Agenda — Stanton City Council, February 8, 2022 (part 1 of 5)

Stanton City Council Agenda Prepared by the Office of the City Clerk February 8, 2022

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AGENDA

CITY COUNCIL/SUCCESSOR AGENCY/STANTON HOUSING AUTHORITY

JOINT REGULAR MEETING
STANTON CITY HALL, 7800 KATELLA AVENUE, STANTON, CA
TUESDAY, FEBRUARY 8, 2022 - 6:30 P.M. (VIRTUAL)
SAFETY ALERT – NOTICE REGARDING COVID-19
In compliance with the Americans With Disabilities Act, if you need special assistance to participate in this meeting, please contact the Office of the City Clerk at (714) 890-4245. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.

The President, Governor, and the City of Stanton have declared a State of Emergency as a result of the threat of COVID-19 (aka the “Coronavirus”). On September 16, 2021, Assembly Bill 361 (AB 361) was signed by Governor Newsom to allow for the City Council to attend City Council meetings electronically/telephonically and for the public to participate in the City Council meeting by electronic means. Given the health risks associated with COVID-19 and the recent surge of the Omicron variant, state and local officials are recommending measures to promote social distancing. To that end, the Stanton City Council will return to virtual meetings until further notice. The health and well-being of our residents and staff is the top priority for the City of Stanton, and people are urged to take all appropriate health safety precautions.

Members of the public will be able to access the meeting live electronically/telephonically using any of the following sources.

In order to join the meeting via telephone please follow the steps below:

1. Dial the following phone number +1 (669) 900-9128 US (San Jose).

2. Dial in the following Meeting ID: (846 4226 6333) to be connected to the meeting.

In order to join the meeting via electronic device please utilize the URL link below:
• https://us02web.zoom.us/j/84642266333?pwd=Si9ZaGVZckd3NnRXZGZHWjdjUFhmdz09

ANY MEMBER OF THE PUBLIC WISHING TO PROVIDE PUBLIC COMMENT FOR ANY ITEM ON THE AGENDA MAY DO SO AS FOLLOWS:

E-Mail your comments to [email protected] with the subject line “PUBLIC COMMENT ITEM #” (insert the item number relevant to your comment). Comments received no later than 5:00 p.m. before the meeting (Tuesday, February 8, 2022) will be compiled, provided to the City Council, and made available to the public before the start of the meeting. Staff will not read e-mailed comments at the meeting. However, the official record will include all e-mailed comments received until the close of the meeting.

The Stanton City Council and staff thank you for your continued patience and cooperation during these unprecedented times. Should you have any questions related to participation in the City Council Meeting, please contact the City Clerk’s Office at (714) 890-4245.

Stanton City Council Agenda Prepared by the Office of the City Clerk February 8, 2022

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The City Council agenda and supporting documentation is made available for public review and inspection during normal business hours in the Office of the City Clerk, 7800 Katella Avenue, Stanton California 90680 immediately following distribution of the agenda packet to a majority of the City Council. Packet delivery typically takes place on Thursday afternoons prior to the regularly scheduled meeting on Tuesday. The agenda packet is also available for review and inspection on the city’s website at www.ci.stanton.ca.us.

1. CLOSED SESSION None.

2. CALL TO ORDER STANTON CITY COUNCIL / SUCCESSOR AGENCY / HOUSING AUTHORITY JOINT REGULAR MEETING (6:30 PM)

3. PLEDGE OF ALLEGIANCE

4. ROLL CALL Council / Agency / Authority Member Taylor Council / Agency / Authority Member Van
Council / Agency / Authority Member Warren
Mayor Pro Tem / Vice Chairman Ramirez
Mayor / Chairman Shawver

5. SPECIAL PRESENTATIONS AND AWARDS
Presentation by the Cypress College Foundation regarding the 47th Annual Americana Awards, which will honor Mr. Tom Carpenter as the Cypress College Foundation Americana Awards, 2022 Citizen of the Year for the City of Stanton.

6. CONSENT CALENDAR
All items on the Consent Calendar may be acted on simultaneously, unless a Council/Board Member requests separate discussion and/or action.

CONSENT CALENDAR
6A. MOTION TO APPROVE THE READING BY TITLE OF ALL ORDINANCES AND RESOLUTIONS. SAID ORDINANCES AND RESOLUTIONS THAT APPEAR ON THE

PUBLIC AGENDA SHALL BE READ BY TITLE ONLY AND FURTHER READING WAIVED
RECOMMENDED ACTION:

City Council/Agency Board/Authority Board waive reading of Ordinances and Resolutions.

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6B. APPROVAL OF WARRANTS
City Council approve demand warrants dated January 14, 2022 – January 27, 2022 in the amount of $1,122,276.88.
6C. APPROVAL OF MINUTES
City Council/Successor Agency/Housing Authority approve Minutes of Joint Regular Meeting – January 25, 2022.
6D. CITY STAFF AUTHORITY TO EXECUTE FUNDING AGREEMENTS AND

DOCUMENTS FOR LOCAL TRANSPORTATION PROJECTS
The California Department of Transportation (Caltrans) provides funding via various programs, such as the Local Assistance Program, to help local agencies improve their transportation infrastructure. Caltrans District 12 Local Assistance requested a copy of the City’s current Authorized Resolution that contains language that is compliant with an excerpt from Chapter 17 of their Right of Way Manual in order to submit Right of Way Certification packages. Upon further research, City staff found the existing resolution concerning execution of funding agreements with Caltrans may also need updating. City staff is requesting the Public Works Director be given the authority to execute all of these documents.

RECOMMENDED ACTION:

1. City Council declare this project categorically exempt under the California Environmental Quality Act (“CEQA”) under Section 15378(b)(5) – Organizational or administrative activities of governments that will not result in direct or indirect changes in the environment; and

2. Adopt Resolution No. 2022-07 granting the Director of Public Works authority to execute documents necessary to implement Federal and/or State funded local transportation projects, entitled:
“A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF STANTON,

CALIFORNIA, GRANTING THE PUBLIC WORKS DIRECTOR THE

AUTHORITY TO APPROVE AND EXECUTE ALL MASTER AND

PROGRAM SUPPLEMENTAL AGREEMENTS, FUND EXCHANGE

AGREEMENTS, FUND TRANSFER AGREEMENTS, RIGHT OF WAY

CERTIFICATIONS, ANY AMENDMENTS AND/OR OTHER

DOCUMENTS NECESSARY TO IMPLEMENT FEDERAL AND/OR
STATE FUNDED LOCAL TRANSPORTATION PROJECTS”; and

3. Approve and grant the Public Works Director the authority to approve and execute all Master and Program Supplemental Agreements, Fund Exchange Agreements, Fund Stanton City Council Agenda Prepared by the Office of the City Clerk February 8, 2022

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Transfer Agreements, Right of Way Certifications, any amendments and/or other documents necessary to implement Federal and/or State funded local transportation projects.
6E. RENEWAL OF AUTHORIZATION FOR VIRTUAL PUBLIC MEETINGS PURSUANT TO AB 361
Consideration of the circumstances of the state of emergency related to the COVID-19 pandemic to determine whether remote teleconference meetings of the City Council, Committees, and Commissions can continue to be held under the provisions of AB 361.

RECOMMENDED ACTION:

1. City Council declare that this item is not subject to the California Environmental Quality Act (“CEQA”) pursuant to Sections 15060(c)(2) and 15060(c)(3); and

2. Reconsider the circumstances of the state of emergency; and

3. Find that state or local officials have continued to impose or recommend measures to promote social distancing; and

4. Direct staff, no later than 30 days after the City Council approves the recommended action, to report back on the state-proclaimed state of emergency so that City Council may reconsider the circumstances of the emergency, and, if appropriate, make findings to continue to hold virtual meetings of City legislative bodies pursuant to AB 361.

END OF CONSENT CALENDAR
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7. PUBLIC HEARINGS
7A. GENERAL PLAN AMENDMENT NO. GPA 22-01: 6TH CYCLE HOUSING ELEMENT UPDATE FOR THE 2021-2029 PLANNING PERIOD AND COMMUNITY HEALTH

AND SAFETY ELEMENT UPDATE
Article 10.6 of the California Government Code requires Cities to adopt a Housing Element that provides an analysis of the community’s housing needs for all income levels and strategies to address those needs. State Law also requires that at the time of the Housing Element Update, the Community Health and Safety Element also be updated to include a set of adaptation and resiliency goals to address local impacts of climate change.

RECOMMENDED ACTION:

1. City Council conduct a public hearing; and

2. Find the environmental effects of the project are within the scope described in the Final Environmental Impact Report (FEIR) for the Revised City of Stanton General Plan which was certified in 2008 and no subsequent EIR is necessary in compliance with Section 15164 of the California Environmental Quality Act; and

3. Adopt City Council Resolution No. 2022-05 Approving General Plan Amendment No.

GPA 22-01 for the Update to the Housing Element for the 2021-2029 Planning Period and the Update to the Community Health and Safety Element, entitled:
“ADOPTING GENERAL PLAN AMENDMENT NO. GPA 22-01 UPDATE
TO THE HOUSING ELEMENT FOR THE 2021-2029 PLANNING

PERIOD AND UPDATE TO THE COMMUNITY HEALTH AND SAFETY
ELEMENT AND MAKING FINDINGS IN SUPPORT THEREOF”; and

4. Adopt City Council Resolution No. 2022-06 Adopting an Addendum to the Final Environmental Impact Report for the Revised City of Stanton General Plan, entitled:
“ADOPTING AN ADDENDUM TO THE FINAL ENVIRONMENTAL

IMPACT REPORT FOR THE REVISED CITY OF STANTON GENERAL
PLAN FOR GENERAL PLAN AMENDMENT NO. GPA 22-01 FOR THE
2021-2029 PLANNING PERIOD AND UPDATE TO THE COMMUNITY
HEALTH AND SAFETY ELEMENT”.

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7B. CONSIDERATION OF AN ORDINANCE ADDING CHAPTERS 19.23 AND 20.211 TO THE STANTON MUNICIPAL CODE TO REGULATE URBAN LOT SPLITS AND TWOUNIT PROJECTS UNDER SB 9; AND FINDING THE ACTION TO BE EXEMPT FROM CEQA
Adopt the proposed Ordinance to update the Municipal Code to address recent changes to the Government Code regarding urban lot splits and two-unit projects in residentially zoned neighborhoods.

RECOMMENDED ACTION:

1. City Council conduct a public hearing; and

2. Find the project is Categorically Exempt per California Environmental Quality Act, Public Resource Code Section 15301, Class 1(a) (Existing Facilities); and

3. Introduce Ordinance No. 1119, entitled:
“AN ORDINANCE ADDING CHAPTERS 19.23 AND 20.211 TO THE

STANTON MUNICIPAL CODE TO REGULATE URBAN LOT SPLITS
AND TWO-UNIT PROJECTS UNDER SB 9; AND FINDING THE ACTION TO BE EXEMPT FROM CEQA”; and

4. Set Ordinance No. 1119 for second reading and adoption at the February 22, 2022 regularly scheduled City Council meeting.

8. UNFINISHED BUSINESS None.

9. NEW BUSINESS None.

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10. ORAL COMMUNICATIONS - PUBLIC
At this time members of the public may address the City Council/Successor Agency/Stanton Housing Authority regarding any items within the subject matter jurisdiction of the City Council/Successor Agency/Stanton Housing Authority, provided that NO action may be taken on non-agenda items.
• Members of the public wishing to address the Council/Agency/Authority during Oral Communications-Public or on a particular item are requested to fill out a REQUEST TO SPEAK form and submit it to the City Clerk. Request to speak forms must be turned in prior to Oral Communications-Public.
• When the Mayor/Chairman calls you to the microphone, please state your Name, slowly and clearly, for the record. A speaker’s comments shall be limited to a three (3) minute aggregate time period on Oral Communications and Agenda Items.

Speakers are then to return to their seats and no further comments will be permitted. • Remarks from those seated or standing in the back of chambers will not be permitted. All those wishing to speak including Council/Agency/Authority and Staff need to be recognized by the Mayor/Chairman before speaking.

11. WRITTEN COMMUNICATIONS None.

12. MAYOR/CHAIRMAN COUNCIL/AGENCY/AUTHORITY INITIATED BUSINESS 12A. COMMITTEE REPORTS/ COUNCIL/AGENCY/AUTHORITY ANNOUNCEMENTS At this time Council/Agency/Authority Members may report on items not specifically described on the agenda which are of interest to the community provided no discussion or action may be taken except to provide staff direction to report back or to place the item on a future agenda.
12B. COUNCIL/AGENCY/AUTHORITY INITIATED ITEMS FOR A FUTURE MEETING At this time Council/Agency/Authority Members may place an item on a future agenda. 12C. COUNCIL/AGENCY/AUTHORITY INITIATED ITEMS FOR A FUTURE STUDY

SESSION
At this time Council/Agency/Authority Members may place an item on a future study session agenda.

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13. ITEMS FROM CITY ATTORNEY/AGENCY COUNSEL/AUTHORITY COUNSEL

14. ITEMS FROM CITY MANAGER/EXECUTIVE DIRECTOR
14A. ORANGE COUNTY FIRE AUTHORITY
At this time the Orange County Fire Authority will provide the City Council with an update on their current operations.

15. ADJOURNMENT
I hereby certify under penalty of perjury under the laws of the State of California, the foregoing agenda was posted at the Post Office, Stanton Community Services Center and City Hall, not less than 72 hours prior to the meeting. Dated this 3rd day of February, 2022. s/ Patricia A. Vazquez, City Clerk/Secretary
January 14, 2022 - January 27, 2022
Electronic Transaction Nos. $ 1,071,265.75
Check Nos. $ 51,011.13
TOTAL $ 1,122,276.88
Demands listed on the attached
registers are accurate and funds
are available for payment thereof.

CITY OF STANTON

ACCOUNTS PAYABLE REGISTER
1726-1740
conform to the City of Stanton Annual
Budget as approved by the City Council.
134704-134725
Demands listed on the attached registers
City Manager Finance Director
Item: 6B
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Joint Regular Meeting – January 25, 2022 - Page 1 of 10

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MINUTES OF THE CITY COUNCIL / SUCCESSOR AGENCY / HOUSING AUTHORITY

OF THE CITY OF STANTON
JOINT REGULAR MEETING JANUARY 25, 2022

1. CALL TO ORDER / CLOSED SESSION
The City Council / Successor Agency / Housing Authority meeting was called to order at 6:00 p.m. by Mayor / Chairman Shawver.

2. ROLL CALL

Present: Council/Agency/Authority Member Taylor, Council/Agency/Authority Member Van, Council/Agency/Authority Member Warren, Mayor Pro Tem/Vice Chairman Ramirez, and Mayor/Chairman Shawver.

Absent: None.

Excused: None.

3. PUBLIC COMMENT ON CLOSED SESSION ITEMS None.

4. CLOSED SESSION
The members of the City Council / Successor Agency / Housing Authority of the City of Stanton proceeded to closed session at 6:01 p.m. for discussion regarding:
4A. CONFERENCE WITH LEGAL COUNSEL-ANTICIPATED LITIGATION Significant exposure to litigation pursuant to Government Code Section 54956.9 (d) (2)
Number of Potential Cases: 1

5. CALL TO ORDER / SUCCESSOR AGENCY / STANTON HOUSING AUTHORITY

MEETING
The meetings were called to order at 6:33 p.m. by Mayor / Chairman Shawver.

6. ROLL CALL

Present: Council/Agency/Authority Member Taylor, Council/Agency/Authority Member Van, Council/Agency/Authority Member Warren, Mayor Pro Tem/Vice Chairman Ramirez, and Mayor/Chairman Shawver.

Absent: None.

Excused: None.

Item: 6C
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7. PLEDGE OF ALLEGIANCE
Led by Mayor Pro Tem Ramirez.

The City Attorney / Agency Counsel reported that the Stanton City Council / Successor Agency / Housing Authority met in closed session from 6:01 to 6:33 p.m.

The City Attorney / Agency Counsel reported that there was no reportable action.

8. SPECIAL PRESENTATIONS AND AWARDS
Presentation by Mr. Eric O’Donnell, Townsend Public Affairs, providing the City Council with an update on State and Federal Legislation.

PUBLIC HEARINGS (Heard out of order)
REDISTRICTING PUBLIC HEARING #3 (6:45 PM)
10A. CONSIDERATION OF REVISED CITY COUNCIL DISTRICT ELECTORAL BOUNDARIES AS REQUIRED BY ELECTIONS CODE SECTION 21601
Pursuant to Election Code section 21601, cities with by-district election systems are required to redraw their district boundary maps to ensure compliance with the California and federal Voting Rights Acts. The process to complete the redistricting requires a minimum of four public hearings and dedicated public outreach to ensure minority populations and communities of interest are aware of the redistricting effort and are provided with options to participate. The City held its first public hearing on November 23, 2021 and its second public hearing on December 16, 2021. The deadline for Stanton to complete the redistricting process is April 17, 2022.

Introduction by Ms. Patricia A. Vazquez, City Clerk.

Presentation by Mr. Patrick Donegan, Best, Best & Krieger.

The public hearing was opened.

No one appearing to speak, the public hearing was closed.

At the request of Council Member Van and with the consensus of the City Council, the public hearing was reopened.

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• Mr. John Warren, resident spoke regarding Map C, mapping tool limitations, and requested the following modifications to Map C:
o Include all single-family homes within and around Jane Way / Pine Tree Lane / Pickens Lane within one district.
o Reshape lines near the Summertree community by including the L shape along Sandalwood Way into District #2 to obtain a clean triangular shape of the Summertree community within District #1.

No one else appearing to speak, the public hearing was closed.

The City Council questioned staff regarding Map A, Map B, and Map C and directed staff to proceed with review and consideration of Map B and Map C including the requested modifications by the author Mr. John Warren.

1. The City Council declared the action not a project as defined by the California Environmental Quality Act (“CEQA”) and will have no result direct or indirect to physical changes in the environment; and

2. Received a report from staff and the City’s redistricting consultant on the redistricting process and reviewed draft maps to redraw district boundaries; and

3. Conducted a public hearing to receive public input on district boundaries.

9. CONSENT CALENDAR
Motion/Second: Taylor/Van
ROLL CALL VOTE: Council/Agency/Authority Member Taylor AYE Council/Agency/Authority Member Van AYE
Council/Agency/Authority Member Warren AYE
Mayor Pro Tem/Vice Chairman Ramirez AYE
Mayor/Chairman Shawver AYE
Motion unanimously carried:

CONSENT CALENDAR
9A. MOTION TO APPROVE THE READING BY TITLE OF ALL ORDINANCES AND RESOLUTIONS. SAID ORDINANCES AND RESOLUTIONS THAT APPEAR ON

THE PUBLIC AGENDA SHALL BE READ BY TITLE ONLY AND FURTHER

READING WAIVED
The City Council/Agency Board/Authority Board waived reading of Ordinances and Resolutions.

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9B. APPROVAL OF WARRANTS
The City Council approved demand warrants dated December 31, 2021 – January 13, 2022 in the amount of $2,994,436.12.
9C. APPROVAL OF MINUTES
The City Council/Successor Agency/Housing Authority approved Minutes of Joint Regular Meeting – January 11, 2022.
9D. CALRECYCLE GRANTS AND PAYMENT PROGRAM APPLICATION(S)

SUBMITTAL AUTHORIZATION
The California Department of Resources, Recycling and Recovery (CalRecycle) offers various funding and grant opportunities in furtherance of the State of California’s (State) efforts to reduce, recycle and reuse solid waste generated in the State. Two such grants, the Beverage Container Recycling City/County Payment Program and the SB 1383 Local Assistance Grant Program (FY 2021-2022), have funds available now for which the City may apply. A Resolution is required to be adopted authorizing application for this funding and any future funding.

1. The City Council declared this item to be categorically exempt from the California Environmental Quality Act (CEQA) as facility improvements are categorically exempt under the California Environmental Quality Act Section 15301, Class 1 (c) as minor alterations of existing facilities and pursuant to State CEQA Guidelines Sections 15061(b)(3) and 15308 on the grounds that it can be seen with certainty that work for which funding is being received will not have a significant effect on the environment and that the funding will strengthen the handling of solid waste and represent actions by a regulatory agency (the City) for the protection of the environment; and

2. Approved and authorized the Director of Public Works or his/her designee to execute any and all necessary agreements and other grant-related documented thereof to the Department of Resources, Recycling, and Recovery (CalRecycle); and

3. Adopted Resolution No. 2022-04, entitled:
“A RESOLUTION OF THE CITY COUNCIL OF STANTON,

CALIFORNIA AUTHORIZING SUBMITTAL OF APPLICATION(S)

FOR ALL CALRECYCLE GRANT AND PAYMENT PROGRAMS
FOR WHICH THE CITY OF STANTON IS ELIGIBLE.”
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9E. AMENDMENT TO PROFESSIONAL SERVICES AGREEMENT WITH BANG THE TABLE FOR THE ONLINE COMMUNITY ENGAGEMENT TOOL – LET’S TALK

STANTON
Request authorization to allow the City Manager to amend the Professional Services Agreement with Bang the Table, to continue the online engagement tool for projects, programs, economic development, and policy updates with a term to expire November 30, 2022.

1. The City Council declared this action of the City not to be a project as defined by CEQA and to have no result direct or indirect to physical changes in the environment; and

2. Approved the amendment to Professional Services Agreement with Bang the Table for the maximum contract sum of $14,890; and

3. Authorized the City Manager to execute the amendment to the Professional Services Agreement with Bang the Table.
9F. APPROVE EXTENDING PENALTIES FOR 2022 BUSINESS LICENSE RENEWALS UNTIL FEBRUARY 28, 2022, IN RESPONSE TO THE COVID-19 CRISIS
City business licenses are valid for one calendar year (from January 1 through December 31). Each year all businesses are required to renew their business licenses annually by January 31st of the new calendar year. Businesses who had a business license in 2021, were required to submit their business license renewal form and pay their required fees by January 31, 2022. Section 5.04.350 of the City’s Municipal Code assesses a 10% penalty for each month the business license fee is not paid until such fee and accumulated penalty is paid, provided that the accumulated penalty does not exceed the amount of the license fee that is due.

Staff is recommending City Council approve a one-month extension for 2022 business license renewals. This would mean the City would assess penalties if business license renewals are not received or postmarked by February 28, 2022.

1. The City Council finds that this item is not subject to California Environmental Quality Act (“CEQA”) pursuant to Sections 15378(b)(5) (Organizational or administrative activities of governments that will not result in direct or indirect physical changes in the environment); and

2. Approved extending penalty assessments for 2022 business license renewals from January 31, 2022, to February 28, 2022.

END OF CONSENT CALENDAR
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10. PUBLIC HEARINGS (Heard out of order)
Public Hearing item 10A was heard out of order and considered at the beginning of the regular meeting agenda.

11. UNFINISHED BUSINESS
11A. APPROVAL OF ORDINANCE NO. 1118
This Ordinance was introduced at the regular City Council meeting of January 11, 2022.

Staff report by Ms. Patricia A. Vazquez, City Clerk.

Motion/Second: Shawver/Taylor
ROLL CALL VOTE: Council Member Taylor AYE
Council Member Van AYE
Council Member Warren AYE
Mayor Pro Tem Ramirez AYE
Mayor Shawver AYE
Motion unanimously carried:

1. The City Clerk read the title of Ordinance No. 1118, entitled:
“AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

STANTON APPROVING A DEVELOPMENT AGREEMENT BETWEEN

THE CITY OF STANTON AND BONANNI DEVELOPMENT FOR
CERTAIN REAL PROPERTY LOCATED AT 12200 BEACH

BOULEVARD WITHIN THE CITY OF STANTON PURSUANT TO
CALIFORNIA GOVERNMENT CODE SECTION 65864 ET SEQ”; and

2. The City Council adopted Ordinance No. 1118.

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12. NEW BUSINESS
12A. SOUTHERN CALIFORNIA EDISON CHARGE READY PROGRAM
The Southern California Edison (SCE) Charge Ready Program has funding available for purchase and installation of electric vehicle charging equipment on a first-available, first-served basis, subject to site and scope of work verification by SCE. Due to the limitations of the Program, participation in the Program is not recommended at this time; however, City staff wishes to confirm City Council agrees with this direction.

Staff report by Mr. Joe Ames, Public Works Director / City Engineer.

Motion/Second: Warren/Ramirez
ROLL CALL VOTE: Council Member Taylor AYE
Council Member Van AYE
Council Member Warren AYE
Mayor Pro Tem Ramirez AYE
Mayor Shawver AYE
Motion unanimously carried:

1. The City Council declared this project to be categorically exempt under the California Environmental Quality Act, Class 1, Section 15301c; and

2. Directed staff not to proceed with an application for the Southern California Edison Charge Ready Program.
12B. “SAY NO TO PANHANDLING” SIGNS
City staff has created some mockups of “Say No to Panhandling” signs which, upon receipt of direction by City Council, could be manufactured and placed within medians at various intersections in Stanton.

Staff report by Mr. Joe Ames, Public Works Director / City Engineer.

1. The City Council declared this project to be categorically exempt under the California Environmental Quality Act, Class 1, Section 15301c; and

2. Directed City staff to proceed with variations of sign option number two, create a webpage on the City’s website listing various charities that align to specified resources, and implementation of “Say No to Panhandling” signs at various intersections within the City.

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13. ORAL COMMUNICATIONS – PUBLIC None.

14. WRITTEN COMMUNICATIONS None.

15. MAYOR/CHAIRMAN/COUNCIL/AGENCY/AUTHORITY INITIATED BUSINESS 15A. COMMITTEE REPORTS/COUNCIL/AGENCY/AUTHORITY ANNOUNCEMENTS • Mayor Pro Tem Ramirez reported on a significant amount of feedback that he has received from residents concerning Hollenbeck Park. Mayor Pro Tem Ramirez further reported that the residents have expressed their concerns with vandalized park signage, lack of proper lighting, lack of police patrol, illicit activity, litter, and unauthorized parking.
• Mayor Shawver reported that the St. Polycarp Catholic Church, FSC, Friends of Families, United Across Borders Foundation, and the Community Action Partnership-Orange County Food Bank will be hosting a free drive thru COVID testing site and “super” drive thru distribution site providing free food (fresh / canned / non-perishables), diapers, and hand sanitizer on January 29, 2022, at St. Polycarp Catholic Church.
• Mayor Shawver reported that the City will be issuing a commendation in memory and honor of the life of Ms. Gloria Soto.
• Council Member Van reported that the Orange County Public Library has made available for check out over 375 boardgames titles as well as Kindergarten Readiness Backpacks which are themed backpacks with each backpack containing books, toys, and tips to play and learn.
• Mayor Shawver announced the appointment of Mr. James J. Wren, Public Safety Services Director to the Orange County Crime Laboratory Cal-ID Bureau board. 15B. COUNCIL/AGENCY/AUTHORITY INITIATED ITEMS FOR A FUTURE COUNCIL

MEETING
None.
15C. COUNCIL/AGENCY/AUTHORITY INITIATED ITEMS FOR A FUTURE STUDY

SESSION
None.

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15D. CITY COUNCIL INITIATED ITEM — DISCUSSION REGARDING PRIVATE

SECURITY SERVICES FOR THE CITY
At the January 11, 2022, City Council meeting, Mayor Shawver requested that this item be agendized for discussion. Mayor Shawver is requesting to discuss obtaining private security services for the City.

Presentation by Mayor Shawver:
• Provide and improve public safety services to the community. • Trial basis to enhance and assist the City’s code enforcement department, public works department, community outreach division, and Orange County Sheriff’s Department (OCSD).
• Important to obtain more boots on the ground and more eyes in the streets. • Hiring of security officers who have been trained in the same manner and environment as current staff members.
• Responsibilities would consist of parking control, oversized vehicles enforcement, graffiti removal, trash and debris removal, retrieval of shopping carts, assisting outreach coordinators with transients, misdemeanor offenses per the City’s municipal code, care of city parks and properties, address/removal of illegal dumping, and prostitution.
• City hotline for immediate response in the field.
• Public/private partnership sharing in the costs with local businesses.

The City Council questioned the possibility of conducting a time study, defining the need for such services, City/staff gain, return on investment, reported on the positive progress that staff has accomplished to date as well as the increased resources that the City is currently providing, private shopping centers, OCSD cost increases, an option for supplement parking enforcement, business improvement districts, working with business owners in obtaining services on their own or contributing to a joint fund with other local business to obtain security services, and city matched funding.

The City Council directed staff to review the requested information as presented including having the Economic Development Committee research and discuss business improvement districts within the City.

16. ITEMS FROM CITY ATTORNEY/AGENCY COUNSEL/AUTHORITY COUNSEL None.

17. ITEMS FROM CITY MANAGER/EXECUTIVE DIRECTOR
• Mr. Jarad L. Hildenbrand, City Manager provided the City Council with an update on the City’s response to COVID-19 and the recent surge of the Omicron variant. • Mr. Jarad L. Hildenbrand, City Manager reported that the City is now accepting nominations for the 2022 Women of Distinction Awards.

DRAFT
Joint Regular Meeting – January 25, 2022 - Page 10 of 10

THESE MINUTES ARE ISSUED FOR INFORMATION ONLY AND ARE SUBJECT TO

AMENDMENT AND APPROVAL AT NEXT MEETING
17A. ORANGE COUNTY SHERIFF’S DEPARTMENT
Captain Cruz Alday provided the City Council with an update on their current operations.

18. ADJOURNMENT Motion/Second: Shawver/
Motion carried at 8:50 p.m.
_______________________________________

MAYOR/CHAIRMAN
ATTEST:
_______________________________________

CITY CLERK/SECRETARY

CITY OF STANTON

REPORT TO THE CITY COUNCIL
TO: Honorable Mayor and City Council
DATE: February 8, 2022
SUBJECT: CITY STAFF AUTHORITY TO EXECUTE FUNDING AGREEMENTS

AND DOCUMENTS FOR LOCAL TRANSPORTATION PROJECTS
REPORT IN BRIEF:

The California Department of Transportation (Caltrans) provides funding via various programs, such as the Local Assistance Program, to help local agencies improve their transportation infrastructure. Caltrans District 12 Local Assistance requested a copy of the City’s current Authorized Resolution that contains language that is compliant with an excerpt from Chapter 17 of their Right of Way Manual in order to submit Right of Way Certification packages. Upon further research, City staff found the existing resolution concerning execution of funding agreements with Caltrans may also need updating. City staff is requesting the Public Works Director be given the authority to execute all of these documents.

RECOMMENDED ACTION:

CALIFORNIA, GRANTING THE PUBLIC WORKS DIRECTOR THE

AUTHORITY TO APPROVE AND EXECUTE ALL MASTER AND

PROGRAM SUPPLEMENTAL AGREEMENTS, FUND EXCHANGE

AGREEMENTS, FUND TRANSFER AGREEMENTS, RIGHT OF WAY

CERTIFICATIONS, ANY AMENDMENTS AND/OR OTHER DOCUMENTS

NECESSARY TO IMPLEMENT FEDERAL AND/OR STATE FUNDED
LOCAL TRANSPORTATION PROJECTS”; and

3. Approve and grant the Public Works Director the authority to approve and execute all Master and Program Supplemental Agreements, Fund Exchange Agreements, Item: 6D
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Fund Transfer Agreements, Right of Way Certifications, any amendments and/or other documents necessary to implement Federal and/or State funded local transportation projects.

BACKGROUND:

Caltrans provides funding via various programs, such as the Local Assistance Program, to help local agencies improve their transportation infrastructure. The City of Stanton currently does not have any Federally funded roadway projects but will in the future.

The Local Public Agency must ensure that its staff members, consultants, and contractors comply with the applicable state and federal laws, regulations, and procedures in developing and constructing its projects.

ANALYSIS AND JUSTIFICATION:

Caltrans District 12 Local Assistance requested a copy of the City’s Authorized Resolution that contains language that is compliant with the following excerpt from Chapter 17 of the Right of Way Manual in order to submit Right of Way Certification packages, specifically the underlined sentence below.

17.08.11.11 Certification – Authorized Signature
The LPA Right of Way Certification should be submitted with a resolution by the governing body that authorizes execution of the document. As an alternative, the appropriate agency, e.g., County Board of Supervisors or City Council, may adopt a resolution giving the Chairman of the Board, Mayor of the City, Public Works Director, Transportation or Traffic Authority or other responsible official a blanket authority to execute Right of Way Certifications. Certifications executed by this official would then be acceptable. If this second alternative is used, a copy of the original resolution need not accompany each Certification submitted to the Region/District. It will be sufficient to have a copy of the original resolution on file in the Region/District.

In the cases when the Region/District will recertify the project, e.g., the State is doing part of the work, the Region/District Right of Way Certification will be issued over the signature of the Region/District Division Chief, R/W, or designee.

The Right of Way Manual Chapter can be found at: Chapter 17 (ca https://dot.ca.gov/- /media/dot-media/programs/right-of-way/documents/rw-manual/chapters/chapter-17- january-2022-a11y.pdf.gov)
To streamline the process for implementing Federal and State funded local transportation projects in the future and to comply with Caltrans regulations and guidelines, City staff is requesting the Public Works Director be granted the authority to approve and execute all Master and Program Supplemental Agreements, Fund Exchange Agreements, Fund Transfer Agreements, Right of Way Certifications, any amendments and/or other documents necessary to implement Federal and/or State funded local transportation projects.

FISCAL IMPACT:

There is no fiscal impact; however, if adopted, the Resolution will streamline the processing of local transportation projects. Any funds received will be placed in their appropriate fund established for that particular grant or payment program.

ENVIRONMENTAL IMPACT:

In accordance with the requirements of the California Environmental Quality Act (CEQA), this project has been determined to be categorically exempt under the California Environmental Quality Act (“CEQA”) under Section 15378(b)(5) – Organizational or administrative activities of governments that will not result in direct or indirect changes in the environment.

Once implemented, local transportation projects will be determined to be categorically exempt under the CEQA Section 15301, Class 1 (c) as minor alterations of existing facilities.

LEGAL REVIEW:

None.

STRATEGIC PLAN OBJECTIVE ADDRESSED:
3 - Provide a Quality Infrastructure
Prepared by: Reviewed by:
/s/ Han Sol Yoo /s/ Joe Ames
_________________ ________________________
Han Sol Yoo Joe Ames, P.E., T.E.

Associate Engineer Director of Public Works/City Engineer Approved by:
/s/ Jarad L. Hildenbrand
_______________________
Jarad L. Hildenbrand
City Manager
Attachments:

A. Resolution No. 2022-07
RESOLUTION NO. 2022-07

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RESOLUTION NO. 2022-07

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF STANTON,

CALIFORNIA, GRANTING THE PUBLIC WORKS DIRECTOR THE AUTHORITY TO

APPROVE AND EXECUTE ALL MASTER AND PROGRAM SUPPLEMENTAL

AGREEMENTS, FUND EXCHANGE AGREEMENTS, FUND TRANSFER

AGREEMENTS, RIGHT OF WAY CERTIFICATIONS, ANY AMENDMENTS AND/OR

OTHER DOCUMENTS NECESSARY TO IMPLEMENT FEDERAL AND/OR STATE

FUNDED LOCAL TRANSPORTATION PROJECTS
WHEREAS, Caltrans provides funding through various programs, such as the Local Assistance Program, for the purpose of improving transportation infrastructure; and WHEREAS, the Local Public Agency is responsible for the conception, planning, programming, environmental investigation, design, right of way, construction and maintenance of the projects on their local transportation system; and WHEREAS, the Local Public Agency must ensure that its staff members, consultants, and contractors comply with the applicable state and federal laws, regulations and procedures in developing and constructing its projects.

NOW THEREFORE, BE IT RESOLVED that the City Council of the City of Stanton, California, hereby grants the Public Works Director the authority to approve and execute all Master and Program Supplemental Agreements, Fund Exchange Agreements, Fund Transfer Agreements, Right of Way Certifications, any amendments and/or other documents necessary to implement Federal and/or State funded local transportation projects.

ADOPTED, SIGNED AND APPROVED this 8th day of February, 2022.

DAVID J. SHAWVER, MAYOR
APPROVED AS TO FORM:

HONGDAO NGUYEN, CITY ATTORNEY
Attachment: A
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RESOLUTION NO. 2022-07

Page 2 of 2 ends

ATTEST:

I, Patricia A. Vazquez, City Clerk of the City of Stanton, California DO HEREBY CERTIFY that the foregoing Resolution, being Resolution No. 2022-07 has been duly signed by the Mayor and attested by the City Clerk, all at a regular meeting of the Stanton City Council, held on February 8, 2022, and that the same was adopted, signed and approved by the following vote to wit:

AYES:

NOES:

ABSENT:

ABSTAIN:

PATRICIA A. VAZQUEZ, CITY CLERK
1 CITY OF STANTON

REPORT TO CITY COUNCIL
TO: Honorable Mayor and Members of the City Council
DATE: February 8, 2022
SUBJECT: RENEWAL OF AUTHORIZATION FOR VIRTUAL PUBLIC MEETINGS PURSUANT TO AB 361
REPORT IN BRIEF:

Consideration of the circumstances of the state of emergency related to the COVID-19 pandemic to determine whether remote teleconference meetings of the City Council, Committees, and Commissions can continue to be held under the provisions of AB 361.

RECOMMENDED ACTION:

1. City Council declare that this item is not subject to the California Environmental Quality Act (“CEQA”) pursuant to Sections 15060(c)(2) and 15060(c)(3); and

2. Reconsider the circumstances of the state of emergency; and

3. Find that state or local officials have continued to impose or recommend measures to promote social distancing; and

BACKGROUND:

On October 26, 2021, City Council adopted Resolution 2021-34, which authorized City Staff to conduct remote teleconference meetings of the City Council, Committees, and Commissions under the provisions of AB 361 (in effect as of October 1, 2021 – Government Code Section 54953(e)). Pursuant to Government Code Section 54953(e)(3), the City Council is required every thirty (30) days to reconsider the circumstances of the state of emergency and determine whether:
• The state of emergency continues to directly impact the ability of the members to meet safely in person, or
Item: 6E
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2 • State or local officials continue to impose or recommend measures to promote social distancing.

If neither of the two finding options can be made by majority vote, the City Council, Committees, and Commissions will no longer be able to continue holding public meetings by teleconference without compliance to the Ralph M. Brown Act’s Section 54953(b)(3).

Section 54953(b)(3) imposes notice and access requirements for public meetings conducted via teleconference. Such requirements include identifying in the meeting notice and agenda the teleconference location of each member of the legislative body participating in the meeting and ensuring that each teleconference location be accessible to the public.

It is important to note that having virtual meetings under the provisions of Government Code Section 54953(e)(3) is optional. If the Council wishes, it may continue to meet inperson. In addition, hybrid meetings are permissible. Given that the dynamics of the pandemic and the health crisis are continually changing, the intent of the attached Resolution is to, among other things, allow for the City’s Council, Commissions, and Committees to meet virtually in the event of illness, quarantine, or other government measures. If the Council will meet only or partially in-person, it should ensure compliance with the Orange County Health Care Agency’s recommendations for local public meetings.

ANALYSIS/JUSTIFICATION:

Currently, the State of California and the County of Orange remain under the state of emergency brought on by the COVID-19 pandemic, particularly with the spread of the Omicron Variant. State and local officials are still recommending measures to promote social distancing and the wearing of face masks.
3 COVID-19 Cases by City
COVID-19 United States Cases by County (by Johns Hopkins University) 4 Tracking COVID-19 in California
FISCAL IMPACT:

None.

ENVIRONMENTAL IMPACT:

None. This item is not subject to the California Environmental Quality Act (“CEQA”) pursuant to Sections 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) (the activity is not a project as defined in Section 15378(b)(4) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential for resulting in physical change to the environment, directly or indirectly).

LEGAL REVIEW:

None.

STRATEGIC PLAN OBJECTIVE(S) ADDRESSED:

1. Provide a safe community.

PUBLIC NOTIFICATION:

Public notice for this item was made through the regular agenda process. 5 Prepared By: Approved as to Form By:
/s/ Jason Huynh
__________________________ __________________________
Jason Huynh
Management Analyst
HongDao Nguyen
City Attorney
Approved By:
/s/ Jarad L. Hildenbrand
__________________________
Jarad L. Hildenbrand
City Manager
1 CITY OF STANTON

REPORT TO THE CITY COUNCIL
TO: Honorable Mayor and Members of the City Council
DATE: February 8, 2022
SUBJECT: GENERAL PLAN AMENDMENT NO. GPA 22-01: 6TH CYCLE HOUSING ELEMENT UPDATE FOR THE 2021-2029 PLANNING PERIOD AND

COMMUNITY HEALTH AND SAFETY ELEMENT UPDATE
REPORT IN BRIEF:

Article 10.6 of the California Government Code requires Cities to adopt a Housing Element that provides an analysis of the community’s housing needs for all income levels and strategies to address those needs. State Law also requires that at the time of the Housing Element Update, the Community Health and Safety Element also be updated to include a set of adaptation and resiliency goals to address local impacts of climate change.

RECOMMENDED ACTION:

1. City Council conduct a public hearing; and

3. Adopt City Council Resolution No. 2022-05 Approving General Plan Amendment No.

AND UPDATE TO THE COMMUNITY HEALTH AND SAFETY ELEMENT
AND MAKING FINDINGS IN SUPPORT THEREOF”; and

IMPACT REPORT FOR THE REVISED CITY OF STANTON GENERAL
PLAN FOR GENERAL PLAN AMENDMENT NO. GPA 22-01 FOR THE
Item: 7A
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2 2021-2029 PLANNING PERIOD AND UPDATE TO THE COMMUNITY HEALTH AND SAFETY ELEMENT”.

BACKGROUND:

Providing housing for all Californians is considered by the state legislature to be of vital statewide importance. Cities are required to adopt a Housing Element that provides an analysis of the community’s housing needs for all income levels and strategies to address those needs. State housing element law also recognizes that for the private sector to address housing needs and demands, local governments must adopt land use policies and plans that provide opportunities for, and do not unduly constrain, housing development by the private sector. Having a certified Housing Element ensures local land use control and keeps the City of Stanton eligible for State and Federal funds for roads, sewers, parking, housing and planning efforts.

State Law requires the Safety element to be updated with the Housing Element to include a vulnerability assessment that identifies the risks that climate change poses to the City and the areas at risk from climate change impacts. The Community Health and Safety Element of the General Plan has been updated with a set of adaptation and resiliency goals, policies and objectives, and a set of implementation measures.

Om January 19, 2022, the Planning Commission held a duly noticed public hearing to consider the updates to the Housing and Community Health and Safety Elements. After a presentation by the City’s Consultant, Denovo Planning, The Commission adopted Resolution No. 2547 (Attachment E) Recommending City Council approval of General Plan Amendment GPA 22-01.

ANALYSIS/JUSTIFICATION
6th Cycle Housing Element Update
The Updated Housing Element provides the plan to meet the housing needs of Stanton residents at all economic levels and addresses segments of the population with special housing needs. The document is organized into two parts: Part 1 - Housing Plan and Part 2 – Background Report.

Part 1 - Housing Plan addresses the City’s housing needs through goals, policies, and programs that the City will implement. The Housing Plan’s objective is to ensure decent, safe housing at a cost that is within the reach of the diverse economic segments that make up the Stanton Community. To meet this objective, the Housing Plan focuses on five overarching goals:

1. Encourage housing diversity and opportunities

2. Provide housing affordable to lower and moderate-income households

3. Preserve the quality of existing housing and residential neighborhoods

4. Minimize governmental constraints; and

5. Promote equal opportunity for all residents to reside in the housing of their choice 3 Part 2 – Background Report identifies and evaluates Stanton’s housing needs that the Housing Plan addresses. The Background Report describes housing, economic and demographic conditions in Stanton and assesses the demand for housing across all income levels. Part of this assessment includes the Regional Housing Needs Allocation (RHNA). The RHNA, assigned by the Southern California Association of Governments (SCAG) represents the City’s fair share of units of the regional housing goal. State Law does not require cities to construct these units, but rather identify sites that can accommodate the units and programs and policies to allow for the development of said units. The City of Stanton’s fair share allocation for the 6th cycle planning period (June 30, 2021 – October 15, 2029) can be seen in Table 1.

Table 1 – RHNA Allocation
Income Group Total Units Allocated Percent of All Units Extremely/Very Low 165 13%
Low 145 12%
Moderate 231 19%
Above Moderate 690 56%
Total 1231 100%
Jurisdictions may count housing units that have been developed, under construction, received their building permits, or have been entitled or approved after June 30, 2021, towards this allocation. So far, 953 units have been either approved, permitted, or under construction since June 30th and can be counted as credit towards the total allocation at 1,231. A Complete breakdown of credited units by project and income level is available in the Background Report of the Housing Element (Attachment A).

On October 18, 2021, the City submitted the draft Housing Element to the State Department of Housing and Community Development (HCD) for review, pursuant to Government Code section 65585(b). The draft was found to be in substantial compliance with statutory requirements. The draft for consideration today has incorporated the minor revisions requested by the Department of Housing and Community Development to ensure full compliance with state law (Attachment B).

Community Health and Safety Element
In compliance with Government Code Section 65302(g), the Stanton Climate Vulnerability Assessment (Appendix A, Attachment C) focuses on identifying vulnerabilities and adaptation strategies within the City of Stanton to address climate change. The Assessment informs goals, policies, and actions aimed specifically at climate change that are included in the updated Community Health and Safety Element of the Stanton General Plan (Attachment C).

FISCAL IMPACT:

None.
4 ENVIRONMENTAL IMPACT:

In accordance with Section 15146 of the California Environmental Quality Act, an Addendum to the FEIR has been prepared for the project (Attachment D). As detailed in the Addendum, on the basis of substantial evidence in light of the whole record, a subsequent EIR is not appropriate for these General Plan Amendments because none of the criteria permitting such a document under State CEQA Guidelines Section 15162 are met.

The 2021-2029 Housing Element Update and Community Health and Safety Element Update would result in no new significant impacts that were not analyzed in the General Plan FEIR, nor would the proposed Project cause a substantial increase in the severity of any previously identified environmental impacts. The potential impacts associated with the proposed Project would either be the same or less than those described in the General Plan FEIR. In addition, there are no substantial changes to the circumstances under which the proposed Project would be undertaken that would result in new or more severe environmental impacts than previously addressed in the General Plan FEIR, nor has any new information regarding the potential for new or more severe significant environmental impacts been identified. Therefore, in accordance with Section 15164 of the State CEQA Guidelines, this Addendum to the previously certified General Plan FEIR is the appropriate environmental documentation for the proposed Project. In taking action on any of the approvals, the decision-making body must consider the whole of the data presented in the Final EIR.

PUBLIC NOTIFICATION:

Notice of Public Hearing was made public through the agenda-posting process.

STRATEGIC PLAN OBJECTIVE ADDRESSED:
2 – Promote a Strong Local Economy
5 – Provide a High Quality of Life
Prepared by: Reviewed by:
/s/ Paige Montojo /s/ Jennifer A. Lilley
__________ _______
Paige Montojo Jennifer A. Lilley, AICP
Associate Planner Community and Economic
Development Director
5 Approved by:
/s/ Jarad L. Hildenbrand
Jarad L. Hildenbrand
City Manager
ATTACHMENTS:

A. Draft 6th Cycle Housing Element
B. Correspondence from HCD
C. Draft Community Health and Safety Element
D. Addendum to the General Plan EIR
E. Planning Commission Resolution 2547
F. Draft Resolution 2022-05 Approving General Plan Amendment GPA 22-01 G. Draft Resolution 2022-06 Adopting and Addendum to General Plan FEIR. 1 January 2022
2021—2029

HOUSING ELEMENT
City of Stanton
7800 Katella Ave
Stanton, CA 90680
https://letstalkstanton.com/housingelement
Attachment: A
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2021—2029

HOUSING ELEMENT

PREPARED FOR: CITY OF STANTON
7800 Katella Ave
Stanton, CA 90680
Contact: Jennifer Lilley | Community & Economic Development Director (714) 890-4213
[email protected]
www.stantonca.gov
PREPARED BY: DE NOVO PLANNING GROUP
180 E Main Street Suite 108
Tustin, CA 92780
2021-2029 HOUSING ELEMENT ORGANIZATION
Part 1: Housing Plan
Part 1 of the 2021-2029 Housing Element is the City’s “Housing Plan”, which includes the goals, policies, and programs the City will implement to address constraints and needs. The City’s overarching objective is to ensure that decent, safe housing is available to all current and future residents at a cost that is within the reach of the different economic segments which comprise Stanton.

Part 2: Background Report
Part 2 of the 2021-2029 Housing Element is the “Background Report” which identifies the nature and extent of Stanton’s housing needs, including those of special populations, potential housing resources (land and funds), potential constraints to housing production, and energy conservation opportunities. By examining the City’s housings, resources, and constraints, the City can then determine a plan of action for providing adequate housing, as presented in Part 1: Housing Plan. In addition to identifying housing needs, the Background Report also presents information regarding the setting in which these needs occur. This information is instrumental in providing a better understanding of the community, which in turn is essential for the planning of future housing needs.

Appendix A: Housing Sites Inventory
The Housing Element must include an inventory of land suitable and available for residential development to meet the City’s regional housing need by income level. The California Department of Housing and Community Development (HCD) requires that the Housing Sites Inventory be prepared using a State-approved format, included here as Appendix A.

Appendix B: Public Engagement Summary
As part of the Housing Element Update the process, the City hosted numerous opportunities for the community and key stakeholders to provide feedback on existing housing conditions, housing priorities, priority areas for new residential growth, and topics related to fair housing. Materials were provided in both English and Spanish to further engage the Stanton community. Public participation played an important role in the refinement of the City’s housing goals and policies and in the development of new housing programs, as included in Part 1: Housing Plan.

The public’s input also helped to validate and expand upon the contextual information included in Part 2:

Background Report. The City’s efforts to engage the community in a meaningful and comprehensive way are summarized in Appendix B.

PART 1

HOUSING PLAN
City of Stanton GENERAL PLAN │ Final Draft Housing Element Housing Plan │ Page 1

TABLE OF CONTENTS

1. INTRODUCTION........................................................................................................................................................... 2

2. GOALS AND POLICIES ............................................................................................................................................... 2

3. HOUSING ELEMENT PROGRAMS ............................................................................................................................. 7 Adequate Housing Sites ............................................................................................................................................................ 7 Housing and Supportive Services for Special Needs Populations...........................................................14 Rental Assistance and Conversion..................................................................................................................................15 Preservation and Maintenance..........................................................................................................................................17 Removal of Housing Constraints ......................................................................................................................................19 Equal Housing Opportunity .................................................................................................................................................21

4. QUANTIFIED OBJECTIVES...................................................................................................................................... 26

City of Stanton GENERAL PLAN │ Final Draft Housing Element Housing Plan │ Page 2 1 Introduction
This section presents the City of Stanton’s Housing Plan, including goals, policies, and programs the City will implement to address housing needs and constraints. The City’s overarching objective is to ensure that decent, safe housing is available to all current and future residents at a cost that is within the reach of the diverse economic segments that comprise Stanton. To this end, the Housing Plan focuses on:
1) Encouraging housing diversity and opportunities;
2) Providing housing affordable to lower and moderate-income households; 3) Preserving the quality of existing housing and residential neighborhoods; 4) Minimizing governmental constraints; and
5) Promoting equal opportunity for all residents to reside in the housing of their choice. 2 Goals and
Policies
The Housing Element Background Report evaluates the City’s housing needs, opportunities, and constraints, and presents a review of the previous Housing Element. This Housing Plan reflects the City’s experience during the 2014-2021 planning period and sets forth the City’s goals, policies, and programs to address the identified housing needs and issues for the 2021-2029 planning period. Quantified objectives for new construction, rehabilitation, and conservation are also identified. The goals and policies that guide the City’s housing programs and activities are as follows:

City of Stanton GENERAL PLAN │ Final Draft Housing Element Housing Plan │ Page 3

HOUSING DIVERSITY AND OPPORTUNITIES
Policy 1.1: Allow for the development of a variety of housing opportunities (ownership and rental) in Stanton including low-density single-family homes, moderate-density townhomes, higher-density apartments and multifamily projects, mixed-use development, accessory dwelling units, and mobile homes to fulfill regional housing needs.

Policy 1.2: Maintain adequate capacity to accommodate the City’s unmet Regional Housing Needs Allocation (RHNA) for all income categories throughout the planning period.

Policy 1.3: Promote the development of new housing units in the City’s mixed-use districts, which are located along the City’s major transportation corridors and near community activity centers.

Policy 1.4: Encourage both the private and public sectors to produce or assist in the production of housing with particular emphasis on housing affordable to seniors, persons with disabilities, large families, female-headed households with children, and the homeless.

Policy 1.5: Coordinate efforts with the Public Works Department and the City’s sewer and water providers with regard to ongoing infrastructure maintenance and upgrades to ensure that sewer and water capacity are sufficient to accommodate projected growth.

Policy 1.6: Continue to work with the County of Orange and surrounding jurisdictions to address the needs of the homeless on a regional basis.

AFFORDABLE HOUSING
Policy 2.1: Preserve and expand the City’s supply of affordable rental and ownership housing for lower and moderate-income households.

GOAL 1
Provide a broad range of housing opportunities to meet the existing and future needs of all Stanton residents.

GOAL 2
Protect, encourage, and provide housing opportunities for persons of lower and moderate incomes.

City of Stanton GENERAL PLAN │ Final Draft Housing Element Housing Plan │ Page 4 Policy 2.2: Utilize the City’s regulatory powers including density bonuses and financial incentives to promote and facilitate the development of affordable housing.

Policy 2.3: Seek out partnerships with affordable housing developers, nonprofits, and other agencies to maximize resources available for the provision of housing affordable to lower and moderate-income households.

Policy 2.4: Actively pursue state and federal housing program funds to provide housing assistance and to support the development of housing affordable to lower and moderate-income households.

Policy 2.5: Allow by-right approval of housing developments proposed on non-vacant sites included in the previous Housing Element inventory and on vacant sites included in the two previous Housing Element inventories, provided that the proposed housing development includes at least 20 percent lower income affordable housing units.

PRESERVATION AND MAINTENANCE OF HOUSING
Policy 3.1: Promote programs that improve the overall quality and conditions of existing housing in Stanton with an emphasis on housing that is affordable to lower income households.

Policy 3.2: Promote and facilitate the conservation and rehabilitation of substandard residential properties by homeowners and landlords.

Policy 3.3: Subject to the availability of funding, continue to offer rehabilitation and home improvement loans to qualified households.

Policy 3.4: Promote resources and programs available to homeowners and landlords for residential maintenance and rehabilitation.

Policy 3.5: Use the code enforcement program to bring substandard units into compliance with City codes and to improve housing quality and conditions.

Policy 3.6: Promote a balance of rental and affordable ownership housing.

Policy 3.7: Monitor “at-risk” affordable housing and proactively address potential conversion of affordable units to market-rate units prior to their transition.

GOAL 3
Preserve and maintain the existing housing stock so that all residents live in neighborhoods free from blight and deterioration.

City of Stanton GENERAL PLAN │ Final Draft Housing Element Housing Plan │ Page 5 Policy 3.8: Support County efforts to preserve and expand rental assistance programs for very low-income households, including the Housing Choice Voucher Program.

REMOVAL OF HOUSING CONSTRAINTS
Policy 4.1: Review residential development standards, regulations, ordinances, departmental processing procedures, and permit fees related to construction and rehabilitation to determine any constraints on housing development and modify accordingly.

Policy 4.2: Inform applicants on how to navigate the development review process and efficiently facilitate building permit and development plan processing for residential construction.

Policy 4.3: Monitor state and federal housing-related legislation, and update City plans, ordinances, and processes pursuant to such legislation to remove or reduce governmental constraints.

Policy 4.4: Provide incentives and regulatory concessions for residential projects constructed specifically for lower and moderate-income households.

Policy 4.5: Adopt plans and programs that support the provision of adequate infrastructure and public facilities required to serve new housing.

EQUAL HOUSING OPPORTUNITY
Policy 5.1: Prohibit discrimination in the sale, rental, or financing of housing based on race, color, ancestry, religion, national origin, sex, sexual orientation, gender identity, age, disability/medical condition, familial status, marital status, source of income, or other protected characteristics.

Policy 5.2: Assist in the enforcement of fair housing laws by providing support to organizations that conduct outreach and education regarding fair housing rights, receive and GOAL 4
Reduce or remove governmental and nongovernmental constraints to the development, improvement, and maintenance of housing where feasible and legally permissible.

GOAL 5
Affirmatively further fair housing practices, promoting equal opportunity for all residents to reside in housing of their choice.

City of Stanton GENERAL PLAN │ Final Draft Housing Element Housing Plan │ Page 6 investigate fair housing allegations, monitor compliance with fair housing laws, and refer possible violations to enforcing agencies.

Policy 5.3: Encourage housing development in an equitable and fair manner that prevents discrimination, overcomes patterns of segregation, avoids concentrations of lower income households, addresses pollution burdens, and fosters inclusive communities.

Policy 5.4: Accommodate persons with disabilities who seek reasonable waiver or modification of land use controls and/or development standards pursuant to procedures and criteria set forth in the Zoning Code.

Policy 5.5: Broaden the availability and accessibility of housing to special needs residents such as seniors, disabled persons, developmentally disabled, large households, families with children, female-headed households, and persons experiencing homelessness.

Policy 5.6: Provide information to the public on available housing, housing affordable to lower income households, and special needs housing through the City’s public information channels and social media accounts.

City of Stanton GENERAL PLAN │ Final Draft Housing Element Housing Plan │ Page 7 3 Housing
Element
Programs
Stanton offers a variety of housing opportunities to meet the needs of the community and comply with State housing law. This section of the Housing Plan addresses the issues identified in the Background Report of the Housing Element and provides a strategy to achieve the City’s housing goals. The housing programs designed to implement the City’s strategy are discussed in detail below.

Adequate Housing Sites
(GOAL 1: HOUSING DIVERSITY AND OPPORTUNITIES)
A key element in satisfying the housing needs of all segments of the community is the provision of adequate sites for housing. This is an important function of both the General Plan and zoning.

Program 1: Residential Sites Inventory
Planning and regulatory actions to achieve adequate housing sites are implemented through the Community Development Element, Zoning Code, and in some instances, development agreements. These regulatory documents provide for a variety of residential development types, ranging from lower-density single-family homes to higher-density apartments, condominiums, and mixed-use projects.

The City of Stanton received a RHNA of 1,231 units for the 2021-2029 planning period. After credits for constructed units (572) and approved/entitled units (353) are taken into consideration, the City has a remaining 2021-2029 RHNA of 306 units, including 33 extremely/very low-income, 145 low-income, 4 moderate-income, and 124 above moderate-income units.

The residential sites inventory consists of approximately 34.39 acres of land designated in mixeduse areas which allow for residential development at densities beyond 30 du/ac, with the potential to yield at least 1,288 new units. The City has also identified 3.55 acres of City of Stanton GENERAL PLAN │ Final Draft Housing Element Housing Plan │ Page 8 underdeveloped residential uses (five sites) that could yield an additional 37 units affordable to moderate and above moderate income households. Construction of new accessory dwelling units (ADUs) will also add to the City’s housing stock (117 units). Together, these resources have the capacity to accommodate at least 1,442 new units affordable to all income levels. These sites can accommodate the City’s remaining RHNA allocation for all income levels through year 2029. The City will maintain an inventory of sites with residential development potential and provide it to prospective residential developers upon request.

Responsible Agencies: Community and Economic Development Department Funding Sources: General Fund
2021-2029 Objectives: Maintain and monitor the residential sites inventory to ensure sufficient sites remain to accommodate the RHNA allocation throughout the planning period. Receive and process
development applications for residential projects.

Timeframe: Annual monitoring and reporting throughout the planning period.

Program 2: Monitor Residential Capacity (No Net Loss)
The City will monitor the consumption of residential acreage (i.e. land identified with residential development potential), and review proposed General Plan amendments, Zoning Code amendments, and development projects to ensure an adequate inventory is available to meet the City’s 2021-2029 RHNA obligations. This program modifies the City’s 5th Cycle Residential Development Monitoring Program.

To make certain sufficient residential development capacity is maintained, the City will develop and implement a formal ongoing (project-by-project) evaluation procedure pursuant to Government Code Section 65863 and will make the findings required by that code section if a site is proposed for development with fewer units or at a different income level(s) than shown in the residential sites inventory. Should an approval of development result in a reduction of capacity below that needed to accommodate the remaining RHNA for lower income, moderate-income, or above moderate-income households, the City, and potentially the applicant (in accordance with State law), will identify and, if necessary, rezone sufficient sites within 180 days to accommodate the shortfall and ensure “no net loss” in capacity to accommodate the RHNA allocation, consistent with State law. Any rezoned site(s) will satisfy the adequate sites requirements of Government Code Section 65583.2 and will be consistent with the City’s obligation to affirmatively further fair housing.

City of Stanton GENERAL PLAN │ Final Draft Housing Element Housing Plan │ Page 9 Responsible Agencies: Community and Economic Development Department Funding Sources: General Fund
2021-2029 Objectives: Maintain adequate capacity to accommodate the City’s RHNA obligations at all income levels throughout the planning period.

Report as required through the HCD annual report process.

Timeframe: Ongoing implementation, at time of approval of a project on a site listed in the Housing Element, and annual reporting throughout the planning period.

Program 3: Public Property Conversion to Housing
The City will maintain a list of surplus city-owned lands, including identification of address, APN, General Plan land use designation, zoning, current use, parcel size, and status (surplus land or exempt surplus land). The City will work with nonprofits and public agencies to evaluate the feasibility of transferring surplus city-owned lands not committed to other City purposes for development of affordable housing by the private sector. The inventory will be updated annually in conjunction with the Annual Progress Report (Program 1). Any disposition of surplus lands will be conducted consistent with the requirements of Government Code Section 54220 et. seq.

Responsible Agencies: Community and Economic Development Department; City Manager’s Office
Funding Sources: General Fund and federal and state technical assistance grants 2021-2029 Objectives: Collaborate with the development community on an annual basis, including affordable housing developers, to evaluate the viability of developing city-owned land as affordable housing.

Timeframe: Annually
Program 4: Replacement of Affordable Units
Consistent with the requirements of Government Code Section 65583.2(g)(3), development projects on sites in the residential sites inventory (Appendix A) that have, or have had within the five years preceding the application, residential uses restricted with rents affordable to low or very low-income households or residential uses occupied by low or very low-income households, shall be conditioned to replace all such units at the same or lower income level as a condition of any development on the site, and such replacement requirements shall be consistent with Government Code Section 65915(c)(3).

City of Stanton GENERAL PLAN │ Final Draft Housing Element Housing Plan │ Page 10 Responsible Agencies: Community and Economic Development Department Funding Sources: General Fund; replacement costs to be borne by developer of any such site
2021-2029 Objectives: For all project applications, identify need for replacement of affordable housing units and ensure replacement, if required, occurs.

Timeframe: Ongoing
Program 5: Facilitate Affordable and Special Needs Housing Construction The City will encourage and facilitate affordable housing construction and housing that addresses populations with special housing needs through financial assistance (when funding is available), removal of regulatory constraints, and administrative support. With limited funding, the City will rely on the following actions to encourage affordable housing production during the planning period:
 Collaborate with Affordable Housing and Special Needs Housing Developers:

Affordable housing developers work to develop, conserve, and promote rental and ownership affordable housing, including for extremely low-income households. Special needs housing developers work to ensure housing opportunities are available that are accessible to and supportive of persons and households with special needs, such as persons with developmental disabilities. These developers can help meet the goals for additional housing by implementing or assisting with the implementation of programs described in this Housing Element. The City will collaborate with affordable housing developers and special needs housing developers to identify potential sites, write letters of support to help secure governmental and private sector funding, and offer technical assistance related to the application of City incentive programs (e.g., density bonus). The City will proactively provide affordable housing developers with maps illustrating higher resource areas and areas with high levels of people-based and place-based opportunities in the City in order to highlight opportunities for new development to affirmatively further fair housing. In addition, developers will proactively be provided the list of housing sites identified in the residential sites inventory (Appendix A).  Regulatory Concessions and Incentives: The City will work with developers on a case-bycase basis to provide regulatory concessions and incentives to assist them with the development of affordable and special needs housing. In a relatively small city like Stanton, this is the most effective method of assisting developers, as each individual project can be analyzed to determine which concessions and incentives would be the most beneficial to the project’s feasibility. Regulatory concessions and incentives could include, but are not City of Stanton GENERAL PLAN │ Final Draft Housing Element Housing Plan │ Page 11 limited to, density bonuses, reductions in required parking, fee reductions or deferral, expedited permit processing, and modified or waived development standards pursuant to Chapter 20.330 (Affordable Housing – Density Bonuses) of the Municipal Code.  Low Income Housing Tax Credits (LIHTC): The City will assist developers in gaining funding for the development of affordable housing through the LIHTC program. Investors receive a credit against federal tax owed in return for providing funds to developers to build or renovate housing for low-income households. In turn, the capital subsidy allows rents to be set at below market rates.
 Collaborate with Housing Developers to Support Large Families: Developers of affordable and market rate housing can help address the special needs of the community’s large families by providing a mix of unit types and sizes, including units with more than three bedrooms. The City will advise developers regarding the presence of larger families in Stanton and encourage them to evaluate the feasibility of including a higher proportion of units which are more than three bedrooms.

Responsible Agencies: Community and Economic Development Department Funding Sources: General Fund
2021-2029 Objectives: Monitor the City’s existing affordable housing stock and support affordable housing developers in their efforts to develop new affordable units in Stanton. Monitor the City’s options for special needs housing and likewise support special needs housing developers.

Timeframe: Annual outreach to the development community; provide ongoing assistance to interested affordable housing and special needs housing developers.

Program 6: Mixed-Use Development
The City previously adopted a comprehensive revision to its General Plan and Zoning Code to maximize the potential for mixed-use and other creative residential development types. Mixeduse development will add residential units along major corridors such as Beach Boulevard and can provide significant opportunities for affordable housing development. In addition to providing for expanded residential development in higher-density settings, mixed-use developments will help the City achieve greenhouse gas reductions through reduced vehicle trips. Furthermore, mixed-use developments such as Stanton’s new 22 & Beach can be transformative projects that City of Stanton GENERAL PLAN │ Final Draft Housing Element Housing Plan │ Page 12 become the catalyst for the revitalization of a larger area. The City will undertake the following actions to encourage mixed-use development during the planning period:
 Facilitate the development of residential units in mixed-use districts by providing technical support for lot consolidation, streamlined permit processing, regulatory concessions or incentives, fee waivers and fee deferrals, assistance with on and off-site improvements, and financial assistance (when feasible). The City will establish specific and objective criteria for mixed-use site plan reviews and will target development densities as estimated in the Housing Element.
 Play a proactive role in development of mixed-use areas by pursuing strategic partnerships with developers, lenders, and property owners to ensure the development of housing at appropriate densities and the inclusion of affordable housing units.  Monitor development interest, inquiries, and progress towards mixed-use development and affordable housing creation. Periodically re-evaluate approach and progress. Should monitoring reveal a shortfall in residential and affordable residential uses in mixed-use developments, the City will develop additional incentives and approaches (including examination of development standards) to ensure the City satisfies its identified housing need (RHNA).

Responsible Agencies: Community and Economic Development Department Funding Sources: General Fund and other sources
2021-2029 Objectives: Support the development of mixed-use projects along transit corridors and near activity centers.

Timeframe: Ongoing implementation with annual monitoring; prepare objective design standards for mixed-use development by December 2023.

Program 7: Accessory Dwelling Units (ADUs)
Accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) help meet the City’s housing needs for all income levels and also provide a housing resource for seniors, students, and low and moderate-income households throughout the entire Stanton community, not just in any single geographic area. The City will continue to apply Zoning Code regulations that allow ADUs and JADUs (also known as second units or granny flats) by right in all residential zones, in accordance with State law. The City will amend the ADU ordinance as necessary based on future changes to State law and work with HCD to ensure continued compliance with the law. The City will also continue to monitor trends pertaining to the extent of ADU production to ensure that the Housing Element goals can be met.

City of Stanton GENERAL PLAN │ Final Draft Housing Element Housing Plan │ Page 13 While the City will promote the opportunity for residents to develop ADUs throughout Stanton, the City is especially focused on promoting the development of ADUs that are affordable to lower income and moderate-income households, and the development of ADUs in areas of opportunity as described in the Affirmatively Furthering Fair Housing section of the Housing Element Background Report. To the extent feasible, the City will survey ADU owners/builders to determine if they will be affordable to lower or moderate-income households. The City will ask ADU applicants to voluntarily share the unit’s intended rental rate (if applicable) to track the supply of affordable ADUs in the City. Additionally, by the end of 2023, the City will identify and evaluate potential incentives (if any) to encourage production of affordable ADUs, particularly in higher resource areas (as described in the Affirmatively Furthering Fair Housing section of the Housing Element Background Report ), and present potential strategies to implement those incentives to the Planning Commission and/or City Council during the planning period. To further strengthen the potential for ADU development in higher opportunity areas, the City will conduct targeted outreach in these areas such as meeting with HOAs in higher opportunity areas and posting educational social media advertisements on location-based platforms like Nextdoor.

The City will continue to work with the Orange County Council of Governments (OCCOG) and neighboring jurisdictions to leverage resources and create a streamlined, standard set of ADU plans for use by applicants. Moreover, the City will provide information regarding typical plans for ADU development as a housing resource, including providing website information where ADU plans can be found along with the standard set of plans developed by the City.

Responsible Agencies: Community and Economic Development Department Funding Sources: General Fund
2021-2029 Objectives: Maintain an ADU ordinance consistent with State law. Support the development of accessory dwelling units in neighborhoods throughout the City.

Timeframe: Update the City’s current ADU ordinance by October 15, 2022 to comply with current State law. Survey ADU owners/builders to determine affordability and update ADU application to inquire about affordability level (2022); identify and evaluate potential incentives to encourage production of affordable ADUs (2022- 2023); present findings to the City’s Planning Commission and/or City Council (2023); prepare and distribute ADU factsheet (2022); prepare standard set of ADU plans (2022-2023); implementation and annual monitoring and reporting throughout the planning period via the Housing Element Annual Progress Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Housing Plan │ Page 14 (continuous).

Housing and Supportive Services for Special Needs Populations (GOAL 1: HOUSING OPPORTUNITIES)
Program 8: Density Bonus Implementation
The City will provide for density bonuses consistent with State law for all projects proposing to construct affordable housing. A density bonus functions on a sliding scale, where the level of density bonus and number of development incentives vary according to the number and type of affordable housing units to be provided. The City will annually monitor State law updates that impact density bonuses and will update local plans and programs as necessary. As part of the City’s regular outreach to developers, the City will advertise the density bonus provisions and answer any questions on the program and its implementation.

Responsible Agencies: Community and Economic Development Department Funding Sources: General Fund and planning grants
2021-2029 Objectives: Continue to implement density bonuses consistent with State law. Promote the use of density bonus incentives and provide technical assistance to developers in utilizing the density bonus to maximize feasibility and meet local housing needs.

Timeframe: Annual monitoring of relevant legislation; annual outreach to the development community; ongoing implementation
Program 9: Redevelop the Tina/Pacific Neighborhood
The former Stanton Redevelopment Agency initiated a project in the Tina/Pacific Neighborhood in 2009. The neighborhood consisted of 40 properties, each with a four-plex apartment complex.

The Agency purchased 25 of the 40 properties, relocated tenants from 12 of the properties, and demolished the buildings prior to the State’s elimination of Redevelopment Agencies. The properties were transferred to the Stanton Housing Authority for completion of the project.

The Housing Authority will continue the redevelopment of the neighborhood. Based on the available funding, the project may be a full redevelopment, including the purchase of the remaining 15 properties, and construction of a new affordable housing development; or a hybrid of new development on the vacant lots, and rehabilitation of the existing buildings on the remaining sites. The properties that were purchased prior to the elimination of Redevelopment were purchased utilizing the Low to Moderate Income Housing Funds. As such, the housing units City of Stanton GENERAL PLAN │ Final Draft Housing Element Housing Plan │ Page 15 purchased with these funds will be replaced with affordable housing units in accordance with Redevelopment Law.

More recently the City has gone through the Surplus Land Act to initiate a competitive bid process for the acquisition, relocation, and redevelopment of this site. The new project is expected to develop a combination of market rate homes and affordable housing units and include community facilities, amenities, and wraparound services.

Responsible Agencies: Community and Economic Development Department; Housing Authority
Funding Sources: Housing Authority, Bonds, HUD
2021-2029 Objectives: Complete Tina/Pacific Redevelopment Timeframe: Ongoing
Program 10: California Accessibility Standards Compliance Program The City will continue to ensure that all construction projects requiring building permits comply with the State of California accessibility standards. The City will provide technical assistance as part of the building permit review process to assist property owners and contractors in understanding this law and related requirements applied to new development and/or retrofit or rehabilitation projects for public, residential, or commercial structures. The City will also provide a link on the City website to the Division of the State Architect’s web page that provides various access compliance reference materials, including an advisory manual and answers to frequently asked questions.

Responsible Agencies: Community and Economic Development Department Funding Sources: General Fund
2021-2029 Objectives: Assure housing units accommodate residents with disabilities.

Timeframe: Ongoing implementation; updates to the City’s website by February 15, 2022
Rental Assistance and Conversion
(GOALS 1 AND 2: AFFORDABLE HOUSING OPPORTUNITIES)
Market rents in Stanton are at a level which significantly limits the supply of housing affordable to very low-income households. Rental subsidies are necessary to prevent many of the City's very low-income residents from spending upwards of 30% of their incomes on housing costs, and over-extending themselves financially. In addition to rent subsidies, actions to preserve the low- City of Stanton GENERAL PLAN │ Final Draft Housing Element Housing Plan │ Page 16 income housing projects in Stanton at-risk of converting to market rate will be necessary to maintain their affordability and not reduce affordable housing units available in the community.

Program 11: Rental Assistance
The Federal Housing Choice Voucher rental assistance program provides rental subsidies to extremely low and very low-income families (i.e. those earning up to 50% AMI) and elderly who spend more than 30% of their income on rent. The subsidy represents the difference between the excess of 30% of a recipient’s monthly income and the actual rent. Rent subsidies can be used to pay for mobile home park space rents.

The City will work with the Orange County Housing Authority to promote the program to all residents while placing an emphasis on the City’s special needs populations, including seniors, persons with disabilities, large families, and female-headed households, with the goal of assisting an average of approximately 190 extremely low and very low-income households annually during the planning period. Through other programs included in the Housing Plan, the City will educate the community on the importance of integrating affordable housing throughout all geographic areas of the City to help create balanced and integrated neighborhoods.

Responsible Agencies: Orange County Housing Authority (OCHA) Funding Sources: U.S. Department of Housing and Urban Development (HUD) Housing Choice Vouchers
2021-2029 Objectives: An average of 190 Stanton households were assisted by this program annually during the prior planning period. The objective is to assist OCHA to promote the program, with a special emphasis on promoting the program to the City’s special needs populations and maintain this level of assistance as allowed by the federal budget.

Timeframe: Ongoing implementation and annual reporting throughout the planning period.

Program 12: Preservation of Existing Affordable Units
In order to meet the housing needs of all economic groups in Stanton, the City must develop programs to minimize the loss of housing units available to lower income households. As of February 2021, the City’s affordable housing inventory consisted of 743 deed-restricted units, of which 297 were at risk of converting to market rate rents during the planning period.

The City will work with property owners, interest groups, and the State and federal governments to conserve the City’s affordable housing stock through implementation of the following City of Stanton GENERAL PLAN │ Final Draft Housing Element Housing Plan │ Page 17 programs:
 Monitor Units at Risk: Maintain contact with providers and owners to monitor the status of existing and future affordable units.
 Work with Owners: Provide technical assistance to owners of properties with at-risk units by identifying funding sources and supporting grant or tax credit applications for the extension of affordability covenants.
 Work with Potential Purchasers: Where feasible, provide technical assistance to public and non-profit agencies interested in purchasing and/or managing properties that include units at risk.
 Tenant Education: The California Legislature extended the noticing requirement of at-risk units opting out of low-income use restrictions to one year. Should a property owner pursue conversion of the units to market rate, the City will strive to ensure that tenants are properly noticed and informed of their rights and that they are eligible to receive Housing Choice Vouchers that would enable them to stay in their units, should they receive one.

Responsible Agencies: Community and Economic Development Department; Orange County Housing Authority (OCHA)
Funding Sources: General Fund, CDBG, HOME, Housing Choice Voucher Program 2021-2029 Objectives: Work with property owners, interest groups, and the State and federal governments to preserve the City’s affordable housing stock.

Timeframe: Ongoing implementation and annual monitoring and reporting throughout the planning period. Within 60 days of notice of intent to convert at-risk units to market rate rents, the City will work with potential purchasers using HCD’s current list of Qualified Entities (https://www.hcd.ca.gov/policyresearch/preserving-existing-affordable-housing.shtml), and educate tenants of their rights.

Preservation and Maintenance
(GOAL 3: PRESERVE EXISTING HOUSING STOCK)
The majority of the City’s housing stock is in good condition; however, it is important for the City to provide programs that ensure the continued maintenance of the housing stock.

Program 13: Homeowner Rehabilitation Program
City of Stanton GENERAL PLAN │ Final Draft Housing Element Housing Plan │ Page 18 Subject to the availability of funding, the City may provide housing rehabilitation assistance to low and moderate-income homeowners to make exterior home improvements through a loan/grant program for owner-occupied single-family detached and attached homes and mobile home units. Eligible repairs include roofing, windows, exterior and interior painting, plumbing, electrical, energy/weatherization, garage doors, and other common home repairs, as well as accessibility improvements. The City no longer has an identified funding source to assist with the rehabilitation of the existing housing stock; however, City staff will research and identify new funding sources through federal assistance, grants, and collaborations to assist with financing rehabilitation of the existing housing stock.

Responsible Agencies: Community and Economic Development Department Funding Sources: CDBG or other grant funding sources
2021-2029 Objectives: Identify and secure funding sources.

Timeframe: Ongoing
Program 14: Proactive Code Enforcement
The City’s code enforcement program implements a comprehensive approach to property and neighborhood improvement to ensure building safety, property maintenance, and the integrity of residential neighborhoods. The City will identify and prioritize target areas where the rehabilitation of housing units is most needed. The City will provide financial incentives, identify funding options and apply for grant funds if any and when they become available, and services to property owners in identified target areas to provide opportunities for maintenance and rehabilitation.

Responsible Agencies: Community and Economic Development Department Funding Sources: General Fund, CDBG
2021-2029 Objectives: Continue to enforce applicable sections of the Stanton Municipal Code, including property maintenance standards and the
California Building Code. Identify and prioritize target areas.

Timeframe: Ongoing enforcement; identify and prioritize target areas (2021- 2022).

Program 15: Energy Conservation and Energy Efficiency Opportunities The City will continue to implement energy-efficient measures for new construction and rehabilitation projects, including the California Green Building Standards Code (CALGreen).

Information regarding the City’s energy-efficiency standards and available programs to assist City of Stanton GENERAL PLAN │ Final Draft Housing Element Housing Plan │ Page 19 homeowners and property owners, including those identified in the Housing Element Background Report, will be made available on the City’s website and at the permit counter. In addition to promoting the programs citywide, the City will target special advertisements and education to the City’s lower income census tracts to explain available programs and potential long-term utility cost savings.

The City will review the General Plan to determine if updates are needed to support and encourage energy-efficiency in existing and new housing, especially in areas of the City with higher (worse) CalEnviroScreen scores, which may suffer from elevated levels of environmental burdens. If updates are necessary, amend the General Plan to support this program.

Responsible Agencies: Community and Economic Development Department Funding Sources: General Fund
2021-2029 Objectives: Improve energy-efficiency in new and existing development and promote available programs and benefits to all City residents, especially lower income residents.

Timeframe: Ongoing implementation; review the General Plan to determine if updates are appropriate no later than December 2022 and complete updates, if needed, no later than December 2023.

Removal of Housing Constraints
(GOAL 4: MINIMIZE GOVERNMENTAL CONSTRAINTS)
State law requires the Housing Element to address, and where appropriate and legally possible, remove constraints affecting the maintenance, improvement, and development of housing. The following programs are designed to lessen governmental and nongovernmental constraints on housing development during the planning period.

Program 16: Monitor Changes in Federal and State Housing, Planning, and Zoning Laws
The City will continue to monitor federal and state legislation that could impact housing and comment on, support, or oppose proposed changes or additions to existing legislation, as well as support new legislation when appropriate. Furthermore, while Program 21 addresses specific constraints identified in this Housing Element, the City will continue to, at least annually, monitor its development processes and zoning regulations to identify and remove any housing constraints and endeavor to minimize governmental constraints to the development, improvement, and maintenance of housing.

City of Stanton GENERAL PLAN │ Final Draft Housing Element Housing Plan │ Page 20 Responsible Agencies: Community and Economic Development Department; City Manager’s Office
Funding Sources: General Fund
2021-2029 Objectives: Monitor state and federal legislation as well as City development processes and zoning regulations to identify and remove constraints to housing.

Timeframe: Ongoing implementation and annual reporting throughout the planning period.

Program 17: Zoning Code Amendments – Housing Constraints The City shall update the Zoning Code to remove constraints to housing development and ensure the City’s standards and permitting requirements are consistent with State law. The update shall address the following:

A. Residential Care Facilities: The Zoning Code will be updated to allow “large” residential care facilities (those serving seven or more clients) by right where they are currently allowed with a Conditional Use Permit, i.e. in the RM, RH, GLMX, NGMX, and SGMX zones, as well as by right in the RE and RL zones.

B. Low Barrier Navigation Centers: The Zoning Code will be updated to define and permit low barrier navigation centers consistent with the requirements of Government Code Sections 65660 through 65668, including treating low barrier navigation centers as a byright use in areas zoned for mixed-use and nonresidential zones permitting multifamily uses (if applicable).

C. Transitional and Supportive Housing: The Zoning Code will be revised to ensure that transitional and supportive housing are allowed in residential and mixed-use zones subject to the same standards as a residence of the same type in the same zone consistent with Government Code Section 65583(c)(3), and to allow eligible supportive housing as a by-right use in zones where multifamily and mixed uses are permitted pursuant to Government Code Sections 65650 through 65656. Specifically, a Zoning Code Amendment will be undertaken to allow transitional and supportive housing in the RE and RL zones.

D. Emergency Shelters:
a. Emergency Shelter Bed Count Limitation: The City will modify the maximum bed limitation from the current 20 bed count to 25 to allow shelters within Stanton to operate more effectively. This program is also a carryover from the 2014-2021 Housing Element.

City of Stanton GENERAL PLAN │ Final Draft Housing Element Housing Plan │ Page 21 b. Emergency Shelter Parking Requirements: The City will amend the parking requirements for emergency shelters to be consistent with AB 139 such that parking is only required “to accommodate all staff working in the emergency shelter, provided that the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone.”
E. Reasonable Accommodation: The City will modify the factors that must be considered when reviewing applications for reasonable accommodation to remove the factor that requires consideration of “alternatives to the requested waiver or exception that could provide similar benefits to the applicant with less potential detriment to surrounding owners and occupants or to the general public.”
F. Streamlined and Ministerial Review for Eligible Affordable Housing Projects: The Zoning Code will be updated to ensure that eligible multifamily projects with an affordable component are provided streamlined review and are only subject to objective design standards consistent with relevant provisions of SB 35 and SB 330 as provided by applicable sections of the Government Code, including but not limited to Sections 65905.5, 65913.4, 65940, 65941.1, 65950, and 66300. State law defines objective design standards as those that “involve no personal or subjective judgement by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant and public official prior to submittal.”
Responsible Agencies: Community and Economic Development Department Funding Sources: General Fund
2021-2029 Objectives: Ensure that the City’s Zoning Code is consistent with State law and update the Zoning Code as needed to comply with future
changes.

Timeframe: Zoning Code Amendments adopted by December 2022.

Program 18: Parking Standards Review
The City will conduct a comprehensive review of the parking standards for residential development to ensure that the parking requirements do not unduly impact the cost and supply of housing, or the ability for developments to achieve maximum densities, as a result of excessive parking standards.

City of Stanton GENERAL PLAN │ Final Draft Housing Element Housing Plan │ Page 22 Responsible Agencies: Community and Economic Development Department Funding Sources: General Fund
2021-2029 Objectives: Ensure that the City’s parking standards for residential uses are adequate while not unduly constraining housing development.

Timeframe: Review completed by December 2023.

Equal Housing Opportunity
(GOAL 5: AFFIRMATIVELY FURTHER FAIR HOUSING)
Program 19: Fair Housing Services
Stanton currently contracts with the Fair Housing Council of Orange County (FHCOC) for the provision of fair housing services, and the City will continue to contract with a fair housing services provider to provide fair housing services for the duration of the planning period. Services offered include bilingual fair housing enforcement and education, landlord/tenant counseling, mediation, and homebuyer HUD counseling which includes first-time homebuyer education and mortgage default counseling.

The City monitors and attempts to minimize discriminatory housing practices with the assistance of the FHCOC. Funding to FHCOC is provided annually from the City’s CDBG funding allocation.

FHCOC actively counsels residents on landlord/tenant issues to help minimize discriminatory housing acquisition policies and practices. In addition to providing educational workshops to our residents, the organization advocates fair housing rights on behalf of residents. The City will continue to maintain the link on the City’s website providing information about fair housing services. The City will also work with its fair housing services provider to identify any specific geographic areas in the City that have higher levels of discrimination claims and will target outreach and education to these areas.

To help address fair housing issues at local and regional levels, the City will continue efforts to mitigate impediments identified in the Regional Analysis of Impediments to Fair Housing Choice.

City of Stanton GENERAL PLAN │ Final Draft Housing Element Housing Plan │ Page 23 Responsible Agencies: City of Stanton; fair housing services provider Funding Sources: CDBG
2021-2029 Objectives: Support fair housing services provider and efforts to minimize discriminatory housing practices.

Timeframe: Annual allocation of funds to fair housing services provider.

Annual monitoring and reporting throughout the planning period through the Housing Element Annual Progress Report (APR) and the County of Orange Consolidated Annual
Performance and Evaluation Report (CAPER).

Program 20: Affirmatively Furthering Fair Housing Outreach and Coordination Program
Facilitate equal and fair housing opportunities by implementing actions to affirmatively further fair housing and opportunities for all persons regardless of race, religion, sex, age, marital or familial status, ancestry, national origin, color, disability, or other protected characteristics through provision of information, coordination, and education on fair housing law and practices to residents, landlords, and housing developers. This program addresses the fair housing issues of education and outreach, integration/segregation, and access to opportunity. Efforts will begin immediately and may include, but not be limited to:

Education and Outreach
 Provide public information and brochures regarding fair housing/equal housing opportunity requirements including how to file a complaint and access the investigation and enforcement activities of the State Fair Employment and Housing Commission. This information will be made available on the City’s website and at City Hall. This information will be reviewed annually to ensure that any materials, links, and information provided are up-to-date.
 City staff will serve as liaison between the public and appropriate agencies in matters concerning housing discrimination within the City. City staff will refer discrimination complaints to the City’s fair housing services provider.  Provide annual training to City staff, including through coordination with local advocacy groups or the fair housing services provider, on how to receive, log, refer, and follow-up on fair housing complaints. If resolution is not obtained for any complaints, refer complaint to HCD to ensure that affordable housing laws are actively enforced.  Provide a biennial fair housing update to the City Council.  Provide annual public service announcements, through coordination with the Orange City of Stanton GENERAL PLAN │ Final Draft Housing Element Housing Plan │ Page 24 County Housing Authority and HCD, via different media (e.g., newspaper ads, public service announcements on local radio and television channels, the City’s website, or the City’s social media accounts).
 Provide fair housing literature to schools, libraries, and post offices. This information is available via the City’s fair housing services provider and will be reviewed annually to ensure that the posters and literature being provided are up-to-date.

Integration/Segregation
 Coordinate with local organizations, through Community Action Agency, Continuum of Care, and Housing Authority efforts, to encourage, expand, and publicize fair housing requirements as part of programs that provide rental assistance to lower income households.
 On an ongoing basis, and at least annually, review land use and planning proposals, including development proposals, general plan amendments, master planning efforts for parks, recreation, infrastructure, and other facilities and amenities, to ensure that the City is replacing segregated living patterns with integrated and balanced living patterns, where applicable and feasible, and work to transform racially and ethnically concentrated areas of poverty into areas of opportunity without displacement.

Access to Opportunity
 Provide assistance to aid alleged victims of violence or discrimination in obtaining access to appropriate state or federal agency programs.
 On an ongoing basis, actively recruit residents from neighborhoods of concentrated poverty to serve or participate on boards, committees, and other local government bodies as positions are made available due to the regular appointment process or vacancies.  On an annual basis, provide education to the community on the importance of participating in the planning and decision-making process and completing Census questionnaires.

City of Stanton GENERAL PLAN │ Final Draft Housing Element Housing Plan │ Page 25 Responsible Agencies: Community and Economic Development Department Funding Sources: General Fund
2021-2029 Objectives: Facilitate equal and fair housing opportunities by implementing actions to affirmatively further fair housing and opportunities for all persons regardless of race, religion, sex, age, marital or familial status, ancestry, national origin, color, disability, or other protected characteristics through provision of information, coordination, and education on fair housing law and practices to residents, landlords, and housing developers.

Timeframe: Ongoing outreach and coordination, beginning immediately; annual review of fair housing educational information to ensure that the most recent information provided by the City’s fair housing services provider is being disseminated; annual presentations and media outreach.

Program 21: Economic Displacement Risk Analysis
Economic displacement can occur when new development, particularly residential development, changes the market conditions in an existing area so much that current residents can no longer afford to live there. The City of Stanton can reduce the impact of economic displacement when it occurs by preventing practices that increase or enable displacement. To determine if marketforce economic displacement is occurring due to development of new housing, increased housing costs, or other factors, the City will conduct an analysis to determine if individuals and families may be displaced as a result of new residential development in the City’s mixed-use areas.

The analysis will consider gentrification locally and will assess how new development and community investments may potentially influence displacement. If this study shows that displacement is expected as a result of new development in the City’s mixed-use areas, the City will develop an action program based on the identified causes of displacement, including specific actions to monitor and mitigate displacement. Annual review of the action program may result in modifications to further reduce displacement risk. This program addresses the fair housing issue of disproportionate housing needs, including displacement risk.

City of Stanton GENERAL PLAN │ Final Draft Housing Element Housing Plan │ Page 26 Responsible Agencies: Community and Economic Development Department Funding Sources: General Fund, grant funding
2021-2029 Objectives: Understand the potential for market-force economic displacement and consider programs to address the issue, if necessary.

Timeframe: Conduct analysis by December 31, 2022 and establish resulting programs (if any) by December 31, 2023. Ongoing implementation and reporting throughout the planning period through the Housing Element Annual Progress Report (APR).
4 Quantified
Objectives
State law requires the Housing Element to include quantified objectives for the maximum number of units that can be constructed, rehabilitated, or conserved. Policies and programs in the Housing Element establish the strategies to achieve these objectives. The City’s quantified objectives are described under each program and represent the City’s best effort in implementing each of the programs. Assumptions are based on past program performance and funding availability, construction trends, land availability, and future programs that will enhance program effectiveness and achieve full implementation of the City’s housing goals.

The new construction objectives shown in Table 1 are based on the City’s RHNA for the 2021- 2029 planning period for lower income, moderate-income, and above moderate-income housing, historic trends, and expectations for new ADUs. Rehabilitation and conservation objectives are based on specific program targets, including such programs as use of the City’s Housing Rehabilitation Program and Rental Assistance Program.

Table 1 below summarizes the City’s quantified objectives for housing during the 2021-2029 planning period.

City of Stanton GENERAL PLAN │ Final Draft Housing Element Housing Plan │ Page 27 TABLE 1: QUANTIFIED OBJECTIVES 2021-2029
Income Category
New Construction
Objectives
Rehabilitation
Objectives
Conservation/Preservation
Objectives
Extremely Low
(0% - 30% AMI)
82 --
297 Very Low
(31% - 50% AMI)
83 --
Low
(51% - 80% AMI)
145 12
Moderate
(81% - 120% AMI)
231 12 --
Above Moderate
(>120% AMI)
690 -- --
TOTAL 1,231 24 297

PART 2

BACKGROUND
REPORT
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 1

TABLE OF CONTENTS

1. 2021-2029 HOUSING ELEMENT BACKGROUND REPORT INTRODUCTION ............................................... 5

2. ACCOMPLISHMENTS UNDER 5TH CYCLE HOUSING ELEMENT..................................................................... 7 2A. Review of 2014-2021 Housing Element............................................................................................................. 7 2B. Housing Production During 5th Cycle RHNA Period................................................................................ 7 2C. Appropriateness and Effectiveness of 2014-2021 Housing Element............................................ 8

3. HOUSING NEEDS ASSESSMENT ....................................................................................................................21 3A. Introduction and Background................................................................................................................................. 21 3B. Population Trends and Characteristics.............................................................................................................22 3C. Household Characteristics..........................................................................................................................................26 3D. Income ......................................................................................................................................................................................28 3E. Housing Characteristics................................................................................................................................................32 3F. Housing Costs ......................................................................................................................................................................36 3G. Future Housing Needs...................................................................................................................................................42 3H. Special Needs Groups....................................................................................................................................................43 3I. Units at Risk of Conversion.........................................................................................................................................55 3J. Estimates of Housing Need.......................................................................................................................................56

4. CONSTRAINTS..................................................................................................................................................58 4A. Governmental Constraints..........................................................................................................................................58 4A.1 Land Use Controls.............................................................................................................................................................58 4A.2 Development Review Process ................................................................................................................................. 73 4A.3 Development Fees............................................................................................................................................................78 4B. Non-Governmental Constraints..............................................................................................................................81 4C. Environmental Constraints.........................................................................................................................................84 4D. Infrastructure Constraints ...........................................................................................................................................84

5. RESOURCES .....................................................................................................................................................87 5A. Regional Housing Needs Allocation (RHNA)................................................................................................87 5B. Residential Sites Inventory .........................................................................................................................................93 6C. Administrative and Financial Resources.......................................................................................................103 5D. Opportunities for Energy Conservation .........................................................................................................111

6. AFFIRMATIVELY FURTHERING FAIR HOUSING (AFFH)...........................................................................113 6A. Assessment of Fair Housing....................................................................................................................................113 6B. Summary of Fair Housing Issues.........................................................................................................................166 6C. Contributing Factors, Goals, and Actions/Programs ............................................................................166

7. OTHER REQUIREMENTS ..............................................................................................................................170 7A. Consistency with General Plan.............................................................................................................................170 7B. Relationship to Other City Plans and Policies ..........................................................................................170 7C. Priority for Water and Sewer..................................................................................................................................171

8. REFERENCES.................................................................................................................................................172 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 2

LIST OF TABLES
Table 2-1: Regional Housing Needs Allocation – 5th Cycle Progress......................................................................8 Table 2-2: Evaluation of the 2014-2021 Housing Programs..........................................................................................9 Table 3-1: Population Trends – Stanton and Neighboring Jurisdictions .......................................................... 22 Table 3-2: Population by Age (2018)........................................................................................................................................... 23 Table 3-3: Race and Ethnicity (2018).......................................................................................................................................... 24 Table 3-4: Job Growth and Employment Status................................................................................................................ 25 Table 3-5: Jobs by Industry (2018)................................................................................................................................................. 25 Table 3-6: Jobs by Occupation (2018)........................................................................................................................................ 26 Table 3-7: Travel Time to Work (2018)........................................................................................................................................ 26 Table 3-8: Commute Method (2018)........................................................................................................................................... 26 Table 3-9: Households by Tenure and Age (2018)............................................................................................................ 27 Table 3-10: Household Size by Tenure (2018)...................................................................................................................... 28 Table 3-11: Median Household and Per Capita Income .............................................................................................. 28 Table 3-12: Household Income for All Households and by Tenure (2018)..................................................... 29 Table 3-13: Households by Income Group (2017)............................................................................................................. 30 Table 3-14: Occupations with Wages for Extremely Low-Income Households (2020).......................... 31 Table 3-15: Housing Stock by Type (2020).............................................................................................................................. 32 Table 3-16: Vacancy by Type (2018) ............................................................................................................................................ 32 Table 3-17: Housing Stock Conditions (2018) ...................................................................................................................... 33 Table 3-18: Overcrowding by Tenure (2018) ......................................................................................................................... 34 Table 3-19: Household Size by Tenure (2018)...................................................................................................................... 35 Table 3-20: Number of Bedrooms by Tenure (2018)....................................................................................................... 35 Table 3-21: Homes for Sale (MAY 2021).................................................................................................................................... 36 Table 3-22: Rental Costs (2018)....................................................................................................................................................... 37 Table 3-23: Rental Rates by Number of Bedrooms ......................................................................................................... 37 Table 3-24: State Income Limits – orange County (2020)............................................................................................ 38 Table 3-25: Housing Affordability by Income Group....................................................................................................... 39 Table 3-26: Households by Income Level and Overpayment (2017) .................................................................. 40 Table 3-27: Deed Restricted Affordable Housing Units ................................................................................................ 41 Table 3-28: Mobile Home Parks in Stanton............................................................................................................................ 42 Table 3-29: Regional Housing Needs Allocation – 6th Cycle..................................................................................... 43 Table 3-30: Senior Population and Households (2010 & 2018)............................................................................... 44 Table 3-31: Householder Age by Tenure (2018) ................................................................................................................. 44 Table 3-32: Disabilities by Disability Type (2018) ............................................................................................................... 46 Table 3-33: Disabled Persons by Employment Status (2018)................................................................................... 46 Table 3-34: Developmentally Disabled Persons by Residence Type (2018)................................................... 47 Table 3-35: Facilities and Services for Disabled Persons .............................................................................................. 48 Table 3-36: Median Income By Household Size (2018) ................................................................................................ 49 Table 3-37: Household Size versus Bedroom Size by Tenure (2018).................................................................. 49 Table 3-38: Families and Female Householder with Children Under 18 (2018)........................................ 50 Table 3-39: Homeless Facilities (2019)* ..................................................................................................................................... 52 Table 3-40: Facilities and Services for the Homeless....................................................................................................... 54 Table 3-41: Summary of At-Risk Subsidized Housing Units...................................................................................... 55 Table 3-42: Summary of Needs ....................................................................................................................................................... 57 Table 4-1: General Plan Residential Land Use Designations..................................................................................... 59 Table 4-2: Residential Development Standards – Stanton Plaza Specific Plan .......................................... 61 Table 4-3: Permitted Residential Uses by Zone.................................................................................................................. 62 Table 4-4: Development Standards WITHIN RESIDENTIAL ZONES..................................................................... 69 Table 4-5: Development Standards WITHIN Mixed-Use Overlay ZONES......................................................... 70 Table 4-6: Residential Parking Requirements...................................................................................................................... 71 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 3 Table 4-7: Typical Permit Processing Times and Reviewing Body........................................................................ 74 Table 4-8: Development Project Processing Fees (Effective 01/01/2019)........................................................ 79 Table 4-9: Residential Building Permit Fees.......................................................................................................................... 80 Table 4-10: Typical Development Fees...................................................................................................................................... 81 Table 4-11: Residential Fee Comparison.................................................................................................................................. 81 Table 5-1: RHNA 2021-2029.............................................................................................................................................................. 87 Table 5-2: Credits Towards the RHNA........................................................................................................................................ 88 Table 5-3: Remaining 6th Cycle RHNA ..................................................................................................................................... 93 Table 5-4: Summary of Residential Capacity on Proposed Development Sites......................................... 95 Table 5-5: Development on Higher Density Residential Sites.................................................................................. 96 Table 5-6: Development on Mixed-Use Overlay Sites..................................................................................................... 96 Table 5-7: Capacity Adjustment Factors for Mixed-Use Overlay Zones............................................................. 97 Table 5-8: Vacant Residential Sites............................................................................................................................................... 98 Table 5-9: Mixed-Use Sites ............................................................................................................................................................... 100 Table 5-10: Sites Inventory Summary...................................................................................................................................... 103 Table 5-11: Funding Sources for Affordable Housing Activities........................................................................... 106 Table 6-1: Race/Ethnicity by Census Tract (2020) .......................................................................................................... 116 Table 6-2: Racial/Ethnic Dissimilarity Index ........................................................................................................................ 120 Table 6-3: RHNA Units by Racial/Ethnic Minority Concentration....................................................................... 121 Table 6-4: RHNA Units by Percent of Children in Married Couple Households ...................................... 125 Table 6-5: RHNA Units by Percent of Children in Female-Headed Households..................................... 125 Table 6-6: Domains and List of Indicators for Opportunity Maps....................................................................... 137 Table 6-7: TCAC Opportunity Map Scores by Tract....................................................................................................... 138 Table 6-8: RHNA Units by CalEnviroScreen Score.......................................................................................................... 148 Table 6-9: Summary of Fair Housing Issues......................................................................................................................... 166 Table 6-10: Fair Housing Issues and Actions ...................................................................................................................... 169

LIST OF FIGURES
Figure 5-1: Housing Opportunity Sites.................................................................................................................................... 101 Figure 6-1: Census Tract Boundaries........................................................................................................................................ 117 Figure 6-2: Diversity Index ................................................................................................................................................................ 118 Figure 6-3: Racial/Ethnic Dissimilarity Index ...................................................................................................................... 120 Figure 6-4: Regional Racial Demographics (2018) ........................................................................................................ 122 Figure 6-5: Racial Demographics (2010)............................................................................................................................... 123 Figure 6-6: Racial Demographics and RHNA Sites (2018)....................................................................................... 124 Figure 6-7: Children in Married-Couple Households and RHNA Sites ............................................................ 126 Figure 6-8: Children in Female-Headed Households and RHNA Sites........................................................... 127 Figure 6-9: Concentration of Persons with a Disability............................................................................................... 130 Figure 6-10: Concentration of LMI Households – Regional Perspective......................................................... 131 Figure 6-11: Concentration of LMI Households and RHNA Sites........................................................................ 132 Figure 6-12: Racially/Ethnically Concentrated Areas of Poverty (R/EAPs).................................................... 134 Figure 6-13: White Majority Population ................................................................................................................................. 135 Figure 6-14: Median Income by Block Group.................................................................................................................... 136 Figure 6-15: TCAC Opportunity Areas by Tract and RHNA Sites......................................................................... 139 Figure 6-16: TCAC Opportunity Areas by Tract – Regional....................................................................................... 140 Figure 6-17: TCAC Economic Score .......................................................................................................................................... 142 Figure 6-18: TCAC Economic Score – Regional ................................................................................................................ 143 Figure 6-19: TCAC Education Score.......................................................................................................................................... 144 Figure 6-20: TCAC Education Score – Regional................................................................................................................ 145 Figure 6-21: TCAC Environmental Score ............................................................................................................................... 148 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 4 Figure 6-22: TCAC Environmental Score – Regional ..................................................................................................... 149 Figure 6-23: CalEnviroScreen 4.0 Score.................................................................................................................................. 150 Figure 6-24: Jobs Proximity Index .............................................................................................................................................. 151 Figure 6-25: Jobs Proximity Index – Regional.................................................................................................................... 152 Figure 6-26: High Quality Transit Areas (HQTA) ............................................................................................................... 153 Figure 6-27: Cost-Burdened Owner Households ............................................................................................................ 155 Figure 6-28: Cost-Burdened Owner Households – Regional .................................................................................. 156 Figure 6-29: Cost-Burdened Renter Households ............................................................................................................ 157 Figure 6-30: Cost-Burdened Renter Households – Regional.................................................................................. 158 Figure 6-31: Overcrowded Households .................................................................................................................................. 160 Figure 6-32: Median Year Housing Units Built.................................................................................................................. 161 Figure 6-33: Sensitive Communities at Risk of Displacement.............................................................................. 163 Figure 6-34: Sensitive Communities at Risk of Displacement – Regional.................................................... 164

2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 5 1 Introduction
The City of Stanton is a forward-looking community located in northwestern Orange County.

Stanton is bordered by the cities of Anaheim, Garden Grove, and Cypress and is within six miles of the Pacific Ocean (northeast). California State Route 22 and State Route 39 (Beach Boulevard) provide regional access. Stanton has a population of 39,077 (Department of Finance, 2020) and is approximately 3.1 square miles in size. The City reincorporated in 1956 (following an original incorporation in 1911 and disincorporation), and the community has a rich history dating back to its original land grant days.

Stanton is an urban suburb that is experiencing a redevelopment renaissance. Recent development activity, particularly along the main corridor Beach Boulevard, is widening the range of housing, employment, and lifestyle opportunities within the City, and re-creating a community where people can truly live, work, and play.

State Housing Law (Government Code Section 65583) requires that a “housing element shall consist of an identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, financial resources, and scheduled programs for the preservation, improvement, and development of housing. The housing element shall identify adequate sites for housing, including rental housing, factory-built housing, and mobile homes, and shall make adequate provision for the existing and projected needs of all economic segments of the community.” This report is an update of the City’s 2014-2021 Housing Element (5th Cycle), adopted in October 2013.

The assessment and inventory must include all of the following:
 Analysis of population and employment trends, documentation of projections, and a quantification of the locality’s existing and projected housing needs for all income levels.

Such existing and projected needs shall include the locality’s share of the regional housing need in accordance with Section 65584 of the Government Code.  Analysis and documentation of household characteristics, including level of payment compared to ability to pay, housing characteristics, including overcrowding, and housing stock condition.
 An inventory of land suitable for residential development, including vacant sites and sites having potential for redevelopment, and an analysis of the relationship between zoning, public facilities, and city services to these sites.
 Analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels and for persons with disabilities, including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, local processing and permit procedures, and any locally adopted ordinances that directly impact the cost and supply of residential development.
 Analysis of potential and actual non-governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the availability of financing, the price of land, the cost of construction, requests to develop housing at densities below the minimum densities in the inventory of sites, and the length of time 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 6 between receiving approval for a housing development and submittal of an application for building permits that hinder the construction of a locality’s share of the regional housing need.
 Analysis of any special housing needs, such as those of the elderly, disabled, including developmentally disabled, large families, farmworkers, families with female heads of households, and families and persons in need of emergency shelter.  Analysis of opportunities for energy conservation with respect to residential development.  Analysis of existing assisted multifamily rental housing developments that are eligible to change from low-income housing to market-rate during the next ten years.

The Background Report of this Housing Element identifies the nature and extent of Stanton’s housing needs, including those of special populations, potential housing resources (land and funds), potential constraints to housing production, and energy conservation opportunities. By examining the City’s housing needs, resources, and constraints, the City can then determine a plan of action for providing adequate housing. This plan is presented in the Housing Plan, which is the policy component of the Housing Element. In addition to identifying housing needs, the Background Report also presents information regarding the setting in which these needs occur.

This information is instrumental in providing a better understanding of the community, which in turn is essential for the planning of future housing needs.

Since the update of the City’s last Housing Element in 2013, statutory changes have occurred that must be included in the 2021-2029 Stanton Housing Element (6th Cycle). These laws have been incorporated in the appropriate sections throughout this Background Report as well as in its accompanying Policy Document.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 7 2 Accomplishments
The following section reviews and evaluates the City’s progress in implementing the 2014-2021 (5th Cycle) Housing Element. It reviews the results and effectiveness of programs, policies, and objectives from the previous Housing Element planning period, which covered 2014 through 2021. This section also analyzes the difference between projected housing need and actual housing production.
2A. Review of 2014-2021 Housing Element
The 2014-2021 Housing Element program strategy focused on the implementation of policies and programs to ensure adequate housing sites, to encourage the production of new housing, including affordable and special needs housing, to encourage the maintenance and preservation of existing housing, to remove various constraints to housing, including housing for special needs populations, and to encourage fair housing and non-discrimination. The 2014-2021 Housing Element identified the following goals:

Goal H-1.1 Provide for a housing stock of sufficient quantity composed of a variety and range of types and costs.

Goal H-2.1 A housing stock that is conserved in a sound, safe and sanitary condition.

Goal H-3.1 Retention of existing housing stock and housing opportunities for Stanton residents.

Goal H-4.1 Access to decent and suitable housing opportunities for all Stanton residents.

Goal H-5.1 Increase awareness of and participation in housing programs.

Goal H-6.1 Promote energy conservation, and green building techniques for residential construction and rehabilitation projects.
2B. Housing Production During 5th Cycle RHNA Period
The City’s 5th Cycle Housing Element specifically addressed housing needs for Stanton from October 15, 2013 through October 15, 2021. Note, however, that the 5th Cycle Regional Housing Needs Allocation (RHNA) projection period adopted by the Southern California Association of Governments (SCAG) began on January 1, 2014 and concluded on October 1, 2021. Hence, there was a slight offset between the 5th Cycle Housing Element planning period and the 5th Cycle RHNA projection period.

Table 2-1 shows the total number of housing units built in the City during the 5th Cycle RHNA period based on the City’s 2020 General Plan Annual Progress Report and compares this number with the units required to be accommodated under the Regional Housing Needs Allocation.

Housing development in Stanton during the 5th Cycle surpassed the City’s RHNA allocation in terms of total units; however, there was no housing development in the lower income categories.

During the 2014-2021 RHNA period, 268 units were constructed in the City. This included 254 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 8 above moderate, market-rate dwelling units and 14 moderate-income units. It is also anticipated that some of the developments will provide additional rental units affordable to moderateincome households based on the market rates of multifamily rentals in the City. Furthermore, the City partnered with Orange County and Jamboree Housing Corporation for the conversion of two motels to temporary supportive housing during the planning period (Project Homekey). These 132 units are accounted for in the 6th Cycle, which is when the temporary supportive housing will be redeveloped into permanent supportive housing.

TABLE 2-1: REGIONAL HOUSING NEEDS ALLOCATION – 5TH CYCLE PROGRESS Status Extremely
Low Very Low Low Moderate Above Moderate TOTAL
RHNA Allocation 0 68 49 56 140 313
Built 0 0 0 14 254 268
Remaining Allocation 0 68 49 42 0 159
Sources: City of Stanton 2014-2021 Housing Element; 2020 General Plan Annual Progress Report 2C. Appropriateness and Effectiveness of 2014-2021
Housing Element
The overarching goals and policies of the 2014-2021 Housing Element continue to be appropriate to encourage the City’s housing strategy. While the majority of goals, policies, and programs included in the 2014 Housing Element continue to be relevant to address the City’s housing needs, the Housing Plan will be updated to provide clearer guidance and more specific direction to encourage affordable and special needs housing production. The Housing Plan will also be updated to streamline programs so they are easier for staff to implement and to include a matrix that makes it easier to identify the applicability and timing of programs. In order to facilitate implementation of the Housing Plan and tracking of programs, the housing programs are presented in a user-friendly table.

As discussed in Table 2-2, most housing programs have been effective and/or are necessary. The intent of these programs will be kept in the Housing Plan, with revisions to address specific housing needs, constraints, or other concerns identified as part of this update, and to affirmatively furthering fair housing. The City implemented many of the housing programs in the prior several years and anticipates that these changes will further encourage affordable and special needs housing production.

Since adoption of the Housing Element in 2013, the City has used various funding sources, including CDBG funds, for housing rehabilitation programs and to provide fair housing services as well as services to special needs and at-risk populations (homeless, persons at risk of homelessness). Due to the limited amount of funds available on an annual basis to substantially subsidize a rental or ownership housing development, it can require several years of accrued funds to assist a single project. Nonetheless, the City partnered with Orange County and Jamboree Housing Corporation through the Project Homekey program during the planning period for the conversion of two motels to permanent supportive housing as described in Table 2-2. The City will look to expand on the Project Homekey program during the upcoming planning period.

The Housing Plan included in this 2021-2029 Housing Element includes modifications to make programs more effective, clarify objectives, and ensure that the programs are implementable. See the Housing Plan for the goals, policies, and programs of this Housing Element.

While the City took several significant steps to promote housing during the prior planning period, 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 9 the experience of most communities throughout the state demonstrates that it is very difficult for local governments to meet their fair share housing goals for lower and moderate-income housing (i.e. the RHNA allocation) when working alone. All cities, including Stanton, have limited financial and staffing resources and require substantial state and/or federal assistance, which has not been available at the levels necessary to support the City’s housing needs, as well as the technical assistance of area non-profit housing developers and agencies. As discussed below, the City has evaluated the success of existing programs to support the development of affordable housing, and has added new programs to the Housing Plan to address this objective.

TABLE 2-2: EVALUATION OF THE 2014-2021 HOUSING PROGRAMS Program Accomplishments
Goal H-1.1: Provide for a housing stock of sufficient quantity composed of a variety and range of types and costs.

Strategy H-1.1.1: Review and revise development standards, as appropriate, to facilitate construction of a range of housing types.

Action H-1.1.1 (a): Expedited Project Review: The
City will continue to expedite project review,
processing and building plan check of affordable
residential projects to ensure project reviews are not
constraints to development of affordable housing.

Result/Evaluation: Program considered successful. During the 2014- 2021 planning period, the City processed applications for 14 moderateincome affordable units. Twelve of the units were ADUs; the other two involved an SFR with a second unit (application predated January 1, 2017). ADUs require an administrative approval typically processed within 2-3 months. A development with two or more units requires Planning Commission approval (3-6 months).

The City also approved two projects, for which it partnered with Orange County and Jamboree Housing Corporation, for the conversion of two motels to temporary supportive housing – the Stanton Inn and Suites located at 7161 Katella Avenue and the Tahiti Motel located at 11850 Beach Blvd. During the upcoming planning period the sites will be converted to permanent supportive housing. As well, a third site is currently in negotiation.

Additionally, the City (Housing Authority) created 12 units of transitional housing in the Tina-Pacific Neighborhood and approved transitional housing for at-risk and homeless mothers with children under the age of 5 for the property located at 10862 Oak Street.

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period.

Action H-1.1.1 (b): Review and Revise
Development Fees: The City will continue to review
and revise required development fees including in-lieu
fees, development impact fees and processing fees,
with the aim of reducing constraints for the
development of affordable residential projects.

Result/Evaluation: The City revised its development fee schedule as recently as July 12, 2018. Affordable housing developers may request a fee waiver through the density bonus program.

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period with modification of review cycle (i.e. biannual review).

Action H-1.1.1 (c): Standard Plans for Second Unit
Development: Provision of second dwelling units on
existing single-family properties increases the supply
of housing affordable to lower income households. In
order to preserve the character of residential
neighborhoods and provide opportunities for the
development of second dwelling units, the City
Result/Evaluation: The pursuit of preparing standard plans was temporarily suspended due to cost and was not realized during the planning period; however, the City is working with the Orange County Council of Governments (OCCOG) and adjacent communities to leverage resources and complete the task of creating a streamlined, standard set of plans and process. Moreover, subsequent changes in ADU law in 2017 and 2020 have allowed greater flexibility in ADU design and development. 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 10 Program Accomplishments
developed an informational packet to assist property
owners through the permitting process. The
informational packet includes development standards
for second dwelling units, permit procedures for the
planning and building divisions, and sample site plans
for the different configurations for second dwelling
units. To further assist with the development of
second dwelling units, the City will evaluate the
appropriateness of developing standard plans to
facilitate the construction of these units. The standard plans will streamline the processing timeline and
discourage the proliferation of poorly constructed
second dwelling units. The City will provide
information regarding standard plans for second unit
development in their comprehensive housing
resource (Action H-5.1.1(a)).

Going forward, the City will provide information regarding plans for ADU development in its comprehensive housing resource (Action H-5.1.1(a)), including website information where typical ADU plans can be found along with the standard plans.

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period. The City will pursue work on standard plans and provide amnesty for illegal/nonconforming ADUs to be brought into compliance.

Action H-1.1.1 (d): Encourage Mixed Use and Infill
Development, and Create an Infill Development
Overlay: The City adopted a comprehensive revision
to its General Plan and Zoning Code to maximize the
potential for infill, mixed-use and other creative
residential development types. The revised General
Plan provides for new mixed-use land use
designations. The revised Zoning Code established
development standards and processing requirements
appropriate for encouraging mixed-use development
within the Mixed-Use zone.

To further promote infill development, the City will
develop an infill development overlay district. This
overlay district will target areas that are prime for
redevelopment and would be supportive of infill
development. New development standards will be
established that promote infill development, including
reduced setbacks and separations between buildings,
use of communal open space, and potentially
modified parking requirements. The City will also
provide information on possible financial assistance,
regulatory concessions or incentives such as density
bonuses, fee waivers, fee deferrals and assistance
with on and off-site improvements to the development
community as part of the comprehensive housing
resource (Action H-5.1.1(a)).

Result/Evaluation: The City determined that an infill development overlay district would not be the best solution since the parcels most suitable for infill development are scattered throughout the City. Instead, the City will consider a small lot subdivision ordinance program.

The City continues to provide information to developers regarding mixeduse development standards, processing fees and timelines, funding/financing options available, incentives for affordable housing, and opportunity sites.

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period but requires modification, including replacement with a small lot subdivision program.

Action H-1.1.1 (e): Residential Development
Monitoring Program: The City will continue the
residential monitoring program that evaluates the
effectiveness of housing development consistent with
the policies of this Housing Element. On an annual
basis, the City will analyze constructed/approved
Result/Evaluation: Program considered successful. City staff continue to maintain a record of housing production and report progress to the City Council. The adopted policies, programs, and procedures have resulted in a recent increase in redevelopment activity, particularly along Beach Blvd., including both higher intensity mixed use and residential-only development.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 11 Program Accomplishments
projects, remaining vacant and underutilized land
capacity and market trends to evaluate the
effectiveness of adopted policies, programs and
procedures. Based on its annual monitoring, the City
may revise policies as necessary to further encourage
and facilitate residential development to meet the
City’s RHNA needs through the planning period.

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period.

Action H-1.1.1 (f): Quality Multifamily Design: The
City shall promote quality design and appearance of
all new multifamily and affordable housing projects so
they blend in with the existing community fabric,
enhance the visual character of the neighborhood,
add value to the community’s built environment, and
strengthen acceptance by the local community.

Result/Evaluation: Program considered successful; City continues to require a high design aesthetic per the Zoning Code, the design guidelines in the Stanton Plaza Specific Plan, and the Site Plan and Design Review process. Guidelines for high-quality multifamily design will also carry through in the new Town Center Specific Plan currently being prepared.

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period.

Strategy H-1.1.2: Maximize the development potential of vacant and underutilized land.

Action H-1.1.2 (a): Vacant and Underutilized Sites
Inventory: The City shall provide regular identification of vacant and underutilized sites for potential
development of residential units. The City will maintain and update an inventory of these sites on an on-going
basis.

Result/Evaluation: Program considered successful. In 2020, the City collaborated with housing developers to locate and consolidate underutilized land for residential developments. Two projects, a 40-unit condominium development and a 300-unit mixed-use/apartment complex have purchased multiple smaller lots, consolidated those parcels, and are in the process of developing new homes on vacant and underutilized land.

Likewise, the City worked with a developer to assemble land for a mixeduse project with an assisted living component.

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period.

Action H-1.1.2 (b): Encourage Lot Consolidation:

The City will continue to encourage the consolidation
of vacant and underutilized lots for residential
development. This may be through available financial
incentives such as fee deferrals, rebates and grants,
and other pre-development costs associated with the
assemblage of multiple parcels. Consolidation will
provide the opportunity to develop vacant and
underutilized lots to their fullest potential.

Result/Evaluation: The City’s mixed-use regulations provide incentives for lot consolidation including a reduction in required parking, increase in total sign area, increase in floor area ratio, and reduction in open space requirements in order to encourage the assembly of smaller existing lots into larger lots that can be more efficiently developed into mixed-use projects.

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period.

Action H-1.1.2 (c): Redevelop the Tina/Pacific
Neighborhood: The Stanton Redevelopment Agency
initiated a project in the Tina/Pacific Neighborhood in 2009. The neighborhood consisted of 40 properties,
each with a four-plex apartment complex. The Agency
purchased 25 of the 40 properties, relocated tenants
from 12 of the properties, and demolished the
buildings prior to the State’s elimination of
Redevelopment Agencies. The properties were
transferred to the Housing Authority for completion of
the project.

The Housing Authority will continue the
Result/Evaluation: The Stanton Housing Authority partnered with a developer to complete the acquisition of the remaining 15 parcels (60 units total), relocate all remaining tenants, and develop a 161-unit affordable housing development. The development was to consist of 58 very lowincome units, 101 low-income units, and 2 on-site property manager units.

The Final EIR was prepared for the Tina-Pacific Neighborhood Development Plan Project in October 2019. However, this project did not move forward.

The City has since gone through the Surplus Land Act to initiate a competitive bid process for the acquisition, relocation, and redevelopment of this site. The new project is expected to develop a combination of market rate homes and affordable housing units and include community 2021-2029 Housing Element Background Report
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redevelopment of the neighborhood. Based on the
available funding, the project may be a full
redevelopment, including the purchase of the
remaining 15 properties, and construction of a new
affordable housing development; or a hybrid of new
development on the vacant lots, and rehabilitation of
the existing buildings on the remaining sites. The
properties that were purchased prior to the elimination of Redevelopment were purchased utilizing the Low
to Moderate Income Housing Funds. As such, the
housing units purchased with these funds will be
replaced with affordable housing units in accordance
with Redevelopment Law.

The Housing Authority will attempt to partner with a
development firm to complete the redevelopment
project. The Authority will also research other
available funding sources.
facilities, amenities, and wraparound services.

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period (until redevelopment is complete).

Strategy H-1.1.3: Actively promote the development of affordable housing through provision of financial and technical assistance.

Action H-1.1.3 (a): Pursue HOME Funds: The City
will continue to actively pursue HOME funds
administered through the County of Orange for
development of housing affordable to lower income
households.

Result/Evaluation: Stanton is a participating city in the “Urban County” of Orange, and as such, HOME funds provided by HUD are administered through the county. HOME funds are distributed to projects that meet priority needs, are timely, and meet other evaluation factors that indicate a strong probability the project will come to fruition.

Construction of a year-round emergency shelter and multi-service center for homeless families and individuals in Orange County was completed in August 2018 using leveraged HOME funds. The emergency shelter is located at 1000 N. Kraemer Place in Anaheim.

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period.

Action H-1.1.3 (b): Identify Additional Funding
Sources to Assist Affordable Housing Projects:

With the elimination of the Redevelopment Agencies,
the City no longer has an identified funding source to
assist with the development of affordable housing.

The City will research and identify new funding
sources through federal assistance, grants, and
collaborations to assist with financing affordable
housing projects.

Result/Evaluation: The Stanton Housing Authority is the Housing Successor to the former Redevelopment Agency. As part of the dissolution of Redevelopment, housing assets were transferred to the Housing Authority, including 13 properties in the Tina-Pacific Neighborhood. This real property plus the existing fund balance in the Housing Authority’s Housing Fund are earmarked for the development of the Tina-Pacific project.

The City was also awarded an SB 2 Planning Grant in the amount of $160,000 to assist with streamlining housing approvals and accelerate housing production. This will entail implementation of an online permitting system and preparation of a specific plan to allow housing and mixed-use development by right, including the environmental analysis.

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period.

Action H-1.1.3 (c): Modify Affordable Housing
Regulations and Identify Incentives: The RH (High
Result/Evaluation: The City continues to evaluate the affordable housing 2021-2029 Housing Element Background Report
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Density Residential) zone affordable housing overlay
allows affordable housing projects by right at a
minimum density of 30 du/ac. The City will amend the
zoning code to facilitate development of affordable
housing and shall apply to the sites identified in Table 7C-2 by addressing the following:
• The City will determine the eligibility
requirement for the percent of affordable
housing necessary to qualify for the higher
density available.
• Any density bonus will be calculated using
the density of 30 du/ac or greater under the
RH zone for affordable housing projects as
defined in Chapter 20.210 of the Zoning
Code, rather than any base density (11.1-18
du/ac) of the RH zone.
• The City will continue to investigate and
implement additional incentives available
above those required under the density
bonus law and currently available to
affordable housing projects.
regulations as they apply to the RH (High Density Residential) zone.

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period. Furthermore, as part of the Housing Element Update project, amendments to the Zoning Code are anticipated for consistency with the Housing Element. The amendments identified in Action H-1.1.3 (c) will be included as part of this more comprehensive Zoning Code Update.

Action H-1.1.3 (d): Monitoring: To ensure sufficient
residential capacity for units affordable to lower
income households is maintained within the RH zone
to accommodate the identified regional need for lower
income households, the City will develop and
implement a formal ongoing monitoring procedure.

The procedure shall provide that where an approval of
a development (residential, commercial or mixed-use)
on an identified site in Table 7C-2 results in a
reduction of potential affordable units below the
residential capacity assumed in Table 7C-2, the City
will identify and designate additional RH sites to
accommodate the shortfall of capacity remaining
within the RH zone.

The City will report on the Status and implementation
of the RH zone for affordable housing projects
including development occurring on identified sites to
determine whether the incentives described above
are providing the necessary catalyst to ensure that
development is occurring consistent with the buildout
projections. As necessary, the City will make changes
to this program to ensure the RH zone for affordable
housing projects remains a realistic and viable
development strategy.

Result/Evaluation: Program considered successful. Planning staff continued to track projects through the development review process during the planning period based on the level of affordability. Although projects built or approved during the 5th Cycle fell into the moderate and above moderate-income categories only, the capacity for affordable housing was not threatened during the planning period. (Note that the two Project Homekey projects created temporary supportive housing during the 2014-2021 planning period and will be captured as permanent supportive housing during the upcoming planning period.) Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period.

Goal H-2.1: A housing stock that is conserved in a sound, safe and sanitary condition. 2021-2029 Housing Element Background Report
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Strategy H-2.1.1: Pursue funding for maintenance and rehabilitation of existing housing stock.

Action H-2.1.1 (a): Housing Rehabilitation: With the
elimination of the Redevelopment Agencies, the City
no longer has an identified funding source to assist
with the rehabilitation of the existing housing stock.

The City will research and identify new funding
sources through federal assistance, grants, and
collaborations to assist with financing rehabilitation of the existing housing stock.

Result/Evaluation: Program considered successful. After losing funding due to the dissolution of the Redevelopment Agency, the City utilized its CDBG funding allocation to bring back the Homeowner Rehabilitation Grant Program, which provides financial assistance to low to moderateincome homeowners to make exterior home improvements. The program is intended to assist making the necessary repairs, improve the aesthetics of the residence, and help beautify the neighborhood.

The program was relaunched in 2019 and more aggressively advertised in 2020. In 2020, the City administered seven rehabilitation grants through the program – three for single-family homes, two for attached condominiums, and two for mobile homes.

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period.

Action H-2.1.1 (b): Maintain Public Infrastructure:

The City will combine various funding sources, such
as CDBG and CIP funding, to maintain necessary
public infrastructure improvements to support existing
housing developments.

Result/Evaluation: Program considered successful; City’s Capital Improvement Program continues to maintain, repair, and replace street infrastructure, including pavement, sidewalks, ADA ramps, street lighting, etc. Furthermore, the FY 2019-20 CIP Budget allocated 84% of CIP funding to assist the Housing Authority with property acquisition for the Tina-Pacific affordable housing project.

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period.

Strategy H-2.1.2: Engage in code enforcement activities.

Action H-2.1.2 (a): Enforcement of Building Code:

To ensure minimum health and safety standards are
met in new construction and modification of existing
buildings, the City will continue to enforce the
provisions of the California Building Code through
inspections and the plan check process.

Result/Evaluation: Program considered successful; completed 1,425 inspections/year on average during the planning period and issued 338 building permits/year on average.

As part of the awarded SB 2 Planning Grant, funds have been used for new permitting software to improve efficiency and streamline permit processing.

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period.

Action H-2.1.2 (b): Proactive Code Enforcement
Program: The City will continue a proactive code
enforcement program to ensure building safety and
integrity of residential neighborhoods. The City shall
identify and prioritize target areas where the
rehabilitation of housing units is most needed. The
City will provide further financial incentives, identify funding options and apply for grant funds if any and
when they become available, and services to property
owners in identified target areas to provide
opportunities for maintenance and rehabilitation.

Result/Evaluation: Program considered successful. Completed approximately 1,200-1,500 inspections annually. Case processing was improved to dedicate one code enforcement officer, when possible, to a single property to oversee all various maintenance, safety, and/or building code violations. Target areas were identified and prioritized, including the Little Mansions and Clover Park neighborhood (north of Chapman Ave, west of Beach Blvd), the Tina/Pacific Neighborhood, and the residential neighborhood on the northwest corner of Katella Ave and Beach Blvd.

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period.

Strategy H-2.1.3: Identify partnerships to assist in acquisition and rehabilitation of existing housing units.

Action H-2.1.3 (a): Acquisition and Rehabilitation
of Units with Non-Profit Entities: The City will seek
Result/Evaluation: Program considered successful. In conjunction with non-profit entities, the City renovated 12 City-owned rental units for use 2021-2029 Housing Element Background Report
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opportunities for acquisition and rehabilitation of
existing single-family or multi-family units, particularly in conjunction with a non-profit entity. The City will
investigate the most effective means for outreach to
the entities to maximize participation.
as transitional housing in the Tina-Pacific Neighborhood. The City also partnered with Jamboree Housing Corporation to acquire the Tahiti Motel and the Stanton Inn and Suites to rehabilitate the units into temporary supportive housing.

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period.

Goal H-3.1: Retention of existing housing stock and housing opportunities for Stanton residents.

Strategy H-3.1.1: Ensure long term affordability of housing units.

Action H-3.1.1 (a): Long-Term Affordability of
Agency-Assisted Units: The City will continue to
require long-term affordability covenants for housing
projects receiving city-sponsored development
assistance.

Result/Evaluation: Program considered successful; City will require deed restrictions/affordability covenants for the affordable housing development in the Tina-Pacific Neighborhood.

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period, albeit with all references changed from “Agency” (i.e. Redevelopment Agency) to the Housing Authority.

Action H-3.1.1 (b): Monitoring of Units At-Risk of
Converting to Market Rate: The City shall continue
to provide for regular monitoring of deed-restricted
units that have the potential of converting to market
rate. The City will maintain contact with and assist
owners of these units on an ongoing basis to extend
and/or renew the deed restrictions and/or covenants
to maintain affordability. The City will identify funding sources at the federal, State and local levels to
preserve at-risk units on a project-by-project basis. In the event a notice to convert is received, the City will work with owners, tenants and non-profit partners to
pursue a preservation strategy to ensure long-term
affordability of the development. The list of funding
sources and interested organizations will be provided
as part of the City’s comprehensive housing resource
(Action H-5.1.1(a)).

Result/Evaluation: The City has continued its monitoring of at-risk affordable housing units. The earliest conversion of any affordable housing units in the city is November 2022.

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period.

Goal H-4.1: Access to decent and suitable housing opportunities for all Stanton residents.

Strategy H-4.1.1: Promote homeownership opportunities.

Action H-4.1.1 (a): Funding Sources to Assist in
Homeownership: The City will aggressively pursue
potential sources of additional funding for
homeownership assistance, including the availability
of HOME funds administered through the County of
Orange, California Housing Finance Agency, and
LIHTC if developers/investors are interested. The City
will improve public outreach activities through the
compilation of resources for down-payment
assistance, silent second mortgages and other means
of acquiring a home.

Result/Evaluation: The City continues to regularly develop forms of comprehensive information resources regarding housing programs and available funding. The City continues to pursue potential sources of additional funding for homeownership assistance.

Furthermore, the Orange County Housing Authority administers homeownership assistance (and rehab assistance) programs that are available to members of the CDBG/HOME consortium, which includes the City of Stanton.

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period.

Action H-4.1.1 (b): Mortgage Credit Certificate Result/Evaluation: The City continues to publicize this program, which is 2021-2029 Housing Element Background Report
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Program: The City will participate in the County of
Orange Mortgage Certificate Program for homeowner
assistance.
currently funded, and is administered by National Homebuyers Fund, Inc. on behalf of Orange County.

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period.

Strategy H-4.1.2: Address the needs of the homeless population.

Action H-4.1.2 (a): Participation in the Orange
County Homeless Issues Task Force: The City will
continue to participate in the Orange County
Homeless Issues Task Force to ensure the needs of
Stanton’s homeless are addressed at the County
level.

Result/Evaluation: The Homelessness Task Force is a committee of the Association of California Cities – Orange County working to end homelessness throughout the County. The Homelessness Task Force laid out an ambitious work plan in 2018, which includes the following:
• The development of countywide business plans that identify the number of Permanent Supportive Housing units needed in
Orange County and that will base Stanton’s “share” of housing units upon its population and additional mitigating factors. The business plans will also identify monetary resources in the form of grants, vouchers, etc. to help control costs and increase feasibility of development.
• Support for the County of Orange and the healthcare system working to develop crisis stabilization units in all regions of the County.
• Working with homelessness service providers to ensure workforce development and training are occurring as part of the continuum of care, and working to connect workforce
development non-profits with homelessness advocacy groups.

The City of Stanton has been an active leader in the Homelessness Task Force. The City entered into a regional partnership through the North Orange County Service Planning Area to open two Navigation Centers – one in Buena Park with a total of 150 beds and the other in Placentia providing a total of 100 beds. In 2020, the City used $147,026 of its SB 2 allocation to secure the construction and on-going operations of these facilities.

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period.

Action H-4.1.2 (b): Operation of the Neighborhood
Enhancement Taskforce for the City of Stanton:

The City developed a Neighborhood Enhance
Taskforce to address the unique homeless issue in
the City. The Neighborhood Enhancement Taskforce
includes participation from City representatives, the
Sheriff’s Department, and non-profit entities. Through
the operation of this taskforce, the City has provided
transitional housing in the Tina/Pacific neighborhood
for much of the homeless population. The City and
Housing Authority will assist with finding more
permanent housing options prior to implementation of
the Tina/Pacific project. The City will work to reduce
its homeless and at-risk population by partnering with
Result/Evaluation: The Neighborhood Enhancement Task Force was established to address issues of community safety that are essential to neighborhood revitalization. The Task Force is headed up by the Public Safety Services Department. Addressing homelessness as it relates to public safety is the primary purpose of the Task Force. As part of this effort, the City has provided 12 Housing Authority-owned units for transitional housing in the Tina-Pacific Neighborhood and approved transitional housing for at-risk and homeless mothers with children under the age of 5 for the property located at 10862 Oak St.

Additionally, the City has hired a full-time community outreach professional to conduct daily outreach and engagement to help the homeless in Stanton and those at risk of homelessness find temporary shelter, connect to services, and reunite with family.
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non-profit organizations to place the homeless
population in transitional or permanent housing.

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period.

Action H-4.1.2 (c): Hotel and Motel Families: The
City will coordinate with the Orange County Housing
Authority and non-profit organizations to determine
the number of families who utilize hotels/motels as
temporary residences. The City will contact public and
non-profit organizations who may have an interest or
experience in the conversion of hotel/motel units to
permanent housing. The City has recognized that
families who are living in hotels/motels may be
provided an opportunity for permanent housing
through the conversion of these facilities to residential units affordable to extremely low-, very low- and lowincome families. The City will evaluate the feasibility of converting these units to permanent housing.

Based on this analysis, the City will encourage the
conversion of hotel/motels to permanent housing by
the development community through a variety of
activities such as in-kind technical assistance, density bonuses, reduced parking requirements and other
modified development standards, fee waivers, fee
deferrals, assistance with on and off-site
improvements and other incentives and concessions.

Result/Evaluation: The City took steps in 2020 to convert Stanton Inn and Suites and the Tahiti Motel into emergency and temporary housing for those at risk of COVID-19 and experiencing homelessness using state funds as well as federal Coronavirus Relief Funds (CRF).

With the vision of maintaining these motels for at-risk individuals and families, the City partnered with the Orange County Health Care Agency and Jamboree Housing Corporation to secure $28.1 million dollars in Project Homekey funding as well as contributing $5 million of City funds to operate Stanton Inn and Suites and the Tahiti Motel as temporary housing with the ultimate goal of converting to permanent supportive housing. A third motel conversion through Project Homekey is in the pipeline for the 2014-2021 planning period.

Furthermore, the City participates in the Orange County Housing Authority’s Urban County program, and actively coordinates with the participating cities of the Urban County on an annual basis to identify housing needs and develop appropriate programs to address the highest needs/strongest priorities countywide.

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period.

Action H-4.1.2 (d): Single Room Occupancy Units:

The City will continue to monitor the requirement for a conditional use permit for SROs on an annual basis to
ensure the requirement does not constrain the
development of SROs.

Result/Evaluation: There was no development demand for single-room occupancy (SRO) units during the 2014-2021 planning period, and therefore no measure of the adequacy of the SRO development standards.

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period.

Action H-4.1.2 (e): Modify Emergency Shelter Bed
Count Limitation: Through a Zoning Code
Amendment, the City will modify the maximum bed
limitation from the current 20 bed count to 25 to allow for the shelters to operate more effectively.

Result/Evaluation: During the planning period, Stanton adopted a regional approach to providing emergency shelter beds. The North Service Planning Area, made up of 13 cities (Stanton, Anaheim, Brea, Buena Park, Cypress, Fullerton, La Habra, La Palma, Los Alamitos, Orange, Villa Park, and Yorba Linda), collectively agreed to share the cost and operations of two navigation centers in the cities of Placentia and Buena Park largely through grant funds under California’s Homeless Emergency Aid Program and certain additional funds made available under Senate Bill 2. Through the Street Homeless Outreach program, the goal in the City of Stanton is for those individuals experiencing homelessness to enter into Orange County’s Coordinated Entry System (CES). The CES connects individuals and families experiencing homelessness or at risk of homelessness to appropriate services and housing interventions to end homelessness.

Status: Program continues to be appropriate and will be implemented during the 2021-2029 planning period.

Strategy H-4.1.3: Provide opportunities for the development of housing for large families. 2021-2029 Housing Element Background Report
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Action H-4.1.3 (a): Development of Housing for
Large Families: The City shall encourage and
support the development of rental and for-sale
housing for larger families within future affordable
housing projects through various strategies and
programs that may include: assistance with site
identification and entitlement processing; fee waivers
and deferrals; and modifying development standards
and granting concessions and incentives for projects
that provide housing for lower income families.

Result/Evaluation: Program considered successful. The City incentivized development of large family housing through the adoption of an Amenity Options Incentives program that allows higher density for the provision of 3-bedroom+ units.

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period with modifications.

Strategy H-4.1.4: Provide opportunities for the development of housing for persons with disabilities.

Action H-4.1.4 (a): Encourage Alternative Housing
Models: The City will encourage the provision of more
innovative housing types that may be suitable for the
community, including community care facilities,
supportive housing, and assisted living for special
needs groups such as seniors and disabled, including
developmentally disabled persons. The City will
promote the availability of these units through
outreach efforts (Action H-5.1.1(a)).

Result/Evaluation: Program considered successful. In 2020, the City approved the construction of a 66-bed senior assisted living facility above a commercial development. The facility is anticipated to open in late 2021.

As well, through the Project Homekey program, the City partnered with Orange County and Jamboree Housing Corporation for the conversion of two motels to permanent supportive housing – the Stanton Inn and Suites located at 7161 Katella Avenue and the Tahiti Motel located at 11850 Beach Blvd. A third site is currently in negotiation. As part of the effort to make the project possible, the City amended the Zoning Code to allow the use on the sites.

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period.

Strategy H-4.1.5: Continue support for Section 8 Program.

Action H-4.1.5 (a): Section 8 Referrals: The City will
continue to provide referral services and information
to residents regarding the Section 8 Rental Housing
Assistance Program administered by the Orange
County Housing Authority.

Result/Evaluation: Program considered successful; City continues to provide information on the Housing Choice Voucher Program and to refer potential applicants to the Orange County Housing Authority (OCHA), as needed.

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period.

Strategy H-4.1.6: Promote fair housing standards.

Action H-4.1.6 (a): Fair Housing Counseling: The
City will continue to refer all inquiries regarding
housing discrimination to the Fair Housing Council of
Orange County. The Fair Housing Council of Orange
County provides community education, individual
counseling, mediation and low-cost advocacy with the
expressed goal of eliminating housing discrimination
and guaranteeing the rights of all people to freely
choose the housing for which they qualify in the area
they desire. The City will disseminate fair housing
information through the comprehensive housing
resource (Action H-5.1.1(a)) in English, Spanish and
other languages as found appropriate.

Result/Evaluation: Program considered successful; City continues to provide information on fair housing and to refer housing discriminationrelated inquiries to the Fair Housing Council of Orange County, as needed.

Status: Program will continue for the 2021-2029 planning period and will be revised to reflect current state requirements to affirmatively further fair housing.

Strategy H-4.1.7: Provide opportunities for the development of housing for extremely low-income households. 2021-2029 Housing Element Background Report
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Action H-4.1.7 (a): Development of Housing for
Extremely Low-Income Households: The City shall
encourage and support the development of housing
for extremely low-income households within future
affordable housing projects through various strategies
and programs that may include: assistance with site
identification and entitlement processing; fee waivers
and deferrals; and modifying development standards
such as parking and unit size requirements and
granting concessions and incentives for projects that
provide housing for lower income families. The Action
will work in conjunction with other actions to
encourage development of units suitable for
extremely low-income households including
transitional and supportive housing and single room
occupancy units.

Result/Evaluation: Program considered successful; City has created 12 units of transitional housing in the Tina-Pacific Neighborhood and approved transitional housing for at-risk and homeless mothers with children under the age of 5 for the property located at 10862 Oak Street.

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period.

Action H-4.1.7 (b): Modify Zoning Code to Permit
Transitional and Supportive Housing in all
Residential Zones: The California Health and Safety
Code indicates that supportive and transitional
housing shall be considered a residential use and only
subject to those restrictions that apply to other
residential uses of the same type in the same zone.

Currently, the City’s Zoning Code does not permit
Supportive or Transitional housing in the Residential
Estates, and Low Density Residential zones. As such,
to comply with the State’s regulations, the City will
modify the Zoning Code to permit Supportive and
Transitional Housing in all residential zones.

Result/Evaluation: The Zoning Code permits transitional and supportive housing in the RM and RH zones, but does not permit these uses in the RE and RL residential zones. During the planning period the City processed a zone change from commercial to residential to allow temporary transitional housing (Project Homekey). Additionally, the City has created 12 units of transitional housing in the Tina-Pacific Neighborhood and approved transitional housing for at-risk and homeless mothers with children under the age of 5 for the property located at 10862 Oak Street.

Status: As SB 2 requires transitional and supportive housing in all zones that allow residential uses, a Zoning Code Amendment will be undertaken to allow transitional and supportive housing in the RE and RL zones, and to be consistent with Government Code Section 65651.

Goal H-5.1: Increase awareness of and participation in housing programs.

Strategy H-5.1.1: Consolidate and disseminate information.

Action H-5.1.1 (a): Community Access to
Comprehensive Housing Information: The City
understands the importance of providing a single
source of housing information to its residents. To
provide ease of access to programs, policies and
available funds, the City will develop a comprehensive
information resource about the State, County and City
housing projects, programs, policies, available
funding, technical assistance, and other related items
at locations accessible to the general public. The City will determine the best form of delivery of this
information (e.g., online, print media, meetings, etc.) and provide the community with a comprehensive
source of housing information including resources for
special needs groups such as, but not limited to,
seniors, disabled, developmentally disabled, and
Result/Evaluation: Program considered successful. The City continues to regularly develop forms of comprehensive information resources regarding housing policies, programs, projects, available funding, technical assistance, and other related items with appropriate delivery means (e.g., information packets, City webpage, cable TV channel, reader board sign, workshop meetings).

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period with improvements to the City webpage that will provide residents with information regarding affordable housing resources (e.g., affordable housing complexes, loan/grant programs, etc.), fair housing information, and information for developers regarding incentives for affordable and special needs housing.
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homeless.

Action H-5.1.1 (b): Housing Information Outreach
to Development Community: The City will provide,
as part of their comprehensive housing resources
(Action H-5.1.1(a)), informational packets for
developers that summarize development standards;
processing fees and timelines; funding/financing
options available at the federal, state and local level; and incentives, such as density bonuses and reduced
parking requirements, related to residential projects.

The City will also include information regarding
properties identified in the Housing Element for the
development of affordable housing in the RH (High
Density Residential) zone and the requirement to
develop the properties at a density of at least 30
dwelling units per acre. In addition, the City will
provide a handout listing the available site inventory
for housing development. The City will provide
technical assistance to assist the development
community in pursuing available funding and
financing.

Result/Evaluation: Program considered successful. The City continues to provide information to developers regarding development standards, processing fees and timelines, funding/financing options available, incentives for affordable housing, and opportunity sites. Presentations by City staff were made during the planning period to identify vacant and underutilized properties with the information then being made available on the City website.

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period.

Goal H-6.1: Promote energy conservation, and green building techniques for residential construction and rehabilitation projects.

Strategy H-6.1.1: Encourage use of energy efficient design and appliances.

Action H-6.1.1 (a): Review City regulations for
energy-efficiency standards: The City will review its
zoning ordinance and recommend any changes
where necessary to encourage energy-efficient
housing design and practices that are consistent with
State regulations.

Result/Evaluation: Program considered successful. With adoption of CALGreen Code and sustainability principles incorporated into the Building Code, the program is preempted.

Status: Program no longer necessary and will not be kept for the 2021- 2029 planning period.

Action H-6.1.1 (b): Encourage use of energy
conservation devices: The City will encourage the
installation of energy conservation devices for all new and existing residential projects. The City will maintain and distribute literature on energy conservation,
including solar power, additional insulation, and
subsidies available from utility companies, the
Federal, State, and local governments.

Result/Evaluation: Program considered successful; Community and Economic Development Department provides brochures and information on energy conservation, including solar power/photovoltaic (PV) systems.

The City also participates in the HERO Program, which is a Property Assessed Clean Energy (PACE) program providing financing for energyefficient, water-efficient, and renewable energy products to home and business owners.

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period.

Action H-6.1.1 (c): Compliance with Green
Building Standards: The City will ensure green
building concepts and processes in new residential
construction and rehabilitation of existing housing is
consistent with State building standards and local
subdivision and zoning standards.

Result/Evaluation: Program considered successful; sustainability principles incorporated into the Building Code. With adoption of CALGreen Code, it preempts program.

Status: Program continues to be appropriate and will be kept for the 2021- 2029 planning period, but with a shift in focus.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 21 3 Housing Needs
Assessment
3A. Introduction and Background
The purpose of the Housing Needs Assessment is to describe housing, economic, and demographic conditions in Stanton, assess the demand for housing for households at all income levels, and document the demand for housing to serve various special needs populations. The Housing Needs Assessment also addresses whether assisted housing projects are at risk of converting to market-rate projects. The Housing Needs Assessment is intended to assist Stanton in developing housing goals and formulating policies and programs that address local housing needs.

Several sources of data were used to describe existing demographic and housing conditions, including the following:
 Local Housing Data package for the City of Stanton developed by the Southern California Association of Governments (SCAG) and pre-certified by the California Department of Housing and Community Development (HCD) for use in 6th cycle housing elements.  Data from the 2010 U.S. Census, 2014-2018 U.S. Census American Community Survey (ACS), California Department of Finance (DOF), California Employee Development Department (EDD), and U.S. Department of Housing and Urban Development (HUD) is included to provide information on population, household, housing, income, employment, and other demographic characteristics.
 Regional information from the Fair Housing Council of Orange County.  Other sources of economic data such as information from the websites Zillow.com and Apartments.com, and other published data are used where current Census, ACS, DOF, HUD, and other standard data sources do not provide relevant data.  Interviews with key agencies and organizations were conducted to obtain information on housing needs and, in particular, needs of populations with special housing needs.  Research and data related to fair housing, including Census Scope, Social Science Data Analysis Network, the UC Davis Center for Regional Change and Rabobank, N.A., and the California Fair Housing Task Force.

Due to the use of multiple data sources (with some varying dates), there are slight variations in some of the information, such as total population and total household numbers, presented in this document. However, these variations do not significantly affect the discussion of overall housing trends and changes.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 22 3B. Population Trends and Characteristics

POPULATION GROWTH
Table 3-1 shows population growth for Stanton and other jurisdictions in the region from 2000 through 2020. According to data prepared by the California DOF, the population of Stanton in 2020 was 39,077 persons, an increase of approximately 2.3% since 2010. During the previous decade (2000 to 2010), the City’s population increased 2.1% to total 38,186 in 2010. Stanton’s growth has been lower than countywide growth, with Orange County experiencing population growth rates during both the 2000 to 2010 and 2010 to 2020 periods higher than that experienced in Stanton, as shown in Table 3-1. This is largely due to Stanton’s built-out nature and the availability of developable land in the county versus in the City. The City’s population is anticipated to increase to approximately 59,397 persons upon buildout of lands within the city limits (City of Stanton General Plan, September 2008). Anaheim had both the greatest numeric change in population (29,311 persons) and the largest percentage change in population (8.9%) of the neighboring jurisdictions.

TABLE 3-1: POPULATION TRENDS – STANTON AND NEIGHBORING JURISDICTIONS Jurisdiction 2000 2010 2020 Change
2000-20
% Change
2000-20
Stanton 37,403 38,186 39,077 1,674 4.5%
Anaheim 328,014 336,265 357,325 29,311 8.9%
Garden Grove 165,196 170,794 174,801 9,605 5.8%
Cypress 46,229 47,802 49,272 3,043 6.6%
Westminster 88,207 89,701 92,421 4,214 4.8%
Orange County 2,846,289 3,010,232 3,194,332 348,043 12.2% Sources: US Census, 2000; DOF, 2020
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 23 AGE
Changes in the age groups can indicate future housing needs. Table 3-2 compares age group sizes in 2018 for Stanton and Orange County. In Stanton, children under 15 comprise 21.1% of the City’s population, teens and young adults (15 – 24) represent 14.3%, and adults in familyforming age groups (25 – 44) comprise 29.2%. Adults aged 45 to 64 represent 19.1% of the population and seniors (65 and over) comprise 15.2%. In 2018, the median age in Stanton (34.5 years) was lower than that of Orange County (37.8 years) and 1.8 years lower than the statewide median age of 36.3 years. The median age of City residents has increased from the 2010 median age of 33.9 years. These figures indicate that the City of Stanton is a family-oriented community with a high proportion of families with children.

TABLE 3-2: POPULATION BY AGE (2018)
Age
Stanton Orange County
Number Percent Number Percent
Under 5 Years 2,755 7.2% 188,956 6.0%
5 to 9 2,677 7.0% 189,548 6.0%
10 to 14 2,670 6.9% 206,380 6.5%
15 to 19 2,853 7.4% 208,793 6.6%
20 to 24 2,643 6.9% 218,993 6.9%
25 to 34 5,981 15.5% 453,121 14.3%
35 to 44 5,287 13.7% 415,919 13.1%
45 to 54 5,317 13.8% 453,608 14.3%
55 to 64 2,057 5.3% 388,376 12.3%
65 to 74 1,903 4.9% 249,211 7.9%
75 to 84 2,823 7.3% 131,180 4.1%
85 and Over 1,155 3.0% 60,097 1.9%
TOTAL 38,509 100% 3,164,182 100%
Source: US Census, 2014-2018 ACS
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 24

RACE AND ETHNICITY
Table 3-3 shows the ethnic composition of Stanton’s population. Over half (53.2%) of the City’s population identify as White. The next largest racial group is Asian (27.0%), followed by “other race” (12.5%), “two or more races” (3.7%), Black or African American (1.4%), American Indian or Alaska Native (1.3%), and Native Hawaiian and Pacific Islander (0.9%). Nearly half of the population (49.2%) is of Hispanic or Latino origin. Stanton is a more culturally diverse community than the county as a whole, which has the potential to influence special housing needs or buying preferences, such as a stronger cultural history of multigenerational housing.

TABLE 3-3: RACE AND ETHNICITY (2018)
Race/Ethnicity
Stanton Orange County
Number Percent Number Percent
White 20,477 53.2% 1,950,902 61.7%
Black or African American 555 1.4% 54,732 1.7%
American Indian or Alaska Native 494 1.3% 14,466 0.5%
Asian 10,389 27.0% 635,672 20.1%
Native Hawaiian and Pacific Islander 362 0.9% 9,442 0.3% Some Other Race 4,817 12.5% 370,679 11.7%
Two or More Races 1,415 3.7% 128,289 4.1%
TOTAL 38,509 100% 3,164,182 100%
Hispanic or Latino (of any race) 18,939 49.2% 1,080,195 34.1% Source: US Census, 2014-2018 ACS

EMPLOYMENT
An assessment of the needs of the community must take into consideration the type of employment held by residents. Incomes associated with different jobs and the number of workers in a household determines the type and size of housing a household can afford. In some cases, the types of jobs themselves can affect housing needs and demand (such as in communities with military installations, college campuses, and seasonal agriculture). Employment growth typically leads to strong housing demand, while the reverse is true when employment contracts.

One of the factors that can contribute to an increase in demand for housing is expansion of the employment base. Table 3-4 shows the employment and unemployment rates for persons 16 years and older that were in the labor force in 2010 and 2018. The number of employed residents increased by 288 from 2010 to 2018. In 2018, ACS data indicates that the unemployment rate in Stanton was approximately 5.9%, a significant decrease from 9.9% in 2010 as the City (and country) emerged from the Great Recession. According to the labor report data compiled by the California EDD, the Anaheim-Santa Ana-Irvine Metropolitan Area’s average annual unemployment rate in 2018 was estimated at 3.0%, Orange County’s rate was also 3.0%, while California’s was 4.1%.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 25 TABLE 3-4: JOB GROWTH AND EMPLOYMENT STATUS
2010 2018
Number Percent Number Percent
Total Persons in Labor Force 19,746 100% 19,213 100%
Employed 17,783 90.1% 18,071 94.1%
Unemployed 1,963 9.9% 1,142 5.9%
Sources: US Census, 2010-2014 ACS and 2014-2018 ACS

INDUSTRY AND OCCUPATION
The 2014-2018 ACS data identifies 18,071 employed persons in the Stanton labor force. Table 3- 5 shows 2018 employment by industry for the City. Of Stanton’s employed residents, the “Manufacturing” industry employed the most people at 18.2%. The second largest employment sector was the “Educational services, health care and social assistance” industry, which had 16.3% of the total employed persons in Stanton. The top two employment categories in Orange County were the “Educational services, health care and social assistance” industry at 19.3% and the “Professional, scientific, management, administrative, waste management” industry at 14.4%.

The City’s workforce holds a variety of types of jobs as shown in Table 3-6, with the largest sector (23.9%) working in service occupations (which tend to be lower paying), followed by 23.8% in management, business, science, and arts occupations. Employment and occupation trends play an important role in defining housing needs. This relationship extends beyond the impact of employment growth on housing demand in the City and includes how wage levels and median earnings affect the type of housing affordable to workers and households in Stanton. There is a significant gap, for example, between the median earnings of a resident employed in management and a resident employed in a service occupation, and this translates into the type of housing that is needed in the City.

TABLE 3-5: JOBS BY INDUSTRY (2018)
Industry Number Percent
Agriculture, forestry, fishing and hunting, mining 127 0.7% Construction 1,416 7.8%
Manufacturing 3,295 18.2%
Wholesale trade 573 3.2%
Retail trade 2,275 12.6%
Transportation, warehousing, utilities 771 4.3%
Information 224 1.2%
Finance and insurance, real estate and rental and leasing 909 5.0% Professional, scientific, management, administrative, waste mgmt. 1,745 9.7% Educational services, health care and social assistance 2,936 16.3% Arts, entertainment, recreation, accommodation, food services 2,315 12.8% Other services 1,015 5.6%
Public administration 463 2.6%
TOTAL (Civilian Labor Force) 18,064 100%
Armed Forces 7 100%
Source: US Census, 2014-2018 ACS
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 26 TABLE 3-6: JOBS BY OCCUPATION (2018)
Occupation Number Percent Median
Earnings*
Management, business, science, and arts occupations 4,291 23.8% $55,179 Service occupations 4,312 23.9% $17,786
Sales and office occupations 4,177 23.1% $31,261
Natural resources, construction, and maintenance occupations 1,683 9.4% $38,770 Production, transportation, and material moving 3,591 19.9% $26,043 *Median earnings in previous 12 months prior to survey
Sources: SCAG 6th Cycle Data Package; US Census, 2014-2018 ACS

TRAVEL TO WORK
Approximately 51.7% of Stanton workers 16 years and over travel less than 30 minutes to work.

Comparatively, only 8.8% of workers drive more than 60 minutes to work. Most Stanton workers,

79.1%, drive alone to work and 13.9% carpool. Table 3-7 identifies travel time to work and Table 3-8 identifies commute methods for Stanton workers in 2018.

TABLE 3-7: TRAVEL TIME TO WORK (2018) TABLE 3-8: COMMUTE METHOD (2018) Number Percent Number Percent
Less than 10 minutes 918 5.4% Drive Alone 13,755 79.1%
10-19 minutes 3,658 21.4% Carpooled 2,414 13.9%
20-29 minutes 4,258 24.9% Public Transportation 398 2.3% 30-44 minutes 5,360 31.3% Walk 156 0.9%
45-59 minutes 1,418 8.3% Other 401 2.3%
60 + minutes 1,512 8.8% Work at Home 263 1.5%
Source: US Census, 2014-2018 ACS Source: US Census, 2014-2018 ACS 3C. Household Characteristics
According to the Census, a household is defined as all persons living in a housing unit. This definition includes families (related individuals living together), unrelated individuals living together, and individuals living alone.

A housing unit is defined by the Census as a house, an apartment, a mobile home, a group of rooms, or a single room that is occupied (or if vacant, is intended for occupancy) as separate living quarters. Separate living quarters are those in which the occupants live and eat separately from any other persons in the building and which have direct access from the outside of the building or through a common hall. The occupants may be a single family, one person living alone, two or more families living together, or any other group of related or unrelated persons who share living arrangements.

People living in retirement homes or other group living situations are not considered “households” for the purpose of the U.S. Census count. The household characteristics in a community, including household size, income, and the presence of special needs households, are important factors in determining the size and type of housing needed in the City.

Table 3-9 below identifies the ages of householders in Stanton and Orange County in 2018 based on ACS data from 2014-2018. Homeowner households are generally headed by residents early middle-aged to middle-aged, with 54.2% of homeowner households headed by a resident 35-59 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 27 years of age; however, 15.6% of homeowner households are headed by someone 65-74 years.

Households who rent their homes trend slightly younger; approximately 67.8% of renter households are headed by a person aged 25-54.

TABLE 3-9: HOUSEHOLDS BY TENURE AND AGE (2018)
Stanton Orange County
Number % Number %
Owner Occupied: 5,191 100% (47.6% of
total households) 592,269 100% (57.4% of total households) Householder 15 to 24 years 10 0.2% 2,053 0.3%
Householder 25 to 34 years 466 9.0% 36,065 6.1%
Householder 35 to 44 years 870 16.8% 86,899 14.7%
Householder 45 to 54 years 1,362 26.2% 137,678 23.2%
Householder 55 to 59 years 580 11.2% 75,371 12.7%
Householder 60 to 64 years 489 9.4% 67,259 11.4%
Householder 65 to 74 years 809 15.6% 104,985 17.7%
Householder 75 to 84 years 453 8.7% 58,068 9.8%
Householder 85 years and older 152 2.9% 23,891 4.0%
Renter Occupied: 5,719 100% (52.4% of
total households) 440,104 100% (42.6% of total households) Householder 15 to 24 years 200 3.5% 23,193 5.3%
Householder 25 to 34 years 1,093 19.1% 105,489 24.0%
Householder 35 to 44 years 1,655 28.9% 101,763 23.1%
Householder 45 to 54 years 1,131 19.8% 91,096 20.7%
Householder 55 to 59 years 394 6.9% 33,973 7.7%
Householder 60 to 64 years 441 7.7% 24,592 5.6%
Householder 65 to 74 years 479 8.4% 33,099 7.5%
Householder 75 to 84 years 208 3.6% 16,518 3.8%
Householder 85 years and older 118 2.1% 10,381 2.4%
TOTAL 10,910 - 1,032,373 -
Source: US Census, 2014-2018 ACS 5-Year Data Profile (Table B25007) Table 3-10 identifies the household sizes by housing tenure. In 2018, the majority of households consisted of 2 to 4 persons, which is consistent with the county’s profile. Large households of 5 or more persons made up 23.2% of the total households in Stanton – a sizable percentage of total households and a higher proportion when compared to the county. The average household size was 3.51 persons, which was higher than Orange County’s (3.02 persons). Additionally, the average household size in 2018 for an owner-occupied unit was 3.29 persons per household and 3.71 persons per household for a renter-occupied unit.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 28 TABLE 3-10: HOUSEHOLD SIZE BY TENURE (2018)
Stanton Orange County
Number % Number %
Owner Households 5,191 100% 592,269 100%
Householder living alone 1,094 21.1% 110,780 18.7%
Households 2–4 persons 3,120 60.1% 404,680 68.3%
Large households 5+ persons 977 18.8% 76,809 13.0%
Average Household Size 3.29 persons 2.99 persons
Renter Households 5,719 100% 440,104 100%
Householder living alone 983 17.2% 106,627 24.2%
Households 2–4 persons 3,183 55.7% 263,316 59.8%
Large households 5+ persons 1,553 27.2% 70,161 15.9%
Average Household Size 3.71 persons 3.06 persons
Total Households 10,910 100% 1,032,373 100%
Householder living alone 2,077 19.0% 217,407 21.1%
Households 2–4 persons 6,303 57.8% 667,996 64.7%
Large households 5+ persons 2,530 23.2% 146,970 14.2%
Average Household Size 3.51 persons 3.02 persons
Sources: SCAG 6th Cycle Data Package; U.S. Census Bureau, 2014-2018 ACS 5-Year Data Profile (Table B25009) 3D. Income

HOUSEHOLD INCOME
From 2000 to 2018, the median household income increased by 44.4% to $56,506 and the per capita income increased by 51.1% to $21,445. An increase in both per capita and median household incomes also occurred from 2010 to 2018. Table 3-11 identifies the per capita and median household incomes in 2000, 2010, and 2018.

TABLE 3-11: MEDIAN HOUSEHOLD AND PER CAPITA INCOME
2000 2010 2018
Median Household Income $39,127 $51,539 $56,506
Per Capita Income $14,197 $20,444 $21,445
Sources: US Census, 2000; US Census, 2014-2018 ACS
In 2018, the majority (55.4%) of Stanton’s households earned in excess of $50,000 per year. The incidence of households earning less than $35,000 per year was significantly higher among renter households (40.1%) than owner households (18.4%). Table 3-12 identifies household income by tenure. As shown in Table 3-12, the median income of owner households is approximately $32,000 more than renter households. Compared to the county, median household incomes are lower for both owner and renter households – by 33.8% and 31.0%, respectively. 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 29 TABLE 3-12: HOUSEHOLD INCOME FOR ALL HOUSEHOLDS AND BY TENURE (2018) Income
All Households Owner Households Renter Households
Number Percent Number Percent Number Percent
Less than $5,000 369 3.4% 48 0.9% 321 5.6%
$5,000 to $9,999 252 2.3% 74 1.4% 178 3.1%
$10,000 to $14,999 524 4.8% 100 1.9% 424 7.4%
$15,000 to $19,999 519 4.8% 141 2.7% 378 6.6%
$20,000 to $24,999 473 4.3% 210 4.0% 263 4.6%
$25,000 to $34,999 1,121 10.3% 388 7.5% 733 12.8%
$35,000 to $49,999 1,603 14.7% 595 11.5% 1,008 17.6%
$50,000 to $74,999 2,042 18.7% 1,084 20.9% 958 16.8%
$75,000 to $99,999 1,422 13.0% 826 15.9% 596 10.4%
$100,000 to $149,999 1,568 14.4% 996 19.2% 572 10.0%
$150,000 or more 1,017 9.3% 729 14.0% 288 5.0%
Median Household
Income – Stanton $56,506 $73,920 $41,881
Median Household
Income – Orange County $85,398 $111,730 $60,671
Source: US Census, 2014-2018 ACS

HOUSEHOLDS BY INCOME GROUP
A special aggregation of 2013-2017 ACS data performed by HUD – the Comprehensive Housing Affordability Strategy (CHAS) data – provides a breakdown of households by income group by tenure. The number of households in extremely low, very low, low, and moderate/above moderate-income groups is shown in Table 3-13. Nearly one-third (32.9%) of all households are at or above moderate income. The HUD CHAS data indicates the extremely low-income group represents 24.9% of households, and a higher proportion are renters (2,055) than owners (665).

The very low-income group represents 22.8% of households and the low-income group represents

19.4% of households. The City’s RHNA (see Table 3-29) identifies the City’s share of regional housing needs for extremely low, very low, and low-income households, as well as for moderate and above moderate-income households.

As shown in Table 3-13, there is a larger proportion of renters in the extremely low and very lowincome groups, while there is a larger proportion of low, moderate, and above moderate-income groups in owner households. The high incidence of lower income renter households is of particular significance as market rents in Stanton exceed the level of affordability for 75% of lower income households (see Table 3-26). Moreover, as indicated by Table 3-26, 68% of lower income households, including both renter and homeowner households, pay more than 30% of their income for housing.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 30 TABLE 3-13: HOUSEHOLDS BY INCOME GROUP (2017)
Income Group Total Owner Renter
Households Percent Households Percent Households Percent Extremely Low (<30% AMI) 2,720 24.9% 665 12.8% 2,055 36% Very Low (31–50% AMI) 2,490 22.8% 905 17.4% 1,585 27.8% Low (51–80% AMI) 2,115 19.4% 1,210 23.2% 905 15.9%
Moderate and Above Moderate
(>80% AMI) 3,595 32.9% 2,430 46.6% 1,165 20.4%
TOTAL 10,920 100% 5,210 100% 5,710 100%
Source: HUD Comprehensive Housing Affordability Strategy (CHAS), 2013-2017 Available: https://www.huduser.gov/portal/datasets/cp.html

POVERTY LEVELS
The 2014-2018 ACS data indicates that 1,208 (14.4%) of all Stanton families and 7,278 individuals (18.9%) had incomes at or below the poverty level. According to the ACS data, poverty rates are disparate between races and economic indicators are particularly severe for those identified as “White alone” and for those of Hispanic or Latino origin. In 2018, those identified as “White alone” had a poverty rate of 24.6% compared to 14.8% for “Some other race”, 12.9% for Asians, 9.3% for Black or African Americans, 7.6% for “Two or more races”, 6.1% for Native Hawaiian and Other Pacific Islanders, 1.5% for American Indian and Alaska Natives. The population of Hispanic or Latino origin had a poverty rate of 26.4%.

The level of poverty in a jurisdiction often influences the need for housing to accommodate those persons and families in the very low and low-income categories. The U.S. Census Bureau measures poverty by using a set of money income thresholds that vary by family size and composition of who is in poverty. If a family’s total income is less than the family’s threshold, then that family and every individual in it is considered in poverty. For example, the poverty threshold for a family of two with no children would be $17,120, a household of two with a householder aged 65 or older and no children has a poverty threshold of $15,453, and the poverty threshold of a family of four with two children under the age of 18 would be $25,926. (U.S. Census Bureau, 2019).

EXTREMELY LOW-INCOME HOUSEHOLDS
Extremely low-income (ELI) households are defined as those earning up to 30% of the area median household income. For Orange County, the median household income in 2020 was $103,000. For ELI households in Stanton (and the rest of Orange County), this results in an income of $38,450 or less for a four-person household or $26,950 for a one-person household. ELI households have a variety of housing situations and needs. For example, most families and individuals receiving only public assistance, such as social security disability insurance or disability insurance, qualify as ELI households. Table 3-14 provides representative occupations with hourly wages that are within or close to the ELI income range. As shown in Table 3-13, ELI households make up 24.9% of all households in Stanton. And based on Table 3-26, 82.2% of ELI households in Stanton pay more than 30% of their incomes for housing. 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 31 TABLE 3-14: OCCUPATIONS WITH WAGES FOR EXTREMELY LOW-INCOME HOUSEHOLDS (2020) Occupation Title Median Hourly Wage
Laborers and Freight, Stock, and Material Movers $12.70 Telemarketers $12.43
Waiters and Waitresses $12.07
Retail Salespersons $12.03
Ambulance Drivers and Attendants, Except Emergency Medical Technicians $11.94 Cooks, Fast Food $11.63
Couriers and Messengers $11.61
Personal Care Aides $11.59
Hosts and Hostesses, Restaurant, Lounge, and Coffee Shop $11.52 Amusement and Recreation Attendants $11.42
Cashiers $11.42
Parking Lot Attendants $11.41
Source: Employment Development Department, Long-Term Occupational Projections 2016-2026 (accessed January 2021) Pursuant to Government Code Section 65583(a)(1), 50% of Stanton’s very low-income regional housing needs assigned by HCD are extremely low-income households. As a result, from the very low-income need of 165 units (see Table 3-29), the City has a projected need of 82 units for extremely low-income households (i.e. households earning 30% or less of the area median income). Based on current figures, extremely low-income households will most likely be facing overpayment, overcrowding, or substandard housing conditions. Some extremely low-income households could include individuals with mental or other disabilities and special needs. To address the range of needs of ELI households, the City will implement several programs including the following programs (refer to the Housing Element Policy Document for more detailed descriptions of these programs):
 Program 5: Facilitate Affordable and Special Needs Housing Construction  Program 11: Rental Assistance
 Program 17: Zoning Code Amendments – Housing Constraints 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 32 3E. Housing Characteristics

HOUSING TYPE
Table 3-15 identifies the types of housing units in Stanton in 2020 as reported in the Department of Finance, E-5 Report. The table summarizes total housing stock according to the type of structure. As shown in the table, multifamily, 5+ units is the largest housing type with 32.1% of the total units. The second largest type is single-family, detached units, comprising 27.9% of the total units. Single-family attached homes represent 15.8% of housing units and multifamily, 2-4 units (i.e. duplex, triplex, and fourplex structures) account for 11.5% of housing units. Of note, the percentage of mobile homes in Stanton (12.6%) is high relative to county (3%) and state percentages (3.9%).

TABLE 3-15: HOUSING STOCK BY TYPE (2020)
Total Single Family Multifamily Mobile
Homes Occupied Vacant Detached Attached 2 – 4 5+ Units
Units 11,448 3,198 1,812 1,321 3,679 1,438 11,093 355
Percent 100% 27.9% 15.8% 11.5% 32.1% 12.6% 96.9% 3.1%
Sources: SCAG 6th Cycle Data Package; DOF E-5 Report 2020

VACANCY RATE
Table 3-15 also shows the number and percentage of occupied units and the percentage of vacant units. It is important to note that these counts include all vacant units, including those units that are newly constructed but not yet occupied. In order for the housing market to function properly in a city there should always be some level of housing vacancy, otherwise rents or housing prices could skyrocket. The 3.1% vacancy in Stanton is considered low (the historical equilibrium in California is 5.5% for rental vacancy and 1.2% for homeownership vacancy).1 The 2014-2018 ACS data indicates that there were 349 vacant units in 2018. As shown in Table 3-16, of the total vacant units in 2018, 141 were for rent, 55 were for sale, 45 were rented or sold but not yet occupied, 28 were for seasonal, recreational, or occasional use, and 80 were classified as other vacant. There were no vacant units for migrant workers in Stanton. The overall vacancy rate in the City in 2018 was 3.1%, a rate which has steadily decreased since 2010.

TABLE 3-16: VACANCY BY TYPE (2018)
Vacancy Type Number Percent
For rent 141 40.4%
Rented, not occupied 19 5.4%
For sale only 55 15.8%
Sold, not occupied 26 7.4%
For seasonal, recreational, or occasional use 28 8.0%
For migrant workers 0 0%
Other vacant 80 22.9%
TOTAL 349 100%
Source: US Census, 2014-2018 ACS
1 “California’s low residential vacancy rates signal more construction,” first tuesday Journal (February 15, 2021). 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 33

HOUSING CONDITIONS
The U.S. Census provides only limited data that can be used to infer the condition of Stanton’s housing stock. In most cases, the age of a community’s housing stock is a good indicator of the condition of the housing stock. Moreover, many federal and state programs also use the age of housing as one factor in determining housing rehabilitation needs. Typically, housing over 30 years of age is more likely to have rehabilitation needs that may include plumbing, roof repairs, electrical repairs, foundation rehabilitation, or other significant improvements.

The 2014-2018 ACS data indicates that almost half (48.8%) of the housing in the City is greater than 50 years old (i.e. built before 1970). Another 22.6% of units were built between 1970 and 1979. The age of the housing stock indicates that the need for maintenance and rehabilitation assistance may grow during the planning period. Units built prior to 1970 may require aesthetic and maintenance repairs including roof, window, and paint improvements and some units in this age range may also require significant upgrades to structural, foundation, electrical, plumbing, and other systems.

When examining a housing stock to determine what condition it is in, there are certain factors that the Census considers. For example, older units may not have plumbing that is fully functional or the plumbing might be substandard. Table 3-17, however, indicates that no occupied dwelling units in the City lacked complete plumbing facilities in 2018.

TABLE 3-17: HOUSING STOCK CONDITIONS (2018)
Year Structure Built Owner-Occupied Renter-Occupied Total Number Percent Number Percent Number Percent
2014 or later 34 0.7% 0 0.0% 34 0.3%
2010 to 2013 58 1.1% 33 0.6% 91 0.8%
2000 to 2009 574 11.1% 127 2.2% 721 6.4%
1990 to 1999 400 7.7% 305 5.3% 705 6.3%
1980 to 1989 809 15.6% 797 13.9% 1,663 14.8%
1970 to 1979 1,163 22.4% 1,286 22.5% 2,549 22.6%
1960 to 1969 760 14.6% 1,390 24.3% 2,247 20.0%
1950 to 1959 1,240 23.9% 1,419 24.8% 2,705 24.0%
1940 to 1949 100 1.9% 263 4.6% 382 3.4%
1939 or earlier 53 1.0% 99 1.7% 162 1.4%
TOTAL 5,191 100% 5,719 100% 11,259 100%
Plumbing Facilities (Occupied Units)
Units with Complete Plumbing Facilities 5,191 100% 5,719 100% 10,910 100% Units Lacking Complete Plumbing Facilities 0 0.0% 0 0.0% 0 0.0% Source: US Census, 2014-2018 ACS (Table B25036)
As noted, the City’s housing stock is aging with 71.4% of dwelling units in Stanton (8,045) having been constructed prior to 1980, and as such, structural deterioration and maintenance problems may be prevalent. The City’s Building Official has identified areas in the City with concentrations of housing in need of substantial rehabilitation or replacement, including the Santa Barbara neighborhood, the Tina/Pacific Neighborhood, and the residential neighborhood on the northwest corner of Katella Avenue and Beach Boulevard. Moreover, the goal of the City’s Proactive Code Enforcement Program is to address housing concerns before they become serious problems.

To supplement the Census information regarding housing conditions, the City of Stanton 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 34 included specific questions pertaining to the quality of the City’s housing stock in its Housing Element Update community survey, which was posted on the City’s website from November 2020 through January 2021 (this is further detailed in Appendix B). When asked to rate the physical condition of the residence they lived in, the majority (45.3%) responded that their home shows signs of minor deferred maintenance such as peeling paint or chipped stucco while 29.9% indicated that their home was in excellent condition. Another 18.0% of respondents indicated that their home was in need of a modest repair (like a new roof or new siding) and 17.1% reported that their home needed a major repair (such as new foundation, complete new plumbing, or complete new electrical). Homeowners were more likely than renters to respond that their residence was in excellent condition (36.7% vs. 14.3%). When considering the age of the respondent, younger respondents (24-39 years) were more likely to state that their residence was in excellent condition. This may point to the high quality of newer housing in the community, both single-family and multifamily, likely purchased by younger homeowners.

Community members were also asked to report the type of home improvements they have considered making to their homes. Although “does not apply” received the most responses (37.1%), other popular answers included improvements for painting, solar, and new roofing. The most common home improvement for each age group, young adult through older resident, was painting (interior and/or exterior).

Additionally, the City’s Planning Division has identified particular areas of the City which appear to have a significant amount of housing that is in need of major repair. These areas include the Tina/Pacific Neighborhood, Crow Village, and various motel sites on Beach Boulevard (which may be used for SRO housing). The City will continue to implement its Homeowner Rehabilitation Grant Program using CDBG funds to help qualified homeowners to rehabilitate substandard housing.

OVERCROWDING
Typically, a housing unit is considered overcrowded if there is more than one person per room and severely overcrowded if there are more than 1.5 persons per room. Table 3-18 summarizes overcrowding data for Stanton. It should be noted that kitchenettes, strip or Pullman kitchens, bathrooms, porches, balconies, foyers, halls, half-rooms, utility rooms, unfinished attics, basements, or other space for storage are not defined as rooms for Census purposes.

Overcrowded households are usually a reflection of the lack of affordable housing available.

Households that cannot afford housing units suitably sized for their families are often forced to live in housing that is too small for their needs, which may result in poor physical condition of the dwelling unit. In 2018, 1,827 housing units (16.7% of the total occupied units) were overcrowded, which represented 9.5% of owner units and 23.3% of renter units.

TABLE 3-18: OVERCROWDING BY TENURE (2018)
Persons per Room
Owner Renter Total
Number Percent Number Percent Number Percent

1.00 or less 4,699 90.5% 4,384 76.7% 9,083 83.3%

1.01 to 1.50 364 7.0% 971 17.0% 1,335 12.2%

1.51 or more 128 2.5% 364 6.4% 492 4.5%
TOTAL 5,191 100% 5,719 100% 10,910 100%
Overcrowded 492 9.5% 1,335 23.3% 1,827 16.7%
Source: SCAG 6th Cycle Data Package; US Census, 2014-2018 ACS (Table B25014) 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 35 As shown in Table 3-19, the average household size in Stanton was 3.51 persons in 2018, which was an increase in the average household size of 3.27 persons in 2010. Table 3-19 shows Stanton’s household sizes for owner, renter, and all households. The average household size was lower for owners (3.29 persons). Renter households had an average size of 3.71 persons. The most commonly occurring household size is of two people (20.7%) and the second-most commonly occurring household size is of three people (19.6%). Table 3-20 identifies bedrooms by tenure.

Although larger renter households (5 or more persons) are proportionally higher than larger owner households, the proportion of larger homes (4 or more bedrooms) is significantly higher for owner households.

TABLE 3-19: HOUSEHOLD SIZE BY TENURE (2018)
Household Size
Owner Renter Total
Number Percent Number Percent Number Percent
1-person 1,094 21.1% 983 17.2% 2,077 19.0%
2-person 1,271 24.5% 983 17.2% 2,254 20.7%
3-person 927 17.9% 1,213 21.2% 2,140 19.6%
4-person 922 17.8% 987 17.3% 1,909 17.5%
5-person 492 9.5% 765 13.4% 1,257 11.5%
6-person 282 5.4% 390 6.8% 672 6.2%
7-or-more-person 203 3.9% 398 7.0% 601 5.5%
TOTAL 5,191 100% (47.6%
of total) 5,719 100% (52.4% of total) 10,910 100%
Average Household Size 3.29 3.71 3.51
Source: SCAG 6th Cycle Data Package
TABLE 3-20: NUMBER OF BEDROOMS BY TENURE (2018)
Bedroom Type
Owner Renter Total
Number Percent Number Percent Number Percent
No bedroom 34 0.7% 200 3.5% 234 2.1%
1-bedroom 152 2.9% 1,340 23.4% 1,492 13.7%
2-bedroom 1,522 29.3% 2,547 44.5% 4,069 37.3%
3-bedroom 2,668 51.4% 1,177 20.6% 3,845 35.2%
4-bedroom 766 14.8% 446 7.8% 1,212 11.1%
5 or more bedroom 49 0.9% 9 0.2% 58 0.5%
TOTAL 5,191 100% 5,719 100% 10,910 100%
Source: US Census, 2014-2018 ACS
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 36 3F. Housing Costs

FOR SALE HOUSING
As shown in Figure 3-1, between 2000 and 2018,
median home sales prices in Stanton increased
189% while prices in the SCAG region increased
151%. The 2018 median home sales price in
Stanton was $432,000 (lower than the current
highs as described below). Prices in the City
have ranged from a low of 66.8% of the SCAG
region median in 2000 to a high of 86.5% in
2009.

In May 2021, there were 27 homes listed for sale
on Zillow.com with prices ranging from $79,900
(manufactured home) to $949,000 (singlefamily detached). Four multifamily properties were also listed. Of these homes, there were four
detached single-family homes with sales prices
beginning at $719,000. As shown in Table 3-21, the majority of homes for sale are in the $700,000+ price range (29.6%), with 22.2% of homes in the $500,000 to $599,999 range and another 22.2% of homes in the $100,000 to $199,999 range. Zillow identified the May 2021 median sales price as $502,000. While the median sales price is not affordable to lower and most moderate-income households (see Table 3-25), the City’s home sales prices are lower compared to Orange County (Zillow reported a median home sales price of $890,000 for the county in May 2021), which could result in demand for the City’s higher priced housing units since they may offer more amenities and are more affordable than comparable homes in the county.

FIGURE 3-1: MEDIAN HOME SALES PRICE
Source: SCAG 6th Cycle Data Package
TABLE 3-21: HOMES FOR SALE (MAY 2021)
Price Homes % of Homes
for Sale
$700,000 and more 8* 29.6%
$600,000 - $699,999 0 0%
$500,000 - $599,999 6 22.2%
$400,000 - $499,999 5 18.5%
$300,000 - $399,999 0 0%
$200,000 - $299,999 0 0%
$100,000 - $199,999 6 22.2%
$0 - $99,999 2 7.4%
Source: Zillow.com, May 2021
* Includes four multifamily properties.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 37

RENTAL HOUSING
Table 3-22 summarizes rents paid in Stanton in 2018 by rental range. The range with the highest percentage of units rented was between $1,000 and $1,499 at 45.1% (2,534 units). Only 10.9% of rentals were under $1,000 per month. Less than half (43.9%) of all rentals were over $1,500 per month.

Based on a review of rental ads on Zillow.com and Apartments.com, the average rent in Stanton is $1,870 per month. There were 19 rentals available in May 2021. Rents ranged from $1,675 to $2,375 for 2 bed/2 bath homes to $2,900 for a four-bedroom home.

TABLE 3-22: RENTAL COSTS (2018)
Rent Range Number % of Units
Paying Rent
Less than $500 334 5.9%
$500 to $999 283 5.0%
$1,000 to $1,499 2,534 45.1%
$1,500 to $1,999 1,681 29.9%
$2,000 to $2,499 578 10.3%
$2,500 to $2,999 116 2.1%
$3,000 or more 91 1.6%
Median (dollars) $ 1,441
Source: US Census, 2014-2018 ACS
TABLE 3-23: RENTAL RATES BY NUMBER OF BEDROOMS
Bedroom Type
Rental Survey
Units
Available Range Average Rent
Studio 1 $1,201 $1,201
1 bed 7 $1,375 - $1,800 $1,570
2 bed 8 $1,675 - $2,375 $1,997
3 bed 2 $1,998 - $2,300 $2,149
4 bed or more 1 $2,900 $2,900
Sources: Zillow.com and Apartments.com, May 2021

INCOME GROUPS
The California Department of Housing and Community Development (HCD) publishes household income data annually for areas in California. Table 3-24 shows the maximum annual income level for each income group adjusted for household size for Orange County. The maximum annual income data is then utilized to calculate the maximum affordable housing payments for different households (varying by income level) and their eligibility for housing assistance programs.  Extremely Low-Income Households have a combined income at or lower than 30% of area median income (AMI), as established by the Department of Housing and Community Development (HCD).
 Very Low-Income Households have a combined income between 30 and 50% of AMI, as established by HCD.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 38  Low-Income Households have a combined income between 50 and 80% of AMI, as established by HCD.
 Moderate-Income Households have a combined income between 80 and 120% of AMI, as established by HCD.
 Above Moderate-Income Households have a combined income greater than 120% of AMI, as established by HCD.

TABLE 3-24: STATE INCOME LIMITS – ORANGE COUNTY (2020)
Income Group 1 Person 2 Person 3 Person 4 Person 5 Person 6 Person 7 Person 8 Person Extremely Low $26,950 $30,800 $34,650 $38,450 $41,550 $44,650 $47,700 $50,800 Very Low $44,850 $51,250 $57,650 $64,050 $69,200 $74,300 $79,450 $84,550 Low $71,750 $82,000 $92,250 $102,450 $110,650 $118,850 $127,050 $135,250 Moderate $86,500 $98,900 $111,250 $123,600 $133,500 $143,400 $153,250 $163,150 Above Moderate $86,500+ $98,900+ $111,250+ $123,600+ $133,500+ $143,400+ $153,250+ $163,150+ Source: HCD 2020 Orange County Income Limits

HOUSING AFFORDABILITY
Table 3-25 shows the estimated maximum rents and sales prices, respectively, that are affordable to very low, low, moderate, and above moderate-income households. Affordability is based on a household spending 30% or less of their total household income for shelter. Affordability is based on the maximum household income levels established by HCD (Table 3-24). The annual income limits established by HCD are similar to those used by the U.S. Department of Housing and Urban Development (HUD) for administering various affordable housing programs. Maximum affordable sales price is based generally on the following assumptions: 4% interest rate, 30-year fixed loan, and down payments that vary with income level, as described in Table 3-25.

Comparing the maximum affordable housing costs in Table 3-25 to the rental rates in Tables 3- 22 and 3-23, rental rates in Stanton are generally affordable to moderate-income households and to above moderate-income households. While there are some units affordable to low-income households, there are no appropriately sized units affordable to extremely low and very lowincome households. The majority of available rentals were 1 and 2-bedroom units. Moderate and above moderate-income households can afford a broad range of available housing.

Although there are homes for sale in Stanton available to all income groups based on a comparison of Tables 3-21 and 3-25, the majority of homes (i.e. in the $500,000+ range) are affordable to only moderate and above moderate-income households. 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 39 TABLE 3-25: HOUSING AFFORDABILITY BY INCOME GROUP
Income Group
One Person Two Person Four Person Six Person
Home
Sale
Price*
Monthly
Rent or
Housing
Cost
Home
Sale
Price*
Monthly
Rent or
Housing
Cost
Home
Sale
Price*
Monthly
Rent or
Housing
Cost
Home
Sale
Price*
Monthly
Rent or
Housing
Cost
Extremely Low $95,732 $674 $110,336 $770 $139,354 $961 $162,871 $1,116 Very Low $172,037 $1,121 $191,528 $1,281 $240,080 $1,601 $278,960 $1,858 Low $272,909 $1,794 $311,789 $2,050 $389,359 $2,561 $451,567 $2,971 Moderate $345,719 $2,163 $394,100 $2,473 $476,828 $3,090 $551,932 $3,585 Above Moderate $345,719+ $2,163+ $394,100+ $2,473+ $476,828+ $3,090+ $551,932+ $3,585+ *Maximum affordable sales price is based on the following assumptions: 4.0% interest rate, 30-year fixed loan; down payment: $5,000 – extremely low, $10,000 – very low; $15,000 – low, $25,000 – moderate; property tax, utilities, and homeowners insurance as 30% of monthly housing cost.

Sources: HCD 2020 Orange County Income Limits; De Novo Planning Group, 2021 Extremely Low-income Households
As previously described, extremely low-income households earn less than 30% of the County Area Median Income (AMI). Depending on the household size, these households can afford rents between $674 and $1,116 per month and homes priced at $95,732 to $162,871. As of May 2021, there were no rental homes listed on Zillow.com or Apartments.com that would be affordable to extremely low-income households. However, based on US Census data, approximately 11% of renters pay monthly rents affordable to extremely low-income households. Extremely low-income households are able to afford to purchase a manufactured home in Stanton; however, real estate listings for these homes indicate that homes affordable at this price point are in very limited supply.

Very Low-income Households
Very low-income households earn between 31% and 50% of the County Area Median Income (AMI). Depending on the household size, these households can afford rents between $1,121 to $1,858 per month and homes priced at $172,037 to $278,960. As of May 2021, there were some studio, one-bedroom, and two-bedroom rental homes listed on Zillow.com or Apartments.com that could be affordable to very low-income households. Furthermore, based on US Census data, approximately one-third of renters pay monthly rents affordable to very low-income households (inclusive of units also affordable to extremely low-income). Very low-income households may be able afford to purchase a manufactured home in Stanton; however, real estate listings for these homes indicate that homes affordable at this price point are in very limited supply.

Low-income Households
Low-income households earn between 51% and 80% of the County Area Median Income (AMI).

Depending on the household size, these households can afford rents between $1,794 to $2,971 per month and homes priced at $272,909 to $451,567. As of May 2021, all studio through fourbedroom+ options listed on Zillow.com or Apartments.com would be affordable to low-income households. Based on US Census data, approximately 98% of renters pay monthly rents affordable to low-income households. Low-income households can afford better-maintained manufactured homes and multifamily homes, excluding new construction. 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 40 Moderate-income Households
Moderate-income households earn between 80% and 120% of the County Area Median Income (AMI). Depending on the household size, these households can afford rents between $2,163 and $3,585 per month and homes priced at $345,719 to $551,932. As of May 2021, all studio through four-bedroom+ options were affordable to moderate-income households; these units included multifamily homes as well as single-family homes listed for rent by the homeowner. Moderateincome households can also afford a broader array of homes listed for sale as of May 2021. These unit types include manufactured homes, multifamily homes, and some single-family homes, excluding new construction.

OVERPAYMENT
As in most communities, the location of the home is one of the biggest factors with regard to price. Compared to the county, housing in Stanton is relatively more affordable ($890,000 versus $502,000 according to Zillow median sales prices in May 2021). However, housing is not affordable for all income levels, particularly the extremely low, very low, and low-income households.

As shown in Table 3-26, 60.9% of renters in Stanton and 35.0% of homeowners overpay for housing. The majority of renters that overpay are in the lower income groups, with 73.5% in the extremely low-income group and 19.2% in the very low-income group severely overpaying for housing (over 50% of their monthly income). Comparatively, 61.8% of extremely low-income owners and 32.0% of very low-income owners are severely overpaying. Therefore, while overpayment is more predominate among lower income renter households, overpayment is an issue for both renter and owner households. Close to half (48.5%) of all households in Stanton overpay for housing.

TABLE 3-26: HOUSEHOLDS BY INCOME LEVEL AND OVERPAYMENT (2017) Household Overpayment Renters Owners Total % of
Income Category
Extremely Low-Income
Households 2,055 665 2,720 100%
With Cost Burden >30% 1,730 / 84.2% 505 / 77.1% 2,235 82.2% With Cost Burden >50% 1,510 / 73.5% 405 / 61.8% 1,915 70.4% Very Low-Income Households 1,585 905 2,490 100%
With Cost Burden >30% 1,340 / 84.5% 550 / 60.8% 1,890 75.9% With Cost Burden >50% 305 / 19.2% 290 / 32.0% 595 23.9% Low-Income Households 905 1,210 2,115 100%
With Cost Burden >30% 350 / 38.7% 495 / 40.9% 845 40.0% With Cost Burden >50% 25 / 2.8% 95 / 7.9% 120 5.7%
Total Extremely Low, Very Low,
and Low-Income Households
Paying >30%
3,420 / 75% 1,550 / 56% 4,970
68% of lower
income
households
Moderate and Above ModerateIncome Households 1,165 2,430 3,595 100% With Cost Burden >30% 60 / 5.2% 274 / 11.3% 334 9.3%
With Cost Burden >50% 10 / 0.9% 19 / 0.8% 29 0.8%
Total Households 5,715 5,210 10,925 100%
With Cost Burden >30% 3,480 / 60.9% 1,824 / 35.0% 5,304 48.5% With Cost Burden >50% 1,850 / 32.4% 809 / 15.5% 2,659 24.3% Note: Data is rounded to the nearest 5.

Source: HUD Comprehensive Housing Affordability Strategy (CHAS), 2013-2017 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 41

AFFORDABLE HOUSING INVENTORY
The City uses various funding sources to preserve and increase the supply of affordable housing through new construction and the acquisition and/or rehabilitation of renter-occupied units.

Affordability covenants in Stanton include developments that hold federal subsidy contracts, received tax credits or mortgage revenue bonds, and/or were financed by redevelopment funds or non-profit developers.

Table 3-27 shows assisted units with covenants that require rents to be maintained at affordable levels for various agreed upon periods of time. In 2021, Stanton had 743 total deed-restricted affordable units. A recorded deed restriction serves as an affordability covenant that restricts the income level of a person who occupies the property and ensures the property will remain available for low to moderate-income persons through the foreseeable future.

TABLE 3-27: DEED RESTRICTED AFFORDABLE HOUSING UNITS
Project Name/Address No. & Type of Affordable Units Duration of Affordability
Park Stanton Senior Apartments
7622 Katella Avenue
335 total units; 335 affordable units
Seniors
30 years
(2024)
Plaza Court
11380 Court Street
103 total units; 102 affordable units
Family
30 years
(2027)
Continental Gardens Apartments
8101 Cerritos Avenue
297 total units; 297 affordable units
Family
30 years
(2026)
Stanton Accessible Apartments
10572 Knott Avenue
10 total units; 9 affordable units
Disabled
20 years / 38 years
(2027 / 2045)
Sources: California Housing Partnership, 2021; SCAG 6th Cycle Data Package

MOBILE HOMES
Mobile homes offer a more affordable option for those interested in homeownership. The median value of a mobile home in Orange County in 2018 was $59,000 (2018 ACS 5-Year Estimates Data Profile). Overall, 1,438 mobile homes are located in Stanton (DOF, Table 2: E-5, 1/1/2019). As shown by Table 3-28, there are nine mobile home parks in the City with a total of 1,301 permitted spaces.

The mobile home parks are located throughout the City, but are concentrated in the south part of Stanton.

In addition to the cost of a mobile home, owners must either purchase a residential site or rent a mobile home space. And although they present a more affordable alternative, mobile home rents have risen steadily in Orange County and throughout southern California since 2009.2 2 Jeff Collins, “Soaring rents jolt senior tenants at mobile home park,” OC Registrar (July 20, 2018). 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 42 TABLE 3-28: MOBILE HOME PARKS IN STANTON
Park Name/Address Operator MH Spaces
Villa Capri MH Estates (30-0114-Mp)
8111 Stanford Ave Teemly, LLC 176
Garden Terrace Estates (30-0133-Mp)
7887 Lampson Ave Garden Terrace MHC LLC 103
Magic Lamp MHP (30-0185-Mp)
7700 Lampson Ave
Busch Carr & McAdoo
C/O Bessire & Casenhiser 132
Katella MH Estates (30-0186-Mp)
8681 Katella Ave MJM Properties Inc 279
La Lampara MHP (30-0217-Mp)
7271 Katella Ave
Busch Carr & McAdoo
C/O Bessire & Casenhiser 102
Beach West Mobile Home Estates (30-0228-Mp)
8051 Acacia Ave Mitchell, D 90
Plaza Pines Estates (30-0251-Mp)
11250 Beach Blvd Ronnenberg Inc. 144
Fernwood Mobile Home Park (30-0253-Mp)
10550 Western Ave Fernwood One LLC 165
Parque Pacifico MHP (30-0449-Mp)
12101 Dale St
Busch Carr & McAdoo
C/O Bessire & Casenhiser 110
TOTAL 1,301
Source: HCD 2019 Mobile Home Park Listings
3G. Future Housing Needs
A Regional Housing Needs Plan (RHNP) is mandated by the State of California (Government Code Section 65584) for regions to address housing issues and needs based on future growth projections for the area. The RHNP for Stanton is developed by the Southern California Association of Governments (SCAG), and allocates a “fair share” of regional housing needs to individual cities.

The intent of the RHNP is to ensure that not only are local jurisdictions addressing the needs of their immediate areas, but also that the needs of the entire region are fairly distributed to all communities. A major goal of the RHNP is to ensure that every community provides an opportunity for a mix of affordable housing to all economic segments of its population.

As the regional planning agency, SCAG determines the City’s fair share of housing through the Regional Housing Needs Allocation (RHNA) process. This Housing Element addresses SCAG’s RHNA schedule for the 6th Cycle, from 2021 through 2029. The City will need to plan to accommodate 1,231 new units, which includes 82 extremely low-income units, 83 very low, 145 low, 231 moderate, and 690 above moderate-income units. Pursuant to Government Code Section 65583(a)(1), 50% of Stanton’s very low-income regional housing needs assigned by SCAG are extremely low-income households, and hence the 82 ELI units. Table 3-29 summarizes Stanton’s fair share, progress to date, and remaining units. 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 43 TABLE 3-29: REGIONAL HOUSING NEEDS ALLOCATION – 6TH CYCLE Status
Extremely
and Very
Low-income
(0-50% AMI)
Low-income
(51-80%
AMI)
Moderateincome
(81-120% AMI)
Above Moderateincome (121%+
AMI)
Total
RHNA Allocation 165 145 231 690 1,231
Constructed, Under
Construction, Permits
Issued (Since 6/30/2021)
79 12 114 335 540
Units Approved/Entitled 60 0 121 232 413
Remaining Allocation 26 133 0 (-4) 123 282
Sources: SCAG 6th Cycle Final RHNA Allocation Plan, 2021; City of Stanton, 2021 3H. Special Needs Groups
Government Code Section 65583(a)(7) requires a housing element to address special housing needs, such as those of the elderly; persons with disabilities, including a developmental disability, as defined in Section 4512 of the Welfare and Institutions Code; large families; farmworkers; families with female heads of households; and families and persons in need of emergency shelter.

The needs of these groups often call for targeted program responses, such as temporary housing, preservation of residential hotels, housing with features to make it more accessible, and the development of four-bedroom apartments. Special needs groups have been identified and, to the degree possible, responsive programs are provided. A principal emphasis in addressing the needs of these groups is to continue to seek state technical assistance grants to identify the extent and location of those with special needs and identify ways and means to assist them. Local government budget limitations may act to limit effectiveness in implementing programs for these groups. Please refer to Section 5C of this Housing Element for a discussion of agencies and programs that serve special needs populations in Stanton.

SENIORS
Seniors are considered persons age 65 or older in this Housing Element. However, it must be noted that some funding programs have lower age limits for persons to be eligible for their senior housing projects. Seniors have special housing needs primarily resulting from physical disabilities and limitations, fixed or limited income, and health care costs. Additionally, senior households also have other needs to preserve their independence including supportive services to maintain their health and safety, in-home support services to perform activities of daily living, conservators to assist with personal care and financial affairs, public administration assistance to manage and resolve estate issues, and networks of care to provide a wide variety of services and daily assistance. 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 44 Various portions of the Housing Element
describe characteristics of the senior
population, the extent of their needs for
affordable housing, housing designated for
seniors, and City provisions to accommodate
their need. Senior household growth in
Stanton from 2010 to 2018 is shown in Table
3-30. The increase in elderly persons is likely
due to aging in place of Stanton’s residents.

Senior households increased by approximately

4.6% from 2010 to 2018. While seniors
represent approximately 11.3% of the City’s
population, senior households represent
approximately 20.3% of total households,
which is primarily due to the smaller senior
household size.

Table 3-31 summarizes senior households by age and tenure. The majority of senior households are owners, 1,414 or 64%, whereas 36% of senior households (805) are renters. Stanton has a lower percentage of owner-occupied elderly households than in Orange County (13.0% vs. 18.1%), and a higher percentage of renter-occupied elderly households (7.4% vs. 5.8%). Elderly renters tend to prefer affordable units in smaller single-story structures or multi-story structures with an elevator, close to health facilities, services, transportation, and entertainment.

During the planning period, senior households are anticipated to increase at a rate commensurate with overall population and household growth. It is anticipated that approximately 20% of the City’s RHNA will be needed or used by senior households. Senior housing types can include market rate homes, senior single-family housing communities, senior apartments, and mobile homes.

TABLE 3-31: HOUSEHOLDER AGE BY TENURE (2018)
Age Group
Owners Renters
Number Percent Number Percent
65-74 years 809 57.2% 479 59.5%
75-84 years 453 32% 208 25.8%
85 plus years 152 10.8% 118 14.7%
TOTAL 1,414 100%
(64% of total) 805 100%(36% of total)
Source: US Census, 2014-2018 ACS (Table B25007)
The 2014-2018 ACS survey indicates that 7.3% (162) of senior households in Stanton are below the poverty level. It is likely that a portion of these senior households overpay for housing due to their limited income. The median income of households with a head of household that is 65 years and over is $33,598, significantly less (40.5% less) than the median household income of $56,506.

Senior Housing
There is increasing variety in the types of housing available to the senior population. This section focuses on three basic types.

Independent Living – Housing for healthy seniors who are self-sufficient and want the freedom and privacy of their own separate apartment or house. Many seniors remain in their original TABLE 3-30: SENIOR POPULATION AND
HOUSEHOLDS (2010 & 2018)
Population 2010 2018
Number 3,841 4,366
Percent Change - 13.7%
Annual Percent Change - 1.7%
Households 2010 2018
Number 2,122 2,219
Percent Change - 4.6%
Annual Percent Change - 0.6%
Source: US Census, 2010; US Census, 2014-2018 ACS
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 45 homes, and others move to special residential communities which provide a greater level of security and social activities of a senior community.

Group Living – Shared living arrangements in which seniors live in close proximity to their peers and have access to activities and special services.

Assisted Living – Provides the greatest level of support, including meal preparation and assistance with other activities of daily living.

Stanton permits residential care facilities serving six or fewer persons by right in all residential zones, and those serving more than six persons by conditional use permit in the Medium Density Residential (RM) Zone and High Density Residential (RH) Zone. Senior housing is permitted with a conditional use permit in the High Density Residential (RH) Zone. There are two assisted living residential care facilities for the elderly in the City:
 New Horizon Senior Living, 8541 Cerritos Avenue – 120-bed elderly residential care facility  Rowntree Gardens, 12151 Dale Street – Senior living community providing the complete continuum of care, including independent living, assisted living, and memory care Additionally, a new 66-bed senior assisted living facility is under construction. It should be noted, however, that there are no assisted living facilities that serve low and very low-income seniors who cannot afford to pay the market rates for housing and services.

Several programs address the non-housing needs of seniors in Stanton. Additional support for senior residents is provided by the Parks & Recreation Department, which provides and coordinates senior services programs offered by the City and non-profits. Some of the programs and services offered by the City include nutrition/meal programs, tax counseling, legal assistance, and recreational activities. The City also partners with OCTA to provide senior transportation services throughout Stanton.

DISABLED PERSONS
A “disability” includes, but is not limited to, any physical or mental disability as defined in California Government Code Section 12926. A “mental disability” involves having any mental or psychological disorder or condition that limits a major life activity. A “physical disability” involves having any physiological disease, disorder, condition, cosmetic disfigurement, or anatomical loss that affects body systems. In addition, a mental or physical disability limits a major life activity by making the achievement of major life activities difficult including physical, mental, and social activities and working.

Physical, mental, and/or developmental disabilities could prevent a person from working, restrict a person’s mobility, or make caring for oneself difficult. Therefore, disabled persons often require special housing needs related to potential limited earning capacity, the lack of accessible and affordable housing, and higher health costs associated with disabilities. Additionally, people with disabilities require a wide range of different housing, depending on the type and severity of their disability. Housing needs can range from institutional care facilities to facilities that support partial or full independence (i.e. group care homes). Supportive services such as daily living skills and employment assistance need to be integrated in the housing situation.  Individuals with a mobility, visual, or hearing limitation may require housing that is physically accessible. Examples of accessibility in housing include widened doorways and hallways, ramps, bathroom modifications (e.g., lowered countertops, grab bars, adjustable shower heads, etc.) and special sensory devices including smoke alarms and flashing lights.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 46  Individuals with self-care limitations (which can include persons with mobility difficulties) may require residential environments that include in-home or on-site support services ranging from congregate to convalescent care. Support services can include medical therapy, daily living assistance, congregate dining, and related services.  Individuals with developmental disabilities and other physical and mental conditions that prevent them from functioning independently may require assisted care or group home environments.
 Individuals with disabilities may require financial assistance to meet their housing needs because a higher percentage than the population at large are low-income and their special housing needs are often more costly than conventional housing.

According to the 2014-2018 ACS, there were 3,951 persons with one or more disabilities in Stanton. Of the disabled population, 61.5% were aged 5 to 64 and 38.1% were aged 65 and over.

No disabilities were reported in the population aged 5 and under (except for a vision difficulty – 18 persons under 5 years). Table 3-32 identifies disabilities by type of disability.

TABLE 3-32: DISABILITIES BY DISABILITY TYPE (2018)
Type of Disability Persons Ages 5-64 Persons Ages 65+ Total Number Percent Number Percent Number Percent
Hearing Difficulty 649 26.7% 507 33.7% 1,156 29.3%
Vision Difficulty 376 15.5% 170 11.3% 564 14.3%
Cognitive Difficulty 1,282 52.8% 552 36.7% 1,834 46.4%
Ambulatory Difficulty 769 31.7% 1,015 67.4% 1,784 45.2% Self-Care Difficulty 411 16.9% 375 24.9% 786 19.9%
Independent Living Difficulty 624 25.7% 779 51.8% 1,403 35.5% Total Persons with One or
More Disabilities1 2,428
100% /

61.5% of
disabled
1,505
100% /

38.1% of
disabled
3,951 100%
1 A person may have more than one disability, so the total disabilities may exceed the total persons with a disability.

Source: US Census, 2014-2018 ACS
As shown in Table 3-33, the 2014-2018 ACS indicates that for individuals between the ages of 16 and 64, approximately 1,065 persons had some form or type of disability and were not in the labor force. This indicates that their disability may impede their ability to earn an adequate income, which in turn could affect their ability to afford suitable housing accommodations to meet their special needs. Therefore, many in this group may be in need of housing assistance.

TABLE 3-33: DISABLED PERSONS BY EMPLOYMENT STATUS (2018) Ages 16 to 64 Percent
Employed with Disability 793 41.3%
Unemployed with Disability 64 3.3%
Not in Labor Force with Disability 1,065 55.4%
TOTAL 1,922 100%
Source: US Census, 2014-2018 ACS
While recent Census data does not provide income levels or overpayment data for persons with a disability, the 2014-2018 ACS survey does report on indicators that relate to a disabled person’s or household’s income. The 2014-2018 ACS data indicates that 861 persons with a disability are 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 47 below the poverty level. It is likely that a portion of these disabled persons are in households that overpay for housing due to their limited income. The 2014-2018 ACS data indicates that 26.6% of households receiving food stamps or similar assistance have a disabled member. Of the 2,903 households with a disabled member, 541 households receive food stamps or similar assistance.

The 2014-2018 ACS data indicates that the median earnings for males 16 years and over with a disability were $30,718 compared with $31,329 for males with no disability. Median earnings for females 16 years and over with a disability were $11,983 compared to $23,610 for females with no disability.

The persons in the “with a disability” category in Tables 3-32 and 3-33 include persons with developmental disabilities. “Developmental disability” means “a disability that originates before an individual attains age 18 years, continues, or can be expected to continue, indefinitely, and constitutes a substantial disability for that individual.” This term includes an intellectual disability, cerebral palsy, epilepsy, autism, and disabling conditions found to be closely related to intellectual disabilities or to require treatment similar to that required for individuals with an intellectual disability, but does not include other handicapping conditions that are solely physical in nature.

While the U.S. Census reports on a broad range of disabilities, the Census does not identify the subpopulation that has a developmental disability. The California Department of Developmental Services (DDS) maintains data regarding people with developmental disabilities, defined as those with severe, life-long disabilities attributable to mental and/or physical impairments. The DDS data is reported by zip code, so the data reflects a larger area than the City of Stanton; however, the data was joined at the jurisdiction level by SCAG to approximate the counts for Stanton. The DDS/SCAG data indicates that 265 developmentally disabled persons reside in zip codes 90680, 92804, and 92841. Table 3-34 breaks down the developmentally disabled population by residence type. Of these persons, the majority (224) live at home with a parent or guardian and only 15 live independently.

TABLE 3-34: DEVELOPMENTALLY DISABLED PERSONS BY RESIDENCE TYPE (2018) Home of
Parent/
Guardian
Independent/
Supported
Living
Community
Care Facility
Intermediate
Care Facility
Foster/
Family
Home
Other TOTAL
Stanton* 224 15 16 5 5 0 265
*Data is for the Stanton portion of zip codes 90680, 92804, and 92841 Sources: CA DDS, 2019; SCAG 6th Cycle Data Package
Housing for Disabled Persons
Households with a disabled member will require a mixture of housing units with accessibility features, in-home care, or group care housing facilities. Some of these households will have a member with a developmental disability and are expected to have special housing needs.

Developmentally disabled persons may live with a family in a typical single-family or multifamily home, but some developmentally disabled persons with more severe disabilities may have special housing needs that may include extended family homes, group homes, small and large residential care facilities, intermediate care, and skilled nursing facilities and affordable housing such as extremely low/very low/low-income housing (both rental and ownership), Section 8/Housing Choice Vouchers, and single room occupancy-type units.

In Stanton, there is one residential facility serving adults with special needs, including physical, mental, and developmental disabilities:
 Casa de Esperanza, 10572 Knott Avenue – ten 1-2 bedroom accessible apartments 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 48 Furthermore, there are a number of resources available throughout the County to serve the disabled residents of Stanton. Table 3-35 identifies some of the organizations in or near Stanton that specialize in providing services for the disabled and developmentally disabled population.

TABLE 3-35: FACILITIES AND SERVICES FOR DISABLED PERSONS Organization Name Type of Service Provided Disabled Population Served The Arc Los Angeles and Orange Counties Educational, vocational, and life skills training Developmentally disabled adults
Blind Children’s Learning Center – Santa
Ana
Braille instruction, occupational
and communication therapies, and
vision services
Children from birth to 12th grade
Dayle McIntosh Center – Anaheim Skills training, adaptive life skills, referrals, etc. Disabled persons
Goodwill Industries of Orange County Vocational evaluation, training, and employment opportunities
Adults with physical, psychiatric,
and developmental disabilities
John Henry Foundation – Santa Ana Medically supervised residential facility Mentally disabled persons
Mental Health Association of Orange County
Medication support, case
management, vocational
rehabilitation, etc.

Mentally disabled persons
Regional Center of Orange County Educational and vocational skills training Developmentally disabled adults
Providence Speech and Hearing Center –
Fountain Valley
Complete diagnostic and treatment
services
Children and adults with speech
and hearing impairments
United Cerebral Palsy Association of
Orange County Support group, life skills training Persons with cerebral palsy and similar disabilities
VNA Health Care Home-based nursing,
rehabilitation, etc.

Ill, injured, or physically disabled
persons
The 2014-2018 ACS data indicates that for individuals between the ages of 5 and 64, approximately 4.6% of the total population of Stanton have an ambulatory difficulty, 1.5% have a vision difficulty, 3.0% have a hearing difficulty, and 3.6% have an independent living difficulty.

These types of disabilities may impede their ability to find suitable housing accommodations to meet their special needs. Therefore, many in these groups may be in need of housing assistance.

Households containing physically handicapped persons may also need housing with universal design measures or special features to allow better physical mobility for occupants.

The 2014-18 ACS data also indicates that 2,903 households (26.6%) in Stanton had one or more disabled persons, including developmentally disabled persons. It is anticipated that this rate will remain the same during the planning period. Housing needed for persons with a disability during the planning period is anticipated to include community care facilities or at-home supportive services for persons with an independent living difficulty or self-care difficulty (approximately 5.7% of the population), as well as housing that is equipped to serve persons with ambulatory and sensory disabilities. Approximately 26% of the RHNA, 327 units, may be needed to have universal design measures or be accessible to persons with a disability.

LARGE FAMILY HOUSEHOLDS
Large family households are defined as households of five or more persons. Large family households are considered a special needs group because there is often a limited supply of 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 49 adequately sized housing to accommodate their needs. The more persons in a household, the more rooms are needed to accommodate that household. Specifically, a five-person household would require three or four bedrooms, a six-person household would require four bedrooms, and a seven-person household would require four to six bedrooms.

In Stanton, 2,530 households, 23.2% of all households, have five or more persons as described in Table 3-19. Of the large households, 38.6% own their home and 61.4% rent. Typically, there are more owner-occupied large households that are cost burdened when compared to renter households and the population as a whole. However, the 2014-2018 ACS survey does not provide data regarding overpayment for large households. Table 3-36 compares the median income for households with five or more persons to the citywide median income for 2018. For five- and sixperson households, the median household income was higher versus the citywide median of $56,506, but was lower for seven or more person households.

TABLE 3-36: MEDIAN INCOME BY HOUSEHOLD SIZE (2018)
Size Median Income
5-Person Households $63,893
6-Person Households $67,679
7 or More Person Households $55,417
Median Household Income (All Households) $56,506
Source: US Census, 2014-2018 ACS
Large families can have a difficult time finding housing units large enough to meet their needs.

In Stanton, there appears to be a sufficient amount of ownership housing available to provide units with enough bedrooms for larger households, but there is a shortage of adequately sized units for renter households with six or more persons. Table 3-37 identifies the number of large households by household size versus the number of large owner and rental units. Furthermore, while there may be adequate units in Stanton to accommodate large owner and five-person renter households, it does not mean that there is a match between housing units that exist and large families. As described in Table 3-18, 9.5% of owner-occupied homes and 23.3% of renteroccupied homes are overcrowded.

TABLE 3-37: HOUSEHOLD SIZE VERSUS BEDROOM SIZE BY TENURE (2018) Tenure 3 BR
Units
5-Person Households 4+ BR
Units
6-Person and Larger
Households
HouseholdsShortfall/
Excess
HouseholdsShortfall/
Excess
Owner 2,668 492 2,176 815 485 330
Renter 1,177 765 412 455 788 (333)
Source: US Census, 2014-2018 ACS
Large households require housing units with more bedrooms than housing units needed by smaller households. In general, housing for these households should provide safe outdoor play areas for children and should be located to provide convenient access to schools and child care facilities. These types of needs can pose problems particularly for large families that cannot afford to buy or rent single-family houses. It is anticipated that approximately 24% of the regional housing needs allocation units will be needed to accommodate large households and an emphasis should be placed on ensuring rental units are available to large households. 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 50

SINGLE PARENT AND FEMALE-HEADED HOUSEHOLDS
Single parent households are households with children under the age of 18 at home and include both male- and female-headed households. These households generally have a higher ratio between their income and their living expenses (that is, living expenses take up a larger share of income than is generally the case in two-parent households). Therefore, finding affordable, decent, and safe housing is often more difficult for single parent and female-headed households.

Additionally, single parent and female-headed households have special needs involving access to daycare or childcare, health care, and other supportive services.

While the majority of households in Stanton are either two-spouse couples or single person households, 34.6% of family households are headed by a single male or single female. There are 868 male heads of household with no wife present and 297 of these households have children under 18. There is a larger number of female householders with no husband present – 2,038 households or 24.3% of family households – and 936 of these female-headed households have children under 18. Table 3-38 identifies single parent households by gender of the householder and presence of children.

The median income of female-headed households (no spouse present) is $39,702, 17.9% less than the median income of a male-headed, no spouse present family ($48,333) and 29.7% less than the median income of all households in the City ($56,506). Approximately 11.1% of all households are under the poverty level; 34.9% of female-headed households with related children under 18 are under the poverty level.

TABLE 3-38: FAMILIES AND FEMALE HOUSEHOLDER WITH CHILDREN UNDER 18 (2018) Category Number Percent
Total Families 8,389 100%
Male householder, no spouse present 868 10.3%
With children under 18 297 3.5%
Female householder, no spouse present 2,038 24.3%
With children under 18 936 11.2%
Source: US Census, 2014-2018 ACS
As Stanton’s population and households grow, there will be a continued need for supportive services for single parent households with children present. To address both the housing and supportive services needs of single parent households, additional multifamily housing should be developed that includes childcare facilities (allowing single parents to actively seek employment).

In addition, the creation of innovative housing for female-headed households could include cohousing developments where childcare and meal preparation responsibilities can be shared. The economies of scale available in this type of housing would be advantageous to this special needs group as well as all other low-income household groups. Limited equity cooperatives sponsored by non-profit housing developers are another financing structure that could be considered for the benefit of all special needs groups.

FARMWORKERS
Farmworkers are traditionally defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor. Following changes in the area’s economy, Orange County today is a mostly developed urban/suburban region with a strong local economy that is not tied to an agricultural base. While there are still active farming areas on the Irvine Ranch and 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 51 in some other cities, shifts in the county’s economy to manufacturing, technology, and serviceoriented sectors have significantly curtailed agricultural production.

The 2014-2018 ACS data estimates that only 127 (less than 1.0% of the working population) of Stanton’s residents were employed in agriculture (or related industries – forestry, fishing and hunting, mining) in 2018. Given the limited active agriculture operations in and around the City, the number of residents employed in agriculture as opposed to those employed in forestry, fishing and hunting, or mining is likely to be smaller than 127. In addition, it is possible (although statistics are not available) that a number of active farmworkers are not full-time residents of Stanton, and migrate into the area depending on seasonal crop harvest. The United States Department of Agriculture (USDA) estimates that there were just 340 migrant farmworkers in Orange County in 2017. USDA estimates that 666 farmworkers worked seasonally (hired for a period of less than 150 days) in Orange County in 2017, while 1,106 farmworkers in Orange County were permanent (hired for a period of greater than or equal to 150 days). Such farmworkers may find temporary housing in Stanton by living with relatives, or short-term rental of a single unit for several families, resulting in overcrowded conditions.

HOMELESS PERSONS
Government Code Section 65583(a)(7) requires that the Housing Element include an analysis of the needs of homeless persons and families. Homeless persons are defined as those who lack a fixed and adequate residence. People who are homeless may be chronically homeless (perhaps due to substance abuse or mental health issues) or situationally homeless (perhaps resulting from job loss or family strife). Homeless people face critical housing challenges due to their very low incomes and lack of appropriate housing. Thus, state law requires jurisdictions to plan to help meet the needs of their homeless populations.

The law also requires that each jurisdiction address community needs and available resources for special housing opportunities known as transitional and supportive housing. These housing types provide the opportunity for families and individuals to “transition” from a homeless condition to permanent housing, often with the assistance of supportive services to assist individuals in gaining necessary life skills in support of independent living.

Homeless Estimates
Counting the homeless population is problematic due to their transient nature; however, through the efforts of the Orange County Continuum of Care (CoC) estimates have been developed. The Orange County CoC is a consortium of individuals and organizations with the common purpose of developing and implementing a strategy to address homelessness in Orange County. The Orange County CoC is responsible for managing U.S. Department of Housing and Urban Development (HUD) funds for homelessness, and is uniquely positioned to identify system needs and take steps to address them with the collaboration and partnership of community stakeholders.

As the primary coordinating body for homeless issues and assistance for the entire county, the Orange County CoC accomplishes a host of activities and programs vital to the county, including a biennial point-in-time “snapshot” survey to identify and assess the needs of both the sheltered and unsheltered homeless. Orange County’s 2019 Sheltered Point-In-Time Count took place the night of Tuesday, January 22, 2019. Emergency shelters and transitional housing programs collected client-level demographic information from individuals and families staying the night in each program. The 2019 Unsheltered Count process took place over two days, Wednesday, January 23 and Thursday, January 24, to ensure the 800 square mile county jurisdiction was canvassed effectively.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 52 The 2019 Point-In-Time Report identified 116 people in the City of Stanton experiencing homelessness, representing 1.7% of Orange County’s total homeless count (6,860 individuals). An estimated 71 (61.2%) of the 116 homeless individuals in Stanton were unsheltered and an estimated 45 (38.8%) were sheltered.

Housing Accommodations
In 2013, the City amended the Zoning Code to allow 1) emergency shelters by right in the Industrial General (IG) zone, subject to compliance with objective standards consistent with the requirements identified in Government Code Section 65583(a)(4), and 2) transitional and supportive housing by right in all residential zoning districts and subject only to the same requirements for residential uses of the same type (e.g., single-family or multifamily) in the same zone. The Housing Plan includes policies and programs directed to encourage the provision of housing and services for the homeless population as well as persons and households at risk of homelessness.

There are currently no emergency shelters operating in the City. Instead, Stanton supports a regional effort among the various local agencies making up the North Service Planning Area of Orange County, which includes 13 cities (Stanton, Anaheim, Brea, Buena Park, Cypress, Fullerton, La Habra, La Palma, Los Alamitos, Orange, Placentia, Villa Park, and Yorba Linda).

The most recent inventory of resources available within Orange County for emergency shelters, transitional housing, and permanent supportive housing units comes from the 2019 Housing Inventory reported to HUD by the Orange County CoC. Table 3-39 shows the total beds offered by homeless facilities in the Orange County CoC area.

TABLE 3-39: HOMELESS FACILITIES (2019)*
Facility Type
Orange County CoC Region
Family Units Family Beds Adult-Only Beds Total YearRound Beds Emergency Shelter 170 574 1,401 1,989
Transitional Housing 272 816 289 1,105
Permanent Supportive Housing 213 518 1,725 2,243
Rapid Re-Housing 149 615 159 774
Other Permanent Housing 8 16 92 108
TOTAL 812 2,539 3,666 6,219
*Numbers are for the total Orange County Continuum of Care region for which Stanton is a participating member Source: HUD 2019 Continuum of Care Homeless Assistance Programs, Housing Inventory Count Report  Emergency Shelters – An emergency shelter is intended to be a first stop to exit homeless from the street. Emergency shelter models have changed dramatically in recent years, moving from a very utilitarian, limited service environment, to a highly managed intake process with immediate case management and support services to stabilize individuals and families experiencing homelessness. Ideally, stays are under six months with the intent to move the individual or family into transitional housing. No individual or household may be denied emergency shelter because of an inability to pay. Shelters serving the North Service Planning Area include the Buena Park Navigation Center and the Placentia Navigation Center.
 Transitional Housing – Sometimes referred to as “bridge” housing, provides housing accommodations and support services for persons and families, but restricts occupancy to no more than 24 months. In the Orange County CoC region, a total of 1,105 transitional 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 53 housing beds are provided. The 2019 point-in-time survey found that the average occupancy for transitional housing beds was 78.2% at the time of the survey.  Permanent Supportive Housing – Supportive housing has no limit on length of stay and is linked to onsite or offsite services that assist residents in retaining the housing, improving their health status, and maximizing their ability to live and, when possible, work in the community. A total of 2,243 permanent housing beds are provided in the Orange County CoC region. As part of the Project Homekey program in Stanton, the Stanton Inn and Suites and the Tahiti Motel are serving as temporary housing and will be converted to permanent supportive housing during the 2021-2029 planning period.  Rapid Re-Housing – Rapid re-housing provides short-term rental assistance and services.

The goals are to help people obtain housing quickly, increase self-sufficiency, and stay housed.
 Other Permanent Housing – Consists of permanent housing with services (no disability required for entry) and permanent housing with housing only.

A network of local and regional service providers operates a number of programs to serve the needs of varied homeless subpopulations. Table 3-40 provides a list of emergency and transitional shelters and available services for the homeless population in and around Stanton. 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 54 TABLE 3-40: FACILITIES AND SERVICES FOR THE HOMELESS
Organization Name Type of Service Provided Homeless
Population Served
Number of Beds
American Family Housing – multiple
locations
Permanent supportive
housing All n/a
APAIT Health Center – Garden Grove Emergency shelter,
transitional housing
Individuals living
with HIV/AIDS n/a
Buena Park Navigation Center (Mercy
House) – Buena Park
Emergency shelter,
transitional housing All 150
Colette’s Children’s Home – Huntington
Beach
Emergency shelter,
transitional housing Women and children n/a
Family Promise of Orange County –
Anaheim
Emergency shelter,
transitional housing
Families with
children n/a
Hannah’s House (Casa Teresa) – Orange Transitional housing, case management Pregnant women n/a
Hope Family Housing (Orange County
Rescue Mission) – Tustin
Emergency shelter,
transitional housing Families n/a
House of Hope (Orange County Rescue
Mission) – Orange County
Transitional and
supportive housing
Women/women
with children 45
Huntington Beach Navigation Center (Mercy
House) – Huntington Beach
Emergency shelter,
transitional housing
Adults, couples
without children 174
Illumination Foundation – Stanton Case management All n/a Mary’s Path – Central Orange County Transitional housing Young mothers n/a Pathways of Hope – Orange County Emergency shelter,
case management
Families with
children n/a
Placentia Navigation Center (PATH) –
Placentia
Emergency shelter,
case management All 100
Salvation Army Anaheim Emergency Shelter Emergency shelter All 224 Salvation Army Hospitality House – Santa
Ana Emergency shelter All 75
The Sheepfold – Central Orange County Domestic violence shelter, transitional housing Women with children n/a
Thomas House Family Shelter – Garden
Grove Transitional housing Families with
children n/a
WISEPlace – Santa Ana Transitional housing,
case management
Women without
children 52
Assessment of Need
Based on the available information, there is a countywide homeless population of 6,860 persons but only 6,219 beds, indicating an unmet demand for 641 homeless persons. It is noted that the 2019 point-in-time survey identified 2,899 sheltered homeless persons and 3,961 unsheltered homeless persons (45 sheltered and 71 unsheltered for Stanton, respectively). The discrepancy between sheltered homeless persons and the county’s total capacity to house homeless persons indicates a need for additional community services resources to assist and match the homeless population with the countywide shelter and housing resources. Overall, the average bedutilization rate for emergency shelters is 79.2% and is 78.2% for transitional housing, according to the point-in-time survey information. Although there are seasonal fluctuations in bed counts, these figures demonstrate a demand for supportive housing. 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 55 3I. Units at Risk of Conversion

ASSISTED HOUSING AT RISK OF CONVERSION
California housing element law requires jurisdictions to provide an analysis of low-income, assisted multifamily housing units that are eligible to change from low-income housing uses during the next ten years (2021-2031) due to termination of subsidy contracts, mortgage prepayment, or expiration of restrictions on use (Government Code 65583). These units risk the termination of various subsidy groups which could convert certain multifamily housing from affordable to market rate. State law requires housing elements to assess at-risk housing in order to project any potential loss of affordable housing.

The California Housing Partnership (CHP) provides data on assisted housing units, including those in Stanton. Table 3-41 indicates the extent of subsidized multifamily rental housing in the City, the subsidy programs that are in place for each project, and the likelihood of current housing assisted projects to convert to market-rate projects that would not provide assistance to lower income residents.

TABLE 3-41: SUMMARY OF AT-RISK SUBSIDIZED HOUSING UNITS Project/Address No. & Type
of Units
Type of
Subsidy Current Owner
Earliest
Date of
Conversion
Risk
Park Stanton Senior Apts
7622 Katella Avenue
335
Senior (55+) LIHTC EMC Financial Corporation 2050 Low
Plaza Court
11380 Court Street
102
Family LIHTC Foundation for Affordable
Housing III 2052 Low
Continental Gardens Apartments
8101 Cerritos Avenue
297
Family LIHTC Continental Gardens, LLC 2028 Moderate
Stanton Accessible Apts
10572 Knott Avenue
9 Disabled HUD Stanton Accessible
Apartments 2043 Low
Sources: California Housing Partnership, February 2021; SCAG 6th Cycle Data Package

PRESERVATION OPTIONS
Depending on the circumstances of the at-risk projects, different options may be used to preserve or replace the units. The following discussion highlights ways that the City’s moderate risk units could be preserved as affordable housing. All of the presented alternatives are costly and beyond the ability of the City of Stanton to manage without large amounts of subsidy from federal and/or state resources.

Replacement Through New Construction
The construction of new lower income housing units is a means of replacing the at-risk units should they be converted to market-rate. The cost of developing new housing depends on a variety of factors such as density, size of units, location and related land costs, and type of construction. Assuming an average development cost of $200,000 per unit for multifamily rental housing, replacement of the 297 units with a moderate risk of conversion would require approximately $59.4M, excluding land costs, which vary depending upon location. 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 56 Purchase of Replacement Units
One preservation option is for a non-profit organization to purchase similar units. By purchasing similar units, a non-profit organization can secure lower income restrictions and potentially enable the project to become eligible for a greater range of governmental assistance. The cost of purchasing similar units depends on a number of factors, including the market conditions at the time, occupancy rate, and physical condition of the units to be acquired.

Current market value for the at-risk units is estimated on the basis of the units’ potential annual income, and operating and maintenance expenses. The estimated market value of Stanton’s current stock of units with a moderate risk of conversion is $74.3M ($250,000 per unit). This estimate is provided for the purpose of comparison and understanding the magnitude of costs involved and does not represent the precise market value of the at-risk units or units that could be purchased to offset converted units. The actual market value at time of sale would depend on market and property conditions, lease-out/turnover rates, among other factors.

Purchase of Affordability Covenants
Another option to preserve the affordability of at-risk projects is to provide an incentive package to the owners to maintain the projects as affordable housing. Incentives could include writing down the interest rate on the remaining loan balance, and/or supplementing the subsidy amount received to market levels.

To purchase the affordability covenant on these projects, an incentive package should include interest subsidies at or below what the property owners can obtain in the open market. To enhance the attractiveness of the incentive package, the interest subsidies may need to be combined with rent subsidies that supplement the HUD fair market rent levels.

Rental Assistance
Tenant-based rent subsidies could be used to preserve the affordability of housing. Similar to Housing Choice Vouchers, the City, through a variety of potential funding sources, could provide rent subsidies to very low-income households. The level of the subsidy required to preserve the at-risk units is estimated to equal the Fair Market Rent (FMR) for a unit minus the housing cost affordable by a very low-income household. Approximately $117,612 in rent subsidies would be required monthly (or $1.4M annually). Assuming a 20-year affordability period, the total subsidy is about $28.2M.
3J. Estimates of Housing Need
Several factors influence the degree of demand, or “need,” for housing in Stanton. The major needs categories considered in this element include:
 Housing needs resulting from the overcrowding of units.  Housing needs that result when households pay more than they can afford for housing.  Housing needs of “special needs groups” such as elderly, large families, female-headed households, households with a disabled person, and the homeless.

State law requires that cities quantify existing housing need in their Housing Element. Table 3-42 summarizes the findings.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 57 TABLE 3-42: SUMMARY OF NEEDS
Summary of Households/Persons with Identified Housing Need Percent of Total Population/Households
Households Overpaying for Housing:
% of Renter Households Overpaying 60.9%
% of Owner Households Overpaying 35.0%
% of Extremely Low-income Households (0-30% AMI) Overpaying 82.2% % of Very Low-income Households (0-30% AMI) Overpaying 75.9% % of Low-income Households (0-30% AMI) Overpaying 40.0% Overcrowded Households:

Overcrowded Renter Households 23.3%
Overcrowded Owner Households 9.5%
All Overcrowded Households 16.7%
Special Needs Groups:

Elderly Persons/Households 11.3% of pop.

20.3% of households
Disabled Persons 10.3% of pop.

Developmentally Disabled Persons 0.7% of pop.

Large Households 23.2% of households
Female-Headed Households 4.8% of households
Female-Headed Households with Children 3.7% of households Farmworkers 0.7% of labor force
Homeless 116 persons (2019)
Affordable Housing Units At-Risk of Conversion to Market Rate Costs 297 units Sources: US Census, 2014-2018 ACS; HUD Comprehensive Housing Affordability Strategy (CHAS), 2013-2017 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 58 4 Constraints
Constraints to housing development are defined as government measures or non-government conditions that limit the amount or timing of residential development.

Government regulations can potentially constrain the supply of housing available in a community if the regulations limit the opportunities to develop housing, impose requirements that unnecessarily increase the cost to develop housing, or make the development process so arduous as to discourage housing developers. State law requires housing elements to contain an analysis of the governmental constraints on housing maintenance, improvement, and development (Government Code Section 65583(a)(4)).

Non-governmental constraints (required to be analyzed under Government Code Section 65583(a)(5)) may include land prices, construction costs, and financing. While local governments cannot control prices or costs, identification of these constraints can be helpful to Stanton in formulating housing programs.
4A. Governmental Constraints
Housing affordability is affected by factors in both the private and public sectors. Actions by the City can have an impact on the price and availability of housing in Stanton. Land use controls, site improvement requirements, building codes, fees, and other local programs intended to improve the overall quality of housing may serve as a constraint to housing development. These governmental constraints can limit the operations of the public, private, and nonprofit sectors, making it difficult to meet the demand for affordable housing and limiting supply in a region. All City zoning regulations, development standards, specific plans, and fees are posted on the City’s website and available to the public, consistent with the requirements of AB 1483. 4A.1 Land Use Controls
Local land use policies and regulations impact the price and availability of housing, including affordable housing. This section discusses the General Plan land use designations and provisions in the Zoning Code that specify the types of housing allowed within Stanton as a potential governmental constraint.

GENERAL PLAN
The General Plan Community Development Element sets forth land use designations that guide the location, type, and intensity or density of permitted uses of land in the City of Stanton. The Zoning Code (Title 20 of the Municipal Code) implements the General Plan by providing specific direction and development standards for each general land use category and zoning district.

Table 4-1 shows residential land uses, the corresponding zoning designation, and permitted densities allowed for housing.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 59 TABLE 4-1: GENERAL PLAN RESIDENTIAL LAND USE DESIGNATIONS General Plan
Designation Description Zone Symbol Zoning Description
Low Density
Residential
Intended for single-family residential development with detached units each on their own parcel. This designation allows a maximum density of 1.0–6.0 du/ac.

RE, RL
Residential Estates
(1.0-2.0 du/ac);
Single-Family
Residential (2.1-6.0
du/ac)
Medium Density
Residential
Single-family and multifamily residential neighborhoods, including attached or detached single-family homes, cluster housing, duplexes, triplexes, fourplexes, townhomes, condominiums, apartments, and mobile homes. This designation allows a maximum density of 6.1–11.0 du/ac.

RM
Medium Density
Residential (6.1-11.0
du/ac)
High Density
Residential
Intended for the development of multifamily residential neighborhoods that provide a variety of housing types, primarily along major transportation corridors. This designation allows a maximum density of 11.1–18.0 du/ac.

RH, PD
High Density
Residential (11.1-18.0
du/ac);
Planned Development
(11.1-18.0 du/ac)
General Mixed-Use
The General Mixed-Use designation is generally located along Beach Boulevard and along the southeast portion of Katella Avenue. The district allows vertical and horizontal mixed-use up to three stories in height and an allowable density of 45 du/ac.

GLMX
General Mixed-Use
Overlay
(25.0-45.0 du/ac)
North Gateway
Mixed-Use District
The North Gateway Mixed-Use District focuses on commercial and office uses, servicing northern Stanton and Anaheim areas.

The district allows vertical and horizontal mixed-use up to three stories in height and an allowable density of 45 du/ac.

Commercial uses are encouraged on the ground floor along Beach Boulevard with office and/or residential components on upper floors.

NGMX
North Gateway
Mixed-Use Overlay
(25.0-45.0 du/ac)
South Gateway
Mixed-Use District
The South Gateway Mixed-Use District is the main entryway into the City of Stanton from the Garden Grove Freeway (22 Fwy) and communities to the south. Commercial, office, and residential uses are allowed up to five stories in height and a density of 60 du/ac. Uses may be vertically or horizontally integrated, with an emphasis on freeway-oriented commercial and office uses.

Residential uses are encouraged to support
commercial uses and to serve as a transition to adjacent singlefamily and multifamily residential development.

SGMX
South Gateway
Mixed-Use Overlay
(60.0-90.0 du/acre)
Town Center
Mixed-Use District
The Town Center Mixed-Use District focuses on communityserving uses in a transit supportive environment, with emphasis on a balance of commercial, office, and residential uses. Located close to the civic center and potential transit routes, the Town Center Mixed-Use District is intended to be a pedestrian-friendly district with strong linkages between different uses and easy access to future transit. Commercial, office, and residential uses up to five stories in height and an allowable density of 60 du/ac.

Retail uses are encouraged along the street frontage with office or residential on the rear of properties or upper floors of buildings. n/a
*The City is currently
in the process of
preparing a specific
plan for the Town
Center area.

Source: City of Stanton General Plan, 2008
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 60

SPECIFIC PLANS
A specific plan is a comprehensive planning document that guides the development of a defined geographic area in a mix of uses including residential, commercial, industrial, schools, and parks and open space. Specific plans typically include more detailed information than the General Plan about land use, traffic circulation, development standards, affordable housing programs, resource management strategies, and a comprehensive infrastructure plan. Specific plans are also used as a means of achieving superior design by providing flexibility in development standards beyond those contained in the Zoning Code.

The City Council has adopted the Stanton Plaza Specific Plan and the City is currently preparing the Town Center Specific Plan. Each contains or will contain detailed regulations, conditions, programs, and design criteria unique to a defined geographic area within Stanton and is intended to implement the General Plan. The adopted specific plans are or will be consistent with the General Plan. Future specific plans, specific plan amendments, and development projects must be consistent with policies contained in the General Plan, including the General Plan Community Development Element.

Stanton Plaza Specific Plan
The purpose of the Stanton Plaza Specific Plan is to provide the momentum for the revitalization and upgrade of the Stanton Plaza site. The plan outlines a framework for growth and redevelopment of the 14.91-acre project site which is located immediately adjacent to, and east of, Beach Boulevard. All new construction within the plan boundaries is guided by the site development standards and design criteria outlined in the plan, which provides the guidance needed to implement the area’s intended urban form and character. The Specific Plan identifies four Planning Areas, three of which that allow residential development:
 Sub-Area A – Commercial
 Sub-Area B – Mixed-Use
 Sub-Area C – Residential/Live-Work
 Sub-Area D – Mixed-Use
The following site development standards are established for residential units within the Specific Plan area, at densities that range from 12 to 48 dwelling units per acre. The Specific Plan allows for a mixture of commercial, medium density single-family detached residential, live/work units, and medium density single-family attached residential within the Specific Plan area. 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 61 TABLE 4-2: RESIDENTIAL DEVELOPMENT STANDARDS – STANTON PLAZA SPECIFIC PLAN Development Standard Medium
Density
Medium High
Density
High
Density
Density (units per acre) 12.0-20.0 21.0-36.0 37.0-48.0
Minimum Project Size 1 ac 1 ac 1 ac
Minimum Unit Size 950 sf 875 sf 800 sf
Perimeter
Setbacks
Beach Blvd 25 ft 25 ft 25 ft
Orangewood Ave 15 ft 15 ft 15 ft
Court St 10 ft 10 ft 10 ft
Rear 10 ft 10 ft 10 ft
Interior Setbacks None None None
Maximum Building Height
45 ft or 3
stories plus
loft/attic space
55 ft or 4
stories plus
loft/attic space
55 ft or 4
stories plus
loft/attic space
Private Open Space 65 sf. (min 5 ft
dimension)
65 sf. (min 5 ft
dimension)
55 sf. (min 5 ft
dimension)
Source: Stanton Plaza Specific Plan, 2016
On-site parking is provided per the requirements of the Stanton Municipal Code, with provisions allowing for shared parking between residential and commercial uses as well as tandem parking for residential uses only.

Following an amendment to the Specific Plan in 2005, 39 detached single-family homes, 111 townhomes, and 7 live/work units were constructed in the project area (later followed by the commercial piece in Sub-Area A).

Town Center Specific Plan
The City has initiated a long-range plan for transforming the Town Center area into a mixed-use, pedestrian-friendly district. The Town Center Specific Plan will serve as the guiding document to provide policy, regulatory, and design guidance for public and private land within the project area.

The Specific Plan will set forth a plan to serve the needs of the community, including improving existing commercial and industrial areas, enhancing Beach Boulevard, redeveloping the City’s Main Street, and allowing for development of new commercial/retail mixed-use and housing projects. Although the framework plan was only being developed at the writing of this report, residential uses considered included transit-oriented development and mixed-use residential and retail. It is anticipated that the Town Center Specific Plan will be adopted in Fall 2021.

ZONING CODE
Land use policies in the General Plan are implemented primarily through the Zoning Code. The Zoning Code provides for a range of densities and residential uses and is designed to protect and promote the health, safety, and general welfare of residents, which includes preserving the character and integrity of established residential neighborhoods. To that end, the City has established specific development standards that apply to residential construction in various districts. These include density, lot coverage, building height, parking standards, and other applicable requirements.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 62 Provisions for a Variety of Housing Types
State housing element law requires that jurisdictions facilitate and encourage a range of housing types for all economic segments of the community. This includes the production of housing to meet the needs of different types of households with incomes ranging from low to above moderate. The Housing Element is the City’s plan for achieving this objective.

As shown in Table 4-3, the City’s Zoning Code accommodates a wide variety of conventional and special needs housing, including single-family dwellings, duplexes, multifamily, ADUs, manufactured housing, mobile home parks, residential care facilities (small and large), and transitional and supportive housing. Please note that the information contained in this table represents accurate information at the time of the Housing Element’s preparation; future amendments and modifications to the Zoning Code may change the information in this table.

All interested parties should refer directly to the Zoning Code to ensure that the most accurate information is considered.

TABLE 4-3: PERMITTED RESIDENTIAL USES BY ZONE
Housing Type
Residential Zones Mixed-Use Overlays Industrial
Zone

RE RL RM RH GLMX NGMX SGMX IG
Conventional Housing
Single-Family
--Detached
--Attached
P
--
P
--
P
P
P
P
CUP
P
CUP
P
CUP
P
--
--
Duplex -- -- P P -- -- -- --
Multifamily -- -- P P P P P --
Live/Work Unit -- -- -- -- P P P --
Accessory Dwelling Unit A A A A A A A --
Manufactured Housing P P P P -- -- -- --
Mobile Home Park CUP CUP CUP CUP -- -- -- --
Group Home -- -- CUP CUP -- -- -- --
Special Needs Housing
Senior Residential Project -- -- -- CUP P P P --
Residential Care Facility
--6 or fewer clients
--7 or more clients
P
--
P
--
P
CUP
P
CUP
P
CUP
P
CUP
P
CUP
--
--
Emergency Shelter -- -- -- -- -- -- -- P
Transitional Housing -- -- P P P P P --
Supportive Housing -- -- P P P P P --
Single-Room Occupancy (SRO) -- -- CUP CUP -- -- P --
Source: City of Stanton Zoning Code, 2021
Notes: “P” = Permitted; “A” = Accessory to Permitted Use; “CUP” = Conditional Use Permit; and “--” = Not Permitted Single-Family: Detached single-family dwellings and subdivisions are permitted within the RE, RL, RM, and RH zones. Detached single-family dwellings are also permitted in the mixed-use overlay zones with a CUP if the residential use is located in the rear of a property behind singlefamily attached dwellings, or a commercial use. Attached single-family dwellings, which are units that are attached side by side, are allowed within the RM and RH zones and the mixed-use overlay zones. Single-family projects are subject to administrative Site Plan and Design Review. Projects proposing two or more units are reviewed by the Planning Commission. Furthermore, City Council 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 63 approval is required for projects proposing a major subdivision (five or more parcels).

Duplex: Duplexes are allowed within the RM and RH zones, subject to administrative Site Plan and Design Review.

Multifamily: Multifamily developments are permitted in the RM, RH, and mixed-use overlay zones.

Multifamily housing is accommodated in a range of densities, from RM developments at 6.1 units per acre up to 45.0 units per acre in the North Gateway Mixed-Use Overlay (NGMX) and South Gateway Mixed-Use Overlay (SGMX). Multifamily housing can be constructed as apartments, townhomes, condominiums, and as mixed-use housing above or in conjunction with commercial or office uses. Multifamily projects consisting of 2-4 units are subject to administrative Site Plan and Design Review. Multifamily projects proposing five or more units are reviewed by the Planning Commission.

In the General Mixed-Use Overlay (GLMX), residential uses are allowed above or behind commercial or office uses. However, stand-alone residential development may be permitted in some portions of the GLMX zone.

Live/Work Unit: Live/work units combine commercial or manufacturing activities with a residential space. Typically, the residential component is secondary or accessory to the primary use as a place of work. Live/work units are limited to the mixed-use overlay zones (GLMX, NGMX and SGMX). All development within the mixed-use overlay zones is subject to Site Plan and Design Review by the Planning Commission.

Accessory Dwelling Unit (ADU): Government Code Section 65852.2(a)(1) allows local agencies to designate areas within a city where accessory dwelling units (ADU) may be permitted and to impose development standards addressing issues such as unit size, height, setbacks, lot coverage, parking, landscaping, and architectural review. The City recently (2020) updated Chapter 20.400 of its Municipal Code to be consistent with California Government Code Sections 65852.150 and 65852.2, which establish regulations for accessory dwelling units.

Stanton Municipal Code (SMC) Section 20.400.330 was amended to define an accessory dwelling unit as:

An attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. An accessory dwelling unit also includes the following:

1. An efficiency unit, as defined by Section 17958.1 of the California Health and Safety Code; and

2. A manufactured home, as defined by Section 18007 of the California Health and Safety Code.

Construction of an ADU or JADU (junior accessory dwelling unit) is permitted on a lot in a residential or mixed-use zone that allows residential uses and includes a proposed or existing dwelling. A building permit is required for an ADU and JADU pursuant to compliance with the minimum requirements described below and in SMC Section 20.400.330. The approval process is ministerial in nature, and the City must approve or deny an application for a building permit to construct an ADU or JADU within 60 days after receiving a complete application. If a complete application for a building permit to construct an ADU or JADU is submitted in connection with an application to construct a new primary dwelling on a lot, the application may not be approved until the application is approved for the new dwelling. The application for the ADU or JADU must 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 64 be processed ministerially regardless of the approvals required for the primary dwelling. The following minimum parcel standards and requirements apply:
a. Converted on Single-Family Lot. Only one ADU or JADU on a lot with a proposed or existing single-family dwelling on it, where the ADU or JADU:
i. Is either: within the space of a proposed single-family dwelling; within the existing space of an existing single-family dwelling; or within the existing space of an accessory structure, plus up to 150 additional square feet if the expansion is limited to accommodating ingress and egress.
ii. Has exterior access that is independent of that for the single-family dwelling. iii. Has side and rear setbacks sufficient for fire and safety, as dictated by applicable building and fire codes.
b. Limited Detached on Single-Family Lot. One detached, new-construction ADU on a lot with a proposed or existing single-family dwelling (in addition to any JADU that might otherwise be established on the lot under subsection (D)(1)(A) above), if the detached ADU satisfies the following limitations:
i. The side- and rear-yard setbacks are at least four feet. ii. The total floor area is 800 square feet or smaller. iii. The peak height above grade is 16 feet or less.
c. Converted on Multifamily Lot. Multiple ADUs within portions of existing multifamily dwelling structures that are not used as livable space, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, or garages, if each converted ADU complies with state building standards for dwellings. At least one converted ADU is allowed within an existing multifamily dwelling, and up to 25 percent of the existing multifamily dwelling units may each have a converted ADU under this paragraph.
d. Limited Detached on Multifamily Lot. No more than two detached ADUs on a lot that has an existing multifamily dwelling if each detached ADU satisfies the following limitations:
i. The side- and rear-yard setbacks are at least four feet. ii. The total floor area is 800 square feet or smaller.

Manufactured Housing: State law requires that manufactured housing, when constructed as a single-family dwelling on a permanent foundation, be treated as a conventional single-family home subject to the same development standards as a single-family residential dwelling on the same lot would require, except for architectural requirements limited to its roof overhang, roofing material, and siding material.

Manufactured homes may be placed on individual lots that allow single-family residential uses provided that the homes are attached to a foundation system in compliance with all applicable building regulations and Section 18551 of the Health and Safety Code and occupied only as a residential use. Manufactured homes are subject to all Zoning Code provisions applicable to residential structures.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 65 Mobile Home Park: Mobile home parks, including manufactured home parks, that conform to the State Mobile Home Parks Act (Division 13, Part 2.1 of the California Health and Safety Code, commencing with Section 18200) or the implementing State guidelines (Title 25, Division I, Chapter 2 of the California Code of Regulations) and Section 18300 of the Health and Safety Code, are allowed in all residential zones (RE, RL, RM, and RH) as a conditional use subject to Planning Commission approval.

Group Home: A group home means shared living quarters, occupied by two or more persons not living together as a single household unit. Includes boarding or rooming houses and dormitories, fraternities, and sororities. Group homes are allowed in the RM and RH zones subject to approval of a CUP by the Planning Commission.

Senior Residential Project: Senior residential projects are allowed in the RH zone subject to a conditional use permit and compliance with SMC Section 20.400.340, and are permitted in the GLMX, NGMX, and SGMX zones subject to compliance with SMC Section 20.400.340. The requirements and standards established for senior residential projects are intended to ensure quality living spaces and increase the ability of the elderly to live independently and close to services.

Residential Care Facility: “Small” residential care facilities (those serving six or fewer clients) are allowed by right in all zones that allow residential uses, including the mixed-use overlays, subject to the same development standards and permit processing requirements as other residential uses in those zones, pursuant to the California Lanterman Developmental Disabilities Services Act. “Large” residential care facilities require approval of a conditional use permit (CUP) by the Planning Commission and are allowed in the RM, RH, GLMX, NGMX, and SGMX zones. Large residential care facilities are subject to development standards contained in Section 20.400.310 of the Zoning Code. Under Program 17 in the Housing Plan, the City will amend the Zoning Code to allow large residential care facilities by right where they are currently allowed with a CUP, i.e. in the RM, RH, GLMX, NGMX, and SGMX zones, as well as by right in the RE and RL zones.

Emergency Shelter: Emergency shelters are allowed without discretionary review in the Industrial General (IG) zone. In addition to the same land use regulations and development standards that apply to all development within the IG zone (e.g., lot size, setbacks, building height, etc.), emergency shelters are subject to objective standards established in Section 20.400.150 of the Zoning Code, which are consistent with those standards allowed under State law, including hours of operation, maximum number of beds to be served nightly by the facility, off-street parking requirements, size and location of waiting and intake areas, proximity to other shelters (300 feet apart), on-site management, and patrol of the surrounding area.

The IG zone includes approximately 152 acres on 199 parcels. According to County Assessor data, 21 of these parcels have no reported improvement value and are vacant. Only one parcel is larger than one acre in size (1.76 ac); however, three other parcels range in size from 0.82 to 0.95 acres.

These undeveloped IG-zoned parcels could accommodate a year-round emergency shelter, although one shelter alone may not sufficiently house the 116 unsheltered homeless individuals in the City (2019 Point-In-Time Report). These parcels are infill sites in developed areas and are suitable for emergency shelters. Water, sewer, and utilities are available in the roadways adjacent to these parcels.

The IG zone is suitable for emergency shelters because:
 Shelters are compatible with a range of uses that are common in suburban communities and allowed in the IG zone (e.g., government facilities, office buildings, assembly/meeting facilities, health/fitness facilities, etc.);
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 66  The IG zoned parcels are concentrated near Katella Ave and Beach Boulevard, which are served by three different Orange County Transit Authority (OCTA) bus routes that connect to regional transit, including light rail service;
 There is a mixture of existing uses in the IG zone that include light industrial, manufacturing, warehousing, office uses, and non-industrial uses; and  Although hazardous materials may be present and used on some of the properties within the IG zone, the majority of parcels are not known to be constrained by the presence of hazardous materials.

Low Barrier Navigation Center: A low barrier navigation center is a housing first, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. AB 2162 requires jurisdictions to further streamline approval of eligible low barrier navigation center applications in areas zoned for mixed-use and residential zones permitting multifamily uses, subject to specific criteria. The City’s Zoning Code does not conform to these recent requirements; however, Program 17 in the Housing Plan requires the Zoning Code to be updated to address AB 2162.

Transitional and Supportive Housing: Transitional housing facilities meeting the Health and Safety Code Section 50675.2(h) definition are considered a residential use and allowed by right in all zones that allow residential uses, consistent with State law. These facilities are subject to the same development standards and permit processing criteria required for similar uses in the same zones.

Supportive housing meeting the Health and Safety Code definition in Section 50675.14(b), like transitional housing facilities, is considered a residential use and is allowed as a permitted use in all zones that allow residential uses, consistent with State law. Supportive housing is subject to the same development standards and permit processing criteria required for similar uses in the same zones.

Single Room Occupancy (SRO): Single room occupancy (SRO) facilities are a housing type that is considered suitable to meet the needs of extremely low, very low, and low-income households.

The Zoning Code defines an SRO as a facility providing dwelling units where each unit has a minimum floor area of 170 square feet and a maximum floor area of 400 square feet. These dwelling units are required to have both kitchen and bathroom facilities. Rental procedures allow for weekly and monthly tenancies only. SROs are allowed in the RM and RH zones subject to approval of a CUP by the Planning Commission.

Housing for Disabled Persons: On January 1, 2002, SB 520 became effective and required local jurisdictions to analyze local government constraints on developing, maintaining, and improving housing for persons with disabilities. In accordance with SB 520 and Government Code 65583(a)(7), the City recognizes the importance of providing housing for persons with disabilities.

Persons with disabilities have a number of specific housing needs, including those related to design and location. Design needs generally include the removal of architectural barriers that limit the accessibility of dwelling units and construction of wheelchair ramps, railings, etc.

Location needs include accessibility to public transportation, commercial services, health care, and supportive services. Some persons with disabilities need group housing opportunities, especially those who are lower income or homeless. The following discussion addresses these issues and determines that no specific City policy or regulation serves to impede the access that persons with disabilities have to housing that suits their specific needs.

Zoning and Land Use: The General Plan and Zoning Code provide for the development of 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 67 multifamily housing in the RM, RH, and mixed-use overlay zones. Traditional multifamily housing for persons with special needs, such as apartments for the disabled, are considered regular residential uses permitted by right in these zones. The City’s land use policies and zoning provisions do not constrain the development of such housing.

Under the Lanterman Developmental Disabilities Services Act (Lanterman Act), small Statelicensed residential care facilities for six or fewer persons must be permitted in all zones that allow single or multifamily uses, subject to the same permit processing requirements and development standards. The City of Stanton is compliant with the Lanterman Act. Large residential care facilities serving seven or more clients require approval of a CUP in the RM, RH, GLMX, NGMX, and SGMX zones. Potential conditions of approval may include hours of operation, security, loading requirements, and management. Conditions would be similar to those for other similar uses in the same zones and would not serve to unduly constrain the development of residential care facilities for more than six persons. Occupancy standards for residential care facilities are the same as occupancy standards for all other residential uses. The Zoning Code also accommodates transitional and supportive housing in the RM, RH, GLMX, NGMX, and SGMX zones. These facilities may serve persons with disabilities.

Building Code: Building construction and procedures within Stanton are required to conform to the 2019 California Building Code, as adopted in Title 16 of the City’s Municipal Code. Standards within the Building Code include provisions to ensure accessibility for persons with disabilities.

These standards are consistent with the Americans with Disabilities Act (ADA). No local amendments that would constrain accessibility or increase the cost of housing for persons with disabilities have been adopted and City officials are not aware of any instances in which an applicant experienced delays or rejection of a retrofitting proposal for accessibility to persons with disabilities.

Reasonable Accommodation: Both the federal Fair Housing Act and the California Fair Employment and Housing Act direct local governments to make reasonable accommodation (i.e. modifications or exceptions) in their zoning laws and other land use regulations to allow disabled persons an equal opportunity to use and enjoy a dwelling. For example, it may be a reasonable accommodation to waive a setback requirement so that elevated ramping can be constructed to provide access to a dwelling unit for a resident who has mobility impairments. Whether a particular modification is reasonable depends on the circumstances and must be decided on a case-by-case basis.

Reasonable accommodation refers to flexibility in standards and policies to accommodate the needs of persons with disabilities. The City’s zoning and building codes, as well as approach to code enforcement, allow for special provisions that meet the needs of persons with disabilities without the need for variances. The City’s Reasonable Accommodation Ordinance is codified in Chapter 20.525 of the Zoning Code.

The City’s Community Development Director has administrative/ministerial authority to hear and decide applications for reasonable accommodation to allow reasonable remedy from zoning and other land use regulations, policies, and procedures for individuals with physical or mental impairment, unless the application is tied to another entitlement that requires discretionary review, in which case the Planning Commission is the reviewing authority. A request for reasonable accommodation may include a modification or exception to the rules, standards, and practices for the siting, development, and use of housing or housing-related facilities that would eliminate regulatory barriers and provide a person with a disability equal opportunity to housing of their choice.

Reasonable accommodation applications are not charged a fee for review and the reviewing 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 68 authority must consider all of the following factors:

1. Whether the housing, which is the subject of the request, will be used by an individual defined as disabled under the Acts;

2. Whether the request for Reasonable Accommodation is necessary to make specific housing available to an individual with a disability under the Acts;

3. Whether the requested Reasonable Accommodation would impose an undue financial or administrative burden on the City;

4. Whether the requested Reasonable Accommodation would require a fundamental alteration in the nature of a City program or law, including but not limited to land use and zoning;

5. Whether there are alternatives to the requested waiver or exception that could provide similar benefits to the applicant with less potential detriment to surrounding owners and occupants or to the general public;

6. Physical attributes of the property and structures; and

7. Other Reasonable Accommodations that may provide an equivalent level of benefit.

ADA accessible features or structures required for accessibility are permitted to encroach into any required setback consistent with applicable building codes, pursuant to Section 20.305.070(C) of the Zoning Code. This provision obviates the need for homeowners and landlords to submit a separate and additional application for reasonable accommodation.

During the 5th Cycle Housing Element planning period, the City reviewed XX applications for reasonable accommodation.

Conclusion: Current planning policies and zoning regulations have mitigated potential constraints to the availability of housing for persons with disabilities. The City has analyzed its Zoning Code and procedures to ensure that it is providing flexibility in, and not constraining the development of, housing for persons with disabilities. In an effort to remove governmental constraints, under Program 17 in the Housing Plan, the City will amend the Zoning Code to remove the factor that requires consideration of “alternatives to the requested waiver or exception that could provide similar benefits to the applicant with less potential detriment to surrounding owners and occupants or to the general public.”
Development Standards
Development standards directly shape the form and intensity of residential development by providing controls over land use, heights and volumes of buildings, and open space on a site. Site development standards also ensure a quality living environment for all household groups in the City, including special groups such as lower and moderate-income households and senior citizens.

Table 4-4 summarizes development standards in the residential zones (RE, RL, RM, and RH), including density, minimum lot size, setbacks, lot coverage, and building height, by zoning district.

Table 4-5 summarizes development standards for the City’s mixed-use overlay districts (GLMX, NGMX, and SGMX). Development standards for the specific plan areas were discussed above. 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 69 TABLE 4-4: DEVELOPMENT STANDARDS WITHIN RESIDENTIAL ZONES Development Standard RE RL RM RH
Density (units per acre) 1.0-2.0 2.1-6.0 6.1-11.0 11.1-18.0 Minimum Lot Area 20,000 sf 6,500 sf 8,000 sf 8,000 sf
Minimum Lot Depth
Interior Lot 100 ft
Cul-de-Sac 80 ft
Minimum Lot Width
Interior Lot 75 ft 65 ft 65 ft 65 ft
Corner Lot 80 ft 65 ft 70 ft 70 ft
Cul-de-Sac 80 ft 65 ft 45 ft 45 ft
Setbacks
Front 20 ft
Interior Side 5 ft 5 ft 10 ft 2-story – 10 ft;
3-story – 15 ft
Street Side 10 ft 10 ft 10 ft; or 10% of
lot width
10 ft; or 10% of
lot width
Rear – 1-story 15 ft
Rear – 2-story 20 ft
Rear – 3-story n/a n/a n/a 25 ft
Structure Coverage Interior Lot 30% 40% 50% 65%
Corner Lot 35% 45% 50% 65%
Maximum Dwelling Height 2 stories; not to
exceed 32 ft
2 stories; not to
exceed 32 ft
2 stories; not to
exceed 32 ft
3 stories; not to
exceed 40 ft
Open Space n/a n/a (1) (1)
Source: Stanton Municipal Code, Title 20, 2021

1. Required Common Open Space:
a. Multi-Family Development - Apartment: Multi-family development with 12 or more dwelling units shall provide 30 percent of the total site area for usable open space for passive and active recreational uses. Usable common open space areas shall have minimum dimensions of 15 feet in width.
b. Multi-Family Development - Single-Family Detached Dwelling and Single-Family Attached Condominium Projects: A minimum of 5 percent of the total site area shall be dedicated for usable open space for passive and active recreational uses. Usable common open space areas shall have minimum dimensions of 15 feet in width. Required front and streetside setback areas may not be utilized for usable common open space. 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 70 TABLE 4-5: DEVELOPMENT STANDARDS WITHIN MIXED-USE OVERLAY ZONES Development Standard GLMX NGMX SGMX
Density (units per acre) 25-45 25-45 60-90
Minimum Lot Area 40,000 sf (1) 30,000 sf (1) 50,000 sf (1) Minimum Lot Depth 100 ft 100 ft 200 ft
Minimum Lot Width 100 ft 100 ft 200 ft
Setbacks
Front (2) 0 ft (min);
15 ft (max)
0 ft (min);
15 ft (max)
0 ft (min);
10 ft (max)
Front (3) 5 ft (min);
15 ft (max)
5 ft (min);
15 ft (max)
0 ft (min);
10 ft (max)
Street Side 5 ft (min);
15 ft (max)
0 ft (min);
15 ft (max)
0 ft (min);
10 ft (max)
Interior Side 10 ft min; No max 5 ft min; No max 5 ft min; No max Rear 10 ft min; No max 10 ft min; No max 10 ft min; No max Maximum Dwelling Height 3 stories; not to
exceed 45 ft
3 stories; not to
exceed 45 ft
7 stories; not to
exceed 85 ft
Open Space (4) (4) (4)
Building Frontage Types (5)
Live-Work
Office
Storefront
Live-Work
Office
Storefront
Office
Storefront
Residential (upper)
Building Frontage Types (6)
Live-Work
Office
Residential
Storefront
Live-Work
Office
Residential
Storefront
Live-Work
Office
Residential
Storefront
Source: Stanton Municipal Code, Title 20, 2021

1. New lots less than 30,000 square feet may be allowed provided that the lots are designed as part of a larger development project and are fully integrated into the larger development by means of access, circulation, parking, landscape theme, signage, and overall project design and that the overall development project complies with the minimum required density or intensity standards.

2. Along Beach, Chapman, and Katella.

3. Along all other streets.

4. Required Common Open Space:
a. Multi-Family Development - Apartment: Multi-family development with 12 or more dwelling units shall provide 30 percent of the total site area for usable open space for passive and active recreational uses. Usable common open space areas shall have minimum dimensions of 15 feet in width.
b. Multi-Family Development - Single-Family Detached Dwelling and Single-Family Attached Condominium Projects: A minimum of 5 percent of the total site area shall be dedicated for usable open space for passive and active recreational uses. Usable common open space areas shall have minimum dimensions of 15 feet in width. Required front and streetside setback areas may not be utilized for usable common open space.

5. Along Beach, Chapman, and Katella within 150 ft of intersections.

6. Elsewhere.

Residential Parking Requirements
Parking standards are an important development regulation in communities. The City’s parking requirements are intended to ensure that adequate off-street parking and loading facilities are provided in proportion to the need created by the type of use. Adequate parking for residential projects contributes to the value of a project, the safety of residents, and the quality of a project’s appearance. However, excessive parking standards can pose a significant constraint to the 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 71 development of housing because they can reduce the buildable area on a site and impact the funding available for project amenities or additional units. The parking requirements for residential and mixed-use developments are shown in Table 4-6.

TABLE 4-6: RESIDENTIAL PARKING REQUIREMENTS
Use Requirement Additional Regulations
Single-Family Dwelling
• 1 bdrm: 2 enclosed spaces
• 2 bdrm: 3 spaces (at least 2 enclosed)
• 3-4 bdrm: 4 spaces (at least 2 enclosed)
• 5+ bdrm: 4 spaces (at least 2 enclosed) +

0.5 spaces per additional bedroom
--
Single-Family Dwelling –
Cluster, Subdivisions, and
Condominiums
• 1 bdrm: 2 enclosed spaces
• 2 bdrm: 3 spaces (at least 2 enclosed)
• 3-4 bdrm: 4 spaces (at least 2 enclosed)
• 5+ bdrm: 4 spaces (at least 2 enclosed) +

0.5 spaces per additional bedroom
Plus 1 parking space for every 3
dwelling units for guest parking
purposes
Duplex Same as Single-Family Dwelling --
Multifamily Dwellings
• Studio: 1 space
• 1-bedroom: 2 spaces
• 2-bedroom: 2.75 spaces
• 3-bedroom: 3.5 spaces
• 4+ bedroom: 4 spaces + 0.5 per additional
bedroom
Plus 1 parking space for every 3
dwelling units for guest parking
purposes
Mixed-Use Development
(Residential Component) 2 covered spaces/unit --
Live/Work Unit
(Residential Component) 2 covered spaces/unit --
Accessory Dwelling Unit 1 space/ADU (1)
No parking is required if ADU is:
• Located within 0.5 mile walking
distance of public transit
• Located within an architecturally
and historically significant historic
district
• Part of the proposed or existing
primary residence or an
accessory structure
• When on-street parking permits
are required but not offered to the
occupant of the ADU
• When there is an established car
share vehicle stop located within
one block of the ADU
Manufactured Housing 2 spaces/site 1 guest space/5 sites Mobile Home Park 2 spaces/trailer site 1 guest space/5 trailer sites Group Home 1 covered space per rooming unit --
Senior Housing 1 covered space/unit 1 uncovered space/5 units for guest parking
Residential Care Facility • Small: Spaces required for dwelling unit -- 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 72 Use Requirement Additional Regulations
--6 or fewer clients (Small)
--7 or more clients (Large)
only
• Large: Spaces required for dwelling unit
only
Emergency Shelter • 1 uncovered space/5 beds; and
• 1 space/employee --
Transitional Housing
Same as for single-family housing if 6 or fewer
persons; same as for multifamily housing if 7 or
more persons
--
Supportive Housing
Same as for single-family housing if 6 or fewer
persons; same as for multifamily housing if 7 or
more persons
--
Single-Room Occupancy
(SRO) 1 space/2 rooms --
Affordable Housing Projects
Using Density Bonus
• Studio: 1 space
• 1-bedroom: 1 space
• 2-bedroom: 2 spaces
• 3-bedroom: 2 spaces
• 4+ bedroom: 2.5 spaces
May provide required parking through
uncovered parking, but not through
on-street parking
Source: Stanton Municipal Code, Title 20, 2021

1. When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an ADU or converted to an ADU, those off-street parking spaces are not required to be replaced.

The City previously modified the residential parking standards through a comprehensive zoning code update to require parking spaces based on bedroom counts to ensure that larger dwelling units provide sufficient parking on-site. The increase in the number of parking spaces required may have resulted in a governmental constraint; however, to compensate for this, the City modified or eliminated other development standards to provide greater flexibility in site design to balance the parking constraints. In addition, the City provided opportunities to request a parking reduction of between 10-15% of the required parking, which helps to encourage affordable housing and provides flexibility for housing serving disabled persons. An administrative reduction may be provided for a 10% reduction for all projects, and up to 15% if the project site is over 10,000 square feet. A conditional adjustment through a Minor Use Permit may also be approved on all projects. For affordable housing projects, if a density bonus is requested, the parking may be reduced based on the allowed concessions as identified in Table 4-6 above.

Recently approved single-family and multifamily housing projects have been able to develop within the permitted density ranges for the given zone, while also meeting the parking requirements.

Although the City has made recent efforts to ensure that the parking requirements do not unduly impact the cost and supply of housing, or the ability for developments to achieve maximum densities, the City remains committed to reducing constraints on housing development that may be resulting from excessive parking standards. Program 18 in the Housing Plan is included as an effort to comprehensively review the City’s parking standards to achieve the most effective requirements for parking and to eliminate unnecessary constraints to housing.

Moreover, under AB 139, parking for emergency shelters is only required to “accommodate all staff working in the emergency shelter, provided that the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone.” Program 17 addresses this inconsistency between the Zoning Code and State law. 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 73 4A.2 Development Review Process
The time and cost of permit processing and review can be a constraint to housing development if significant development review is required. Project review and permit processing are necessary steps to ensure that residential construction proceeds in an orderly manner. The time required for project approval is often not so much a factor of the approval body (Director versus Planning Commission), but the complexity of the project and associated environmental issues. However, small infill projects that can be approved administratively are generally less complex and take a shorter time to obtain appropriate approvals. Large mixed-use projects or residential subdivision maps, subject to the California Environmental Quality Act (CEQA), require a public hearing before the Planning Commission.

The City reviews all applications for development to ensure the construction of projects that contribute in a positive manner to the community and improve quality of life. Residential development projects typically undergo several types of approvals – ministerial, discretionary actions (either with or without a public hearing), and legislative actions. This section outlines the timeline for typical residential development review and describes the permitting requirements and procedures for Site Plan and Design Review, Conditional Use Permits (CUP), Subdivision Maps, etc. Given the recent development activity and housing growth experienced by Stanton over the past couple of years, the City’s processing and permit procedures do not appear to unduly constrain the development of housing.

TIMEFRAMES
Processing times for applications in Stanton vary based upon the scope and type of project. The amount of time involved in processing applications depends on the type of project, the applicant’s compliance with the City’s ordinances, and the completeness of the applications.

Certain types of applications/permits are discretionary and require a public hearing, while others are processed administratively. Through administrative approval, the applicant bypasses the public hearing requirement and shortens the processing time.

Some projects may take an extended period for final approval. However, these projects generally have significant environmental impacts, involve General Plan or specific plan amendments, rezoning, or need additional community workshops. Developers may be responsible for delays by failing to provide information or requesting continuances. Permit approval under these circumstances requires more time for public notice, public hearings, and negotiation of design modifications to resolve problems.

On average, the typical processing time for a single-family home ranges from 30-60 days, which assumes Site Plan and Design Review and building permits with no additional entitlements required. These residential projects tend not to create substantial environmental impacts, thereby greatly reducing the time needed for review. The typical processing time for a multifamily unit is 3-6 months, which assumes that additional entitlements are required, a moderate level of environmental analysis is necessary, and public hearings with the Planning Commission and/or City Council will occur.

Table 4-7 outlines the typical permit processing times and associated reviewing body by the type of approval or permit. It should be noted that many projects require multiple entitlements, which are often processed concurrently, thereby shortening the overall processing time. The City has established a list of standard permits that apply to residential development projects ranging from building permits to use permits.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 74 TABLE 4-7: TYPICAL PERMIT PROCESSING TIMES AND REVIEWING BODY Type of Approval or Permit
Review Authority Processing
Director PC CC Times Public
Hearing
Site Plan and Design Review
(only) D A A Appeals
Only 30-60 days
Site Plan and Design Review
(with other discretionary action) R D A Yes 3-6 months
Conditional Use Permit R D A Yes 3-6 months
Variance R D A Yes 3-6 months
Planned Development Permit R D A Yes 6-8 months
Zoning Amendment or Zone Change R R D Yes 6-12 months
General Plan Amendment R R D Yes 6-12 months
Tentative Map/Parcel Map R D A Yes 3-6 months
Reasonable Accommodation D A A Appeals
Only 30-45 days
Source: City of Stanton, 2021
D = Deciding body whose decision is final unless appealed R = Advisory body required to make recommendations
A = Appeal authority
Site Plan and Design Review
In accordance with Chapter 20.530 of the Zoning Code, a Site Plan and Design Review is required for all construction and development activities involving new or rehabilitated structures, with the exception of certain accessory structures, fences, and walls. If the project involves a Site Plan and Design Review only, as would be the case for one new single-family dwelling on a lot, Planning staff reviews and approves the application to ensure compatibility with the City’s development standards, previously approved plans, and all criteria applicable to the proposed use. This is a ministerial action. Should the project be tied to a discretionary action as well, e.g., two or more units developed on a site, the Site Plan and Design Review is referred to the Planning Commission in which case the action is changed from ministerial to discretionary review.

Table 4-7 identifies the typical processing times for projects subject to Site Plan and Design Review. Permits subject to approval by the Director of Community Development usually require 30-60 days for processing. Discretionary permits subject to Planning Commission approval are processed in approximately 3-6 months. Multifamily projects requiring discretionary approval typically need one meeting before the Planning Commission depending on the level of complexity for the project. Projects that require a zone change as well for example, would also require a second hearing before the City Council.

Discretionary review adds to the cost of housing given that a developer’s carrying costs (i.e. property taxes, insurance, and interest) that accumulate during development are passed on to the purchaser. Discretionary review also adds an element of uncertainty for a developer; however, Program 6 and Program 17 of the Housing Plan will establish objective design standards for mixed-use and multifamily projects, which will provide uniform standards knowable by the development applicant.

The length of time between project approval and request for a building permit is minimal.

Specifically, there is a 10-day appeal period following approval of a discretionary permit. In certain circumstances, a “hold harmless” letter may be filed and an applicant may submit their building 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 75 plans with the understanding that fees may be lost if an appeal results in denial of the project filed.

Conditional Use Permit (CUP)
Chapter 20.550 of the Zoning Code regulates the issuance of Conditional Use Permits (CUP) and Minor Use Permits. Land uses that require a CUP generally have a unique and distinct impact on the area in which they are located or are capable of impacts to adjacent properties unless given special review and conditions. The following residential uses require a CUP:
 Single-family detached homes in the mixed-use overlay zones (GLMX, NGMX and SGMX);  Mobile home parks in the residential zones (RE, RL, RM and RH);  Group homes in the RM and RH zones;
 Senior residential projects in the RH zone;
 Large residential care facilities in the RM, RH, and mixed-use overlay zones; and  Single-room occupancy housing in the RM and RH zones.

The Planning Commission may approve, conditionally approve, or deny a CUP or Minor Use Permit application unless the application includes concurrent processing of a permit that requires City Council action, in which case the Planning Commission makes a recommendation to the City Council. The approving body must make the following findings prior to approval, pursuant to Section 20.550.060 of the Zoning Code:

1. The proposed use is consistent with the General Plan and any applicable specific plan;

2. The proposed use is allowed within the applicable zone and complies with all other applicable provisions of this Zoning Code and the Municipal Code;

3. The design, location, size, and operating characteristics of the proposed activity will be compatible with the existing and future land uses in the vicinity;

4. The site is physically suitable in terms of:
a. Its design, location, shape, size, and operating characteristics of the proposed use; b. The provision of public and emergency vehicle (e.g., fire and medical) access; c. Public protection services (e.g., fire protection, police protection, etc.); d. The provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.); and e. Served by highways and streets adequate in width and improvement to carry the kind and quantity of traffic the proposed use would likely generate.

5. The site’s suitability ensures that the type, density, and intensity of use being proposed will not adversely affect the public convenience, health, interest, safety, or general welfare, constitute a nuisance, or be materially detrimental to the improvements, persons, property, or uses in the vicinity and zone in which the property is located; and

6. The applicant agrees in writing to comply with any and all of the conditions imposed by the review authority in the approval of the Conditional Use Permit or Minor Use Permit. 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 76 These findings apply to all uses that require a CUP; no special or unique findings are required for residential uses.

Subdivisions
This review process applies to all residential land divisions within the City. Title 19 of the Stanton Municipal Code includes the standards and processes for subdivisions. It is based primarily on the State Subdivision Map Act. As it relates to residential development, the regulations apply to all land divisions that create lots for single-family homes and lots, or condominiums, for multifamily development. As part of the review process for subdivisions, the City reviews applications for compliance with lot size and shape standards, the general layout of the subdivision, and infrastructure requirements. If the project complies with the subdivision standards and General Plan density, the project can proceed through the approval process.

Reasonable Accommodation
The City’s process for providing reasonable accommodation allows individuals, or their representatives, to make requests for reasonable accommodations for persons with disabilities as part of the permit process. No additional permits are required or additional fees charged by the City. Requests for reasonable accommodation to meet the needs of persons with disabilities are generally approved administratively, and a use permit is not required. An exception would be a use (in contrast to an accessory structure or appurtenance) that requires a discretionary use permit (i.e. CUP), such as a residential care facility of seven or more persons. City staff is available to provide assistance regarding the processing of requests for the construction of accessory structures intended to accommodate persons with disabilities. Information regarding the approval of these structures is included within all public notices and agendas, as applicable.

FACILITATED ENVIRONMENTAL REVIEW
The City has adopted uniform procedures for complying with the requirements of the California Environmental Quality Act (CEQA) for assessing the potential environmental impacts of those development applications determined to be a “project” as defined by Public Resources Code 21000-21177. Environmental review is required for most discretionary actions including Site Plan and Design Review, Conditional Use Permits, Subdivision Maps, and legislative actions including General Plan amendments, zone changes, and code amendments. Environmental review occurs while the application is being processed. An environmental determination by City staff for a project is made in order to prepare the appropriate environmental document that can be considered by the decision-making authority with the legislative or discretionary application.

In addition to the requirements of CEQA, the City of Stanton Municipal Code contains additional environmental standards for the City’s environmental review process in SMC Section 20.500.070.

STREAMLINING APPROVALS
Lower Income Sites Included in Previous Elements
While the Site Plan and Design Review process is not considered a constraint to housing, Policy

2.5 has been included to comply with Government Code 65583.2. This program will allow byright approval of housing developments proposed on non-vacant sites included in the previous housing element inventory and on vacant sites included in the two previous housing element inventories, provided that the proposed housing development includes at least 20% lowerincome affordable housing units. This will increase certainty for affordable and multifamily developers related to residential sites throughout the community, as identified in Appendix A.

Senate Bill (SB) 35
SB 35 (Government Code Sections 65400 and 65582.1) includes provisions for streamlining projects based on a jurisdiction’s progress towards its RHNA and timely submittal of the Housing 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 77 Element Annual Progress Report. Jurisdictions that have made insufficient progress toward their above moderate-income RHNA allocation and/or have not submitted the latest Housing Element Annual Progress Report are subject to the streamlined ministerial approval process for proposed developments with at least 10% affordability. As well, jurisdictions that have made insufficient progress toward their lower income RHNA (very low and low-income) are subject to the streamlined ministerial approval process for proposed developments with at least 50% affordability.

HCD reviews the annual progress report deadlines and RHNA progress on an annual basis.

Stanton is currently subject to SB 35 streamlining provisions when proposed developments include at least 50% affordability. Program 17 in the Housing Plan has been provided to incorporate the mandatory streamlining provisions into the City’s Zoning Code. These streamlining provisions will reduce approval requirements for projects that include a minimum of 50% of units affordable to lower income households and that meet the criteria specified by state law.

FLEXIBILITY IN DEVELOPMENT STANDARDS
Development standards affect the financials of a residential project, both from the revenue side (through achievable density) and through the costs of complying with specific development standards. However, there is no specific threshold that determines whether a particular standard or set of standards constrains the affordability or supply of housing. Many factors determine project feasibility. While prior sections discussed how to reduce development costs, the following describes ways that the Zoning Code offers flexibility in development standards.

Density Bonus Ordinance
In 2013, the City updated the Zoning Code to allow density bonuses for affordable and senior residential projects in accordance with state Density Bonus law. Chapter 20.330 of the Zoning Code requires density bonuses and other incentives for housing and/or child care facilities to be granted in accordance with the requirements of state law, including Government Code Title 7, Division 1, Chapter 4.3 (Density Bonuses and Other Incentives).

Planned Development Permit
The Planned Development Permit (PDP) allows for the provision of flexible development standards designed to appropriately integrate a project into its physical setting and surrounding neighborhood context and can accommodate a range of uses including residential, commercial, and industrial uses that are mutually-supportive and compatible with existing development on surrounding properties. The PDP allows for creative development standards to encourage consolidation of lots and the efficient development of land while ensuring high design standards and the incorporation of enhanced amenities (e.g., additional open space, public art, improvements to public facilities such as parks or trails, etc.). The PDP may adjust or modify, where necessary and justifiable, all applicable development standards (e.g., building coverage, FAR, height, and setbacks, as well as fence and wall heights, landscaping, parking, open space, street layout, etc.) identified in the Zoning Code, with the exception of an increase in the applicable density or intensity above the allowable maximums.

Inclusionary Housing
The City does not have any requirements that obligate developers to provide or fund housing at specific affordability levels.

Short-Term Rentals
The City does not have an ordinance that addresses short-term rentals, but does restrict rentals to more than 30 days. Nonetheless, there were three rentals listed on Airbnb.com in May 2021; 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 78 however, none of the rentals were for an entire house. All three rentals were limited to a room or suite within a home and do not decrease the amount of housing stock available for permanent occupancy.

BUILDING CODES AND ENFORCEMENT
New construction in Stanton, including additions and remodels, must comply with the 2019 California Building Code (CBC). The City adopted the 2019 California Building Code with all required updates. The Building Code establishes construction standards necessary to protect public health, safety, and welfare, and the local enforcement of this code does not unduly constrain development of housing. The 2019 California Building Code, Title 24, Part 2, Volumes 1 and 2, published by the International Code Council, was adopted by the City by reference as Chapter 16 of the City’s Municipal Code and subject to the amendments contained in that chapter.

No local amendment to the Building Code has either been initiated or approved that directly impacts housing standards or processes. Code enforcement is conducted by the City and is based upon issues identified by the community and reported to City staff. The City maintains general records of neighborhoods where code complaints are most prevalent and works proactively with these neighborhoods to address potential issues before they become significant concerns. The City enforces its code requirements equitably throughout the community, as necessary. Program 13 in the Housing Plan has been included to help support homeowners with rehabilitating substandard housing. The Code Enforcement Division works with property owners and renters to assist in meeting state health and safety codes.
4A.3 Development Fees
The City of Stanton charges fees to process plans submitted for residential projects and to fund the provision of important services that are needed to accommodate housing and population growth. Fees and exactions are used to finance public facilities, roadways, water and sewer infrastructure, schools, and other community services. Nearly all these fees are assessed through a pro rata share system, based on the magnitude of the project’s impact or the extent of the benefit that will be derived. Failure to adequately plan for residential development is a key reason why jurisdictions are so financially constrained today. Furthermore, the City’s fees have not been found to act as a constraint to the development of housing in Stanton.

For new residential projects, developers in Stanton may be required to pay one or more of the following fees depending on the location, type, and size of the project:

Planning, Building, and Environmental Fees: The City of Stanton charges developers standard plan check fees, fees for processing applications, building permits, tentative tract maps, environmental initial study, variance, conditional use permit, or other permits to pay for the cost of processing applications and conducting inspections for specific projects. This does not include additional fees paid by the developer for project-specific environmental impact reports.

City Impact Fees: The City charges impact fees to finance new or expanded infrastructure and public facilities required to serve residents. The fee must have a reasonable relationship to the infrastructure costs and represent the marginal cost of improvements required to serve residents of the new residential projects. The City charges fees to offset impacts to public streets, drainage facilities, water quality, and parks. Other fees and assessments may apply depending on the location.

Regional Impact Fees: Regional impact fees include water and sewer fees collected by the water 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 79 district and sanitation district, and school impact fees collected by the school districts as allowed by state law to finance the construction and expansion of schools to accommodate student enrollment. The water, sanitation, and school districts have the authority to set the fee levels; the City does not have any ability to adjust these fees.

Planning and permitting fees are charged on an at-cost basis to cover staff services and administrative expenses for processing development applications. Development impact fees are required to provide essential services and infrastructure to serve new residents. Impact fees are governed by state law to demonstrate a nexus between development and potential impacts.

State law also requires the proportionality test to ensure the pro rata share of costs to provide services and infrastructure by individual developments is reasonable. The City recognizes that planning/permitting and development fees add to the cost of residential development. To mitigate the impact of planning/permitting and impact fees on the cost of residential development, the City may use CDBG, HOME, as well as other funding sources to gap-finance affordable housing development.

Table 4-8 details the City’s Planning Division processing fees for development project entitlements and Table 4-9 describes the fee schedule for residential building permits. One or more of the entitlements would be required to process a residential project depending on the scale and complexity of the project, and a building permit is required for each residential structure.

TABLE 4-8: DEVELOPMENT PROJECT PROCESSING FEES (EFFECTIVE 01/01/2019) Entitlements
Planning and Application Fees
Site Plan and Design Review $3,070
Planned Development Permit $3,090
Conditional Use Permit $2,485
Variance $2,450
Zoning Code Amendment $3,595
Zone Change $2,645
Specific Plan Amendment Consultant costs
General Plan Amendment $4,000
Development Agreement $7,440 Deposit
Subdivisions
Lot Line Adjustment $1,535
Tentative Parcel Map $2,500
Tentative Tract Map $3,730
Environmental Review
Categorical Exemption Notice $75
Negative Declaration $2,030
Mitigated Negative Declaration Consultant costs
Environmental Impact Report (Review) $4,505
Source: City of Stanton, 2021
Note: This is only a partial list of typical Planning fees. 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 80 The residential building permit fees described in Table 4-9 are based on a hypothetical 2,500 square foot single-family detached dwelling unit with a 400 square foot garage valued at $357,950 ($143.18/sf).

TABLE 4-9: RESIDENTIAL BUILDING PERMIT FEES
Permits/Development Impact Fees
Building
Plan Check $1,524.60 (includes $464.10 Energy and
$227.50 Mechanical PC Fee)
Building $2,380.00
Electrical $240.85
Mechanical $760.00
Plumbing $573.75
Grading $23.00
Energy $714
SMIP $46.53
Permit Issuance Fees $10.00
Residential Development Impact Fees
Park-In-Lieu Fee (New Construction) $11,173
Street Fee Low Density: $650/unit
Traffic Fee Low Density: $795/unit
Community Center Fee Low Density: $295/unit
Police Facilities Fee Low Density: $267/unit
Water n/a
Sewer $4,269
Sanitation District n/a
School $4,200 - $8,000
(depending on school district)
Sources: City of Stanton, 2021; Anaheim Union High School District, 2021; Magnolia School District, 2021; Garden Grove Unified School District, 2021
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 81 Table 4-10 illustrates the total typical development fees for single-family and multifamily applications. Table 4-11 compares residential fees between neighboring jurisdictions.

TABLE 4-10: TYPICAL DEVELOPMENT FEES
Fees Single-Family Unit Multifamily Project
(per unit)1
Planning Fees
Site Plan and Design Review $3,070.00 $767.50
Conditional Use Permit -- $621.25
Environmental Review (CEQA) -- $507.50
(or consultant costs)
Tentative Subdivision Map -- $625.00
Building Permit Fees (building permit, plan check,
electrical, etc.) $6,272.73 $5,371.80
Development Impact Fees (water, sewer, etc.) $21,649.00 $8,181.02 TOTAL FEES PER UNIT $30,991.73 $16,074.07
Source: City of Stanton, 2021
Notes:
1 Based on a hypothetical 4-unit project.

TABLE 4-11: RESIDENTIAL FEE COMPARISON
Jurisdiction Single-Family Multifamily
Stanton $30,991.73 $16,074.07
Anaheim
Garden Grove
Cypress
Westminster
Orange County
Source:
4B. Non-Governmental Constraints
Non-governmental constraints refer to market factors such as the demand for housing, the price of land, construction costs, availability of financing, and other factors that increase the cost of housing development.

DEVELOPMENT COSTS
Land Prices
The cost to develop housing is influenced by the cost of the raw land, the cost of holding the land during the development process, and the cost of providing services to meet City standards for development. The cost of raw land is influenced by variables such as scarcity, location, availability of public utilities, zoning, and unique features like trees and adjoining uses. In Orange County, undeveloped land is limited and combined with a rapidly growing population land prices have generally increased. A review of lots for sale and recently sold, using Zillow and LoopNet listings, found only two vacant lots zoned for residential use in Stanton. The land price for the first was $1,000,000 for 0.7 acres or $32.80 per square foot of unentitled land. The price for the second was $350,000 for 6,372 square feet or $54.93 per square foot of unentitled land. 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 82 A small number of underdeveloped parcels with a single-family unit that could be redeveloped with larger, single-family homes (with ADUs) or duplexes have been sold for $200,000 to $375,000 or $34.01 to $54.47 per square foot, largely depending on the location within the community.

It is difficult to ascertain the cost of raw land for multifamily development since there has been a limited number of recent multifamily sales in Stanton. An 8-unit property (two adjacent fourplexes) at 10550 Bell Street sold in February 2021 for $1,999,999 or $253.97 per square foot ($250,000 per unit).

Cost of Construction
Construction cost is determined primarily by the cost of labor and materials. The relative importance of each is a function of the complexity of the construction job and the desired quality of the finished product. As a result, builders are under constant pressure to complete a project for as low a price as possible while still providing a quality product. This pressure has led (and is still leading) to an emphasis on labor-saving materials and construction techniques.

The International Code Council (ICC) provides estimates for the average cost of labor and materials for typical Type VA protected, wood-frame housing. Estimates are based on “goodquality” construction, providing for materials and fixtures well above the minimum required by state and local building codes. In the 2018 edition of the Building Safety Journal, the ICC estimated that the average per square foot cost for good-quality housing in the Anaheim/Stanton area was $129-167 per square foot for Type I or II multifamily construction, $113-147 per square foot for Type V (Wood Frame) multifamily construction, and $122-141 per square foot for Type V (Wood Frame) one-and two-family dwelling construction. Although construction costs are a substantial portion of the overall development cost, they are consistent throughout the Orange County area, and therefore are not considered a major constraint to housing production. The 2020 COVID-19 pandemic social distancing guidelines may increase constructions costs for an unknown period.

Construction cost increases, like land cost increases, affect the ability of consumers to pay for housing. Construction cost increases occur due to the cost of materials, labor, and higher government-imposed standards (e.g., energy conservation requirements). The development community is currently producing market rate for-sale housing that is affordable to moderate and above moderate-income households.

Cost and Availability of Financing
Financing is critical to the housing market. Developers require construction financing and buyers require permanent financing. The two principal ways in which financing can serve as a constraint to new residential development are the availability and cost of construction financing and the availability and cost of permanent financing.
 If financing is not easily available, then more equity may be required for developing new projects and fewer homebuyers can purchase homes, since higher down payments are required.
 Higher construction period interest rates for developers result in higher development costs. For homebuyers, higher interest rates translate into higher mortgage payments (for the same loan amount), which therefore reduces the purchasing power of homebuyers.

On May 6, 2021, the reported average rate for a 30-year mortgage was 2.96% with 0.6 fees/points (Freddie Mac, 2021). From 2005 through 2021, average monthly mortgage rates have ranged from a high of 6.76% in July 2006 to today’s record lows. For homebuyers, it is necessary to pay a higher down payment than in the recent past, and demonstrate credit worthiness and adequate incomes, so that loan applications meet standard underwriting criteria. While adherence to strict 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 83 underwriting criteria was not required during the early and mid-2000s, the return to stricter standards is consistent with loan standards prior to 2001.

Approved and Built Densities
While the City’s zoning regulations identify minimum and maximum densities that can be developed in Stanton, individual developers may opt to build at the lower, mid-range, or higher end of allowed densities. Recent projects in Stanton that are built or are under construction are consistent with the densities anticipated by the City’s General Plan, Stanton Plaza Specific Plan, and Zoning Code and typically built within the maximum allowable density. The City has received feedback from the development community that the maximum density levels are realistic and achievable, and the City expects to continue to see projects built at or around the maximum allowable density.

Under the discussion of realistic capacity in Chapter 5, Housing Resources, the anticipated building densities are defined for the sites selected to accommodate the City’s RHNA. Built density generally varies by lot size whereby the larger the property the more likely the development will meet or exceed the maximum density allowance. The realistic capacity assumptions take this into account and depending on the zone and site size, projects are conservatively anticipated to develop at 50%, 75%, or 80% of the maximum permitted density.

These assumptions are based on recently approved projects and development trends. Therefore, it is acknowledged and factored in that developers may request project densities below the maximum allowed and this does not present a complicating constraint to housing development.

AFFORDABLE HOUSING DEVELOPMENT CONSTRAINTS
In addition to the constraints to market rate housing development discussed above, affordable housing projects face other constraints. While there is a range of sites available for potential affordable housing projects, as well as projects that focus on special needs populations, financial assistance for the development of affordable housing is limited and highly competitive.

Multiple funding sources are typically needed to construct an affordable housing project since substantial subsidies are required to make the units affordable to extremely low, very low, and low-income households. It is not unusual to see five or more funding sources assembled to make a project financially feasible. Each of these sources may have different requirements and application deadlines, and some sources may require that the project has already successfully secured financing commitments. Since financing is so critical and is also generally competitive, organizations and agencies that provide funding can often effectively dictate the type and size of projects. Thus, in some years senior housing may be favored by financing programs, while in other years family housing may be preferred. Target income levels can also vary from year to year.

This situation has worsened in recent years. Federal and state funding has decreased and limited amounts of housing funds are available. Tax credits, often a fundamental source of financing for affordable housing, are no longer selling on a one for one basis. In other words, once a project has received authorization to sell a specified amount of tax credits to equity investors, the investors are no longer purchasing the credits at face value but are purchasing them at a discount.

Nonetheless, the City has had success in collaborating with other stakeholders for the development of affordable housing in Stanton. In partnership with Orange County and Jamboree Housing Corporation, state funding was recently reserved for the conversion of two local motels to permanent supportive housing that will create a total of 132 new affordable homes for people experiencing homelessness. As well, the City recently partnered with Habitat for Humanity on the construction of six new moderate-income units.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 84 4C. Environmental Constraints
Environmental hazards affecting residential development in the City include geologic and seismic conditions, which provide the greatest threat to the built environment, and flooding hazards. The following hazards may impact development of residential units in Stanton.

Geologic and Seismic Hazards
Similar to other southern California cities, the City of Stanton is located in an area of high seismic activity. Although no active or potentially active faults traverse the City, Stanton is close to five major fault zones: Newport-Inglewood-Rose Canyon Fault Zone, Elsinore Fault Zone (Whittier section), Norwalk Fault, Elysian Park Fault, and the San Andreas Fault. Surface rupture in Stanton is unlikely since no faults have been identified within the city boundaries. However, the City is likely to experience ground shaking, the degree to which would be based on the fault from which the earthquake occurs, distance from the City, and the magnitude. Impacts of an earthquake include potential liquefaction, which occurs when the strength and stiffness of a soil is reduced by intense ground shaking. As shown in Exhibit 6-2 of the Community Health & Safety Element, the entire City of Stanton is located in a liquefaction hazard zone. Structures particularly susceptible to earthquake damage include tilt-up structures, unreinforced masonry buildings, older buildings, and mobile homes. After the 1971 San Fernando earthquake, building codes and design criteria were updated to address seismic occurrences, and therefore any new development on the identified housing sites would be subject to building code standards related to seismic activity. Note that there are no unreinforced masonry buildings within the City.

Flood Hazards
Although Stanton contains no natural, permanent water features, the entire city is located within a flood zone according to the Federal Emergency Management Agency (FEMA). Flood Zone X is defined as an area within a 500-year flood; an area within a 100-year flood with average depths of less than 1 foot or with drainage areas less than 1 square mile; or an area protected by levees from a 100-year flood. This flood hazard zone is shown on Exhibit 6-3 in the Community Health & Safety Element. Additional building and safety standards for construction in a flood zone may result in increased construction cost on identified housing sites; however, the standards would allow housing units to withstand flooding impacts.

The City is located within the dam inundation areas of the Prado Dam and Carbon Canyon Dam.

Prado Dam is a flood control and water conservation project constructed and operated by the U.S. Army Corps of Engineers, Los Angeles District. The dam provides flood control and water conservation storage for Orange County. The dam is located approximately 23 miles northeast of Stanton, on the Santa Ana River, west of the City of Corona. According to the U.S. Army Corps of Engineers dam inundation maps, in the event of dam failure the flood wave would reach Stanton in approximately 6.5 hours and would be approximately four feet deep. Carbon Canyon Dam provides flood control in and around the drainage basin. In conjunction with Brea and Fullerton Dams, Carbon Canyon Dam is vital for the flood protection of portions of the coastal plains in Orange County, including the cities of Brea, Fullerton, Placentia, and Anaheim. The dam is located approximately 12.5 miles northeast of Stanton, approximately four miles east of the City of Brea.

According to the U.S. Army Corps of Engineers dam inundation maps, in the event of dam failure the flood wave would reach Stanton in approximately 7.5 hours and would be approximately one foot deep. This issue is also addressed in the General Plan Community Health and Safety Element. 4D. Infrastructure Constraints
Another factor adding to the cost of new construction is the provision of adequate infrastructure:
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 85 major and local streets; curbs, gutters, and sidewalks; water and sewer lines; storm drains; and street lighting. All these improvements are required to be built or installed in conjunction with new development. In most cases, these improvements are dedicated to the City, which is then responsible for their maintenance. The cost of these facilities is borne by developers, added to the cost of new housing units, and eventually passed on to the homebuyer or property owner. As noted in the Resources chapter of this Housing Element, public infrastructure and services are available, or are programmed to be made available, for all the sites included in the sites inventory, including the capacity to accommodate Stanton’s total share of the regional housing need (RHNA). Furthermore, General Plan Action ICS-2.1.1 (a) requires “all new development to pay its fair share of the cost of all essential linear infrastructure improvements, including improvements to the sewer, stormwater, and potable water city systems.” Senate Bill 1087 (enacted 2006) requires that water providers develop written policies that grant priority to proposed development that includes housing affordable to lower income households.

The legislation also prohibits water providers from denying or conditioning the approval of development that includes housing affordable to lower income households, unless specific written findings are made. Senate Bill 1087 also mandates priority sewage collection and treatment service to housing developments providing units affordable to lower income households. The City will provide a copy of the Housing Element to its water and sewer providers in compliance with Government Code Section 65589.7 and SB 1087. As well, the Community Development Department will continue to coordinate with the water and sewer providers to ensure priority service provision to affordable housing developments.

Water Capacity
Water supply and distribution in Stanton is provided by Golden State Water Company’s West Orange County System (WOCS) in the Los Alamitos service area. Water delivered to customers in the WOCS is a blend of groundwater pumped from the Orange County Groundwater Basin and imported water from the Colorado River Aqueduct and State Water Project, imported and distributed by the Metropolitan Water District of Southern California (MWD). Wells have historically supplied 85% of water in the WOCS. Deficient, undersized water mains are present in the City and will need to be replaced as new development proceeds.

The RHNA falls within the buildout projections of the General Plan. The General Plan Final Environmental Impact Report (FEIR) determined that existing water supply for the City is sufficient to meet projected water demands associated with the General Plan buildout, assuming source and supply capacities remain consistent with current conditions. Golden State Water Company (GSWC) facilities currently serving the West Orange County System, including the City of Stanton, are adequate to meet anticipated service demands associated with buildout of the General Plan. In addition, the City has outlined a series of goals, strategies, and actions in the General Plan to ensure the continued protection of its water resources. These goals include the maintenance of the existing water linear infrastructure. A fair share cost-sharing program is designed to hold individual projects responsible for water supply and service impacts. These measures, along with the conservation and management efforts by Municipal Water District of Orange County and GSWC to protect future water supplies, will help ensure adequate water capacity to accommodate the RHNA..

Sewer Capacity
The Public Works Department maintains and operates the City’s sanitary sewer collection system.

The system receives wastewater flows from 3,100 acres of tributary area. The City has three major trunk lines, with one lift station near the intersection of Court Street and Acacia Avenue.

Wastewater flows from north to south delivering waste to the County District No. 3 facility.

The Orange County Sanitation District (OC San) provides wastewater collection, treatment, and 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 86 disposal services for the central and northwest portions of Orange County. OC San has two treatment plants serving the City of Stanton: Reclamation Plant No. 1 in Fountain Valley and Treatment Plant No. 2 in Huntington Beach. Approximately 189 million gallons per day (mgd) of wastewater from residential, commercial, and industrial sources are treated at the two plants.

During FY 2019-20, OC San’s Capital Improvement Program included improvement projects at both plant facilities and to the wastewater collection system.

According to the City of Stanton Public Works Department, the local sanitary sewer system has adequate capacity to accommodate development associated with General Plan buildout projections. Nonetheless, individual developments would be reviewed by the Public Works Department and OC San to determine if sufficient sewer capacity exists to serve the proposed development. Both districts charge fees for connecting to the sewerage system or increasing the existing strength and/or quantity of wastewater attributable to a particular parcel or operation already connected. The fees are required to construct new sewer infrastructure and/or incremental expansions to the existing sewerage system to accommodate individual development.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 87 5 Resources
This section of the Housing Element describes the various resources available for the development, rehabilitation, and preservation of housing in Stanton. This includes the availability of land resources, administrative resources available to assist in implementing Stanton’s housing programs, financial resources available to support housing in the community, and resources for energy conservation.
5A. Regional Housing Needs Allocation (RHNA)
California General Plan law requires each city and county to have land zoned to accommodate its fair share of the regional housing need. The Department of Housing and Community Development (HCD) allocates a numeric regional housing goal to the Southern California Association of Governments (SCAG). SCAG is then mandated to distribute the housing goal among the city and county jurisdictions in the region. This share for the SCAG region is known as the Regional Housing Needs Allocation, or RHNA. The major goal of the RHNA is to assure a fair distribution of housing among cities and counties within the SCAG region so that every community provides for a mix of housing for all economic segments. The housing allocation targets are not building requirements; rather, they are planning goals for each community to accommodate through appropriate planning policies and land use regulations. Allocation targets are intended to assure that adequate sites and zoning are made available to address anticipated housing demand during the planning period.

The final RHNA for the SCAG region was adopted on March 4, 2021. This RHNA covers an 8-year planning period (June 30, 2021 through October 15, 2029) and is divided into four income categories: very low, low, moderate, and above moderate.

As determined by SCAG, the City of Stanton’s fair share allocation is 1,231 new housing units during this planning cycle, with the units divided among the four income categories as shown in Table 5-

1. Pursuant to AB 2634, local jurisdictions are required to project the housing needs of extremely low-income households (0-30% Area Median Income or AMI). In estimating the number of extremely low-income households, a jurisdiction can use 50% of the very low-income allocation; therefore, the City’s very low-income RHNA of 165 units can be split into 82 extremely low-income and 83 very low-income units. Housing for lower income households is not typically provided in the Orange County market without some level of subsidy or regulatory requirement, and thus the Housing Element must provide sites at sufficient densities, combined with programs to support affordability, to address the housing needs of lower income households.

TABLE 5-1: RHNA 2021-2029
Income Group Total Housing
Units Allocated
Percentage of
Units
Extremely/Very Low 165 13%
Low 145 12%
Moderate 231 19%
Above Moderate 690 56%
TOTAL 1,231 100%
Source: Southern California Association of Governments, 2021 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 88

PROGRESS TOWARDS THE RHNA
Since the RHNA uses June 30, 2021 as the baseline for growth projections for the 2021-2029 planning period, jurisdictions may count housing units that have been developed, are under construction, and/or have received their building permits after June 30, 2021 towards their RHNA.

Since this date, 540 housing units have been developed, are under construction, or have received their building permits in Stanton (see Table 5-2).

Jurisdictions may also count projects that are approved/entitled but not yet built or under construction; 413 units across all income categories have been approved/entitled and are expected to be developed within the planning period. These credits towards meeting the City’s RHNA are specified in Table 5-2, and the relative affordability of each unit type/project is described in the following sections.

TABLE 5-2: CREDITS TOWARDS THE RHNA
Extremely
and Very
Low-income
(0-50% AMI)
Low-income
(51-80%
AMI)
Moderateincome (81-
120% AMI)
Above
Moderateincome
(121%+ AMI)
Total
Units Constructed/Under Construction/Building Permits Issued since June 30, 2021 VRV - 12736 Beach Blvd -- -- 100* 200 300
7161 Katella Ave 72** -- -- -- 72
The Lighthouse - 10871 Western
Ave -- -- -- 40 40
7162 Kermore Ln -- -- -- 4 4
7181 Kermore Ln -- -- -- 4 4
7922 W Cerritos Ave -- -- 6*** -- 6
Lantana@Beach - 12631-12811
Beach Blvd -- -- -- 84 84
8771 Katella Ave -- -- -- 2 2
Accessory Dwelling Units 7 12 8 1 28
Subtotal 79 12 114 335 540
Approved/Entitled Units Not Yet Under Construction
11850 Beach Blvd 60** -- -- -- 60
10572 Lexington St -- -- -- 2 2
11752 Beach Blvd -- -- -- 17 17
Cloud House - 12331-12435
Beach Blvd -- -- 121* 200 321
7091 Kermore Ln -- -- -- 7 7
7320 Katella Ave -- -- -- 6 6
Subtotal 60 0 121 232 413
TOTAL 139 12 235 567 953
Source: City of Stanton, 2021
Notes:
* These units do not have affordability restrictions. Market rate rents and sale prices for apartments and condominiums fall within levels affordable to households earning moderate incomes (81-120% AMI) and are allocated as such. ** These units are all deed restricted to extremely low and very low-income households. *** This project received a density bonus and is 100% affordable to moderate-income households. 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 89

AFFORDABILITY OF UNITS CREDITED TOWARDS THE RHNA
Units credited towards the RHNA are distributed among the four affordability groups (extremely/very low, low, moderate, and above moderate) based on affordability restrictions (as is the case with affordable housing projects) or housing cost for those specific types of units based on real home rental/sale rates and established affordability levels. For example, the market rate rents and sale prices for apartments and condominiums in Stanton fall within levels affordable to households earning moderate incomes (81-120% AMI) and are allocated as such, as discussed in the above Housing Affordability by Income Group discussion on page 37. The projected affordability of ADUs is based on SCAG’s Regional Accessory Dwelling Unit Affordability Analysis (December 2020). The City has included a program to monitor the extent of ADU production to ensure that the ADU regulations are successful and that the Housing Element goals and RHNA production can be met (see Program 7).

Based on a review of rental ads on Zillow.com and Apartments.com in May 2021, the average rents reported for Stanton were $1,201 for studio apartment units, $1,570 for 1-bedroom apartments, $1,997 for 2-bedroom apartments, $2,149 for 3-bedroom apartments, and $2,900 for apartments with four or more bedrooms. The average rent across all units in Stanton is $1,870 per month. Based on this data and the housing affordability thresholds shown in Table 3-25 of the Needs Assessment, these apartment unit sizes are affordable to low-income (50-80% AMI) households. However, because it cannot be guaranteed that approved/entitled projects will deliver these smaller unit sizes at rents affordable to low-income families, all multifamily rental units are credits toward meeting the City’s moderate-income RHNA (even though some units may ultimately be affordable to lower income households).

Condominium units are considered entry-level homes and based on pricing are allocated as affordable to 4-person, moderate-income households. According to Zillow.com, in May 2021 the median price for condominiums sold in the City was $472,988. This price is within the affordability level for a 4-person, moderate-income family and is allocated as such. However, as the maximum affordable price for a 4-person, moderate-income family to purchase a home (as shown in Table 3-25 of the Needs Assessment) is $476,828, if the condominiums were priced even modestly higher they would not be considered affordable. The market rate cost of single-family units is considered affordable to above moderate-income households.

UNITS CONSTRUCTED OR UNDER CONSTRUCTION
According to City building permit records, since June 30, 2021, 540 new units have been constructed, are under construction, or have building permits pulled in Stanton, of which 91 are affordable to lower income households, 108 units are affordable to moderate-income households based on market rate rents, 6 units are deed restricted for moderate-income households, and the remaining 335 units are affordable to above moderate-income households. Constructed/under construction/building permits issued units include the following projects:
• VRV | 12736 Beach Boulevard
VRV is a mixed-use development currently under construction in the South Gateway Mixed-Use Overlay zone. The project is located at 12736 Beach Boulevard and consists of a five-story, 300-unit, market-rate apartment community with a ground floor commercial component. This development is assumed to be affordable to moderate-income households as market-rate rents in Stanton are typically affordable to moderate-income households.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 90 Source: AO Architects, 2021
• 7161 Katella Avenue (formerly Stanton Inn & Suites)
As part of a coordinated effort between the City, Jamboree Housing, and the County of Orange, this redevelopment project is transforming the existing Stanton Inn & Suites motel into permanent supportive housing with services for vulnerable individuals, seniors, and veterans. The project is currently converting the motel to 72 studio units that will be affordable to extremely low and very low-income individuals. The housing and onsite services will help to ensure the health and stability necessary for formerly homeless residents to successfully live independently.
• The Lighthouse | 10871 Western Avenue
The Lighthouse is a 40-unit detached condominium subdivision that is being developed on the site of the former Lighthouse Church. The project is a Planned Development on an underutilized site located at 10871 Western Avenue in the High Density Residential zone.

This development is assumed to be affordable to above moderate-income households as new detached condominium construction in Stanton is typically affordable to above moderate-income households.

Source: KB Home, 2021

2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 91 • 7162 Kermore Lane
The project is an infill development in the Medium Density Residential zone involving the construction of four single-family detached condominium units. This development is assumed to be affordable to above moderate-income households as new single-family home construction in Stanton is typically affordable to above moderate-income households.
• 7181 Kermore Lane
The project is an infill development in the Medium Density Residential zone involving the construction of four single-family detached condominium units. This development is assumed to be affordable to above moderate-income households as new single-family home construction in Stanton is typically affordable to above moderate-income households.
• 7922 W Cerritos Avenue
The applicant for this project (Habitat for Humanity) received a density bonus to increase the number of allowed units from four to six. The project is deed restricted for 100% moderate-income housing. Six single-family detached condominium units will be constructed within the Medium Density Residential zone just west of Beach Boulevard.

This development is affordable to moderate-income households. • Lantana@Beach/The Village Center | 12631-12811 Beach Boulevard Lantana@Beach is part of a joint mixed-use development between Brookfield Residential and Frontier Real Estate Investments. The developers have overhauled a 10-acre retail complex at the intersection of Beach and Garden Grove Boulevards into approximately 95,000 square feet of stores, restaurants, and other businesses. The housing component of the project is located on an adjacent 12-acre site and includes 208 condominium units.

The project is being developed in phases, the last 84 units of which were under construction as of June 30, 2021. This development is assumed to be affordable to moderate-income households as new multifamily home construction in Stanton, including condominiums, is typically affordable to moderate-income households. • 8771 Katella Avenue
The project involves a subdivision to create two condominium lots for the construction of two single-family detached condominium units in the General Mixed-Use Overlay zone.

This development is assumed to be affordable to above moderate-income households as new single-family home construction in Stanton is typically affordable to above moderateincome households.

UNITS APPROVED/ENTITLED
Based on City records, 413 units have been approved in Stanton. These units are not currently under construction but are expected to come online during the planning period. Of these 413 units, 60 are affordable to extremely low-income households/individuals, 121 units are affordable to moderate-income households (based on market rate rents that fall within affordable levels), and 232 are affordable to above moderate-income households. Projects that are approved but not yet constructed include the following:
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 92 • 11850 Beach Boulevard (formerly Tahiti Motel)
In conjunction with the Stanton Inn & Suites project described above, Jamboree Housing is also currently converting a second motel – the Tahiti Motel – into 60 studio units for permanent supportive housing that will be affordable to extremely low and very lowincome individuals, and which will provide onsite services that will assist residents in retaining the housing, improving their health status, and maximizing their ability to live and, when possible, work in the community.
• 10562 Lexington Street
The project is an infill development in the Medium Density Residential zone involving the construction of two single-family detached dwelling units. This development is assumed to be affordable to above moderate-income households as new single-family home construction in Stanton is typically affordable to above moderate-income households. • 11752 Beach Boulevard
The project is for the construction of 17 three-story attached condominium units located at 11752 Beach Boulevard in the General Mixed-Use Overlay zone. The site is underutilized and currently developed with a stand-alone restaurant. This development is assumed to be affordable to above moderate-income households.
• Cloud House | 12331-12435 Beach Boulevard
Cloud House will be the second Bonanni Development project constructed in the City following the development of VRV, which is currently under construction (see above). The project entails a new 321-unit apartment complex on a 3.75-acre site at 12331-12435 Beach Boulevard in the South Gateway Mixed-Use Overlay zone. This development is assumed to be affordable to moderate-income households as market-rate rents in Stanton are typically affordable to moderate-income households. • 7091 Kermore Lane
The project is an infill development in the Medium Density Residential zone involving the construction of seven single-family detached condominium units. This development is assumed to be affordable to above moderate-income households as new single-family home construction in Stanton is typically affordable to above moderate-income households.
• 7320 Katella Avenue
The project is an infill development in the High Density Residential zone involving the construction of six townhome units. This development is assumed to be affordable to above moderate-income households.

REMAINING RHNA
The City has already achieved 77% of its overall RHNA with housing units constructed, under construction, or approved/entitled (953 units). With these units taken into account, the City has fulfilled its allocation of moderate-income units and has a remaining RHNA of 282 units (26 extremely low/very low-income units, 133 low-income units, and 123 above moderate-income units) as shown in Table 5-3.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 93 TABLE 5-3: REMAINING 6TH CYCLE RHNA
Status
Extremely
and Very
Low-income
(0-50% AMI)
Low-income
(51-80%
AMI)
Moderateincome
(81-120% AMI)
Above Moderateincome (121%+
AMI)
Total
RHNA Allocation 165 145 231 690 1,231
Constructed, Under
Construction, Permits
Issued (Since 7/1/2021)
79 12 114 335 540
Units Approved/Entitled 60 0 121 232 413
Remaining Allocation 26 133 0 (-4) 123 282
Sources: City of Stanton, 2021; Southern California Association of Governments, 2021 5B. Residential Sites Inventory
Housing element law requires an inventory of land suitable and available for residential development (Government Code Section 65583(a)(3)). The key purpose of this inventory is to determine whether a jurisdiction has allocated sufficient land for the development of housing to meet the jurisdiction’s share of the regional housing need, including housing to accommodate the needs of all household income levels.

This section provides an analysis of the land available within Stanton for residential development.

In addition to assessing the quantity of land available to accommodate the City’s total housing needs, this section also considers the availability of sites to accommodate a variety of housing types suitable for households with a range of income levels and housing needs. As indicated above, the City has met some of its identified regional need through projects that are currently in the pipeline. The City has a remaining RHNA of 282 units across all income categories and has available residential development opportunities with sufficient capacity to meet the identified housing need (see Figure 5-1, Housing Opportunity Sites). The opportunity sites shown here consist of proposed developments, vacant sites, and underutilized sites to accommodate the RHNA.

A citywide parcel database, aerial photos, and General Plan GIS data were used to locate parcels for this update. This update also considered the viability of sites identified in the prior planning period, many of which continue to be suitable sites for future development due to their proximity to transit, public services, goods, amenities, and activity centers. Parcel acreages by land use designation are based on assessor and GIS data.

SITES INVENTORY CONSIDERATIONS
Zoning for Lower income Households
The capacity of sites that allow development densities of at least 30 units per acre may be credited toward the lower income RHNA based on State law. Zones that allow less than 30 units per acre but facilitate multifamily housing are considered appropriate to accommodate housing for moderate-income households. Much of the moderate-income need will be met by private market construction of non-subsidized rental units and entry-level condominiums.

Assembly Bill 1397
Consistent with updated housing element law (Assembly Bill 1397) related to the suitability of small and large sites, the lower income sites inventory presented in this chapter is predominately limited to parcels that are between 0.5 and 10 acres in size, as the State has indicated these size 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 94 parameters are most adequate to accommodate lower income housing need.

AB 1397 also adds specific criteria for assessment of the realistic availability of nonvacant sites during the planning period. If nonvacant sites accommodate half or more of the lower income need, the housing element must detail “substantial evidence” that the existing use does not constitute an impediment for additional residential use on the site. Due to the built-out nature of Stanton, most sites have existing uses. Nonvacant sites included in the inventory have been chosen due to their location, existing uses, and potential for intensification. To ensure that appropriate sites have been chosen, properties that show recent investments or updates or that contain uses of local importance are not included, and clear criteria were used to evaluate all sites, as described below under Mixed-Use Sites.

AB 1397 requires that vacant sites identified in the previous two Housing Elements and nonvacant sites identified in the previous Housing Element only be deemed adequate to accommodate a portion of the housing need for lower income households if the site is zoned at residential densities consistent with the default density established by HCD (30 units per acre) and the site allows residential use by right for housing developments in which at least 20% of the units are affordable to lower income households. Nonvacant sites identified in the previous Housing Element and vacant sites identified in the previous two Housing Elements but credited toward the moderate or above moderate-income RHNA in the current Housing Element are not subject to the provisions of AB 1397 since they are not intended to meet the lower income RHNA.

No Net Loss Provision
Government Code Section 65863 stipulates that a jurisdiction must ensure that its housing element inventory can accommodate its share of the RHNA by income level throughout the planning period. If a jurisdiction approves a housing project at a lower density or with fewer units by income category than identified in the housing element, it must quantify at the time of approval the remaining unmet housing need at each income level and determine whether there is sufficient capacity to meet that need. If not, the city must “identify and make available” additional adequate sites to accommodate the jurisdiction’s share of housing need by income level within 180 days of approving the reduced-density project. Program 2 is included in the Housing Plan to set up a process for compliance.

SITES TO ACCOMMODATE REMAINING RHNA
The following sections provide details on the City’s 2021-2029 Housing Element sites inventory.

The opportunity areas identified involve sites that can realistically be developed or redeveloped with residential units during the planning period. The sites chosen are either vacant or significantly underutilized given their size and location. As market forces continue to push toward higher densities, recycling of underutilized land is expected to occur at an increasing rate. If the trend continues, the City can anticipate increased recycling of land, particularly in higher-density areas where economies of scale can be realized.

The City of Stanton’s 6th Cycle residential sites fall into four categories:
1) Proposed development sites;
2) Accessory dwelling units;
3) Vacant residential parcels; and
4) Vacant and underutilized mixed-use parcels that are suitable for higher intensity mixeduse development/redevelopment. 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 95 As described in this section, the City has sufficient land appropriately zoned for residential or mixed-uses throughout the community to accommodate its RHNA for the 2021-2029 planning period. Moreover, Stanton has a proven track record of supporting the development of affordable projects, working with affordable housing developers, promoting home types that are affordable to lower income households including multifamily projects and mixed-use developments, and addressing needs of the community’s vulnerable populations including seniors and homeless persons. These sites are illustrated on Figure 6-1, Housing Opportunity Sites, and detailed in Appendix A.

PROPOSED DEVELOPMENT SITES
Three projects in various stages of planning review are included as sites. The densities and unit counts proposed by these projects are realistic and consistent with similar projects that have been approved and successfully developed (or are under construction) in Stanton. The three sites are expected to yield 120 units, seven of which will be affordable to low-income households and 113 units affordable to above moderate-income households. The status of the following projects is as of June 2021. The projects are summarized below and quantified in Table 5-4. • 12200 Beach Boulevard
The project tentatively known as The Bigsby at Beach will be the third Bonanni Development project in Stanton. The project will involve the construction of 79 townhomes, seven of which will be deed restricted for low-income households. The project is located in the General Mixed-Use Overlay zone. • KB Assemblage | 7455 Katella Avenue
The proposed project is an infill development in the General Mixed-Use Overlay zone involving the construction of 36 single-family detached condominium units. This development is assumed to be affordable to above moderate-income households as new single-family home construction in Stanton is typically affordable to above moderateincome households. • 8222 Starr Street
The proposed project is a Planned Development in the North Gateway Mixed-Use Overlay zone involving the construction of five single-family detached dwelling units. This development is assumed to be affordable to above moderate-income households as new single-family home construction in Stanton is typically affordable to above moderateincome households.

TABLE 5-4: SUMMARY OF RESIDENTIAL CAPACITY ON PROPOSED DEVELOPMENT SITES Extremely
and Very
Low-income
(0-50% AMI)
Low-income
(51-80% AMI)
Moderateincome
(81-120%
AMI)
Above
Moderateincome
(121%+ AMI)
Total
12200 Beach Blvd -- 7 -- 72 79
KB Assemblage –
7455 Katella Ave -- -- -- 36 36
8222 Starr St -- -- -- 5 5
TOTAL 0 7 0 113 120
Source: City of Stanton, 2021
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 96

ACCESSORY DWELLING UNITS
Accessory dwelling units (ADUs), also referred to as second units and granny flats, are small, selfcontained units that provide a kitchen, bathroom, and sleeping area. The unit can be attached to the main home with a separate entrance or can be a small detached unit in the rear yard or above a garage. Because of their small size, ADUs typically rent for less than apartments and can provide affordable rental options for smaller households, as well as rental income for the homeowner.

Between 2017-2019, the State adopted a series of additional requirements for local governments related to ADU ordinances. In response to these new ADU laws, Stanton has continually updated its Zoning Code to align with State law and better facilitate the production of ADUs and Junior ADUs. The City has been successful in its efforts, having issued building permits for 13 ADUs in 2018, 12 ADUs in 2019, and 19 ADUs in 2020, with additional permits currently pending.

Given Stanton’s growing track record in producing ADUs, combined with the City’s efforts to actively inform residents of the opportunity to construct ADUs, including providing FAQs on the Planning Division webpage with links to HCD’s ADU guidance material, the sites inventory projects a minimum of 14.7 new ADUs to be produced annually, or 117 over the 2021-2029 planning period. The projected affordability of these ADUs is based on SCAG’s Regional Accessory Dwelling Unit Affordability Analysis (December 2020). The City will continue to monitor the extent of ADU production to ensure that the ordinance is being successful and that the Housing Element goals and RHNA production numbers can be met.

Realistic Capacity Assumption
A review of existing and proposed residential projects within the City helps to identify the realistic density that can be anticipated for potential development. To determine realistic capacity assumptions for the higher density residential zones and mixed-use overlays, the City surveyed recent projects to identify the densities that have been achieved in these areas.

In the RM and RH zones, projects have occurred at between 38 and 95 percent of maximum capacity, with projects in more recent years occurring closer to maximum density and with the project at 38% being somewhat of an anomaly since the subdivision of large (3,054 – 3,368 sq. ft.) homes will likely be the last of its kind to be constructed in the built-out City. Therefore, all RM and RH sites are conservatively assumed to develop at 75% of maximum capacity. Projects surveyed include: The Lighthouse is a 40-unit detached condominium subdivision in the High Density Residential zone. The project is currently under construction and developing at 17 du/ac or at 95% of maximum capacity. An approved/entitled project at 7320 Katella Avenue in the High Density Residential zone involving the construction of 6 townhome units is developing at 83% of maximum capacity. Chateau Estates is a subdivision that was developed in the previous planning period on one of the City’s last large (5.06 acres) vacant residential sites. The project provided 35 single-family homes at a density of nearly 7 du/ac or 38% of maximum capacity.

TABLE 5-5: DEVELOPMENT ON HIGHER DENSITY RESIDENTIAL SITES # of Units Density
(% max capacity) Type Affordability
Level Zone
The Lighthouse –
10871 Western Ave 40 17 du/ac(95%)
Detached
condominiums Above Mod RH
7320 Katella Ave 6 15 du/ac
(83%) Townhomes Above Mod RH
Chateau Estates –
Chateau Ct 35 7 du/ac(38%) SFR Above Mod RH
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 97 Source: City of Stanton, 2021
For the mixed-use overlays, development trends vary by lot size whereby the larger the property the more likely the development will meet or exceed the maximum density allowance.

Additionally, with larger projects, developers have more flexibility in using the density bonus program (although density bonus units are not assumed as part of this analysis). As such, properties that are less than 1.0 acre in size are assumed to develop at 50% of maximum capacity, while sites ≥1.0 acre in size are assumed to develop at 80% of maximum capacity. Projects surveyed include: VRV is a mixed-use development currently under construction on a 3.75-acre site in the South Gateway Mixed-Use Overlay zone on Beach Boulevard. In May 2020, a General Plan Amendment was approved for the project to allow an increase in density of up to 80 du/ac or over 100% of maximum capacity. Similarly, Cloud House is an approved/entitled 321-unit apartment project on a 3.75-acre site approved under a Planned Development Permit, which allowed for modifications to the development standards including an increase in density of up to 90 du/ac, also over 100% maximum capacity. For comparison, a 17-unit approved townhome project on a 0.92-acre site at 11752 Beach Boulevard in the General Mixed-Use Overlay zone will develop at 18 du/ac or at 41% of maximum capacity.

TABLE 5-6: DEVELOPMENT ON MIXED-USE OVERLAY SITES
# of Units Density
(% max capacity) Type Affordability
Level Zone
VRV –
12736 Beach Blvd 300 80 du/ac (>100%)
Mixed-use/
apartments
Moderate/
Above Mod SGMX
Cloud House –
12331-12435 Beach Blvd 321 90 du/ac(>100%) Apartments Moderate/ Above Mod SGMX
The Bigsby at Beach –
12200 Beach Blvd 79 23 du/ac(51%) Townhomes Low/ Above Mod GLMX 11752 Beach Blvd 17 18 du/ac
(41%) Townhomes Above Mod GLMX
Source: City of Stanton, 2021
It must also be noted that the sites identified in the mixed-use overlay zones have the potential to develop with strictly commercial uses without a mixed-use or residential component. However, recent development trends in Stanton in the mixed-use overlays indicate a strong preference for housing development where it is allowed in the City, whether vertical or horizontal mixed-use, or strictly residential. Furthermore, as identified in Table 5-8, there is surplus capacity such that the loss of any one site to strictly commercial uses can be absorbed by the sites inventory and the remaining housing opportunity sites.

Table 5-5 summarizes how the various factors identified in housing element law (Government Code Section 65583.2(c)(2)) result in an adjusted site capacity of 80% of the maximum densities in the mixed-use overlay zones for sites 1.0 acre or greater in size.

TABLE 5-7: CAPACITY ADJUSTMENT FACTORS FOR MIXED-USE OVERLAY ZONES Capacity Factor Adjustment Reasoning
Land Use Controls and Site
Improvements
95% For net acreage due to building setbacks and onsite improvements, including sidewalks, utility easements
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 98 Realistic capacity of the site 90% Adjustment based on past development trends for residential redevelopment in the mixed-use zones
Typical densities 95% Affordable housing projects are built out to almost maximum density
Infrastructure availability No adjustment Not applicable; no constraint Environmental constraints No adjustment No known site constraint

VACANT RESIDENTIAL SITES
There are minimal areas of vacant land remaining in Stanton. Table 5-6 summarizes the vacant land in the City currently zoned for residential development (exclusive of the mixed-use overlays).

Locations are shown in Figure 5-1. There are a total of 6 vacant parcels with the capacity for 37 residential units. It is assumed that the potential of 10 dwelling units on five of the parcels would be comprised of market-rate residential units. Parcels with RH (High Density Residential) zoning provide the capacity for 27 units to be counted toward meeting the City’s lower income needs.

TABLE 5-8: VACANT RESIDENTIAL SITES
Site
No. APN General Plan Designation
Zoning
Designation Permitted Density Parcel Size (Acres)
Net Unit
Potential
Vacant Residential
1 079-771-36 HDR RH 11.1 – 30 du/ac1 1.24 27
2 131-231-18 LDR RL 2.1 – 6 du/ac 1.00 4
3 131-231-19 LDR RL 2.1 – 6 du/ac 0.99 4
4 079-352-08 LDR RL 2.1 – 6 du/ac 0.16 1
5 079-363-01 LDR RL 2.1 – 6 du/ac 0.09
1 079-363-16 LDR RL 2.1 – 6 du/ac 0.07
TOTAL 3.55 37
Source: City of Stanton, 2021
Notes:
1 RH zoning allows for densities of 11.1 – 18 du/ac and by-right allows development at a net density of 30 du/ac or greater to accommodate lower income households per Government Code Section 65583.2(c)(3)(B)(iv).

MIXED-USE SITES
Stanton is an entirely built out city with very limited vacant land available to accommodate new development of any sort. The City has established three mixed-use districts to accommodate additional residential development in areas along major corridors. Current development trends in mixed-use areas show that high residential density is feasible and realistic, and appropriate to accommodate housing for all income levels, including the lower income RHNA. Site selection in the mixed-use overlay zones includes both vacant sites and underutilized sites, which were chosen given their size and location. Mixed-use sites are along major streets in the City, particularly along Beach Boulevard. The City’s three mixed-use land use designations allow for high-density residential capacities up to 60 du/ac. Government Code Section 65583.2(c)(3)(B)(iv) allows jurisdictions in metropolitan counties, such as Stanton, to include sites with a minimum density of 30 units per acre as appropriate sites to accommodate lower income households, allowing sites in the mixed-use zones to be counted toward meeting housing needs for all income groups in the City (including lower income). Based on other successful projects in the area, it is assumed that the market can continue to create affordable units at this density. The City has evaluated the development capacity of the mixed-use areas to determine realistic potential development yield based upon evaluation of existing land uses, infrastructure capacity, land use controls, and site 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 99 improvements.

Key sites with existing uses that are suitable for redevelopment typically contain older structures and are underutilized given the development potential afforded by the mixed-use development standards. Examples of existing uses include small-scale commercial uses, used car dealerships and auto repair shops, motels, restaurants, and structures with large surface parking lots. Some sites with existing residential uses provide the opportunity for significant capacity increases. The following criteria was used to identify underutilized parcels in mixed-use zones:
• Improvement value is less than half of the land value (ratio is less than 1.00) • Structure was built prior to 1990 (and therefore over 30 years of age) • General characteristics such as unit vacancy, declining uses, low existing floor-area ratio (FAR), etc.
• Location near recent mixed-use or residential development activities on properties exhibiting similar characteristics
• Known redevelopment interest
Table 5-7 summarizes the mixed-use sites identified to meet the RHNA, which can facilitate 1,288 units. These sites contain existing commercial and/or residential uses that are of marginal economic viability, are at or near the end of their useful life, and/or the existing intensity of development is substantially lower than allowed by existing zoning. Sites that are smaller than

0.5 acres have multiple parcels that are adjacent to each other and are appropriate for consolidation into larger development projects, achieving a lot size of at least 0.5 acres. These sites have common ownership, function as a part of a larger site currently, such as a commercial building with an adjacent parking lot, and/or are significantly underutilized and have been identified by developers for potential projects.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 100 TABLE 5-9: MIXED-USE SITES
Site
No. APN General Plan Designation
Zoning
Designation Permitted Density Parcel Size (Acres)
Net Unit
Potential
Mixed-Use
6 079-221-15 NGMU NGMX 25 – 45 du/ac 4.75 171
7 126-281-10 NGMU NGMX 25 – 45 du/ac
126-281-11 NGMU NGMX 25 – 45 du/ac 1.71 61
126-281-18 NGMU NGMX 25 – 45 du/ac
8 126-281-14 NGMU NGMX 25 – 45 du/ac 0.57 12
9 131-131-07 GMU GLMX1 25 – 45 du/ac 0.94 21
10 131-131-05 GMU GLMX1 25 – 45 du/ac 0.40 9
11 131-211-02 GMU GLMX1 25 – 45 du/ac 0.64 14
12 131-211-21 GMU GLMX1 25 – 45 du/ac 1.14 41
13 131-221-16 GMU GLMX1 25 – 45 du/ac 0.59 13
14 131-221-45 GMU GLMX1 25 – 45 du/ac 1.09 39
15 131-241-45 GMU GLMX1 25 – 45 du/ac 0.96 21
16 131-241-07 GMU GLMX1 25 – 45 du/ac 0.84 18
131-241-21 GMU GLMX1 25 – 45 du/ac
17 131-263-03 GMU GLMX1 25 – 45 du/ac
131-263-04 GMU GLMX 0.51 11 1 25 – 45 du/ac
131-263-05 GMU GLMX1 25 – 45 du/ac
18 131-411-15 GMU GLMX1 25 – 45 du/ac

3.51 126
131-411-20 GMU GLMX1 25 – 45 du/ac
131-411-21 GMU GLMX1 25 – 45 du/ac
131-411-22 GMU GLMX1 25 – 45 du/ac
131-411-25 GMU GLMX1 25 – 45 du/ac
19 079-371-13 GMU GLMX1 25 – 45 du/ac

0.49 11
079-371-12 GMU GLMX1 25 – 45 du/ac
20 079-371-09 GMU GLMX1 25 – 45 du/ac 0.48 10
21 079-371-26 GMU GLMX1 25 – 45 du/ac 0.69 15
22 079-371-27 GMU GLMX1 25 – 45 du/ac 0.46 10
23 126-363-10 GMU GLMX1 25 – 45 du/ac

2.44 117
131-592-22 SGMU SGMX 30 – 60 du/ac
26 131-491-08 SGMU SGMX 30 – 60 du/ac 9.44 453
131-491-09 SGMU SGMX 30 – 60 du/ac
TOTAL 34.39 1,288
Source: City of Stanton, 2021
Notes:
1 The General Mixed-Use Overlay Zone allows for stand-alone residential development, subject to a conditional use permit, for properties that are a minimum distance of 150 feet away from intersections of Beach and Katella, Beach and Orangewood, and Beach and Chapman, as measured from the corner formed by a lot’s property lines at the street intersection. 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 101 FIGURE 5-1: HOUSING OPPORTUNITY SITES
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 102

ADEQUACY OF SITES TOWARD THE RHNA
As described previously in this section, the City was allocated 1,231 housing units by the SCAG Regional Housing Needs Allocation (RHNA) for 2021 through 2029. The City’s progress to date includes 540 units that have been constructed, are under construction, or have received building permits since June 30, 2021. The City also has an additional 413 units that have been approved/entitled. Stanton has 282 units remaining to be accommodated.

As is shown in Table 5-8, the City has adequate sites to accommodate the RHNA for all income levels. For lower income units (extremely low, very low, and low-income), the City has a remaining allocation of 159 units and can accommodate 1,288 units on sites that allow densities of at least 30 units per acre, consistent with the assumptions for lower income sites established by Government Code Section 65583.2(c)(3)(B)(iv) and that are further supported by the City’s history of successful mixed-use and affordable projects. The City also has a surplus of sites for moderate and above moderate-income units.

Including all vacant residential and underutilized mixed-use sites, ADU projections, and projects in the pipeline, the sites inventory identifies capacity for 1,562 units, 1,288 of which are on sites suitable for development of lower income housing. Overall, the City has the ability to adequately accommodate the remaining RHNA (Table 5-8). These sites and the densities allowed will provide opportunities to achieve the remaining RHNA goals for all income categories and can realistically be developed/redeveloped with residential units during the planning period. These areas are considered highly likely to experience recycling for two key reasons: 1) the high demand for more affordable housing throughout the Southern California region, and 2) the availability of underutilized land in areas designated for high-density mixed-use and residential use. The sites chosen are significantly underutilized given their size and location. In addition, recent developments and market interest, and new flexible and housing-supportive zoning standards will serve as a catalyst for more intense development.

Candidate sites within the mixed-use overlay districts are distributed into 25 percent lower income, 19 percent moderate-income, and 56 percent above moderate-income, which mirrors the RHNA distribution by income category assigned by SCAG. It should be noted that based on the allowable density in the General Mixed-Use Overlay (25.0-45.0 du/ac), North Gateway MixedUse Overlay (25.0-4 5.0 du/ac), and South Gateway Mixed-Use Overlay (30.0-60.0 du/acre), all mixed-use sites are considered suitable for lower income units. 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 103 TABLE 5-10: SITES INVENTORY SUMMARY
Adjustment
Factor
Extremely
and Very
Low-income
(0-50% AMI)
Low-income
(51-80%
AMI)
Moderateincome
(81-120% AMI)
Above Moderateincome (121%+
AMI)
Total
Units
Minimum Density
Guidelines ≥30 du/ac
Remaining 6th Cycle
RHNA (Table 5-3) 26 133 0 123 282
Proposed Developments
(Table 5-4) 0 7 0 113 120
Accessory Dwelling Units
(ADU) 30 50
35 2 117
Vacant Residential Sites 0 27 0 10 37
Mixed-Use Sites 138 128 256 766 1,288
Total Capacity 168 212 291 891 1,562
Shortfall/Surplus 142 79 291 768 1,280

AVAILABILITY OF PUBLIC FACILITIES AND SERVICES
As a highly urbanized community, the City of Stanton generally has in place all of the necessary infrastructure to support future development. All land currently designated for residential use is served by sewer and water lines, streets, storm drains, and telephone, electrical, and gas lines.

To assure that future development can be properly served, the City collects various impact fees from developers to cover the costs of providing necessary services and infrastructure. These fees apply to new developments in the City.

SB 1087, effective January 2006, requires water and sewer providers to grant priority for service allocations to proposed developments that include units affordable to lower income households. Pursuant to these statutes, upon adoption of its Housing Element, Stanton will immediately deliver the Element to local water and sewer providers, along with a summary of its regional housing needs allocation.
6C. Administrative and Financial Resources

ADMINISTRATIVE RESOURCES
Agencies with administrative capacity to implement programs contained in the Housing Element include the City of Stanton, the regional housing authority, and local and regional nonprofit affordable housing developers. The City of Stanton Community and Economic Development Department takes the lead in implementing Housing Element programs and policies. The City has also worked with non-profit developers to expand affordable housing opportunities in Stanton, including two projects in partnership with Jamboree Housing and the County of Orange to convert two motels into permanent supportive housing. 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 104 Community and Economic Development Department
The Community and Economic Development Department consists of four divisions: Planning, Building, Housing, and Economic Development. Development activity within the City is coordinated by the Community and Economic Development Department to ensure orderly growth and the City’s housing programs and related activities are managed by the Department.

The Planning Division administers the General Plan and zoning and environmental regulations, and provides primary staff assistance to the Planning Commission. The Building Division provides plan review and inspection services to ensure that buildings are safe and sustainable and that construction complies with applicable building codes and regulations.

Orange County Housing Authority (OCHA)
Orange County Housing Authority (OCHA) administers federally funded programs to provide monthly rental assistance to qualified tenants in privately owned rental housing. The largest such program is the Housing Choice Voucher Program. Participants who receive a Housing Voucher can use this rental assistance in a variety of rental dwellings and locations in Stanton with almost any property owner who is willing to participate in the program.

Non-Profit Developers
The City has collaborated with affordable housing developers and service providers to accommodate the housing needs of Stanton residents. The following are affordable housing developers and service providers active in the City and County; several are included in the State’s list of entities with the legal and managerial capacity to acquire and manage at-risk projects.  BRIDGE Housing
 C&C Development
 Habitat for Humanity of Orange County
 Jamboree Housing Corporation
 Mercy Housing
 Meta Housing Corporation
 National CORE
 Orange Housing Development Corporation

FINANCIAL RESOURCES
Stanton has access to a variety of existing and potential funding sources available for affordable housing activities. They include programs from federal, state, local, and private resources and are summarized in Table 5-9. Described below are the three largest housing funding sources the City of Stanton can use for housing production, rehabilitation, or preservation: Community Development Block Grant funds, HOME Investment Partnership funds, and the Housing Choice Voucher Program.

Community Development Block Grants (CDBG): CDBG funds are awarded to entitlement communities on a formula basis for housing activities. Stanton participates in the Urban County Program, through which the County of Orange administers CDBG funds for the unincorporated County as well as cities that participate in the program. Funding is awarded on a competitive basis to each participating city. Activities eligible for CDBG funding include acquisition, rehabilitation, economic development, and public services. It is anticipated that the County will receive $3,464,473 in CDBG funds for Fiscal Year 2021-2022. Of those funds, Stanton is 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 105 anticipated to receive a total of $XXXXXX.

HOME Investment Partnerships Program: HOME funds are granted on a formula basis from HUD to increase the supply of decent, safe, sanitary, and affordable housing to lower income households. Eligible activities include new construction, acquisition, rehabilitation, and rental assistance. The City participates in the Urban County Program, through which the County of Orange administers HOME funds to projects in participating jurisdictions. County-administered HOME funds for first-time homebuyer assistance are made available to residents or employees of the local jurisdictions participating in the HOME program. New development projects are typically allocated funding on a competitive basis. For Fiscal Year 2021–2022, the County of Orange is anticipated to receive a total of $1,384,437 in HOME funds.

Housing Choice Voucher Program: The Housing Choice Voucher Program (formerly Section 8) provides rental assistance to owners of private market-rate units on behalf of very low-income tenants. The program’s objective is to assist low-income families by providing rental assistance so that they may lease decent, safe, and sanitary housing units in the private rental market.

Stanton participates in a consortium to provide assistance to renters based upon a subsidy that is the difference between the tenant’s affordable portion and the fair market rent. The program is administered by the Orange County Housing Authority. Approximately 190 households in Stanton receive Housing Choice Vouchers.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 106 TABLE 5-11: FUNDING SOURCES FOR AFFORDABLE HOUSING ACTIVITIES Program Name Description Eligible Activities
Federal Programs
Community Development Block Grant
(CDBG) Program
The Department of Housing and Urban Development (HUD) awards Community Development Block Grants annually to entitlement jurisdictions and states for general activities, including housing, and economic development activities. HUD also offers various other programs that can be utilized by the City and nonprofit and for profit agencies for the preservation of low-income housing units such as Section 202 and Section 108 loan guarantees.
• Acquisition
• Rehabilitation
• Homebuyer Assistance
• Economic Development Assistance
• Homeless Assistance
• Public Services
• Infrastructure Replacement
HOME Investment Partnerships Program HOME Investment Partnerships Program funds are awarded annually as formula grants to participating jurisdictions. HUD establishes HOME Investment Trust Funds for each grantee, providing a line of credit that the jurisdiction may draw upon as needed. The program’s flexibility allows states and local governments to use HOME funds for grants, direct loans, loan guarantees, or other forms of credit enhancement or rental assistance or security deposits.
• Acquisition
• Rehabilitation
• Homebuyer Assistance
• Rental Assistance
Housing Choice Voucher (HCV) Program Provides rental assistance payments to owners of market-rate properties on behalf of very low-income tenants. The program was formerly the Section 8 Rental Assistance Program.
• Rental Assistance
Low Income Housing Tax Credits (LIHTC) The LIHTC program encourages private investment in the acquisition, rehabilitation, and construction of low-income rental housing. Since high housing costs in California make it difficult, even with federal credits, to produce affordable rental housing, the California legislature created a state low-income housing tax credit program to supplement the federal credit. The state credit is essentially identical to the federal credit, the Tax Credit Allocation Committee allocates both, and state credits are only available to projects receiving federal credits. Twenty percent of federal credits are reserved for rural areas and 10% for nonprofit sponsors. To compete for the credit, rental housing developments must reserve units at affordable rents to households at or below 46% of area median income. The units must be reserved for the target population for 55 years. • New Construction
Mortgage Credit Certificate Program Offers income tax credits to first-time homebuyers. The OCHA distributes the credits.
• Homebuyer Assistance
National Housing Trust Fund (HTF) The National Housing Trust Fund is a permanent federal program with dedicated sources of funding not subject to the annual appropriations. The funds can be used to increase and preserve the supply of affordable housing, with an emphasis on rental housing for extremely low-income households. California received • Acquisition
• Rehabilitation
• Preservation
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 107 Program Name Description Eligible Activities
approximately $10.1 million for the program in 2019. Funds are made available through a competitive process and are announced through a Notice of Funding Availability.

Project-based Voucher Program (PBV) The PBV program is a component of the Housing Choice Voucher program funded through HUD. The program’s objective is to induce property owners to make standard housing available to low-income families at rents within the program limits.

In return, the Housing Authority or HUD enters into a contract with the owner that guarantees a certain level of rents.
• Rental Assistance
Section 811/202 Program (Supportive
Housing for Persons with
Disabilities/Elderly)
Nonprofit and consumer cooperatives can receive no interest capital advances from HUD under the Section 202 program for the construction of very low-income rental housing for seniors and persons with disabilities. These funds can be used in conjunction with Section 811, which can be used to develop group homes, independent living facilities, and immediate care facilities. Eligible activities include acquisition, rehabilitation, new construction, and rental assistance. • Acquisition
• Rehabilitation
• Homebuyer Assistance
• Rental Assistance
Section 203(k) Provides fixed-rate, low-interest loans to organizations wishing to acquire and rehabilitate property.
• Acquisition
• Rehabilitation
• Refinancing of Existing Debt
Supplemental Security Income (SSI) SSI is a federal welfare program for persons 65 and over and for blind or disabled persons of any age. “Disabled” means that the recipient has a physical or mental disability that keeps them from working for 12 months or longer, or will result in death. SSI may provide total monthly income or it may supplement a low income. In addition to cash payments, SSI recipients are automatically covered by Medi-Cal, the state health insurance plan.
• Supplemental income for rental
assistance
State Programs
Affordable Housing and Sustainable
Communities Program (AHSC)
The AHSC Program is administered by the Strategic Growth Council and implemented by the Department of Housing and Community Development (HCD), and funds land use, housing, transportation, and land preservation projects that support infill and compact development and reduce greenhouse gas (GHG) emissions. Funds are available in the form of grants and/or loans in three kinds of project areas: Transit Oriented Development (TOD) Project Areas, Integrated Connectivity Project (ICP) Project Areas, and Rural Innovation Project Areas (RIPA). There is an annual competitive funding cycle.
• New Construction
• Rehabilitation
• Housing-Related Infrastructure
• Sustainable Transportation
Infrastructure
• Transportation-Related Amenities
• Program Costs
CalHFA – Multifamily Housing
Program
Program provides financing for the acquisition and rehabilitation of existing affordable rental housing. Priority is given to projects currently subject to regulatory restrictions that may be terminated. Assistance is provided through low interest construction and permanent loans. Eligible applicants include local government • Rental Acquisition
• Rental Rehabilitation
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City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 108 Program Name Description Eligible Activities
agencies, private nonprofit organizations, and for-profit organizations.

CalHFA – Predevelopment Loan
Program
Program provides funds to pay the initial costs of developing affordable housing projects. Priority is given to applications with matching financing from local redevelopment agencies or federal programs.
• Pre-development
CalHOME Program CalHOME provides grants to local public agencies and non-profit developers to assist low and very low-income households in becoming homeowners. CalHOME funds may be used for acquisition, predevelopment, development, and rehabilitation costs as well as downpayment assistance. While CalHOME funding has been limited to disaster assistance in recent years, this would be an appropriate program for the City to pursue to begin to develop a local portfolio of housing assistance programs and funds.
• Acquisition
• Rehabilitation
• New Construction (including
predevelopment)
• Downpayment Assistance
Emergency Solutions Grants Program
(ESG)
Program makes grant funds available for projects serving homeless individuals and families through eligible non-profit organizations or local governments. Eligible activities include: the rehabilitation and conversion of buildings for use as emergency shelters; the provision of essential services to the homeless; operating support for emergency shelters; and homeless prevention/rapid rehousing activities. • Acquisition
• Rehabilitation
• Provision of supportive services
Golden State Acquisition Fund (GSAF) Combined with matching funds, GSAF makes up to five-year loans to developers for acquisition or preservation of affordable housing. Loans are a maximum of $13,950,000. Funds are made available on a first come first serve basis. • Acquisition
• Rehabilitation
Housing for a Healthy California (HHC) The HHC program provides funding on a competitive basis to developers to create supportive housing for individuals who are recipients of or eligible for health care provided through the California Department of Health Care Services, Medi-Cal program. The program utilizes federal National Housing Trust Funds (NHTF) and allocates these funds competitively to developers for operating reserve grants and capital loans. AB 74 also allows HCD to utilize revenues appropriated to the Department from other revenue sources for HHC purposes. • New Construction
• Acquisition
• Rehabilitation
Homekey Homekey provides grants to local entities (including cities, counties, and other local public entities such as housing authorities and federally recognized tribes) to acquire and rehabilitate a variety of housing types – such as hotels, motels, vacant apartment buildings, and residential care facilities – in order to serve people experiencing homelessness or who are also at risk of serious illness from COVID19. • Acquisition
• Rehabilitation
Infill Infrastructure Grant Program (IIG) The program funds infrastructure improvements to facilitate new housing development with an affordable component in residential or mixed-use infill projects and infill areas. Since all development in Stanton would be considered infill given the built-out nature of the City, this program could be useful to an affordable or special needs housing developer to fund infrastructure improvements. IIG is grant • Infrastructure improvements
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City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 109 Program Name Description Eligible Activities
assistance, available as gap funding for necessary infrastructure improvements.

Local Early Action Planning (LEAP) Grants LEAP provides one-time grant funding to cities and counties to update their planning documents and implement process improvements that will facilitate the acceleration of housing production and help local governments prepare for their 6th Cycle RHNA.
• Housing element updates
• Updates to zoning, plans, or
procedures to increase/accelerate
housing production
• Pre-approved arch. and site plans
• Establishing pro-housing policies
Mobilehome Park Rehabilitation and
Resident Ownership Program (MPRROP)
MPRROP makes short and long-term low interest rate loans for the preservation of affordable mobilehome parks for ownership or control by resident organizations, non-profit housing sponsors, or local public agencies. MPRROP also makes longterm loans to individuals to ensure continued affordability. Funds are made available through a periodic, competitive process.
• Preservation
Multifamily Housing Program (MHP) The MHP provides low interest loans to developers of permanent and transitional rental housing for lower income households. Funds may be used for new construction, rehabilitation, or acquisition and rehabilitation of permanent or transitional rental housing, and the conversion of nonresidential structures to rental housing. Funds are made available through a competitive process and are announced through a Notice of Funding Availability.
• New Construction
• Rehabilitation
• Preservation
SB 2 Planning Grants Program The program provides one-time funding and technical assistance to all eligible local governments in California to adopt and implement plans and process improvements that streamline housing approvals and accelerate housing production. Eligible activities include updating a variety of planning documents and processes such as general plans and zoning ordinances, conducting environmental analyses, and process improvements that expedite local planning and permitting. The planning grants program is funded through the Building Homes and Jobs Act Trust Fund (SB 2, Chapter 364, Statutes of 2017).
• Updates to planning documents
• Updates to zoning ordinances
• Environmental analyses that
eliminate the need for projectspecific review
• Local process improvements that
expedite local planning and
permitting
Transit Oriented Development Housing
Program (TOD)
The TOD program makes low-interest loans and grants for rental housing that includes affordable units that are located within one-quarter mile of a transit station.

Eligible applicants include cities, counties, transit agencies, developers, and redevelopment agencies. Applications are accepted in response to a periodic Notice of Funding Availability.
• New Construction
• Rehabilitation
• Infrastructure Improvements
Veterans Housing and Homelessness
Prevention Program (VHHP)
VHHP makes long-term loans for development or preservation of rental housing for very low and low-income veterans and their families. Funds are made available to sponsors who are for-profit or nonprofit corporations and public agencies.

Availability of funds is announced annually through a Notice of Funding Availability. • New Construction
• Acquisition
• Rehabilitation
• Preservation
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City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 110 Program Name Description Eligible Activities
Local Programs and Private Sources
California Community Reinvestment
Corporation (CCRC)
CCRC is a multifamily affordable housing lender whose mission is to increase the availability of affordable housing for low-income families, seniors, and residents with special needs by facilitating private capital flow from its investors for debt and equity financing to developers of affordable housing. Eligible activities include new construction, rehabilitation, and acquisition of properties. • Acquisition
• Rehabilitation
• New Construction
Federal Home Loan Bank System The program facilitates affordable housing programs (AHP), which subsidize the interest rates for affordable housing. The San Francisco Federal Home Loan Bank District provides local service within California. Interest rate subsidies under the AHP can be used to finance the purchase, construction, and/or rehabilitation of rental housing. Very low-income households must occupy at least 20% of the units for the useful life of the housing or the mortgage term. • Acquisition
• Rehabilitation
• New Construction
Federal National Mortgage Association
(Fannie Mae)
Fannie Mae offers a variety of mortgages, including traditional fixed-rate, low downpayment for underserved low-income areas, and mortgages that fund the purchase and rehabilitation of a home.
• Homebuyer Assistance
• Rehabilitation
Freddie Mac HomeOne and Renovation
Mortgages
Provides down-payment assistance to first-time homebuyers and second mortgages that include a rehabilitation loan.
• Homebuyer Assistance
• Rehabilitation
Mortgage Revenue Bonds Tax exempt mortgage revenue bonds can be provided, which require a developer to lease a fixed percentage of units to low-income families at specific rental rates. • Acquisition
• Rehabilitation
• New Construction
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 111 5D. Opportunities for Energy Conservation
Planning to maximize energy efficiency and the incorporation of energy conservation and green building features can directly impact housing affordability, in addition to promoting sustainable community design and reduced dependence on vehicles. Such planning and development standards can also significantly contribute to reducing greenhouse gases.

GREEN BUILDING PRACTICES
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, generate less waste, and lessen a building’s overall environmental impact. Stanton has adopted the 2019 California Green Building Standards Code (CALGREEN) in its entirety, which establishes mandatory statewide green building standards.

Furthermore, staff works with applicants early in the building plan check process to explain the State’s Green Building Standards and the long-term financial and environmental benefits of integrating sustainable features in project design. As a means of educating the public on the new Code, the City disseminates handouts and provides information.

The City is a participating jurisdiction in the California Home Energy Renovation Opportunity (HERO) Program, providing property owners with low interest financing for energy and water efficiency improvements and electric vehicle charging infrastructure on their property. Property owners who wish to participate agree to repay the amount borrowed through an assessment on their property taxes.

ENERGY CONSERVATION IN STANTON GENERAL PLAN
Stanton’s General Plan contains goals, policies, and programs to create a more sustainable community for existing and future residents. These include:

Action ICS-3.1.1 (d)
Investigate and adopt, if feasible, a green building program for public and private development projects.

Action ICS-3.1.2 (e)
Develop a program to assist property and homeowners in installing energy and water-saving devises in their homes.

Action RC-3.1.3 (b)
Encourage the use of energy star compliant technology such as heating equipment, water heaters, swimming pool heaters, cooking equipment, refrigerators, furnaces, boiler units, and other appliances.

Action RC-3.1.3 (d)
Encourage residential building construction to exceed energy efficiency standards outlined in Title 24 of the California Administrative Code.

Action RC-3.1.3(i)
Encourage the use of technology that utilizes energy off the main energy grid such as solar panels.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 112 Action RC-3.1.3 (j)
Encourage technology and designs that exceed the energy star compliance standards.

Action RC-3.1.6 (b)
Include energy conservation actions in city operations.

ENERGY CONSERVATION PROGRAMS OFFERED THROUGH LOCAL UTILITIES In addition to green building, Stanton can promote energy conservation by advertising utility rebate programs and energy audits available through Southern California Edison (SCE) and Southern California Gas, particularly connected to housing rehabilitation programs. Lower income households are also eligible for state sponsored energy and weatherization programs.

SCE provides a variety of energy conservation services under its Customer Assistance Programs (CAP). These services are designed to help low-income households, senior citizens, permanently disabled, and non-English speaking customers control their energy use. The Southern California Gas Company offers an energy conservation service known as the Community Involvement Program (CIP). This service provides weatherization for the homes or apartments of low-income families, provided they meet the federally-established income guidelines. These services are provided to the low-income families free of charge while later being reimbursed by the Gas Company.

Income-qualified SCE and SoCal Gas customers may be eligible for the State’s Energy Savings Assistance program, and/or a 20% bill discount under the California Alternate Rates for Energy (CARE) program.

Energy Upgrade California (EUC)
This new statewide program offers up to $4,000 in incentives to homeowners who complete select energy-saving home improvements on a single-family residence and 2-4 unit buildings.

The incentive packages encourage customers to take the “whole house” approach by combining several improvements at one time to achieve greater energy efficiencies and savings.

Homeowners are required to hire a contractor and perform an initial assessment. EUC has a list of participating contractors and raters. SCE and SoCal Gas are among the five utilities that participate in the EUC program across the State.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 113 6 Affirmatively
Furthering Fair
Housing (AFFH)
As required by Assembly Bill 686, all housing elements due on or after January 1, 2021 must contain an analysis of fair housing consistent with the core elements of the analysis required by the federal Affirmatively Further Fair Housing Final Rule of July 16, 2015.3 Under State law, “affirmatively further fair housing” means “taking meaningful actions, in addition to combatting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity”4 for persons of color, persons with disabilities, and other protected classes. The assessment of fair housing must include the following components:
 A summary of fair housing issues and an assessment of the jurisdiction’s fair housing enforcement and outreach capacity;
 An analysis of segregation patterns and trends, racially/ethnically concentrated areas of poverty, disparities in access to opportunities, and disproportionate housing needs;  An assessment of contributing factors for the fair housing issues identified; and  An identification of fair housing goals and actions/programs.

This analysis of fair housing issues in Stanton relies on the 2020 Orange County Analysis of Impediments to Fair Housing Choice (AI), California Department of Housing and Community Development (HCD) AFFH Data Viewer mapping tool, American Community Survey (ACS), U.S.

Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS) data, HUD AFFH data, and additional local sources of information. 6A. Outreach
Appendix B of the Housing Element details the public participation that was undertaken as part of the Housing Element preparation process. The City of Stanton has made an effort to involve the public in the update of its Housing Element and has solicited input from the public throughout the year-long Housing Element process. Appendix B provides a summary of the key comments received during the update process and how they have been considered and 3 California Department of Housing and Community Development, AB 686 Summary of Requirements in Housing Element Law (April 23, 2020).
4 Government Code Section 8899.50(a)(1).
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 114 addressed in the Housing Element. The City implemented the following public outreach program.

Project Website
A dedicated project website (https://letstalkstanton.com/housingelement) serves as the main conduit of information for individuals who can access material online. The project website launched in October 2020 and is regularly updated to reflect ongoing community input opportunities, advertise draft work products, and answer frequently asked questions.

Virtual Workshop
As part of the community outreach, a virtual housing workshop was conducted to educate the community about housing issues and opportunities facing Stanton, and to gather input on housing-related topics. The virtual workshop was hosted on the project website throughout November and December 2020 (with Spanish translation). The extended timeframe was intended to allow community members and stakeholders to participate at their leisure and in accordance with their schedule and availability. The virtual housing workshop consisted of three parts:
 Part A: Overview video describing Housing Elements and why they are important  Part B: PowerPoint presentation describing existing conditions in Stanton and the City’s Housing Element Update process
 Part C: Housing Element Surveys (described below)
Housing Element Surveys
The City hosted two online Housing Element surveys which were available from November 2, 2020 through February 26, 2021 and March 1, 2021 through April 30, 2021, respectively. The surveys asked for input on the community’s housing priorities and strategies to address Stanton’s future housing growth needs. A total of 163 individuals responded to the first survey, which focused on issues of home type, affordability, living conditions, and housing preference. A total of 39 individuals responded to the second survey, which focused exclusively on fair housing issues in the City. Summaries of the key survey results are provided in the Housing Element Introduction section, with the complete results included in Appendix B.

Community Open House
The City hosted a community open house on the Public Draft Housing Element on November 11, 2021. At this open house, the City presented the Public Draft Housing Element and solicited feedback on the Element that was considered and reflected in the final document. The City specifically presented information related to fair housing and described the goals, policies, and programs that the City added to the Housing Element to address this topic.

Advertisements and Emails
The City of Stanton maintains various social media accounts including Twitter, Facebook, Instagram, and Nextdoor. Starting in October 2020 and continuing throughout the project, the City posted updates to its social media platforms advertising opportunities to provide input and alerting the public to upcoming meetings and workshops.

The project team compiled a database of community members and stakeholders who registered to be notified via email of future public engagement opportunities and key deliverables. Direct emails were sent to these individuals to publicize the virtual housing workshop, the Housing Element surveys, the community open house, and the Public Review 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 115 Draft 2021-2029 Housing Element.
6B. Assessment of Fair Housing

FAIR HOUSING ENFORCEMENT AND OUTREACH CAPACITY
The 2020 Orange County Analysis of Impediments to Fair Housing Choice (AI) “is a thorough examination of structural barriers to fair housing choice and access to opportunity for members of historically marginalized groups protected from discrimination by the federal Fair Housing Act (FHA).”5 The AI describes the agencies that handle fair housing enforcement and outreach in Stanton. The California Department of Fair Employment and Housing (DFEH) investigates complaints of employment and housing discrimination. The Fair Housing Council of Orange County (FHCOC) provides services throughout the Urban County, including Stanton, to ensure equal access to housing. FHCOC’s services include outreach and education, homebuyer education, mortgage default counseling, tenant/landlord mediation, and limited low-cost advocacy. The Fair Housing Council investigates claims of housing discrimination and assists with referrals to DFEH. Community Legal Aid SoCal is a legal service provider serving low-income people in Orange County and southeast Los Angeles County.

According to HUD’s Office of Fair Housing and Equal Opportunity (FHEO) records, Stanton received a total of five FHEO inquiries between January 2013 and March 2021. Of the five inquiries, none pertained to a specific basis of discrimination. Total FHEO inquiries in Stanton represent 0.13 inquiries per 1,000 people.

According to the 2020 Orange County AI, the FHCOC received 363 allegations of housing discrimination within the Urban County (which includes Stanton) during the 2015-19 reporting period. Of those allegations, 179 cases were opened for further investigation and/or action. Also, FHCOC assisted 7,664 households in addressing 24,766 tenant/landlord issues, disputes, and/or inquiries. The Urban County area has an approximate population of 545,000 and around 193,000 households. The number of fair housing cases and tenant/landlord issues addressed by FHCOC represents approximately 0.03 percent of the population and 4.0 percent of households in the Urban County area.

The FHCOC also conducted a variety of outreach activities in the Urban County between 2015 and 2019. Regionally, the organization conducted or participated in 467 education and/or outreach activities. The FHCOC also held training sessions, seminars, and workshops for managers and owners of rental property.

For the 2020 Orange County AI, a variety of tools were used for the community participation process, including community meetings, focus groups, and public hearings. The AI preparers also reached out to tenants, landlords, homeowners, fair housing organizations, civil rights and advocacy organizations, legal services providers, social services providers, housing developers, and industry groups to hear directly about fair housing issues affecting residents of Orange County. Evening community meetings were held in Mission Viejo, Westminster/Garden Grove, Santa Ana, and Fullerton. Additional outreach was conducted for members of protected classes, including the Latino and Vietnamese communities. All community meetings had translation services available if requested in Spanish and Vietnamese. In addition, all meetings were held in 5 Orange County Analysis of Impediments to Fair Housing Choice, prepared by the Orange County Jurisdictions and the Lawyers’ Committee for Civil Rights Under Law, August 6, 2020. 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 116 locations accessible to people with mobility issues. 6
Locally, the City of Stanton provides outreach and education to assure community members are well aware of fair housing laws and rights by providing information from the Fair Housing Council of Orange County at City Hall, online, and on request. The City has included Program 20 in its Housing Plan to further strengthen its fair housing outreach capacity in a number of ways, including biennial updates to the City Council, additional advertisements and education on the City’s social media platforms, and providing information to schools, libraries, and other community facilities for distribution. Together with its partners, the City of Stanton is committed to enforcing fair housing laws and conducting meaningful outreach to provide education and support to community members.

STANTON CENSUS TRACTS AND DIVERSITY
Stanton is comprised of 13 census tracts, although several of these are only partially located in Stanton. Figure 6-1 shows the tract boundaries. Table 6-1 shows the racial/ethnic composition of each census tract. The HCD AFFH Data Viewer also has a map that illustrates the levels of diversity throughout the City. As shown in Figure 6-2, Stanton is considered a highly diverse community.

TABLE 6-1: RACE/ETHNICITY BY CENSUS TRACT (2020)
Census Tract1 % White % Black % Asian % Hispanic2
878.01 29.4 2.3 27.9 43.1
878.02 23.5 3.0 28.7 48.4
878.03 16.9 2.3 26.2 61.4
878.05 19.2 3.1 23.7 57.2
878.06 22.6 2.5 22.4 57.5
879.01 22.3 1.6 37.3 42.1
879.02 16.8 0.8 32.7 56.0
881.01 34.5 3.8 21.0 44.6
881.04 27.2 2.0 32.7 39.8
881.05 22.5 0.9 49.7 29.0
881.06 22.4 1.7 41.7 36.2
1101.13 41.3 1.8 34.2 22.9
1102.03 44.1 1.9 26.4 28.8
Source: US Census, 2020 Census Demographic Data Map Viewer, August 2021 Notes:
1 Census tracts cover large areas outside of the Stanton city boundaries. 2 Percentage of the total population that reported their ethnicity as Hispanic or Latino, but not as race alone.

Tracking the diversity of cities and counties throughout California is crucial to understanding the shifting demographics of race and ethnicity in the state. Esri’s Diversity Index captures the racial and ethnic diversity of a geographic area in a single number, from 0 to 100. Scores less than 40 represent lower diversity in the jurisdiction while scores of greater than 85 represent higher diversity. Additionally, scores between 40-55 represent low diversity, 55-70 represent moderate 6 Orange County Analysis of Impediments to Fair Housing Choice, prepared by the Orange County Jurisdictions and the Lawyers’ Committee for Civil Rights Under Law, August 6, 2020. 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 117 diversity, and 70-85 represent high diversity. There generally appears to be high and higher diversity index scores (70-85 and >85%) throughout the City of Stanton with almost the entire middle of the City showing the highest diversity. The lowest diversity index score (74.00) is for the census block group in the western part of the City, adjacent to Cypress Center, but which is largely outside of the City in neighboring Cypress. Communities in Orange County with higher diversity index scores are somewhat more likely to be located in the more racially and ethnically diverse northern and central portions of the County than they are in the southern and coastal portions of the County.

Source: De Novo Planning Group, August 2021
FIGURE 6-1: CENSUS TRACT BOUNDARIES
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 118 Source: HCD, AFFH Data Viewer, August 2021
FIGURE 6-2: DIVERSITY INDEX
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 119

INTEGRATION AND SEGREGATION PATTERNS AND TRENDS
To inform priorities, policies, and actions, Stanton has included an analysis of integration and segregation, including patterns and trends, related to people with protected characteristics.

Segregation generally means a condition in which there is a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability when compared to a broader geographic area. Conversely, integration refers to a condition in which there is not a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability when compared to a broader geographic area. The following analyzes levels of integration and segregation for race and ethnicity, persons with disabilities, familial status, and income to identify the groups in Stanton that experience the highest levels of segregation.

Race and Ethnicity
The racial and ethnic composition of a city is useful in analyzing housing demand and any related fair housing concerns as it tends to demonstrate a relationship with other characteristics such as household size, locational preferences, and mobility. Dissimilarity indices can be used to measure the evenness of distribution between two groups in an area. A dissimilarity index is a comparison between two groups, and measures their relative separation (high dissimilarity) or integration (low dissimilarity) across a neighborhood or other area. The Department of Housing and Urban Development (HUD) views the various levels of a dissimilarity index as follows:
 <40: Low Segregation
 40-54: Moderate Segregation
 >55: High Segregation
There are a number of reasons why patterns of racial segregation exist (or don’t exist) within a community. Some of these reasons may be institutional (e.g., discriminatory lending practices) while others can be cultural (e.g., persons of similar backgrounds or lifestyles choosing to live near one another to provide support and familiarity). As such, discussions regarding segregation are complicated and there is not a “one size fits all” approach to addressing patterns of racial segregation.

According to the 2014-2018 ACS, approximately 46.8% of the Stanton population belongs to a racial or ethnic minority group. In comparison, only 38.3% of Orange County residents belong to a racial or ethnic minority group.

Figure 6-3 shows the dissimilarity between each of the identified race and ethnic groups and White population for the City of Stanton and the Orange County metropolitan region. The White (not Hispanic or Latino) population within Stanton makes up approximately 53% of the City’s population. The higher scores indicate higher levels of segregation among those race and ethnic groups. The City does not have any racial or ethnic groups with scores higher than 55 (indicating high similarity and segregation). Only the Native Hawaiian race and ethnic group exhibits a moderate level of dissimilarity and segregation in Stanton; however, because the Native Hawaiian group's population is small (362 pop.), its dissimilarity index may be high even if the group's members are evenly distributed throughout the City. Such small populations can indicate a pattern of segregation that is not of significant concern. In general, based on HUD’s definition of the various levels of the index, segregation between non-White and White Stanton residents is low and the City is more integrated than the region. Compared to the County as a whole, 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 120 segregation is very low in Stanton.

FIGURE 6-3: RACIAL/ETHNIC DISSIMILARITY INDEX
Black* American
Indian* Asian* Native Hawaiian* Other* Two or More Races* Hispanic Orange County 43.8 40.3 44.1 55.9 44.7 23.9 58.9
Stanton 28.8 26.8 21.3 41.8 38.8 21.1 35.6
Source: Census Scope, Social Science Data Analysis Network * Not Hispanic or Latino
Figure 6-4 shows that the coastal communities in Orange County, including Seal Beach, Huntington Beach, and Newport Beach, generally have smaller non-White populations.

Stanton’s neighboring cities such as Anaheim, Garden Grove, Westminster, and Santa Ana have higher concentrations of racial/ethnic minorities, which are comparable to concentrations found in Los Angeles County.

Figure 6-5 and Figure 6-6 compare racial and ethnic minority concentrations in 2010 and 2018.

In all block groups in Stanton, racial/ethnic minorities make up the majority of the population.

Consistent with this trend citywide, there has been an increase in racial/ethnic minority populations throughout the entire City since 2010.

Figure 6-6 also shows the sites inventory used to meet Stanton’s 2021-2029 Regional Housing Needs Allocation (RHNA). RHNA sites are generally distributed throughout the City with some alignment along Stanton’s main transportation corridor, Beach Boulevard. The sites inventory and RHNA are described in depth in Chapter 5, Resources, of this Housing Element.

Approximately 97% of RHNA units, including 84.3% of lower income units, 100% of moderateincome units, and 100% of above moderate-income units, are in block groups where racial/ethnic minority groups make up more than 61% of the population (Table 6-3).

43.8 40.3

44.1 55.9

44.7 23.9

58.9 28.8

26.8 21.3

41.8 38.8

21.1 35.6

0.0 10.0 20.0 30.0 40.0 50.0 60.0 70.0
Black*
American Indian*
Asian*
Native Hawaiian*
Other*
Two or More Races*
Hispanic
Dissimilarity Index
Stanton Orange County
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 121 TABLE 6-2: RHNA UNITS BY RACIAL/ETHNIC MINORITY CONCENTRATION Racial/Ethnic Minority
Population (Block Group)
Lower Income
RHNA Units
Moderate Income
RHNA Units
Above Moderate
Income RHNA Units All RHNA Units
41-60% 46 (15.7%) - - 46 (3.5%)
61-80% 27 (9.2%) 121 (47.3%) 363 (46.8%) 511 (38.6%)
>81% 220 (75.1%) 135 (52.7%) 413 (53.2%) 768 (58.0%)
TOTAL 293 256 776 1,325
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 122 Source: HCD, AFFH Data Viewer, August 2021
FIGURE 6-4: REGIONAL RACIAL DEMOGRAPHICS (2018)
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 123 Source: HCD, AFFH Data Viewer, August 2021
FIGURE 6-5: RACIAL DEMOGRAPHICS (2010)
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 124 Source: HCD, AFFH Data Viewer, August 2021
FIGURE 6-6: RACIAL DEMOGRAPHICS AND RHNA SITES (2018)
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 125 Familial Status
Familial status refers to the presence of children under the age of 18, whether the child is biologically related to the head of household, and the marital status of the head of household.

Families with children may face housing discrimination by landlords who fear that children will cause property damage. Some landlords may have cultural biases against children of the opposite sex sharing a bedroom. Differential treatments such as limiting the number of children in a complex or confining children to a specific location are also fair housing concerns.

Approximately 43.4% of Stanton households have one or more children under the age of 18.

The City’s share of households with children is greater than the County’s (35.1%).

Single-parent households are also protected by fair housing law. Approximately 14.7% of family households in the City are single-parent households. Female-headed households with children require special consideration and assistance because of their greater need for affordable housing and accessible day care, health care, and other supportive services. Approximately

11.2% of family households in Stanton are single, female-headed households with children. As shown in Figure 6-7, the percentage of children in married-couple households is fairly consistent throughout the City with the exception of three tracts in the northwest and central sections of Stanton where there are slightly fewer married-couple families with children. The percent of children in female-headed households is less uniform throughout Stanton. There are pockets of larger populations of children in female-headed households within the City. From a regional perspective, the percentage of children in married-couple households appears to be higher in the coastal communities and lower in urban centers such as Los Angeles. The communities around Stanton show similar patterns to the City. Likewise, the incidence of female-headed households decreases towards the coast and with Stanton’s neighboring cities (i.e. Anaheim, Garden Grove, Westminster) exhibiting patterns similar to Stanton.

Table 6-4 and Table 6-5 show the breakdown of RHNA units by percent of children living in married couple and female-headed households. Most units (69.0%) are in tracts where 60% to 80% of children live in married-couple households. A similar breakdown of units occurs for female-headed households, with most units (63.5%) located in tracts where 20% to 40% of children live in female-headed households.

TABLE 6-3: RHNA UNITS BY PERCENT OF CHILDREN IN MARRIED-COUPLE HOUSEHOLDS Children in Married Couple
Households (Tract)
Lower Income
RHNA Units
Moderate Income
RHNA Units
Above Moderate
Income RHNA Units All RHNA Units
40-60% 216 (73.7%) 48 (18.8%) 147 (18.9%) 411 (31.0%)
60-80% 77 (26.3%) 208 (81.3%) 629 (81.1%) 914 (69.0%)
TOTAL 293 256 776 1,325
TABLE 6-4: RHNA UNITS BY PERCENT OF CHILDREN IN FEMALE-HEADED HOUSEHOLDS Children in Female-Headed
Households (Tract)
Lower Income
RHNA Units
Moderate Income
RHNA Units
Above Moderate
Income RHNA Units All RHNA Units
≤20% 220 (75.1%) 65 (25.4%) 198 (25.5%) 483 (36.5%)
20-40% 73 (24.9%) 191 (74.6%) 578 (74.5%) 842 (63.5%)
TOTAL 293 256 776 1,325
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 126 Source: HCD, AFFH Data Viewer, August 2021
FIGURE 6-7: CHILDREN IN MARRIED-COUPLE HOUSEHOLDS AND RHNA SITES 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 127 Source: HCD, AFFH Data Viewer, August 2021
FIGURE 6-8: CHILDREN IN FEMALE-HEADED HOUSEHOLDS AND RHNA SITES 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 128 Persons with Disabilities
Persons with disabilities have special housing needs because of their fixed income, the lack of accessible and affordable housing, and the higher health costs associated with their disability.

According to the 2014-2018 ACS, approximately 10.3% of Stanton residents experience a disability compared to 8.5% of Orange County residents. The concentration of persons with disabilities is generally comparable to the neighboring communities, but more highly concentrated than the region. As shown in Figure 6-9, census tracts that have a disabled population between 10% and 20% are located in the core with the highest percentage in Tract 881.05 at 16.9%. Tracts with a disabled population below 10% are located in the northwest, northeast, and southern sections of the City.

The County AI found that across Orange County, concentrations of persons with particular types of disabilities vary widely. In communities such as Aliso Viejo, Irvine, Laguna Niguel, Lake Forest, Rancho Santa Margarita, San Clemente, Santa Ana, and Tustin, concentrations of persons with various types of disabilities are generally lower than they are countywide. Communities with higher concentrations of persons with disabilities are somewhat more likely to be located in the more racially and ethnically diverse northern portion of the County than they are in the southern portion of the County. From a regional perspective, the trend appears to be correlated to median income and the concentration of low to moderate income population in that higher concentrations of disabled persons are associated with lower median incomes and higher concentrations of low to moderate income populations.

Income
Identifying low or moderate-income (LMI) areas and individuals is important to overcome patterns of segregation. The Housing Needs Assessment identified that 76.1% of Stanton households earn 80% or less than the area median income and are considered lower income.

According to the 2014-2018 ACS, the median household income in Stanton is $56,506, considerably lower than $85,398 for the County.

Figures 6-10 and 6-11 show the lower and moderate-income areas in the region and City. HUD defines a LMI area as a census tract or block group where over 51% of the population is LMI. As shown in Figure 6-10, concentrations of LMI households in Orange County are more likely to be located in the more racially and ethnically diverse northern and central portion of the County than they are in the southern and coastal portions of the County. In the northern portion of the County, LMI households are concentrated along the 405 Freeway (northeast side) and I-5 Freeway, where there are greater concentrations of multifamily and more affordable housing.

Communities east of Stanton (e.g., Anaheim, Garden Grove) have similar LMI populations.

Communities to the west have fewer LMI households (e.g., Cypress, Los Alamitos). Block groups in Stanton with higher LMI populations are most concentrated on the eastern side of the City (east of Beach Boulevard). A majority of block groups have LMI populations between 50% and 75%, although three block groups on the east side (in Tract 878.03 and Tract 878.06) have a LMI population exceeding 85%.

Since the City has only two small block groups where LMI households make up less than 50% of the population, the sites used to meet the City’s 2021-2029 RHNA are generally in areas with a higher percentage of LMI households (see Figure 6-11).

Summary of Fair Housing Issues
The City has considered patterns and trends related to integration and segregation based on racial and ethnic factors, familial status, disability, and concentrations of low to moderateincome households. 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 129 Racial/ethnic minorities make up the majority of the population in all Stanton block groups.

Racial/ethnic minority groups are generally the same citywide and there are no distinguishable patterns of segregation with regard to race and ethnicity. A larger proportion of RHNA units (58.0%) is proposed in the block groups where >81% of the population belongs to a racial/ethnic minority group.

In most tracts, 60-80% of children live in married-couple households. Concentrations of femaleheaded households are more dispersed and there is only a slight correlation between femaleheaded households and low and moderate-income households. Most lower income units used to meet the RHNA (75.1%) are in tracts where ≤20% of children live in female-headed households.

Stanton has a larger population of persons with disabilities compared to the County. Disabled populations are more concentrated in the middle of the City.

The majority of block groups in Stanton have low and moderate-income populations between 50% and 75%. There are three areas in the City where LMI concentrated block groups with 75- 100% LMI households also have more children living in female-headed households (see Figure 6-8 and Figure 6-11). The area to the northeast of Beach Boulevard and Katella Avenue is also an area with a population of households in renter-occupied housing units >80%. The sites used to meet the City’s 2021-2029 RHNA are generally located in areas with a high percentage of LMI households as few block groups in the City have LMI household concentrations less than 50%.

However, this would also include all proposed sites for lower income units, which would be affordable to LMI households.

As part of the City’s regular participation in the Orange County Analysis of Impediments to Fair Housing Choice, the City will continue to consider these patterns to identify any changes from current conditions.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 130 Source: HCD, AFFH Data Viewer, August 2021
FIGURE 6-9: CONCENTRATION OF PERSONS WITH A DISABILITY
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 131 Source: HCD, AFFH Data Viewer, August 2021
FIGURE 6-10: CONCENTRATION OF LMI HOUSEHOLDS – REGIONAL 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 132 Source: HCD, AFFH Data Viewer, August 2021
FIGURE 6-11: CONCENTRATION OF LMI HOUSEHOLDS AND RHNA SITES 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 133

RACIALLY/ETHNICALLY CONCENTRATED AREAS OF POVERTY
To assist communities in identifying racially or ethnically concentrated areas of poverty (R/ECAPs), HUD has developed a census tract-based definition of R/ECAPs. The definition involves a racial/ethnic concentration threshold and a poverty test. The racial/ethnic concentration threshold is a non-White population of 50 percent or more. The poverty threshold is census tracts with 40 percent or more of individuals living at or below the poverty line. Because overall poverty levels are substantially lower in many parts of the country, HUD supplements this with an alternate criterion. Thus, a neighborhood can be a R/ECAP if it has a poverty rate that exceeds 40 percent or is three or more times the average tract poverty rate for the metropolitan/micropolitan area, whichever threshold is lower. According to HCD’s 2020 AFFH mapping tool based on the 2009-2013 ACS, there are no R/ECAPs in Stanton as shown in Figure 6-12.

The 2020 Orange County AI performed an analysis of R/ECAPs within the County. There are four R/ECAPs in the County, two of which are found in Santa Ana and two of which are in Irvine. The two R/ECAPs in Santa Ana are predominantly Hispanic and are close to the I-5 Freeway. The northernmost R/ECAP is located along North Spurgeon Street, while the more southern R/ECAP is found along South Standard Avenue. The R/ECAPs found in Irvine are adjacent to each other and located on the campus of University of California, Irvine, making it likely that they qualify as R/ECAPs due to the high proportions of students. These R/ECAPs have a much more diverse group of residents, with some White, Asian or Pacific Islander, Hispanic, and Black residents. No R/ECAPs were identified in the City of Stanton by the 2020 AI.

Furthermore, HUD defines racially concentrated areas of affluence (RCAAs) as affluent, White communities where 80% or more of the population is White and the median household income is $125,000 or greater (slightly more than double the national median household income in 2016). In the same way neighborhood disadvantage is associated with concentrated poverty and high concentrations of people of color, conversely, distinct advantages are associated with residence in affluent, White communities.

As shown in Figure 6-13, there is a small predominantly White neighborhood on the far west side of the City. However, as shown in Figure 6-14 which presents median income by block group, there is no block group in the City where the median income exceeds $125,000. In fact, the majority of block groups in Stanton have median incomes lower than the 2020 state median income of $87,100. Therefore, there are no areas in Stanton that are considered RCAAs.

Summary of Fair Housing Issues
Although there are no R/ECAPs in the City, nearly 19% of the Stanton population is below the poverty level. Less than 20% of the population in most Stanton tracts is under the poverty level.

However, census tracts in the core of the City and in the area northeast of Beach Boulevard and Katella Avenue (Census Tract 878.03) have populations of 20-30% below the poverty level. Tract 878.03 also has more children living in female-headed households (see Figure 6-8). There are no RCAAs in Stanton. All block groups have racial/ethnic minority populations that make up the majority of the population and most have median incomes below the state average. 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 134 Source: HCD, AFFH Data Viewer, August 2021
FIGURE 6-7: RACIALLY/ETHNICALLY CONCENTRATED AREAS OF POVERTY (R/EAPS) 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 135 Source: HCD, AFFH Data Viewer, August 2021
FIGURE 6-10: WHITE MAJORITY POPULATION
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 136 Source: HCD, AFFH Data Viewer, August 2021
FIGURE 6-13: MEDIAN INCOME BY BLOCK GROUP
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 137

DISPARITIES IN ACCESS TO OPPORTUNITY
The Department of Housing and Community Development and the California Tax Credit Allocation Committee (TCAC) convened in the California Fair Housing Task Force (Task Force) to “provide research, evidence-based policy recommendations, and other strategic recommendations to HCD and other related state agencies/departments to further the fair housing goals (as defined by HCD).” The Task Force has created Opportunity Maps to understand how public and private resources are spatially distributed. The Task Force defines opportunities as pathways to better lives, including health, education, and employment. Overall, opportunity maps are intended to display which areas, according to research, offer low-income children and adults the best chance at economic advancement, high educational attainment, and good physical and mental health. These opportunity maps are made from composite scores of three different domains made up of a set of indicators related to economic, environmental, and educational opportunities and poverty and racial segregation. Based on these domain scores, tracts are categorized as Highest Resource, High Resource, Moderate Resource, Moderate Resource (Rapidly Changing), Low Resource, or areas of High Segregation and Poverty. Table 6-6 shows the full list of indicators.

TABLE 6-5: DOMAINS AND LIST OF INDICATORS FOR OPPORTUNITY MAPS Domain Indicator
Economic • Poverty
• Adult education
• Employment
• Job proximity
• Median home value
Environmental • CalEnviroScreen 3.0 pollution Indicators and values Education • Math proficiency
• Reading proficiency
• High school graduation rates
• Student poverty rates
Poverty and Racial Segregation • Poverty: Tracts with at least 30% of population under federal poverty line • Racial Segregation: Tracts with location quotient higher than 1.25 for Blacks, Hispanics, Asians, or all people of color in comparison to the County
Source: California Fair Housing Task Force, Methodology for TCAC/HCD Opportunity Maps, December 2020 Opportunity map scores for Stanton census tracts are presented in Figure 6-15 along with the City’s sites inventory. Although there are areas on the western side of the City characterized as Moderate Resource (four tracts), the large majority of Stanton is characterized as Low Resource (eight tracts). The small portion of Tract 881.05 located in the City is also considered Moderate Resource. Opportunity area categorization and domain scores for Stanton census tracts are shown in Table 6-7. There are no tracts in the City that are classified as areas of High Segregation and Poverty; however, there are also no tracts in the City categorized as High Resource. 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 138 TABLE 6-6: TCAC OPPORTUNITY MAP SCORES BY TRACT
Census Tract1 Economic Score Education Score Environmental Score
Composite
Index Score
Opportunity
Category
878.01 0.29 0.29 0.62 -0.46 Moderate Resource
878.02 0.16 0.19 0.68 -0.42 Low Resource
878.03 0.07 0.24 0.51 -0.49 Low Resource
878.05 0.09 0.15 0.49 -0.55 Low Resource
878.06 0.06 0.12 0.67 -0.59 Low Resource
879.01 0.22 0.15 0.45 -0.46 Low Resource
879.02 0.13 0.17 0.46 -0.51 Low Resource
881.01 0.25 0.47 0.12 -0.25 Moderate Resource
881.04 0.24 0.16 0.54 -0.42 Low Resource
881.05 0.35 0.40 0.73 -0.06 Moderate Resource
881.06 0.16 0.26 0.43 -0.42 Low Resource
1101.13 0.79 0.44 0.32 0.06 Moderate Resource
1102.03 0.42 0.44 0.83 0.07 Moderate Resource
(Rapidly Changing)
Source: HCD, AFFH Data Viewer, August 2021
Nearly all units used to meet Stanton’s 2021-2029 RHNA are in low resource tracts (95.0% of units). Of the 293 lower income RHNA units, 24.9% are in moderate resource tracts and 75.1% are in low resource tracts.

From a regional perspective (see Figure 6-16), high and highest resource areas are most concentrated in coastal communities from Seal Beach to Newport Beach, and in areas west of Stanton including Cypress, Los Alamitos, and east Long Beach. Communities in north central Orange County such as Anaheim, Garden Grove, Westminster, and Santa Ana have similar patterns of opportunity areas to Stanton.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 139 Source: HCD, AFFH Data Viewer, August 2021
FIGURE 6-16: TCAC OPPORTUNITY AREAS BY TRACT AND RHNA SITES 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 140 Source: HCD, AFFH Data Viewer, August 2021
FIGURE 6-18: TCAC OPPORTUNITY AREAS BY TRACT – REGIONAL 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 141 Economic
As described above, the Fair Housing Task Force calculates economic scores based on poverty, adult education, employment, job proximity, and median home values. According to the 2021 Task Force map presented in Figure 6-17, most tracts in the City have a low economic score with the exception being an area on the far west side. The low resource areas have concentrations of racial/ethnic minorities and LMI households (see Figure 6-6 and Figure 6-11).

The tract located along the western border received the highest economic score (0.79). The rest of Stanton received an economic score between 0.07 and 0.29, which is reflective of lower household incomes, poor proximity to employment, low home values relative to the region, etc.

Figure 6-18 shows economic scores for the region. Consistent with the composite TCAC Opportunity Areas (Figure 6-16), tracts with the highest economic scores are more concentrated in the coastal communities from Seal Beach to Newport Beach, and in areas west of Stanton including Cypress, Los Alamitos, and east Long Beach. Tracts with economic scores in the lowest quartile are concentrated in north central Orange County including Stanton, Anaheim, Garden Grove, Westminster, and Santa Ana.

Education
The Fair Housing Task Force determines education scores based on math and reading proficiency, high school graduation rates, and student poverty rates. Large areas of the City have low education scores as shown in Figure 6-19. As with the economic scores, areas on the west side of the City tend to have higher education scores. The areas with lower education scores also tend to receive lower economic scores and are largely categorized as low resource (see Figure 6-17 and Figure 6-15).

Figure 6-18 shows education scores for the region, which are also consistent with the composite TCAC Opportunity Areas in Figure 6-16. Tracts with the highest education scores are in the coastal communities and in areas west of Stanton while tracts with lower education scores are concentrated in north central Orange County including Stanton, Anaheim, Garden Grove, Westminster, and Santa Ana.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 142 Source: HCD, AFFH Data Viewer, August 2021
FIGURE 6-21: TCAC ECONOMIC SCORE
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 143 Source: HCD, AFFH Data Viewer, August 2021
FIGURE 6-23: TCAC ECONOMIC SCORE - REGIONAL
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 144 Source: HCD, AFFH Data Viewer, August 2021
FIGURE 6-26: TCAC EDUCATION SCORE
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 145 Source: HCD, AFFH Data Viewer, August 2021
FIGURE 6-20: TCAC EDUCATION SCORE – REGIONAL
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 146 Environmental
Environmental health scores are determined by the Fair Housing Task Force based on CalEnviroScreen 3.0 pollution indicators and values. The California Office of Environmental Health Hazard Assessment (OEHHA) compiles these scores to help identify California communities disproportionately burdened by multiple sources of pollution. In addition to environmental factors (pollutant exposure, groundwater threats, toxic sites, and hazardous materials exposure) and sensitive receptors (seniors, children, persons with asthma, and low birth weight infants), CalEnviroScreen also takes into consideration socioeconomic factors. These factors include educational attainment, linguistic isolation, poverty, and unemployment. Figure 6-21 shows that an area in the southwest of the City has the lowest environmental score. Areas in the north part of the City and one in the south central part received higher environmental scores of 0.50 and above.

Regionally (see Figure 6-22), environmental scores are less positive in census tracts that align with major transportation corridors such as freeways, are near heavy industry such as oil refineries or major infrastructure such as the Port of Long Beach or LAX, or near military installations. Environmental scores generally improve toward the coastal communities and worsen to the east of Stanton (e.g., Fullerton, Anaheim, Orange).

The February 2021 update to the CalEnviroScreen (CalEnviroScreen 4.0) and the City’s sites inventory are shown in Figure 6-23. A census tract’s overall CalEnviroScreen percentile equals the percentage of all ordered CalEnviroScreen scores that fall below the score for that area. The areas with the highest (worst) scores are in the north central areas of the City. Scores generally improve in the south part of the City, but most tracts in the City scored in the 60th percentile or above relative to other census tracts. The distribution of RHNA units by CalEnviroScreen 4.0 score is presented in Table 6-8. Only 7.8% of all RHNA units are in tracts that fall within the highest (worst) percentile score, including 10.2% of lower income units, 7.0% of moderate-income units, and 7.1% of above moderate-income units.

TABLE 6-7: RHNA UNITS BY CALENVIROSCREEN SCORE
CalEnviroScreen
Percentile Score (Tract)
Lower Income
RHNA Units
Moderate Income
RHNA Units
Above Moderate
Income RHNA Units All RHNA Units
51-60% - 48 (18.8%) 146 (18.8%) 194 (14.6%)
61-70% - 142 (55.5%) 428 (55.2%) 570 (43.0%)
71-80% 263 (89.8%) 48 (18.8%) 147 (18.9%) 458 (34.6%)
81-90% - - - -
91-100% 30 (10.2%) 18 (7.0%) 55 (7.1%) 103 (7.8%)
TOTAL 293 256 776 1,325
Transportation
HUD’s Jobs Proximity Index can be used to show transportation need geographically. Block groups with lower jobs proximity indices are located further from employment opportunities and have a higher need for transportation to access employment. Stanton residents generally have poorer access to employment opportunities. As shown in Figure 6-24, access to employment opportunities improves from east to west. Employment opportunities are less accessible to residents in the northeastern areas of Stanton due in part to the lack of availability, type, frequency, and reliability of public transportation. One block group at the far northeast received a jobs proximity score of 3, the lowest in the City. 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 147 As shown in Figure 6-25, block groups toward Irvine, along major transportation corridors such as the 55 and 57 Freeways, and closer to the region’s major employment centers have the highest jobs proximity index scores indicating employment opportunities are most accessible in these areas. Certain north central Orange County communities such as Stanton, west Anaheim, Garden Grove, and Westminster have lower jobs proximity index scores.

Availability of efficient, affordable transportation can be used to measure fair housing and access to opportunities. SCAG developed a mapping tool for High Quality Transit Areas (HQTA) as part of the Connect SoCal 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS). SCAG defines HQTAs as areas within one-half mile from a major transit stop and a high-quality transit corridor. Figure 6-26 shows that Stanton benefits from Beach Boulevard, Katella Avenue, and Chapman Avenue being HQTAs.

Summary of Fair Housing Issues
Overall, it appears that there are lower levels of access to opportunities in Stanton with areas on the west side of the City having slightly better economic, education, and job proximity scores than areas on the east side. Relative to the region, Stanton has similar access to opportunities to its neighboring cities on the east. There is somewhat of a correlation between the concentration of LMI households and Low Resource census tracts; however, much of the City is considered Low Resource. Access to opportunity does not appear correlated to the location of any other special needs groups like persons with disabilities, female-headed households, or seniors.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 148 Source: HCD, AFFH Data Viewer, August 2021
FIGURE 6-21: TCAC ENVIRONMENTAL SCORE
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 149 Source: HCD, AFFH Data Viewer, August 2021
FIGURE 6-22: TCAC ENVIRONMENTAL SCORE – REGIONAL
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 150 Source: HCD, AFFH Data Viewer, August 2021
FIGURE 6-23: CALENVIROSCREEN 4.0 SCORE
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 151 Source: HCD, AFFH Data Viewer, August 2021
FIGURE 6-24: JOBS PROXIMITY INDEX
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 152 Source: HCD, AFFH Data Viewer, August 2021
FIGURE 6-25: JOBS PROXIMITY INDEX – REGIONAL
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 153 Source: SCAG HQTA Database, August 2021
FIGURE 6-26: HIGH QUALITY TRANSIT AREAS (HQTA)
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 154

DISPROPORTIONATE HOUSING NEEDS
HUD defines four housing problems, which are: housing costs greater than 30% (cost burden); more than one person per room (overcrowding); and incomplete kitchen facilities or incomplete plumbing facilities (combined as substandard housing). Housing problems for Stanton were calculated using HUD’s 2020 Comprehensive Housing Affordability Strategy (CHAS) data based on the 2013-2017 ACS.

In Stanton, 41.5% of owner-occupied households and 70.0% of renter-occupied households have one or more housing problems. The City has a larger proportion of households with a housing problem compared to the County, where 34.3% of owner-occupied households and

60.2% of renter-occupied households experience a housing problem.

Cost Burden
As discussed in the Housing Needs Assessment, overpayment is an issue for Stanton residents, particularly for lower income households. HUD’s 2020 CHAS data identifies that 35.0% of homeowners spend more than 30% of their income on housing (this is higher than the 31.4% countywide). For renters, 60.9% overpay for housing (52.9% countywide). Overpayment is most pronounced amongst lower income renter households, with 84.2% in the extremely low-income group and 84.5% in the very low-income group overpaying for housing. As a household’s income increases, the level of overpayment declines. The impact of housing overpayment on Stanton’s lower income households is significant, with the community’s special needs populations – seniors, persons with disabilities, and female-headed households with children – most vulnerable to losing their housing due to an inability to pay. Figure 6-27 and Figure 6-29 show overpayment levels throughout Stanton by tenure. The census tracts with the highest percentages of cost-burdened households are Tract 878.02 (63.1% of owners) located north of Katella Avenue and west of Beach Boulevard, and Tract 879.02 (74.7% of renters) located between Orangewood Avenue and Chapman Avenue.

From a regional perspective (see Figure 6-28 and Figure 6-30), cost burden is prevalent throughout Orange County with 40.5% of Orange County households overpaying for housing, including 31.4% of owner-occupied households and 52.9% of renter-occupied households. This is largely a reflection of the high cost of housing throughout southern California. The incidence of cost burden is distributed across Orange County for both owners and renters without a clearly discernable pattern, although for renters there is somewhat of a concentration of overpaying households in the north central area around Stanton.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 155 Source: HCD, AFFH Data Viewer, August 2021
FIGURE 6-30: COST-BURDENED OWNER HOUSEHOLDS
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 156 Source: HCD, AFFH Data Viewer, August 2021
FIGURE 6-338: COST-BURDENED OWNER HOUSEHOLDS – REGIONAL 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 157 Source: HCD, AFFH Data Viewer, August 2021
FIGURE 6-359: COST-BURDENED RENTER HOUSEHOLDS
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 158 Source: HCD, AFFH Data Viewer, August 2021
FIGURE 6-30: COST-BURDENED RENTER HOUSEHOLDS – REGIONAL 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 159 Overcrowding
A household is considered overcrowded if there is more than one person per room and severely overcrowded is there is more than 1.5 persons per room. Table 3-18 of the Housing Needs Assessment identified that approximately 9.5% of owner-occupied households and 23.3% of renter-occupied households in Stanton are overcrowded. Countywide, only 3.8% of owneroccupied households are overcrowded and 15.3% of renter-occupied households are overcrowded.

Figure 6-31 shows the prevalence of overcrowded households in Stanton by census tract. There is a concentration of overcrowded households in the central and northeast areas of the City, where more than 20% of households in those tracts are overcrowded. Less than 8.2% of households (statewide average) in tracts along the western city boundary and in an area on the south side of the City are overcrowded. The tracts with larger proportions of overcrowded households are also categorized as low resource areas and have concentrations of racial/ethnic minorities and LMI households (see Figure 6-6 and Figure 6-11). Cost-burdened renters are also more prominent in this area (see Figure 6-28).

Within the region, overcrowding is concentrated in the north central area of Orange County in cities that include Santa Ana, Westminster, Garden Grove, Anaheim, and Stanton where there are also higher concentrations of racial/ethnic minorities and LMI households. Conversely, the coastal communities and south Orange County have percentages of overcrowded households below the statewide average.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 160 Source: HCD, AFFH Data Viewer, August 2021
FIGURE 6-31: OVERCROWDED HOUSEHOLDS
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 161 Substandard Housing
Incomplete plumbing or kitchen facilities can be used to measure substandard housing conditions. In Stanton, no households lack complete plumbing, but 2.3% of households lack complete kitchen facilities. Substandard housing conditions are comparable in Stanton to Orange County, where 0.3% of households lack complete plumbing and 1.5% of households lack complete kitchen facilities.

Housing age can also be used as an indicator for substandard housing and rehabilitation needs.

In general, residential structures over 30 years of age require minor repairs and modernization improvements, while units over 50 years of age are likely to require major rehabilitation such as roofing, plumbing, and electrical system repairs. According to the 2014-2018 ACS, approximately 86.2% of the housing stock in Stanton was built prior to 1990 and may be susceptible to deterioration, including 48.8% built before 1970 which may require major repairs.

In comparison, 76.2% of housing units countywide were built prior to 1990. Figure 6-32 shows the median year built for housing units by census tract. Tract 879.02 in the center of the City has older housing units while tracts immediately to the north and south consist of newer housing.

Source: US Census, 2014-2018 ACS
Displacement Risk
HCD defines sensitive communities as “communities [that] currently have populations vulnerable to displacement in the event of increased development or drastic shifts in housing cost.” The following characteristics define a sensitive community:
 The share of very low-income residents is above 20%; and  The tract meets two of the following criteria:
o Share of renters is above 40%,
FIGURE 6-32: MEDIAN YEAR HOUSING UNITS BUILT
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 162 o Share of people of color is above 50%,
o Share of very low-income households (50% AMI or below) that are severely costburdened households is above the County median, o The area or areas in close proximity have been experiencing displacement pressures (percent change in rent above County median for rent increases), or o Difference between tract median rent and median rent for surrounding tracts is above the median for all tracts in the County (rent gap).

As shown in Figure 6-33, the large majority of tracts in Stanton are considered sensitive communities where the population is vulnerable to displacement in the event of increased redevelopment or shifts in housing cost. Four tracts at the periphery of the City, which also contain areas largely outside of Stanton, are not considered vulnerable communities. With the exception of Tract 878.01 in the northwest section of the City, all vulnerable tracts are also categorized as low resource areas (see Figure 6-15). As discussed previously, nearly all block groups in Stanton have racial/ethnic minority concentrations exceeding 61% (see Figure 6-6).

Many of the sensitive communities also have larger shares of LMI households, cost-burdened owners and renters, overcrowded households, and children in female-headed households (see Figure 6-11, Figure 6-27, Figure 6-28, Figure 6-31, and Figure 6-8).

From a regional perspective (see Figure 6-34), sensitive communities are clustered in the north central area of Orange County around the cities of Buena Park, Anaheim, Garden Grove, Westminster, Santa Ana, Orange, and Stanton.

Since Stanton’s census tracts are almost entirely considered sensitive communities, 100 percent of RHNA units are located in these areas. Despite the concentration of units in sensitive communities, sites selected to meet the RHNA are generally well distributed throughout the City. The high concentration of units in communities at risk of displacement is a reflection of the high rate of these communities citywide.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 163 Source: HCD, AFFH Data Viewer, August 2021
FIGURE 6-33: SENSITIVE COMMUNITIES AT RISK OF DISPLACEMENT 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 164 Source: HCD, AFFH Data Viewer, August 2021
FIGURE 6-34: SENSITIVE COMMUNITIES AT RISK OF DISPLACEMENT – REGIONAL 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 165 Homelessness
The Orange County Continuum of Care’s 2019 Point-In-Time Count identified 116 people in the City of Stanton experiencing homelessness, representing 1.7% of Orange County’s total homeless count (6,860 individuals). An estimated 71 (61.2%) of the 116 homeless individuals in Stanton were unsheltered and an estimated 45 (38.8%) were sheltered. Countywide, there has been a sharp increase in the recorded homeless population since the 2017 homeless survey, partially due to more accurate counting measures. The Orange County Continuum of Care (CoC) saw a 43.2% increase in persons experiencing homelessness in 2019 compared to 2017 (2,068 more individuals).

The most recent inventory of resources available within Orange County for emergency shelters, transitional housing, and permanent supportive housing units comes from the 2019 Housing Inventory reported to HUD by the Orange County CoC. Table 6-9 shows the total beds offered by homeless facilities in the Orange County CoC area.

TABLE 6-8: HOMELESS FACILITIES (2019)*
Facility Type
Orange County CoC Region
Family Units Family Beds Adult-Only Beds Total YearRound Beds Emergency Shelter 170 574 1,401 1,989
Transitional Housing 272 816 289 1,105
Permanent Supportive Housing 213 518 1,725 2,243
Rapid Re-Housing 149 615 159 774
Other Permanent Housing 8 16 92 108
TOTAL 812 2,539 3,666 6,219
*Numbers are for the total Orange County Continuum of Care region for which Stanton is a participating member Source: HUD 2019 Continuum of Care Homeless Assistance Programs, Housing Inventory Count Report Summary of Fair Housing Issues
Approximately 42% of owner households and 70% of renter households in Stanton experience a housing problem. In general, overpayment is more pronounced for renters with tracts in the center of the City having higher concentrations of cost-burdened renter households. These areas correspond with low resource areas, tracts that have high concentrations of racial and ethnic minorities, and concentrations of lower income households. Some of these tracts also have higher concentrations of overcrowded households. The large majority of tracts in Stanton are considered sensitive communities where the population is vulnerable to displacement in the event of increased redevelopment or shifts in housing cost.

The City recognizes that even though it has identified sufficient land and programs to accommodate its RHNA allocation at all income levels, there is still the potential for economic displacement because of new development and investment. This “knock-on” effect can occur at any time and it can be challenging for the City to predict market changes and development patterns that have the potential to impact rental rates and sales prices for housing available in the marketplace. To date, the City has no evidence that new development (affordable or marketrate) has resulted in economic displacement. However, the City recognizes that economic displacement might occur in the future and has developed Program 21 to study and address potential issues related to displacement.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 166 The City has also considered the risk of displacement specifically for protected classes, including persons with disabilities, female-headed households, seniors, and non-White residents (as discussed previously in this chapter). Although the proposed RHNA sites are distributed throughout the City, in some instances residential development is planned in areas where higher levels of persons with disabilities, female-headed households, and lower income households are located, and the risk of displacement to these groups may be high. However, as discussed above, Program 21 has been included in the City’s Housing Plan to study and address issues related to future displacement and the City remains committed to maintaining its existing affordable housing stock, which includes affordable units throughout the City, including in census tracts with concentrations of protected classes.

To the extent that future development occurs in areas where there is existing housing, all housing must be replaced according to SB 330’s replacement housing provisions (Government Code Section 66300). SB 330 also provides relocation payments to existing low-income tenants.

Moreover, the State has adopted “just cause” eviction provisions and statewide rent control to protect tenants from displacement.
6B. Sites Inventory
AB 686 requires that jurisdictions identify sites throughout the community in a manner that is consistent with its duty to affirmatively further fair housing. The site identification includes not only an analysis of site capacity to accommodate the RHNA (provided in the Housing Resources chapter), but also considers whether the identified sites serve the purpose of replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity. This section analyzes the role of all sites, regardless of income level, in assisting to affirmatively further fair housing. However, special attention is paid to those sites identified to accommodate a portion of the City’s lower income RHNA to ensure that the City is thinking carefully about how the development of new affordable housing options can promote patterns of equality and inclusiveness.

Integration and Segregation
The City finds that there are no known historic patterns of segregation by race and ethnicity, persons with disabilities, familial status, or income. Nonetheless, as described throughout this Housing Element, the City is committed to supporting the development of housing to promote a balanced and integrated community. This is highlighted in Table 5-8 in the Housing Resources chapter, as the City has identified a surplus of sites and excess development capacity for housing for all income levels.

Figure 6-6 shows the sites identified to meet Stanton’s RHNA allocation in relation to racial/ethnic diversity. As shown, proposed sites, including those very low and low-income RHNA sites (i.e. underutilized mixed-use sites allowing for densities of at least 30 du/ac), are located throughout the community and are not concentrated in areas of low diversity. The vast majority of sites are located in areas where racial/ethnic minority groups make up more than 61% of the population.

Figure 6-8 shows the sites designated to meet Stanton’s RHNA allocation in relation to femaleheaded households. As shown, proposed sites, including very low and low-income sites (underutilized mixed-use sites allowing for densities of at least 30 du/ac), are located throughout the community and are not concentrated in areas with high levels of female-headed 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 167 households. The locations of sites designated to meet the City’s RHNA allocation are not expected to contribute to patterns of isolation or segregation for female-headed households.

Figure 6-9 shows the sites designated to meet Stanton’s RHNA allocation in relation to the concentration of persons with disabilities. As shown, proposed sites, including those very low and low-income sites (underutilized mixed-use sites allowing for densities of at least 30 du/ac), are located throughout the community and are not concentrated in areas with high proportions of persons with disabilities. Sites are divided between census tracts with 10% or less of the population indicating a disability and sites in areas with 10-20% of residents indicating a disability. Additionally, the City’s mixed-use areas are located near transit corridors and activity centers, which also benefits persons with disabilities. However, these sites are not concentrated in areas with already high levels of disability. The locations of sites designated to meet the City’s RHNA allocation are not expected to contribute to patterns of isolation or segregation for persons with disabilities.

Figure 6-11 shows the sites designated to meet Stanton’s RHNA allocation in relation to low and moderate-income households. As shown, proposed sites, including very low and low-income RHNA sites (underutilized mixed-use sites allowing for densities of at least 30 du/ac), are distributed throughout the community, but since the City has only two small block groups where LMI households make up less than 50% of the population, the sites used to meet the City’s 2021-2029 RHNA are generally in areas with a higher percentage of LMI households. Some of these block groups are home to mobile/manufactured homes, which are not proposed for redevelopment. Development is expected to occur on other sites where nonresidential uses are currently located. The location of new development to meet the City’s RHNA is not expected to contribute to patterns of isolation or segregation for lower income households. Furthermore, the City remains committed to studying and addressing any issues related to future displacement and has included Program 21 in the Housing Plan as it pertains to economic displacement risk.

R/ECAPS
The City does not have any racially or ethnically concentrated areas of poverty (R/ECAPs) and the identification of sites to accommodate the City’s RHNA is not expected to alter this finding.

Disparities in Access to Opportunity
Although Stanton is comparable to its neighboring cities in this regard, it appears that there are lower levels of access to opportunities in Stanton with a correlation between the concentration of LMI households and low resource census tracts. And given that the City is largely considered low resource, nearly all units used to meet Stanton’s 2021-2029 RHNA are in low resource tracts (95.0% of units). Of the 293 lower income RHNA units, 24.9% are in moderate resource tracts and 75.1% are in low resource tracts.

However, as demonstrated by the recent revitalization of sites in the City’s southern section along Beach Boulevard (e.g., the Lantana@Beach and Rodeo 39 mixed-use project), new mixeduse development in the identified areas will help to create more housing affordable to households at lower income levels, introduce new residents to the areas which can contribute to greater neighborhood stability, and expand opportunities for people to live and work in the same area. Taken together, new mixed-use development in the identified areas, which is focused on underutilized commercial sites, will help to diversify the land use pattern without displacing existing residents.

Disproportionate Housing Needs
Figure 6-27 and 6-28 show the sites designated to meet the RHNA allocation in relation to 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 168 percent of owner households and renter households overburdened by housing costs, by census tract. Some sites (located in the center of the City or aligned with Beach Boulevard) are located in the census tracts with the highest levels of cost-burdened renter households and some sites (located in the northern part of the City or aligned with Beach Boulevard) are located in the census tracts with the highest levels of cost-burdened homeowner households. These patterns appear to be generally consistent with the prior analyses regarding low and moderate-income households and access to opportunity. The intent of introducing new residential development in these areas (primarily at underutilized locations developed with existing commercial uses) is to add new housing to desirable areas and provide a range of housing choices at different prices to current and future residents. With only a few exceptions, the sites designated to accommodate the City’s RHNA are not currently developed with residential uses and are not expected to displace current residents.

Site Analysis Findings
To accommodate the City’s RHNA allocation, key focus areas include the City’s mixed-use districts, all of which allow and incentivize mixed-use development at the densities needed to stimulate affordable housing development. These areas, located along transportation corridors and near activity centers, are designated for mixed-use development in the City’s General Plan.

The sites identified to meet the City’s RHNA at all income levels are largely accommodated in these locations, which do not represent extremely concentrated racial or ethnic populations, persons with disabilities, female-headed households, senior households, or LMI households.

However, the City has included a program to encourage additional development of lower income units throughout the community by way of its accessory dwelling unit program. For these reasons, the City finds that the sites proposed to accommodate its RHNA allocation do not unduly burden existing areas of concentrated racial or ethnic homogeneity, poverty, or other characteristics. Moreover, the sites affirmatively further fair housing by helping to stimulate investment in areas where additional opportunities are desired, and where new residential and/or mixed-use development can help to improve some of the opportunity level characteristics discussed earlier in this chapter.
6C. Contributing Factors, Goals, and Actions/Programs
The 2015 Affirmatively Furthering Fair Housing Rule Guidebook prepared by HUD identifies examples of contributing factors by each fair housing issue area: outreach, fair housing enforcement and outreach capacity, integration and segregation, racially and ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs, including displacement risk.

The following are contributing factors that have been identified based on the fair housing issues presented in the County Analysis of Impediments (AI) and the analysis in this document that affect fair housing choice in Stanton. Table 6-10 lists the fair housing issues and contributing factors that exist in the City of Stanton and outlines the meaningful actions to be taken to address affirmatively furthering fair housing in the community. The meaningful actions listed in the table relate to the actions identified in the Housing Plan. 2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 169 TABLE 6-10: FAIR HOUSING ISSUES AND ACTIONS
Fair Housing Issue Contributing Factors Priority
Level Meaningful Actions
Outreach • Lack of resources for fair housing agencies
and organizations
Medium • Program 18
• Program 19
Fair Housing Enforcement
and Outreach Capacity
• Lack of local private fair housing outreach
and enforcement
• Lack of resources for fair housing agencies
and organizations
High • Program 18
• Program 19
Integration and Segregation • Community opposition
• Displacement of residents due to
economic pressures
• Lack of local or regional cooperation
• Land use and zoning laws
• Location and type of affordable housing
• Private discrimination
• Lack of public investment in specific
neighborhoods, including services or
amenities
Medium • Program 1
• Program 2
• Program 3
• Program 4
• Program 5
• Program 19
• Program 20
• Program 21
Disparities in Access to
Opportunity
• Community opposition
• Displacement of residents due to
economic pressures
• Impediments to mobility
• Lack of access to opportunity due to high
housing costs
• Lack of local or regional cooperation
• Land use and zoning laws
• Quality of affordable housing information
programs
• Lack of public investment in specific
neighborhoods, including services or
amenities
• Access to transportation for persons with
disabilities
• Lack of affordable in-home or communitybased supportive services High • Program 1
• Program 2
• Program 3
• Program 4
• Program 5
• Program 19
• Program 20
• Program 21
Disproportionate Housing
Needs and Displacement
Risk
• Availability of affordable units in a range of
sizes
• Displacement of residents due to
economic pressures
• Lack of access to opportunity due to high
housing costs
• Land use and zoning laws
• Lack of public investment in specific
neighborhoods, including services or
amenities
High • Program 1
• Program 2
• Program 3
• Program 4
• Program 5
• Program 19
• Program 20
• Program 21
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 170 7 Other
Requirements
7A. Consistency with General Plan
Government Code Section 65300.5 states: “In construing the provisions of this article, the Legislature intends that the general plan and elements and parts thereof comprise an integrated, internally consistent and compatible statement of policies for the adopting agency.” Additionally, Government Code Section 65583(c)(7) requires the identification of “means by which consistency will be achieved with other general plan elements and community goals.” The housing element of a general plan sets out a city's overall long-range planning strategy for providing housing for all segments of the community. The California Government Code requires general plans to contain an integrated, consistent set of goals and policies. The housing element is, therefore, affected by policies contained in other elements of a general plan. The housing element is most intricately related to the land use element. The land use element establishes the framework for development of housing by laying out the land use designations for residential development and indicating the type and density permitted by a city.

Working within this framework, the City of Stanton’s Housing Element identifies priority goals, objectives, and program actions for the 2021-2029 planning period that directly address the housing needs of Stanton’s existing and future residents. The policies contained in other elements of the City’s General Plan affect many aspects of life that residents enjoy such as the amount and variety of open space; the preservation of natural, historic, and cultural resources; permitted noise levels in residential areas; and the safety of the residents in the event of a natural or man-made disaster. The Housing Element has been reviewed for consistency with the City's other General Plan elements and the policies and programs in this Element do not conflict with the policy direction contained in other parts of the General Plan. As portions of the General Plan are amended in the future, the Housing Element will be reviewed to ensure that internal consistency is maintained.
7B. Relationship to Other City Plans and Policies
The Housing Element identifies priority goals, objectives, policies, and action programs for the next eight years that directly address the housing needs of Stanton. The City’s other plans and policies, including its Municipal Code, Zoning Code, and Specific Plans must all remain consistent with the Housing Element. As revisions are considered to the City’s Zoning Code and various plans, each revision will be reviewed to ensure that no conflicts with the Housing Element occur.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 171 7C. Priority for Water and Sewer
Per Chapter 727, Statues of 2004 (SB 1087), upon completion of an amended or adopted housing element, a local government is responsible for immediately distributing a copy of the element to area water and sewer providers. Water and sewer providers must grant priority for service allocations to proposed developments that include housing units affordable to lower income households. As the responsible agency, the City of Stanton will supply a copy of the adopted Housing Element to Golden State Water Company and the Orange County Sanitation District, as well as to all other water and sewer providers serving the City. The City is also preparing policy language to ensure that all lower income housing projects receive priority for water and sewer service, consistent with State law.
2021-2029 Housing Element Background Report
City of Stanton GENERAL PLAN │ Final Draft Housing Element Background Report │ Page 172 8 References
Apartments.com, 2021. Rental data.

California Department of Developmental Services, 2020. Consumer Count by California ZIP Code. Data for End of June 2020.

California Department of Finance, 2021. E-5 Population and Housing Estimates for Cities, Counties and the State – January 1, 2011-2021. California Department of Finance Demographic Research Unit.

City of Stanton, 2008. City of Stanton General Plan. City of Stanton. Adopted September 23, 2008.

City of Stanton, 2013. 2014-2021 Housing Element. City of Stanton. Adopted October 8, 2013.

City of Stanton, 2021. Community Development Fee Schedule. City of Stanton. Effective July 12, 2018.

City of Stanton, 2021. Stanton Municipal Code. City of Stanton. Current through Ordinance 1106 and the December 2020 code supplement.

County of Orange, 2019. Everyone Counts 2019 Point-in-Time Summary. April 2019.

County of Orange, 2020. Consolidated Annual Performance and Evaluation Report FY 2019- 2020.

EDD, 2021. Labor Market Information Online Services. Data accessed via:
www.labormarketinfo.edd.ca.gov.

HCD, 2020. State Income Limits for 2020. California Department of Housing and Community Development, Division of Housing Policy Development. April 30, 2020.

HUD, 2021. CHAS (Comprehensive Housing Affordability Strategy) Data Query Tool – Special Aggregation of 2013-2017 ACS Data.

SCAG, 2020. Pre-Certified Local Housing Data for the City of Stanton. Southern California Association of Governments. August 2020.

SCAG, 2021. 2021-2029 Regional Housing Need Allocation (RHNA) Plan. Southern California Association of Governments. March 2021.

US Census, 2018. 2014-2018 American Community Survey 5-Year Data Profile. US Census Bureau. 2021. Data accessed via: https://data.census.gov/cedsci/.

US Census, 2000. United States Census 2000. US Census Bureau. Data accessed via:
https://data.census.gov/cedsci/.

US Census, 2010. United States Census 2010. US Census Bureau. Data accessed via:
https://data.census.gov/cedsci/.

Zillow.com, 2021. Homes sales and rental data.

APPENDIX A

SITE INVENTORY
City of Stanton GENERAL PLAN │ Final Draft Housing Element Appendix A │ Page 1 TABLE A-1: SUMMARY OF VACANT RES. SITES (SEE BACKGROUND REPORT TABLE 5-6) Site
No. APN
General
Plan
Designation
Zoning
Designation Permitted Density Parcel Size (Acres)
Net Unit
Potential
Vacant Residential
1 079-771-36 HDR RH 11.1 – 30 du/ac1 1.24 27
2 131-231-18 LDR RL 2.1 – 6 du/ac 1.00 4
3 131-231-19 LDR RL 2.1 – 6 du/ac 0.99 4
4 079-352-08 LDR RL 2.1 – 6 du/ac 0.16 1
5 079-363-01 LDR RL 2.1 – 6 du/ac 0.09 1 079-363-16 LDR RL 2.1 – 6 du/ac 0.07 TOTAL 3.55 37
TABLE A-2: SUMMARY OF MIXED-USE SITES (SEE BACKGROUND REPORT TABLE 5-7) Site
No. APN
General
Plan
Designation
Zoning
Designation Permitted Density Parcel Size (Acres)
Net Unit
Potential
Mixed-Use
6 079-221-15 NGMU NGMX 25 – 45 du/ac 4.75 171
7 126-281-10 NGMU NGMX 25 – 45 du/ac
126-281-11 NGMU NGMX 25 – 45 du/ac 1.71 61
126-281-18 NGMU NGMX 25 – 45 du/ac
8 126-281-14 NGMU NGMX 25 – 45 du/ac 0.57 12
9 131-131-07 GMU GLMX1 25 – 45 du/ac 0.94 21
10 131-131-05 GMU GLMX1 25 – 45 du/ac 0.40 9
11 131-211-02 GMU GLMX1 25 – 45 du/ac 0.64 14
12 131-211-21 GMU GLMX1 25 – 45 du/ac 1.14 41
13 131-221-16 GMU GLMX1 25 – 45 du/ac 0.59 13
14 131-221-45 GMU GLMX1 25 – 45 du/ac 1.09 39
15 131-241-45 GMU GLMX1 25 – 45 du/ac 0.96 21
16 131-241-07 GMU GLMX1 25 – 45 du/ac 0.84 18 131-241-21 GMU GLMX1 25 – 45 du/ac 17 131-263-03 GMU GLMX1 25 – 45 du/ac
131-263-04 GMU GLMX 0.51 11 1 25 – 45 du/ac
131-263-05 GMU GLMX1 25 – 45 du/ac
18 131-411-15 GMU GLMX1 25 – 45 du/ac

3.51 126
131-411-20 GMU GLMX1 25 – 45 du/ac
131-411-21 GMU GLMX1 25 – 45 du/ac
131-411-22 GMU GLMX1 25 – 45 du/ac
131-411-25 GMU GLMX1 25 – 45 du/ac
19 079-371-13 GMU GLMX1 25 – 45 du/ac 0.49 11 079-371-12 GMU GLMX1 25 – 45 du/ac 20 079-371-09 GMU GLMX1 25 – 45 du/ac 0.48 10
21 079-371-26 GMU GLMX1 25 – 45 du/ac 0.69 15
City of Stanton GENERAL PLAN │ Final Draft Housing Element Appendix A │ Page 2 22 079-371-27 GMU GLMX1 25 – 45 du/ac 0.46 10
23 126-363-10 GMU GLMX1 25 – 45 du/ac

1.31 47 126-363-11 GMU GLMX1 25 – 45 du/ac
126-363-16 GMU GLMX1 25 – 45 du/ac
126-363-17 GMU GLMX1 25 – 45 du/ac
24 131-482-36 SGMU SGMX 30 – 60 du/ac 1.43 68
25 131-592-21 SGMU SGMX 30 – 60 du/ac 2.44 117 131-592-22 SGMU SGMX 30 – 60 du/ac 26 131-491-08 SGMU SGMX 30 – 60 du/ac 9.44 453 131-491-09 SGMU SGMX 30 – 60 du/ac TOTAL 34.39 1,288
City of Stanton GENERAL PLAN │ Final Draft Housing Element Appendix A │ Page 3 TABLE A-3: HOUSING ELEMENT SITES INVENTORY
Jurisdiction Name Site Address/Intersection 5 Digit ZIP Code Assessor Parcel Number
Consolidated
Sites
General Plan
Designation (Current)
Zoning Designation
(Current)
Minimum Density
Allowed (units/acre)
Max Density Allowed
(units/acre) Parcel Size (Acres) Existing Use/Vacancy Infrastructure Publicly-Owned Site Status Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity Moderate Income
Capacity
Above Moderate
Income Capacity Total Capacity Optional Information1
Optional
Information2
Optional
Information3
STANTON 10651 LEXINGTON ST 90680 079-771-36 High Density Residential RH 11.1 du/ac 18 du/ac 1.24114044 Vacant YES - Current YES - City-Owned Available 27 27 1 Vacant N/A STANTON 8191 BEVER PL 90680 131-231-18 Low Density Residential RL 2.1 du/ac 6 du/ac 1.001805952 Vacant YES - Current NO - Privately-Owned Available 4 4 2 Vacant N/A STANTON BEVER PL 90680 131-231-19 Low Density Residential RL 2.1 du/ac 6 du/ac 0.993971133 Vacant YES - Current NO - Privately-Owned Available 4 4 3 Vacant N/A STANTON CEDAR ST 90680 079-352-08 Low Density Residential RL 2.1 du/ac 6 du/ac 0.158051026 Vacant YES - Current NO - Privately-Owned Available 1 1 4 Vacant N/A STANTON DATE ST 90680 079-363-01 A Low Density Residential RL 2.1 du/ac 6 du/ac 0.086287589 Vacant YES - Current NO - Privately-Owned Available 5 Vacant N/A STANTON DATE ST 90680 079-363-16 B Low Density Residential RL 2.1 du/ac 6 du/ac 0.071804174 Vacant YES - Current NO - Privately-Owned Available 1 1 5 Vacant N/A STANTON 10181 BEACH BLVD 90680 079-221-15 North Gateway Mixed-Use NGMX 30 du/ac 45 du/ac 4.748392014 Commercial; used veYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 43 32 96 171 6 Underutilized 1967 STANTON 8171 STARR ST 90680 126-281-10 A North Gateway Mixed-Use NGMX 30 du/ac 45 du/ac 0.566516186 Residential, 1 YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 7 Underutilized 1927 STANTON 8191 STARR ST 90680 126-281-11 B North Gateway Mixed-Use NGMX 30 du/ac 45 du/ac 0.569617031 Residential, 1 YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 7 Underutilized 1937 STANTON 8201 STARR ST 90680 126-281-18 C North Gateway Mixed-Use NGMX 30 du/ac 45 du/ac 0.569674081 Vacant YES - Current NO - Privately-Owned Available 15 12 34 61 7 N/A STANTON 8221 STARR ST 90680 126-281-14 North Gateway Mixed-Use NGMX 30 du/ac 45 du/ac 0.569733973 Residential, 1 YES - Current NO - Privately-Owned Available 2 10 12 8 Underutilized 1928 STANTON 11182 BEACH BLVD 90680 131-131-07 General Mixed-Use GLMX 30 du/ac 45 du/ac 0.936379257 Commercial YES - Current NO - Privately-Owned Available 7 14 21 9 Stanton Plaza Specific 1957 STANTON 11296 BEACH BLVD 90680 131-131-05 General Mixed-Use GLMX 30 du/ac 45 du/ac 0.394982712 Commercial, 5,350 s YES - Current NO - Privately-Owned Available 9 9 10 Stanton Plaza Specific 1976 STANTON 11550 BEACH BLVD 90680 131-211-02 General Mixed-Use GLMX 30 du/ac 45 du/ac 0.639821293 Commercial; used ca YES - Current NO - Privately-Owned Available 4 10 14 11 Underutilized 1968 STANTON 11626 BEACH BLVD 90680 131-211-21 General Mixed-Use GLMX 30 du/ac 45 du/ac 1.140493589 Commercial; used ca YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 8 10 23 41 12 Underutilized 1955 STANTON 8022 LA MONTE BLVD 90680 131-221-16 General Mixed-Use GLMX 30 du/ac 45 du/ac 0.589587808 Commercial; presch YES - Current NO - Privately-Owned Available 3 10 13 13 Underutilized 1949 STANTON 11632 BEACH BLVD 90680 131-221-45 General Mixed-Use GLMX 30 du/ac 45 du/ac 1.093054649 Commercial; motel YES - Current NO - Privately-Owned Available 13 26 39 14 Underutilized 1983 STANTON 11810 BEACH BLVD 90680 131-241-45 General Mixed-Use GLMX 30 du/ac 45 du/ac 0.956342186 Commercial; mobile YES - Current NO - Privately-Owned Available 7 14 21 15 Underutilized 1972 STANTON 11892 BEACH BLVD 90680 131-241-07 A General Mixed-Use GLMX 30 du/ac 45 du/ac 0.436153829 Commercial; motel YES - Current NO - Privately-Owned Available 16 Underutilized 1959 STANTON 11870 BEACH BLVD 90680 131-241-21 B General Mixed-Use GLMX 30 du/ac 45 du/ac 0.396043725 Vacant YES - Current NO - Privately-Owned Available 6 12 18 16 Vacant 1975 STANTON 11763 BEACH BLVD 90680 131-263-03 A General Mixed-Use GLMX 30 du/ac 45 du/ac 0.165965124 Commercial; automoYES - Current NO - Privately-Owned Available 17 Underutilized; potent N/A STANTON 11793 BEACH BLVD 90680 131-263-04 B General Mixed-Use GLMX 30 du/ac 45 du/ac 0.16619198 Commercial; automoYES - Current NO - Privately-Owned Available 17 Underutilized; potent N/A STANTON 11793 BEACH BLVD 90680 131-263-05 C General Mixed-Use GLMX 30 du/ac 45 du/ac 0.166440956 Commercial; automoYES - Current NO - Privately-Owned Available 11 11 17 Underutilized; potent N/A STANTON 8040 CHAPMAN AVE 90680 131-411-15 A General Mixed-Use GLMX 30 du/ac 45 du/ac 1.560720183 Commercial; bank YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 18 Underutilized 1971 STANTON 12080 BEACH BLVD 90680 131-411-20 B General Mixed-Use GLMX 30 du/ac 45 du/ac 0.445466666 Vacant YES - Current NO - Privately-Owned Available 18 Vacant 1973 STANTON 12000 BEACH BLVD 90680 131-411-21 C General Mixed-Use GLMX 30 du/ac 45 du/ac 0.392644659 Commercial YES - Current YES - State-Owned Available Used in Prior Housing Element - Non-Vacant 18 Underutilized 1959 STANTON 12050 BEACH BLVD 90680 131-411-22 D General Mixed-Use GLMX 30 du/ac 45 du/ac 0.826608689 Vacant YES - Current NO - Privately-Owned Available 18 Vacant 1963 STANTON 8040 CHAPMAN AVE 90680 131-411-25 E General Mixed-Use GLMX 30 du/ac 45 du/ac 0.275502093 Commercial; restaurYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 31 24 71 126 18 Underutilized 1959 STANTON 10921 WESTERN AVE 90680 079-371-13 A General Mixed-Use GLMX 30 du/ac 45 du/ac 0.247407699 Vacant YES - Current NO - Privately-Owned Available 19 Vacant N/A STANTON 10941 WESTERN AVE 90680 079-371-12 B General Mixed-Use GLMX 30 du/ac 45 du/ac 0.242976051 Vacant YES - Current NO - Privately-Owned Available 11 11 19 Vacant N/A STANTON 7455 KATELLA AVE 90680 079-371-09 General Mixed-Use GLMX 30 du/ac 45 du/ac 0.478179342 Vacant YES - Current YES - City-Owned Pending Project 10 10 20 Vacant N/A STANTON 7401 KATELLA AVE 90680 079-371-26 General Mixed-Use GLMX 30 du/ac 45 du/ac 0.68494663 Residential, 1 unit YES - Current NO - Privately-Owned Available 4 11 15 21 1935 STANTON 7421 KATELLA AVE 90680 079-371-27 General Mixed-Use GLMX 30 du/ac 45 du/ac 0.455979458 Residential, 1 unit YES - Current NO - Privately-Owned Available 10 10 22 1969 STANTON 10471 MAGNOLIA AVE 92804 126-363-10 A General Mixed-Use GLMX 30 du/ac 45 du/ac 0.511907734 Commercial; vacant YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 23 Underutilized 1970 STANTON 10441 MAGNOLIA AVE 92804 126-363-11 B General Mixed-Use GLMX 30 du/ac 45 du/ac 0.275569657 Commercial; restaurYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 23 Underutilized 1965 STANTON 10425 MAGNOLIA AVE 92804 126-363-16 C General Mixed-Use GLMX 30 du/ac 45 du/ac 0.344448049 Converted commercYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 23 Underutilized N/A STANTON 10425 MAGNOLIA AVE 92804 126-363-17 D General Mixed-Use GLMX 30 du/ac 45 du/ac 0.172215816 Converted commercYES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 10 11 26 47 23 Underutilized N/A STANTON 12392 BEACH BLVD 90680 131-482-36 South Gateway Mixed-Use SGMX 30 du/ac 60 du/ac 1.434335304 Commercial; equipm YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 17 13 38 68 24 Underutilized 1955 STANTON 12605 BEACH BLVD 90680 131-592-21 A South Gateway Mixed-Use SGMX 30 du/ac 60 du/ac 1.148291707 Commercial; retail YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 25 Underutilized 1963 STANTON 12505 BEACH BLVD 90680 131-592-22 B South Gateway Mixed-Use SGMX 30 du/ac 60 du/ac 1.288819343 Commercial plaza YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 29 22 66 117 25 Underutilized 1989 STANTON 12540 BEACH BLVD 90680 131-491-08 A South Gateway Mixed-Use SGMX 30 du/ac 60 du/ac 5.825245218 Commercial; former YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 26 Underutilized; vacant 1988 STANTON LAMPSON AVE 92841 131-491-09 B South Gateway Mixed-Use SGMX 30 du/ac 60 du/ac 3.607933631 Commercial; parking YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 113 86 254 453 26 Underutilized N/A City of Stanton GENERAL PLAN │ Final Draft Housing Element Appendix A │ Page 4 This page intentionally left blank.

City of Stanton GENERAL PLAN │ Final Draft Housing Element Appendix A │ Page 5 SITE DETAILS: 10181 BEACH BOULEVARD
Housing Opportunity Sites Reference No. 6
Acreage 4.75
Accessor Parcel Number 079-221-15
Ownership PNM Properties
Existing Use Commercial, auto part salvage yard; Pick Your Part Existing Lot Coverage N/A; small buildings exist on site Existing Floor Area Ratio N/A
Existing General Plan North Gateway Mixed-Use
Existing Zoning NGMX
Proposed General Plan Same
Proposed Zoning Same
Potential Capacity by Household Income Level 171 Net Unit Potential (80% of max. capacity) (43 Lower, 32 Moderate, 96 Above Moderate)
Factors Supporting Development The property owner has expressed interest in redeveloping the site. The site is essentially a large
parking lot and highly underutilized, with small
accessory buildings existing on the site. The allowable density is 25-45 du/ac.

Site Boundary (Aerial with Parcel Boundary) Photographs

City of Stanton GENERAL PLAN │ Final Draft Housing Element Appendix A │ Page 6 SITE DETAILS: 8171, 8191 & 8201 STARR STREET
Housing Opportunity Sites Reference No. 7
Acreage 1.71
Accessor Parcel Number 126-281-10, 126-281-11 and 126-281-18 Ownership JJPA LLC and CA JJPA
Existing Use 126-281-10 – Residential, one SFR
126-281-11 – Residential, one SFR
126-281-18 – Vacant
Existing Lot Coverage N/A; 638 sf. dwelling and 1,343 sf. dwelling Existing Floor Area Ratio N/A
Existing General Plan North Gateway Mixed-Use
Existing Zoning NGMX
Proposed General Plan Same
Proposed Zoning Same
Potential Capacity by Household Income Level 61 Net Unit Potential (80% of max. capacity) (15 Lower, 12 Moderate, 34 Above Moderate)
Factors Supporting Development Neighboring properties with similar characteristics recently developed in the 5th Cycle planning period. The combined site is highly underutilized with two small
residential units on two of the parcels and the third
parcel being vacant. The three parcels making up the
site have common ownership.

Site Boundary (Aerial with Parcel Boundary) Photographs City of Stanton GENERAL PLAN │ Final Draft Housing Element Appendix A │ Page 7 SITE DETAILS: 8221 STARR STREET
Housing Opportunity Sites Reference No. 8
Acreage 0.57
Accessor Parcel Number 126-281-14
Ownership Thomas Jay & Valerie Lynn Handzus
Existing Use Residential, one SFR
Existing Lot Coverage N/A
Existing Floor Area Ratio N/A
Existing General Plan North Gateway Mixed-Use
Existing Zoning NGMX
Proposed General Plan Same
Proposed Zoning Same
Potential Capacity by Household Income Level 12 Net Unit Potential (50% of max. capacity) (2 Moderate, 10 Above Moderate)
Factors Supporting Development Neighboring properties with similar characteristics recently developed in the 5th Cycle planning period.

The site is underutilized with one small residential unit on-site, but with the capacity for 12.

Site Boundary (Aerial with Parcel Boundary) Photographs City of Stanton GENERAL PLAN │ Final Draft Housing Element Appendix A │ Page 8 SITE DETAILS: 11182 BEACH BOULEVARD
Housing Opportunity Sites Reference No. 9
Acreage 0.94
Accessor Parcel Number 131-131-07
Ownership Ronnenberg Inc
Existing Use Commercial
Existing Lot Coverage N/A; 3,146 sf. building
Existing Floor Area Ratio N/A
Existing General Plan General Mixed-Use
Existing Zoning GLMX
Proposed General Plan Same
Proposed Zoning Same
Potential Capacity by Household Income Level 21 Net Unit Potential (50% of max. capacity) (7 Moderate, 14 Above Moderate)
Factors Supporting Development The site is underutilized with an Improvement to Land Value Ratio of 0.79. There is an unspecified
commercial use on-site consisting of accessory
buildings. The allowable density is 25-45 du/ac.

Site Boundary (Aerial with Parcel Boundary) Photographs City of Stanton GENERAL PLAN │ Final Draft Housing Element Appendix A │ Page 9 SITE DETAILS: 11296 BEACH BOULEVARD
Housing Opportunity Sites Reference No. 10
Acreage 0.40
Accessor Parcel Number 131-131-05
Ownership Ronnenberg Inc
Existing Use Commercial, office
Existing Lot Coverage N/A; 4,500 sf. building
Existing Floor Area Ratio N/A
Existing General Plan General Mixed-Use
Existing Zoning GLMX
Proposed General Plan Same
Proposed Zoning Same
Potential Capacity by Household Income Level 9 Net Unit Potential (50% of max. capacity) (9 Above Moderate)
Factors Supporting Development The site is underutilized with the tenant space having had much turnover throughout recent years. The
allowable density is 25-45 du/ac.

Site Boundary (Aerial with Parcel Boundary) Photographs City of Stanton GENERAL PLAN │ Final Draft Housing Element Appendix A │ Page 10 SITE DETAILS: 11550 BEACH BOULEVARD
Housing Opportunity Sites Reference No. 11
Acreage 0.64
Accessor Parcel Number 131-211-02
Ownership Gamanlal B Patel
Existing Use Commercial, used automobile sales
Existing Lot Coverage N/A; 1,764 sf. building
Existing Floor Area Ratio N/A
Existing General Plan General Mixed-Use
Existing Zoning GLMX
Proposed General Plan Same
Proposed Zoning Same
Potential Capacity by Household Income Level 14 Net Unit Potential (50% of max. capacity) (4 Moderate, 10 Above Moderate)
Factors Supporting Development The site is highly underutilized and operating as a used car sales business with only a small building existing
on-site. The allowable density is 25-45 du/ac.

Site Boundary (Aerial with Parcel Boundary) Photographs City of Stanton GENERAL PLAN │ Final Draft Housing Element Appendix A │ Page 11 SITE DETAILS: 11626 BEACH BOULEVARD
Housing Opportunity Sites Reference No. 12
Acreage 1.14
Accessor Parcel Number 131-211-21
Ownership Ajaz Siddiq
Existing Use Commercial, used automobile sales
Existing Lot Coverage N/A; small buildings exist on site Existing Floor Area Ratio N/A
Existing General Plan General Mixed-Use
Existing Zoning GLMX
Proposed General Plan Same
Proposed Zoning Same
Potential Capacity by Household Income Level 41 Net Unit Potential (80% of max. capacity) (8 Lower, 10 Moderate, 23 Above Moderate)
Factors Supporting Development The site is highly underutilized with an Improvement to Land Value Ratio of 0.25, and with only small buildings existing on the site. The allowable density is 25-45
du/ac.

Site Boundary (Aerial with Parcel Boundary) Photographs City of Stanton GENERAL PLAN │ Final Draft Housing Element Appendix A │ Page 12 SITE DETAILS: 8022 LA MONTE ROAD
Housing Opportunity Sites Reference No. 13
Acreage 0.59
Accessor Parcel Number 131-221-16
Ownership Athula & Mariel Ianthie Meepe
Existing Use Commercial, preschool
Existing Lot Coverage N/A; 4,161 sf. building and other accessory structures Existing Floor Area Ratio N/A
Existing General Plan General Mixed-Use
Existing Zoning GLMX
Proposed General Plan Same
Proposed Zoning Same
Potential Capacity by Household Income Level 13 Net Unit Potential (50% of max. capacity) (3 Moderate, 10 Above Moderate)
Factors Supporting Development The site is underutilized with an Improvement to Land Value Ratio of only 0.06. Development pressure in the
area will make this a viable site during the planning
period. The allowable density is 25-45 du/ac.

Site Boundary (Aerial with Parcel Boundary)
City of Stanton GENERAL PLAN │ Final Draft Housing Element Appendix A │ Page 13 SITE DETAILS: 11632 BEACH BOULEVARD
Housing Opportunity Sites Reference No. 14
Acreage 1.09
Accessor Parcel Number 131-221-45
Ownership California One Hospitality
Existing Use Commercial, motel
Existing Lot Coverage N/A; 14,264 sf. building
Existing Floor Area Ratio N/A
Existing General Plan General Mixed-Use
Existing Zoning GLMX
Proposed General Plan Same
Proposed Zoning Same
Potential Capacity by Household Income Level 39 Net Unit Potential (80% of max. capacity) (13 Moderate, 26 Above Moderate)
Factors Supporting Development The site is highly underutilized with an Improvement to Land Value Ratio of 0.23. Structure is almost 40 years
old. The allowable density is 25-45 du/ac.

Site Boundary (Aerial with Parcel Boundary) Photographs City of Stanton GENERAL PLAN │ Final Draft Housing Element Appendix A │ Page 14 SITE DETAILS: 11810 BEACH BOULEVARD
Housing Opportunity Sites Reference No. 15
Acreage 0.96
Accessor Parcel Number 131-241-45
Ownership Blue Carpet Mobile Homes
Existing Use Commercial, mobile home sales
Existing Lot Coverage N/A
Existing Floor Area Ratio N/A
Existing General Plan General Mixed-Use
Existing Zoning GLMX
Proposed General Plan Same
Proposed Zoning Same
Potential Capacity by Household Income Level 21 Net Unit Potential (50% of max. capacity) (7 Moderate, 14 Above Moderate)
Factors Supporting Development The site is highly underutilized with an Improvement to Land Value Ratio of 0.14. All structures on-site are
model manufactured homes without a permanent
foundation. The allowable density is 25-45 du/ac.

Site Boundary (Aerial with Parcel Boundary) Photographs City of Stanton GENERAL PLAN │ Final Draft Housing Element Appendix A │ Page 15 SITE DETAILS: 11870 BEACH BOULEVARD
Housing Opportunity Sites Reference No. 16
Acreage 0.84
Accessor Parcel Number 131-241-07 and 131-241-21
Ownership Asaad Hakim
Existing Use Vacant
Existing Lot Coverage N/A
Existing Floor Area Ratio N/A
Existing General Plan General Mixed-Use
Existing Zoning GLMX
Proposed General Plan Same
Proposed Zoning Same
Potential Capacity by Household Income Level 18 Net Unit Potential (50% of max. capacity) (6 Moderate, 12 Above Moderate)
Factors Supporting Development The site is vacant with the property owner having recently scraped the parcels in anticipation of
redevelopment. The allowable density is 25-45 du/ac.

Site Boundary (Aerial with Parcel Boundary) Photographs City of Stanton GENERAL PLAN │ Final Draft Housing Element Appendix A │ Page 16 SITE DETAILS: 11763 & 11793 BEACH BOULEVARD
Housing Opportunity Sites Reference No. 17
Acreage 0.51
Accessor Parcel Number 131-263-03, 131-263-04 and 131-263-05 Ownership Harvey D & Kazuko Y Kagasoff; Transcendent
Properties
Existing Use 131-263-03 – Commercial, auto repair
131-263-04 – Commercial, auto repair
131-263-05 – Commercial, auto repair
Existing Lot Coverage N/A; 836 sf. building (11763)
Existing Floor Area Ratio N/A
Existing General Plan General Mixed-Use
Existing Zoning GLMX
Proposed General Plan Same
Proposed Zoning Same
Potential Capacity by Household Income Level 11 Net Unit Potential (50% of max. capacity) (11 Above Moderate)
Factors Supporting Development The combined site is underutilized with an average Improvement to Land Value Ratio of 0.60. Development
pressure in the area will make this a viable site during the planning period. The allowable density is 25-45
du/ac.

Site Boundary (Aerial with Parcel Boundary) Photographs City of Stanton GENERAL PLAN │ Final Draft Housing Element Appendix A │ Page 17 SITE DETAILS: 12000, 12050 & 12080 BEACH BLVD. & 8040 CHAPMAN AVE.

Housing Opportunity Sites Reference No. 18
Acreage 3.51
Accessor Parcel Number 131-411-15, 131-411-20, 131-411-21, 131-411-22 and 131-411-25
Ownership US Bank National Association; Laan Mary Van Der; State of California; Diane E Daniels
Existing Use 131-411-15 – Vacant
131-411-20 – Vacant
131-411-21 – Commercial; U.S. Bank
131-411-22 – Vacant
131-411-25 – Commercial, restaurant
Existing Lot Coverage N/A
Existing Floor Area Ratio N/A
Existing General Plan General Mixed-Use
Existing Zoning GLMX
Proposed General Plan Same
Proposed Zoning Same
Potential Capacity by Household Income Level 126 Net Unit Potential (80% of max. capacity) (31 Lower, 24 Moderate, 71 Above Moderate)
Factors Supporting Development The site is primarily vacant with property owners having scraped the larger parcels in anticipation of
redevelopment. The restaurant use is in a building that is over 60 years old. Although a U.S. Bank occupies the parcel at the corner of Beach Blvd and Chapman Ave, it
is entirely feasible that the parcel would be absorbed
into a larger redevelopment of the site.

Site Boundary (Aerial with Parcel Boundary) Photographs

City of Stanton GENERAL PLAN │ Final Draft Housing Element Appendix A │ Page 18 SITE DETAILS: 10941 & 10921 WESTERN AVENUE
Housing Opportunity Sites Reference No. 19
Acreage 0.49
Accessor Parcel Number 079-371-13 and 079-371-12
Ownership Brill C Paet
Existing Use Both vacant
Existing Lot Coverage N/A
Existing Floor Area Ratio N/A
Existing General Plan General Mixed-Use
Existing Zoning GLMX
Proposed General Plan Same
Proposed Zoning Same
Potential Capacity by Household Income Level 11 Net Unit Potential (50% of max. capacity) (11 Above Moderate)
Factors Supporting Development Both parcels comprising the site are vacant, have common ownership, and are on the market for
development. The allowable density is 25-45 du/ac.

Site Boundary (Aerial with Parcel Boundary) Photographs

City of Stanton GENERAL PLAN │ Final Draft Housing Element Appendix A │ Page 19 SITE DETAILS: 7455 KATELLA AVENUE
Housing Opportunity Sites Reference No. 20
Acreage 0.48
Accessor Parcel Number 079-371-09
Ownership Stanton Housing Authority
Existing Use Vacant
Existing Lot Coverage N/A
Existing Floor Area Ratio N/A
Existing General Plan General Mixed-Use
Existing Zoning GLMX
Proposed General Plan Same
Proposed Zoning Same
Potential Capacity by Household Income Level 10 Net Unit Potential (50% of max. capacity) (10 Above Moderate)
Factors Supporting Development The site is vacant, owned by the Housing Authority, and ready for development. The allowable density is 25-45
du/ac.

Site Boundary (Aerial with Parcel Boundary) Photographs

City of Stanton GENERAL PLAN │ Final Draft Housing Element Appendix A │ Page 20 SITE DETAILS: 7401 KATELLA AVENUE
Housing Opportunity Sites Reference No. 21
Acreage 0.69
Accessor Parcel Number 079-371-26
Ownership Melinda Gail Wallace
Existing Use Residential, one SFR (1,916 sf.)
Existing Lot Coverage N/A
Existing Floor Area Ratio N/A
Existing General Plan General Mixed-Use
Existing Zoning GLMX
Proposed General Plan Same
Proposed Zoning Same
Potential Capacity by Household Income Level 15 Net Unit Potential (50% of max. capacity) (4 Moderate, 11 Above Moderate)
Factors Supporting Development The site is underutilized with a small SFR; zoning allows for higher desnity. The allowable density is 25- 45 du/ac.

Site Boundary (Aerial with Parcel Boundary) Photographs

City of Stanton GENERAL PLAN │ Final Draft Housing Element Appendix A │ Page 21 SITE DETAILS: 7421 KATELLA AVENUE
Housing Opportunity Sites Reference No. 22
Acreage 0.46
Accessor Parcel Number 079-371-27
Ownership Melinda Gail Wallace
Existing Use Residential, one SFR (1,562 sf.)
Existing Lot Coverage N/A
Existing Floor Area Ratio N/A
Existing General Plan General Mixed-Use
Existing Zoning GLMX
Proposed General Plan Same
Proposed Zoning Same
Potential Capacity by Household Income Level 10 Net Unit Potential (50% of max. capacity) (10 Above Moderate)
Factors Supporting Development The site is underutilized with a small SFR; zoning allows for higher desnity. The allowable density is 25- 45 du/ac.

Site Boundary (Aerial with Parcel Boundary) Photographs

City of Stanton GENERAL PLAN │ Final Draft Housing Element Appendix A │ Page 22 SITE DETAILS: 10425, 10441 & 10471 MAGNOLIA AVENUE
Housing Opportunity Sites Reference No. 23
Acreage 1.31
Accessor Parcel Number 126-363-10, 126-363-11, 126-363-16 and 126-363-17 Ownership Massoud Hajnabi; William Loi Ngo; Plaza Gentle; Nahum Investment
Existing Use 126-363-10 – Commercial, vacant
126-363-11 – Commercial, restaurant
126-363-16 – Commercial, vacant
126-363-17 – Commercial, vacant
Existing Lot Coverage N/A
Existing Floor Area Ratio N/A
Existing General Plan General Mixed-Use
Existing Zoning GLMX
Proposed General Plan Same
Proposed Zoning Same
Potential Capacity by Household Income Level 47 Net Unit Potential (80% of max. capacity) (10 Lower, 11 Moderate, 26 Above Moderate)
Factors Supporting Development Commercial spaces are vacant with the exception of the restaurant use. The restaurant use is in a building that is over 50 years old. Each parcel is underutilized and could be redeveloped with 100% residential and it
is feasible that the site could be assembled for a larger housing development.

Site Boundary (Aerial with Parcel Boundary) Photographs City of Stanton GENERAL PLAN │ Final Draft Housing Element Appendix A │ Page 23 SITE DETAILS: 12392 BEACH BOULEVARD
Site Inventory Map Number Reference 24
Acreage 1.43
Accessor Parcel Number 131-482-36
Ownership TM2 Property Management LLC
Existing Use Commercial, equipment rental
Existing Lot Coverage N/A
Existing Floor Area Ratio N/A
Existing General Plan South Gateway Mixed-Use
Existing Zoning SGMX
Proposed General Plan Same
Proposed Zoning Same
Potential Capacity by Household Income Level 68 Net Unit Potential (80% of max. capacity) (17 Lower, 13 Moderate, 38 Above Moderate)
Factors Supporting Development The site is largely underutilized with only three small buildings constructed on-site. The open area is used to store equipment for rent, e.g., construction equipment, generators. Development in the southern portion of the
City has been robust in recent years and there will be
continued pressure on sites of this sort to redevelop.

Site Boundary (Aerial with Parcel Boundary) Photographs City of Stanton GENERAL PLAN │ Final Draft Housing Element Appendix A │ Page 24 SITE DETAILS: 12505 & 12605 BEACH BOULEVARD
Site Inventory Map Number Reference 25
Acreage 2.44
Accessor Parcel Number 131-592-21 and 131-592-22
Ownership Jeong Suk Lee and Sanh V Truong
Existing Use Commercial plaza; commercial, furniture store Existing Lot Coverage N/A
Existing Floor Area Ratio N/A
Existing General Plan South Gateway Mixed-Use
Existing Zoning SGMX
Proposed General Plan Same
Proposed Zoning Same
Potential Capacity by Household Income Level 117 Net Unit Potential (80% of max. capacity) (29 Lower, 22 Moderate, 66 Above Moderate)
Factors Supporting Development The parcel at 12605 Beach Blvd. has a single tenant in a large commercial space (20,532 sf.) in a building
nearing 60 years old. The parcel is considered
underutilized with an I/L ratio of 0.90. The parcel at
12505 Beach Blvd. has multiple tenants, but is still
considered underutilized (I/L ratio of 0.76).

Development in the surrounding area has been robust
in recent years and there will be continued pressure on sites of this sort to redevelop.

Site Boundary (Aerial with Parcel Boundary) Photographs City of Stanton GENERAL PLAN │ Final Draft Housing Element Appendix A │ Page 25 SITE DETAILS: 12540 BEACH BOULEVARD
Site Inventory Map Number Reference 26
Acreage 9.44
Accessor Parcel Number 131-491-08 and 131-491-09
Ownership Nominees Mideb and Son Dinh Nguyen
Existing Use Commercial; Vacant tenant space (formerly Sam’s Club)
Existing Lot Coverage N/A
Existing Floor Area Ratio N/A
Existing General Plan South Gateway Mixed-Use
Existing Zoning SGMX
Proposed General Plan Same
Proposed Zoning Same
Potential Capacity by Household Income Level 453 Net Unit Potential (80% of max. capacity) (113 Lower, 86 Moderate, 254 Above Moderate)
Factors Supporting Development The large commercial space (108,340 sf.) has been vacant since 2018, and with big box retail stores
struggling in the face of on-line shopping, a single
tenant is unlikely to occupy the building. This market
reality could easily result in the site being redeveloped for mixed-use during the 2021-2029 planning period.

Site Boundary (Aerial with Parcel Boundary) Photographs

APPENDIX B

PUBLIC ENGAGEMENT

SUMMARY
City of Stanton GENERAL PLAN │ Housing Element Appendix B │ Page 1 Public Engagement Summary Report
City of Stanton
Housing Element Update
January 2022
In partnership with De Novo Planning Group
City of Stanton GENERAL PLAN │ Housing Element Appendix B │ Page 2 Contents
Introduction ...............................................................................................................3 Outreach Campaign ....................................................................................................3 Social Media............................................................................................................... 3 Fact Sheet.................................................................................................................. 4 Emails ........................................................................................................................ 5 Project Website ......................................................................................................... 5 Virtual Community Workshop.................................................................................... 6 Fair Housing Survey.................................................................................................... 6 Housing & Safety Survey .......................................................................................... 17 Public Review of Draft Housing Element...................................................................31 Feedback Influence...................................................................................................31 City of Stanton GENERAL PLAN │ Housing Element Appendix B │ Page 3 Introduction
The City of Stanton updated its Housing Element as part of the 2021-2029 Housing Element Cycle (Cycle 6). Stanton is dedicated to meeting the future housing needs of its residents. The Housing Element Update process is a unique opportunity to connect with residents of Stanton and learn more about residents’ values, priorities, concerns, and ideas.

The City’s public engagement program connected to the Housing Element Update began in October 2020. Throughout the process, the City made efforts to involve all economic segments of the community in the Housing Element Update. This included efforts to involve low- and moderateincome households and representative organizations by sending direct advertisements, posting to social media, hosting surveys, facilitating workshops, and sharing summaries of feedback to validate what we heard. By using multiple outreach methods, different segments of the community were able to participate in a way that was most convenient for them. Throughout the public review period of the Draft Housing Element, the City continued to engage the community to seek feedback on the goals, policies, and programs included in the Housing Plan as well as input regarding key issues and challenges identified in the Background Report, including the City’s plan to accommodate its fair share of future regional housing growth. The City provided direction on how individuals could direct letters to stakeholders engaged in housing services in and around Stanton.

The following activities have been conducted in support of the Housing Element Update and are summarized in this document; screenshots of key advertisements and links to presentations are included at the end of this document and are also available on the project website at https://letstalkstanton.com/housingelement.
• General Education and Advertisements
• Project Website
• Virtual Community Workshop
• Fair Housing Survey
• Public Review of Draft 2021-2029 Housing Element
Outreach Campaign
The City engaged in a multifaceted campaign to advertise the update to the City’s Housing Element and collect feedback.

Social Media
The City of Stanton maintains various social media accounts including Twitter, Instagram, NextDoor, and Facebook. Starting in October 2020 and continuing throughout the project, the City posted updates to its social media platforms advertising opportunities to provide input and alerting the public to upcoming meetings and workshops.

City of Stanton GENERAL PLAN │ Housing Element Appendix B │ Page 4 Fact Sheet
A fact sheet was prepared to answer commonly asked questions, provide information about the update process, and let people know how to get involved.

City of Stanton GENERAL PLAN │ Housing Element Appendix B │ Page 5 Emails
The project team compiled a database of community members and stakeholders who registered to be notified via email of future public engagement opportunities and key deliverables. Direct emails were sent to these individuals to advertise the Virtual Community Workshop, the Fair Housing Survey, and the Public Review Draft of the 2021-2029 Housing Element.

Project Website
A dedicated project website (https://letstalkstanton.com/housingelement) serves as the main conduit of information for individuals who can access material online (in nearly all cases, material has also been made available in hard copy for people with limited interest access, but the temporary closure of public facilities and other gathering places due to the COVID-19 pandemic has limited opportunities for members of the public to access hard-copy materials). The project website launched in October 2020 and is regularly updated to reflect ongoing community input opportunities, advertise draft work products, and answer commonly asked questions. The project website includes the following information:
• What is a Housing Element?: Brief video explaining what a Housing Element is • Fair Housing Survey: Link to the Fair Housing Survey
• Stay Informed: People can enter their email to receive project updates • FAQs: A presentation of common questions and answers such as why a Housing Element is needed, what’s including in the update, and a project timeline • Housing Orange County: Videos about housing in Orange County • Meetings & Events: Information regarding upcoming and past meetings and events, including public workshops, open houses, and hearings
• Documents & Maps: Library of relevant documents and maps prepared for the project City of Stanton GENERAL PLAN │ Housing Element Appendix B │ Page 6 Virtual Community Workshop
A virtual community workshop was conducted to educate the community about housing issues and opportunities facing Stanton and gather input on housing-related topics. The virtual workshop was hosted on November 17, 2020, at 6:00 PM on Zoom. A recording of the workshop was also posted in the project website to allow community members and stakeholders to watch at their leisure and in accordance with their schedule and availability. The Virtual Community Workshop consistent of three parts:

Stanton City CouncilFebruary 8, 2022

Stanton City Council
February 8, 2022