Agenda packet — Hawaiian Gardens City Council, August 9, 2022 (part 1 of 3)

CITY OF HAWAIIAN GARDENS
CITY COUNCIL AGENDA
Maria Teresa Del Rio, Mayor Pro Tem
Jesse Alvarado, Council Member
Victor Farfan, Council Member
Mike Gomez, Council Member Luis Roa, Mayor
Tuesday, August 9, 2022
Regular Meeting, 6:00 PM
Ernesto Marquez, City Manager
Megan Garibaldi, City Attorney
Pablo Rubio, City Clerk
Meeting Location: City Council Chambers, 21815 Pioneer Boulevard, Hawaiian Gardens, California. Via Zoom Link (Provided below)
ADA Information: The City of Hawaiian Gardens complies with the provisions of the Americans with Disabilities Act (ADA). Anyone needing special assistance please contact the City Clerk’s Department at (562) 4202641 x 240, at least one (1) business day prior to the meeting so that we may accommodate you.

Bilingual Information: Anyone needing a Spanish bilingual interpreter for ORAL COMMUNICATION ONLY, please contact the City Clerk’s Department at (562) 4202641 x 240, at least one (1) business day prior to the meeting so that we may accommodate you.

THE MEETING WILL BE OPEN TO THE PUBLIC WITH LIMITED SEATING CAPACITY TO ALLOW FOR SOCIAL DISTANCING. VIRTUAL VIEWING AND PARTICIPATION OPPORTUNITIES ARE STILL BEING PROVIDED. ALL PERSONS WHO ATTEND THE CITY COUNCIL MEETINGS ARE STRONGLY RECOMMENDED TO WEAR A FACE MASK/FACE SHIELD AT ALL TIMES AND PRACTICE SOCIAL DISTANCING.

PLEASE NOTE THAT IN LIGHT OF AB 361, CURRENT COUNTY CASE LEVELS, AND/OR GUIDANCE FROM STATE AND LOCAL HEALTH AUTHORITIES, THE CITY COUNCIL MEETING IS BEING CONDUCTED AS A HYBRID VIRTUAL MEETING AND IN PERSON MEETING. STAFF WILL PRACTICE SOCIAL DISTANCING AND WILL FOLLOW PUBLIC HEALTH AND SAFETY GUIDELINES. THIS MEETING WILL BE A HYBRID VIRTUAL MEETING (I.E., INPERSON AND VIRTUAL MEETING OPTIONS). CITY OFFICIALS, STAFF AND MEMBERS OF THE PUBLIC MAY PARTICIPATE IN CITY COUNCIL CHAMBERS, SUBJECT TO SOCIAL DISTANCING REQUIREMENTS, AND/OR VIRTUALLY USING THE ZOOM PLATFORM.

The meeting can be viewed via various platforms as follows:

City of Hawaiian Gardens local cable/channel:

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CITY COUNCIL AGENDA

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INVOCATION
FLAG SALUTE
ROLL CALL
PUBLIC HEARING COMMENTS AND AGENDA GENERAL COMMENTS ARE TO BE SUBMITTED AND CONDUCTED AS FOLLOWS:

VIA WRITTEN CORRESPONDENCE / ECOMMENT: Members of the public who wish to comment on matters before the City should submit written correspondence to the City Hall Black Drop Box or the following email address: [email protected], or by ecomment on the City’s website, by no later than Tuesday, August 9, 2022 at 4:00pm. Note: Written correspondence will not be read into the record during the meeting; however, correspondence received by 4:00pm will be forwarded to the City Council, made a part of the official record, and made available for public review during the meeting If submitting a comment pertaining to an agenda item, please reference the agenda item.

INPERSON COMMENT the City Council shall provide members of the public the opportunity to address the City Council on any issues within the subject matter jurisdiction of the Council or to speak on items on and off the agenda, except for Public Hearing items. Each speaker shall be limited to three (3) minutes of public comment at each regular meeting. The City Council shall not discuss or take action relative to any public comment unless authorized by California Government Code Section 54954.2(b). Face Masks/Face Shields are strongly recommended for all inperson comments and attendance.

ZOOM: All members of the public participating via Zoom will be placed on mute, except for during the opportunity for public comments and when recognized by the Mayor. Members of the public may participate via Zoom by logging on via the information below:

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Members of the public shall have the right to observe and offer public comment at the public meeting, consistent with the public's rights of access and public comment otherwise provided for by the Brown Act, as applicable (including, but not limited to, the requirement that such right of access and public comment be made available in a manner consistent with the Americans with Disabilities Act). The City Council will participate in a Regular Meeting on Tuesday, August 9, 2022 at 6:00pm via inperson and teleconference (Zoom).

PROCLAMATIONS AND CERTIFICATES

PRESENTATIONS
AGENDA ORGANIZATION
This is the time for the City Council to discuss any changes in the order of agenda items.

A. PUBLIC HEARING(S) / HEARING(s)

1. RECOMMENDATION TO CONDUCT A PUBLIC HEARING, ADOPT RESOLUTION NO. 0472022, A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HAWAIIAN GARDENS APPROVING THE GENERAL PLAN AMENDMENT 2022 01, (THE 2021 2029 6TH CYCLE HOUSING ELEMENT UPDATE) AND APPROVAL OF THE NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR THE DRAFT HOUSING ELEMENT
SUGGESTED ACTION: Approve Recommendation.

B. CONSENT CALENDAR

1. WAIVE READING IN FULL OF ALL ORDINANCES AND RESOLUTIONS ON THE AGENDA
That the City Council waive reading in full of all ordinances and resolutions on the agenda and declare that said titles which appear on the public agenda shall be determined to have been read by title and further reading waived.

SUGGESTED ACTION: Approve Recommendation.

2. RECOMMENDATION TO CONTINUE TO AUTHORIZE VIRTUAL AND HYBRID CITY COUNCIL MEETINGS AS WELL AS VIRTUAL AND HYBRID MEETINGS FOR ALL OTHER CITY BOARDS, COMMISSIONS, COMMITTEES, OR AGENCIES PURSUANT TO AB 361
SUGGESTED ACTION: Approve Recommendation.

3. RECOMMENDATION TO RECEIVE AND FILE WARRANTS PROCESSED DURING THE PERIOD OF JULY 16 TO JULY 29, 2022
SUGGESTED ACTION: Approve Recommendation.
4 RECOMENDATIONTOADOPTRESOLUTION0452022OFTHECITYCOUNCIL

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3. RECOMMENDATION TO RECEIVE AND FILE WARRANTS PROCESSED DURING THE PERIOD OF JULY 16 TO JULY 29, 2022
SUGGESTED ACTION: Approve Recommendation.

4. RECOMENDATION TO ADOPT RESOLUTION 0452022 OF THE CITY COUNCIL OF THE CITY OF HAWAIIAN GARDENS, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA APPROVING THE EXCHANGE OF FY 20222023 PROPOSITION A FUNDS BETWEEN THE CITY OF HAWAIIAN GARDENS AND THE CITY OF LA HABRA HEIGHTS, CALIFORNIA AND AUTHORIZING THE CITY MANAGER TO EXECUTE ALL NECESSARY DOCUMENTS
SUGGESTED ACTION: Approve Recommendation.

5. RECOMMENDATION TO APPROVE RESOLUTION NO. 0462022 FIXING THE APPROPRIATIONS LIMITATION IN THE CITY OF HAWAIIAN GARDENS FOR THE FISCAL YEAR 20222023
SUGGESTED ACTION: Approve Recommendation.

6. RECOMMENDATION TO ADOPT RESOLUTION NO. 0422022, TO ACCEPT AN IRREVOCABLE OFFER OF DEDICATION OF 419.04 (69.84 FT. X 6 FT.) SQUARE FEET FOR FUTURE PUBLIC RIGHTOFWAY PURPOSES LOCATED AT 22001 CLARETTA AVENUE, ASSESSOR PARCEL NUMBER 7076002011 CITY OF HAWAIIAN GARDENS, CALIFORNIA
SUGGESTED ACTION: Approve Recommendation.

7. RECOMMENDATION TO APPROVE THE MINUTES FOR THE CITY COUNCIL MEETING OF TUESDAY, JULY 26, 2022
SUGGESTED ACTION: Approve Recommendation.

C. DISCUSSION ITEM(S)

1. RECOMMENDATION TO INTRODUCE FOR FIRST READING, PROCEED BY TITLE ONLY, AND WAIVE READING IN FULL OF ORDINANCE NO. 2022603, AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HAWAIIAN GARDENS, CALIFORNIA, ADDING CHAPTER 10.22 TO TITLE 10 (VEHICLE AND TRAFFIC) OF THE HAWAIIAN GARDENS MUNICIPAL CODE RELATING TO STREET RACING, SIDESHOWS, AND RECKLESS DRIVING EXHIBITIONS
SUGGESTED ACTION: Approve Recommendation.

2. RECOMMENDATION TO DISCUSS THE LETTER RECEIVED FROM ABC UNIFIED SCHOOL DISTRICT OPPOSING THE CITY ANNIVERSARY CARNIVAL AT FEDDE MIDDLE SCHOOL; AND PROVIDE DIRECTION TO STAFF
SUGGESTED ACTION: Approve Recommendation.

D. COMMITTEE REPORT(S)

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CALIFORNIA, ADDING CHAPTER 10.22 TO TITLE 10 (VEHICLE AND TRAFFIC) OF THE HAWAIIAN GARDENS MUNICIPAL CODE RELATING TO STREET RACING, SIDESHOWS, AND RECKLESS DRIVING EXHIBITIONS
SUGGESTED ACTION: Approve Recommendation.

D. COMMITTEE REPORT(S)
E. NEW BUSINESS
F. ORAL STAFF REPORT(S)
G. CITY ATTORNEY REPORT(S)
H. ORAL COUNCIL REPORT(S)
I. CLOSED SESSION
J. ADJOURNMENT
Adjourn to the next Regular City Council meeting to be held on Tuesday, August 23, 2022 at 6:00 PM.

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CITY OF HAWAIIAN GARDENS

CITY COUNCIL

STAFF REPORT
Agenda Item #A1
DATE: August 9, 2022
TO: Honorable Mayor and Members of the City Council
FROM: Ernesto Marquez, City Manager
BY: Maryann Marks, Interim Community Development Director Patrick Donegan, City Attorney
RECOMMENDATION:

RECOMMENDATION TO CONDUCT A PUBLIC HEARING, ADOPT RESOLUTION NO. 047-2022, A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HAWAIIAN GARDENS APPROVING THE GENERAL PLAN AMENDMENT 2022-01, (THE 2021- 2029 6TH CYCLE HOUSING ELEMENT UPDATE) AND APPROVAL OF THE

NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR THE DRAFT

HOUSING ELEMENT

SUMMARY

EXECUTIVE SUMMARY
The housing element is one of the seven mandatory elements of a General Plan required by State law. The key purpose of a housing element is to assess the community’s housing needs and to develop programs to address those needs. The current Hawaiian Gardens 2013-2021 Housing Element (fifth cycle) was adopted by the City Council in September of 2013. Due to substantive changes as a result of staff research and communication with the State Department of Housing and Community Development, additional substantive changes are required.

AUGUST 3, 2022, PLANNING COMMISSION MEETING
At the August 3, 2022, Planning Commission meeting, staff provided the Commission with an overview of the updated draft of the 6th Cycle Housing Element. In general, the Commissioners were supportive of the direction, embraced the new mixed-use zoning designations, and had some concerns about potential parking and traffic impacts the new zoning densities could create. At the request of the Commission, staff facilitated an exercise to revisit the proposed densities. As a result, the maximum densities for each Agenda Item #A1
August 9, 2022

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of the residential zones and the new mixed-use density were lowered as reflected in the table below:

The Planning Commission’s method for establishing a more conservative approach to recommended densities was to designate prior maximum densities recognized under the under the current Zoning Code and utilize those maximums to establish new minimum densities for each respective zone. Thereafter, those new minimum densities were increased by 30% to establish new maximum densities for each zone. The Planning Commission was pleased with these reduced densities and moved forward with unanimously recommending that the City Council consider their proposed changes.

LEGISLATIVE HISTORY / PREVIOUS ACTIONS
The Planning Commission was provided information on the Housing Element process during the preliminary stages of the process at their August 25, 2021 meeting. A joint session with the City Council was held on December 13, 2021, providing an opportunity for both bodies to comment on the draft document prior to filing with the Department of Housing and Community Development (HCD).

The Draft Housing Element was sent to HCD on December 16, 2021. On February 14, 2022, the City Manager received a response letter from HCD with necessary edits for certification. The Planning Commission reviewed an updated draft in the in the spring of 2022. The city’s consultant team and City staff, after review of other housing elements and subsequent conversations with HCD, substantively updated and revised the City’s Housing Element in an attempt to comply with HCD direction. Thus, the Housing Element considered this year has been substantively changed and is being brought back to the Planning Commission for review.

DISCUSSION
Pursuant to State law, the Draft was sent to the State Department of Housing and Community Development (HCD) for its mandatory 60-day review period. HCD received Agenda Item #A1
August 9, 2022

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the document on December 16, 2021. A conversation concerning the review and necessary edits between staff and HCD occurred on February 10, 2022. On February 14, 2022, HCD transmitted a letter to the City Manager that stated:

Pursuant to Government Code section 65585, subdivision (b), the California Department of Housing and Community Development (HCD) is reporting the results of its review; “The draft element addresses many statutory requirements; however, revisions will be necessary to comply with State Housing Element Law (Article 10.6 of the Gov.

Code). The enclosed Appendix describes the revisions needed to comply with State Housing Element Law.

As a reminder, the City’s 6th cycle housing element was due October 15, 2021. As of today, the City has not completed the housing element process for the 6th cycle.

The City’s 5th cycle housing element no longer satisfies statutory requirements.

HCD encourages the City to revise the element as described above, adopt, and submit to HCD to regain housing element compliance.”
The City has reviewed and prepared itemized responses to the letter identifying information already included and making edits where necessary. Further, City staff and the City’s consultant have communicated with HCD and are hopeful that all of the additional data and analysis requested by HCD either already exists elsewhere in the document or has been included in the updated version of the Housing Element. As such, staff does not anticipate major, substantive changes to any of the proposed programs or policies in the attached Housing Element. Due to impending State deadlines, time is of the essence and staff wanted to commence the approval process as soon as possible.

The proposed City Housing Element and Initial Study for a Negative Declaration are included as Attachments to this staff report.

Entitlements
The proposed General Plan Amendment (6th Cycle Housing Element Update) is necessary to update the City’s 5th Cycle Housing Element to reflect new legislations regarding the State of California Housing Element Law, Fair Housing policies, adequate sites for housing, including rental housing, factory-built housing, and mobile homes, and adequate provisions for the existing and projected housing needs of all economic segments of the community.

The City is required to give adequate notice and hold public hearings and consider input from the public and stakeholders on the Housing Element Update. The City has made the draft Housing Element available for public comment and comment by other pertinent government agencies.

The Planning Commission may recommend approval of the Housing Element Update to the City Council by resolution. The City Council may adopt Planning Commission’s recommendation by adopting a resolution ratifying Planning Commission’s Agenda Item #A1
August 9, 2022

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recommendation. Upon approval by the City, the Housing Element Update, with the requested revisions, will be forward to the State Department of Housing and Community Development for certification. Should the Planning Commission have any suggested changes or modifications, that will be included in the recommendation to the City Council.

General Plan Consistency
As stated earlier, the Housing Element and the Update is required to be consistent with the City’s General Plan. The Housing Element is one of the mandatory elements of a City’s General Plan, and is, therefore, required to be consistent with the General Plan. The purpose of the Housing Element is to ensure that policies, procedures, and incentives are established in a local agency’s land use planning and economic development activities that will result in the maintenance and expansion of the housing supply to accommodate current and future households in the City. The Housing Element institutes policies that guide a City’s decision making, and establish action programs to implement future housing goals.

ENVIRONMENTAL ANALYSIS
The Project has been reviewed pursuant to the provisions of the California Environmental Quality Act (Public Resources Code Sections 21000, et seq. (CEQA)), the State CEQA Guidelines (California Code of Regulations, Title 14, Sections 15000, et seq.), and the requested entitlements have been noticed and posted in accordance with the City of Hawaiian Gardens municipal code, and in accordance with the city’s CEQA project guidelines.

Pursuant to CEQA, the City of Hawaiian Gardens has prepared a Negative Declaration for the Housing Element Update pursuant to the Californian Environmental Quality Act. Although the proposed project is intended to encourage and facilitate the development of housing through the 2021-2029 planning period, specific future projects are subject to regulations of the city’s General Plan, planning and zoning code performance standards and permitting processes of the City’s Municipal Code, CEQA review of each proposed project, and all mitigation measures contained in applicable CEQA documents. Furthermore, although the Housing Element Update includes programs that commit the City to future amendments to the Planning and Zoning regulations, these future amendments are conceptual in nature and specific impacts will be addressed at the time of actual project implementation. Therefore, evaluation of impacts at this time is speculative to include in the Negative Declaration analysis and all potential future amendments to the Planning and Zoning regulations will undergo separate CEQA reviews at the time such projects are defined.

Moreover, the Housing Element is not a project under CEQA Guidelines section 15061(b)(3), the Common Sense Exemption, in that it only involves polices and regulatory changes that will not cause a significant effect on the environment until actual projects Agenda Item #A1
August 9, 2022

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are proposed and analyzed under CEQA. Further, the Housing Element is exempt under CEQA Guidelines section 15262, which exempts projects involving feasibility or planning studies for future actions which the City has not approved or funded.

FISCAL IMPACT
The Housing Element Update is being prepared with the assistance of Wildan, a consulting firm selected based on the criteria in the City’s issuance of and responses to a Request for Proposal (RFP). The cost will not significantly impact the City’s budget and is a state requirement.

SUGGESTED ACTION
Approve Recommendation.

ATTACHMENTS
A. Resolution No. 047-2022
B. Proposed City Housing Element
C. Environmental Checklist Form and Initial Study for a Negative Declaration Resolution No. 047-2022 1
RESOLUTION NO. 047-2022

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

HAWAIIAN GARDENS, COUNTY OF LOS ANGELES,

STATE OF CALIFORNIA APPROVING THE HAWAIIAN
GENERAL PLAN AMENDMENT 2022-01, (THE 2021-2029
6 TH CYCLE HOUSING ELEMENT UPDATE), AND

APPROVAL OF THE NEGATIVE DECLARATION OF

ENVIRONMENTAL IMPACT FOR THE DRAFT HOUSING
ELEMENT.

WHEREAS, California Government Code Sections 65580-65589.9 require cities to prepare a Housing Element as a component of each city’s General Plan and to revise it regularly on a schedule set forth in the law; and
WHEREAS, the Planning Department initiated an amendment to the Housing Element of the General Plan and prepared proposed revisions to the Housing Element for the 2021-2029 planning Period (6
th Cycle Housing Element (2021-2029), which replaces the Housing Element that was last adopted in 2013 (5th Cycle); and
WHEREAS, the 6
th Cycle Housing Element (2021-2029) sets forth the housing policies for the City, facilitates the preservation and development of housing, establishes programs to accommodate the City’s share of the regional housing need in Southern California, and addresses fair housing pursuant to Assembly Bill 686 (AB 686) ; and WHEREAS, for the 5th Cycle Housing Element (2013 – 2021), the City of Hawaiian Gardens was assigned an allocation of 219 new housing units as its share of the 5 th cycle of the regional
housing need assessment (RHNA), and 331 new housing units as its share of the 6 th cycle of the
RHNA, broken down into 61 very low housing units, 44 low housing units, 46 moderate housing units, and 180 above moderate housing units; and
WHEREAS, the Planning Commission of the City of Hawaiian Gardens held a public hearing on the proposed 2021 Draft Housing Element on August 3, 2022, and recommended approval of the project and the accompanying Negative Declaration to the project to the City Council; and
WHEREAS, this matter was duly posted and set for public hearing for the August 9, 2022, City Council meeting at 6:00 P.M., consistent with the City of Hawaiian Gardens’ Zoning Ordinance procedures for projects, including General Plan Amendments and the Negative Declaration.

WHEREAS, the City Council of the City of Hawaiian Gardens conducted a duly notice public hearing on August 9, 2022, to, and fully considered all oral and written testimony, facts, and opinions offered at the aforesaid public hearing.

NOW THEREFORE, the City Council of the City of Hawaiian Gardens hereby resolve as follows:

SECTION 1. Government Code Section 65583 states that a Housing Element is a mandatory element of the General Plan and shall consist of an identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objective, financial Attachment A
Resolution No. 047-2022 2
resources, constraints and restrictions, and schedule of programs for the preservation, improvement, and development of housing.

SECTION 2. The proposed General Plan Amendment (6th Cycle Housing Element Update) is necessary to update the city’s 5th Cycle Housing Element to reflect new legislations regarding the State of California Housing Element Law, Fair Housing policies, adequate sites for housing, including rental housing, factory-built housing, and mobile homes, and adequate provisions for the existing and projected housing needs of all economic segments of the community.

SECTION 3. The City has made the Housing Element publicly available for public comment and comment from other public agencies for review as follows:
a. The draft housing element was submitted to the state Department of Housing and Community Development (HCD) for review on December 16, 2021, pursuant to Government Code Section 65585 (b). HCD’s comments on the draft were received by the City in the form of a letter dated February 13, 2022. City staff reviewed those comments, held a public hearing in the spring of 2022 to solicit more public comment, and the draft housing element has been amended in response to those comments.

The Planning Commission of the City of Hawaiian Gardens held a public hearing on the proposed 2021 Draft Housing Element on August 3, 2022, and recommended approval of the project and the accompanying Negative Declaration to the project to the City Council;
b. The draft housing element was distributed for review and comment pursuant to Government Code Section 65352 to the Resources Agency; Department of Conservation; Department of Fish and Wildlife, Region 5; Cal Fire; Department of Parks and Recreation; Department of Water Resources; Office of Emergency Management Agency, California; Caltrans, District 7; Department of Housing and Community Development; Air Resources Board; Regional Water Quality Control Board, Region 4; Native American Heritage Commission; and Public Utilities Commission. The comments on the proposed draft housing element received from these agencies are attached.

SECTION 4. The City of Hawaiian Gardens, in accordance with Section 65351 of the California Government Code, facilitated public participation in the preparation of the draft housing element by conducting Town Hall meetings on August 25, 2021. October 19, 2021, and noticed and held a joint Planning Commission/City Council meeting on February 15, 2022. Further, a previous iteration of the Housing Element was prepared and considered at a public meeting by the Planning Commission in the spring of 2022. The Planning Commission of held a public hearing on the proposed 2021 Draft Housing Element on August 3, 2022. These meetings were publicized in accordance with the City’s municipal code for public hearings. The Planning Commission and City Council received and considered written and oral evidence at each of the public hearings on the proposed draft housing element.

SECTION 5. The City Council has reviewed the Housing Element Guidelines adopted by HCD pursuant to Section 50459 of the Health and Safety Code and finds that the housing goals, objectives, and policies stated in the revised Housing Element are appropriate for the City of Hawaiian Gardens and will contribute to the attainment of the State of California housing goals.

The City Council further finds that the adoption of the revised Housing Element will aid the City’s efforts to assist in the development of housing for all members of the community and that the Housing Element reflects the requirements of Government Code Section 65583 (b), and AB 686.

Resolution No. 047-2022 3
The revised Housing Element has also been amended to reflect the February 13, 2022 comments of the State Department of Housing and Community Development.

SECTION 6. The City Council, after considering the 2021-2029 6 th Cycle Draft Housing
Element, the Planning Commission’s previous meetings, staff recommendations, HCD comments, public testimony and correspondence, and reports thereon, makes the following findings:
a. The housing element update is consistent with all elements of the General Plan. b. The update will:
i. promote health, safety, and welfare by preserving housing that is affordable to the very low, low-, moderate, and above moderate-income household residents of the city;
ii. encourage a variety of housing types, sizes, costs, and tenure; iii. establish programs to ensure that most new developments incorporate affordable housing and follow fair housing principles and practices; iv. establish incentives to encourage and help defray the costs of affordable housing development;
v. affirmatively further fair housing opportunities consistent with AB 686; and vi. set quantified objectives for housing production, rehabilitation, preservation and conservation.
c. The Housing Element addresses all of HCD’s comments and direction to the best of the City’s ability and consistent with Housing Element Law. Additionally, the Community Development Director is hereby directed and authorized to make all non-substantive changes to the Housing Element as required to make it internally consistent, or to address any non-substantive changes necessary to comply with any further HCD direction or address previously provided HCD direction.

SECTION 7. The Project has been reviewed pursuant to the provisions of the California Environmental Quality Act (Public Resources Code Sections 21000, et seq. (CEQA)), the State CEQA Guidelines (California Code of Regulations, Title 14, Sections 15000, et seq.), and the requested entitlements have been noticed and posted in accordance with the City of Hawaiian Gardens municipal code, and in accordance with the city’s CEQA project guidelines.

Resolution No. 047-2022 4
Moreover, the Housing Element is not a project under CEQA Guidelines section 15061(b)(3), the Common Sense Exemption, in that it only involves polices and regulatory changes that will not cause a significant effect on the environment until actual projects are proposed and analyzed under CEQA. Further, the Housing Element is exempt under CEQA Guidelines section 15262, which exempts projects involving feasibility or planning studies for future actions which the City has not approved or funded.

SECTION 8. Reliance on Record
Each and every one of the findings and determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the project. The findings and determinations constitute the independent findings and determinations of the City Council in all respects and are fully and completely supported by substantial evidence in the record as a whole.

The documents and materials that constitute the record of proceedings upon which the City Council’s decision is based are located at 21815 Pioneer Boulevard, Hawaiian Gardens, CA 90716. The custodian of these documents and materials is Pablo Rubio.

SECTION 9. Summaries of Information
All summaries of information in the findings, which precede this section, are based on the substantial evidence in the record. The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact.

SECTION 10. The Mayor of the City of Hawaiian Gardens is hereby authorized to affix his signature to this resolution signifying its adoption by the City Council. The City Clerk is directed to attest thereto.

PASSED AND APPROVED AND ADOPTED BY THE HAWAIIAN GARDENS CITY COUNCIL ON THIS 9th DAY OF AUGUST 2022

LUIS ROA
MAYOR
ATTEST:

PABLO RUBIO

CITY CLERK
DRAFT

CITY OF HAWAIIAN GARDENS
6 TH CYCLE HOUSING ELEMENT
UPDATE

CITY OF HAWAIIAN GARDENS

COMMUNITY DEVELOPMENT DEPARTMENT
21815 Pioneer Boulevard, Hawaiian Gardens, CA 90716
(562) 420-2641
City of Hawaiian Gardens
www.hgcity.org
6 th Cycle Draft Amendment, July 2022
Attachment B
Planning Commission Resolution No. ____
City Council Resolution No._____

CITY COUNCIL
Luis Roa, Mayor
Victor Farfan, Mayor Pro Temp
Jesse Alvarado, Councilmember
Maria Teresa Del Rio, Councilmember
Myra Maravilla, Councilmember

PLANNING COMMISSION
Grant Winford, Chair
Anna Rodriguez, Vice Chair
Fabiola Hernandez, Commissioner
Axzel Roman, Commissioner
Ana Navarro, Commissioner

CITY MANAGER
Ernesto Marquez
CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT
Page i
Table of Contents
Executive Summary .............................................................................................................................Pages 1

1. Introduction ....................................................................................................................................... Page 5

2. Housing Needs Analysis ................................................................................................................ Page 27

3. Regional Housing Needs Assessments and Special Needs ..................................................... Page 63

4. Land Inventory ................................................................................................................................. Page 77

5. Resources and Constraints ............................................................................................................. Page 93

6. Evaluation of the Previous Housing Element ............................................................................ Page 115

7. Housing Goals, Policies, Programs and Quantified Objectives ............................................. Page 122 CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

Page 2 ends

EXECUTIVE SUMMARY
The City of Hawaiian Gardens is located in the greater Los Angeles area and encompasses .9 square miles.

The City is bounded on the west and south by the City of Long Beach, on the east by the City of Cypress, and on the south by the City of Lakewood. Residential land uses account for nearly 60% of the total land area in the City, and the second largest land use, commercial, makes up 23 percent of the land area.

Every California jurisdiction is required to include a Housing Element as part of the jurisdiction’s General Plan. Hawaiian Gardens 6
th Cycle Housing Element has a planning period of eight years from 2021 to 2029.

This Housing Element is organized into seven sections:
• (1) Introduction
• (2) Housing Needs Analysis
• (3) Regional Housing Needs Assessment and Special Needs • (4) Land Inventory
• (5) Resources and Constraints
• (6) Evaluation of the Previous Housing Element
• (7) Housing Goals, Policies, Programs, and Quantified Objectives The 6th Cycle Housing Element
The 6th Cycle Housing Element for the City of Hawaiian Gardens is a required element of the City’s General Plan and is, therefore, required to be consistent with the General Plan. The 6th Cycle Housing Element covers the planning period from October 15, 2021, to October 15, 2029, and includes extensive background information on community demographics, including population, employment and households, current housing, as well as updated policies, programs, and ‘quantified objectives’ to guide the City’s development through 2029. State Law requires that the Housing Element include the following components:
• An analysis of the City’s population, household, and employment base, and the characteristics of the housing stock.
• A summary of the present and projected housing needs of the City’s households. • A review of potential constraints to meeting the City’s identified housing needs. • An evaluation of opportunities that will further the development of new housing. • A Community Outreach Plan.
• A Statement of the Housing Plan to address identified housing needs. • An analysis on Affirmatively Furthering Fair Housing.

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Also, this is the first Housing Element Cycle to implement the requirements of Assembly Bill 686 (AB 686), Affirmatively Furthering Fair Housing (AFFH). As of January 1, 2019, AB 686 extends the obligation to affirmatively further fair housing to all public agencies in the State of California.

Affirmatively furthering fair housing means taking meaningful actions to combat discrimination that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.

This Housing Element Must Address:
(1) Significant discrepancies in housing needs and in access to opportunities. (2) Replacing segregated living patterns with truly integrated and balanced living patterns. (3)Transforming racially and ethnically concentrated areas of poverty (R/ECAP) into areas of opportunity.
(4) Fostering and maintaining compliance with civil rights and fair housing laws.

Housing Element Review and Comment
The Housing Element was made available for review and comment at City facilities, including City Hall, the Senior Center, Recreation facilities, during the workshop and public hearings, and on the City’s website.

August 29, 2021 –Community Survey
September 21, 2021 Planning Commission public workshop
October 19, 2021 Planning Commission public hearing
December 14, 2021 Planning Commission/City Council joint workshop.

The venues for the public meetings were ADA accessible and served by public transportation. The City also advertised meetings, public hearings, and availability of the Housing Element in the local newspaper the “Los Cerritos Community Newspaper”, through social media, as a flyer, and on the board at the mobile home parks.

2. HOUSING NEEDS ANALYSIS
This chapter gives an overview of the City’s population and employment growth, household characteristics, and housing characteristics. It also provides an analysis of the housing affordability and a discussion of housing receiving federal, State, or local aid ‘at-risk’ of conversion due to the impending expiration of assistance. This chapter also includes the Fair Housing Assessment.

3. REGIONAL HOUSING NEEDS ASSESSMENT AND SPECIAL NEEDS
The first part of this chapter outlines the Regional Housing Needs Allocation (RHNA) process which is maintained by the regional agency with jurisdiction over the City. In this case, the Southern California Association of Governments (SCAG) has jurisdiction over the City of Hawaiian Gardens.

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Through this process, each jurisdiction is given a set of numbers presenting housing units for each income level that the jurisdiction must help construct, rehabilitate, or conserve during the housing period from 2021 to 2029. The chapter then describes Hawaiian Gardens’ share of the regional housing needs, and what has already been achieved in meeting those needs.

4. LAND INVENTORY
This chapter assesses the housing development potential in Hawaiian Gardens. The purpose is to determine the quantity of land available on suitable sites to accommodate the City’s RHNA. The analysis indicates the City is divided into six residential zoning districts; two commercial zoning districts; one industrial zoning district; and a public facilities district which consists of civic, fire station, park, hospital, elementary school, junior high school, and church.

5. RESOURCES AND CONSTRAINTS
This chapter identifies the resources that are available to the City to meet its quantified objectives for housing, especially new construction for affordable housing; as well as government and market constraints that might hinder housing development and includes a detailed analysis of the current permitting and regulatory process. In those cases where potential governmental constraints are identified, the City has identified programs to remove and/or mitigate those constraints. Also included is an analysis for low- and moderate-income housing assistance from State and federal sources.

6. EVALUATION OF THE PREVIOUS HOUSING ELEMENT
This chapter reviews the City’s accomplishments under the 2013-2021 Housing Element, particularly the city’s progress towards meeting its Regional Housing Needs Assessment goals. Although a comprehensive General Plan update was adopted in 2010, it did not include any update to the housing element.

7. HOUSING GOALS, POLICIES, PROGRAMS, AND QUANTIFIED OBJECTIVES This chapter of the Housing Element lists housing goals, policies, implementing programs , and quantified objectives for the City of Hawaiian Gardens, responding to the assessment of the 2013- 2021 Housing Element, as well as key issues, trends, opportunities, and constraints outlined in the Housing Needs Analysis and the assessment of Resources and Constraints.

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The City of Hawaiian Gardens adopted the City’s General Plan in 2010, stating that the City’s Housing Element goals were established for the preservation, improvement, and development of housing in the City. Following are the goals, that the City adopted in 2015, for the 5th Cycle Housing Element. The City will continue the application of these goals for the 6th Cycle Housing Element as a guide for implementation of the City’s continued, modified, and new housing programs. Following are the Housing Element goals:

Goal 1. Accommodate housing needs of all income groups as quantified by the Regional Housing Needs Assessment.

Goal 2. Provide housing affordable to extremely low-, very low, low- and moderate-income households.

Goal 3. Remove existing governmental constraints to the maintenance, preservation, improvement, and development of housing.

Goals 4 and 5: 4. Achieve a housing stock free of substandard dwelling units.

5. Conserve and improve the existing stock of affordable housing.

Goal 6. Attain a housing market with “fair housing choice,” meaning the ability of persons of similar income levels regardless of race, color, religion, sex, marital status, familial status, disability, national origin, ancestry, sexual orientation, source of income or other arbitrary factor to have available to them the same housing choices.

Goal 7. Preserve the existing supply of affordable housing that is financially assisted by the City, County, and State or Federal governments.

Goal 8. Achieve reductions in energy consumption.

For each goal, a series of policies are defined. Implementing programs have been prepared to further the City’s housing goals and policies.

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1 INTRODUCTION

1.1 WHAT IS A HOUSING ELEMENT?
The Housing Element is one of the seven required elements of the General Plan. State Housing Element law, enacted in 1969, mandates that local governments adequately plan to meet the existing and projected housing needs of all segments of the population. It requires that the Housing Element be consistent with all parts of the General Plan and be closely related to the Land Use Element, which specifies land within the jurisdiction that can be utilized for housing development. The law acknowledges that, for the private market to adequately address housing needs and demands, local governments must adopt plans and regulatory systems, which support housing developments. As a result, the successful growth of a community rests largely upon the implementation of local general plans, and in particular, the Housing Element.

The 6th Cycle Housing Element has a planning period of 8 years. It is programmatic in focus and is required to meet specific requirements set by the California Department of Housing and Community Development (HCD).

The Housing Element of the Hawaiian Gardens General Plan addresses the housing needs of the City. The primary focus of the Housing Element is to encourage the provision of suitable housing for City residents and to protect the vitality of existing residential neighborhoods. The goals and policies of the Hawaiian Gardens Housing Element address the following issues:
(a) the promotion of new housing development
(b) the maintenance and improvement of existing housing units (c) and identifying and addressing housing discrimination Through its housing program, the City will improve the quality of existing housing and encourage the production of new housing types to meet residents' needs.

Geographical Setting and Demographics
The City of Hawaiian Gardens is in Los Angeles County, generally in the southeast area of the greater Los Angeles Metropolitan Area. The City of Long Beach lies directly to the west and south, along with the City of Lakewood to the north, and the Orange County City of Cypress to the east. Hawaiian Gardens is regionally accessible from Interstate 605 (San Gabriel River Freeway), which is located to the immediate west of the City. Also, the Carson Street off ramp is located at the western entrance to the City.

The City is also regionally accessible from the Interstate 405 (Long Beach Freeway) located to the south, and Highway 91 to the north. Hawaiian Gardens is amongst the gateway cities of the southeast area of Los Angeles County. Considered an industrial powerhouse, this southeast sub- region of the County provides one out of every seven jobs in Southern California. The City of Hawaiian Gardens is the smallest jurisdiction in the County of Los Angeles, encompassing a total of 0.9 square miles.

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Hawaiian Gardens is primarily a residential community, with most of the City zoned for medium density residential (R-2) housing. The medium density residentially zoned properties are found along southwest and southeast quadrants of the City. The northwestern quadrant of the City is dominated by a mix of General Commercial, Light Industrial, Civic, Intermediate Residential, and High Density Residentially zoned uses. To the northeast quadrant are pockets of Single-family residential estates (10,000 sq. ft. parcels), Single-Family Residential, and General Commercial land uses.

The City’s current population is reported at 13,953 residents. With a land area of just less than 1 square mile, Hawaiian Gardens has a population density of 14,717 people per square mile.

According to census records, Hawaiian Gardens is currently declining at a rate of -0.73% annually and its population has decreased by -2.11% since the 2010 census count which listed the population at 14,254.

Hawaiian Gardens reached its highest population of 14,779 in 2000. The average household income in Hawaiian Gardens is $57,733 with a poverty rate 23.90%. The median rental cost is about $1,403 per month, and median house value $363,500. Hawaiian Gardens is the 338th largest city in California, and the 243rd largest city in the United States.

This Housing Element is designed to address key housing issues in the city and seeks to provide solutions to improve future housing conditions. These issues include:
(a) The need to maintain and rehabilitate the existing housing stock. (b) Development of new housing to relieve overcrowding and housing cost. (c) Through the zoning process, convert underutilized commercial properties to residential to provide more ownership units.
(d) The maintenance of affordable housing for low-income households, special needs households and overpaying households.
(e) Accommodating current RHNA units through addressing zoning and density in residential zones and create a mixed-use zone.

The City is continuously seeking to meet the housing needs of its residents and to accommodate its share of regional housing. This will accomplish both state and local housing goals.

The Housing Element fulfills the requirements of the State Planning and Zoning Law and the regulations of Section 65580-65589.5 of the California Government Code. State law is very specific on the content of the Housing Element and makes it clear that the provision of affordable housing is the responsibility of all local governments. It expects the City to have its fair share in the development of regional housing needs and to contribute to the attainment of State housing goals.

1.2 FREQUENCY OF REVIEW AND UPDATE
The process of updating Housing Elements is triggered by HCD through the “regional housing needs” process. The Regional Housing Needs Allocation (RHNA) process is a State mandate on planning for housing, whereby each jurisdiction in the State is given “fair share” of local housing needs according to income distribution.

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This Housing Element will serve the planning period beginning October 15, 2021, to October 15, 2029.

This is an eight-year period to coincide with the RHNA process.

1.3 HOUSING ELEMENT CONTENTS
The Housing Element is required by State law to include:
• An assessment of existing housing needs-with an analysis of housing affordability, conditions, special needs, and affordable units at-risk of converting to market-rate—as well as projected needs as laid out in the RHNA.
• A detailed sites inventory and analysis that evaluates the jurisdiction’s ability to accommodate its RHNA.
• An analysis of constraints on housing in the jurisdiction. • Housing programs that identify adequate sites to accommodate the City’s share of the regional housing need; assisting in the development of housing for very low- and lowincome households; removing or mitigating governmental constraints to affordable housing; conserving and improving the existing affordable housing stock; promoting equal housing opportunity; and preserving the at-risk units identified. • Quantified objectives that estimate the maximum number of units, by income level, to be constructed, rehabilitated, and conserved over the planning period of the element. • An analysis of Affirmatively Further Fair Housing in compliance with AB 686, which specifically addresses significant discrepancies in housing needs and in access to opportunities, replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty (R/ECAP) into areas of opportunity, and fostering and maintaining compliance with civil rights and fair housing laws.

1.4 RELATIONSHIP TO GENERAL PLAN ELEMENTS
The current Hawaiian Gardens General Plan was adopted in January 2010 and established a longrange plan. The plan includes the following elements required by State law:

Land Use
The Land Use Element identifies the proposed distribution and intensity of the uses of land and the different types of uses, including housing, commercial retail, industrial, open space, recreation, institutional/public facilities, and others.

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Circulation
The Circulation Element identifies the location of existing and proposed major roads, transportation routes, and other local public utilities.

Housing
The Housing Element identifies and analyzes existing and projected housing needs and includes a statement of goals and policies, and scheduled programs for the preservation, improvement, and development of housing.

Open Space/Recreation
The Open Space/Recreation Element guides the comprehensive and long-range preservation and conservation of open space land. In its discussion the Element includes recreation facilities, which similarly contribute activity space. Open Space may include land for outdoor recreation, public health, and safety.

Conservation
The Conservation Element addresses the identification, conservation, and use of natural resources.

This element may consider issues of flood control, and water and air pollution.

Noise
The Noise Element identifies and evaluates noise levels in the city, particularly from roadways, industrial plants, and other major noise sources, and helps to protect uses in the community that are sensitive to noise impacts.

Safety
The Safety Element establishes policies and programs to protect the community from risks associated with seismic, geologic, flood and fire.

Economic Development
The economic character of the community plays a vital role in the success and prosperity of a local area. The Economic Development Element includes goals and policies to guide physical development while retaining a sound economic base and identifying potential for new market opportunities. In addition, a fiscal analysis component will provide for a stable annual City Budget.

Air Quality
Consideration of air pollution and its damaging effects is a necessary component of public safety and welfare. The Air Quality Element examines relevant conditions, land use and development patterns to establish policies and programs related to air quality.

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Capital Improvements
Capital improvements are the framework that supports development of a city. The Capital Improvements Element identifies necessary improvements and provides policy direction for shortterm programs.

Community Design
The Community Design Element relates to the aesthetic environment of the community and provides a sense of place. This includes the public realm, private realm, and residential areas.

Consistency with General Plan and Policies
The Housing Element of the General Plan is one component of the City's overall long-range planning strategy. The California Government Code requires that the General Plan contain an integrated, consistent set of goals and policies. The Housing Element is, therefore, affected by policies contained in other elements of the General Plan.

The City published an updated zoning map in 2019 to provide zoning districts consistent with the 2010 General Plan. To be consistent with the General Plan, this Housing Element will assess the Land Use Element’s goals and objectives and identify new and existing sites to meet the existing and current RHNA, which facilitates the City’s ability to meet its designated regional housing needs.

1.5 INFORMATION SOURCES
The information presented in this Housing Element has been gathered from a variety of sources. The primary source of information used in the compilation of demographic, housing, and socio-economic information for Hawaiian Gardens includes data collected by the U.S. Bureau of the Census. Several other sources were also consulted during the preparation of this analysis, with the key sources being the State Department Housing and Urban Development (HUD), the State Department of Housing and Community Development (HCD), the State Department of Finance (DOF), the Southern California Association of Governments (SCAG), the American Community Survey (ACS), the City of Hawaiian Gardens, and analysis conducted by the Housing Element consultants. SCAG is mandated under State law to prepare population, housing, and employment projections that are to be used in the development of the region’s Growth Management Plan. These projections were used in the determination of the City’s regional housing needs assessment (RHNA).

Various other sources (both private and public) were also used. Wherever possible, data from the City and County were used to facilitate an understanding of local needs and conditions.

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1.6 PUBLIC OUTREACH
This 6th Cycle Housing Element is the first Housing Element to be prepared during a worldwide pandemic. From the beginning of 2020 through 2021, most offices, schools, places of worship, places of social gathering, retail stores, restaurants, government offices and religious and educational institutions were closed or operated with restricted hours, remotely and/or with limited staff.

Los Angeles County, in general, and specifically cities within the gateway communities, experienced more disruption in services than any other county or counties in the State. For example, Los Angeles County reported more than 1.43 million cases of covid-19 and over 25,530 deaths. In comparison, San Bernardino County reported 5,439 deaths, Orange County reported 5,312 deaths, Riverside County reported 4,826 deaths, and San Diego County reported 3,942 deaths, The combined number of deaths in these counties did not equal the deaths in Los Angeles County alone. By contrast, Santa Barbara County reported only 494 deaths, and Sonoma County reported 368 deaths.

As a result of government and health regulations regarding vaccination, social distancing, and masking, government offices and other adjunct services were closed or operated at reduced staff.

The net effect of these health regulations made gathering information from City staff and members of the community (as required by the California Housing Element Law) difficult and challenging.

Interacting with City staff to obtain information has also been difficult due to the City’s restricted public access and limited hours.

Nevertheless, the City of Hawaiian Gardens has been able to proceed with community outreach efforts through community surveys prepared in the English, Spanish, and Korean languages, to measure the effectiveness of the City’s housing policies, the position of the community of the City’s current hosing market, the effectiveness of the 5th Cycle Housing Element, and a barometer for the 6th Cycle Housing Element policies, goals, and objectives.

Community Outreach
The Housing Element was prepared with public outreach and participation to the extent permissible under the restrictions of COVID-19. To ensure the broadest community involvement, particularly among low-income and special needs groups, the City used several strategies, including:
• On September 9, 2021, the City conducted an in-person televised Planning Commission Housing Element workshop to inform members of the Commission and the public of the Housing Element process, including the requirements of AB 686. • A Community Outreach survey prepared in the English, Spanish, and Korean languages and made available over a period of 30 days, between August 29, 2021, and September 15, 2021, was distributed and broadcast over several media outlets, including a dedicated website specifically for the Housing Element Update, to reach all members of the community.

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• On October 19, 2021, a focused stakeholder interview consisting of 6 members of the Hawaiian Gardens community was conducted via zoom. The participants included one planning commissioner and city resident, three city employees, and two land developers. • On December 14, 2021 the City held a joint Planning Commission/City Council public workshop. Minutes of the meeting and zoom meeting recording of this meeting are available on the City’s website and from the City Clerk’s office upon request. • An informational flyer about the Housing Element update was provided at different venues throughout the City.
• The City posted a flyer about the Housing Element update on the boards at the two mobile home parks located in the City.
• Information on the Housing Element update was also made available online, and at all City facilities, including City Hall, the Senior Center, and Recreation facilities.

The City maintains a distribution list of stakeholder organizations, interested private citizens, public agencies, post public information on the City’s website and at the physical location of the meetings, and issues press releases in the local newspaper the “Los Cerritos Community Newspaper.” The venues for the public meetings were ADA accessible and served by public transportation.

Community Input
Community input was provided through a variety of means including public hearings, a stake holder meeting, and a community survey.

The comments received at the Planning Commission workshop and the joint Planning Commission/City Council workshop centered around the lack of housing available to all residents, especially low income; and the high cost of housing.

The Community Survey was conducted to engage the community at the beginning of the Housing Element update process, to provide input, and to be a part of the preparation of the update. The questions were formulated to get an understanding of who was participating in the survey, identification of the housing issues facing the City, and options to address the housing issues.

Interested parties could complete the Survey online, at the City’s website. Following are many of the responses received from the Survey participants:
• Providing more affordable housing
• Addressing Section 8 housing
• Addressing the homelessness issue
• Gentrification - most respondents were not favorable towards gentrification, but some saw the economic benefits that can be derived from it
• Utilizing existing parcels in the City that are currently under-utilized or vacant for more housing opportunities
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• Residential building height limits - concerns over the City’s residential height restrictions which prevent the development of more high rises with higher densities • Concerns with parking availability in the City
• The use of density bonus to encourage development of more affordable housing • Homeownership - the City should investigate making more of its residents’ homeowners rather than renters
• High rents - the current rents in the City are too high • The City’s beautification program eliminated security bars of residential properties and improved the general outlook of the City
See Attachment 1 Community Survey for the complete survey including questions and responses.

1.7 REVIEWS BY STATE OF CALIFORNIA DEPARTMENT OF HOUSING AND

COMMUNITY DEVELOPMENT
State law requires the submittal of every updated Housing Element to the State of California Department of Housing and Community Development (HCD) to ensure compliance with the State’s minimum Housing Element requirements.

Housing Elements are required to be submitted to HCD for review and comment: during development of the Housing Element (in draft form), and again after adoption of the Housing Element by the local jurisdiction. The first period requires a 60-day review and must take place prior to the adoption deadline of October 15, 2021. However, with the complications resulting from the COVID-19 pandemic and the inability of some jurisdictions to remain open and functional, this Housing Element draft is being submitted later than the October 15, 2021, deadline, and HCD has been made aware of this development. The second review requires a 90-day review by HCD and takes place after the adoption of the Housing Element by the local jurisdiction. It is after the second review that written findings regarding compliance are submitted by HCD to the local government.

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2 Housing Needs Analysis
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2.1 POPULATION AND DEMOGRAPHICS
The type and quantity of housing needed in a community is largely determined by population growth and various demographic variables. Factors such as population size, age, race, and occupation can be used to analyze the effectiveness of existing housing policies and provide a general direction and focus for future housing initiatives. Population characteristics include population growth trends in the city, age characteristics, and ethnicity.

POPULATION TRENDS
According to the 2020 United States Census, Hawaiian Gardens has a 2020 total population of 13,953 persons, which is a decrease from the 2010 census figure of 14,254 persons. As stated earlier, the City of Hawaiian Gardens spans 0.97 square miles with a population density of 14,717 people per square mile. The average household income in Hawaiian Gardens is $57,733 with a poverty rate 23.90%.

The median rental cost is $1,403 per month, and median house value $363,500.

Chart 2.1 (Population, Housing, and Households) describes the population trend in Hawaiian Gardens from 2000 to 2020. Over this period Hawaiian Gardens had an annual population growth rate of 0% compared to 0.7% for the region.

Hawaiian Gardens experienced its greatest population growth in 2005; however, in 2010 there was a slight reduction in population that may be attributed to out-migration, cost of living, and a declining economy.

Chart 2.1 – Population, Employment, and Households

13.8 14.0

14.2 14.4

14.6 14.8

15.0 2000 2005 2010 2015 2020
Hawaiian Gardens 14,779 14,923 14,254 14,674 14,649
SCAG 16,516,703 17,541,873 18,051,534 18,731,901 19,021,787

15.0 15.5

16.0 16.5

17.0 17.5

18.0 18.5

19.0 19.5
Thousands
Millions
CA DOF E-5 Population and Housing Unit Estimates
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The City of Hawaiian Gardens had a projected 2020 total population of 14,649 including 16 living in group quarters according to the California Department of Finance. However, the city’s actual population was reported at 13,953 persons. The chart above describes the population trend in Hawaiian Gardens from 2000 to 2020. Over this period Hawaiian Gardens had an annual growth rate of 0% compared to 0.7% for the region.

Ethnicity
Hawaiian Gardens is a majority Hispanic/Latino community with Hispanics/Latinos comprising

80.1% of the city’s residents. This percentage includes those who identified as White Hispanic. The city’s White Non-Hispanic population is 4.3%, the Asian population is 9.9%, the Black/African American population is 4.0%, and the Native Hawaiian or Pacific Islander population is 0.09%. Of 13,953 residents, 42.8% are foreign born, and 91.7% speak a language other than English at home.

Education
According to the 2020 US Census numbers, the percentage of persons residing in Hawaiian Gardens with a high school education or higher is 57.26%, with high school graduates taking the highest percentage (22.7%) and people with graduate degrees occupying only 3.14% of the population. The percentage of bachelor’s degree holders is 7.31%. 42.74 percent of Hawaiian Gardens’ residents have less than a high school education.

Household Size and Housing Stock
According to data from the Southern California Association of Governments (SCAG), there are 3,712 households in the City of Hawaiian Gardens. The average household size is 4.21 persons per household and the average family size is 4.52 persons per family. The average household and family sizes in the city has increased over the years largely due to several trends including increasing births per family, shared living space to reduce cost, increasing cost of living, and overcrowding due to lack of available, affordable housing.

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Chart 2.2 Households by Age and Sex
According to Chart 2, Households by Household size, the population of Hawaiian Gardens is almost equally divided between males and females with 49.9% males and 50.1% females. The share of the population which is under 18 years of age is 27.7%, which is higher than the regional share of 23.4%.

This indicates that the city is younger than the region. Seniors (age 65 and older) make up 10.5% of the population, which is lower than the regional average share of 13%.

Specialized Housing Needs
Statute requires analysis of specialized housing needs, including female-headed households, to ensure allocation of adequate childcare or job training services. Of Hawaiian Gardens' 3,712 total households, 17% are female-headed (compared to 14.3% in the SCAG region), 9.9% are femaleheaded and with children (compared to 6.6% in the SCAG region), and 2.7% are female-headed and with children under 6 (compared to 1.0% in the SCAG region). This indicates that the city exceeds the region average in each of these categories and must therefore intensify its efforts to provide more services geared towards specialized housing.

Chart 2.3 – Female Headed Households
800
600
400
200
0 200
400
600
800
1,000
0-4 5-9 10-14 15-19 20-24 25-29 30-34 35-39 40-44 45-49 50-54 55-59 60-64 65-69 70-74 75-79 80-84 85+ Male Female
American Community Survey 2014-2018 5-year estimates
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According to the American Community Survey, 18.1 percent of Hawaiian Gardens' households are experiencing poverty, compared to 7.9 percent of households in the SCAG region. Poverty thresholds, as defined by the ACS, vary by household type. In 2018, a single individual under 65 was considered in poverty with a money income below $13,064/year while the threshold for a family consisting of 2 adults and 2 children was $25,465/year.

Table 2.1 - Elderly Households by Income and Tenure
Statute requires analysis of specialized housing needs, including housing needs for seniors. 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 Hawaiian Gardens' 396 such households, 61.9% earn less than 30% of the surrounding area income, (compared to 24.2% in the SCAG region), 82.1% earn less than 50% of the surrounding area income (compared to 30.9% in the SCAG region).

Chart 2.4 - People Experiencing Homelessness
Los Angeles county homelessness point-in-time counts processed by SCAG. 0 82 82
Sheltered Unsheltered Total
Hawaiian Gardens
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AGE CHARACTERISTICS
According to the 2020 Census, the median age of the city’s residents was 32.4 years compared to 33.7 years of age for the County. This shows a slightly younger population demographic than the county.

The median age for male residents is 30.8 years, while the median age for female residents is 33.4 years.

The 2020 Census indicated that elderly residents accounted for 10.4% of the City's total population,

7.2% of the City’s population were under 5 years of age, and 27.1% were between 5 years and 18 years. Working age adults between the ages of 20 and 64 totaled 6,200 persons which represented

55.3%. The age grouping of the city’s population according to the 2020 Census are indicated below in Table 2.2.

Table 2.2
Age Characteristics of the Population
Age Group Number of People Percentage of Population
Under 18 years 4,576 32.1%
18 – 24 years 1,759 12.3%
25 – 44 years 4,109 28.8%
45 – 64 years 2,684 18.8%
65 years – or older 1,126 7.9%
Total Population 14,254 100.0%
Source: U.S. Census Bureau (2020)
The median age for the City of Hawaiian Gardens is 28.4 years of age which is significantly less than the national average of 37.2 years of age.

EDUCATIONAL ATTAINMENT
Chart 2.5 - Educational Attainment
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To help increase the levels of educational attainment, the City is looking to increase its support in policies that favor education; especially starting with education at early stages in life for those individuals in ages 0-5. Quality early care and education provides a foundation for success in grades K-12 for Hawaiian Gardens’ youngest residents. Early care and education translate to success in life because children who attend these programs are more likely to graduate from high school and attend college.

2.2 EMPLOYMENT CHARACTERISTICS
Employment types, income levels, and other factors determine the type of housing residents of the city can afford, while the unemployment rate is an indicator of the level of housing assistance needed.

Employment and income levels are generally the function of regional growth or decline, which depends on factors beyond the city’s control. Employment characteristics describe those economic and market factors relevant to the maintenance of existing housing and the need to produce new housing in the city.

EMPLOYMENT AND UNEMPLOYMENT
Hawaiian Gardens has 6,068 workers living within its borders who work across 13 major industrial sectors. The chart below (Chart 2.6) provides detailed employment information. The most prevalent industry is Arts, Entertainment, Recreation with 1,010 employees (16.6% of total) and the second most prevalent industry is Education & Social Services with 999 employees (16.5% of total).

Chart 2.6 - Employment by Industry
19 476
760
150
669
455
-
217
611
999
1,010
621
81 0 200 400 600 800 1,000 1,200
Agriculture
Construction
Manufacturing
Wholesale Rrade
Retail Trade
Transportation
Information
Finance
Professional Services
Education & Social Services
Arts, Entertainment, Recreation
Other
Public Admininstration
American Community Survey 2014-2018 5-year estimates using groupings of 2-digit NAICS codes CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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Chart 2.7 – Employment by Occupation
American Community Survey 2014-2018 5-year estimates using groupings of SOC codes In addition to understanding the industries in which the residents of Hawaiian Gardens work, it is also possible to analyze the types of jobs they hold. The most prevalent occupational category in Hawaiian Gardens is Services, in which 1,635 (26.9% of total) employees work. The second-most prevalent type of work is in Production, which employs 1,383 (22.8% of total) in Hawaiian Gardens.

Farmworkers
Statewide, farmworker housing is of unique concern and of unique importance. While only a small share of SCAG region jurisdictions has farmworkers living in them, they are essential to the region’s economy and food supply. The 2014-2018 American Community Survey identified 19 persons residing in Hawaiian Gardens as employed in the agricultural, forestry, and fishing sectors. These persons are likely to be employed in nurseries and not in traditional agricultural production. The demand for housing generated by farm workers in the City is thus estimated to be extremely low.

The Los Angeles County Department of Regional Planning published a Farmworker Housing Ordinance in September 2010. The ordinance is part of a program in the Los Angeles County Housing Element which brings the County’s provisions for farmworker housing into compliance with the Employee Housing Act of the California Health and Safety Code.

The Housing Element Law requires an analysis of housing needs specific to special needs populations, including farmworkers (Government Code Section 65583 (a)(7)). In addition, the Housing Element Law requires an inventory of sites suitable for residential development, including housing for farmworkers (Government Code 65583(a)(3)). Where the sites inventory does not identify adequate sites to accommodate housing for farmworkers, the program shall provide sufficient sites to meet the need with zoning that permits farmworker housing use by right (Government Code 65583(c)(1)(C)).
1,004
1,635
1,294
752
1,383
2,616,827
1,500,551
1,743,617
675,894
1,118,977

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

30.0%

35.0%

40.0%
Management Services Sales Natural
Resources Production
Hawaiian Gardens 16.5% 26.9% 21.3% 12.4% 22.8%
SCAG 34.2% 19.6% 22.8% 8.8% 14.6%
Hawaiian Gardens SCAG
CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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The Housing Element Law also states that local jurisdictions cannot disapprove a housing development project or impose conditions that render a project infeasible for low-income individuals, including farmworkers, without providing written findings based on substantial evidence on specified provisions, including that the development project is proposed on land zoned for agriculture or resource preservation that is surrounded on at least two sides by land being used for agricultural or resource preservation purposes, or which does not have adequate water or wastewater facilities to serve the project (Government Code Section 65589.5).

In the Los Angeles County area, Antelope Valley and Santa Clarita Valley Areas include land with active agricultural uses, as well as the Santa Catalina Island Local Coastal Plan (LCP), which outlines policies that include the provision and expansion of ―support‖ (employee) housing.

With low wages and very high housing costs in Los Angeles County, farmworkers are one group among many who are designated as having a special need for affordable and appropriate housing by the State of California. The variability of seasonal changes, technological advances in agriculture, along with increasing international market competition have led to fewer days of work per year for the County’s agricultural employees.

Los Angeles County has seen a significant decrease in agricultural workers. State EDD data (CA Employment Development Department, Industry Employment & Labor Force data for Los AngelesLong Beach-Glendale March 2020) shows that between 2000 and 2020, the number of farmworkers countywide decreased by 43 percent, from 7,700 to 4,400. Agricultural practices no longer account for a significant sector of Los Angeles County’s economy, and as more agricultural land is converted for nonagricultural uses, this sector will continue to decline. Maps from the State of California Department of Conservation Farmland Mapping and Monitoring Program show no farmland in the City of Hawaiian Gardens.

Most of the Los Angeles basin is classified as “Urban and Built-Up Land.” County of Los Angeles Housing Element, indicates that there are a total of 225,217 acres of farmland designated by the State of California in Los Angeles County. There are 699,846 acres of land zoned for Agriculture. Of these designated areas, none are within proximity to the City of Hawaiian Gardens. Table 2.10 Identifies the locations and acreages of farmland in Los Angeles County.

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Table 2.3
State Designated Farmland and Agricultural Zoning in Selected Communities Unincorporated
Community
Farmland
Designated
by the
State
(acres)
% of Farmland
Designated by
the State
Zoned for
Agriculture
(acres)
% of Zoned Acres
Antelope Valley 165,142 73.33% 525,366 75.07%
Santa Clarita Valley 59,737 26.52% 114,051 16.30%
Malibu Coastal Zone 235 0.10% 47,899 6.84%
Santa Monica Mountains 103 0.05% 12,530 1.79%
Total 225,217 100.00% 699,846 100.00%
Source: Los Angeles County, Department of Regional Planning, GIS Section Table 2.4 - Farmworkers by Occupation
Housing Needs for Farmworkers
The City has no land devoted to the production of field crops and/or plant life. Likewise, there is not land used for animals. As a result, there are no farmworker jobs located in Hawaiian Gardens. The 19 people identified as employed in the agricultural, forestry, and fishing sectors may be persons residing or “housed” in the City who are farmworkers at locations outside the City’s boundaries, or are workers employed in not traditional agricultural production. Any housed “farmworkers” who may reside in the City would live in a household and occupy a housing unit. As such, they would be among the existing households counted as part of the existing housing needs and estimates of existing and project housing needs produced by HCD and SCAG. That is, the resident farmworker housing needs would be counted as part of the lower income households experiencing problems of CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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overpaying, overcrowding, and living in substandard housing and their housing needs can be met through general affordable housing programs.

2.3 HOUSEHOLD CHARACTERITICS
Household type and size, income levels, and other household characteristics determine the type of housing needed by residents. This section details the various household characteristics affecting housing needs. Household characteristics provide an overview of the key socioeconomic characteristics that affect housing needs.

Household Sizes
The U.S. Census defines a household as any group of people who occupy a housing unit, including families*, single people, or unrelated persons sharing living quarters. Persons living in licensed facilities, retirement homes, or dormitories are not considered households. Household characteristics are important indicators of the type of size of housing needed in a community. *According to the most current U.S. Census definition, family is defined as “A group of two or more people who reside together and who are related by birth, marriage, or adoption.” This Housing Element includes Program 4 Zoning Code Review which includes changing the definition of family to: Family means one or more persons living together in a dwelling unit, with common access to, and common use of all living, kitchen, and eating areas within the dwelling unit.

Chart 2.8 – Households by Household Size
American Community Survey 2014-2018 5-year estimates 277 415 647
345
441
60 62
296
303
261
304
229
124
91 573
718
908
649
670
184
153

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

30.0%

35.0%
1 2 3 4 5 6 7+
Households (% by size category)
Number of People per Household
Renter Owner Total
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Chart 2.8 (Households by Household Size) illustrates the range of household sizes in Hawaiian Gardens for owners, renters, and overall. The most commonly occurring household size in the city is of three people (23.6%) and the second-most commonly occurring household size is of two people (18.6%). Hawaiian Gardens has a lower share of single-person households than the SCAG region overall (14.9% vs. 23.4%) and a higher share of 7+ person households than the SCAG region overall (4% vs. 3.1%)

2.4 HOUSING STOCK
Housing types, age, vacancy rates, conditions and other factors affecting housing stock determine if the current supply of housing is in good condition or in adequate supply for residents. This section examines various stock characteristics that affect the living environment of Hawaiian Gardens residents. Housing characteristics focuses on trends related to residential development, housing type, and housing tenure.

Chart 2.9 - Housing Types
CA DOF E-5 Population and Housing Unit Estimate
Chart 2.9 provides detailed information on the housing stock in Hawaiian Gardens, which has a total of 3,724 housing units. The most prevalent housing type in Hawaiian Gardens is single-family detached with 1,748 units. The share of all single-family units in Hawaiian Gardens is 61.1%, which is lower than the 61.7% share in the SCAG region. Out of the total housing units in Hawaiian Gardens, there are 3,646 occupied-units, which equates to a 2.1% total vacancy rate. The average household size (as expressed by the population to housing unit ratio) is 4.013 1,748
527 364
834
251
0%
20%
40%
60%
80%
100%
Single-Family
Detached
Single-Family
Attached
Multifamily, 2-4
Units
Multifamily, 5+
Units Mobile Homes
Hawaiian Gardens (%) 46.9% 14.2% 9.8% 22.4% 6.7%
SCAG (%) 54.4% 7.2% 7.5% 27.3% 3.5%
Percent of Total Units
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Chart 2.10 - Housing Trend
CA DOF E-5 Population and Housing Unit Estimates
Based on projected estimates by the California Department of Finance, over the past two decades (2000-2020), there has been more construction of single-family residential units than multi-family residential units in Hawaiian Gardens. When comparing 2000 to 2020, SFR units increased by 314, MFR units decreased by -190, and mobile homes decreased by -24. However, the actual units built or permitted in the city did not meet the projected numbers. Actual data on the number of units built and the type of units for which building permits were issued and the number of units constructed is provided below (Table 2.5).

Chart 2.11 - Vacant Units by Type
American Community Survey 2014-2018 5-year estimates.

58.4% of the housing units in the City of Hawaiian Gardens are rental units, compared to the regional percentage of 20.7%. There are only 5% seasonal housing in the city compared to 33.5% seasonal housing in the SCAG region. There are not many migrant housing units in the city or the region. 2,931
2,198
413
3,183
2,064
417
3,450
1,900
420
3,454
1,900
420
3,460
1,900
420
0 500
1,000
1,500
2,000
2,500
3,000
3,500
4,000
Single-Family Residential (SFR) Multifamily Residential (MFR) Mobile Homes Housing Units
2000 2005 2010 2015 2020

58.4%

9.9% 10.6% 10.6% 5.0% 0.0% 5.6%

20.7%

5.4% 7.9% 4.5%

33.5%

0.3%

27.7%
0%
20%
40%
60%
80%
For Rent Rented For Sale Sold Seasonal Migrant Other
Percent of Total Vacant
Units
Hawaiian Gardens SCAG
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HOUSING AGE, CONDITION & OVERCROWDING
Housing age is an important indicator of the conditions of Hawaiian Gardens’ housing stock. Homes and structures weather with use and deteriorate with time. If they are not properly maintained, housing can deteriorate quickly and become eyesores or potential sources of danger. This directly affects property prices and the quality of life of city residents. A city with an older housing stock will have to budget more for preservation assistance, home repair costs, and energy requirements.

Chart 2.12 - Housing Units by Year Structure Built
American Community Survey 2014-2018 5-year estimates.

Chart 2.12 (Housing Units by Year Structure Built) shows that very few housing units were built in the city between 2010 and 2013, and even fewer units were built in 2014 and later. A record provided by the City indicates that between 2015 and 2021, a net 28 housing units were built.

Examining the age of the current housing stock is one way to understand how historical development patterns have contributed to a city's form. The period where the highest share of Hawaiian Gardens' housing units was built is 1950-1959, while in the SCAG region more units were built during 1970- 1979 than any other period. This indicates that the housing units in the city are older than housing units in the region, and may, therefore require more rehabilitation and upkeep based on age.

Table 2.5, provided by the City of Hawaiian Gardens’ Community Development Department shows a breakdown of construction in the city between 2015 and 2021. Of the net units built, 3 were demolitions, 5 were rebuilds, 24 were new units, and 6 were Accessory Dwelling Units. 0%
5%
10%
15%
20%
25%
30%
2014 &
Later
2010-
2013
2000-
2009
1990-
1999
1980-
1989
1970-
1979
1960-
1969
1950-
1959
1940-
1949
1939 &
Earlier
Hawaiian Gardens (%) 0.0% 0.2% 1.8% 2.5% 14.7% 17.8% 25.0% 27.5% 9.3% 1.0% SCAG (%) 1.0% 1.5% 10.1% 9.5% 15.0% 16.3% 14.5% 15.9% 6.9% 9.3% Percent of Total Units Hawaiian Gardens (%) SCAG (%)
CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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Table 2.5 – Units Constructed Between 2015 and 2021
City of Hawaiian Gardens Community Development Department - 2021 The city’s record corresponds with the data from ACS which indicates a drastic drop in the number of housing units built in the city.

Housing Rehabilitation Program
The Housing Rehabilitation Program is one way to help the city maintain its current housing stock, which is a goal of the Housing Element. This program includes grants and deferred housing rehabilitation loans. The grants range from $5,000 to $20,000. Deferred loans can be up to $50,000.

Eligible families must have lower incomes – that is, less than 80% of the Los Angeles County median income. For example, a family of four persons must have an annual income of less than $67,450 to be eligible for the financial assistance.

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Eligible improvements and repairs include, but are not limited to; roofing, plumbing, heating, windows, flooring, electrical systems, interior/exterior painting, bathroom and kitchen remodels and energy conservation improvements and bedroom additions to relieve overcrowded conditions.

The Housing Rehabilitation staff assists interested families as follows:
• Completion of the application form
• Perform an on-site inspection of the property
• Help the family obtain bids from qualified contractors • Monitor the construction process
This program has been funded by CDBG funds. Subject to funding availability, the program will be implemented throughout the 2021-2029 planning period.

City Beautification Program
The cCty’s City Beautification Program serves to eliminate the appearance of blight, enhance the City of Hawaiian Gardens’ neighborhoods, increase property values, and bring properties into compliance with the Municipal Code. The program provides financial assistance of up to $10,000 to residentially zoned and utilized properties, containing up to two residential units for the cost of exterior improvements. This program has been funded by the General Fund. Subject to funding availability, the program will be implemented throughout the 2021-2029 planning period. From 2013-2021 there were approximately more than 48 rehabilitation projects that were awarded and completed. Most of the permit requests were for roofs (18), windows (15), fencing (11), and exterior painting. Processing these requests takes approximately one and half months. In 2029 the City initiated a security bar removal program and completed 10 of these projects. This process takes less than a month. There were approximately 25 mobile homes that received financial grants through the Beautification Program. The City proposes to continue and expand this program, Program 11 City Beautification.

Housing Code Enforcement Program
This program continues an existing program that was included in the 2008 – 2014 Housing Element and the 2015 – 2021 Housing Element. The City will continue to implement this program during the 2021 – 2029 planning period based on staff availability.

The program is implemented primarily on a complaint basis. The City staff inspects the reported properties and notices are given to the property owners having code violations. The latter may include violations of the fire, building, and zoning codes, the State Vehicle Code, and the State and County Public Health Codes. This Program also warns homeowners against illegally converting a garage to a dwelling unit. Converting a garage to a dwelling unit is not illegal if appropriate permits are issued.

This program effort is funded, in part, by CDBG funds that the City receives as part of the Urban County program. According to the County’s Annual Action Plan, the code enforcement activity provides funds for the enforcement of codes as they relate to residential properties in the CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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predominately low- and moderate-income census tracts of the City of Hawaiian Gardens. From 2013 through 2021 there were 3,813 code violation cases. The breakdown by year is provided below:

Year - Cases
2021 – 141
2020 - 99
2019 – 189
2018 – 366
2017 – 475
2016 – 485
2015 – 796
2014 – 788
2013 – 474
The number of cases closed is 3,798, which is a closure rate of 99.6%. The City does not track code enforcement cases by household affordability.

Chart 2.13 - Substandard Housing
American Community Survey 2014-2018 5-year estimates.

The ACS includes surveys about three factors of what may be considered substandard housing. In Hawaiian Gardens, 26 units lack telephone service, 8 units lack plumbing facilities, and 8 units lack complete kitchen facilities.

0.67%

0.21% 0.21%

1.95%

0.39%

1.29%
0%
1%
1%
2%
2%
3%
No Telephone Service Available Lacking Plumbing Facilities Lacking Complete Kitchen Facilities Percent of Total Units
Hawaiian Gardens SCAG
CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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Chart 2.14 – Overcrowding by Extent and Tenure
According to the ACS Survey and Chart 2.14, in Hawaiian Gardens, 263 owner-occupied and 512 renter-occupied households had more than 1.0 occupants per room, which meets the ACS definition for overcrowding. 67 owner-occupied households and 285 renter-occupied households had more than 1.5 occupants per room, which meets the ACS definition for severe overcrowding.

HOUSING TENURE, OCCUPANCY AND VACANCY
Chart 2.15 – Housing Tenure
Housing security can depend heavily on housing tenure, i.e., whether homes are owned or rented.

Hawaiian Gardens’ housing stock consists of 3,724 housing units, 1,608 of which are owner-occupied and 2,247 of which are renter-occupied. The share of renters in Hawaiian Gardens is higher than in

16.4%

4.2%

22.8%

12.7%

4.9%

1.3%

15.6%

6.4%

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

1.0+/room 1.5+/room 1.0+/room 1.5+/room
Owner Owner Renter Renter
Percent of Total Households
Hawaiian Gardens SCAG
American Community Survey 2014-2018 5-year estimates.

41.7%

52.5%

58.3%

47.5%

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%

70.0%
Hawaiian Gardens SCAG
Percent of Total Households
Owner (%) Renter (%)
American Community Survey 2014-2018 5-year estimates.

CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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the SCAG region overall.

2.5 HOUSING COSTS AND AFFORDABILITY
The department of Housing and Urban Development defines affordable housing as housing for which the owner or tenants pays less than 30 percent of the household income for rent or mortgage.

The cost of housing vis-à-vis income directly impacts the degree of affordability. If housing costs are high relative to income, there will be a correspondingly higher prevalence of borrowing in the case of homeowners, and overpayment in the case of renters. Overcrowding also increases as people turn to sharing homes and apartments to reduce housing costs. This section summarizes the cost and affordability of Hawaiian Gardens’ housing stock.

Chart 2.16 – Median Home Prices
Between 2000 and 2018, median home sales prices in Hawaiian Gardens increased 186% while prices in the SCAG region increased 151%. 2018 median home sales prices in Hawaiian Gardens were $334,250 and the highest experienced since 2000 was $378,000 in 2006. Prices in Hawaiian Gardens have ranged from a low of 49.8% of the SCAG region median in 2012 and a high of 68.8% in 2006.

HOUSING COSTS AND AFFORDABILITY
Across Hawaiian Gardens' 2,247 renter households, 1,280 (57%) spend thirty percent or more of gross income on housing cost, compared to 55.3% in the SCAG region. Additionally, 869 renter households in Hawaiian Gardens (38.7%) spend fifty percent or more of gross income on housing cost, compared to 28.9% in the SCAG region.

0.0%

20.0%

40.0%

60.0%

80.0%
$-
$200,000
$400,000
$600,000
Hawaiian Gardens SCAG Hawaiian Gardens Percentage of SCAG Price SCAG Local Profiles, Core Logic/Data Quick. SCAG median home sales price calculated as household-weighted average of county medians.

CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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Chart 2.17 – Housing Cost by Income
American Community Survey 2014-2018 5-year estimates.

While the previous Chart 2.17 breaks down cost burden by area-relative income, the ACS also allows for the analysis of Hawaiian Gardens' 2,131 renter households (for which income data are available) by spending on rent by income bracket (dollar amounts). The general trend is that low-income households spend a higher share of their income on housing (e.g., over 50%) while high-income households are more likely to spend under 20% of their income on housing.

Chart 2.18 – Monthly Owner Cost for Mortgage Holders
American Community Survey 2014-2018 5-year estimates.

While renter households receive much of the focus when it comes to housing cost analysis, owner households make up 41.7% of Hawaiian Gardens’ and 52.5% of the SCAG region. The most 0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Less than
$20,000
$20,000 to
$34,999
$35,000 to
$49,999
$50,000 to
$74,999
$75,000 to
$99,999
$100,000 or
more
>50% 326 436 107 0 0 0
30-49% 46 27 199 110 29 0
20-29% 107 64 42 252 38 59
<20% 0 17 7 60 65 140
Number of Renter Households
Income Category
>50%
30-49%
20-29%
<20%

1.1%

5.8%

24.6%

32.5%

26.8%

8.1%

0.5% 1.0%

5.1%

13.7%

19.6%

33.4%

15.4%

12.3%
0%
5%
10%
15%
20%
25%
30%
35%
40%
<$500 $500-$1000 $1000-$1500 $1500-$2000 $2000-$3000 $3000-$4000 >$4000 Pct. of mortgage-holders
Mortgage - Monthly Payment
Hawaiian Gardens SCAG
CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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commonly occurring mortgage payment in Hawaiian Gardens is $1500-$2000/month and the most commonly occurring mortgage payment in the SCAG region is $2000-$3000/month.

Chart 2.19 – Percent of Income Spent on Mortgage Costs
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Less than
$20,000
$20,000 to
$34,999
$35,000 to
$49,999
$50,000 to
$74,999 $75,000 or more
Over 30% 50 107 68 276 114
20-29% 0 0 7 11 147
Under 20% 0 0 8 38 259 Mortgage-holding households
Household Income; Percent of income spent on mortgage costs CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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Mortgage-holding households in Hawaiian Gardens can be broken down by income and the percentage of income spent on mortgage costs. The income category most prevalent amongst Hawaiian Gardens mortgage-holding households is $75,000 or more (520 households) and the most prevalent share of income spent on mortgage costs is over 30% (615 households).

2.6 RENT VS. OWN
RENTER
Chart 2.20 - Spending on Rent by Renter
Across Hawaiian Gardens's 2,247 renter households, 1,280 (57%) spend thirty percent or more of gross income on housing cost, compared to 55.3% in the SCAG region. Additionally, 869 renter households in Hawaiian Gardens (38.7%) spend fifty percent or more of gross income on housing cost, compared to 28.9% in the SCAG region.
42 165
82 241
321
166
108 137
869
116
0 200
400
600
800
1,000
<10% 10-15% 15-20% 20-25% 25-30% 30-35% 35-40% 40-49% >50% Not Computed
Number of Households
Percent of Income Spent on Rent
CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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Chart 2.21 – Spending on rent By Income
While Chart 2.21 breaks down cost burden by area-relative income, the ACS also allows for the analysis of Hawaiian Gardens's 2,247 renter households (for which income data are available) by spending on rent by income bracket (dollar amounts). The general trend is that low-income households spend a higher share of income on housing (e.g. over 50%) while high-income households are more likely to spend under 20% of income on housing. 0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Less than
$20,000
$20,000 to
$34,999
$35,000 to
$49,999
$50,000 to
$74,999
$75,000 to
$99,999
$100,000 or
more
>50% 754 615 88 0 0 0
30-49% 86 419 660 232 0 0
20-29% 38 58 179 651 206 16
<20% 0 0 17 133 235 346
Number of Renter Households
Income Category
>50%
30-49%
20-29%
<20%
American Community Survey 2014-2018 5-year estimates.

CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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Chart 2.22 - Household Income by Cash Rent
American Community Survey 2014-2018 5-year estimates.

OWNER
Chart 2.23 - Monthly Owner Costs for Mortgage Holders
American Community Survey 2014-2018 5-year estimates
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Less
than
$20,00
0 $20,00
0 to
$34,99
9 $35,00
0 to
$49,99
9 $50,00
0 to
$74,99
9 $75,00
0 to
$99,99
9 $100,0
00 or
more
>$2000/mo. 0 19 36 39 0 47
$1500-2000/mo. 109 142 157 243 139 63
$1000-1500/mo. 443 637 557 589 265 252
$500-1000/mo. 225 269 177 145 37 0
<$500/mo. 129 25 17 0 0 0 Renter Households
Income
>$2000/mo.
$1500-2000/mo.
$1000-1500/mo.
$500-1000/mo.
<$500/mo.

1.1%

5.8%

24.6%

32.5%

26.8%

8.1%

0.5% 1.0%

5.1%

13.7%

19.6%

33.4%

15.4% 12.3%
0%
10%
20%
30%
40%
<$500 $500-$1000 $1000-$1500 $1500-$2000 $2000-$3000 $3000-$4000 >$4000 Pct. of mortgage-holders
Mortgage - Monthly Payment
Hawaiian Gardens SCAG
CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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Chart 2.24 - Cost for Mortgage Holders by Income
Mortgage-holding households in Hawaiian Gardens can be broken down by income and the percentage of income spent on mortgage costs. The general trend is that lower-income households spend a higher share of income on housing costs, while high-income households may spend a lower share of income on housing. The income category most prevalent amongst Hawaiian Gardens mortgage-holding households is $75,000 or more (520 households) and the most prevalent share of income spent on mortgage costs is over 30% (615 households).

Chart 2.25 - Household Income by Home Value
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Less than
$20,000
$20,000 to
$34,999
$35,000 to
$49,999
$50,000 to
$74,999 $75,000 or more
Over 30% 50 107 68 276 114
20-29% 0 0 7 11 147
Under 20% 0 0 8 38 259
Mortgage-holding households
Household Income; Percent of income spent on mortgage costs 0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Less than
$20,000
$20,000 to
$34,999
$35,000 to
$49,999
$50,000 to
$74,999
$75,000 to
$99,999
$100,000 or
more
Above $500,000 11 39 0 0 56 119
$200,000 to $500,000 146 149 70 378 181 219
$100,000 to $200,000 8 18 15 3 14 10
Below $100,000 136 43 20 17 0 21
Owner-occupied households
Household Income; Home Value
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Another approach to evaluating the relationship between housing and income is to compare incomes and home values in Hawaiian Gardens. The most commonly-occurring income category amongst owner households in Hawaiian Gardens is $50,000 to $74,999 (398 households) and the most commonly-occurring home value category is $200,000 to $500,000 (1,143 households).

2.7 HOUSING NEEDS ASSESSMENT
Table 2.6 – Final 6th Cycle Regional Housing Needs Allocation The Southern California Association of Governments (SCAG) has identified a total of 331 housing units for Hawaiian Gardens’ Regional Housing Needs Assessment. The units are broken down as follows: 61 very low-income units, 44 low-income units, 46 moderate income units, and 180 above moderate-income units.

EXTREMELY LOW-INCOME HOUSEHOLDS
An extremely low-income household is defined as a household with income less than 30 percent of area median income. The area median household income in Hawaiian Gardens is $49,383. For extremely low-income households, this results in an income of $14,814 or less. Households with extremely low incomes 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 extremely low-income households. At the same time, a minimum wage worker could be in the extremely low-income household category with an annual income of approximately $17,000 or less.

Housing the extremely low-income population (below 30% of area median income) can be especially challenging. The race/ethnicity with the highest share of extremely low-income households in Hawaiian Gardens is Black, non-Hispanic (40% compared to 31% of total population). In the SCAG region, the highest share of extremely low-income households is Black, non-Hispanic (27.1% compared to 17.7% of total households).

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EXISTING NEEDS
Section 8 Housing Vouchers
The Housing Authority of the City of Hawaiian Gardens participates in the Section 8 Housing Choice Voucher (HCV) program and serves the residents of Hawaiian Gardens. In 2020 the City issued 29 vouchers. In 2021 the City’s Housing Authority managed 121 active Housing Choice Vouchers. As of June 21, 2021, the monthly cost per voucher for standard vouchers is $88,505.00 or $855.00 per standard voucher. The Ported-Out vouchers cost $1,677.00 per voucher, or $20,122.00 per month.

The Housing Authority’s voucher program has an annual turnover rate of 4% having issued approximately 29 vouchers in 2020. The average voucher holder has received housing benefits for 9 years and 7 months. The average voucher household contains 2.4 persons and has a household income of $17,012 per year. 97% of households participating in the Section 8 Program were very low income (VLI) and 84% were extremely low income (ELI). 24% of households had wages as a major source of income. 11%of households in the program had welfare (TANF, General Assistance or Public Assistance) as their primary source of income, and 64% of households had other income (Social Security, Disability, or pension) as their major source of income. 85% of all voucher households were headed by minorities with 15% of all heads of households being Black and -1% being Hispanic. Of all households participating in the city’s Housing Choice Voucher Program, 21% included at least one person with a disability. 21% of the households with a head of household 61 years or less were headed by a person with a disability. 54% of the households headed by someone 62 or older were headed by a person with a disability. 22% of voucher holders reside in a home with zero or 1 bedroom, 61% with 2 bedrooms and 17% with 3 or more bedrooms. 23% of voucher recipients are considered over housed, meaning they occupy a rental unit larger than their family size required.

Of the City’s 3,724 housing units, 834 are found in buildings consisting of five or more dwelling units.

The majority of the rental multi-family housing units – 489 of 834 – are in the four apartment communities, namely:

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The city’s existing housing stock includes 248 individually owned mobile home units in two park locations. The two parks are within the jurisdiction of the California Department of Housing and Community Development, which enforces the “Mobile Home Park Act”. The mobile home park act, pursuant to Section 18400.1(a) requires the HCD to complete an inspection of the exterior portions of all individual manufactured homes and mobile homes in each park inspected.

PROJECTED NEEDS
To calculate the projected housing needs, the city assumed 50% of its very low-income regional housing needs are extremely low-income households. As a result, from the very low-income need of 61 units, the city can project a need of 31 units for extremely low-income households. Many extremely low-income households will be seeking rental housing and most likely facing an overpayment, overcrowding or substandard housing condition. Some extremely low-income households could be suffering mental or other disabilities and special needs. To address the range of needs, the city can employ a detailed housing strategy including promoting a variety of housing types.

Extremely-Low Income Household Needs
Based on information received from the American Community Survey (ACS, Table 2.31, 389 white, non-Hispanic households, 245 black, non-Hispanic households, 643 Asian and other, non-Hispanic households and 2,550 Hispanic households live below 30% of the HUD Area Median Family Income (HAMFI). The largest demographic with the share below 30% of HAMFI is black, with 40.8%.

Table 2.7 – Extremely Low-Income Housing Needs
Accessory Dwelling Unit (ADU)
The city’s current Accessory Dwelling Unit (ADU) requirements are found in Chapter 18.90, Supplemental Regulations, and Section 18.90.080.

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The purpose of the ADU is to allow for the creation, through a ministerial process, of Accessory Dwelling Units in accordance with California Government Code section 65852.2. Facilitating the development of Accessory Dwelling Units will increase the housing options for family members, seniors, low wage workers, persons with disabilities, students, and others in the community.

Since the passing of the ordinance in 2019, the city has approved 23 ADUs, and six (6) have been issued building permits and there are more in process. To further address the housing needs of extremely low-income households, it is recommended that the city identify and meet with nonprofit builders who specialize in building housing for extremely low-income households and supportive housing. This effort will:
• Build a long-term partnership in development,
• Gain access to specialized funding sources, including applying for funding sources that support deeper targeting,
• Identify the range of local resources and assistance needed to facilitate the development of housing for extremely low-income households, and
• Promote a variety of housing types, including higher density, multifamily supportive, single room occupancy, and shared housing.

As part of this effort, the Community Development Director will develop an action plan with its nonprofit partners to develop housing for extremely low-income households. Activities include assisting with site identification and acquisition, local financial resources, assisting and streamlining entitlements and providing concessions and incentives.

Density Bonuses – Section 18.090.070
Density bonuses are mandated in part by the State’s Density bonus law (California Government Code Section 65915 and 65917) and provide incentives for the development of affordable housing units for the very low income, lower income, or senior households.

In accordance with Government Code Section 65915, the City is required to grant a density bonus and at least one additional concession or incentive, or a financially equivalent incentive to eligible housing developments. The density bonus is also a means of increasing the city’s housing pool by encouraging developers to set aside at least 10 percent of the total units allowed by the maximum density for affordable housing and that the units be occupied by low-income households.

The requirement could also allow 5 percent of the units allowed by the maximum permitted density to be provided as affordable housing units and occupied by very-low-income household. Density bonus would also apply if the development is a senior housing development or mobile home park that limits residency based on age requirements for housing persons 55 years or older.

The density bonus program can help boost the City’s housing supply especially for targeted income groups. To be eligible for the density bonus program, the development must consist of five or more units. The City’s complete density bonus provisions are included in Chapter 5. Only one project has requested a density bonus. The 13-unit apartment project proposed to be located at 12347 Carson CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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Street has pending entitlements for a GP, ZC, TTM, SPR and density bonus request. The density bonus request is for two additional units, both to be available to very low income households.

Housing Units Permitted
ACU’s Chart 2.26 provides an overview of the most current data available for the housing units permitted in the City of Hawaiian Gardens and the SCAG area, based on units per 1,000 population.

It shows the city trailing the SCAG region in all housing categories of permitted housing types from 2000 to 2018.

Chart 2.26 – Housing Units Permitted – SCAG and City
Core Logic/Data Quick. Additional detail available in SCAG 2019 Local Profiles. SCAG median home sales price calculated as household-weighted average of county medians.

2.8 OVERCROWDING AND OVERPAYMENT
Overcrowding
Overcrowding is typically defined as more than one person residing in a room, based on the Census Bureau’s definition of “room,” which excludes bathrooms, porches, balconies, foyers, halls, or halfrooms. Severe overcrowding occurs when there are more than 1.5 persons reside in a room.

Overcrowding can result when there are not enough adequately sized units within a community, or when high housing cost relative to income forces too many individuals or families to share housing.

Overcrowding can also accelerate deterioration of the housing stock.

0.0 2.0

4.0 6.0

8.0 0
5 10
15 20
2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
Units permitted per 1000
population
Units Permitted in Jurisdiction
All Units Single-Family Units
Multifamily Units Hawaiian Gardens, all units per 1000 Pop.

SCAG, Units per 1000 Pop.

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Chart 2.27 – Housing Units Permitted – Owner and Renter In Hawaiian Gardens, there are about 775 crowded households. Of this total, about 80% are crowded, and 20% are “severely crowded”. In Hawaiian Gardens, 263 owner-occupied and 512 renteroccupied households had more than 1.0 occupants per room, which meets the ACS definition for overcrowding. 67 owner-occupied households and 285 renter-occupied households had more than

1.5 occupants per room, which meets the ACS definition for severe overcrowding.

Chart 2.28- Crowding by Extent and Tenure
American Community Survey 2014 – 2018 5-year estimates.

16.4%

4.2%

22.8%

12.7%

4.9%

1.3%

15.6%

6.4%

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

1.0+/room 1.5+/room 1.0+/room 1.5+/room
Owner Owner Renter Renter
Percent of Total Households
Hawaiian Gardens SCAG

16.4%

4.2%

22.8%

12.7%

4.9%

1.3%

15.6%

6.4%

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

1.0+/room 1.5+/room 1.0+/room 1.5+/room
Owner Owner Renter Renter
Percent of Total Households
Hawaiian Gardens SCAG
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Housing Cost Burden
Housing cost burden is mostly measured as the percentage of gross income spent on housing, with 30% as usual threshold for 'cost burden' and 50% the threshold for 'severe cost burden.' However, a lower-income household spending the same percent of income on housing as a higher-income household will likely experience truer 'cost burden.' These data indicate the number of households in Hawaiian Gardens by their income relative to the surrounding area and their share of income spent on housing.

Table 2.8 – Cost Burden by Income
HUD CHAS, 2012-2016. HAMFI refers to Housing Urban Development Area Median Family Income.

Overpayment
A household is overpaying for housing (or cost burdened) if it spends more than 30% of its gross income on housing. Severe housing cost burden occurs when a household pays more than 50% of its income on housing. The prevalence of overpayment varies significantly by income, tenure, household type, and household size.

Chart 2.29 – Spending on Rent
42 165
82 241
321
166
108 137
869
116
0 100
200
300
400
500
600
700
800
900
1,000
<10% 10-15% 15-20% 20-25% 25-30% 30-35% 35-40% 40-49% >50% Not Computed
Number of Households
Percent of Income Spent on Rent
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Across Hawaiian Gardens’ 2,247 renter households, 1,280 (57%) spend thirty percent or more of gross income on housing cost, compared to 55.3% in the SCAG region. Additionally, 869 renter households in Hawaiian Gardens (38.7%) spend 50% or more of gross income on housing cost, compared to 28.9% in the SCAG region.

Chart 2.30 – Spending on Rent by Income
American Community Survey 2014-2018 5-year estimates.

While chart 2.30 breaks down cost burden by area-relative income, Chart 2.35 shows the city’s spending on rent by income bracket (dollar amounts). The general trend is that low-income households spend a higher share of income on housing (e.g., over 50%) while high-income households are more likely to spend under 20% of income on housing. 0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Less than
$20,000
$20,000 to
$34,999
$35,000 to
$49,999
$50,000 to
$74,999
$75,000 to
$99,999
$100,000 or
more
>50% 326 436 107 0 0 0
30-49% 46 27 199 110 29 0
20-29% 107 64 42 252 38 59
<20% 0 17 7 60 65 140
Number of Renter Households
Income Category
>50%
30-49%
20-29%
<20%
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Chart 2.31 – Household Income per Cash Rent
Hawaiian Gardens’ renter households' cash rent paid can be broken down by household incomes.

The general trend is that lower-income households spend less on rent while higher-income households spend more on rent, though this may not be universally true. Rent categories range from <$500/month (11.4% of Hawaiian Gardens renters) to >$2000/month (3.8% of Hawaiian Gardens renters). The most common rent category in Hawaiian Gardens is $1000-1500/month with 45.7% of renters.

To address overpayment, the City of Hawaiian Gardens can pursue a variety of programs to expand affordability. With a strong prevalence of overpayment/overcrowding with large family renter households, the city will focus its new construction on multi-family units.

2.9 “AT-RISK” HOUSING
“Assisted Housing Units” are defined as units with rents subsidized by federal, State, or local governmental programs. California Government Code Section 65583 requires that housing elements include an inventory of all assisted rental housing units within the local jurisdiction that are at-risk of losing subsidies, mortgage prepayment, or being converted to other uses if the expiration date of their financing program is between 2021 and 2031 (i.e., 10 years from the beginning of the housing element planning period—2021). In all, there are a total of 241 units at-risk of conversion in Hawaiian Gardens.
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Less than
$20,000
$20,000
to
$34,999
$35,000
to
$49,999
$50,000
to
$74,999
$75,000
to
$99,999
$100,000
or more
>$2000/mo. 0 18 37 0 0 29
$1500-2000/mo. 46 147 178 126 48 50
$1000-1500/mo. 291 279 91 186 42 113
$500-1000/mo. 35 19 49 110 42 7
<$500/mo. 169 81 0 0 0 0 Renter Households
Income
>$2000/mo.
$1500-2000/mo.
$1000-1500/mo.
$500-1000/mo.
<$500/mo.

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The California Housing Partnership (CHP) provides data on assisted housing units and assesses the level of risk to converting to market rate. These data identify homes without a known overlapping subsidy that would extend affordability beyond the indicated timeframe and unless otherwise noted are not owned by a large/stable non-profit, mission-driven developer.

Table 2.9– Assisted Units at Risk of Conversion
California Housing Partnership, July 2020. Includes HUD, Low-Income Housing Tax Credit (LIHTC), USDA, and CalHFA projects.

Subsidized or assisted developments that do not have one of the aforementioned financing sources may not be included.

CONVERSION RISK
State law requires Housing Elements provide an inventory of all assisted housing units if the expiration date of their financing program is within the next ten years of the housing element planning period. These housing units are deemed to be “at-risk” of being converted to market rate units. Additionally, HCD recommends jurisdictions assess the overall potential conversion risk of all assisted housing units. However, there is no “official” or prescribed methodology to conduct the analysis. Jurisdictions, therefore, are free to decide how to conduct the analysis by choosing a method most appropriate to their jurisdiction.

There are three general cases that can result in the conversion of public assisted units:

1. Prepayment of HUD Mortgages: Section 221(d’ (3), Section 202 and Section 236 — Section 221 (d)(3) is a privately-owned project where the U.S. Department of Housing and Urban Development (HUD) provides either below market interest rate loans or market-rate loans with a subsidy to the tenants. With Section 236 assistance, HUD provides financing to the owner to reduce the costs for tenants by paying most of the interest on a market rate mortgage. Additional rental subsidy may be provided to the tenant. Section 202 assistance provides a direct loan to non-profit organizations for project development and rent subsidy for low-income elderly tenants. Section 202 provides assistance for the development of units for physically handicapped, developmentally disabled, and chronically mentally ill residents.

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2. Opt-outs and Expirations of Project-Based Section 8 Contracts — Section 8 is a federally funded program that provides for subsidies to the owner of a pre-qualified project for the difference between the tenant’s ability to pay and the contract rent. Opt-outs occur when the owner of the project decides to opt-out of the contract with HUD by pre-paying the remainder of the mortgage. Usually, the likelihood of opt-outs increases as the market rents exceed the contract rents.

The Hawaiian Gardens Apartments is the only rental development in the city identified by the Community Development Department as participating in the Section 8 Housing Program.

3. Other — Expiration of the low-income use period of various financing sources, such as Lowincome Housing Tax Credit (LIHTC), bond financing, density bonuses, California Housing Finance Agency (CALHFA), Community Development Block Grant (CDBG) HOME and redevelopment funds. Generally, bond-financing properties expire according to a qualified project period or when the bonds mature.

FEDERALLY ASSISTED “AT RISK” UNITS
At-Risk Units include a study of all low-income housing units which may at some future time be lost to affordable inventory by the expiration of some type of affordability restrictions. The law requires that the analysis and study cover a ten-year period, and be divided into two periods, coinciding with updates of the housing elements.

According to the city’s Community Development Department, there are no projects in the “at risk” category. The Hawaiian Gardens Apartments participates in the Section 8 program.

QUALIFIED ENTITIES
The California Department of Housing and Community Development (HCD) keeps a current list of all the qualified entities across the State. A “qualified entity” is a nonprofit or for-profit organization or individual that agrees to maintain the long-term affordability of housing projects.

Efforts by the city to retain low-income housing must be able to draw upon two basic types of preservation resources: organizational and financial. Qualified, non-profit entities need to be made aware of the future possibilities of units becoming at risk. Groups with whom the City has an ongoing association are the logical entities for future participation. The qualified entities that HCD list for (Los Angeles County) are listed below in Table 2.9:

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2.10 OPPORTUNITY FOR ENERGY CONSERVATION
Under State law, the Housing Element must include an analysis of the opportunities for energy conservation in residential development (Government Code Section 65583 (a)(7)). Planning for energy conservation is important for several reasons, but mainly because of the environmental costs and financial costs involved in energy use. This section of the report will discuss both factors briefly before moving on to discuss city programs and strategies to reduce energy use.

GREENHOUSE GAS EMISSIONS
Gases that trap heat in the atmosphere are known as Greenhouse Gases (GHG). GHG are emitted by both natural processes and human activities. GHG emissions that are produced both by natural and industrial processes include carbon dioxide (CO2), methane (CH4), and nitrous oxide (N20). The accumulation of GHG in the atmosphere regulates the earth's temperature. Without these natural GHG, the Earth's surface would be about 61°F cooler. However, emissions from fossil fuel combustion by humans have elevated the concentration of GHG in the atmosphere to above natural levels. Scientific evidence indicates a correlation between increasing global temperatures/climate change over the past century and human induced levels of GHG. These and other environmental changes have potentially negative environmental, economic, and social consequences around the globe.

The California Natural Resources Agency is presently developing the State's Climate Adaptation Strategy. Currently, there are no federal standards for GHG emissions and federal regulations have Table 2.10 Organizations

1. A Community of Friends 28. Jamboree Housing Corporation

2. Abbey Road Inc. 29. Keller & Company

3. Access Community Housing, Inc. 30. Korean Youth & Community Center, Inc. (KYCC)

4. Affordable Homes 31. Latin American Civic Assoc.

5. Affordable Housing People 32. Long Beach Affordable Housing Coalition, Inc

6. Century Housing Corporation 33. Los Angeles Center for Affordable Tenant Housing

7. Century Pacific Equity Corporation 34. Los Angeles Community Design Center

8. City Housing Real Estate Services 35. Los Angeles Housing Department/ Policy Planning Unit

9. City of Pomona Housing Authority 36. Los Angeles Housing Partnership, Inc.

10. Coalition for Economic Survival 37. Los Angeles Low Income Housing Corp. (LALIH)

11. Community Partnership Dev. Corp 38. LTSC Community Development Corporation

12. Community Rehabilitation Services, Inc 39. Many Mansions, Inc.

13. CSI Support & Development Services 40. Menorah Housing Foundation

14. DML & Associates Foundation 41. Nehemiah Progressive Housing Dev. Corp.

15. Doty-Burton Associates 42. Nexus for Affordable Housing

16. Eden Housing, Inc. 43. Orange Housing Development Corporation

17. FAME Housing Corporation 44. PICO UNION HOUSING CORPORATION

18. Foundation for Quality Housing 45. Poker Flats LLC

19. Opportunities, Inc. 46. ROEM Development Corporation

20. Francis R. Hardy, Jr. 47. Shelter For The Homeless

21. Hart Community Homes 48. Skid Row Housing Trust

22. Hollywood Community Housing Corp. 49. Southern California Housing Development Corp

23. Home and Community 50. Southern California Presbyterian Homes

24. Hope - Net 51. The East Los Angeles Community Union (TELACU)

25. Housing Authority of the City of Los Angeles 52. The Long Beach Housing Development Co.

26. Housing Corporation of America 53. West Hollywood Community Housing Corp.

27. Irvine Housing Opportunities 54. Winnetka King, LLC Source: http://hcd.ca.gov/hpd/hrc/tech/presrv/
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not been promulgated. Recently, the U.S. Supreme Court ruled that the harm associated with climate change are serious and well recognized, that the EPA must regulate GHG as pollutants, and unless the agency determines that GHG do not contribute to climate change, it must promulgate regulations for GHG emissions from new motor vehicles. To date, 12 states, including California, have set State GHG emission targets. The passage of Assembly Bill (AB) 32, the California Global Warming Solutions Act of 2006, promulgated the California target to achieve reductions in GHG to 1990 GHG emission levels by the year 2020. The environmental impact report (EIR) includes an evaluation of the existing greenhouse gas emissions within the planning area, those anticipated local greenhouse gas emissions anticipated at build-out under the implementation of the General Plan’s land use policy, and those estimated greenhouse gas emissions for 1990.

UTILITY COSTS
In addition to reducing GHG emissions, planning for energy conservation can reduce utility and maintenance costs, which in turn, leads to housing affordability. This is particularly important to lower income households with less disposable income to pay for utilities. Depending on the age and condition of the home and the number and type of appliances, energy costs can represent more than 25 percent of overall monthly housing costs. As such, the incorporation of energy saving features, energy saving materials and efficient systems in new as well as remodeled homes is an important consideration.

In the past 20 years, rapidly increasing energy costs have contributed to the deterioration of housing affordability. Since 1970, energy costs to
consumers have increased over 100 percent above the price of inflation. More recently, today’s crude oil price (October 2021) is $83.31 per barrel. In September 2021, the per barrel crude oil price was $74.49. Over the last 12 months (October 2020 – October 2021), the price of crude oil has risen by 107.29%. It is therefore prudent for city government like Hawaiian Gardens to find ways and means to reduce energy consumption to reduce energy costs. This Housing Element includes an expansion of Program 11 City Beautification to include information for energy efficiency and conservation and Program 14 Energy Conservation.

ENERGY CONSERVATION STRATEGIES
The following are some steps the city can take to be a champion in energy conservation:
• Consider the energy efficiency of new equipment when it purchases replacement equipment and purchase low energy replacements whenever feasible. • Through the City's Development Review process, require new construction to demonstrate that energy conservation measures beyond those required by Title 24 have been incorporated whenever feasible.
• To assist developers in knowing what options and special grants are available, the City shall work with the Southern California Edison Company and the Southern California Gas Company to identify new low-cost construction, heating and appliance techniques and CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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equipment that can result in substantial energy and cost savings for future tenants and owners.
• Make information and utility company contacts available to all applicants for building permits.
• Utilize the Development Review Process to encourage the use of low-polluting building materials in new construction.
• Utilize the Development Review Process to assure that the exposure of sensitive receptors to toxic and hazardous pollutants, as well as dust and odors is minimized or, where feasible, eliminated
• Revise its California Environmental Quality Act (CEQA) Guidelines to ensure uniform assessment of air quality impacts of projects and will incorporate the SCAQMD significance thresholds in these Guidelines or into EIR's and negative declarations prepared pursuant to these Guidelines.

This Housing Element includes an expansion of Program 11 City Beautification to include information for energy efficiency and conservation and Program 14 Energy Conservation.

CITYWIDE STRATEGIES
The city works to promote energy conservation in several ways. The Hawaiian Gardens General Plan provides policy direction under which city regulations, programs, and projects work in unison to ensure land use, transportation, and other aspects of City operations conform to energy conservation goals. Especially for housing development, the issue of energy conservation is addressed at two levels: for new construction and rehabilitation of existing structures.

2.11 FAIR HOUSING ASSESSMENT
Assembly Bill (AB) 686 requires that all housing elements due on or after January 1, 2021, must contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Furthering Fair Housing (AFFH) Final Rule of July 16, 2015.

Under state law, affirmatively furthering fair housing means “taking meaningful actions, in addition to combatting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.” AB 686 requires the City, and all jurisdictions in the state, to complete three major requirements as part of the housing element update:
• Conduct an Assessment of Fair Housing that includes a summary of fair housing issues, an analysis of available federal, state, and local data knowledge to identify patterns of segregation or other barriers to fair housing, and prioritization of contributing factors to fair housing issues.

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• Prepare the Housing Element Land Inventory and identification of sites through the lens of affirmatively furthering fair housing.
• Include a program in the Housing Element that affirmatively furthers fair housing and promotes housing opportunities throughout the community for protected classes and addresses contributing factors identified in the AFH (applies to Housing Elements beginning January 1, 2019).

Outreach
The Housing Element was prepared with public outreach and participation to the extent permissible under the restrictions of COVID 19. All public outreach activities and materials, verbal, written, zoom meetings, and participation at community events are provided in both English and Spanish. The Community Outreach Survey was also provided in Korean. To ensure the broadest community involvement, particularly among low-income and special needs groups, the City used several strategies, including public workshops, public hearings, focused stakeholder meeting, dedicated website, an informational flyer, posting on the boards at the two mobile home parks, and a community survey. Public notices are published in the local newspaper, the “Los Cerritos Community Newspaper” which is a weekly newspaper serving several cities including the City of Hawaiian Gardens. Additional information on the outreach efforts is discussed in more detail in the Public Outreach section of this Housing Element.

The City held a Planning Commission public workshop in September 2021, a stake holder meeting in October 2021, and a joint Planning Commission/City Council public workshop in December 2021. Due to the COVID-19 pandemic, all public workshops, hearings, and stake holder meeting were held virtually, which enabled community members and interested parties to attend regardless of their location. The City established a format that provided the option to call in the meeting from a landline or cell phone to participate regardless of their access to the internet to view the meeting live.

The power point presentations and meeting recordings were posted on the City’s website following the workshop and public hearings.

The City conducted a virtual meeting to engage with service providers, community organizations, and local businesses. The purpose of the meeting was to solicit direct feedback on housing needs, barriers to fair and affordable housing, and opportunities for development from all community groups, not just those who are able to attend the public workshop and public hearings. The participants included several interested parties including a city resident, city employees, and land developers.

Additional efforts to engage the community in the preparation of the Housing Element included a community survey. The Community Survey was conducted to engage the community at the beginning of the Housing Element update process, to provide input, and to be a part of the preparation of the update. The questions were formulated to get an understanding of who was participating in the survey, identification of the housing issues facing the City, and options to address the housing issues. Interested parties could complete the Survey online, at the City’s website.

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The City maintains a distribution list of stakeholder organizations, interested private citizens and public agencies, posts public information on the City’s website and at the physical location of the meetings, and issues press releases. The venues for the public meetings were ADA accessible and served by public transportation. The survey respondents generally did not consider building more multi-family apartments to be important. The survey respondents were generally supportive of mixed-use projects that include residential units; more single-family housing, duplexes/attached housing and senior housing; and promoting affordable housing to working families The main concerns expressed by the community were that there is a need for more affordable housing, parking, and overall availability of housing to the community.

Assessment of Fair Housing
State Government Code Section 65583(10)(A)(ii) requires the City of Hawaiian Gardens to analyze areas of segregation, racially or ethically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs including displacement risk. The City of Hawaiian Gardens is characteristic of a community with a poverty rate of approximately 19% dispersed throughout the City, with challenges for access to opportunity due to a predominate Hispanic population of approximately 80% and an Asian population of approximately 10% with the remaining population comprised of White Non-Hispanic, Black/African American, and Native Hawaiian or Pacific Islander. Of the total population, 40.8% are foreign born and 78% of the City’s population speaks a language other than English at home.

Patterns of Integration and Segregation
During preparation of this Housing Element the City reviewed information pertaining to segregation. According to the American Community Survey (ACS), approximately 19% of the City’s households are experiencing poverty, compared to 7.9 percent of households in the SCAG region.

The areas of the City south of Carson Street report 41% to 60% of its residents living below the poverty level. The 41%-60% range is moderate compared to Los Angeles County. For the portion of the City north of Carson Street, the poverty level is reported at 21% to 49%. Based on the City’s poverty rate the City has updated Program 8 Extremely Low-Income Housing to continue working with the Harbor Regional Center providing housing services. The City will continue Program 6 Section 8 Rental Assistance and added a new Program 19 Food Distribution to ensure that low-income residents receive meals and healthy choices.

In Los Angeles County the Los Angeles County Development Authority manages public housing programs for the City of Hawaiian Gardens and other Gateway cities in the region. According to the US Department of Housing and Urban Development (HUD) Public Housing Program, there are no recognized public housing buildings in the City of Hawaiian gardens. The City is enrolled in the Section 8 program offered through the State of California and Los Angeles County. Housing Choice Vouchers are issued to recipients who then can find a suitable housing unit, be it a single-family home, townhome, or apartment unit. Location of residential units with vouchers are identified by Census Tract; however, tracts with 10 or fewer voucher holders are not identified. Citywide, in 2021, there were 121 active vouchers managed by the City. There are four Census Tracts in the City of CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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Hawaiian Gardens, and there were voucher recipients reported in all four Census Tracts. Although the rates of poverty are higher north of Carson Street, based on the housing voucher information, poverty is dispersed throughout the City and there is no one area of significant concentrated poverty in the City.

Hawaiian Gardens is a predominately Hispanic/Latino community with Hispanic/Latinos comprising 80% of the City’s residents. The next highest population group is Hispanic or Latino, comprising approximately 10% of the population. The White and Black populations were recorded at less than 5% for each group. Hawaiian Gardens continues to provide City services in English and Spanish, and Korean when requested; and will continue this practice through Program 24 Public Participation. The City has a high concentration of Hispanic/Latino citizens located throughout the City. The 2020 Census data indicates that the current City of Hawaiian Gardens household size is

3.83 persons per household. Hawaiian Gardens’ female headed households represent 17% of the City’s households (compared to 14.3% in the SCAG region); 4.4% are female-headed and with children (compared to 6.6% in the SCAG region), and 2.7% are female-headed with children under 6 (compared to 1.0% in the SCAG region). With a low vacancy rate of 2.82%, families, including female headed households, face challenges finding places to live. Given that the City is nearly built out, limiting opportunities for new development, the City has included the following programs to encourage construction of additional housing on existing sites: Program 4 Zoning Code Review (including development standards review of setbacks), Program 15 Accessory Dwellings has been amended to include a second accessory dwelling, provided an affordability covenant is recorded, and a new Program 29 Garage Conversions. For vacant and underutilized sites, the City has included a number of programs addressing increased minimum and maximum densities (new Program 27 Increase Zone District Densities), rezoning sites (new Program 28 Rezone Sites), density bonus (Program 5 State Density Bonus Law), Program 30 Cottage/Carriage Dwelling Units, and development standards incentives (Program 4 Zoning Code Review).

Statute requires analysis of specialized housing needs, including housing needs for seniors. Federal housing data define a household type as 'elderly family' if it consists of two persons with either or both age 62 or over. The City has added new programs Program 20 Senior Shared Housing and Program 21 Persons with Special Needs to provide housing information and assistance with locating housing in the City. It is a top priority of the City to assure that residents are living in safe housing regardless of age, income, ownership, rental, or disability. The City includes Programs 9 Code Enforcement and Program 10 Pre-Sale Inspection to identify health and safety violations. Program 11 City Beautification provides rehabilitation assistance to fund improvements. Additional Programs that provide services for affordable housing are Program 12 Fair Housing, Program 13 At-Risk Housing Preservation, Program 17 Disability Access, and Program 18 Emergency, Transitional, and Supportive Housing.

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Access to Opportunity
According to the US Census 62.1% of persons age 25 years and greater have graduation from high school, and 12.8% have a bachelor’s degree or higher. Both the City of Hawaiian Gardens and the ABC Unified School District provide services in English and Spanish. The School District also offers immersion programs for the City’s students. The ABC Unified School District provides bus transportation for students residing in the City of Hawaiian Gardens. The City of Hawaiian Gardens is well served by public transit systems. The Los Angeles County Metropolitan Transportation Authority (LACMTS), the Orange County Transportation Authority (OCTA) and Long Beach Transit (LBT), all operate routes that extend into or through the City of Hawaiian Gardens. LACMTA buses provide a connection to Metrolink service in Fullerton. LBT buses provide connections to the Metro Green Line in Norwalk and the Metro Blue Line in Long Beach. All buses are ADA accessible, and many have bicycle racks. As part of the City’s ongoing efforts to update and improve infrastructure including bicycle, pedestrian, and vehicular access the City, through Program 21 Infrastructure Availability, will continue to upgrade facilities as identified in the City’s Annual Capital Improvement Program.

The 2020 Census notes that nearly 18% of Hawaiian Gardens workers 16 years of age and older have a travel time of 30-34 minutes to work and 23% travel 35 minutes and greater to work. In a City of .9 square miles, nearly built out, this data indicates that many of Hawaiian Gardens’ workers commute outside the City’s boundaries. The dominant mode of transportation for workers is a vehicle.

Program 21 Infrastructure Availability is a new program addressing not only water, sewer, and other services, but transportation as well.

In 2021, the California Office for Environmental Health Hazard Assessment (COEHHA) released the fourth version of CalEnviroScreen, a tool that uses environmental health, and socioeconomic indicators to map and compare a community’s environmental scores. In the four census tracks in the City, the percentages were: 60%-70% northeast quadrant, 70%-80% in the northwest and southeast quadrants, and 90% in the southwest quadrant. A community within the 75th percentile or above, is one with higher levels of pollution and other negative environmental indicators and is considered a disadvantaged community. Hawaiian Gardens is located in an area where the ambient noise levels are relatively high. This is mainly due to the close proximity to Los Angeles basin transportation corridors. The San Gabriel freeway (I-605) runs along the western boundary of the City and carries appreciable volumes of both truck and commuter traffic. Other primary arterials, including Carson Street, Norwalk Boulevard, and Pioneer Boulevard also experience high average daily traffic levels.

Although there is not much the City can do regarding proximity to the San Gabriel freeway, and local arterials serving surrounding communities, the City’s implementation of the California Environmental Quality Act (CEQA) guidelines regarding construction and new development, can begin to mitigate some of the environmental impacts of pollution within the City. To ensure residents throughout the City have access to positive environmental conditions, the City will continue to require code compliance through Program 10 Pre-Sale Inspection and Program 9 Code Enforcement.

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Program 11 City Beautification (which can include financing for new windows, new roofs, and insulation).

Disproportionate Housing Need and Displacement Risk
Overcrowding in the City of Hawaiian Gardens is a significant issue. There are three distinct areas of overcrowding in the City based on household information and census tract data. In the northeast quadrant of the City (east of Norwalk Boulevard and north of Carson Street), the percentage of overcrowded households is within the 0%-20% range. In the northwest quadrant (bordered by Norwalk Boulevard to the east and Carson Street to the south) the percentage of overcrowded households is in the 15%-20% range. The areas of the City south of Carson Street are within the 20%- 100% range of overcrowded households. Based on this information the percentage of overcrowded households varies throughout the City and is not concentrated in one specific place.

In Hawaiian Gardens, 263 owner-occupied and 512 renter-occupied households had more than ___ occupants per room, which meets the definition for overcrowding. 67 owner-occupied households and 285 renter-occupied households had more than 1.5 occupants per room, which meets the definition for severe overcrowding. The City has amended Program 15 Accessory Dwelling Units and added Programs 26 Single Room Occupancy Units and Program 29 Garage Conversions to encourage construction of a variety of housing types to increase availability of housing at a range of sizes in an effort to reduce displacement risk due to unit size for all residents. The rate of overcrowding in Hawaiian Gardens is (lower/higher) than neighborhoods in the surrounding cities of Long Beach, Lakewood, and Cypress.

As shown in the Tables in Chapter 2, renters and homeowners are overpaying for housing throughout the City. According to the 2020 Census data, __% of the City's households are severely overpaying for housing. Of the ___%, there are ___% severely overpaying for housing. The City has included Program 2 Lot Consolidation, Program 3 Affordable Housing Incentives, to target investment in developing a variety of housing choices. Program 6 Section 8 Rental Assistance provides financial assistance with housing payments and Program 15 Accessory Dwelling Units and Program 29 Garage Conversions provide opportunities on existing non-vacant residential parcels.

In addition to the issues of overcrowding and overpaying, housing condition can present a safety concern for residents living in substandard housing in need of repairs. Over half of the City’s housing stock was built prior to 1970. Three of the four apartment communities were constructed in the early 1970’s and the fourth apartment community was constructed in 1990. The Lakewood Mobile Estates was developed in 1962 and the Bloomfield Mobile Home Park was developed in 1970. Because of the age of the homes, apartments, and the two mobile home parks, it can be assumed that at least some low-income households in the City are living in substandard conditions. The City has a number of programs to ensure continued preservation and maintenance of housing units in the City and provision of safe housing for City residents. The City’s active code enforcement division responds to complaints, including maintenance and safety concerns. Through these code enforcement efforts, the City will continue to follow up with landlords to ensure repairs are made so the unit can be occupied.

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The City has a Beautification Program which provides loans for exterior improvements and a City Rehabilitation Program which provides funds for exterior and interior improvements. For the 6th Cycle Housing Element, these programs have been combined into one program, Program 11 City Beautification. The City also has an active Pre-Inspection program whereby the City inspects a home prior to sale of the home, for any code violations, and provides resources to assure completion of improvements and code compliance. Furthering the City’s commitment to preservation, maintenance, and safety in the provision of housing for all residents, the City has amended Program 14 Energy Conservation and added Program 20 Housing Conditions Survey.

Displacement occurs when a household is no longer able to remain in their home for any number of reasons. There are several indicators of displacement risk that include overcrowding, overpayment, and substandard housing conditions. Other key indicators include an increase in home prices and rents, low vacancy rates, and wage increase that are less than home price increases. According to SCAG, between 2000 and 2018 median home sales prices in Hawaiian Gardens increased 186% while prices in the SCAG region increased 151%. The rising cost of housing in Hawaiian Gardens is reflective of trends in the SCAG region and throughout California, and increases the risk of displacement for residents, particularly lower-income households. While housing costs have risen in recent years, wages have not kept pace. These trends indicates growing unaffordability of housing in Hawaiian Gardens that may prevent low-income households from remaining in their homes over time. To address affordability challenges, the City includes Program 15 Accessory Dwelling Units, Program 6 Section 8 Housing Assistance, Program 26 Single Room Occupancy Units, and Program 29 Garage Conversions. These are in addition to Program 4 Zoning Code Review which includes a review of parking requirements and development standards (such as setbacks) which may impede construction of affordable units.

Enforcement and Outreach Capacity
The City enforces fair housing and complies with fair housing laws and regulation through a twofold process: review of City policies and code for compliance with State law and referring fair housing complaints to appropriate agencies. The City will continue to review the Zoning Code (Program 4 Zoning Code Review) to ensure compliance with fair housing law, and continue to examine land use policies, permitting practices, and building codes to comply with state and federal fair housing laws.

In addition to assessing fair housing issues related to development standards, fair housing issues can also include discriminatory behaviors by landlords such as refusal to grant reasonable accommodation requests, not allowing service animals, discrimination against familial status, sex, religion, or other protected class, and more. The City works with the Los Angeles Homeless Service Authority wo reach out to the homeless to off temporary sheltering at a regional shelter which serves Hawaiian Gardens homeless. The City will also continue to work with the Housing Rights Center to provide fair housing counseling, discrimination/investigation, and education services to all City residents, including landlords and tenants participating in the Public Housing Authority’s Section 8 program. The City will continue Program 12 Fair Housing which includes posting and providing fair housing information in the City.

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Sites Inventory
Residential land uses account for nearly 60% of the total land area in the City, and the second largest land use, commercial, makes up 23 percent of the land area. The residential land area is predominately zoned for medium density residential, with the majority of housing in this zone district located south of Carson Street. There some pockets of single-family zone districts located north of Carson Street and the four apartment communities are located in the northwest, northeast, and southeast. The two mobile home parks are located in the southeast quadrant adjacent to Coyote Creek. Opportunities for new development on vacant sites is limited due to the scarcity of vacant sites in the City. The predominance of single-family homes in the medium density zone district has resulted in a lack of variety for housing opportunities. There are seven vacant sites, totaling 1.77 acres; generally located in the medium and intermediate residential zoning areas. There were 10 opportunity sites identified as potential affordable housing sites, totaling 30 acres; generally located in the new mixed-use zones, accounting for 25% of the lot area allocated for housing development.

A review of the vacant sites and underutilized sites indicated that the RHNA sites were not concentrated in one area of the City. Information on the site selection process and rezone candidate sites is described in Chapter 3 of this Housing Element. To increase housing opportunities the City included the following Programs: Program 1 Adequate Sites, Program 27 Increase Zone District Densities, and Program 28 Rezone Sites.

Contributing Factors
Through the outreach program and discussions with community members; several factors were identified that contribute to fair housing issues in Hawaiian Gardens. Table 2.11 identifies these factors.

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Table 2.11
Contributing Factors to Fair Housing Issues
AFH Identified Fair Housing
Issues
Contributing Factors Meaningful Actions
Displacement risk for residents
due to economic pressures.

Limited affordable ownership
and rental options.

Provide lot consolidation
assistance, Program 2 Promote
Lot Consolidation, and other
incentives Program 3
Affordable Housing Incentives
for affordable housing.

Disproportionate access to
services.

Predominate Hispanic
population.

Low education levels.

Continue bilingual programs for
all City services and
communications. Program 24
Public Participation.

Continue working with the local
schools to support bilingual
programs. Program 24 Public
Participation.

Lack of a variety in housing
types to meet a range of needs
and incomes.

Dominance of single-family
development.

Low vacancy rates overall,
reducing options to move to
appropriately sized housing.

Promote review of development
standards and mixed-use
development Program 4 Zoning
Code Review,
Program 27 Increase Zone
District Densities, and Program
28 Rezone Sites.

Encourage construction of
ADUs Program 15Accessory
Dwelling Units and Program 29
Garage Conversions.

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3 Regional Housing Needs Assessment and Special Needs
List of Charts, Tables, and Maps
Chart 3.1 Disability by Type........................................................................................................Page 66 Chart 3.2 Disability by Type (Seniors 65 and Over).................................................................Page 66 Chart 3.3 Disability by Type – Seniors 65 Years and Older....................................................Page 72 Chart 3.4 Disability by Type........................................................................................................Page 72 Chart 3.5 Female-Headed Households ......................................................................................Page 74 Chart 3.6 Households by Household Size.................................................................................Page 75 Table 3.1 RHNA 6th Cycle............................................................................................................Page 65 Table 3.2 Disability by Employment Status ..............................................................................Page71 Table 3.3 Farmworkers by Occupation......................................................................................Page 76 Table 3.4 Employment in the agricultural Industry ................................................................Page76

3.1 REGIONAL HOUSING NEEDS ALLOCATION, 2021 - 2029
Every city and county in the State of California has a legal obligation to respond to its ‘fair share’ of the projected future housing needs in the region in which it is located. For Hawaiian Gardens and other Southern California jurisdictions, the regional housing needs are determined by the Southern California Association of Governments (SCAG), based upon an overall regional housing need number established by the State. In accordance with State law, SCAG has determined the fair share of the regional housing need that must be planned for by each jurisdiction during the 2021 to 2029 planning period. That need is divided into four income categories of housing affordability (in accordance with State law).

METHODOLOGY
The RHNA methodology assigns each jurisdiction a share of the region’s total housing need. The methodology includes an allocation tool that is a mathematical equation that consists of weighted factors. For example, if one of the factors, e.g., household growth, is determined to be more important that another factor, e.g., transit, the methodology can give household growth a higher weight than transit in the formula. The methodology may also equally weigh the factors, therefore ensuring that all the factors are of equal priority.

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• The factors and weights (expressed in parenthesis) are:
• Household growth (45%)
• Existing employment (22.5%)
• Employment growth (22.5%)
• Household growth near existing transit (5%)
Employment growth near existing transit, Household growth, existing employment, and employment growth are estimated in SCAG’s regional household and employment forecasts. A jurisdiction’s share of the Regional Housing need is assigned accordingly to its percentage share of regional household growth, employment growth, existing employment, and household and employment growth near transit:
(Household Growth x 0.45) + (Employment Growth x 0.225) + (Existing Employment x 0.225) + (Household Growth near Transit x 0.05) + (Employment Growth near Transit x 0.05) After determining the housing need, a number of “rules” are established by SCAG to determine the allocation of units by income. The broad concept is that local jurisdictions must plan for incomebased housing relative to the regional average. The income allocations scenarios give each jurisdiction 175 percent of the difference between their 2020 household income distribution and the 2020 regional household income distribution. An “adjustment factor” is then applied to determine housing unit allocation in each income category.

HAWAIIAN GARDENS’ ‘FAIR SHARE’ OF THE REGIONAL HOUSING NEEDS Regional Housing Needs Assessment (RHNA) provides a discussion of the city’s Regional Housing Needs allocation and how the city intends to accommodate its identified housing need.

The authority to determine housing needs for the various income groups for cities within the Southern California region has been delegated to the Southern California Association of Governments (SCAG), pursuant to Section 65584 of the Government Code. The housing needs are categorized according to the following income groups:

The Extremely Low-Income households are those whose income is 30% or less than that of the median household income for the greater Los Angeles area; The Very Low-Income households are those whose income does not exceed 50% of the median household income for the greater Los Angeles area;
The Low-Income households earn from 51% to 80% of the median; The Moderate-Income groups earn from 81% to 120% of the median; and, The Above Moderate households earn over 120% of the median income.

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The various housing categories and the income thresholds for each are discussed above. SCAG’s Regional Housing Needs Assessment (RHNA) estimated the eight-year, 6th Cycle Planning Period for Hawaiian Gardens at 331 units.

Table 3.1
RHNA 6th Cycle
October 2021 – October 2029
Number of Units Number Percentages
Very Low-Income Households 61 18.4%
Low-Income Households 44 13.29%
Moderate Income Households 46 13.89%
Above Moderate-Income Households 180 54.38%
Total Needed-Future Housing 331 100%
Southern California Association of Governments
For the 5th Cycle Housing Element (2013- 2021), the SCAG allocated the city a total of 129 units broken down in the following categories: Vere Low-Income – 32; Low-Income – 16; Moderate Income – 19; and Above Moderate Income – 21. Based on building permit records provided by the city’s community development department, between 2013 and 2021, a total of 28 permits were issued for residential construction, which included construction of multi-family units, single-family residences and ADUs. Assuming all 28 permits result in the construction of housing, the units can be deducted from the 129 units required from the 5th Cycle. Therefore, there would be a carryover of 101 units from the 5th Cycle Housing Element. Added to the 331 required for the 6th Cycle, the city is obligated to build a total of 432 units for the current planning period.

The planning period governed by the current RHNA extends from 2021 to 2029. As a result, the city will only receive credit towards the RHNA for the new housing that is entitled, under construction, or built beginning in 2021.

As indicated in Table 3.1 the City's remaining unmet need for this planning period is 331 units plus the 101 units carried over from the last planning period.

WHAT THE NUMBERS MEAN
The primary goal of the RHNA numbers is to act as targets for jurisdictions to achieve during the planning period. Because local jurisdictions are rarely, if ever, involved in the actual construction of housing units, sometimes it is not possible for these targets to be met. HCD does not penalize jurisdictions for not meeting RHNA targets, if they have allocated enough land for the construction of units and have made a good effort through the implementation of housing policies and programs to help meet the RHNA targets.

3.2 SPECIAL HOUSING NEEDS
In addition to the general housing needs of the population, cities and counties must plan for the special housing needs of certain groups. For the Housing Element, Government Code (65583(a)(6)) requires that several populations with special needs be addressed: people who are homeless; persons with disabilities; female-headed households; large households; seniors; overcrowded households; CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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farmworker households. To meet the needs of these groups, the City of Hawaiian Gardens must be creative and look to new ways of increasing the supply, diversity, and affordability of this specialized housing stock.

Chart 3.1 - Disability by Type
American Community Survey 2014-2018 5-year estimates.

Chart 3.1 (Disability by Type) indicates that the highest form of disability for the disabled residents of the City of Hawaiian gardens is ambulatory. Ambulatory means that the resident can walk and is not bedridden. The lowest class of disability occurrences identified among residents is vision.

Chart 3.2 - Disability by Type (Seniors 65 and Over)
American Community Survey 2014-2018 5-year estimates.
397
291
718
939
491
733
0 100 200 300 400 500 600 700 800 900 1,000
Hearing
Vision
Cognitive
Ambulatory
Self-care
Independent Living

10.7%

3.9%

8.9%

20.8%

10.4%

19.8%

13.1%

6.6%

10.1%

22.9%

10.5%

17.5%

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%
Hearing Vision Cognitive Ambulatory Self-care Independent Living
Percent of Senior Population
Cudahy Percent SCAG Region Percent
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Understanding the employment status of people with disabilities may also be an important component in evaluating specialized housing needs. In Hawaiian Gardens, 27.8% of the population with a disability is employed, compared to 69.8% of the non-disabled population.

EMERGENCY SHELTER & TRANSITIONAL HOUSING
The primary agency that deals with the issue of homelessness in the City of Hawaiian Gardens is the Los Angeles Homeless Service Authority (LAHSA), which serves Hawaiian Gardens. Members of the Department of Mental Health visit Hawaiian Gardens every Thursday to reach out to the homeless, to offer temporary sheltering at a regional shelter which services Hawaiian Gardens homeless. However, most decline and they cannot be forced to enter a shelter. Since 2014, the City has used CDBG funds for Code Enforcement, Single-unit Housing Rehabilitation Program, Business Assistance Program, Senior Activities Program, and Food Distribution Program. The program has met with much success and proven instrumental in assisting those who lost work or suffered during the covid crisis. It is ongoing and provides assistance to homeless, low income, seniors, and those in need. In 2020 the City adopted the Public Housing Agency 5 Year and Annual Plan. The City continued working with the Housing Rights Center to provide fair housing counseling, discrimination/investigation, and education services to all City residents, including landlords and tenants participating in the PHA’s Section 8 Program. The PHA also made available the guide “California Tenants – a Guide to residential Tenants’ and Landlords Right and Responsibilities’’ to all of its residents.

Emergency Shelters
Emergency shelters are allowed without discretionary review in the General Commercial (C-4) and Public Facilities (PF) zones. They are prohibited in the Downtown Commercial (C-2) and Light Industrial (M-1) zones. The zoning districts permitting Emergency Shelters are located along Norwalk Boulevard and Carson Street, the City’s main north/south corridor.

Pursuant to Section 18.70.110 of the Municipal Code, an emergency shelter proposed in the C-4 and PF zoning districts must comply with the following operational use regulations/standards:
• Occupancy. A maximum of 40 beds or persons may be served nightly, with associated support service not available to nonresidents of the emergency shelter/the public. • Hours of Operation. Limited to the hours between 6:00 pm and 8:00 a.m. • Length of Stay. The maximum length of stay is 14 days. • Management and Operation Plan. Each emergency shelter shall always provide on-site supervision.
• Congregation in neighborhoods is prohibited. The shelter operator shall (1) patrol the surrounding area within 1,000 feet for one hour after the closing of the shelter each morning to ensure that shelter residents are not congregating in the neighborhood; (2) regularly patrol CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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the area surrounding the shelter site during hours that the shelter is in operation to ensure that persons who have been denied access are not congregating in the neighborhood. • Parking. Comply with the requirements of Section 18.70.010 of the Zoning Code. • Waiting and Intake Area. A client waiting and intake area shall be provided and contain a minimum of 10 square feet per bed provided at the facility. The client waiting and intake area shall be physical separated from the public right-of-way. • Facility Layout. Living, dining, and kitchen areas shall be physically separated from sleeping areas.
• Sleeping Area. Each emergency shelter shall provide at least 35 square feet of sleeping area per bed.
• Bathroom Facility. Each emergency shelter shall provide facilities for personal care (i.e., bathroom and shower facilities).
• Minimum Separation Distance. An emergency shelter shall be located at least 300 feet away from another emergency shelter.
• Litter and Graffiti. The owner/operator shall: (1) maintain the exterior of the premises, including signs and accessory structures, free of litter and graffiti at all times; (2) provide for daily removal of trash from the premises and abutting sidewalks or alleys within 20 feet of the premises; and (3) remove graffiti within 48 hours of written notice from the city. • Controlled Access. The facility and/or the premises shall be accessed by one entrance.

Supplemental Services. Supplemental services may be offered on the inside of the premises to serve persons only staying at the shelter. This Housing Element includes Program 18 Emergency, Transitional, and Supportive that requires the continuation of the partnership with LAHSA; a review of the City parking standards, and completion of required amendments to the City’s Zoning Code in accordance with State law.

Transitional and Supportive Housing
State law (AB 2634 and SB 2) requires local jurisdictions to address the provisions for transitional and supportive housing. Transitional and supportive housing facilities meeting the Government Code Section 65582 definition are considered a residential use and allowed by right in all zones that allow residential uses of the same type, consistent with State law. These facilities are subject to the same development standards and permit processing criteria required for similar uses in the same zones.

This Housing Element includes Program 18 Emergency, Transitional, and Supportive that requires the continuation of the partnership with LAHSA; a review of the City parking standards, and completion of required amendments to the City’s Zoning Code in accordance with State law.

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HOMELESSNESS
Due to the transient nature of the homeless, the precise number of homeless individuals in Hawaiian Gardens is difficult to determine. Few homeless persons have been observed within the city and are generally located along Norwalk Boulevard and Carson Street. The 2020 Greater Los Angeles Homeless Count was conducted by several agencies and led by the Los Angeles Homeless Services Authority (LAHSA).

The Los Angeles Homeless Services Authority released the results of the 2020 Greater Los Angeles Homeless Count, which showed 66,436 people in Los Angeles County experiencing homelessness.

This represents a 12.7% rise from last year’s point-in-time count.

Three years into the 10-year investment from Measure H, LA County’s homeless services system has doubled the number of annual housing placements. Improvements in coordination across agencies through the LAHSA based Housing Central Command have increased the speed of placements.

Efforts to protect the most vulnerable people from Covid-19 led to the rapid sheltering of 6,010 people since the March Safer at Home order (4,056 through Project Roomkey, 1,708 in Recreation and Parks shelters, and 246 in trailers)—and a goal to move 15,000 of the most vulnerable people experiencing homelessness into housing.

Most of the people experiencing homelessness that the homeless system helps stay housed. Eightyeight percent of the people placed in permanent housing through the system in 2018 have not returned to homelessness. In 2019, the rehousing system helped 22,769 people move into permanent housing. And many more people occupy interim housing this year: 18,395 people experiencing homelessness in L.A. County were sheltered, up from 14,722 the previous year, a 25% increase.

In the City of Hawaiian Gardens, there were 24 people identified as experiencing homelessness in the end of January 2020. Of the 24 unsheltered people, 29.2% were identified as persons in care,

20.8% as persons in vans, 16.7% as persons in campers, and 33% as persons on the street.

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PERSONS WITH DISABILITIES
Disabled persons have special needs when it comes to housing and many of the households in the category are occupied by elderly persons. Door frames in the housing units occupied by disabled persons must be wider to accommodate wheelchairs, ramps instead of stairs are needed, handrails in bathrooms need to be installed, cabinet doors must be accessible, and light switches and other devices also need to be within easy reach. The cost for retrofitting an existing structure may be thousands of dollars and be beyond the reach of those households with lower incomes. The lack of such housing is even more pronounced when it comes to market-rate rental units.

Unless such provisions are made for disabled persons during original construction, such facilities will not likely be provided in a typical rental unit. Senior housing (both owner and rental) generally has many of the features outlined above. The real constraints are associated with the housing for CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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families and working-aged adults. The results of this analysis are summarized below according to three general categories of potential constraints: (1) zoning and land use, (2) permits and processing procedures, and (3) building codes.

1. Zoning and Land Use: The zoning ordinance allows residential care facilities with six or fewer persons in the R-1 through R-4 zones with approval of a minor conditional use permit (MCUP). Residential Care Facilities with six or more residents are allowed in the R-2 through R-4 zones with approval of a conditional use permit (CUP).

2. Permits and Processing Procedures: There are no special designs or permitting standards that have been established for residential care facilities. The city has no occupancy standards that specifically apply to unrelated adults. Requests to retrofit homes for disabled accessibility or for reasonable accommodation are handled as any other building permit or variance application.

3. Building Code: Hawaiian Gardens has adopted the most recent Los Angeles County Code which includes provisions of the Americans with Disabilities Act. One provision is that a number of the residential units in new multi-family construction of three or more apartments, or four or more condominiums, must be handicap accessible or adaptable for handicap use.

HOUSEHOLDS IN NEED OF REASONABLE ACCOMODATION
The most recent 2020 Census identified those residents that have one or more disabilities as well as the type of disability. Disabilities can be categorized by three major age groupings (under 17 years of age, 18 to 64 years of age, and 65 years of age or older). In addition, the table summarizes the types of disabilities for each major age grouping. A single individual within each age grouping may be counted numerous times depending on the types of disability. The City of Hawaiian Gardens Zoning Code Section 18.100.190 describes the City’s Reasonable Accommodations procedures. The City provides a procedure to request reasonable accommodation for persons with disabilities seeking equal access to housing under the California Fair Employment and Housing Act, the Federal Fair Housing Act, and the Americans with Disabilities Act (ADA) (also known as the Acts) in the application of zoning laws and other land use regulations, policies, and procedures. The City’s Reasonable Accommodation provisions are provided in Chapter 5.

DEVELOPMENTAL DISABILITIES
The California Department of Developmental Services provides data on developmental disabilities by age and type of residence. These data are collected at the zip-code level and were joined to the jurisdiction-level by SCAG. Counts below 11 individuals are unavailable and some entries were not matched to a zip code necessitating approximation.

In the City of Hawaiian Gardens, there were a total of 402 persons identified as developmentally disabled. Of that number, 146 persons were identified as residing in the home of parents, family, or guardians; 5 resided in independent or supportive living; and 5 in foster or family homes. 156 were identified as 0 – 17 years of age, and 90 were 18 years or older.

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Persons with disabilities in Hawaiian Gardens face unique problems in obtaining affordable and adequate housing. This segment of the population, which includes individuals with mental, physical, and developmental disabilities need affordable, conveniently located housing which, where necessary, has been specially adapted for wheelchair accessibility, along with other physical needs.

The living arrangements for persons with disabilities depend on the severity of the disability. Many persons live at home in an independent environment with the help of other family members. To maintain independent living, disabled persons may require assistance. This can include special housing design features for the physically disabled, income support for those who are unable to work, and in-home supportive services for persons with medical conditions. Accessible housing can also be provided via senior housing developments. Most persons with disabilities live on an income that is significantly lower than the non-disabled population. Many disabled individuals live on a small, fixed income which severely limits their ability to pay for housing.

The Task Force on Family Diversity estimates that at least one-third of all persons with disabilities in the United States live in poverty. Persons with disabilities have the highest rate of unemployment relative to other groups. For most, their only source of income is a small, fixed pension afforded by Social Security Disability Insurance (SDI), Social Security Insurance (SSI), or Social Security Old Age and Survivor's Insurance (SSA), which will not adequately cover the cost of rent and living expenses even when shared with a roommate. In addition, persons with disabilities oftentimes experience discrimination in hiring and training. When they find work, it tends to be unstable and at low wages.

In the City of Hawaiian Gardens, the American Community Survey estimates for 2014 – 2018 identifies that 27.8% of the population with a disability is employed, compared to 68.3% of the nondisabled population.

Table 3.2– Disability by Employment Status
The term developmental disability refers to a severe and chronic disability attributable to a mental or physical impairment, such as:
(1) cerebral palsy (a disability resulting from damage to the brain before, during, or shortly after birth and outwardly manifested by muscular in- coordination and speech disturbances); (2) epilepsy (any of various disorders marked by abnormal electrical discharges in the brain and typically manifested by sudden brief episodes of altered or diminished consciousness, involuntary movements, or convulsions); or
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(3) autism (a developmental disorder that appears by age three and that is variable in expression but is recognized and diagnosed by impairment of the ability to form normal social relationships, by impairment of the ability to communicate with others, and by stereotyped behavior patterns especially as exhibited by a preoccupation with repetitive activities of restricted focus rather than with flexible and imaginative ones that begins before individuals reach adulthood.
(http://www.nlm.nih.gov/medlineplus/mplusdictionary.html)

DISABILITY BY TYPE
In Hawaiian Gardens, the most commonly occurring disability amongst seniors 65 and older was an ambulatory disability, experienced by 21% of Hawaiian Gardens' seniors (and 22.9% of seniors in the SCAG region).

Chart 3.3 – Disability by Type – Seniors 65 year and Older American Community Survey 2014-2018 5-year estimates.

Chart 3.4 – Disability by Type

14.5%

3.4%

9.8%

21.0%

9.0%

14.7%

13.1%

6.6%

10.1%

22.9%

10.5%

17.5%

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%
Hearing Vision Cognitive Ambulatory Self-care Independent Living
Percent of Senior Population
Hawaiian Gardens Percent SCAG Region Percent
314
149
596
713
349
505
0 100 200 300 400 500 600 700 800
Hearing
Vision
Cognitive
Ambulatory
Self-care
Independent Living
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STRATEGIES AND PROGRAMMATIC RESPONSES TO MEET NEED
Appropriate housing for persons with mental or physical disabilities include very low-cost units in large group home settings (near retail services and public transit), supervised apartment settings with on- or off-site support services, outpatient/day treatment programs, and inpatient/day treatment programs, crisis shelters and transitional housing.In 1984, Title 24 of the State Uniform Building Code mandated that all multiple-family residential construction projects containing more than five units under construction after September 15, 1985, would conform to specific disabled adaptability/accessibility regulations. In 1988, the Federal government enacted the U.S. Fair Housing Amendment Act; in part with the intent of increasing the number of rental units being built that would be accessible to handicapped individuals. In July 1993, the State of California issued “California Multifamily Access Requirements” based upon the Act. Unfortunately, the actual increase in the number of handicapped-accessible units available on the current rental market has been small.

Both the federal Fair Housing Act and the California Fair Employment and Housing Act impose an affirmative duty on local governments to make reasonable accommodations (i.e., modifications or exceptions) in their zoning and other land-use regulations when such accommodations may be necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling.

The City also makes rehabilitation funds available to income qualified households for accessibility improvements through its CDBG Program; CDBG funds can be used for a variety of housing efforts including activities aimed at reducing costs, housing acquisition and rehabilitation through short and long-term loans, grants, or loan guarantees; direct payment of rent or mortgage and housing counseling services and fair housing activities.

The housing needs of several other categories of disabled persons, including developmentally disabled persons and the mentally ill are typically not addressed by Title 24 Regulations. The housing needs of persons with these types of disabilities, in addition to basic affordability, range from needing slight modifications of existing units to the need for a variety of supportive housing arrangements.

Some of this population can only live successfully in housing which provides a semi-sheltered, semiindependent living state, such as clustered group housing or other group-living quarters; others can live independently if affordable units are available.

Based on a review of the city's development procedures and policies, specific constraints which require the approval of a minor conditional use permit or conditional use permit for group care housing were identified. In summary, the city's zoning ordinance does contain provisions that would preclude the development of housing for handicapped persons. However, there are no zoning restrictions that would limit the use of ramps, wider doorways, or other features that would be desirable in such units. No additional review or development standards are required for handicapped units beyond that required for all units.

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FEMALE-HEADED HOUSEHOLDS
The California Housing Element Law requires analysis of specialized housing needs, including female-headed households to ensure adequate childcare or job training services. Of Hawaiian Gardens' 3,712 total households, 17% or 631 households are female-headed (compared to 14.3% in the SCAG region), 9.9% are female-headed and with children (compared to 6.6% in the SCAG region), and 2.7% are female-headed and with children under 6 (compared to 1.0% in the SCAG region).

Female headed households generally refers to those households with a female that is a single parent.

Female-headed households tend to have low-incomes, thus limiting housing availability for this group.

Chart 3.5 - Female-Headed Households
American Community Survey 2014-2018 5-year estimates.

LARGE FAMILY HOUSEHOLDS
According to the HCD’s definition, the term "large family" refers to a family containing five or more persons. Large family households, containing five or more persons, frequently experience a greater incidence of overcrowding, especially in older units and rental housing. Most rental units in the city contain one or two bedrooms. In addition, landlords may be reluctant to rent smaller units to larger families. Finally, many owner-occupied units are overcrowded (see Section 2.3) due to extended families sharing housing to reduce mortgage or rental costs.

Large families are identified as a group with special housing needs based on the limited availability of adequately sized, affordable housing units. In the City of Hawaiian Gardens, the most commonly occurring household size is of three people (23.6%) and the second-most commonly occurring household is of two people (18.6%). Hawaiian Gardens has a lower share of single-person households than the SCAG region overall (14.9% vs. 23.4%) and a higher share of 7+ person households than the SCAG region overall (4% vs. 3.1%).
3855

17.0%; 657

9.9%; 383

2.7%; 105
0 500 1000 1500 2000 2500 3000 3500 4000 4500
Total Households
Total FHH
FHH w/children
FHH w/children under 6
Percent of total househods; Number of households
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Chart 3.6 – Households by Household Size
American Community Survey 2014-2018 5-year estimates.

ELDERLY HOUSEHOLDS
The Housing and Urban Development Section 202 requires analysis of specialized housing needs, including housing needs for seniors. 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 Hawaiian Gardens' 748 such households, 58.2% earn less than 30% of the surrounding area income, (compared to 24.2% in the SCAG region), 82.9% earn less than 50% of the surrounding area income (compared to 30.9% in the SCAG region).

Escalating housing costs, particularly in the rental market, severely impact housing affordability for the elderly who usually have fixed incomes. The housing needs of the elderly can be addressed through the provision of smaller units, congregate housing, and rental and rehabilitation assistance programs. The special needs of many elderly households often are a result of lower (and fixed) incomes, physical disabilities, and dependence needs.

FARMWORKERS
Statewide, farmworker housing is of unique concern and of unique importance. While only a small share of SCAG region jurisdictions has farmworkers living in them, they are essential to the region's economy and food supply. The chart below indicates that there are 19 farmworkers identified in the City of Hawaiian Gardens which represents 0.31% of the city’s population. In the SCAG region, there are 57,741 total jobs in the faming, fishing, and forestry occupations. 277 415 647 345 441 60 62
296
303
261
304
229
124
91 573
718
908
649
670
184
153

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

30.0%

35.0%
1 2 3 4 5 6 7+
Households (% by size category)
Number of People per Household
Renter Owner Total
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Table 3.3 – Farmworkers by Occupation
American Community Survey 2014-2018 5-year estimates using groupings of NAICS and SOC codes.

Table 3.4 – Employment in the Agricultural Industry
American Community Survey 2014-2018 5-year estimates using groupings of NAICS and SOC codes.

The city must focus on providing housing for people with disabilities as well as the elderly and other members of the community who represent a protected class.

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4 Land Inventory
List of Charts, Tables, and Maps
Map 4.1 City of Hawaiian Gardens Zoning Map...................................................................Page 77 Table 4.1 Zoning Summary - City of Hawaiian Gardens........................................................Page78 Table 4.2 Current 6th Cycle Vacant Sites and Parcels of Interest............................................Page 82 Table 4.3 5th Cycle Housing Element Vacant Sites...................................................................Page 83 Table 4.4 Land Sales in – October 2021......................................................................................Page 89 Table 4.5 Construction Costs per Square-Foot for Residential Construction.......................Page 90 Table 4.6 Average Mortgage Rates – October 2021..................................................................Page 91 This section assesses the housing development potential in Hawaiian Gardens during the 2021-2029 Housing Element planning period. The purpose is to determine the quantity of land available to accommodate the City’s RHNA. The RHNA is broken down by income group into four categories:

Very Low (less than 50% of the Area Median income (AMI)), Low (50-80% of AMI), Moderate (80- 120% of AMI), and High (over 120% of AMI). While a jurisdiction must show that it has adequate sites in total to meet its RHNA, it must also show that it can meet the allocation at each of these income categories.

Land Inventory
There are approximately 715 acres of land zoned in the City. The R-2 Medium Density Residential zone district, with 210.81 acres is the largest zone district in the City. All of the residential zone districts combined (including the Mobile Home Residential zone district) comprise 382.65 acres. In comparison, the combined acreage of the City’s two commercial zone districts is 178.37 acres.

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Table 4.1
Zone Districts
Zone District Acreage
R1 (10,000) Single Family Estates 11.87
R1 Single Family Residential 36.77
R2 Medium Density Residential 210.81
R3 Intermediate Density Residential 37.97
R4 High Density Residential 60.70
MHP Mobile Home Park 24.53
C2 Downtown Commercial 9.78
C4 General Commercial 168.59
M1 Industrial 21.79
Civic 8.85
Fire Station .23
Park 2.97
Hospital 7.10
Elementary School 26.69
Junior High School 29.71
Church 11.85
Other – Unsymbolized 44.80
Total 715.01
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Below is the City’s Zoning Map.

City of Hawaiian Gardens Zoning Map
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The City is proposing Program 27 Increase Zone District Densities which will eliminate the R-1 10,000 zone district and replace it with the R-1 Single Family Residential zone district, set minimum densities and increase maximum densities for all residential zone districts, include residential land uses in the commercial zone districts and set minimum and maximum densities, and create a mixeduse zone districts with minimum and maximum densities. All densities can be increased through Program 5 State Density Bonus Law. The densities are based on dwelling units per acre and not minimum lot sizes. Until the density increases are established it is not known what the minimum lot sizes will change to, therefore, to keep data and comparisons consistent, the dwelling units per acre formula was used to identify density.

The following tables identify the vacant and opportunity sites. Additional tables are provided which identify the potential for housing units in the C-2, C-4, and new Mixed-Use zone districts. Another table is provided which identifies those sites to be rezoned from one zone district to another zone district. To avoid duplication, and a misrepresentation of potential housing capacity, these sites are not included in the other tables, rather a separate table has been prepared to summarize the potential of rezoning sites. The sites are provided in the tables as follows:
• Vacant sites: This is a list of all of the vacant sites in the City. These sites are not included in the other tables.
• C-2 Downtown Commercial and C-4 General Commercial sites: There are sites currently zoned for commercial uses that prohibit residential uses. These sites are proposed to allow residential uses as permitted uses, with minimum and maximum density requirements.
• The Mixed-Use Zone District is a proposed district. These sites are proposed to allow residential uses as permitted uses, with minimum and maximum density requirements. • Rezoned sites: These are sites that are not included in any of the previous categories.

They are sites that are proposed to be changed from one zone district to another zone district. For instance, there may a C-4 General Commercial zoned site proposed to be rezoned to Commercial Mixed Use. .

The following table identifies the vacant residentially zoned sites in the City. The table also includes the number of housing units allowed with the current density and the number of housing units allowed with the proposed density increase.

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Table 4.2
Housing Capacity on Vacant Sites
Assessor
Parcel
Number
Address General Plan
Designation
Zoning
Designation
Parcel
Size
(square
feet)
Current
Density
(dwelling
unit/acres)
and
potential
capacity
(housing
units)
Proposed
Density
(dwelling
unit/acres)
and
potential
capacity
(housing
units)
7076-004-012 12429 221st St. Medium
Density
R-2 4,400 17.4 2 30 3
7065-007-050 21623 Juan Ave. Intermediate
Density
R-3 9823 18.9 4 35 8
7076-005-012 21806 Verne Ave. Intermediate
Density
R-3 9905 18.9 4 35 8
7076-005-013 Intermediate
Density
R-3 19801 18.9 9 35 16
7076-005-018 Intermediate
Density
R-3 9893 18.9 4 35 8
7076-005-019 Intermediate
Density
R-3 9892 18.9 4 35 8
7068-015-053 22021 Norwalk
Ave,
General
Commercial
C-4 13,305 N/A 40 12
Total 27 63
In the 5th Cycle Housing Element, the following properties were identified as vacant sites: Ibex Avenue &221Street; 12429 221st Street; Carson Street & Elaine Avenue; and 21623 Juan Avenue.

Below is a map of the vacant sites.
(Insert MAP)
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Mixed Use Opportunity Sites
The Land Use Element, adopted in January 2010, strongly encourages mixed use development on sites with a land use designation of General Commercial and zoned C-2 Downtown Commercial and C-4 General Commercial. Land Use Element policy LU 3.3 states:

Encourage the development of mixed-use housing opportunities in the General Commercial land use designation, on sites with a minimum lotsize of 1 acre.

The Land Use Element explains why the City encourages mixed use development:

The City has recognized that the City’s population will continue to grow in the future, resulting in the impending need for diverse housing opportunities in the community. In order to addressthis need, mixed-use development will be encouraged in the City. In order to be classified as mixed-use, development should include the following components:
➢ A combination of two or more significant land uses as part of a single or contiguous site;
➢ Significant functional and physical integration of project components; and ➢ Development in conformance with a coherent plan.

There are considerable benefits to mixed-use development, including increasing housing options within the community, reducing auto dependency, and creating a sense of place.

As in the 2013-2021 Housing Element, three sites along Carson Street were identified as appropriate and suitable for mixed use development:
➢ Site #1 – Carson Street/Claretta Avenue
➢ Site #2 – Carson Street/Hawaiian Avenue (North of Carson Street) ➢ Site #3 – Carson Street/Hawaiian Avenue (South of Carson Street) This cycle of the Housing Element update has included additional opportunity sites a result of the proposed rezoning of the C-2 and C-4 zones to Commercial Mixed Use. These include:
➢ Site #4 – N/W corner Carson Street/Bloomfield Avenue
➢ Site #5 – N/E corner Carson Street/Claretta Avenue
➢ Site #6 – N/W corner Carson Street/Claretta Avenue
➢ Site #7 – 21900 Norwalk Boulevard
➢ Site #8 – S/E corner Carson Street and Belshire Avenue ➢ Site #9 – S/E corner Carson Street and Verne Avenue
➢ Site #10 – Underutilized eastern parking lot of The Gardens Casino CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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Site #1 is characterized by a low intensity auto repairshop and parking lot with a small temporary office building. Site #2 is comprised of an older small single family structure, a vacant city-owned lot and an older building and parking lot. Site #3 is essentially vacant. Site 4 is a underutilized strip shopping center with many vacant units. Site 5 is strip center, used car dealer and autobody.

Site 6 is Enterprise Rent-a-Car and a contractor storage yard. Site 7 is the Bingo Club. Site 8 is Vacant and mixtures of autobody, auto plaza and industrial uses. Site 9 is Vacant, vehicle storage yard, autobody and other auto related uses. Site 10 is an eastern portion of the Casino parking lot.

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Site #1
City of Hawaiian Gardens
Housing Capacity of Mixed Use Site #1
Carson Street/Claretta Avenue
Assessor
Parcel
Number Existing Uses
General Plan
Designation
Zoning
Designation
Parcel
Size
(sq. ft.)
High
Density
(dus/ac)
Capacity
(Housing
Units)2
7066-017-011 Parking Lot General C-4 37,460 40
Commercial
7066-017-012 Auto Repair General C-4 24,830 40
Commercial
62,290 40 14
15,572
2 Note: Lot sizes are derived from the Assessor Parcel Maps and real estate property profiles 1Mixed Use – densities within this new land use category will allow 40 dwelling units per acre 2Housing capacity based on a minimum of 25% of lot area allocated to housing development CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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Site #2
City of Hawaiian Gardens
Housing Capacity of Mixed Use Site #2
Carson Street/Hawaiian Avenue (North)
Assessor
Parcel
Number Existing Uses
General Plan
Designation
Zoning
Designation
Parcel
Size
(sq. ft.)
High
Density
(dus/ac)
Capacity
(Housing
Units)2
7066-013-046 Older Single Family
Structure
General C-4 23,858 401
Commercial
7066-013-017 Elks Lodge General C-4 73,181 40
Parking Lot Commercial
7066-013-913 City Owned General C-4 25,000 40
Commercial
122,039 40 28
30,509
2 1Mixed Use– densities within this new land use category will allow 40 dwelling units per acre 2Housing capacity based on a minimum of 25% of lot area allocated to housing development CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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Site #3
City of Hawaiian Gardens
Housing Capacity of Mixed Use Site #3
Carson Street/Hawaiian Avenue (South)
Assessor
Parcel Number Existing Uses
General Plan
Designation
Zoning
Designation
Parcel
Size
(sq. ft.)
High
Density
(dus/ac)
Capacity
(Housing
Units)2
7076-006-005 Vacant General C-4 9,740 401
Commercial
7076-006-006 Vacant General C-4 9,723 40
Commercial
7076-006-007 Vacant General C-4 9,657 40
Commercial
7076-006-008 Light General C-4 19,602 40
industrial in a
single-family
structure
Commercial
48,722 40 11
12,180
2 1Mixed Use – densities within this new land use category will allow 40 dwelling units per acre 2Housing capacity based on a minimum of 25% of lot area allocated to housing development CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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Site #4
City of Hawaiian Gardens
Housing Capacity of Mixed Use
N/W corner Carson Street/Bloomfield Avenue
Assessor
Parcel Number Existing Uses
General Plan
Designation
Zoning
Designation
Parcel
Size
(sq. ft.)
High
Density
(dus/ac)
Capacity
(Housing
Units)2
7066-013-061
7066-013-064
7066-013-060
7066-013-059
7066-013-058
7066-013-065
7066-013-062
Vacant and
Underutilized
Strip Center
General C-4 308545 401
Commercial
40 71
77,1362
1Mixed Use – densities within this new land use category will allow 40 dwelling units per acre 2Housing capacity based on a minimum of 25% of lot area allocated to housing development CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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Site #5
City of Hawaiian Gardens
Housing Capacity of Mixed Use
N/E corner Carson Street/Cloretta Avenue
Assessor
Parcel Number Existing Uses
General Plan
Designation
Zoning
Designation
Parcel
Size
(sq. ft.)
High
Density
(dus/ac)
Capacity
(Housing
Units)2
7066-013-055
7066-013-054
Strip Center,
used car dealer
and autobody
General C-4 85,492 401
Commercial
40 20
21,3732
1Mixed Use – densities within this new land use category will allow 40 dwelling units per acre 2Housing capacity based on a minimum of 25% of lot area allocated to housing development CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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Site #6
City of Hawaiian Gardens
Housing Capacity of Mixed Use
N/W corner Carson Street/Cloretta Avenue
Assessor
Parcel Number Existing Uses
General Plan
Designation
Zoning
Designation
Parcel
Size
(sq. ft.)
High
Density
(dus/ac)
Capacity
(Housing
Units)2
7066-017-129
7066-017-128
7066-017-127
Enterprise and
contractors’
storage yard
General C-4 24,459
6,367
25,259
401
Commercial
56,085 40 13
14,0212
1Mixed Use – densities within this new land use category will allow 40 dwelling units per acre 2Housing capacity based on a minimum of 25% of lot area allocated to housing development CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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Site #7
City of Hawaiian Gardens
Housing Capacity of Mixed Use
21900 Norwalk Boulevard
Assessor
Parcel Number Existing Uses
General Plan
Designation
Zoning
Designation
Parcel
Size
(sq. ft.)
High
Density
(dus/ac)
Capacit
y
(Housin
g
Units)
2 7076-038-060 The Bingo Club General C-4 262,163 401
Commercial
65,541 40 60
1Mixed Use – densities within this new land use category will allow 40 dwelling units per acre 2Housing capacity based on a minimum of 25% of lot area allocated to housing development Site #8
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City of Hawaiian Gardens
Housing Capacity of Mixed Use
S/E Carson Street and Belshire Avenue
Assessor
Parcel Number Existing Uses
General Plan
Designation
Zoning
Designation
Parcel
Size
(sq. ft.)
High
Density
(dus/ac)
Capacity
(Housing
Units)2
7076-001-004
7076-001-028
7076-001-029
7076-001-030
7076-001-031
Vacant and
mixtures of
autobody, auto
plaza and
industrial uses
General C-4 19.313
38,210
19,345
9,150
43,610
401
Commercial
129,628 40 30
32,4072
1Mixed Use – densities within this new land use category will allow 40 dwelling units per acre 2Housing capacity based on a minimum of 25% of lot area allocated to housing development Site #9
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City of Hawaiian Gardens
Housing Capacity of Mixed Use
S/E Carson Street and Verne Avenue
Assessor
Parcel Number Existing Uses
General Plan
Designation
Zoning
Designation
Parcel
Size
(sq. ft.)
High
Density
(dus/ac)
Capacity
(Housing
Units)2
7076-005-005
7076-005-006
7076-005-021
7076-005-009
Vacant, vehicle
storage yard,
autobody and
other auto
related uses
General C-4 9,078
8,431
18,856
9,902
401
Commercial
46,267
11,567
40 11
1Mixed Use – densities within this new land use category will allow 40 dwelling units per acre 2Housing capacity based on a minimum of 25% of lot area allocated to housing development CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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Site #10
City of Hawaiian Gardens
Housing Capacity of Mixed Use
Eastern end of the Casino Parking Lot
Assessor
Parcel Number Existing Uses
General Plan
Designation
Zoning
Designation
Parcel
Size
(sq. ft.)
High
Density
(dus/ac)
Capacity
(Housing
Units)2
7065-006-048 Eastern end of
Casino parking
lot
General C-4 213,349 401
Commercial
213,349
53,337
40 49
1Mixed Use – densities within this new land use category will allow 40 dwelling units per acre 2Housing capacity based on a minimum of 25% of lot area allocated to housing development CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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The total housing capacity of these sites is 307 housing units. The .25% of lot area allocated to housing development was for purposes of estimating a housing capacity. Thisfactor is not a floor area maximum standard. The housing capacity estimate is on the low end because mixed use sites can be four stories high. Thus, three stories of different housing types can be built above first floor commercial, according to the development standards of the Zoning Code. A variety of housing types can be developed as part of the residential component of mixed-use sites, including single room occupancy housing units which can range from 220 to 450 square feet.

The City provides incentives to encourage mixed use development – including housing at a minimum density of 20 dwelling units per acre – on the vacant and underutilized C-2 and C-4 General Commercial lots located along Carson Street and Norwalk Boulevardas follows: expedited processing through the Minor Use Permit process; density bonuses; fee waivers; small housing unit sizes in the form of SROs and efficiency units as defined by the Zoning Code; increased heights and reduced setbacks through the minor exception process.

Based on the information in the previous tables the City has the potential to meet the City’s share of the regional housing needs, along with implementation of other City programs which include Program 2 Promote Lot Consolidation, Program 5 State Density Bonus Law, Program 15 Accessory Dwelling Units, Program 26 Single Room Occupancy, Program 29 Garage Conversions, and Program 30 Cottage/Carriage Dwelling Units.

It is recognized that the General Plan Land Use Element will need to be updated with the changes/increases in density to be consistent with the rezone activities. The General Plan Land Use update and Rezoning of sites can be processed concurrently to expedite these changes that further the City’s goals to provide affordable housing opportunities for all residents and meet the City’s regional housing needs.

The State requires that a Housing Element identify how much housing can be constructed to accommodate the community’s RHNA. Section 65583(a)(3) of the California Government Code states that this inventory must be site specific to help localities determine the appropriate zoning, development standards, and infrastructure capacity to accommodate the new construction needed. The Code also requires that all land identified must be available for residential use in the planning period. Sites that require rezoning may be included in the inventory if actions are taken to address the rezoning early in the planning period.

The types of sites proposed in this Housing Element for residential development are the retention of the existing mobile home parks, existing residentially zoned sites, existing commercial sites that are proposed to allow residential uses through a proposed mixed-use zoning, and the proposed sites to be rezoned for either increased densities, or a change in use to increased residential densities.

The unaccommodated 5th cycle RHNA from 2014-2021 is rolled over and added to the current planning period because HCD found that the City did not make adequate sites available to accommodate all the RHNA during the 5th cycle RHNA planning period. Therefore, according to the RHNA, the City’s regional housing need is a total of 432 housing units.

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SITES INVENTORY ASSUMPTIONS
Realistic Capacity
Consistent with HCD Guidelines, the methodology for determining realistic capacity on each identified site must account for land use controls and site improvements. The Hawaiian Gardens General Plan and Land Use Element and Zoning Code establish six residential zone districts, (R-1 Estate, R-1, R-2, R-3, R4, and Mobile Home Park (MHP) for residential uses, and the General Commercial (C-4) zone allowing for certain residential-type uses to provide housing opportunities for all household income ranges.

Zoning Appropriate to Accommodate Housing for Lower-income Households Site identification criteria were used to ensure the inclusion of sites with a high potential for revitalization based on size, location, current uses, allowed densities, and proposed densities where applicable. • Capacity: The Sites Inventory includes both vacant and underutilized sites. Underutilized sites are parcels that are currently developed at less than the maximum permitted density.

Many of these sites are in areas intended for high-density development, yet the sites are developed at significantly lower densities.
• Size and location: Development of parcels of at least one-half acre in size is desirable in terms of construction economies and effective use of State or federal grants. However, in older cities, the subdivision pattern has resulted in many lots less than one-half acre in size. Vacant sites of all sizes are included in the inventory as they present opportunities for consolidation into larger developments.

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This Housing Element proposes the following:

Program 27: Zone District Densities Update.

To address a shortfall and un-accommodated need for housing units, the City will eliminate the SingleFamily Estates (R1 10,000 square foot lot minimum) zone district and replace it with the R-1 Single Family Residential zone district, and add a Mixed Use zone district. Further, the City will adopt new density standards to increase allowable minimum and maximum densities for residential and nonresidential zone districts, including a new mixed-use zone district. Following are the respective density increases to be adopted:

Zoning Current Density Proposed Minimum
Density
Proposed Maximum
Density
R-1 Single Family
Residential

7.2 units/acre 7.2 units/acre 13 units/acre
R-2 Medium Density
Residential

17.4 units/acre 20 units/acre 30 units/acre
R-3 Intermediate
Residential

18.9 units/acre 20 units/acre 35 units/acre
R-4 High Density
Residential

23.5 units/acre 24 units/acre 40 units/acre
C-2 Downtown
Commercial (new Mixed Use)
Residential not
allowed
20 40 units/acre
C-4 General
Commercial (New Mixed Use)
Residential not
allowed
20 40 units/acre
Commercial Mixed Use (new) N/A 20 40 units/acre
Densities could be increased with a density bonus.

Program 28: Rezone Sites
The City shall rezone the sites identified in the sites inventory, as needed to accommodate the RHNA requirements.

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SITES INVENTORY AND ANALYSIS
Section 65583(a)(3) of the government code states that a housing element must include 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.

Section 65583.2(a) of the government code states that the inventory of land suitable for residential development –…shall be used to identify sites that can be developed for housing within the planning period and that are sufficient to provide for the jurisdiction’s share of the regional housing need for all income levels….” The city’s share of the regional housing need for this planning period is 331 new housing units to accommodate household growth, replacement of housing units lost from the inventory, and a vacancy adjustment. The city also has a carryover of 101 units from the 5th Cycle, resulting in a total of 432 units.

Sites to Accommodate the Above-Moderate Income Housing Need Government Code Section 65583.2(c)states:
“…a city or county shall determine whether each site in the inventory can accommodate some portion of its share of the regional housing need by income level during the planning period.”
The General Plan Land Use Element, adopted in January 2010, strongly encourages mixed use development on sites with a land use designation of General Commercial and zoned C-4 General Commercial. Land Use Element policy LU 3.3 states:

Encourage the development of mixed-use housing opportunities in the General Commercial land use designation, on sites with a minimum lot size of 1 acre.

The Land Use Element explains why the city encourages mixed use development:

The city has recognized that the city’s population will continue to grow in the future, resulting in the impending need for diverse housing opportunities in the community. To address this need, mixed-use development will be encouraged in the city. To be classified as mixed-use, development should include the following components:
• A combination of two or more significant land uses as part of a single or contiguous site; Significant functional and physical integration of project components; and
• Development in conformance with a coherent plan.

There are considerable benefits to mixed-use development, including increasing housing options within the community, reducing auto dependency, and creating a sense of place.

Mixed Use Sites
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The Zoning Code adopted in July 2011 permits mixed use development in the C-2 Downtown Commercial Zone and C-4 General Commercial Zone. C-4 zoned sites along Carson Street are ideal for mixed use development. The Land Use Element establishes a minimum lot size policy of 1 acre. This Housing Element proposes Program 4 Zoning Code Review which includes: change mixed use from a use category to a zone district and require a minimum percentage of affordable housing with covenants for mixed-use projects. Program 27 Increase Zone District Densities includes a maximum 40 dwelling units per acre (which can be increased with a density bonus),

PUBLIC FACILITIES AND SERVICES
Government Code Section 65583.2(b)(5) states that the inventory of land shall include:

A general description of existing or planned water, sewer, and other dry utilities, including the availability and access to distribution facilities. This information need not be identified on a site-specific basis.

Water Resources
Water service in Hawaiian Gardens is provided by the Golden State Water Company (formerly the Southern California Water Company) Region II Central District – Central Basin East Artesia System.

The Central District – Central Basin East Artesia System serves approximately 19,600 customers in the communities of Artesia, Norwalk, Hawaiian Gardens, and portions of Cerritos, South Gate, and Lakewood.

Water sources in the area include a blend of groundwater pumped from the Central Groundwater Basin and imported water from the Colorado River and the Bay Delta in Northern California (40 percent imported and purchased water, 60 percent water pumped from ground wells). The Golden State Water Company has two external connections: one with Cerritos that has a Metropolitan Water District (MWD) connection, and another Orange County connection with an MWD connection. The Golden State Water Company has no immediate concern with the availability of water supply because it has entitlement of groundwater resources in the Central Groundwater Basin, with supplemental imported water available from MWD. The Golden State Water Company also leases additional water rights from other entities that no longer pump groundwater but have entitlements, in order to meet the increases in water demand from its service area. The water company is currently working on the construction of new wells, pumping plants, water mains, new wells, pumping plants, water mains, and other improvements, including replacement wells for older wells.

Sewer Services
The local sewer lines in the City are maintained by the Los Angeles County Department of Public Works, Consolidated Sewer Maintenance District (CSMD). The Los Angeles County Sanitation District provides sewage treatment for wastewater from Hawaiian Gardens. The Los Angeles Sanitation District’s Wastewater Treatment Division operates 10 water reclamation plants and one ocean discharge facility (Joint Water Pollution Control Plant). Wastewater from Hawaiian Gardens is conveyed to the Long Beach Water Reclamation Plant.

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The General Plan Update and EIR indicate there is sufficient water and sewer capacity to accommodate the City’s share of the regional housing need and other land use development projected to occur in the near- and long-term future.

Solid Waste
Solid waste disposal services for the city are provided by Consolidated Disposal Services. Waste from the city is taken to the Bel Art Transfer Station in Long Beach, with final disposal at Chiquita Canyon Disposal Facility. The Chiquita Canyon Disposal Facility is a 592-acre facility located in Valencia, north of Los Angeles County.

Currently, the city contributes approximately 15,713 tons of waste annually. Approximately 23 percent of waste is recycled through the City’s programs. Commercial land uses are the largest producer of disposable waste, generating approximately 6,404 tons of waste and 2,823 tons of recyclable materials annually. Industrial uses are the lowest generators of disposable waste and recyclable materials. This may be in part because industrial land use is a smaller land use category compared to residential and commercial land uses in Hawaiian Gardens.

AB 939, the California Waste Management Act of 1989, requires local jurisdictions to prepare, adopt, and implement source reduction and recycling plans to make substantial decreases in the volume of waste materials going to landfills, and to reach landfill diversion goals of 50 percent. To meet these goals, for the City of Hawaiian Gardens has promoted the reduction of solid waste and the stream of waste going to landfills on its website and through inserts with utility bills. The city has also prepared and adopted an ordinance related to recycling and diversion of construction and demolition waste.

Recycling
The City of Hawaiian Gardens has an active recycling program, which includes a curbside recycling program, drop-off areas, and providing public education materials.

The curbside recycling program includes picking up recyclable materials but does not include green waste. Recycling materials can include paper, plastics, glass, and metal items. There is also one drop-off site located in the city, where residents can bring recyclable materials to dispose of. The city also provides solid waste disposal services for bulk and special items. The service operates bi-monthly, at different sites throughout the city. The program targets different neighborhoods in the city each time and advertises the opportunity for residents to dispose of bulk items. Large disposal containers are provided. This helps eliminate bulk and unnecessary items within public areas that are commonly abandoned in yards, vacant lots, and other areas.

The city actively promotes recycling and has provided pamphlets and flyers on recycling. Goals and policies in the Conservation Element will serve as a steady base for the City’s active promotion of recycling.

Noise
Hawaiian Gardens is in an area where the ambient noise levels are relatively high. The 2010 General Plan found that virtually all the neighborhoods in Hawaiian Gardens are in areas where noise levels CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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exceed 65 dBA. The city’s noise environment is not expected to significantly change over time since the primary factors contributing to noise, namely the arterial roadway and freeway traffic and nearby industrial uses, will have a continued presence in the city. State noise guidelines recommend locating residential development in areas exposed to ambient outdoor noise levels no greater than 65 A-weighted decibels (dBA).

Geologic and Seismic Hazards
No known earthquake faults traverse Hawaiian Gardens, and the city is not exposed to natural environmental hazards such as flooding, slope erosion and landslides. However, the city is located within an area that is subject to liquefaction hazards.

The City of Hawaiian Gardens, like most of the Los Angeles Basin, lie over the area of one or more known earthquake faults, and potentially many more unknown faults, particularly so-called lateral or blind thrust faults.

The major faults that have the potential to affect the greater Los Angeles Basin, and therefore the City of Hawaiian Gardens are the:

Norwalk
Raymond Hill
Malibu Coast-Santa Monica-Hollywood
San Andreas
Newport-Inglewood
San Fernando
Sierra Madre
Whittier
The Los Angeles Basin has a history of powerful and relatively frequent earthquakes, dating back to the powerful 8.0+ 1857 San Andreas Earthquake which did substantial damage to the relatively few buildings that existed at the time. Paleoseismological research indicates that large (8.0+) earthquakes occur on the San Andreas fault at intervals between 45 and 332 years with an average interval of 140 years. Other lesser faults have also caused very damaging earthquakes since 1857. Notable earthquakes include the 1933 Long Beach Earthquake, the 1971 San Fernando Earthquake, the 1987 Whittier Earthquake, and the 1994 Northridge Earthquake. In addition, many areas in the Los Angeles Basin have sandy soils that are subject to liquefaction, including in the City of Hawaiian Gardens.

Transportation
The transportation system in Hawaiian Gardens consists of a roadway network dominated by Pioneer Boulevard and Carson Street running in an east/west direction, and Norwalk Boulevard running north/south. The San Gabriel Valley Freeway (State Route-605) is located just west of Hawaiian Gardens.

Also, the City's central location in Los Angeles County provides Hawaiian Gardens with easy access to most parts of the Southern California region. Local circulation within the city generally follows a grid pattern.

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Regional access to the city is provided by the San Gabriel Valley Freeway (I-605) that extends along the city's southwesterly border. Access to this freeway is provided by Pioneer Boulevard and Carson Street.

The transportation system framework within Hawaiian Gardens is largely defined by Norwalk Boulevard and Pioneer Boulevard which are major north/south arterials that extends through the city.

Carson Street is a primary east/west roadway.

The City of Hawaiian Gardens is well served by public transit systems. The Los Angeles County Metropolitan Transportation Authority (LACMTS), the Orange County Transportation Authority (OCTA) and Long Beach Transit (LBT), all operate routes that extend into or through the City of Hawaiian Gardens. LACMTA buses provide a connection to Metrolink service in Fullerton. LBT buses provide connections to the Metro Green Line in Norwalk and the Metro Blue Line in Long Beach. All buses are ADA accessible, and many have bicycle racks.

All the potential housing sites identified as vacant or underutilized sites have adequate road accesses (ingress and egress) and are served by public transit, either adjacent to the site or within a short walking distance.

Bus, bicycle, pedestrian
The General Plan Circulation Element also includes a plan for incorporating bicycle facilities as part of the City’s overall circulation network. Bicycle lanes and bicycle routes are provided on a few of the roadways within the City of Hawaiian Gardens. Most city bikeways are Class II and Class III. In addition to the City’s on-street bike system, the Coyote Creek Bikeway provides a regional trail system for avid bicycle enthusiasts. Depending on the scope of the development project and existing conditions, bicycle facilities could also be required as part of the street improvements.

Housing Element Program 21 Infrastructure Availability
This Housing Element includes Program 21 Infrastructure Availability: The City shall continue to work with the Golden State Water Company to identify and coordinate water services, and with Los Angeles County to coordinate sewer services. Coordination includes providing this Housing Element, and any subsequent amendments to the Golden State Water Company and Los Angeles County. The City will establish a permit tracking system that monitors new development to determine levels of infrastructure needed to ensure appropriate levels of water, sewer, circulation, storm drainage, and other utilities’ availability and capacity. The City will review changing the local street right-of-way width from 40 to 36 feet. Although the majority of the arterials and collectors are currently built out, where opportunities arise for improvements the City will consider reduction in street widths, while still providing for bicycle lanes. In addition, the City will establish specific procedures and require that priority is given to developments with units affordable to lower-income households. Time Frame: 2022-2024.

Responsibility: Community Development and Public Works Departments. Funding: City General Fund.

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HOUSING MARKET CONSTRAINTS
Government Code Section 65583(a)(6) requires
An analysis of potential and actual nongovernmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the availability of financing, the price of land, and the cost of construction.

According to HCD:

Although n o n g o v e r n m e n t a l constraints are primarily m a r k e t -driven and generally outside direct government control, localities can significantly influence and offset the negative impact of nongovernmental constraints through responsive programs and policies. Analyzing specific housing cost components including the cost of land, construction costs, and the availability of financing assists the locality in developing and implementing housing and landuse programs that respond to existing local or regional conditions. While the cost of new housing is influenced by factors beyond a locality’s control, local governments can create essential preconditions (favorable zoning and development standards, fast track permit processing, etc.) that encourage and facilitate development of a variety of housing types and affordable levels.

The requisite analysis includes:
• Land Costs – Estimate the average cost or the range of costs per acre for single-family and multifamily zoned developable parcels.
• Construction Costs – Generally estimate of typical total construction costs which includes materials and labor.
• Availability of Financing - Consider whether housing financing, including private financing and government assistance programs, is generally available in the community.

This analysis could indicate whether mortgage deficient areas or underserved groups exist in the community.

Market constraints also include monthly rents and sales housing prices.

Land Costs
Land costs are a major component of new housing production costs. The development industry typically categorizes land into three types: raw land, entitled land and finished lots. The values attributed to parcels of land increase through these three stages. Raw land is a vacant piece of land without any entitlements or improvements. Entitled land can range from having the appropriate zoning to having a recorded subdivision for the land. Again, the values can increase the further a piece of land is in the entitlement process. Finally, land can be categorized as “finished lots”. This is the final stage prior to the actual construction of a home. All grading has been completed and all infrastructure (streets, curbs, gutters, storm drains, sewers, and utilities) have been installed. In most cases, this also means that all fees (except those associated with building permits) have also been paid. At this stage, the land is at its highest value.

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The table below identifies the most recent land costs for commercial and residential lots. Because there is only one residential lot and one commercial lot currently on the market, the average costs cannot be based on these sales alone. The minimum lot size requirement in the R-1 single-family zone is 6,000 square feet. Thus, based on these sales, the land costs for a conforming R-1 lot probably would range between $40,000 and $50,000 per lot.

In the C- 4, General Commercial zone, the minimum lot size per city zoning ordinance is 10,000 square feet. Therefore, based on the land sales, a typical C- 4-zoned property of 10,000 square feet would sell for $ 489,000. To achieve a potential mixed-use development which would require 1 acre, an investment of over $ 2M dollars would be required on land alone.

Table 4.8- Land Sales Prices – October 2021
Status Address Zoning Lot Size Pric
e
Price/Sq.Ft.

Active1 12345 Carson St. Commercial 25,264 sq. ft. $1.15M $45.52/sq. ft Active222001 Claretta Ave. Residential 21,080 sq. ft. $1.5M $71.15/sq. ft. 1 Vacant commercial property.
2 Multi-family residential property with house burnt down. Land value only Source: Movoto.com. Zoning as provided by the listing agents Over the last two years, property prices, both residential and commercial have sky-rocketed across all jurisdictions. In addition to the sky-rocketing prices, properties are harder and harder to find due to stiff competition, and do not stay on the market for very long even with the inflated prices.

The California Association of Realtors say that with record low interest rates and a once in a lifetime pandemic forcing many people to stay at home, the California median home price is forecast to rise 5.2% to $834,400 in 2022, following a projected 20.3% increase to $793,100 in 2021 from $659,400 in 2020. So, between 2020 and 2022, the median home price in California would rise from $659,400 to $834,400, representing an increase of $175,000. This type of astronomical shift has not been experienced in recent history of the housing market. An imbalance in demand and supply will continue to put upward pressure on prices but higher interest rates and partial normalization of the mix of sales will likely curb median price growth.

By comparison, in July 2008 there was a 1.34-acre vacant high density residential site for sale in the city.

The asking sales price was $1,950,000, which is $33.40 per square foot. The site can accommodate 25 housing units; therefore, the per unit price was $78,000. To the city’s knowledge, the site sold but the price is unavailable. In 2010 a non-profit affordable housing developer expressed interest to the Community Development Department and the then Redevelopment Agency in developing a tax credit senior housing complex
In 2010, the prior Housing Element reported that there had been no land parcels sold in the previous two years. The most recent sale was in 2005 for a 5,000 square foot parcel that sold for $215,000.

Furthermore, there were no parcels on the market for-sale according to the MLS Alliance. A web-based real estate site called LoopNet showed one .93-acre automotive use site on the market at $2,300,000, or $56.77 per square foot.

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In Hawaiian Gardens, the availability of vacant parcels is extremely scarce. As such the rules of supply and demand will dictate that prices will be high for vacant and potential re-use sites. Additionally, other components of housing production costs also drive new housing costs beyond the means of lower income households.

Construction Costs
According to the California State Board of Equalization, Assessors’ Handbook Section 531, Residential Building Costs, average construction costs vary due to the design type, construction type, quality of the construction, shape of the structure, and location.

The International Code Council (ICC) provides Building Valuation Data (BVD) for its members. The BVD table provides the “average” construction costs per square foot, which can be used in determining permit fees for a jurisdiction. The ICC states:
…it should be noted that, when using this data, these are “average” costs based on typical construction methods for each occupancy group and type of construction.

The average costs include foundation work, structural and nonstructural building components, electrical, plumbing, mechanical and interior finish material.

Table 4.9
Construction Costs per Square Foot for Residential Construction Group (2018 International Building Code) Type IV Classification R-2 Residential, multiple family $151.48
R-3 Residential, one- and two-family $157.99
R-4 Residential, care/assisted living facilities $190.53 Private garage $93.81
Source: International Code Council, Building Valuation Data (BVD), October 2021
It is important to note that while this BVD table does determine an estimated cost of a building (i.e., Gross Area x Square Foot Construction Cost), this data is only intended to assist jurisdictions in determining their permit fees. This data table is not intended to be used as an estimating guide because the data only reflects average costs and is not representative of specific construction.

Based on the above, the following are estimated construction costs for a – 1,000 SF housing unit in an apartment building - $151.48 x 1,000 = $151,480.00 1,500 SF single home on a level lot - $157.99 x 1,500 = $236,985.00 400 SF garage for single family home - $93.81 x 400 = $37,524.00 Construction crews for an affordable housing project must pay prevailing wages. This requirement typically drives up construction costs by 15% to 20%. The cost of construction alone can exceed the cost affordable to lower income households. Several factors contribute to the cost of construction CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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including dwelling unit size, height (elevator may be required), terrain, slopes, quality, State laws, profit motivations, and several other considerations.

Construction costs, however, are but one component of housing production costs. New affordable homes and apartments cannot be constructed without some public funding sources that subsidize the entire development and reduce the loan amount to that which can be supported by the affordable rents and ownership costs. The loss of redevelopment funds and the federal cutbacks of HOME funds have severely crippled efforts to produce affordable housing in Hawaiian Gardens.

AVAILABILITY OF FINANCING
Financing Availability Based On Interest Rates
For a sustained period, market mortgage interest rates have been either very reasonable or at historic lows. The table below identifies shows interest rates for two points in time. As of October 2021, the average mortgage interest rates on all loans have decreased during the past six months. For loans up to $584,200, a 30-year fixed rate loan is available at an interest rate of 3.45%, or very slightly higher than six months ago. For “jumbo” loans of more than $584,200, the interest rate is 3.64% for 30-year term or slightly lower than six months ago and 3.54% for a 15-year fixed.

Table 4.10 - Average Mortgage Rates – October 2021
Type of Loan Current Six Months Prior
Rates for loans up to $584,200
30-year fixed 3.45%/.47 pt. 3.50%/.27 pt.
15-year fixed 2.57%/.38 pt. 2.54%/.27 pt.

Rates for loans of $584,200 and up
30-year fixed 3.64%/.46 pt. 4.02%/.32 pt.
15-year fixed 3.54%/.19 pt. 3.71%/.28 pt.

Note: A pt. (point) is a term used by the lending industry to refer to the loan origination fee. One point is equal to 1% of the loan amount.

Source: Mortgage loan USA
It should be noted that not all would be homebuyers would qualify for the lowest interest rates available.

The most favorable interest rates are available to loan applicants who have good FICO credit scores.

FICO refers to (Fair Isaac Corporation), a firm that developed the mathematical formulas used to produce FICO scores. A FICO score is a snapshot of an applicant’s credit risk; the higher the score, the lower the risk to lenders. The FICO score is computed based on factors such as: payment history, amounts owed, length of credit history, new credit, and types of credit in use.) Financing Availability Based on HMDA Data
HCD has advised cities that an understanding of the geographic areas and or groups without sufficient access to credit will help localities to design programs to address known deficiencies. The information CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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that helps most to understand the geographic areas served by credit is the Home Mortgage Disclosure Act or HMDA data.

HMDA requires lenders to disclose the number, amount, and census tract location of mortgage and home improvement loan applications. The HMDA data encompasses lender activity for conventional, FHA, home improvement loans and refinancing loans. The data identifies five types of action taken on a loan application: loan originated, application approved by the lender and not accepted by the applicant, application withdrawn, file closed for incompleteness and application denied.

At this point, it can be determined that residents of Hawaiian Gardens residing in specific census tracts have been denied mortgage loans based on factors other than their income, FICO scores, down payment, or the amount of loan requested.

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5 Resources and Constraints
The availability of financing resources from federal, State, and local sources, as well as private lenders and non-profit organizations, is essential to the construction and rehabilitation of housing. The success of housing projects is also affected by governmental constraints (such as land use controls and development fees) and non-governmental constraints (such as housing market situation and environmental constraints). These factors will be discussed in this chapter.

Housing Constraints indicates those environmental factors, governmental factors, and market factors that could impede the development of new housing.

List of Charts, Tables, and Maps
Table 5.1 R-1:10,000 Single-Family Estate Development Standards ..................................... Page 97 Table 5.2 R-1 – Single-Family Residential Development Standards ..................................... Page 97 Table 5.3 R-2- Medium Density Residential Development Standards ................................. Page 98 Table 5.4 R-3 – Intermediate Density Residential Development Standards ........................ Page 99 Table 5.5 R-4 – High Density Residential Development Standards...................................... Page 100 Table 5.6 Mobile Home Park Development Standards........................................................... Page 101 Table 5.7 Individual Mobile Home Lot/Space Standards...................................................... Page 101 Table 5.8 Uses permitted in Residential Zones ........................................................................ Page 102 Table 5.9 Timelines for Permit Procedures............................................................................... Page 107 Table 5.10 Processing Procedures by Permit Types .................................................................. Page 107 Table 5.11 Permit Fees ................................................................................................................... Page 108

5.1 FINANCING AND SUBSIDY SOURCES
Federal, State, and local agencies provide a wide range of resources to help support the construction, acquisition, and rehabilitation of housing units for lower-income households in Hawaiian Gardens.

Many of these resources are made available to local tenants, owners, and developers of affordable housing through City and County programs and services. Although there is a wide range of programs, the availability of funding through these programs is typically inadequate to satisfy all needs. As a result, there is a fair amount of competition for program funds that are available, and any one development may need to draw upon multiple resources to be financially feasible.

Federal Resources
The federal government offers a wide variety of resource related housing assistance. The mortgage interest deduction and the real estate tax deduction are just two of the most common choices for homeowners provided through the income tax code. The deductions promote homeownership and reduce tax liabilities for home-owning taxpayers. Moreover, the deductions are used widely and expansively across the nation. Among the states, California has the highest amount of mortgage interest and real estate tax deducted every year.

Aside from tax of mortgage deductions, the federal government provided housing assistance to California jurisdictions through several programs. Like State programs, federal programs often change CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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in terms of program details, application procedures, and amount of subsidy dollars available. For detailed descriptions, current subsidy levels, and up-to-date application procedures, refer to program literature available online from HUD at http://www.hud.gov.

Some of the largest programs, based on current funding levels include:

Community Development Block Grants (CDBG)
The Community Development Block Grant (CDBG), a longstanding program of HUD funds local community development activities such as affordable housing, anti-poverty programs, and infrastructure development. Cities with populations over 50,000 receive CDBG funds directly from HUD while smaller cities apply directly to the County or State for a portion of the funding that is allocated and administered by those entities. HUD makes allocations based on a formula that takes population, poverty, and housing distress into account. CDBG funds can be used for a variety of housing efforts including activities aimed at reducing costs for private development (helping fund site acquisition, improvements, and other soft cost); housing acquisition and rehabilitation through short and long-term loans, grants, or loan guarantees; direct payment of rent or mortgage and housing counseling services; activities relating to energy conservation and renewable energy resources; and fair housing activities.

CDBG funds are best used in combination with other subsidy sources or to provide predevelopment funding to initiate housing development.

The City shall continue housing programs on housing development, infrastructure, rehabilitation, and job development, as allowed by the CDBG program. The city currently uses its CDBG moneys for the Home Improvement program, Business assistance program, fair housing foundation services, code enforcement, senior nutrition program, food distribution programs and the development of public facilities. It shall coordinate with the County Housing Authority in implementing programs outlined in the Comprehensive Housing Affordability Strategy (CHAS) for Los Angeles County. The city shall prepare a brochure outlining available housing assistance and rehabilitation programs in the city. The city is not applying for other federal programs, although it has evaluated potential participation in the HOME, HOPE, and other housing loan programs of HUD. It shall distribute these to property owners and make them available at City Hall. The brochure shall encourage residents to participate in the Section 8 housing assistance payments program and the housing voucher program through the Los Angeles County Housing Authority. The program is ongoing under the Community Development Department and is financed by the General Fund.

5.2 GOVERNMENTAL CONSTRAINTS
There are constraints from both the governmental and market sectors of the community that are capable of limiting or paralyzing efforts to maintain and provide affordable housing. Such constraints must be overcome in orderto implement the General Plan, including the Housing Element. Some constraints may be minor enough that market conditions are able to easily overcome problem situations. Other types of constraints can be significant enough to discourage development altogether. Constraints fall into two general categories: Governmental constraints and Non-Governmental Constraints. .

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GOVERNMENTAL CONSTRAINTS
Governmental constraints are defined as government decisions or actions that have the unintended potential to impede the market’s ability to satisfy demand for affordable housing. Categories of governmental constraints may include building permits, code enforcement, land use and development controls, site improvement fees, and development permits, affect the supply, distribution, and cost of housing. , these controls are necessary to protect the community's health, safety, and welfare. Building codes and other development requirements can influence the cost of housing.

The City has adopted the Los Angeles County 2020 Building Code that establishes minimum construction standards. The City’s existing development requirements included in the Zoning Ordinance and Building Code do not include any architectural standards that would add to the cost of new housing development. In addition, there are no unique open space, parking, or Mello-Roos fee requirements that are applicable to new developments outside of what is standard throughout the region.

Although Code Enforcement is included in this Governmental Constraints Section of the Housing Element, the City’s implementation of the program has resulted in maintaining the housing stock for all income households. The City’s active Code Enforcement Program continues to assure the health, safety, and welfare of the community. It Is the City’s policy to encourage voluntary Municipal Code compliance by providing residents, business operators, property owners, and tenants the opportunity, with sufficient notice and information, to comply with the Hawaiian Gardens Municipal Code and other applicable laws and requirements. The City believes that voluntary compliance is the preferred method in initiating compliance. With cooperation of residents, business operators, property owners and tenants, this endeavor results in a respectful and satisfactory relationship between the City and the community. The diagram below illustrates the City’s code enforcement process.

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The City’s Code Enforcement staff provide resources, assist with permit processing, and refers the responsible party to the City’s Rehabilitation and City Beautification Programs for financing opportunities. The Housing Rehabilitation Program includes grants and deferred housing rehabilitation loans. Eligible families must have lower incomes – that is, less than 80% of the Los Angeles County median income. Eligible improvements and repairs include, but are not limited to; roofing, plumbing, heating, windows, flooring, electrical systems, interior/exterior painting, bathroom and kitchen remodels and energy conservation improvements and bedroom additions to relieve overcrowded conditions. Since 2014, 20 units have been successfully assisted through this program. It is well received and there is a waiting list for assistance. This program has been funded by CDBG funds. Subject to funding availability, the program will be implemented throughout the 2021-2029 planning period.

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The City Beautification Program serves to eliminate the appearance of blight, enhance the City of Hawaiian Gardens’ neighborhoods, increase property values, and bring properties into compliance with the Municipal Code. The program provides financial assistance for the cost of exterior improvements.

This program also includes a security bar removal program wherein residents can have their security bars on windows removed and replaced with security cameras or other security enhancements.

In this Housing Element these programs have been combined into one program, Program 11 City Beautification. This program has been expanded to include contracting services for: California General Contractors in good standing with the California State Contractor License Board to perform construction work as identified by the City, and acquiring all applicable City building permits, zoning clearances, and other health and safety regulations. The program shall be expanded to provide additional information for the following: energy efficiency and conservation and illegal accessory dwelling unit permitting and code compliance.

All the residential areas where the residential zoning is applicable are well served by streets and other infrastructure. No street dedications or new infrastructure is required for the typical infill development.

The California Energy Resources Conservation and Development Conservation have developed guidelines used by building code enforcement officials to implement energy conservation regulations established by the California Energy Commission. While serving as a mitigation tool to help reduce electricity and natural gas consumption, they do add to the cost of housing. State law also authorizes school districts to collect impact fees for all new residential, commercial, and industrial construction.

The City of Hawaiian Gardens has fully implemented the provisions of AB 884. The plan check review for new construction averages two to four weeks, which is considerably less than most surrounding cities. During a development's design and planning, the City staff is available to conduct pertinent reviews and issue permits related to engineering, drainage, grading, public works, electrical, and other aspects of new developments. Even with those infill projects that require some form of discretionary review, the City has taken advantage of recent legislation that calls for smaller infill projects to be categorically exempt through the referral of a Class 32 California Environmental Quality Act (CEQA) Categorical Exemption.

Residential infill projects are handled through the City’s streamlined review and entitlement process.

The entire development process from land clearance through construction typically takes between six months to one year to complete, depending on the number of units. This includes the time required for plan check and construction.

General Plan Land Use Policy
The City of Hawaiian Gardens has a General Plan and an effective zoning ordinance that contains standards pertaining to development and the density of residentially zoned property. The General Plan land use map and zoning ordinance identify those areas of the City that are to be developed with residential uses, and what standards apply to the different types of residential uses. Such standards are understood as being a necessary tool in an effort to promote and ensure a healthy, compatible, and high- CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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quality living environment. The General Plan land use categories allow residential development as follows:
• Single-Family Estates: 4.35du/ac
• Single-Family Residential: 7.2 du/ac
• Medium-Density Residential: 17.4 du/ac
• Intermediate Density Residential: 18.9 du/ac
• High Density residential: 23.5 du/ac
• Mixed Use-Commercial density not specified
Past residential development projects in the City have consisted primarily of, lots with older singlefamily detached units replaced with multi-family housing.

Most of the City of Hawaiian Gardens consists of low-income neighborhoods. According to the 2020 Census data prepared by SCAG, of the City's 3,712 households in 2020, 18.1% are experiencing poverty compared to 7.9% in the SCAG region. Census data indicates that for rental units, the average median rent in 2020 was $1,403.00/month. A household was overpaying for housing if more than 30% of their net “take-home” income was used for paying rent or mortgages. According to census figures for the year 2020, 255 households (45.2% of the total owner-occupied units) living in owner-occupied units paid more than 30% of their monthly income towards the mortgage. According to the same census figures,

56.3% of the total renter households paid more than 30% of their monthly income towards the rent.

The current housing market and availability will continue to drive housing prices up within the City.

However, new housing development is expected to meet some of the demand for affordable housing created by low-income households in the area, as a function of economic and market forces.

Additionally, increasing allowable density with a maximum of 20% density bonus; will encourage the redevelopment of existing properties at a higher density, resulting in additional housing stock.

Zoning Code Development Standards
The City of Hawaiian Gardens Development Code includes development standards and requirements for existing and potential development within the residential zone districts., The following tables identify the development standards and parking requirements.

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Table 5.1
R-1: 10,000 Single Family Estate Development Standards
Maximum number of units per lot 1 dwelling unit per lot Minimum lot size 10,000 square feet
Minimum lot width 50 feet
Minimum lot depth 100 feet
Maximum lot coverage 50%
Setbacks
Front 20 feet
Standard side 10% of lot width, min. of 5 feet and max. of 7 feet Street side of corner lots 10 feet
Within rear 20 feet of reverse corner lot 20 feet
Rear 15 feet
Through lot 20 feet
Maximum height 2 stories or 30 feet, whichever is less
Minimum floor area 1,700 square feet per dwelling unit
Minimum distance between buildings 8 feet
Table 5.2
R-1: Single Family Residential Development Standards
Maximum number of units per lot 1 dwelling unit per lot Minimum lot size 6,000 square feet
Minimum lot width 50 feet
Minimum lot depth 100 feet
Maximum lot coverage 50%
Setbacks
Front 20 feet
Standard side 10% of lot width, min. of 5 feet and max. of 7 feet Exception: 3 feet on 25-foot-wide lots allowed
Street side of corner lots 10 feet
Within rear 20 feet of reverse corner lot 20 feet
Rear 15 feet
Through lot 20 feet
Maximum height 2 stories or 30 feet, whichever is less
Minimum distance between buildings 8 feet
Minimum floor area 1,500 square feet per dwelling unit
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Table 5.3
R-2: Medium Density Residential Development Standards
Minimum lot area per unit 2,500 square feet
Minimum lot area 3,750 square feet
Minimum lot width 37.5 feet
Minimum lot depth 100 feet
Maximum lot coverage 50%
Setbacks
Front 20 feet
Standard side 10% of lot width, min. of 5 feet and max. of 7 feet Exception: 3 feet on 25-foot-wide lots allowed
Street side of corner lots 10 feet
Within rear 20 feet of reverse corner lot 20 feet
Rear 10 feet
Through lot (street) 20 feet
Through lot (alley) 10 feet
Maximum height 2 stories or 30 feet, whichever is less
Minimum distance between buildings 8 feet
Minimum floor area per dwelling unit Single room occupancy - 275—450 square feet Single family - 1,500 square feet
Bachelor apartment - 450 square feet
1-Bedroom unit - 750 square feet
2+-Bedroom unit - 950 square feet
Open space for parcels with 2 units or a
duplex 130 square feet per unit, consisting of:

Common useable open space 50 square feet per unit
Private useable open space 80 square feet per unit adjacent to unit, minimum dimension of 6 feet
Open space for parcels with 3 units or more,
multi-family projects, apartments,
condominiums, and condominium
conversions
500 square feet per unit, consisting of:

Common useable open space (tot lots,
recreation areas and facilities, etc.) 250 square feet per unit Private useable open space (patios,
balconies, terraces, etc.)
150 square feet per unit adjacent to unit, with a
minimum dimension of 6 feet
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Table 5.4
R-3: Intermediate Density Residential Development Standards Minimum lot area per unit 2,300 square feet
Minimum lot size 7,500 square feet
Minimum lot width 50 feet
Minimum lot depth 100 feet
Maximum lot coverage 65%
Setbacks
Front 20 feet
Standard side 10% of lot area, min. of 5 feet and a max. of 7 feet Street side of corner lots 10 feet
Within rear 20 feet of reverse corner lot 20 feet
Rear 15 feet
Through lot 20 feet
Maximum height 3 stories or 35 feet, whichever is less
Minimum distance between buildings 8 feet
Minimum floor area per dwelling unit Single room occupancy - 275—450 square feet Single family - 1,500 square feet
Efficiency apartment - 450 square feet
1-Bedroom unit - 750 square feet
2+-Bedroom unit - 950 square feet
Open space for multi-family projects,
apartments, condominiums, and
condominium conversions
500 square feet per unit, consisting of:

Common useable open space (tot lots,
recreation areas and facilities, etc.) 350 square feet per unit Private useable open space (patios,
balconies, terraces, etc.)
150 square feet per unit adjacent to unit, with a
minimum dimension of 6 feet
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Table 5.5
R-4: High Density Residential Development Standards
Minimum lot area per unit 1,850 square feet
Minimum lot size 7,500 square feet
Minimum lot width 50 feet
Minimum lot depth 100 feet
Maximum lot coverage 65%
Setbacks
Front 20 feet
Standard side 10% of lot width, minimum of 5 feet
Street side of corner lots 10 feet
Within rear 20 feet of reverse corner lot 20 feet
Rear 15 feet
Through lot 20 feet
Maximum height 3 stories or 35 feet, whichever is less
Minimum distance between buildings 8 feet
Minimum floor area per dwelling unit Single room occupancy - 220—450 square feet Single family - 1,500 square feet
Efficiency apartment - 450 square feet
1-Bedroom unit - 750 square feet
2+-Bedroom unit - 950 square feet
Open space for multi-family projects,
apartments, condominiums, and
condominium conversions
500 square feet per unit, consisting of:

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Table 5.6
Mobile Home Park Development Standards
Minimum lot size for mobile home park 2.5 acres
Minimum lot width of mobile home park 100 feet
Minimum lot depth of mobile home park 100 feet
Maximum lot coverage of mobile home park 65%
Setbacks
Front (from exterior streets) 20 feet
Standard side (from property lot lines) 5 feet
Street side of corner lots 10 feet
Within rear 20 feet of reverse corner lot 20 feet
Rear (from property lot lines) 10 feet
Through lot 20 feet
Open space 50 square feet/unit of common open space
Table 5.7
Individual Mobile Home Lot/Space Standards
Minimum lot size of mobile home lot 2,100 square feet
Max. height of mobile home or accessory
structure 1 story or 15 feet, whichever is less
Minimum distance between mobile homes 10 feet side to side 8 feet side to rear
6 feet rear to rear
10 feet between each building other than a
mobile home accessory structure
The area between mobile homes may be used as landscaped areas, parking, and private open space but shall not accommodate accessory structures.

Open space 80 square feet/unit of private open space
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Table 5.8
Residential Off-Street Parking RequirementsFractions. If the calculation of required parking spaces results in a fractional number, the fraction shall be rounded up to the next whole number.

On-street parking. On-street parking spaces shall not be used in meeting the required off-street parking spaces.

Use Required Parking
A. Residential Uses

1. Single-family residences and two
dwelling unit multi-family
residential
2 spaces in an enclosed garage; 5 or more bedrooms
shall require the provision of a third parking space in an enclosed garage. For lots 25 feet in width or less 1 space in an enclosed garage is required.

2. Townhomes/condominiums 2 spaces in an enclosed garage plus 0.75 guest space per unit.

3. Multi-family residential
Single room occupancy 1.0 space/dwelling unit plus 0.5 guest space/unit. 1-bedroom unit 2.0 spaces/dwelling unit plus 0.75 guest space/unit. 2-bedroom unit 2.0 spaces/dwelling unit plus 0.75 guest space/unit. 3-bedroom unit 2.0 spaces/dwelling unit plus 0.75 guest space/unit.

Larger than 3-bedroom units 2.0 spaces/dwelling unit plus 1.0 space for each additional bedroom over 3 bedrooms plus 0.75 guest
space/unit.

All spaces, except guest spaces shall be in an enclosed garage.

4. Senior housing 0.6 space/dwelling unit plus 0.5 guest space/unit.

5. Mobilehome park 2 spaces/mobilehome plus 1 guest space/4 mobilehomes.

6. Convalescent/congregate care
facility

0.5 space/room plus 1 space/employee.

7. Rooming houses, lodging
houses, clubs and fraternity houses
with sleeping rooms
1 space/room.

8. Accessory dwelling unit
(ADU)
> Attached and Detached ADU 1 space/unit, except for exceptions in subsection

18.90.080.F.12.c.
> Converted ADU No parking required.
> Junior ADU No parking required.

9. Accessory dwelling unit,
subject to Section 18.90.100
1 space per bedroom or efficiency unit, whichever is
greater, with a minimum of 1 space in an enclosed
garage.

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Handicap accessible parking spaces shall be provided and constructed in accordance with State Building Code (Title 24 of the California Code of Regulations) and the sign requirements of the California Vehicle Code, Sections 22511.7 and 22511.8. In addition, the following standards shall be implemented:

One handicap accessible parking space shall be provided for each dwelling unit designed for people with disabilities.

Handicap accessible parking spaces shall be located on the shortest possible accessible route from adjacent parking to an accessible building entrance. In facilities with multiple accessible building entrances with adjacent parking, handicap accessible parking spaces shall be dispersed and located near the accessible entrances.

Handicap accessible parking spaces shall be provided as follows and shall count towards meeting the total parking spaces required:

Table 5.9
Handicap Accessible Parking Spaces
Total Parking
Spaces in the Lot
Number of Handicap Accessible Parking Spaces
1 to 25 1
26 to 50 2
51 to 75 3
76 to 100 4
101 to 150 5
151 to 200 6
201 to 300 7
301 to 400 8
401 to 500 9
501 to 1,000 2% of total
Over 1,000 20 plus 1 space per 100 above 1,000
Although the City has not received requests, nor are there any planning or building department records to cite, regarding requests to change the standards; the City will initiate a review of the Zoning Code standards (Program 4 Zoning Code Review) to identify and change those standards that could result in future limitations on the development of affordable housing. Specifically, the front yard setbacks will be reviewed to reduce the 20-foot setback to 10-feet, review side-yard and rear yard setbacks, and review distance required for buildings where high-density residential projects are proposed. Additional review of height requirements, to increase the allowable height of residential structures, will also be considered, in combination with the density increases (Program 27 Increase Zone Densities) proposed as part of this Housing Element update.

From 2015 – 2021 there were four building permits issued for new residential units, and they have all been for single family homes. In this same time period there were five building permits issued for CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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accessory dwelling units. There were no building permit requests for multifamily projects. However, according to a 2021 update the City is processing entitlements for a 13-unit apartment project. The applicant for the approved 18-unit condominium project has opted not to develop the project. To provide incentives for future development of a variety of housing opportunities located throughout the City, the City has included Program 27 Zone District Densities Update, which will provide minimum densities (the City does not currently have minimum densities). The density increases will change the minimum lot sizes, which will also initiate a review of the minimum unit sizes. Program 30 Cottage/Carriage Dwelling Units and Program 15 Accessory Dwelling Units will also result in decreases to lot and dwelling unit sizes. Program 27 Zone District Densities Update also includes eliminating the R-1 10,000 square foot lot size minimum zone district; adding a Mixed-Use zone district with a minimum of 20 units/acre and maximum of 40 units/acres; and including residential uses in the C-2 and C-4 zone districts with a minimum of 20 units/acre and maximum of 40 units/acres respectively. All residential and nonresidential zone districts could achieve increased densities with the application of density bonuses. It is anticipated that all of these efforts will result in increasing opportunities for affordable housing development.

In reviewing the City parking requirements, a number of opportunities arise to change the requirements as incentives to encourage affordable housing development. The requirement for two parking spaces in a garage will be reviewed for elimination. This is consistent with the new Program 29 Garage Conversions and also with the new Program 30 Cottage/Carriage Dwelling Units. Development of ordinances for both of these programs would reduce the number of spaces required for the respective dwelling units. Program 15 Accessory Dwelling Units requires the updating of the Accessory Dwelling unit ordinance including the elimination of the parking requirement. Additional changes include a combination of reducing and eliminating the guest parking requirement for high density residential and providing flexibility to the parking requirements to provide bicycle and carsharing parking to encourage active mobility.

Permitting and Processing Procedures
Permitting
The Development Code stipulates the residential types permitted, conditionally permitted, development review permit, or prohibited in each zone allowing residential uses. Permitted Uses are those uses allowed without discretionary review, in designated areas, if the project complies with all development standards. Conditional Use Permits (CUP) are approved by the Planning Commission unless appealed to the City Council.

Residential development review and permit processing are necessary steps to ensure that development proceeds in an orderly manner consistent with the policies of the General Plan. The City permits various residential uses by right in their respective zones, as identified in the previous tables.

The letters in the columns beneath the zone designations mean the following:

1. P - Permitted as a principal use within the zone.

2. C - Permitted as a principal or accessory use if a conditional use permit is approved.

3. M - Permitted as a principal or accessory use if a minor use permit is approved.

4. H - Permitted as a home occupation only with an approved home occupation permit.

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5. T - Permitted as a temporary use with an approved temporary use permit.

6. X - Prohibited in that district unless it is a legally established nonconforming use.

Table 5.10
Uses Permitted in Residential Zones
Single Family Estate and
Single Family Residential
Medium and
Intermediate Density
Residential
High Density
Residential
Mobile
home Park
Land Use R-1:10,000 and R-1 R-2 and R-3 R-4 MHP
Residential Uses
Accessory dwelling unit, subject to § 18.90.080 P P P X Accessory structures (excluding garages) under 400
sq. ft. P P P P
Accessory structures (excluding garages) over 400 sq.
ft. X X X X
Affordable housing P P P X
Apartment (multi-family rental units) X P P X
Bed and breakfast inns C C C X
Boarding house M M M X
Clustered development X C C X
Community care facility, small (6 or fewer) M M M X
Community care facility, large (7 to 14) X C C X
Condominium (residential) X C C X
Convents/monastery X C C X
Duplex or two-family dwelling X P P X
Employee housing P P P X
Employee quarters (manager, caretaker, or proprietor) X P P P Factory-built housing P P P X
Granny flat M M M X
Guest house M M M X
Guest room P P P X
Licensed group homes P P P X
Lodging houses M M M X
Manufactured housing P P P X
Mobile home X X X C
Mobile home park X X X C
Planned development X C C X
Rooming houses M M M X
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Single Family Estate and
Single Family Residential
Medium and
Intermediate Density
Residential
High Density
Residential
Mobile
home Park
Land Use R-1:10,000 and R-1 R-2 and R-3 R-4 MHP
Senior housing X C C X
Single family residential P P P X
Single room occupancy***** X P P X
Supportive housing P P P X
Transitional housing P P P X
Youth hostels X C C X
Institutional Uses
Administrative government services X X X X
Adult day care C C X X
Child day care home, small (up to 8 children)* P P P X
Child day care home, large (9 to 14 children)*, *** M M M X Churches, convents, monasteries, other religious
institutions, and other places of public assembly C C C X Cultural facilities C C C C
Community care facility (6 or fewer)* M M M X
Community care facility (more than 6) C C C X
Community centers, lodges, social halls X C C C
Congregate care (6 or fewer) M M M X
Congregate care (more than 6) X C C X
Convalescent facility (6 or fewer) M M M X
Convalescent facility (more than 6) C C C X
Educational facilities C C C X
Fire station C C C X
Foster family home (6 or fewer)* M M M X
Foster family home (more than 6) C C C X
Group homes, small* P P P X
Group homes, large* M M M X
Home-based day care (adult and child)* C C C X
Institutional uses (facilities for treatment of aged
persons, children, alcoholics, wounded, mentally
infirm, etc.)

X C C X
Libraries C C C X
Museum X X C X
Nursery school C C C C
Nursing home/rest home X C C X
Parks (public) P P P X
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Single Family Estate and
Single Family Residential
Medium and
Intermediate Density
Residential
High Density
Residential
Mobile
home Park
Land Use R-1:10,000 and R-1 R-2 and R-3 R-4 MHP
Police station C C C X
Public flood control facilities C C C X
Public maintenance facilities X X X X
Public safety services C C C C
Public utilities substation and facilities C C C X
Recreation, non-profit C C C C
Residential care for elderly (6 or fewer)* M M M X
Residential care for elderly (more than 6) X C C X
Schools (preschool, elementary, junior high and high) C C C X Temporary Uses
Contractor's temporary office T T T T
Estate sales** T T T T
Garage sales, yard sales** P P P P
Real estate office (temporary, less than 2 years) T T T T Temporary housing unit T T T T
Other Uses
Agriculture produce stands X X X X
Animal raising or breeding X X X X
Camping and picnic areas X X X X
Central office switching unit C C C C
Containers, subject to § 18.50.060(I) T T T T
Detached garages P P P P
Game courts (basketball, tennis, racquetball, etc.) -
private P P P P
Gardening shed/storage shed P P P P
Greenhouse M M M X
Kennels X X X X
Parking lot (public)**** C C C C
Parking lot (private)**** X C C X
Patio covers, decks, gazebos P P P P
Photo studio X X X X
Home occupations, subject to § 18.100.070 H H H H
Relocatable buildings M M M X
Satellite dishes and antennas for individual use,
subject to § 18.90.010 P P P P
Solar apparatus/solar energy system M M M M
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Single Family Estate and
Single Family Residential
Medium and
Intermediate Density
Residential
High Density
Residential
Mobile
home Park
Land Use R-1:10,000 and R-1 R-2 and R-3 R-4 MHP
Sun deck P P P P
Swimming pools, spas, hot tubs, and cabanas P P P P
Telecommunication towers X X X X
Tree/plant nursery X X X X
Utility company facility C C C C
Utility equipment structure C C C C
Wireless communication facility X X X X
* Subject to regulations of the California Health and Safety Code regarding community care facilities. ** See Section 18.90.150, garage, and yard sales.
*** Requires a home occupation permit.
**** Parking lot must be adjacent to the use it is serving. See Section 18.50.010(L) (parking lots in residential zones). ***** Multiple dwelling structures comprised entirely of SRO units (an SRO development) must have a minimum of 16 such units. In other multiple dwelling structures SRO units shall not comprise more than 20 percent of the total housing units.

Although the City has experienced very little development and few requests for new housing, to assure a variety of housing opportunities and promote the development of affordable housing the City will be amending the use tables to include the following: second accessory dwelling units as permitted uses (Program 15 Accessory Dwelling Units), garage conversions as permitted uses (Program 29 Garage Conversions), single room occupancy units as permitted uses (Program 26 Single Room Occupancy) and elimination of the 16 unit requirement, and cottage/carriage dwelling units (Program 30 Cottage/Carriage Dwelling Units) as permitted uses. The evaluation of permitting is included in the processing section that follows.

Processing
Discretionary permits are required for some residential projects. Most discretionary projects can be approved by the Planning Commission. This process includes the following: an application, Planning Commission hearing, action (approval or denial). The City does have an appeal process if an applicant does not agree with a condition or does not agree with a denial action. The applicant would then file an appeal, and the project would be considered by the City Council for final action. If the application includes a General Plan amendment or rezone then the project would go to the Planning Commission who makes a recommendation to the City Council, and the City Council is the final hearing body.

The City has a zoning clearance process which is a ministerial, administrative review undertaken by the Community Development Director. The review is to ensure that all proposed new and modified uses and structures that do not require any discretionary actions comply with applicable provisions of the City’s Zoning Code. The review takes approximately two-four weeks. As an example, an application for a two-unit project in the R-1 zone district is approved or denied ministerially, by the Community Development Director. The diagram below illustrates the administrative approval process.

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The City has design guidelines but does not have a formal design review clearance process. Compliance with the design guidelines shall be determined by the Community Development Director. This process takes 1-2 weeks and has not resulted in any project delays.

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Some uses may require a Conditional Use Permit. The City recognizes that certain types of land use, due to the nature of the use, require individual review. Such review shall determine whether the type of use proposed, or the location of that use, is compatible with surrounding uses, or through the imposition of development conditions, can be made compatible with surrounding uses. This section establishes procedures for this review.

A. Application. Applications for conditional use permits (CUP) shall be submitted for those uses specified as conditional uses in the applicable zone, as listed in Section 18.40.070 permitted uses in residential zones and Section 18.60.050 permitted uses in non-residential zones.

1. Only one CUP may be granted for each use. Activities, operations, or land uses that would require multiple CUPs shall be processed as a separate CUP.

2. No general or blanket CUP shall be issued for a development project. Rather, the CUP shall be specific to the use or activity currently proposed on the site, building or portion thereof and will not be applicable to any future use.

3. A proposal that does not comply with an applicable development standard shall require either a minor exception or a variance and shall be processed concurrently with the CUP.

B. Recommendation and decision. Permit processing and approval of a conditional use permit shall follow the procedures shown in Figure E. The Community Development Director shall make recommendations on CUP applications, for consideration and approval, conditional approval or denial by Planning Commission. The City Council will serve as the appeal body, in accordance with Section 18.100.170 appeals below.

C. Exceptions. Applications for the minor expansion of a structure covered by an existing conditional use permit shall be considered by the Community Development Director. Such minor expansion is limited to 20 percent of the floor area of the existing use or 5,000 square feet, whichever is less. The Community Development Director may approve, approve with additional conditions, or deny the application. Any expansion exceeding this limit shall be considered a new application for a conditional use and shall be subject to review by the Planning Commission, and the required fees and procedures established for a new application. This exception does not apply to the sale of alcoholic beverages.

D. Required findings. The Planning Commission shall consider applications for a conditional use permit and may, with such conditions as are found necessary, approve the use, provided the use will not jeopardize, adversely affect, endanger, or otherwise constitute a menace to the public health, safety, or general welfare, or be materially detrimental to the property of other persons located in the vicinity of such use. In making such determination, the Planning Commission shall make the following findings:

1. That the proposed conditional use is consistent with the general plan.

2. That the nature, condition, and development of adjacent uses, buildings, and structures have been considered, and the proposed conditional use will not adversely affect or be materially detrimental to the adjacent uses, buildings, or structures, and will be compatible with the character of the surrounding area.

3. That the proposed site is adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, landscaping, and other land use development features CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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prescribed in this Zoning Code and required by the Planning Commission or City Council in order to integrate the use with existing and planned uses in the vicinity.

Below is an illustration of the Conditional Use Permit Process.

Conditional Use Permit Process
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The process for a Conditional Use Permit, application through one Planning Commission hearing takes approximately three months. This time frame has not posed as a constraint on the development of affordable housing. The City is including a new Program 31 Permit Streamlining to provide additional opportunities for the development of affordable housing.

The subdivision of land is regulated by Title 17 of the City of Hawaiian Gardens Municipal Code and by the State of California Subdivision Map Act. The City has adopted by reference the Los Angeles County subdivision ordinance which provides requirements for tentative parcel maps and tentative tract maps.

The City is nearly built out and the remaining vacant sites are less than one acre. Therefore, land divisions in the City of Hawaiian Gardens generally fall into the lot line adjustment or urban lot split categories.

Because of this the City has specific requirements for lot line adjustments and urban lot splits. If several lots were consolidated, then a qualifying land division would either be processed by a tentative parcel map or tentative tract map as required in compliance with the Los Angeles County subdivision ordinance and State of California Subdivision Map Act. There have been no requests in either of those categories; therefore, there is no historical or current data. However, given the characteristics of the City and the City’s desire to further affordable housing opportunities, the City is including Program 2 Promote Lot Consolidation in this Housing Element. If the City was to process a tentative parcel map or tentative tract map, given the City’s timelines for conditional use permits, the process could take approximately three months. The process for lot line adjustments and urban lot splits is approximately one to two months. It is anticipated that a lot consolidation would take approximately one to two months, based on the processing of other entitlements in the City.

The time required to process a project varies greatly from one project to another and is directly related to the size and complexity of the proposal and the number of actions or approvals needed to complete the process. It should be noted that each project does not necessarily have to complete each step in the process (i.e., small scale projects consistent with the General Plan and Zoning designations do not generally require an Environmental Impact Report (EIR), General Plan Amendment, Rezone, or Variance). Also, certain review and approval procedures may run concurrently. For example, a review of a multifamily project home would be processed concurrently with the design review, typically taking 3-6 months. The City also encourages the joint processing of related application for a single project. As an example, a rezone petition may be reviewed in conjunction with the required site plan, tentative tract map, and any necessary variances. Such procedures save time, money, and effort for both the public and private sector. The table below identifies the typical processing time most common in the entitlement process.

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Table 5.11
Timelines for Permit Procedures
As noted above the City has a very aggressive schedule for reviewing, processing, and taking action on projects. Because of this, the City’s requirement as noted above, for applications and the associated timelines have not impacted the cost of housing, the supply of housing, timing for development, or approval certainty. The City has included Program 4 Zoning Code Review, which requires a review of the Zoning Code including such reviews of use categories, development standards (including parking), processing, and updates required due to statutory regulations. The City has also included a program to provide permit streamlining, Program 31 Permit Streamlining.

The City has not received any requests to develop housing at densities below those identified in the General Plan Land Use Element and the City’s Zoning Code. Following approval of a planning entitlement the typical processing time for an applicant to submit a residential building permit (plan check) request has been four to six weeks. Review and issuance of a typical residential building permit request averages 2-4 weeks, depending on the complexity of the project. The challenges of meeting the City’s share of the regional housing need has not been hindered by the City’s development application nor building permit processes. During the COVID-19 pandemic, even with closure of some City offices, the City still provided planning and building services, remotely and onsite in accordance with state and federal regulations.

SB 330 Streamlining
The City’s timelines are consistent with those contained in SB 330 Housing Crisis Act of 2019. The State law also reduces the time that the City has to approve or disapprove an application under the permit streamlining act. Further, the City is prohibited from downsizing (reducing density) unless an equivalent acreage is upsized (increasing density). The City has not downzoned properties and in fact in this Housing Element with Program 27 Increase Zone District Densities the City is significantly increasing the densities for the residential zones, including residential development in the C-2 and C-4 zone districts, and creating a new Mixed Use zone district allowing residential uses. This Housing Element also includes Program 31 Permit Streamlining to assure an expedited process.

Type of Approval or Permit Typical Processing Time
Ministerial Review 2 weeks
Conditional Use Permit 3 months
Zone Change 3 – 6 months
General Plan Amendment 3-6 months
Site Plan Review 2 weeks
Architectural/Design Review 3 months
Tract Maps 3 months
Parcel Maps 3 months
Initial Environmental Study 1 month
Environmental Impact Report 3-6 months
Other
Source: City of Hawaiian Gardens Building & Planning Departments CITY OF HAWAIIAN GARDENS 2021- 2029 HOUSING ELEMENT

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Hawaiian Gardens City CouncilAugust 9, 2022

Hawaiian Gardens City Council
August 9, 2022