By 2015-2019, all census tracts in Seal Beach show fewer than 10% of households below the federal poverty level. The higher percentage of households below the federal poverty level between 2010-2014 may be due to residual economic effects of the Great Recession of 2008. This could explain why the AFFH data viewer does not show concentrations of households below the federal poverty level for data collected between 2015-2019.
Figure IV-6 Poverty Status, 2010 - 2014
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Figure IV-7 Poverty Status, 2015 - 2019
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Figure IV-8 depicts median income between 2010-2014 as greater than $80,000, with the exception of Leisure World, which had a median income less than $40,000.
Concentrations of households within central Seal Beach and north of I-405 show households with incomes greater than $100,000.
Household income data was broken into greater detail in the median income map from 2015-2019, Figure IV-9. The entirety of Leisure World as well as NWS Seal Beach and one coastal block group (where the manufactured/mobile home park is located) shows a median income below the 2020 state median income of $87,100.
Similar concentrations of households within central Seal Beach and north of I-405 show high income households.
Median household income was generated from neighboring cities and Orange County, to provide context for a regional income comparison. Median income in Seal Beach is significantly lower than the County, at $68,852 compared to $90,234 respectively. Median income in Seal Beach is more comparable to neighboring cites of Long Beach, Garden Grove and Westminster. Median income in Seal Beach may be lower than the County wide median because of the high concentration of older adults and retirees.
Table IV-13
Median Income
Jurisdiction
Median Household
Income
City of Seal Beach $68,852
County of Orange $90,234
City of Long Beach $63,017
City of Los Alamitos $88,729
City of Garden Grove $69,278
City of Westminster $62,625
City of Huntington Beach $95,046
Source: US Census Bureau, Median Household Income Quickfacts (2019), accessed December 16, 2021.
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Figure IV-8 Median Income, 2010 - 2014
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Figure IV-9 Median Income, 2015 - 2019
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The Housing Choice Voucher Program 5 is the federal program for assisting very lowincome, elderly, and disabled families and individuals in affording decent housing by subsidizing rent costs and paying landlords directly for a portion of the rent.
Eligibility is based on family size and whether income is less than 50% of the area’s median income. Figure IV-10 shows no data for housing choice vouchers within Seal Beach. However, further research into the Orange County Housing Choice Voucher Program identified that as of October 2021, Seal Beach has a total of five housing choice vouchers, one for disabled persons and four for elderly persons.14 It is possible that because the number of housing choice vouchers used in Seal Beach is low, the AFFH Data Viewer did not display these housing choice vouchers on the map below.
Figure IV-10 Location of Housing Choice Vouchers
14 Orange County Community Resources, Cities Advisory Committee Meeting Agenda & Summary, dated October 27, 2021.
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Familial Status. Figure IV-11 and Figure IV-12 shows the percentage of adults living with their spouse and adults living alone, respectively, within each census tract. The most common household type within the city is a single adult, living alone; refer to Section C.1. The high share of single-person households is likely due to the concentration of adults living alone within Leisure World, where only 20 to 40% of the population within these census tracts live with a spouse. The highest concentration of households living with a spouse is located on NWS Seal Beach, likely due to the prevalence of family units for service members stationed on the naval base. Visually, this data is skewed by the unusually large size of Census Tract 995.02. While this area shows a high concentration of adults living with a spouse, a small number of families live on the navy property (approximately 130 rental households).
Figure IV-11 Adults Living with Spouse
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Figure IV-12 Adults Living Alone
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Figure IV-13 shows the percentage of children in married-couple households by census tract throughout Seal Beach. There is no data for children in married-couple households for Leisure World because it is an age-restricted 55+ community, where children are not permitted to permanently reside. Aside from Leisure World, the entirety of Seal Beach has a population of children in married-couple households greater than 40% with the majority being greater than 80%.
Figure IV-13 Children in Married Couple Households
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Figure IV-14 shows the percentage of children in female-headed households by census tract in Seal Beach. Only two tracts in Seal Beach, Census Tract 995.11 and 995.12, have 20-40% of children in female-headed households. The remainder of the city falls into the lowest category with fewer than 20% of children in female-headed households. It is estimated that the total female-headed households in Seal Beach makes up only 6% of households, and of those only 1.8% of those are female-headed households with children. This is significantly lower than regional statistics; it is estimated that about 16% of households in Orange County are female single parent households. Approximately 20% of households in Orange County are single-parent households with children. For more information on female-headed households in Seal Beach refer to Section II. F, Special Needs.
Figure IV-14 Children in Female-Headed Households
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Persons with Disabilities. The US Census considers a person disabled if they are reported as having a hearing, vision, cognitive, ambulatory, self-care, or independent living difficulty. Developmental disabilities, as defined by federal law, are not recorded by the US Census. The two census tracts that make up Leisure World, Census Tract 995.09 and 995.10, have the highest percentage of the population with a disability in Seal Beach. In both the 2010-2014 and 2015-2019 data sets, the population with a disability in Leisure World was between 30-40%. From 2010- 2014 the majority of the city had populations of individuals with a disability of either 10-20% or less than 10%; from 2014-2019, the entirety of the City’s population excluding Leisure World had less than 10% of the population with a disability. The significantly higher population of individuals with a disability in Leisure World is likely due to the concentration of elderly population as an age-restricted 55+ community.
Compared to Orange County, the high percentage and concentration of persons with disabilities in Seal Beach is regionally unique. Countywide, an estimated 8.5% of the population reports a disability. In Seal Beach, over 17% of the civilian/noninstitutionalized population reports a disability. 15 Disabled persons often have special housing needs due to their disability, which may lead to compounding issues of low income, high health care costs, or dependency on supportive services or special building accommodations. Considering the higher concentration area of disabled persons is a 55+ community, it is clear that housing stock in Leisure World provides certain accommodations to offset the housing burdens of disabled residents. Housing stock within these census tracts primarily include smaller single-story units, usually one to two bedrooms in size. Amenities associated with this community include bus services, on-site pharmacy, on-site post office, and programming designed for individuals aged 55+. It should be noted that Leisure World is specifically not an assisted living community. For more information on persons with disabilities refer to Section II. F, Special Needs. 15 American Community Survey 5-Year Estimates Subject Tables, Seal Beach S1810 Disability Characteristics.
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Figure IV-15 Percentage of the Population with a Disability, 2010 - 2014 City of Seal Beach 2021-2029Housing Element IV. Constraints Revised Draft IV-61
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Figure IV-16 Percentage of the Population with a Disability, 2015 - 2019 Findings: Integration and Segregation. Overall, there is no concentration of a nonWhite populations within the city. Generally, diverse racial and ethnic populations in Seal Beach are significantly lower when compared to Orange County on the regional scale. While no census tracts show more than 10% of the population below the federal poverty level from 2015-2019, there exist low to moderate income populations mirroring the areas of lowest median income levels, primarily in Leisure World and NWS Seal Beach. The areas of low to moderate income populations in Leisure World also coincide with the highest populations of adults living alone and populations living with a disability. Leisure World being an age-restricted 55+ retirement community explains this concentration of low-income adults living alone with a disability, as those metrics generally reflect an elderly population. Familial trends indicate relatively high populations of married couples with children throughout the city, outside of Leisure World. These analyses do not indicate significant levels of segregation based on racial, ethnic, familial, or disabled components of the population.
Seal Beach is an older city, incorporated in 1915 with subdivisions in the community dating back to the late 1800s. Despite the fact that there is no evidence of racial or ethnic segregation within the city on a neighborhood or sub-neighborhood basis, Seal Beach remains a predominately white community. It is unknown if exclusionary City of Seal Beach 2021-2029Housing Element IV. Constraints Revised Draft IV-62
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zoning or real estate practices happened within Seal Beach. However, Home Owners Loan Corporation (HOLC) created “Residential Security” maps of major American cities, including the neighboring City of Long Beach adjacent to Seal Beach. HOLC maps assigned color-coded grades to residential neighborhoods that reflected “mortgage security”. Neighborhoods receiving green, or “Best” were deemed minimal risk for banks and other mortgage lenders. Neighborhoods receiving red, were considered “hazardous”. Neighborhoods that were redlined were often lower-income, multi-family units, housing immigrants or persons of color.
Redlining directed public and private capital to native-born white families and away from Black and immigrant families.
Neighborhoods in Naples, Belmont Shore and Belmont Heights were mapped blue, as “Still Desirable”. HOLC described the neighborhoods by: “deed restrictions vary in different subdivisions but all are said to protect against racial hazards.”16 HOLC maps were not prepared for Seal Beach, however, because of the prevalence of exclusionary zoning prior to the 1960s within the region of Los Angeles and Orange County, it is possible that these historical practices still have lingering effects in the demographics of the City into the present time. Additional affordable units within Seal Beach would likely increase racial and ethnic diversity of the community, along with inviting households of different sizes.
16 University of Richmond, Mapping Inequality: Redlining in New Deal America, https://dsl.richmond.edu/panorama/redlining/, accessed December 11, 2021.
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Racially and Ethnically Concentrated Areas of Poverty
Racially and Ethnically Concentrated Areas of Poverty (R/ECAP). A R/ECAP is an area with a non-White population over 50% and with over 40% of the median household incomes below the poverty level. According to the HCD AFFH Mapping Tool, there are only six census tracts identified as R/ECAPS in Orange County, three of which are in Santa Ana and three are in Irvine. There are no areas in Seal Beach with over 40% of the median household income below the poverty level (Figure IV-6 and IV-7), thus there are no R/ECAPs in the City of Seal Beach as depicted in Figure IV-17.
Figure IV-17 RECAPs
Racially Concentrated Area of Affluence (RCAA). According to HCD, an RCAA is an area with a White population over 80% and a median household income level over $125,000. By these metrics and as illustrated in Figure IV-18 and Figure IV-19, Seal Beach has one RCAA in Census Block Group 995.12.3.
Two Seal Beach census block groups are less than 20% non-White, one in Leisure World and Census Block Group 995.12.3. The block group in Leisure World does not have a median income over $125,000, and thus is not considered a RCAA. However, block group 995.12.3 had a median income of $161,000 between 2015-2019 and is City of Seal Beach 2021-2029Housing Element IV. Constraints Revised Draft IV-64
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a RCAA. One candidate site for rezoning is located within this identified RCAA; the findings section below discusses this site in further detail.
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Figure IV-18 Percent Non-White
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Figure IV-19 Median Income
Findings: Racially and Ethnically Concentrated Areas of Poverty and Affluence.
There are no geographic areas with significant concentrations of poverty and minority populations defined as R/ECAPs in Seal Beach. Conversely, there exists one identified Racially Concentrated Area of Affluence (RCAA). Census Block Group 995.12.3 has a White population greater than 80% and the median household income above $125,000. Development in this area that would allow for lowerincome housing has substantial barriers including space availability constraints and California Coastal Commission restraints, for more information on development restraints refer to Section IV.A.
There is one vacant site located within this census block group at 99 Marina Drive,
4.3 acres in size. 99 Marina Drive is identified as a candidate site for rezoning; the current general plan zoning is listed as OE. With a density of 20 du/acre, this site could ultimately yield 86 units for low-income households which could reduce the concentration of affluence in the Block Group; refer to Table B-2, Residential Sites Inventory. While this site is vacant, historical uses included an oil separation and refinery facility. Thus, there is the potential for environmental contamination and needed remediation efforts before this site is suitable for residential use. Low-income units should be prioritized in this location, to allow diverse households to take advantage of the high opportunity offered by the RCAA in this census block group.
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Disparities in Access to Opportunities
CalEnviroScreen. CalEnviroScreen 4.0 is a tool that identifies communities in California that are affected by pollutants and polluting factors such as ozone, particulate matter, drinking water contaminants, pesticide use, lead, toxins, diesel particulates, traffic density, cleanup sites, groundwater threats, hazardous waste, solid waste, and impaired water bodies. This database also measures population factors such as cardiovascular disease, asthma rates, educational attainment, poverty, linguistic isolation, and more. A higher score indicates a higher effect of pollutants on the indicated area.
The CalEnviroScreen 4.0 percentiles are shown in Figure IV-20. The majority of the city includes low scoring census tracts, indicating no or few environmental burdens on the community. The highest pollution burden is shown on Census Tract 995.02, where the NWS Seal Beach is located. The CalEnviroScreen percentile score is listed at
67.63. Navy operations (including weapons and munitions loading, storage and maintenance) have been conducted on this property dating back to 1944 and likely contributes to a higher percentile score compared to neighboring census tracts.
While this tract is showing lower environmental scores, it is also home to the Seal Beach National Wildlife Refuge, encompassing 965 acres of coastal wetlands. In addition, Census Tract 995.02 is significantly larger than neighboring census tracts, creating higher exposure and potentially contributing to the higher than usual score.
The remainder of the city census tracts received scores under 45. The second highest scoring census tracts include 995.09 and 995.10 (Leisure World), where housing is limited to individuals aged 55 or older. Lower incomes combined with the proximity to I-405 could be contributing to a higher percentile score. Census tracts north of the I-405 experience similar pollution burden from the freeway, but have scores ranging from 26 to 38.
The City will be preparing an Environmental Justice Element, where communities of focus will be identified and prioritized. Policies will be designed to address higher CalEnviroScreen scores within specific census tracts.
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Figure IV-20 CalEnviroScreen 4.0
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California Tax Credit Allocation Committee (TCAC). The California Tax Credit Allocation Committee’s (TCAC) Opportunity Area scores can be used as a tool to analyze disparities in access to opportunities. This tool was prepared by TCAC and HCD to identify areas statewide whose economic, educational, and environmental characteristics support positive outcomes for low-income families. Opportunity maps are updated annually and provide a separate economic score, environmental score, and educational score. Each score is compiled using several indicators, and the composite map combines all three designations to provide a single score for each block group.
The top 20% of overall scores in a county are labeled as highest resource and the next 20% of scores are labeled as high resource. Any areas that are considered segregated and that have at least 30% of the population living below the federal poverty line are labeled as an area of High Segregation and Poverty. Remaining uncategorized areas in the county are evenly divided between moderate resource and low resource areas.
Figure IV-21 shows the economic scores for Seal Beach by census tract. The economic indicators used include poverty, adult education, employment, job proximity, and median home value. The map shows a stark contrast as the entirety of the city is categorized as either above 0.75 (the more positive economic outcome) or below 0.25 (the less positive economic outcome). The areas that have scored below 0.25 include Leisure World and the NWS Seal Beach, which coincide with areas of lower income seen in Figure IV-5, Figure IV-6, and Figure IV-7. The remainder of the city scored among the more positive economic outcomes.
TCAC economic scores for Leisure World and NWS Seal Beach may not be representative of actual conditions, due to the unique populations, demographics, employment, and land uses concentrated within these census tracts. Leisure World residents are aged 55+, and typically consist of retirees who are not currently employed. Median home values in this part of the City are lower than other neighborhoods because of the age restriction. This does not necessarily represent a community with poor economic outcomes, but the congregation of one specific demographic group with unique needs. Similarly, NWS Seal Beach is a federally owned naval property where there are no owner-occupied housing units. Further, the census tract is considered unusually large for the region. Employment in this census tract is limited to the military uses occurring on-site. The unique circumstances within this census tract do not necessarily reflect a community with poor economic outcomes when the specific land use is considered.
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Figure IV-21 TCAC Economic Score, 2021
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The environmental domain is determined using CalEnviroScreen pollution indicators and values; the TCAC Environmental Scores mirror the environmental concerns depicted in the CalEnviroScreen 4.0 map above, Figure IV-21. Figure IV-22 shows the TCAC Environmental Score for Seal Beach by census tract. The map indicates stratified environmental scores throughout the city with the more positive environmental scores being along the western coastal area, and the remainder of the city having scored from 0.75 to below 0.25. The areas with the less positive environmental scores include the more inland reaches of the city, Leisure World, and the NWS Seal Beach. Similar to the potential sources of environmental concerns discussed above, naval operations, proximity to the I-405 freeway, and heavy industrial uses along the San Gabriel River, may be responsible for the lower environmental scores in these areas.
Figure IV-22 TCAC Environmental Score, 2021
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Education indicators include math and reading proficiencies in fourth grades, high school graduation rates, and the student poverty rate. Figure IV-23 shows the education scores for the city by census tract. The majority of the City’s education scores are above 0.75, the more positive education outcomes. Census Tract 1100.12 is within the 0.50-0.75 range and some census tracts show no data. There are no public schools in Census Tract 1100.12 which may be negatively impacting the education score compared to the rest of Seal Beach.
Seal Beach is served by one public school district, Los Alamitos Unified, for grades K through 12. Elementary schools within this district are very highly rated on Great Schools, receiving scores between 8 – 10 out of 10. Both middle schools and the high school are rated 8 – 9 out of 10. As the public school system demonstrates strong outcomes and is highly rated, high access to educational opportunity is available within the city. 17
Figure IV-23 TCAC Education Score, 2021
17 Great Schools, Los Alamitos Unified School District, https://www.greatschools.org/california/sealbeach/, accessed December 16, 2021.
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Figure V-24 displays the TCAC Composite Scores and Resource Category for each census tract in the city. The resource categories across the city range from moderate resource to highest resource, with the highest resource areas being the coastal, western, and northwestern census tracts. The moderate resource category areas include Leisure World and NWS Seal Beach. Table IV-14 shows the individual domain scores of each census tract including the economic, environmental, and education scores, as well as the composite index score and resource category. Based on the individual factors, the economic and environmental outcomes seem to be the most influential in driving down the composite scores of Leisure World and NWS Seal Beach. No areas of the city are categorized as low resource or high segregation and poverty.
Figure IV-24 TCAC Composite Score, 2021
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Table IV-14
Opportunity Map Scores and Categorization
Census
Tract
Economic
Domain
Score
Environmental
Domain Score
Education
Domain
Score
Composite
Index
Score
Final
Category
995.02 0.22 0.10 0.89 0.05
Moderate
Resource
995.04 0.97 0.26 0.85 0.54
Highest
Resource
995.06 0.95 0.62 0.81 0.60
Highest
Resource
995.09 0.01 0.10 - -0.04
Moderate
Resource
995.10 0.02 0.38 0.92 0.01
Moderate
Resource
995.11 0.97 0.80 0.85 0.70
Highest
Resource
995.12 0.97 0.74 0.85 0.69
Highest
Resource
1100.12 0.92 0.09 0.72 0.30
High
Resource
1100.07* 0.75 0.15 - 0.42
Highest
Resource
1100.08* 0.95 0.29 - 0.65
Highest
Resource
* Census tracts are not solely located within the City of Seal Beach and include portions in other jurisdictions
Source: California Fair Housing Task Force, TCAC/HCD Opportunity Areas (2021) – Composite Score – Tract.
Access to Opportunities Regional Comparison. Generally, Seal Beach has notably greater access to opportunities when compared to Orange County. Table IV-15 City of Seal Beach 2021-2029Housing Element IV. Constraints Revised Draft IV-75
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displays various indicators that show the opportunities available to Seal Beach citizens compared to that of Orange County. The population below the federal poverty level in the City (5.7%) is significantly less than in the County (9.4%), indicating that economic opportunities are more available in the City than in the surrounding region. Additionally, education indicators show that while the city has a lower percent of the population enrolled in K-12 education, Seal Beach citizens with a bachelor’s degree or higher is 8% greater than the County.
Table IV-15 Access to Opportunity Indicators – City and County Indicator
Seal
Beach
Orange
County
Population below Federal Poverty
Level 5.7% 9.4%
Education
Bachelor's Degree or Higher 49.0% 41.0%
School Enrolled Population Enrolled in
Kindergarten to 12th Grade 56.4% 60.3%
Unemployment Rate 6.7% 4.7%
Source: 2019 ACS 5-Year Estimates Data Profiles.
Transportation. Access to adequate transportation and a variety of transit options can help lower disparities in access to opportunities. Orange County Transit Authority (OCTA) is the provider for the City of Seal Beach and the surrounding communities.
The city has three OCTA bus routes: Route 1, Route 42, and Route 60. Additionally, there are two Long Beach Transit Bus Routes that operate within the city, Route 131, and Route 171. Transit routes and transit stops are shown in Figure IV-25 below.
The Orange County AI utilized two transportation indicators to help analyze disparities in access to opportunities. The transit trips index measures how often lowincome families in a neighborhood use public transportation and the low transportation cost index measures the cost of transportation and proximity to transportation by neighborhood. The AI found no significant disparities between racial and ethnic groups in the low transportation cost index and found that transit index scores do not vary significantly by race or ethnic group in most areas across Orange County.
Access to public transportation in Seal Beach is similar and comparable to neighboring cities, and the greater Orange County region. Further, Walk Score demonstrates that the Main Beach/Old Town neighborhood in Seal Beach is “very City of Seal Beach 2021-2029Housing Element IV. Constraints Revised Draft IV-76
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walkable” with a score of 85. This score indicates that most errands can be accomplished on foot.18
Figure IV-25 Transit Routes
Findings: Disparities in Access to Opportunities
Overall, Seal Beach is identified as moderate to highest resource, with no areas of low resource and no areas of high segregation and poverty. The most significant factors impacting TCAC opportunity area scores are economic and environmental, which primarily affect Leisure World and NWS Seal Beach. Environmental issues are most apparent when analyzing CalEnviroScreen 4.0 data. As previously discussed, low environmental scores are likely the result of existing naval operations, proximity to the I-405 freeway, and heavy industrial uses along the San Gabriel River. The City will be preparing an Environmental Justice Element including goals and policies to address these concerns. Access to transportation does not disproportionately affect 18 Walk Score, Main Street/Old Town Seal Beach, https://www.walkscore.com/score/129-main-st-sealbeach-ca-90740, accessed December 16, 2021.
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racial and ethnic groups within the City and is not a barrier to opportunities in Seal Beach.
Generally, Seal Beach is a high resource city with access to strong educational and economic outcomes. Affordable housing units would allow more households to enjoy access to high resources found within the City. As the data does not indicate a specific disparity to access within the City, it is assumed the key barrier to opportunity for housing in Seal Beach is affordability. Increasing affordable units for a variety of household types would allow for high opportunity within the community to be expanded.
Disproportionate Housing Needs
Disproportionate housing needs are determined by comparing substandard housing or housing problems in relation to tenure, race, household size, or household age. A household is considered substandard or having a housing problem if it has one or more of the following housing problems:
• Housing unit lacks complete kitchen facilities
• Housing unit lacks complete plumbing facilities
• Housing unit is overcrowded (more than 1 person per room) • Household is cost burdened (greater than 30%)
A household is considered to have a severe housing problem if it has one or more of the following housing problems:
• Housing unit lacks complete kitchen facilities
• Housing unit lacks complete plumbing facilities
• Housing unit is overcrowded (more than 1 person per room) • Household is cost burdened (greater than 50%)
Table IV-16
Substandard Housing in Seal Beach by Tenure
Owner Renter Total
Total Households 9,505 2,995 12,500
Household has at
least 1 of 4 Housing
Problems
2,075 22% 1,315 44% 3,390 27%
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Household has at
least 1 of 4 Severe
Housing Problems
1,100 12% 605 20% 1,705 14%
Total Households with
Cost Burden 1,985 21% 1,235 41% 3,220 26%
Household Housing
Cost Burden >30% to
<=50%
1,005 11% 730 24% 1,735 14%
Household Housing
Cost Burden >50% 980 10% 505 17% 1,485 12%
Household Housing
Cost Burden >50% 980 0.10% 505 0.17% 1485 0.12%
Source: HUD CHAS Data 2014-2018
Cost burdens and substandard housing significantly affects renters over owners within the City, with 41% of renters experience cost burden and 44% of renters experiencing at least one of four housing problems as defined by HUD.
Comparatively, only 21% of owners experience cost burden and 22% of owners experience at least one of four housing problems as defined by HUD.
Across the City, approximately one quarter of households experience cost burden and at least one of the four housing problems. Based on Figure IV-26 below, a small percentage of units in the City lack complete plumbing facilities (0.28%) or lack complete kitchen facilities (0.98%). Generally, cost burden affects households more significantly compared to physical deficiencies associated with units.
Figure IV-26 Substandard Housing in Seal Beach
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Cost burden is shown to be concentrated in Census Tract 995.02, where the NWS Seal Beach is located. Housing units on this property are owned by the federal government, and NWS Seal Beach contracts with Lincoln Military Housing (a privatized company) for property management. Units range from family housing (including both two-bedroom units and four bedroom units) and unaccompanied housing (formerly Bachelor Housing, also referred to as the barracks). As units within Census Tract 995.02 are limited to service members, this cost burden is uniquely placed on a specific subgroup of residents in Seal Beach. The ACS 2015 – 2019 data compared to ACS 2010 – 2014 is showing an increased rental burden on this specific census tract.
Census Tract 995.09, 995.10 and 995.04 show the lowest concentration of overpayment for renting. An increase in rental burden on Census Tract 995.09 has occurred, when comparing ACS 2010 – 2014 data to ACS 2015 – 2019 data. This particular census tract is located within Leisure World, a 55+ community where older, retirees live. The change in rental burden in this location may be associated with the unique demographics of the neighborhood. Rental burden has decreased on the census tracts located north of I-405 and has remained about the same on waterfront census tracts in downtown Seal Beach.
Overpayment burden by homeowners is not specifically concentrated in one geographic location and is distributed between the 20% - 40% and 40% - 60% categories throughout Seal Beach. No data is shown on Census Tract 995.02, as there are no owner-occupied units located on the NWS Seal Beach.
Compared to ACS 2010 – 2014, the overpayment burden on Census Tracts 995.09 and 995.10 has decreased significantly. As previously discussed, these census tracts consist of a 55+ community. Overpayment on owner occupied units may have been a result of economic conditions associated with the Great Recession, affecting fixedincome seniors more significantly than other demographic groups.
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Figure IV-27 Overpayment by Owners, 2010 - 2014
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Figure IV-28 Overpayment by Owners, 2015 - 2019
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Figure IV-29 Overpayment by Renters, 2010 - 2014
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Figure IV-30 Overpayment by Renters, 2015 - 2019
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Overcrowding. A household is considered overcrowded when there is more than one person per room, including living and dining rooms but excluding bathrooms and kitchens. Severe overcrowding is defined as more than 1.5 occupants per room.
Approximately 1.1% of owner-occupied units are considered overcrowded, and
2.3% of renter-occupied units are overcrowded. This is low in comparison with surrounding areas, and significantly lower than the state average of 8.2%. Both the state and County experiences overcrowding at a higher rate than Seal Beach.
Further, no specific neighborhood or census block demonstrates a concentrated area of overcrowding within the city.
Seal Beach has a small Black and Asian American population, both of which experience overcrowding at higher rates compared to White households within the city. While White households have the highest number of overcrowding incidents (143 households), overcrowding only affects 1.3% of White households. In comparison, 2.1% of the 233 Black households and 5.0% of Asian American households in Seal Beach experience overcrowding.
Table IV-17
Overcrowded Households by Race
White Black
Native
American
Native
Hawaiian
and
Other
Pacific
Islander
Asian
American
Some
Other
Race
(alone)
Two or
More
Races
Total 10,411 233 43 61 1,323 181 290
1.0 less
per room 10,268 228 43 61 1,256 181 290
1.01 or
more per
room 143 5 0 0 67 0 0
Source: HUD CHA Data Viewer, 2014 – 2018.
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Figure IV-31 Overcrowded Households
City of Seal Beach 2021-2029Housing Element IV. Constraints Revised Draft IV-86
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Homelessness. The homeless population is a group that has disproportionately higher needs than those who are housed. The Orange County Partnership conducted the 2019 Point in Time Count (PITC), which counts the unsheltered homeless population County-wide over two nights in January. Table IV-18 below shows the PITC for the Central Service Planning Area, which includes Seal Beach and neighboring jurisdictions. The city had eight unsheltered individuals experiencing homelessness.
There is no spatial data as to where specific homeless individuals are located or congregate. Homeless individuals within Seal Beach tend to be transient in nature, making such spatial analysis difficult to prepare or procure.
Table IV-18
Regional Point in Time Count, Central Service Planning Area City Unsheltered Sheltered Total
Costa Mesa 187 6 193
Fountain Valley 28 14 42
Garden Grove 163 62 225
Huntington Beach 289 60 349
Newport Beach 64 0 64
Santa Ana 830 939 1,769
Seal Beach 8 0 8
Tustin 95 264 359
Westminster 159 25 184
County Unincorporated 4 31 35
Domestic Violence
Programs N/A 104 104
Central Service Planning
Area 1,827 1,505 3,332
Source: Orange County, Everyone Counts 2019 Point in Time Count.
The previous Seal Beach Housing Element estimated approximately ten unsheltered homeless individuals. While homelessness across Orange County has risen since 2012, City of Seal Beach 2021-2029Housing Element IV. Constraints Revised Draft IV-87
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the total number of individuals experiencing homelessness in Seal Beach has remained the same.
Table IV-19
Homelessness Trends and Comparison, 2012 and 2019
Year Seal Beach Orange County
2012 10* 4,251
2019 8 6,760
*estimate from the previous Housing Element
Source: Orange County, Everyone Counts 2012 and 2019 PITC.
Displacement. The Urban Displacement Project at University of California, Berkeley developed a map of communities where residents may be particularly vulnerable to displacement in the event of increased redevelopment and shifts in housing cost; these are known as sensitive communities. Sensitive communities are defined based on the following set of criteria:
• The share of very low-income residents is above 20%.
The tract must also meet two of the following criteria:
• The share of renters is above 40%.
• The share of people of color is above 50%.
• The share of very low-income households (50% AMI or below) that are severely rent burdened is above the county median.
• They or the areas in close proximity have been experiencing displacement pressures. Displacement pressure is defined as:
o The percentage change in rent above county median for rent increases OR
o The difference between tract median rent and tract median rent for surrounding tracts above median for all tracts in county (rent gap).
Figure IV-32 below does not identify any communities within Seal Beach as vulnerable to displacement. While there may be incidents of displacement or City of Seal Beach 2021-2029Housing Element IV. Constraints Revised Draft IV-88
DecemberSeptember 2021
vulnerability to displacement on the individual/household level, displacement within Seal Beach is not generally clustered within a specific geographical area.
Figure IV-32 Households with Increased Displacement Risk Sea level rise may be a significant driver of displacement in the future. The City of Seal Beach Sea Level Rise Vulnerability Analysis identifies significant portions of the city at risk to a variety of sea level rise scenarios. The science regarding sea level rise modeling continues to evolve; however, it is generally agreed upon that the 1.6-foot SLR scenario has a 66% probability of occurring by 2100. Under this scenario, significant sea level rise and storm flooding is projected to impact the Main Beach/Old Town neighborhood (downtown Seal Beach) and NWS Seal Beach property. Low-lying portions of the city are at the highest risk to inundation. Refer to Figure IV-33, below.
Additionally, some properties within Seal Beach are deed restricted from Coastal Commission Coastal Development Permit (CDP) conditions of approval. Deed restrictions require property owners to waive their right to future shoreline protective devices, meaning that hardline structures such as sea walls or revetments will not be permitted to protect the property from sea level rise in the future. Because Coastal City of Seal Beach 2021-2029Housing Element IV. Constraints Revised Draft IV-89
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Commission has limited adaptation methods available to property owners, residential loss and displacement may occur within the coastal communities of Seal Beach. Sea level rise is a slow-moving natural hazard, and as impacts materialize within Seal Beach, additional adaptation/mitigation actions may become available. It is not anticipated that sea level rise or flooding is a significant displacement risk during this Housing Element cycle but may become a consideration in the future.
Figure IV-33 Seal Beach Sea Level Rise Vulnerability
Findings: Disproportionate Housing Needs. The analysis of disproportionate housing needs shows similar trends to the integration and segregation analysis. Generally, overpayment and cost burden are the most significant problem affecting households within Seal Beach. Overpayment disproportionately affects renter households within the city when compared to owner households. The high cost of housing in Seal Beach and other coastal Orange County communities significantly contributes to overpayment. Policies and programs within Section V are designed to assist with expanding affordable housing stock (Program 1a, 1b, 1c, 1h, 1e, 1f, 1h, 1i, 1j, 1l, 2a, 2b, 2c, 2d, 3a, 3b, 4a, 4b, 4c); refer to Section V, Housing Action Plan.
Additional units for low and moderate incomes would allow for diverse households to take advantage of high economic and educational opportunities within Seal Beach.
Although overcrowding in Seal Beach is below the statewide average, only 1.3% of White households experience overcrowding, compared to 2.1% of Black households and 5.0% of Asian American households. It can be reasonably assumed that City of Seal Beach 2021-2029Housing Element IV. Constraints Revised Draft IV-90
DecemberSeptember 2021
overcrowding is associated with housing overpayment and cost burden. Diversity in housing stock is key to alleviating issues of overcrowding, ensuring low to moderate income units are sized to facilitate larger households.
Homelessness and increased displacement risk do not present significant concerns related to disproportionate housing needs in the city within this Housing Element cycle. The upcoming Environmental Justice Element for Seal Beach will include goals and policies to address other disproportionate housing needs. As the Environmental Justice section has not yet been prepared, there are no specific details available to add to the Housing Element. Such information would be included in the next Housing Element update cycle, as appropriate.
Other Contributing Factors
Historic Land Use Practices. As previously mentioned, the racial demographics of Seal Beach are fairly homogenous, and this may be associated with historic land use practices within northern coastal Orange County and Long Beach areas. As Seal Beach incorporated in 1915, with subdivisions dating back to the 1800s and known exclusionary zoning/real estate practices occurred within the neighboring jurisdictions including Long Beach, it is reasonable to believe similar practices occurred in Seal Beach. Because of the prevalence of exclusionary zoning prior to the 1960s within this region of Los Angeles and Orange County, it is possible that these historical practices still have lingering effects in the demographics of the city into the present time. Additional affordable units within Seal Beach would likely increase racial and ethnic diversity, along with inviting households of different sizes.
Mobile/Manufactured Homes. Seal Beach has one mobile home park located within the city, that makes up about 1.1% of the housing stock in the city (155 units). While the community is frequently labeled a mobile home park, a more accurate description would be manufactured housing. The location of the neighborhood is shown on Figure IV-34, northwest of 1st street and adjacent to the San Gabriel River.
The Seal Beach Municipal Code considered manufactured housing (but not mobile homes) to be defined as a single unit dwelling. The Mobile Home Park Conversion Ordinance regulates development projects that propose changing the use of mobile home parks. The previous Housing Element documented the preservation/conservation of these units as affordable; 25 units for low income and 75 units for moderate income households.
Figure IV-34 Location of Mobile Home Parks
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Community Opposition to Housing. In the past, housing projects have been withdrawn and dissuaded from proceeding through the approval process from the threat of lawsuit. City residents have also expressed opposition to housing at the Shops at Rossmoor and Accurate Storage (1011 Seal Beach Blvd). The City has no control or influence on whether someone will threaten or bring a lawsuit against a project, or how the applicant will respond to the threat, regardless of if there is a valid legal basis for a challenge. Seal Beach carefully follows the CEQA process to ensure all documentation is compliant, legally sound, and defensible. However, negative community responses to land-use changes may detrimentally affect lowerand moderate-income residents, as new multi-family housing stock is more difficult and expensive to produce.
Restricted Housing Units. Unique land uses within Seal Beach restrict housing opportunities to specific age groups or employment groups, thus limiting housing choices. As previously mentioned, all units within Leisure World are age restricted to individuals aged 55 or older. Additional housing development within this neighborhood would continue to be age restricted, thus limiting housing choice for Seal Beach residents. Housing units on NWS Seal Beach are also limited to active service members employed on-site. Additional units on NWS Seal Beach would also be restricted to service members employed on-site, unless a land lease agreement with the US Navy allows for housing to be non-restricted. Such a decision is at the City of Seal Beach 2021-2029Housing Element IV. Constraints Revised Draft IV-92
DecemberSeptember 2021
discretion of the federal government and not guaranteed. Both of these land uses limit the availability of housing units within the city.
Summary of Fair Housing Issues
Seal Beach is a non-entitlement city, with a population of less than 50,000. Thus, the County of Orange participated on behalf of the City in the 2020 Orange County Analysis of Impediments to Fair Housing Choice (AI). The AI identified impediments for the entire county and for each entitlement city within Orange County. To address the contributing factors to AI, the plan proposes the following goals and actions:
Regional Goals and Strategies
Goal 1: Increase the supply of affordable housing in high opportunity areas.
Strategies from the Regional AI:
1. Explore the creating of a new countywide source of affordable housing.
2. Using best practices from other jurisdictions, explore policies and programs that increase the supply of affordable housing, such as linkage fees, housing bonds, inclusionary housing, public land set-aside, community land trusts, transit-oriented development, and expedited permitting and review.
3. Explore providing low-interest loans to single-family homeowners and grants to homeowners with household incomes of up to 80% of the Area Median Income to develop accessory dwelling units with affordability restriction on their property.
4. Review existing zoning policies and explore zoning changes to facilitate the development of affordable housing.
5. Align zoning codes to confirm to recent California affordable housing legislation.
Goal 2: Prevent displacement of low- and moderate-income residents with protected characteristics, including Hispanic residents, Vietnamese residents, other seniors, and people with disabilities.
Strategies:
1. Explore piloting a Right to Counsel to ensure legal representation for tenants in landlord-tenant proceedings, including those involving the application of new laws like AB 1482.
Goal 3: Increase community integration for persons with disabilities.
Strategies:
1. Conduct targeted outreach and provide tenant application assistance and support to persons with disabilities, including individuals transitioning from institutional settings and individuals who are at risk of institutionalization. As part of that assistance, maintain a database of housing that is acceptable to persons with disabilities.
City of Seal Beach 2021-2029Housing Element IV. Constraints Revised Draft IV-93
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2. Consider adopting the accessibility standards adopted by the City of Los Angeles, which require at least 15 percent of all new units in city-supported Low-Income Housing Tax Credit (LITHTC) projects to be ADA-accessible with at least 4 percent of total units to be accessible for persons with hearing and/or vision disabilities.
Goal 4: Ensure equal access to housing for persons with protected characteristics, who are disproportionately likely to be lower-income and to experience homelessness.
Strategies:
1. Reduce barriers to accessing rental housing by exploring eliminating application fees for voucher holders and encouraging landlords to follow HUD’s guidance on the use of criminal backgrounds in screening tenants.
2. Consider incorporating a fair housing equity analysis into the review of significant rezoning proposals and specific plans.
Goal 5: Expand access to opportunity for protected classes.
Strategies:
1. Explore the voluntary adoption of Small Area Fair Market Rents or exception payment standards in order to increase access to higher opportunity areas for Housing Choice Voucher holders.
2. Continue implementing a mobility counseling program that informs Housing Choice Voucher holders about their residential options in higher opportunity areas and provides holistic supports to voucher holders seeking to move to higher opportunity areas.
3. Study and make recommendations to improve and expand Orange County’s public transportation to ensure that members of protected classes can access jobs in employment centers in Anaheim, Santa Ana, and Irvine.
4. Increase support for fair housing enforcement, education, and outreach.
4. Site Inventory Effect on Affirmatively Furthering Fair Housing AB 686 requires the Housing Element to evaluate selected sites relative to the effect on fair housing. In Seal Beach, the sites inventory potential sites for housing development (including underutilized sites and ADUs) along with candidate sites for rezoning. For the purposes of this analysis, potential sites for housing development and candidate sites for rezoning are considered against affirmatively furthering fair housing standards.
Segregation and Integration
It is noted that census tracts within Seal Beach are fairly racially homogenous, with similar racial and ethnic identities found across the city. According to Figure IV-2, census tracts within Seal Beach range from sizeable (gap 10% to 50%) to City of Seal Beach 2021-2029Housing Element IV. Constraints Revised Draft IV-94
DecemberSeptember 2021
predominantly (gap >50%) White majority. As such, all of the selected sites and candidate sites for rezoning are located within census tracts identified as White majority.
Low to moderate income populations are distributed throughout the City of Seal Beach, and the selected sites and candidate sites for rezoning are distributed throughout neighborhoods with different median income levels. Both the 1011 Seal Beach Blvd site and 1780 Pacific Coast Highway (PCH)site are located within a census block group with an average median income greater than $125,000. No concentrations of poverty are found in these census blocks; both census blocks show the lowest concentration of low to moderate income households in the city. Thus, additional low to moderate income units on these selected sites will allow diverse households to take advantage of positive opportunities found in these high-income neighborhoods.
The Leisure World community has the highest concentration of low to moderate income population within Seal Beach. Additional housing in this community would likely be age restricted to 55+ adults, which would continue to segregate this specific age-group demographic within the city to primarily live within two specific census tracts. Because 55+ adults are more likely to be retired or fixed income, these census tracts would continue to be concentrations of low to moderate income households.
Generally, age-restricted housing tends to be priced lower than units without age restrictions and provide a more affordable housing opportunity to senior citizens. As discussed in Section F.2, the housing needs of elderly populations can be addressed through smaller units, accessory dwelling units, shared living arrangements, congregate housing, and housing assistance programs. Units within Leisure World tend to be smaller units, ranging from one to two bedrooms. Individuals aged 65+ make up 39% of the city population (compared to regional share of 13%); the age distribution in Seal Beach would support additional units within this community.
Further, rezoning within Leisure World for higher density would yield a potential 150 units out of the identified 1,543 (refer to Table B-3); representing 9.7% of the potential units on candidate sites for rezoning. Thus, additional housing units within this community would not cause additional income-based segregation across the city nor would it exacerbate existing income concentrations.
Similar to the concentration of low to moderate income population in Seal Beach within the Leisure World community, these census tracts also include a concentration of population with a disability. The population with a disability within both Leisure World census tracts is documented as greater than 40%, whereas the rest of the city has a population with a disability lower than 10%. Again, this demographic concentration of population with a disability is associated with the age restricted 55+ units. Refer to Table II-20 for details regarding the most common disabilities for senior by type within the city. Because 55+ adults are more likely to have a disability than other age groups, these census tracts would continue to be concentrations of individuals with a disability. As discussed above, rezoning properties within Leisure World would only account for a portion of the potential units on candidate sites for rezoning. Thus, additional housing units within this community would not cause City of Seal Beach 2021-2029Housing Element IV. Constraints Revised Draft IV-95
DecemberSeptember 2021
additional disability-based segregation across the city nor would it exacerbate existing population concentrations.
There is no significant geographic pattern or concentration of single-headed or female-headed households of the city. The selected sites or candidate sites for rezoning are not expected to influence the distribution of familial status across the city.
Racially and Ethnically Concentrated Area of Poverty
There are no R/ECAP located within Seal Beach; thus, no sites are located within a R/ECAP. Selected sites are not anticipated to cause the creation of a R/ECAP.
There is one vacant site located within this census block group at 99 Marina Drive,
4.3 acres in size. 99 Marina Drive is identified as a candidate site for rezoning; the current general plan zoning is listed as OE. With a density of 20 du/acre, this site could yield 86 units. While this site is vacant, historical uses included an oil separation and refinery facility. Thus, there is the potential for environmental contamination and needed remediation efforts before this site is suitable for residential use. Low-income units are prioritized in this location, to allow diverse households to take advantage of the high opportunity offered by the RCAA located in this census block group.
Disparities in Access to Opportunities
Overall, most of Seal Beach scores high on the TCAC composite scores as having high access to opportunity. All census tracts depict high levels of education outcomes, with the exception of a few census tracts with no data provided. The TCAC analysis generally displays high economic outcome scores, particularly within the census tract where selected sites and candidate sites for rezoning are located.
Minor exceptions to this include the candidate sites for rezoning located in Leisure World and NWS Seal Beach. As previously discussed, Leisure World consists of a 55+ demographic where a significant portion of individuals are retired. NWS Seal Beach is an active Navy facility, where all economic activity occurs under the umbrella of the federal government. Environmental scores vary by census tract. The presence of NWS, I-405 highway and heavy industrial uses (oil production and LADWP generating station) adjacent to the San Gabriel River introduce pollutants to the community.
Selected sites and candidate sites for rezoning are distributed throughout zones ranging between less positive outcomes and more positive outcomes.
CalEnviroScreen 4.0 percentile scores throughout the city generally are low, indicating positive environmental outcomes. The highest scoring census tract is located at NWS Seal Beach, with a percentile score of 67.63. Only one candidate site for rezoning is located within this census tract; all other selected sites and candidate sites for rezoning are located in census tracts scored 45 or below, indicating positive environmental outcomes.
Based on the CalEnviroScreen 4.0 data and TCAC composite scores, the selected sites and candidate sites for rezoning will not introduce new environmental pollution burden, nor will additional disparities in access to opportunities be introduced. The City of Seal Beach 2021-2029Housing Element IV. Constraints Revised Draft IV-96
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1011 Seal Beach Blvd site (80 low-income units) and 1780 PCH site (5 moderate income units) are located in areas with low CalEnviroScreen percentile scores and TCAC identified highest resource. Further, modern construction on these units would be required to include high-efficiency HVAC air filters to ensure excellent indoor air quality as a mitigation action against proximity to I-405, military and industrial uses.
New housing in the proposed sites achieves multiple goals of adding housing stock in underutilized areas while enhancing existing neighborhoods with new housing choices. Units for low and moderate incomes will allow diverse types of households to take advantage of positive environmental, educational, and economic outcomes found in these census tracts.
Disproportionate Housing Needs
The selected sites and candidate sites for rezoning are not located within any areas indicating disproportionate housing needs. Overcrowded households are rare in Seal Beach (only occurring in 1.1% of owner units and 2.3% of renter units) and are not congregated within a specific area of the city. The average household size hovers at 1.91, with the most commonly occurring household size is one person (45.1%) and second most commonly occurring household is two people (35.4%).
Thus, there is no disproportionate need for large units to alleviate existing overcrowding or large household size.
Further, the selected sites and candidate sites for rezoning are not anticipated to pose any displacement risk during the planning period. Analysis shows no communities within Seal Beach are identified as vulnerable to displacement. Both candidate sites selected (1011 Seal Beach Boulevard and 1780 PCH) include existing commercial uses; redevelopment of these properties would not displace any existing residents. Candidate sites for rezoning include commercial and vacant property, with the exception of 533 acres identified within the Leisure World community.
Displacement of existing residents could create disproportionate housing needs, considering the needs of this community as a 55+ retirement neighborhood. Both census tracts within Leisure World show the highest concentration of low to moderate households and persons living with a disability within Seal Beach. Policies and programs to prevent displacement of existing residents would be required if residential redevelopment was proposed on any of the mutual zones. Thus, displacement risk would be considered low regarding the selected sites and candidate sites for rezoning.
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5. Identification of Issues, Contributing Factors, and Meaningful Actions Table IV-20 Issues, Contributing Factors, and Meaningful Actions Fair Housing Issue Contributing Factor Meaningful Actions Outreach Capacity
Limited local private fair
housing outreach and
awareness.
• Housing Choice
Voucher Rental
Assistance
promotion and
outreach (Program
3a).
• Mortgage credit
certificate
promotion and
outreach (Program
3b).
• Housing Information
and Referral
Services (Program
5b and 5c).
• City to contract with
a fair housing
services provider to
provide specific
services to Seal
Beach residents
(Program 5a).
Disproportionate Housing
Needs
Substandard housing,
overpayment, and cost
burden disproportionately
affects renters
Limited affordable or lowincome housing
• On-going housing
conditions
monitoring, to
identify properties in
need of
maintenance or
repair and provide
information
regarding
rehabilitation
assistance programs
(Program 4b).
• Density bonus
regulations and
City of Seal Beach 2021-2029Housing Element IV. Constraints Revised Draft IV-98
DecemberSeptember 2021
procedures
(Program 2a).
• Affordable housing
resources (Program
2b).
• City to contract
directly with a fair
housing services
provider to provide
specific services to
Seal Beach
residents (Program
5a).
Access to Opportunity
Limited affordable and
accessible low-income
housing
Inability to afford and take
advantage of local,
educational, and
recreational activities
• Provision of
adequate public
facilities and
services (Program
1k).
• Housing Choice
Voucher Rental
Assistance (Program
3a).
Displacement
Lower and moderate
households may face
displacement pressures as
rents rise due to high overall
housing costs.
• Condominium
Conversion
(Program 4a).
• Replacement
housing (Program
1f).
City of Seal Beach 2021-2029Housing Element IV. Constraints Revised Draft IV-99 DecemberSeptember 2021
Under State law, “affirmatively furthering fair housing” means “taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.”
There are three parts to this requirement:
1. Include a Program that Affirmatively Furthers Fair Housing and Promotes Housing Opportunities throughout the Community for Protected Classes (applies to housing elements beginning January 1, 2019).
2. Conduct an Assessment of Fair Housing that includes summary of fair housing issues, an analysis of available federal, state, and local data and local knowledge to identify, and an assessment of the contributing factors for the fair housing issues.
3. Prepare the Housing Element Land Inventory and Identification of Sites through the Lens of Affirmatively Furthering Fair Housing.
In compliance with AB 686, the City has completed the following outreach and analysis.
Outreach
As discussed in Appendix C, the City held a total of six public meetings during the Housing Element update in an effort to include all segments of the community. Each meeting was publicized on the City’s website and meeting notices were also sent to persons and organizations with expertise in affordable housing and supportive services. Interested parties had the opportunity to interact with City staff throughout the Housing Element update process and provide direct feedback regarding fair housing issues.
The City also created a dedicated web page for the Housing Element update (https://www.sealbeachca.gov/Departments/Community-Development/PlanningDevelopment/Housing-Element-Update), conducted a public survey via the City’s website, and provided opportunities for interested persons to participate in public meetings remotely, which made it possible for those with disabilities limiting their travel to participate and comment on the Housing Element regardless of their ability to attend the meetings.
Assessment of Fair Housing
The following analysis examines geographic data regarding racial segregation, poverty, persons with disabilities, and areas of opportunity as identified by the TCAC/HCD Opportunity Areas map.
Racial segregation. As seen in Figure IV-1, the percentage of non-white population in the City is similar to the adjacent areas of Orange and Los Angeles counties. This map does not indicate any patterns of racial/ethnic concentration in the city.
Racially/Ethnically Concentrated Areas of Poverty. A racially or ethnically concentrated area of poverty (R/ECAP) is defined by HUD as areas in which 50 percent or more of the population identifies as non-White and 40 percent or more of individuals are living below the poverty line. Recent Census estimates regarding poverty status of households and City of Seal Beach 2021-2029Housing Element IV. Constraints Revised Draft IV-100 DecemberSeptember 2021
R/ECAP areas in Seal Beach are shown in Figure IV-2. As seen in this map, there are no concentrations of poverty, and the poverty rate is less than 10% for all census tracts in the city. There are no designated R/ECAP areas in Seal Beach.
Persons with disabilities. The incidence of disabilities is less than 10% in most areas of Seal Beach with the exception of Leisure World, a retirement community (Figure IV-3).
Access to opportunity. According to the 2020 California Department of Housing and Community Development (HCD) and the California Tax Credit Allocation Committee (TCAC) Opportunity Area Map (Figure IV-4), Seal Beach is within areas designated Highest Resource, High Resource or Moderate Resource. These designations are based on index scores for a variety of educational, environmental, and economic indicators. Some of the indicators identified by TCAC include high levels of employment and close proximity to jobs, access to effective educational opportunities for children and adults, low concentration of poverty, and low levels of environmental pollutants, among others.
Conclusion
This analysis shows that the primary barrier to fair housing in Seal Beach is high housing cost, which has the effect of limiting access by lower-income households to the high opportunities and resources available in the City. There is no evidence to suggest that discrimination against racial groups or persons with disabilities is a major issue.
The Housing Plan includes several programs to encourage and facilitate affordable housing development, as well as the provision of ADUs and JADUs, which can expand affordable housing opportunities for lower-income persons such as caregivers, household employees, and others working in service occupations. Program 5a describes actions the City will take to affirmatively further fair housing and address any issues of housing discrimination that may arise.
City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan Revised Draft V-1 DecemberSeptember 2021
V. HOUSING ACTION PLAN
This chapter of the Housing Element sets forth the City’s goals, policies, programs and objectives to address the housing needs of Seal Beach residents. This Housing Plan represents a continuing effort on the part of the City to facilitate the provision of housing for all economic segments of the population and persons with special needs, to maintain the condition and affordability of the existing housing stock, and to further fair housing.
Table V-1 identifies the City’s quantified housing objectives over the 2021-2029 period.
A. Housing Goals, Policies and Programs
A sound basis for any plan of action is a set of well-defined goals and policies to express the desires and aspirations of the community. The City has established the following housing goals:
• Facilitate the development of a variety of housing types for all income levels to meet the existing and future needs of residents.
• Assist in the development of adequate housing to meet the needs of low- and moderate-income households.
• Address, and where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing. • Maintain and enhance the quality of existing residential neighborhoods. • Promote equal housing opportunities for all persons regardless of race, color, national origin, ancestry, religion, sex, marital status, or familial status. • Encourage more efficient energy use in residential developments.
Goal 1: Facilitate the development of a variety of housing types for all income levels to meet the existing and future needs of residents
Policy 1a: Provide adequate sites for a variety of housing types through the Land Use Element of the General Plan and the Zoning Ordinance, while ensuring that environmental and infrastructure constraints are addressed.
Policy 1b: Where appropriate, encourage the redesignation of vacant and underutilized non-residential land to residential uses with appropriate densities to facilitate the development of a variety of housing types to address the housing needs of all economic segments of the population.
Policy 1c: Encourage the infilling of vacant residential land.
Policy 1d: Encourage the recycling of underutilized residential land, where such recycling is consistent with established land use plans.
City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan Revised Draft V-2 DecemberSeptember 2021
Policy 1e: Provide compatibility of residential uses with surrounding uses through the separation of incompatible uses, construction of adequate buffers, and other land use controls.
Policy 1f: Improve all residential environments through the provision of adequate public facilities and services, including streets and parks, as well as water, sewer, and drainage systems.
Policy 1g: Provide for adequate, freely accessible open space within reasonable distances of all community residents.
Program 1a: Provide Provision of Adequate Sites for New ConstructionHousing through updates to the General Plan and Zoning Ordinance
The Land Use Element of the Seal Beach General Plan designates land within the city for a variety of residential types and densities ranging from 9 to 46 units per acre. The land use designations are implemented through the Zoning Ordinance. Although there is no limited developable vacant land remaining, the Regional Housing Needs Assessment (RHNA) assigns Seal Beach a housing need of 1,243 units during the 2021-2029 planning period.
When sufficient land with appropriate zoning is not available to accommodate regional housing needs, State law requires cities to amend existing land use plans and regulations to create additional capacity for housing development to accommodate the RHNA.
As discussed in Appendix B, the City has conducted an evaluation of potential properties where land use regulations could be amended to create additional opportunities for housing or mixed-use development, and candidate sites have been identified for further evaluation to determine the most appropriate parcels to be rezoned. The following specific objectives are established:
2021-2029 Objectives:
Adequate Sites Program. To address the current shortfall in capacity for potential housing development the City will process zoning and General Plan amendments for sufficient sites with appropriate densities as identified in Appendix B no later than October 15, 2024, to fully accommodate the City’s remaining housing need. Rezoned sites will be selected from the candidate sites listed in Appendix B and will comply with the requirements of Government Code §65583.2(h) and (i). Specifically, sites designated to accommodate the RHNA shall have a minimum density of 20 units per acre.
Developments at designated housing sites with 20 percent or more of the units are affordable to lower-income households will be permitted by right, pursuant to State law as applicable.
Objective: Maintain adequate sites to accommodate the RHNA allocation City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan Revised Draft V-3 DecemberSeptember 2021
Responsible Party: Community Development, Planning Commission, City Council
Funding Source: General Fund
Schedule: Complete rezoning by October 2024, with ongoing modifications as needed to maintain site inventory
Program 1b: Mixed Use Development Zones
In order to implement development at some of the suggested sites and address constraints on the development of housing for a variety of income levels, a new mixed-use designation will be required. Currently, the City’s mixed-use designation (Limited Commercial/Residential Medium Density or LC/RMD) does not have a high enough density minimum to meet State law requirements for lower-income housing. Through the zoning update process and community outreach, the City will evaluate options for accommodating housing development in conjunction with appropriate commercial uses through a new mixed use zoning designation.
Objective: Create a mixed-use zone that meets state requirements for RHNA site designation, specifically to facilitate housing for lower income households. The zoning process will consider how to accommodate State requirements to allow for: a minimum residential density of 20 units per acre; a large enough size to permit at least 16 units; exclusively residential uses; at least 50 percent of the building floor area of a mixed use development to be dedicated to residential uses; and housing by-right with at least 20 percent of the units affordable to lower-income households. The definitions of “persons and families of low and moderate income,” “lower income households,” and “very low-income households” as set forth in Health and Safety Code sections 50079.5, 50093, and 50150 shall apply.
Responsible Party: Community Development, Planning Commission, City Council
Funding Source: General Fund
Schedule: Complete site rezoning necessary to accommodate the RHNA by October 2024, with ongoing implementation
Program 1c: Promote Available Housing Incentives and Evaluate Effectiveness Affordable Housing Incentives. To enhance the feasibility of affordable housing development, the City will offer incentives and concessions such as expedited processing, administrative assistance with applications for funding assistance, and modified development standards consistent with State law, including, but not limited to density bonus law, permit streamlining under SB35 for projects with at least 50 percent affordability, and SB 330. The City will update its website to include this information in greater detail for potential developers. Currently, the Planning Commission has the authority to determine affordable housing incentives, pursuant to the Zoning Code.
City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan Revised Draft V-4 DecemberSeptember 2021
City staff will evaluate the effectiveness of these incentives and concessions on an annual basis with empirical data (development of units) and anecdotal discussions with developers. To the extent that available incentives demonstrate ineffectiveness, the City will examine revised or new incentives that may be implemented.
Objective: Make information on available incentives and concessions readily available, and evaluate their efficacy on a regular basis Responsible Party: Community Development, Planning Commission, City Council
Funding Source: General Fund
Schedule: Website updates by July 2022, evaluation on an ongoing annual basis. If available incentives demonstrate ineffectiveness by the end of the 2024 calendar year, the City will undertake revisions to available incentives in 2025.
Program 1d: Annual Progress Report.
The City will report its progress in implementing this program to HCD on an annual basis, pursuant to Government Code §65400.
Objective: Maintain compliance with State law and provide transparency on progress towards the RHNA
Responsible Party: Community Development
Funding Source: General Fund
Schedule: April of each year
Program 1e: Ensure No Net Loss.
The City shall comply with the “no net loss” provisions of Government Code §65863 through the implementation of an ongoing project-by-project evaluation process to ensure that adequate sites are available to accommodate the City’s remaining RHNA allocation throughout the planning period. The City shall not reduce the allowable density of any site in the residential land inventory, nor approve a development project at a lower density than assumed in the land inventory, unless both of the following findings are made:
a) The reduction is consistent with the adopted General Plan, including the Housing Element; and
b) The remaining sites identified in the Housing Element are adequate to accommodate the City’s remaining share of
regional housing need pursuant to Government Code §65584.
If a reduction in residential density for any parcel would result in the remaining sites in the Housing Element land inventory not being adequate to City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan Revised Draft V-5 DecemberSeptember 2021
accommodate the City’s remaining share of its lower- or moderate-income regional housing need, the City may reduce the density on that parcel if it identifies sufficient additional, adequate and available sites with an equal or greater residential density so that there is no net loss of residential capacity.
Objective: Maintain adequate inventory of sites for residential development according to State law
Responsible Party: Community Development
Funding Source: General Fund
Schedule: Ongoing implementation
Program 1f: Replacement Housing Program
Replacement Housing. If residential development on any property rezoned to accommodate the RHNA shortfallallocation would involves demolition of existing residential units, the City will require replacement pursuant to Gov.
Code §65583.2(g)(3).
Objective: Maintain no net loss of housing, with specific focus on housing affordable to lower-income residents by developing a formal, ongoing procedure for analyzing loss of units and replacement requirements.
Responsible Party: Community Development
Funding Source: General Fund
Schedule: Ongoing implementation
Responsible Parties: Community Development Department; Planning Commission; City Council
Schedule: Zoning amendments during 2022-2024; Annual
reporting
Program 1b1g: Land Use Compatibility
A goal of the City is to create and maintain desirable living areas for residents by physically separating or otherwise protecting residential neighborhoods from incompatible uses. The City recognizes that opinions on compatibility may change over time. This A community engagement and outreach program will be implemented through the review of proposed amendments to the General Plan and zoning regulations to ensure changes reflect the needs of the community while also expanding housing opportunity sites in accordance with the RHNA allocation and State law., and through the review of discretionary permit applications.
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2021-2029 Objectives:
Objective: Continue to useEffectively utilize the zoning and General Plan amendment process to implement appropriate and other land use controls to ensure the compatibility of residential areas with surrounding uses.
Responsible Party: Community Development, Planning Commission, City Council
Funding Source: General Fund
Schedule: Completed commensurate with zoning code updates to be completed by October 2024
Responsible Parties: Community Development Department; Planning Commission; City Council
Schedule: Ongoing implementation
Program 1c1h: Accessory Dwelling Units
Accessory dwelling units (ADUs) can provide affordable housing options for single persons, the elderly, caregivers, and other small a wide range of household typess, many of which may have very -low- or extremely-lowincomes. The City will continue to encourage ADU production consistent with State law,. which shall include:
1. Revisions and updates to the City’s adopted ADU Ordinance as needed for consistency with State law; and
2. Website updates to explain the permitting process in simplified terms, and offer direction to the resources offered through the State and other agencies as applicable.
Objective: Provide a streamlined and understandable process for the development of ADUs and JADUs, supported by resources as they may be available.
Responsible Party: Community Development; Planning Commission; City Council
Funding Source: General Fund
Schedule: Consider revisions to existing ordinance by July 2022, and website updates by September 2022, with ongoing implementation as needed 2021-2029 Objectives:
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• Monitor changes to State law and amend City regulations and procedures as necessary to encourage ADU production.
Responsible Parties: Community Development Department; Planning Commission; City Council
Schedule: Review ADU regulations and amend as
necessary in conformance with current law by
October 2022; Annual monitoring; ongoing
implementation
Program 1d1i: Emergency Shelters, Low Barrier Navigation Centers and Transitional/Supportive Housing
Emergency shelters provide short-term aid to persons who are homeless and involve limited supplemental services. Transitional and supportive housing, in contrast, are provided for an extended period of time, and are combined with other social services and counseling to assist in the transition from homelessness to self-sufficiency. Housing and the continuum of care for those at risk of or currently experiencing homelessness has changed dramatically in Orange County over the last five years. Housing ranging from temporary emergency shelters to permanent supportive units are now in much greater number, and tied to a range of services and support networks at the regional level to leverage resources and more comprehensively address problems.
AB 139 (2019) revised State law regarding parking standards for emergency shelters. To ensure that City development standards and procedures continue to provide adequate sites for emergency shelters, parking requirements for emergency shelters will be amended consistent with current law. In 2018, AB 2162 amended State law to require that supportive housing be a use by-right in zones where multi-family and mixed uses are permitted, including non-residential zones permitting multi-family uses, if the proposed housing development meets specified criteria. AB 101 (2019) added the requirement that “low barrier navigation centers” meeting specified standards be allowed by-right in areas zoned for mixed-use and in nonresidential zones permitting multi-family uses pursuant to Government Code §65660 et seq.
2021-2029 Objectives:
Objectives: (a) Continue to facilitate the provision of emergency shelters and transitional/supportive housing consistent with State law; (b) Process a Code amendment to amend City regulations for emergency shelters, supportive housing and low-barrier navigation centers consistent with State law in 2022.
Responsible Party: Community Development; Planning Commission; City Council
Funding Source: General Fund
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Schedule: Process a code amendment related to emergency shelters concurrent with the zoning code update for RHNA sites, with ongoing evaluation.
Continue to facilitate the provision of emergency shelters and transitional/supportive housing consistent with State law.
• Process a Code amendment to amend City regulations related tofor emergency shelters, supportive housing and low-barrier navigation centers consistent with State law concurrent with Housing Element adoptionin 2022.
Responsible Parties: Community Development Department; Planning Commission; City Council
Schedule: Code amendment by October 2022in 2021-22;
ongoing implementation
Program 1e1j: Innovative Land Use and Construction Techniques Construction and land costs typically represent the most important factors in determining the cost of housing in a community. Innovative land use techniques such as small lot, planned unit developments and mixed-use, as well as innovative construction techniques including manufactured or factory-built housing can help reduce the cost of housing. The City shall evaluate opportunities to implement new land use options and encourage a variety of construction techniques during the zoning code update under Program 1a.
Objective: Continue to encourage the use of innovativeReduce barriers to housing through land use techniques and construction methods tothat minimize housing costs provided that basic health, safety, and aesthetic considerations are not compromised. Encourage the use of planned unit developments, mixed-use, and alternative construction methods. The City will provide flexibility in development standards and siting requirements to minimize development costs. This program will be implemented through annual review of existing regulations and standards as part of the annual General Plan and Housing Element evaluation.
Responsible Party: Community Development; Planning Commission; City Council
Funding Source: General Fund
Schedule: Complete the zoning update by October 2024, which shall incorporate Program 1j.
City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan Revised Draft V-9 DecemberSeptember 2021
2021-2029 Objectives:
• Continue to encourage the use of innovative land use techniques and construction methods to minimize housing costs provided that basic health, safety, and aesthetic considerations are not compromised.
Encourage the use of planned unit developments, mixed-use, and alternative construction methods. The City will provide flexibility in development standards and siting requirements to minimize development costs. This program will be implemented through annual review of existing regulations and standards as part of the annual General Plan and Housing Element evaluation.
Responsible Parties: Community Development Department; Planning Commission; City Council
Schedule: Annual review as part of the General Plan and Housing Element Annual Progress ReportOngoing
implementation
Program 1f1k: Provision of Adequate Public Facilities and Services New residential developments bring new residents to the City, placing an increased demand on public facilities and services. To adequately serve its existing and future residents, the City must ensure that new residential developments are provided with adequate public facilities and services.
The City will continue to utilize the environmental and other development review procedures to ensure that all new residential developments are provided with adequate public facilities and services. If existing public facilities or services are inadequate to serve new development consistent with land use plans, the City will work cooperatively with service providers to expand capacity where feasible.
2021-2029 Objectives:
Objective: Maintain adequate public facilities and services Responsible Party: Public Works Department, service providers Funding: General Fund
Schedule: Ongoing implementation as development occurs
Continue to utilize environmental and other development review procedures to ensure that all new residential developments are provided with adequate public facilities and services.
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If existing public facilities or services are inadequate to serve new development consistent with land use plans, the City will work cooperatively with service providers to expand capacity where feasible.
Responsible Parties: Community Development Department; Planning Commission; City Council; service providers
Schedule: Ongoing implementation
Program 1gl: Streamlined Permit Processing and Transparency SB 35 (2017) requires streamlined ministerial approval procedures under certain circumstances. The City will establish and implement written procedures to ensure conformance with SB 35.
In addition, all zoning, development standards, and fees will continue to be posted on the City’s website in conformance with State transparency requirements.
Objective: Reduce barriers to housing development through simplified processing and available information
Responsible Party: Community Development
Funding: General Fund
Schedule: Written procedures will be developed by October 2022, with ongoing updates to the website and other informational material 2021-2029 Objectives:
Prepare written procedures for implementation of SB 35 by October 2022 Post zoning, development standards, and fees on the City’s website throughout the planning period
Responsible Parties: Community Development Department
Schedule: Establish procedures by October 2022; Ongoing implementation throughout the planning period
Goal 2: Assist in the development of adequate housing to meet the needs of lowand moderate-income households City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan Revised Draft V-11 DecemberSeptember 2021
Policy 2a: Expand housing opportunities for households with special needs, including the elderly, persons with disabilities, including developmental disabilities, large households, female-headed households, and the homeless.
Policy 2b: Provide incentives to encourage the development of new affordable housing for lower- and moderate-income households, including extremelylow-income persons.
Policy 2c: Investigate and pursue programs and funding sources designed to expand housing opportunities for low- and moderate-income households, including persons with special needs.
Policy 2d: Encourage construction of low- and moderate-income housing on sites that are:
• located with convenient access to schools, parks, public transportation, shopping facilities, and employment opportunities;
• adequately served by public utilities;
• adequately served by police and fire protection;
• minimally impacted by noise, flooding, or other environmental constraints; and
• outside of areas of concentrated lower-income households.
Program 2a: Density Bonus
The Seal Beach Zoning Ordinance contains density bonus regulations and procedures to facilitate the production of low- and moderate-income housing by providing incentives that reduce per unit development costs.
State Density Bonus law was recently amended to provide additional incentives for affordable housing production. The City will continue to offer density bonus incentives consistent with State law.develop informational material for its website on how developers can utilize density bonus incentives to increase housing.
Objective: Make information on density bonus incentives readily available Responsible Party: Community Development
Funding: General Fund
Schedule: Website updates to be completed by October 2022 and updated on an ongoing basis as applicable
2021-2029 Objectives:
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• Monitor changes to State Density Bonus Law and process Municipal Code amendments as necessary to ensure consistency with State law. • Continue to promote the use of density bonuses to incentivize affordable housing production.
Responsible Parties: Community Development Department; Planning Commission; City Council
Schedule: Code amendment in 2021-22
Program 2b: Affordable Housing Resources
The City will facilitate the development of quality affordable housing through a variety of actions, including pursuing additional funding sources and partnering with private and non-profit housing developers. To achieve this, the City will take the following actions:
• Maintain and annually update a list of non-profit housing developers active in Orange County.
• Contact qualified non-profit housing developers to explore opportunities for affordable housing development annually, or whenever development opportunities arise.
• Monitor funding resources, such as Multi-Family Housing Program (MHP) funds and Low-Income Housing Tax Credits (LIHTC), that may become available from time to time through the County, the State, or the Federal governments to subsidize affordable housing development, and seek to partner with developers to connect to those resources.
• Provide interested developers with anMaintain an inventory of residential sites available for development continuously on the City website.
• Prioritize assistance for extremely-low-income (ELI) units and projects such as single room occupancy (SRO) and supportive housing commensurate with the City’s regional housing need whenever housing development is proposed.
• Provide technical assistance to affordable housing developers in preparation of grant funding applications
• Explore membership in the Orange County Housing Finance Trust in 2022
• Prioritize funding for projects that include extremely-low-income units or housing for persons with special needs
Objective: Connect housing developers to technical knowledge and resources to facilitate the development of affordable housing.
Responsible Party: Community Development, Finance; Planning Commission; City Council
City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan Revised Draft V-13 DecemberSeptember 2021
Funding: General Fund
Schedule: Most activities for Program 2b are ongoing in nature; consideration of membership in the Orange County Housing Finance Trust shall be completed by June 2022.
2021-2029 Objectives:
• Maintain and annually update a list of non-profit housing developers active in Orange County.
• Contact qualified non-profit housing developers to explore opportunities for affordable housing development annually, or whenever development opportunities arise.
• Explore a variety of funding resources, such as Multi-Family Housing Program (MHP) funds and Low-Income Housing Tax Credits (LIHTC).
Periodically cConsult with the State Department of Housing and Community Development (HCD) on an annual basis for current and new funding availability.
• Provide interested developers with an inventory of residential sites available for development continuously on the City website. • Prioritize assistance for extremely-low-income (ELI) units and projects such as single room occupancy (SRO) and supportive housing commensurate with the City’s regional housing need whenever housing development is proposed.
Provide assistance to affordable housing developers in preparation of grant funding applications
Explore membership in the Orange County Housing Finance Trust in 2022 • Prioritize funding for projects that include extremely-low-income units or housing for persons with special needs
Responsible Parties: Community Development Department; Planning Commission; City Council
Schedule: Ongoing implementation
Program 2c: Land Write Downs and Assistance with Off-Site Improvements Land costs and requirements for off-site improvements are important factors in determining the cost of housing. To facilitate development of housing City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan Revised Draft V-14 DecemberSeptember 2021
affordable to low- and moderate-income households the City may subsidize the cost of land and off-site improvements when feasible. This program will be implemented through discussions with project proponents during the development review process.
Objective: Increase the number of affordable housing units Responsible Party: Community Development, Finance, City Council Funding: General Fund, unless alternative grant funding is available Schedule: Ongoing
Program 2d: Regional Coordination of Housing issues
The City will continue to participate in other programs that facilitate information sharing and housing production at a regional scale. The City will attend quarterly OCHA Cities Advisory Committee meetings to be up to date on programs offered by the County or other entities that may incentivize different types of affordable housing, and encourage preservation of existing housing stock. As noted in other programs, relevant information will be posted on the City’s website and shared with other entities such as public libraries, community newsletters, and social media.
Objective: Leverage resources to augment affordability in housing Responsible Party: Community Development, OCHA
Funding: General Fund
Schedule: Quarterly meetings with ongoing updates to information 2021-2029 Objectives:
• Consider subsidizing the cost of land and off-site improvements for affordable housing development on a project-specific basis when feasible and if grant funding is available.
Responsible Parties: Community Development Department; Planning Commission; City Council
Schedule: Ongoing implementation
Goal 3: Address, and where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing.
Policy 3a: Assist City residents in securing decent safe and affordable housing.
City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan Revised Draft V-15 DecemberSeptember 2021
Policy 3b: Conserve the affordability of housing units assisted with public funds through affordability covenants or resale controls.
Policy 3c: Investigate and pursue programs and funding sources designed to maintain and/or improve the affordability of existing housing units to low- and moderate-income households.
Program 3a: Section 8Housing Choice Voucher Program Rental Assistance The Housing Choice Voucher Program, long known as “Section 8”, rental assistance program is a federal program that extends rental subsidies to very -low- and extremely -low-income families and elderlyindividuals and families. who spend more than 30% of their income on rent, live in substandard housing, or have been displaced. The subsidy represents the difference between 30% of monthly income of the household and the allowable rent determined by the Section 8 program to increase housing affordability for the voucher recipient. Seal Beach is not a direct recipient of Section 8 vouchers, but it does participate in the Section 8 Rental Assistance Program through the Orange County Housing Authority (OCHA).
Most Section 8 subsidies are issued by OCHA in the form of vouchers that permit tenants to choose their own housing. The City will make information regarding the process of obtaining a Section 8 voucher, while noting this can be a challenging process due to lack of available funding. In addition, OCHA has recently partnered with other entities, including United Way, to expand landlord understanding of the Section 8 voucher process, and provide additional resources to make property owners more willing to accept vouchers. The City will continue to coordinate with OCHA on a quarterly basis, and provide up to date information on its webpage for landlords that may be interested in participating in the program. Information will also be shared through other outlets such as local libraries, Leisure World, and City social media and/or newsletters.Seal Beach participates in the Section 8 Rental Assistance Program through the Orange County Housing Authority.
Objective: Increase information available on Section 8 vouchers as a means of increasing affordability for households
Responsible Party: Community Development, County of Orange Funding: General Fund
Schedule: Website updates to be completed by October 2022, with ongoing updates and partnership with OCHA on a quarterly basis. 2021-2029 Objectives:
City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan Revised Draft V-16 DecemberSeptember 2021
• Continue to cooperate with the Orange County Housing Authority in providing Section 8 rental assistance to very-low-income households • Assist the Orange County Housing Authority in promoting the Section 8 program to both property owners and eligible renters by publicizing the program on the City’s website, the City newsletter, local libraries, and within Leisure World.
Responsible Parties: Community Development Department; Orange County Housing Authority
Schedule: Ongoing implementation
Program 3b: Mortgage Credit Certificates
The Mortgage Credit Certificate (MCC) is a federal program that allows qualified first-time homebuyers to take an annual credit against federal income taxes of up to 15 percent of the annual interest paid on the applicant’s mortgage. This enables homebuyers to have more income available to qualify for a mortgage loan and make the monthly mortgage payments. The value of the MCC must be taken into consideration by the mortgage lender in underwriting the loan and may be used to adjust the borrower’s federal income tax withholding. The MCC program has covenant restrictions to ensure the affordability of the participating homes for a period of 15 years. The MCC program is administered through the County of Orange (https://www.ocgov.com/residents/mccp).
The City will promote the MCC program on its website and other available outlets.
Objective: Increase awareness of the MCC program to increase affordability for homebuyers
Responsible Party: Community Development, County of Orange Funding: General Fund
Schedule: Website update by October 2022 with ongoing maintenance and monitoring for changes to the program
2021-2029 Objectives:
• Continue participation in the MCC program and post program information at City libraries and on the City website. The number of households assisted with this program will depend on market conditions and program availability.
City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan Revised Draft V-17 DecemberSeptember 2021
Responsible Parties: Community Development Department; County of Orange
Schedule: Ongoing implementation
Program 3c: Maintenance of Affordability Covenants on Publicly-Assisted Housing The City and Redevelopment Agency previously used CDBG and redevelopment set-aside funds to assist in the development and preservation of affordable housing. To ensure the long-term preservation of Seal Beach Shores Trailer Park as an important affordable housing resource, the City worked with LINC Housing, a non-profit housing organization, to pursue tenant ownership of the park. The City was awarded a $20,000 Technical Assistance Grant by the State Department of Housing and Community Development (HCD) to facilitate conversion of the park to tenant ownership. Through the issuance of a revenue bond by the Redevelopment Agency and subsequent loan to LINC Housing, conversion of the park to tenant ownership was completed in 2000, and affordability covenants were recorded on these units. The Agency has been providing ongoing rental assistance to offset the monthly rent increase necessary to repay the bond. The Successor Agency to the Seal Beach Redevelopment Agency has listed such rental assistance to qualified residents of the Seal Beach Shores Trailer Park as one of its enforceable obligations with the intention of continuing that assistance.
2021-2029 Objectives:
• Continue to monitor and enforce the affordability of any very-low, low-, and moderate-income housing units assisted with City funds.
Responsible Parties: Community Development Department; City Attorney
Schedule: Ongoing implementation
Program 3d3c: Local Coastal Program
Seal Beach does not currently have an approved Local Coastal Program (LCP). As a result, all projects located within the portion of the city that is within the Coastal Zone are subject to review by the California Coastal Commission, in addition to the required City approvals. This additional requirement represents an impediment to housing development within the Coastal Zone. To address this issue, the City is currently working on the preparation of an LCP, funded in part by a grant from the Coastal Commission. An Ad Hoc General Plan/LCP Committee has been established City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan Revised Draft V-18 DecemberSeptember 2021
to provide guidance to staff in this effort. Completion of the LCP is targeted for early 2023.
Objective: Streamline the development process by eliminating a separate process for Coastal Zone approvals
Responsible Party: Community Development, Planning Commission, City Council
Funding: General Fund, Coastal Commission Grant Funding Schedule: Planned completion by March 2023
2021-2029 Objectives:
• Prepare and obtain submit a draft Local Coastal Program to the Coastal Commission certification of a Local Coastal Programby xxxxx.
Responsible Parties: Community Development Department; Planning Commission; City Council; Coastal Commission
Schedule: 2023
Program 3d: Implementation of new Planning and Permitting Software The City integrated online plan check in 2020, in response to the COVID-19 pandemic, and to simplify the permitting process. Based on the success of that effort, the City has recently initiated transition to a new planning and permitting software which will allow for even greater digital and remote access to the Community Development Department. Digital submittal, turnaround, and record keeping will continue to speed the permitting process, therefore reducing costs associated with development.
Objective: Streamline the development process through software implementation and online access to planning and permitting Responsible Party: Community Development
Funding: General Fund
Schedule: Planned completion by February 2023
Goal 4: Maintain and enhance the quality of residential neighborhoods in Seal Beach.
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Policy 4a: Encourage the maintenance and rehabilitation of existing owner-occupied and rental housing where feasible.
Policy 4b: Promote the replacement of any substandard units that cannot be rehabilitated.
Policy 4c: Investigate and pursue programs and funding sources available to assist in the improvement of residential property.
Policy 4d: Encourage the continued affordability of housing units rehabilitated with public funds.
Policy 4e: Discourage the conversion of existing apartment units to condominiums where such conversion will diminish the supply of housing affordable to lowand moderate-income households.
Policy 4f: Promote the conservation and rehabilitation of older neighborhoods, preventing the encroachment of incompatible commercial or industrial uses into established neighborhoods.
Policy 4g: Assist residents, wherever possible, in securing decent safe and adequate housing.
Policy 4h: Promote a safe, healthful, aesthetically pleasing environment that strengthens individual and family life.
Policy 4i: Preserve and enhance viable residential neighborhoods and strengthen neighborhood identity.
Policy 4j: Upgrade and improve community facilities and municipal services in keeping with community needs.
Policy 4k: Encourage the use of innovative land use techniques and construction methods to minimize housing costs without compromising basic health, safety, and aesthetic conditions.
Policy 4l: Periodically reexamine local building and zoning codes for possible amendments to reduce construction costs and processing times without sacrificing basic health and safety considerations.
Program 4a: Condominium Conversion
As a means to preserve the affordable housing stock, the Condominium Conversion Ordinance Chapter 11.4.80 regulates procedures for the conversion of existing apartment complexes to condominium ownerships, including protections for tenant rights.
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Objective: Reduce impacts to lower income households in the event of a condominium conversion project
Responsible Party: Community Development, Planning Commission, City Council
Funding: General Fund
Schedule: Ongoing
2021-2029 Objectives:
• Continue to enforce the Condominium Conversion Ordinance Responsible Parties: Community Development Department; Planning Commission; City Council
Schedule: Ongoing implementation
Program 4b: Replacement Housing in the Coastal Zone
The Coastal (Old Town, Bridgeport and Marina Hill) and Surfside Planning Areas of the City are located within the Coastal Zone. State law requires that affordable low- and moderate-income housing units demolished within the Coastal Zone be replaced, if feasible.
2021-2029 Objectives:
• Continue to review development projects within the Coastal Zone on a case-by-case basis to ensure that replacement low- and moderateincome housing is provided if feasible.
Responsible Parties: Community Development Department; Planning Commission; City Council
Schedule: Ongoing implementation
Program 4c4b: Housing Conditions Monitoring
Overall, the housing stock in Seal Beach is well-maintained. However, the beach area contains scattered housing units with deferred maintenance issues. The City has targeted the beach area for housing condition monitoring. Periodically, the City’s code enforcement and building officials survey the area to identify properties requiring maintenance or repair. If Code violations or other significant problems are found to exist, the City will contact property owners to seek corrective actions. In cases where owners may have limited resources, seek funding assistance for rehabilitation grants City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan Revised Draft V-21 DecemberSeptember 2021
or loans to property owners from the County of Orange CDBG Small City Urban County program.
Objective: Maintain attractive residential stock to encourage future housing that is also safe and healthy for a range of income levels Responsible Party: Community Development
Funding: General Fund
Schedule: Annual windshield survey
2021-2029 Objectives:
• Continue to conduct periodic annual surveys of targeted beach areas to identify housing units with deferred maintenance and provide information about rehabilitation programs to property owners. Apply for funding assistance annually or as appropriate available from the Urban County program if rehabilitation needs are identified.
Responsible Parties: Community Development Department
Schedule: Ongoing implementation
Program 4c: Provide Assistance to Lower Income Households Through the CDBG program, the City assisted lower-income 1,290 households in the Leisure World community to update bathroom facilities in order to allow for aging in place. Total expenditures from July 2005 through December 2021 are $2,897,989. Leisure World homeownership is substantially more affordable than other areas of the city due to the age restrictions in place. This program has helped to keep lower-income residents in a more affordable housing environment with services that support aging households.
The City will continue to work with the County of Orange to obtain CDBG or other grant funding resources to assist lower-income households.
Objective: Assist income-qualified households with improvements that support their ability to remain in their housing units.
Responsible Party: Community Development, County of Orange Funding: CDBG or other grant funding as may be available from time to time Schedule: Ongoing, with renewals of funding on a three-year basis, subject to modifications by the County of Orange.
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Program 4d: Provide Fee Waivers for Reasonable Accommodation Applications The City currently offers a fee waiver to development applications that are submitted for Reasonable Accommodation improvements. This reduces the burden on the applicant, and encourages modifications to housing that will supporting keeping tenants or homeowners in their homes, which is often a more affordable option to relocation.
Objective: Reduce barriers to Reasonable Accomodation improvements that support their ability to remain in their housing units.
Responsible Party: Community Development, City Council
Funding: General Fund
Schedule: Ongoing
Goal 5: Promote equal housing opportunities for all persons regardless of race, color, national origin, ancestry, religion, sex, marital status, or familial status.
Policy 5a: Promote fair housing practices throughout the community.
Policy 5b: Encourage the development of housing that meets the special needs of disabled and elderly households.
Policy 5c: Promote the provision of housing to meet the needs of families and households of all sizes.
Program 5a: Affirmatively Further Fair Housing Resources The City enforces the Fair Housing Act within its jurisdiction. To achieve fair housing goals, the City participates in Orange County’s contract with the Fair Housing Council of Orange County (FHCOC) to provide fair housing and tenant landlord counseling services. FHCOC is contracted to perform fair housing audits and to investigate fair housing complaints.
Objective: Provide free Fair Housing education and counseling services Responsible Party: Community Development, City Council, County of Orange
Funding: CDBG
Schedule: Ongoing
City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan Revised Draft V-23 DecemberSeptember 2021
2021-2029 Objectives:
• Continue to provide fair housing and tenant landlord counseling services through the Fair Housing Council of Orange County. The Community Development Director will serve as the primary point of contact for fair housing issues and will refer inquiries to the FHCOC.
Responsible Parties: Community Development Department
Schedule: Ongoing implementation
Program 5b: Housing Information and Referral Services
The Orange County Housing Authority provides housing information and referral services for persons seeking affordable rental and homeownership opportunities. The City will work collaboratively with OCHA to update and distribute information on services.
Objective: Increase access to information on affordable housing availability Responsible Party: Community Development, OCHA staff
Funding: General Fund
Schedule: Ongoing
2021-2029 Objectives:
• Continue to support the housing and referral services provided by the Housing Authority of Orange County by posting contact information on the City website and at public buildings.
Responsible Parties: Community Development Department; Orange County Housing Authority
Schedule: Ongoing implementation
Program 5c: Regional Collaboration to Affirmatively Further Fair Housing As a part of the five-year Consolidated Plan cycle, an Analysis of Impediments (AI) was created for the Orange County region, with the County of Orange participating on behalf of the Urban County funding structure for federal CDBG and HOME funds. The AI identified several potential strategies to affirmatively further fair housing. Community Development staff will work with County staff on a quarterly basis to discuss City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan Revised Draft V-24 DecemberSeptember 2021
program development and implementation options to affirmatively further fair housing, based on the findings of the AI.
Objective: Support regional strategies to affirmatively further fair housing Responsible Party: Community Development, OCHA staff
Funding: General Fund
Schedule: Ongoing
Program 5d: Preparation of an Environmental Justice Element The City will undertake preparation of an Environmental Justice Element for the General Plan in 2022, which will provide additional support for affirmatively furthering fair housing by considering air quality, access to facilities, safe and sanitary housing, and crime prevention.
Objective: Reduce and address constraints that may hinder fair housing Responsible Party: Community Development, Planning Commission, City Council
Funding: General Fund
Schedule: Planned completion by January 2023
Goal 6: Encourage more efficient energy use in residential developments.
Policy 6a: Promote energy conservation through “green building” techniques that reduce water consumption, improve energy efficiency and lessen a building’s overall environmental impact.
Policy 6b: Promote “smart growth” principles by encouraging compact development in locations that provide opportunities for reduced vehicle trips.
Program 6a: Green Building Techniques
“Green buildings” are structures that are designed, renovated, re-used or operated in a manner that enhances resource efficiency and sustainability.
These structures reduce water consumption, improve energy efficiency and lessen a building’s overall environmental impact. The City’s Community Development Department will distribute a Green Building Tips handout for both homeowners and builders, and the City will offer a fee reduction program for remodels that include energy conservation features. .
City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan Revised Draft V-25 DecemberSeptember 2021
Objective: Increase energy efficiency in housing units, to reduce overall costs
Responsible Party: Community Development
Funding: General Fund
Schedule: Ongoing
2021-2029 Objectives:
• Distribute a Green Building Tips handout at City Hall and on the City website.
• Provide assistance with sustainability design and techniques. • Continue to offer reduced fees for residential remodeling projects that include energy conservation features.
Responsible Parties: Community Development Department+
Schedule: Ongoing implementation
Program 6b: Promote Smart Growth
The City will continue to promote “smart growth” principles by encouraging compact development commensurate with the City’s regional housing need in locations that provide opportunities for reduced vehicle trips concurrent with(see also Program 1a).
Objective: Reduce reliance on vehicle travel where possible to foster healthier neighborhoods.
Responsible Party: Community Development, Public Works
Funding: General Fund
Schedule: Simultaneous with the zoning code update, with ongoing evaluation
2021-2029 Objectives:
• Seek to incorporate smart growth principles in future land use and zoning amendments.
City of Seal Beach 2021-2029 Housing Element V. Housing Action Plan Revised Draft V-26 DecemberSeptember 2021
Responsible Parties: Community Development Department
Schedule: Zoning amendments concurrent with Program
1aOngoing implementation
B. Quantified Objectives
The City’s quantified objectives for new construction, rehabilitation and conservation are presented in Table V-1.
Table V-1
Quantified Objectives 2021-2029
Program Category
Income Category
Extremely
Low
Very
Low Low Moderate
Above
Moderate Totals
New Construction 129 129 201 239 545- 1,243
Rehabilitation - - - -
Conservation1 25 75 100
1. Preservation of units in Seal Beach Shores Trailer Park City of Seal Beach 2021-2029 Housing Element Appendix A – Evaluation of Prior Housing Element Revised Draft A-1 DecemberSeptember 2021
Appendix A –
Evaluation of the Prior Housing Element
Section 65588(a) of the Government Code requires that jurisdictions evaluate the effectiveness of the existing Housing Element, the appropriateness of goals, objectives and policies, and the progress in implementing programs for the previous planning period. This appendix contains a review of the housing goals, policies, and programs of the previous housing element, and evaluates the degree to which these programs have been implemented during the previous planning period. This analysis also includes an assessment of the appropriateness of goals, objectives and policies. The findings from this evaluation have been instrumental in determining the City’s housing programs for the 2021-2029 planning period.
Table A-1 summarizes the programs contained in the previous Housing Element along with the source of funding, program objectives, accomplishments, and implications for future policies and actions.
Table A-2 presents the City’s progress in meeting the quantified objectives from the previous Housing Element.
City of Seal Beach 2021-2029 Housing Element Appendix A – Evaluation of Prior Housing Element Revised Draft A-2 DecemberSeptember 2021
Table A-1
Housing Element Program Evaluation – 2013-2021
City of Seal Beach
Program Objective Accomplishments TimeframeAnalysis Implementation StatusFuture Policies and Actions
Program 1a Provision of
Adequate Sites for New
Construction through the
General Plan and Zoning
Ordinance.
1. In order to enhance the feasibility of affordable
housing development, the City will offer
incentives and concessions such as expedited
processing, administrative assistance with
applications for funding assistance, and modified
development standards.
2. The City will report its progress in
implementing this program to HCD on an annual
basis, pursuant to Government Code §65400.
3. The City shall comply with the “no net loss”
provisions of Government Code §65863 through
the implementation of an ongoing project-byproject evaluation process to ensure that adequate sites are available to accommodate
the City’s RHNA share throughout the planning
period. The City shall not reduce the allowable
density of any site in its residential land
inventory, nor approve a development project at
a lower density than assumed in the land
inventory, unless both of the following findings
are made:
a) The reduction is consistent with the adopted
General Plan, including the Housing Element;
and
b) The remaining sites identified in the Housing
Element are adequate to accommodate the
City’s share of regional housing need pursuant
to Government Code §65584.
If a reduction in residential density for any parcel
would result in the remaining sites in the
Housing Element land inventory not being
adequate to accommodate the City’s share of
the regional housing need pursuant to Sec.
65584, the City may reduce the density on that
The City continued to support new
construction of residential projects, and
reported progress in the annual report to HCD.
There was no net loss of housing.
The City successfully facilitated the
development of Ocean Place (at the DWP
property) with the development of 30 new
homes. This site was included in the prior
Element’s site inventory, and the ultimate
development density was slightly higher than
originally designated, despite a requirement
from the Coastal Commission to set aside a
portion of the site for visitor-serving uses. This
project was the first major development project
within the generally built-out city in many
years.
While the City did not receive inquiries or
applications for affordable housing, staff has
significantly streamlined the development
process through implementation of an online
submittal portal, providing 24/7 access to the
community development virtual counter. The
website has also been updated to improve
access to information to expedite the process
for development applications and building plan
check. Additionally, the city is currently in the
process of implementing a new permitting
software, which will offer shared access to
data between divisions, and further streamline
the development process.
OngoingContinue
and Modify
The City continued to
implement this program. No
inquiries regarding affordable
housing development were
submitted.This program is
considered successful with the
development of new housing in
a previously identified site;
however, some enhancements
are included in the 6th Cycle to
more thoroughly address
compliance with Government
Code and internal City efforts.
City of Seal Beach 2021-2029 Housing Element Appendix A – Evaluation of Prior Housing Element Revised Draft A-3 DecemberSeptember 2021
Program Objective Accomplishments TimeframeAnalysis Implementation StatusFuture Policies and Actions
parcel if it identifies sufficient additional,
adequate and available sites with an equal or
greater residential density so that there is no net
loss of residential unit capacity.
Program 1b Land Use
Compatibility.
Continue to use zoning and other land use
controls to ensure the compatibility of residential
areas with surrounding uses
The City continues to implement zoning
processes that support residential uses,
including facilitation of the Ocean Place
development project of 30 new homes.
OngoingContinue This program is considered
successful in creating livable
environments that support
residential uses, particularly
access to parks, open space,
and amenities that increase
desirability. e City continued to
implement this program
Program 1c Second Units. Continue to allow for the development of second units consistent with state law and the Municipal
Code
The City adopted a new ordinance to allow for
development of accessory dwelling units and
junior accessory dwelling units, in
conformance with State law. The ordinance
includes provisions that streamline most
development applications to a plan check
process.
OngoingContinue
and Modify
The City adopted new ADU
regulations in conformance with
State law in 2021.This program
is considered successful with
the adoption of an ADU
ordinance in 2021. Future
zoning code changes will be
implemented to align with state
law for ADU/JADU
development, as well as new
legislation under Senate Bill 9
(Atkins).
Program 1d Emergency
Shelters and
Transitional/Supportive
Housing.
Continue to facilitate the provision of emergency
shelters and transitional/supportive housing
consistent with state law
No applications for emergency shelters or
transitional/supportive housing were
submitted. However, the City has taken a
proactive approach to support those
experiencing homelessness, including
advancement of a partnership with the County
of Orange for mental health services and
placement of individuals and families in need
of housing assistance.
OngoingContinue The City continued to
implement this program. No
applications for emergency
shelters or
transitional/supportive
The City will continue to
support shelters and supportive
housing consistent with State
law, and the zoning code. Staff
will continue work to prioritize
partnerships and innovative
solutions for those experiencing
homelessness.
City of Seal Beach 2021-2029 Housing Element Appendix A – Evaluation of Prior Housing Element Revised Draft A-4 DecemberSeptember 2021
Program Objective Accomplishments TimeframeAnalysis Implementation StatusFuture Policies and Actions
Program 1e Innovative Land
Use and Construction
Techniques
Continue to encourage the use of innovative
land use techniques and construction methods
to minimize housing costs provided that basic
health, safety, and aesthetic considerations are
not compromised. Encourage the use of planned
unit developments, mixed use, and alternative
construction methods. The City will provide
flexibility in development standards and siting
requirements to minimize development costs
Limited development occurred during the last
planning period, therefore effectiveness of
innovative techniques are difficult to evaluate.
However, recent interest in land recycling has
raised questions about new types of
construction and housing, based on
conversations with the development
community.
OngoingContinue The City continued will continue
to implement this program in
conjunction with the
development community where
feasible.
Program 1f Provision of
Adequate Public Facilities and
Services.
Continue to utilize environmental and other
development review procedures to ensure that
all new residential developments are provided
with adequate public facilities and services
The City successfully utilized this process to
ensure adequate facilities and services to new
housing during the prior planning period.
Additionally, through the implementation of
new planning and building software, the
internal review process will be further
streamlined, with various departments having
easier access to development applications.
OngoingContinue The City continued to
implement this program to
ensure the provision of
adequate public facilities and
services.This program is
considered successful and will
be continued, in addition to
being augmented by new
software.
Program 2a Density Bonus. Continue to promote the use of density bonuses among potential residential developers
No density bonus applications were submitted
within the planning period.
OngoingContinue The City continued to
implement State density bonus
law. No density bonus
applications were
submitted.Pursuant to State
law, the City will continue to
support density bonus projects.
Program 2b Affordable
Housing Resources.
• Maintain a list of non-profit housing developers
active in Orange County.
• Contact qualified non-profit housing developers
to explore opportunities for affordable housing
development annually, or whenever
development opportunities arise.
• Explore a variety of funding resources, such as
Multi-Family Housing Program (MHP) funds and
Low-Income Housing Tax Credits (LIHTC).
Periodically consult with the State Department of
Housing and Community Development HCD for
current and new funding availability.
• Provide interested developers with an inventory
of residential sites available for development.
This program is considered successful. The
City proactively sought out resources to
support affordable housing, including
successfully obtaining Community
Development Block Grant (CDBG) funds and
Permanent Local Housing Allocation (PHLA)
through the County of Orange, as well as a
direct allocation of Local Early Action Planning
(LEAP) funds. CDBG and PHLA funds are
programmed to support low-income
households with aging-in-place bathroom
renovations, while LEAP funds have been
allocated to development of the Housing
Element and the preparation of the Local
OngoingContinue The City continued to
encourage affordable housing
development; however, no
inquiries were submitted.The
City will continue to seek out
resources to support the
preservation and creation of
affordable housing.
City of Seal Beach 2021-2029 Housing Element Appendix A – Evaluation of Prior Housing Element Revised Draft A-5 DecemberSeptember 2021
Program Objective Accomplishments TimeframeAnalysis Implementation StatusFuture Policies and Actions
• Prioritize assistance for extremely-low-income
(ELI) units and projects such as single room
occupancy (SRO) and supportive housing
commensurate with the City’s regional housing
need of 1 ELI unit during the current planning
period.
Coastal Program, which will further assist in
reducing barriers to preservation and
construction of affordable housing by
streamlining the development approval
process. Staff continues to consult with nonprofit developers on housing opportunities, though no proposals for deed-restricted
affordable housing were submitted in the prior
planning period.
Program 2c Land Write
Downs and Assistance with
Off-Site Improvements
Consider subsidizing the cost of land and off-site
improvements for affordable housing
development on a project-specific basis when
feasible
No development applications for affordable
housing were received during the prior
planning period, however the City will continue
to consider subsidizing costs on a projectspecific basis.
OngoingContinue The City continued to
encourage affordable housing
development; however, no
applications were
submitted.This program may
continue to be useful in the
future, should a feasible project
be presented. The City does
not receive a direct allocation of
funding typically seen in
housing development, such as
CDBG or HOME funds. The
City remains willing to work with
the private and non-profit
development industry to partner
for other resources such as tax
allocation credits and other
resources developers may
access.
Program 3a Section 8 Rental
Assistance
• Continue to cooperate with the Orange County
Housing Authority in providing Section 8 rental
assistance to very-low-income households
• Assist the County Housing Authority in
promoting the Section 8 program to both
property owners and eligible renters by
publicizing the program on the City’s website,
the City newsletter, local libraries, and within
Leisure World.
The City continued to cooperate with OC
Housing Authority to support the Section 8
program by posting available information.
OngoingContinue The City continued to
cooperate with OC Housing
Authority to support the Section
8 program by posting
information. Though housing
vouchers are limited in supply
and are allocated through the
County, the City will continue to
support this effort in
partnership.
City of Seal Beach 2021-2029 Housing Element Appendix A – Evaluation of Prior Housing Element Revised Draft A-6 DecemberSeptember 2021
Program Objective Accomplishments TimeframeAnalysis Implementation StatusFuture Policies and Actions
Program 3b Mortgage Credit
Certificates
Continue participation in the MCC program and
contact the County annually to determine current
program status. Distribute program information
at City libraries and on the City website. The
number of households assisted with this
program will depend on market conditions and
program availability
The City continued to cooperate with OC
Housing Authority to support the Section 8
program by posting available information.
OngoingContinue The City continued to
participate in the MCC program
to support the Section 8
program.will continue to
support sharing available
resources on the MCC
program.
Program 3c Maintenance of
Affordability Covenants on
City or Agency-Assisted
Housing
Continue to monitor the affordability of any verylow-, low-, and moderate-income housing units assisted with public funds
Under redevelopment dissolution law, the
County of Orange was named the Housing
Successor, and covenants were transferred to
the County for oversight.
OngoingModify The City continued to monitor
affordability of assisted units at
the Seal Beach Shores Trailer
Park.This program was not
implemented, however, it
remains valid for any new
covenants in the future.
Program 3d Local Coastal
Program
Prepare and obtain Coastal Commission
certification of a Local Coastal Program
The City was able to obtain grant funding from
the Coastal Commission to develop a Local
Coastal Program. A draft Land Use Plan was
submitted in Fall 2021, and comments
returned. Revisions are underway, and staff
anticipates an LCP will be presented to the
City Council in 2022.
OngoingContinue The Local Coastal Program
process is moving forward in
coordination with the California
Coastal Commission.
Program 4a Condominium
Conversion
Continue to enforce the Condominium
Conversion Ordinance
No units were converted to condominiums
during the last planning period.
OngoingContinue The City continued to enforce
the Condominium Conversion
Ordinance. No applications for
conversion were submitted.will
continue to enforce Code
Section 11.4.80 to protect
tenant rights and reduce
impacts to lower income
households
Program 4b Replacement
Housing in Local Coastal
Zone
Continue to review development projects on a
case-by-case basis to ensure that replacement
low- and moderate-income housing is provided if
feasible
The City monitored development projects for
loss of housing.
OngoingContinue
and Modify
The City continued to enforce
the Coastal Zone housing
replacement requirements.This
program will be modified to
meet current laws regarding
replacement housing in all
areas of the city.
Program 4c Housing
Conditions Monitoring
Continue to conduct annual surveys of the
targeted beach area to identify housing units
The city sought to address deferred
maintenance issues for all housing, including
OngoingModify The City continued to monitor
targeted areas for maintenance
City of Seal Beach 2021-2029 Housing Element Appendix A – Evaluation of Prior Housing Element Revised Draft A-7 DecemberSeptember 2021
Program Objective Accomplishments TimeframeAnalysis Implementation StatusFuture Policies and Actions
with deferred maintenance issues and mail
brochures about the City’s rehabilitation
programs to owners of the identified units. Apply
for funding assistance annually from the Urban
County program if rehabilitation needs are
identified
the beach areas. However, the City does not
have funding available to support a
rehabilitation program for beach units. The
Urban County program (CDBG subrecipient
program) is available only to designated
census tracts, which do not include beach
areas.
issues.The City will expand
windshield surveys throughout
the city to monitor conditions
and work with property owners
on deferred maintenance or
blight issues.
Program 4d Zoning and
Building Codes Enforcement
• Continue to enforce the City’s zoning and
building codes through contract code compliance
services.
• Provide information about assistance programs
to property owners with violations
The City provides code enforcement services
through a Neighborhood Services Officer. The
program has very effectively assisted in
maintaining health and safety standards
implemented by the municipal code. In most
cases, issues are resolved by providing
information to the property owners, and
citations do not need to be issued.
OngoingContinue The City continued to enforce
the City’s zoning and building
codes and provide information
to property owners. regarding
assistance programs. City staff
will seek out programs that may
be made available to property
owners needing assistance.
Program 5a Fair Housing
Services
Continue to provide fair housing and tenant
landlord counseling services through the Fair
Housing Council of Orange County. The
Community Development Director will serve as
the primary point of contact for fair housing
issues and will refer inquiries to the FHCOC
The city does not have direct access to
records regarding fair housing services
provided by the FHCOC to gauge
accomplishments
OngoingContinue The City continued to facilitate
fair housing and refer inquiries
to the Fair Housing Council of
Orange County.
Program 5b Removal of
Architectural Barriers
Continue to utilize the Home Improvement
Program to remove architectural barriers and
encourage participation by elderly and disabled
residents
The City currently utilizes CDBG funds as a
sub-recipient through the County to make
necessary improvements to bathrooms within
the Leisure World community. The
improvements modify bathtubs, showers, and
toilets to facilitate safe access for seniors.
Funding varies by year, though the program
has been in place since 2005. From the FY
2012-13 program, through December 2021, a
total of $1.58 million has been spent to
improve 714 units. Residents must incomequalify for assistance. In 2020, the City, in partnership with the County, was able to
obtain additional funding for this program
through PLHA.
OngoingModify This program is no longer
active.This program will be
modified to better describe the
activity and goals.
Program 5c Housing
Information and Referral
Services
Continue to support the housing and referral
services provided by the Housing Authority of
The City has not successfully tracked referral
outcomes
OngoingModify The City continued will continue
to post contactgather and
provide information for the OC
City of Seal Beach 2021-2029 Housing Element Appendix A – Evaluation of Prior Housing Element Revised Draft A-8 DecemberSeptember 2021
Program Objective Accomplishments TimeframeAnalysis Implementation StatusFuture Policies and Actions
Orange County by posting contact information
on the City website and at public buildings
Housing Authority and will build
up greater information on other
housing resources. Further, city
staff will more actively engage
with the County and other
regional partners to seek out
resources and solutions to
housing issues.
Program 6a Green Building
Techniques
• Distribute a Green Building Tips handout at
City Hall and on the City website.
• Continue to offer reduced fees for residential
remodeling projects that include energy
conservation features
The success of this effort has not been tracked OngoingModify Reduce fees for services such as retrofit windows or
solatubes.The city will continue
to provide information on the
benefits of energy saving
techniques.
Program 6b Promote Smart
Growth
Seek to incorporate smart growth principles in
future land use and zoning amendments
The recent Ocean Place development
occurred utilizing smaller lots within walking
distance of a number of amenities, including a
new park.
OngoingContinue The City continued will to
promote smart growth
principles.consider how to
better implement this program
with the zoning code update.
City of Seal Beach 2021-2029 Housing Element Appendix A – Evaluation of Prior Housing Element Revised Draft A-9 DecemberSeptember 2021
Table A-2
Progress in Achieving Quantified Objectives 2013-2021
City of Seal Beach
Program Category Quantified
Objective Progress
New Construction
Extremely Low 1
Very Low 0
Low 3
Moderate 4 2
Above Moderate 72 31
Total 80
Rehabilitation**
Very Low - 425
Low - 210
Moderate -
Above Moderate -
Total - 635
Conservation & Assistance***
Very Low 25 25
Low
Moderate 75 75
Above Moderate - -
Total 100 100
*Quantified objectives for new construction are for 2006 -2014 RHNA period **Seal Beach Shores Trailer Park rehabilitation and Leisure World VL/L-Income Accessibility Program ***Seal Beach Shores Trailer Park preservation
City of Seal Beach 2021-2029 Housing Element Appendix A – Evaluation of Prior Housing Element Revised Draft A-10 DecemberSeptember 2021
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City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-1 December 2021
Appendix B
Residential Land Inventory
An important component of the Seal Beach Housing Element is the identification of sites for future housing development and an evaluation of the adequacy of those sites in fulfilling the City’s share of regional housing needs. This appendix describes potential sites for housing development during the 2021-2029 planning period.
ASSUMPTIONS REGARDING AFFORDABILITY
State law19 establishes a “default density” of 20 units per acre that is suitable for lowerincome housing in small metropolitan cities such as Seal Beach. The land inventory analysis is based on this general affordability assumption. However, in determining site capacity, State law provides that sites smaller than ½ acre are not 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 that the site is adequate to accommodate lower income housing. Sites smaller than ½ acre have therefore been allocated to the moderate or above moderate-income categories.
EXISTING SITES FOR HOUSING DEVELOPMENT
Seal Beach is nearly built-out with almost no vacant developable land remaining. The following underutilized sites have potential for additional housing based on current land use plans and regulations.
Underutilized Sites
• 1011 Seal Beach Blvd. (Accurate Storage). This approximately 4-acre site (Figure B-1) is located immediately south of the Boeing Integrated Defense Systems property. This site is currently used for vehicle and boat storage and is bordered by office, commercial and light industrial uses to the north and west, by the City Police Station across Adolfo Lopez Drive to the south, and by the Seal Beach Naval Weapons Station across Seal Beach Boulevard to the east and has good access to employment and transit routes. Pursuant to the Program 1a in the 4th cycle Housing Element, in 2013 this property was rezoned to Residential High Density-20 and is suitable for lower-income multi-family development. There are no known environmental constraints on this property, and the site has good access to employment and transit routes. Due to the high land value and relatively low utilization, there is significant financial incentive for residential development on this property.
• Seal Beach Blvd./Pacific Coast Highway. This 0.25-acre parcel is developed with an older commercial building currently occupied by a liquor/convenience store. It has a General Plan designation of Limited Commercial and is zoned Limited Commercial/Residential Medium Density. This zoning designation allows residential use at up to 20 units/acre, which is normally considered suitable for lower-income housing.
Due to the age and marginal condition of the structure, it is assumed that the entire 19 Government Code Sec. 65583.2(c)(3)
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-2 December 2021
site would be redeveloped with a new residential or mixed-use project. Because of its small size, this parcel has been listed in the moderate-income site inventory.
Accessory Dwelling Units
Accessory dwelling units (ADUs) represent a significant opportunity for affordable housing, particularly for single persons or small households including the elderly, college students, young adults, and caregivers. Recent changes in State law have made the construction of ADUs more feasible for homeowners, and the City has seen an increase in ADU development applications recently.
Over the past few years interest in ADUs has increased somewhat. During calendar 2018- 2020 the City approved three ADU permits. At that rate, it is estimated that approximately eight additional ADUs will be permitted during the 2021-2029 planning period. Based on recent analysis conducted by SCAG20 approximately two-thirds of future ADUs are expected to be affordable to lower-income households.
Existing Sites Inventory Summary
The City’s current inventory of existing residential sites is summarized in Table B-1. This table shows that based on existing General Plan and zoning designations there is currently a shortfall of potential capacity to accommodate the RHNA. State law21 requires that where the inventory of sites does not accommodate the City’s assigned housing need, the Housing Element must identify actions that will be taken to make sites available with appropriate zoning and development standards to accommodate that portion of the City’s share of the regional housing need that could not be accommodated on sites identified in the Housing Element without rezoning. Sites to be rezoned to address this shortfall will be selected from the candidate sites listed in Table B-3 and shown in Figures B2 through B-12 (see Program 1a in Chapter V – Housing Action Plan). These sites have a total potential capacity for more housing units than the current RHNA shortfall.
Table B-1
Residential Sites Inventory Summary
Potential Housing Sites
Income Category
Totals
Very Low Low Moderate
Above
Moderate
Underutilized sites 40 40 5 85
Potential ADUs 2 4 2 8
Totals 42 44 7 0 93
RHNA (2021-2029) 258 201 239 545 1,243
Surplus (shortfall) (216) (157) (232) (545) (1,150)
Source: City of Seal Beach, 2021
Candidate Sites for Rezoning
20 SCAG, Regional Accessory Dwelling Unit Affordability Analysis, 2020 (https://scag.ca.gov/sites/main/files/fileattachments/adu_affordability_analysis_120120v2.pdf?1606868527) 21 Government Code Sec. 65583(c)(1)(A)
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-3 December 2021
The residentially zoned areas in Seal Beach are almost completely built out, and the large areas of vacant land are not available for development due to environmental restrictions or federal ownership. The large areas consist of the Seal Beach National Wildlife Refuge and the Naval Weapons Station. To address the requirement that the City identify and rezone adequate sites to accommodate at least 1,150 additional dwelling units, as shown in Table B-1, the City examined nonresidential areas where zoning amendments could facilitate residential development. A Housing Element Ad Hoc Committee was established and two meetings were held for the Committee to assist in identifying and evaluating potential sites for housing development. In addition, City staff contacted several property owners to assess interest in multi-family or mixed-use redevelopment. The identification of candidate sites considered a variety of factors, including:
• A substantial amount of surface parking or low-value uses such as storage • Ratio of assessed improvements-to-land value (I/L ratio) less than 1.0 • Good access to opportunity, including transportation, commercial services, schools and employment
• Parcels of substantial size
• Property owner interest
Recent real estate development trends in coastal Orange and Los Angeles counties demonstrate the increasing market feasibility of multi-family and mixed-use redevelopment at densities of 30 units/acre or more (Figure B-1). In addition, research conducted by the University of California, Berkeley22 to identify potential infill development opportunities in California concluded that the ratio of improvement value to land value (I/L ratio) serves as an indicator of the likelihood of redevelopment. That study utilized an I/L ratio of less than 1.0 for commercial and multi-family residential properties, and the authors of that study noted that this methodology “…has a strong theoretical and empirical basis: urban parcels for which improvement values are less than land values are widely considered to be economically underutilized. Indeed, many, if not most, marketrate infill housing projects are currently built on refill sites.” The candidate sites listed in Table B-3 were also reviewed by the Planning Commission and City Council at public hearings, as described in Appendix C, and property owners and other interested stakeholders had the opportunity to provide comments on sites that should be considered for additional residential development.
Figure B-1 describes recent redevelopment projects in the market area, demonstrating the interest and market demand for these types of developments on a regional scale. 22 University of California, Berkeley Institute of Urban and Regional Development, The Future of Infill Housing in California: Opportunities, Potential, Feasibility and Demand, 2005 City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-4 December 2021
Figure B-1
Recent Southern California Mixed-Use Project Examples
Legado Redondo (Redondo
Beach) – 3-acre mixed use project
with 115 residential units over
21,539 square feet commercial
space23
Newport Village Mixed-Use
(Newport Beach) – 9.4-acre
mixed-use project with 122
residential units +
office/commercial24
2510 West Coast Highway
(Newport Beach) -35 residential
units + 10,975 sq. ft. commercial25
23 http://legado.net/what-we-do/projects-legado-redondo/ 24 https://www.newportbeachca.gov/government/departments/community-development/planningdivision/projects-environmental-document-download-page/newport-village-mixed-use-project 25 https://www.newportbeachca.gov/government/departments/community-development/planningdivision/current-projects-and-cases/2510-west-coast-highway-mixed-use-project City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-5 December 2021
26 Affirmatively Furthering Fair Housing
Housing Element law (Government Code Sec. 65583.2(a)) requires the inventory of sites to be consistent with fair housing objectives. As described above, the existing sites inventory is comprised of underutilized sites with realistic potential for residential development and potential accessory dwelling units (ADUs). Because the current capacity of these sites is not sufficient to fully accommodate the RHNA allocation in all income categories, additional candidate sites for rezoning are identified in Table B-3.
The focus of the sites inventory fair housing analysis is on opportunities for low- and moderate-income housing. Opportunities for additional affordable housing are accommodated through high-density multi-family developments and through ADUs. The sites inventory addresses fair housing objectives by providing opportunities for affordable housing throughout the community. Potential ADUs also create opportunities for affordable housing dispersed throughout the city in low-density residential neighborhoods.
Through these parallel strategies, affordable housing choices for protected classes are expanded in all portions of Seal Beach.
As demonstrated earlier in this Element, the candidate sties for rezoning identified in Table B-3 are not concentrated in low-resource areas or areas of segregation and concentrations of poverty. Most of the sites are currently zoned commercial and developed with retail uses.
The issue of displacement will be addressed through compliance with Government Code Sec. 65583.2(g)(3), included in Program 1a, which requires that for any proposed development on a site that has had residential uses within the past five years that are or were subject to lower-income affordability restrictions, or are or were subject to any other form of rent or price control, or are or were occupied by lower-income households, the City shall require the replacement of all affordable units at the same or lower income level as a condition of development on the site. Replacement requirements shall be consistent with those set forth in Section 65915(c)(3).
Candidate Sites for Rezoning and Suitability of Nonvacant Sites 26 https://lbbusinessjournal.com/marina-shores-retail-center-sells-for-67-9-million-will-be-redeveloped-withmultifamily-housing Marina Shores (Long Beach) 6.17
acres, currently occupied with
credit-tenants, sold in November
2021 for redevelopment into
housing. This site is immediately
north of Seal Beach’s border.
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-6 December 2021
In addition to the overall analysis, discussion and methodology described above, this section provides additional clarification and methodology on how the estimated number of residential units were determined for each site factoring the existing uses. Out of the 10 sites listed in Table B-3, only two of the sties are vacant. The discussion below provides a brief explanation on the methodology for each of the nine sites that are currently developed with various uses. Figures B-1 through B-10 provide a brief description for each of the sites with an aerial map.
As discussed in Chapter IV – Constraints, infrastructure such as water, wastewater, drainage systems and dry utilities are in place, and there are no known limitations that would preclude the anticipated level of development at any candidate site. As part of future Land Use Element amendments and zoning changes to ensure availability of adequate sites (Program 1a) CEQA analysis will be conducted to analyze potential environmental impacts associated with any potential future infrastructure projects.
1. The Shops At Rossmoor: This site consists of several retail uses including Marshalls, Kohl’s and Burlington Clothing Store. Although site’s ratio of improvement value to land value is less than 1.0 (0.85) meaning the site is economically underutilized and ripe for redevelopment, the vast expanse of surface parking area can accommodate housing development. The site is 27 acres in area. The surface parking area occupies approximately 70 percent of the site which amounts to 19 acres. By only utilizing 10 acres of the 19 acres devoted to surface parking, the existing development could remain in place and would not be an impediment.
2. Old Ranch Town Center: This site is similar to The Shops at Rossmoor. It’s developed with retails stores such as Target, Ralph’s supermarket and several restaurants and smaller retail uses. This site is 26 acres, and half the land area, approximately 13 acres, is devoted to surface parking. Allocating 5 acres of the surface parking area can accommodate residential uses with shared parking while the majority, if not all existing retail uses can remain and not pose an impediment to residential development.
3. Old Ranch Country Club: This site consists of two separate areas (see Fig B-3) with a total area of approximately 5 acres. The Old Ranch Country Club consists of a golf course along with banquet facility, restaurant, swimming pool and a driving range. The property owner is considering proposal of approximately 120 units within portion of the site currently developed with maintenance facilities, parking lot, and portions of the driving range. Existing golf course uses are expected to be modified to accommodate the development. Therefore, the existing use (golf course) will not impede housing development.
4. Leisure World: The Leisure World is an active senior community located on 533-acre site and developed with 6,608 residential units. Each building contains about 10 to 12 units.
Parking is scattered throughout the site and contained within car port structures. Parking is also provided on street. The 150 units can be accommodated on approximately 5 acres at a density of 30 units to an acre within areas that are currently developed with simple carports. New two-story buildings can accommodate parking on the ground level with units above. Since only 1 percent of the site is anticipated to be redeveloped with the removal of some carports and the incorporation of the replacement parking within new City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-7 December 2021
development, the existing uses will not impede the anticipated amount of residential development.
5. Seal Beach Plaza: The 7-acre site is developed with retail and office uses. The improvement value to land value ratio is 0.72. This site can be redeveloped entirely or within a smaller portion (approximately 2.5 acres) as a mixed use project. The existing retail uses can be incorporated within the redeveloped project which could consist of retail uses on the ground floor with residential above.
6. Sunset Aquatic Marina: The 4.8-acre site is currently uses as a shipyard (boat storage). A small structure serves as a maintenance facility for the shipyard. The improvement value to land value ratio is 0.30. The site is economically underutilized.
Redevelopment of the site would consist of the removal of the stored boats and the removal of the maintenance building. Because existing structures will be removed, there will not be an impediment to residential development.
7. Naval Weapons Station: The 22-acre site is within the 5,256-acre Naval Weapons Station. The site is mostly vacant except for a concrete training pad and a 960 square foot prefabricated metal building used for classroom. The Navy has indicated that the training and classroom will relocate to another portion of the Station in order to facilitate development of the site. The Navy initiated the process to facilitate development of the site in 2020 by soliciting information from interested developers. A mixed use development, including housing, is generally anticipated. The Navy expects development may commence in 2024. The anticipated commercial development of the 22-acre site can accommodate approximately 150 residential units in a vertical and/or horizontal mixeduse development. The improvement value to land value ratio is 0.0.
8. Seal Beach Center: The 9-acre retail center consist of two anchor stores. One store is a standalone Pavilions supermarket, and the other is a CVS Pharmacy attached to a building that contains several smaller retail tenant spaces. The building containing the several smaller tenant spaces could be redeveloped. The existing retail uses can be easily accommodated within a mixed-use building with ground floor retail and residential units above. The improvement value to land value ratio is 0.72.
9. Main Street Specific Plan Area: The Specific Plan area is the downtown area of Seal Beach characterized by “Main Street”, the traditional commercial core of the city. The area provides for a pedestrian-oriented mix of offices and retail uses with a few residential units. Although the area could accommodate sizable number of residential units if the area is redeveloped, it’s recognized that much of the area will not be redeveloped.
However, there are several underutilized parcels and parcels with improvement value to land value ratio of 0.0. One subsite consists of a surface city owned parking lot. This parcel alone can accommodate approximately 9 units at 20 units to an acre. The remaining 31 units can be accommodated on the underutilized parcels include parcels developed with surface parking lots and on some parcels that can accommodate a unit or two towards the rear of the lot and/or above an existing single-story retail building. Many of the existing retail uses are single story. Out of the 77 parcels along Main Street and adjacent site streets, only 15 parcels are necessary to achieve the stated density. There are more than 15 underutilized parcels to accommodate the density. Therefore, existing uses will not be an impediment.
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-8 December 2021
10. 99 Marina: As stated previously, the site is vacant except for an abandoned outdoor handball court. The improvement value to land value ratio of 0.0. The existing abandoned handball court will not be an impediment to residential development.
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-1 DecemberSeptember 2021
Table B-2
Underutilized Sites Inventory
Address/APN General Plan/
Zoning
Site
Acreage Existing Use
Assumed
Density
(du/ac)
Lower Moderate Above
Moderate To
1 Seal Beach Blvd.
5-791-18
High Density Res/
RHD-20 4.0 Vehicle & boat storage0.54 I/L ratio 20 80 8 80 Pacific Coast Hwy.
9-061-01
Limited Commercial/
Medium Density Res 0.25 Older convenience store; zoning allows mixed-use. 21 5 5
TALS 4.25 80 5 - 8
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-2 DecemberSeptember 2021
Table B-3
Candidate Sites for Rezoning
Site APN
Total
Acre
age
Est
Dev
Acre
age
Current
General
Plan/Zoning
Proposed
GP/Zonin
g
Poten
tial
Densi
ty
Low
er
Mo
d
Abo
ve
Mod
Tot
al
Uni
ts
I/L
Rati
o
Existing Use
Accurate Storage
095-79-
18 4 1.8 I-L/RHD-20 RHD-33 33 15 15 29 58 0.54
Existing selfstorage facility
The Shops at
Rossmoor
086-
492-51 27 10 GC
MU or
RHD-46* 40 100
10 0 200 400 0.85
Retail, office, fast
food, grocery,
pharmacy
Old Ranch Town
Center 26 5 GC
MU or
RHD-46* 40 50 50 100 200 0.94
Existing commercial
center
130-
861-27 0.6 GC
MU or
RHD-46 0.51 Bank
130-
861-25 0.13 GC
MU or
RHD-46 0.00 parking
130-
861-26 0.4 GC
MU or
RHD-46 1.50 restaurant
130-
861-14 0.94 GC
MU or
RHD-46 0.14 parking lot
130-
861-15 8.56 GC
MU or
RHD-46 0.95 Department Store
130-
861-23 1.08 GC
MU or
RHD-46 1.96
Retail, services,
restaurant
130-
861-24 0.26 GC
MU or
RHD-46 0.00 parking
130-
861-22 0.42 GC
MU or
RHD-46 0.12 parking
130-
861-16 2.4 GC
MU or
RHD-46 1.35 Department Store
130-
861-17 1.8 GC
MU or
RHD-46 0.54
Retail, services, fastfood
130-
861-21 2 GC
MU or
RHD-46 0.78
Retail, services, fastfood
130-
861-18 2.02 GC
MU or
RHD-46 2.21 Ralphs supermarket
130-
861-19 3.22 GC
MU or
RHD-46 0.07 Ralphs supermarket
130-
861-20 1.22 GC
MU or
RHD-46 1.01 CVS Pharmacy
Old Ranch
Country Club
130-
012-55 20 5.2 OSG/RG OS/SP 23 30 30 60 120 0.57
Portion of existing
golf course
Leisure World 533 5 RHD-PD RHD-PD 30 38 38 75 150
#DI
V/0!
1950’s senior
residential PUD
Seal Beach Plaza 7 2.5 CS/SC
CS/SC &
MU-O 30 19 19 38 75 0.72
Existing commercial
center
095-
641-49 0.83 CS/SC
CS/SC &
MU-O 1.00
Financial Institution
(Chase Bank)
095-
641-55 3.43 CS/SC
CS/SC &
MU-O 0.67
Retail, financial,
services, market
095-
641-56 0.53 CS/SC
CS/SC &
MU-O 0.90
Drive through fast
food restaurant
095-
641-57 2.54 CS/SC
CS/SC &
MU-O 0.55
Retail stores and
financial institution
095-
641-44 0.81 CS/SC
CS/SC &
MU-O 0.94
Medical and
professional offices
Sunset Aquatic
Park
178-
571-19 4.6 4.8 M/PS
RHD//RH
D-33 30 36 36 72 144 0.30
Portion of County
Regional Park
Navy Site
043-
150-23 22 4 M CG/MU-O 30 38 38 75 150 0.00
Portion of NWS Seal
Beach
Seal Beach Center 9 4 SC SC/MU-O 30 30 30 60 120
#DI
V/0!
Existing commercial
center
043-
260-02 1.35 SC SC/MU-O 0.00 CVS Pharmacy
043-
260-05 7.92 SC SC/MU-O 0.91
Retail, services,
restaurant, market
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-3 DecemberSeptember 2021
Site APN
Total
Acre
age
Est
Dev
Acre
age
Current
General
Plan/Zoning
Proposed
GP/Zonin
g
Poten
tial
Densi
ty
Low
er
Mo
d
Abo
ve
Mod
Tot
al
Uni
ts
I/L
Rati
o
Existing Use
Main Street 15 n/a MSSP MSSP n/a 10 10 20 40
0.79 Existing commercial
district
043-
112-41 0.34 MSSP MSSP 0.50
Retail stores in a
single building
043-
112-29 0.07 MSSP MSSP 0.03 Parking and driveway
043-
112-28 0.07 MSSP MSSP 1.57
Cleaners and fast
food
043-
112-35 0.13 MSSP MSSP 2.62 Retail
043-
112-36 0.13 MSSP MSSP 0.08 offices
043-
112-23 0.07 MSSP MSSP 0.00 Parking
043-
112-22 0.07 MSSP MSSP 0.25
Offices and possible
residential unit
043-
112-21 0.07 MSSP MSSP 0.43 Retail (bicycle shop)
043-
112-34 0.54 MSSP MSSP 0.18
Retail, services,
restaurant, parking
043-
113-14 0.19 MSSP MSSP 1.86
Restaurants, retail,
and service
043-
113-15 0.06 MSSP MSSP 0.19 office
043-
113-42 0.13 MSSP MSSP 0.42 Medical offices
043-
113-36 0.09 MSSP MSSP 0.43
Retail, pet supplies
and grooming.
043-
113-37 0.12 MSSP MSSP 0.40
Retail, restaurant,
service
043-
113-46 0.2 MSSP MSSP 0.16
Retail, office,
restaurant
043-
113-08 0.07 MSSP MSSP 2.45
3 story office and
residential
043-
113-51 0.27 MSSP MSSP 0.66
Retail and restaurant
with parking
043-
113-04 0.14 MSSP MSSP 0.06 Bay Theater
043-
113-48 0.4 MSSP MSSP 1.07 Retail, office, services
199-
053-29 0.26 MSSP MSSP 0.07
Retail, restaurant,
service
199-
053-28 0.1 MSSP MSSP 0.00
Open air plant
nursery
199-
053-31 0.07 MSSP MSSP 0.51
Retail possible unit in
back
199-
053-30 0.07 MSSP MSSP 0.24 Retail, restaurant
199-
053-26 0.07 MSSP MSSP 1.08 Post office
199-
053-25 0.07 MSSP MSSP 0.17
Retail and residential
in back
199-
053-24 0.07 MSSP MSSP 1.23 retail
199-
053-23 0.1 MSSP MSSP 0.74 retail
199-
053-22 0.1 MSSP MSSP 0.99 retail
199-
053-21 0.07 MSSP MSSP 1.00 retail
199-
053-20 0.07 MSSP MSSP 0.15 Retail and restaurant
199-
053-19 0.07 MSSP MSSP 0.10 Retail/ice cream
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-4 DecemberSeptember 2021
Site APN
Total
Acre
age
Est
Dev
Acre
age
Current
General
Plan/Zoning
Proposed
GP/Zonin
g
Poten
tial
Densi
ty
Low
er
Mo
d
Abo
ve
Mod
Tot
al
Uni
ts
I/L
Rati
o
Existing Use
199-
053-18 0.14 MSSP MSSP 2.09 Restaurant
199-
043-20 0.16 MSSP MSSP 0.34
Retail and parking lot
at rear
199-
043-19 0.17 MSSP MSSP 0.14
Retail with possible
units on top
199-
043-18 0.07 MSSP MSSP
12.2 7 Retail, service
199-
043-17 0.07 MSSP MSSP 0.36 retail
199-
043-16 0.07 MSSP MSSP 0.07 retail
199-
043-15 0.07 MSSP MSSP 0.20 Sun newspaper/retail
199-
043-14 0.07 MSSP MSSP 0.26 retail
199-
043-13 0.07 MSSP MSSP 0.72 retail
193-
043-12 0.07 MSSP MSSP 1.99 restaurant
193-
043-11 0.14 MSSP MSSP 3.24 bank
193-
043-10 0.14 MSSP MSSP 0.02
Parking lot for bank
on parcel 11
199-
033-02 0.68 MSSP MSSP 0.25
OCFA and parking
(City owned)
199-
034-01 0.14 MSSP MSSP 0.05
Parking lot for
restaurant
199-
034-02 0.07 MSSP MSSP 0.18 restaurant
199-
034-03 0.07 MSSP MSSP 1.11 Retail
199-
034-04 0.07 MSSP MSSP 0.25 Retail
199-
034-05 0.07 MSSP MSSP 0.53 Restaurant
199-
034-06 0.07 MSSP MSSP 0.53 retail
199-
034-07 0.1 MSSP MSSP 0.67 Retail
199-
034-08 0.1 MSSP MSSP 0.55 Retail
199-
034-09 0.07 MSSP MSSP 0.28 restaurant
199-
034-10 0.07 MSSP MSSP 0.43 retail
199-
034-11 0.07 MSSP MSSP 0.07 retail
199-
034-12 0.07 MSSP MSSP 0.08 Retail
199-
034-13 0.07 MSSP MSSP 1.25 retail
199-
034-14 0.07 MSSP MSSP 0.22 Restaurant
199-
034-15 0.14 MSSP MSSP 0.59 Retail, restaurant
199-
034-16 0.07 MSSP MSSP 0.14 bar
199-
034-17 0.25 MSSP MSSP 2.10 Retail, bar
199-
034-36 0.13 MSSP MSSP 0.10 Restaurant
199-
044-19 0.06 MSSP MSSP 0.09 Vacant fast food
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-5 DecemberSeptember 2021
Site APN
Total
Acre
age
Est
Dev
Acre
age
Current
General
Plan/Zoning
Proposed
GP/Zonin
g
Poten
tial
Densi
ty
Low
er
Mo
d
Abo
ve
Mod
Tot
al
Uni
ts
I/L
Rati
o
Existing Use
199-
044-20 0.06 MSSP MSSP 0.42 Retail, coffee house
199-
044-21 0.13 MSSP MSSP 0.30 Restaurant
199-
044-22 0.07 MSSP MSSP 0.26 Retail
199-
044-23 0.2 MSSP MSSP 3.90
Retail ground floor
and res above
199-
044-24 0.07 MSSP MSSP 0.03 Public parking (City)
199-
044-25 0.07 MSSP MSSP 0.03 Public parking (City)
199-
044-26 0.07 MSSP MSSP 0.57 retail
199-
044-27 0.07 MSSP MSSP 1.06 retail
199-
044-28 0.14 MSSP MSSP 0.85 Retail
199-
044-29 0.14 MSSP MSSP 0.21 Retail
199-
044-30 0.07 MSSP MSSP 0.39 Restaurant
199-
044-31 0.07 MSSP MSSP 0.46 retail
199-
044-32 0.07 MSSP MSSP 0.72
Restaurant
(O’Malley’s…)
199-
044-33 0.07 MSSP MSSP 1.00
Retail, fast food with
possible res.
199-
044-34 0.2 MSSP MSSP 0.67
Retail, service, fitness
center
99 Marina Drive
199-
011-10 4.3 4.3 OE
RHD/RHD
-20 20 22 22 43 86 0.00
Abandoned oil
separation facility
TOTALS 386
38 6 772
1,5
43 Notes:
*The current MU is only associated with LC/RMD. We would need to create a new mixed-use category to facilitate a density equivalent to RHD-46
I/L ratio = assessed value of improvements to land ratio Potential units based on estimated development area
CG = Commercial General
CS = Commercial Service
GC = Commercial General
I-L = Industrial-Light
M = Military
MSSP = Main Street Specific Plan
MU = Mixed Use
MU-O = Mixed Use Overlay
OE = Oil Extraction
OS = Open Space
OSG = Open Space Golf
PS = Public and Semi-Public
RG = Recreation Golf
RHD = Residential High Density
RHD-PD = Residential High Density-Planned Development
SC = Service Commercial
SP = Specific Plan
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-6 DecemberSeptember 2021
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-7 DecemberSeptember 2021
Appendix B
Residential Land Inventory
This appendix describes potential sites for housing development during the 2021-2029 planning period.
ASSUMPTIONS REGARDING AFFORDABILITY
State law27 establishes a “default density” of 20 units per acre that is suitable for lowerincome housing in small metropolitan cities such as Seal Beach. The land inventory analysis is based on this general affordability assumption. However, in determining site capacity, State law provides that sites smaller than ½ acre are not 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 that the site is adequate to accommodate lower income housing. Sites smaller than ½ acre have therefore been allocated to the moderate or above moderate income categories.
POTENTIAL SITES FOR HOUSING DEVELOPMENT
Seal Beach is nearly built-out with almost no vacant developable land remaining. The following underutilized sites have potential for additional housing based on current land use plans and regulations.
Underutilized Sites
1011 Seal Beach Blvd. (Accurate Storage). This approximately 4-acre site (Figure B-1) is located immediately south of the Boeing Integrated Defense Systems property. was formerly occupied by a metal fabricator andThis site is currently used for vehicle and boat storage and. The site is bordered by office, commercial and light industrial uses to the north and west, by the City Police Station across Adolfo Lopez Drive to the south, and by the Seal Beach Naval Weapons Station across Seal Beach Boulevard to the east and has good access to employment and transit routes. Pursuant to the Program 1a in the 4th cycle Housing Element, in 2013 this property was rezoned to Residential High Density-20 and is suitable for lower-income multi-family development. There are no known environmental constraints on this property, and the site has good access to employment and transit routes. Due to the high land value and relatively low utilization, there is significant financial incentive for residential development on this property.
Seal Beach Blvd./Pacific Coast Highway. This 0.25-acre parcel is developed with an older commercial building currently occupied by a liquor/convenience store. It has a General Plan designation of Limited Commercial and is zoned Limited Commercial/Residential Medium Density. This zoning designation allows residential use at up to 20 units/acre, which is normally considered suitable for lower-income housing. 27 Government Code Sec. 65583.2(cb)(3)
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-8 DecemberSeptember 2021
Due to the age and marginal condition of the structure, it is assumed that the entire site would be redeveloped with a new residential or mixed-use project. Because of its small size, this parcel has been listed in the moderate-income site inventory.
Accessory Dwelling Units
Accessory dwelling units (ADUs) represent a significant opportunity for affordable housing, particularly for single persons or small households including the elderly, college students, young adults, and caregivers. Recent changes in State law have made the construction of ADUs more feasible for homeowners, and the City has seen an increase in ADU development applications recently.
Over the past few years interest in ADUs has increased somewhat. Over the past three yearsDuring calendar 2018-2020 the City has approved three ADU permits. At that rate, it is estimated that approximately eight additional ADUs will be permitted during the 2021- 2029 planning period. Based on recent analysis conducted by SCAG28 approximately twothirds of future ADUs are expected to be affordable to lower-income households.
Sites Inventory Summary
The City’s current inventory of residential sites is summarized in Table B-1. This table shows that based on existing General Plan and zoning designations there is currently a shortfall of potential capacity to accommodate the RHNA. State law29 requires that where the inventory of sites does not accommodate the City’s assigned housing need, the Housing Element must identify actions that will be taken to make sites available with appropriate zoning and development standards to accommodate that portion of the City’s share of the regional housing need that could not be accommodated on sites identified in the Housing Element without rezoning. The rezoning of sufficient sites must be completed within the first three years of the planning period. Sites to be rezoned to address this shortfall will be selected from the candidate sites listed in Table B-3 and shown in Figures B-21 through B-1211 (see Program 1a in Chapter V – Housing Action Plan). These sites have a total potential capacity for more housing units than the current RHNA shortfall.
Table B-1
Residential Sites Inventory Summary
Potential Housing Sites
Income Category
Totals
Very Low Low Moderate
Above
Moderate
Underutilized sites 40 40 5 85
Potential ADUs 2 4 2 8
Totals 42 44 7 0 93
RHNA (2021-2029) 258 201 239 545 1,243
Surplus (shortfall) (216) (157) (232) (545) (1,150)
Source: City of Seal Beach, 2021
28 SCAG, Regional Accessory Dwelling Unit Affordability Analysis, 2020 (https://scag.ca.gov/sites/main/files/fileattachments/adu_affordability_analysis_120120v2.pdf?1606868527) 29 Government Code Sec. 65583(c)(1)(A)
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-9 DecemberSeptember 2021
Candidate Sites for Rezoning
The residentially-zoned areas in Seal Beach are almost completely built out, and the large areas of vacant land are not available for development due to environmental restrictions or federal ownership. To address the requirement that the City identify and rezone adequate sites to accommodate at least 1,150 additional dwelling units, as shown in Table B-1, the City examined nonresidential areas where zoning amendments could facilitate residential development. A Housing Element Ad Hoc Committee was established and two meetings were held for the Committee to assist in identifying and evaluating potential sites for housing development. In addition, City staff contacted several property owners to assess interest in multi-family or mixed-use redevelopment. The identification of candidate sites considered a variety of factors, including:
A substantial amount of surface parking or low-value uses such as storage Ratio of assessed improvements-to-land value (I/L ratio) less than 1.0 Good access to opportunity, including transportation, commercial services, schools and employment
Parcels of substantial size
Property owner interest
Recent real estate development trends in coastal Orange and Los Angeles counties demonstrate the increasing market feasibility of multi-family and mixed-use redevelopment at densities of 30 units/acre or more (Figure B-1). In addition, research conducted by the University of California, Berkeley30 to identify potential infill development opportunities in California concluded that the ratio of improvement value to land value (I/L ratio) serves as an indicator of the likelihood of redevelopment. That study utilized an I/L ratio of less than 1.0 for commercial and multi-family residential properties, and the authors of that study noted that this methodology “…has a strong theoretical and empirical basis: urban parcels for which improvement values are less than land values are widely considered to be economically underutilized. Indeed, many, if not most, marketrate infill housing projects are currently built on refill sites.” The candidate sites listed in Table B-3 were also reviewed by the Planning Commission and City Council at public hearings, as described in Appendix C, and property owners and other interested stakeholders had the opportunity to provide comments on sites that should be considered for additional residential development.
Infrastructure Availability
As discussed in Chapter IV – Constraints, infrastructure such as water, wastewater, drainage systems and dry utilities are in place, and there are no known limitations that would preclude the anticipated level of development. As part of future Land Use Element amendments and zoning changes to ensure availability of adequate sites (Program 1a) CEQA analysis will be conducted to confirm infrastructure availability. 30 University of California, Berkeley Institute of Urban and Regional Development, The Future of Infill Housing in California: Opportunities, Potential, Feasibility and Demand, 2005 City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-10 DecemberSeptember 2021
Figure B-1
Recent Southern California Mixed-Use Project Examples
Legado Redondo (Redondo
Beach) – 3-acre mixed use
project with 115 residential units
over 21,539 square feet
commercial space31
Newport Village Mixed-Use
(Newport Beach) – 9.4-acre
mixed-use project with 122
residential units +
office/commercial32
2510 West Coast Highway
(Newport Beach) -35 residential
units + 10,975 sq. ft. commercial33
31 http://legado.net/what-we-do/projects-legado-redondo/ 32 https://www.newportbeachca.gov/government/departments/community-development/planningdivision/projects-environmental-document-download-page/newport-village-mixed-use-project 33 https://www.newportbeachca.gov/government/departments/community-development/planningdivision/current-projects-and-cases/2510-west-coast-highway-mixed-use-project City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-11 DecemberSeptember 2021
Affirmatively Furthering Fair Housing
Housing Element law (Government Code Sec. 65583.2(a)) requires the inventory of sites to be consistent with fair housing objectives. As described above, the sites inventory is comprised of underutilized sites with realistic potential for residential development and potential accessory dwelling units (ADUs). Because the current capacity of these sites is not sufficient to fully accommodate the RHNA allocation in all income categories, additional candidate sites for rezoning are identified in Table B-3.
The focus of the sites inventory fair housing analysis is on opportunities for low- and moderate-income housing. Opportunities for additional affordable housing are accommodated through high-density multi-family developments and through ADUs. The sites inventory addresses fair housing objectives by providing opportunities for affordable housing throughout the community. Potential ADUs also create opportunities for affordable housing dispersed throughout the city in low-density residential neighborhoods.
Through these parallel strategies, affordable housing choices for protected classes are expanded in all portions of Seal Beach.
The issue of displacement will be addressed through compliance with Government Code Sec. 65583.2(g)(3), included in Program 1a, which requires that for any proposed development on a site that has had residential uses within the past five years that are or were subject to lower-income affordability restrictions, or are or were subject to any other form of rent or price control, or are or were occupied by lower-income households, the City shall require the replacement of all affordable units at the same or lower income level as a condition of development on the site. Replacement requirements shall be consistent with those set forth in Section 65915(c)(3).
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-12 DecemberSeptember 2021
Table B-2
Residential Underutilized Sites Inventory
Address/APN General Plan/
Zoning
Site
Acreage Existing Use
Assumed
Density
(du/ac)
Lower Moderate Above
Moderate Total
1011 Seal Beach Blvd.
095-791-18
High Density Res/
RHD-20 4.0 Vehicle & boat storage0.54 I/L ratio 20 80 80 1780 Pacific Coast Hwy.
199-061-01
Limited Commercial/
Medium Density Res 0.25 Older convenience store; zoning allows mixed-use. 21 5 5
TOTALS 4.25 80 5 - 85
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-13 DecemberSeptember 2021
Table B-3
Candidate Sites for Rezoning
Site APN Total
Acreage
Est Dev
Acreage
Current General
Plan/Zoning
Proposed
GP/Zoning
Potential
Density Lower Mod Above Mod
Total
Units
I/L
Ratio Existing Use
Accurate Storage 095-79-18 4 1.8 I-L/RHD-20 RHD-33 33 15 15 29 58 0.54 Existing self-storage facility The Shops at Rossmoor 086-492-51 27 10 GC MU or RHD-46* 40 100 100 200 400 0.85 Retail, office, fast food, grocery,
pharmacy
Old Ranch Town Center 26 5 GC MU or RHD-46* 40 50 50 100 200 0.94 Existing commercial center 130-861-27 0.6 GC MU or RHD-46 0.51 Bank
130-861-25 0.13 GC MU or RHD-46 0.00 parking
130-861-26 0.4 GC MU or RHD-46 1.50 restaurant
130-861-14 0.94 GC MU or RHD-46 0.14 parking lot
130-861-15 8.56 GC MU or RHD-46 0.95 Department Store
130-861-23 1.08 GC MU or RHD-46 1.96 Retail, services, restaurant 130-861-24 0.26 GC MU or RHD-46 0.00 parking
130-861-22 0.42 GC MU or RHD-46 0.12 parking
130-861-16 2.4 GC MU or RHD-46 1.35 Department Store
130-861-17 1.8 GC MU or RHD-46 0.54 Retail, services, fast-food 130-861-21 2 GC MU or RHD-46 0.78 Retail, services, fast-food 130-861-18 2.02 GC MU or RHD-46 2.21 Ralphs supermarket 130-861-19 3.22 GC MU or RHD-46 0.07 Ralphs supermarket 130-861-20 1.22 GC MU or RHD-46 1.01 CVS Pharmacy
Old Ranch Country Club 130-012-55 20 5.2 OSG/RG OS/SP 23 30 30 60 120 0.57 Portion of existing golf course Leisure World 533 5 RHD-PD RHD-PD 30 38 38 75 150 #DIV/0! 1950’s senior residential PUD Seal Beach Plaza 7 2.5 CS/SC CS/SC & MU-O 30 19 19 38 75 0.72 Existing commercial center 095-641-49 0.83 CS/SC CS/SC & MU-O 1.00 Financial Institution (Chase Bank) 095-641-55 3.43 CS/SC CS/SC & MU-O 0.67 Retail, financial, services, market 095-641-56 0.53 CS/SC CS/SC & MU-O 0.90 Drive through fast food restaurant 095-641-57 2.54 CS/SC CS/SC & MU-O 0.55 Retail stores and financial institution 095-641-44 0.81 CS/SC CS/SC & MU-O 0.94 Medical and professional offices Sunset Aquatic Park 178-571-19 4.6 4.8 M/PS RHD//RHD-33 30 36 36 72 144 0.30 Portion of County Regional Park Navy Site 043-150-23 22 4 M CG/MU-O 30 38 38 75 150 0.00 Portion of NWS Seal Beach Seal Beach Center 9 4 SC SC/MU-O 30 30 30 60 120 #DIV/0! Existing commercial center 043-260-02 1.35 SC SC/MU-O 0.00 CVS Pharmacy
043-260-05 7.92 SC SC/MU-O 0.91 Retail, services, restaurant, rmarket Main Street 15 n/a MSSP MSSP n/a 10 10 20 40 Existing commercial district 043-112-41 0.34 MSSP MSSP 0.50 Retail stores in a single building 043-112-29 0.07 MSSP MSSP 0.03 Parking and driveway
043-112-28 0.07 MSSP MSSP 1.57 Cleaners and fast food
043-112-35 0.13 MSSP MSSP 2.62 Retail
043-112-36 0.13 MSSP MSSP 0.08 offices
043-112-23 0.07 MSSP MSSP 0.00 Parking
043-112-22 0.07 MSSP MSSP 0.25 Offices and possible residential unit 043-112-21 0.07 MSSP MSSP 0.43 Retail (bicycle shop)
043-112-34 0.54 MSSP MSSP 0.18 Retail, services, restaurant, parking 043-113-14 0.19 MSSP MSSP 1.86 Restaurants, retail, and service City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-14 DecemberSeptember 2021
Site APN Total
Acreage
Est Dev
Acreage
Current General
Plan/Zoning
Proposed
GP/Zoning
Potential
Density Lower Mod Above Mod
Total
Units
I/L
Ratio Existing Use
043-113-15 0.06 MSSP MSSP 0.19 office
043-113-42 0.13 MSSP MSSP 0.42 Medical offices
043-113-36 0.09 MSSP MSSP 0.43 Retail, pet supplies and grooming. 043-113-37 0.12 MSSP MSSP 0.40 Retail, restaurant, service 043-113-46 0.2 MSSP MSSP 0.16 Retail, office, restaurant 043-113-08 0.07 MSSP MSSP 2.45 3 story office and residential 043-113-51 0.27 MSSP MSSP 0.66 Retail and restaurant with parking 043-113-04 0.14 MSSP MSSP 0.06 Bay Theater
043-113-48 0.4 MSSP MSSP 1.07 Retail, office, services
199-053-29 0.26 MSSP MSSP 0.07 Retail, restaurant, service 199-053-28 0.1 MSSP MSSP 0.00 Open air plant nursery
199-053-31 0.07 MSSP MSSP 0.51 Retail possible unit in back 199-053-30 0.07 MSSP MSSP 0.24 Retail, restaurant
199-053-26 0.07 MSSP MSSP 1.08 Post office
199-053-25 0.07 MSSP MSSP 0.17 Retail and residential in back 199-053-24 0.07 MSSP MSSP 1.23 retail
199-053-23 0.1 MSSP MSSP 0.74 retail
199-053-22 0.1 MSSP MSSP 0.99 retail
199-053-21 0.07 MSSP MSSP 1.00 retail
199-053-20 0.07 MSSP MSSP 0.15 Retail and restaurant
199-053-19 0.07 MSSP MSSP 0.10 Retail/ice cream
199-053-18 0.14 MSSP MSSP 2.09 Restaurant
199-043-20 0.16 MSSP MSSP 0.34 Retail and parking lot at rear 199-043-19 0.17 MSSP MSSP 0.14 Retail with possible units on top 199-043-18 0.07 MSSP MSSP 12.27 Retail, service
199-043-17 0.07 MSSP MSSP 0.36 retail
199-043-16 0.07 MSSP MSSP 0.07 retail
199-043-15 0.07 MSSP MSSP 0.20 Sun newspaper/retail
199-043-14 0.07 MSSP MSSP 0.26 retail
199-043-13 0.07 MSSP MSSP 0.72 retail
193-043-12 0.07 MSSP MSSP 1.99 restaurant
193-043-11 0.14 MSSP MSSP 3.24 bank
193-043-10 0.14 MSSP MSSP 0.02 Parking lot for bank on parcel 11 199-033-02 0.68 MSSP MSSP 0.25 OCFA and parking (City owned) 199-034-01 0.14 MSSP MSSP 0.05 Parking lot for restaurant 199-034-02 0.07 MSSP MSSP 0.18 restaurant
199-034-03 0.07 MSSP MSSP 1.11 Retail
199-034-04 0.07 MSSP MSSP 0.25 Retail
199-034-05 0.07 MSSP MSSP 0.53 Restaurant
199-034-06 0.07 MSSP MSSP 0.53 retail
199-034-07 0.1 MSSP MSSP 0.67 Retail
199-034-08 0.1 MSSP MSSP 0.55 Retail
199-034-09 0.07 MSSP MSSP 0.28 restaurant
199-034-10 0.07 MSSP MSSP 0.43 retail
199-034-11 0.07 MSSP MSSP 0.07 retail
199-034-12 0.07 MSSP MSSP 0.08 Retail
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-15 DecemberSeptember 2021
Site APN Total
Acreage
Est Dev
Acreage
Current General
Plan/Zoning
Proposed
GP/Zoning
Potential
Density Lower Mod Above Mod
Total
Units
I/L
Ratio Existing Use
199-034-13 0.07 MSSP MSSP 1.25 retail
199-034-14 0.07 MSSP MSSP 0.22 Restaurant
199-034-15 0.14 MSSP MSSP 0.59 Retail, restaurant
199-034-16 0.07 MSSP MSSP 0.14 bar
199-034-17 0.25 MSSP MSSP 2.10 Retail, bar
199-034-36 0.13 MSSP MSSP 0.10 Restaurant
199-044-19 0.06 MSSP MSSP 0.09 Vacant fast food
199-044-20 0.06 MSSP MSSP 0.42 Retail, coffee house
199-044-21 0.13 MSSP MSSP 0.30 Restaurant
199-044-22 0.07 MSSP MSSP 0.26 Retail
199-044-23 0.2 MSSP MSSP 3.90 Retail ground floor and res above 199-044-24 0.07 MSSP MSSP 0.03 Public parking (City)
199-044-25 0.07 MSSP MSSP 0.03 Public parking (City)
199-044-26 0.07 MSSP MSSP 0.57 retail
199-044-27 0.07 MSSP MSSP 1.06 retail
199-044-28 0.14 MSSP MSSP 0.85 Retail
199-044-29 0.14 MSSP MSSP 0.21 Retail
199-044-30 0.07 MSSP MSSP 0.39 Restaurant
199-044-31 0.07 MSSP MSSP 0.46 retail
199-044-32 0.07 MSSP MSSP 0.72 Restaurant (O’Malley’s…) 199-044-33 0.07 MSSP MSSP 1.00 Retail, fast food with possible res. 199-044-34 0.2 MSSP MSSP 0.67 Retail, service, fitness center 99 Marina Drive 199-011-10 4.3 4.3 OE RHD/RHD-20 20 22 22 43 86 0.00 Abandoned oil separation facility TOTALS 386 386 772 1,543
Notes:
*The current MU is only associated with LC/RMD. We would need to create a new mixed-use category to facilitate a density equivalent to RHD-46 I/L ratio = assessed value of improvements to land ratio Potential units based on estimated development area
CG = Commercial General
CS = Commercial Service
GC = Commercial General
I-L = Industrial-Light
M = Military
MSSP = Main Street Specific Plan
MU = Mixed Use
MU-O = Mixed Use Overlay
OE = Oil Extraction
OS = Open Space
OSG = Open Space Golf
PS = Public and Semi-Public
RG = Recreation Golf
RHD = Residential High Density
RHD-PD = Residential High Density-Planned Development
SC = Service Commercial
SP = Specific Plan
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-16 DecemberSeptember 2021
Site
Total
Acreage
Estimated
Development
Acreage
Current
General
Plan/Zoning
Potential
Density
(du/ac)
Potential
Units Existing Use
Accurate Storage 4.0 1.8 RHD-20 33 58 Existing self-storage facility The Shops at Rossmoor 27.0 10.0 GC 40 400 Existing commercial center Old Ranch Town Center 26.0 5.0 GC 40 200 Existing commercial center Old Ranch Country Club 20.0 5.2 RG 23 120 Portion of existing golf course Leisure World 533.0 5.0 RHD-PD 30 150 1950’s senior residential PUD Seal Beach Plaza 7.0 2.5 SC 30 75 Existing commercial center Sunset Aquatic Park 4.6 4.8 PS 30 144 Portion of County Regional Park Facility Navy Site 22.0 4.0 MI 30 150 Portion of NWS Seal Beach
Seal Beach Center 9.0 4.0 SC 30 120 Existing commercial center Main Street 15.0 n/a MSSP n/a 40 Existing commercial district 99 Marina Drive 4.3 4.3 OE 20 86 Vacant, abandoned oil separation facility TOTALS 1,543
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-17 DecemberSeptember 2021
Figure B-21
Accurate Storage
Site Size: 4 acres
Info: Redevelopment potential
on 1.8 acres
Zoning: RHD-20
Unit Potential:
58 units (33 du/ac)
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-18 DecemberSeptember 2021
Figure B-32
Shops at Rossmoor
Site Size: 27 acres
Info: Mixed-use or redevelopment
potential on 10 acres south of
Rossmoor Way
Zoning: GC to MU or RHD-46
Unit Potential:
400 units (40 du/ac)
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-19 DecemberSeptember 2021
Figure B-43
Old Ranch Town Center
Site Size: 26 acres
Info: Mixed-use or redevelopment
potential on 5 acres
Zoning: GC to MU or RHD-46
Unit Potential:
200 units (40 du/ac)
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-20 DecemberSeptember 2021
Figure B-54
Old Ranch Country Club
Site Size: ±150 acres
Info: Possibility of limited
number of residential units
introduced to ±5 acres of site
Zoning: RG
Unit Potential:
Up to 120 units
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-21 DecemberSeptember 2021
Figure B-65
Leisure World
Site Size: 533 acres
Info: Residential
development/
redevelopment potential
on ±5 acres
Zoning: RHD-PD
Unit Potential:
150 units (30 du/ac)
Mutual 2
Mutual 9 Mutual 11 Mutual 16
Mutual 1
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-22 DecemberSeptember 2021
Figure B-76
Seal Beach Plaza
Site Size: 7 acres
Info: Potential for
mixed-use development
over 2.5 acres of site
Zoning: SC
Unit Potential:
75 units (30 du/ac)
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-23 DecemberSeptember 2021
Figure B-87
Sunset Aquatic Marina
Site Size: 4.8 acres
Info: Residential
development potential on
4.8 acres
Zoning: PS
Unit Potential:
144 units (30 du/ac)
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-24 DecemberSeptember 2021
Figure B-98
Navy Site
Site Size: ±22 acres
Info: Navy currently exploring
development interest in
commercial development that
could include residential
Zoning: MI
Unit Potential:
150 units (30 du/ac)
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-25 DecemberSeptember 2021
Figure B-109
Seal Beach Center
Site Size: 9 acres
Info: Mixed-use or
redevelopment potential on 4
acres
Zoning: GC to MU or RHD-33
Unit Potential:
120 units (30 du/ac)
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-26 DecemberSeptember 2021
Figure B-1110
Main Street SP Area
Site Size: ±15 acres
Info: Residential development
potential throughout Main Street
area
Zoning: MSSP
Unit Potential:
40 units
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-27 DecemberSeptember 2021
Figure B-1211
99 Marina
Site Size: 4.3 acres
Info: Residential development
potential for entire site
Zoning: OE/RHD-20
Unit Potential:
86 units (20 du/acre)
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-1 DecemberSeptember 2021
Appendix B
Residential Land Inventory
This appendix describes potential sites for housing development during the 2021-2029 planning period.
ASSUMPTIONS REGARDING AFFORDABILITY
State law34 establishes a “default density” of 20 units per acre that is suitable for lowerincome housing in small metropolitan cities such as Seal Beach. The land inventory analysis is based on this affordability assumption.
POTENTIAL SITES FOR HOUSING DEVELOPMENT
Seal Beach is built-out with no vacant developable land remaining. The following underutilized sites have potential for additional housing based on current land use plans and regulations.
Underutilized Sites
• 1011 Seal Beach Blvd. (Accurate Storage). This approximately 4-acre site (Figure B-1) is located immediately south of the Boeing Integrated Defense Systems property. It was formerly occupied by a metal fabricator and is currently used for vehicle and boat storage. The site is bordered by office, commercial and light industrial uses to the north and west, by the City Police Station across Adolfo Lopez Drive to the south, and by the Seal Beach Naval Weapons Station across Seal Beach Boulevard to the east and has good access to employment and transit routes. Pursuant to the Program 1a in the 4th cycle Housing Element, in 2013 this property was rezoned to Residential High Density-20 and is suitable for lower-income multi-family development. There are no known environmental constraints on this property, and the site has good access to employment and transit routes.
• Seal Beach Blvd./Pacific Coast Highway. This 0.25-acre parcel is developed with an older commercial building currently occupied by a liquor/convenience store. It has a General Plan designation of Limited Commercial and is zoned Limited Commercial/Residential Medium Density. This zoning designation allows residential use at up to 20 units/acre, which is considered suitable for lower-income housing. Due to the age and marginal condition of the structure, it is assumed that the entire site would be redeveloped with a new residential or mixed-use project. Because of its small size, this parcel has been listed in the moderate-income site inventory.
Accessory Dwelling Units
Accessory dwelling units (ADUs) represent a significant opportunity for affordable housing, particularly for single persons or small households including the elderly, college students, young adults, and caregivers. Recent changes in State law have made the construction 34 Government Code Sec. 65583.2(b)(3)
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-2 DecemberSeptember 2021
of ADUs more feasible for homeowners, and the City has seen an increase in ADU development applications recently.
Over the past few years interest in ADUs has increased somewhat. Over the past three years the City has approved three ADU permits. At that rate, it is estimated that approximately eight additional ADUs will be permitted during the 2021-2029 planning period. Based on recent analysis conducted by SCAG35 approximately two-thirds of future ADUs are expected to be affordable to lower-income households.
Sites Inventory Summary
The City’s current inventory of residential sites is summarized in Table B-1. This table shows that based on existing General Plan and zoning designations there is currently a shortfall of potential capacity to accommodate the RHNA. State law36 requires that where the inventory of sites does not accommodate the City’s assigned housing need, the Housing Element must identify actions that will be taken to make sites available with appropriate zoning and development standards to accommodate that portion of the City’s share of the regional housing need that could not be accommodated on sites identified in the Housing Element without rezoning. The rezoning of sufficient sites must be completed within the first three years of the planning period. Sites to be rezoned to address this shortfall will be selected from the candidate sites listed in Table B-3 and shown in Figures B-1 through B-11. These sites have a total potential capacity for more housing units than the current RHNA shortfall.
Table B-1
Residential Sites Inventory Summary
Potential Housing Sites
Income Category
Totals
Very Low Low Moderate
Above
Moderate
Underutilized sites 40 40 5 85
Potential ADUs 2 4 2 8
Totals 42 44 7 0 93
RHNA (2021-2029) 258 201 239 545 1,243
Surplus (shortfall) (216) (157) (232) (545) (1,150)
Source: City of Seal Beach, 2021
Infrastructure Availability
As discussed in Chapter IV – Constraints, infrastructure such as water, wastewater, drainage systems and dry utilities are in place, and there are no known limitations that would preclude the anticipated level of development. As part of future Land Use Element amendments and zoning changes to ensure availability of adequate sites (Program 1a) CEQA analysis will be conducted to confirm infrastructure availability. 35 SCAG, Regional Accessory Dwelling Unit Affordability Analysis, 2020 (https://scag.ca.gov/sites/main/files/fileattachments/adu_affordability_analysis_120120v2.pdf?1606868527) 36 Government Code Sec. 65583(c)(1)(A)
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-3 DecemberSeptember 2021
Affirmatively Furthering Fair Housing
Housing Element law (Government Code Sec. 65583.2(a)) requires the inventory of sites to be consistent with fair housing objectives. As described above, the sites inventory is comprised of underutilized sites with realistic potential for residential development (Table B-2) and potential accessory dwelling units (ADUs). Because the current capacity of these sites in not sufficient to fully accommodate the RHNA allocation in all income categories, additional candidate sites for rezoning are identified in Table B-3.
The focus of the sites inventory fair housing analysis is on opportunities for low- and moderate-income housing. Opportunities for additional affordable housing are accommodated through high-density multi-family developments and through ADUs. The sites inventory addresses fair housing objectives by providing opportunities for affordable housing throughout the community. Potential ADUs also create opportunities for affordable housing dispersed throughout the city in low-density residential neighborhoods.
Through these two strategies, affordable housing choices for protected classes are expanded in all portions of Seal Beach.
The issue of displacement will be addressed through compliance with Government Code Sec. 65583.2(g)(3), included in Program 1a, which requires that for any proposed development on a site that has had residential uses within the past five years that are or were subject to lower-income affordability restrictions, or are or were subject to any other form of rent or price control, or are or were occupied by lower-income households, the City shall require the replacement of all affordable units at the same or lower income level as a condition of development on the site. Replacement requirements shall be consistent with those set forth in Section 65915(c)(3).
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-4 DecemberSeptember 2021
Table B-2
Residential Underutilized Sites Inventory
Address/APN General Plan/
Zoning
Site
Acreage Existing Use
Assumed
Density
(du/ac)
Lower Moderate Above
Moderate Total
1011 Seal Beach Blvd.
095-791-18
High Density Res/
RHD-20 4.0 Vehicle & boat storage 20 80 80
1780 Pacific Coast Hwy.
199-061-01
Limited Commercial/
Medium Density Res 0.25 Older convenience store; zoning allows mixed-use 21 5 5
TOTALS 4.25 80 5 - 85
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-5 DecemberSeptember 2021
Table B-3
Candidate Sites for Rezoning
Site/APN
Total
Acreage
Estimated
Development
Acreage
Current General
Plan/Zoning
Proposed
GP
Proposed
Zoning
Potential
Density
(du/ac) Lower Moderate
Above
Moderate
Total
Potential
Units Existing Use
Accurate Storage 4.0 1.8 RHD-20 33 58 Existing self-storage facility The Shops at Rossmoor 27.0 10.0 GC 40 400 Existing commercial center Old Ranch Town Center 26.0 5.0 GC 40 200 Existing commercial center Old Ranch Country Club 20.0 5.2 RG 23 120 Portion of existing golf course Leisure World 533.0 5.0 RHD-PD 30 150 1950’s senior residential PUD Seal Beach Plaza 7.0 2.5 SC 30 75 Existing commercial center Sunset Aquatic Park 4.6 4.8 PS 30 144 Portion of County Regional Park Facility Navy Site 22.0 4.0 MI 30 150 Portion of NWS Seal Beach
Seal Beach Center 9.0 4.0 SC 30 120 Existing commercial center Main Street 15.0 n/a MSSP n/a 40 Existing commercial district 99 Marina Drive 4.3 4.3 OE 20 86 Vacant, abandoned oil separation facility TOTALS 1,543
City of Seal Beach 2021-2029 Housing Element Appendix B – Land Inventory Revised Draft B-6 DecemberSeptember 2021
Figure B-1
City of Seal Beach 2021-2029 Housing Element Appendix C – Public Participation Summary Revised Draft C-1 DecemberSeptember 2021
Appendix C
Public Participation Summary
Section 65583(c)(5) of the Government Code states that "The local government shall make diligent effort to achieve public participation of all the economic segments of the community in the development of the housing element, and the program shall describe this effort." Public participation played an important role in the formulation and refinement of the City’s housing goals and policies and in the development of a Land Use Plan which determines the extent and density of future residential development in the community.
Early in the Housing Element update process the City created a web page (https://www.sealbeachca.gov/Departments/Community-Development/PlanningDevelopment/Housing-Element-Update) where Frequently Asked Questions (see below), an online housing survey, meeting notices, agendas, draft documents and other reference materials were posted for review. City residents and other interested stakeholders had many opportunities to recommend strategies, review, and comment on the Housing Element update. Housing organizations, service providers and other interested parties that were included in the distribution of public notices are shown in Table C-1. Table C-2 provides a summary of questions raised during Housing Element preparation and responses to those questions.
As shown in Table C-1, organizations representing the interests of lower-income households, persons with special needs, and affordable housing developers were invited to participate in the Housing Element update at each step of the process.
The following is a list of opportunities for public involvement in the preparation of this Housing Element update.
City Council/Planning Commission study session March 8, 2021 Housing Element Ad Hoc Committee meeting April 5, 2021
Housing Element Ad Hoc Committee meeting April 27, 2021 City Council/Planning Commission study session September 20, 2021 Planning Commission public hearing __________________January 18, 2022
City Council public hearing __________________February
7, 022
City of Seal Beach 2021-2029 Housing Element Appendix C – Public Participation Summary Revised Draft C-2 DecemberSeptember 2021
Table C-1
Public Notice Distribution List
City of Seal Beach Housing Element Update
Kennedy Commission
17701 Cowan Ave., Suite 200
Irvine, CA 92614
League of Women Voters of Central
Orange County
P.O. Box 10621
Santa Ana, CA 92711
OC Association of Realtors
25552 La Paz Road
Laguna Hills, CA 92653
Neighborhood Housing Services of OC
198 W. Lincoln Ave., 2nd Floor
Anaheim, CA 92805
Habitat for Humanity of Orange County
2200 S. Ritchey St.
Santa Ana, CA 92705
Jamboree Housing Corp.
17701 Cowan Avenue, #200
Irvine, CA 92614
The Related Companies of California
18201 Von Karman Ave Ste 900
Irvine, CA 92612
Community Housing Resources, Inc.
17701 Cowan Avenue, Suite 200
Irvine, CA 92614
BIA/OC
17744 Sky Park Circle #170
Irvine, CA 92614
Dayle McIntosh Center
501 N. Brookhurst Street, Suite 102
Anaheim, CA 92801
OC Housing Providers
25241 Paseo de Alicia, Suite 120
Laguna Hills, CA 92653
Regional Center of Orange County
P.O. Box 22010
Santa Ana, CA 92702-2010
OC Business Council
2 Park Plaza, Suite 100
Irvine, CA 92614
OC Housing Trust
198 W. Lincoln Ave., 2nd Floor
Anaheim, CA 92805
Neighborhood Housing Svcs of OC
198 W. Lincoln Ave., 2nd Floor
Anaheim, CA 92805
Mercy Housing
480 S Batavia St
Orange, CA 92868
OC Housing & Community Development
Attn: Rebecca Leifkes
1501 E. St Andrew Place, First Floor
Santa Ana, CA 92705
Orange County Housing Authority
1501 E St Andrew Pl
Santa Ana, CA 92705
City of Long Beach
Development Services Department
Linda F. Tatum, Director
411 W. Ocean Blvd., 3rd Floor
Long Beach, CA 90802
City of Los Alamitos
Development Services Department
Ron Noda, Acting Director
3191 Katella Avenue
Los Alamitos, CA 90720
City of Huntington Beach
Community Development Dept
Ursula Luna-Reynosa, Director
2000 Main Street – 3rd Floor
Huntington Beach, CA 92648
Orange County Water District
Michael Markus, General Manager
18700 Ward St
Fountain Valley, CA 92708
Orange County Sanitation District
Jim Herberg, General Manager
10844 Ellis Avenue
Fountain Valley, CA 92708
City of Garden Grove
Comm. and Economic Development
Lisa Kim, Director/ACM
11222 Acacia Parkway
Garden Grove, CA 92840
City of Seal Beach 2021-2029 Housing Element Appendix C – Public Participation Summary Revised Draft C-3 DecemberSeptember 2021
Rossmoor Community Services District
Joe Mendoza, General Manager
3001 Blume Dr,
Rossmoor, CA 90720
OC Development Services
Amanda Carr, Interim Deputy Director
P.O. Box 4048
Santa Ana, CA 92702-4048
Naval Weapons Station Seal Beach
Gregg T. Smith, Public Affairs Officer
800 Seal Beach Boulevard
Seal Beach, CA 90740-5000
California Coastal Commission
South Coast District
Amber Dobson, District Manager
301 E Ocean Blvd Suite 300, Long
Beach, CA 90802
Southern California Edison
P.O. Box 800
Rosemead, CA 91770
SoCal Gas Company
Centralized Correspondence
PO Box 1626
Monterey Park CA 91754-8626
City of Westminster
Community Development Department
Alexa Smittle, Director
8200 Westminster Boulevard
Westminster CA 92683
Gabrieleño Band of Mission Indians
Kizh Nation
Andrew Salas, Chairman
P.O. Box 393
Covina, California 91723
Gabrieleno Tongva Indians of CA
Tribal Council
5450 Slauson Avenue, Suite 151 PMB
Culver City, California 90230-6000
Gabrieleno Tongva Nation
Sam Dunlap
P.O. Box 86908
Los Angeles, California 90086
Gabrieleño/Tongva San Gabriel Band of
Mission Indians
Anthony Morales, Chairperson
P.O. Box 693
San Gabriel, California 91778
Gabrielino Tongva Indians of California
Tribal Council
Robert Dorame, Chairperson
P.O. Box 490
Bellflower, California 90707
Juaneño Band of Mission Indians
Joyce Stanfield Perry, Tribal Manager
4955 Paseo Segovia
Irvine, California 90603
Juaneño Band of Mission Indians -
Acjachemen Nation
David Balardes
32161 Avenida Los Amigos
San Juan Capistrano, California 92675
Juaneño Band of Mission Indians
Alfred Cruz
P.O. Box 25628
Santa Ana, California 92799
Soboba Band of Luiseño Indians
Joseph Ontiveros, Cultural Resource
Director
P.O. Box 487
San Jacinto, California 92581
Ti ‘AT Society
Cindi Alvitre
6515 East Seaside Walk #C
Long Beach, California 90803
Los Alamitos Unified School District
10293 Bloomfield St.
Los Alamitos, CA 90720
Coast Community College District
1370 Adams Avenue
Costa Mesa, Ca. 92626
City of Seal Beach 2021-2029 Housing Element Appendix C – Public Participation Summary Revised Draft C-4 DecemberSeptember 2021
Table C-2
Summary of Public Comments
City of Seal Beach 2021-2029 Housing Element Update
Comment Response
Since most single-family lots are allowed 2 ADUs, does the sites inventory allow the City to assume the total potential number of ADUs for RHNA purposes?
State policy does not allow the full ADU potential to be assumed for RHNA purposes. Cities may estimate
potential future ADU production based on past trends.
What does “by-right” development mean? “By-right” means the development review process must be based only on objective standards involving no personal judgment.
If a property is listed in the inventory of housing sites, is the City or the property owner required to develop the
property during the 8-year planning period?
No – the sites listed in the inventory only indicates that the potential exists for additional housing development.
If a property listed in the inventory of housing sites is shown as having potential for low-income housing, can the property only be developed with affordable housing?
No – sites shown as accommodating low-income housing
only indicates that the property is considered suitable for low-income housing under State law. Generally, sites that allow a density of at least 20 units/acre are considered suitable for low-income housing in cities with a population of less than 25,000 in Orange County.
How were the issues in Seal Beach that limit development areas, such as sensitive environmental areas and Federal Government land ownership, factored into the Housing
Element and RHNA?
These issues were considered as part of the RHNA
process and the Housing Element discusses these
constraints to housing development.
Affordable housing is very unlikely to be built in high-cost areas like Seal Beach. What happens if the City doesn’t meet the RHNA goals?
Cities that do not achieve their RHNA allocations may be required to offer “streamlined” permit processing under SB
35. City of Seal Beach 2021-2029 Housing Element Appendix C – Public Participation Summary Revised Draft C-5 DecemberSeptember 2021
City of Seal Beach 2021-2029 Housing Element Appendix C – Public Participation Summary Revised Draft C-6 DecemberSeptember 2021
City of Seal Beach 2021-2029 Housing Element Appendix C – Public Participation Summary Revised Draft C-7 DecemberSeptember 2021
City of Seal Beach 2021-2029 Housing Element Appendix C – Public Participation Summary Revised Draft C-8 DecemberSeptember 2021
City of Seal Beach 2021-2029 Housing Element Appendix C – Public Participation Summary Revised Draft C-9 DecemberSeptember 2021
City of Seal Beach 2021-2029 Housing Element Appendix C – Public Participation Summary Revised Draft C-10 DecemberSeptember 2021
January 2022 -1-
Attachment 5
HCD Comments and Responses
City of Seal Beach
HCD Comment
(Letter of 11/19/2021) Response/Revision
A. Review and revision Appendix A has been revised to provide additional information regarding the appropriateness and effectiveness of goals, policies, and related actions in meeting the housing needs of special needs populations.
B.1 Affirmatively furthering fair
housing
The element has been revised to include substantial additional analysis of fair housing. In addition.
B.2 Extremely-low-income need The original draft element stated that projected need for ELI households is one-half the very-low-income need (Table II-27). The table has been revised to further clarify this fact.
B.3 Housing conditions The element has been revised to include an estimate of the number of housing units in need to rehabilitation and replacement.
B.3 Overpayment The analysis contained in the draft element (Table II-7) included overpayment for lowerincome households by income category. This analysis has been expanded to quantify overpaying households by tenure (i.e., renter and owner). Additional data is also provided for median rental rates.
B.4 Sites inventory Parcel listing. The list of candidate sites for rezoning (Table B-3) has been revised to include parcel number, proposed general plan designation, zoning district and affordability levels and provide additional information regarding existing uses for any nonvacant sites.
Electronic Sites Inventory. The City will submit an electronic sites inventory with its adopted housing element pursuant to Government Code section 65583.3.
Realistic Capacity. The original draft element included analysis of the realistic capacity of the current sites inventory (Table B-2). The analysis of candidate sites has been revised to provide additional information regarding the realistic potential capacity on each candidate site.
January 2022 -2-
HCD Comment
(Letter of 11/19/2021) Response/Revision
Suitability of non-vacant sites. The original draft element included analysis of the suitability of non-vacant sites listed in Table B-2. Additional analysis has been provided of the suitability of candidate sites for additional housing development.
Replacement Housing Requirements. The list of candidate sites for rezoning identifies one site with existing residential uses (Leisure World). Programs have been revised to include a replacement requirement pursuant to Gov. Code §65583.2(g)(3) if this property is rezoned to accommodate a RHNA shortfall and any existing residential units in this project would be demolished.
Availability of Infrastructure: The element has been revised to provide additional information to demonstrate sufficient existing or planned water, sewer, and other dry utilities capacity to accommodate the RHNA in the planning period.
B.4 Zoning for a Variety of Housing
Types
Emergency Shelters: The element has been revised to provide additional analysis of the City’s development standards for emergency shelters, including the 25-bed limit as a potential constraint. In addition, Programs have been revised to include an amendment to emergency shelter parking requirements consistent with AB 139 (Government Code sec 65583(a)(4)(A)).
Accessory Dwelling Units. Program 1h includes a commitment to review and update the City’s ADU ordinance as necessary to comply with current law. Staff requested written comments from HCD as revisions to the Housing Element were being made, but none have been received as of January 5, 2022.
B.5 Governmental constraints Land use controls. The element has been revised to provide further analysis of land use controls as potential constraints in various areas.
Local Processing and Permit Procedures: The element has been revised to provide additional discussion of permit processing and approval procedures.
SB 35 Streamlined Ministerial Approval Process. Program 1l has been added to include preparation of written procedures for the SB 35 Streamlined Ministerial Approval Process.
January 2022 -3-
HCD Comment
(Letter of 11/19/2021) Response/Revision
Building Codes and Their Enforcement: The element has been revised to describe the City’s building and zoning code enforcement processes and procedures.
Zoning, Development Standards, and Fees. Program 1l has been added to address new transparency laws requiring fees and inclusionary requirements to be provided on a jurisdiction’s website.
Definition of Family: The element defines a family as “one or more persons living together as a single nonprofit housekeeping unit and sharing common living, sleeping, cooking, and eating facilities. Members of a “family” need not be related by blood but are distinguished from a group occupying a hotel, club, fraternity, or sorority house.” Because there is no requirement that families be related by blood, this definition does not pose a constraint on housing for persons with disabilities.
Residential Care Facilities for Seven or More Persons: The original draft element stated that large care facilities “are conditionally permitted in the PO, (Professional Office), SC (Service Commercial) and GC (General Commercial) districts.” The element has been revised to clarify how residential care facilities for seven or more persons are permitted.
Residential Care Facilities with Six or Fewer Persons: As noted in Table IV-3 of the original draft element (Footnote 2) group homes are “Shared living quarters without separate kitchen or bathroom facilities for each room or unit. Includes rooming houses and dormitories but excludes residential care facilities.” Furthermore, the definitions of Group Home and Residential Care Facilities were provided in the text.
B.6 Non-governmental constraints Approval Time and Requests Lesser Densities: The element has been revised to include additional analysis of requests to develop housing at densities below those identified, the length of time between receiving approval for a housing development and submittal of an application for building permits.
B.7 Special needs The original draft element included analysis of the magnitude of special needs as well as available resources to address those needs.
January 2022 -4-
HCD Comment
(Letter of 11/19/2021) Response/Revision
C.1 Programs that set forth a
schedule of actions during the
planning period
Housing programs have been revised to include more specific timing and description of the City’s role in implementation.
C.2 Programs to make sites
available during the planning
period
Program 1a has been revised and Program 1b added to address the requirements of Government Code section 65583.2, subdivisions (h) and (i).
C.3 Programs to assist in the
development of adequate housing
to meet the needs of extremelylow-, very-low-, low- and moderateincome households Programs have been revised to provide additional assistance in the development of housing affordable to ELI households and persons with special needs.
C.4 Programs to remove
governmental and
nongovernmental constraints to the
maintenance, improvement, and
development of housing
This comment is addressed in B5 and B6 above.
C.5 Affirmatively furthering fair
housing
Analysis of AFFH issues has been expanded to include additional actions the City will take to further fair housing.
C.6 Accessory dwelling units Programs have been revised to identify additional strategies to be incompliance with State ADU law and encourage affordable housing of all kinds.
D. Quantified objectives Quantified objectives have been added for rehabilitation by income category.
E. Public Participation Limited updates have been made reflecting known community outreach efforts.
CITY OF SEAL BEACH
2021 HOUSING
ELEMENT UPDATE
City Council Public Hearing
February 7, 2022
1. Land Use
2. Circulation
3. Cultural Resources
4. Growth Management
5. Housing (current action)
6. Noise
7. Open Space
8. Safety (update coming in 2022)
9. (Environmental Justice coming 2022)
Seal Beach General Plan Elements
Housing Element 6th Cycle
• Housing Elements have been required since 1969, updated every 8 years ▪ 2021-2029 Housing Element update required by State law (“6th cycle”) • This cycle is very different
▪ Extensive legal requirements
▪ Limitations on local land use control
▪ Substantially increased State oversight for Housing Element certification
• Attorney General or other affected party may file a lawsuit challenging a Housing Element
• Courts may impose fines, award attorney’s fees, order zoning changes and freeze building permits
• Loss of access to grant funding
Repercussions
• Plan for new housing to accommodate growth and a variety of housing for all economic segments
• Analyze constraints to housing
• Affirmatively further fair housing
• Maintain and improve existing housing
• Implement new legislation
• Create programs that will address all identified
issues/constraints
6 th Cycle Goals
• Introduction
• Housing Needs Assessment
• Resources and Opportunities
• Constraints
• Action Plan
Housing Element Components
• Minimal population change in last 20 years
• Up about 3% compared to 15% SCAG region
• Comparatively minimal overcrowding conditions
• 76% homeowners
• 17% renter households & 10% owner households pay more than 50% of their income for housing
• About 34% of residents live with some type of disability, with ambulatory being most common
Housing Needs Assessment
• Mandated by State law since 1980
• Total housing need assigned to each region by HCD
• RHNA Plan prepared/adopted by SCAG (Southern Calif. Association of Governments)
• Each city and county assigned a share of total need based on projected growth, existing need, and access to jobs and transit • RHNA allocation distributed among four income categories based on income characteristics to avoid overconcentration
Regional Housing Needs Assessment
(RHNA)
RHNA Allocation
4th Cycle 5th Cycle 6th Cycle
2006-13 2014-21 2021-29
Seal Beach 57 2 1,243
SCAG Region 699,368 412,137 1,341,827
Share 0.0082% 0.0005% 0.0926%
Area Median Income Category Units
Very low (<30%) 258
Low (31-50%) 201
Moderate (51-80%) 239
Above mod (81-120%) 545
Total 1,243
RHNA by Income Category
Income Category
Income
Limits
Affordable
Rent
(includes
utilities)
Affordable
Purchase
(estim.)
RHNA
Units
Extremely Low (<30%) $32,010 $800 ---
258/2=
129
Very Low (31-50%) $53,350 $1,334 ---
258/2=
129
Low (51-80%) $85,360 $2,134 --- 201
Moderate (81-120%) $128,040 $3,201 $500,000 239
Above Mod (>120%) >$128,040 >$3,201 >$500,000 545
Assumptions:
Based on December 31, 2021 HCD Memo, OC Median Income for a family of 4 = $106,700 30% of gross income for rent or PITI
10% down payment, 4% interest, 1.25% taxes & insurance, $300 HOA dues Affordability
State law requirements:
• City must adopt plans and development regulations to accommodate the RHNA allocation in all income categories
• Housing Element certification not contingent on achieving the RHNA allocation, but providing opportunities through sites and removal of barriers
• If housing production falls short of the RHNA allocation, streamlined permit processing required for some projects
RHNA Implementation
• Sites inventory must accommodate the RHNA
• Lower-income need can be accommodated through:
▪ Multi-family residential zoning (20-30 units/acre)
▪ Mixed-use zoning (20-30 units/acre)
▪ Accessory dwelling units (ADUs)
• Rezoning is required to accommodate RHNA both in raw numbers and in density to achieve affordability
RHNA Implementation
• Rezoning for land
• Grants and subsidy programs
• Cost savings that can be achieved through programs or concessions • Energy efficiency
• Alternative construction
• Density bonus
Resources and Opportunities
• Land use and zoning
• Processing of applications (time, fees, CEQA)
• Coastal Zone/Coastal Commission
• Land and construction costs
• Assessment of Fair Housing
Constraints
• Rezoning
• Streamlined processing for certain types of developments • Take actions to gather resources and coordinate regionally on affordable housing and fair housing
• Evaluate and adapt resources and programs on a revolving basis, and make information available
• Implement a Local Coastal Plan
• Provide programs that support affordable housing (e.g. CDBG) Action Plan
• Evaluation of prior Element programs added
• Substantially increased Fair Housing section
• Added discussions in various places to address comment, augment text, or provide clarity
• Added information on feasibility of sites
Changes to the Housing Element
HCD Comments
• Modified language for Leisure World site
• Minor clarifying revisions to some text and tables
Changes to the Housing Element
Planning Commission and After
• Seal Beach has insufficient existing residentially zoned cites to accommodate the RHNA
• City must identify candidate sites to rezone to allow residential development (residential or mixed-use)
• In conjunction with the Housing Element Ad Hoc Committee, sufficient sites have been identified to accommodate the RHNA plus a buffer as recommended by the State and City staff
▪ Determining adequate sites to accommodate the RHNA was difficult ▪ Candidate sites were selected throughout the City, with sites in each Council District
Candidate Sites
• Inclusion of a site in the Housing Element does NOT approve future residential development
▪ Adoption of the Housing Element commits the City to rezone the sites to allow residential uses
▪ Rezoning is a public process, with analysis and engagement ▪ Under prior cycles, the City would have 3 years to rezone. Under current conditions, it must be completed by October 2022.
▪ City must only rezone sites sufficient to meet RHNA (could choose not to rezone “buffer” units beyond the RHNA)
• Adequate sites must be maintained the entire cycle
Candidate Sites
Site
Total
Acreage
Estimated
Develmnt
Acreage
Current
General
Plan/Zoning
Potential
Density
(du/ac)
Potential
Units Existing Use
The Shops at
Rossmoor 27.0 10.0 GC 40 400 Existing commercial center Old Ranch Town
Center 26.0 5.0 GC 40 200 Existing commercial center
Old Ranch Country
Club 150.0 5.2 RG 23 120 Portion of existing golf course Leisure World 533.0 5.0 RHD-PD 30 150 1950’s senior residential PUD Seal Beach Plaza 7.0 2.5 SC 30 75 Existing commercial center Accurate Storage 4.0 1.8 RHD-20 33 59 Existing self-storage facility Sunset Aquatic Park 4.6 4.8 PS 30 144 Portion of County Regional Park Facility
Navy Site 22.0 5.0 MI 30 150 Portion of NWS Seal Beach
Seal Beach Center 9.0 4.0 SC 30 120 Existing commercial center Main Street 15.0 n/a MSSP n/a 40 Existing commercial district 99 Marina Drive 4.3 4.3 OE 20 86 Vacant, abandoned oil
separation facility
TOTALS 1,543
With ADUs and 1780 PCH 1,557
Candidate Sites
Site Size: 27 acres
Info: Mixed-use or redevelopment potential on 10
acres south of Rossmoor Way
Zoning: GC to MU or RHD-46
Unit Potential:
400 units (40 du/ac)
Shops at Rossmoor
Site Size: 26 acres
Info: Mixed-use or redevelopment potential on 5
acres
Zoning: GC to MU or RHD-46
Unit Potential:
200 units (40 du/ac)
Old Ranch Town Center
Site Size: ±150 acres
Info: Possibility of limited number of
residential units introduced to ±5 acres of site
Zoning: RG
Unit Potential:
Up to 120 units
Old Ranch Country Club
Site Size: 7 acres
Info: Potential for mixed-use development over
2.5 acres of site
Zoning: SC
Unit Potential:
75 units (30 du/ac)
Seal Beach Plaza
Site Size: 533 acres
Info: Residential development/ redevelopment
potential on 5 acres
Zoning: RHD-PD
Unit Potential:
150 units (30 du/ac)
Leisure World
Site Size: 4 acres
Info: Redevelopment potential
on 1.8 acres
Zoning: RHD-20
Unit Potential:
58 units (33 du/ac)
Accurate Storage
Site Size: 4.8 acres
Info: Residential development potential on 4.8
acres
Zoning: PS
Unit Potential:
144 units (30 du/ac)
Sunset Aquatic Marina
Site Size: ±22 acres
Info: Navy currently exploring development
interest in commercial development that could
include residential
Zoning: MI
Unit Potential:
150 units (30 du/ac)
Navy Site
Site Size: 9 acres
Info: Mixed-use or redevelopment potential on 4
acres
Zoning: GC to MU or RHD-33
Unit Potential:
120 units (30 du/ac)
Seal Beach Center
Site Size: ±15 acres
Info: Residential development potential
throughout Main Street area
Zoning: MSSP
Unit Potential:
40 units
Main Street Specific Plan
99 Marina Drive
Site Size: 4.3 acres
Info: Residential development potential for
entire site
Zoning: OE/RHD-20
Unit Potential:
86 units (20 du/acre)
That the City Council adopt the Housing Element
• Once submitted, HCD has 90 days to review and comment • Housing Element expected to be presented to the Airport Land Use Commission on February 17 or March 17, awaiting notification from ALUC staff
• Staff will simultaneously be kicking off the Zoning Code Update, Safety Element Update, and creation of an Environmental Justice Element Recommendation