ATTACHMENT NO. 11
SUGGESTED FINDINGS FOR APPROVAL
ZONING TEXT AMENDMENT NO. 22-007
(HOLLY SEACLIFF SPECIFIC PLAN AFFORDABLE HOUSING OVERLAY)
1. Zoning Text Amendment (ZTA) No. 22 -007 to amend the Holly Seacliff Specific Plan (SP 9) to establish an Affordable Housing Overlay implements program actions id entified in the Housing Element and is consistent with the Land Use Element and applicable General Plan goals and policies as follows:
Housing Element
Goal HE 2: Provide adequate sites to accommodate projected housing unit needs at all income levels identified in the 2021-2029 RHNA.
Policy 2.1 Variety of Housing Choices: Provide site opportunities for development of housing that responds to diverse community needs in terms of housing types, cost and location, emphasizing locations that are near services, transit, promote walkability, and are moderate to highest resource areas.
Policy 2.3 Housing Overlay: Facilitate the provision of housing affordable to lower income households through the creatio n of a citywide housing overlay on sites identified within the Housing Element.
The proposed amendment to SP9 establishes an Affordable Housing Overlay, ensuring the City provides capacity (through zoning) to accommodate the RHNA at all income levels. Th e provisions of the Affordable Housing Overlay facilitate the production of housing for lower income households. Projects proposing a minimum of 20 percent of the units affordable to lower income households are eligible for a ministerial approval process in addition to other flexible development standards. Affordable Housing Overlay sites within SP9 are located in highest resource areas and provide access from Goldenwest Street, a major/primary arterial in the City.
Goal HE 3: Provide for safe and decent housing for all economic segments of the community.
Policy 3.1 Housing Diversity: Encourage the production of housing that addresses the diverse housing needs of all economic segments of the community, including low, moderate, and above moderate-income households.
Policy 3.3 Affordable Housing Incentives: Facilitate the development of affordable housing through regulatory incentives and concessions, density bonuses, financial assistance, or other methods. Funding priority should be granted to projects providing extremely low -income units. Proactively seek out new methods and approaches in the provision of affordable housing.
Goal HE 4 : Reduce governmental constraints to housing production, with an emphasis on improving processes for projects that provide on-site affordable units.
Policy 4.1 Regulatory Incentives for Affordable Housing: Support the use of density bonus as permitted in applicable regulations, to offset or reduce the costs of developing affordable housing while addressing p otential impacts per the City’s standard review process.
Policy 4.3 Efficient Development Processing : Explore continued improvements in the project entitlement process to further streamline and coordinate the processing of permits, design review and envir onmental clearance with emphasis on streamlining processes for housing developments that provide on -site affordable units.
ZTA No. 22-007 proposes to establish an Affordable Housing Overlay to facilitate the provision of affordable housing for lower inc ome households by removing regulatory constraints, such as the conditional use permit process, and includes incentives, such as reduced parking requirements, to offset the costs of developing affordable housing. The provisions of the Affordable Housing Overlay facilitate the production of housing for lower income households. Projects proposing a minimum of 20 percent of the units affordable to lower income households are eligible for a streamlined ministerial approval process. In addition, projects within the Affordable Housing Overlay are eligible to request concessions and waivers pursuant to State Density Bonus Law, which further reduces constraints to the provision of affordable housing.
Land Use Element
Policy LU -1.A.: Ensure that development is consistent with the land use designations presented in the Land Use Map, including density, intensity, and use standards applicable to each land use designation.
Goal LU -4: A range of housing types is available to meet diverse economic, physical, and so cial needs of future and existing residents, while neighborhood character and residences are well maintained and protected.
Policy LU-4.A: Encourage a mix of residential types to accommodate people with diverse housing needs.
Policy LU-4.B: Improve options for people to live near work and public transit.
The proposed amendment to SP 9 would ensure that the lower income RHNA is accommodated while retaining the base land use and zoning designation. Property owners would still be able to develop their prope rties pursuant to the underlying zoning district standards and requirements, which would not change with implementation of the Affordable Housing Overlay . As an alternative, the Affordable Housing Overlay would enable property owners to develop multi-family residential uses in appropriate areas with access to services, jobs and community facilities while avoiding encroachment upon established residential neighborhoods.
The focus of the Affordable Housing Overlay is to encourage and facilitate affordable housing by requiring a minimum of 20 percent of the units in a proposed residential development to be affordable to lower income households. The Affordable Housing Overlay also provides regulatory incentives to further encourage the provision of affordab le housing for target populations with diverse housing needs, such as seniors, female -headed households, large families, disabled persons, homeless persons and low-income households. Additionally, the proposed Affordable Housing Overlay is located in proximity to services and jobs with access from Goldenwest Street, a major/primary arterial in the City.
2. The change proposed is compatible with the uses authorized in, and the standards prescribed for, the zoning district for which it is proposed. Sites de signated with an Affordable Housing Overlay will retain their base land use and zoning designation. Property owners would still be able to develop their properties pursuant to the underlying zoning district standards and requirements, which would not change with implementation of the Affordable Housing Overlay. The Affordable Housing Overlay will enable property owners to develop multi -family residential uses as an alternative to the base zoning district provided that a minimum of 20 percent of the units are affordable to lower income households. The development standards consider the context of the surrounding area and, in conjunction with applicable performance standards and mitigation measures, would ensure impacts between different adjacent land uses are minimized.
3. A community need is demonstrated for the change proposed . The Affordable Housing Overlay addresses the need for housing, particularly affordable housing, in the City of Huntington Beach. The Affordable Housing Overlay will incentivize the provision of housing, including affordable housing, for households and individuals who live and work in the community. The Affordable Housing Overlay also ensures the City will be able to accommodate the lower income RHNA and obtain certification of the Housing Element from the California Department of Housing and Community Development (HCD). HCD certification of the Housing Element enables the City’s eligibility for state funding to address homelessness and other housing programs.
4. Its adoption will be in conformity with public convenience, general welfare and good zoning practice. The areas designated for an Affordable Housing Overlay are well connected areas with access to services, jobs, and community facilities.
The Affordable Housing Overlay area is located along an arterial and would not encroach into existing established neighborhoods. The standards proposed for the Affordable Housing Overlay consider the mixed use context of the area and minimize impacts between different adjacent land uses.