Agenda packet — Hawaiian Gardens City Council, December 11, 2024 (part 2 of 6)

City of Hawaiian Gardens 2021-2029 Housing Element

4. RESOURCES AND CONSTRAINTS
The City’s Code Enforcement staff provide resources, assist with permit processing, and refers the responsible party to the City’s Beautification Program for financing opportunities.

The City Beautification Program is the City’s housing rehabilitation program and serves to eliminate the appearance of blight, enhance the City of Hawaiian Gardens’ neighborhoods, increase property values, and bring properties into compliance with the Municipal Code. The program provides financial assistance for the cost of exterior and interior improvements. A separate program called the security bar removal program pay for security bars on windows to be removed and replaced as well as the addition of security cameras or other security enhancements.

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

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

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

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

Residential infill projects are handled through the City’s streamlined review and entitlement process. The entire development process from land clearance through construction typically takes between six months to one year to complete, depending on the number of units. This includes the time required for plan check and construction.

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4. RESOURCES AND CONSTRAINTS
Land Use Controls
General Plan Land Use Policy
The City of Hawaiian Gardens has a General Plan and an effective Zoning Ordinance that contains standards pertaining to development and the density of residentially zoned property.

The General Plan land use map and zoning ordinance identify those areas of the City that are to be developed with residential uses, and what standards apply to the different types of residential uses. Such standards are understood as being a necessary tool in an effort to promote and ensure a healthy, compatible, and high-quality living environment. Table 4.1 below lists the General Plan residential land use categories and their respective densities and Figure

4.2 below shows the City’s General Plan land use map.

Table 4.1 General Plan Residential Densities
General Plan Designation Maximum Residential Density1
Very Low Density 4.0 du/ac
Low Density Residential 8.4 du/ac
Medium-Density Residential 17.0 du/ac
Intermediate Density Residential 19.0 du/ac
High Density residential 24.0 du/ac
Mobile Home Park Residential density not specified
1 Zoning standards for R-1 zones (very low density and low density residential) allow 1 du per lot or 2 as a Two-unit project (Zoning Code Section 18.40.025).
.

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4. RESOURCES AND CONSTRAINTS
Figure 4.2 Hawaiian Gardens Land Use Map

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City of Hawaiian Gardens 2021-2029 Housing Element

4. RESOURCES AND CONSTRAINTS
The City’s General Plan Land Use Element indicates residential land use patterns that exist today are a result of development pressures caused by rapid population growth in the mid1900s. Currently, residential land uses make up nearly 60 percent of the City’s total land area.

The City is less than one square mile, with Carson Street and Norwalk Boulevard extending perpendicular through the City and its intersection dividing the City into four quadrants. Each quadrant of the City contains residentially zoned properties that are almost entirely built out with housing. Specially, the southwest quadrant contains duplexes and single-family homes; the southeast quadrants contains duplexes, apartments, town homes, condominiums, and two mobile home parks; the northwest quadrant contains residential uses at various densities (from low density to high density), including two large high-density multi-family complexes; and the northeast quadrant contains very low density residential development (10,000 square foot lots). Given that the City is almost entirely built out, the current land use distribution will continue to reflect historical land use patterns.

The current housing market and availability will continue to drive housing prices up within the City. Although new housing development may meet some of the demand for affordable housing created by low-income households in the area, as a function of economic and market forces, the current density maximums allowed within the City cannot be presumed to accommodate the needed density to allow for homes affordable to lower income residents. While increasing allowable density by a maximum of 20% through the density bonus will encourage the redevelopment of existing properties at a higher density, which would result in additional housing stock affordable to lower income households, the City cannot rely upon developer’s use of the density bonus to achieve these higher densities.

While the City’s land use designations provide for a range of densities and housing types (see Table 4.1 above), the limited amount of vacant land and small lot sizes may constrain the development of new multi-family housing at the densities needed to accommodate lowerincome households and achieve the City’s RHNA.

To address this constraint, this Housing Element includes Programs to rezone commercial properties to Mixed-Use (MU)-1 and MU-2 and an R-1 property with an existing church building to the Religious Institution Housing (RIH) Zone to facilitate the development of more affordable units in the City (Programs 33 and 35). Additionally, Program 27, Zone District Densities Update, is included to establish a minimum and maximum density range of 20 to 30 units per acre for mixed-use projects in the City’s commercial zones. Finally, Program 4, General Plan and Zoning Code Review, requires the City to remove the 1-acre minimum lot size requirement for mixed-use projects from its General Plan.

As later discussed in Section 5.3, the City also anticipates that 78 ADUs will be constructed on lots that are already developed with single-family residential uses, which include parcels designated as very low, low, medium, and intermediate density residential.

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4. RESOURCES AND CONSTRAINTS
Zoning Districts
The City of Hawaiian Gardens Zoning Code includes development standards and requirements for existing and potential development within the residential zone districts.

Residential uses account for 382.65 acres (or approximately 60 percent) of the City’s total land area, which is almost entirely built out with single-family homes, duplexes, town homes, condominiums, apartments, and mobile homes. The City has six residential zoning districts including, R-1:10,000 (single-family estate); R-1 (single-family residential); R-2 (medium density residential); R-3 (intermediate density residential); R-4 (high density residential); and MHP (mobile home park). While the City’s Zoning Code does not specify the allowable density for each zone, the six residential land use designations and densities described above correspond with the six residential zoning districts. For instance, the Medium Density Residential land use designation has a maximum density of 17 du/acre and therefore is the maximum density in the R-2 zoning district.

The R-1 (estate) and R-1 (single family) zones allow for one single-family dwelling unit per lot plus an ADU or up to 2 units per lot in accordance with the City’s provisions for two-unit projects. These two zones combined encompass 48.64 acres (or approximately 12.7 percent) of the City’s residentially zoned land. Parcels in these zones are almost completely built out with single-family homes. As such, opportunities for new housing in these areas are generally limited to construction of ADUs or an additional primary unit in accordance with the City’s provisions for two-unit projects.

There is one vacant parcel (APN 7066-013-913) in the R-1 (single family) zone that was previously designated for redevelopment by the City’s Redevelopment Agency prior to dissolution of redevelopment agencies in California. This parcel is large enough to accommodate lower-income units (0.58 acre) and is included in the Sites Inventory as part of Site 3 (see Table 5.2).

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4. RESOURCES AND CONSTRAINTS
Figure 4.3 Zoning Map
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The R-2 (medium density), R-3 (intermediate density), and R-4 (high density) zones allow for single-family and multi-family uses. These three zones combined encompass 309.48 acres (or approximately 80.8 percent) of the City’s residentially zoned land, with the R-2 zone accounting for the majority of this land (210.81 acres). Parcels in these zones are relatively small (less than 0.5 acre) and are nearly built out with housing. Specifically, single-family homes dominate the R-2 properties and the R-3 and R-4 zones are primarily developed with multi-family housing. Therefore, without redevelopment, opportunities for new housing in these areas are limited to the construction of ADUs.

While the City has experienced an increase in multi-family development in the recent years, given the City’s small lot sizes and limited number of vacant parcels, the City’s development standards for multi-family uses may constrain development at the higher densities needed to provide more affordable housing units.

The City also has an MPH (mobile home park) zone that allows for the development of mobile homes and comprises two properties that total approximately 17 acres along Coyote Creek.

Both of these properties are fully built out and do not have land available for new housing.

Commercially-zoned land in the City accounts for 25% of the City’s total land area and is primarily located along Carson Street and Norwalk Boulevard. The City allows mixed use development (residential and commercial) within the C-2 and C-4 zones subject to a Minor Use Permit. The City’s development standards for mixed-use projects do not include minimum or maximum densities and include the same development standards prescribed for the C-2 and C-4 zone. Additionally, mixed-use developments are required to be on lots more than 1 acre in size, which may constrain development of affordable rental apartments. Several parcels along Carson Street and Norwalk Boulevard have underutilized parking lots and vacant buildings, which make this area conducive for mixed-use development.

Zoning Code Development Standards: Residential Zones
R-1: Single Family Estates and Single Family Residential The City has two R-1 zones, R-1-10,000 for single-family estates, and R-1 for single-family residences. The R-1 zones account for less than 20 percent of the City’s residentially-zoned land and are located in the northern portion of the City (north of Carson Street). Parcels in these zones are relatively small (less than 0.5 acre) and occupied by single-family homes. The City’s residential development standards for single-family homes in the R-1 zones are similar to other jurisdictions with small lot sizes and ensure the development of healthy and compatible residential neighborhoods (see Tables 4.2 and 4.3).

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Table 4.2 R-1-10,000 Single-Family Estate Development Standards Maximum number of units per lot 1 dwelling unit per lot1 Minimum lot size 10,000 square feet
Minimum lot width 50 feet
Minimum lot depth 100 feet
Maximum lot coverage 50%
Setbacks
Front 20 feet
Standard side 10% of lot width, min. of 5 feet and max. of 7 feet Street side of corner lots 10 feet
Within rear 20 feet of
reverse corner lot 20 feet
Rear 15 feet
Through lot 20 feet
Maximum height 2 stories or 30 feet, whichever is less
Minimum floor area 1,700 square feet per dwelling unit
Minimum distance between buildings 8 feet
1Two dwelling units may be permitted on one lot in accordance with Municipal Code Chapter 18.40.025 (Two-unit projects).

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Table 4.3 R-1 Single-Family Residential Development Standards Maximum number of units per lot 1 dwelling unit per lot1 Minimum lot size 6,000 square feet
Minimum lot width 50 feet
Minimum lot depth 100 feet
Maximum lot coverage 50%
Setbacks
Front 20 feet
Standard side 10% of lot width, min. of 5 feet and max. of 7 feet Exception: 3 feet on 25-foot-wide lots allowed
Street side of corner lots 10 feet
Within rear 20 feet of
reverse corner lot 20 feet
Rear 15 feet
Through lot 20 feet
Maximum height 2 stories or 30 feet, whichever is less
Minimum distance between buildings 8 feet
Minimum floor area 1,500 square feet per dwelling unit
1Two dwelling units may be permitted on one lot in accordance with Municipal Code Chapter 18.40.025 (Two-unit projects).

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R-2: Medium Density Residential
The R-2 zone accounts for the majority (55%) of the City’s residentially-zoned land and parcels in this zone are relatively small (less than 0.5 acre) and occupied by single-family homes.

Redevelopment of these properties would be subject to the City’s development standards for the R-2 zone. The R-2 zone allows a maximum density of 17 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 17 units/acre is achievable on a site zoned for R-2, the City applied the development standards prescribed in Section 18.40.030 of the City’s Zoning Code (see Table 4.4 below) to a 0.177-acre site. The 0.177-acre parcel size was used in this analysis because that is the parcel size of highest constraint at a maximum density of 17 units per acre. Based on the maximum density of 17 units/acre on a 0.177-acre lot, a developer could build up to 3 units on the site. While this is not the smallest allowable lot size in this zone, lots smaller than 0.177 acre will be able to accommodate only 2 units, with some additional area that is insufficient to accommodate an entire additional unit. Therefore, lots smaller than 0.177 acre are less constrained than a 0.177 acre lot that can accommodate exactly 3 units.

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Table 4.4 R-2: Medium Density Residential Development Standards Minimum lot area per unit 2,500 square feet
Minimum lot area 3,750 square feet
Minimum lot width 37.5 feet
Minimum lot depth 100 feet
Maximum lot coverage 50%
Setbacks
Front 20 feet
Standard side 10% of lot width, min. of 5 feet and max. of 7 feet Exception: 3 feet on 25-foot-wide lots allowed
Street side of corner lots 10 feet
Within rear 20 feet of
reverse corner lot 20 feet
Rear 10 feet
Through lot (street) 20 feet
Through lot (alley) 10 feet
Maximum height 2 stories or 30 feet, whichever is less
Minimum distance between buildings 8 feet
Minimum floor area per dwelling unit Single room occupancy - 275—450 square feet Single family - 1,500 square feet
Bachelor apartment - 450 square feet
1-Bedroom unit - 750 square feet
2+-Bedroom unit - 950 square feet
Open space for parcels with 2 units or a duplex 130 square feet per unit, consisting of:

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

Common useable open space (tot lots,
recreation areas and facilities, etc.) 350 square feet per unit Private useable open space (patios,
balconies, terraces, etc.)
150 square feet per unit adjacent to unit, with
a minimum dimension of 6 feet
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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. For the purposes of this conservative analysis, the City made the following assumptions:
• The project contains 3 units, each consisting of 2-bedrooms. • Each 2-bedroom unit is 1,000 square feet.
• The required parking would be 6 resident spaces and 3 guest spaces (see Table 4.14). • The resident spaces are required to be in an enclosed garage, with 2 spaces in each enclosed garage that is at least 360 square feet.

Using the development standards and assumptions provided above, the buildable area on the site would be reduced from 0.177 acre to 0.06 acre (see Figure 4.4 below).

Figure 4.4 Buildable Area on R-2 Site1 Standard Side: 100 ft Rear: 77 ft.

Standard Side: 10
0 ft
Open Space
Front 77 ft.

Requirement Setback Area
Front (20 ft.) 77 ft. x 20 ft.=
1,540 sq. ft.

Standard Side
(10% of lot
width, max of
7 ft.)
100 ft. x 7 ft.=
700 sq. ft.

Rear (10 ft.) 77 ft. x 10 ft.=
770 sq. ft.

Open Space Area
500 square
feet per unit
(350 of
common open
space;150 of
private open
space)
350 sq. ft. x 3 = 1,050 sq.
ft. of common open space;
150 sq. ft. x 3 = 450 sq. ft.
of private open space
(added to the total building
area);
Guest Parking
3 units = 3
guest spaces
Can be provided in rear
setback (reduces required
depth dimension in
buildable area from 20’ to
10’); 9’ x 10’ = 90 sq. ft. x 3
= 270 sq. ft.

Net buildable
area: 2,680 sq. ft. or 0.06 acre 1Not to Scale Standard Side: 100 ft City of Hawaiian Gardens 2021-2029 Housing Element

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Using the assumptions provided above, the building would be 3,000 square feet with a total garage space of 1,080 sq. ft. and a total private open space of 450 sq. ft., totaling 4,530 sq. ft.

As previously noted, a developer would have to be able to fit 3 units within 0.06 acre or 2,680 square feet to achieve the maximum density in this development scenario. In this case, the development standards constrain a developer’s ability to fit three, 2 bedroom units requiring a total of 4,530 sq. ft. on 2,680 square feet without exceeding the height requirement of 2 stories or 30 feet. The City defines the height of structures as the measurement between the top of finished grade and the top of the roof-line, with flagpoles, chimneys, and smokestacks to not extend more than 10 feet above the height limit.

Specifically, the front setback, open space, and parking requirements are relatively higher compared to medium to high density residential development standards in other jurisdictions.

For instance, front setbacks are typically 5 to 15 feet, with smaller setbacks required for higher density development. Given that the R-2 zone is a medium density residential zone, the City will revise the front setback requirement in the R-2 zone from 20 feet to 15 feet. Additionally, to further reduce constraints, the City will revise its common open space requirement per unit from 350 sq. ft. to 250 sq. ft., and the private open space requirement per unit from 150 sq. ft. to 100 sq. ft. The City will significantly revise its parking requirements to be determined by unit size (1 space for 1 bedroom; 1.5 spaces for 2 bedrooms; and 2 spaces for 3 bedrooms), with carports permitted in lieu of garages in zones that allow multi-family uses, and guest parking requirements to be reduced to 1 space for every 3 units. The City will permit resident and guest parking to be available in the rear setback area and side setback areas so long as the side setback area is not along a street frontage. Finally, the minimum lot area per unit requirement is another way the City can establish the permitted density. The City will remove the minimum lot area per unit requirement because it is more restrictive than the density range established for the R-2 zone. All development standard revisions are included as part of Program 4, General Plan and Zoning Code Review.

With the parking requirement revisions, the total building area would be reduced from 4,530 sq. ft. to 3,450 sq. ft. With the private open space revisions, the total building area would be further reduced to 3,300 sq. ft. With the front setback revision and common open space requirement revision, the net buildable area would be increased from 0.06 acre to 0.07 acre (see Table 4.5 below).

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Table 4.5 R-2 Revised Development Standards
Requirement Setback Area
Front (15 ft.) 77 ft. x 15 ft. = 1,155 sq. ft.

Standard Side (10% of lot width, 7 ft. max) 100 ft. x 7 ft. = 700 sq. ft.

Rear (10 ft.) 77 ft. x 10 ft. = 770 sq. ft.

Open Space Area
350 sq. ft. per unit (250 sq. ft. of common open
space and 100 sq. ft. of private open space)
250 sq. ft. x 3 units = 750 sq. ft. of common open
space (300 sq. ft. of private open space
requirement added to total building area)
Parking

1.5 resident spaces for 2 bedroom (can be a
carport); can be provided in rear setback
5 resident spaces;
Can be provided in rear setback (reduces
required depth dimension in buildable area from
20’ to 10’); 9’ x 10’ = 90 sq. ft. x 5 = 450 sq. ft.
1 guest space for every 3 units; can be provided
in rear setback
1 guest space;
Can be provided in rear setback (reduces
required depth dimension in buildable area from
20’ to 10’); 9’ x 10’ = 90 sq. ft. x 1 = 90 sq. ft.

Net Buildable Area 3,095 sq. ft. or 0.07 acre
Using the revised development standards and project assumptions, a developer would have to be able to fit 3 units requiring a total building area of 3,300 sq. ft. within 0.07 acre or 3,095 square feet to achieve the maximum density in this development scenario. In a site planning scenario where there is one building, and assuming that each floor is 1,650 square feet, a developer could realistically fit 3 units requiring a total of 3,300 sq. ft. within a two-story building without exceeding the height requirement (2 stories or 30 feet).

R-3: Intermediate Density Residential
The R-3 zone contains a range of parcel sizes, including many parcels that are 0.5 acre and are occupied with single-family homes and apartment buildings. Redevelopment of these properties would be subject to the City’s development standards for the R-3 zone. The R-3 zone allows a maximum density of 19 units/acre.

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Table 4.6 R-3: Intermediate Density Residential Development Minimum lot area per unit 2,300 square feet
Minimum lot size 7,500 square feet
Minimum lot width 50 feet
Minimum lot depth 100 feet
Maximum lot coverage 65%
Setbacks
Front 20 feet
Standard side 10% of lot area, min. of 5 feet and a max. of 7 feet Street side of corner lots 10 feet
Within rear 20 feet of reverse corner lot 20 feet
Rear 15 feet
Through lot 20 feet
Maximum height 3 stories or 35 feet, whichever is less
Minimum distance between buildings 8 feet
Minimum floor area per dwelling unit
Single room occupancy 275—450 square feet
Single family 1,500 square feet
Efficiency apartment 450 square feet
1-Bedroom unit 750 square feet
2+-Bedroom unit 950 square feet
Open space for multi-family projects, apartments,
condominiums, and condominium conversions 500 square feet per unit, consisting of:

Common useable open space (tot lots,
recreation areas and facilities, etc.) 350 square feet per unit Private useable open space (patios, balconies,
terraces, etc.)
150 square feet per unit adjacent to unit, with a
minimum dimension of 6 feet
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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. For the purposes of this conservative analysis, the City made the following assumptions:
• The project contains 4 units, each consisting of 2-bedrooms. • Each 2-bedroom unit is 1,000 square feet.
• The required parking would be 8 resident spaces and 3 guest spaces (see Table 4.14). • The resident spaces are required to be in an enclosed garage, with 2 spaces in each enclosed garage that is at least 360 square feet.

Using the development standards and assumptions provided above, the buildable area on the site would be reduced from 0.21 acre to 0.06 acre (see Figure 4.5 below).

Figure 4.5 Buildable Area on R-3 Site1 Standard Side: 100 ft Rear: 91.5 ft.

Standard Side: 100 ft
Open Space
Front 91.5 ft.

Requirement Setback Area
Front (20 ft.) 91.5 ft. x 20 ft.=
1,830 sq. ft.

Standard Side
(10% of lot
width, max of
7 ft.)
100 ft. x 7 ft.=
700 sq. ft.

Rear (15 ft.) 91.5 ft. x 15 ft.=
1,373 sq. ft.

Open Space Area
500 square
feet per unit
(350 of
common open
space;150 of
private open
space)
350 sq. ft. x 4= 1,400 sq.
ft. of common open space;
150 sq. ft. x 4 = 600 sq. ft.
of private open space
(added to the total building
area);
Guest Parking
4 units = 3
guest spaces
Can be provided in rear
setback (reduces required
depth dimension in
buildable area from 20’ to
10’); 9’ x 10’ = 90 sq. ft. x 3
= 270 sq. ft.

Net buildable
area: 2,875 sq. ft. or 0.06 acre
1Not to Scale
Standard Side: 100 ft
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Using the assumptions provided above, the building would be 4,000 square feet with a total garage space of 1,440 sq. ft. and a total private open space of 600 sq. ft., totaling 6,040 sq. ft.

As previously noted, a developer would have to be able to fit 4 units within 0.06 acre or 2,875 square feet to achieve the maximum density in this development scenario. In this case, a developer could realistically fit 4 units requiring a total building area of 6,040 sq. ft. within one, 3 story building that has a ground floor footprint of 2,200 square feet. without exceeding the height requirement of 3 stories or 35 feet.

While maximum densities are feasible within the R-3 zone under current development standards, as previously discussed with regards to the R-2 zone, the front setback, open space, and parking requirements are relatively higher in the City compared to medium to high density residential development standards in other jurisdictions. For instance, front setbacks are typically 5 to 15 feet, with smaller setbacks required for higher density development. Given that the R-3 zone is an intermediate density residential zone, the City will revise the front setback requirement in the R-3 zone from 20 feet to 10 feet. The City will also revise the rear setback requirement in the R-3 zone from 15 feet to 10 feet.

Additionally, the City will revise its common and private open space requirements per unit to be consistent with the changes made for open space requirements in the R-2 zone for multi-family housing. The City will significantly revise its parking requirements to be determined by unit size (1 space for 1 bedroom; 1.5 spaces for 2 bedrooms; and 2 spaces for 3 bedrooms), with carports permitted in lieu of garages in zones that allow multi-family uses, and guest parking requirements to be reduced to 1 space for every 3 units. The City will permit resident and guest parking to be available in the rear setback area and side setback areas so long as the side setback area is not along a street frontage. Additionally, the City will remove the minimum lot area per unit requirement it is more restrictive than the density range established for the R-3 zone. All development standard revisions are included as part of Program 4, General Plan and Zoning Code Review. These revisions will decrease the building area required as part of the residential buildings (e.g., permitting carports in lieu of garages, reducing the private open space requirement), and increase the net buildable area on the lot (e.g., reducing setback requirements and common open space requirements), both of which will result in more flexibility for a developer during the site design process and encourage developers to achieve the maximum density in the R-3 zone.

R-4: High Density Residential
The R-4 zone contains a range of parcel sizes, including many parcels that are at least 0.5 acre and are mostly occupied with apartment and condo buildings. Redevelopment of these properties would be subject to the City’s development standards for the R-4 zone. The R-4 zone allows a maximum density of 24 units/acre.

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Code (see Table 4.7 below) to a 0.21-acre site. The 0.21-acre parcel size was used in this analysis because that is the parcel size of highest constraint at a maximum density of 24 units per acre. Based on the maximum density of 24 units/acre on a 0.21-acre lot, a developer could build up to 5 units on the site.

Table 4.7 R-4: High Density Residential Development Standards Minimum lot area per unit 1,850 square feet
Minimum lot size 7,500 square feet
Minimum lot width 50 feet
Minimum lot depth 100 feet
Maximum lot coverage 65%
Setbacks
Front 20 feet
Standard side 10% of lot width, minimum of 5 feet
Street side of corner lots 10 feet
Within rear 20 feet of reverse corner lot 20 feet
Rear 15 feet
Through lot 20 feet
Maximum height 3 stories or 35 feet, whichever is less
Minimum distance between buildings 8 feet
Minimum floor area per dwelling unit
Single room occupancy 220—450 square feet
Single family 1,500 square feet
Efficiency apartment 450 square feet
1-Bedroom unit 750 square feet
2+-Bedroom unit 950 square feet
Open space for multi-family projects, apartments,
condominiums, and condominium conversions 500 square feet per unit, consisting of:

Common useable open space (tot lots, recreation
areas and facilities, etc.) 350 square feet per unit
Private useable open space (patios, balconies,
terraces, etc.)
150 square feet per unit adjacent to unit, with a
minimum dimension of 6 feet
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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. For the purposes of this conservative analysis, the City made the following assumptions:
• The project contains 5 units, each consisting of 2-bedrooms. • Each 2-bedroom unit is 1,000 square feet.
• The required parking would be 10 resident spaces and 4 guest spaces (see Table 4.14). • The resident spaces are required to be in an enclosed garage, with 2 spaces in each enclosed garage that is at least 360 square feet.

Using the development standards and assumptions provided above, the buildable area on the site would be reduced from 0.21 acre to 0.05 acre (see Figure 4.6 below).

Figure 4.6 Buildable Area on R-4 Site1
Rear: 91.5 ft.

Standard Side: 100 ft
Open Space
Front 91.5 ft.

Requirement Setback Area
Front (20 ft.) 91.5 ft. x 20 ft.=
1,830 sq. ft.

Standard Side
(10% of lot
width, max of
7 ft.)
100 ft. x 7 ft.=
700 sq. ft.

Rear (15 ft.) 91.5 ft. x 15 ft.=
1,373 sq. ft.

Open Space Area
500 square
feet per unit
(350 of
common open
space;150 of
private open
space)
350 sq. ft. x 5= 1,750 sq.
ft. of common open space;
150 sq. ft. x 5 = 750 sq. ft.
of private open space
(added to the total building
area);
Guest Parking
5 units = 4
guest spaces
Can be provided in rear
setback (reduces required
depth dimension in
buildable area from 20’ to
10’); 9’ x 10’ = 90 sq. ft. x 5
= 450 sq. ft.

Net buildable
area: 2,347 sq. ft. or 0.05 acre
1Not to Scale
Standard Side: 100 ft
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Using the assumptions provided above, the building would be 5,000 square feet with a total garage space of 1,800 sq. ft. and a total private open space of 750 sq. ft., totaling 7,550 sq. ft.

As previously noted, a developer would have to be able to fit 5 units within 0.05 acre or 2,347 square feet to achieve the maximum density in this development scenario. In this case, the development standards constrain a developer’s ability to fit five, 2 bedroom units requiring a total of 7,550 sq. ft. on 2,347 square feet without exceeding the height requirement of 3 stories or 35 feet. In other words, the developer would need over 2,500 square feet to accommodate the required building area for 5 units under the City’s existing R-4 development standards, which is not possible within a net buildable area of 2,347 square feet.

As previously discussed, the front setback, open space, and parking requirements are relatively higher in the City compared to medium to high density residential development standards in other jurisdictions. For instance, front setbacks are typically 5 to 15 feet, with smaller setbacks required for higher density development. Given that the R-4 zone is a high density residential zone, the City will revise the front setback requirement in the R-4 zone from 20 feet to 5 feet. The City will also revise the rear setback requirement in the R-4 zone from 15 feet to 5 feet and its standard side setback requirement to 5 feet.

Additionally, the City will revise its common open space requirement per unit to be consistent with the changes made for open space requirements in the R-2 zone for multi-family housing.

The City will significantly revise its parking requirements to be determined by unit size (1 space for 1 bedroom; 1.5 spaces for 2 bedrooms; and 2 spaces for 3 bedrooms), with carports permitted in lieu of garages in zones that allow multi-family uses, and guest parking requirements to be reduced to 1 space for every 3 units. The City will permit resident and guest parking to be available in the rear setback area and side setback areas so long as the side setback area is not along a street frontage. Additionally, the City will remove the minimum lot area per unit requirement it is more restrictive than the density range established for the R-4 zone.

With the parking requirement revisions, the total building area would be reduced from 7,550 sq. ft. to 5,750 sq. ft. With the private open space revisions, the total building area would be further reduced to 5,500 sq. ft. With the setback revisions and common open space requirement revision, the net buildable area would be increased from 0.05 acre to 0.10 acre (see Table 4.8 below).

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Table 4.8 R-4 Revised Development Standards
Requirement Setback Area
Front (5 ft.) 91.5 ft. x 5 ft. = 457.5 sq. ft.

Standard Side (5 ft.) 100 ft. x 5 ft. = 500 sq. ft.

Rear (5 ft.) 91.5 ft. x 5 ft. = 457.5 sq. ft.

Open Space Area
350 sq. ft. per unit (250 sq. ft. of common open
space and 100 sq. ft. of private open space)
250 sq. ft. x 5 units = 1,250 sq. ft. of common
open space (500 sq. ft. of private open space
requirement added to total building area)
Parking1

1.5 resident spaces for 2 bedroom (can be a
carport); can be provided in rear setback
8 resident spaces;
Can be provided in rear setback (reduces
required depth dimension in buildable area from
20’ to 15’); 9’ x 15’ = 135 sq. ft. x 8 = 1,080 sq. ft.; 1 guest space for every 3 units; can be provided
in rear setback
3 guest spaces;
Can be provided in side setback (reduces
required depth dimension in buildable area from
20’ to 15’); 9’ x 15’ = 135 sq. ft. x 3 = 405 sq. ft.

Net Buildable Area 4,498 sq. ft. or 0.10 acre
1 Up to 10 parking spaces can be provided in the rear setback with a rear setback length of 91.5 feet.

Using the revised development standards and project assumptions, a developer would have to be able to fit 5 units requiring a building area of 5,500 sq. ft. within 0.10 acre or 4,498 square feet to achieve the maximum density in this development scenario. In a site planning scenario where there is one, 3-story building, and assuming that each floor is 2,000 square feet, a developer could realistically fit 5 units requiring a total of 5,500 sq. ft. within a 3-story building without exceeding the height requirement (3 stories or 35 feet).

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MPH: Mobile Home Park
The MHP (mobile home park) zone accounts for approximately 4 percent of the City’s residentially zoned land and is located within two properties adjacent to the eastern border of the City. Both properties are fully built out with mobile homes. The City’s residential development standards for mobile homes in the MPH zone are similar to other jurisdictions with mobile park areas and ensure the development of healthy and compatible mobile park communities (see Tables 4.9 and 4.10).

Table 4.9 Mobile Home Park Development Standards
Minimum lot size for mobile home park 2.5 acres
Minimum lot width of mobile home park 100 feet
Minimum lot depth of mobile home park 100 feet
Maximum lot coverage of mobile home
park 65%
Setbacks
Front (from exterior streets) 20 feet
Standard side (from property lot lines) 5 feet
Street side of corner lots 10 feet
Within rear 20 feet of reverse corner lot 20 feet
Rear (from property lot lines) 10 feet
Through lot 20 feet
Open space 50 square feet/unit of common open space
Table 4.10 Individual Mobile Home Lot/Space Standards
Minimum lot size of mobile home lot 2,100 square feet
Max. height of mobile home or accessory
structure 1 story or 15 feet, whichever is less
Minimum distance between mobile homes 10 feet side to side The area between mobile homes may be
used as landscaped areas, parking, and
private open space but shall not
accommodate accessory structures.
8 feet side to rear
6 feet rear to rear
10 feet between each building other than a mobile
home accessory structure
Open space 80 square feet/unit of private open space
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Zoning Code Development Standards: Commercial Zones
The C-2 (Downtown Commercial) zone consists of 40 parcels located along Norwalk Boulevard between Tilbury Street and 214th Street and are built out with commercial uses. The C-4 (General Commercial) zone consists of 243 parcels located along Norwalk Boulevard and Carson Street.

The C-2 and C-4 zones allow for mixed-use development (residential and commercial) with a Minor Use Permit. Mixed-use development within the C-2 and C-4 zones must comply with the development standards set forth in the Section 18.70.100 (Mixed-Use Projects) and either Section 18.60.010 (C-2 -Downtown Commercial Zone) or Section 18.60.020 (C-4 -General Commercial Zone) of the City’s Zoning Code. Additionally, the City’s General Plan indicates that mixed-use development is allowed in the commercial zones on a minimum lot size of 1 acre.

In accordance with Section 18.70.100 (Mixed-Use Projects), the following development standards apply:
• Nonresidential uses are required on the ground floor; • The ground floor street frontage of mixed-use structures must be a minimum depth of 25 feet.
• The R-4 open space standards apply (refer to Table 4.7); • The common open space areas shall be separated from nonresidential uses on the site; however, the sharing of common open space may be allowed by the review authority when it is clear that the open space will provide direct benefit to project residents.

Common open space areas may be provided on rooftops for use by project residents; • Parking facilities shall be physically separated for nonresidential uses and residential uses, except for residential guest parking. Separate parking areas shall be provided for nonresidential and residential uses with separate vehicle entrances; • Loading areas for nonresidential uses shall be located as far away as possible from residential uses and shall be completely screened from view from the residential portion of the project and public rights-of-way. Loading areas shall be compatible in architectural design and details with the overall project; • Separate site access driveways shall be provided, whenever possible, for nonresidential and residential uses. Site access driveways shall incorporate distinctive architectural elements, landscape features, and signs to help differentiate access to nonresidential parking areas from access to residential parking areas; and • Mixed-use projects shall locate loading areas, parking lots, driveways, trash enclosures, mechanical equipment, and other noise sources away from the residential portion of the development to the greatest extent feasible.

The development standards prescribed for the C-2 zone and C-4 zone also apply to mixed-use projects in the C-2 zone and C-4, and are provided in Tables 11 and 12 below.

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Table 4.11 C-2: Downtown Commercial Zone
Minimum lot size 5,000 square feet
Minimum lot width 50 feet
Minimum lot depth 100 feet
Maximum lot coverage- parking provided
on-site 70%
Maximum lot coverage- parking provided
off-site 100%
Setbacks
Front None required
Side None required
Side abutting a residential zone 1 foot for each foot the bldg. exceeds 30 feet in height
Rear None required
Rear if lot abuts a residential zone 1 foot for each foot the bldg. exceeds 30 feet in height
Maximum height 45 feet
Minimum distance between buildings 10 feet
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Table 4.12 C-4: General Commercial Zone
Minimum lot size 10,000 square feet
Minimum lot width 100 feet
Minimum lot depth 100 feet
Maximum lot coverage 70%
Setbacks
Front None required
Except where permitted driveways enter front wall
of building
That portion of wall shall be located not less than
20 feet from front lot line
Side None required
Except where permitted driveways enter side
wall of building
That portion of wall shall be located not less than
20 feet from side lot line
Rear None required
If lot abuts a residential zone 1 foot for each foot the bldg. exceeds 30 feet in height
Maximum height 45 feet
Minimum distance between buildings 10 feet
Currently, there is no mixed-use development in the City, which suggests that the current development standards prescribed for mixed-use development may be a constraint to housing.

For instance, many of the City’s commercial parcels are less than 1 acre and therefore are not eligible for mixed-use projects. Additionally, the development standards prescribed for mixeduse projects do not specify development standards typically prescribed for residential uses, such as minimum or maximum densities or minimum unit sizes. Without these residential development standards, developers are unsure of how many units or the mix of units that can be constructed as part of the mixed-use development.

Promoting mixed-use development in the City requires clear development standards that can be easily understood by developers. As part of Program 27, the City will revise its mixed-use development standards to establish minimum and maximum densities and revise the development standards that apply to residential uses within the commercial zones to ensure maximum densities can be achieved. Additionally, as part of Program 33, the City will adopt objective design standards for the new Mixed-Use zones that will also apply to mixed-use projects within the commercial zones to help ensure the approval of mixed-use projects while facilitating high quality development in the City’s commercial areas. Finally, as part of Program 4, the City will remove the 1 acre minimum lot size requirement for mixed-use projects from its General Plan.

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Residential Parking Requirements
The intent of the City’s parking requirements is to ensure that all land uses provide adequate off-street parking facilities to promote safe circulation on public rights-of-way. Table 4.13below identifies the off-street residential parking requirements for each residential use in the City.

Table 4.13 Off-Street Residential Parking Requirements
Use Required Parking

1. Single-family residences and two dwelling
unit multi-family residential
2 spaces in an enclosed garage1; 5 or more bedrooms shall require the provision of a third parking space in an enclosed garage. For lots 25 feet in width or less 1 space in an enclosed garage is required.

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

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

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

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

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

5. Mobile home park 2 spaces/mobile home plus 1 guest space/4 mobile homes.

6. Convalescent/congregate care facility 0.5 space/room plus 1 space/employee.

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

8. Accessory dwelling unit (ADU)
Attached and Detached ADU 1 space/unit, except for exceptions in subsection 18.90.080.F.12.c.

Converted ADU No parking required.

Junior ADU No parking required.

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

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. 1 The garage shall have inside dimensions of at least 12 feet by 20 feet for one car and 18 feet by 20 feet for two cars. The depth of tandem parking spaces shall be at least 36 feet. The minimum garage door width for a two-car garage shall be 16 feet.

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Handicap-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 4.14 Handicap-Accessible Parking Spaces
Total Parking Spaces in the Lot Number of Handicap-Accessible Parking Spaces
1 to 25 1
26 to 50 2
51 to 75 3
76 to 100 4
101 to 150 5
151 to 200 6
201 to 300 7
301 to 400 8
401 to 500 9
501 to 1,000 2% of total
Over 1,000 20 plus 1 space per 100 above 1,000
The City’s parking requirements for multi-family residential uses requires at least 2 enclosed 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. 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 4.7 below), City residents have adequate access to public transportation and 2 parking spaces per unit may not be required per State law.

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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.

Developers are able to reduce their building cost and provide more affordable housing when they are able to maximize the number of units. Therefore, high parking requirements that reduce the amount of buildable area represent a constraint on affordable housing production in the City. Specifically, requiring garages and prohibiting carports in multi-family developments can significantly reduce the number of feasible units and constrain affordable housing production in the City. Additionally, given the small lot sizes available to accommodate multifamily 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.

Summary of Constraints
Overall, the main constraints on multi-family housing supply and cost are small lot sizes, permitted densities, development standards that may constrain development of maximum densities in the multi-family residential zones, confusing mixed-use development standards, and high 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, General Plan and Zoning Code Review, amends the General Plan to remove the 1 acre minimum requirement for mixed-use projects and amends the Zoning Code to, remove the minimum lot area per unit. amend the front setback requirement and open space requirements for the R-2, R-3, and R-4 zones, amend the rear setback requirement in the R-3 and R-4 zones, amend the side setback requirement in the R-4 zone, and amend 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 carports permitted in lieu of garages in zones that allow multi-family uses;
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• Program 27, Zone District Densities Update, establishes a minimum density of 20 units per acre and a maximum density of 30 units per acre in the C-2 and C-4 zones 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 Zones, establishes two new Mixed-Use zones (MU 1 and MU2) and objective development standards and design guidelines for mixed-use development in the City.
• Program 35, Religious Institution Housing Zone, establishes the Religious Institution Housing (RIH) Zone to allow affordable housing development on church properties.

Figure 4.7 Proximity to Transit
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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 is 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 Section 18.100.090), 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.

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Tables 4.15 and 4.16 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.

Table 4.15 Residential Uses Permitted in Residential Zones Single Family Estate
and Single Family
Residential
Medium and
Intermediate
Density
Residential
High
Density
Residential
Mobile
home
Park
Land Use R-1:10,000 and R-1 R-2 and R-3 R-4 MHP
Residential Uses
Accessory dwelling unit, subject to § 18.90.080 P P P X Accessory structures (excluding garages) under 400 sq. ft. P P P P Accessory structures (excluding garages) over 400 sq. ft. X X X X Affordable housing P P P X
Apartment (multi-family rental units) X P P X
Bed and breakfast inns C C C X
Boarding house M M M X
Clustered development X C C X
Community care facility, small (6 or fewer) M M M X
Community care facility, large (7 to 14) X C C X
Condominium (residential) X C C X
Convents/monastery X C C X
Duplex or two-family dwelling X P P X
Employee housing P P P X
Employee quarters (manager, caretaker, or proprietor) X P P P City of Hawaiian Gardens 2021-2029 Housing Element

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Single Family Estate
and Single Family
Residential
Medium and
Intermediate
Density
Residential
High
Density
Residential
Mobile
home
Park
Land Use R-1:10,000 and R-1 R-2 and R-3 R-4 MHP
Factory-built housing P P P X
Granny flat M M M X
Guest house M M M X
Guest room P P P X
Licensed group homes P P P X
Lodging houses M M M X
Manufactured housing P P P X
Mobile home X X X C
Mobile home park X X X C
Planned development X C C X
Rooming houses M M M X
Senior housing X C C X
Single family residential P P P X
Single room occupancy* X P P X
Supportive housing P P P X
Transitional housing P P P X
Youth hostels X C C X
*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.

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Table 4.5 Residential Uses Permitted in Non-Residential Zones Downtown
Commercial
General
Commercial
Light
Industrial
Public
Facilities
Land Use C-2 C-4 M-1 PF
Residential Uses
Accessory dwelling unit X X X X
Apartment (multi-family rental units) X X X X
Bed and breakfast inns X C X X
Boarding house X C X X
Condominium (residential) X X X X
Convents/monastery X C X X
Duplex or two-family dwelling X X X X
Employee quarters (manager, caretaker, or proprietor) X P P X Factory-built housing X X X X
Group home X X X X
Lodging houses X X X X
Manufactured housing X X X X
Mobile home X X X C
Mobile home park* X X X X
Multi-family housing X X X X
Rooming houses X X X X
Second unit X X X X
Senior housing X X X X
Single family unit X X X X
Single room occupancy** X P P X
Townhouses/townhome X X X X
Youth hostels X X X X
* 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

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As previously discussed in Section 3.2, 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 4.8 below illustrates the administrative approval process.

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Figure 4.8 Administrative Approval Process
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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 4.15, 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.

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B. Recommendation and decision. Permit processing and approval of a conditional use permit shall follow the procedures shown in Figure 4.5. 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.

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 4.9 below illustrates the Conditional Use Permit Process.

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Figure 4.9 Conditional Use Permit Process
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The process for a Conditional Use Permit, application through one Planning Commission hearing takes approximately three months. This time frame has not posed as a constraint on the development of affordable housing.

The City is including a new Program 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 4.17 below identifies the typical processing time most common in the entitlement process.

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Table 4.17 Timelines for Permit Procedures
Type of Approval or Permit Typical Processing Time
Ministerial Review 2 weeks
Conditional Use Permit 3 months
Zone Change 3 – 6 months
General Plan Amendment 3-6 months
Site Plan Review 2 weeks
Architectural/Design Review 3 months
Tract Maps 3 months
Parcel Maps 3 months
Initial Environmental Study 1 month
Environmental Impact Report 3-6 months
Other 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, General Plan and Zoning Code Review, which requires the City to 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

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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

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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 2.26, 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.

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Figure 2.26 Major Transit Stops (Repeated)
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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.

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.

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.

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:

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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 in subsection C. additional incentives of this section, except that a condominium conversion (under subsection 2.e.) is allowed a 25 percent density bonus.

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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.
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 City of Hawaiian Gardens 2021-2029 Housing Element

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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.

5. The City may grant other regulatory incentives or concessions proposed by the developer, which would result in identifiable cost reductions to the project.

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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.

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.

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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.

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 City of Hawaiian Gardens 2021-2029 Housing Element

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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.

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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, Density Bonus Program, which contributes to land cost reductions. Additionally, this Housing Element includes programs such as Program 26, Single Room Occupancy and Program 4, General Plan and 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 creating clear development standards for mixed-use projects that are separate from commercial development standards (Program 33); 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.

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 City of Hawaiian Gardens 2021-2029 Housing Element

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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 expansion of school facilities that are necessary to accommodate increased student enrollment due to new residential development In 2020, the District adopted the City of Hawaiian Gardens 2021-2029 Housing Element

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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 4.18 below.

Table 4.18 Permit Fees
Service Costs
Subsidies
A. Description of Service Full Cost Resident(3)
25% Reduction
Senior
(4)
50% Reduction
Abandonment of Easement $561 -- --
Abatement Procedure,(2)Plus abatement remedies, warrants, and judgment costs
$617 -- --
Administrative Appeal $442 $332 $221
Administrative Hearing $442 $332 $221
Administrative Review (Conduct at staff level) $248 $186 $124 Amendment of Discretionary Permits $1,067 $800 $534
Annual Inspection $107 -- --
Annual Reinspection $62 -- --
Background Check Actual Cost -- --
Call for Review $442 $332 $221
Categorical Exemption $107 -- --
Change of Address $211 (e) -- --
Conditional Use Permit $2,126 $1,595 $1,063
Density Bonus $3,113 -- --
Design Review to Planning Commission
(e) $771 $578 $385
Discretionary Appeal $1,155 $566 $578
Document Review $317 -- --
Encroachment Permit (Public Right-of-Way in Residential Areas) (e) $317 $238 $158
Encroachment Permit (Trash Bins Only) $107 $80 $54
Expedited Permits & Reports,
(e)
50% of the original ministerial
permit or report cost
Costs Vary -- --
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Service Costs
Subsidies
A. Description of Service Full Cost Resident(3)
25% Reduction
Senior
(4)
50% Reduction
Film Permit
,(2)
Plus charges from Fire and Sheriff's Departments;
may require deposit
$580 -- --
Final Parcel Map,(2)
Plus Subdivision Map Act and LA County
Public Work fees
$1,963 -- --
Final Tract Map,(2)
Plus Subdivision Map Act and LA County
Public Work fees
$1,963 -- --
Fish and Game Filing Fee: Environmental Impact Report (EIR) (5) $2,606.75 -- -- Fish and Game Filing Fee: Negative Declaration (ND) and Mitigated Negative
Declaration (MND)
(5) $1,876.75 -- --
General Plan Amendment $4,767 -- --
Growth Capital Fee
4% of
Building
Valuation
Home Occupation Permit $186 $140 $93
Impound Storage Fees (per day) $220 -- --
Inspection Warrant Actual Cost -- --
Landscape Reviews over 3,000 sq. ft. $987 -- --
Landscape Reviews up to 1,000 sq. ft. $247 $185 $124
Landscape Reviews up to 3,000 sq. ft. $493 -- --
Lien Recording or Lien Removal $194 -- --
Lot Line Adjustment (2)
Plus Subdivision Map Act and LA County
Public Work fees
$1,397 -- --
Massage Permit (Operators) (d)$1,768 (e)
Massage Permit Annual Renewal (e) $665
Massage Permit Appeal / Administrative Hearing
(d)
$2,061 (e)
Master Sign Program $2,126 -- --
Minor Exception $655 $491 $328
Minor Use Permit $655 $491 $328
Mitigation Monitoring Program, (2) Plus ongoing observation fee $1,060 -- -- Modification of Non-Discretionary Permit $160 -- --
Negative Declaration (2)
Prepared in-house, plus other necessary
studies and analyses
$1,913 -- --
Notice of Substandard Violation, (2) Plus County Recording fee $538 -- -- City of Hawaiian Gardens 2021-2029 Housing Element

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Service Costs
Subsidies
A. Description of Service Full Cost Resident(3)
25% Reduction
Senior
(4)
50% Reduction
Parcel Map Waiver/Certificate of Compliance,
(2)
Plus Subdivision
Map Act and LA
County Public Work fees
$1,397 -- --
Permit Extension for Discretionary Permit $1,030 -- --
Permit Extension for Non-Discretionary Permit $125 -- -- Planned Development $2,767 -- --
Plot Plan Reviews over 10,000 sq. ft. Actual Cost -- -- Plot Plan Reviews under 2,000 sq. ft. $371 $278 $186
Plot Plan Reviews up to 10,000 sq. ft. $1,060 -- --
Plot Plan Reviews up to 5,000 sq. ft. $567 -- --
Property Presale Records Report (Condominiums)(e) $174 $131 $87 Property Presale Records Report (Single Family Residence) $265 $199 $133 Property Presale Records Report (Multi Family Residence) (e) $335 $251 $168 Rental Inspection $88 $66 $44
Resubmissions, 25% of the original permit costs for each successive re-submittal after the third submittal(e) Costs Vary -- -- Revocation of Discretionary Permit $567 -- --
Sewer Reconstruction
$0.15 per
gallon per
day of
additional
peak flow
Sign Permit Review (Wall, Pole, and Monument) $125 -- -- Sign Permit Review (Counter Review and Approval)
(c) $76 -- --
Site Inspection $88 $66 $44
Small Project Counter Approval (Fences, Patios, Tenant
Improvements) (e)
Subject to discretionary review (2)
Free -- --
Special Use Permit (Business Regulation Permit) (2) Plus background check $1,633 $1,225 $817
Specific Plan $2,767 -- --
Storm Water Inspection Fee $79 -- --
Storm Water Plan Check Actual Cost -- --
Temporary Sign Permit (Banners)(a) $25 -- --
Temporary Use Permit $107 -- --
Tentative Parcel Map (2)
Plus Subdivision Map Act and LA County
Public Work fees
$3,288 -- --
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Service Costs
Subsidies
A. Description of Service Full Cost Resident(3)
25% Reduction
Senior
(4)
50% Reduction
Tentative Tract Map (2)
Plus Subdivision Map Act and LA County
Public Work fees
$3,288 -- --
Tobacco Retailer’s Permit $246(b)
Variance $1,986 $1,490 $993
Zoning Conformity Report or Rebuild Letter (Commercial) $318 -- -- Zoning Conformity Report or Rebuild Letter (Residential)(e) $233 $175 $116 Zoning Map Change $3,267 -- --
Zoning Ordinance Amendment (2)
Plus Environmental Review $4,267 -- --
Temporary Use Permit $107 -- --
Tentative Parcel Map (2)
Plus Subdivision Map Act and LA County
Public Work fees
$3,288 -- --
Tentative Tract Map (2)
Plus Subdivision Map Act and LA County
Public Work fees
$3,288 -- --
Tobacco Retailer’s Permit $246 (b)
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
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Table 4.19 below identifies the City’s fees, including the ABC Unified School District.

Table 4. 19 Residential Development Fees
Proportion of Fee in Overall Development Cost for a Typical Residential Development Development Cost for a typical unit Single-Family Multifamily Total City estimated fees per unit $11,375.28 $6,665.12 ABC Unified School District Fee $9,349.00 $8,559.00
Total fees per unit $20,724.28 $15,224.12
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.

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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

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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 4.10 through 4.12 below show the City in relation to the fault locations, liquefaction zones, and dam inundation areas.

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Figure 4.10 Seismic Hazards
Source: Hawaiian Gardens General Plan, Exhibit 6-2: Seismic Hazards Exhibit City of Hawaiian Gardens 2021-2029 Housing Element

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Figure 4.11 Liquefaction Zone
Source: Hawaiian Gardens General Plan, Exhibit 6-3: Liquefaction City of Hawaiian Gardens 2021-2029 Housing Element

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Figure 4.12 Dam Inundation Areas
Source: Hawaiian Gardens General Plan, Exhibit 6-5: Dam Inundation City of Hawaiian Gardens 2021-2029 Housing Element

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Wildfire
The City does not contain any fire hazard severity zones (FHSZ) as identified by CAL FIRE (see Figure 4.12 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.

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Figure 4.13 Fire Hazard Severity Zone Map
Source: CAL FIRE, Fire Hazard Severity Zones Viewer
Infrastructure 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 under construction. • 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 was completed in 2023.

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• ATP Cycle 6 grants- An application for funding ($370k) for preparing the City’s Bicycle Maser Plan was submitted in June 2022. The plan will be completed by June 2025. • HSIP Cycle 12 grants – The City is preparing the application (to be submitted by September 9, 2024) 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 2026.
• The Street Reconstruction Project (FY 22-23) is expected to be constructed by December 2024.
• The Street Reconstruction Project (FY 23-24) is expected to be constructed by June 2025.
• The Street Reconstruction Project (FY 24-25) 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 be finalized in March 2025. Construction is expected to be completed by August 2025.
• Phase II of the Carson Street Beautification project includes upgrades to sidewalks, driveways, and curbs and gutters for ADA accessibility. New wayfinding signs, bus shelters, landscaping, hardscaping, pedestrian lighting, and asphalt grind and overlay is also included. The boundaries of the Carson Street project are from Norwalk Boulevard to Bloomfield Avenue. The project is under construction and will be completed in 2025. • The play structure at Pioneer Park was replaced in 2024. • Several improvements are finished or planned for the City’s community center called C.

Robert Lee. A roof was installed in 2023 and a new HVAC will be completed by the end of 2024.

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, City of Hawaiian Gardens 2021-2029 Housing Element

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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.

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 built 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 that can be developed with residential uses in accordance with AB 2011. 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
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• 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. • 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. 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 City bikeways are Class II and Class III. In addition to the City’s on-street bike system, the Coyote Creek Bikeway provides a regional trail system for avid bicycle enthusiasts. Depending on the scope of the development project and existing conditions, bicycle facilities could also be required as part of the street improvements. As part of Program 31, the City will implement bike mobility infrastructure Citywide and specifically in areas with higher poverty rates.

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

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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. laws and other

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 document).

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.

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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 4.20 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.

Table 4.20 Land Sales Prices – October 2021
Status Address Zoning Lot Size Price Price/Sq. Ft.

Active1 12345 Carson St. Commercial 25,264 sq. ft. $1.15M $45.52/sq. ft Active2 22001 Claretta Ave. Residential 21,080 sq. ft. $1.5M $71.15/sq. ft. 1 Vacant commercial property.
2 Multi-family residential property with house burnt down. Land value only Source: Movoto.com. Zoning as provided by the listing agents.

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 City of Hawaiian Gardens 2021-2029 Housing Element

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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.

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 4.21 Construction Costs per Square Foot for Residential Construction Group (2018 International Building Code) Type IV Classification R-2 Residential, multiple family $151.48
R-3 Residential, one- and two-family $157.99
R-4 Residential, care/assisted living facilities $190.53 City of Hawaiian Gardens 2021-2029 Housing Element

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Private garage $93.81
Source: International Code Council, Building Valuation Data (BVD), October 2021
It is important to note that while this BVD table does determine an estimated cost of a building (i.e., Gross Area x Square Foot Construction Cost), this data is only intended to assist jurisdictions in determining their permit fees. This data table is not intended to be used as an estimating guide because the data only reflects average costs and is not representative of specific construction.

Based on the above, the following are estimated 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 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 4.22 below identifies shows interest rates for three points in time.

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Table 4.22 Typical Mortgage Interest Rates
Type of Loan October 2021 April 2021 January 20231
Rates for loans up to $584,200
30-year fixed 3.45%/.47 pt. 3.50%/.27 pt. 6.20%
15-year fixed 2.57%/.38 pt. 2.54%/.27 pt. 5.26%
Rates for loans of $584,200 and up
30-year fixed 3.64%/.46 pt. 4.02%/.32 pt. 6.08%
15-year fixed 3.54%/.19 pt. 3.71%/.28 pt. (not available) 1 Source: 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.

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.

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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.

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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.

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 210.81 acres of the City’s total land area, making it the largest zone district in the City.

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. The combined acreage of the City’s two commercial zone districts is 178.37 acres. Figure 4.3 are repeated below to show the City’s current zoning map. 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.

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Figure 4.3 Zoning Map (Repeated)
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Table 5.1 Zone Districts and Land Area

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. 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.

Zone District Area (Acres) Area (Sq. Ft.)
R1 (10,000) Single Family Estates 11.87 517,057.20
R1 Single Family Residential 36.77 1,601,701.20
R2 Medium Density Residential 210.81 9,182,883.60
R3 Intermediate Density Residential 37.97 1,653,973.20
R4 High Density Residential 60.70 2,644,092.00
MHP Mobile Home Park 24.53 1,068,526.80
C2 Downtown Commercial 9.78 426,016.80
C4 General Commercial 168.59 7,343,780.40
M1 Industrial 21.79 949,172.40
Civic 8.85 385,506.00
Fire Station 0.23 10,018.80
Park 2.97 129,373.20
Hospital 7.10 309,276.00
Elementary School 26.69 1,162,616.40
Junior High School 29.71 1,294,167.60
Church 11.85 516,186.00
Other – Unsymbolized 44.80 1,951,488.00
Total 715.01 31,145,835.60
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The City includes 6 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.

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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 0.42 Parking Commercial C-4 Not
Specified MU-1 20-30 20 8 1 1 1 5
7075-020-010 0.44 Parking Commercial C-4 Not
Specified MU-1 20-30 20 9 1 1 1 6
Total
Acreage: 0.88 Site 1 Total Units: 17 2 2 2 11
7066-013-059 0.41 Shopping
Center Commercial C-4 Not Specified MU-2 30-40 30 12 1 2 2 7 7066-013-060 2.76 Shopping
Center Commercial C-4 Not Specified MU-2 30-40 30 83 5 10 11 56 7066-013-061 0.55 Shopping
Center Commercial C-4 Not Specified MU-2 30-40 30 17 1 2 3 11 7066-013-062 0.36 Shopping
Center Commercial C-4 Not Specified MU-2 30-40 30 11 1 2 2 6 7066-013-063 0.62 Shopping
Center Commercial C-4 Not Specified MU-2 30-40 30 19 1 2 3 13 Total
Acreage: 4.7 Site 2 Total Units: 141 9 18 21 93
7066-013-064 1.19 Shopping
Center Commercial C-4 Not Specified MU-1 20-30 20 24 2 4 6 12 7066-013-057 1.67 Elks Lodge Commercial C-4 Not
Specified MU-1 20-30 20 33 4 5 7 17
7066-013-913 0.58 Vacant Low Density
Residential R-1 8.4 du/ac MU-1 20-30 20 12 12 0 0 0
7066-013-046 0.54 Residential
(3 units) Commercial C-4 Not Specified MU-1 20-30 20 8 1 2 2 3 Total
Acreage: 3.98 Site 3 Total Units: 77 19 11 15 32
7065-001-015 2.72 Gym Commercial C-4 Not
Specified MU-2 30-40 30 82 5 11 10 56
Total
Acreage: 2.72 Site 4 Total Units: 82 5 11 10 56
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APN(s) Acres Existing Use Land Use Zoning Existing
Densities
Proposed
Zoning
Proposed
Density
Range
Realistic
Capacity
Units VL LI MI AMI
7066-021-026 1.1 Auto Zone Commercial C-2 Not
Specified MU-1 20-30 20 22 2 4 5 11
Total
Acreage: 1.1 Site 5 Total Units: 22 2 4 5 11
7066-013-020 1.06 Church;
Parking
Low Density
Residential R-1 8.4 du/ac RIH 20-30 20 19 19 0 0 0
Total
Acreage1: 0.95 Site 6 Total Units: 19 19 0 0 0
Total Sites
Acreage: 14.31 Total Sites Units2 358 56 45 54 203
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.

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Figure 5.1 Identified Sites
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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 lower-income 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;
• 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
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• 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.&nodeTree Path=11.1.9.11&lawCode=GOV. (accessed January 29, 2023)).

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Realistic Capacity Analysis: Mixed-Use Zoned Sites
As part of Program 33, the City will create two new Mixed-Use (MU) zones, including MU-1 and MU2. The new MU-1 zone will permit a density of 20 to 30 units per acre and the new MU-2 zone will permit a density of 30-40 units per acre.

MU-1 Zoned Sites (Sites 1, 3, and 5)
The MU-1 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-1, 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 the City anticipates will apply to development within the MU-1 zone.

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Table 5.3 MU-1 Development Standards
Height
Maximum height 3 stories or 36 feet, whichever is less
Step backs 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 Within 5 feet of right-of-way
Side abutting a residential zone 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 5 feet to accommodate porches and patios
Front setback buffer 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
Side abutting a residential zone 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
Residential Parking Requirements
Studio or One Bedroom 1 space
Two Bedroom 1.5 spaces
Three Bedroom or more 2 spaces
Guest Parking 1 space per 3 units
Commercial Parking Requirements
Less than 5,000 sf in floor area 1 space per 250 sf of floor area Between 5,000 sf and 20,000 sf in 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
Open Space
Private Open Space 100 sf per unit
Common Open Space 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
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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 contains 15 units, each consisting of 2-bedrooms; • Each 2-bedroom unit is 1,000 square feet
• The project is 100% residential;
• The parcel is not located adjacent to a residential zone; • The required parking would be 23 resident spaces and 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-1 Zone Minimum Floor Area per Unit
Minimum floor area per dwelling unit
Single room occupancy 150 square feet
Efficiency apartment 450 square feet
1-Bedroom unit 750 square feet
2+-Bedroom unit 950 square feet
Source: Hawaiian Gardens Community Development Department Using the assumptions provided above, fifteen 2-bedroom units that are each 1,000 square feet and each provide 100 sq. ft. of private open space would require a total of at least 16,500 sq. ft. As previously noted, a developer would have to be able to fit 15 units requiring a total buildable area of 16,500 sq. ft. within 0.26 acre or 11,423 square feet to achieve the maximum density. In a site planning scenario where there are two, 3-story buildings, and assuming that each floor is 3,000 square feet, a developer could realistically fit 15 units requiring a total of 16,500 sq. ft. without exceeding the height limit (3 stories or 36 feet).

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Figure 5.2 Buildable Area on MU-1 Site1
1Not to scale
Side: 99 ft.

Front: 220 ft
Open Space
Side 99 ft.

Parking
Garage
Requirement Setback Area
Front (5 ft.) 220 ft. x 5 ft.=
1,100 sq. ft.

Side (5 ft.) 99 ft. x 5 ft.=
495 sq. ft.

Rear (None) 0
Common Open Space
Area
15% of total
gross
development
area
21,780 sq. ft. x 0.15 =
3,267 sq. ft.

Parking
28 spaces 5,000 sq. ft. ground floor
(2 levels)
Net buildable
area: 11,423 sq. ft. or .26 acre
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As shown in Table 5.2, Sites 1, 3, and 5 will be rezoned to MU-1, 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-1 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 R-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 R-2 and R-3 zones. As such, it is difficult to accurately predict the density that will be developed on the MU-1 sites by relying on existing densities within the City. Therefore, for the purposes of estimation the City concluded that the minimum of 20 units/acre is an appropriate density to determine the number of units that will be built on sites zoned for MU-1.

The following sections provide the site-specific analyses for Sites 1, 3, and 5 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 20 units/acre to be developed on Sites 1, 3, and 5, the realistic capacity analysis provided above will serve as the realistic capacity analysis for Sites 1, 3, and 5.

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-1, which will have a permitted density of 20 to 30 units/acre. With rezoning, the site could accommodate between 17 and 26 units. Using a density of 20 units/acre, the City anticipates that 17 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 11 units affordable to above-moderate income households (see Figure 5.3 below).

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Figure 5.3 Site 1
Total Acres Density Total Units VL LI MI AMI

0.88 20 17 2 2 2 11
7075-020-007
7075-020-010
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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 17 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 multi-family 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-1, 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-1 sites, the City anticipates that this site will be developed with 17 units, which achieves a density of 20 du/acre. As such, Site 1 meets the appropriate zoning test.

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 City of Hawaiian Gardens 2021-2029 Housing Element

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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 5.5 and 5.6 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.

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Site 3: Elks Lodge and Adjacent Parcels
Site 3 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.

Three of the four parcels in this site (parcels ending in -046, -057, and -913) were identified in the City’s 5th Cycle Housing Element as a site that when combined, would have a capacity of 16 units at a density of 23.5 units per acre. The 5th Cycle site did not include the parcel ending in -064, which is the parcel that is within the western portion of a commercial shopping center. During the 5th Cycle planning period (2013-2021), the City relied on mixed-use development standards, including one-acre minimum, 1 unit for each 1,850 square feet of lot area devoted to residential land use, and 25% of the lot area allocated to housing. The City included a Mixed-Use Incentives Program to encourage housing development on these sites; however, as discussed later in Table 6.1, despite the Mixed-Use Incentives Program, no mixed-use development occurred on this site or elsewhere in the City during the 5th Cycle planning period. Additionally, the C-4 zone district amendment to allow multi-family residential uses at 20 units per acre was not completed. The City added mixed-use as a permitted use in the commercial zones with a Minor Use Permit; however, this effort did not prove to be effective at facilitating mixed-use development in the City. For these reasons, the City believes that creating a Mixed-Use Zone with a permitted density of 20 to 30 units per acre and objective design standards (Program 33) will be more effective at facilitating housing development on this site during the 6th Cycle planning period.

The City is in the process of rezoning this site from C-4 to MU-1, which will have a permitted density of 20 to 30 units per acre. With rezoning, the site could accommodate between 80 and 119 units.

Using a density of 20 units per acre and accounting for the existing 3 units on the site, the City anticipates that 77 units will be developed on this site during the planning period, with 19 units affordable to very-low income, 11 units affordable to low-income, 15 units affordable to moderateincome, and 32 units affordable to above-moderate income households (see Figure 5.4 below).

While the City-owned parcel (APN 7066-013-913) is part of Site 3, it is also contiguous with Site 6 (see Figure 5.1). As discussed later in this section, the Religious Institution Housing (RIH) Zone will apply to Site 6, which allows for the same density range as the MU-1 zone, and will be subject to similar objective design standards as the MU-1 zone. As such, the City-owned parcel can be developed in conjunction with either Sites 3 or 6 at a density of 20 to 30 units per acre. As specified in Program 36, in exchange for contributing the parcel to the project on either Site 3 or Site 6, the City will require that 12 very low-income units are included in the project. The required very low-income units can be located anywhere within the project site and do not need to be located exclusively on the City-owned parcel.

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Figure 5.4 Site 3
Non-vacant and Underutilized Sites Analysis
Site 3 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 77 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 and has expressed interest in redeveloping these parcels for housing during the planning period (see Appendix C for property owner interest letters).
7066-013-
064
7066-013-
057
7066-013
-913
7066-013
-046
Total Acres Density Total Units VL LI MI AMI

3.98 20 77 19 11 15 32
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As previously discussed, there have been several projects approved by the City for higher-density residential developments on non-vacant parcels (see Table 3.2 for examples). As discussed under Site 1, 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.

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, including the financial feasibility analysis below, 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.

Financial Feasibility Analysis
This site is currently built out with commercial retail uses on parcel -064, the Elks Lodge on parcel - 057, and 3 residential units on parcel -046. The existing commercial building and Elks Lodge total approximately 28,113 square feet. According to current commercial real estate listings in Hawaiian Gardens, commercial rents range from $16-24 per square foot per year. Typically, larger commercial spaces have a lower cost per square foot, while smaller retail spaces have a higher cost per square foot. Given that this is a large retail space, it is anticipated that the rent cost for this building is approximately in the middle of the range found in the City, or approximately $20 per square foot per year. Therefore, the gross income for the existing commercial buildings on this site is anticipated to be approximately $562,260 per year. There are 3 residential units on parcel -064 of this site.

According to Zillow.com, the total estimated rent for this property is $3,904 per month or $46,848 per year. The gross income for the existing commercial and residential buildings on this site is anticipated to be approximately $609,108 per year. Net Operating Income for a building that is paid off is approximately 60% of gross income, or approximately $365,465 for this site with its existing improvements. At a cap rate of 0.14, the property value would be $2,610,463.

The proposed rezoning of this site would allow for 80 units at a minimum density of 20 du/ac. It is anticipated that the new development would include 19 very low-, 11 low-, 15 moderate-, and 35 above moderate-income units. Rents in the Hawaiian Garden are shown in Table 5.5.

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Table 5.5 Rents in Hawaiian Gardens
Income Level One-Bedroom1 Two-Bedroom1 Three-Bedroom1
Very Low $1,386.25 $1,560.00 $1,733.75
Low $2,220.00 $2,497.50 $2,773.75
Market $2,400.00 $2,600.00 $3,400.00
NOTES:
1) Rents are based on 30% of the income limit identified in the Official State Income Limits for 2024 for Los Angeles County. The number of persons per household is determined as the number of bedrooms plus one person.

Given these rent limits and the anticipated unit mix, the average monthly rent is $2,452.89 per unit.

With this average monthly rent, the anticipated gross income for the property owner would be $2,354,775. It is anticipated that Net Operating Income for a new residential building is approximately 30% of gross income, or approximately $706,433. At a cap rate of 0.14, the property value would be $5,045,946, or 1.9 times higher than the existing property value. By redeveloping this property to include at least 80 units, the property owner would be able to increase their property value by over $2.6 million (or 1.9 times the current estimated property value).

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-1, 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 77 units after accounting for the existing 3 units on the site, which achieves a density of 20 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 § 65583.2(b)(4) and (b) (5).

Additionally, Sections 5.5 and 5.6 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 City of Hawaiian Gardens 2021-2029 Housing Element

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no site-specific environmental or infrastructure-related constraints that would hinder the development of housing on Site 3.

Site 5: Auto Zone
Site 5 consists of one, 1.1-acre parcel located at 21418 Norwalk Boulevard (APN 7066-021-026, see Figure 5.1). The site is currently zoned C-4, General Commercial, and contains an approximately 6,500 s.f. building currently occupied by an Auto Zone, a large, underutilized parking lot, drive aisles, and landscaping. Total lot coverage of the site is approximately 33,000, or 69% of the site. The C-4 zone permits a maximum lot coverage of 70%. Therefore, the existing buildout of the site is the maximum allowable under current zoning.

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-1, 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 20 units/acre, the City anticipates that 22 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, 5 units affordable to moderate-income, and 11 units affordable to above-moderate income households (see Figure 5.5 below). The MU-1 zone will not allow for new commercial uses to be developed without residential uses also being developed on the site at a minimum density of 20 units/acre. The MU-1 zone will allow for the development of residential uses at a density of 20 to 30 units/acre without the development of commercial uses.

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Figure 5.5 Site 5
Non-vacant and Underutilized Sites Analysis
Site 5 is located on a 1.1-acre parcel that consists of an Auto Zone and large, underutilized parking lot. The City anticipates that the entire site would be redeveloped to include at least 22 units and up to 33 units at a density of 20 to 30 units/acre, and may include commercial uses on the ground floor.

The City identified Site 5 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 (see financial feasibility analysis below). 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 included a retail building with large, underutilized parking lot. Additionally, there are considerable long-term retail vacancies in 7066-021-026
Total Acres Density Total Units VL LI MI AMI

1.1 20 22 2 4 5 11

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vicinity, which provides places for existing retail uses to move to if they are profitable, when this site is redeveloped. Similar retail spaces that are currently available include at the Hawaiian Gardens Towne Center, which has an approximately 4,300 s.f. space that has been vacant since 2021, and the Cypress Center West, which has multiple vacancies including a 10,000 s.f. retail unit that came on the market in 2024. 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, including the financial feasibility analysis below, 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.

Financial Feasibility Analysis
This site is currently built out with an Auto Zone. The existing building is approximately 6,985 square feet. According to current commercial real estate listings in Hawaiian Gardens, commercial rents range from $16-24 per square foot per year. Typically, larger commercial spaces have a lower cost per square foot, while smaller retail spaces have a higher cost per square foot. Given that this is a large retail space, it is anticipated that the rent cost for this building is approximately in the middle of the range found in the City, or approximately $20 per square foot per year. Therefore, the gross income for the existing building on this site is anticipated to be approximately $139,700 per year. Net Operating Income for a building that is paid off is approximately 60% of gross income, or approximately $83,820 for this site with its existing improvements. At a cap rate of 0.14, the property value would be $598,714.

The proposed rezoning of this site would allow for 22 units at a minimum density of 20 du/ac. As shown in Figure 5.5, it is anticipated that the new development would include 2 very low-, 4 low-, 5 moderate-, and 11 above moderate-income units. See Table 5.5 for rents in the Hawaiian Garden.

Given these rent limits and the anticipated unit mix, the average monthly rent is $2,590.06 per unit.

With this average monthly rent, the anticipated gross income for the property owner would be $683,775. It is anticipated that Net Operating Income for a new residential building is approximately 30% of gross income, or approximately $205,133. At a cap rate of 0.14, the property value would be $1,465,232, or 2.4 times higher than the existing property value. By redeveloping this property to include at least 22 units, the property owner would be able to increase their property value by over $860,000 (or 2.4 times the current estimated property value).

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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-1, 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 20 du/acre. As such, Site 5 meets the appropriate zoning test.

Additionally, Sections 5.5 and 5.6 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.

Realistic Capacity Analysis: MU-2 Zoned Sites (Sites 2 and 4) The MU-2 zone allows for a minimum density of 30 units/acre and a maximum density of 40 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 40 units/acre is achievable on a site zoned for MU-2, 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 5.6 below summarizes the development standards that the City anticipates will apply to development within the MU-2 zone.

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Table 5.6 MU-2 Development Standards
Height
Maximum height 4 stories or 48 feet, whichever is less
Step backs 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 Within 5 feet of right-of-way
Side abutting a residential zone 5 feet, plus 1 foot for each foot the bldg. exceeds 30 feet in height
Rear None required
Rear abutting a residential zone 5 feet, plus 1 foot for each foot the bldg. exceeds 30 feet in height
Ground Floor Residential Setbacks
Front 5 feet to accommodate porches and patios
Front setback buffer 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
Side abutting a residential zone 5 feet, plus 1 foot for each foot the bldg. exceeds 30 feet in height
Rear None required
Rear abutting a residential zone 5 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 1.5 spaces
Three Bedroom or more 2 spaces
Guest Parking 1 space per 3 units
Commercial Parking Requirements
Less than 5,000 sf in floor area 1 space per 250 sf of floor area Between 5,000 sf and 20,000 sf in 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
Open Space
Private Open Space 100 sf per unit
Common Open Space 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
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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 contains 20 units, each consisting of 2-bedrooms; • Each 2-bedroom unit is 1,000 square feet
• The project is 100% residential;
• The parcel is not located adjacent to a residential zone; • The required parking would be 30 resident spaces and 7 guest spaces; and • Parking is accommodated by a 12,000 sq. ft., 3 level parking garage, with a ground floor footprint of 4,000 ft.

Using the assumptions and land use controls provided above, the buildable area on the site would be reduced from .50 acre to 0.285 acre (see Figure 5.6 below).

The minimum floor area per dwelling unit is provided in Table 5.7 below:

Table 5.7 MU-2 Zone Minimum Floor Area per Unit
Minimum floor area per dwelling unit
Single room occupancy 150 square feet
Efficiency apartment 450 square feet
1-Bedroom unit 750 square feet
2+-Bedroom unit 950 square feet
Source: Hawaiian Gardens Community Development Department Using the assumptions provided above, twenty 2-bedroom units that are each 1,000 square feet and each provide 100 sq. ft. of private open space would require a total of at least 22,000 sq. ft. As previously noted, a developer would have to be able to fit 20 units requiring a total buildable area of 22,000 sq. ft. within 0.285 acre or 12,423 square feet to achieve the maximum density. In a site planning scenario where there are three, 4-story buildings, and assuming that each floor is 2,000 square feet, a developer could realistically fit 20 units requiring a total of 22,000 sq. ft. without exceeding the height limit (4 stories or 48 feet).

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Figure 5.6 Buildable Area on MU-2 Site1
1Not to scale
Side: 99 ft.

Front: 220 ft
Open Space
Side 99 ft.

Parking
Garage
Requirement Setback Area
Front (5 ft.) 220 ft. x 5 ft.=
1,100 sq. ft.

Side (5 ft.) 99 ft. x 5 ft.=
495 sq. ft.

Rear (None) 0
Common Open Space
Area
15% of total
gross
development
area
21,780 sq. ft. x 0.15 =
3,267 sq. ft.

Parking
37 spaces 4,000 sq. ft. ground floor
(3 levels)
Net buildable
area:
12,423 sq. ft. or .285
acre
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As shown in Table 5.2, Sites 2 and 4 will be rezoned to MU-2, which will allow up to 40 units/acre, and as shown in the analysis above, the maximum density of 40 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 30-40 units. As such, the City cannot realistically anticipate each MU-2 site to be developed with a density of 40 units/acre. To provide a conservative estimate, the City concluded that the minimum of 30 units/acre is an appropriate density to determine the number of units that will be built on sites zoned for MU-2.

The following sections provide the site-specific analyses for Sites 2 and 4 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 30 units/acre to be developed on Sites 2 and 4, the realistic capacity analysis provided above will serve as the realistic capacity analysis for Sites 2 and 4.

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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-2, which will have a permitted density of 30 to 40 units/acre. With rezoning, the site could accommodate between 141 and 188 units. Using a density of 30 units/acre, the City anticipates that 141 units will be developed on this site during the planning period, with 9 units affordable to very-low income,18 units affordable to low-income, 21 units affordable to moderate-income, and 93 units affordable to above-moderate income households (see Figure 5.7 below).

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Figure 5.7 Site 2
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. The property owner has expressed interest in redeveloping these parcels for housing during the planning period (see Appendix C for property owner interest letters).

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 141 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 and the property owner’s interest in redeveloping this site for housing during the planning period. Given the multiple vacancies on the site, Total Acres Density Total Units VL LI MI AMI

4.7 30 141 9 18 21 93
7066-013-060
7066-013-
061
7066-013-063
7066-013-062
7066-013-059
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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.

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-2, which will have a minimum density of 30 du/acre and a maximum density of 40 du/acre. Additionally, given the realistic capacity analysis conducted for the MU-2 sites, the City anticipates that this site will be developed with 141 units, which achieves a density of 30 du/acre. As such, Site 2 meets the appropriate zoning test.

Additionally, Sections 5.5 and 5.6 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.

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Site 4: Gym
Site 4 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 currently zoned as C-4, General Commercial. The existing use of the site includes an approximately 27,000 s.f. building that consists of a Planet Fitness, a large, underutilized parking lot, and landscaping. Total lot coverage of the site is approximately 90,000, or 91% of the site. The C-4 zone permits a maximum lot coverage of 70%.

Therefore, the existing buildout of the site exceeds maximum allowable under current zoning and further development of the site would not be feasible.

The City is in the process of rezoning this site from C-4 to MU-2, which will have a permitted density of 30 to 40 units/acre. With rezoning, the site could accommodate between 82 and 109 units. Using a density of 30 units/acre, the City anticipates that 82 units will be developed on Site 4 during the planning period, with 5 units affordable to very-low income, 11 units affordable to low-income, 10 units affordable to moderate-income, and 56 units affordable to above-moderate income households (see Figure 5.8 below). The MU-2 zone will not allow for new commercial uses to be developed without residential uses also being developed on the site at a minimum density of 30 units/acre. The MU-2 zone will allow for the development of residential uses at a density of 30 to 40 units/acre without the development of commercial uses.

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Figure 5.8 Site 4
Non-vacant and Underutilized Sites Analysis
As shown in Figure 5.8 above, Site 4 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 82 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 (see financial feasibility analysis below). 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 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 considerable long-term retail vacancies in vicinity, which provides places for existing retail uses to move to if they are profitable, when this site is 7065-001-015
Total Acres Density Total Units VL LI MI AMI

2.72 30 82 5 11 10 56
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redeveloped. Similar retail spaces that are currently available include La Palma Plaza, which has an approximately 17,000 s.f. unit, and the Cypress Center West, which has multiple vacancies including a 10,000 s.f. retail unit that came on the market in 2024.

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, including the significant increase in property value shown in the financial feasibility analysis below, 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.

Financial Feasibility Analysis
This site is currently built out with a Planet Fitness gym. The existing building is approximately 26,750 square feet. According to current commercial real estate listings in Hawaiian Gardens, commercial rents range from $16-24 per square foot per year. Typically, larger commercial spaces have a lower cost per square foot, while smaller retail spaces have a higher cost per square foot. Given that this is a large retail space, it is anticipated that the rent cost for this building is approximately in the middle of the range found in the City, or approximately $20 per square foot per year. Therefore, the gross income for the existing building on this site is anticipated to be approximately $535,000 per year. Net Operating Income for a building that is paid off is approximately 60% of gross income, or approximately $321,000 for this site with its existing improvements. At a cap rate of 0.14, the property value would be $2,292,857.

The proposed rezoning of this site would allow for 82 units at a minimum density of 30 du/ac. As shown in Figure 5.8, it is anticipated that the new development would include 5 very low-, 11 low-, 10 moderate-, and 56 above moderate-income units. See Table 5.5 for rents in the Hawaiian Garden.

Given these rent limits and the anticipated unit mix, the average monthly rent is $2,678.26 per unit.

With this average monthly rent, the anticipated gross income for the property owner would be $2,635,410. It is anticipated that Net Operating Income for a new residential building is approximately 30% of gross income, or approximately $790,623. At a cap rate of 0.14, the property value would be $5,647,307, or 2.5 times higher than the existing property value. By redeveloping this property to include at least 82 units, the property owner would be able to increase their property value by over $3 million (or 2.5 times the current estimated property value).

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which has a default density of at least 20 dwelling units per acre. As previously discussed, the site will be rezoned as MU-2, which will have a minimum density of 30 du/acre and a maximum density of 40 du/acre. Additionally, given the realistic capacity analysis conducted for the MU-2 sites, the City anticipates that this site will be developed with 82 units, which achieves a density of 30 du/acre. As such, Site 4 meets the appropriate zoning test.

Additionally, Sections 5.5 and 5.6 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 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.

Realistic Capacity Analysis: Religious Institution Housing Zone (Site 6) The Religious Institution Housing (RIH) 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 RIH 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-1 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 0.95-acre site to show that a maximum of 30 units/acre is feasible. The 0.95-acre parcel size was used in this analysis because the gross buildable area on the Site 6 is 0.95-acre. Refer to Tables 5.3 and 5.4 for the multi-family development standards that are used in this analysis.

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• The project contains 29 units, each consisting of 2- bedrooms; • Each 2-unit bedroom unit is 1,000 square feet;
• The required parking would be 44 resident spaces and 10 guest spaces; and • Parking is accommodated by two 10,000 sq. ft., 2 level parking garages, with each structure having 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 .95 acre to 0.45 acre (see Figure 5.9 below). Using the assumptions provided above, twenty-nine, 2-bedroom units would require 29,000 sq. ft. of building area, and a total 2,900 sq. ft. of private open space, totaling 31,900 sq. ft. As previously noted, a developer would have to be able to fit 29 units within 0.45 acre or 19,680 square feet to achieve the maximum density. In a site planning scenario where there are four, 3-story buildings, and assuming that each floor is 3,000 square feet, a developer could realistically fit 29 units requiring a total of 31,900 sq. ft. within a three, 3-story buildings without exceeding the height limit (3 stories, or 36 feet).

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Figure 5.9 Buildable Area on RIH Site1
1Not to scale
As shown in Table 5.2, the new RHI zone will apply to Site 6, which will allow up to 30 units/acre. As shown in analysis above, the maximum density of 30 units/acre is achievable on a 0.95-acre site, which is the area of the portion of the site that would be available for the development of housing.

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 6 to be developed with a density of 30 units/acre. To provide a conservative estimate, the City concluded that the minimum of 20 units/acre is an appropriate density to determine the number of units that will be built on Site 6.

Side 147 ft.

Side 147 ft.
(adjacent to residential zone)
Parking
Garage
Front: 281.5 ft
(adjacent to residential zone)
Open Space
Requirement Setback Area
Front (5 ft.) 281.5 ft. x 5 ft.=
1,408 sq. ft.

Side abutting
residential
zone (10 ft.,
plus 1 foot
for each foot
the bldg.
exceeds 30
feet in
height)
147 ft. x 16 ft.=
3,352 sq. ft.

Side (5 ft.) 147 ft. x 5 ft.=
735 sq. ft.

Rear (none) 0
Open Space Area
15% of total
gross
development
area
41,382 sq. ft. x 0.15 =
6,207 sq. ft.

Parking
54 spaces 10,000 sq. ft. total
ground floor
(2 levels)
Net buildable
area: 19,680 sq. ft. or .45 acre
Parking
Garage
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The following sections provide the site-specific analysis for Site 6 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 20 units/acre to be developed on Site 6, the realistic capacity analysis provided above will serve as the realistic capacity analysis for Site 6.

Site 6: Church of Deliverance International
Site 6 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 site will be rezoned from R-1 to the new Religious Institution Housing zone, 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 20 units/acre, the City anticipates that 19 units will be developed on this site during the planning period, with 19 units affordable to very lowincome households (see Figure 5.10below). As previously discussed under Site 3, the City-owned parcel adjacent to Site 6 can be developed in conjunction with either Sites 3 or 6 at a density of 20 to 30 units per acre. As specified in Program 36, in exchange for contributing the parcel to the project on either Site 3 or Site 6, the City will require that 12 very low-income units are included in the project.

The required very low-income units can be located anywhere within the project site and do not need to be located exclusively on the City-owned parcel.

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Figure 5.10 Site 6
Non-vacant and Underutilized Sites Analysis
As shown in Figure 5.10 above, Site 6 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 3, 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 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 7066-013
-020
Church
Total Acres Density Total Units VL LI MI AMI

0.95 20 19 19 0 0 0
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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 rezoned to the new Religious Institution Housing (RIH) 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 RIH site, the City anticipates that this site will be developed with 19 units, which achieves a density of 20 du/acre. As such, Site 6 meets the appropriate zoning test.

Additionally, Sections 5.5 and 5.6 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 infrastructurerelated constraints that would hinder the development of housing on Site6.

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5.3 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 5.8. 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 5.8 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
2027 11
2028 12
2029 (through October 15) 13
Total January 1, 2020-October 15, 2029 78
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 of ADUs, including those that don’t reach the rental market. Table 5.9 provides the projected City of Hawaiian Gardens 2021-2029 Housing Element

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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.

5.4 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 5.9. 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 5.9 Comparison of Site Capacity and RHNA
Income
Group
Total
RHNA
Pending
and
Approved
Projects
ADUs With
Approved
Building
Permits
Since
6/30/21
Projected
Accessory
Dwelling
Units
Units on
NonVacant
Sites
(Table

5.2)
Total
Capacity
Surplus
RHNA
Surplus
RHNA
Percent
Extremely
Low 61 0 0 18 56 74 13 21%
Very Low
Low 44 0 0 35 46 81 37 84%
Moderate 46 0 0 2 53 55 9 20%
Above
Moderate 180 41 8 15 203 267 87 48%
Total 331 41 8 70 358 477 146 44%
Note: The income levels assigned to the ADUs approved since June 30, 2021 are based on the SCAG ADU affordability analysis.

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5.5 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.

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.

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

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.

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.

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The City actively promotes recycling and has provided pamphlets and flyers on recycling.

Goals and policies in the Conservation Element will serve as a steady base for the City’s active promotion of recycling.

5.6 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.

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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.

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Table 6.1 Evaluation of 2013-2021 Housing Element Programs 2013-2021 Program Implementation/Progress Continue/Modify/Delete

1. Land Use Element
Implementation
This program implements the Land Use Element policies on the vacant, underutilized, and mixed-use development sites.

The Land Use Element (LUE) was adopted on January 26,
2010. The sites identified in the Sites Inventory and Analysis are the same as described in the 2008-2014 Housing
Element. The Land Use Element has not been amended
since January 2010.

Timeframe: 2013
Responsibility: CDD
Funding Source: General Fund (GF)

Ongoing, was monitored annually (coinciding with the fiscal year).

Although sites were identified, monitoring showed that there was very little growth or activity within the city during this period.

One identified site at 12329 214th Street has an approved 5-unit apartment project. The second site has an approved 18-unit condominium project at 21821 Hawaiian Avenue.

With no changes made to the LUE staff noted that the addition of mixed-use as a permitted use rather than as a new land use category was not effective.

Modify.

This program has been modified:

Renamed Program 1 Adequate Sites. Update.

Statutory regulations.

Each fiscal year beginning in 2024 through
2029.

2. Lot Consolidation Incentives The City will play an active role in facilitating lot consolidation, particularly as it relates to parcels listed in the Sites Inventory and Analysis. For example, the City will work with non-profit developers and owners of small sites to identify and consolidate parcels to facilitate the development of housing affordable to lower-income households. The lot consolidation procedure will also be posted on the City’s website and discussed with developers during the
preliminary review team process. Lot consolidation requests will be processed ministerially. Incentives offered for lot consolidation could include allowing higher densities for larger parcels once consolidated, flexibility in development standards, expedited processing, rounding up to the next unit when fractions are involved, fee waivers or deferrals as related to consolidation.

Timeframe: 2013
Responsibility: CDD
Funding Source: GF
Lot consolidation was monitored annually (coinciding with the fiscal year).

The CDD sought partners by attending conferences and discussing lotconsolidation opportunities and procedures with potential developers; however, CDD representatives did not receive any developer interest in lot consolidation for the parcels listed in the sites inventory.

Existing uses and current ownership lack of interest in consolidation or selling to a developer are impediments to lot consolidation.

Staffing issues were also identified as an impediment. The City does not have an economic development director or staff with experience in real estate transactions; this impaired the outreach efforts.

Although some incentives were discussed with potential developers, none was officially implemented in the code update.

Modify.

The City feels this program could be effective,
but it needs to be modified. It has been renamed
Program 2 Promote Lot Consolidation.

Changes will update Statutory regulations to
increase density, reduce development standard
requirements and add specific incentives. Staff
will be assigned to increase developer contact.

End of 2024 through 2029.

3. Mixed Use Incentives Mixed use incentives are intended to encourage such development on the vacant and underutilized C-4 General Commercial lots located along Carson Street and to provide housing at a density of 20 dwelling units per acre.

On a case-by-case basis, the incentives could include the following:
• expedited processing through the Minor Use Permit
process;
• density bonuses;
• fee waivers;
• small housing unit sizes in the form of SROs and
efficiency units as defined by the Zoning Code;
• reduced/shared parking;
• relaxation of enclosed parking requirements;
• increased heights and reduced setbacks through the
minor exception process.

Timeframe: 2013
Responsibility: CDD
Funding Source: GF
The program was monitored annually in the GP update. No mixed-use development occurred.

The C-4 zone district amendment to allow multi-family residential uses at 20 du/ac was not completed.

Mixed use was added as a permitted use but proved not to be effective as no developers submitted applications for mixed-use projects.

Lot consolidation was likewise not effective. Existing uses on adjacent underutilized lots impede lot consolidation and there are not enough vacant lots to meet the City’s housing needs.

The city needs to reach out to existing owners to put together marketing material for those areas where the existing uses are most amenable to change.

Creating new mixed-use districts with increased density, reduced development standards, and added incentives should advance lot consolidation.

Modify.

City will modify this program completely and
rename it Program 3 Affordable Housing
Incentives. The GPU will include incentives for
all affordable projects, not just those in the C-4
zone district.

Ongoing, with benchmarks in 2024.

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2013-2021 Program Implementation/Progress Continue/Modify/Delete

4. No Net Loss To ensure adequate sites are available throughout the planning period to meet the City’s RHNA, the City will
annually update an inventory that details the amount, type, and size of vacant and underutilized parcels to assist
developers in identifying land suitable for residential development.

The City will also report on the number of extremely low, very low-, low- and moderate-income units constructed
annually. If the inventory indicates a shortage of available sites; the City will rezone sufficient sites to accommodate the City's RHNA.

To ensure sufficient residential capacity is maintained to accommodate the City's RHNA, the City will develop and
implement a formal ongoing (project-by-project) evaluation procedure pursuant to Government Code Section 65863.

Should an approval of development result in a reduction of capacity below the residential capacity needed to
accommodate the remaining need for lower income
households, the City will identify and zone sufficient sites to accommodate the shortfall.

Timeframe: 2013
Responsibility: CDD
Funding Source: GF
This program was implemented on an ongoing basis throughout the planning period.

The City has kept records for vacant and underutilized parcels and evaluates capacity on a project-by-project basis.

The city recognizes that there has been a lack of an increase in inventory for all categories, reducing development regulations, and increasing densities to accommodate additional inventory.

HG amended its ADU ordinance both in 2019 and 2022 (Assembly Bill 2299 and Senate Bill 1069) in 2018 and _ Senate Bill 330 in 2019 to revise the application process and fees to make it easier to apply and be approved.

The City is seeing an increase in applications for ADU units. Although only 6 building permits were issued for ADU units, during the period from 2019 to 2021, after the ordinance update, 15 new applications were received. Three are counted in the new units and an additional 10 have been approved with two units being upgraded to meet the state law and code requirements.

The city will continue to update the ADU requirements within the development code to comply with State law (see Program 15).

Modify.

The City will modify the program completely and
combine it with Program 1 Adequate Sites.

Each fiscal year beginning 2024 through 2029.

5. Zoning Code Amendments to
Provide a Variety of Housing
Types
The City has completed draft Zoning Code amendments to
provide for a variety of housing types. The amendments will be considered and approved by the City Council
concurrently with or soon after adoption of the 2013-2021 Housing Element. The amendments include definitions for:

Single Room Occupancy Housing
Employee/Farm Employee Housing
Transitional and Supportive Housing
Timeframe: 2013-2021
Responsibility: CDD
Funding Source: GF
Title 18 Zoning Code now includes definitions for:

Employee housing
Single room occupancy housing
Transitional housing
Supportive housing
Farmworker housing was not included in the Employee housing definition, nor as a stand-alone definition because Hawaiian Gardens is situated in a densely developed urban area and is not near agriculturalproduction areas of the State.

There was little growth in this area that could be determined by new development and without a permit-tracking process additions to existing housing are not formally counted in the City’s inventory. However, the Code changes add a variety of housing types and create more opportunities for extremely low, very low-, low- and moderate-income units.

Modify.

Renamed Program 5 (now Program 4); this will
be addressed in the Zoning Code Review.

Will modify in updated HE.

6. Maximum Density The City will proactively encourage and facilitate the construction of housing on the vacant, underutilized, and mixed-use sites at the maximum densities permitted. In the event a development application on a specific lot is
submitted to the CDD for less than the maximum density, the Director will encourage the applicant to construct
housing at the maximum density.

If the applicant wants to proceed at a density lower than the maximum density, then the City will identify a lot(s)/site(s) to replace the lower density with higher density housing. The higher density replacement lot/site could be accomplished through a re-zoning (R-3 to R-4), a density bonus or other means.

Timeframe: 2013-2021
Responsibility: CDD
Funding Source: GF
The city adheres to the state requirements for the density bonus program.
.

An 18-unit condominium project was approved in 2019 but was stalled due to pandemic issues. The project is currently in building plan check and when constructed will increase housing availability for abovemoderate-income residents.

Modify.

Renamed Program 6 (now Program 5) Density
Bonus Program. Statutory regulations.

The Zoning Code will be amended to comply
with State Density Bonus Law.
2024
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7. Section 8 Rental Assistance The Housing Authority annually receives from HUD about $860,000 for purposes of providing rental assistance
payments. These funds together with a General Fund
contribution provide the financial resources for program administration and rental assistance payments.

Timeframe: 2013-2021
Responsibility: CDD
Funding Source: HUD funding and GF
Ongoing, was monitored annually (coinciding with the fiscal year). 112 active vouchers were managed by the City in 2021 which is consistent with previous years.

The program has been effective, and the City continues to encourage eligible persons to participate in the HACoLA Section 8 rental assistance program. Handouts and contact information are regularly provided to requestors, and program links are provided on the City’s website.

Modify.

Program 7 (now Program 6) Section 8 Rental
Assistance. Will modify in updated HE.
2024 and ongoing through 2029.

8. Nonprofit Housing
Partnership
The City will continue to implement a Nonprofit Partnership Program in order to promote housing for low- and moderateincome households. The City will identify experienced nonprofit housing developers by:
1) contacting surrounding HOME participating jurisdictions to identify CHDOs (CDD housing development organizations); 2) contacting surrounding cities to identify nonprofit
developers of recently constructed affordable housing
developments and
3) contacting the Los Angeles Community Development
Commission to identify special needs housing developers.

The City will transmit a survey to the nonprofit developers to determine the kinds of affordable housing projects they believe could be implemented in the City. The nonprofits would be asked to identify the sources they intend to apply for and the assistance that could be provided by the City.

Timeframe: 2015 or within two years of
Housing Element adoption.

Responsibility: CDD
Funding Source: GF
The City contacted surrounding cities for input on identifying non-profit developers providing affordable housing projects and has created a list of organizations and developers to reach out to. The city has not effectively engaged any additional organizations but has recently received additional organizations to reach out to.

The CDD Housing Division met with the Resident Advisory Board in 2015 and again in 2021 to obtain input on how to improve the Section 8 Program. Board members indicated that they were pleased with the current policies and goals of the Section 8 Program and did not recommend any changes.

The city is changing the application parameters to be more inclusive of applicants not currently living within the city.

Modify.

Program 8 (now Program 7) Nonprofit Housing
Partnership. Will modify in updated HE.
2024.

New development standards will make this
program more implementable.

9. Extremely Low-Income
Housing (ELI)
The needs of extremely low-income households are
addressed within the framework of the programs
administered by the City and Hawaiian Gardens Housing
Authority. Each of these entities addresses the needs of lowand moderate-income households, including extremely lowincome households.

The City will work with the Harbor Regional Center to
implement an outreach program that informs families within Hawaiian Gardens about housing and services available for persons with developmental disabilities. The program could include the development of an informational brochure,
including information on services on the City’s website, and providing housing-related training for individuals/families through workshops. The City also will work with the Harbor Regional Center to identify funding sources that can address the housing needs of developmentally disabled persons.

Timeframe:
2015 or within two years of Housing Element
adoption.

Responsibility: CDD
Funding Source: GF
The City continued working with the Housing Rights Center to provide fair housing counseling, discrimination investigation, and education services to all City residents, including landlords and tenants participating in the Public Housing Authority (PHA) Section 8 Program.

The PHA also made available the guidebook, California Tenants – a Guide to Residential Tenants’ and Landlords’ Rights and Responsibilities to all its residents.

Flyers are available in the City Hall lobby describing all the programs and benefits. A list of referral agencies has been prepared and is available for anyone who needs assistance at City Hall, the library and City recreation centers.

This program has been very well received and is effective in providing information, however it has not been effective in finding additional funding resources.

Modify.

Program 9 (now Program 8) Extremely LowIncome Housing. Will modify in updated HE. 2024-2025 and each year after 2025 until 2029.

This program remains appropriate to the
updated Housing Element with modifications.

10. Zoning Code Amendments
to Remove Governmental
Constraints
Definitions – of the Zoning Code will be updated to add a Licensed Group Home definition. The provisions of the
California Health & Safety Code will guide the contents of the definition.

Section 18.40.070A – Uses Permitted in the Residential
Zones – will be updated to list the zones in which Licensed Group Homes will be permitted.

Timeframe:
2013-2014 or within six months of Housing
Element adoption.

Responsibility: CDD
Funding Source: GF
Title 18 Zoning Code now includes a definition for:

Licensed group home
Title 18 Zoning Code was amended to include Licensed group home as a permitted use in all residential zone districts except the Mobile Home Park zone district. This effectively permits group homes, but the city has not received any applications. More than half of residential properties in the city is rental property (65%), limiting the availability for group home agencies to purchase property.

Modify.

Combine with Program 4, General Plan and
Zoning Code Review.

Any required statutory regulation amendments
shall be completed in 2024. Other amendments
shall be completed within three years of
adoption of this 6th Cycle Housing Element
unless otherwise specified,
This program remains appropriate to the
updated Housing Element and will be continued
with additional measures to remove
governmental restraints.

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11. Housing Code Enforcement The City will continue to implement – during the 2013-2021 planning period -- a Housing Code
Enforcement Program. The program is implemented
primarily on a complaint basis. The City staff inspects the properties and notices are given to the property owners having code violations. The latter may include violations of the Fire, Building, and Zoning Codes, the State Vehicle Code, and the State and County Public Health Codes. This Program warns homeowners against converting a garage to a room addition without appropriate building permits.

Timeframe:

Ongoing
Responsibility: CDD
Funding Source: GF & CDBG funding
The city’s security bar removal program has been very effective.

Additionally, the presale permits program ensures that homes are brought up to current code standards prior to being sold.

The City’s building department ensures that all projects meet the state ADA requirements for accessibility during the building permit process which includes the special needs community. Additionally, the city’s Housing division has worked with the Fair Housing Network to identify complaints and open a path to their resolution. This is an ongoing program which staff feels has been effective in requiring landlords to take care of any reported issues.

Over the 8-year period more than 3,300 code cases were reviewed with a greater than 90% completion rate.

A new Beautification sub-program was added to work with owners of illegal ADUs to make the permitting process easier.

Modify.

Program 11 (now Program 9) Code
Enforcement
Ongoing, with benchmarks in 2024 and 2025.

This program remains appropriate to the
updated Housing Element and will be continued
with additional measures to ensure compliance
with AB 838 and promote a more active code
enforcement program.

12. Pre-Sale Inspection This program requires an inspection report prior to the sale of residential and commercial property. Through this
program, the City will inspect the property, review pertinent City records, and issue a disclosure report that will identify the property, its zone classification, authorized uses, discretionary approvals such as variances and conditional use permits, and any special restrictions applicable to the property. In addition, the report will identify the results of the visual inspection, including but not limited to, major land use violations, unpermitted additions, modifications, or
alterations.

The owner or agent of the property must correct the noted violations. Upon correction, the CD Director will issue a Certificate of Correction.

Timeframe:
2013-2014 or within six months of Housing
Element adoption.

Responsibility: CDD
Funding Source: GF, CDBG funding
This program is ongoing, is monitored monthly and annually with reports going to the City Council
The application is available by request at the counter, by email, and by a download from the City’s website.

This program has been very effective in making sure that homes meet city standards prior to sale.

In the 8-year period from 2013 to 2021 approximately 400 presale inspection reports were completed ensuring that structures met code and health and safety standards.

Continue.

Program 12 (now Program 10) Pre-Sale
Inspection
Ongoing.

This program remains appropriate to the
updated Housing Element as it will continue to
identify health and safety issues prior to sale of
any property.

13. Housing Rehabilitation This program includes grants and deferred housing rehabilitation loans to lower-income households.

Timeframe: 2013
Responsibility: CDD
Funding Source: CDBG funding
This program is ongoing and is monitored annually (coinciding with the fiscal year).

Since 2014, 20 units have been successfully assisted through this program. It is well-received and there is a waiting list of over 100 applicants for assistance.

The program has been effective as Since 2014, 20 units have been successfully assisted. However, there have been ongoing issues with staffing for implementation and issues with selected contractors. The program was put on hold due to the pandemic so there was little done in 20/21. An RFP was put out in 2022 to select a new construction team and implementation will resume.

In 2020 the City initiated a security bar removal program and completed 10 of these projects which were updated with improved security.

Modify.

Combine with Program 14 (now Program 11)
City Beautification.

Ongoing, with benchmarks at the end of 2024
and 2025.

This program remains appropriate to the
updated Housing Element as it will continue to
provide assistance for housing improvements.

Additional funding sources are being
investigated to address the waiting list.

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14. City Beautification The program serves to eliminate the appearance of blight, enhance the City of Hawaiian Gardens neighborhoods,
increase property values, and bring properties into
compliance with the Municipal Code. The program provides financial assistance of up to $10,000 to residentially zoned and utilized properties, including mobile homes, containing up to two residential units for the cost of exterior
improvements.

Timeframe: 2013-2021
Responsibility: CDD
Funding Source: GF and the Public
Housing Authority.

This program is ongoing and is reviewed monthly and monitored annually (coinciding with the fiscal year).

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

The program is very effective. From 2013-2021 there were more than 48 rehabilitation projects that were completed. In 2020 the City initiated a security bar removal program and completed 10 of these projects.

Approximately 25 mobile homes received financial grants through the Beautification Program.

The City proposes to continue and expand this program. There is a very long waiting list of applicants. Additional funding sources are being investigated to increase the number of grants available per year.

Modify.

This program remains appropriate and will be
modified as Program 11, City Beautification. (It
will include Housing Rehabilitation and Mobile
Home Park Preservation Programs and will also
include researching other grant opportunities for
additional funding sources).

Ongoing, with benchmarks at the end of 2024
and 2025.

15. Fair Housing Services The City’s Fair Housing Services Program will continue to promote fair housing through its participation in the County’s CDBG Program. The City, in cooperation with the County
and the Fair Housing Foundation (FHF), will continue to make available fair housing services to its residents. The FHF offers the following services: anti-discrimination, outreach and education, general housing (counsels tenants, landlords, and housing providers on their rights and
responsibilities).

The City will provide flyers on the Foundation’s programs and services, booklets on Landlord/Tenant laws and rights, and will make available City offices for fair housing
workshops.

Timeframe: 2013-2021
Responsibility: CDD
Funding Source: CDBG funding
Since 2014, the City has used CDBG funds for Code Enforcement, Single-unit Housing Rehabilitation Program, Business Assistance Program, Senior Activities Program, and Food Distribution Program.

The program has met with much success and proven instrumental in assisting those who lost work or suffered during the Covid-19 crisis. It is ongoing and provides assistance to homeless, low income, seniors, and those in need.

The city conducts hot meal and food distribution every week. There are several programs which are well-attended and usually have lines and waiting lists. Every Wednesday there is a drive-through food distribution event at City Hall. The food is provided through Food Finders (https://www.foodfinders.org/). It is open to all residents. Hot lunches are provided Monday through Friday to senior residents; due to Covid19 social distancing constraints, lunch service is limited to 40 residents but will eventually be expanded to over 100. There are two application programs for those with disabilities. One provides hot meals daily and one provides a week’s worth of frozen meals once a week. All programs are supported with city funds.

The city’s Senior Center serves the senior population within the city and offers programs and classes as well as information and staff assistance.

The programs offered are well-attended and full-time staff are constantly busy assisting the senior population.

The City currently works with the Los Angeles Homeless Service Authority (LAHSA). Members of the Department of Mental Health visit Hawaiian Gardens every Thursday to reach out to the homeless, to offer temporary sheltering at a regional shelter which services Hawaiian Gardens’ homeless. However, most decline temporary shelter and they cannot be forced to enter a shelter.

In 2020 the City adopted the Public Housing Agency 5 Year and Annual Plan.

The City continued working with the Housing Rights Center to provide fair housing counseling, discrimination/investigation, and education services to all City residents, including landlords and tenants participating in the PHA’s Section 8 Program. The PHA also made available the guide California Tenants – a Guide to Residential Tenants’ and Landlords Right and Responsibilities to all its residents.

Modify.

Combine with Program 16, Fair Housing
Information.

Renamed to Program 12, Fair Housing.
2021-29
Ongoing, with benchmarks at the end of 2024
and 2025.

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16. Fair Housing Information The Housing Division of the CDD provides links to the following fair housing resources:
• U. S. Department of Housing and Urban Development
(HUD)
• Fair Housing/Equal Opportunity (HUD)
• Fair Housing Foundation
• Housing Rights Center
• National Fair Housing Advocate
• Legal Aid Foundation
• A Guide to Residential Tenants’ and Landlord Rights
and Responsibilities
The Housing Division will add the following resource to its links:
• California Department of Fair Employment and Housing
(https://calcivilrights.ca.gov/)
To continue its efforts at disseminating fair housing
information, the Housing Division of the CDD Development Department will transmit to on-site resident apartment
managers the following important documents:
• U.S. Department of Justice, Civil Rights Division and U.S. Department of Housing and Urban Development,
Office of Fair Housing and Equal Opportunity, Joint
Statement of the Department of Housing and Urban
Development and Department of Justice, Reasonable
Accommodations Under the Fair Housing Act (May 17,
2004)
• U.S. Department of Justice, Civil Rights Division and U.S. Department of Housing and Urban Development,
Office of Fair Housing and Equal Opportunity, Joint
Statement of the Department of Housing and Urban
Development and Department of Justice, Reasonable
Modifications Under the Fair Housing Act (March 5,
2008)
Timeframe: 2014 or approximately six months
after Housing Element adoption
Responsibility: CDD
Funding Source: GF
While the City has made advances in the areas of special needs housing, including ensuring fair housing for members of the community with special needs, the City’s outreach and enforcement capacities are limited. The City will therefore address these issues from a regulatory standpoint, but also strengthen partnerships with outside organizations to provide and protect housing for households with special needs.

The City’s Website CDD Housing Division includes links to private and non-profit organizations, local and regional agencies, state agencies, and federal agencies.

The city refers fair housing complaints to the Housing Rights Center and advertises fair housing services and information through the city newsletter, on the city website, and local papers and informs all city employees of the available services for referral. Flyers are available in the city hall lobby describing all the programs and benefits. A list of referral agencies has been prepared and is available for anyone who needs assistance at City Hall, the library, and City recreation centers.

Information for persons with disabilities, including developmental disabilities, programs are featured on the city website on a rotating basis. The information is also available at City locations throughout the city such as the library, safety center, and recreation centers.

Modify.

For the 2021 to 2029 HE the City will modify this
program and combine it with Program 15 Fair
Housing Services and the combined Programs
15 and 16 to new Program 12, Fair Housing.

Will modify in updated HE.
*The City will increase public outreach and
education efforts and continue to work with the
Housing Rights Center to provide fair housing
counseling, discrimination/investigation, and
education services to all residents, including
landlords and tenants participating in the Public
Housing Authority’s Section 8 Program.

Ongoing, with benchmarks at the end of 2024
and 2025.

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17. Preservation of “At Risk”
Affordable Housing
Developments
• As a resource for preservation, the CDD Development
Department will implement the following technical
assistance activities during the 2013-2021 time period:
• Evaluation of the legal and procedural framework for
preservation of at-risk units.
• Determination of the feasibility of an entity acquiring and preserving the units at risk of conversion.
• Analysis of Federal, State, and local financial incentives available to deter the conversion and assist with the
acquisition and preservation of units at risk of
conversion.
• Estimates of the amounts local funding resources that could be dedicated to housing preservation, including
Section 8 rental assistance funds and the Los Angeles
County Community Development Commission HOME
funds.
• Maintain an inventory of qualified nonprofit housing
organizations, meet with nonprofit housing corporations.

In the event that the Section 8 rental assistance
contracts are not renewed, the City will implement a
program to facilitate the preservation of the affordable rental housing.

Timeframe: 2013
Responsibility: CDD
Funding Source: GF, and program funding
Ongoing, is monitored annually (coinciding with the fiscal year).

The City’s CDD Housing Division continues to evaluate, analyze, and seek funding to preserve at risk units. The city monitors the status of any HUD notices every three months as described but has not had any notices of intent to convert units to market rate.

The City’s Website CDD Housing Division includes links to private and non-profit organizations, local and regional agencies, state agencies, and federal agencies.

The Section 8 program continues serving City residents.

Several conversion projects are ongoing, and the city is working with the applicants to continue the income and rental rate of the existing tenant to the new properties.

Modify.

Rename Program 17 (now 13), At-Risk Housing
Preservation. Will modify in updated HE.

Ongoing 2024-2029
The city will continue to monitor and work with
the available affordable housing entities and
ensure that any at risk units are identified and
assisted.

18. Mobile Home Park
Preservation
The City has a Mobile Home Park Zone that has been
applied to two parks. Chapter 18.40.060 states the purpose of this zone:

The purpose of the mobile home park zone (MHP) zone is to preserve existing mobile home park sites, consistent with the city’s goals of accommodating alternative housing types.

Through this zoning, the City preserves affordable housing.

Timeframe: 2013
Responsibility: CDD
Funding Source: GF and Grant funding
Ongoing, is monitored annually (coinciding with the fiscal year). In Hawaiian Gardens, a manufactured/ factory-built house is a singlefamily detached dwelling unit and is treated as such. The mobile home housing program has proved successful at providing a low to moderate income housing option within the city and will continue to be supported.

Mobile homes are included in the beautification program for grant funding for housing improvements. Grant funding is ongoing throughout the next cycle.

Modify.

Combine with Program 11, City Beautification.

Ongoing with benchmarks at the end of 2024
and 2025.

19. General Plan Energy
Conservation
• Develop an educational outreach program that provides the CDD with useful information regarding energy
efficiency and conservation.
• Consider expanding the residential rehabilitation
program to include improvements that promote energy
conservation.
• Revise the Zoning Code to include guidelines to support energy efficient residential and nonresidential design. • Revise the Zoning Code to include green building
guidelines for new residential and nonresidential
development.

Timeframe: 2013
Responsibility: CDD
Funding Source: GF
Ongoing, is monitored annually (coinciding with the fiscal year).

The City continues to review energy conservation improvements as part of the rehabilitation program.

Title 18, Zoning Code, includes a section on nonresidential design.

Title 15, Buildings and Construction, includes a section on small residential rooftop solar energy system.

Title 6, Health and Safety, includes references to green building standards code.

Title 13, Utilities, references green roofs.

Title 18, Zoning Code, pending amendment for green building guidelines.

Modify.

Renamed Program 19 (now Program 14),
Energy Conservation.
2024
Incorporate information on energy conservation
in Program 11, City Beautification.

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7 HOUSING GOALS, POLICIES, PROGRAMS,

AND QUANTIFIED OBJECTIVES
This section of the City of Hawaiian Gardens Housing Element addresses the State's housing element requirements for a "statement of the community goals, quantified objectives, and policies relative to the maintenance, preservation, improvement, and development of housing." The goals, policies, and programs identified in this Housing Element serve to support the State of California’s overarching goal of providing, “decent housing and a suitable living environment for every California” (Government Code Section 65580). The programs have been reviewed, in relationship to the General Plan, updated analysis, and state housing laws, and modified accordingly.

The housing goals, policies, and programs that follow were created for the purpose of meeting the housing needs of the City throughout the 2021-2029 planning period given the limitations imposed by current, economic circumstances; social conditions; budget constraints; and available local, State, and federal funding.

7.1 HOUSING GOALS, POLICIES, AND PROGRAMS
The City's housing goals have been developed to respond to the key housing related issues facing the City. The City of Hawaiian Gardens adopted the City’s General Plan in 2010, stating that the City’s Housing Element goals were established for the preservation, improvement, and development of housing in the City. The following list are the goals, with respective policies, that the City adopted for the 5th cycle Housing Element. The City has modified these policies where necessary to address current housing needs and will apply these goals and policies for the 6th Cycle Housing Element as a guide for implementation of the City’s continued, modified, and new housing programs, to provide a variety of housing opportunities for all residents.

Following the Goals and Policies, list is a description of the continued, modified, and new programs.
6th Cycle Goals and Policies
Goal 1. Accommodate housing needs of all income groups as quantified by the Regional Housing Needs Assessment.

Policies:
1A. Implement the Land Use Element and Zoning Code to achieve adequate housing sites.
1B. Facilitate the construction of the maximum feasible number of housing units for all income groups.

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1C. Encourage the development of mixed-use housing opportunities in the General Commercial land use designation.

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

Policies
2A. Continue to implement land use regulations that facilitate meeting affordable housing needs.
2B. Continue to pursue the development of an affordable housing development. 2C. Provide rental assistance to extremely low-, very low, and low- income households through programs administered by the Hawaiian Gardens Housing Authority.

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

Policy
3A. Approve Zoning Code amendments as they are needed in order to comply with State law.

Goals 4, 5. 4. Achieve a housing stock free of substandard dwelling units;

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

Policies
4, 5A. Continue to support a Housing Code Enforcement Program to help maintain the physical condition of housing.
4, 5B. Continue to support a Housing Rehabilitation Program subject to funding availability.
4, 5C. Continue to implement the City Beautification Program subject to funding availability.

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

Policies
6A. Continue to promote fair housing opportunities through the City’s participation in the County’s Community Development Block Grant Program.

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6B. Promote fair housing through the provision of information and referral services to residents who need help in filing housing discrimination complaints.

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

Policies
7A. Monitor and protect the supply of affordable housing. 7B. Ensure the long-term affordability of future affordable housing developments.

Goal 8. Achieve reductions in energy consumption.

Policies
8A. Educate residents regarding the need for energy conservation. 8B. Encourage the use of passive solar design for new projects. 8C. Encourage the use of green building techniques and sustainable building practices.

Housing Programs – Continued, Modified, And New
Following the evaluation of the 5th Cycle Housing Element programs, the City proposes to continue many of the programs due to their community success and support. Additionally, a number of programs have been modified to be combined with similar programs, and or, include additional information. Finally, in response to community needs, analysis from this Housing Element, and statutory regulations, the City is proposing several new programs. Table 7.1 provides a list of the programs, followed by a description of each respective program.

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Table 7.1 6th Cycle Housing Element Programs
Program Program Name Responsible
Department Time Frame
Continued and Modified 2013-2021 Programs – Now included as Programs in 2021-2029 1 Adequate Sites Community
Development
Each fiscal year
beginning in 2024 through
2029.
2 Promote Lot Consolidation Community
Development End of 2024 through 2029
3 Affordable Housing Incentives Community
Development
Ongoing, the first update
to the incentive list shall
occur in 2024 and be
distributed to developers
by the end of 2024.
4 General Plan and Zoning Code
Review
Community
Development
Any required statutory
regulation amendments
shall be completed in
2024. Other amendments
shall be completed within
three years of adoption of
this 6th Cycle Housing
Element unless otherwise
specified
5 State Density Bonus Law Community
Development 2024
6 Section 8 Rental Assistance Community
Development
Each year 2024 and
ongoing through 2029.
7 Nonprofit Housing Partnership Community
Development 2024
8 Extremely Low-Income Housing Community
Development
Each year 2024-2029,
with benchmarks in 2024
and 2025
9 Code Enforcement Community
Development
Each year 2024-2029,
with benchmarks in 2024
and 2025.
10 Pre-Sale Inspection Community
Development Ongoing
11 City Beautification Community
Development
Ongoing with benchmarks
at the end of 2024 and
2025
12 Fair Housing Community
Development
Ongoing with benchmarks
at the end of 2024 and
2025
13 At-Risk Housing Preservation Community
Development Ongoing 2024-2029
14 Energy Conservation Community
Development 2024
15 Accessory Dwelling Units Community
Development
Ongoing with milestones
in 2025 and 2026 and
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Hawaiian Gardens City CouncilDecember 11, 2024

Hawaiian Gardens City Council
December 11, 2024