2021-2029 Housing Element Update
City Council Study Session
January 17, 2023
Housing Element Update
Two main components
Housing Element
Policy and planning document
Mandated element of the General Plan
Implementation Actions
Accommodates the City’s plan for housing through zoning (i.e. – RHNA) Affordable Housing Overlay
Both must be completed in order to obtain HCD certification
Housing Element Status
11/16/22 – Planning Commission recommended approval to the City Council Housing Element Update
Affordable Housing Overlay
Environmental Impact Report
11/29/22 – City Council continued to special meeting on 12/8/22 with public hearing open 12/6/22 – City Council cancelled 12/8/22 special meeting
Regional Housing Needs (RHNA)
RHNA = Regional Housing Needs Allocation
Initiates the Housing Element Update process
Quantifies housing needs, by income category, within each County and City in the SCAG region City went through lengthy appeal process with SCAG and was ultimately denied HE Goal 2 Provide adequate sites to accommodate projected housing unit needs at all income levels identified by the RHNA.
2021 – 2029 Huntington Beach RHNA
Income Category
% of Median Family Income
2022 Annual Income Range
RHNA Allocation
(Housing Units)
Min.
Max.
Very Low Income
0 - 50% MFI
--
$67,750
3,661 units
Low Income
51 – 80% MFI
$67,751
$108,400
2,184 units
Moderate Income
81 – 120% MFI
$108,401
$142,900
2,308 units
Above Moderate Income
>120% MFI
$142,901
>$142,901
5,215 units
Total:
13,368 units
Draft RHNA Strategy
Very Low Income Units
Low Income Units
Moderate Income Units
Above Moderate Income Units
Total Units
RHNA Target
3,661
2,184
2,308
5,215
13,368
Approved/Pending Projects
17 285
82 1,371
1,755
ADU
307
170
10 487
Hotel/Motel Conversion
415
0 0
415
Affordable Housing Overlays
5,420
2,581
9,541
17,542
Total
6,444
2,833
10,922
20,199
RHNA Met?
YES
YES
YES
YES
Affordability Assumptions & No Net Loss
Affordability Assumptions
City owned sites: 100% lower income
≥30 du/ac: Affordable Housing Overlay sites
30% lower income
15% moderate income
55% above moderate
Affordability assumptions consider that some sites will be developed as 100% affordable (lower income) projects & some sites will increase affordability to utilize density bonus No Net Loss (SB 166) means that the City must maintain sites to accommodate the RHNA by income level throughout the planning period The reason we plan for more units than the RHNA
HCD recommends a 15% to 30% buffer
Why do we plan for more units than the RHNA?
RHNA Targets
44% lower income
56% moderate & above moderate
Example: 100 unit project
30% lower income = 30 units
70% moderate & above moderate income = 70 units
Draft Affordable Housing Overlay
Applied to entire Housing Element site inventory
Includes “No Net Loss” buffer
Must provide 20% low income on site
Sunsets at end of 6th cycle
Unless City Council extends
Properties retain base land use & zoning
No Net Loss situation avoided due to buffer
“No Net Loss” ExampleTwo things must occur 1. A project has to be proposed 2. The project site must be in the Housing Element
Options to Accommodate the RHNA
Current Draft Housing Element
RHNA + buffer will be identified in the Housing Element sites inventory and accommodated through the Affordable Housing Overlay B. Separate the Buffer Sites
RHNA will be identified in the Housing Element sites inventory and accommodated through the Affordable Housing Overlay Buffer will be identified in the Housing Element but not accommodated through zoning Future City Council approval of Zoning Text Amendments will be necessary to add buffer sites to the Affordable Housing Overlay if /when necessary to accommodate RHNA shortfall due to No Net Loss situation
ConclusionQuestions?