and segregation, this section identifies trends at the regional scale (Orange County and the broader Southern California region) and at the local scale (City of Fullerton). To identify socio-economic and demographic spatial trends across these jurisdictions, this analysis utilizes HCD’s AFFH Data Viewer, which provides an expansive collection of data from sources including the 2015-2019 ACS, HCD, HUD, UDP, the Center for Disease Control and Prevention (CDC), and other regional and federal agencies. In its AFFH guidance document published in April 2021, HCD describes the importance of segregation and integration analysis in relation to fair housing:
Residential segregation and exclusion, whether by race, ethnicity, disability, or income, is a result of numerous housing policies, practices, and procedures—both public and private—that have had enduring and pervasive negative impacts. Overt and covert housing discrimination through land use policy, shifting housing markets, and patterns of investment and disinvestment, have restricted meaningful fair housing choice and equitable access to opportunity, particularly for communities of color. Historic patterns of segregation persist in California despite the long-standing federal mandate, established by the Fair Housing Act of 1968 (FHA), that federal agencies and federal grantees affirmatively further the purposes of the FHA.
Past and present discriminatory policies and practices, including long-term disinvestment, have resulted in neighborhoods with concentrated poverty and poor housing stock, limited access to opportunity, unsafe environmental conditions, underfunded schools, dilapidated infrastructure, and other disproportionately experienced problems. In addition, governmental policies have subsidized the development of segregated, high-resourced suburbs in metropolitan areas by constructing new highway systems—often through lower income communities of color— to ensure access to job opportunities in urban centers. This physical and
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policy infrastructure supports patterns of discrimination and high levels of segregation that continue to persist in California and across the country. All of these conditions persist despite the over 50-year-old obligation to prohibit discrimination and affirmatively further fair housing.3 E.5.1 Race and Ethnicity
The ethnic and racial composition of a region relates to fair housing concerns such as household size, locational preferences, and economic opportunity. Historic exclusionary governmental policies, biased mortgage lending practices, and other tactics have caused racial and ethnic segregation and spatial inequities.
Regional Trends
Regionally, the northern and central areas of Orange County, including the Cities of Buena Park, Santa Ana, and Westminster contain populations with the highest percentage of non-white residents. These areas have at least 80 percent of non-white residents, as shown in Figure E-2. Comparatively, the western and southeastern areas of Orange County have higher percentages of white alone populations, particularly near the less urbanized areas of the county and along the coast, which contain areas with 80 percent or more white residents. Orange County has the one of the lowest percentage of people of color in the SCAG region, second only to Ventura County. However, a large portion of the unurbanized areas of the county are designated a Natural Community Conservation Plan/Habitat Conservation Plan (NCCP/HCP), or national forest lands. The Cleveland National Forest makes up the majority of the southeastern corner of the county. As a result, little to no permanent housing exists in these areas.
HUD utilizes the racial/ethnic dissimilarity index to measure segregation levels across a defined geographic boundary. The racial/ethnic dissimilarity index ranges from 0-100, where 0 represents perfect integration between racial groups and 100 representing perfect segregation.4 According to the AI, Orange County experiences moderate levels of segregation, with significant variances in some individual jurisdictions. The Non-White/White value is 44.71, Black/White 46.98, Hispanic/White 52.82, and Asian or Pacific Islander/White is 43.19. Areas in central Orange County, particularly the cities of Orange, Santa Ana, and Tustin, have the highest Dissimilarity Index values for their populations. Black and Hispanic residents are particularly segregated in these jurisdictions. Racial/ethnic segregation has increased significantly since 2010.
3 HCD 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-2021.pdf 4 HUD, 2020. https://www.hud.gov/sites/dfiles/FHEO/documents/AFFH-T-Data-Documentation-AFFHT0006-July-2020.pdf
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Figure E-2 Percentage Total Non-White Population (Orange County)
Source: AFFH Viewer
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Local Trends
According to the 2020 Census, Hispanic/Latino residents comprised the largest racial/ethnic group in Fullerton, followed closely by White residents. Table E-3 shows the population by racial category for Fullerton in 2010 and 2020 and compares the 2020 population to the composition of the SCAG region in 2020.
Fullerton’s racial composition has a higher percentage of white, non-Hispanic, Asian American/Pacific Islander, and “Other or Multiple Races” than the Southern California region, and a lower percentage of residents who identified as Hispanic and Black/African American. Generally, Fullerton’s population has become more diverse during the past decade. However, as shown in Figure E-3, there are several neighborhoods scattered throughout the city that have low-medium levels of segregation and several neighborhoods with high segregation. The neighborhoods of high POC segregation include Emery Park, Amerige Heights, La Habra South, Sunny Hills, E Imperial Hwy/N Harbor Blvd, and Acacia Park. These neighborhoods are predominantly Asian and are concentrated in the northeastern portion of the city. The neighborhood of Byerrum Park, located in the center of the city, has high white segregation. Areas with low-medium levels of segregation are Artesia Blvd/N Gilbert St, Valencia Park, Gilbert Park, Independence Park, Woodcrest Park, Santa Fe District/SoCo, Rancho La Paz, The Fox Block, Brea West, Craig Park, and Artisan Walk.
Table E-3 Population by Racial Group, City of Fullerton and the Southern California Region
Fullerton
(Percent of Population)
Southern California Region
(Percent of Population)
Race 2010 2020 2020
Hispanic/Latino 34.4 37.7 46.7
White 53.8 37 30.3
Black/African American 2.3 2.2 6.2
Asian American/Pacific Islander 22.7 26.9 13.5
Other or Multiple Races 20.1 33 3.1
Source: US Census, 2020. Census State Redistricting Data, Table P1 and P2; SCAG. Racial Equity Baseline Conditions Report. 2022. https://scag.ca.gov/sites/main/files/file-attachments/2022racialequitybaselineconditionsreport_final.pdf According to the most recent HUD data, Fullerton has higher levels of racial integration than segregation levels than the Los Angeles-Long Beach-Anaheim region (as defined by HUD), and the state overall. The racial/ethnic dissimilarity index ranges from 0-100, where 0 represents perfect integration between racial groups and 100 representing perfect segregation. Over the past three decades, the racial/ethnic segregation index score in Fullerton fluctuated, with slight increases and decreases (Table E-4). Since 2010, segregation between non-White/White residents and Black/White residents increased, and segregation between Asian American/Pacific Islander and Hispanic/Latino/White residents decreased. Although racial/ethnic segregation has increased in the city, segregation levels between all groups remain low compared to the Los Angeles-Long Beach-Anaheim region.
Appendix H-E: Housing Element H-E-15
City of Fullerton
Housing Element
Table E-4 Racial Dissimilarity Index Values for Segregation (Fullerton and Los Angeles-Long Beach- Anaheim Region)
Fullerton Los Angeles-Long Beach-Anaheim Region
Race 1990 2000 2010 Current 1990 2000 2010 Current
Non-White/White 25.53 31.16 30.52 34.31 55.32 55.50 54.64 56.94 Black/White 30.60 31.84 26.53 38.26 72.75 68.12 65.22 68.85 Hispanic or Latino/White 33.72 39.98 38.28 35.48 60.12 62.44 62.15 63.49 Asian or Pacific
Islander/White
30.41 33.48 35.24 31.01 43.46 46.02 45.77 49.78
Source: HUD, 2023, Table 3 – Racial/Ethnic Dissimilarity Trends Figure E-5 shows the predominance of white, Hispanic/Latino, and Asian American/Pacific Islander populations in the city. The southern portion of the city has a sizable or predominant proportion of Hispanic/Latino residents, particularly the neighborhoods of Woodcrest Park and Rancho La Paz. The AFFH Data Viewer also shows the neighborhood of E Imperial Hwy/N Harbor Blvd in northern Fullerton as also having a predominant proportion of Hispanic Latino residents; 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. The western section of the city, particularly in Emery Park, has a predominant Asian American/Pacific Islander population. The central and northern portions of the city have a sizable white majority population.
Areas with higher percentages of non-white residents are primarily located on the outer edges of the city, particularly within the south and western portions of the city (Figure E-4). These are also the densest areas of the city, with smaller lot sizes and more commercially zoned areas. Neighborhoods in northeastern and central Fullerton has higher percentages of white, non-Hispanic populations compared to other areas of the city. The northeastern and central portions of the city are less dense than the southern area of the city, and contain several golf courses and the Robert E. Ward Nature Preserve, which does not contain any housing.
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Figure E-3 Neighborhood Segregation (Fullerton)
Source: AFFH Viewer, 2022
Appendix H-E: Housing Element H-E-17
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Figure E-4 Percent of Total Non-White Population (Fullerton)
Source: AFFH Viewer, 2022.
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Figure E-5 Predominant Populations (Fullerton)
Source: AFFH Viewer, 2021
Appendix H-E: Housing Element H-E-19
City of Fullerton
Housing Element
E.5.2 Persons with Disabilities
For persons with disabilities, fair housing choice and access to opportunity include access to accessible housing and housing in the most integrated setting appropriate to an individual’s needs as required under federal civil rights law, including equitably provided disability-related services that an individual needs to live in such housing. For example, persons with disabilities who are unable to use stairs or need a zero-step shower may not have actual housing choice if there are not sufficient housing units with these accessibility features.5
High spatial segregation of persons with disabilities may indicate fair housing issues related to not only physical needs, but also economic disparities. According to the 2020 Annual Report on People with Disabilities in America, more than 25 percent of persons with disabilities (including physical, intellectual, and developmental; sensory; and other disability categories) live below the Census Bureau-designated poverty line, which is 14.5 percentage points higher than people without a disability.6 Persons with disabilities may be more reliant than persons without disabilities on fixed incomes or access to public transit.
Regional Trends
According to 2021 ACS estimates, 276,827 Orange County residents had one or more disabilities, or 8.8 percent of the total population. Figure E-7 shows the percentage of the population living with one or more disabilities throughout Orange County. The northwestern area of the county and the urban centers of cities had higher concentrations of persons living with one or more disabilities than other areas of the county.
Local Trends
Approximately 13,617 residents (nearly 10 percent) of Fullerton’s population live with one or more disabilities. According to 2021 ACS estimates shown in Figure E-6, independent living difficulty was the most common disability reported by Fullerton residents.
5 HCD, 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-2021.pdf 6 Annual Disability Statistics Compendium, 2020. https://disabilitycompendium.org/annualreport
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Figure E-6 Disability by Type (Fullerton)
Notes: These disabilities are counted separately and are not mutually exclusive, as an individual may report more than one disabilit y. These counts should not be summed.
Source: U.S. Census Bureau, American Community Survey 1-Year Estimates (2021), Table S1810 Figure E-8 shows the percentage of the population living with one or more disabilities in the city by census tract. The percentage of residents reporting living with one or more disability ranged between zero and 20 percent. The neighborhoods in the city where disability ranged between 10 to 20 percent include Artesia Blvd/N Gilbert St, Valencia Park, Gilbert Park, W Commonwealth Ave/N Basque Ave, S Woods Ave/W Orangethorpe Ave, Sunny Hills, E Imperial Hwy/N Harbor Blvd, Bastanchury Rd/Fairway Isle Dr, Byerrum Park, Nutwood Ave/N Mountain View Pl. These neighborhoods are scattered throughout the city. The remainder of the city has less than 10 percent of residents reporting a disability. The neighborhood with the highest percentage of residents reporting a disability is S Woods Ave/W Orangethorpe Ave, located south of Valencia Drive and north of State Route 91, between Euclid Avenue and Richmond Avenue. This area is primarily comprised of low-density residential uses.
2.4%
1.6%
4.1% 4.0%
2.4%
5.0%
0.0%
1.0%
2.0%
3.0%
4.0%
5.0%
6.0%
With a hearing
difficulty
With a vision
difficulty
With a cognitive
difficulty
With an
ambulatory
difficulty
With a self-care
difficulty
With an
independent living
difficulty
Percentage of Adult Population Reporting Disability
Appendix H-E: Housing Element H-E-21
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Figure E-7 Percent of Population with a Disability (OrangeCounty)
Source: AFFH Viewer, 2022
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Figure E-8 Percentage of Population with One or More Disabilities (Fullerton)
Source: AFFH Viewer, 2021
Appendix H-E: Housing Element H-E-23
City of Fullerton
Housing Element
E.5.3 Familial Status
Familial status refers to the presence of children under the age of 18 and the martial status of the head of the household. Families with children may face housing discrimination by landlords who fear that children will cause property damage. Examples of differential treatment include limiting the number of children in an apartment complex or confining households with children to a specific location are potentially discriminatory. Single parent households are protected by fair housing law. A 2016 HUD study studied the effects of housing discrimination based on familial status. The study found that landlords presented households with children fewer housing options, and the units shown were generally larger, and as a result, slightly more expensive to rent.7 Additionally, female-headed households with children require special consideration and assistance because of generally greater needs for affordable housing and accessible day care, health care, and other supportive services.
Regional Trends
Orange County had 1,057,592 households in 2021. According to 2017-2021 ACS estimates, households with children present comprise 23 percent of the total households in Orange County. Tenure by household type and presence of children is shown in Table E-5. Married couple families with children comprise the largest share of owner- and renter-occupied households with children. Single-parent, female-headed households comprised approximately eight percent of renter-occupied households, but only two percent of owner-occupied households.
Table E-5 Tenure by Household Type and Presence of Children (Orange County) Household Type
Owner-
Occupied
Percent of
Total Owner-
Occupied
Renter-
Occupied
Percent of
Total Renter-
Occupied
Married Couple Family, with Children Present 146,405 24.3% 97,736 21.5% Single-Parent, Male Householder, no Spouse Present 6,933 4.3% 14,628 3.2% Single Parent, Female Householder, No Spouse Present 13,116 2.1% 37,771 8.2% Total Households with Children Present 166,454 27.6% 80,831 17.8% Total Households 602,440 100% 455,152 100%
Source: U.S. Bureau of the Census, ACS Table B25115 Tenure by Household Type (Including Living Alone) and Age of Householder, 2017-2021 Estimates.
The majority of Orange County has a relatively low percentage of households characterized as female- headed, single-parent households, as shown in Figure E-9. There are small pockets with higher proportion of households with children who reside in female-headed, single-parent households, such as portions of the cities of Laguna Woods, Newport Beach, Irvine, and Orange. The urban areas in the northwest portion of the county tend to have higher proportions of female headed households than the southeastern part of the county. The patterns amongst married couple households with children are very similar, as shown in Figure E-10.The urban areas in the northwest portion of the county tend to have lower proportions of married couples with children under 18 than the southeastern part of the county.
7 HUD. 2016. https://www.huduser.gov/portal/sites/default/files/pdf/HDSFamiliesFinalReport.pdf.
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Local Trends
According to 2017-2021 ACS estimates, households with children present comprised 30 percent of the total number of households in Fullerton, which was higher than the county. An overview of household tenure by type for households with children present is provided in Table E-6. Similar to regional trends, married-couple families in Fullerton comprised the largest share of households with children present, and married-couple families were more likely to own than rent. Single-parent, female-headed households comprised nine percent of renter-occupied households and only one percent of owner-occupied households. The homeownership rate for single-family, female-headed households is slightly lower in Fullerton (1.2 percent) than the county (2.1 percent).
Table E-6 Tenure by Household Type and Presence of Children (Fullerton) Household Type
Owner-
Occupied
Percent of
Total Owner-
Occupied
Renter-
Occupied
Percent of
Total Renter-
Occupied
Married couple family, with Children Present 6,060 24.6% 4,447 20.4% Single-Parent, Male householder, no spouse present 350 1.4% 950 4.4% Single-Parent, Female householder, no spouse present 297 1.2% 1,849 8.5% Total Households with Children Present 6,707 27.2% 7,246 33.2% Total Households 24,629 100% 21,805 100%
Source: U.S. Bureau of the Census, ACS Table B25115 Tenure By Household Type (Including Living Alone) and Age of Householder, 2017-2021 Estimates.
Appendix H-E: Housing Element H-E-25
City of Fullerton
Housing Element
Figure E-9 Female-Headed Households with Children Present, No Spouse/Partner Present (Orange County)
Source: AFFH Viewer, 2022
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Figure E-10 Children in Married-Couple Households (Orange County)
Source: AFFH Viewer, 2021.
Appendix H-E: Housing Element H-E-27
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Figure E-11 shows the percentage of children residing in single-parent, female-headed households in Fullerton, which ranges from less than 20 percent to less than 40 percent. The neighborhoods that have a higher percentage of children residing in single-parent, female-headed households compared to the rest of the city include La Habra Southeast, Independence Park, W Valencia Dr/Courtney Ave, California State University Fullerton, and Bradford Park. These neighborhoods are scattered throughout the city. However, none of the neighborhoods in Fullerton have an extremely high percentage of single, female-headed households.
Figure E-12 shows the percentage of children in married-couple households across Fullerton. Most census tracts in the city had over 60 percent of children living in married-couple households, according to 2015- 2019 ACS estimates. Several of the areas that have the highest percentage of married couple households overlap with the areas with a predominant white, non-Hispanic or Asian American population. These include the neighborhood of West Coyote Hills, Emery Park, Amerige Heights, Sunny Hills, The Fox Block, Acacia Park, Brea West, Nutwood Ave/N Mountain View Pl, and Craig Park. Additionally, the neighborhoods of Gilbert Park, W Oak Ave/Lambert Dr, and Nicolas Park have high percentage of married couple households with children. The area with the lowest percentage of married-couple households with children is the neighborhood of Artesia Blvd/N Gilbert St .
Neighborhoods that have lower rates of children in married-couple households are more likely to contain higher density residential development, smaller lot sizes, and industrial and commercial land uses compared to neighborhoods with higher rates of children in married-couple households.
H-E-28 Appendix H-E: Housing Element
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Figure E-11 Female-Headed Households with Children Present, No Spouse/Partner Present (Fullerton)
Source: AFFH Viewer, 2022
Appendix H-E: Housing Element H-E-29
City of Fullerton
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Figure E-12 Children in Married-Couple Households (Fullerton)
Source: AFFH Viewer, 2021
H-E-30 Appendix H-E: Housing Element
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Housing Element
E.5.4 Household Income
Household income is directly connected to the ability to afford housing. Higher-income households are more likely to own rather than rent housing. As household income decreases, households tend to pay a disproportionate amount of their income for housing and the number of persons occupying unsound and overcrowded housing increases. To achieve fair housing objectives, people in low-income households must have actual choice in housing opportunities—that is, when they are able to locate units that are affordable and well maintained in all parts of a jurisdiction and region.
This section identifies household income disparities using data based on median household income and low or moderate income (LMI) geographies. HUD defines an LMI area as a census tract or block group where over 51 percent of the population is LMI. The definition of low or moderate income is based on HUD income definitions of up to 80 percent of the AMI.
Regional Trends
According to 2021 ACS estimates, Orange County has a median household income of $100,559, which is much higher than the SCAG regional income of $77,430 Figure E-13 displays median household income by block group for Orange County using 2015-2019 ACS estimates. However, there are some gaps in data across the county (as shown in white), which may skew the median income ranges within the county.
Median household income tends to be higher in communities located in southwest Orange County.
Generally, households in the urban core of cities, such as Santa Ana, Westminster, Placentia, and Anaheim have a lower income than rural or suburban areas. Communities with the lowest median household incomes are concentrated in the urban areas in the northwest portion of the county.
LMI populations by census tract for Orange County are displayed in Figure E-14. Census tracts within the cities of Santa Ana, Fullerton, and Anaheim contain the highest percent of LMI populations in Orange County. LMI populations are in communities with a relatively greater percentage of children living in single- parent, female-headed households (Figure E-9) and a greater percentage of non-white populations (Figure E-11).
Local Trends
Geographically, median household income varies throughout Fullerton. According to 2021 ACS estimates, Fullerton has a median household income of $95,431, which is approximately five percent lower than the median income for Orange County but 19 percent higher than the SCAG region’s median income of $77,430. Fullerton’s median income is slightly lower to other cities in northern Orange County, such as Buena Park, Orange City, and Brea ($101,346, $103,045, and $108,721 respectively) Figure E-15 provides an overview of median household income by block group in the city. The lowest median household income areas are in the southern portion of the city. The block group with the lowest median household income is the location of California State University Fullerton. It is likely that the prevalence of students in this neighborhood lowers the median household income.
In contrast, the neighborhoods of West Coyote Hills, Amergie Heights, Sunny Hills, E Las Palmas Dr/N Sunnywood Dr, Craig Park, The Fox Block, Byerrum Park, and Acacia Park neighborhoods in the central and northern areas of Fullerton have higher median household incomes. These areas also have predominant Asian and White, non-Hispanic residents, as shown in Figure E-16. The neighborhood with the highest median income is Sunny Hills with a median income of $184,018.
Appendix H-E: Housing Element H-E-31
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Housing Element
LMI populations in Fullerton are concentrated in the southern portion of the city, as shown in Figure E-17.
The Rancho La Paz, Woodcrest Park, and Valencia Park neighborhoods had a higher percentage of LMI populations (between 75 and 100 percent of the population). In contrast, neighborhoods in the center and northern portion of the city tend to have lower percentages of LMI populations. West Coyote Hills, Acacia Park, Byerrum Park, and Nutwood Ave/N Mountain View Pl have the lowest percentage of LMI populations (less than 25 percent of the population). Neighborhoods with higher rates of LMI populations tend to overlap with areas of the city that have predominantly Hispanic/Latino populations.
Poverty rates in Fullerton have shifted slightly over time. Poverty rates increased from 12 percent in 2019 to 13 percent in 2021. This is on par with the poverty rates in the larger Southern California region (13 percent). Figure E-18 displays the percentage of the population earned an income that was below the poverty line.
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Figure E-13 Median Household Income (Orange County)
Source: AFFH Viewer, 2022
Appendix H-E: Housing Element H-E-33
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Housing Element
Figure E-14 Low and Moderate Income Population (Orange County)
Source: AFFH Viewer, 2022
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Figure E-15 Median Household Income (Fullerton)
Source: AFFH Viewer, 2022
Appendix H-E: Housing Element H-E-35
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Figure E-16 Median Household Income and predominant Racial/Ethnic Population (Fullerton)
Source: AFFH Viewer, 2022
H-E-36 Appendix H-E: Housing Element
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Figure E-17 Low to Moderate Income Population (Fullerton)
Source: AFFH Viewer, 2022
Appendix H-E: Housing Element H-E-37
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Figure E-18 Poverty Status (Fullerton)
Source: AFFH Viewer, 2022
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Table E-7 displays income level by household type. According to 2017-2021 ACS data, married-couple families within Fullerton have significantly higher incomes than nonfamily households, which consist of people who live alone or share a residence with unrelated individuals. Given the location of California State University Fullerton, many of the nonfamily households within Fullerton may be comprised of students, which may impact the median incomes of that household category. Approximately 63 percent of married couple families make above $100,000 per year, compared to 25 percent of nonfamily households and 47 percent of total households.
Table E-7 Income Level by Household Type (Fullerton)
Income Level Total Households Married-Couple Families Nonfamily Households Less than $10,000 4.4% 0.9% 10.7%
$10,000 to $14,999 2.8% 1.0% 6.0%
$15,000 to $24,999 4.4% 1.9% 6.3%
$25,000 to $34,999 6.0% 4.1% 8.1%
$35,000 to $49,999 9.0% 6.5% 12.0%
$50,000 to $74,999 15.1% 11.9% 20.0%
$75,000 to $99,999 11.1% 10.3% 12.2%
$100,000 to $149,999 19.1% 22.5% 12.8%
$150,000 to $199,999 12.5% 17.3% 6.4%
$200,000 or more 15.6% 23.6% 5.4%
Median income $92,718 $129,862 $58,271
Source: U.S. Bureau of the Census, ACS Table S1901, Income in the Past 12 Months (Inflation-Adjusted Dollars), 2017-2021 Estimates E.5.5 Racially and Ethnically Concentrated Areas of Poverty To identify racially and ethnically concentrated areas of poverty (known as R/ECAPs), HUD developed thresholds based on racial and ethnic concentration and income level. The threshold for racial and ethnic concentration is a non-white population of 50 percent or more in metropolitan or micropolitan areas. The income threshold is based on areas of “extreme poverty,” where 40 percent or more of households earn incomes at or below the federal poverty line, or where the poverty rate is three times the average poverty rate in the metropolitan area, whichever is less. An area that meets both thresholds for racial or ethnic concentration and “extreme poverty” is considered a R/ECAP.
E.5.6 Poverty and Segregation
Regional Trends
In Orange County, R/ECAPs are present in neighborhoods in the urban cities in the northern portion of the county, including in Costa Mesa, Santa Ana, Garden Grove, Anaheim, and Placentia. These areas are shown with hash marks in Figure E-19.
Appendix H-E: Housing Element H-E-39
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Housing Element
Figure E-19 Areas of High Segregation and Poverty (Orange County)
Source: AFFH Viewer, 2021
H-E-40 Appendix H-E: Housing Element
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Housing Element
Local Trends
While R/ECAPs were not identified within Fullerton, there are areas where lower household income and racial and ethnic concentration overlap. The neighborhoods of Woodcrest Park, California State University Fullerton, and Deepark Dr/Sherwood Ave had the highest poverty rates within the city. However, the high percentage of students surrounding CSUF likely affects at least some of this data. The southern portion of the city had higher percentage of the population below the poverty line than the northern portion of the city, with the majority of neighborhoods south and immediately north of Commonwealth Avenue having between 10 and 20 percent of the population below the poverty line. The neighborhood of Woodcrest Park has a poverty rate between 20 and 30 percent.
E.5.7 Concentrated Areas of Affluence
While R/ECAPs have long been the focus of fair housing policies, racially concentrated areas of affluence (RCAAs) must also be analyzed. RCAAs are defined as affluent, white communities.8 According to a policy paper published by HUD, white residents are the most racially segregated group in the United States typically more affluent than majority non-white communities. RCAAs have not been studied extensively, nor has a standard definition been adopted by HCD or HUD. Therefore, this assessment uses the percent white population and median household income as thresholds to identify potential RCAAs. In addition to having a higher median income, areas of affluence experience less overcrowding, less housing cost burden on renters, and are generally less susceptible to displacement compared to LMI areas, as described in Section 4.4, Household Income.
Regional Trends
The areas characterized as RCAAs in Orange County are shown in Figure E-20, which are concentrated in the southeastern portion of the county and along the coast, such as Laguna Beach, San Clemente, Newport Beach, and non-urbanized areas. Generally, cities with higher median incomes such as the Laguna Beach and San Clemente have relatively larger concentrations of white residents compared to jurisdictions with lower median incomes such as the cities of Anaheim, Santa Ana and Buena Park, as shown in Figure E-2 and Figure E-13.
Local Trends
Similar to trends occurring in Orange County, areas with higher median incomes are associated with a larger proportion of white residents compared to census tracts with lower median incomes.
Neighborhoods in the northeast corner of Fullerton had a predominately white population and the highest median income levels in the city, as shown in Figure E-21. In Fullerton, the neighborhoods of E Las Palmas Dr/N Sunnywood Dr, Craig park, Sunny Hills, Bastanchury Rd/Fairway Isles Dr, Acacia Park, and Byerrum Park are defined as RCAAs.
Most RCAA designated neighborhoods in northeast Fullerton are comprised primarily of single-family homes. Less than 10 percent of structures are comprised of two or more units. This is much less than the neighborhoods in the southern half of the City, where between 20 and 35 percent of the housing stock is comprised of multifamily homes in most areas. Bastanchury Rd/Fairway Isles Dr, Acacia Park, and Byerrum Park neighborhoods have a lower percentage of older units than other neighborhoods in the city, with less
8 Goatz, Damanio and Williams, 2019. https://www.huduser.gov/portal/periodicals/cityscpe/vol21num1/ch4.pdf
Appendix H-E: Housing Element H-E-41
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Housing Element
than 20 percent built before 1960. In the neighborhoods of E Las Palmas Dr/N Sunnywood Dr and Craig Park, between 20 and 40 percent of units were built prior to 1960. This is much lower than the southern portion of the city, where between 40 and 80 percent of units were built prior to 1960. RCAAs in Fullerton have lower rates of overcrowding. Most residents in RCAAs do not have walkable access to High Quality Transit Stops.
A survey conducted in May 2024 to gather stakeholder input provided local knowledge on the patterns of RCAA designated neighborhoods in northeastern Fullerton. Five survey respondents indicated that RCAAs are characterized by large parcels, large single-family homes, greater setbacks, and hilly terrain. The large, single-family homes are affordable to higher-income residents who are typically well-educated professionals. The area also has abundant parkland and high performing schools. It was noted that RCAAs in Fullerton have minimal multifamily zoning and opportunities for diverse housing typologies, which limits opportunities for low or moderate-income households. It was also noted that while some residents in RCAAs may support constructing an ADU for a family member, they are generally opposed to additional density, citing infrastructure constraints. The lack of diverse housing opportunities in RCAAs has created and perpetuated racial and economic segregation within the city.
While most of the RCAAs are built out, the City has prioritized strategies to increase density and diversify housing types in these areas:
• Providing adequate sites for housing development, targeting higher density development in northeastern Fullerton (Policy Action 3.1)
• Facilitating infill development in high resource areas, particularly on religious sites (Policy Action 3.3) • Targeting ADU outreach in high resource areas (Policy Action 3.6) • The Site Inventory identifies 1,008 housing units in RCAAs, including 368 lower-income units and 311 moderate-income units, to provide diverse housing opportunities and increase opportunities for economic integration. The City will also implement Policy Action 3.4 to support the development of a variety of housing types and greater densities, as well as Policy Action 3.6 to support ADU development in northern Fullerton.
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Figure E-20 Racially Concentrated Areas of Affluence (Orange County)
Source: AFFH Viewer, 2022
Appendix H-E: Housing Element H-E-43
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Housing Element
Figure E-21 Racially Concentrated Areas of Affluence (Fullerton)
Source: AFFH Viewer, 2022
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E.6 Disparities in Access to Opportunities
According to HCD guidance, land use policies and urban planning impact the ability of residents to access neighborhoods of opportunity, with high-performing schools, greater availability of jobs that afford entry to the middle class, and convenient access to transit and services. The limits on housing choice and access experienced by people within protected classes, such as race, sexual orientation, or disability, have far- reaching impacts on access to job opportunity, quality education, and mental and physical health.9 This section analyzes the following place-based characteristics linked to opportunity indicators: quality education, employment, transportation, and healthy environment. The primary objective is to understand the disparity between communities in terms of access to real and potential economic benefits and quality of life.
HUD’s Opportunity Indices were created to inform communities about racial/ethnic segregation and disparities in access to opportunity.10 Table E-8 provides opportunity indicator index scores (ranging from 0-100, with 100 representing the most positive outcomes) for Fullerton for each race/ethnicity, as described by the AI. Measured at the neighborhood level, the index scores are intended to inform communities about segregation and disparities in access to opportunity in their jurisdiction and compare the opportunity indicators rankings across racial/ethnic groups. Generally, higher index scores are indicative of greater access to opportunity. For example, the “low poverty index” captures the poverty rate within a given neighborhood; the higher the index score means the less exposure to poverty. A higher “jobs proximity” score means that residents have greater accessibility to employment locations within the larger region.
11 Each index is measured using the following variables:
• Economic Opportunity Index: a composite of poverty rate by census tract, percentage of adults with a bachelor’s degree, percentage of adults employed, and number of jobs for persons without a bachelor's degree that fall within a given radius of each census tract. • Environmental Opportunity Index: exposure to pollution burden shown in CalEnviroScreen. • Educational Opportunity Index: the percentage of fourth-grade students testing proficient in reading and math within three miles of a census block group.
• Low Transportation Cost Index: the cost of transportation and proximity to public transportation by neighborhood.
• Transit Index: How often low-income families in a neighborhood use public transportation.
In Fullerton, Asian/Pacific Islander and white, non-Hispanic residents have greater accessibility to areas with greater economic opportunity, lower environmental pollutants, educational opportunity, lower transportation costs. In comparison, Hispanic/Latino residents and, Black/African-American and Hispanic/Latino populations had greater access to public transit, but lower economic and educational opportunities, and the greatest exposure to environmental health concerns. Most opportunity scores were lower for residents earning an income below the federal poverty level compared to the total population in Fullerton.
9 HCD. 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-2021.pdf 10 HUD, 2020. https://www.hud.gov/sites/dfiles/FHEO/documents/AFFH-T-Data-Documentation-AFFHT0006-July-2020.pdf 11 Urban Institute, 2018. https://www.urban.org/sites/default/files/publication/98674/place_and_opportunity_brief_3.pdf
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Residents who earned an income below the poverty level in Fullerton had lower economic and education opportunities, greater exposure to environmental health concerns, but lower transportation costs.
Black/African American, Hispanic/Latino and Asian/Pacific Islander residents earning below the poverty line had greater access to public transit.
Table E-8 Opportunity Indicators by Race/Ethnicity (Fullerton) Total Population
Economic
Opportunity
Index
Environmental
Opportunity
Index
Educational
Opportunity
Index
Low
Transportation
Cost Index
Transit
Index
White, Non-Hispanic 55.78 26.03 58.12 38.56 36.36
Black, Non-Hispanic 43.93 23.39 50.62 43.17 39.78
Hispanic 37.14 20.28 43.05 41.48 39.47
Asian or Pacific Islander, Non-Hispanic 64.09 25.70 65.77 35.43 35.37 Native American, Non-Hispanic 42.61 22.90 48.14 41.21 38.35 Population Below Federal Poverty Line
White, Non-Hispanic 42.62 23.49 50.72 45.41 10.98
Black, Non-Hispanic 26.27 20.02 37.49 50.76 44.32
Hispanic 29.84 19.52 38.35 43.06 41.15
Asian or Pacific Islander, Non-Hispanic 57.70 27.73 64.75 42.01 39.39 Native American, Non-Hispanic 43.26 22.70 51.35 38.76 34.99 Source: County of Orange AI, 2020
An overview of opportunity indicators for Orange County is provided in Table E-9. According to the AI, compared to Orange County, Fullerton scored slightly lower for economic opportunity and educational opportunity, and had significantly greater exposure to environmental health concerns. Fullerton scored higher for transportation costs and proximity to public transit compared to Orange County as a whole.
Across Orange County, residents earning an income below the poverty level scored slightly lower for environmental health concerns, and economic and educational opportunities compared to the total population.
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Table E-9 Opportunity Indicators by Race/Ethnicity (Orange County) Total Population
Economic
Opportunity
Index
Environmental
Opportunity
Index
Educational
Opportunity
Index
Low
Transportation
Cost Index
Transit
Index
White, Non-Hispanic 59.36 53.88 58.61 33.84 27.43
Black, Non-Hispanic 45.85 45.21 45.63 39.68 36.21
Hispanic 31.86 41.02 30.86 41.80 41.28
Asian or Pacific Islander, Non-Hispanic 49.36 46.78 52.50 37.48 36.11 Native American, Non-Hispanic 46.39 48.19 45.07 37.47 33.02 Population Below Federal Poverty Line
White, Non-Hispanic 51.70 51.01 52.13 39.18 32.26
36.25 36.25 40.42 37.29 40.77 35.60
Hispanic 22.65 39.02 23.81 45.65 46.35
Asian or Pacific Islander, Non-Hispanic 38.9 46.38 48.32 41.97 39.51 Native American, Non-Hispanic 35.89 38.62 40.92 40.15 40.17 Source: County of Orange AI, 2020
E.6.1 Transit Access and Walkability
Reliable public transit access and active transportation options such as walking and biking are imperative for low-income residents and/or persons with disabilities to connect to employment opportunities. Lack of transportation options can impede fair housing choice and continue to reinforce barriers for low-income communities in accessing housing and employment opportunities.
Regional Trends
Orange County generally has widespread access to public transit. Accessible transportation infrastructure includes the Orange County Transportation Authority (OCTA), Metrolink, and Amtrack. OCTA provides a variety of bus services and OC Flex, an on-demand curb-to-curb shuttle service. Amtrak operates the Pacific Surfliner, which runs along the 351-mile Los Angeles – San Diego – San Luis Obispo Rail Corridor (LOSSAN Corridor) through Orange County. The Surfliner stops at stations in Fullerton, Anaheim, Santa Ana, and Irvine.
Transit use is higher where investment in transit service has been made. Almost all major employment centers in Orange County are served by some form of public transit. However, having regional access to jobs by means of public transit does not necessarily translate into stable employment. Some residents with unique needs, such as households with children, have unique travel patterns that may prevent them from obtaining work far from home due to childcare needs, access to schools, and other considerations.
Orange County received an average AllTransit performance score of 4.2 which equates to a low combination of trips per week and number of jobs accessible by transit, enabling relatively few people to take transit to work.
12 The land uses within Orange County do not support transit ridership. Throughout much of the county, residential uses are low density and spread out. The streets were not designed with walkability in mind. Additionally, bus service is focused on a select number of hubs, and on a few key
12 AllTransit.Org, 2023. https://alltransit.cnt.org/
Appendix H-E: Housing Element H-E-47
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corridors, mostly within the northern part of the county. As a result, there can be barriers between a commuter’s transit stop and their home. Of the six SCAG counties, Orange County’s AllTransit score ranks third, below Los Angeles County (6.8) and San Bernadino (4.4), but above Imperial County (0.1), Riverside (3.3), and Ventura (3.4).
Local Trends
The City of Fullerton is not very accessible by public transit. According to AllTransit, only 2.7 percent of workers in Fullerton take public transportation to work. The city has an AllTransit Performance Score of 4.8, which is higher than the county as a whole but still results in few people taking transit to work.
Metrolink’s Orange County line and 91-Perris line run through Fullerton, as well as Amtrak’s Surfliner, with a stop at the Fullerton Transit Station. There are also several bus lines operated by OCTA.
Figure E-22 illustrates transit access within a quarter-mile of transit stops for both bus routes and Metrolink. A significant portion of the city is within a quarter-mile access of a transit stop, particularly within the southern half of the city. The northern half of the city has less access to transit. The neighborhoods of Acacia Park, West Coyote Hills, Emery Park, and Amerige Heights have limited access to transit.
Fullerton has some neighborhoods with high walkability. Walk Score is a private company that offers a walkability index on its website, that measures the pedestrian friendliness of a given location by analyzing walking routes to nearby amenities and examining population density and road metrics, including block length and intersection density.13 According to Walk Score, Fullerton has a walk score of 54 out of 100, which is categorized as “Somewhat Walkable.”14 Downtown Fullerton has a Walk Score of 97, which is categorized as “Walker’s Paradise.”
The Environmental Protection Agency (EPA) also has a walkability index, that ranks block groups according to their relative walkability.
15 The EPA walkability map, shown in Figure E-23, shows that most of the city has a walkability score above that national average. The highest walkability scores are generally located in the southern portion of the city, although there are pockets of high walkable neighborhoods scattered throughout the city. Neighborhoods located in the northern area of Fullerton have lower walkability scores compared to the rest of the city.
13 Walk Score, 2022. https://www.walkscore.com/methodology.shtml 14 Walk Score, 2022. https://www.walkscore.com/CA/Fullerton 15 EPA, 2021. https://www.epa.gov/smartgrowth/national-walkability-index-user-guide-and-methodology
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Figure E-22 Access to Transit Within a Quarter-Mile (Fullerton)
Source: City of Fullerton, County of Los Angeles, 2022.
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Figure E-23 Walkability Index (Fullerton)
Source: National Walkability Index, 2022.
H-E-50 Appendix E: Affirmatively Furthering Fair Housing (AFFH) City of Fullerton
Housing Element
E.6.2 Access to Quality Education
Economics literature has consistently found about a 10 percent increase in wages/salary with each additional year of education.16 Therefore, educational attainment is directly linked to housing opportunities. To assess educational opportunities by geography, this analysis uses TCAC education domain scores, which incorporate a variety of indicators including math and reading proficiency scores, high school graduation rates, and student poverty rates at the census tract level.
Regional Trends
An overview of education outcomes across Orange County is illustrated in Figure E-24. Educational outcomes varied across Orange County, In general, urban areas in the northwest portion of the county had less positive education outcomes compared with the rest of the county, particularly in Santa Ana, Anaheim, and Placentia. Additionally, the neighborhood of Great Park in Irvine had low educational outcomes compared to the county, however there are limited residential uses in this neighborhood. According to Kidsdata.org, a data compilation program of the Lucile Packard Foundation for Children's Health, Orange County high school graduation rates were highest among Asian-American and Filipino students (95 percent) and white, non-Hispanic students (94 percent). American Indian/Alaska Native students (86 percent) and Hispanic/Latino students (87 percent) had lower graduation rates. 17 Local Trends
Fullerton’s youth are served by the Fullerton School District (FSD) and Fullerton Joint Union High School District (Fullerton JUSD). FSD serves kindergarten through eighth grade students in the City of Fullerton.
FSD operates 15 elementary schools, two K-8th campuses, and three junior high schools.18 Fullerton JUSD operates five high schools in Fullerton and serves the City of Fullerton and the cities of La Habra, La Habra Heights, Buena Park, and small sections of Brea and Whittier. The City of Fullerton is also served by 11 private schools that serves kindergarten students through high school.19 Figure E-25 shows Fullerton’s TCAC scores for education outcomes at the census tract level. In general, the southern areas of the city had the lowest degree of positive education outcomes, particularly in the neighborhood of Rancho La Paz. This area also has a high percentage of LMI population, predominant Hispanic majority, and lower median income. The northern portion of the city has more positive educational outcomes. These areas also have high percentages of Asian American and non-Hispanic White residents, higher incomes, and a lower percentage of LMI residents.
16 Annual Disability Statistics Compendium, 2020. https://disabilitycompendium.org/annualreport 17 Kids Data. 2021. All Data: Orange County. https://www.kidsdata.org/region/365/orange-county/results#ind=&say=&cat=18 18 Fullerton School District. https://www.fullertonsd.org/domain/6 19 City of Fullerton. Private Schools. https://www.cityoffullerton.com/residents/schools/private-schools
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Figure E-24 TCAC Opportunity Areas – Education Outcomes (Orange County)
Source: AFFH Viewer, 2022
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Figure E-25 TCAC Opportunity Areas - Education Outcomes (Fullerton)
Source: AFFH Viewer, 2022
Appendix E: Affirmatively Furthering Fair Housing (AFFH) H-E-53 City of Fullerton
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E.6.3 Economic Outcomes
Housing opportunities are directly related to economic opportunities. Access to high quality employment close to desired and affordable housing results in more housing opportunities and shorter commute times.
The analysis for economic opportunities uses TCAC economic indicators, employment participation data from the ACS and the HUD Jobs Proximity Index.
TCAC economic opportunities are measured by census tract. They consider poverty, adult education, employment, job proximity, and median home values. A higher economic index score reflects more positive economic outcomes. The HUD Jobs Proximity Index assesses the accessibility to job opportunities at the census block group level.
Regional Trends
Economic outcomes vary across Orange County as shown in Figure E-26. Areas with more positive economic outcome scores were identified along the coastal communities and in the southern and eastern portions of the county. Conversely, similar to educational outcomes, the urban areas in the northwestern portion of the county had less positive economic outcomes, particularly in Santa Ana, Anaheim, Fullerton, and Buena Park.
According to ACS estimates, Orange County has an employment rate of 60 percent, a decrease of three percent from 2019. Table E-10 shows employment status by disability status estimates for Orange County for ACS 2015-2019 and 2017-2021. Overall, the percent of all employed residents age 16 remained the same, but unemployment increased slightly.
Table E-10 Employment Status by Disability Status (Orange County) Disability Status
Employed
2015-2019
Unemployed
2015 -2019
Employed
2017-2021
Unemployed
2017-2021
No Disability 1,445,013
(96.7%)
65,384
(91.9%)
1,435,544
(96.3%)
77,022
(91.8%)
With a Disability 48,800
(3.2%)
5,723
(8.0%)
54,620
(3.6%)
6,819
(8.1%)
Total 1,493,813
(74.7%)
71,107
(3.5%)
1,490,164
(74.4%)
83,841
(4.1%)
Source: U.S. Bureau of the Census, ACS Table C18120 Employment Status by Disability Status, 2015-2019, 2017-2021 Estimates.
Local Trends
The TCAC opportunity maps help to identify patterns of negative and positive economic, educational and environmental outcomes across the state. Census tracts are ranked from low (negative outcomes) to highest resource (positive outcomes) based on TCAC’s Opportunity Maps analysis. TCAC economic outcome scores vary across neighborhoods in Fullerton, as shown in Figure E-27.
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Figure E-26 TCAC Opportunity Areas - Economic (Orange County)
Source: AFFH Viewer, 2022.
Appendix H-E: Housing Element H-E-55
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Figure E-27 TCAC Opportunity Areas – Economic (Fullerton)
Source: AFFH Viewer, 2022
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Generally, lower economic outcomes are located in the southern part of the city south of Commonwealth Avenue. However, the neighborhood California State University Fullerton in the east of the city also has less positive economic outcomes, likely due to the prevalence of students. The E Imperial Hwy/N Harbor Blvd neighborhood is characterized as having less positive economic outcomes, but no residential units are located in this neighborhood. Areas with more positive economic outcomes were in the central and northern portions of Fullerton. Generally, areas with lower economic outcome scores were in neighborhoods with a higher percent of Hispanic/Latino residents, whereas areas with higher economic outcomes had a predominately non-Hispanic white or Asian-American population.
Employment status by disability status estimates is provided in Table E-11. The labor participation rate of residents age 16 and older decreased by one percent, slightly more than the county’s rate of change. The number of employed residents with a disability increased slightly in Fullerton, while employment for residents without a disability decreased. The total unemployment rate (5.6 percent) in 2021 is higher than the county (4.1 percent), but lower than the SCAG region (9.3 percent).
Table E-11 Employment Status by Disability Status (Fullerton) Disability Status
Employed
2015-2019
Unemployed
2015 -2019
Employed
2017-2021
Unemployed
2017-2021
No Disability 62,864
(96.5%)
4,206
(93.2%)
61,918
(95.8%)
4,768
(93.2%)
With a Disability 2,234
(3.4%)
305
(6.7%)
2,648
(4.1%)
346
(6.7%)
Total 65,098
(72.0%)
4,511
(4.9%)
64,566
(71.0%)
5,114
(5.6%)
Source: U.S. Bureau of the Census, ACS Table C18120 Employment Status by Disability Status, 2015-2019, 2017-2021 Estimates.
According to TCAC, census tracts with a designation of “High Resource” indicate that the census tract has strong educational and economic opportunities for current and future residents. The majority of Fullerton is comprised of moderate to high resource areas. The highest resource areas are concentrated in the central and northern portion of the city. Several neighborhoods in the city are characterized as low resource, including Gilbert Park, Woodcrest Park, and Rancho La Paz. E Imperial Hwy/N Harbor Blvd in the northern tip of the city also is characterized as low resource, but this neighborhood is comprised of commercial and industrial uses and does not contain any residential units.
Access to employment opportunities has a significant impact on the type and size of housing a household can afford. HUD’s Jobs Proximity Index utilizes origin-destination employment statistics to examine the distance from a given neighborhood to all job locations in the Southern California Region and assess the accessibility to job opportunities at the census block group level. Because the size of employment centers and the supply of labor differ across the SCAG region, the distance from any single job location is positively weighted by the size of employment (job opportunities) at that location and inversely weighted by the labor supply (competition) to that location.
20 Accessibility to employment opportunities differs across Fullerton is shown in Figure 5-28. Neighborhoods with the highest access to employment opportunity are concentrated in the eastern area of the city, primarily east of Harbor Boulevard, which is closest to the industrial zoned areas of northeastern Anaheim.
20HUD, 2020. https://www.hud.gov/sites/dfiles/FHEO/documents/AFFH-T-Data-Documentation-AFFHT0006-July-2020.pdf
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Generally, accessibility to jobs decreases relative to the distance from that area, with the lowest scores in the western and southern areas of the city. Neighborhoods with the lowest job proximity scores in the southwestern area of the city are primarily comprised of single-family homes with pockets of commercial, and no industrial uses. Although it may appear counter-intuitive, there are some neighborhoods with higher proximity to jobs, such as Rancho La Paz that the lowest TCAC economic outcome scores and higher rates of LMI populations compared to other areas of the city with lower proximity to jobs. Despite being in close proximity to employment, residents in this area of Fullerton may not benefit from high proximity to job centers, as this area has low TCAC economic outcome scores and a high share of LMI populations.
E.6.4 Healthy and Safe Housing Environment
Healthy Environment in AFFH addresses disparities in access to environmentally healthy neighborhoods by protected class groups. An assessment of environmentally healthy neighborhoods can include air and water quality, safety, environmental hazards, social services, and cultural institutions. Recent California laws— Assembly Bill (AB) 1550, Senate Bill (SB) 535 and SB 1000 emphasize the importance of environmental justice as a fair housing issue. Environmental Justice, according to HUD, means ensuring that people have equal access to safe and healthy housing. HUD requires all entitlement jurisdictions to conduct reviews under the National Environmental Protection Act to determine if a proposed project creates adverse impacts due to environmental conditions. It furthers the requirement that human health deserves equal protection for all people regardless of race, color, national origin, or income. Under Executive Order 12898, Federally assisted projects may also target funding to communities that have disproportionately high and adverse human health impacts on minority and low-income populations due to environmental conditions. 21 The California Office of Environmental Health Hazard Assessment developed CalEnviroScreen, a mapping tool that uses spatial data collected by various regulatory agencies (e.g., air quality indicators from South Coast Air Quality Management District, water quality indicators from Orange County Water District, monitored chemical releases into the air or water table from Environmental Protection Agency, HUD socio- economic indicators, etc.). The dataset uses a methodology to identify communities disproportionately burdened by exposures to pollution, environmental effects of existing pollutants in communities, among other indicators of sensitive populations or socioeconomic factors. Residents in census tracts with high CalEnviroScreen scores as compared to other California census tracts (shown as percentiles) are disproportionately burdened by pollution and are more vulnerable to related effects.
21 HUD, 2022. https://www.hudexchange.info/programs/environmental-review/environmental-justice/
H-E-58 Appendix E: Affirmatively Furthering Fair Housing (AFFH) City of Fullerton
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Figure 5-28 Job Proximity Index (Fullerton)
Source: AFFH Viewer, 2022
Appendix E: Affirmatively Furthering Fair Housing (AFFH) H-E-59 City of Fullerton
Housing Element
Regional Trends
The CalEnviroScreen map for Orange County identifies the degree to which communities are considered burdened by pollution. Figure E-29 shows that generally, the more urbanized, northwestern portions of the county have less positive environmental outcomes, most notably near the industrial areas in the cities of Buena Park, Stanton, Fullerton, Anaheim, Garden Grove, and Santa Ana.
Local Trends
As shown in Figure E-30, pollution burden varies across Fullerton communities. 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. The neighborhood of E Imperial Hwy/N Harbor Blvd, which contains several distribution centers with high truck traffic, and the neighborhood of Woodcrest Park, which contains large, big box commercial areas that generate car trips, have the worst environmental outcomes within the city. Areas with high pollution tend to have a greater percentage of industrial or commercial land uses. Areas with higher pollution burden are also areas that that had higher percentages of Hispanic/Latino residents, as shown in Figure E-30.
According to TCAC, environmental outcome scores vary across the city. Figure E-31 shows that higher environmental health scores are concentrated in western and northeastern Fullerton. Similarly, TCAC shows that the neighborhoods of Sunny Hills and Acacia Park have the highest environmental outcomes in the city. These areas have a high proportion of open space and public lands, and a majority white, non- Hispanic population. Conversely, the neighborhoods with the heavier pollution burden are concentrated in the southeastern portion of the city and have a higher percentage of Hispanic/Latino residents.
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Figure E-29 CalEnviroScreen 4.0 Percentile Scores (Orange County)
Source: AFFH Viewer, 2022
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Figure E-30 CalEnviroScreen 4.0 Percentile Scores and Predominant Racial/Ethnic Populations (Fullerton)
Source: AFFH Viewer, 2022
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Figure E-31 TCAC Opportunity Areas – Environment (Fullerton)
Source: AFFH Viewer, 2022
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E.7 Disproportionate Housing Needs
Disproportionate housing needs refers to a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing need, or the total population experiencing that category of housing need in the applicable geographic area. To analyze the extent of disproportionate housing needs in Fullerton, this section reviews data on housing cost burden and severe housing cost burden, overcrowding, homelessness, and substandard housing conditions.
Information for this section relies on the HUD CHAS data.
E.7.1 Housing Cost Burden
Housing cost burden is defined as the proportion of a household’s total gross income spent on housing costs. Households that spend at least 30 percent of their total gross income on housing costs (rent, mortgage, utilities, and other housing-related costs) are considered “cost burdened,” and households spending over 50 percent on housing costs are considered “severely cost burdened.” The higher the housing cost burden, the more likely residents are to live in overcrowded and substandard conditions and are less likely to afford to relocate. Low-income households and persons in protected classes disproportionately experience severe housing problems.
Regional Trends
Figure E-32 shows areas of Orange County where renter households experienced housing cost burden (spending more than 30 percent of household income on housing costs). As shown, paying more than 30 percent of gross income on rent is widespread across most of Orange County, where a significant portion of the county have between 40 and 80 percent of renter households pay more than 30 percent or more of household incomes on rent. There are a few census tracts in the county where over 80 percent of renter households pay more than 30 percent or more of household incomes on rent, particularly within the urbanized northern portion of the county including within the cities of Yorba Linda, Placentia, Orange, and Fountain Valley. Additionally, the less urbanized coastal community of Laguna Niguel has high levels of overpayment. Overpayment amongst homeowners is also widespread across the county, as shown in Figure E-33. Housing cost burden among homeowners is most prevalent in the northwestern area of the county, especially in the cities of Placentia, Anaheim, Westminster, and Santa Ana.
Local Trends
Similar to Orange County, housing cost burden among renters varies across Fullerton. As Shown in Figure E-34, most neighborhoods in Fullerton have between 40 and 80 percent of renters experiencing housing cost burden, according to 2017-2021 ACS estimates. The neighborhoods with higher rates of cost burden (60 and 80 percent of renters) include Brea West, Craig Park Artisan Walk, California State University, and Bradford Park, located in the northeast of the city, and Valencia Park, W Valencia Dr/Courtney Ave, S Woods Ave/W Orangethorpe Ave, located in the southwest of the city. The neighborhood with the lowest rates of overpayment by renters (less than 20 percent) is West Coyote Hills.
Housing cost burden among owner-occupied households varies across the city. An overview of housing cost burden for owner-occupied households is provided in Figure E-35. In most of the city, between 20 and 60 percent of owner-occupied households are cost burdened. The neighborhood of Emery Park has the highest percentage of cost burdened households within the city (between 60 and 80 percent). Areas with the highest cost burden generally have higher percentages of Asian American, non-Hispanic, and
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Hispanic/Latino populations. The California State University Fullerton neighborhood has between 40 and 60 percent of owner-occupied households are cost burdened; however, this neighborhood also has a significantly lower percentage of owner-occupied units than the city as a whole (13 percent, compared to 50 percent for the entire city).
Nine neighborhoods within Fullerton contain between 60 and 80 percent of cost burdened renters. As shown in Figure E-36, three of these neighborhoods have a majority non-Hispanic white population, and six of these neighborhoods had a majority Hispanic/Latino population. The lowest rate of overpayment by renters was in the West Coyote Hills neighborhood in the northwest corner of the city, which is predominantly Asian American.