City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
Table 4.911 Off-Street Residential Parking Requirements Use Required Parking1
1. Single-family residences and two dwelling 2 spaces in an enclosed garage; 5 or more bedrooms shall require unit multi-family residential 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
3. Multi-family residential
Single room occupancy
1-bedroom unit
2 spaces in an enclosed garage plus 0.75 guest space per unit.
1.0 space/dwelling unit plus 0.5 guest space/unit.
2.0 spaces/dwelling unit plus 0.75 guest space/unit.
2.0 spaces/dwelling unit plus 0.75 guest space/unit.
2.0 spaces/dwelling unit plus 0.75 guest space/unit.
2-bedroom unit
3-bedroom 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.
0.6 space/dwelling unit plus 0.5 guest space/unit.
2 spaces/mobile home plus 1 guest space/4 mobile homes.
0.5 space/room plus 1 space/employee.
4. Senior housing
5. Mobile home park
6. Convalescent/congregate care facility
7. Rooming houses, lodging houses, clubs
and fraternity houses with sleeping rooms
1 space/room.
8. Accessory dwelling unit (ADU)
Attached and Detached ADU
Converted ADU
1 space/unit, except for exceptions in subsection 18.90.080.F.12.c.
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.
Fractions. 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. 1There is no required parking for lots located within 0.5-mile of public transit as defined by Section 21155 of the Public Resources Code pursuant to AB 2097.
The City’s Code indicates that required spaces for single family homes, duplexes, multi-family projects, condominiums, and townhouses shall be provided within an enclosed garage, and that no carports are allowed in lieu of garages. Garage dimensions shall be 12 feet by 20 feet for one car and 18 feet (or 16 feet minimum) by 20 feet for two cars. Detached garages may only be constructed in the rear or interior side setback portion of the lot. Detached garages that have access to the street must be setback 20 feet from the street. Guest parking may be provided in an open parking lot within the rear yard setback.
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
Residential Off-Street Parking RequirementsHandicap-Accessible Parking 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 4.10912 Handicap-Accessible Parking Spaces
Number of Handicap-Accessible Total Parking Spaces in the Lot Parking Spaces 1 to 25
26 to 50
1 2
51 to 75 3
76 to 100
101 to 150
151 to 200
201 to 300
301 to 400
401 to 500
501 to 1,000
Over 1,000
4 5
6 7
8 9
2% of total
20 plus 1 space per 100 above 1,000
As previously discussed, the lots within the City have always been relatively small when compared to other suburban communities in the County due to how the land was subdivided prior to incorporation of the City, therefore the limited amount of space on a lot for multi-family development is a constraint on housing supply and production in the City. While both zones allow for multi-family development at higher densities when compared to the R-2 zone, they have generally the same requirements related to setback, building coverage, open space, and unit size. As shown in the tables above, the development requirements for the R-3 and R-4 zone (multi-family zones) are very similar, with the only significant difference being the minimum lot area per unit (2,300 square feet for R-3 and 1,850 for R-4), which results in a higher permitted density for R-4. The similarity in development requirements also poses a constraint on housing supply and production for multi-family developments because the lack of
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
range in development standards often limits a developer’s ability to maximize the number of units they want to build.
The City’s parking requirements for multi-family residential uses requires at least 2 parking spaces for 1 bedroom, 2 bedroom, and 3 bedroom units, and 1 additional space for each additional unit over 3 bedrooms. Additionally, each unit must provide 0.75 guest space. For example, an 8 unit apartment building must provide 6 guest parking spaces on-site.
Developers are able to reduce their building cost and provide more affordable housing when they are able to maximize the number of units. Therefore, development requirements that reduce the amount of buildable area represent a constraint on affordable housing supply in the City. Additionally, given the small lot sizes available to accommodate multi-family uses in the City, parking requirements, in combination with other development requirements such as setbacks, can further limit the amount of buildable area that is available for housing.
Additionally, since most of the City’s residentially-zoned parcels are located within 0.5-mile of a major transit stop (located at the intersection of Carson Street and Norwalk Boulevard, see Figure 4.4 below), City residents have adequate access to public transportation and 2 parking spaces per unit may not be necessary.
Summary of Constraints
Overall, the main constraints on multi-family housing supply and cost are small lot sizes, permitted densities, lack of range in development standards between the multi-family residential zones, confusing mixed-use development standards, and parking requirements.
To address these constraints and promote the development of housing, specifically multifamily housing and affordable housing in the City, the City will implement the following land use actions:
Program 2, Promote Lot Consolidation, promotes lot consolidation by requiring the City to approve requests ministerially, provide incentives for lot consolidations, and identify areas in the City where lots can be consolidated, which will be shared with developers.
Given the small lot sizes in the City, and that the R-3 and R-4 zones require a minimum lot size of 7,500 square feet, the consolidation of lots will help promote the development of multi-family housing and affordable housing in the City. Program 4, Zoning Code Review, amends the Zoning Code to which will change the maximum height in R-4 High Density Residential zones from 3 stories or 35 feet to 4 stories or 45 feet, . As specified in Program 4, these changes will be completed by 2024. Program 4 also requires the City to continue to review and amend development standards to ensure that unforeseen constraints on affordable housing development in the City are addressed during the planning periodamend parking standards for residential uses to be determined by unit size as follows: 1 space for 1 bedroom, 1.5 spaces for 2 bedrooms, and 2 spaces for 3 bedrooms, with a maximum of 1 enclosed space per unit, and remove the commercial use requirement for mixed-use developments if at least 20% of the units are affordable to lower-income households, or 100% of the units are affordable to moderate-income households.
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
Program 27, Zone District Densities Update, will increases the permitted maximum densities for each residential zone and commercial zoneszone allowing residential uses.
Specifically, R-1 will allow 10 units/acre, R-2 will allow up to23 25 units/acre, R-3 will allow 25 up to 27 units per acre, R-4 will allow up to 30 units/acre, C-2 will allow up to40 30 units/acre, and C-4 will allow up to 40 30 units/acre by the end of 2024. These densities can also be increased with lot consolidation (Program 2) and the City’s density bonus program (Program 5).
Program 33, Mixed-Use Zone, establishes the Mixed-Use zone and development standards and design guidelines for mixed-use development to promote mixed-use development in the City’s commercial zones.
Program 35, Religious Institution Housing Overlay, establishes the Religious Institution Overlay Zone to allow affordable housing development on church properties.
The City also updated its ADU Ordinance and Zoning Code to comply with current state law and will continue to make regular updates to reflect any forthcoming changes to State law and promote the development of ADUs.
From 2015 – 2021 there were 19 building permits issued for new residential units; 15 single family residential; 2 duplexes and 2 ADUs. There were no building permit requests for multifamily projects. The City anticipates that Housing Element Programs included to promote the development of multi-family and affordable housing projects in the City (Programs 2, 3, 4, 26, 27, and 30) will increase the development of these types of projects during the planning period.
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
Figure 4.42 AB 2097 Affected AreasProximity to Transit
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
The City approved entitlement for an 18-unit condominium complex at 21821 Hawaiian Avenue.
The project features six buildings with three units each. The units range in size from 1,770- 1,893 SF. Each unit has four bedrooms and four bathrooms. The units will be a “for-sale” product for above-moderate income households. Although the project has been approved by the City, plans for grading, building, and public improvements are in the final stages of review. Once these plans are approved by the City, the City will issue applicable permits and construction of the project can commence. Construction is estimated to be completed by the end of 2025.
The City approved plans for a 5-unit attached apartments project at 12329 214th Street. The units are 2,300 SF each and feature 3 bedrooms and 3 ½ bathrooms as well as two-car garages.
The building plans have been approved and the project is currently under construction.
Plans were approved for a 6-unit single family residential project at 22001 Claretta Street. The homes range in size from 1,360-1,503 SF and include 2-car garages. The homes each have 3 bedrooms and 2.5 bathrooms. The building plans have been approved and the project is currently under construction.
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 and maximum densities. The density increases will change the minimum lot sizes, which will also initiate a review of the minimum unit sizes. Program 15, Accessory Dwelling Units, will 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. All residential 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.
While the City does have parking requirements for all uses identified in the zoning code, the City cannot enforce its parking requirements in the vast majority of the city due to AB 2097, which was signed into law in 2022. AB 2097 restricts the City’s ability to enforce parking requirements for any project located within ½ mile of a major transit stop. The intersection of Carson St. and Norwalk Blvd., right in the center of the city, qualifies as a major transit stop per state law. Figure
4.2, below, shows a ½ mile radius around the Carson St. and Norwalk Blvd. intersection. The City is unable to enforce its parking requirements on any parcel within the ½ mile radius, and therefore parking is not a constraint on housing development in this area.
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
Permitting and Processing Procedures
Permitting
The Development Code stipulates the residential types permitted, the design and development review process, conditionally permitted, or prohibited in each zone allowing residential uses.
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.
Permitted Uses are those uses allowed by-right and without discretionary review, in designated areas, if the project complies with all development standards. The City permits various residential uses by right in their respective zones (see Tables 4.11 and 4.12 below). Singlefamily uses are permitted by-right in all residential zones, except for the Mobile Home Park (MHP) zone that encompasses two of the City’s parcels located adjacent to Coyote Creek.
Multi-family uses are permitted by-right in the R-2, R-3, and R-4 zones, and are prohibited in the R-1 and MHP zones. As previously shown in the City’s Zoning Map (see Figure 4.3), most of the City’s residentially-zoned parcels are designated in the R-2 zone.
Residential uses that are conditionally permitted within a residential or non-residential zone must either obtain a Conditional Use Permit (CUP), Minor Use Permit (MUP), or Temporary Use Permit (TUP). The requirements and process for each conditional permit ias described below.
CUPs are required for land uses that due to the nature of the use, require individual review to determine whether the type of use proposed or the location of that use is compatible with surrounding land uses or through the imposition of development conditions, can be made compatible with surrounding uses. These uses are reviewed by the Community Development Director who then makes a recommendation for consideration and approval, conditional approval, or denial by the Planning Commission. The Planning Commission’s decision shall be made based on required findings (see Zoning Code Section18.100.090), and is final, unless an appeal is filed to City Council.
MUPs are required for land uses that are relatively minor in nature and with relatively little potential for adverse impacts on the surrounding community or environment. These uses are subject to the discretionary approval by the Community Development Director, based on required findings (see Zoning Code Section 18.100.050). The Community Development Director’s decision is final, unless an appeal is filed to the Planning Commission.
TUPs are required for land uses that occur within a specific time period and have a short-term impact on surrounding community or environment. These uses are subject to discretionary approval by the Community Development Director, based on required findings (see Zoning Code Section 18.100.080). The Community Development Director’s decision is final, unless an appeal is filed to the Planning Commission.
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
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.
Tables 4.11 13 and 4.12 14 below lists residential uses permitted in residential zones and nonresidential zones, respectively. The letters in the columns beneath the zone designations mean the following:
P - Permitted as a principal use within the zone.
C - Permitted as a principal or accessory use if a conditional use permit is approved.
M - Permitted as a principal or accessory use if a minor use permit is approved.
H - Permitted as a home occupation only with an approved home occupation permit.
T - Permitted as a temporary use with an approved temporary use permit.
X - Prohibited in that district unless it is a legally established nonconforming use.
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
Table 4.111013 Residential Uses Permitted in Residential Zones Medium and
Intermediate
Density
Single Family Estate
and Single Family
Residential
High
Density
Residential
Mobile
home
Park Residential
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
Accessory structures (excluding garages) under 400 sq. ft.
Accessory structures (excluding garages) over 400 sq. ft.
Affordable housing
P
P
X
P
X
C
M
X
M
X
X
X
X
P
X
P
M
M
P
P
M
P
X
X
P
P
X
P
P
C
M
C
M
C
C
C
P
P
P
P
M
M
P
P
M
P
X
X
P
P
X
P
P
C
M
C
M
C
C
C
P
P
P
P
M
M
P
P
M
P
X
X
X
P
X
X
X
X
X
X
X
X
X
X
X
X
P
X
X
X
X
X
X
X
C
C
Apartment (multi-family rental units)
Bed and breakfast inns
Boarding house
Clustered development
Community care facility, small (6 or fewer)
Community care facility, large (7 to 14)
Condominium (residential)
Convents/monastery
Duplex or two-family dwelling
Employee housing
Employee quarters (manager, caretaker, or proprietor)
Factory-built housing
Granny flat
Guest house
Guest room
Licensed group homes
Lodging houses
Manufactured housing
Mobile home
Mobile home park
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
Medium and
Intermediate
Density
Single Family Estate
and Single Family
Residential
High
Density
Residential
Mobile
home
Park Residential
Land Use R-1:10,000 and R-1 R-2 and R-3 R-4
C
MHP
Planned development X
Rooming houses
X
M
X
P
X
P
P
X
C
M
C
P
P
P
P
C
M
C
X
Senior housing X
Single family residential
Single room occupancy*
Supportive housing
Transitional housing
Youth hostels
P X
P X
P X
P X
C X
*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.
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
Table 4.121114 Residential Uses Permitted in Non-Residential Zones Downtown General Light Public
Commercial Commercial Industrial Facilities
Land Use C-2 C-4 M-1 PF
Residential Uses
Accessory dwelling unit X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
C
C
X
C
X
P
X
X
X
X
X
X
X
X
X
X
X
P
X
X
X
X
X
X
X
X
X
P
X
X
X
X
X
X
X
X
X
X
X
P
X
X
X
X
X
X
X
X
X
X
X
X
X
X
C
X
X
X
X
X
X
X
X
X
Apartment (multi-family rental units)
Bed and breakfast inns
Boarding house
Condominium (residential)
Convents/monastery
Duplex or two-family dwelling
Employee quarters (manager, caretaker, or proprietor)
Factory-built housing
Group home
Lodging houses
Manufactured housing
Mobile home
Mobile home park*
Multi-family housing
Rooming houses
Second unit
Senior housing
Single family unit
Single room occupancy**
Townhouses/townhome
Youth hostels
* Campers, recreational vehicles, trailers, or automobiles shall not be occupied as living quarters in mobile home parks. ** SRO housing must be developed as part of a mixed -use development
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
As previously discussed in Section 3.2, In order to assure a variety of housing opportunities and promote the development of affordable housing, the City will remove the R-1:10,000 zone and replace it with the R-1 Single Family Residential Zone District (Program 27, Zone District Densities Update) and the City will amend its Zoning Code to include emergency shelters as permitted uses in the R-2, R-3, and R-4 Zones and C-2 and C-4 Zones (Program 4).
Additionally, the City will review and amend the use tables for Single Room Occupancy units within residential and non-residential zones to be approved ministerially with permissive development standards by the end of 2024 (Program 26, Single Room Occupancy). The evaluation of permitting is included in the processing section that follows.
Processing
Single-family and multi-family developments that are permitted by-right in their respective zones and are consistent with the City’s General Plan and Zoning Code undergo an administrative approval process. During the administrative approval process, the Community Development Director reviews the project to ensure the project is consistent with the City’s General Plan and Zoning Code. The review takes approximately two-four weeks. As an example, an application for a multi-family development in the R-2 zone is approved, conditionally approved, or denied by the Community Development Director. The project is approved if the project is a permitted use and is consistent with the provisions of the City’s General Plan and Zoning Code. While the City has design guidelines, the City does not have a formal design review process, such as a multi-member design review board or providing neighbors with project plans to review prior to a notice of action. As such, a multi-family project in the R-2 zone that complies with the City’s General Plan, Zoning Code, and design guidelines has a high certainty for approval. Given the high certainty for approval and short review times (2-4 weeks), the City’s administrative approval process does not represent a potential constraint on housing supply and cost in the City.
After the Community Development Director issues its notice of action, the applicant has 1 year to act upon the administrative approval, after which the approval becomes null and void. There are no hearings associated with the review or approval process. However, the applicant can appeal the Director’s decision within 10 days of the decision, in which case the appeal would be sent to City’s Planning Commission and a notice would be sent to the surrounding property owners 10 days before the hearing. The Planning Commission hearing would take place within 45 days of the appeal where the Planning Commission would either approve, conditionally approve, or deny the application. The applicant may also appeal the Planning Commission’s decision within 10 days of the decision and would be sent to City Council for a final review and decision. The City Council hearing would occur within 45 days of the appeal and a notice would be sent to surrounding property owners 10 day before the hearing. Although these appeal processes may delay housing projects by 2-3 months, these processes are standard practice in similar jurisdictions and ensure that the developer has every chance possible to get project approval. Figure 4.5 below illustrates the administrative approval process.
Discretionary permits are required for some residential projects. The Planning Commission can approve most discretionary projects. This process includes the following: an application, Planning Commission hearing, action (approval or denial). The City does have an appeal
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
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.
Administrative Approvals
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. Figure 4.2 below illustrates the administrative approval process.
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
Figure 4.52 Administrative Approval Process
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
Discretionary permits are required for some residential projects, which include discretionary review and approval by the Planning Commission. The Planning Commission can approve most discretionary projects. This process includes the following: an application, Planning Commission hearing, and 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.
Design Review
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, however projects may be taken to the Planning Commission for design review at the discretion of the Community Development Director. This process is typically conducted concurrently with the other review processes (site plan review, environmental review, application review) and therefore the time it takes to conduct the design review is largely dependent on the type of application being processed. As shown in Table 4.1315, Timelines for Permit Procedures, the design review process is typically conducted within 3 months; however, this process may take up to 6 months if the project includes more significant land use changes (e.g., General Plan Amendment, Zone Change). Ultimately, the design review process has not resulted in any significant delays for housing projects in the City.
Conditional Uses
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.
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
B. Recommendation and decision. Permit processing and approval of a conditional use permit shall follow the procedures shown in Figure E4.5. 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 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.
Figure 4.36 below illustrates the Conditional Use Permit Process.
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
Figure 4.36 Conditional Use Permit Process
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
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 30, Permit Streamlining, to provide additional opportunities for the development of affordable housing. Specifically, Program 30 requires the City to facilitate an expedited permit process for affordable housing projects, including projects that qualify for density bonuses pursuant to SB 35 and SB 330. This program will ensure that the affordable housing projects in the City are not significantly delayed during the City’s permitting process and therefore will promote the development of affordable housing the City.
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. 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 as 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. Table 4.13 15 below identifies the typical processing time most common in the entitlement process.
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
Table 4.131215 Timelines for Permit Procedures
Type of Approval or Permit Typical Processing Time
Ministerial Review 2 weeks
Conditional Use Permit
Zone Change
3 months
3 – 6 months
3-6 months
2 weeks
General Plan Amendment
Site Plan Review
Architectural/Design Review
Tract Maps
3 months
3 months
Parcel Maps 3 months
Initial Environmental Study
Environmental Impact Report
Other
1 month
3-6 months
Varies
Source: City of Hawaiian Gardens Building & Planning Departments As noted above the City has a very aggressive schedule for reviewing, processing, and taking action on projects. Additionally, the City’s administrative procedures are consistent and in full compliance with the Permit Streamlining Act, as codified in Section 18.100.020 of the City’s Zoning Code. Program 30, Permit Streamlining, will also ensure that affordable housing projects, including projects that qualify for density bonuses, have reduced administrative timelines when compared to the Permit Streamlining Act in accordance with SB 330. This program ensures reduced timelines for all aspects of the review and approval process, including the environmental review process required by the California Environmental Quality Act (CEQA). Because of this, the City’s requirement as noted above, for applications and the associated timelines have not impacted and are not anticipated to impact the cost of housing, the supply of housing, timing for development, or approval certainty during the planning period.
The City has also included Program 4, Zoning Code Review, which requires the City to review use categories,amend development standards (including parking), processing, and updates required to comply with statutory regulations. This will ensure that subsequent laws related to permit processing are incorporated into the Zoning Code as necessary during the planning period.
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
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
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, Zone District Densities Update, the City is significantly increasing the densities for the residential zones, including residential development in the C-2 and C-4 zone districts. This Housing Element also includes Program 30, Permit Streamlining, to assure an expedited process.
SB 35
Effective January 1, 2018. If the City does not meet the Regional Housing Needs Assessments (RHNA) a developer can request a streamlined process. Provided the development meets specific state requirements, then the City has: 60 days to approve the project if it contains less than 150 housing units, or 90 days if the project contains more than 150 housing units. SB 35 applies only to the specific income levels not being built for. For example, if a City is building enough market-rate units to meet its RHNA but not enough low-income units, the project can only add low-income units to qualify for quickened approval. According to SCAG the City has not met the RHNA targets and has a remaining unmet need for all income categories. As noted previously, the City is including Program 30, Permit Streamlining, to assure an expedited process and compliance with SB 35.
SB 4
SB 4, or the Affordable Housing on Faith Lands Act, was signed into law in October 2023, and provides a streamlined process for religious organizations and nonprofit colleges to develop affordable housing on their property.
AB 2011
AB 2011, the Affordable Housing and High Road Jobs Act of 2022, was signed into law on September 28, 2022. AB 2011 allows for ministerial, by-right approval of 100 percent affordable housing on commercially-zoned lands, and allows for mixed-income housing along commercial corridors so long as the project meets certain labor and environmental criteria. A commercial corridor is defined as having a right-of-way of at least 70 feet but not greater than
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
150 feet. In Hawaiian Gardens, Carson Street and Norwalk Boulevard are both considered commercial corridors, with Carson Street having a right-of-way (as measured from sidewalk to sidewalk) of 105 to 107 feet and Norwalk Boulevard having a right-of-way of 80 to 89 feet.
AB 2097
AB 2097 was signed into law on September 22, 2022. AB 2097 removes parking requirements for new developments located within a half-mile of a major transit stop as defined in Section 21155 of the Public Resources Code. Hawaiian Gardens is located at the confluence of three different transit agencies, LA County Metro, Long Beach Transit, and the Orange County Transportation Authority (OCTA). Figure 2.264.4, Major Transit Stops, (previously shown in Section 2 and repeated below for reference) shows the location of the bus routes and stops of all three transit agencies. As is clearly shown, the intersection of Carson St. and Norwalk Blvd. is served by Metro Route 62, Long Beach Transit Routes 101, 102, 104, 173, and 191, and OCTA Route 42. These multiple bus lines provide sufficient frequency of service to meet the requirements of AB 2097 for a major transit stop.
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
Figure 4.42.26 Major Transit Stops
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
Local Ordinances that Directly Impact the Cost and Supply of Housing The City of Hawaiian Gardens is surrounded by the incorporated cities of Lakewood, Long Beach, and Cypress. The City does not have the ability to expand the City’s boundaries and has not adopted any growth control policies. The City has imposed no moratoria or prohibitions against multifamily housing developments. From 2015 – 2021 the City issued 15 residential permits for single family homes; 6 permits for accessory dwelling permits; and permits for electrical, plumbing, and mechanical improvements. The City has not adopted any ordinances pertaining to rent control, short term rentals or crime-free rental housing. The City’s Single Room Occupancy standards could pose a constraint in that the current standards state a minimum of 16 units, it is proposed that this standard be eliminated; therefore, the City has included Program 26, Single Room Occupancy, which requires the City to review and amend the Zoning Code to allow Single Room Occupancy units ministerially with permissive development standards within residential and, non-residential zones(in compliance with AB 2011).
Currently, the City’s Zoning Code does not allow residential uses of any type by-right in the C-2 Downtown zone district. Mixed use development (residential and commercial) are allowed with a minor use permit in the C-2 zone.
The City’s Zoning Code allows the following residential uses in the C-4 General Commercial:
Permitted: employee quarters, single room occupancy, and emergency shelters. Requires a Conditional Use Permit: bed and breakfast inns, boarding house, convents/monastery, and nursing home/resting home.
Mixed use projects are allowed as an accessory use, with a minor use permit.
However, AB 2011 requires that residential developments be permitted in commercial zones under certain circumstances.
The City Zoning Code Section 18.90.070 includes the following Density Bonus provisions:
Density bonuses are mandated in part by the State's Density Bonus Law (California Government Code Sections 65915 and 65917) and provide incentives for the development of affordable housing units for very low income, lower income or senior households. This article provides regulations for the development of affordable units for low- and very low-income households, designed to meet the City's housing needs.
A. Project qualification. In accordance with Government Code Section 65915, the City shall grant a density bonus and at least one additional concession or incentive, or a financially equivalent incentive to eligible housing developments, as outlined below:
1. The eligible housing development shall consist of five or more dwelling units.
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
2. Affordable housing units (as defined in Section 65915(b) of the California Government Code) shall be provided on-site and shall include one or more of the following:
a. At least ten percent of the total units allowed by the maximum permitted density shall be provided at affordable housing costs and occupied by lower-income households. b. At least five percent of the total units allowed by the maximum permitted density shall be provided at affordable housing costs and occupied by very low-income households. c. A senior housing development or mobile home park that limits residency based on age requirements for housing persons 55 years or older.
d. At least ten percent of the total units in a condominium project shall be designated for and occupied by moderate-income households.
e. At least 33 percent of the total units in a condominium conversion project shall be designated for and occupied by low or moderate income households or 15 percent of the units for lower income households, provided the project complies with the requirements in Section 18.90.060 condominiums and condominium conversions.
3. Housing developments consisting of at least 150 units (including the density bonus units) may include housing for senior households where at least one person in each unit is 55 years of age. Housing developments consisting of less than 150 units (including density bonus units) shall limit units for senior households to those with at least one person 62 years of age.
Projects incorporating senior households shall also comply with the Federal Fair Housing Amendments Act of 1988 Public Law Section 100-430, 42 USC Section 3601 and the Consent Decree of Department of Justice.
4. The density bonus provision shall not apply to any parcel or project which has previously been granted an increase in density through a general plan amendment, zone change, or other permit to facilitate affordable housing.
B. Density bonus calculation. The increase in density provided to eligible projects shall be in addition to the maximum permitted density authorized under the applicable zone in this Zoning Code or land use designation in the general plan, whichever is less.
1. The density bonus units are not included when determining the number of required affordable units relative to the total project units.
2. When calculating the density bonus or required affordable units, fractions are rounded up to the nearest whole unit.
3. When a density increase of less than 20 percent is requested, no reduction will be granted in the number of affordable units required, and the requirements of subsection A. project qualification shall still be applicable.
4. A housing development that meets the requirements of subsection A. project qualification shall be entitled to a density bonus of 20 percent and one concession or incentive, as outlined
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
in subsection C. additional incentives of this section, except that a condominium conversion (under subsection 2.e.) is allowed a 25 percent density bonus.
5. When the housing development proposes at least 20 percent of the total units for lower income households or at least ten percent for very low income households or at least 20 percent of the total units in a condominium project for moderate-income households, the project shall be entitled to a density bonus and two concessions or additional incentives, as outlined in subsection C. additional incentives, below.
6. When the housing development proposes at least 30 percent of the total units for lower income households or at least 15 percent for very low income households or at least 30 percent of the total units in a condominium project for moderate-income households, the project shall be entitled to a density bonus and three concessions or additional incentives, as outlined in subsection C. additional incentives, below.
7. When the project proposes to provide affordable units in excess of the required units, the density bonus shall be calculated based on a sliding scale, as provided below, up to a maximum of 35 percent.
a. An additional two and one-half percent density bonus for each additional increase of one percent very low-income units above the initial five percent threshold; b. A density increase of one and one-half percent for each additional one percent increase in low-income units above the initial ten percent threshold; and c. A one percent density increase for each one percent increase in moderate income units above the initial ten percent threshold for condominium or planned development projects.
8. The granting of a density bonus shall not be interpreted, in and of itself, to require a general plan amendment, zone change, ordinance amendment, or other discretionary approval.
9. An applicant may donate residentially-zoned land (at least one acre) to the City for the development of affordable housing units for very low-income households equal to and not less than ten percent of the number of units proposed in a residential subdivision, parcel map, or residential development, and not less than 40 affordable housing units. This will entitle the project to a density bonus of 15 percent, up to a maximum of 35 percent, based on one percent increase in density for a corresponding increase in the percent of units for very lowincome households.
10. An applicant that includes a childcare facility as part of the project is entitled to an additional density bonus or incentive that may consist of:
a. An increase in the amount of square feet of residential space that is equal to the floor area of the childcare facility.
b. An additional incentive that contributes to the economic feasibility of the construction of the childcare facility.
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
c. Provided the following conditions are met:
i. The applicant agrees to and operates the facility for the same length of time that the affordable housing units are restricted to eligible households; and ii. The percentage of children attending the facility and from eligible households in the project is equal to or greater than the percent of restricted affordable housing units.
C. Additional incentives. In addition to the density bonus, the City shall grant one of the following concessions or incentives:
1. A reduction or modification of Zoning Code requirements, site development standards, or architectural design requirements that exceed the minimum building standards approved by the State Building Standards Commission, as provided in Part 25 of Division 13 of the Health and Safety Code. This may include, but is not limited to:
a. Open space. Open space requirements may be reduced if the project is located within 1,000 feet of a public park or revised to allow for roof-top areas to be counted as open space.
b. Parking. The enclosed parking requirements may be provided in an open parking lot.
Tandem parking may be allowed.
c. Setbacks. The required setbacks for parking and landscaping within a parking area may be reduced, provided that the improvements are not significantly out of character with the surrounding area, do not create a safety hazard; and a suitable alternative design is incorporated as determined by the Community Development Director. d. Density. An additional increase in density above the 20 percent density bonus may be granted.
e. Building height. An increase in the maximum allowable building height may be granted. f. Off-site improvements. City participation in certain off-site improvements required by the development of the project may be proposed pursuant to negotiation and agreement with the City.
2. The developer of the project may propose a reduction or waiver of City-related development fees, City participation in the cost of infrastructure, write-down of land costs, or subsidy of the costs of construction, subject to approval of the City.
3. A mixed use development, in conjunction with a multi-family residential project may be allowed, provided the project will be compatible internally, as well as with existing or planned development in the area where the project will be located.
4. The City may offer an equivalent financial incentive in lieu of granting a density bonus and additional incentive. The value of the equivalent financial incentive shall equal to at least the land cost per unit savings that would result from the density bonus.
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
5. The City may grant other regulatory incentives or concessions proposed by the developer, which would result in identifiable cost reductions to the project.
6. Provision of incentives shall not be construed to require the City to provide cash transfer payments or other monetary compensation, but may include a reduction or waiver of requirements which the City might otherwise apply as conditions of approval.
7. Provided a written finding based on substantial evidence is made, the City need not grant a concession or incentive that would have a specific adverse impact on the public health and safety or the physical environment or on a parcel that is listed in the California Register of Historic Resources and for which there is no feasible method to satisfactorily mitigate or avoid adverse impacts without rendering the development unaffordable to low, very low, or moderate income households.
D. Requirements for participation. In order for a developer to be eligible for the density bonus and additional incentive or incentives, the following requirements shall be met:
1. Designated affordable units. The developer/property owner shall restrict for the prescribed time period, the number of units by bedroom size, which are designated as affordable housing for target households. A unit shall be counted toward meeting this requirement if it is either vacant and held out for rent/sale at affordable housing costs to lower- and very low-income households or occupied by a senior household, or occupied by and affordable to a lower- or very low-income household (or a moderate-income household for condominium units). Priority shall be given to target households that do not receive other housing subsidies.
2. Similar design. The target units shall be compatible in floor plan, furnishings, and exterior design to other units in the project. Further, the target units shall be reasonably dispersed throughout the development. If the development proposes a phased building plan, a proportionate share of target units shall be constructed during each phase.
3. Affordability restrictions.
a. In accordance with Section 65915(c) of the California Government Code, target units shall remain restricted and affordable for a period of at least 30 years (longer periods may be required by financial assistance, mortgage insurance, or rental subsidy programs) if the project is granted a density bonus and additional incentive or an equivalent financial incentive. Target units shall remain restricted and affordable for a period of at least ten years if the target units are in a condominium project, as defined in Civil Code Section 1351(f).
b. Households occupying target units shall be allowed to complete their leases beyond the term of the affordability restriction or for at least six months after the termination date, unless the property owner provides the tenants with a minimum of 180 days advance notice of the future rent increase and termination of the affordability status of their unit.
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
4. Rental rates. The rental rate for affordable housing units shall comply with State law, as determined by the household income level and number of members in the household.
5. Sales price.
a. Target units for sale shall be affordable to lower- or very low-income households, as defined by income limits established by the State Department of Housing and Community Development, pursuant to Health and Safety Code Sections 50079.5 and 50105, as they may be amended from time to time.
b. Condominium units shall be affordable to moderate income households. However, upon the resale of the condominium unit, the seller of the unit shall retain the value of the improvements, the down payment and proportionate share of property appreciation. The City shall recapture its initial subsidy and proportionate share of property appreciation, to be used within three years to promote homeownership. This equity-sharing arrangement shall be included in the agreement for the granting of the density bonus, as discussed under subsection D.10. agreement below.
6. Pre-qualification. All target households shall be pre-qualified by the developer or its designee prior to moving into a target unit by process mandated by the City. The prequalification process for lower- and very low-income target households shall certify the income level of the prospective tenant household and advise the household of affordable housing costs. These standards will be made available to the applicant by the City. The property owner shall not charge the applicant for the initial pre-qualification review. If, after performing the necessary verification, the tenant qualifies as lower- or very low-income household, the City shall issue a certificate to the applicant and the property owner verifying the income level and eligibility to rent or own the unit.
7. Reporting. In May of each year, the developer or designee shall provide the Community Development Department, an accounting of the previous calendar year, including:
a. Total units occupied for any part of the previous year by bedroom size; b. Total units vacant for any part of the previous year by bedroom size; c. Total units occupied by lower-, very low-income and senior households by bedroom size;
d. For each lower- and very low-income target unit, the total monthly housing costs (advertised or paid); and
e. Any other pertinent information deemed appropriate by the City upon approval of the project.
8. Increases in tenant income. Rental housing qualifies as affordable housing despite a temporary noncompliance with this section, if the noncompliance is caused by increases in the incomes of existing tenants and if actions satisfactory to the City are being taken to ensure that all vacancies are filled in accordance with this section until the non-compliance is corrected.
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
9. Default. Default by the property owner is unlawful and is a misdemeanor. Each unit shall be considered a separate violation. Such violation shall be punishable by a fine, not exceeding $1,000.00, or by imprisonment in the County jail for a period not exceeding six months, or both. In addition, the City shall have the right to prohibit the property owner from leasing any non-target unit which becomes vacant until the owner remedies the default. Until the default is remedied, no such unit shall thereafter be rented until the property owner presents evidence to the Community Development Department, that the prospective tenant qualifies as very lowincome or lower-income household, as required. Additionally, the average monthly default units shown on the audit report for the previous year shall be added to the units to be set aside during the succeeding reporting period.
10. Agreement. The developer shall sign a binding agreement with the City, which sets forth the conditions and guidelines to be met in the implementation of the density bonus requirements and/or any other applicable requirements. These include number of target units, their size, location, terms and conditions of affordability, and production schedule. In addition, the following conditions shall be imposed:
a. The agreement will establish specific compliance standards and remedies available to the City upon failure by the developer to restrict units to target households for the prescribed time period.
b. The agreement shall be binding on the developers, their heirs, transferees, assigns, successors, administrators, executors, and other representatives and recorded as a restriction on the parcel or parcels on which the units are constructed. c. The developer agrees not to sell, transfer, or otherwise dispose of the project, or any portion thereof, without obtaining the prior written consent of the Community Development Director. Such consent shall be given upon receipt by the developer of reasonable evidence satisfactory to the Community Development Director that the purchaser, or other transferee, has assumed, in writing and in full, the City's requirements and obligations in the agreement.
d. The developer shall grant the City the continuing right of first refusal to purchase or lease any or all of the designated units at fair market value. e. The deeds to the designated units shall contain a covenant that the developer or the developer's successors in interest shall not sell, rent, lease, sublet, assign or otherwise transfer any interests in such unit without the written approval of the City, confirming that the sales price of the units is consistent with the limits established for eligible households.
f. The City shall have the authority to enter into other agreements with the owner, developer or purchasers of the dwelling units as may be necessary to assure that the designated dwelling units are continuously occupied by eligible households.
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
E. Application procedure.
1. Affordable housing projects proposed under this section shall require approval of a conditional use permit (CUP), as outlined in Section 18.100.090, Conditional Use Permit, of this Zoning Code.
2. In accordance with Section 65915(d) of the California Government Code, the developer shall first submit to the Community Development Department a written proposal for a density bonus and/or residential incentives. The written proposal shall consist of adequate information to reliably estimate the project cost per unit of the proposed development.
3. In addition to the findings of the CUP, the following findings shall be made by the City Council in approving the density bonus:
a. The total number of units is compatible with the existing and planned infrastructure and service facilities serving the site.
b. The developer has demonstrated that the density bonus and adjustment of standards is necessary to make the project economically feasible.
c. The proposed project is compatible with the goals and policies of the general plan and the purpose and intent of this Zoning Code.
F. Development conversions. Conversion of existing developments or structures to housing projects eligible for a density bonus under this section shall follow the regulations outlined in Section 65915.5 of the California Government Code. (Ord. 537 § 1, 2011; Ord. 505 § 2, 2006) This Housing Element includes amendments to existing programs, such as Program 5, State Density Bonus LawProgram, which contributes to land cost reductions. Additionally, this Housing Element includes programs such as Program 26, Single Room Occupancy and Program 4, Zoning Code Review (setback, height, parking, and use standards for low, medium, and high-density residential projects). Also included are increasing residential densities (Program 27) and including adding creating clear development standards for mixeduse projects that are separate from commercial development standards (Program 33)residential land uses to the commercial zones in accordance with AB 2011 and the new mixed-use zone district; all of which will contribute to increasing the supply of housing.
Environmental Review
The City conducts environmental reviews for all development projects, consistent with the requirements of the California Environmental Quality Act (CEQA). CEQA requires an environmental analysis for all projects that are not exempt. Projects with potentially significant impacts typically require preparation of either a Mitigated Negative Declaration with special studies, or an Environmental Impact Report (EIR). Preparation of these reports adds time and costs to the development review process and may require additional expenses if additional measures are required to mitigate potential environmental impacts.
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
Some projects are “categorically exempt” from CEQA because they comply with certain thresholds such as limited size or scope or because there is no reasonable possibility that they have the potential to significantly affect the environment. Article 19 of the CEQA Guidelines lists the types of projects that are normally exempt, including replacement or rehabilitation of existing facilities, construction, or conversion of small structures, and minor alterations to existing land. Certain residential projects providing affordable urban, agriculture, or urban infill housing that meets specified acreage, affordability, and unit criteria are also exempt from CEQA by statutory law. The requirements for environmental review apply statewide and are not particular to the City of Hawaiian Gardens alone, so they represent little or no constraints to housing development in the City.
Applicable projects funded with CDBG or other sources of federal funding (depending on the administration of the funding source), are also subject to the requirements of the National Environmental Policy Act (NEPA).
Fees
The City charges fees to process plans submitted for residential projects and to finance the provision of important services needed to accommodate housing and population growth. Fees and exactions are used to finance public facilities, roadways, water and sewer infrastructure, schools, and other community services. Nearly all these fees are assessed through a pro rata share system, based on the magnitude of the project’s impact or the extent of the benefit that will be derived. The fees have not been found to act as a constraint to the development of housing in Hawaiian Gardens.
Fees associated with housing development include the following examples:
Building Permit Fees. The City charges fees for building, electrical, and plumbing permits. The fees for a proposed project depend on the size and complexity of the project and are calculated using the Los Angeles County current fee and multiplied by a factor of 1.30 to cover City administrative expenses (see City of Hawaiian Gardens, Community Development Department-Building and Safety Division, available at https://www.hgcity.org/government/ departments/community-development/buildingsafety-division). Because the City has the same fees as Los Angeles County, and only adds a minor City administrative fee, the building permit fees are not considered to be a constraint on development of affordable housing in the City.
Notice of Substandard Violation Fee. The Notice of Substandard Violation fee is part of the Program 10, Pre-Sale Inspection, whereby the City requires an inspection of the home prior to sale to identify any health and safety code violations. This activity benefits low-income residents in that housing in the City will continually be maintained, be it an ownership or rental unit. The City staff refers property owners to the City Beautification Program (Program 11, City Beautification) which includes financing for interior and exterior improvements.
School Fees. The ABC Unified School District (not the City) charges fees on new residential construction to help meet the cost of capital improvements for and/or
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
expansion of school facilities that are necessary to accommodate increased student enrollment due to new residential development In 2020, the District adopted the following per-unit fees for residential development: single family detached $9,349.00 and for multi-family attached $8,559.00. This fee is charged to residential developers in the City of Hawaiian Gardens and to all other jurisdictions in the District, including Anaheim, Artesia, Bellflower, Buena Park, Cerritos, Cypress, La Mirada, La Palma, Lakewood, Long Beach, Los Alamitos, Norwalk, Santa Fe Springs, and Los Angeles unincorporated areas located in the District. The City of Hawaiian Gardens has not established a separate fee or an administrative fee for collecting school fees. School fees are not generally considered to constrain or impair providing affordable housing since all surrounding jurisdictions collect the same fee.
The City’s Amended Resolution No. 035-2018 (effective 4/25/2018) established the permit fees for the City of Hawaiian Gardens. The fees are identified in the Table 4.14 16 below.
Table 4.14 16 Permit Fees
Service Costs
Subsidies
(3) (4)
Resident Senior A. Description of Service Full Cost
25% Reduction 50% Reduction
Abandonment of Easement $561
$617
--
--
--
--
(2)
Abatement Procedure, Plus abatement remedies, warrants, and judgment costs
Administrative Appeal $442
$442
$332
$332
$186
$800
--
$221
$221
$124
$534
--
Administrative Hearing
Administrative Review (Conduct at staff level)
Amendment of Discretionary Permits
Annual Inspection
$248
$1,067
$107
Annual Reinspection $62 -- --
Background Check Actual Cost
$442
-- --
Call for Review $332
--
$221
Categorical Exemption $107 --
(e) Change of Address $211 -- --
Conditional Use Permit $2,126
$3,113
$1,595
--
$1,063
Density Bonus --
(e)
Design Review to Planning Commission $771 $578 $385
Discretionary Appeal $1,155
$317
$566
--
$578
Document Review --
Encroachment Permit (Public Right-of-Way in Residential Areas) (e) $317
$107
$238
$80
$158
Encroachment Permit (Trash Bins Only) $54
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
Service Costs
Subsidies
(3) (4)
Resident Senior A. Description of Service Full Cost
25% Reduction 50% Reduction
(e)
Expedited Permits & Reports, 50% of the original ministerial permit or report cost
Costs Vary
$580
--
--
--
--
--
--
,(2)
Film Permit Plus charges from Fire and Sheriff's Departments; may require deposit
(2)
Final Parcel Map, Plus Subdivision Map Act and LA County Public Work fees
$1,963
,(2)
Final Tract Map Plus Subdivision Map Act and LA County
Public Work fees
$1,963 --
--
--
--
(5)
Fish and Game Filing Fee: Environmental Impact Report (EIR) $2,606.75 Fish and Game Filing Fee:Negative Declaration (ND) and
Mitigated Negative
(5) $1,876.75
$4,767
--
--
--
--
Declaration (MND)
General Plan Amendment
4% of
Growth Capital Fee Building
Valuation
Home Occupation Permit $186
$220
$140
--
$93
Impound Storage Fees (per day) --
Inspection Warrant Actual Cost
$987
-- --
Landscape Reviews over 3,000 sq. ft.
Landscape Reviews up to 1,000 sq. ft.
Landscape Reviews up to 3,000 sq. ft.
-- --
$247 $185
--
$124
$493 --
Lien Recording or Lien Removal $194 -- --
(2)
Lot Line Adjustment Plus Subdivision Map Act and LA County Public Work fees
$1,397 -- --
(d) (e)
Massage Permit (Operators) $1,768
(e)
Massage Permit Annual Renewal $665
(d) (e)
Massage Permit Appeal / Administrative Hearing
Master Sign Program
$2,061
$2,126
$655
--
$491
$491
--
$328
$328
Minor Exception
Minor Use Permit $655
(2) $1,060
$160
--
--
--
--
Mitigation Monitoring Program, Plus ongoing observation fee Modification of Non-Discretionary Permit
(2)
Negative Declaration Prepared in-house, plus other necessary studies and analyses
$1,913
$538
--
--
--
--
(2)
Notice of Substandard Violation, Plus County Recording fee
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
Service Costs
Subsidies
(3) (4)
Resident Senior A. Description of Service Full Cost
25% Reduction 50% Reduction
(2)
Parcel Map Waiver/Certificate of Compliance, Plus Subdivision Map Act and LA $1,397 -- --
County Public Work fees
Permit Extension for Discretionary Permit
Permit Extension for Non-Discretionary Permit
Planned Development
$1,030
$125
--
--
--
--
$2,767
Actual Cost
$371
-- --
Plot Plan Reviews over 10,000 sq. ft.
Plot Plan Reviews under 2,000 sq. ft.
Plot Plan Reviews up to 10,000 sq. ft.
-- --
$278
--
$186
$1,060 --
Plot Plan Reviews up to 5,000 sq. ft. $567 -- --
(e) $174
$265
$335
$88
$131
$199
$251
$66
$87
$133
$168
$44
Property Presale Records Report (Condominiums)
Property Presale Records Report (Single Family Residence) (e)
Property Presale Records Report (Multi Family Residence) Rental Inspection
Resubmissions, 25% of the original permit costs for each (e) Costs Vary
$567
--
--
--
--
successive re-submittal after the third submittal
Revocation of Discretionary Permit
$0.15 per
gallon per
Sewer Reconstruction day of
additional
peak flow
Sign Permit Review (Wall, Pole, and Monument) $125
$76
--
--
--
--
(c)
Sign Permit Review(Counter Review and Approval)
Site Inspection $88 $66 $44
Small Project Counter Approval (Fences, Patios, Tenant
(e)
Improvements) Free -- --
(2)
Subject to discretionary review
(2)
Special Use Permit (Business Regulation Permit) Plus
background check
$1,633 $1,225 $817
Specific Plan $2,767
$79
--
--
--
--
--
--
Storm Water Inspection Fee
Storm Water Plan Check Actual Cost
(a) $25 --
--
--
--
Temporary Sign Permit (Banners)
Temporary Use Permit $107
(2)
Tentative Parcel Map Plus Subdivision Map Act and LA County Public Work fees
$3,288 -- --
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
Service Costs
Subsidies
(3) (4)
Resident Senior A. Description of Service Full Cost
25% Reduction 50% Reduction
(2)
Tentative Tract Map Plus Subdivision Map Act and LA County Public Work fees
$3,288 -- --
(b) Tobacco Retailer’s Permit
Variance
$246
$1,986
$318
$1,490
--
$993
Zoning Conformity Report or Rebuild Letter (Commercial) -- (e) $233
$3,267
$4,267
$107
$175
--
$116
--
Zoning Conformity Report or Rebuild Letter (Residential) Zoning Map Change
(2)
Zoning Ordinance Amendment Plus Environmental Review -- -- Temporary Use Permit -- --
(2)
Tentative Parcel Map Plus Subdivision Map Act and LA County Public Work fees
$3,288 --
--
--
--
(2)
Tentative Tract Map Plus Subdivision Map Act and LA County Public Work fees
$3,288
(b) Tobacco Retailer’s Permit $246
Planning and Community Development Department
Notes:
(1) Proposed fee is full-service cost unless otherwise noted. (2) Additional fees or costs may apply.
(3) Subsidized for residents who reside in Hawaiian Gardens (25% reduction of full cost). (4) Subsidized for seniors, age 55 years or older, who reside in Hawaiian Gardens (50% reduction of full cost). (5) As amended by the Department of Fish and Game.
(a) amended Resolution No. 033-2011
(b) amended Resolution No. 021-2012
(c) amended Resolution No. 023-2015
(d) amended Resolution No. 065-2016
(e) amended Resolution No. 035-2018
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
Table 4.15 17 below identifies the City’s fees, including the ABC Unified School District.
Table 4. 1517 Residential Development Fees
Proportion of Fee in Overall Development Cost for a Typical Residential Development Development Cost for a typical unit
Total City estimated fees per unit
Single-Family
$11,375.28
$9,349.00
Multifamily
$6,665.12
$8,559.00
$15,224.12
ABC Unified School District Fee
Total fees per unit $20,724.28
Fees based on 2021 BVD construction costs for a single family detached dwelling of 1,800 square feet.
Fees based on 2021 BVD construction costs for a prototypical multifamily project (10 units, 1,100 square feet per unit)
Per Assembly Bill 1483 (2019), each local jurisdiction in California is required to make available on its website a current schedule of fees and exactions, imposed by the jurisdiction and by any other special districts, which apply to proposed housing development projects. This information must be presented in a way that makes it clear which fees apply to a particular parcel. The City does not currently have a schedule of fees and exactions available online but provides links to the Los Angeles County fee schedule. Since a lack of clear and readily available information about permit fees and costs can increase the uncertainty and level of effort involved in obtaining approvals for new housing development, posting this information on the City’s website would help to simplify and facilitate housing production. The City is including this information in Program 24, Public Participation.
Although the permit and impact fees increase the cost of housing development and may affect the feasibility of building affordable units, these fees are necessary to recover the cost of staff time to review and process permits and to provide adequate community facilities. The City’s fees are in line with the cost of providing services, there is no city impact fee, no unique parking or open space fees, and the school impact fee is the same fee charged to 14 other jurisdictions in the surrounding area. These fees are not considered to be an undue constraint on the ability to develop affordable housing in the City. In fact, the City has adopted a 25% reduction of the full cost of many of the fees for City residents and a 50% reduction for seniors (55 years and older) who reside in the City.
On-/Off-Site Improvements
The guidance from HCD indicates:
The element must also describe and analyze the impact of on-and off-site improvement standards including street widths, curb, gutter, and sidewalk requirements, landscaping, circulation improvement requirements and any generally applicable level of service standards or mitigation thresholds.
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
Developers of residential subdivisions in the City of Hawaiian Gardens are required to construct streets, curbs, gutters, sidewalks, sewer and water lines, street lighting, and trees located in the public rights-of-way within and adjacent to a subdivision. These facilities are then dedicated to the City, which is responsible for maintenance. On- and off-site improvements add to the total cost of developing housing, but are direct costs associated with the provision of infrastructure and services necessary for public health and safety, including new residents of the subdivision. Because residential development cannot take place without the addition of adequate infrastructure, site improvement requirements are not considered to be a constraint to the development of housing.
Environmental Constraints
This section provides information about the environmental hazards that could affect the development of housing in the City. As with most of Southern California, the greatest threat to the built environment is seismic-related hazards and wildfire hazards.
Seismic Hazards
There are no known earthquake faults that traverse Hawaiian Gardens. Additionally, the City is not exposed to natural environmental hazards related to seismic 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, lies over the area of one or more known earthquake faults, and potentially many more unknown faults, particularly socalled lateral or blind thrust faults.
The City is located in the greater Los Angeles Basin, which includes the following major faults:
a. Norwalk
b. Raymond Hill
c. Malibu Coast-Santa Monica-Hollywood
d. San Andreas
e. Newport-Inglewood
f. San Fernando
g. Sierra Madre
h. 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. Paleo seismological research indicates that large (magnitude 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
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
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.
The City regulates the development of housing through site design and construction standards in accordance with State law to mitigate risks and minimize loss of life and property associated with these seismic hazards. Figures 4.7 through 4.9 below show the City in relation to the fault locations, liquefaction zones, and dam inundation areas.
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
Figure 4.7 Seismic Hazards
Source: Hawaiian Gardens General Plan, Exhibit 6-2: Seismic Hazards Exhibit
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
Figure 4.8 Liquefaction Zone
Source: Hawaiian Gardens General Plan, Exhibit 6-3: Liquefaction
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
Figure 4.9 Dam Inundation Areas
Source: Hawaiian Gardens General Plan, Exhibit 6-5: Dam Inundation
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
Wildfire
The City does not contain any fire hazard severity zones (FHSZ) as identified by CAL FIRE (see Figure 4.10 below). The City has adopted the 2019 California Fire Code, which addresses requirements for fire sprinklers and fire alarms in residential buildings to mitigate risks and minimize loss of life and property associated with wildfire hazards. Additionally, given the built out nature of the City and surrounding areas, the risk of wildfire to originate in the City or spread to the City from an adjacent city is unlikely.
Noise
Ambient noise levels are relatively high in Hawaiian Gardens. The 2010 General Plan found that virtually all the neighborhoods in the City are in areas where noise levels 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 (I-605) 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). The City understands that issues related to noise levels will likely increase with continued development; however, with adherence to the General Plan’s Noise Element Implementation Program, the City will reduce noise hazards during the planning period.
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
4.10 Fire Hazard Severity Zone Map
Source: CAL FIRE, Fire Hazard Severity Zones Viewer
Infrastructure Improvements Constraints
This section provides information about the availability of services to serve new housing.
The City has been successful in acquiring state and federal funding to upgrade roadways and other infrastructure. Notable examples include:
Safe Routes to Schools Program, which provides pedestrian improvements in the vicinity of the schools located in the City, completed prior to 2018 (SRTS program funds).
The City applies for funding on a yearly/biennial basis for infrastructure improvements (Federal SRTS funding program has been merged with State funding programs under SB1 and ATP funding).
HSIP Cycle 8 grants have been awarded by Caltrans for signal hardware improvement for two projects in 2018. One project is for eight (8) signalized intersections along Carson Street ($397.5k) and the other was for four (4) signalized intersections along Norwalk Boulevard ($464.4k). Metro also awarded $40k funding for signal synchronization along Carson Street signals. These projects are scheduled to go out for construction in September 2022.
Per-capita Grants from State Parks and Recreation department – City applied for and received $186,793 grants to renovate restrooms located at Lee Ware Park at 22300 Wardham Avenue. The project is currently in design phase.
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
ATP Cycle 6 grants- An application for funding ($370k) for preparing the City’s Bicycle Maser Plan was submitted in June 2022. Upon awarded, the plan will be completed by August 2024.
HSIP Cycle 11 grants – The City is preparing the application (to be submitted by September 12, 2022) to implement traffic calming and speed reduction strategies throughout the City focusing on areas identified in the Local Roadway Safety Plan adopted in April 2022. Upon awarded, the improvements will be completed by August 2024.
The Street Reconstruction Project (FY21-22) is in the final design phase and expected to be in the construction bid stage by September 2022. Construction to be completed by March 2023.
The Street Reconstruction Project (FY22-23) is in the planning stage and application has been submitted for approval by California’s CalSMART system for SB1 funding.
CDBG funding and Measure R funds are also available for this project. Design phase is expected to start by October 2022, and with construction bid phase by September 2023.
Construction to be completed by March 2024.
Funding (approx. $370,000) has been awarded from ATP Cycle 6 program budget to prepare City’s Multi-year Comprehensive Bicycle Master Plan. The plan will include a number of bicycle lanes and other bicycle facilities enhancements to be implemented citywide by 2026.
In 2022, the City updated the City’s Capital Improvement Program (CIP). Some of the programs are maintenance type projects including slurry seal rehabilitation of existing streets, and some are upgrades including the Carson Beautification Design.
The ability to widen streets to accommodate additional auto volumes is extraordinarily limited.
Most streets are classified and built as two-lane streets with on-street parking. Therefore, site improvement requirements vary depending on the existing condition of each project site. All developed and vacant sites in the City are already served by infrastructure including roads, sewer, water, storm drains, and utilities. There are no septic systems or wells located in the City. The specific requirements for public works improvements, underground utilities, water, sanitation, and streets are described below:
Public Works Improvements: Projects must dedicate land for street widening and construct or repair curb, gutter, sidewalks, pave to the centerline of all streets adjacent to the development parcel if they exceed the valuation level. In addition, developers are responsible for construction or upgrading of sewer and water mains, storm drains, streetlights, fire hydrants, street trees, and street signs. Construction is required concurrent with project development and a performance bond for the construction must be obtained before the issuance of building permits. In certain situations where construction is infeasible, the City may accept an in-lieu fee equal to the cost of construction.
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
Underground Utilities: The City establishes underground utility districts on a project-by-project basis. SCE plans were approved in October 2021 for undergrounding utilities on Norwalk Boulevard between Tilbury Street and 215th Street.
Water: The City of Hawaiian Gardens is served by Golden State Water Company (formerly the Southern California Water Company) Region II Central District – Central Basin East Artesia System. Through the project review and building permit processes the Los Angeles Consolidated Fire District (LACFD) requires a water flow test to be conducted for any new development to ensure capacity to support the development. If the test comes back not meeting the minimum threshold, then the developer works with the City on facility upgrades.
Sanitation: Projects that require a new connection to the public sewer must pay a sewer connection fee to the Los Angeles County Department of Public Works, Consolidated Sewer Maintenance District (CSMD). Permits must be obtained before the issuance of City building permits. The local sewer lines in the City are maintained by CSMD.
Streets: The 2010 General Plan Circulation Element identifies the City’s circulation system, including the following streets and their respective classification:
Major Arterial: Carson Street and Norwalk Avenue. These streets perpendicularly intersect at the general center of Hawaiian Gardens. The majority of commercial and industrial uses are located along these arterials. Due to the builtd out nature of these areas, development of affordable housing along these corridors will have minimal improvements. As previously discussed, Carson Street and Norwalk Avenue are considered commercial corridors and as later discussed in Section 5, parcels along these roadways maythat can be developed with residential uses in accordance with AB 2011 with up to 40 du/acre. Other Major Arterials are Pioneer Boulevard, and Bloomfield Boulevard.
Secondary Arterial: Norwalk Boulevard north of Carson Street Collector: Pioneer Boulevard south of Carson Street, 214th street west of Norwalk Boulevard, 215th Street west of Elaine Avenue, Elaine Avenue north of 215th Street, Civic Center Drive (219th Street) west of North Boulevard, 221st Street east of North Boulevard, Juan Avenue north of 223rd Street, and Hawaiian Avenue Local: neighborhood streets
Developers are required to widen streets where physically possible in accordance with the General Plan Circulation Element recommendations below:
Major Arterial, 6 lanes, right-of-way width 108 feet
Major Arterial, 4 lanes, right-of-way width 100 feet
Secondary Arterial with center divider, 4 lanes, right-of-way width 80 feet with 64 feet of roadway curb to curb. Two travel lanes in each direction, center divider.
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
Secondary Arterial without center divider, 4 lanes. Two travel lanes in each direction, no center divider. Parking lanes or bicycle lanes would typically be provided. Local Streets, two lanes, right-of-way width 60 feet, roadway width 40 feet. Some local streets may have a right-of-way width between 50 and 60 feet, with two travel lanes, parking lanes, sidewalk, and parkway.
The major difference between divided and undivided Secondary Arterials is that the vehicle carrying capacity for a divided facility is higher than for an undivided facility. Most of the roadways designated as Secondary roadways in the City of Hawaiian Gardens have been improved to provide some form of center roadway divider for left turn channelization.
The required street width construction for a typical subdivision would most likely range from a 60-foot right-of-way for local streets up to 108-foot right-of-way for an arterial. Flexibility on street widths can be allowed with a specific project application taking into consideration the potential impacts of the project and existing conditions. This Element includes an amendment to Program 21, Infrastructure Availability, as follows: 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.
Sidewalks are provided on all arterial roadways and on the vast majority of residential streets.
The City of Hawaiian Gardens circulation system has been designed to ensure that adequate facilities are provided for pedestrian circulation, especially in the vicinity of schools, parks, major retail facilities, and other locations with high levels of pedestrian activity.
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 Ccity 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. As part of Program 31, the City will complete a bike lane study to develop a Citywide Master Plan and determine the locations of future bike lanes.
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 C Line in Norwalk and the Metro A Line in Long Beach. All buses are ADA accessible, and many have bicycle racks.
Because most of the City’s circulation system is complete, maintenance and improvements to older roadways has not been a constraint on development. This is because development is not
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
required to extend roadways from undeveloped properties as the only vacant undeveloped properties are a few parcels less than an acre in size and exist on fully-improved streets.
Housing For Persons With Disabilities
As noted in the Special Needs section of the Housing Needs Assessment Report, persons with disabilities have several housing needs related to accessibility of dwelling units; access to transportation; employment, and commercial services, and alternative living arrangements that include on-site or nearby supportive services.
The City ensures that new housing developments comply with California building standards (Title 24 of the California Code of Regulations) and federal requirements for accessibility.
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 application shall be filed with the Community Development Director free of charge, unless a project requires another discretionary permit.
Once filed, the Community Development Director shall make a written decision within 45 days and either approve, approve with conditions and/or modifications, or deny a request for reasonable accommodation in compliance with the factors/findings below. If the request is affiliated with a larger project, other entitlements, then the request is bundled with the entitlements and proceeds to the appropriate decision-making body (Planning Commission or City Council). This expedites the request process, rather than making someone wait until the other entitlements are granted, and then waiting for the accommodation request to process. The written decision to approve or deny a request for reasonable accommodation shall be consistent with the Acts and shall be based on consideration of all of the following factors/findings:
1. Whether the housing subject of the request will be used by an individual defined as disabled under the Acts;
2. Whether the request for reasonable accommodation is necessary to make specific housing available to an individual with a disability under the Acts;
3. Whether the requested reasonable accommodation would impose an undue financial or administrative burden on the City;
4. Whether the requested reasonable accommodation would require a fundamental alteration in the nature of a City program or law, including but not limited to land use and zoning;
5. Potential impact on surrounding uses;
6. Physical attributes of the property and structures; and
7. The availability of alternative reasonable accommodations that may provide an equivalent level of benefit.
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
Program 17, Disability Access, includes the City’s requirement to continue to monitor requests, the factors/findings, and update as necessary to provide reasonable accommodations.
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
4.3 NON-GOVERNMENTAL RESOURCES AND CONSTRAINTS
Production cost factors such as land acquisition and improvement, construction material and labor, financing, overhead costs, and fees, are market constraints which impact the affordability of housing. Conversely, the region is rich in non-profit entities who specialize in maintaining affordable and/or senior-friendly housing (see Table 2.12 provided in Section 2 of this documentabove).
Housing Market Constraints
Government Code § 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.
Market constraints also include monthly rents and sales housing prices.
According to HCD:
Although nongovernmental constraints are primarily market-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 land-use 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 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.
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
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
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.
Table 4.6 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 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 two million dollars would be required on land alone.ꢀ
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
Table 4.18 Land Sales Prices – October 2021
Status Address Zoning Lot Size Price
$1.15M
$1.5M
Price/Sq. Ft.
$45.52/sq. ft
$71.15/sq. ft.
Active1
2 12345 Carson St.
22001 Claretta Ave.
Commercial
Residential
25,264 sq. ft.
Active 21,080 sq. ft.
1Vacant commercial property.
2 Multi-family residential property with house burnt down. Land value only Source: Movoto.com. Zoning as provided by the listing agents.
Property prices, both residential and commercial, skyrocketed across all jurisdictions through mid-2022. In addition to the skyrocketing prices, properties were harder and harder to acquire due to stiff competition and did not stay on the market for very long even with inflated prices.
The California Association of Realtors say that with record-low interest rates and a once-in-alifetime 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 and $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 supply and demand 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.
Presently (2023), real estate prices are still trending upward; The median list price of singlefamily homes in Hawaiian Gardens, CA was $710,000 in January 2023, compared to $607,500 in 2022 (Movoto Real Estate, Hawaiian Gardens, CA, Summary, available at https://www.movoto.com/hawaiian-gardens-ca/market-trends/ (accessed February 1, 2023).
As an example, in July 2008, a 1.34-acre vacant high-density residential site was listed for sale in Hawaiian Gardens, with an asking sales price of $1,950,000, equivalent to $33.40 per square foot. The site can accommodate 25 housing units; therefore, the per-unit land price was $78,000. To the city’s knowledge, the site sold but the price is unavailable. In 2010, a nonprofit affordable housing developer expressed interest to the Community Development Department and the then-Redevelopment Agency in developing a tax-credit senior housing complex.
As previously discussed, there are not many vacant parcels in Hawaiian Gardens. 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.
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
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 4.19 Construction Costs per Square Foot for Residential Construction Group (2018 International Building Code)
R-2 Residential, multiple family
Type IV Classification
$151.48
R-3 Residential, one- and two-family
R-4 Residential, care/assisted living facilities
Private garage
$157.99
$190.53
$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 2018 construction costs for a – a. 1,000 SF housing unit in an apartment building - $151.48 x 1,000 = $151,480.00 b. 1,500 SF single home on a level lot - $157.99 x 1,500 = $236,985.00 c. 400 SF garage for single family home - $93.81 x 400 = $37,524.00 It should also be noted that construction costs have increased significantly since 2020, with the statewide average construction costs increasing by 40% between 2020 and 2024.
Construction crews for an affordable-housing project must pay prevailing wages. This requirement typically increases construction costs by 15% to 30%. The cost of construction
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
alone can exceed the cost affordable to lower-income households. Several factors contribute to the cost of construction 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; however, in the past year, mortgage rates have risen dramatically. Table 4.20 below identifies shows interest rates for three points in time.
Table 4.20 Typical Mortgage Interest Rates
Type of Loan October 2021 April 2021 January 20231
Rates for loans up to $584,200
30-year fixed
15-year fixed
Rates for loans of $584,200 and up
3.45%/.47 pt.
2.57%/.38 pt.
3.50%/.27 pt.
2.54%/.27 pt.
6.20%
5.26%
30-year fixed
15-year fixed
3.64%/.46 pt.
3.54%/.19 pt.
4.02%/.32 pt.
3.71%/.28 pt.
6.08%
(not available)
1Source: MortgageNewsDaily.com (accessed January 29, 2023) Note: A point (pt.) 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, i.e., Fair Isaac Corporation, 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.
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
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 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 may have been denied mortgage loans based on factors other than their income, FICO scores, down payment, or the amount of loan requested, but research is needed to document mortgage-loan disparities.
Land Cost / Construction Cost
The cost of housing in Hawaiian Gardens has increased in the last few years as land values, construction costs, and finance charges continue to increase. The diminishing supply of land available for residential construction has driven land and housing costs upward. The City typically has little control over the market fluctuations that affect housing costs. “Land values across the U.S. rose on average 8% in 2021, which is an increase over 2020 rates. This trend will affect the overall cost of developing new housing units in the City and the State in general.
Land, construction, and financing costs represent the most significant nongovernmental constraints in the production of housing for most income groups in Hawaiian Gardens. Land costs in this City are generally high due to high demand and the limited supply found in an established city in the Los Angeles metropolitan region.
Construction costs include both “hard” and “soft” costs such as labor and materials (hard), and soft costs such as architectural and engineering services, development fees, construction financing, and insurance.
Over the past eighty years, the City of Hawaiian Gardens has experienced limited vacant land sales.
This 6th Cycle Housing Element includes the following programs, detailed in Section 7, that are proposed to minimize, where feasible, the nongovernmental constraints impacting housing in the City of Hawaiian Gardens: Program 1, Adequate Sites; Program 2, Promote Lot Consolidation; and Program 3, Affordable Housing Incentives.
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
Availability Of Financing
An inventory of local lending institutions revealed that loans are available in the area to qualified clients.
Housing Crisis
Residential vacancy rates and the location of the City within the Los Angeles basin are two market constraints that affect the affordability of housing. As Los Angeles development areas continue to expand, Hawaiian Gardens and the surrounding cities are becoming an increasingly convenient area in which to live. Housing prices will continue to rise due to this demand. If land values, construction costs, and interest rates continue to increase in the longterm, the cost of all new housing will rise accordingly.
As indicated above, the City has no control over the market fluctuations that may affect housing costs because market conditions result from a complex interplay of national economic policies and general economic conditions. Inflation in the cost of goods and especially housing means that many families find themselves unable to afford suitable housing. The lack of sufficient income causes more working people to share the cost of a home. As a result, overcrowding is common, and the housing choice of many households is severely restricted.
This situation is further aggravated in periods of high unemployment as experienced in the last two years due to the COVID-19 pandemic and the threats of eviction of tenants and foreclosure on mortgaged properties.
City Housing Division Services
The Hawaiian Gardens Housing Division of the Community Development Department administers a wide variety of housing programs that contribute to the quality of life, economic viability, and sustainability of Hawaiian Garden’s neighborhoods. The Housing Division is responsible for the overall management and oversight of the City Beautification Program, Section 8 Housing Choice Voucher Program, and various other housing activities. The Division’s webpage contains links to private and non-profit organizations, local and regional agencies, state agencies, and federal agencies to assist residents in exercising their rights to fair housing (see City of Hawaiian Gardens, Housing Division, available at https://www.hgcity.org/government/departments/community-development/housing-division (accessed February 1, 2023)).
Non-profit Housing Resources
The Fair Housing Foundation (FHF) in neighboring Long Beach serves cities throughout Los Angeles and Orange Counties. The FHF is a non-profit organization established in 1964 and is dedicated to eliminating discrimination in housing and promoting equal access to housing choices for everyone. FHF engages in activities including outreach and education, testing and investigation, and counteracting and eliminating discriminatory housing practices in both Los Angeles and Orange Counties. The Fair Housing Foundation is a HUD-Certified Housing Counseling Agency and also offers Rental Counseling.
City of Hawaiian Gardens 2021-2029 Housing Element
4. RESOURCES AND CONSTRAINTS
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
5 LAND INVENTORY
5.1 INTRODUCTION
This section assesses the housing development potential in Hawaiian Gardens during the 2021-2029 Housing Element planning period. California Government Code § 65583(a)(3) requires local governments to prepare an inventory of land suitable for residential development, including vacant sites and sites having redevelopment potential. Local agencies must also evaluate whether the sites’ zoning and the availability of public facilities and services support housing development. 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.
Site Selection
The Hawaiian Gardens General Plan and Land Use Element and Zoning Code establishes six residential zone districts, (R-1 Estate, R-1, R-2, R-3, R-4, and Mobile Home Park (MHP) for residential uses. The General Commercial (C-4) and Downtown Commercial (C-2) zone allows for mixed use which includes the addition of residential uses in order to provide housing opportunities for all household income ranges. Additionally, as previously discussed, AB 2011 allows for ministerial, by-right approval of 100 percent affordable housing on commercially zoned-lands, and allows for mixed-income housing along commercial corridors so long as the project meets certain labor and environmental criteria. A commercial corridor is defined as having a right-of-way of at least 70 feet and no greater than 150 feet. Revisions to General Plan goals and policies, and to the Zoning Code, are proposed both below and in Section 7 to expand housing opportunities, particularly for lower-income levels.
Sites were selected for their redevelopment potential based on size, location, current on- and off-site uses, allowed densities, and compatibility of proposed densities.
Size and location: The site selection includes commercially-zoned parcels located along Carson Street and Norwalk Boulevard, which are both considered commercial corridors pursuant to AB 2011 given that their rights-of-way are both between 70 and 150 feet (see Figure 5.2). Some of these sites are already developed with residential uses and existing residential uses occur immediately adjacent to these parcels. Therefore, these parcels are conducive for residential development given the proximity to existing residential uses.
Additionally, the majority of these parcels are located within 0.5-mile of public transit and therefore are not required to provide any parking on these sites in accordance with AB 2097.
The absence of parking requirements on these sites increases the potential for higher density residential developments because more land area on the site can be devoted to housing.
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. The Sites Inventory includes a broad
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
range of parcel sizes. However, in Hawaiian Gardens as in many older cities, the subdivision pattern has resulted in many lots that are less than one-half acre. These sites may still be viable for duplex or triplex residences, but may also be suitable for merger with adjacent underutilized parcels.
Capacity and Densities: The site selection includes both vacant and underutilized, nonvacant sites. Many of the nonvacant sites are considered underutilized because they contain a disproportionate land area allocated for parking vehicles (e.g., parking lots adjacent to The Gardens Casino) and/or they are occupied by low-intensity uses or aging structures that are nearing – or have passed – their projected useful life.
In accordance with AB 2011, the City is required to approve residential projects up to 30 du/acre so long as the project meets the requirements prescribed in AB 2011. Additionally, the lack of parking requirements on these sites increases the potential density beyond the required 30 du/acre.
Existing Land Use and Zoning
There are approximately 715 acres of land zoned in the City. The Hawaiian Gardens General Plan and Land Use Element and Zoning Code establishes six residential zone districts, (R-1 Estate, R-1, R-2, R-3, R-4, and Mobile Home Park (MHP)) for residential uses. The combined residential zone districts (including the Mobile Home Residential zone district) comprise 382.65 acres. As previously discussed in Section 4.2, residential zones that allow multi-family uses include R-2, R-3, and R-4, with the R-2 zone encompassing The R-2 Medium Density Residential zone district, with210.81 acres of the City’s total land area, making it, is the largest zone district in the City.
The combined residential zone districts (including the Mobile Home Residential zone district) comprise 382.65 acres. The City’s two commercial zones (C-2 and C-4) also allow multi-family uses with a minor use permit, so long as commercial uses are located on the ground floor; however, the permitted density is not specified in the City’s Zoning Code. In comparison, tThe combined acreage of the City’s two commercial zone districts is 178.37 acres. Figures 54.21 and 4.3 are repeated below to shows the City’s current land use and zoning maps. Table 5.1 below lists the City’s zones and land area for each zone.
As previously discussed in Chapter 4, the City is primarily built out and the opportunities for development on vacant lots is limited. Additionally, with the exception of the R-4 zone, the City’s current land use and zoning provisions do not allow for densities that can generally accommodate lower income households (e.g. at least 20 du/acre). Therefore, the City cannot accommodate its RHNA under existing zoning and rezoning for housing at densities at 20 du/acre or more is required.
City of Hawaiian Gardens 2021- 2029 Housing Element
2. HOUSING NEEDS ANALYSIS
Figure 4.2 Hawaiian Gardens Land Use Map (Repeated)
City of Hawaiian Gardens 2021- 2029 Housing Element
2. HOUSING NEEDS ANALYSIS
Figure 54.13 Zoning Map (Repeated)
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Table 5.1 Zone Districts and Land Area
Zone District Area (Acres) Area (Sq. Ft.)
R1 (10,000) Single Family Estates
R1 Single Family Residential
R2 Medium Density Residential
R3 Intermediate Density Residential
R4 High Density Residential
MHP Mobile Home Park
C2 Downtown Commercial
C4 General Commercial
M1 Industrial
11.87 36.77
210.81
37.97 60.70
24.53 9.78
517,057.20
1,601,701.20
9,182,883.60
1,653,973.20
2,644,092.00
1,068,526.80
426,016.80
7,343,780.40
949,172.40
385,506.00
10,018.80
168.59
21.79 Civic 8.85
Fire Station 0.23
Park 2.97 129,373.20
309,276.00
1,162,616.40
1,294,167.60
516,186.00
Hospital 7.10
Elementary School
Junior High School
Church
26.69 29.71
11.85 44.80
715.01
Other – Unsymbolized 1,951,488.00
Total 31,145,835.60
As discussed above, mixed-income residential projects proposed within commercial corridors (e.g., Carson Street and Norwalk Boulevard) would be approved ministerially, by-right, in accordance with AB 2011 and therefore would not require any changes to the City’s existing Zoning Code. Additionally, as discussed above, most of the parcels selected for redevelopment are within 0.5-mile of public transit and therefore would not require any parking on-site regardless of the parking requirements prescribed for that zone by the City’s existing Zoning Code. Additionally, this provision is being incorporated into the Hawaiian Gardens Zoning Code along with other amendments for State law consistency.
Additionally, in an effort to provide a greater range of housing opportunities in the City, the City is proposing Program 27, Zone District Densities Update, which will eliminate the R-1 10,000 Single-Family Estate zone district and replace it with the R-1 Single Family Residential zone district. Program 27 also sets minimum densities, increases maximum densities for all residential zone districts, includes residential land uses in the commercial zone districts, sets minimum and maximum densities for those districts, and creates mixed-use zone districts with minimum and maximum densities. Furthermore, all residential densities can be increased under Program 5, State Density Bonus Law, if affordable units are incorporated into a development. Densities are expressed as dwelling units (du) per acre.
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
5.2 IDENTIFIED SITES
Sites were selected for their redevelopment potential based on size, location, current on- and off-site uses, allowed densities, compatibility of proposed densities, and property owner interest. The City focused on properties that are currently underutilized, such as large surface parking lots or vacant buildings, and uses that may not generate substantial profits for the property owner. Additionally, each of the identified sites is located within a half-mile of a major transit stop (see Figure 2.26), and therefore would have convenient access to public transit.
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. The Sites Inventory includes a broad range of parcel sizes. However, in Hawaiian Gardens as in many older cities, the subdivision pattern has resulted in many lots that are less than one-half acre. As such, the City has identified underutilized sites larger than one-half acre in its Site’s Inventory (or smaller contiguous parcels that can easily be consolidated). Site’s smaller than one-half acre may still be viable for development of duplex or triplex residences; however, these sites are not included in the Sites Inventory.
The City includes 10 identified sites for the development of housing during the planning period to accommodate the City’s RHNA. Table 5.2 below identifies each site’s APN, acreage, existing use, land use designation, zoning designation, existing densities, proposed zoning and its respective density range, realistic capacity, which is the estimated density used to determine number of anticipated units, the number of total units, and the number of units for each income category. Figure 5.1 below shows the location of the identified sites.
City of Hawaiian Gardens 2021- 2029 Housing Element
2. HOUSING NEEDS ANALYSIS
Table 5.2 Identified Sites
APN(s) Acres Existing Use Land Use Zoning Existing
Densities
Proposed
Zoning
Proposed
Density
Range
Realistic
Capacity
Units VL LI MI AMI
7075-020-007
7075-020-010
Not
Specified
Not
Specified
0.42 0.44
0.88 Parking
Parking
Commercial
Commercial
C-4
C-4
Mixed-Use
Mixed-Use
20-30
20-30
26 26
11 11
22 1
1 2
1 1
2 1
1 2
8 8
Total
Acreage:
Total
Units: Site 1 16
7066-013-059
7066-013-060
7066-013-061
7066-013-062
7066-013-063
Shopping
Center
Shopping
Center
Shopping
Center
Shopping
Center
Not
Specified
Not
0.41 2.76
0.55 0.36
0.62 4.7
Commercial
Commercial
Commercial
Commercial
Commercial
C-4
C-4
C-4
C-4
C-4
Mixed-Use
Mixed-Use
Mixed-Use
Mixed-Use
Mixed-Use
20-30
20-30
20-30
20-30
20-30
26 26
26 26
26 11
72 14
9 0
6 1
0 0
7 2
8 1
11 2
8 47
9 Specified
Not
Specified
Not
Specified
Not
Specified
2 2 1 6
Shopping
Center 16
122
3 2 11
81 Total
Acreage:
Total
Units: Site 2 17 17
7068-005-900 Library;
Parking
Housing not
permitted 0.91 Civic CC Mixed-Use 20-30 26 19 19
19 0
0 0
0 0
0 Total
Acreage1:
Total
Units: 0.74 Site 3 19
7066-013-064
7066-013-057
7066-013-913
7066-013-046
Shopping
Center
Not
Specified
Not
Specified
1.19 1.67
0.58 0.54
3.98 Commercial
Commercial
C-4
C-4
R-1
C-4
Mixed-Use
Mixed-Use
Mixed-Use
Mixed-Use
20-30
20-30
20-30
20-30
26 26
26 26
31 43
0 4
0 0
4 6
5 8
7 17
27 11
10 65
Elks Lodge
Vacant Low Density
Residential 8.4 du/ac 15 3 1
Residential
(3 units)
Not
Specified Commercial 14 2 2
Total
Acreage:
Total
Units: Site 4 103 16 18
7065-001-015 Not
Specified 2.72 Gym Commercial C-4 Mixed-Use 20-30 26 71 3 11 10 47
City of Hawaiian Gardens 2021- 2029 Housing Element
2. HOUSING NEEDS ANALYSIS
APN(s) Acres
2.72 Existing Use Land Use Zoning Existing
Densities
Proposed
Zoning
Proposed
Density
Range
Realistic
Capacity
Units
71 VL LI MI AMI
Total
Acreage: Site 5 Total Units: 3 11 10 47
7066-022-029 Antique
Store
Not
Specified 0.64 Commercial
Commercial
C-4
C-2
Mixed-Use
Mixed-Use
20-30
20-30
26 17 1
1 2
2 3
3 11
11 Total
Acreage: 0.64 Site 6 Total Units: 17
7066-021-026 Not
Specified 1.1 Auto Zone 26 29 2
2 4
4 5
5 18
18 Total
Acreage: 1.1 Site 7 Total Units: 29
7076-039-016 High
Density
Residential
Auto Body
and Paint 0.52 R-4
R-1
24 du/ac
Site 8
R-4 24-30
20-30
26 14 1
1 2
2 2
2 9
9 Total
Acreage: 0.52 Total Units: 14
7066-013-020 Religious
Institution
Housing
Overlay
Church;
Parking
Low Density
Residential 1.06 8.4 du/ac 26 25 20
20 5
5 0
0 0
0 Total
Acreage1:
0.95 Site 9 Total Units: 25
7066-024-034 Religious
Institution
Housing
Overlay
Parking;
Residential
(1 unit)
Not
Specified 0.55
0.55 13.3
Assembly CH 20-30 26 13
13 11
11 70
2 2
0 0
0 0
Total
Acreage: Site 10 Total Units:
Total Sites
Acreage:
Total Sites
Units2 435 61 57 247
1 Total Acreage is the total acreage of the parcel that is available for the development of housing. 2 Total Sites Units may not add up correctly due to rounding.
City of Hawaiian Gardens 2021- 2029 Housing Element
2. HOUSING NEEDS ANALYSIS
Figure 5.1 Identified Sites
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Housing Element Law Requirements
In accordance with State law, this Housing Element includes an analysis of Sites and Zoning, which consist of four parts: realistic development capacity; analysis of non-vacant and underutilized sites; zoning to accommodate the development of housing affordable to lowerincome households; and environmental constraints and adequate infrastructure. These requirements are discussed below.
Realistic Development Capacity
California Government Code § 65583.2(c) requires, as part of the analysis of available sites, a local government to demonstrate the projected residential development capacity of the sites identified in the housing element can realistically be achieved. Based on the information provided in subdivision (b) (the land inventory), 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, as determined pursuant to Section 65584. The number of units calculated shall be adjusted as necessary, based on the land use controls and site improvements requirement identified in paragraph (4) (5) of subdivision (a) of Section 65583, the realistic development capacity for the site, typical densities of existing or approved residential developments at a similar affordability level in that jurisdiction, and on the current or planned availability and accessibility of sufficient water, sewer, and dry utilities ( Additionally, Government Code § 65583.2(c)(2)(A) states that “[a] site smaller than half an acre shall not be deemed adequate to accommodate lower income housing need unless the locality can demonstrate that sites of equivalent size were successfully developed during the prior planning period for an equivalent number of lower income housing units as projected for the site or unless the locality provides other evidence to the department (HCD) that the site is adequate to accommodate lower income housing” (id.) This means that Hawaiian Gardens must identify parcels larger than one-half acre or smaller parcels that can be consolidated into one-half acre or larger in order to demonstrate that there is adequate area for new low-income housing development.
Analysis of Non-vacant and Underutilized Sites
California Government Code § 65583.2(g) requires the Housing Element to include an explanation for determining the buildout potential of these sites within the planning period, and consider all of the following:
The extent existing uses may constitute an impediment to additional residential development;
The jurisdiction’s past experience converting existing uses to higher-density residential development;
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
The current market demand for the existing use, including an analysis of any known existing leases or other contracts that would perpetuate the existing use or prevent redevelopment of the site of additional residential development; Development trends;
Market conditions; and
The availability of regulatory and/or other incentives, such as expedited permit processing and fee waivers or deferrals.
Additionally, because this Housing Element relies on non-vacant sites to accommodate more than 50 percent of the City’s RHNA for lower-income households, the non-vacant sites’ existing uses are presumed to impede additional residential development, unless the Housing Element describes findings based on substantial evidence that the use will likely be discontinued during the planning period.
Zoning to Accommodate the Development of housing Affordable to Lower-Income Households
California Government Code § 65583.2(c)(3)(A) & (B) requires the Housing Element to demonstrate that the densities of sites identified in the inventory are sufficient to encourage and facilitate the development of housing affordable to lower-income households. This analysis includes market demands and trends, financial feasibility, and information from past residential development. As an alternative to this analysis, California Government Code § 65583.2(c)(3)(B) allows local governments to utilize “default” density standards deemed adequate to mee the “appropriate zoning” test. Hawaiian Gardens has a population of 14,149 persons (2020) and therefore meets the definition of a “Suburban Jurisdiction”, which has a default density of at least 20 dwelling units/acre.
Environmental Constraints and Adequate Infrastructure
California Government Code § 65583.2(b)(4) requires the Housing Element to provide a general description of any environmental constraints to the development of housing. This analysis should include a general description of any known environmental features that have the potential to impact the development viability of the site (e.g., flood plains), describe the environmental review process, including potential exemptions, anticipated as part of the site being developed for residential uses, and identify environmental benefits (if any).
California Government Code § 65583.2(b)(5) requires the Housing Element to include a description of existing or planned water, sewer, and other dry utilities supply, including the availability and access to parcels on the Site’s Inventory.
See Calif. Gov. Code § 65583.2, available at
https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?sectionNum=65583.2.&nod eTreePath=11.1.9.11&lawCode=GOV. (accessed January 29, 2023)).
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Realistic Capacity Analysis: Mixed-Use Zoned Sites (Sites 1 through 7) The MU zone allows for a minimum density of 20 units/acre and a maximum density of 30 units/acre. There are many site planning factors that reduce the buildable area of the site, including but not limited to setbacks, parking requirements, open space requirements, and height limits. To demonstrate that a maximum density of 30 units/acre is achievable on a site zoned for MU, the City applied the land use controls prescribed in the draft objective development and design standards prepared by the City in December 2023 to a 0.5-acre site.
The 0.5-acre parcel size was used in this analysis because each identified site is at least 0.5- acre. Additionally, only sites that are 0.5-acre or larger are deemed adequate to accommodate lower income households pursuant to Government Code § 65583.2(c)(2)(A).
Table 5.3 below summarizes the development standards that apply to development within the MU zone.
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Table 5.3 MU Development Standards
Height
Maximum height
Step backs
3 stories or 35 feet, whichever is less
For buildings taller than twenty five feet (25') and
which are located adjacent to a residential zone,
the building height must be designed so as to
"step back" the building height at least ten feet
(10’) for every ten feet (10’) increase in height
above twenty five feet (25’).
Ground Floor Commercial Setbacks and Build-to- Lines2
Front Built-to Line Within 5 feet of right-of-way
Side Built-to Line
Side abutting a residential zone
Within 5 feet of right-of-way
10 feet, plus 1 foot for each foot the bldg.
exceeds 30 feet in height
Rear None required
Rear abutting a residential zone 10 feet, plus 1 foot for each foot the bldg. exceeds 30 feet in height
Ground Floor Residential Setbacks
Front
Front setback buffer
5 feet to accommodate porches and patios
4-foot-wide landscaped buffer, which is
permitted within the front yard setback between
unit entries
Side 5 feet
Side setback buffer 4-foot-wide landscaped buffer, which is permitted within the side yard setback
10 feet, plus 1 foot for each foot the bldg.
exceeds 30 feet in height
Side abutting a residential zone
Rear None required
Rear abutting a residential zone 10 feet, plus 1 foot for each foot the bldg. exceeds 30 feet in height
Residential Parking Requirements
Studio or One Bedroom 1 space
Two Bedroom
Three Bedroom or more
1.5 spaces
2 spaces
Guest Parking 1 space per 3 units
Commercial Parking Requirements
Less than 5,000 sf in floor area
Between 5,000 sf and 20,000 sf in floor area
1 space per 250 sf of floor area
20 spaces plus 1 space per 300 sf beyond
5,0000 sf of floor area
More than 20,000 sf in floor area 70 spaces plus 1 space per 350 sf beyond 20,000 sf of floor area
Common Open Space Requirements
At least 15% of the total gross development area shall be common open space, up to a maximum required area of 20,000 square feet
Source: Hawaiian Gardens Community Development Department
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
The extent development standards can reduce the buildable area of the site depends on factors that are unknown until the site planning phase of the project. For instance, parking requirements are determined by the number of bedrooms of each unit or the floor area of the commercial uses. For the purposes of this analysis, the City made the following assumptions:
The project is 100% residential;
The parcel is not located adjacent to a residential zone; Since a maximum of 15 units are permitted on a 0.5-acre site, 5 units would be studio or 1 bedroom, 5 units would be 2 bedroom, and 5 units would be 3 bedroom or more, resulting in 28 required parking spaces (5 spaces for the studio or 1 bedroom units + 8 spaces for the 2 bedroom units + 10 spaces for the 3 bedroom units + 5 guest spaces); and
Parking is accommodated by a 10,000 sq. ft., 2 level parking garage, with a ground floor footprint of 5,000 ft.
Using the assumptions and land use controls provided above, the buildable area on the site would be reduced from .50 acre to 0.26 acre (see Figure 5.2 below).
The minimum floor area per dwelling unit is provided in Table 5.4 below:
Table 5.4 MU Zone Minimum Floor Area per Unit
Minimum floor area per dwelling unit
Single room occupancy 150 square feet
Efficiency apartment
1-Bedroom unit
450 square feet
750 square feet
2+-Bedroom unit 950 square feet
Source: Hawaiian Gardens Community Development Department Using the assumptions provided above, five 1-bedroom units would require at least 3,750 sq. ft. and ten 2+ bedroom units would require at least 9,500 sq. ft., totaling 13,250 sq. ft. As previously noted, a developer would have to be able to fit 15 units within 0.26 acre or 11,423 square feet to achieve the maximum density. In a site planning scenario where there is one building, and assuming that the ground floor and 2nd floor are each 8,000 square feet, a developer could realistically fit 15 units requiring a total of 13,250 sq. ft. within a two-story building without exceeding the height requirement (35 feet).
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Figure 5.2 Buildable Area on MU Site1
Side: 99 ft.
Requirement
Front (5 ft.)
Setback Area
220 ft. x 5 ft.=
1,100 sq. ft.
Side (5 ft.) 99 ft. x 5 ft.=
495 sq. ft.
Side (5 ft.) 99 ft. x 5 ft.=
495 sq. ft.
Rear (None) 0
Parking Open Space Area
Garage 15% of total
gross
development
area
21,780 sq. ft. x 0.15 =
3,267 sq. ft.
Parking
5,000 sq. ft. ground floor
(2 levels)
28 spaces
Net buildable
area:
11,423 sq. ft. or .26 acre Open Space
Side 99 ft.
1Not to scale
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
As shown in Table 5.2, Sites 1 through 7 will be rezoned to MU, which will allow up to 30 units/acre, and as shown in the analysis above, the maximum density of 30 units/acre is achievable on a 0.5-acre site. However, maximum densities are not always achieved due to several factors that occur during the development process. Additionally, the City understands that a developer can choose any density within the prescribed density range of 20-30 units. As such, the City cannot realistically anticipate each MU site to be developed with a density of 30 units/acre.
Currently, there is no Mixed-Use zone in the City. While the commercial zones C-2 and C-4 allow mixed-use development, there are no mixed-use developments in the City, which is most likely due to the existing requirements that make mixed-use development infeasible for developers. The City’s R-4 zone permits 24 units/acre, making it the only zone in the City that permits more than 20 units/acre. However, there are many R-4 parcels that are developed with densities that exceed the maximum density of 24 units/acre. For instance, the Hawaiian Terrace Apartments located at 12100 226th Street (APNs 7075-020-011 and -012) is zoned R4 is developed with 100 units on 2.4 acres, resulting in a density of 42 units/acre. Additionally, there are R-4 parcels that are developed with multi-family uses at densities below 24 units/acre, such as the apartments located on APN 7076-038-011, which include 7 units on
0.52 acre, resulting in a density of 13 units/acre. Furthermore, this range of densities is also evident throughout the City in other zones that permit multi-family uses, including the City’s R2 and R-3 zones. As such, it is difficult to accurately predict the density that will be developed on the MU sites by relying on existing densities within the City. Therefore, for the purposes of estimation the City concluded that 26 units/acre (or 86% of the maximum density) is an appropriate density to determine the number of units that will be built on sites zoned for MU.
The following sections provide the site-specific analyses for Sites 1 through 7 pursuant to State housing law requirements, including an analysis of non-vacant and underutilized sites; zoning to accommodate the development of housing affordable to lower-income households; and environmental constraints and adequate infrastructure. Since the City anticipates 26 units/acre to be developed on Sites 1 through 7, the realistic capacity analysis provided above will serve as the realistic capacity analysis for Sites 1 through 7.
Site 1: Casino Overflow Parking
Site 1 is located at 22601 Norwalk Blvd. (APNs 7075-020-007 and -010) adjacent to the southern boundary of the City (see Figure 5.1). The site is currently being used as overflow parking for the Gardens Casino located approximately 1 mile northwest of the site. However, there is ample parking located immediately adjacent to the casino, resulting in the overflow parking lot to be significantly underutilized on a daily basis.
The City is in the process of rezoning this site from C-4 to MU, which will have a permitted density of 20 to 30 units/acre. With rezoning, the site could accommodate between 17 and 26
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
units. Using a density of 26 units/acre, the City anticipates that 22 units will be developed on this site during the planning period, with 2 units affordable to very-low income, low-income, and moderate-income households and 16 units affordable to above-moderate income households (see Figure 5.3 below).
Figure 5.3 Site 1
7075-020-007
7075-020-010
Total Acres
0.88 Density
26 Total Units
22 VL
2 LI
2 MI
2 AMI
16
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Non-vacant and Underutilized Sites Analysis
As shown in Figure 5.3 above, Site 1 is located on two parcels that consist of a parking lot intended to serve the Hawaiian Gardens Casino located approximately 1 mile northwest of the site. The City anticipates that the parcels will be consolidated into one parcel and that the entire 0.88-acre site would be redeveloped to include 22 units.
As previously discussed, there is ample parking located adjacent to the casino, which renders this site underutilized on a daily basis. The property owner owns both parcels and has expressed interest in redeveloping the site for housing during the planning period (see Appendix C for property owner interest letters). Additionally, there are no known leases or contracts that would perpetuate the existing use or prevent redevelopment of the site for residential development. For these reasons, it is reasonable to conclude that the site’s existing use does not constitute an impediment to additional residential development and the existing use will likely be discontinued during the planning period.
Recently there have been several projects approved by the City for higher-density residential developments on non-vacant parcels. For instance, the City recently approved a 5-unit development at 12329 214th Street (APN 7066-023-012). The site is 0.3 acre and currently contains 1 housing unit. See Table 3.2 for more examples of higher-density residential developments recently approved by the City. Additionally, market and development trends in the local region support developer interest in redeveloping underutilized parking lots for multifamily development. For example, The Edgeway mixed-use development in Bellflower, CA, which includes 91 residential units and approximately 14,000 square feet of retail on an approximately 1.6 acre site that had included a retail building with large, underutilized parking lot.
This Housing Element includes Program 2, which provides incentives for lot consolidation to accommodate multi-family development and Programs 3, 5, and 30, which provide incentives for projects that accommodate lower-income households (see Section 7.2). The incentives provided by these programs will encourage the development of multi-family housing on this site during the planning period.
Affordability for Lower-Income Households Analysis
Pursuant to California Government Code § 65583.2(c)(3)(B), the City utilizes the “default” density standard deemed adequate to meet the “appropriate zoning” test. Hawaiian Gardens has a population of 14,149 persons (2020) and therefore meets the definition of a “Suburban Jurisdiction”, which has a default density of at least 20 dwelling units per acre. As previously discussed, the site will be rezoned as MU, which will have a minimum density of 20 du/acre and a maximum density of 30 du/acre. Additionally, given the realistic capacity analysis conducted for the MU sites, the City anticipates that this site will be developed with 22 units, which achieves a density of 26 du/acre. As such, Site 1 meets the appropriate zoning test.
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Environmental Constraints and Adequate Infrastructure Analysis Environmental constraints may include environmental hazards that are site specific, such as being located in an area that has a high risk for wildfires, flooding, or seismic-related hazards.
Additionally, the site may pose a health risk to the public during construction if ground contamination activities occurred previously on the site. Environmental constraints can also include existing resources on the site that are protected under CEQA, such as biological or archaeological resources, and therefore may hinder the redevelopment of the site. Adequate infrastructure refers to the site having sufficient access to water, sewer and other dry utilities, and that utility providers have adequate supplies to serve the additional housing units anticipated for development on the site.
Section 4.2 provides a detailed analysis of adequate infrastructure and environmental constraints and therefore meet the requirements of California Government Code § 65583.2(b)(4) and (b) (5). Additionally, Sections 5.6 and 5.7 provide a general discussion of the infrastructure and environmental considerations for housing development in the City.
As discussed in those sections, the entire City, including Site 1, has adequate access to water, sewer, and other dry utilities, and there is sufficient supply to accommodate the anticipated need during the planning period. Additionally, the entire City, including Site 1, has no special status species or habitat that are protected under CEQA and the seismic, flooding, and fire hazards are mitigated with building regulations intended to address such hazards.
Additionally, the Department of Toxic Substances Control (DTSC) EnviroStor database indicates there have been no past hazardous material leaks or spills on the site and therefore the redevelopment of Site 1 would not result in an environmental hazard to the public. Overall, there are no site-specific environmental or infrastructure-related constraints that would hinder the development of housing on Site 1.
Site 2: Shopping Center
Site 2 is located at 12529 Carson Street adjacent to the eastern boundary of the City (see Figure 5.1). The site consists of 5 parcels that are owned by the same property owner (APNs 7066-013-059 through –063), which when combined, total 4.7 acres. The site is currently being used as a commercial shopping center and contains a large parking lot. However, the existing use is considered underutilized due to multiple vacancies on the property.
The City is in the process of rezoning this site from C-4 to MU, which will have a permitted density of 20 to 30 units/acre. With rezoning, the site could accommodate between 94 and 141 units. Using a density of 26 units/acre, the City anticipates that 122 units will be developed on this site during the planning period, with 7 units affordable to very-low income,17 units affordable to low-income and moderate-income households, and 81 units affordable to abovemoderate income households (see Figure 5.4 below).
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Figure 5.4 Site 2
7066-013-061
7066-013-060
7066-013-063
7066-013-062
Total Acres
4.7 Density
26 Total Units
122
VL
7 LI MI
17 AMI
17 81
Non-vacant and Underutilized Sites Analysis
Site 2 is located on 5 parcels that consist of a parking lot and commercial retail uses, including restaurants, a karaoke store, and a clothing store. Each of the existing leases expire or renew during the planning period. In addition, there are multiple vacancies on the site, including the largest building that was previously occupied by a grocery store. In addition, the site includes an existing access easement for the neighboring parcel on the edge of the site. This existing access easement could easily be accommodated as part of the redevelopment of the site for housing uses. After consolidation, the City anticipates that the entire 4.7-acre site would be redeveloped to include 122 units.
The City identified this site to be redeveloped for housing during the planning period because of the large size of the site and the existing uses on the site. Given the multiple vacancies on
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
the site, the site is considered underutilized and does not generate substantial revenue for the property owner. There are many examples of large, underutilized commercial properties that are being redeveloped for housing in the region. For example, The Edgeway mixed-use development in Bellflower, CA, which includes 91 residential units and approximately 14,000 square feet of retail on an approximately 1.6 acre site that had included a retail building with large, underutilized parking lot.
This Housing Element includes Program 2, which provides incentives for lot consolidation to accommodate multi-family development and Programs 3, 5, and 30, which provide incentives for projects that accommodate lower-income households (see Section 7.2). The incentives provided by these programs will encourage the development of multi-family housing on this site during the planning period.
Affordability for Lower-Income Households Analysis
Pursuant to California Government Code § 65583.2(c)(3)(B), the City utilizes the “default” density standard deemed adequate to meet the “appropriate zoning” test. Hawaiian Gardens has a population of 14,149 persons (2020) and therefore meets the definition of a “Suburban Jurisdiction”, which has a default density of at least 20 dwelling units per acre. As previously discussed, the site will be rezoned as MU, which will have a minimum density of 20 du/acre and a maximum density of 30 du/acre. Additionally, given the realistic capacity analysis conducted for the MU sites, the City anticipates that this site will be developed with 122 units, which achieves a density of 26 du/acre. As such, Site 2 meets the appropriate zoning test.
Environmental Constraints and Adequate Infrastructure Analysis Section 4.2 provides a detailed analysis of adequate infrastructure and environmental constraints and therefore meet the requirements of California Government Code § 65583.2(b)(4) and (b) (5). Additionally, Sections 5.6 and 5.7 provide a general discussion of the infrastructure and environmental considerations for housing development in the City.
As discussed in those sections, the entire City, including Site 2, has adequate access to water, sewer, and other dry utilities, and there is sufficient supply to accommodate the anticipated need during the planning period. Additionally, the entire City, including Site 2, has no special status species or habitat that are protected under CEQA and the seismic, flooding, and fire hazards are mitigated with building regulations intended to address such hazards.
Additionally, the Department of Toxic Substances Control (DTSC) EnviroStor database indicates there have been no past hazardous material leaks or spills on the site and therefore the redevelopment of Site 2 would not result in an environmental hazard to the public. Overall, there are no site-specific environmental or infrastructure-related constraints that would hinder the development of housing on Site 2.
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Site 3: Library
Site 3 is 0.91 acre and consists of the Hawaiian Gardens Library and large parking lot located at 11940 Carson Street (APN 7068-005-900, see Figure 5.1). Additionally, the City’s Building and Safety Division operates out of the library. The City owns this site and plans to subdivide the property to separate the library building (approximately 7,200 square feet or 0.17 ace) from the remaining 0.74 acre to be developed with housing. This 0.74-acre parcel will be made available to an affordable housing developer through an RFP process that will require that the entire site be used for the development of affordable housing (see Program 36). The selected developer would be responsible for all aspects of site design and development, including conducting environmental review once the full development project has been identified.
The City is in the process of rezoning this site from Civic (CC) to MU, which will have a permitted density of 20 to 30 units/acre. With rezoning, the site could accommodate between 15 and 22 units. Using a density of 26 units/acre, the City anticipates that 19 units will be developed on this site during the planning period, with all 19 units affordable to very-low income households (see Figure 5.5 below).
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Figure 5.5 Site 3
Library
7068-005-900
Total Acres
0.74 Density
26 Total Units
19 VL
19 LI MI
0 AMI
0 0
Non-vacant and Underutilized Sites Analysis
As shown in Figure 5.5 above, Site 3 would encompass the 0.74 acre portion of the site that does not include the existing library building. The City anticipates that the site will be made available to an affordable housing developer through an RFP process for the development of 19 very low-income units.
Given the size of the site, the existing residential uses immediately east, south, and west of the site, and direct access to public transit along Carson Street, the City believes this site would be a good candidate for affordable housing development. As previously discussed, the Cityowned site would be divided into two parcels to preserve the library building on one parcel, and allow for the redevelopment of the remaining 0.74-acre parcel with affordable housing. The portion of the site that would be redeveloped with housing contains a parking lot that is underutilized on a daily basis. The City anticipates a shared parking agreement to be put in
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
place between the City and the affordable housing development so that parking for uses within the library building can be provided as part of the affordable housing development. As such, the existing use of the site does not constitute an impediment to additional residential development. Additionally, there are no known leases or contracts that would perpetuate the existing use or prevent redevelopment of the site for residential development. For these reasons, it is reasonable to conclude that the site’s existing use does not constitute an impediment to additional residential development and the existing use will likely be discontinued during the planning period.
There are no recent affordable housing developments in the City; however there have been many recent affordable housing developments in the local region, including developments that include a lower number of units. Table 5.5 below summarizes affordable housing developments in the region with lower unit counts. As such, market and development trends in the local region support developer interest in affordable housing development for projects that yield a lower number of units.
Programs 3, 5, and 30 provide incentives for projects that accommodate lower-income households (see Section 7.2). The incentives provided by these programs will promote developer interest in affordable housing development on this site.
Table 5.5 Affordable Housing Projects in Region
Jurisdiction
Anaheim
Anaheim
La Palma
Compton
Santa Ana
Name Acres
0.68 0.83
0.99 0.82
0.33 Density
33.8 27.7
35.4 22.0
Units
23 23
35 18
Year
2018
2012
1997
2002
2024
Casa Alegre
Diamond Apartments
Camden Place Apartments
Compton Garden
FX Residences 51.5 17
Affordability for Lower-Income Households Analysis
Pursuant to California Government Code § 65583.2(c)(3)(B), the City utilizes the “default” density standard deemed adequate to meet the “appropriate zoning” test. Hawaiian Gardens has a population of 14,149 persons (2020) and therefore meets the definition of a “Suburban Jurisdiction”, which has a default density of at least 20 dwelling units per acre. As previously discussed, the site will be rezoned as MU, which will have a minimum density of 20 du/acre and a maximum density of 30 du/acre. Additionally, given the realistic capacity analysis conducted for the MU sites, the City anticipates that this site will be developed with 19 units, which achieves a density of 26 du/acre. As such, Site 3 meets the appropriate zoning test.
Environmental Constraints and Adequate Infrastructure Analysis Section 4.2 provides a detailed analysis of adequate infrastructure and environmental constraints and therefore meet the requirements of California Government Code §
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
65583.2(b)(4) and (b) (5). Additionally, Sections 5.6 and 5.7 provide a general discussion of the infrastructure and environmental considerations for housing development in the City.
As discussed in those sections, the entire City, including Site 3, has adequate access to water, sewer, and other dry utilities, and there is sufficient supply to accommodate the anticipated need during the planning period. Additionally, the entire City, including Site 3, has no special status species or habitat that are protected under CEQA and the seismic, flooding, and fire hazards are mitigated with building regulations intended to address such hazards.
Additionally, the Department of Toxic Substances Control (DTSC) EnviroStor database indicates there have been no past hazardous material leaks or spills on the site and therefore the redevelopment of Site 3 would not result in an environmental hazard to the public. Overall, there are no site-specific environmental or infrastructure-related constraints that would hinder the development of housing on Site 3.
Site 4: Elks Lodge and Adjacent Parcels
Site 4 is located at 12507 Carson Street, approximately 150 feet west of Site 2 (see Figure
5.1). The site consists of 4 parcels (APNs 7066-013-057; -064, -046, -913), which when combined, total 3.98 acres. As shown in Table 5.2, the existing uses on the site include the Elks Lodge building with a large, underutilized parking lot; the western portion of a commercial shopping center; 3 residential units; and a vacant lot owned by the City.
The City is in the process of rezoning this site from C-4 to MU, which will have a permitted density of 20 to 30 units/acre. With rezoning, the site could accommodate between 80 and 119 units. Using a density of 26 units/acre and accounting for the existing 3 units on the site, the City anticipates that 103 units will be developed on this site during the planning period, with 4 units affordable to very-low income, 16 units affordable to low-income, 18 units affordable to moderate-income households, and 65 units affordable to above-moderate income households (see Figure 5.6 below).
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Figure 5.6 Site 4
7066-013
-913
7066-013-057
7066-013-064
7066-013
-046
Total Acres
3.98 Density
26 Total Units
103
VL
4 LI MI
18 AMI
16 65
Non-vacant and Underutilized Sites Analysis
Site 4 is located on 4 parcels that consist of the Elks Lodge building and parking lot; commercial retail uses; 3 residential units; and a vacant, City-owned lot. After consolidation, the City anticipates that the entire 3.98-acre site would be redeveloped to include 103 units, which accounts for the existing 3 units on the site.
There are several reasons the City identified this site to be redeveloped for housing during the planning period. For instance, the Elks Lodge parcel includes a large parking lot that is underutilized on a daily basis. Additionally, the parcel is located adjacent to a City-owned vacant parcel and a parcel consisting of a multi-tenant retail building with vacancies. The property owner who owns the parcel with retail uses also owns the parcels identified in Site 2
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
and has expressed interest in redeveloping these parcels for housing during the planning period (see Appendix C for property owner interest letters).
There are no known leases or contracts that would perpetuate the existing use or prevent redevelopment of the site for residential development. For these reasons, it is reasonable to conclude that the site’s existing use does not constitute an impediment to additional residential development and the existing use will likely be discontinued during the planning period.
As previously discussed, there have been several projects approved by the City for higherdensity residential developments on non-vacant parcels (see Table 3.2 for examples). As discussed under Site 1 and 2, there have been recent market and development trends in the local region that support developer interest in redeveloping underutilized parking lots and shopping centers for multi-family development. Additionally, there is recent market and development trends that support developer interest in redeveloping Elks Lodges in the local region. For example, Elks Lodge in Santa Ana was recently redeveloped for multi-family housing in 2018. The project included 306 units on an approximately 6.7 acre site.
This Housing Element includes Program 2, which provides incentives for lot consolidation to accommodate multi-family development and Programs 3, 5, and 30, which provide incentives for projects that accommodate lower-income households (see Section 7.2). The incentives provided by these programs will encourage the development of multi-family housing on this site during the planning period.
Affordability for Lower-Income Households Analysis
Pursuant to California Government Code § 65583.2(c)(3)(B), the City utilizes the “default” density standard deemed adequate to meet the “appropriate zoning” test. Hawaiian Gardens has a population of 14,149 persons (2020) and therefore meets the definition of a “Suburban Jurisdiction”, which has a default density of at least 20 dwelling units per acre. As previously discussed, the site will be rezoned as MU, which will have a minimum density of 20 du/acre and a maximum density of 30 du/acre. Additionally, given the realistic capacity analysis conducted for the MU sites, the City anticipates that this site will be developed with 103 units, which achieves a density of 26 du/acre. As such, Site 4 meets the appropriate zoning test.
Environmental Constraints and Adequate Infrastructure Analysis Section 4.2 provides a detailed analysis of adequate infrastructure and environmental constraints and therefore meet the requirements of California Government Code § 65583.2(b)(4) and (b) (5). Additionally, Sections 5.6 and 5.7 provide a general discussion of the infrastructure and environmental considerations for housing development in the City.
As discussed in those sections, the entire City, including Site 4, has adequate access to water, sewer, and other dry utilities, and there is sufficient supply to accommodate the anticipated need during the planning period. Additionally, the entire City, including Site 4, has no special
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
status species or habitat that are protected under CEQA and the seismic, flooding, and fire hazards are mitigated with building regulations intended to address such hazards.
Additionally, the Department of Toxic Substances Control (DTSC) EnviroStor database indicates there have been no past hazardous material leaks or spills on the site and therefore the redevelopment of Site 4 would not result in an environmental hazard to the public. Overall, there are no site-specific environmental or infrastructure-related constraints that would hinder the development of housing on Site 4.
Site 5: Gym
Site 5 is located at 21101 Norwalk Boulevard adjacent to the northern boundary of the City (APN 7065-001-015, see Figure 5.1). The site is 2.72 acres and consists of a Planet Fitness and a large, underutilized parking lot.
The City is in the process of rezoning this site from C-4 to MU, which will have a permitted density of 20 to 30 units/acre. With rezoning, the site could accommodate between 54 and 82 units. Using a density of 26 units/acre, the City anticipates that 71 units will be developed on Site 5 during the planning period, with 3 units affordable to very-low income, 11 units affordable to low-income, 10 moderate-income households, and 47 units affordable to abovemoderate income households (see Figure 5.7 below).
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Figure 5.7 Site 5
7065-001-015
Total Acres
2.72 Density
26 Total Units
71 VL
3 LI MI
10 AMI
11 47
Non-vacant and Underutilized Sites Analysis
As shown in Figure 5.7 above, Site 5 is located on one, 2.72-acre parcel, consisting of a gym and large, underutilized parking lot. The City anticipates that the entire site would be redeveloped to include 71 units.
The City identified this site to be redeveloped for housing during the planning period because of the large size of the site and the existing uses on the site. The gym and large, underutilized parking lot intended to serve the gym are both uses that do not generate substantial revenue for the property owner when compared to the revenue that can be generated with multi-family uses. There are many examples of large, underutilized commercial uses being redeveloped for housing in the region, which demonstrate recent market and development trends that support developer interest in this type of redevelopment. For example, The Edgeway mixed-use
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
development in Bellflower, CA, which includes 91 residential units and approximately 14,000 square feet of retail on an approximately 1.6 acre site that had included a retail building with large, underutilized parking lot.
Additionally, there are no known leases or contracts that would perpetuate the existing use or prevent redevelopment of the site for residential development. For these reasons, it is reasonable to conclude that the site’s existing use does not constitute an impediment to additional residential development and the existing use will likely be discontinued during the planning period.
This Housing Element includes Programs 3, 5, and 30, which provide incentives for projects that accommodate lower-income households (see Section 7.2). The incentives provided by these programs will encourage the development of multi-family housing on this site during the planning period.
Affordability for Lower-Income Households Analysis
Pursuant to California Government Code § 65583.2(c)(3)(B), the City utilizes the “default” density standard deemed adequate to meet the “appropriate zoning” test. Hawaiian Gardens has a population of 14,149 persons (2020) and therefore meets the definition of a “Suburban Jurisdiction”, which has a default density of at least 20 dwelling units per acre. As previously discussed, the site will be rezoned as MU, which will have a minimum density of 20 du/acre and a maximum density of 30 du/acre. Additionally, given the realistic capacity analysis conducted for the MU sites, the City anticipates that this site will be developed with 71 units, which achieves a density of 26 du/acre. As such, Site 5 meets the appropriate zoning test.
Environmental Constraints and Adequate Infrastructure Analysis Section 4.2 provides a detailed analysis of adequate infrastructure and environmental constraints and therefore meet the requirements of California Government Code § 65583.2(b)(4) and (b) (5). Additionally, Sections 5.6 and 5.7 provide a general discussion of the infrastructure and environmental considerations for housing development in the City.
As discussed in those sections, the entire City, including Site 5, has adequate access to water, sewer, and other dry utilities, and there is sufficient supply to accommodate the anticipated need during the planning period. Additionally, the entire City, including Site 5, has no special status species or habitat that are protected under CEQA and the seismic, flooding, and fire hazards are mitigated with building regulations intended to address such hazards.
Additionally, the Department of Toxic Substances Control (DTSC) EnviroStor database indicates there have been no past hazardous material leaks or spills on the site and therefore the redevelopment of Site 5 would not result in an environmental hazard to the public. Overall, there are no site-specific environmental or infrastructure-related constraints that would hinder the development of housing on Site 5.
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Site 6: Antique Store
Site 6 consists of one, 0.64-acre parcel located at 21330 Norwalk Boulevard (APN 7066-022- 029, see Figure 5.1). The site contains an antique store and a large, underutilized parking lot.
High density multi-family uses are located to the west across Norwalk Boulevard, and lower density residential uses are located to the north, east, and south (across 214th Street).
The City is in the process of rezoning this site from C-4 to MU, which will have a permitted density of 20 to 30 units/acre. With rezoning, the site could accommodate between 13 and 19 units. Using a density of 26 units/acre, the City anticipates that 17 units will be developed on the site during the planning period, with 1 units affordable to very-low income, 2 units affordable to low-income, 3 moderate-income households, and 11 units affordable to abovemoderate income households (see Figure 5.8 below).
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Figure 5.8 Site 6
7066-022-029
Total Acres
0.64 Density
26 Total Units
17 VL
1 LI MI
3 AMI
2 11
Non-vacant and Underutilized Sites Analysis
Site 6 is located on one, 0.64-acre parcel, consisting of an antique store and parking lot. As shown in Figure 5.8 above, Site 6 is located just north of Site 7, across 214th Street. The City anticipates that the entire site would be redeveloped to include 17 units.
The City identified Site 6 to be redeveloped for housing during the planning period because of the size and existing uses on the site. The antique store and underutilized parking lot intended to serve the antique store are both uses that do not generate substantial revenue for the property owner when compared to multi-family uses. As previously discussed, there are many examples of underutilized commercial uses being redeveloped for housing in the region, such as The Edgeway mixed-use development in Bellflower, CA, which includes 91 residential units and approximately 14,000 square feet of retail on an approximately 1.6 acre site that had
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
included a retail building with large, underutilized parking lot. These examples demonstrate the recent market and development trends that support developer interest in this type of redevelopment.
Additionally, there are no known leases or contracts that would perpetuate the existing use or prevent redevelopment of the site for residential development. For these reasons, it is reasonable to conclude that the site’s existing use does not constitute an impediment to additional residential development and the existing use will likely be discontinued during the planning period.
This Housing Element includes Programs 3, 5, and 30, which provide incentives for projects that accommodate lower-income households (see Section 7.2). The incentives provided by these programs will encourage the development of multi-family housing on this site during the planning period.
Affordability for Lower-Income Households Analysis
Pursuant to California Government Code § 65583.2(c)(3)(B), the City utilizes the “default” density standard deemed adequate to meet the “appropriate zoning” test. Hawaiian Gardens has a population of 14,149 persons (2020) and therefore meets the definition of a “Suburban Jurisdiction”, which has a default density of at least 20 dwelling units per acre. As previously discussed, the site will be rezoned as MU, which will have a minimum density of 20 du/acre and a maximum density of 30 du/acre. Additionally, given the realistic capacity analysis conducted for the MU sites, the City anticipates that this site will be developed with 17 units, which achieves a density of 26 du/acre. As such, Site 6 meets the appropriate zoning test.
Environmental Constraints and Adequate Infrastructure Analysis Section 4.2 provides a detailed analysis of adequate infrastructure and environmental constraints and therefore meet the requirements of California Government Code § 65583.2(b)(4) and (b) (5). Additionally, Sections 5.6 and 5.7 provide a general discussion of the infrastructure and environmental considerations for housing development in the City.
As discussed in those sections, the entire City, including Site 6, has adequate access to water, sewer, and other dry utilities, and there is sufficient supply to accommodate the anticipated need during the planning period. Additionally, the entire City, including Site 6, has no special status species or habitat that are protected under CEQA and the seismic, flooding, and fire hazards are mitigated with building regulations intended to address such hazards.
Additionally, the Department of Toxic Substances Control (DTSC) EnviroStor database indicates there have been no past hazardous material leaks or spills on the site and therefore the redevelopment of Site 6 would not result in an environmental hazard to the public. Overall, there are no site-specific environmental or infrastructure-related constraints that would hinder the development of housing on Site 6.
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Site 7: Auto Zone
Site 7 consists of one, 1.1-acre parcel located at 21418 Norwalk Boulevard (APN 7066-021- 026, see Figure 5.1). The site contains an Auto Zone and a large, underutilized parking lot.
High density multi-family uses are located to the northwest across Norwalk Boulevard, and lower density residential uses are located immediately east of the site.
The City is in the process of rezoning this site from C-4 to MU, which will have a permitted density of 20 to 30 units/acre. With rezoning, the site could accommodate between 22 and 33 units. Using a density of 26 units/acre, the City anticipates that 29 units will be developed on the site during the planning period, with 2 units affordable to very-low income, 4 units affordable to low-income, 5moderate-income households, and 18 units affordable to abovemoderate income households (see Figure 5.9 below).
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Figure 5.9 Site 7
7066-021-026
Total Acres
1.1 Density
26 Total Units
29 VL
2 LI
4 MI
5 AMI
18 Non-vacant and Underutilized Sites Analysis
Site 7 is located on a 1.1-acre parcel that consists of an Auto Zone and large, underutilized parking lot. As shown in Figure 5.9 above, Site 7 is located just south of Site 6, across 214th Street. The City anticipates that the entire site would be redeveloped to include 29 units.
Similar to Sites 5 and 6, the City identified Site 7 to be redeveloped for housing during the planning period because of the size and the existing uses on the site. The Auto Zone and underutilized parking lot are both uses that do not generate substantial revenue for the property owner when compared to multi-family uses. As previously discussed, there are many examples of underutilized commercial uses being redeveloped for housing in the region, such as The Edgeway mixed-use development in Bellflower, CA, which includes 91 residential units and approximately 14,000 square feet of retail on an approximately 1.6 acre site that had
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
included a retail building with large, underutilized parking lot.. These examples demonstrate the recent market and development trends that support developer interest in this type of redevelopment in the region.
Additionally, there are no known leases or contracts that would perpetuate the existing use or prevent redevelopment of the site for residential development. For these reasons, it is reasonable to conclude that the site’s existing use does not constitute an impediment to additional residential development and the existing use will likely be discontinued during the planning period.
This Housing Element includes Programs 3, 5, and 30, which provide incentives for projects that accommodate lower-income households (see Section 7.2). The incentives provided by these programs will encourage the development of multi-family housing on this site during the planning period.
Affordability for Lower-Income Households Analysis
Pursuant to California Government Code § 65583.2(c)(3)(B), the City utilizes the “default” density standard deemed adequate to meet the “appropriate zoning” test. Hawaiian Gardens has a population of 14,149 persons (2020) and therefore meets the definition of a “Suburban Jurisdiction”, which has a default density of at least 20 dwelling units per acre. As previously discussed, the site will be rezoned as MU, which will have a minimum density of 20 du/acre and a maximum density of 30 du/acre. Additionally, given the realistic capacity analysis conducted for the MU sites, the City anticipates that this site will be developed with 29 units, which achieves a density of 26 du/acre. As such, Site 7 meets the appropriate zoning test.
Environmental Constraints and Adequate Infrastructure Analysis Section 4.2 provides a detailed analysis of adequate infrastructure and environmental constraints and therefore meet the requirements of California Government Code § 65583.2(b)(4) and (b) (5). Additionally, Sections 5.6 and 5.7 provide a general discussion of the infrastructure and environmental considerations for housing development in the City.
As discussed in those sections, the entire City, including Site 7, has adequate access to water, sewer, and other dry utilities, and there is sufficient supply to accommodate the anticipated need during the planning period. Additionally, the entire City, including Site 7, has no special status species or habitat that are protected under CEQA and the seismic, flooding, and fire hazards are mitigated with building regulations intended to address such hazards.
Additionally, the Department of Toxic Substances Control (DTSC) EnviroStor database indicates there have been no past hazardous material leaks or spills on the site and therefore the redevelopment of Site 7 would not result in an environmental hazard to the public. Overall, there are no site-specific environmental or infrastructure-related constraints that would hinder the development of housing on Site 7.
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Realistic Capacity Analysis: R-4 Zoned Sites (Site 8)
Currently, the permitted density in the R-4 zone is 24 units/acre and there is no minimum density for this zone. This Housing Element includes Program 27, Zone District Densities Update, to increase the maximum densities and establish minimum and maximum densities for zones that allow multi-family uses. With Program 27, the R-4 zone permits a minimum density of 24 units/acre and a maximum density of 30 units/acre. There are many site planning factors that reduce the buildable area of the site, including but not limited to setbacks, parking requirements, open space requirements, and height limits. This Housing Element also includes Program 4, Zoning Code Review, to amend residential development requirements to ensure maximum densities are feasible in each residential zone, including the R-4 zone.
To demonstrate that a maximum density of 30 units/acre is achievable on a site zoned for R-4, the City applied the land use controls prescribed in the City’s Zoning Code Section 18.40.050 (R-4- High density residential zone) and Chapter 18.50 (Residential Regulations), as amended by the changes included in Housing Element Program 4, Zoning Code Review, to Site 8 (0.52 acre). As previously discussed, only sites 0.5-acre or larger are deemed adequate to accommodate lower income households pursuant to Government Code § 65583.2(c)(2)(A).
Table 5.6 below summarizes the development standards that apply to development within the R-4 zone.
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Table 5.6 R-4 Development Standards
Minium lot size
Minimum lot width
Minimum lot depth
Maximum lot coverage
Setbacks
7,500 square feet
50 feet
100 feet
65%
Front 20 feet
Standard Side 10% of lot width, minimum of 5 feet
Street side of corner lots
Within rear 20 feet of reverse corner lot
Rear
10 feet
20 feet
15 feet
Through lot 20 feet
Maximum height1 4 stories or 45 feet, whichever is less Minimum distance between buildings 8 feet
Residential Parking Requirements1
Studio or One Bedroom
Two Bedroom
Three Bedroom or more
Guest Parking
1 space
1.5 spaces
2 spaces
1 space per 3 units
Open Space
Private usable open space (patios, balconies,
terraces, etc.)
150 feet per unit adjacent to unit, with a minimum
dimension of 6 feet.
Common Open Space Requirements (tot lots,
recreation areas and facilities, etc.)1
At least 15% of the total gross development
area shall be common open space, up to a
maximum required area of 20,000 square feet
1Standard amended by Program 4.
Source: Hawaiian Gardens Community Development Department
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
The extent development standards can reduce the buildable area of the site depends on factors that are unknown until the site planning phase of the project. For instance, parking requirements are determined by the number of bedrooms of each unit or the floor area of the commercial uses. For the purposes of this analysis, the City made the following assumptions:
Since a maximum of 30 units are permitted on the 0.52-acre site, 5 units would be studio or 1 bedroom, 5 units would be 2 bedroom, and 5 units would be 3 bedroom or more, resulting in 28 required parking spaces (5 spaces for the studio or 1 bedroom units + 8 spaces for the 2 bedroom units + 10 spaces for the 3 bedroom units + 5 guest spaces); and
Parking is accommodated by a 10,000 sq. ft., 2 level parking garage, with a ground floor footprint of 5,000 ft.
Using the assumptions and land use controls provided above, the buildable area on the site would be reduced from .52 acre to 0.16 acre (see Figure 5.10 below).
The minimum floor area per dwelling unit is provided in Table 5.7 below:
Table 5.7 R-4 Zone Minimum Floor Area per Unit
Minimum floor area per dwelling unit
220-450 square feet
450 square feet
Single room occupancy
Efficiency apartment
1-Bedroom unit 750 square feet
2+-Bedroom unit 950 square feet
Source: Hawaiian Gardens Zoning Code Section 18.40.050
Using the assumptions provided above, five 1-bedroom units with private open space would require at least 4,500 sq. ft. and ten 2+ bedroom units would require at least 11,000 sq. ft., totaling 15,500 sq. ft. As previously noted, a developer would have to be able to fit 15 units within 0.16 acre or 7,394 square feet to achieve the maximum density. Assuming that there are two buildings where the ground floor, 2nd floor, and 3rd floor are each 3,500 square feet, a developer could realistically fit 15 units requiring a total of 15,500 sq. ft. within two, three-story buildings without exceeding the height requirement (45 feet).
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Figure 5.10 Buildable Area on Site 81
Side: 315 ft.
Open Space
Parking
Garage
Side: 315 ft.
Requirement
Front (20 ft.)
Setback Area
70 ft. x 20 ft.=1,400 sq. ft.
315 ft. x 7 ft.=2,205 sq. ft. Side (7 ft.)
Side (7 ft.)
Rear (15 ft.)
315 ft. x 7 ft.=2,205 sq. ft.
70 ft. x 15 ft.=1,050 sq. ft.
Common Open Space Area
15% of total gross
development area 22,651 sq. ft. x 0.15 = 3,397 sq. ft.
Parking
28 spaces 5,000 sq. ft. ground floor
(2 levels)
Net buildable area: 7,394 sq. ft. or .16 acre
1Not to scale
As shown in Table 5.2, Site 8 will remain zoned as R-4, which will allow up to 30 units/acre with Program 27. As shown in the analysis above, the maximum density of 30 units/acre is achievable on the 0.52-acre site. However, maximum densities are not always achieved due to several factors that occur during the development process. Additionally, the City understands that a developer can choose any density within the prescribed density range of 20-30 units. As such, the City cannot realistically anticipate Site 8 to be developed with a density of 30 units/acre.
Currently, the City’s R-4 zone permits 24 units/acre, making it the only zone in the City that permits more than 20 units/acre. However, there are many R-4 parcels that are developed with densities that exceed the maximum density of 24 units/acre. For instance, the Hawaiian Terrace Apartments located at 12100 226th Street (APNs 7075-020-011 and -012) is zoned RPage 219 City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
4 is developed with 100 units on 2.4 acres, resulting in a density of 42 units/acre. Additionally, there are R-4 parcels that are developed with multi-family uses at densities below 24 units/acre, such as the apartments located on APN 7076-038-011, which include 7 units on
0.52 acre, resulting in a density of 13 units/acre. Furthermore, this range of densities is also evident throughout the City in other zones that permit multi-family uses, including the City’s R2 and R-3 zones. As such, it is difficult to accurately predict the density that will be developed on Site 8 by relying on existing densities within the City’s R-4 zone. Therefore, for the purposes of estimation the City concluded that 26 units/acre (or 86% of the maximum density) is an appropriate density to determine the number of units that will be built on Site 8.
The following section provide the site-specific analyses for Site 8 pursuant to State housing law requirements, including an analysis of non-vacant and underutilized sites; zoning to accommodate the development of housing affordable to lower-income households; and environmental constraints and adequate infrastructure. Since the City anticipates 26 units/acre to be developed on Site 8, the realistic capacity analysis provided above will serve as the realistic capacity analysis for Site 8.
Site 8: Auto Body Shop
Site 8 is located at 21811 Belshire Avenue (APN 7076-039-016, see Figure 5.1). The 0.52- acre site contains an auto body shop and parking lot. High density multi-family uses are located immediately south of the site and east across Belshire Avenue. Additionally, the site is located adjacent to a large grocery store (Food for Less) and within 500 feet of a transit stop along Carson Street to the north.
The site is zoned R-4 and with Program 27, the R-4 zone will have a permitted density of 24 to 30 units/acre. With Program 27, the site could accommodate between 12 and 17 units. Using a density of 26 units/acre, the City anticipates that 14 units will be developed on the site during the planning period, with 1 unit affordable to very-low income, 2 units affordable to low-income and moderate-income households, and 9 units affordable to above-moderate income households (see Figure 5.11 below).
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Figure 5.11 Site 8
7076-039-016
Total Acres
0.52 Density
26 Total Units
14 VL
1 LI
2 MI
2 AMI
9 Non-vacant and Underutilized Sites Analysis
Site 8 is located on a 0.52-acre parcel that consists of an auto body shop and parking lot. As shown The City anticipates that the entire site would be redeveloped to include 29 units.
The City identified this site to be redeveloped for housing during the planning period because of the size, existing zoning, location, and existing use on the site. The northwestern area of the City and properties along Carson Street contain several auto body shops. Additionally, there is an auto body shop east of the site across Belshire Avenue. An auto body shop in a residentially-zoned area, especially one that is located in a City with several other body shops, is unlikely to generate substantial revenue for the property owner when compared to the revenue that can be generated with multi-family uses. There are many examples of auto uses being redeveloped for housing in the region, which demonstrate the recent market and development trends that support developer interest in this type of redevelopment. For
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
example, The Edgeway mixed-use development in Bellflower, CA, which includes 91 residential units and approximately 14,000 square feet of retail on an approximately 1.6 acre site that had included a retail building with large, underutilized parking lot.
Additionally, there are no known leases or contracts that would perpetuate the existing use or prevent redevelopment of the site for residential development. For these reasons, it is reasonable to conclude that the site’s existing use does not constitute an impediment to additional residential development and the existing use will likely be discontinued during the planning period.
This Housing Element includes Programs 3, 5, and 30, which provide incentives for projects that accommodate lower-income households (see Section 7.2). The incentives provided by these programs will encourage the development of multi-family housing on this site during the planning period.
Affordability for Lower-Income Households Analysis
Pursuant to California Government Code § 65583.2(c)(3)(B), the City utilizes the “default” density standard deemed adequate to meet the “appropriate zoning” test. Hawaiian Gardens has a population of 14,149 persons (2020) and therefore meets the definition of a “Suburban Jurisdiction”, which has a default density of at least 20 dwelling units per acre. As previously discussed, the site is zoned R-4, which will have a minimum density of 24 du/acre and a maximum density of 30 du/acre. Additionally, given the realistic capacity analysis conducted for Site 8 above, the City anticipates that this site will be developed with 14 units, which achieves a density of 26 du/acre. As such, Site 8 meets the appropriate zoning test.
Environmental Constraints and Adequate Infrastructure Analysis Section 4.2 provides a detailed analysis of adequate infrastructure and environmental constraints and therefore meet the requirements of California Government Code § 65583.2(b)(4) and (b) (5). Additionally, Sections 5.6 and 5.7 provide a general discussion of the infrastructure and environmental considerations for housing development in the City.
As discussed in those sections, the entire City, including Site 8, has adequate access to water, sewer, and other dry utilities, and there is sufficient supply to accommodate the anticipated need during the planning period. Additionally, the entire City, including Site 8, has no special status species or habitat that are protected under CEQA and the seismic, flooding, and fire hazards are mitigated with building regulations intended to address such hazards.
Additionally, the Department of Toxic Substances Control (DTSC) EnviroStor database indicates there have been no past hazardous material leaks or spills on the site and therefore the redevelopment of Site 8 would not result in an environmental hazard to the public. Overall, there are no site-specific environmental or infrastructure-related constraints that would hinder the development of housing on Site 8.
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Realistic Capacity Analysis: Religious Institution Housing Overlay (Sites 9 and 10) The Religious Institution Housing Overlay (RIHO) zone allows for a minimum density of 20 units/acre and a maximum density of 30 units/acre. There are many site planning factors that reduce the buildable area of the site, including but not limited to setbacks, parking requirements, open space requirements, and height limits. As part of Program 35, the City will draft development standards for multi-family uses within the RIHO zone to ensure maximum densities can be achieved. These development standards will be similar to the standards drafted for multi-family development within the new MU zone. Therefore, for the purposes of this analysis, the City applied the land use controls prescribed in the draft objective development and design standards prepared by the City in December 2023 to a 0.5-acre site to show that a maximum of 30 units/acre is feasible. The 0.5-acre parcel size was used in this analysis because each identified site is at least 0.5-acre. Additionally, only sites that are 0.5- acre or larger are deemed adequate to accommodate lower income households pursuant to Government Code § 65583.2(c)(2)(A). Refers to Table 5.3 and 5.4 for the multi-family development standards that are used in this analysis.
The extent development standards can reduce the buildable area of the site depends on factors that are unknown until the site planning phase of the project. For instance, parking requirements are determined by the number of bedrooms of each unit or the floor area of the commercial uses. For the purposes of this analysis, the City made the following assumptions:
The parcel is located adjacent to a residential zone; Since a maximum of 30 units are permitted on a 0.5-acre site, 5 units would be studio or 1 bedroom, 5 units would be 2 bedroom, and 5 units would be 3 bedroom or more, resulting in 28 required parking spaces (5 spaces for the studio or 1 bedroom units + 8 spaces for the 2 bedroom units + 10 spaces for the 3 bedroom units + 5 guest spaces); and
Parking is accommodated by a 10,000 sq. ft., 2 level parking garage, with a ground floor footprint of 5,000 ft.
Using the assumptions and land use controls provided above, the buildable area on the site would be reduced from .50 acre to 0.21 acre (see Figure 5.12 below). Using the assumptions provided above, five 1-bedroom units would require at least 3,750 sq. ft. and ten 2+ bedroom units would require at least 9,500 sq. ft., totaling 13,250 sq. ft. As previously noted, a developer would have to be able to fit 15 units within 0.21 acre or 9,223 square feet to achieve the maximum density. In a site planning scenario where there is one building, and assuming that the ground floor and 2nd floor are each 8,000 square feet, a developer could realistically fit 15 units requiring a total of 13,250 sq. ft. within a two-story building without exceeding the height requirement (35 feet).
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Figure 5.12 Buildable Area on RIHO Site1
Side 99 ft.
Requirement
Front (5 ft.)
Setback Area
220 ft. x 5 ft.=
1,100 sq. ft.
Side (5 ft.) 99 ft. x 5 ft.=
495 sq. ft.
Side (5 ft.) 99 ft. x 5 ft.=
495 sq. ft. Parking
Garage Rear (10 ft.) 220 ft. x 10 ft.=
2,200 sq. ft.
Open Space Area
15% of total
gross
development
area
21,780 sq. ft. x 0.15 =
3,267 sq. ft.
Parking
5,000 sq. ft. ground floor
(2 levels)
28 spaces
Open Space
Net buildable
area:
9,223 sq. ft. or .21 acre
Side 99 ft.
1Not to scale
As shown in Table 5.2, the new RHIO zone will apply to Sites 9 and 10, which will allow up to 30 units/acre. As shown in analysis above, the maximum density of 30 units/acre is achievable on a 0.5-acre site. However, maximum densities are not always achieved due to several factors that occur during the development process. Additionally, the City understands that a developer can choose any density within the prescribed density range of 20-30 units. As such, the City cannot realistically anticipate each RIHO site to be developed with a density of 30 units/acre.
Currently, there is no RIHO zone in the City. The City’s R-4 is the only zone in the City that permits more than 20 units/acre. However, there are many R-4 parcels that are developed with
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
densities that exceed the maximum density of 24 units/acre. For instance, the Hawaiian Terrace Apartments located at 12100 226th Street (APNs 7075-020-011 and -012) is zoned R4 is developed with 100 units on 2.4 acres, resulting in a density of 42 units/acre. Additionally, there are R-4 parcels that are developed with multi-family uses at densities below 24 units/acre, such as the apartments located on APN 7076-038-011, which include 7 units on
0.52 acre, resulting in a density of 13 units/acre. Furthermore, this range of densities is also evident throughout the City in other zones that permit multi-family uses, including the City’s R2 and R-3 zones. As such, it is difficult to accurately predict the density that will be developed on the RIHO sites by relying on existing densities within the City. Therefore, for the purposes of estimation the City concluded that 26 units/acre (or 86% of the maximum density) is an appropriate density to determine the number of units that will be built on sites within the RIHO zone.
The following sections provide the site-specific analyses for Sites 9 and 10 pursuant to State housing law requirements, including an analysis of non-vacant and underutilized sites; zoning to accommodate the development of housing affordable to lower-income households; and environmental constraints and adequate infrastructure. Since the City anticipates 26 units/acre to be developed on Sites 9 and 10, the realistic capacity analysis provided above will serve as the realistic capacity analysis for Sites 9 and 10.
Site 9: Church of Deliverance International
Site 9 is located at 12441 Farlow Street (APN 7066-013-020) adjacent to the northern boundary within the eastern portion of the City (see Figure 5.1). The Church of Deliverance International encompasses approximately 4,800 sq. ft. (or 0.11 acre) of the property, with a parking lot encompassing the remainder of the 1.06-acre site. The City anticipates that the church building would be preserved and the remainder of the property (0.95 acre) would be developed with affordable housing.
With Program 35, the RIHO zone will be applied to the site, which will have a permitted density of 20 to 30 units/acre. With Program 35, the site could accommodate between 19 and 29 units.
Using a density of 26 units/acre, the City anticipates that 25 units will be developed on this site during the planning period, with 20 units affordable to very low-income households and 5 units affordable to low-income households (see Figure 5.13 below).
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Figure 5.13 Site 9
Church
7066-013-020
Total Acres
0.95 Density
26 Total Units
25 VL
20 LI
5 MI
0 AMI
0 Non-vacant and Underutilized Sites Analysis
As shown in Figure 5.13 above, Site 9 would encompass the 0.95 acre portion of the site that does not include the existing church building.
Given the size of the site, the existing residential uses immediately west of the site, and access to public transit along Carson Street, the City believes this site would be a good candidate for affordable housing development. Additionally, Site 4, which is to be developed with multi-family uses is located immediately east of the site. The portion of the site that would be redeveloped with housing contains a parking lot that is underutilized on the days and times that the church is closed. The City anticipates that the parking needs of the church would be accounted for in
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
the site plan phase of the project with a parking garage that could accommodate residents and church members. As such, the existing use of the site that would be redeveloped for housing does not constitute an impediment to additional residential development. Additionally, there are no known leases or contracts that would perpetuate the existing use or prevent redevelopment of the site for residential development. For these reasons, it is reasonable to conclude that the site’s existing use does not constitute an impediment to additional residential development and the existing use will likely be discontinued during the planning period.
There are no recent affordable housing developments on church properties the City. However, given the Affordable Housing on Faith Lands Act (SB 4) there have been several churches in the local region that have been redeveloped for affordable housing. For example, the First United Methodist Church in Inglewood and St. Michael’s Episcopal Church in Anaheim have decided to use their existing parking lots for affordable housing. As such, market and development trends in the local region support developer interest in affordable housing development on church properties.
Programs 3, 5, and 30 provide incentives for projects that accommodate lower-income households (see Section 7.2). The incentives provided by these programs will promote developer interest in affordable housing development on this site.
Affordability for Lower-Income Households Analysis
Pursuant to California Government Code § 65583.2(c)(3)(B), the City utilizes the “default” density standard deemed adequate to meet the “appropriate zoning” test. Hawaiian Gardens has a population of 14,149 persons (2020) and therefore meets the definition of a “Suburban Jurisdiction”, which has a default density of at least 20 dwelling units per acre. As previously discussed, the site will be within the RIHO zone, which will have a minimum density of 20 du/acre and a maximum density of 30 du/acre. Additionally, given the realistic capacity analysis conducted for the RIHO sites, the City anticipates that this site will be developed with 25 units, which achieves a density of 26 du/acre. As such, Site 9 meets the appropriate zoning test.
Environmental Constraints and Adequate Infrastructure Analysis Section 4.2 provides a detailed analysis of adequate infrastructure and environmental constraints and therefore meet the requirements of California Government Code § 65583.2(b)(4) and (b) (5). Additionally, Sections 5.6 and 5.7 provide a general discussion of the infrastructure and environmental considerations for housing development in the City.
As discussed in those sections, the entire City, including Site 9, has adequate access to water, sewer, and other dry utilities, and there is sufficient supply to accommodate the anticipated need during the planning period. Additionally, the entire City, including Site 9, has no special status species or habitat that are protected under CEQA and the seismic, flooding, and fire hazards are mitigated with building regulations intended to address such hazards. Additionally,
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
the Department of Toxic Substances Control (DTSC) EnviroStor database indicates there have been no past hazardous material leaks or spills on the site and therefore the redevelopment of Site 9 would not result in an environmental hazard to the public. Overall, there are no sitespecific environmental or infrastructure-related constraints that would hinder the development of housing on Site 9.
Site 10: Faith Christian Fellowship Church
Site 10 is located at 21209 Claretta Avenue (APN 7066-024-034) adjacent to the eastern boundary within the northern portion of the City (see Figure 5.1). The 0.55-acre site contains the church parking lot and 1 residential unit and is located immediately south of the church buildings. The City anticipates that the entire site would be redeveloped with affordable housing.
With Program 35, the RIHO zone will be applied to the site, which will have a permitted density of 20 to 30 units/acre. With Program 35, the site could accommodate between 11 and 16 units.
Using a density of 26 units/acre and accounting for the existing unit on the site, the City anticipates that 13 units will be developed on this site during the planning period, with 11 units affordable to very low-income households and 2 units affordable to low-income households (see Figure 5.14 below).
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Figure 5.14 Site 10
7066-024-034
Total Acres
0.55 Density
26 Total Units
13 VL
11 LI
2 MI
0 AMI
0 Non-vacant and Underutilized Sites Analysis
As shown in Figure 5.14 above, Site 10 would encompass the 0.55-acre parcel located south of the existing church building. Given the size of the site, the existing residential uses immediately west of the site, and access to public transit along Norwalk Blvd., the City believes this site would be a good candidate for affordable housing development. The site contains a church parking lot that is underutilized on the days and times that the church is closed and a single family residence. The City anticipates that the parking needs of the church would be accounted for in the site plan phase of the project with a parking garage that could accommodate residents and church members. Alternatively, a shared parking agreement could be put in place between the church and the elementary school located east of the site
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
(across Claretta Avenue) in the City of Lakewood. As such, the existing use of the site that would be redeveloped for housing does not constitute an impediment to additional residential development. Additionally, there are no known leases or contracts that would perpetuate the existing use or prevent redevelopment of the site for residential development. For these reasons, it is reasonable to conclude that the site’s existing use does not constitute an impediment to additional residential development and the existing use will likely be discontinued during the planning period.
As discussed under Site 9, there are no recent affordable housing developments on church properties the City. However, given the Affordable Housing on Faith Lands Act (SB 4) there have been several churches in the local region that have been redeveloped for affordable housing, such as the First United Methodist Church in Inglewood and St. Michael’s Episcopal Church in Anaheim. As such, market and development trends in the local region support developer interest in affordable housing development on church properties.
Programs 3, 5, and 30 provide incentives for projects that accommodate lower-income households (see Section 7.2). The incentives provided by these programs will promote developer interest in affordable housing development on this site.
Affordability for Lower-Income Households Analysis
Pursuant to California Government Code § 65583.2(c)(3)(B), the City utilizes the “default” density standard deemed adequate to meet the “appropriate zoning” test. Hawaiian Gardens has a population of 14,149 persons (2020) and therefore meets the definition of a “Suburban Jurisdiction”, which has a default density of at least 20 dwelling units per acre. As previously discussed, the site will be within the RIHO zone, which will have a minimum density of 20 du/acre and a maximum density of 30 du/acre. Additionally, given the realistic capacity analysis conducted for the RIHO sites, the City anticipates that this site will be developed with 13 units, which achieves a density of 26 du/acre. As such, Site 10 meets the appropriate zoning test.
Environmental Constraints and Adequate Infrastructure Analysis Section 4.2 provides a detailed analysis of adequate infrastructure and environmental constraints and therefore meet the requirements of California Government Code § 65583.2(b)(4) and (b) (5). Additionally, Sections 5.6 and 5.7 provide a general discussion of the infrastructure and environmental considerations for housing development in the City.
As discussed in those sections, the entire City, including Site 10, has adequate access to water, sewer, and other dry utilities, and there is sufficient supply to accommodate the anticipated need during the planning period. Additionally, the entire City, including Site 10, has no special status species or habitat that are protected under CEQA and the seismic, flooding, and fire hazards are mitigated with building regulations intended to address such hazards.
Additionally, the Department of Toxic Substances Control (DTSC) EnviroStor database
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
indicates there have been no past hazardous material leaks or spills on the site and therefore the redevelopment of Site 10 would not result in an environmental hazard to the public.
Overall, there are no site-specific environmental or infrastructure-related constraints that would hinder the development of housing on Site 10.
5.2 EXISTING CAPACITY ANALYSIS
As discussed above, the Site Selection includes commercially-zoned parcels located along Carson Street and Norwalk Boulevard, which are both considered commercial corridors pursuant to AB 2011 given that their rights-of-way are both between 70 and 150 feet. Table
5.2, below, lists the parcels zoned for commercial uses and located along Carson Street and Norwalk Boulevard that can be redeveloped for residential uses pursuant to AB 2011.
In evaluating these sites, a number of different factors were accounted for in determining the likelihood of redevelopment of each identified parcel. These factors include the proximity to transit and whether parking minimums can be enforced in accordance with AB 2097, whether any parcel is a designated historic resource, environmental constraints, and the existing uses of each parcel.
According to the City’s General Plan, the City does not contain any historic sites designated by the National Register nor are there any locally-designated historic sites in the City. As such, there are no laws related to historic resources that would restrict these sites from redevelopment.
Additionally, there are no environmental hazards within the City that would limit these sites from being redeveloped for residential uses. For example, the City is not located within a fire hazard severity zone as designated by Cal Fire, nor is the City within a special flood hazard area as designated by the Federal Emergency Management Agency (FEMA). The Department of Toxic Substances Control (DTSC) EnviroStor database indicates there is only one site in the entire City (located at 12245 Carson Street) that had a past hazardous material leak or spill and therefore may be result in an environmental hazard to the public if redeveloped. However, according the records available on the EnviroStor database, the site, which previously operated as an automotive facility, was redeveloped as a Five Star Express Car Wash. The car wash redevelopment project was required to comply with applicable requirements during construction to ensure that groundwater was not contaminated with hazardous materials and that detected metals were below State thresholds. The DTSC closed the case in August of 2015 and issued a no further action determination for the site. As such, this site is considered safe for redevelopment and environmental constraints would not apply.
Although these sites are zoned for commercial uses, some of these parcels contain residential units. Therefore, the existing capacity analysis accounts for the number of existing residential units (30) by subtracting this number from the total number of units that can be developed on
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
these sites. The total number of units that can be developed on each site is calculated by multiplying the acreage of the site by the realistic capacity of 40 du/acre. As previously stated, AB 2011 requires the ministerial, by-right approval for up to 30 du/acre. Given that many of these sites would not be required to provide parking pursuant to AB 2097, the realistic capacity was increased from 30 du/acre to 40 du/acre to account for the increased density potential of these sites.
The City understands not all of these sites will be redeveloped during the planning period, nor that these will be redeveloped up to 40 du/acre. Therefore, the existing capacity analysis assigned each parcel a 5% base likelihood to be redeveloped, with that likelihood being adjusted based on specific factors related to each parcel, as listed below:
Commercial Lot Utilization: Many of the parcels included in the existing capacity analysis are currently being used as commercial properties. However, there are a wide range of intensity of uses within the area, with the existing uses being more economically viable the greater the intensity of use. Therefore, existing commercial uses at an intensity with a Floor Area Ratio of 2.0 or greater has been given a 50% development capacity adjustment.
Proximity to Transit: Sites that are located within 0.5- mile of a Major Transit Stop, as defined by Public Resource Code Sections 21155 and 21064.3, have been given a 200% development capacity adjustment. Projects on these sites will not be required to provide on-site parking.
Essential Community Service Uses: Sites that currently provide essential services to the community, including churches, large grocery stores, community service centers, and medical services, have been given a 25% development capacity adjustment.
After considering the factors listed above, the total development probability of each site was determined by multiplying the base development probability (5%) by each adjustment factor percentage. For example, sites with essential community serving uses were assigned a percentage of 25% and sites with non-essential community serving uses were assigned a percentage of 100%, which generally resulted in a total development probability of 3% for sites with essential community serving uses and a total development probability of 5% for sites with non-essential community serving uses. The total development probability of each site was then multiplied by the total number of units for each site to determine the anticipated number of units for the site. For example, if the site has a total development probability of 5% and the total number of units for the site is 60, then the anticipated number of units for the site would be 3 units.
Figure 5.2 shows the location of each opportunity site, while Table 5.2 shows the existing capacity analysis of the identified sites using the methodology described above. As shown in Table 5.3, the total number of units anticipated for development is 315, with 52 units
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
anticipated for very low-income households, 52 units anticipated for low-income households, 63 units anticipated for moderate income households, and 147 units anticipated for above moderate-income households.
Figure 5.2 Existing Capacity
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Table 5.2 Existing Capacity Analysis
Above
Moder
‐ate
High Essential Total
Prob
‐
Antici‐
pated
Total
Units Realistic Very
Low
Income
Moder
‐ate
Income
Base
Prob
‐ability
Commercial
Lot
Utilization
Ve
Low
Inc
Total
Units
Low
Income
Quality Community
Transit
Area
Acres APN On‐ Capacity
(du/ac) Serving
Uses Site Income ability Units
7065‐
2.7225 001‐
015
7065‐
0.4810 006‐
035
7065‐
4.8946 006‐
048
7065‐
0.7523 007‐
053
7065‐
1.1071 007‐
144
7065‐
8.3844 007‐
146
7065‐
0.9050 014‐
036
7065‐
0.7643 015‐
047
7065‐
0.2971 015‐
049
7065‐
2.1995 015‐
050
7065‐
0.4164 015‐
051
7065‐
0.5105 015‐
052
7065‐
0.0579 016‐
014
7065‐
0.0576 016‐
40 40
40 40
40 40
40 40
40 40
40 40
40 40
40 40
40 40
109 18.1594
3.1654
32.6536
4.998
18.1594
3.1654
32.6536
4.998
21.8 3.8
39.2 6
50.8812
8.8692
91.4928
14.004
20.5392
156.378
16.8048
14.4708
5.6016
41.0784
7.9356
9.336
5% 200%
100%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
100% 100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
10%
5%
10.9 1
0 3
19 196
30 44
335
36 31
12 88
17 20
2 5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
25%
0.95 19.6
3 10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
3%
7.3304
55.811
5.9976
5.1646
1.9992
14.6608
2.8322
3.332
7.3304
55.811
5.9976
5.1646
1.9992
14.6608
2.8322
3.332
8.8 67
4.4 33.5
3.6 3.1
1.2 8.8
1.7 2
0 7.2
6.2 2.4
17.6 3.4
4 0
0 0
1 0
0.3332
0.3332
0.1666
1.4994
1.8326
0.3332
0.3332
0.3332
0.1666
1.4994
1.8326
0.3332
0.4 0.4
0.2 1.8
2.2 0.4
0.9336
0.9336
0.4668
4.2012
5.1348
0.9336
0.2 0.2
0.1 0.225
1.1 0.2
0 015 0
7065‐
0.0291 016‐
016
7065‐
0.2274 016‐
038
7065‐
0.2714 016‐
018
7065‐
0.0573 017‐
013
2 1 0
9 0.
11 0
2 100%
100%
10%
10% 0
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Above
Moder
‐ate
High Essential Total
Prob
‐
Antici‐
pated
Total
Units Realistic Very
Low
Income
Moder
‐ate
Income
Base
Prob
‐ability
Commercial
Lot
Utilization
Ve
Low
Inc
Total
Units
Low
Income
Quality Community
Transit
Area
Acres APN On‐ Capacity
(du/ac) Serving
Uses Site Income ability Units
7065‐
0.0577 017‐
014
7065‐
0.0580 017‐
015
7065‐
0.0577 017‐
016
7065‐
0.0577 017‐
017
7065‐
0.0577 017‐
018
7065‐
0.0577 017‐
019
7065‐
0.0577 017‐
020
7065‐
0.1845 017‐
021
7065‐
0.3569 018‐
031
7065‐
0.2887 018‐
032
7066‐
0.9049 013‐
045
7066‐
0.5404 013‐
046
7066‐
0.3246 013‐
054
7066‐
1.6367 013‐
40 40
40 40
40 40
40 40
40 40
40 40
40 40
40 40
40 40
2 2
2 2
2 2
2 7
0.3332
0.3332
0.3332
0.3332
0.3332
0.3332
0.3332
1.1662
2.3324
1.9992
5.9976
3.4986
2.1658
10.829
11.1622
9.3296
2.6656
18.4926
0.3332
0.3332
0.3332
0.3332
0.3332
0.3332
0.3332
1.1662
2.3324
1.9992
5.9976
3.4986
2.1658
10.829
11.1622
9.3296
2.6656
18.4926
0.4 0.4
0.4 0.4
0.4 0.4
0.4 1.4
2.8 2.4
7.2 4.2
2.6 13
0.9336 5% 200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
100% 100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
50%
10%
10%
10%
10%
10%
10%
10%
10%
10%
3%
0.2 0.2
0.2 0.2
0.2 0.2
0.2 0.7
1.4 0.3
1.8 2.1
1.3 6.5
6.7 5.6
1.6 0
0 0
0 0
0 0
0 0
0 0
0 0
0.9336
0.9336
0.9336
0.9336
0.9336
0.9336
3.2676
6.5352
5.6016
16.8048
9.8028
6.0684
30.342
31.2756
26.1408
7.4688
51.8148
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
100%
100%
100%
100%
100%
100%
100%
100%
25%
14 12
36 100%
100%
100%
100%
100%
100%
100%
100%
5%
1 21 100%
100%
100%
100%
100%
100%
100%
10%
10%
10%
10%
10%
10%
13 055
7066‐
1.6719 013‐
057
7066‐
1.3947 013‐
058
7066‐
0.4094 013‐
059
7066‐
2.7635 013‐
060
65 67 13.4
11.2 3.2
22.2 1
0 0
1 56
16 111 10% 11.1
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Above
Moder
‐ate
High Essential Total
Prob
‐
Antici‐
pated
Total
Units Realistic Very
Low
Income
Moder
‐ate
Income
Base
Prob
‐ability
Commercial
Lot
Utilization
Ve
Low
Inc
Total
Units
Low
Income
Quality Community
Transit
Area
Acres APN On‐ Capacity
(du/ac) Serving
Uses Site Income ability Units
7066‐
0.5537 013‐
061
7066‐
0.3555 013‐
062
7066‐
0.6171 013‐
063
7066‐
1.1883 013‐
064
7066‐
0.4137 013‐
065
7066‐
0.7533 017‐
011
7066‐
0.565 017‐
012
7066‐
0.0304 017‐
018
7066‐
0.3876 017‐
019
7066‐
0.0586 017‐
058
7066‐
0.7454 017‐
059
7066‐
0.0975 018‐
013
7066‐
0.1456 018‐
024
7066‐
1.3528 018‐
40 40
40 40
40 40
40 40
40 40
40 40
40 40
40 40
40 40
22 3.6652
2.3324
4.165
3.6652
2.3324
4.165
4.4 2.8
5 10.2696
6.5352
11.67 5% 200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
100% 100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
2.2 1.4
2.5 4.8
1.7 3
0 14 0
25 48
17 30
23 1
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
7.9968
2.8322
4.998
7.9968
2.8322
4.998
9.6 3.4
6 22.4064
7.9356
14.004
10.7364
0.4668
7.4688
0.9336
14.004
1.8672
1.8672
25.2072
16.338
16.8048
12.1368
0.9336
0 0
3.8318
0.1666
2.6656
0.3332
4.998
3.8318
0.1666
2.6656
0.3332
4.998
4.6 0.2
3.2 0.4
6 2.3
0.1 1.6
0.2 3
0 0
0 0
16 2
30 4 0.6664
0.6664
8.9964
5.831
0.6664
0.6664
8.9964
5.831
0.8 0.8
10.8 7
0.4 0.4
5.4 3.5
3.6 2.6
0.2 0
0 0
2 4
033
7066‐
0.8808 018‐
034
7066‐
0.9027 018‐
036
7066‐
0.6419 019‐
001
7066‐
0.0572 020‐
004
54 35
36 26
2 5.9976
4.3316
0.3332
5.9976
4.3316
0.3332
7.2 5.2
0.4 0
0 0
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Above
Moder
‐ate
High Essential Total
Prob
‐
Antici‐
pated
Total
Units Realistic Very
Low
Income
Moder
‐ate
Income
Base
Prob
‐ability
Commercial
Lot
Utilization
Ve
Low
Inc
Total
Units
Low
Income
Quality Community
Transit
Area
Acres APN On‐ Capacity
(du/ac) Serving
Uses Site Income ability Units
7066‐
0.1715 020‐
032
7066‐
0.1724 020‐
034
7066‐
0.0572 020‐
036
7066‐
0.1833 020‐
037
7066‐
1.0743 021‐
026
7066‐
0.1603 022‐
015
7066‐
0.4088 022‐
027
7066‐
0.6121 022‐
028
7066‐
0.6363 022‐
029
7066‐
0.1658 022‐
030
7066‐
0.183 025‐
002
7066‐
0.1827 025‐
003
7066‐
0.165 025‐
004
7066‐
0.347 025‐
40 40
40 40
40 40
40 40
40 40
40 40
40 40
40 40
40 40
7 7
2 7
1.1662
1.1662
0.3332
1.1662
7.1638
0.833
1.1662
1.1662
0.3332
1.1662
7.1638
0.833
1.4 1.4
0.4 1.4
8.6 1
3.2676 5% 200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
100% 100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
0.7 0.7
0.2 0.7
4.3 0.5
1.6 2.3
2.5 0.7
0.7 0.7
0.7 1.3
0.2 0.1
0 0
0 0
0 0
3.2676
0.9336
3.2676
20.0724
2.334
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
43 1 5
1 16
23 25
7 2.6656
3.8318
4.165
2.6656
3.8318
4.165
3.2 4.6
5 7.4688
10.7364
11.67 0
0 1.1662
1.1662
1.1662
1.1662
2.1658
0.3332
0.1666
0 1.1662
1.1662
1.1662
1.1662
2.1658
0.3332
0.1666
0 1.4
1.4 1.4
1.4 2.6
0.4 0.2
0 3.2676
3.2676
3.2676
3.2676
6.0684
0.9336
0.4668
0 0
0 0
0 0
0 0
7 7
7 005
7066‐
0.0726 026‐
033
7066‐
0.1215 026‐
036
7066‐
0.0965 026‐
037
7066‐
0.2185 026‐
040
1 1
4 4
13 2
1 0
9 1.4994 1.4994 1.8 4.2012 0.9 0
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Above
Moder
‐ate
High Essential Total
Prob
‐
Antici‐
pated
Total
Units Realistic Very
Low
Income
Moder
‐ate
Income
Base
Prob
‐ability
Commercial
Lot
Utilization
Ve
Low
Inc
Total
Units
Low
Income
Quality Community
Transit
Area
Acres APN On‐ Capacity
(du/ac) Serving
Uses Site Income ability Units
7068‐
0.3292 001‐
038
7068‐
0.3329 001‐
045
7068‐
0.2944 002‐
047
7068‐
0.2928 002‐
048
7068‐
0.2977 003‐
013
7068‐
0.4607 003‐
040
7068‐
0.604 004‐
042
7068‐
0.0693 006‐
003
7068‐
0.0627 006‐
018
7068‐
0.1299 006‐
032
7068‐
0.1265 006‐
052
7068‐
0.1283 006‐
053
7068‐
0.1256 006‐
054
7068‐
0.167 007‐
40 40
40 40
40 40
40 40
40 40
40 40
40 40
40 40
40 40
13 2.1658
2.1658
1.9992
1.9992
1.9992
2.9988
3.9984
0.4998
0.4998
0.833
2.1658
2.1658
1.9992
1.9992
1.9992
2.9988
3.9984
0.4998
0.4998
0.833
2.6 2.6
2.4 2.4
2.4 3.6
4.8 0.6
0.6 1
6.0684 5% 100%
100%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
100% 100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
5%
5%
0.65 0
0 0
0 0
0 0
0 0
13 12
12 12
18 24
3 6.0684
5.6016
5.6016
5.6016
8.4024
11.2032
1.4004
1.4004
2.334
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
0.65 1.2
1.2 1.2
1.8 2.4
0.3 0.3
0.5 0.5
0.5 0.5
0.6 1.3
0.6 0.5
1.9 10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
3 5
5 0.833 0.833 1 2.334
5 0.833 0.833 1 2.334
5 0.833 0.833 1 2.334
035
7068‐
0.3361 007‐
047
7068‐
0.1528 008‐
036
7068‐
0.1506 008‐
037
7068‐
0.4868 008‐
038
6 0.9996
2.1658
0.9996
0.833
0.9996
2.1658
0.9996
0.833
1.2 2.6
1.2 1
2.8008
6.0684
2.8008
2.334
0 0
0 13
6 1 5
19 3.1654 3.1654 3.8 8.8692 0
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Above
Moder
‐ate
High Essential Total
Prob
‐
Antici‐
pated
Total
Units Realistic Very
Low
Income
Moder
‐ate
Income
Base
Prob
‐ability
Commercial
Lot
Utilization
Ve
Low
Inc
Total
Units
Low
Income
Quality Community
Transit
Area
Acres APN On‐ Capacity
(du/ac) Serving
Uses Site Income ability Units
7068‐
0.1114 008‐
039
7068‐
0.2839 008‐
040
7068‐
0.3086 008‐
041
7068‐
4.1282 008‐
042
7068‐
0.5393 008‐
043
7068‐
0.7337 008‐
044
7068‐
1.6417 008‐
045
7068‐
1.4092 008‐
047
7068‐
0.3331 008‐
048
7068‐
0.073 015‐
014
7068‐
0.0586 015‐
015
7068‐
0.0645 015‐
016
7068‐
0.0647 015‐
017
7068‐
0.1778 015‐
40 40
40 40
40 40
40 40
40 40
40 40
40 40
40 40
40 40
4 0.6664
1.8326
1.9992
27.489
3.6652
4.8314
10.9956
9.3296
2.1658
0.4998
0.3332
0.4998
0.4998
0.9996
0.3332
0.9996
1.1662
0.4998
0.6664
1.8326
1.9992
27.489
3.6652
4.8314
10.9956
9.3296
2.1658
0.4998
0.3332
0.4998
0.4998
0.9996
0.3332
0.9996
1.1662
0.4998
0.8 2.2
2.4 33
1.8672 5% 200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
100% 100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
10%
10%
10%
0.4 1.1
1.2 0
0 0
11 12
165
22 29
66 56
13 3
5.1348
5.6016
77.022
10.2696
13.5372
30.8088
26.1408
6.0684
1.4004
0.9336
1.4004
1.4004
2.8008
0.9336
2.8008
3.2676
1.4004
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
16.5 2.2
2.9 6.6
5.6 1.3
0.3 0.2
0.3 0.3
0.6 0.2
0.6 0.7
0.3 4.4
5.8 13.2
11.2 2.6
0.6 0.4
0.6 0.6
1.2 0.4
1.2 1.4
0.6 0
0 1
0 0
0 0
0 0
0 0
0 0
0 2
3 3
018
7068‐
0.0615 015‐
028
7068‐
0.1441 015‐
034
7068‐
0.1794 015‐
051
7068‐
0.0752 015‐
052
1 6
2 6
7 3
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Above
Moder
‐ate
High Essential Total
Prob
‐
Antici‐
pated
Total
Units Realistic Very
Low
Income
Moder
‐ate
Income
Base
Prob
‐ability
Commercial
Lot
Utilization
Ve
Low
Inc
Total
Units
Low
Income
Quality Community
Transit
Area
Acres APN On‐ Capacity
(du/ac) Serving
Uses Site Income ability Units
7068‐
0.3053 015‐
053
7068‐
0.1333 015‐
054
7068‐
0.1204 015‐
055
7068‐
0.1282 015‐
058
7069‐
0.1147 013‐
008
7069‐
0.0574 013‐
011
7069‐
0.0574 013‐
012
7069‐
0.1721 013‐
013
7069‐
0.1147 013‐
039
7069‐
0.0452 013‐
041
7069‐
0.091 013‐
042
7069‐
0.098 013‐
043
7069‐
0.0461 013‐
044
7069‐
0.0927 013‐
40 40
40 40
40 40
40 40
40 40
40 40
40 40
40 40
40 40
12 1.9992
0.833
1.9992
0.833
2.4 1
5.6016 5% 200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
100% 100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
1.2 0.5
0.5 0.5
0.4 0.2
0.2 0.7
0.4 0.2
0.4 0.4
0.2 0.4
0.2 0.4
1.6 0.5
0 5
5 2.334
2.334
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
0.833 0.833 1
5 0.833 0.833 1 2.334
1 4 0.6664
0.3332
0.3332
1.1662
0.6664
0.3332
0.6664
0.6664
0.3332
0.6664
0.3332
0.6664
2.6656
0.833
0.6664
0.3332
0.3332
1.1662
0.6664
0.3332
0.6664
0.6664
0.3332
0.6664
0.3332
0.6664
2.6656
0.833
0.8 0.4
0.4 1.4
0.8 0.4
0.8 0.8
0.4 0.8
0.4 0.8
3.2 1
1.8672
0.9336
0.9336
3.2676
1.8672
0.9336
1.8672
1.8672
0.9336
1.8672
0.9336
1.8672
7.4688
2.334
0 0
0 0
0 0
0 0
0 0
0 0
0 2
2 7
1 4
2 4
4 2
045
7069‐
0.0466 013‐
046
7069‐
0.091 013‐
047
7069‐
0.3973 013‐
052
7069‐
0.1147 013‐
053
4 2
4 16
5
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Above
Moder
‐ate
High Essential Total
Prob
‐
Antici‐
pated
Total
Units Realistic Very
Low
Income
Moder
‐ate
Income
Base
Prob
‐ability
Commercial
Lot
Utilization
Ve
Low
Inc
Total
Units
Low
Income
Quality Community
Transit
Area
Acres APN On‐ Capacity
(du/ac) Serving
Uses Site Income ability Units
7069‐
0.6301 013‐
050
7069‐
0.1147 013‐
055
7069‐
0.0944 013‐
906
7069‐
0.1381 019‐
003
7069‐
0.0574 019‐
005
7069‐
0.1148 019‐
006
7069‐
0.0862 019‐
008
7069‐
0.1836 019‐
037
7069‐
0.1028 019‐
038
7069‐
0.0975 019‐
039
7069‐
0.1473 019‐
040
7069‐
0.1491 019‐
041
7069‐
0.1148 019‐
042
7069‐
0.6863 019‐
40 40
40 40
40 40
40 40
40 40
40 40
40 40
40 40
40 40
25 4.165
0.833
4.165
0.833
5 1
11.67 5% 200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
100% 100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
2.5 0.5
0.4 0.5
0.2 0.4
0.2 0.6
0.3 0.4
0.5 0.5
0.4 5
4 2.334
1.8672
2.334
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
25%
0.6664
0.833
0.6664
0.833
0.8 1
0 1 5
2 0.3332
0.6664
0.3332
0.9996
0.4998
0.6664
0.833
0.3332
0.6664
0.3332
0.9996
0.4998
0.6664
0.833
0.4 0.8
0.4 1.2
0.6 0.8
1 0.9336
1.8672
0.9336
2.8008
1.4004
1.8672
2.334
0 0
0 0
0 0
1 1
1 1
4 2
6 3
4 1
1 1
5 5 0.833 0.833 1 2.334
4 0.6664
4.4982
3.9984
0.4998
1.9992
2.8322
0.6664
4.4982
3.9984
0.4998
1.9992
2.8322
0.8 5.4
4.8 0.6
2.4 3.4
1.8672
12.6036
11.2032
1.4004
5.6016
7.9356
0 0.
0 051
7069‐
0.606 019‐
052
7069‐
0.086 019‐
053
7069‐
0.3 019‐
907
7075‐
0.4199 020‐
007
27 24
3 3%
10%
3%
0.675
100% 2.4
25% 0.075
0.3 0.
12 0
17 25% 3%
100% 10% 1.7 0
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Above
Moder
‐ate
High Essential Total
Prob
‐
Antici‐
pated
Total
Units Realistic Very
Low
Income
Moder
‐ate
Income
Base
Prob
‐ability
Commercial
Lot
Utilization
Ve
Low
Inc
Total
Units
Low
Income
Quality Community
Transit
Area
Acres APN On‐ Capacity
(du/ac) Serving
Uses Site Income ability Units
7075‐
0.441 020‐
010
7076‐
0.4431 001‐
004
7076‐
0.5407 001‐
012
7076‐
0.2108 001‐
015
7076‐
0.0971 001‐
016
7076‐
0.1113 001‐
017
7076‐
0.2108 001‐
026
7076‐
0.8766 001‐
028
7076‐
0.4438 001‐
029
7076‐
0.2099 001‐
030
7076‐
0.09 001‐
032
7076‐
3.7775 001‐
055
7076‐
0.1101 005‐
001
7076‐
0.1009 005‐
40 40
40 40
40 40
40 40
40 40
40 40
40 40
40 40
40 40
18 2.9988
2.9988
3.6652
1.3328
0.6664
0.4998
1.3328
5.831
2.9988
2.9988
3.6652
1.3328
0.6664
0.4998
1.3328
5.831
3.6 3.6
4.4 1.6
0.8 0.6
1.6 7
8.4024 5% 200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
100% 100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
50%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
1.8 1.8
2.2 0.8
0.4 0.3
0.8 3.5
1.8 0.8
0.4 0
0 0
0 0
0 0
18 22
8 8.4024
10.2696
3.7344
1.8672
1.4004
3.7344
16.338
8.4024
3.7344
1.8672
70.4868
1.8672
1.4004
3.7344
3.7344
3.7344
3.7344
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
4 1 3
8 35
18 8
2.9988
1.3328
0.6664
25.1566
0.6664
0.4998
1.3328
1.3328
1.3328
1.3328
2.9988
1.3328
0.6664
25.1566
0.6664
0.4998
1.3328
1.3328
1.3328
1.3328
3.6 1.6
0.8 30.2
0.8 0.6
1.6 1.6
1.6 1.6
0 0
0 1
0 0
0 0
0 0
4 151
4 5%
10%
10%
10%
10%
10%
10%
7.55 0.4
0.3 0.8
0.8 0.8
0.8 100%
100%
100%
100%
100%
100%
002
7076‐
0.2095 005‐
003
7076‐
0.2093 005‐
004
7076‐
0.2083 005‐
005
7076‐
0.1934 005‐
006
1 3
8 8
8 8
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Above
Moder
‐ate
High Essential Total
Prob
‐
Antici‐
pated
Total
Units Realistic Very
Low
Income
Moder
‐ate
Income
Base
Prob
‐ability
Commercial
Lot
Utilization
Ve
Low
Inc
Total
Units
Low
Income
Quality Community
Transit
Area
Acres APN On‐ Capacity
(du/ac) Serving
Uses Site Income ability Units
7076‐
0.4326 005‐
021
7076‐
0.0138 005‐
900
7076‐
0.9233 006‐
002
7076‐
0.2241 006‐
005
7076‐
0.223 006‐
006
7076‐
0.2199 006‐
007
7076‐
1.264 033‐
910
7076‐
0.2434 034‐
001
7076‐
0.2299 034‐
023
7076‐
0.1772 035‐
001
7076‐
0.2994 035‐
002
7076‐
0.0713 036‐
001
7076‐
0.1288 036‐
005
7076‐
0.2875 036‐
40 40
40 40
40 40
40 40
40 40
40 40
40 40
40 40
40 40
17 2.8322
0.1666
6.1642
1.4994
1.4994
1.4994
8.4966
1.666
2.8322
0.1666
6.1642
1.4994
1.4994
1.4994
8.4966
1.666
3.4 0.2
7.4 1.8
1.8 1.8
10.2 2
7.9356 5% 200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
200%
100% 100%
100%
100%
50%
10%
10%
10%
1.7 0.1
3.7 0
0 0
0 0
0 0
1 37
9 0.4668
17.2716
4.2012
4.2012
4.2012
23.8068
4.668
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
5%
5%
0.45 0.45
0.45 2.55
1 9 50%
9 50% 5%
51 10
9 50% 5%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
1.4994
1.1662
1.9992
0.4998
0.833
1.4994
1.1662
1.9992
0.4998
0.833
1.8 1.4
2.4 0.6
1 4.2012
3.2676
5.6016
1.4004
2.334
0.9 0.7
1.2 0.3
0.5 1.1
0.3 1.7
24.1 1.5
0 0
0 0
7 12
3 5
028
7076‐
0.0702 037‐
008
7076‐
0.4179 037‐
027
7076‐
6.0145 038‐
060
7076‐
0.3782 039‐
001
11 3
1.8326
0.4998
2.8322
40.1506
2.499
1.8326
0.4998
2.8322
40.1506
2.499
2.2 0.6
3.4 5.1348
1.4004
7.9356
0 0
0 4
17 241
15 48.2 112.4988
3 7.002
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Above
Moder
‐ate
High Essential Total
Prob
‐
Antici‐
pated
Total
Units Realistic Very
Low
Income
Moder
‐ate
Income
Base
Prob
‐ability
Commercial
Lot
Utilization
Ve
Low
Inc
Total
Units
Low
Income
Quality Community
Transit
Area
Acres APN On‐ Capacity
(du/ac) Serving
Uses Site Income ability Units
7076‐
0.3154 039‐
004
7076‐
4.5023 039‐
060
40 40
13 2.1658
29.988
875
2.1658
29.988
875
2.6 36
6.0684 5% 200%
200%
100% 100%
100%
10%
3%
1.3 4.5
0 180 84.024 5% 25%
Total
110.25 30 4375 875 1750 315
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
5.43 ACCESSORY DWELLING UNITS (ADUs)
In the last five years, ADUs have become more broadly allowed under California law. The City updated the Accessory Dwelling Unit (ADU) requirements within the Zoning Code to comply with State statutory requirements (see Chapter 18.90.080 of the City’s Zoning Code), and will continue to update the Zoning Code regularly to reflect any forthcoming changes to State law (see Program 15).
Since the City updated its zoning code to allow ADUs in 2021, 8 building permits have been issued for ADUs, 2 in 2021 and 6 in 2022. The City’s projection for permit issuances starting in 2023 through the end of the projection period is provided in Table 5.38. The projection assumes that ADU permits will increase by one ADUs per year because of the updated State laws and Zoning Code supported by the City’s efforts to facilitate ADU production (see Program 15). Additionally, the City’s participation in the Gateway Cities Affordable Housing Trust (see Program 28) will facilitate an ADU loan program that will also promote the development of ADUs in the City, which will be rented to people with vouchers (see Program 18).
Table 5.38 Accessory Dwelling Unit Projection
Year ADU Building Permits
2020 - Actual 0
2021 - Actual 2
2022 - Actual 6
2023 7
2024 8
2025 9
2026 10
11 12
13 78
2027
2028
2029 (through October 15)
Total January 1, 2020-October 15, 2029
As detailed in the Housing Element under Programs 15 and 18, additional efforts are planned to encourage and support ADU applications, also contributing to the assumption of an additional 78 ADU permits between January 1, 2020, and October 15, 2029.
Southern California Association of Governments (SCAG) prepared its Regional ADU Affordability Analysis for the entire SCAG region in 2020. The analysis was accepted by HCD in late 2020 and is the best proxy for estimating affordability levels for Hawaiian Gardens. The number of currently occupied ADUs in Hawaiian Gardens is too low to do a meaningful study.
The analysis made findings for affordability of ADUs by subregion based on data gathered on current rents and occupancy of ADUs in addition to industry research about affordability levels
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
of ADUs, including those that don’t reach the rental market. Table 5.4 9 provides the projected 78 ADUs broken down by income category based on the SCAG analysis. The Hawaiian Gardens ADU regulations encourage this housing type and allow flexibility in their development. The City updated its ADU regulations in December 2019, and again in January 2023 to facilitate ADU production to comply with State law (see Program 15).
The City is facilitating ADU production through other efforts detailed in Programs 15 and 18 that commit the City to promote and facilitate ADUs to support the development of an increased number of ADUs during the 6th cycle.
5.54 COMPARISON OF SITE INVENTORY WITH RHNA
SCAG’s 2021–2029 RHNA has allocated Hawaiian Gardens a total of 331 units for the planning period, which breaks down by affordability level as shown in Table 5.49. The table compares the site inventory capacity to the RHNA allocation by income group. As shown in the table, the City has identified sufficient sites to accommodate the RHNA of 331 units.
Table 5.49 Comparison of Site Capacity and RHNA
Units
on
Vacant
and
Units
Approved
Since
ADUs With
Approved
Building
Projected
Accessory
Dwelling
Units
Surplus
RHNA
Percent
Income
Group
Total Total
Capacity
Surplus
RHNA Non- RHNA 6/30/21Pending Permits Vacant
Sites
(Table
5.2)
and Approved
Projects
Since
6/30/21
Extremely
Low 61 0 0 18 5270 7088 927 1544%
Very Low
Low 44
46 0 0
0 8
8 35
2 5261
6357
8796
6559
4352
1913
98118%
4128%
1573%
2367%
Moderate 0
Above
Moderate 180
331
2941
2941
2315
7870
147247
435315
207311
410554
27131
Total 79223
Note: The income levels assigned to the ADUs approved since June 30, 2021 are based on the SCAG ADU affordability analysis.
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
5.5 REALISTIC DEVELOPMENT CAPACITY
Housing Element Law Requirements
California Government Code § 65583.2(c) requires, as part of the analysis of available sites, a local government to demonstrate the projected residential development capacity of the sites identified in the housing element can realistically be achieved. Based on the information provided in subdivision (b) (the land inventory), 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, as determined pursuant to Section 65584. The number of units calculated shall be adjusted as necessary, based on the land use controls and site improvements requirement identified in paragraph (4) (5) of subdivision (a) of Section 65583, the realistic development capacity for the site, typical densities of existing or approved residential developments at a similar affordability level in that jurisdiction, and on the current or planned availability and accessibility of sufficient water, sewer, and dry utilities (See Calif. Gov.
Code § 65583.2, available at
https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?sectionNum=65583.2.&nod eTreePath=11.1.9.11&lawCode=GOV. (accessed January 29, 2023)).
Additionally, Government Code § 65583.2(c)(2)(A) states that “[a] site smaller than half an acre shall not be deemed adequate to accommodate lower income housing need unless the locality can demonstrate that sites of equivalent size were successfully developed during the prior planning period for an equivalent number of lower income housing units as projected for the site or unless the locality provides other evidence to the department (HCD) that the site is adequate to accommodate lower income housing” (id.) This means that Hawaiian Gardens must identify parcels larger than one-half acre or smaller parcels that can be consolidated into one-half acre or larger in order to demonstrate that there is adequate area for new low-income housing development.
The methodology for determining realistic capacity on each identified site must also account for land use controls, such as currently-allowed uses and permitted densities or intensities.
The Hawaiian Gardens General Plan and Land Use Element and Zoning Code establishes six residential zone districts, (R-1 Estate, R-1, R-2, R-3, R-4, and Mobile Home Park (MHP) for residential uses. The General Commercial (C-4) and Downtown Commercial (C-2) zone allows for mixed use which includes the addition of residential uses in order to provide housing opportunities for all household income ranges. Additionally, as previously discussed, AB 2011 allows for ministerial, by-right approval of 100 percent affordable housing on commercially zoned-lands, and allows for mixed-income housing along commercial corridors so long as the project meets certain labor and environmental criteria. A commercial corridor is defined as having a right-of-way of at least 70 feet and no greater than 150 feet. Revisions to General Plan goals and policies, and to the Zoning Code, are proposed both below and in Section 7 to expand housing opportunities, particularly for lower-income levels.
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Sites were selected for their redevelopment potential based on size, location, current on- and off-site uses, allowed densities, compatibility of proposed densities. a. Size and location: The site selection includes commercially-zoned parcels located along Carson Street and Norwalk Boulevard, which are both considered commercial corridors pursuant to AB 2011 given that their rights-of-way are both between 70 and 150 feet (see Figure 5.2). Some of these sites are already developed with residential uses and existing residential uses occur immediately adjacent to these parcels. Therefore, these parcels are conducive for residential development given the proximity to existing residential uses. Additionally, the majority of these parcels are located within 0.5-mile of public transit and therefore are not required to provide any parking on these sites in accordance with AB 2097. The absence of parking requirements on these sites increases the potential for higher density residential developments because more land area on the site can be devoted to housing.
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. The Sites Inventory includes a broad range of parcel sizes. However, in Hawaiian Gardens as in many older cities, the subdivision pattern has resulted in many lots that are less than one-half acre. These sites may still be viable for duplex or triplex residences, but may also be suitable for merger with adjacent underutilized parcels. Accordingly, the vacant sites inventory includes vacant sites of all sizes. b. Capacity and Densities: The site selection includes both vacant and underutilized, nonvacant sites. Many of the nonvacant sites are considered under-utilized because they contain a disproportionate land area allocated for parking vehicles (e.g., parking lots adjacent to The Gardens Casino) and/or they are occupied by low-intensity uses or aging structures that are nearing – or have passed – their projected useful life.
In accordance with AB 2011, the City is required to approve residential projects up to 30 du/acre so long as the project meets the requirements prescribed in AB 2011. Additionally, the lack of parking requirements on these sites increases the potential density beyond the required 30 du/acre.
Proposed Zone District Changes to Accommodate Lower-Income Housing Needs To address restrictive zoning density, this 6th Cycle Housing Element proposes the following programs:
Program 2: Lot Consolidation
Most residentially-zoned parcels in the City are fully-developed at conventional residential densities. There are small (less than one acre), vacant sites dispersed
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
throughout the City that can be combined to develop more residential units. For this reason, the City promotes lot consolidation and included Program 2, Promote Lot Consolidation. The Program states that beginning in 2024 the City will establish development incentives including a list of potential consolidation sites, a review to streamline lot consolidations, provide assistance with compliance with the state’s Subdivision Map Act requirements, fee reductions, ADA compliance, and infrastructure support. The City will work with the development community and property owners to develop information that will assist with consolidating lots. Consolidating small vacant sites will also eliminate the “hopscotch” effect of improvements on one site, with no improvements on a middle site, then improvements on the other adjacent site.
Program 27: Zone District Densities Update.
To promote the development of a range of housing types, the City will eliminate the Single-Family Estate (R1, 10,000 square foot minimum lot area) zone district and replace it with the R-1 Single Family Residential zone district. Further, the City will adopt new density standards to increase allowable minimum and maximum densities for residential and nonresidential zone districts. Table 5.5 shows the proposed density increases to be adopted; densities could be increased with a density bonus according to existing State density bonus law.
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Table 5.5 Proposed Residential Density Changes
Proposed
Minimum Density
Proposed Maximum
Density Zoning Current Density
R-1 Single Family Residential
R-2 Medium Density Residential
R-3 Intermediate Residential
R-4 High Density Residential
C-2 Downtown Commercial
7.2 units/acre
17.4 units/acre
18.9 units/acre
23.5 units/acre
7.2units/acre
17.4 units/acre
18.9 units/acre
23.5 units/acre
10 units/acre
23 units/acre
25 units/acre
30 units/acre
Residential allowed
via AB 2011 30 units/acre
30 units/acre
40 units/acre
40 units/acre
Residential
allowed via AB
2011
C-4 General Commercial
5.6 Adequacy of Public Facilities and Services
Government Code § 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 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, water mains, and other improvements, including replacement wells for older wells.
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
The Golden State 2020 Urban Water Management Plan for the Artesia Service Area indicates that it has reliable water supplies available for its service area through 2045 (Golden State Water Company, Artesia Service Area 2020 Urban Water Management Plan, p. 5-1, available at https://wuedata.water.ca.gov/getfile?filename=/public%2Fuwmp_attachments%2F7 363385856%2FGSWC-Artesia%202020%20UWMP%20Final%20(8.2.21).pdf (accessed February 1, 2023).
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.
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.
Other Utilities
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 the unincorporated community of Castaic, in the Santa Clarita Valley in north 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, 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.
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
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 Ccity 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.
5.7 Environmental Considerations
Due to the built out nature of the City, the City does not contain any biological resources such as special species or habitat that would impede the development of housing. Environmental considerations are not a constraint to the development of housing with the limited exceptions of liquefaction and dam inundation, which are discussed detail in Section 4.2, under subsection Environmental Constraints. The City regulates the development of housing through site design and construction standards in accordance with State law to mitigate risks and minimize loss of life and property associated with these seismic hazards. As such, there are no environmental hazards that would impede the development of housing in the City.
Noise
Ambient noise levels are relatively high in Hawaiian Gardens. The 2010 General Plan found that virtually all the neighborhoods in the City are in areas where noise levels 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 (I-605) 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.
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
The City of Hawaiian Gardens, like most of the Los Angeles Basin, lies over the area of one or more known earthquake faults, and potentially many more unknown faults, particularly socalled 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, include:
a. Norwalk
b. Raymond Hill
c. Malibu Coast-Santa Monica-Hollywood
d. San Andreas
e. Newport-Inglewood
f. San Fernando
g. Sierra Madre
h. 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 (magnitude 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 Carson Street running in an east/west direction, and Pioneer and Norwalk Boulevards 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.
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.
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Transit. The City of Hawaiian Gardens is reasonably 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), 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 C (Green) Line in Norwalk and the Metro A (Blue) Line in Long Beach. All buses are ADA accessible, and many have bicycle racks. Peak headways are typically 15 minutes.
All the potential housing sites identified in Figure 5.2 have adequate road accesses (ingress and egress) and are served by public transit, either adjacent to the site or within a short walking distance.
Bicycle Facilities. 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 Civic Center Drive within the City of Hawaiian Gardens. 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. The City is hiring a consultant to complete a Master Plan for bike lanes.
To address ongoing infrastructure needs, this 6th Cycle Housing Element proposes the following program:
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 information for this Housing Element, and any subsequent contract amendments to the Golden State Water Company and Los Angeles County.
Time Frame: Ongoing 2021-2029. Responsibility: Community Development and Public Works Departments. Funding: City General Fund.
Housing Market Constraints
Government Code § 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.
Market constraints also include monthly rents and sales housing prices.
According to HCD:
Although nongovernmental constraints are primarily market-driven and generally outside direct government control, localities can significantly influence and offset the negative impact of nongovernmental constraints through responsive programs and
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
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 land-use 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 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.
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.
Table 5.6 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 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 two million dollars would be required on land alone.ꢀ
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
Table 5.6 Land Sales Prices – October 2021
Status Address Zoning Lot Size Price
$1.15M
$1.5M
Price/Sq. Ft.
$45.52/sq. ft
$71.15/sq. ft.
Active1
2 12345 Carson St. Commercial
Residential
25,264 sq. ft.
Active 22001 Claretta Ave. 21,080 sq. ft.
1Vacant commercial property.
2 Multi-family residential property with house burnt down. Land value only Source: Movoto.com. Zoning as provided by the listing agents.
Property prices, both residential and commercial, skyrocketed across all jurisdictions through mid-2022. In addition to the skyrocketing prices, properties were harder and harder to acquire due to stiff competition and did not stay on the market for very long even with inflated prices.
The California Association of Realtors say that with record-low interest rates and a once-in-alifetime 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 and $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 supply and demand 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.
Presently (2023), real estate prices are still trending upward; The median list price of singlefamily homes in Hawaiian Gardens, CA was $710,000 in January 2023, compared to $607,500 in 2022 (Movoto Real Estate, Hawaiian Gardens, CA, Summary, available at https://www.movoto.com/hawaiian-gardens-ca/market-trends/ (accessed February 1, 2023).
As an example, in July 2008, a 1.34-acre vacant high-density residential site was listed for sale in Hawaiian Gardens, with an asking sales price of $1,950,000, equivalent to $33.40 per square foot. The site can accommodate 25 housing units; therefore, the per-unit land price was $78,000. To the city’s knowledge, the site sold but the price is unavailable. In 2010, a nonprofit affordable housing developer expressed interest to the Community Development Department and the then-Redevelopment Agency in developing a tax-credit senior housing complex.
As previously discussed, there are not many vacant parcels in Hawaiian Gardens. 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.
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
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 5.7 Construction Costs per Square Foot for Residential Construction Group (2018 International Building Code)
R-2 Residential, multiple family
Type IV Classification
$151.48
R-3 Residential, one- and two-family
R-4 Residential, care/assisted living facilities
Private garage
$157.99
$190.53
$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 2018 construction costs for a – a. 1,000 SF housing unit in an apartment building - $151.48 x 1,000 = $151,480.00 b. 1,500 SF single home on a level lot - $157.99 x 1,500 = $236,985.00 c. 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
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
alone can exceed the cost affordable to lower-income households. Several factors contribute to the cost of construction 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; however, in the past year, mortgage rates have risen dramatically. Table 5.8 below identifies shows interest rates for three points in time.
Table 5.8 Typical Mortgage Interest Rates
Type of Loan October 2021 April 2021 January 20231
Rates for loans up to $584,200
30-year fixed
15-year fixed
3.45%/.47 pt.
2.57%/.38 pt.
3.50%/.27 pt.
2.54%/.27 pt.
6.20%
5.26%
Rates for loans of $584,200 and up
30-year fixed
15-year fixed
3.64%/.46 pt.
3.54%/.19 pt.
4.02%/.32 pt.
3.71%/.28 pt.
6.08%
(not available)
1Source: MortgageNewsDaily.com (accessed January 29, 2023) Note: A point (pt.) 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, i.e., Fair Isaac Corporation, 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.
City of Hawaiian Gardens 2021-2029 Housing Element
5. LAND INVENTORY
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 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 may have been denied mortgage loans based on factors other than their income, FICO scores, down payment, or the amount of loan requested, but research is needed to document mortgage-loan disparities.
City of Hawaiian Gardens 2021-2029 Housing Element
6. EVALUATION OF THE PREVIOUS HOUSING ELEMENT
6 EVALUATION OF THE PREVIOUS HOUSING ELEMENT
The City of Hawaiian Gardens’ prior Housing Element was adopted and certified by HCD in 2015. The City must assess the effectiveness of its existing housing goals, policies, and programs (adopted in the 2013-2021 Housing Element). Since 2010, the City experienced a slight reduction in population.
Hawaiian Gardens estimated RHNA allocation for 2013-2021 was 129 units. Building permit records indicate that 28 permits were issued for residential construction between 2013 and 2021, which included construction of multi-family units, single-family residences, and accessory dwelling units (ADUs). Therefore, assuming all 28 permits resulted in construction, the City fell short of meeting its total RHNA by 101 units during the 5th Cycle Housing Element.
To date, the City’s Building Department does not collect data regarding the target income levels of buyers for these units.
Between 2015-2021, the City issued four building permits for single family homes and 6 permits for accessory dwelling units.
In the period from 2013-2021, the City provided funding for 48 rehabilitation projects.
The City successfully continued to provide updated infrastructure with the Safe Routes To Schools program, and state and federal funding for roadway improvements.
The City continued to adjust the Building Department and Code Enforcement procedures to be in compliance with changing Federal and State COVID-19 regulations, while still maintaining high levels of service for the community.
In 2021, there were 121 active Section 8 vouchers managed by the City.
Due to Federal and State mandated COVID-19 restrictions, the City continued the food distribution program by distributing food to families, either at the designated site, or direct delivery to a home; depending on the restrictions at the time.
The goals and policies adopted in the City’s 2010 General Plan and included in the 2013-2021 Housing Element are appropriate to carry forward to the 2021-2020 planning period. A list of the goals and policies is included in Chapter 7. The program evaluation is included in this Chapter.
The evaluation included the accomplishments of each program against the objectives established in the 2013-2021 Housing Element, explains any discrepancy in program achievements, and recommends programmatic changes for inclusion in the 2021-2029 Housing Element. The status of each action item and the effectiveness of implementing that item are discussed in Table 6.1.