city of yorba linda 2008-2014 housing element draft

Transcription

CI T Y O F Y O R B A L I ND A
20 0 8 -20 14 H O U S I N G E L E M E N T
D RA FT
MAY 2 009
CITY OF YORBA LINDA
2008-2014 HOUSING ELEMENT
DRAFT
May 2009
CITY OF YORBA LINDA
COMMUNITY DEVELOPMENT DEPARTMENT
4845 CASA LOMA AVENUE
YORBA LINDA, CA 92885
TABLE OF CONTENTS
SECTION
PAGE
I.
Introduction
A.
Role and Organization of Housing Element ....................................................I-1
B.
Sources of Information..........................................................................................I-2
C.
Public Participation ................................................................................................I-3
D.
Relationship to Other General Plan Elements .................................................I-5
II.
Housing Needs Assessment
A.
Demographic Profile............................................................................................ II-1
B.
Household Profile................................................................................................. II-8
C.
Housing Stock Characteristics......................................................................... II-21
D.
Regional Housing Needs .................................................................................. II-36
III.
Housing Constraints
A.
Governmental Constraints ................................................................................ III-1
B.
Market Constraints............................................................................................III-18
C.
Environmental and Infrastructure Constraints.............................................III-20
IV.
Housing Resources
A.
Availability of Sites for Housing .......................................................................IV-1
B.
Financial Resources ........................................................................................ IV-12
C.
Administrative Resources ............................................................................... IV-17
D.
Opportunities for Energy Conservation ...................................................... IV-18
V.
Housing Plan
A.
Evaluation of Housing Element Accomplishments ....................................... V-1
B.
Goals and Policies ..............................................................................................V-12
C.
Housing Programs..............................................................................................V-15
Appendices
A.
B.
Public Outreach
Residential Sites Inventory
ii
LIST OF TABLES
SECTION
PAGE
Housing Needs Assessment
II-1
Regional Population Growth Trends............................................................................. II-2
II-2
Age Distribution................................................................................................................. II-4
II-3
Racial and Ethnic Composition ...................................................................................... II-5
II-4
Occupation of Residents ................................................................................................. II-6
II-5
Household Characteristics............................................................................................... II-8
II-6
State Income Categories.................................................................................................. II-9
II-7
Household Income Levels ............................................................................................. II-10
II-8
Income by Owner/Renter Tenure ............................................................................... II-10
II-9
Income Level by Household Type .............................................................................. II-11
II-10 Special Needs Populations ........................................................................................... II-12
II-11 Inventory of Homeless Services and Facilities, North Orange County .............. II-20
II-12 Regional Housing Growth Trends ............................................................................... II-21
II-13 Housing Type ................................................................................................................... II-22
II-14 Housing Tenure ............................................................................................................... II-23
II-15 Age of Housing Stock..................................................................................................... II-26
II-16 Survey of Vacant Rental Units, February 2009......................................................... II-28
II-17 Survey of Rooms for Rent, February 2009 ............................................................... II-28
II-18 Orange County Home and Condo Sales, January 2009........................................ II-30
II-19 Yorba Linda Home and Condo Sales Prices, July 2008 - January 2009.............. II-31
II-20 Maximum Affordable Housing Cost, Orange County ............................................ II-33
II-21 Maximum Affordable Rents .......................................................................................... II-34
II-22 Assisted Housing Inventory........................................................................................... II-35
II-23 Housing Overpayment................................................................................................... II-36
II-24 Severe Housing Overpayment by Type and Tenure............................................... II-37
II-25 Overcrowded Households............................................................................................ II-39
II-26 Regional Housing Needs Assessment ........................................................................ II-41
Housing Constraints
III-1 Residential Development Standards ............................................................................ III-2
III-2 Housing Types by Residential Zone Category .......................................................... III-7
III-3 Residential Development Fees ....................................................................................III-14
III-4 Development Fees: Low Density Residential Development ................................III-15
III-5 Residential Development Fees: Prototypical Condo Project ..............................III-15
III-6 Development Processing Times in Yorba Linda and Environs .............................III-17
III-7 Status of Home Purchase Loans (2006) – Yorba Linda and Orange County...III-18
Housing Resources
IV-1 Sites for Rezoning at 10-30 Units Per Acre ...............................................................IV-3
IV-2 Summary of Yorba Linda Development Potential Compared to RHNA .......... IV-11
IV-3 Financial Resources Available for Housing Activities ........................................... IV-13
iii
Housing Plan
V-1
2000-2005 Housing Element Program Accomplishments ....................................... V-2
V-2
Summary of Quantified Objectives for 2000-2005 Housing Element ................V-10
V-3
Housing Program Summary 2008-2014.....................................................................V-27
V-4
Summary of Quantified Objectives 2008-2014 .......................................................V-30
LIST OF FIGURES
PAGE
FIGURE
1
2
3
4
5
6
7
2000 Census Block Groups ............................................................................................ II-3
Family Households with Children................................................................................ II-15
Senior Households .......................................................................................................... II-16
Renter-Households.......................................................................................................... II-24
Single-Family Rentals....................................................................................................... II-25
Renter Overpayment...................................................................................................... II-38
Potential Multi-family Sites .............................................................................................IV-7
iv
I.
A.
INTRODUCTION
ROLE AND ORGANIZATION OF THE HOUSING ELEMENT
State law recognizes the vital role local governments play in the availability, adequacy
and affordability of housing. Every jurisdiction in California is required to adopt a longrange General Plan to guide its physical development; the Housing Element is one of
the seven mandated elements of the General Plan. Housing Element law mandates that
local governments adequately plan to meet the existing and projected housing needs of
all economic segments of the community. The law recognizes that in order for the
private market to adequately address housing needs and demand, local governments
must adopt land use plans and regulatory systems that provide opportunities for, and do
not unduly constrain housing production. Housing element statutes also require the
State Department of Housing and Community Development (HCD) to review local
housing elements for compliance with State law and to report their findings to the local
government.
California’s Housing Element law requires that each city and county develop local
housing programs to meet its “fair share” of existing and future housing needs for all
income groups. The Southern California Association of Governments (SCAG) is
responsible for developing and assigning these regional needs, or “RHNA”, to southern
California jurisdictions. Pursuant to the RHNA planning period, the Yorba Linda
Housing Element is a six-year plan extending from 2008-2014.
Yorba Linda’s Housing Element identifies strategies and programs that focus on:
1) Preserving and improving housing and neighborhoods;
2) Providing adequate housing sites;
3) Assisting in the provision of affordable housing;
4) Removing governmental and other constraints to housing investment; and
5) Promoting fair and equal housing opportunities.
The City’s Housing Element consists of the following major components:
An analysis of the City’s demographic, household and housing characteristics
and related housing needs (Section II);
A review of potential market, governmental, and infrastructure constraints to
meeting Yorba Linda’s identified housing needs (Section III);
An evaluation of residential sites, financial and administrative resources available
to address the City’s housing goals (Section IV);
I-1
INTRODUCTION
The Housing Plan for addressing the City's identified housing needs, constraints
and resources; including housing goals, policies and programs (Section V).
B.
SOURCES OF INFORMATION
In preparing the Housing Element, various sources of information are consulted. The
2000 Census provides the basis for population and household characteristics. Although
dated, the Census remains the most comprehensive and widely accepted source of
information on demographic characteristics, and provides consistency with other
regional, State and federal housing plans. Several data sources are used to supplement
and provide reliable updates of the 2000 Census, including:
Population and housing count data is updated by the State Department of
Finance;
SCAG’s 2003-2035 Regional Integrated Forecast provides population, housing
and employment projections;
Household income data by type of household (e.g. seniors, large families, etc) is
derived from the Comprehensive Housing Affordability Strategy (CHAS)
prepared by HUD;
Housing market information, such as home sales and rents, is updated through
newspaper and internet rent surveys, DataQuick sales transactions, and regional
market data reports;
SCAG’s 2008-2014 Regional Housing Needs Assessment (RHNA) provides
information on existing and projected housing needs;
Lending patterns for home purchase and home improvement loans are provided
through the Home Mortgage Disclosure Act (HMDA) database;
Information on Yorba Linda’s development standards is derived from the City’s
Zoning Ordinance; and
Information on planned expenditures of City/Agency Housing Funds is derived
from the Redevelopment Agency’s 2007 Implementation Plan.
I-2
INTRODUCTION
C.
PUBLIC PARTICIPATION
Section 6553(c)(6)(B) of the Government Code states that, “The local government shall
make diligent effort to achieve public participation of all economic segments of the
community in the development of the housing element, and the program shall describe
this effort.” Opportunities for community stakeholders to provide input on housing
issues and recommend strategies are critical to the development of appropriate and
effective programs to address the City’s housing needs. Yorba Linda solicits input from
the public throughout the housing element process: during development of the draft
element; during public review of the draft element; and during the adoption process.
The City sought public input early during development of the draft element through a
Community Workshop on June 21, 2008. The Workshop was advertised widely
throughout the community with notices provided to various stakeholder groups,
including: for-profit and non-profit developers active in the City; advocacy groups
representing lower income populations; business organizations; realtors; and adjacent
jurisdictions. Approximately twenty people attended the Community Workshop. A
copy of the meeting notification; distribution list; and sign-in sheet is included in
Appendix A of the Element.
At the workshop the attending public was provided with a comment card requesting
responses to three questions:
• What do you see as the greatest strengths of Yorba Linda’s housing and
neighborhoods?
• What are the community’s most important housing needs?
• What options would you like the City to pursue to address its housing needs
within the housing element?
• Additional comments for the housing element.
Three comment cards were received following the meeting. These comments are
summarized along with the comments and issues brought forward during the question
and answer portion of the community meeting. Comments and questions included:
• The benefit of having an approved housing element;
• Use of the Redevelopment housing set-aside funds, and inclusionary
requirements in the Redevelopment Project Area;
• The effect of Prop 99 on the Housing Element;
• Concerns about increased density and its affect on crime statistics;
• Need for affordable rental housing around the Civic Center/Old Towne;
• Questions about infrastructure, and available water flow in hillside areas;
• Need for more education about low income housing and who qualifies; and
• General discussion about the sites proposed for rezoning to 10 units per acre.
During the discussion period, there were no comments received about removing any of
the potential rezoning sites from consideration. There was recognition that the City’s
I-3
INTRODUCTION
Right-to-Vote Amendment (Measure B) restricts the ability to rezone to a density higher
than 10 units per acre.
Each of the issues raised at the Community Workshop and on the comment cards has
been addressed within the Housing Element’s policies and programs. For example, the
Housing Element provides a summary of the redevelopment housing set-aside funds and
the intended uses during the housing element planning period. The staff researched the
question about water flow and other infrastructure availability and found that there may
be a problem with water pressure (not availability) in a particular subdivision, but that
infrastructure to accommodate new housing development is available within the City.
In addition to soliciting public input through the community workshop and resident
surveys, the City conducted the following public meetings and hearings related to the
preparation of the draft Housing Element:
City Council Workshop - May 21, 2008;
Planning Commission meeting on the draft Element - July 23, 2008;
City Council meeting on the draft Element - August 5, 2008;
Community meeting with property owners - November 20, 2008;
City Council Study session - January 13, 2009;
Planning Commission meeting - February 25, 2009;
City Council meeting - March 17, 2009;
City Council meeting - April 21, 2009
Notification of the public meetings was provided in the local newspaper and posted at
City Hall and on the website at least 10 days in advance of the meeting. In addition,
direct notification was provided to individuals and organizations on the City’s list of
parties that have standing requests for notification of public hearings. The City also
provided direct notification to local stakeholders including: for-profit and non-profit
developers active in the City; advocacy groups representing lower income populations;
and local business organizations. A copy of the meeting notification and distribution list
is included in Appendix A of the Element.
Public comments focused primarily on the identification of appropriate locations for
multi-family zoning, while respecting the community’s desire to maintain Yorba Linda’s
semi-rural character. An early draft of the Housing Element (July 2008) identified multifamily sites for designation at 10 units per acre, the highest zoning density currently
permitted in Yorba Linda. However, at that density these sites did not fully address the
City’s lower income housing needs, even with significant financial assistance from the
City’s redevelopment funds. In addition, such modest multi-family densities necessitated
designation of over 75 acres at 10 units per acre to address Yorba Linda’s regional
housing needs, as well as requiring a vote of the electorate (“Measure B vote”) for
rezoning on seven of the sites. Therefore, at their August 5, 2008 meeting, the City
Council directed staff to relook at the multi-family sites inventory; propose a mix of
densities; achieve greater geographic disbursement of multi-family sites; reduce the
acreage, particularly of viable commercial property; and consult with potentially
affected property owners in a separate stakeholders meeting. In October 2008, staff
I-4
INTRODUCTION
also met with State Housing and Community Development staff to discuss the unique
situation in Yorba Linda presented by Measure B which requires voter approval of
residential development with densities higher than 10 units per acre.
The current Housing Element draft reflects the public and decision-maker input received
from these meetings, culminating in a proposed multi-family sites inventory consisting of
13 sites encompassing 48 acres, with densities ranging from 10 to 30 units per acre.
Property owners of proposed sites had an opportunity to participate extensively in the
process, for which a number of concerns and issues related to densities were addressed.
Many of the original sites identified were removed as a result of the public discussion,
however, additional public meetings provided the opportunity for alternative sites to be
considered. The proposed multi-family sites inventory now fully addresses Yorba Linda’s
regional housing needs for all income levels.
Upon completion of the draft Housing Element, the City circulates a Notice of
Availability to a variety of interested organizations. The Notice defines a 60 day review
and comment period, and identifies locations for review of the draft document,
including the local public library, the Community Center, and City Hall. In addition, the
draft Housing Element is placed on the City’s website at www.ci.yorba-linda.ca.us. The
draft is also sent to the State Department of Housing and Community Development
(HCD) for review and comment.
Public hearings are held on the Housing Element before both the Planning Commission
and City Council. Notification is published in the local newspaper in advance of each
hearing; posted at City Hall, the public library and the Community Center; placed on
the City’s website; and direct notices are mailed to interested groups and individuals.
City Council meetings are videotaped, televised for several days, and placed on the
City’s website for on-going accessibility. This provides greater access to individuals
unable to attend in person.
D.
RELATIONSHIP TO OTHER GENERAL PLAN ELEMENTS
The Yorba Linda General Plan is comprised of the following eight elements: Land Use;
Circulation; Recreation and Resource; Historic Resources; Noise; Safety; Growth
Management; and Housing. As part of the update of the Housing Element, the other
Elements of the General Plan were reviewed to ensure consistency with the policies set
forth in those elements.
The City will ensure consistency between the Housing Element and the other General
Plan elements so that policies introduced in one element are consistent with other
elements. The City is planning to update its General Plan by 2012. During the revision,
the Housing Element will be reviewed and modified, if necessary, to ensure continued
consistency between elements.
I-5
INTRODUCTION
II. HOUSING NEEDS ASSESSMENT
This section of the Housing Element discusses the characteristics of the City’s
population and housing stock as a means of better understanding the nature and extent
of unmet housing needs. The Housing Needs Assessment is comprised of the following
components: A) Demographic Profile; B) Household Profile; C) Housing Stock
Characteristics; and D) Regional Housing Needs. A variety of housing needs maps are
presented based on census tract data; Figure 1 depicts the 2000 census tract and block
group boundaries for Yorba Linda.
A.
DEMOGRAPHIC PROFILE
Demographic changes such as population growth or changes in age can affect the type
and amount of housing that is needed in a community. This section addresses
population, age, and race and ethnicity of Yorba Linda residents.
1.
Population Growth and Trends
Table II-1 presents population growth trends in Yorba Linda from 1980-2008, and
compares this growth to neighboring jurisdictions and the entire County of Orange.
Orange County experienced a high level of growth both during the 1980s (25%) and
1990s (18%). Yorba Linda experienced dramatic growth in the 1980s (86%) but was
more similar to other neighboring cities in the 1990s (12%). Yorba Linda’s growth
between 2000-2008 increased (16%), and was again higher than the County and
neighboring communities.
The State Department of Finance estimates Yorba Linda’s 2008 population at 68,312.
According to Orange County Projections (OCP) 2006, the City’s population is expected
to grow to 70,513 by 2015, a 3.2 percent increase over the 2005-2015 period. OCP
Projections show a slowing in growth after this time, with a 2.6 percent increase in
population between 2015-2025, and a 1.6 percent growth between 2025-2035. These
patterns of growth are consistent with Countywide projections which identify nearly 60
percent of the 2005-2035 population increase in Orange County to occur within the
2005-2015 period.
II-1
HOUSING NEEDS ASSESSMENT
Table II-1
Regional Population Growth Trends 1980 – 2008
Percent Change
Jurisdiction
Anaheim
Brea
Fullerton
Placentia
Yorba Linda
Total Orange County
1980
1990
2000
2008
219,311
27,910
102,235
35,037
28,251
266,406
32,873
114,144
41,259
52,422
328,014
35,410
126,003
46,488
58,918
1,932,709
2,410,556
2,846,289
346,823
40,081
137,437
51,727
68,312
19801990
22%
18%
12%
18%
86%
19902000
23%
8%
10%
13%
12%
20002008
6%
13%
9%
11%
16%
3,121,251
25%
18%
10%
Source: U.S. Census 1980, 1990, and 2000. Dept of Finance 2008 Population and Housing Estimates.
Percent Change
1980-1990
1990-2000
2000-2008
90%
80%
70%
60%
50%
40%
30%
20%
10%
0%
Anaheim
Brea
Fullerton Placentia
Yorba
Linda
County of
Orange
Jurisdictions
II-2
BREA
yon
n Can
o
Carb
City of Yorba Linda
CENSUS 2000
BLOCK GROUPS
Telegraph Cyn
SA
Bastanchury
218091
218231
evi
Lak
218024
218163
Buena Vista
East Lake
l
218162
nt
de
ino
218281
218304
eir
218282
219241
n
Cy
t
la P
218262
Cyn
a
218261
Gypsum Cyn
a
An
r
ive
Santa Ana
218283
218273
mon
R
on
view
irm
Fa
Lake
ANAHEIM
t
91
218271
alm
nta
#
Æ
N
O
RA CO
N
GE UN
TY
ya
218303
W
218293
Sa
la Palma
DI
O
Br
218301 218302
218171
218124
Anaheim
Lake
Warner
Basin
as
Fair
218161
PLACENTIA
AR
F
218272
inda
ria
218121
218252
Palom
pe
218201
O
m
e Las
d
Paseo
Im
Rose
218202
RN
Ca
218292
218291
218162
BE
TY
218251
Yorba L
218102
ew
218163
218022
da
a Lin
Yorb
Yorba Linda
218103
218241
ills
218021
218101
218101
Green Crest
Hidden H
21802 3
N
218242
218025
218223
218093
Cen
218232
Yorba Ranch
Prospect
l
Fa
N
U
ter
218222
eria
218092
218221
Vill
age
Imp
CO
nt
irmo
#
Æ
91
Imperial
117171
218151
117181
Valencia
Figure 1.
218291
CENSUS 2000 BLOCK GROUP
#
Æ
241
na Cyn
Santa A
ORANGE
Walnut Cyn
Reservoir
DIVERSA CONSULTING 052808
2.
Age Characteristics
Table II-2 displays the age distribution of the City’s population in 1990 and 2000, and
compares this with Orange County as a whole. As displayed in the table, 29 percent of
Yorba Linda’s population is comprised of children under the age of 18, which is
comparable to the Countywide population. However, Yorba Linda has a slightly higher
percentage of school-age children and a lower percentage of preschool children than
the County. A comparison of the 1990 and 2000 Census shows a slight increase in the
proportion of children (from 21% to 23%). The Placentia Yorba Linda School District
indicated that enrollment in Yorba Linda elementary school increased slightly from
4,202 students in 2006 to 4,245 students in 2007. Though a very small increase, this is
different from the trend in three-quarters of the Orange County school districts,
reporting declining enrollment in 2007.
The biggest change in Yorba Linda’s age profile is a shift from a younger population to a
more mature population. This aging trend is borne out by an increase in the median
age from 32.5 years in 1990 to 37.4 years in 2000, which is higher than the County’s
median age of 33.3 years. The City experienced declines in its college age (18-24 years)
and young adult (25-44 years) populations over the decade, while experiencing growth
in the middle adult (45-64 years) and senior (65+ years) populations. The senior
population increased from 5 to 8 percent (about 1,900 people). The majority (85%) of
senior households are homeowners, indicating that this population has aged in place.
Factors contributing to this shift in the City’s age structure include an aging in place of
young adults into middle age, and a corresponding aging of the middle age population
into senior citizens, and the limited number of new young adults and families moving
into the community due in part to high housing costs, low vacancy rates and the builtout nature of the City.
Table II-2
Age Distribution 1990 – 2000
1990
Age Group
Preschool (<5 yrs)
School Age (5-17 yrs)
College Age (18-24 yrs)
Young Adults (25-44 yrs)
Middle Age (45-64 yrs)
Seniors (65+ years)
TOTAL
MEDIAN AGE
Persons
2000
Percent
4,433
8%
11,178
21%
4,553
9%
19,601
37%
10,038
19%
2,619
5%
52,422
100%
32.5 years
Persons
Percent
3,507
6%
13,756
23%
4,273
7%
16,757
28%
16,099
27%
4,526
8%
58,918
100%
37.4 years
Orange Co.
%
8%
19%
9%
33%
21%
10%
100%
33.3 years
Source: U.S. Census 1990 and 2000.
II-4
3.
Race and Ethnicity
Table II-3 displays the racial/ethnic composition of Yorba Linda’s population in 1990
and 2000, and compares this with the Countywide distribution. White residents
represent the majority racial group in the City, although this segment of the population
has decreased, from 79 percent in 1990 to 75 percent in 2000. The City’s Asian/Pacific
Islander and Hispanic populations has each grown by one percent. The African
American population continues at about one percent and the “Other Races increased
from less than one percent to three percent over the decade. Compared to the County,
Yorba Linda has a much higher percentage of White and significantly lower percentage
of Hispanic populations. The remaining racial and ethnic populations are similar in
percentage to the County.
Table II-3
Racial and Ethnic Composition 1990 – 2000
1990
Racial/Ethnic Group
White
Asian/Pacific Islander
Hispanic
African American
Other Race
American Indian
TOTAL
Persons
41,512
5,200
4,948
551
164
47
52,422
2000
Percent
79%
10%
9%
1%
<1%
<1%
100%
Persons
44,071
6,552
6,044
638
139
1,474
58,918
Percent
75%
11%
10%
1%
<1%
3%
100%
Orange Co.
%
51%
14%
31%
1%
<1%
2%
100%
4.
Employment
Evaluation of the types of jobs held by community residents provides insight into
potential earning power and the segment of the housing market into which they fall.
Information on how a community’s employment base is growing and changing can help
identify potential housing demand changes in the future.
The State Employment Development Department estimates that as of August 2007,
36,500 Yorba Linda residents are in the labor force, with 2.7 percent unemployment,
compared to a Countywide unemployment rate of 4.2 percent.
Table II-4 presents the occupation of Yorba Linda residents as of the 2000 Census.
Residents employed in Management, Professional and related occupations (50%)
accounted for the largest share of employed residents, followed by those employed in
Sales and Office occupations (31%). Together, these two categories accounted for 81
percent of resident employment. Of the City’s employed residents, 50 percent
commute more than 30 minutes to work, indicating an even number of residents hold
II-5
jobs within Yorba Linda or in immediately adjacent communities as commute greater
distances to work.
Table II-4
Occupation of Residents 2000
Occupation
Persons
Management, professional, and related
occupations
Sales and office occupations
Service Occupations
Production, transportation, and material
moving occupations
Construction, extraction, and maintenance
occupations
Farming, Forestry & Fishing
TOTAL
Percent
15,050
9,219
2,414
50%
31%
8%
1,793
6%
1,631
26
30,133
5%
<1%
100%
Source: U.S. Census 2000
Orange County Projections (OCP) 20051 documents Yorba Linda employment at
16,703 jobs. Since 1990, the Savi Ranch Retail Center was completed, providing new
jobs at a new Costco, Home Depot and a mix of other retail stores, various restaurants,
and a hotel. Employment is projected to grow to 17,677 by 2015, reflecting a 6 percent
increase during 2005-2015, which would be less than half of the 14 percent increase
projected Countywide. Employment is estimated to be 17,888 jobs by 2035, a very
small increase.
In June 2007, the Orange County Business Council published the results of its first
Workforce Housing Scorecard. This report provides a comprehensive evaluation of the
current and future state of Orange County’s housing supply and demand, and its impact
on the business community. Based on the following criteria, the scorecard rates each
jurisdiction’s record over the 1991-2005 and 2005-2030 periods in addressing
workforce housing needs:
Number of jobs, rewarding cities that promote job growth
Housing unit density
Housing growth, rewarding cities that promote housing growth
Jobs/housing balance
Of the 34 cities in Orange County, Yorba Linda ranked 14th in the cumulative scorecard
for the years 1991-2005 and the upcoming years 2005-2030 related to generating both
new jobs and the supply of homes necessary to house these new workers. With the
projected remaining development potential, Yorba Linda is expected to continue a
1
OCP-2005 employment forecasts are consistent with SCAG’s Regional Transportation Plan and the State
Employment Development Department
II-6
jobs/housing balance of 0.78 jobs per housing unit, demonstrating the small
employment base in the City.
Savi Ranch Center
II-7
B.
HOUSEHOLD PROFILE
Household type and size, income levels, and the presence of special needs populations
all affect the type of housing needed by residents. This section details the various
household characteristics affecting housing needs in Yorba Linda.
1.
Household Type
A household is defined as all persons living in a housing unit. Families are a subset of
households, and include persons living together related by blood, marriage, or adoption.
A single person living alone is also a household. “Other” households are unrelated
people residing in the same dwelling unit. Group quarters, such as dormitories or
convalescent homes are not considered households.
The 2000 Census documents 19,252 households in Yorba Linda, with an average
household size of 3.05 persons and average family size of 3.35 persons (refer to Table
II-5). This represents a minimal decrease in household size (3.12) from 1990, and is
similar to the Orange County average household size of 3.0.
Families comprise the overwhelming majority of households in Yorba Linda (84%), with
slightly more families with children (45%) than families without children (39%). During
the 1990s, the proportion of families with children declined by two percent. The
proportion and number of single-person households grew by approximately 600
households (from 15 to 18 percent of the total households) while other non-family
households (unrelated roommates) declined over the decade. Nearly 80 percent of the
City’s household growth between 1990-2000 was due to increases in single-person
households and married couples without children.
Table II-5
Household Characteristics 1990 - 2000
Household Type
Families
With children
Without children
Singles
Other non-families
Total Households
Average Household Size
Average Family Size
1990
Households
Percent
14,214
8,338
5,876
1,812
748
16,774
3.12
3.37
85%
50%
35%
11%
4%
100%
2000
Households
Percent
16,096
8,619
7,477
2,387
769
19,252
3.05
3.35
84%
45%
39%
12%
4%
100%
Percent
Change
13%
3%
27%
32%
3%
15%
-2%
-1%
II-8
2.
Household Income
Household income is one of the most important factors affecting housing opportunity
and determining a household’s ability to balance housing costs with other basic
necessities of life.
Income Definitions
The State and Federal government classify household income into several groupings
based upon the relationship to the County area median income (AMI), adjusted for
household size. The State of California utilizes the income groups presented in Table II6. However, Federal housing programs utilize slightly different income groupings and
definitions, with the highest income category generally ending at >95% AMI. For
purposes of the Housing Element, the State income definitions are used throughout,
with the exception of data compiled by the Federal Department of Housing and Urban
Development (HUD) which is specifically noted.
Table II-6
State Income Categories
% County Adjusted
Median Income (AMI)
0-30% AMI
0-50% AMI
51-80% AMI
81-120% AMI
120%+ AMI
Income Category
Extremely Low
Very Low
Low
Moderate
Above Moderate
Source: Section 50093 of the California Health and Safety Code
Income Characteristics
Between 1990 and 2000, the median household income in Yorba Linda grew from
$67,892 to $89,593, an increase of 32 percent. While the median income level in
Yorba Linda remains above that of Orange County ($58,820), the City has seen an
increase in the number and proportion of lower income (<80% AMI) households, and a
percentage decrease in households earning moderate incomes and above. As
illustrated in Table II-7, during the 1990s the City experienced growth in the number of
households at all income levels with extremely low (+44%), very low (+42%) and low
(+114%) income households increasing the most, while evidencing a very modest
increase in its moderate and above (+5%) populations.
II-9
Table II-7
Household Income Levels 1990-2000
Households
%
Households
%
Percent
Change
Extremely Low Income
<30% AMI
576
3%
832
4%
44%
Very Low Income
(31-50% AMI)
599
4%
848
4%
42%
Low Income
(51-80% AMI)
807
5%
1,726
9%
114%
Moderate Income & Above
(>81% AMI)
14,933
88%
15,737
82%
5%
TOTAL
16,915
100%
19,143
100%
13%
1990
Income Level
2000
Source: http:socds.huduser.org/chas/reports
Income by Household Type and Tenure
Table II-8 shows the income level of Yorba Linda residents by household tenure. A
significantly higher percentage of renter households (39%) were lower income (<80%
AMI) compared to residents who owned their homes (17%), though the number of
lower income renters (1,160) is less than the number of lower income owners (2,246).
The median income of Yorba Linda’s renter households in 1999 was $52,194,
compared to $89,013 for homeowners.
Table II-8
Income by Owner/Renter Tenure 2000
Households
%
Households
%
TOTAL
%
(<30% AMI)
277
9%
555
3%
4%
Very Low Income
(31-50% AMI)
296
10%
552
3%
4%
Low Income
(51-80% AMI)
587
20%
1,139
7%
9%
(> 80% AMI)
1,757
60%
13,980
86%
82%
TOTAL
2,917
100%
16,226
100%
100%
Income Level
Renters
Owners
Source: SCAG Existing Housing Needs (HUD User WebPage)
While renters were more likely to have lower incomes than owners, there is also
significant variation in income levels by household type, as presented in Table II-9. Of
elderly households in Yorba Linda, 42 percent have lower (<80% AMI) incomes, with 12
II-10
percent having extremely low incomes. About 13 percent of small families and 15
percent of large families earn lower incomes.
Table II-9
Income Level by Household Type 2000
Elderly
Small
Family
Large
Family
Other
(<30% AMI)
12%
3%
3%
3%
Very Low Income
(31-50% AMI)
12%
3%
3%
4%
Low Income
(51-80% AMI)
17%
7%
8%
9%
(>80% AMI)
58%
87%
85%
84%
TOTAL
2,990
11,240
2,889
2,024
Income Level
Source: SCAG Existing Housing Needs (HUD User WebPage)
II-11
3. Special Needs Populations
State law recognizes that certain households have more difficulty in finding adequate
and affordable housing due to special circumstances. Special needs populations include
the elderly, persons with disabilities, female-headed households, large households and
farmworkers. In addition, many often have lower incomes as a result of their condition.
Table II-10 summarizes the special needs populations in Yorba Linda. Each of these
population groups, as well as their housing needs, is described below.
Table II-10
Special Needs Populations 2000
Special Needs Groups
Persons
Large Households (5+ persons)
Renter
Owner
Seniors (65+)
With a Disability
Seniors Living Alone
Senior Households
Renter
Owner
Persons with Disability
Female-Headed Households
with Related Children
Farmworkers*
TOTAL Persons or Households
Households
Percent
2,903
446
2,457
15%
(15%)
(85%)
8%
(33%)
(19%)
14%
(15%)
(85%)
9%
(24%)
(21%)
<1%
4,526
1,471
862
2,619
392
2,227
5,459
4,716
989
26
58,918
19,252
Source: U.S. Census 2000.
* Numbers in ( ) reflect the% of the special needs group and not the % of the total City
population/households. For example, of the City’s large households, 33% are renters and
67% are owners.
** Persons employed in Farming, Forestry or Fishing Occupations
II-12
Large Households
Large households consist of five or more persons and are considered a special needs
population due to the limited availability of affordable and adequately sized housing.
The lack of large units is especially evident among rental units. Large households often
live in overcrowded conditions, due to both the lack of large enough units, and
insufficient income to afford available units of adequate size.
Yorba Linda has a total of 2,903 large households, representing 15 percent of total
households in the City. Of these large households, 15 percent, or 446 households, are
renters with 45 percent of these renter households earning lower incomes. Based on
the CHAS (Comprehensive Housing Affordability Strategy) Databook prepared by
HUD, approximately 62 percent of Yorba Linda’s large renter households suffer from
one or more housing problems, including housing overpayment, overcrowding and/or
substandard housing conditions.
Figure 2 illustrates the percentage of family households in Yorba Linda with children, by
block group. The areas with the highest percentages (60-72%) of family households
with children are spread throughout the City: an area near the western boundary; in an
area from the northern to the southern boundaries just east of the central Yorba Linda;
an area bordering Anaheim on the south, and a few block groups on the eastern edge
of the City. Figure 2 also shows block groups in which family households with children
are between 40 and 59 percent of the households, comprising much of the City..
The 2000 Census identifies 1,313 rental units in Yorba Linda with three or more
bedrooms, in general, the appropriate sized units for a large household with five or
more members. In comparison, the City has 764 large renter households, indicating
that Yorba Linda has an adequate supply of rental units suitable for the City’s large
families. However, market rents for a 3 bedroom apartment exceed the level of
affordability for lower income large family households.
Senior Households
Approximately 8 percent (4,526) of Yorba Linda’s residents are over age 65, a one
percent increase from the City’s 1990 senior population of 3,180 (7%). Approximately
33 percent have some type of disability related to self-care or mobility, which may limit
their ability to live independently. Nineteen percent of all seniors live alone. About 14
percent of all households are headed by a senior, the majority of which are
homeowners (82%).
Figure 3 illustrates the percentage of senior households by block group in Yorba Linda.
The highest concentrations of senior households (15-21.7%) are in the north-west area
of the City. This reflects senior housing complexes as well as the mobile home park.
Other areas, with slightly lower percentages of senior households represent single-family
as well as multi-family uses.
II-13
The elderly have a number of special needs including housing, transportation, health
care, and other services. Rising rents are a particular concern due to the fact that most
seniors are on fixed incomes. Of Yorba Linda’s 392 senior renter households, 78
percent are lower income. As shown later in Table II-22, Yorba Linda has two senior
housing projects providing 225 rental units including 224 units affordable to a mix of
very low and low income households. The State of California Community Care
Licensing Division identifies 27 residential care homes for the elderly in Yorba Linda,
providing 441 beds for seniors age 60+ requiring 24 hour assisted living. In addition to
the 24 small residential care facilities (6 or fewer beds) “board and care” homes, there
are three facilities with 76 beds, 93 beds and 135 beds.
For those seniors who live on their own, many have limited incomes and physical
limitations, both of which may inhibit their ability to maintain their homes or perform
minor repairs. Furthermore, the installation of grab bars and other assistance devices in
the home may be needed. The City offers a Residential Rehabilitation Program which
provides grants to lower income home owners, including senior and disabled
households, with funding for necessary material and supplies for home repairs and
improvements. This program can assist home owners with the cost of installing
assistance devices.
The City of Yorba Linda and the Yorba Linda Senior Citizens Club coordinate a number
of senior activities at various community facilities throughout the community, including
the Senior Citizens Center. Programs offered include recreational and social activities, a
meals program, food distribution, preventative healthcare, and transportation services.
Female-Headed Households
Single-parent households typically have a special need for such services as childcare and
health care, among others. Female-headed households with children in particular tend
to have lower incomes, which limits their housing options and access to supportive
services. The Census reports 4,716 female-headed households in Yorba Linda; 989 of
these households had children. These households need assistance with housing
subsidies, as well as accessible and affordable day care.
The City of Yorba Linda sponsors an assortment of classes for youth and teens
throughout the year. The City has an Activity Center, a Field House, a number of parks,
and shared school/park facilities that provide two indoor gymnasiums, baseball and
soccer fields, volleyball and basketball courts, and horse trails.
There is one group home for children in Yorba Linda, licensed through the State of
California, providing care and supervision for up to six children.
II-14
Figure 2.
Valencia
BREA
n
anyo
on C
Carb
City of Yorba Linda
FAMILY HOUSEHOLDS
WITH CHILDREN, 2000
Telegraph Cyn
SA
N
BE
CO
RN
U
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AR
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DI
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F
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Bastanchury
Prospect
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Vill
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Green Crest
da
Hidden H
Buena Vista
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as Pa
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Lak
East Lake
inda
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ria
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Rose
Yorba Ranch
evi
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ew
Ca
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Yorba Linda
eir
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#
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Cyn
R
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Santa Ana
Imperial
Sa
a
An
r
ive
a
Gypsum Cyn
Anaheim
Lake
la P
alm
t
PLACENTIA
ANAHEIM
PERCENT HOUSEHOLDS
WITH CHILDREN
None
0.1 - 39.9
40.0 - 49.9
50.0 - 59.9
60.0 - 72.3
#
Æ
91
#
Æ
241
Citywide: 54.0%
ORANGE
Walnut Cyn
Reservoir
BREA
City of Yorba Linda
n
anyo
on C
Carb
SENIOR HOUSEHOLDS, 2000
Telegraph Cyn
SA
N
CO
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U
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AR
TY
DI
O
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F
O O
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Bastanchury
Vill
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Imp
Cen
ter
Fairm
Prospect
Y
de
Br
ya
nt
Green Crest
da
East Lake
inda
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Rose
Yorba Ranch
Yorba L
Buena Vista
lomas
as Pa
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Paseo
Hidden H
evi
ills
ew
Ca
m
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Yorb
Yorba Linda
Lak
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W
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91
Santa Ana
R
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#
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a
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r
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Warner
Basin
la P
ANAHEIM
a
Gypsum Cyn
Anaheim
Lake
ORANGE
Cy
Fair
PLACENTIA
Imperial
Valencia
Figure 3.
Cyn
PERCENT PERSONS
65-YEARS & OLDER
None
0.1 - 3.9
4.0 - 6.9
7.0 - 9.9
10.0 - 14.9
15.0 - 21.7
#
Æ
91
#
Æ
241
Citywide: 7.6%
Walnut Cyn
Reservoir
Persons with Disabilities
A disability is defined as a long lasting condition that impairs an individual’s mobility,
ability to work, or ability to care for themselves. Persons with disabilities include those
with physical, mental, or emotional disabilities. Disabled persons have special housing
needs because of their fixed income, shortage of affordable and accessible housing, and
higher health costs associated with their disability.
According to the 2000 Census, an estimated 9 percent of Yorba Linda residents (5,459
persons) have one or more disabilities. Approximately 1,221 of the City’s disabled
population have mobility/self-care limitations and require assistance in daily living. Of
the City’s senior population, approximately 33 percent have one or more types of
disabilities.
The living arrangements for persons with disabilities depend on the severity of the
disability. Many persons live at home in an independent environment with the help of
other family members. To maintain independent living, disabled persons may require
assistance. This can include special housing design features for the physically disabled,
income support for those who are unable to work, and in-home supportive services for
persons with medical conditions. Accessible housing can also be provided via senior
housing developments.
Both the federal Fair Housing Act and the California Fair Employment and Housing Act
impose an affirmative duty on local governments to make reasonable accommodations
(i.e. modifications or exceptions) in their zoning and other land use regulations when
such accommodations may be necessary to afford disabled persons an equal
opportunity to use and enjoy a dwelling. For example, it may be a reasonable
accommodation to allow covered ramps in the setbacks of properties that have already
been developed to accommodate residents with mobility impairments.
The City does not require special building codes or onerous project review to construct,
improve, or convert housing for persons with disabilities. Community care facilities with
six or fewer persons are permitted by right in all residential zoning districts, except the
mobile home park zoning district. Community care facilities with seven or more
persons are permitted in all residential zoning districts, excepting the mobile home park
zoning district, subject to a conditional use permit.
The State of California Community Care Licensing Division identifies one adult
residential facility in Yorba Linda that provides 24-hour non-medical care for adults ages
18-59 who are unable to provide for their own daily needs. This facility provides
capacity for six adults.
II-17
Homeless
The Orange County Housing and Community Services Department (HCS) defines
homelessness as not having a permanent address, sleeping in places not meant for
habitation, not having ample food and medical attention or a place to change clothes or
bathe. Using this broad definition, HCS estimates there are nearly 35,000 homeless in
Orange County. The County’s homeless population is comprised of about 30 percent
individuals and 70 percent families, including an estimated 16,300 homeless children.
For these 35,000 homeless, there are only about 3,400 available beds, including 1,512
emergency shelter beds and 1,888 beds in transitional housing facilities.2 An additional
1,875 units of supportive services housing are available.
One measure of homeless in specific areas of Orange County is the information
collected by the Orange County Department of Education for the McKinney-Vento
Homeless Education Assistance Act. This Act ensures access to free public education
for homeless children and youth; requiring all school districts to designate a local liaison
whose responsibilities include ensuring homeless youth and children are identified and
enroll in school, receive educational services for which they are eligible, and are
provided every opportunity to succeed in school. In Orange County, each district’s
liaison annually reports the number of homeless youth and children to the County
Department of Education.3 For school year 2006-2007, a total of 19 homeless children
and youth were reported within the Placentia-Yorba Linda Unified School District
(PYLUSD). The number of homeless children and youth reported has fluctuated since
the 6 that were first reported in 2003-2004; in 2004-2005 32 were reported; and 17 in
2005-2006.
To obtain additional information regarding the homeless in Yorba Linda, interviews were
conducted with Orange County HCS staff; Orange County Partnership, a non-profit
organization that coordinates homeless services throughout the County; and the Police
Department. The conclusion from most of the interviews is that, most of the homeless
observed in Yorba Linda are transient, moving through the City along Imperial Highway
and Yorba Linda Boulevard. However, on occasion, the police have observed some
small (1-2 people) encampments in the Featherly Regional Park area, when water is low.
In July, 2005, “2-1-1 Orange County” was established to provide a comprehensive
information and referral system to link County residents with community health and
human services support. The service is available seven days a week, 24 hours a day.
Callers are connected with certified, multi-lingual information and referral specialists
who utilize a database to provide information on services including shelter and housing
2
Orange County Grand Jury 2005-2006, “The Homeless Crisis in Orange County.”
The Act defines homeless as individuals who lack a fixed and adequate nighttime residence, and
includes children and youth temporarily sharing the housing of others; living in cars, motels, trailer parks,
or camping grounds due to the lack of alternative adequate accommodations; or living in emergency or
transitional shelters.
3
II-18
resources, food, and substance abuse assessment and treatment. Table II-11 provides
an inventory of facilities and services for the homeless in North Orange County that
serve Yorba Linda.
Farmworkers
Farmworkers are traditionally defined as persons whose primary incomes are earned
through seasonal agricultural work. Farm workers have special housing needs because
they earn lower incomes than many other workers and move throughout the season
from one harvest to the next. The Census identifies only 26 Yorba Linda residents
employed in the industries of farming, fishing or forestry, representing 0.1 percent of the
City’s labor force. Yorba Linda retains some limited land dedicated to agricultural
production. Therefore, given the extremely limited presence of farmworkers in the
community, the City has no specialized housing programs targeted to this group
beyond overall programs for housing affordability.
Arbor Villas
II-19
Table II-11
Inventory of Homeless Services and Facilities
North Orange County
Organization
Anaheim Interfaith Center
P.O. Box 528
Anaheim, CA 92815
(714) 774-8502
Fullerton Interfaith Emergency Services
(New Vista Shelter)
244 E. Valencia, Room 16
Fullerton, CA 92634
(714) 680-3691
H.I.S. House
P.O. Box 1293
Placentia, CA 92670
(714)993-5774
Lutheran Social Services
215 N. Lemon Street
Fullerton, CA
(714) 738-1058
Orange County Rescue Mission
One Hope Drive
Tustin, CA 92782
(714) 247-4300
Salvation Army
Emergency Family Services Offices
1515 West North Street
Anaheim, 92801
(714) 491-1020
Sheepfold Women’s Services Center
Anaheim, CA
(714) 237-1444
Beds and/or Services Provided
Provides transitional housing and supportive
services for 9 homeless families – for a 6-9
month period. Case management counseling,
and other services are provided.
Provides transitional housing for families and
singles for up to 4 months. Also provides food,
basic supplies, case management, referrals, and
childcare assistance.
Provides 40 beds for families and individuals for
up to 6 months.
Services include job
counseling and referrals, job training, financial
management, counseling, and life skills classes.
Provides clothing, limited transportation,
referrals, prescriptions, utilities, counseling and
English as a Second Language (ESL) classes.
Provides transitional and emergency housing,
including housing for domestic violence victims,
families and singles. Redeveloping the Tustin
Marine Corps Air Station to create a unique fullservice facility to address the needs of the
homeless. Provides food assistance, counseling,
education, job training, mental wellness, life skill
training, and medical services to provide a solid
foundation for the transition to a self-sufficient
life.
Provides food distribution, utility assistance,
transportation (gas vouchers, bus tickets),
clothing, household items, other forms of
assistance and community referrals.
The Service Center in Anaheim provides
assistance with legal obligations, medical and
dental appointments. Sheepfold also provides
transitional housing at a facility in Brea for
battered women and their children, with a
capacity of 6 families.
II-20
C.
HOUSING STOCK CHARACTERISTICS
This section identifies the characteristics of Yorba Linda’s physical housing stock. This
includes an analysis of housing growth trends, housing conditions, housing prices and
rents, and housing affordability.
1.
Housing Growth
Table II-12 displays housing production in the City, compared to neighboring cities and
the entire Orange County region. Yorba Linda’s growth in the last two decades has
been significantly higher than both neighboring cities and Orange County as a whole.
Yorba Linda’s housing stock grew by 91 percent between 1980 and 1990; and then
grew by 13 percent between 1990 and 2000. Housing growth for Yorba Linda has
remained higher (12%) than the comparison cities (ranging from two to nine percent)
for the period between 2000 and 2008.
According to the State Department of Finance (2008), Yorba Linda has a current
housing stock of 21,893 units, representing an increase of 2,326 units (or 12%) since
2000. Yorba Linda has been transitioning from a rural area to a more suburban City.
After completion of Vista Del Verde and Nyle, new development will occur primarily
through redevelopment of underutilized properties.
Table II-12
Regional Housing Growth Trends
1980-2008
Percent Change
Jurisdiction
Anaheim
Brea
Fullerton
Placentia
Yorba Linda
Orange County
1980
82,725
11,203
39,506
11,379
9,058
721,514
1990
93,177
12,648
42,956
13,733
17,341
875,072
2000
99,719
13,327
44,771
15,356
19,567
969,484
2008
19801990
101,791
14,581
47,044
16,463
21,893
1,030,289
13%
13%
9%
21%
91%
21%
19902000
7%
5%
4%
12%
13%
11%
20002008
2%
9%
5%
7%
12%
6%
Source: U.S. Census 1980, 1990 and 2000. Dept of Finance 2008 Population and Housing Estimates.
II-21
2.
Housing Type and Tenure
Table II-13 presents the mix of housing types in Yorba Linda. Of the City’s 21,893
housing units in 2008, 90 percent were single-family homes and 9 percent were multifamily units, relatively unchanged since 1990. Yorba Linda also has one mobile home
park containing 288 mobile home units, comprising one percent of the City’s housing.
The residential area designated as Mobile Home Park in the Yorba Linda Land Use
Policy Map has remained intact, and the City has not lost any permanent mobile homes
since 1990. Table II-13 indicates that mobile homes, also typically considered a source
of affordable housing, have decreased by 93 units (23 percent) between 1990 and
2000. However, this discrepancy is based on two definitions in the 1990 Census. The
first is the 1990 Census definition of a “mobile home” which included trailers. In
addition, in 1990 the “other” category was greatly overstated, and has been replaced
with “Boat, RV, van, etc.” in the 2000 Census. The Department of Finance (DOF)
estimates for 2007 use a definition similar to the 2000 Census.
Table II-13
Housing Type 1990 - 2008
1990
Unit Type
2000
2008
Units
Percent
Units
Percent
Units
Percent
Single-Family (SF) Detached
SF Attached
Total SF
13,248
1,968
15,216
15,344
2,077
17,421
606
1,115
1,721
Mobile Homes & Other
Total Housing Units
Vacancy Rate
404
17,341
3.27%
79%
11%
89%
3%
7%
9%
2%
100%
--
17,205
2,395
19,600
2 to 4 Units
5 or more units
Total Multi-Family
76%
11%
88%
3%
6%
10%
2%
100%
--
79%
11%
90%
3%
6%
9%
1%
100%
--
533
1,270
1,803
310
19,534
1.61%
622
1,360
1,982
311
21,893
1.61%
Source: U.S. Census 1990, 2000. Dept of Finance 2008 Population and Housing Estimates.
Housing tenure refers to whether a housing unit is owned, rented or is vacant. Tenure
is an important indicator of the housing climate of a community, reflecting the relative
cost of housing opportunities, and the ability of residents to afford housing. Tenure also
influences residential mobility, with owner units generally evidencing lower turnover
rates than rental housing. According to the 2000 Census, 85 percent of Yorba Linda’s
households were homeowners, demonstrating stability since 1990 when 84 percent of
the households were also owner-occupied (Table II-14). Yorba Linda’s homeownership
rate continues to be higher than the Countywide homeownership rate of 61 percent.
II-22
Table II-14
Housing Tenure 1990 - 2000
Occupied Housing Units
1990
Households
Percent
Renter
Owner
Total
2,635
14,139
16,774
16%
84%
100%
2000
Households
Percent
2,938
16,314
19,252
15%
85%
100%
Source: U.S. Census, 1990 and 2000.
Figure 4 illustrates the percentage of renter households in Yorba Linda by census block
group. The areas with the highest concentration of rental housing include four block
groups. The two areas at Yorba Linda Boulevard and Lakeview represent apartment
complexes, including Arbor Villas, rehabilitated during the last Housing Element
planning period as housing affordable to lower income households. The other areas
contain apartment complexes developed as Planned Residential Developments. These
areas also represent areas with higher percentages of family households with children
(Figure 2).
Figure 5 illustrates the percentage of single family rentals in Yorba Linda by census block
group. There is generally a band of higher percentages of single-family rentals across
the center of Yorba Linda from west to east. On the south-eastern boundary of the City,
the higher percentage of single family rentals corresponds to the higher percentage of
family households with children.
Vacancy Rate
A vacancy rate measures the overall housing availability in a community and is often a
good indicator of how efficiently for-sale and rental housing units are meeting the
current demand for housing. A vacancy rate of five percent for rental housing and two
percent for ownership housing is generally considered healthy and suggests that there is
a balance between the demand and supply of housing. A lower vacancy rate may
indicate that households are having difficulty in finding housing that is affordable,
leading to overcrowding or households having to pay more than they can afford. A low
vacancy rate or a particularly ‘tight’ housing market may also lead to high competition
for units, raising rental and housing prices substantially.
As measured by the 2000 census, the citywide residential vacancy rate in Yorba Linda
was 1.6 percent for all housing units compared to the 3.0 percent vacancy rate in 1990.
The vacancy rate was 0.8 percent for owner-occupied units in 2000, and 2.1 percent for
rental units. The low vacancy rates indicate that a high ‘pent-up’ housing demand exists
and that finding housing in the community is challenging for many households. The
USC/Casden Multi-Family Market Report indicates that vacancy rates continued at low
levels in 2007, at 3.7 percent in North Orange County jurisdictions.4
4
2008 Southern California Multi-family Market Report, Casden Forecast, USC Lusk Center for Real Estate.
II-23
Figure 4.
Valencia
BREA
City of Yorba Linda
n
anyo
on C
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RENTER HOUSEHOLDS, 2000
Telegraph Cyn
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ORANGE
Cy
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PLACENTIA
ANAHEIM
PERCENT RENTERS
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0.1 - 8.9
9.0 - 13.9
14.0 - 24.9
25.0 - 39.9
40.0 - 68.4
#
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91
#
Æ
241
Citywide: 15.3%
Walnut Cyn
Reservoir
Figure 5.
Valencia
BREA
n
anyo
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Carb
City of Yorba Linda
SINGLE-FAMILY
RENTALS, 2000
Telegraph Cyn
SA
N
BE
CO
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East Lake
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Yorba Linda
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#
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Cyn
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Santa Ana
Imperial
Sa
a
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r
ive
ANAHEIM
PERCENT SINGLE-FAMILY
RENTALS
None
0.1 - 4.9
5.0 - 9.9
10.0 - 29.9
30.0 - 59.2
Citywide: 11.2%
na Cyn
Santa A
ORANGE
a
Gypsum Cyn
Anaheim
Lake
la P
alm
t
PLACENTIA
Walnut Cyn
Reservoir
#
Æ
91
#
Æ
241
3.
Housing Age and Condition
The age of a community’s housing stock can provide an indicator of overall housing
conditions. Typically housing over 30 years in age is likely to have rehabilitation needs
that may include new plumbing, roof repairs, foundation work and other repairs. Table
II-15 displays the age of Yorba Linda’s occupied housing stock by owner/renter tenure
as of 2000.
Yorba Linda’s housing stock is relatively young with only 17 percent 30 years or older in
2000. However, by 2010, an additional 30 percent of the housing stock (built during
the 1970’s) will become 30 years old. There is not a great deal of difference between
the overall age distribution of owner-occupied and renter-occupied housing, though
there is a greater number of older owner-occupied housing. As the housing stock ages,
both code enforcement and housing rehabilitation programs are important and can be
focused on older areas of the City.
Table II-15
Age of Housing Stock 2000
Year Structure Built
Renter
Occupied
Housing
1990-2000
1980-1989
1970-1979
1960-1969
1950-1959
1940-1949
1939 or earlier
Total
554
961
931
414
35
12
40
2,947
Percent
Renter
19%
33%
32%
14%
1%
0%
1%
100%
Owner
Occupied
Housing
2,630
6,162
4,763
1,989
513
120
102
16,279
Percent
Owner
16%
38%
29%
12%
3%
1%
1%
100%
Total
Percent
17%
37%
30%
12%
3%
1%
1%
100%
Source: U.S. Census 2000.
II-26
4.
Housing Costs and Affordability
The cost of housing is directly related to the extent of housing problems in a
community. If housing costs are relatively high in comparison to household income,
there will be a higher prevalence of overpayment and overcrowding. This section
summarizes the cost and affordability of the housing stock to Yorba Linda residents.
Rental Housing Market
Current rental information (February 2009) for Yorba Linda was obtained from internet
rental listings on Craig’s List and Southland Rentals websites. Table II-16 presents the
results
of
the
rent
survey
by
unit
type,
including
apartments,
condominiums/townhomes, and single-family homes. Due to the significant number of
individual rooms available for rent in Yorba Linda, Table II-17 presents information
regarding room rentals in apartments, condominiums/townhomes, and single-family
homes.
During the two week period from February 14-28, 2009, over 350 non-duplicative units
were advertised for rent in Yorba Linda, a significant increase from the 128 rentals listed
on the same websites approximately one year prior.5 With 189 single-family homes
advertised, homes accounted for over half of all available rentals. The majority (126
units) of these single-family homes were advertised as having four or more bedrooms,
and commanded a median rent of $3,250. The median rents for a two or a threebedroom home, at $1,990 and $2,330 respectively, were well below the premium paid
for the larger four-bedroom units.
Condominium/townhome rentals (96 units) accounted for 28 percent of rental units
advertised in Yorba Linda. Approximately half of these were three-bedroom units,
commanding median rents of $2,260. Generally, condominium rents on two and threebedroom units were about $100 below single-family home rents, although newer
condominiums commanded rents above older single-family homes.
Apartments (64 units) accounted for 18 percent of advertised rentals. The majority of
apartments (52 units) were one and two-bedroom units, with median rents of $1,245
and $1,625 respectively. There were ten three-bedroom units advertised, with a median
rent of $2,200.
In addition to the significant increase in the number of all types of rental units advertised
in Yorba Linda over the prior year, the rent structure has also changed somewhat.
Median rents are generally less for apartments ($100-$200) and more for
condominium/townhome units (+$100-$200). Given the tripling in the number of singlefamily home rentals on the market, median prices have fallen approximately $400 for
two and four-bedroom units, although rents on three-bedroom units have held steady.
5
The February 2009 rent survey represents an update to a similar survey conducted for the Housing
Element in November 2007- January 2008.
II-27
Table II-16
Survey of Vacant Rental Units February 2009
Unit Type and
Bedrooms
# Units Advertised
Rental Range
Median Rent
2
23
29
10
$600
$1,045 -$1,380
$1,390- $2,095
$1,695 - $2,700
$600
$1,245
$1,625
$2,200
25
45
27
$1,250 - $2,300
$1,695 - $3,300
$2,150 - 3,900
$1,860
$2,260
$2,960
2
14
$1,695 - $2,300
$1,990
3
49
$1,695 - $3,500
$2,330
4+
126
$2,075 - $7,000
$3,250
Apartments
Studio
1
2
3
Condominiums/Townhomes
2
3
4
Single-Family Homes
Source: www.craigslist.org and Southland classifieds (www.yorbalinda.la)
In addition to the full rental units surveyed, there were 84 individual rooms advertised
for rent within condominiums/townhomes and single-family homes, with median rents
ranging from $550 to $790. Many of the rooms were marketed to students as
convenient to both California State University, Fullerton and California State University,
Pomona. In comparison to one year prior, less than 50 rooms were advertised for rent
and median rents were $60 to $80 higher.
Table II-17
Survey of Rooms for Rent February 2009
Unit Type and
Bedrooms
# Rooms
Advertised
Rental Range
Median Rent
50
$450 -$1,000
$640
19
3
2
$600 - $800
$700 - $850
$650 - $675
$700
$750
$665
Unknown
6
$600 - $800
$660
3
4+
1
3
$550
$625 - $950
$550
$790
General
Unknown
Condominiums/Townhomes
Unknown
2
3
Single-Family Home
Source: www.craigslist.org
II-28
Homeownership Market
Given the current volatility of the real estate market, it is acknowledged that home sales
prices are continuing a downward trend with the release of each month’s sales data.
For purposes of Yorba Linda’s 2008-2014 Housing Element, a snapshot of the most
recent one month’s sales is presented (Table II-18), as well as sales trends over a longer
½ year period (Table II-19).
Southern California, like most of the country, has experienced a significant decline in
home sales prices. With an overall median sales price of $250,000 recorded in January
2009, Southern California home prices are 50 percent below their peak of $505,000 in
the summer of 2007. However, this drop in the median sales price is overstated by the
large number of discounted home foreclosures which comprise a significant portion of
Southern California sales, particularly in the lower cost inland areas. In contrast, homes
in the upper half of the market are not selling well due in part to the difficulty in
obtaining financing for jumbo mortgages, and are thus under-represented in the median
sales price statistics.
Within Orange County, the median home price fell 28 percent between January 2008 January 2009. The volume of home sales in the County, however, has continued to
climb, increasing 40 percent from the prior year. Home purchasers are taking advantage
of the more affordable home prices, as well as government-insured FHA financing
available for first-time homebuyers.
Table II-18 compares single-family and condominium sales prices during January 2009 in
Yorba Linda and nearby communities by zip code, and contrasts this with sales prices
during January 2008. During this one month period, 22 single-family homes were sold
in Yorba Linda, with a median sales price of $580,000 in zip code 92886 and
$1,200,000 in zip code 92887. Sales prices in Yorba Linda were significantly higher
than Anaheim, Fullerton, Placentia, and the countywide median of $418,000. Median
single-family home prices in Yorba Linda’s 92886 zip code (17 homes sold) fell by 32.8
percent from the previous year, slightly higher than the 28.3 percent drop County-wide.
In contrast, the median price for the five homes sold in zip code 92887 reflects a 26
percent increase from the prior year’s sales.
During January 2009, seven condominiums sold in Yorba Linda. The median price in
the 92886 zip code was $250,000 (25% decrease from 2008), whereas the median
price in the 92887 zip code was $335,000 (15% decrease). The median condo sales
price Countywide was $265,000, reflecting a 29 percent drop from the prior year.
II-29
Table II-18
Single-Family Homes and Condominium Sales January 2009
Yorba Linda and Nearby Communities
Community
Anaheim
Brea
Fullerton
Placentia
Yorba Linda
County of Orange
Zip Code
#
Homes
Sold
Median
Home Price
%
Change
from
1/2008
#
Condos
Sold
Median
Condo
Price
%
Change
from
1/2008
92801
92802
92804
92805
92806
92821
92823
92831
92832
92833
92835
92870
92886
92887
34
19
40
31
16
11
3
12
10
30
4
15
17
5
$298,000
$345,000
$330,000
$300,000
$380,000
$600,000
$895,000
$452,000
$335,000
$340,000
$570,000
$419,000
$580,000
$1,200,000
-29.0%
-23.3%
-19.0%
-33.4%
-22.4%
+23.0%
n/a
-29.4%
-21.8%
-24.4%
0%
-22.9%
-32.8%
+26.0%
7
1
16
n/a
1
6
n/a
6
2
8
2
4
5
2
$248,000
$285,000
$153,000
n/a
$268,000
$545,000
n/a
$208,000
$302,000
$395,000
$333,000
$135,000
$250,000
$335,000
-20.0%
-20.8%
-50.4%
n/a
n/a
n/a
n/a
+1.2%
n/a
-12.2%
+17.7%
-73.3%
-25.4%
-15.3%
all
1,144
$418,000
-28.3%
594
$265,000
-29.3%
Source: dqnews.com, February 19, 2009.
Evergreen Villas
While the prior Table II-18 provides an overview of the subregional housing sales
market, the following Table II-19 provides detailed information on all sales of existing
and new single-family homes and condominiums within Yorba Linda during July 2008
through January 2009. A total of 365 single-family home sales were recorded during
this seven month period, with prices ranging from a median of $324,000 (one-bedroom)
II-30
to $1,100,000 (five-bedroom).
The overall median single-family sales price was
$672,000, an 18 percent decline from the $825,500 median price documented in
calendar year 2007.
One-quarter of all units sold in Yorba Linda during the July 2008 to January 2009 time
period were condominiums. Median prices for condominiums ranged from $255,000
(two-bedroom) to $615,000 (four-bedroom). With a median price of $285,000 for all
123 condominiums sold in Yorba Linda during this period, condo sales prices have
dropped 30 percent since 2007.
Table II-19
Home and Condominium Sales Prices
July 2008 - January 2009
#
Bdrms
Units
Sold
Price Range
Median Price
Avg. Unit Size
$324,000
$560,500
$740,000
$1,100,000
$672,000
1,550 sq.ft.
1,900 sq.ft.
2,200 sq.ft.
3,220 sq.ft.
2,100 sq.ft.
$278,000
$255,000
$264,000
$615,500
$285,000
700 sq.ft.
1,000 sq.ft.
1,200 sq.ft.
1,450 sq.ft.
1,150 sq. ft.
Single-Family Homes
2
3
4
5
Total
15
146
171
33
365
$255,000-$1,968,000
$284,000-$1,440,000
$295,000-$1,925,000
$441,000-$2,875,000
$255,000-$2,875,000
Condominiums
1
2
3
4
Total
1
55
47
20
123
$278,000
$123,500-$550,000
$209,000-$530,000
$539,000-$761,000
$123,500-$761,000
Source: Dataquick On-Line Real Estate Database.
Compiled by Karen Warner Associates.
Home foreclosures are having a major impact on housing sales throughout the State. In
January 2009, 58 percent of all resale homes in Southern California were foreclosures,
and even in Orange County, 46 percent were foreclosures. Within Yorba Linda,
www.Realtytrac.com identifies 585 properties in the foreclosure process. Of those
homes, 134 are owned by the bank, 114 are offered for resale, with an additional 337
homes in pre-foreclosure (April 2009).
II-31
Housing Affordability
The affordability of housing in Yorba Linda can be assessed by comparing market rents
and sales prices with the amount that households of different income levels can afford
to pay for housing. Compared together, this information can reveal who can afford
what size and type of housing as well as indicate the type of households that would
most likely experience overcrowding or overpayment.
California Health and Safety Code6 defines affordable owner and rental housing costs as
follows:
Affordable Ownership Housing Cost – moderate income
Housing costs consist of mortgage debt service, homeowner association
dues, insurance, utility allowance and property taxes.
Affordable costs are up to 35% of the defined household income.
Affordable costs for moderate income households are based on standard
of 110% of median area income for a household size equal to one more
person than the number of bedrooms in the unit.
Affordable Renter Housing Cost
Housing costs include rent plus utilities paid for by the tenant.
Affordable costs are up to 30% of the defined household income
Household size is based on one person more than the number of
bedrooms in the unit.
The HUD published 2008 Area Median Family Income (MFI) for a four-person
household in Orange County is $84,100. Based on these definitions of income and
affordable housing cost, Tables II-20 and II-21 which follow present the maximum
affordable purchase and rental price, and compares these with market sales and rental
rates in Yorba Linda.
6
Health and Safety Code Section 50052.5 establishes affordable housing cost, and Section 50053
establishes affordable rents.
II-32
For purposes of evaluating home purchase affordability, Table II-20 presents the
maximum affordable purchase price for moderate income households (110% MFI), and
compares this with market sales prices for single-family homes and condominiums in
Yorba Linda (refer to Table II-19). As illustrated below, median single-family home
prices in Yorba Linda have come down to a level where two-bedroom homes are now
just $10,000 above the threshold affordable to moderate income households, although
homes with three or more bedrooms are still well above moderate income affordability
levels. Median condominium prices for one, two and three bedroom units are all within
moderate income affordability levels. In light of the changing housing market, the City
has included a review of the current Mortgage Assistance Program in this Housing
Element update.
Table II-20
2008 Maximum Affordable Housing Cost (Moderate Income)
Orange County
Moderate Income
Affordable Housing Cost
Household Income @ 110% Median
Income Towards Housing @ 35% Income
Maximum Monthly Housing Cost
Less Expenses:
Utilities
Taxes (1.1% affordable hsg price)
Insurance
HOA Fees & Other
Monthly Income Available for Mortgage
Supportable Mortgage @ 6.5% interest
Homebuyer Downpayment (10%)
Maximum Affordable Purchase Price
Yorba Linda Median Single-Family Price
Yorba Linda Median Condo Price
1 Bedroom
(2 persons)
$74,030
$25,910
$2,160
2 Bedroom
(3 persons)
$83,270
$29,145
$2,429
3 Bedroom
(4 persons)
$92,510
$32,378
$2,698
4 Bedroom
(5 persons)
$99,880
$34,958
$2,913
($93)
($230)
($85)
($180)
$1,572
$250,000
$27,000
$277,000
n/a
$278,000
($105)
($260)
($100)
($180)
$1,635
$284,000
$31,000
$315,000
$324,000
$255,000
($142)
($290)
($115)
($180)
$1,798
$313,500
$34,000
$347,500
$560,500
$264,000
($158)
($310)
($130)
($180)
$1,947
$340,000
$37,000
$377,000
$740,000
$615,000
Source: Karen Warner Associates.
II-33
Table II-21 presents the maximum affordable rents for very low, low and moderate
income households by household size, and compares with median apartment rents in
Yorba Linda, as documented in Table II-16. As the table below indicates, Citywide
median rents for one or more bedrooms were above the level of affordability for all very
low and low income households, with an affordability gap ranging from $404 to $1,149
per month for very low income households and $236 to $939 for low income
households depending on household size. However, there were studio apartments and
individual rooms for rent that were affordable to very low and low income one person
households. Households earning moderate incomes would be able to afford median
market rents for all advertised apartment units in Yorba Linda. Two and three-bedroom
condominiums/townhomes were also within the maximum affordable rent for a
moderate income household, as was the median rent for two bedroom single-family
homes. In addition, the median advertised rent for three-bedroom homes was only $18
above the maximum affordable rent for moderate income household with four persons.
Table II-21
2008 Maximum Affordable Rents
Orange County
Income Level
Very Low Income
Low Income
Moderate Income
Yorba Linda Apt
Rents
Yorba Linda
Median Room Rent
Maximum Affordable Rent Before Utilities Allowance
Studio
1 Bedroom
2 Bedroom
(1 person)
(2 person)
(3 person)
$736
$841
$946
$883
$1,009
$1,135
$1,619
$1,850
$2,081
$600
$1,245
$1,625
3 Bedroom
(4 person)
$1,051
$1,261
$2,312
$2,200
$450-$790
n/a
n/a
n/a
Source: Karen Warner Associates
*If the renter pays utility expenses, the following amount should be subtracted from the maximum affordable rent,
based on the Orange County Housing Authority utility allowance schedule: $80 for studios, $93 for 1 bdrms, $105
for 2 bdrms, and $142 for 3 bdrms
Meta Housing
II-34
5.
Assisted Housing At-Risk of Conversion
State Housing Element law requires an analysis of the potential for currently rentrestricted low income housing units to convert to market rate housing, and to propose
programs to preserve or replace any units “at-risk” of conversion. This section presents
an inventory of all assisted rental housing in Yorba Linda, and evaluates those units at
risk of conversion during the ten year 2008-2018 planning period.
Assisted Housing Inventory
Yorba Linda contains three developments of assisted multi-family rental housing totaling
301 affordable units, as presented in Table II-22. This inventory includes all multi-family
units assisted under federal, state, and local programs, including HUD, state/local bond
programs, density bonus, inclusionary, and local redevelopment or direct assistance
programs. All of the city’s affordable rental projects have long-term affordability
restrictions, and none are at risk of conversion during the 2008-2018 planning period.
Table II-22
Assisted Rental Housing Inventory
Project Name
Victoria Woods
Arbor Villas
Parkwood
Tenant
Type
Senior
Family
Senior
Total
Units
125
67
100
Affordable
Units
124
66
100
Meta Housing
Family
44
44
Applicable
Programs
RDA Set-Aside
RDA Set-Aside
RDA Set-Aside
Density Bonus;
RDA Set-Aside
Potential
Conversion Date
2051
2052
2060
2061
In addition to the above projects, the Yorba Linda Redevelopment Agency owns 25
units at Evergreen Villas that are rented to low income seniors at affordable rents. The
Agency has also provided assistance to convert 76 units at Linda Gardens to affordable
rental housing. Of the 76 units, 62 will be affordable to lower income households,
qualifying as committed assistance under the State alternative housing sites program.
Linda Gardens
II-35
D.
REGIONAL HOUSING NEEDS
State law requires all regional councils of governments, including the Southern
California Association of Governments (SCAG) to determine the existing and projected
housing need for its region and determine the portion allocated to each jurisdiction.
This is known as the “Regional Housing Needs Assessment“ (RHNA) process.
1.
Existing Housing Needs
Overpayment
The 2000 Census indicates that overpayment remains a critical need for low and
moderate-income households, who are disproportionately affected by this burden
compared to other households. Affordability problems occur when housing costs
become so high in relation to income that households have to pay an excessive
proportion of their income for housing, or are unable to afford any housing and are
homeless. Housing overpayment refers to spending more than 30 percent of income
on housing; severe overpayment is spending greater than 50 percent. Table II-23 shows
the incidence of overpayment in Yorba Linda.
Table II-23
Housing Overpayment 2000
Overpayment
Households
Percent
Orange
Co. %
4,940
30%
32%
1,605
10%
10%
1,205
41%
44%
762
26%
19%
6,145
32%
37%
Owners
Overpayment
(>30% income on housing)
Severe Overpayment
Renters
Overpayment
Severe Overpayment
Total Overpayment
Source: U.S. Census, 2000.
Note: Severe overpayment is a subset of overpayment.
According to the 2000 Census, 41 percent of renters and 30 percent of homeowners in
Yorba Linda were spending more than 30 percent of their total income on housing,
slightly below the level of overpayment experienced Countywide. Severe overpayment
impacts 26 percent of the City’s renters, which is higher than the Countywide average
of 19 percent.
II-36
Figure 6 illustrates the geographic areas of the City where rental overpayment is the
greatest. Areas with 70-100 percent of the renter households paying more than 30
percent of household income for rent are also areas of the City with single-family
rentals, though not the highest concentrations of single-family rentals. These areas are
dispersed throughout the City and are generally located in the west, and north.
Table II-24 provides a more detailed review of households that experienced severe
housing overpayment. Among renters, the elderly were most impacted by severe
overpayment, with 46 percent of the City’s total 500 elderly renters spending more than
half their income on rent. Among homeowners, all household types experienced fairly
comparable levels of severe overpayment in 2000, ranging from 8-13%. These
households are most at risk of foreclosure, particularly in a declining housing market
with rising interest rates. Due to the greater number of homeowner units in Yorba
Linda, though the percentages of severe overpayment are lower, more owner
households (1,623) than renter households (467) are burdened with severe
overpayment.
Table II-24
Severe Housing Cost Burden by Type and Tenure 2000
Elderly
Small
Family
Large
Family
Other
Total # by household type
383
1,513
445
576
2,917
% with severe cost burden
Owner Households
46%
10%
12%
12%
16%
Total # by household type
2,607
9,727
2,444
1,448
16,226
8%
11%
10%
Total
Renter Households
% with severe cost burden
13%
10%
Source: http:socds.huduser.org/chas/reports
II-37
BREA
Figure 6.
on
rb
Ca
on
C
y
an
City of Yorba Linda
RENTER OVERPAYMENT, 2000
(30%+ of Income in Rent)
Telegraph Cyn
S
C
pe
en
te
r
Im
ri
U
N
E
T
R
N
A
Y
R
D
F
O
ill
ag
e
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G
E
O
U
N
T
Y
V
Bastanchury
N
B
O
O
C
al
A
Green
Crest
e
r
Yo
Yorba Linda
o
t
n
a
ry
da
Lin
ba
B
d
in
m
a
as
Rose
a
ind
ba L
o
se
Pa
Yor
lom
a
s P
La
de
Hidd
East Lake
en H
ills
C
ir
e
W
n
y
irm
C
Fa
t
on
Anaheim
Lake
La
a
lm
An
yn
Ana C
r
ve
i
aR
Sa
t
n
o
m
ir
a
F
ew
vi
ke
#
Æ
91
Imperial
nta
Warner
Basin
P
a
Santa
la Palma
la
Gypsum Cyn
PLACENTIA
ANAHEIM
PERCENT RENTERS
OVERPAYING
None
0.1 - 24.9
25.0 - 39.9
40.0 - 49.9
50.0 - 69.9
70.0 - 100.0
#
Æ
91
#
Æ
241
Citywide: 40.9%
Census block groups with fewer than
20 renter households are not reflected
ORANGE
Walnut Cyn.
Reservoir
Overcrowding
The Census defines overcrowding as an average of more than one person per room in a
housing unit (excluding kitchens, porches, and hallways).
The incidence of
overcrowded housing is a general measure of whether there is an available supply of
adequately sized housing units. Table II-25 shows the incidence of overcrowding in
Yorba Linda by tenure, as measured by the 2000 Census.
Table II-25
Overcrowded Households 2000
Overcrowding
Owners
Overcrowding
Severe Overcrowding
Renters
Overcrowding
Severe Overcrowding
Total Overcrowding
Households
Percent
Orange
Co. %
365
64
2%
0%
8%
4%
261
90
626
9%
1%
3%
28%
19%
16%
Source: U.S. Census, 2000.
Note: Severe overcrowding is a subset of overcrowding.
In 2000, there were 626 households living in overcrowded conditions in Yorba Linda,
representing 3 percent of all households, significantly less than the 16 percent of
overcrowding countywide. Approximately 9 percent of renter households were
overcrowded, an increase of only 2 percent from 1990 levels when 7 percent of the
City’s renters were overcrowded. This remains significantly less than the overcrowding
rates for renter households Countywide. Severe overcrowding, which is defined as
more than 1.5 persons per room, was low among renters, with only 90 renter
households (1%) experiencing severe overcrowding. Figure 6 illustrates the geographic
areas with the highest percentage of severely overcrowded rental housing.
II-39
2.
Five-Year Projected Housing Needs
California’s Housing Element law requires that each city and county develop local
housing programs to meet its “fair share” of existing and future housing needs for all
income groups, as determined by the jurisdiction’s Council of Governments. This “fair
share” allocation concept seeks to ensure that each jurisdiction accepts responsibility
for the housing needs of not only its resident population, but also for the jurisdiction’s
projected share of regional housing growth across all income categories. Regional
growth needs are defined as the number of units that would have to be added in each
jurisdiction to accommodate the forecasted number of households, as well as the
number of units that would have to be added to compensate for anticipated
demolitions and changes to achieve an “ideal” vacancy rate.
In the six-county southern California region, which includes Yorba Linda, the agency
responsible for assigning these regional housing needs to each jurisdiction is the
Southern California Association of Governments (SCAG). The regional growth
allocation process begins with the State Department of Finance’s projection of
Statewide housing demand for a five-year planning period, which is then apportioned by
the State Department of Housing and Community Development (HCD) among each of
the State’s official regions.
SCAG has determined the projected housing need for its region for the 2008-2014
Housing Element cycle, and has allocated this housing need to each jurisdiction by
income category. This is referred to as the Regional Housing Needs Assessment (RHNA)
process. The RHNA represents the minimum number of housing units each community
is required to provide “adequate sites” through zoning and is one of the primary
threshold criteria necessary to achieve HCD approval of the Housing Element.
In allocating the region’s future housing needs to jurisdictions, SCAG is required to take
the following factors into consideration:
Market demand for housing
Employment opportunities
Availability of suitable sites and public facilities
Commuting patterns
Type and tenure of housing
Loss of units in assisted housing developments
Over-concentration of lower income households
Geological and topographical constraints
As defined by the RHNA, Yorba Linda’s new construction need for the 2008-2014
period been established at 2,039 new units, distributed among the four income
categories as shown in Table II-26. Yorba Linda recognizes that some of its
development standards constrain housing development; however, the City continues to
provide regulatory and financial incentives to encourage a variety of housing affordable
II-40
to all economic levels, in order to accommodate its RHNA and contribute towards
addressing the growing demand for housing in the Southern California region.
Table II-26
Regional Housing Needs Assessment
2008-2014
Income Level
Percent of
AMI*
Units
Percent
230
11.3%
Extremely Low**
0-30%
230
11.3%
Very Low
31-50%
371
18.2%
Low
51-80%
412
20.2%
Moderate
81-120%
796
39.0%
Above Moderate
120%+
2,039
100%
Total
Source: http://SCAG.ca.gov.gov/Housing/rhna.htm
* AMI - Area Median Income
** An estimated half of City’s 460 very low income housing needs (230 units) are
for extremely low income households earning less than 30% AMI
II-41
III. HOUSING CONSTRAINTS
The provision of adequate and affordable housing can be constrained by a number of
factors. This section assesses the various governmental, market, infrastructure and
environmental factors that may serve as a potential constraint to housing development
and improvement in Yorba Linda.
A.
GOVERNMENTAL CONSTRAINTS
1.
Land Use Controls
The Yorba Linda General Plan and Zoning and Subdivision Ordinance provide for a
range of residential land use designations/zones in the City:
Low Density Residential (R-A – Residential Agricultural, RLD – Residential LowDensity) – Designated for the steep terrain along the northerly and easterly
boundaries of the planning area. Maximum density is 1 unit per acre, with
clustering permitted at greater intensities to compensate for topographical
constraints.
Medium Low Density Residential (R-E – Residential Estate) – Intended for spacious
single family homes. Lot sizes typically range from one-third to half an acre per
dwelling unit. This category has been allocated in some cases to respond to terrain
with topographical constraints. Maximum density is 1.8 dwelling units per acre.
Medium Density Residential (R-S – Residential Suburban) – Designated for singlefamily detached residential subdivisions, or more innovative subdivision planning
allowing clustered development in conjunction with provision of recreational
facilities and preservation of open spaces. This designation is prevalent in the City’s
central and eastern portions. Average density is 3.0 dwelling units per acre.
Medium High Residential (R-U – Residential Urban) – Includes many of the older
portions on the west side and newer developments in the City’s central and eastern
portions. This category reflects conditions which include acreage of limited size for
development and property with locational restrictions. Maximum density is 4.0
dwelling units per acre.
High Density Residential (R-M – Residential Multiple-Family) – Permits a variety of
housing ranging from single-family detached homes to attached products and
apartments. Average density ranges from 4.0 to 10.0 dwelling units per acre.
III-1
HOUSING CONSTRAINTS
Yorba Linda’s residential development standards are summarized in Table III-1.
Table III-1
Residential Development Standards
Minimum Parcel Size (sq.ft.)
R-A
RLD
R-E
R-S
R-U
R-M
SH*
1 acre
39,000
15,000
10,000
7,500
2 acres
N/A
N/A
20
130
110
100
80
75
135 (corner);
165 (interior)
40
35
30
25
20
20
Side (ft.)
10% of lot width; at least 10 ft
10
Street Side (ft.)
10% of lot width; at least 10 ft
10
10
10
10
25
25
20
20
35 ft or
2 stories
35 ft or
2 stories
35 ft or 2
stories + ½
story for
partially
underground
parking
Studio 550;
1 bed 675;
2 bed 700;
3 bed 900;
Detached min 1,000
Width (ft.)
Minimum Setbacks
Front (ft.)
Rear (ft.)
45
Maximum Height (ft.)
40
35 ft or
2 stories
25
35 ft or
2 stories
35 ft or
2 stories
35 ft or
2 stories
At least 5 ft.;
with cumulative total of 20
ft.
10
(SF – 10
combined)
1,500
1,500
1,500
1,500
1,300
Attached
Units:
Bachelor-750;
1 bed-900;
2 bed-1,000;
3 bed-1,200
35
35
35
35
40
35
55% SF;
65% MF
Minimum % Landscaped
Open Area
N/A
N/A
N/A
N/A
N/A
35
Greater of
20% or 100
sq ft per unit
Private Open Space
N/A
N/A
N/A
N/A
N/A
N/A
50 sq ft per
unit
Maximum Density
1.0
1.0
1.8
3.0
4.0
10.0
Minimum Unit Size
(sq. ft.)
Max. % Lot Coverage
Parking Standards
Studio
Single Family
Multi-Family
1 bed
2 bed
4+ bed
2 covered spaces per dwelling unit, plus one covered or uncovered space per dwelling unit
2 covered spaces per dwelling unit, plus one covered or uncovered space per dwelling unit
1 covered
SH Attached Units
1 covered; 0.6
uncovered
1 covered; 0.8
uncovered
1 covered; 1.0
uncovered
Plus 0.5 uncovered
for each bedroom
above 3 bedrooms
.25 spaces
SH Guest - Attached Units
SH Detached Units
3 bed
Minimum 2 covered and 1.0 guest; guest can be met by on-street parking servicing the project
Parking requirements can be reduced pursuant to a parking study
Senior Housing
* SH is the Special Housing Combining Zone which provides greater flexibility in standards to encourage
development of affordable and senior housing.
III-2
HOUSING CONSTRAINTS
Yorba Linda’s development standards have been established to ensure the continued
quality of development in the community. However, some of these standards may add
significant costs to development and serve as a constraint to lower priced units. For
example, the density restrictions, minimum dwelling unit sizes, and height restrictions in
the RM zone make it difficult for development of affordable multi-family housing. The
City does, however, provide various incentives and regulatory concessions to facilitate
provision of affordable housing through the Special Housing (SH) zone. The Planned
Development zone provides for modified development standards and clustered
development as a means of directing development away from more sensitive areas.
Special Housing (SH) Combining Zone
Development standards for the SH Combining Zone are provided in Table III-1. This
zone is intended to facilitate both affordable and senior housing developments, and
replaces the City’s prior AH (Affordable Housing) and SC (Senior Citizen) combining
zones. The SH zone functions as an overlay to the underlying zone district, providing
greater flexibility in development standards to assist in making units economically viable
while assuring a high degree of quality and long-term affordability. Other provisions of
the SH Combining Zone include:
−
−
−
−
Densities shall not be more than allowed by the General Plan, except as may be
provided through the granting of SH incentives. “Density averaging” may be
used on a project-wide basis so as to permit higher density levels in certain
project portions in exchange for advantageous project design features.
Building height may be increased by one-half story to accommodate parking
partially constructed underground.
All public streets within or abutting the development shall be dedicated and
improved to City specifications.
The design of the project shall promote privacy, security, and use of passive
solar heating and cooling, through placement of walls, windows, and
landscaping.
The following additional development incentives may also be offered by the City to
eligible projects:
−
−
−
−
−
−
Density bonus increase of up to 100% of the existing maximum density, and, if
necessary, modification of development and zoning standards which would
otherwise inhibit use of the density bonus on the specific site;
Fast track processing of development plans;
Waiver of City fees, including but not limited to City-imposed development
submittal and processing fees;
Additional liberalization of development standards;
Approval of mixed use zoning; and/or
Combination of the above incentives or other valid proposals from the
developer or City.
III-3
HOUSING CONSTRAINTS
Though no projects have been approved since the adoption of the SH Combining
Zone, one project was permitted just prior to the adoption utilizing the Affordable
Housing Combining Zone in the previous Zoning Code. The underlying zone was
Commercial General. The project, Meta Housing, is a 44 unit family affordable
apartment complex, with 5 units for extremely low income households (30% AMI); and
38 units for very low income households (from 40% to 50% AMI). The project site,
encompassing 2.15 acres, received a density bonus of 100 percent and was developed
at 20 units per acre. The unit mix is 8 two-bedroom and 36 three-bedroom units in 5
two-story, garden-style apartments. The project met all other zoning requirements
(parking, set-backs, and height) with no variances needed. This indicates that Yorba
Linda’s development standards do not constrain developments at 20 units per acre
densities.
Affordable Housing Density Bonus
Density bonus incentives for affordable housing are incorporated within Section
18.18.040 of the Special Housing (SH) Combining Zone. The ordinance provides
density incentives for projects that contain at least:
− Twenty percent (20%) of the units for low income households; or
− Ten percent (10%) of the units for very low income households; or
− Fifty percent (50%) of the units for senior citizens.
Development incentives for affordable housing include a relaxation of property
development standards normally applied to housing in the City as well as a density
bonus of up to 100 percent of the project site’s existing maximum density. If necessary
to accommodate the density bonus, additional modifications of development and
zoning standards may be granted. Section 18.18.060 provides additional relaxation of
development standards for senior housing.
Yorba Linda last updated its density bonus provisions in October 2004 as part of the
new Zoning Code and as a means of implementing State density bonus law. However,
when the State legislature passed SB 1818 (effective January 2005), major changes were
made to State density bonus requirements, including significantly reducing the number
of affordable units that a developer must provide to receive a density bonus. A
program has been added to the Housing Element which identifies the parameters of the
new density bonus program and establishes a time frame for Yorba Linda to update its
current ordinance to conform with current State requirements.
Planned Development (PD) Zone
The Yorba Linda Zoning Code establishes a Planned Development (PD) Zone (Chapter
18.16, Article II) to facilitate large scale community planning on parcels two acres in size
and larger. The purpose of the PD zone is to:
Provide for development of parcels as coordinated, comprehensive projects
III-4
HOUSING CONSTRAINTS
Provide for a zone encompassing various types of land uses, such as singlefamily residential, multi-family housing, office areas, commercial centers,
industrial parks or any public or semipublic use or combination of uses
Facilitate development of infill areas by permitting greater flexibility, and
consequently, more creative and imaginative designs
Promote more economical and efficient use of the land while providing a variety
of housing choices, a higher level of urban amenities and preservation of natural
and scenic qualities of open spaces
The PD zone provides for clustered, higher density developments above the density
ceilings on portions of the property, provided that the overall average density is within
the maximum established under the General Plan. Prior to submitting an application for
a PD zone, the City encourages applicants to hold preliminary consultations with staff to
obtain information and guidance before incurring expense in the preparation of plans,
surveys, and other data. A development plan for the property is required to be
submitted along with the application for PD zoning, and is subject to City Council
approval.
Mobile Home Park (MHP) Zone
The Yorba Linda Zoning Code establishes a Mobile Home Park (MHP) Zone in Chapter
18.16, Article I, intended for the exclusive development of mobile home parks. The
Planning Commission reviews and approves the design review of a proposed mobile
home park development. The general development standards include the following:
−
−
−
−
−
−
−
Minimum site area:
Minimum street frontage:
Minimum unit space area:
Setback adjoining a street:
Setback interior lot line:
Maximum height:
Recreation area:
20 acres
250 feet
3,500 square feet
20 feet
15 feet
35 feet
150 square feet/unit space;
200 square feet/unit space for family parks
Measure B (Yorba Linda Right-to-Vote Amendment)
The highest density residential zone in Yorba Linda is the Residential Multiple-family
zone (R-M), permitting up to 10 units per acre, or 20 units per acre with an affordable
housing density bonus under the SH overlay. Due to voter approved passage of the
2006 Yorba Linda Right-to-Vote Initiative (Measure B), the City currently faces a
significant constraint to development of housing at densities higher than the 10 unit per
acre R-M density. Measure B requires a majority vote of the electorate for amendments
to “planning policy documents” that increase residential density above the currently
allowed density. These planning policy documents include: General Plan Land Use
Element; Land Use Policy Map; Zoning Code; Zoning Map; Specific Plan; or
Development Agreement. Major amendments to these planning policy documents are
defined to include any of the following changes to the development standards which:
III-5
HOUSING CONSTRAINTS
Increase the number of residential units which may be constructed on a parcel
designated for residential uses.
Increase the number of separate parcels which may be created from an existing parcel.
Changes any residential land use to allow any other land use.
Changes any non-residential land use to allow any residential land use greater than ten
(10) net dwelling units per acre or allow mixed-use.
Increases the allowed maximum height of development.
Provides for the private development of land owned by a government entity within five
years of the date of the approval to develop the land.
Repeals any of the Planning Policy Documents.
Measure B also establishes a maximum height of 35 feet for all structures in the City.
Exempted from the height limit are church steeples, public schools, and other structures
exempted by state or federal law.
This measure was, in part, a reaction to the potential development contemplated in the
Town Center area. The proposed Town Center Master Plan would have allowed
approximately 180 units at varying densities up to 25 units per acre.
A key focus of Yorba Linda’s Housing Element update has been to identify suitable sites
to accommodate the City’s regional housing needs for all income levels. Default
densities of 30 units per acre are typically needed to accommodate affordability for
lower income households, and densities of 10 to 20 units per acre are necessary for
moderate income households. After an extensive public process, an inventory of
proposed multi-family sites has been identified and incorporated within the Element.
Subsequent to adoption of the Housing Element by City Council, the City plans to
undertake a Measure B vote on the proposed multi-family sites.
General Plan Update
Yorba Linda is contemplating an update of its General Plan, with an estimated
completion date of 2012. This update will provide the City with the opportunity to
evaluate all the areas designated for multi-family development and to re-evaluate the
sites proposed in this Housing Element update to be rezoned to accommodate 10 to 30
units per acre. During this comprehensive General Plan update, to the extent the Land
Use Element is amended to allow increases in density, Measure B will require a ballot
measure for approval.
III-6
HOUSING CONSTRAINTS
2.
Provision for a Variety of Housing Types
Housing Element law specifies that jurisdictions must identify adequate sites to be made
available though appropriate zoning and development standards to encourage the
development of various types of housing for all economic segments of the population.
Table III-2 summarizes the housing types permitted in each of the Yorba Linda zoning
districts.
Table III-2
Housing Types by Residential Zone Category
Zoning District
Housing Types Permitted
Single-Family
R-A
RLD
R-E
R-S
R-U
R-M
P
P
P
P
P
P
MHP
Multiple-Family
P
2 - 3 units
PC
4+ units
Condominiums, Townhouses,
or Condominium Conversions
Second Units
P
P
P
P
PC
PC
P
P
Single Room Occupancy (SRO)
PC
Manufactured Housing
P
P
P
P
P
P
Community Care Facilities
P
P
P
P
P
P
PC
PC
PC
PC
PC
PC
P
(6 or fewer)
(7 or more)
Transitional Housing/
Emergency Shelters
Defined and allowed as Community Care Facilities
Supportive Housing
Not currently defined
Farmworker Housing
N/A
P = Permitted
PC = CUP by Planning Commission
III-7
HOUSING CONSTRAINTS
Second Units
The passage of AB 1866 (effective July 2003) now requires local governments to use a
ministerial process for second unit applications for the purpose of facilitating production
of affordable housing. AB 1866 does allow cities to impose development standards on
second units addressing issues such as building size, parking, height, setbacks, and lot
coverage. In order to comply with the new law, the Yorba Linda City Council adopted
Chapter 18.20, Article IX of the Zoning Code to permit second units as an accessory
use in all single-family residential zone districts. The second unit may be within,
attached to, or detached from the primary dwelling unit. The unit must fulfill the
following conditions:
−
−
−
−
−
−
−
−
−
−
The lot on which the second unit is proposed shall be a minimum of 15,000
square feet, contain one single-family primary dwelling conforming to all
applicable zoning regulations, and have no more than one second unit.
The second unit shall conform to the development standards applicable to the
primary unit.
The maximum size of the second unit shall not exceed 30 percent of the primary
dwelling, or 1,200 square feet, whichever is less.
A minimum of one covered parking space is required for each second unit.
The owner of the property shall reside in either unit as a principal residence.
This is a perpetual requirement that runs with the land.
The second unit may be rented or leased, but shall not be sold or owned
separately from the primary dwelling.
Neither the primary dwelling nor the proposed second unit shall be a mobile
home.
The design and materials of the second unit shall be of like material with the
primary dwelling.
The second unit shall be designed and built to minimize visibility from the public
right-of-way.
There shall be no more than one exterior entrance and one exterior stairway on
the font or street side of the second unit.
Between January 2006 and May 1, 2008, the City has issued building permits for four
second units. These units rent within levels affordable to moderate income households,
defined as approximately $1,620 per month for studio units and $1,850 for one
bedroom units. The City will include a program to promote second units as a means to
address the City’s moderate income housing need, anticipating an additional six units
through 2014 given past trends and the current economy.
Single Room Occupancy (SRO)
Single Room Occupancy (SRO) residences are small, one room units occupied by a
single individual, and may either have shared or private kitchen and bathroom facilities.
SROs are rented on a monthly basis typically without rental deposit, and can provide an
entry point into the housing market for extremely low income individuals, formerly
homeless and disabled persons.
III-8
HOUSING CONSTRAINTS
The City’s Zoning Code permits single room occupancy uses in the Residential Multiple
Family (R-M) zone district with a conditional use permit. However, the Zoning Code
does not include a definition or establish development standards for SROs. Therefore,
this Housing Element includes a program to both define and establish parameters for
the development of SRO residences.
Manufactured Housing and Mobile Home Parks
In compliance with State law, the Yorba Linda Zoning Code permits manufactured
housing that meets the National Manufactured Home Construction and Safety
Standards Act in any residential zoning district where single-family detached units are
permitted. Manufactured/mobile homes are subject to the same property development
standards with design review added to the permitting process. The City’s Zoning Code
(Section 18.10.100.D) requires manufactured housing to be placed on a solid concrete
or masonry foundation, with exterior siding and roofing as customarily used in singlefamily dwellings. Parking must comply with the requirements for any single-family
dwelling.
Mobile and manufactured homes are also permitted in the Mobile Home Park (MHP)
Zone. The MHP Zone permits the development of mobile home parks subject to the
standards presented above as incorporated from State law. There is currently one
mobile home park comprising approximately 288 mobile homes in northwest Yorba
Linda. There is also a manufacture housing development in eastern Yorba Linda with
202 units that was built in the early 1980s.
The Lanterman Developmental Disabilities Services Act (Lanterman Act) is that part of
California law that sets out the rights and responsibilities of persons with developmental
disabilities. The Lanterman Act impacts local zoning ordinances by requiring the use of
property for the care of six or fewer disabled persons to be classified as a residential use
under zoning. More specifically, a State-authorized, certified or licensed family care
home, foster home, or a group home serving six or fewer disabled persons or
dependent and neglected children on a 24-hour-a-day basis is considered a residential
use that is to be permitted in all residential zones. No local agency can impose stricter
zoning or building and safety standards on these homes. Due to the unique
characteristics of larger (more than six persons) community care facilities, most
jurisdictions require a Use Permit to ensure neighborhood compatibility in the siting of
these facilities.
The Yorba Linda Zoning Code identifies “community care facility, small” (24-hour nonmedical care for six or fewer occupants) as a permitted use in all residential zoning
districts, subject only to the development standards of the applicable zone.
“Community care facility, large” (24-hour non-medical care for seven or more persons)
is conditionally permitted in all residential zoning districts, subject to approval by the
Planning Commission.
III-9
HOUSING CONSTRAINTS
Review of the California Community Care Licensing Division inventory of community
care facilities identifies one adult residential facility in Yorba Linda that provides 24-hour
non-medical care for adults ages 18-59 who are unable to provide for their own daily
needs, providing capacity for 6 adults. The City has one group home for children with
capacity for 6 children. The City has 27 residential care homes for the elderly, providing
441 beds for seniors age 60+ requiring 24-hour assisted living. The City’s regulations
have served to provide needed housing opportunities for seniors and persons with
disabilities, and do not treat such housing for persons differently based on the personal
characteristics of the residents.
Transitional Housing, Supportive Housing and Emergency Shelters
Transitional housing is temporary housing (generally six months to two years) for a
homeless individual or family who is transitioning to permanent housing. This housing
can take several forms, including group housing or multi-family units, and often includes
a supportive services component to allow individuals to gain necessary life skills in
support of independent living. Yorba Linda currently permits transitional housing as a
“Community Care Facility”. With six or fewer persons, this use is permitted by right in
all residential zones. With more than six persons, this use is permitted in all residential
zones, including the MHP, PD and OSR zones (residential portions only), subject to a
Conditional Use Permit.
Supportive housing is generally defined as permanent, affordable housing with on-site
services that help residents transition into stable, more productive lives. Services may
include childcare, after-school tutoring, career counseling, etc. Most transitional
housing includes a supportive services component. The City of Yorba Linda does not
currently define supportive housing. However, supportive housing is considered a
residential use, provided supportive services are ancillary to the primary use. Therefore,
the City has included a program in this Housing Element to both provide definitions for
supportive housing, and permit these uses as “Community Care Facilities” within
residential zoning districts subject to the same standards as other residential uses.
The Yorba Linda Zoning Code defines an emergency shelter as “a facility that provides
shelter to homeless families and/or individuals on a limited short-term basis.” The Yorba
Linda Zoning Code permits emergency shelters as “Community Care Facilities”. With
six or fewer persons, this use is permitted by right in all residential zones. With more
than six persons, this use is permitted in all residential zones, including the MHP, PD
and OSR zones (residential portions only), subject to a Conditional Use Permit.
Recent changes in State law (SB 2), require jurisdictions with an unmet need for
emergency shelters to identify a zone(s) where emergency shelters will be allowed as a
permitted use without a conditional use or other discretionary permit. The identified
zone must have sufficient capacity to accommodate the shelter need, and at a minimum
provide capacity for at least one year-round shelter. Permit processing, development
and management standards for emergency shelters must be objective and facilitate the
development of, or conversion to, emergency shelters.
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HOUSING CONSTRAINTS
Pursuant to SB 2, Yorba Linda has conducted a staff level review of its zoning districts
and has determined that the Light Manufacturing (M-1) Zone is the most conducive to
provision of an emergency homeless shelter by right. The M-1 Zone is intended to
allow uses light industrial and limited service commercial uses that can meet high
performance standards, but that frequently do not meet the site development standards
appropriate to planned research and development parks. The zone is appropriate for
research and development, assembly and/or storage of products, and wholesale
facilities. More intense uses require a Conditional Use Permit. The Light Industrial
designation has been applied to 288.3 acres of land within the planning area, including
areas along La Palma Avenue in the southeast portion of the City in close proximity to
the AT&SF Railroad and the Riverside Freeway and in SAVI Ranch area. Industrial uses
are also found in the vicinity of Prospect Avenue and Imperial Highway. These sites
have reasonable access to public transit. Current uses in the area suitable for
conversion to an emergency shelter include larger buildings and warehouses. There are
sufficient properties within the City’s M-1 zone to provide opportunities for an
emergency shelter.
The City has included a program within the Housing Element to modify the Zoning
Code to permit shelters in the M-1 Zone subject to the same development and
management standards as other permitted uses in the zone. The M-1 district
development standards are appropriate to facilitate emergency shelters, and can be
summarized as follows:
−
−
−
−
−
−
Minimum lot area: 10,000 square feet
Front yard setback: 10 feet
Interior side yard setback: none
Rear Yard Setback: none; 100 feet adjacent to a Residential Zone
Height: 35 feet
Lot coverage, maximum: 60%
In addition to application of M-1 development standards, pursuant to SB 2, the City can
also specify written, objective standards to regulate the following aspects of emergency
shelters to enhance compatibility:
−
−
−
−
−
−
−
−
The maximum number of beds or persons permitted to be served nightly by the
facility;
Off-street parking based on demonstrated need, but not to exceed parking
requirements for other residential or commercial uses in the same zone;
The size and location of exterior and interior onsite waiting and client intake
areas;
The provision of onsite management;
The proximity of other emergency shelters, provided that emergency shelters are
not required to be more than 300 feet apart;
The length of stay;
Lighting; and
Security during hours that the emergency shelter is in operation.
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HOUSING CONSTRAINTS
Farm Employee Housing
The Census identifies 26 Yorba Linda residents employed in farming, fishing and forestry
occupations, representing only 0.1 percent of the City’s labor force. The City has
limited parcels remaining in agricultural use. Therefore, given the extremely limited
presence of farmworkers in the community, the City has not identified a need for
specialized farmworker housing beyond overall programs for housing affordability.
Accessibility Accommodations
Both the federal Fair Housing Act and the California Fair Employment and Housing Act
impose an affirmative duty on local governments to make reasonable accommodations
(i.e. modifications or exceptions) in their zoning and other land use regulations when
such accommodations may be necessary to afford disabled persons an equal
opportunity to use and enjoy a dwelling. For example, it may be a reasonable
accommodation to allow covered ramps in the setbacks of properties that have already
been developed to accommodate residents with mobility impairments.
For new construction, the City’s building code requires new housing to comply with the
1998 amendment to the Fair Housing Act, with multi-family development also subject to
the Americans with Disabilities Act (ADA) standards. New apartment buildings are
subject to requirements for unit “adaptability” on ground floor units. Adaptable units
are built for easy conversion to disabled access, such as doorway and hallway widths,
and added structural support in the bathroom to allow the addition of handrails.
The City has conducted a review of zoning and building code requirements, and has
not identified any barriers to the provision of accessible housing. Though Yorba Linda
has not identified any constraints on the development, maintenance, and improvement
of housing for persons with disabilities, the City has not developed specific procedures
for requesting a reasonable accommodation. Therefore, as a means of facilitating such
requests, the City has included a program in the Housing Element to develop
procedures for reasonable accommodation requests with respect to zoning, permit
processing, and building laws.
3.
Site Improvements
Developers of single-family residential tracts in the City are required to install arterial
and local streets; sewer; water lines; storm drainage; curbs, gutters, sidewalks; street
lighting; underground utilities; and landscaping in the public right-of-way within and
adjacent to a tract. These facilities are in most cases dedicated to the City or other
agencies that are responsible for maintenance. Without the site improvement
requirement there are no other means of providing necessary infrastructure to the City's
land parcels. Requirements for site improvements are at a level necessary to meet the
City's costs and are necessary to protect health, safety, and welfare.
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HOUSING CONSTRAINTS
The cost of these required off-site improvements vary with the sales price of each
dwelling unit depending on the nature of development (i.e., hillside or flatland
development). The City may also impose development fees on future housing
developments in order to recover some of the cost of installing off-site improvements
including upgrading the circulation system and other urban service systems to serve
increased density. The developed portions of Yorba Linda have the majority of
necessary infrastructure, such as streets, electrical and water facilities, already in place.
Yorba Linda’s Circulation Element and Subdivision Ordinance establish the City’s street
width standards. Commuter arterials are required to have a right-of-way width of 56
feet and a standard 40 foot curb-to-curb width, with two travel lanes and two parking
lanes. The primary purpose of this roadway is to provide access to adjacent land uses in
rural and residential areas. A Rural Secondary roadway has a right-of-way width of 80
feet with 64 feet to edge of pavement. This roadway is characterized by not having
concrete curb, gutter and sidewalk. This roadway provides access to adjacent land uses
and shall only be used in approved areas.
4.
Development Fees
The City collects various fees from development to cover the costs of processing
permits, including fees for planning approvals, subdivision map act approvals,
environmental review, public works and plan check services, and building permits,
among others. In addition to these service fees associated with development
processing, the City also charges several impact fees to offset the future impact of
development on parks, and traffic and circulation.
Table III-3 provides a listing of residential development fees in Yorba Linda. As a means
of assessing the cost that fees contribute to development in Yorba Linda, the City has
calculated the total Building, Planning and Engineering fees associated with
development of two different residential prototypes. Table III-4 presents a single-family
3,000 square foot residence with four bedrooms, a 400 square foot garage and a
valuation of approximately $516,000. The development fees for this single-family unit
are approximately $25,850. The highest fees are the school fee (almost $9,000); the
sewer connection fee (approximately $5,400 per unit); and the Eastern Transportation
Corridor Fee (approximately $3,200). Table III-5 presents a condominium project with
50 units. The amount of the development fee is approximately $10,660 for one
condominium unit. The highest fees for a multiple family unit are the school fees, the
Eastern Transportation Corridor Fee and the Drainage Fee.
In summary, Yorba Linda’s development fees represent a small proportion of the overall
valuation of residential development; just five percent of the single-family residence and
six percent of the condominium development. The fees are comparable to, if not lower
than many Orange County jurisdictions and have not served as a constraint to
development. In addition, AB 641 (2007) helps to address the cash flow problems
inherent in many affordable housing projects during the construction phase. This
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HOUSING CONSTRAINTS
legislation prohibits local governments from requiring payment of local developer fees
on affordable housing projects prior to receiving a certificate of occupancy.
Table III-3
Residential Development Fees
PLANNING FEES
Administrative Adjustments
Annexation/Detachment
Certificate of Compliance Subdivisions
Conditional Use Permit
- Single-Family
- All Others
Design Review
Development Agreement
Development Plan
Environmental Evaluation
- Set Fee Applications
- Actual Cost Applications
Environmental Mitigation Monitoring
General Plan Amendment
Lot Line Adjustment
Preliminary Project Review
- Minor
- Major
Second Unit Request
Specific Plan
Tentative Parcel Map
Tentative Tract Map
Minor Change of Approved Tent. Tract Map
- Public Hearing Required
- No Public Hearing Required
Revised Tentative Tract Map
Final Tract Map Amendment
Variance
Zone Change (incldng pre-annexation)
Zoning Ordinance Amendments
Zoning Review of Bldg Permit Apps
IMPACT FEES
School Impact Fee
Sewer Connection Fee
- 1 bedroom
- 2 bedrooms
- 3 bedrooms
- 4 bedrooms
- 5+ bedrooms
Park Development Fee
- Single-Family Dwelling
- Multiple-Family Dwelling
Eastern Transportation Corridor Fee
- Single-Family Residence
- Multi-Family Residence
Traffic Mitigation Fee (County Measure M)
Hourly Rate
$108 set fee
$108/hour
$600 set fee
Initial Deposit
$1,500
$108/hour
$108/hour
$108/hour
$108/hour
$108/hour
$500
$1,000
$500
$3,000
$1,500
No charge
$108/hour
$108/hour
$108/hour
$108/hour
n/a
Use Application Deposit
Case by Case Basis
$4,000
$500
None
$108/hour
$108 set fee
$108/hour
$108/hour
$108/hour
n/a
$1,000
n/a
$5,000
$2,500
$2,500
$108/hour
$180 set fee
$108/hour
$108/hour
$108/hour
$108/hour
$108/hour
$108/hour
$750
n/a
$1,000
$1,000
$1,000
$3,000
$2,000
Use Application Deposit
Fee Amount
$2.97/square foot
$2,797
$3,657
$4,517
$5,377
$6,278
$1,902 per lot
$1,212 per unit
$3,246 per lot
$1,889 per unit
$600 per dwelling
Source: City of Yorba Linda Community Development Department, 2008.
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Table III-4
Development Fees: Low-Density Residential Development
Type of Fee
Plan Check
Energy plan check
Building Permit
Electrical Permit
Plumbing Permit
Mechanical Permit
Seismic Motion Study (SMS)
Microfilm
School Fee ($2.97 per sq. ft.)
Subtotal Building Fees
Per Unit Fee
$ 1,942.46
194.25
2,589.95
392.00
277.00
211.00
51.63
160.00
8,910.00
$ 14,728.29
Park and Recreation Fee
Sanitary Sewer Connection Fee
Traffic Impact/Mitigation Fee
Subtotal Engineering Fees
TOTAL FEES
$
1,902.00
5,377.00
3,246.00
600.00
$ 11,125.00
$ 25,853.29
Source: City of Yorba Linda, 2008
Assumptions: 3,000 sq.ft unit + 400 sq.ft garage. $516,321 building valuation.
Table III-5
Development Fees: Prototypical Condominium Project
Type of Fee
Plan Check
Building Permit
Electrical Permit
Mechanical Permit
Plumbing Permit
Energy Plan Check
Seismic Motion Study
School Fee ($2.97 per square foot)
Subtotal Building Fees
Design Review
Tract Map
Conditional Use Permit (CUP)
Subtotal Planning Fees
Final Tract Map Check (est.)
Grading Plan Check/Permit (est.)
Soil Report Review & Testing (est.)
Improvement Plan Check/Insp (est.)
Drainage Fee
Master Plan of Sewers Fee
Traffic Impact Mitigation Fee
Subtotal Engineering Fees
TOTAL PROECT FEES
TOTAL FEES PER UNIT
Total Project Fee
23,010.00
52,885.00
13,210.00
6,685.00
9,540.00
3,080.00
890.00
166,320.00
$275,620.00
$500.00
2,500.00
1,000.00
$4,000.00
$ 2,000.00
18,000.00
4,000.00
35,000,00
70,000.00
1,825.00
30,000.00
96,550.00
$ 257,375.00
$532,995.00
$10,660.00
Source: City of Yorba Linda, 2008.
Assumptions: 50 units: 5 6-plexes and 5 4-plexes. Mix of 1,000 and 1,200 sq.ft. units
plus 400 sq. ft. garages. Plan Check fees = 75% of building permit for first building, and
45% x 4 of plan check fee for the other four buildings for both 6-plexes and 4-plexes.
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HOUSING CONSTRAINTS
5.
Local Processing and Permit Procedures
The evaluation and review process required by City procedures contributes to the cost
of housing in which developer holding costs are incurred. The Planning Commission in
Yorba Linda is entrusted with approval of applications. The Commission’s decision may
be appealed to the City Council.
Yorba Linda’s development review process involves concurrent review by staff and
concurrent review and approval by the Planning Commission. For example, a
condominium project would submit concurrent applications for a subdivision tract map,
a conditional use permit for the site and development plan (any multi-family project with
4 or more units), and design review for the architecture of the buildings. All
applications are reviewed by staff and then submitted to the Planning Commission for
review and approval.
Design standards and guidelines are provided in Chapter 18.26 of the Zoning Code.
The Chapter provides standards for design of parking structures, lighting, mechanical
equipment, roofs, and chimneys; height determination; public access; exterior
buildings/structure walls; trash enclosures; screening; fences, walls, and hedges;
perimeter walls/fencing; and street dedications and improvements. Guidelines for
design are also provided addressing building articulation, signage, landscaping, new
additions to existing buildings, compatibility with adjacent uses, and promotion of
improving air quality and promoting energy conservation. As with the subdivision tract
map and the conditional use permit, the Planning Commission has the authority to
approve the design.
Residential projects in Yorba Linda generally receive concurrent processing and receive
approval from the Planning Commission. Table III-6 compares typical processing times
for residential projects in Yorba Linda, Cypress, Huntington Beach, Costa Mesa, Irvine,
and Orange County. The times for the usual development process in Yorba Linda are
comparable or slightly less than most of these communities.
Due to concurrent processing of the conditional use permit with design review and a
tract map, if required, the City does not intend to alter this process for market rate
housing. However, the City will evaluate the requirement for a conditional use process
as part of the rezoning program, particularly as it applies to affordable housing.
III-16
HOUSING CONSTRAINTS
Table III-6
Development Processing Times in Yorba Linda and Nearby Communities
(in months)
Yorba
Linda
Cypress
Costa Mesa
Huntington
Beach
Irvine
Orange
County
6-9
3-6
2-5
6 -12
9
12 - 24
6-9
3-6
2-5
6 - 12
9
18 for
undeveloped1;
4 - 8 for infill
2-3
1.5 - 2
2-3
(Zoning
Admin)
2-3
(Zoning Adm)
4-6
(Plng Comm)
4-6
EIR
9 - 12
3-4
4-6
6
12
6-9
Tentative Tract
2-3
1.5 - 2
2-3
4-6
4-6
1 - 22
2 weeks
2-3 weeks
2-3
1
1
3 - 63
2-3
N/A
2-3
3-4
4
1-2
2-3
Initial check 10 days;
Recheck 2 days
3 - 4 wks
1
Process
General Plan
Amendment
Zone Change
Conditional Use
Permit/ Variance
Site Plan Review
(Staff)
Site Plan Review
(Plng Comm)
Plan Checking/
Building Permits
3-4
1 - 1.5
Source: City of Yorba Linda, June 2008; City of Cypress, Draft Housing Element, June 2008; City of Huntington Beach Draft
Housing Element, March 2008
Notes: 1. Often processed concurrently with a General Plan Amendment
2. Assumes all discretionary approvals secured and no new environmental documentation needed
3. Depending on environmental needs
6.
Building Code
As required of all jurisdictions in California, Yorba Linda has adopted the latest (2007)
California Building Code, which incorporates the most recent (2006) International
Building Code. This new Building Code establishes construction standards necessary to
protect public health, safety and welfare. While the new Codes will bring California
building codes into consistency with the rest of the country, changes from the current
State Building Code are anticipated to increase the costs of development.
The City adopted a local amendment to the Building Code requiring an on-site,
automatic fire-sprinkler systems in all new residential construction with a floor area of
5,500 or greater attached square feet. This is due to the hot, dry and strong Santa Ana
winds, particularly in the fall and spring seasons and the potential of fires.
III-17
HOUSING CONSTRAINTS
B.
MARKET CONSTRAINTS
1.
Availability of Financing
The availability of financing in a community depends on a number of factors, including
the type of lending institutions active in the community, lending practices, rates and fees
charged, laws and regulations governing financial institutions, and equal access to those
institutions. Through analysis of Home Mortgage Disclosure Act (HMDA) data on the
disposition of residential loan applications, an assessment can be made of the
availability of residential financing within a community.
Residential lending activity in Yorba Linda consisted of 3,150 applications for
conventional home purchase loans in 2006. Table III-7 provides information on the
status of home purchase loan applications in both Yorba Linda and Orange County. As
illustrated by this table, at 70 percent, the loan approval rate in Yorba Linda was
significantly higher than the 65 percent approval Countywide; tighter mortgage lending
standards can be evidenced in the decline from the County’s 69 percent loan approval
rate in 2005. Review of loan approvals by census tract identifies one census tract in
Yorba Linda with loan approval rates more than five percentage points below the
citywide average. Census tract 218.26, located in southeastern Yorba Linda adjacent to
the railroad right-of-way (refer to Figure 1) evidenced a mortgage loan approval rate of
just 63 percent on the total 103 loan applications in this census tract. This data would
indicate this area could benefit from targeted outreach and marketing of the
homeownership assistance programs to help to improve access to credit.
Table III-7
Status of Home Purchase Loans 2006
Yorba Linda and Orange County MSA
Loans Approved
# Loan
Applications
% of Total
Loans Denied
Yorba Linda
2,208
Orange Co.
58,211
Yorba Linda
538
Orange Co.
18,422
Loans
Withdrawn/Incomplete
Yorba Linda Orange Co.
404
12,588
70%
65%
17%
21%
13%
14%
Source: Home Mortgage Disclosure Act Data, 2006. Compiled by Karen Warner Associates.
Note: Approved loans include: loans originated and applications approved but not accepted.
2.
Price of Land
The availability and price of land represents a significant market constraint to housing
production throughout most of Southern California. The Meta Housing site of 2.15
acres was acquired in 2004 by the developer at a cost of $2.65 million or $1.23 million
per acre. The Yorba Linda Redevelopment Agency plays an important role in both land
assembly and land write-down in support of affordable housing.
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HOUSING CONSTRAINTS
3.
Cost of Construction
The cost of building materials for residential construction has risen dramatically in recent
years. According to the U.S. Department of Labor, the overall cost of residential
construction materials rose 22 percent between 2004-2006, with steel costs increasing
63 percent and the cost of cement increasing 27 percent. However, with the slow
down in the real estate market, the price of construction materials is showing a
decrease of 1-2 percent from last year. The 2 percent increase in overall construction
costs experienced over the past year is primarily due to increased labor costs.1
Hard construction costs include building shell costs, on and off-site improvements,
parking and all contractor costs.2 Construction costs for high density apartment (20
units per acre) development run around $150,000 per unit, including $10,000 per unit
for structured parking. Hard construction costs for development of medium density (15
units per acre) condominiums over podium parking run approximately $200,000 per
unit, including $35,000 per unit for the parking structure. Another factor related to
construction costs is the number of units built at one time. As that number increases,
overall costs generally decrease as builders are able to take advantage of the benefits of
economies of scale.
A reduction in amenities and the quality of building materials (above a minimum
acceptability for health, safety, and adequate performance) can result in lower
development costs. This could become part of the revision to the City’s density bonus
provisions as well as the proposed inclusionary zoning ordinance.
1
www.dcd.com/pdf_files/0710trends.pdf
Contractor costs encompass the contractor’s fee, general conditions, insurance and bonds, and
construction contingency.
2
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HOUSING CONSTRAINTS
C.
ENVIRONMENTAL AND INFRASTRUCTURE CONSTRAINTS
A wide range of environmental factors may constrain the development of new housing
in Yorba Linda. The largest concentrations of undeveloped lands for new residential
development are along the City’s north and northeastern periphery extending into the
foothills and hillsides of the Sphere of Influence. These areas are likely to contain
environmental habitats and constraints on development, such as steep slopes,
wild/brush fire potential, landslides, necessity for reclamation of oil operations, and so
on. Historically, development has varied in the degree and sensitivity to which it has
accounted for these constraints. Most have sited housing units in ways to maintain the
hillside’s unique character and resources. Others have extended typical flatland
subdivisions into the hillside, using mass grading altering natural resources and
landform. As development demands and pressures persist, the extent to which
development will be permitted on the City’s hillsides is of particular concern.
Areas of special environmental significance, potential safety hazards, and development
constraints will influence land use policy. The City of Yorba Linda Safety Element
identifies a number of environmental constraints for the City, including slope stability,
wildfire, flooding, seismic hazards, and oil well hazards. The Yorba Linda General Plan
recognizes these hazards and identifies programs to minimize them. The availability of
public infrastructure and services for residential development is another potential
constraint to the development of housing. The following are more detailed discussions
of these environmental constraints and hazards which affect, in varying degrees, existing
and future residential developments.
1.
Slope Stability – Landslides and Subsidence
As the City’s Safety Element points out, slope stability is a serious geologic problem in
the northern and eastern portions of the City. This area is underlain by siltstone and
interbedded sandstone of the Puente Formation and are often the most prone to
landsliding and other forms of slope failure. Along Telegraph Canyon and other eastwest trending canyons, landslides are more common than on south-facing slopes which
are typically underlain by thick soil and slopewash. Soil creep and shallow slope failures
also occur more on the east-west trending slopes.
2.
Wildfire
Yorba Linda is subject to wildfires due to the steep terrain, highly flammable vegetation
of adjacent Chino Hills and the high winds (Santa Ana winds) that correspond with
seasonal dry periods. Major fires have threatened the City in the past. High wildfire
hazard areas include the northern and eastern portions of the City.
Since 1980, the Yorba Linda area has experienced 25 separate wildland fires, burning a
total of 82,734 acres; single events range from one to nearly 20,000 acres. Until the
recent Freeway Complex Fire, the most notable and devastating of these were the 1982
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HOUSING CONSTRAINTS
Gypsum Incident (19,986 acres), the 1980 Owl Incident (18,332 acres), the 1980
Carbon Canyon Incident (14,613 acres) and the 2006 Sierra Peak Incident (10,506
acres). The commonality of each of these larger fires is the Santa Ana Wind and the
effect it has on vegetation and fire behavior. The Santa Ana Canyon funnels the wind,
increasing its speed and magnifying the effects on the available fuel bed. The frequency
of fire in this area has allowed non-native vegetation of volatile grasses and weeds to
become the dominate fuel type.
On November 15, 2008, Yorba Linda experienced the Freeway Complex Fire. The
Orange County Fire Authority’s preliminary report (December 2, 2008) on the fire
indicated that the fire consumed 30,305 acres; destroyed 187 residential structures
(including multi-family residential buildings) and damaged 127 residential structures.
Four commercial properties were destroyed or damaged, along with 43 outbuildings.
3.
Flooding
The City has within its boundaries a number of identified 100-year floodplains. A 100year floodplain is defined as an area that has a one percent or greater chance of
experiencing a flood inundation in any given year. The floodplain areas in Yorba Linda
has been established by the Federal Emergency Management Agency (FEMA) and are
shown on Flood Insurance Rate Maps (FIRMS). The 100-year floodplain poses minimal
threats to developed lands in the City. The City has designated these areas as “Open
Space,” with a zoning designation overlay of Floodplain (FP-2). Allowable uses in
floodplain areas are limited to flood control and roadway projects, temporary structures,
agricultural uses, parks and wildlife/natural preserves and open space.
4.
Seismic Hazards
Like most other cities in Southern California, Yorba Linda is at risk of suffering structural
damage and loss of life during an earthquake of significant magnitude. The following
regional and local active and potentially active faults are all potentially hazardous to the
City: Whittier, Elsinore, San Andreas, Newport-Inglewood, Peralta Hills, Chino and San
Jacinto. In particular, the Whittier fault line cuts across Yorba Linda diagonally
(northwest/southeast orientation). The Whittier fault zone (including Whittier, Elsinore,
and Chino faults) is an Alquist-Priolo Special Studies Zone. Surface fault rupture hazard
is high within the boundaries of this zone, according to the Safety Element. Yorba Linda
is located between 4 and 32 miles of the other faults with groundshaking hazards from
each of the faults. Most areas of Yorba Linda are assumed to be at low risk for
liquefaction hazards, since the water table in most places is deeper than 50 feet. The
other threat in an earthquake is damage to structures. In Yorba Linda, unreinforced
masonry structures, built prior to 1930, are the primary concern. Such remaining
structures are most likely to be found in the downtown area.
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HOUSING CONSTRAINTS
5.
Oil Well Hazards
The Yorba Linda oil field is primarily located in the northern area of the City. The
topography of the field is hilly with ground elevations ranging from approximately 400
to 650 feet above sea level. Issues related to the oil field include occasional spills of
crude oil and groundwater contamination. More long-term issues involve the
decommissioning of the oil field, abandonment of the wells and development of ht
earea after it is no longer used as an oil field. Wells must be vented to the atmosphere
and plugged for several hundred feet with cement or clay-based mud according to the
specifications in the Abandonment/Reabandonment Guidelines published by the
Division.
6.
Public Services and Facilities
The majority of Yorba Linda has the necessary infrastructure, streets, electrical lines, and
water distribution, already in place for new development. New development is able to
tap into existing water and sewer lateral lines, with no new sewer or water mains
necessary. The City’s 1993 General Plan identifies adequate infrastructure and public
service capacity to accommodate the City’s regional housing needs of 2,039 additional
dwelling units during the 2008-2014 Housing Element planning period.
In 1990, Orange County voters approved Measure M, the Revised Traffic Improvement
and Growth Management Ordinance, which provides funding to Orange County for
needed transportation improvements over a 20-year period through the imposition of a
one-half cent retail transaction and use tax. Cities such as Yorba Linda can qualify for
Measure M funds if they comply with the Countywide Growth Management Program
component requirements and have an established policy framework for that Program.
As part of the Program, Yorba Linda implemented a development mitigation program
establishing the following fees: Eastern Transportation Corridor Fee and a Traffic
Impact/Mitigation Fee. The City has established a Capital Improvement Program for the
transportation systems improvements to effectively manage the system based on the
OCTA timetables. This is an on-going, consistently updated program in Yorba Linda.
The City also participates in a variety of inter-jurisdictional efforts, related to Measure M;
City and County impact fees; traffic and land use; jobs/housing balance; Facility
Implementation Plans; and coordination of growth projections for the City and the
County. These efforts enable Yorba Linda to coordinate the provision of public services
and adequate facilities with other adjacent cities and the County of Orange.
III-22
HOUSING CONSTRAINTS
IV. HOUSING RESOURCES
This chapter describes and analyzes resources available for the development,
rehabilitation, and preservation of housing in the City of Yorba Linda. The first section
begins with an overview of the availability of residential sites for future housing
development, and the adequacy of these sites to address the City’s identified share of
future housing needs. The following section presents financial resources available to
support in the provision of affordable housing in the community. The next section
presents administrative resources available to assist in implementing the City’s housing
programs. The final section is an overview of energy conservation and green building
resources available to the City and its residents.
A.
AVAILABILITY OF SITES FOR HOUSING
SCAG has determined the projected housing need for its region for the 2008-2014
Housing Element cycle, and has allocated this housing need to each jurisdiction by
income category. This Regional Housing Needs Assessment (RHNA) represents the
minimum number of housing units each community is required to plan for by providing
“adequate sites” through the general plan and zoning. An important component of the
Housing Element is the identification of adequate sites for future housing development,
and evaluation of the adequacy of these sites in fulfilling the City’s share of regional
housing needs (RHNA). Yorba Linda has a RHNA allocation of 2,039 units distributed
among the following income groups: 460 very low income (of which 230 are estimated
as extremely low income); 371 low income; 412 moderate income; and 796 above
moderate income units.
The City will use the following methods to address its share of regional housing needs:
• Identification of residentially zoned sites;
• Rezoning vacant and underutilized sites to densities of 10, 20 and 30 units per
acre;
• Converting market rate housing to affordable units using the City’s committed
assistance; and
• Residential permits issued during the RHNA “gap period” (January 1, 2006 - May
1, 2008).
1. Available Sites and Sites for Rezoning
The Vista Del Verde (Shell) Master Planned Community and the North Yorba Linda
Estates represent the last significant areas for development within Yorba Linda’s current
city limits. Both of these planned developments have received planning entitlements
and are being built in phases, with 449 units in Vista Del Verde and 630 units in North
Yorba Linda Estates remaining to be developed. With the exception of these two large
IV-1
HOUSING RESOURCES
hillside projects, remaining residentially zoned land is limited to a handful of low density
sites, identified as Sites 4, 8, 9, 11, 12 and 13 in Table IV-1. In order to provide for
additional residential development capacity and contribute towards addressing Yorba
Linda’s regional housing growth needs, the Housing Element establishes a rezoning
program to increase permitted densities on these and other identified site, as described
later in this section.
Housing Element statutes now provide for the use of “default densities” to assess
affordability when evaluating the adequacy of sites to address the affordability targets
established by the RHNA. Based on its population and location within Orange County,
Yorba Linda falls within the default density of 30 units per acre for providing sites
affordable to very low and low income households; sites suitable for moderate density
households can be provided at 10 units per acre. As a result of Measure B, which
requires a public vote for an increase in residential densities or change in non-residential
zoning to residential at greater than 10 units per acre, Yorba Linda faces significant
constraints in providing adequate sites which fulfill Housing Element density thresholds.
Nonetheless, Yorba Linda is committed to making its best effort to address the diverse
housing needs of the community. The City has conducted extensive community
outreach and meetings with property owners to identify those sites most suitable for
rezoning to multi-family use at 10+ units per acre. Sites recommended for redesignation were selected based on several factors: existing land use and feasibility for
redevelopment within the planning period; neighborhood compatibility and community
context; property owner interest; location within a Redevelopment Project Area; and an
overriding goal to disperse affordable housing opportunities throughout the community.
As presented in Table IV-1, 13 sites have been identified for proposed rezoning, totaling
48.24 acres, and include both existing residential and commercial zoned properties.
Proposed densities vary from 10 to 30 units per acre and provide opportunities for the
development of up to 1,087 units. As illustrated later in this chapter, the proposed
rezonings will provide sufficient sites at densities suitable to address the City’s RHNA
needs for all income levels.
The Housing Element includes a rezoning program (Program 11) for these 13 sites.
Prior to implementation of the rezoning, a ballot measure will be required to obtain
voter approval, as stipulated by Measure B.
IV-2
HOUSING RESOURCES
Table IV-1
Sites for Rezoning at 10-30 units per acre
Site
No.
Site Description
Current
Zoning
Current
Permitted
Density
Vacant
Acres
Underutilized
Acres
Potential
Units
Sites at 30 Units per Acre
1
Prospect (Greenhouse)
C-G
2
Wabash & Rose
C-G
3
4
5
6
Yorba Linda/
C-G
Prospect
SWC Bastanchury &
PD
Lakeview (middle parcel)
(R-E/R-S)
Old Canal Road Annex
PD/Support
Savi Ranch
Commercial
Mitsubishi Motors Site
PD/Office
Savi Ranch
Commercial
Subtotal at 30 units per acre
(24.77 total acres)
4.11
1.8 - 3 du/ac
123 units
1.68
50 units
4.08
122 units
8.5 (of 17 acre
block)
255 units
3.2
7.31
96 units
3.2
96 units
17.46
742 units
7
8
9
Lakeview/ Strawberry-Field
C-G
(RDA owned)
Lakeview/Altrudy
R-S
(RDA owned)
SWC Bastanchury &
PD
Lakeview (eastern parcel)
(R-E/R-S)
(14.19 total acres)
3 du/ac
4.70
94 units
2.39
47 units
1.8 - 3 du/ac
7.09
4.11 (of 17
acre block)
82 units
4.11
223 units
0.49
5 units
10
Postal Annex
SE Lemon & Eureka
C-G
11
Nixon Archive
R-E
1.8 du/ac
7.01
70 units
12
SWC Bastanchury &
Lakeview (western parcel)
PD
(R-E/R-S)
1.8 - 3.0
du/ac
4.34 (of 17
acre block)
43 units
13
3741 Rose Drive
R-U
4.0 du/ac
0.43
4 units
12.27
122 units
33.84
1,087 units
(11.84 total acres)
TOTALS for all Multi-family Rezoning
48.24 acres @ 10-30 units per acre
14.40
Source: City of Yorba Linda Residential Sites Survey, April 2009.
IV-3
HOUSING RESOURCES
The following describes each of the proposed sites for rezoning, graphically depicted in
Figure 7. Appendix B provides a more detailed listing of the sites, aerial maps of each
site and the surrounding properties, and a listing of sites considered but not
recommended.
Sites Proposed for Rezoning to 30 Units per Acre
The City is proposing six sites, comprising 24.77 acres, for rezoning to a residential
density of 30 units per acre. Of these sites, two are vacant and four are underutilized.
The rezoning of all six sites to a density of 30 units per acre requires approval of a ballot
measure by a simple majority vote of the electorate, as stated in Measure B. These sites
will provide densities suitable for the development of housing affordable to lower
income households.
Sites 1, 2 and 3 are all zoned Commercial-General (C-G). Site 1 on Prospect Avenue is
comprised of 4.11 acres. The site is currently vacant, having been used as greenhouses
in the recent past. The surrounding land uses include commercial to the south, west
and east; and single family residential to the north. Site 2 located at Wabash and Rose,
is currently used as storage for recreational vehicles. Surrounding uses include a mobile
home park to the north (across Wabash Avenue), commercial uses to the south and
west (across North Rose Drive), and adjacent single family residential uses to the east.
Development of this 1.68 acre site as multi-family residential would provide a good
transition between the adjacent single family and commercial uses. Site 2 is also
accessible to public transportation. Site 3 is 4.08 acres located at Yorba Linda and
Prospect. The site is currently occupied by St. Joseph’s medical office. The property
owners are working with the City to quickly develop a replacement office building at
Bastanchury and Rose. Upon completion of the replacement office building, the
owners plan to sell Site 3. This site is surrounded by single family uses immediately
adjacent on the north and east; a multi-family residential use across Prospect to the
west; and both commercial and single family residential uses across the busy Yorba
Linda Boulevard.
Site 4 is the middle parcel (8.5 acres) of a 17 acre block currently zoned Planned
Development (PD) for Residential-Estate/Residential-Suburban (R-E/R-S), allowing
densities of 1.8 to 3 units per acre. The City is proposing rezoning for the entire block,
with the highest density of 30 units per acre to be located on this center parcel Site 4.
The eastern parcel (Site 10) is proposed for rezoning to 20 units per acre; while the
western parcel (Site 12) is proposed for rezoning to 10 units per acre. Sites 10 and 12
help to create a buffer between the surrounding single family uses and the higher
density proposed for Site 4. The site is currently used as a wholesale landscape nursery.
Adjacent uses to the south include Mabel Paine Elementary School and single family
residential. To the north is a vacant site entitled for 50 single family homes, located
across Bastanchury Boulevard.
Sites 5 and 6, each 3.2 acres zoned Planned Development (PD) for Commercial-Office
(C-O), are located within the Savi Ranch planned development. The Savi Ranch Center
IV-4
HOUSING RESOURCES
is a suburban retail, restaurant and office development located in eastern Yorba Linda.
The City is interested in introducing higher density housing in Savi Ranch to create a
vibrant, mixed use environment, and has identified two available sites suitable for mixeduse with an allowed residential density of 30 units per acre. Site 5 is a vacant, 3.2 acre
site currently offered for sale. An extended stay hotel abuts the site to the south, with
arterial roadways surrounding the site on its three other sides. Immediately east of this
site is Site 6, also 3.2 acres in size, which previously had been developed as an
automobile dealership and now sits vacant. A retail center is developed to the east of
Site 6, and the Riverside Freeway lies to the south. The owners of both properties are
very supportive of rezoning to mixed-use with a higher residential density of 30 units
per acre.
The City is proposing to rezone three sites, comprising 11.20 acres, to accommodate
residential development at a density of 20 units per acre. Two of the three sites are
vacant and one is underutilized. Rezoning of these sites to a density of 20 units per
acre requires approval by a simple majority vote of the electorate, as stated in Measure
B. These sites will provide opportunities for the development of housing affordable to
moderate income households.
Sites 7 and 8 are vacant and owned by the Yorba Linda Redevelopment Agency. Site 7,
the Lakeview/Strawberry-Field property, is 4.7 acres and is zoned Commercial-General
(C-G) It is surrounded by single family uses to the east, commercial uses to the north
and south, and other residential uses across Lakeview to the west. Site 8, the
Lakeview/Altrudy site, is 2.39 acres and is zoned Residential-Suburban (R-S). It is
surrounded by residential uses, single family to the west, north and east, and multi-family
to the south, including a senior housing development. The two sites are being
considered as part of the Town Center development. The Town Center Blue Ribbon
Committee report to City Council (February 2008) recognized the need for housing in
the Town Center, particularly on the Redevelopment Agency owned parcels acquired
with Agency housing funds. The City’s updated Housing Element includes Program 12
to develop the Town Center Plan with a variety of housing types consistent with the
character of the area. City Council recently approved a contract with a planning
consultant to begin developing a specific plan for the Town Center, including these two
Agency-owned sites.
Site 9 is the eastern portion of the 17 acre block at Bastanchury and Lakeview. This
parcel is 4.11 acres and is zoned PD (R-E/R-S). The City proposes rezoning Site 9 to a
density of 20 units an acre, creating a transition between the proposed 30 units per acre
density for the middle parcel in the block and the single family uses directly adjacent to
the south and across Lakeview to the east. The site is currently used as horse stables
and a riding academy. The owner has expressed interest in the proposed rezoning to
multi-family residential.
IV-5
HOUSING RESOURCES
The City is proposing to rezone four sites, comprising 12.27 acres, to accommodate
residential development at a density of 10 units per acre. All four sites are
underutilized. One site is commercially zoned and does not require a Measure B vote,
while the other three sites are residentially zoned and require approval by a simple
majority vote of the electorate for rezoning.. These sites will provide opportunities for
the development of housing affordable to moderate income households.
Site 10 is located on the southeast corner of Lemon Drive and Eureka Avenue. This
0.49 acre site is zoned C-G and is currently used as a retail strip center. The Yorba Linda
post office is located to the north, across Lemon Drive, with a mix of other commercial
uses located to the west, across Eureka Avenue. Immediately adjacent to the south and
east are residential uses. This site is a transitional parcel, providing a buffer between the
commercial and residential uses. The site is within walking distance of Imperial
Highway, a major transportation corridor.
Site 11, known as the Nixon Archive site, is zoned Residential Estate (R-E). The site is
7.01 acres and contains three single-family residences. The site is located across Yorba
Linda Boulevard from the Nixon Library; its development with multi-family residential
would provide transition from this visitor intensive public use to the adjacent single
family neighborhood.
Site 12 is the third parcel of the 17 acre block at Bastanchury and Lakeview. This
western parcel is 4.34 acres, zoned PD (R-E/R-S), allowing 1.8 to 3 units per acre. The
site is currently used as a wholesale landscape nursery. Across Plumosa to the west is a
single family neighborhood, to the south is Mabel Paine Elementary School, and to the
north is a vacant site entitled for development of 50 single family houses, separated by
Bastanchury.
Site 13 is a small parcel on the western edge of Yorba Linda, surrounded by the City of
Placentia. The site is 0.43 acres, currently zoned R-U, allowing 4 units per acre. The
current greenhouse use and auto detailing business is non-conforming. The property is
a transitional site, with residential uses to the north and a commercial retail center
wrapping the site to the south and west. Directly across Rose Drive to the east is Site 2,
proposed at a density of 30 units per acre.
IV-6
HOUSING RESOURCES
Figure 7.
City of Yorba Linda
POTENTIAL MULTI-FAMILY
SITES
BREA
on
ny
Ca
on
rb
Ca
ROSE DRIVE
GREENHOUSE
Chino Hills State Park
Telegraph Cyn
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PROSPECT AVE.
GREENHOUSES
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Green
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B
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Yorba Linda
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Pa
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NIXON ARCHIVES SITE
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on
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Yorba Linda
Lakebed Park
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LAKEVIEW STRAWBERRY FIELD
Buena Vista
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Fairmont Knolls
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Jessamyn
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ST. JOSEPHS
MEDICAL OFFICES
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Basin
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91
2.
Committed Assistance
Government Code Section 65583.1(c) permits jurisdictions to rely on existing units to
fulfill up to 25 percent of their residential sites requirement (RHNA) in the Housing
Element, pursuant to specified criteria. The following activities may be eligible:
Substantial rehabilitation of substandard rental housing
Conversion of multi-family rental units from non-affordable to affordable
Preservation of at-risk housing
To qualify, a community must provide “committed assistance” to specified projects
within the first two years of the planning period through a legally enforceable
agreement. Units must be provided at affordable rent levels to very low and/or low
income households, with affordability terms ranging from 20 – 55 years.
The City of Yorba Linda has committed to providing financial assistance towards the
conversion of multi-family rental units from non-affordable to affordable and is seeking
to apply credits towards the City’s RHNA obligations (refer to Appendix B - Adequate
Sites Program Alternative Checklist). As presented in Table V-2 in the Housing Plan,
Yorba Linda has fulfilled a portion of its regional share for very low income households
(114 units) and low income households (30 units) during the prior planning period,
rendering the City eligible to utilize the alternative sites program.
The City is working to convert multi-family rental units from non-affordable to affordable
in two separate developments. One development, Linda Gardens, is a 76 unit family
apartment complex; the other, Archstone Yorba Linda (previously River Bend
Apartments), is a 400 unit family apartment complex. The City plans to create 75
affordable units at Linda Gardens and at least 30 affordable units at Archstone Yorba
Linda. Details of the City’s commitment are provided in this section.
Linda Gardens: Rehabilitation and Conversion to Affordable Rental Units
The Yorba Linda Redevelopment Agency has committed $12.9 million in
Redevelopment housing set-aside funds to Linda Gardens Apartments. Linda Gardens is
a 76 unit family apartment complex, which has been a source of problems for the City
for several years. The site was poorly maintained and generated a significant number of
police calls for service. During the prior planning period, the City worked with a nonprofit affordable housing developer (Southern California Housing Development
Company, now National CORE) to acquire and rehabilitate Arbor Villas, a similar
property located across the street from Linda Gardens. National CORE entered an
acquisition agreement with the owners of Linda Gardens without the use of eminent
domain, and obtained funds from the Redevelopment Agency to create long-term
affordability for the site. The project received tax credits and recently began
construction to ensure that the units will be decent, safe, and sanitary upon occupancy.
Due to the substantial rehabilitation required, a relocation plan has been prepared for
IV-8
HOUSING RESOURCES
the project. Some qualifying tenants are being temporarily relocated within the
complex to other units until their unit rehabilitation is completed. Other tenants
received relocation benefits to move off-site. The City’s agreement, as well as the tax
credit assistance, require at least 55 years of affordability and occupancy restrictions.
Market rents in Linda Gardens prior to acquisition provided 55 units affordable to low
income households, and 20 units at levels affordable to moderate income households.
Upon project completion, units previously renting at low income levels will be rented at
levels affordable to very low and extremely low income households. Units previously
renting at moderate income levels will be brought down to low and very low income
rent levels. Of Linda Gardens’ total 76 units, 8 units will be affordable to extremely low
income households, 54 units will be affordable to very low income households, 13 units
will be affordable to low income households, and one unit will be reserved for a
manager. Appendix B includes a table with an analysis of the current market rents and
the future affordable rents. The City will apply the units affordable to extremely low
income, very low income and low income households to address the City’s regional
new construction housing need for those income categories.
Archstone Yorba Linda: Conversion to Affordable Rental Units
The City is also in discussions with Archstone regarding their Yorba Linda apartment
community (previously River Bend Apartments). Archstone Yorba Linda consists of 400
units located on a 24.3 acre site. The units are a mix of one- and two-bedrooms with
rents starting in the $1200’s for a one-bedroom unit and in the $1300’s for a twobedroom unit. These rents are at the moderate income level under the State’s
redevelopment affordability standards. Some units in the complex may also be
affordable to low income households. The complex currently has a 20 percent vacancy
rate. The owners have decreased new rents over the past year and have advertised
specials to entice new tenants. The recent fires destroyed 16 units in two buildings,
which Archstone is moving forward to rebuild. Archstone has indicated interest in
working with the City to purchase low income affordability covenants on units to be
interspersed throughout the 400 unit complex, and the City’s economic consultant is
currently preparing a financial proforma to initiate the negotiation process. The City
anticipates that relocation will not be required; however, if the acquisition does result in
the displacement of very low- or low-income households, the City will work with the
owners to provide relocation assistance consistent with Health and Safety Code Section
17975, including rent and moving expenses equivalent to four (4) months, to those
occupants permanently or temporary displaced.
The City will provide committed assistance to achieve 55 years of affordability for low
income households in at least 30 units that are currently not affordable to that income
level. The City’s committed assistance is estimated between $1.5 and $3.5 million to fill
the gap between the current rents and rents affordable to low income households. The
City will provide Redevelopment housing set-aside funds for purchasing the affordability
covenants and any rehabilitation necessary to ensure that the units will be decent, safe,
and sanitary upon occupancy. The Yorba Linda Redevelopment Agency currently has
IV-9
HOUSING RESOURCES
sufficient funds to provide this assistance, with a current fund balance of $9.4 million
and an estimated $4.2 million in housing set-aside funds available annually throughout
the planning period. With the current vacancy rate of 20 percent, the affordable units
can be rented quickly once an agreement is reached between the City and the owner.
Housing Element Program 7 commits the Redevelopment Agency to provide committed
assistance for the conversion of 105 market rate units to affordable units in Linda
Gardens and Archstone Yorba Linda. Of the 105 units, 8 units will be affordable to
extremely low income households, 54 units will be affordable to very low income, and
43 units will be affordable to low income households. Pursuant to Government Code
Section 65583.1[c], the City will report to the State Department of Housing and
Community Development (HCD) on the status of the conversion of units at these
developments no later than July 1, 2010. If the City has not entered into an agreement
for committed assistance by that date, the City will amend the Housing Element to
identify additional appropriately zoned and suitable sites by July 1, 2011. An “Adequate
Sites Program Alternative Checklist” is provided for each project in Appendix B.
2. Building Permits Issued during RHNA Gap Period
Residential development constructed during the RHNA “gap period” since January
2006 can be credited towards Yorba Linda’s regional housing needs. The City has
issued residential building permits for 474 units from January 1, 2006 through May 1,
2008. Of the 474 units, 4 second units and 66 apartments contribute towards
addressing the City’s moderate income housing needs, while 307 single family units and
97 condominiums address the above moderate income housing need. As documented
in Chapter II, the median rents for apartments and guest houses in Yorba Linda fall
below the maximum affordable rent levels for a moderate income household, defined as
$2,080 for a two-bedroom unit and $1,850 for a one-bedroom unit (2008).
3. Residential Development Potential Compared with Yorba Linda’s
Regional Housing Needs
Table IV-2 provides a summary of Yorba Linda’s residential sites capacity compared to
the City’s RHNA for 2,039 new units, distributed among very low, low, moderate and
above moderate income levels. As indicated, the City’s Housing Element has identified
adequate sites to be designated at appropriate densities to fulfill its regional housing
need for all income levels.
Existing Building Permits: As stated above, residential building permits for 474 units
have been issued between January 2006 and May 2008. Of these, 70 units will address
the City’s moderate income housing need (66 apartments and 4 second units) and 404
units will address the needs of above moderate income households.
Entitled Projects: There are 1,079 units entitled in the Vista Del Verde and North Yorba
Linda Estates areas which have not yet been issued building permits. These low density,
IV-10
HOUSING RESOURCES
hillside units will address the City’s above moderate income housing development need.
The City has entered into a development agreement with Habitat for Humanity to
develop a three unit for-sale project, with a targeted completion date in 2010. One of
the three Habitat units will be affordable to low income and the remaining two units will
be affordable to moderate income.
Committed Assistance: The City has provided financial assistance to rehabilitate and
provide affordability covenants on 75 apartment units at Linda Gardens and has
initiated negotiations with the owners of Archstone Yorba Linda to convert at least 30
non-affordable apartment units to affordable. These units can be applied towards
addressing the City’s extremely low, very low and low income new construction
housing need.
Second Units: As described previously, the rent structure for second residential units
provides affordability at the moderate income level. Yorba Linda has significant
additional capacity to accommodate second units, and the market supports their
development, with four second units already receiving building permits during the first
three years of the planning period (2006–2008). Projecting a similar rate of second unit
construction during the remaining six years of the planning period (2009-2014), the City
anticipates an additional six units to be developed.
Rezoning: As a means of providing increased residential development capacity to
address the City’s shortfall in sites in comparison to the RHNA, the Housing Element
establishes a rezoning program. The City is proposing to rezone 13 sites totaling 48.24
acres, including 24.77 acres at 30 units/acre yielding 742 units to address the City’s very
low and low income housing development need; 11.20 acres at 20 units/acre yielding
223 units to address the City’s moderate income housing development need; and 12.27
acres at 10 units/acre yielding 122 units to address the City’s moderate income housing
development need.
Table IV-2
Summary of Yorba Linda Development Potential Compared to RHNA
2006 - 2014
Income Category
Very Low
(0-50% AMI)
Low
(51-80%)
Moderate
(81-120%)
Above Moderate
(>120% AMI)
Total
RHNA
1/20065/08
Building
Permits
Entitled
Projects/
Committed
Assistance*
460
--
62
371
--
44
412
70**
2
345
796
404
1,079
--
(687)
2,039
474
1,187
1,087
(709)
Sites for
Rezoning
Additional
Second
Units
742
Remaining
RHNA
(17)
6
(11)
* Includes entitlements for Vista Del Verde (449 units), North Yorba Linda Estates (630 units), and Habitat for
Humanity (3 units), and committed assistance for Linda Gardens (75 units) and Archstone Yorba Linda (min. 30 units).
** Includes building permits for 66 apartments and 4 second units
IV-11
HOUSING RESOURCES
4.
Availability of Infrastructure and Public Services
Incorporated in 1967, Yorba Linda is a younger community with the necessary
infrastructure in place to support future development in the established areas. The
utility infrastructure is relatively new with a public service capacity not yet in need of
repair or replacement.
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,
Yorba Linda will immediately deliver the Element to local water and sewer providers,
along with a summary of its regional housing needs allocation.
B.
FINANCIAL RESOURCES
The primary source of funds for affordable housing activities in Yorba Linda is derived
from the Redevelopment Agency housing set-aside fund. As required by California
Redevelopment Law, the Yorba Linda Redevelopment Agency sets aside 20 percent of
all tax increment revenue generated from the redevelopment project area for the
purpose of increasing and improving the community’s supply of housing for low and
moderate income households. These set-aside funds are placed in a separate Low and
Moderate Income Housing Fund. Interest earned on money in the Fund, and
repayments from loans, advances or grants are returned to the Fund and used to assist
other affordable housing projects and programs.
The Yorba Linda Redevelopment Agency estimates that $4.2 million in redevelopment
housing set-aside funds will be available each year during the 2008-2014 period, for a
total contribution of $25.2 million. Combined with the June 2008 fund balance of $9.4
million, the Agency will have approximately $34.6 million available for affordable
housing during the planning period.
The Agency plans to expend 80%, or
approximately $27.7 million, of this available funding on affordable housing
developments and committed assistance that address the RHNA. The remaining
balance ($6.9 million) will be used to fund the Mortgage Assistance Program (MAP),
housing administrative activities, and other affordable housing activities.
In addition to the $27.7 million, the Agency has already committed assistance of $12.9
million for acquisition and substantial rehabilitation of the Linda Gardens complex,
converting 75 market rate units into affordable units. The City has also approved a
three unit homeownership project to be developed by Habitat for Humanity.
There are other potential funding sources available for housing activities in Yorba Linda.
Due to both the high cost of developing and preserving housing and limitations on both
the amount and uses of funds, a variety of funding sources may be required. Table IV-3
lists the potential funding sources that are available for housing activities. They are
divided into five categories including: federal, state, county, local, and private resources.
IV-12
HOUSING RESOURCES
Table IV-3
Financial Resources Available for Housing Activities
City of Yorba Linda
Program Name
Description
Eligible Activities
1. Federal Programs
Acquisition
Rehabilitation
Homebuyer Assistance
Economic
Development
Homeless Assistance
Public Services
New Construction
Acquisition
Rehabilitation
Rental Assistance
Community Development
Block Grant (CDBG)
The City participates in the Orange County
program
and
expects
to
receive
approximately $250,000 in CDBG funds
from OCHCS on an annual basis during the
Housing Element time frame.
HOME
Funding used to support a variety of
County housing programs that the City can
access for specific projects. Funds are used
to assist low income (80% MFI)
households.
Section 8 Rental Assistance
Rental assistance payments to owners of
private market rate units on behalf of lowincome (50% MFI) tenants. Administered
by the Orange County Housing Authority.
Approximately 76 Yorba Linda households
currently receive assistance.
Rental Assistance
Section 202
Grants to non-profit developers
supportive housing for the elderly.
of
Acquisition
Rehabilitation
New Construction
Section 811
Grants to non-profit developers of
supportive housing for persons with
disabilities,
including
group
homes,
independent
living
facilities
and
intermediate care facilities.
Acquisition
Rehabilitation
New Construction
Rental Assistance
Low Income Housing Tax
Credit (LIHTC)
Tax credits are available to persons and
corporations that invest in low-income
rental housing. Proceeds from the sale are
typically used to create housing.
New Construction
Multi-Family Housing
Program (MHP)
Deferred
payment
loans
to
local
governments, non-profit and for-profit
developers
for
new
construction,
rehabilitation
and
preservation
of
permanent and transitional rental housing
for lower income households. Two funding
rounds annually through 2009. Usually
coupled with bonds.
New Construction
Rehabilitation
Preservation
Conversion of
nonresidential to rental
Social services
coordination within
project
2. State Programs
IV-13
HOUSING RESOURCES
City of Yorba Linda
Program Name
Description
Multi-family Housing
Program - Supportive
Housing
Deferred payment loans for rental housing
with supportive services for the disabled
who are homeless or at risk of
homelessness.
Two funding rounds
annually through 2009. Can be coupled
with either low income housing tax credits
or bonds.
Building Equity and Growth
in Neighborhoods (BEGIN)
Grants to cities to provide downpayment
assistance (up to $30,000) to low and
moderate income first-time homebuyers of
new homes in projects with affordability
enhanced by local regulatory incentives or
barrier reductions. One funding round
annually through 2009.
CalHome
Grants to cities and non-profit developers
to offer homebuyer assistance, including
downpayment assistance, rehabilitation,
acquisition/rehabilitation, and homebuyer
counseling. Loans to developers for
property acquisition, site development,
predevelopment and construction period
expenses for homeownership projects. One
funding round annually through 2011.
Predevelopment, site
development, site
acquisition
Rehabilitation
Acquisition/rehab
Downpayment
assistance
Mortgage financing
Homebuyer counseling
Transit-Oriented
Development Program
Funding for housing and related
infrastructure near transit stations. One
funding round annually through 2009.
Capital improvements
required for qualified
housing developments
Capital improvements
enhancing pedestrian
or bike access from
qualified housing
development to nearest
transit station
Land acquisition
Affordable Housing
Innovation Fund
Funding for pilot programs to demonstrate
innovative, cost-saving ways to create or
preserve affordable housing
Regulations pending
Eligible Activities
IV-14
New Construction
Rehabilitation
Preservation
Conversion of
nonresidential to rental
Social services
coordination within
project
HOUSING RESOURCES
City of Yorba Linda
Program Name
Description
Eligible Activities
Infill Incentive Grant
Program
Funding of public infrastructure (water,
sewer, traffic, parks, site clean-up, etc) to
facilitate infill housing development. One
funding round annually.
Development of parks
and open space
Water, sewer, or other
utility service
improvments
Streets, roads, parking
structures, transit
linkages, transit shelters
Traffic mitigation
features
Sidewalks and
streetscape
improvements
CalHFA Residential
Development Loan Program
Low interest, short term loans to local
governments for affordable infill, owneroccupied housing developments. Links
with CalHFA’s Downpayment Assistance
Program to provide subordinate loans to
first-time buyers. Two funding rounds per
year.
Site acquisition
Pre-development costs
CalHFA Homebuyer’s
Downpayment Assistance
Program
CalHFA makes below market loans to firsttime homebuyers of up to 3% of sales
price.
Program operates through
participating lenders who originate loans
for CalHFA. Funds available upon request
to qualified borrowers.
3. County Programs
Mortgage Assistance
Program
The County of Orange provides mortgage
loans to first time homebuyers.
The
Affordable Housing Clearinghouse provides
the homebuyer services for the County
Mortgage Credit Certificate
(MCC)
The County of Orange offers the MCC
program in partnership with Affordable
Housing Applications.
The MCC is a
Federal Income Tax Credit program,
effectively reducing the applicant’s taxes
and increasing their net earnings. The
MCC program is currently on hold.
Income Tax Credit
IV-15
HOUSING RESOURCES
City of Yorba Linda
Program Name
Description
Eligible Activities
4. Local Programs
Redevelopment Housing
Fund
State law requires that 20% of
Redevelopment Agency funds be set aside
for a wide range of affordable housing
activities governed by State law. The Yorba
Linda Implementation Plan estimates $2.4
million will be contributed to the Low/Mod
Housing Fund annually from 2008-2014.
Acquisition
Rehabilitation
New Construction
Tax Exempt Housing
Revenue Bond
The City can support low-income housing
by issuing housing mortgage revenue
bonds requiring the developer to lease a
fixed percentage of the units to low-income
families at specified rental rates. The bond
amount is allocated at the State level and
issued at the local level.
New Construction
Rehabilitation
Acquisition
5. Private Resources/Financing Programs
Federal National Mortgage
Association (Fannie Mae)
Fixed rate mortgages issued by private
mortgage insurers.
Mortgages which fund the purchase and
rehabilitation of a home.
Low Down-Payment Mortgages for SingleFamily Homes in under served low-income
and minority cities.
Federal Home Loan Bank
Affordable Housing
Program
Direct Subsidies to non-profit and for profit
developers and public agencies for
affordable low-income ownership and
rental projects.
New Construction
Savings Association
Mortgage Company Inc.
Pooling process to fund loans for affordable
ownership and rental housing projects.
Non-profit and for profit developers contact
member institutions.
New construction of
rentals, cooperatives,
self help housing,
homeless shelters, and
group homes
Freddie Mac
HomeWorks-1st and 2nd mortgages that
include rehabilitation loan; City provides
gap financing for rehabilitation component.
Households earning up to 80% MFI qualify.
Home Buyer Assistance
combined with
Rehabilitation
Source: Karen Warner Associates
IV-16
HOUSING RESOURCES
C.
ADMINISTRATIVE RESOURCES
Described below are several non-profit agencies that are currently active and have
completed projects in Orange County. These agencies serve as resources in meeting
the housing needs of the City, and are integral in implementing activities for
acquisition/rehabilitation, preservation of assisted housing, and development of
affordable housing.
Habitat for Humanity: Habitat is a non-profit, Christian organization that builds and
repairs homes for sale to very low income families with the help of volunteers and
homeowner/partner families. Habitat homes are sold to partner families at no profit
with affordable, no interest loans. Yorba Linda is currently working with Habitat on a
three unit for-sale project.
Jamboree Housing Corporation (JHC): JHC is a non-profit developer that has
developed and implemented numerous affordable housing projects throughout
Southern California as well as the State. Jamboree has also established an in-house
social services division to assist residents in maintaining self-sufficiency. “Housing with a
HEART” (Helping Educate, Activate and Respond Together) now operates at most
Jamboree-owned properties.
National Community Renaissance (previously Southern California Housing
Development Corporation): National CORE is a nonprofit 501(c)3 developer with inhouse capacity to construct and renovate large scale developments. Its mission is to
create affordable housing communities that contribute to neighborhood vitality. The
company owns and manages more than 4,500 multi-family units throughout Southern
California and serves more than 10,000 residents. As part of its inclusive approach to
improving quality of life in Southern California communities, it staffs community
resource centers at all its properties. These centers are supported and administered by
the Hope through Housing Foundation.
Orange Housing Development Corporation (OHDC): OHDC is a non-profit housing
developer founded in 1990. Located in the City of Orange, the Agency’s start-up costs
were originally funded by the Orange Redevelopment Agency. OHDC’s primary focus
is within Orange County, but has developed over 3,000 units in communities
throughout California.
IV-17
HOUSING RESOURCES
D.
OPPORTUNITIES FOR ENERGY CONSERVATION
Conventional building construction, use and demolition along with the manufacturing of
building materials have multiple impacts on our environment. In the United States, the
building industry accounts for:
65% of electricity consumption
30% of greenhouse gas emissions
30% of raw materials use
30% of landfill waste
12% of potable water consumption
Interest in addressing these impacts at all levels of government has been growing. In
2004, the State of California adopted legislation requiring LEED (Leadership in Energy
and Environmental Design) certification for new and renovated public buildings. Some
local jurisdictions have not only adopted similar standards for their public buildings, but
have also recently required LEED certification for larger commercial and residential
developments. For example, the City of Pasadena requires the LEED certified level for
commercial construction of 25,000+ square feet and residential buildings with 4+
stories. Other Southland cities that have adopted similar requirements are Calabasas,
Santa Monica, Long Beach, and Los Angeles.
However, LEED certification building standards are just one piece of a coordinated
green building program. Why would a city adopt a more comprehensive green building
program? Most local building standards already consider energy and stormwater issues.
In addition, many jurisdictions have programs related to recycling, water conservation,
stormwater management, land use, and public health. However, these programs are
often overlapping and uncoordinated. One of the primary goals behind establishing a
green building program is to create a holistic, integrated design approach to green
building.
A green building program considers a broad range of issues including community and
site design, energy efficiency, water conservation, resource-efficient material selection,
indoor environmental quality, construction management, and building maintenance. The
end result will be buildings that minimize the use of resources; are healthier for people;
and reduce harm to the environment.
Both the public and private sectors currently offer grants, refunds, and other funding for
green building. In addition, developments built to green standards assist both the
owners and tenants with energy and maintenance costs over time.
Other efforts by cities related to energy conservation include: providing information
regarding energy efficient techniques for rehabilitation; referrals for residents and
businesses to energy conservation programs; and local incentives for building green.
IV-18
HOUSING RESOURCES
The following presents a variety of ways in which Yorba Linda can promote energy
conservation:
Advertise utility rebate programs and energy audits available through Edison and
Southern California Gas, particularly connected to housing rehabilitation
programs. Lower-income households are also eligible for State sponsored
energy and weatherization programs.
Develop green (energy-efficient and environmentally-sensitive) building standards
for public buildings.
Provide incentives, such as expedited plan check, for private developments that
are building green
Support the elimination of contamination in older buildings (lead-based paint,
asbestos, etc.) during rehabilitation and code inspections.
Allow higher densities and mixed use development within walking distance of
commercial, thereby reducing vehicular trips and reducing greenhouse gas
emissions.
Promote funding opportunities for private green buildings, including available
rebates and funding available through the California Energy Commission for
installation of solar panels.
Provide resource materials and training opportunities regarding green building
and energy conservation.
Apply green building criteria to rehabilitation of single and multi family buildings.
Global Green, a leader in the green building field, has designed a step-by-step guide for
local governments interested in creating a green building program. The steps are
outlined as follows:
1. Establish Your Baseline - what are current local policies, ordinances, and
environmental programs; identify gaps
2. Analyze Building Trends - what are past trends, planned city and major
private projects, and projected growth
3. Review Existing Guidelines - do they fit with local climate, city procedures,
local building practice, and address local priorities
4. Conduct Outreach - form city staff team and citizen committee; convene
groups; and identify issues and priorities
5. Establish Framework - identify priority sectors; determine phasing; set
incentives; and determine administration
6. Implementation - adopt policy; prepare and provide resources and
materials; hold workshops and trainings; identify additional staff needs
The City of Yorba Linda is embarking on a General Plan update and will integrate
sustainability guidelines into the Land Use, Conservation, and Circulation Elements. The
City will also consider an additional optional Element addressing Sustainability and
Green Building. In addition, to further green building goals, residential and mixed-use
IV-19
HOUSING RESOURCES
developments receiving Redevelopment Agency assistance may be required to include
sustainable design features to the extent financially feasible, such as:
Energy and water reduction strategies
Building design that maximizes sunlight for heat and light, and maximizes air
flow for natural cooling
Solid waste reduction technologies
Storm water mitigation
Gray water recycling
Southern California Edison Energy Efficiency Programs (www.sce.com)
Southern California Edison (SCE) offers a Multi-Family Energy Efficiency Rebate Program
that provides property owners and managers incentives on a broad list of energy
efficiency improvements in lighting, HVAC, insulation and window categories. Edison’s
refrigerator and freezer recycling program provides cash rebates and free pick up of old
appliances as an encouragement to residents to replace old appliances with new
energy-efficient ones.
The following three programs are offered by Edison to help low income customers
reduce energy costs and control their energy use:
Energy Management Assistance Program – Pays for the cost of purchasing and
installing energy efficient appliances and equipment
California Alternate Rates for Energy (CARE) - Offers very low income
customers a discount of 20% or more off their monthly electric bill. The Family
Electric Rate Assistance (FERA) program also offers reduced rates for lower
income families.
Energy Assistance Fund - Assists income qualified customers with their electric
bill once in a 12 month period
Southern California Gas Company Energy Efficiency Programs (www.socalgas.com)
The Southern California Gas Company offers several energy efficiency programs,
including home energy rebates for energy efficient appliances; multi-family rebates for
energy saving improvements; and home energy and water efficiency kits. Similar to
Edison, several programs are available to assist lower income customers with energy
bills:
California Alternate Rates for Energy (CARE) - Offers very low income
customers a discount of 20% or more off their monthly gas bill.
No-Cost Energy Saving Home Improvements - Service provides free
weatherization for the homes or apartments of lower income families.
One-Time Bill Assistance - Up to $100 in one-time assistance on the gas bill.
Medical Baseline Allowance - Households with a seriously disabled member, or
person with life-threatening illness, may qualify for additional gas at a reduced
rate schedule.
IV-20
HOUSING RESOURCES
V.
HOUSING PLAN
Sections II, III and IV of the Housing Element establish the housing needs, opportunities
and constraints in Yorba Linda. This final Housing Plan section begins by evaluating
accomplishments under the City’s adopted 2000 Housing Element and then presents
Yorba Linda’s Housing Plan for the 2008-2014 planning period. This Plan sets forth the
City’s goals, policies and programs to address identified housing needs.
A.
EVALUATION OF ACCOMPLISHMENTS UNDER ADOPTED
HOUSING ELEMENT
Under State Housing Element law, communities are required to assess the achievements
under their adopted housing programs as part of the five-year update to their housing
elements. These results should be quantified where possible (e.g. the number of units
rehabilitated), but may be qualitative where necessary (e.g. mitigation of governmental
constraints). The results should then be compared with what was projected or planned
in the earlier element. Where significant shortfalls exist between what was planned and
what was achieved, the reasons for such differences must be discussed.
The City of Yorba Linda 2000-2005 Housing Element sets forth a series of housing
programs with related objectives for the following areas:
•
•
•
•
•
Conserving the existing supply of affordable housing;
Assisting in the provision of housing;
Providing adequate sites to achieve a variety and diversity of housing;
Removing governmental constraints as necessary; and
Promoting equal housing opportunity
This section reviews the City’s progress to date in implementing these housing programs
and their continued appropriateness for the 2008-2014 Housing Element. Table V-1
summarizes the City’s housing program accomplishments, followed by a review of its
quantified objectives. The results of this analysis will provide the basis for developing
the comprehensive housing program strategy presented in Part C of this section.
V-1
HOUSING PLAN
Table V-1
2000-2005 Housing Element Program Accomplishments
Housing Program/Policy
Accomplishments
Conserving the Existing Supply of Affordable Housing
1. Senior/Disabled Residential
Rehabilitation Grants
Goal: Provide grants of up to $4,000
to assist senior and disabled households
with the repair and improvement of
their homes.
Provide rehabilitation
Objective:
assistance to 5 low income households
annually, for 25 over 2000-2005
planning period.
Progress: Between FY 00/01-04/05, the City has assisted 95
senior and disabled homeowners rehabilitate their homes.
Beginning 05/06 the two CDBG programs (Senior & Disabled
+ Neighborhood Clean-up) were combined into one, and
renamed the Residential Rehabilitation Program. Under this
program, 113 households were assisted from fiscal years 05/06
through 07/08.
Effectiveness: This program exceeded its overall goal through
FY 04/05 and also after combining with the Neighborhood
Clean-Up program. The combined program is in high demand
and continues to be a success in addressing repair needs of
lower income households.
Appropriateness: As the City’s housing stock ages, the
Residential Rehabilitation program will continue to provide
needed assistance to lower income homeowners whose
homes need repair and improvement. Homeowners are
referred from the Community Preservation program to the
Residential Rehabilitation program.
2. Neighborhood Clean-Up Grants
Progress: Since 2000, the City has assisted 70 households
Goal: Provide grants to low income with residential clean-up projects.
households
to
mitigate
code Effectiveness: This program exceeded its overall goal. It was
enforcement violations and general combined with the Senior & Disabled program in 2005 to
neighborhood clean-up projects.
provide greater flexibility in addressing the needs of lower
Assist 6 low income income homeowners.
Objective:
households annually, for 30 over Appropriateness: The City will continue the combined
planning period.
Residential Rehabilitation program in the updated Housing
Element. Community preservation is also a key component to
conserving the supply of affordable housing and will be added
as a separate program to the updated Housing Element.
3. Home Improvement Loans
Progress: The County of Orange discontinued this program
Goal:
Offer rehabilitation loans to and since 2000, no homes have been rehabilitated or repaired.
lower
income
homeowners
to Effectiveness: Program is no longer in existence.
rehabilitate or repair their homes.
Appropriateness: The County does not plan to reinitiate this
Assist 5 low income loan program. Yorba Linda’s successful Residential
Objective:
households annually, for 25 households Rehabilitation program provides grants to lower income
over period. Continue to promote households.
program.
V-2
HOUSING PLAN
Table V-1
4. Section 8 Rental Assistance
Goal: Provide rental subsidies to very
low-income households.
Provide
continued
Objective:
assistance to a minimum of 43
households (level of assistance in
2000).
Accomplishments
Progress: As of January 2008, 76 households in Yorba Linda
were receiving tenant-based Section 8 rental assistance. Of
these households, 54 were seniors, 8 were disabled, and 14
were family households.
Effectiveness: This program continues to be successful
Appropriateness: The Section 8 program provides
opportunities for very low income households to rent units at
affordable rates. The City will continue this program with an
emphasis on promoting the Section 8 program, administered
by the Orange County Housing Authority, to property owners
within the City.
Assisting in the Provision of Housing
5. Mortgage Assistance Program
(MAP)
Expand
homeownership
Goal:
opportunities to low and moderateincome first time homebuyers.
Provide 15 MAP loans
Objective:
annually, for a total of 75 loans over the
period.
6. Mortgage Credit Certificate (MCC)
Goal:
Expand
homeownership
opportunities for low and moderateincome first time homebuyers.
Objective: Assist 30 households.
Progress: Since 2000, the City has assisted 14 low and
moderate income households become first time homebuyers.
Effectiveness: Due to escalating housing prices, as currently
structured, it has become economically infeasible for the MAP
Program to provide homebuyer assistance to even moderate
income households..
Appropriateness: With the high home prices in Yorba Linda,
this program is much needed. The City will consider changes
to the program, including an increase in assistance and/or
combining the assistance with an Agency-restricted sales price
unit. These changes will be considered by the City in Fall
2008. In meantime, this program is still open and funds are
available.
Progress: Since 2000, 14 households have participated in the
MCC program, administered by the County of Orange. The
program is currently on hold throughout the County.
Effectiveness: The MCC program works best when interest
rates are high, so there was little activity during the period.
Appropriateness: Though the MCC program is limited in
assistance, it does provide an opportunity for moderate
income households to become first time homebuyers. This
program will continue in the updated Housing Element as
funding is available from the County.
V-3
HOUSING PLAN
Table V-1
Accomplishments
7. Multi-family Housing Acquisition
and Rehabilitation
Goal: Upgrade deteriorated apartment
building and provide affordable rental
housing to very low and low income
households.
Objective: Identify apartments in need
of rehabilitation, and work with nonprofits to acquire and rehabilitate the
units.
Progress: The City identified 143 apartments (76 in Linda
Gardens and 67 in Arbor Villas) in need of rehabilitation. The
City assisted in the purchase and/or rehabilitation of all 143
units during this time frame. Arbor Villas completed
construction and is now occupied. Linda Gardens is currently
under construction and meets the criteria for Committed
Assistance to a project converting non-affordable units to units
affordable to lower income households.
Effectiveness: This program created 67 deed restricted rental
units for very low and low income residents, with an additional
76 units currently under construction. The program also
provided needed clean up of a blighted neighborhood with a
high crime rate and severe overcrowding.
Appropriateness: This program has been used effectively in
the past by the City and will continue in the updated Housing
Element.
Progress: The City has purchased no covenants since 2000.
Effectiveness: Though the City has not purchased covenants
since 2000, this program provides options as opportunities
arise.
Appropriateness: This program is another way to provide
homeownership to low and moderate income first time
homebuyers. With the changing housing market, this program
will be continued in the updated Housing Element.
8. Purchase of Covenants on Existing
Housing Units
Goal: Provide affordable ownership
units to lower and moderate income
homebuyers.
Acquire and place
Objective:
affordability covenants on 12 to 15
units, and sell to low and moderate
income purchasers.
Providing Adequate Residential Sites
9. Inclusionary Housing Ordinance
Goal: Integrate housing affordable to
low and moderate income households
within market rate developments.
Objective: Conduct nexus study to
assess impact of Ordinance on
development, and to determine
appropriate fee amount. Develop the
Ordinance by 2002.
Progress: In 2004, the City hired an economic consultant to
conduct an inclusionary housing nexus study and in-lieu fee
analysis. A draft inclusionary housing ordinance has also been
prepared..
Effectiveness: Though an inclusionary ordinance has not yet
been adopted, the City has completed a nexus study and
determined an in-lieu fee amount.
Appropriateness: As new housing is built in Yorba Linda, this
program is a way to create new affordable housing. The City
will continue this program in the updated Housing Element.
V-4
HOUSING PLAN
Table V-1
Accomplishments
10. Town Center Land Use Vision Plan
Goal: Provide for additional housing
opportunities in a mixed use setting.
Objective: Adopt the Plan by 2002.
Redesignate the Town Center area to
Planned Community.
Progress: Subsequent to adopting the Downtown Master Plan
in 2003, the City adopted the Town Center Planned
Development Zoning Regulations in 2005, providing for higher
densities and mixed-use development. Community reaction to
these Town Center zoning regulations resulted in overturning
of the adopted ordinance and passage of Measure B - a citizen
initiative requiring increases in density above 10 units/acre to
go before a vote of the public.
Effectiveness: While the outcome of this program was not
initially successful, planning for the downtown area has been
moving forward. As a means of establishing a Plan which
better reflects the community’s desires, in 2006 the City
Council established a 24-member Town Center Blue Ribbon
Committee (BRC) with the charge of developing a set of
guiding principles and conceptual recommendations for the
Town Center. Through an extensive 18-month community
involvement and education process, the BRC developed a
consensus-based Report setting forth principles and
recommendations for the Town Center. The Final BRC Report
was presented to City Council in February 2008.
Appropriateness: The BRC Report continues to recommend
the integration of housing in the Town Center, and on
Redevelopment Agency owned sites in particular. The focus of
the Town Center program in the updated Housing Element will
be development of a specific plan which includes a variety of
housing types consistent with the character of the area.
10a. Land Assemblage and Write- Progress: The Redevelopment Agency has acquired various
down
sites in the Town Center for future development of affordable
Goal: Assist in the provision of sites for housing. The Agency currently owns approximately nine acres
development of affordable and senior in the Town Center area purchased with Redevelopment
Housing Funds.
citizen housing.
Objective: Adopt Affordable Housing Effectiveness: The Agency has been effective in assembling
Combining Zone on sites 1-3. Provide property for the Town Center area.
land write-down assistance of $1-2 Appropriateness: This program is essential to the provision of
million. Achieve development of 125- affordable housing in the Town Center and will be continued
175 affordable units.
in the updated Housing Element.
V-5
HOUSING PLAN
Table V-1
Accomplishments
11. Shell Specific Plan
Goal: Ensure the provision of a variety
of housing in the future.
Ensure that the Shell
Objective:
Specific Plan is properly implemented
to provide housing of varying types and
costs.
Progress: The Shell Specific Plan (Vista Verde development)
provided for 1,748 housing units. All phases of the
development have been completed, are under construction, or
have been entitled and vested.
Effectiveness: Implementation of the Specific Plan was
successful, providing a variety of for-sale housing types. The
site development includes attached multi-story condominiums;
zero lot line detached units; small lot single family units, and
estate style single family units.
Appropriateness: The development is almost completed and
this program will not be continued in the updated Housing
Element.
12. Annexation of Areas in Sphere of
Influence
Goal: Increase the City’s capacity to
accommodate future housing growth.
Annex the Murdock
Objective:
Property Area by 2005. Apply the
proposed
Inclusionary
Housing
requirement to the Area.
Progress: Since adoption of the 2000 Housing Element, the
City has not annexed any acreage within its Sphere of
Influence.
Effectiveness: While the 635 acre Murdock Property has not
yet moved forward with plans for development, this property
continues to offer significant potential for annexation.
Appropriateness: The City will continue this program in the
updated Housing Element.
V-6
HOUSING PLAN
Table V-1
Accomplishments
13. Site for Transitional Housing/
Emergency Shelters
Goal:
Assist in the provision of
emergency overnight shelter to the
homeless
Objective: Amend Zoning Ordinance
to conditionally permit transitional
housing facilities and emergency
shelters in TC Combining Zone.
Cooperate with and financially support
local churches to provide emergency
overnight shelter.
Progress: In October 2004, the City amended the Zoning
Ordinance to conditionally permit transitional housing facilities
and emergency shelters within the Town Center (TC)
Combining Zone. The City did not assist with the provision of
emergency shelters in local churches, but has worked with
local schools to provide temporary emergency shelters during
the recent fires..
Effectiveness: Though the City provided a means to permit
transitional housing and emergency shelters, there were no
applications or permits issued for these uses.
Appropriateness: This program remains appropriate, and
pursuant to SB 2, will require additional amendment to the
Zoning Code to permit shelters by right within designated
zones and transitional housing in multiple family residential
zones.
Removing Governmental Constraints
14. Special Purpose Zones
14a.
Affordable
Housing
(AH)
Combining Zone
Goal: Facilitate the development of
affordable housing.
Objective: Amend existing provisions
of the AH Zone by 2002 to provide for
a 100 percent density bonus (or up to
20 units per acre) for family housing,
and integrate provisions of Senior
Citizen Combining zone.
Progress: The City adopted the Special Housing (SH)
Combining Zone in October 2004 to consolidate and replace
the previous AH and SC zones. The SH zone provides
development incentives for affordable housing, including a 100
percent density bonus. While no developments have been
built since adoption of the SH zone, one 44 unit family rental
development (Meta Housing) was approved under the
previous AH combining zone.
Effectiveness: The City achieved its goal of adopting zoning
mechanisms to support affordable housing, and has received
interest by developers.
Appropriateness: The City’s current Zoning Ordinance was
adopted in October 2004, just prior to the effective date of SB
1818 which made significant changes to State density bonus
law. A new program has been added to the Housing Element
to update the density bonus component of the SH zone.
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Table V-1
Accomplishments
14b. Senior Citizen (SC) Combining
Zone
senior housing.
Objective: Incorporate incentives for
senior housing within AH Overlay, and
eliminate SC Combining Zone from
Zoning Ordinance.
Progress: The City adopted the Special Housing (SH)
Combining Zone in October 2004 to consolidate and replace
the previous AH and SC zones. The senior housing incentives
previously contained within the SC Combining Zone have
been incorporated within the new SH zone. In 2002, before
the SC Combining Zone was eliminated from the Zoning
Ordinance,.the City approved Parkwood Senior Apartments
(100 units for very low and low income senior households)
using the SC development provisions.
Effectiveness: This program was effective in accomplishing its
objective.
Appropriateness: This program has been completed and is no
longer necessary for the updated Housing Element.
14c. Planned Community (PC) and
Planned Residential Development
(PRD) Zones
relatively large vacant areas designated
for residential use.
Objective: Continue to provide for the
PC and PRD zones in the Zoning
Ordinance.
Progress: The 2004 Zoning Ordinance update incorporated
both the PC and the PRD Zones into a single Planned
Development (PD) Zone. This PD zone encompasses various
types of land uses, including residential, and is designed to
facilitate the development of relatively large areas of land. Of
the 29 PD zones in the City, 27 are various forms of residential
use. Since 2000, PD developments Vista Del Verde; portions
of Mt. San Antonio Estates; and North Yorba Linda Estates
have either been constructed or are currently under
construction.
Effectiveness: The PD zone provides flexibility in housing
development.
Appropriateness: The PD zone was adopted and the program
is no longer necessary for the updated Housing Element
15. Administrative Adjustment Process
Goal: Provide flexibility in building
requirements.
Objective: When deemed necessary,
use the Administrative Adjustment
Process to allow modified development
standards.
Progress: The City continues to provide flexibility in
development standards through the Administrative Adjustment
process. Since 2000, Administrative Adjustments have been
granted for 364 residential units.
Effectiveness: This program has been effective in streamlining
modifications to development standards.
Appropriateness: This program will continue in the updated
Housing Element.
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Table V-1
Accomplishments
16. Development Review Procedures
and Standards for Affordable Housing
Goal: Facilitate development of multifamily housing which includes an
affordable component.
Objective: Eliminate the CUP, public
hearing, and 2-acre minimum lot size
requirements for multi-family, affordable
housing.
Progress: The City’s 2004 Zoning Ordinance update
implemented this program, eliminating the CUP, public hearing
and 2-acre minimum lot size requirements for multi-family
developments with an affordable housing component.
Effectiveness: The substantial rehabilitation of Linda Gardens
Apartments was accomplished through this revised process.
This enabled the project to gain approvals more quickly
because the focus was on the design rather than any issues
with land use.
Appropriateness: The objective of this program has been
accomplished and will not be continued in the updated
Housing Element.
Promoting Equal Housing Opportunities
17. Fair Housing Program
Goal: Further fair housing practices in
the community.
Continue to provide
Objective:
information on fair housing and refer
complaints to the Orange County
Housing Authority (OCHA), who
transfers information to the Orange
County Fair Housing Council.
Progress: Since 2000, the City has received less than 5 calls
which were directed to the Orange County Fair Housing
Council regarding fair housing issues. The calls were all related
to either senior rents or housing for disabled persons.
Effectiveness: This program provides an effective way for the
community to receive information from experts regarding fair
housing questions.
Appropriateness: The City will continue this program in the
updated Housing Element.
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Summary of Housing Element Accomplishments
Since adoption of the Housing Element in 2000, the City of Yorba Linda has made
significant progress in achieving many of its housing goals. Major accomplishments
include the following:
•
•
•
•
•
•
•
•
•
•
Providing rehabilitation assistance to 278 lower income owner households.
Providing mortgage assistance to 28 first time home buyers.
Assisting in the acquisition and rehabilitation of 67 very low and low income
family rental units.
Assisting in the development of Meta Housing’s 44 family rental unit complex
for extremely low and very low income households.
Assisting in the development of Parkwood Senior Apartments for 100 very
low and low income households.
Acquiring approximately 9 acres in the Town Center area with Agency
Housing Funds in preparation for adoption of the Town Center Plan.
Establishing a Town Center Blue Ribbon Committee to revise the Town
Center Plan.
Overseeing development within the Shell Specific Plan, providing 1,748 new
ownership housing units of varying types and prices.
Updating the Zoning Ordinance to include a new Affordable Housing
Combining Zone that incorporates provisions for density bonus and senior
housing, with a new Planned Development Zone that incorporates the
previous Planned Community and Planned Residential Development Zones.
The new Zoning Ordinance also established a development review process
with standards for affordable housing, eliminating the CUP, public hearing
and 2-acre minimum lot size requirements for multi-family housing with an
affordable component.
Table V-2 summarizes the quantified objectives contained in the City’s 2000 Housing
Element, and compares the City’s progress in fulfilling these objectives.
Table V-2
Summary of Quantified Objectives
2000-2005 Housing Element
Income
Level
New Construction*
Rehabilitation**
Conservation***
Goal
Progress
Goal
Progress
Goal
Progress
Very Low
248
114
15
173
43
76
Low
162
30
30
172
Moderate
289
102
35
Above
Moderate
Totals
887
1,754
1,585
2,000
43
76
80
345
* Reflects RHNA
** Reflects single-family rehabilitation and acquisition/rehabilitation projects
*** Reflects Section 8 – 54 senior, 8 disabled, and 14 family households
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As illustrated in Table V-2, the City issued 1,856 residential building permits and
completed both the 44 unit Meta Housing family rental apartments and the 100 unit
Parkwood senior rental apartments between January 1998 and December 2005. This
exceeded the City’s total regional housing needs of 1,585 units, or “RHNA” for that
period. Of the residential permits issued, 1,629 were for single-family homes, 125 were
for condominium units, 100 were for apartments and 6 were second units. The
apartments and second units are at a level affordable to moderate income households.
Median rents for apartments and guest houses fall below the affordable rent levels for a
moderate income household of $2,081 for a two-bedroom unit and $1,850 for a onebedroom unit. The Meta Housing family rental apartments, assisted with
Redevelopment housing set-aside funds, provide 44 units affordable to very low income
households for a period of 55 years. The Parkwood Senior Apartments, assisted with
Redevelopment housing set-aside funds, provide 100 units affordable to very low and
low income senior households for a period of 55 years. Given the current housing
market, rental housing affordable to lower income households and for-sale housing
affordable to moderate income households will not be produced without some level of
subsidy and/or development incentive. It is therefore critical for the City’s updated
Housing Element to establish financial and regulatory programs to better facilitate the
production of housing not provided for in the market.
In terms of housing rehabilitation, the City provided grant assistance to 278 households.
These grants are generally used for simple repairs and accessibility improvements. The
City has also been able to use these grants to assist lower income households with
neighborhood clean-up activities. The County of Orange previously provided loans for
residential rehabilitation, although this program has been discontinued, and is not
expected to resume. The Agency also achieved the rehabilitation of 67 units through
acquisition and rehabilitation of Arbor Villas. In total, 345 units were rehabilitated, well
exceeding the City’s goal for 80 units.
Finally, the City conserved the affordability for 76 households through use of the
Section 8 program, a significant increase in the previous level of Section 8 assistance to
46 households. The program, providing rental assistance to extremely low and very low
income households, assisted 54 seniors, 8 disabled and 14 family households.
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B.
GOALS AND POLICIES
This section of the Housing Element set forth the goals and policies the City intends to
implement to address Yorba Linda’s housing needs.
EXISTING AFFORDABLE HOUSING
GOAL 1
Conserve Existing Affordable Housing in Yorba Linda
Policy 1.1: Preserve the character, scale and quality of established residential
neighborhoods.
Policy 1.2:
Continue to provide rehabilitation and home improvement
assistance to low and moderate income households, seniors and the disabled.
Policy 1.3: Continue to use the City’s community preservation program to bring
substandard units into compliance with City codes and improve overall housing
conditions in Yorba Linda.
Policy 1.4: Promote increased awareness among property owners and residents
of the importance of property maintenance to long-term housing quality.
Policy 1.5: Continue to promote rental assistance opportunities for Yorba Linda
residents.
PROVISION OF AFFORDABLE HOUSING
GOAL 2
Assist in Development and Provision of Affordable Housing
Policy 2.1: Support the development of affordable housing by providing
financial and/or regulatory incentives for projects which include low and
Policy 2.2:
Acquire and rehabilitate multi-family housing complexes in
deteriorated condition, and provide long-term affordability covenants.
Policy 2.3: Convert non-affordable multi-family rental units to units with longterm affordability for lower income households through the provision of
committed assistance.
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Policy 2.4: Provide favorable home purchasing options to low and moderate
income households, such as silent second mortgage assistance and mortgage
credit certificates (MCC).
Policy 2.5: Increase homeownership opportunities for low and moderate
income households through the purchase of affordability covenants on existing
housing units.
Policy 2.6: Target a portion of City assisted housing towards large family
households.
DEVELOPMENT OF AFFORDABLE HOUSING
GOAL 3
Provide Adequate Housing Sites to Accommodate Regional Housing Needs
and Achieve a Variety and Diversity of Housing
Policy 3.1: Encourage the production of housing that meets all economic
segments of the community, including lower, moderate, and upper income
households, to maintain a balanced community.
Policy 3.2: Provide housing as a component of the Town Center area, integrating
the housing through strategic location and design. Encourage the preservation of
existing historic housing. Encourage a mix of housing types affordable to various
economic segments of the community.
Policy 3.3: Support collaborative partnerships with non-profit organizations,
affordable housing builders, and for-profit developers to provide greater access
to affordable housing funds.
Policy 3.4: Encourage use of sustainable and green building design in new and
existing housing.
Policy 3.5: Take advantage of existing infrastructure and public improvements to
provide additional affordable housing by allowing second units in single-family
zoning districts.
Policy 3.6: Pursue the annexation of undeveloped properties, including the
Murdock area, within the northern Sphere of Influence to increase the City’s
capacity to accommodate future housing growth.
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MITIGATION OF CONSTRAINTS
GOAL 4
Mitigate Governmental Constraints
Policy 4.1: Continue to provide flexible development standards and incentives
to housing developers through the Special Housing (SH) Zone and the Planned
Development (PD) Zone.
Policy 4.2: Offer financial and/or regulatory incentives, including density
bonuses, where feasible to offset or reduce the costs of developing affordable
housing.
Policy 4.3: Periodically review regulations, ordinances, departmental processing
procedures, and residential fees related to rehabilitation and construction to
assess their impact on housing costs, and revise as appropriate.
Policy 4.4: Amend the City’s Zoning Code to define transitional housing,
supportive housing, and single room occupancy uses; establish the parameters
for transitional housing, supportive housing, emergency shelters, and single room
occupancy uses; and permit emergency shelters by right.
EQUAL HOUSING
GOAL 5
Provide Equal Housing Opportunity (Accessibility of Housing)
Policy 5.1: Continue to enforce fair housing laws prohibiting arbitrary
discrimination in the building, financing, selling or renting of housing on the basis
of race, religion, family status, national origin, physically disability or other such
factors.
Policy 5.2: Address the special housing needs of persons with disabilities
through provision of supportive housing, homeowner accessibility grants, and
adoption of reasonable accommodation procedures.
Policy 5.3: Support local churches in providing emergency overnight shelter to
homeless individuals and families.
Policy 5.4: Support continued efforts to implement the Orange County
Continuum of Care program for the homeless and persons and families at-risk of
homelessness.
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C.
HOUSING PROGRAMS
The goals and policies contained in the Housing Element address Yorba Linda’s
identified housing needs, and are implemented through a series of housing programs
offered through the Community Development Department and Redevelopment
Agency. Housing programs define the specific actions the City will undertake to
achieve the stated goals and policies, and are organized around the City’s five housing
goals.
The City’s Housing Element programs encompass existing programs; programs revised
in response to the review of program accomplishments; and several new programs
added to address unmet housing needs. The Housing Program Summary Table V-3
located at the end of this section specifies the following for each program: 2008-2014
objectives; funding sources; and agency responsible for implementation.
Housing Element statutes now require an analysis of the needs of extremely low income
(<30% AMI) households, and programs to assist in the creation of housing for this
population. The Yorba Linda Housing Element sets forth several programs which help
to address the needs of extremely low income households, including: Section 8 Rental
Assistance (Program 3); Affordable Housing Development Assistance (Program 4);
Conversion of Market Rate Housing to Affordable (Program 7); Rezoning of Sites to
Higher Densities (Program 11); and Zoning Ordinance Revision (Program 17).
Preserving the City’s existing housing stock is an important goal for Yorba Linda. The
City supports neighborhood preservation and improvement through housing
rehabilitation and improvement programs, and community preservation. The Section 8
Program assists in providing affordability in existing rental hosing.
1. Residential Rehabilitation Program
The City’s program assists lower income home owners, including senior and disabled
households, with funding for necessary materials and supplies for home repairs and
improvements. The program provides grants for the following activities: exterior or
interior home repair, repair of fencing and/or landscaping, plumbing, exterior painting,
roof repair, and similar activities. The maximum grant amount is $4,000 per household,
unless for exceptional circumstances as approved by the Community Development
Director. This program is also used to provide funds for neighborhood clean-ups which
have included (but are not limited to) trash and debris removal, clean-up of
unmaintained conditions, removal of inoperable vehicles, restoration of vandalized
building, and removal of public nuisances.
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To qualify for the program, a household needs to meet the following conditions:
•
•
Current household income must be at or below 80 percent of the County
median income based upon family size.
The head of the household must be at least 55 years of age, or have a
physical handicap that makes him/her unable to maintain the home.
2008-2014 Objective: The City will continue to use CDBG funds to assist senior
and/or disabled households with needed home repairs and improvements. The
City’s objective will be to provide assistance to 15 households per year.
2. Housing Community Preservation and Abatement
The City’s Community Preservation program is designed to bring substandard housing
units into compliance with City codes. The City’s program combines a pro-active
canvassing of the City to identify substandard housing and a re-active complaint driven
inspection process. The City’s goal is code compliance and vacation of substandard
housing is not anticipated. Property owners in violation of City codes are provided
information on rehabilitation loans or grants they may be eligible for in correcting code
violations.
2008-2014 Objective: The City will continue to operate its community
preservation and abatement program to stem housing deterioration.
3. Section 8 Rental Assistance
The Section 8 rental assistance program extends rental subsidies to extremely low and
very low income households, including families, seniors and the disabled. The Section 8
program offers a voucher that pays the difference between the current fair market rent
(FMR) as established by HUD and what a tenant can afford to pay (i.e. 30% of
household income). The voucher allows a tenant to choose housing that costs above
the payment standard, providing the tenant pays the extra cost. The Orange County
Housing Authority (OCHA) coordinates Section 8 rental assistance on behalf of the
City, with 76 households receiving assistance as of January 2008, including 14 families,
54 senior households, and 8 disabled households.
2008-2014 Objective: Maintain current levels of assistance. Encourage landlords
to register units with the Orange County Housing Authority and undergo
education on the Section 8 program.
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To provide affordable rental housing to very low and low income households, the City
has been and will continue to be involved in the acquisition and rehabilitation of older
apartment complexes, and the purchase of affordability covenants. The Redevelopment
Agency will also dedicate significant levels of housing funds, including assistance with
land assembly and write-down, in support of affordable housing production.
Homeownership is beyond the reach of a large segment of Yorba Linda’s workforce,
young adults wishing to return to the area they were raised in, and moderate income
families currently renting in the community. To enable more of these households to
purchase homes in the City, the Housing Element sets forth several homeownership
assistance programs: Redevelopment Agency purchase of existing Ownership Units, the
Mortgage Assistance Program, and Mortgage Credit Certificates.
4. Affordable Housing Development Assistance
The City and its Redevelopment Agency play an important role in facilitating
development of affordable housing in Yorba Linda through provision of land writedowns, regulatory incentives, and direct financial assistance. The Agency evaluates the
need for financial assistance based on provision of affordable housing, level of
affordability, and project viability. The Agency’s focus in expending funds is to meet the
Agency’s replacement and inclusionary obligations generated by new development in
the redevelopment project areas. The Agency estimates approximately $34.6 million in
housing set-aside funds will be available during the 2008-2014 period, and plans to
dedicate approximately 80 percent ($27.7 million) of these funds towards affordable
housing production, including committed assistance (Program 7).
2008-2014 Objective: Continue to provide financial and regulatory incentives to
private developers, with the goal to produce housing affordable to extremely low,
very low, low and moderate income households in Yorba Linda.
5. Mortgage Assistance Program
The Yorba Linda Redevelopment Agency initiated the Mortgage Assistance Program
(MAP) to assist low and moderate income first time homebuyers through the provision
of “silent second” loans. Qualified participants can receive up to 10 percent of the
purchase price of a home or $25,000, whichever is less, from the Agency to be used
towards the down payment and/or closing costs. The loan is interest-free and is paid
back, along with an equity share percentage, once the homeowner decides to sell,
transfer title, or lease the home. If the buyer owns and resides in the home for a
minimum of 15 years, the MAP loan will be forgiven and no repayment to the Agency is
required.
The program is currently open and funds are available, but due to high housing prices in
Yorba Linda, the current program assistance is insufficient to assist either low or
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HOUSING PLAN
moderate income first-time homebuyers. Therefore, the City will consider changes to
this program, including an increase in assistance and/or combining the assistance with
an Agency-restricted sales price unit. These changes will be considered by the City in
Fall 2009.
2008-2014 Objective: The City will continue to provide MAP loans, but will
review program parameters in order to make the program viable to qualified low
and moderate income first time homebuyers. The objective is to issue ten (10)
MAP loans between 2008-2014.
6. Mortgage Credit Certificate (MCC)
The Mortgage Credit Certificate (MCC) program is a federal program that allows
qualified first-time homebuyers to take an annual credit against federal income taxes of
up to 15 percent of the annual interest paid on the applicant’s mortgage. This enables
homebuyers to have more income available to qualify for a mortgage loan and make
the monthly mortgage payments. The value of the MCC must be taken into
consideration by the mortgage lender in underwriting the loan and may be used to
adjust the borrower’s federal income tax withholding. The MCC program has covenant
restrictions to ensure the affordability of the participating homes for a period of 15
years. MCCs can be used in conjunction with the City’s MAP program described
above.
While escalating housing prices have resulted in Orange County temporarily placing the
MCC program on hold, given the rapidly changing homebuyer market, the program will
likely be reinitiated during the Housing Element planning period.
2008-2014 Objective: Upon reinitiation of the MCC Program through the County,
provide informational brochures at City Hall and on the City’s website, and market
in conjunction with the City’s homebuyer assistance.
7. Conversion of Multifamily Rental Housing to Affordable through Committed
Assistance
The City is using committed assistance to convert market rate rental housing to
affordable for lower income households. Under this program, the Redevelopment
Agency provides funds for the purchase of long-term affordability covenants in an
existing apartment building or to a selected developer (typically a non-profit
organization) to purchase a deteriorated multi-family rental property for rehabilitation.
The units are made available to lower income households for a period of at least 55
years. The City has experience with this type of project, having worked with a nonprofit developer to complete the acquisition and rehabilitation of 67 units in Arbor Villas
under this program during the last Housing Element period.
The City’s Redevelopment Agency has committed $12.9 million in housing set-aside
funds to the Linda Gardens family apartments, a dilapidated property with serious crime
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HOUSING PLAN
problems. The project, which involves acquisition and rehabilitation of 76 units, will
provide and maintain affordability and occupancy restrictions for at least 55 years.
Market rents in Linda Gardens prior to acquisition provided 55 units affordable to low
income households, and 20 units at levels affordable to moderate income households.
After completion of the project, 8 units will be affordable to extremely low income
households, 54 units will be affordable to very low income households, 13 units will be
affordable to low income households, and one unit will be reserved for a manager. A
relocation plan has been prepared and funds made available to eligible households.
The units will be decent, safe and sanitary upon occupancy.
The City is also entering negotiations with Archstone regarding their Yorba Linda
apartment community (previously River Bend Apartments) to provide committed
assistance for the creation of at least 30 affordable rental units. Current market rents for
the 400 units in the development are affordable to moderate income households. The
City estimates that between $1.5 and $3.5 million is needed to create at least 30
affordable units for low income households. With a vacancy rate of 20 percent, the
affordable units can be rented quickly once an agreement is reached between the City
and the owner. No relocation plan is required. Affordability and occupancy restrictions
will be maintained for at least 55 years.
2008-2014 Objective: The City is providing committed assistance to the Linda
Gardens project to convert 75 units as affordable to lower income households,
including extremely low income households, for a period of at least 55 years. The
City has also initiated negotiations with Archstone to provide committed assistance
to convert at least 30 units as affordable to low income households.
8. Purchase of Existing Housing Units to Create Affordable Home Ownership Units
The Yorba Linda Redevelopment Agency has in the past purchased residential units condominiums, townhouses, or single-family homes - within various neighborhoods in
the Redevelopment Project Area to fulfill replacement housing obligations. The Agency
then sells the units with financial incentives to qualified moderate income homebuyers
through a lottery process. The units carry restrictive 45-year affordability covenants,
limiting the resale of the units to either another income qualified homebuyer or back to
the Agency. The program provides a means of integrating affordable housing within
market rate developments, and can also address the needs of large families for
affordable housing. With over half of the condominiums/townhomes on the market in
Yorba Linda comprised of units with three or more bedrooms, the Agency will
specifically pursue the acquisition of these larger units to provide housing opportunities
of low and moderate income large families.
2008-2014 Objective: The City’s objective is to purchase between 12-15 housing
units and provide as affordable housing to moderate income purchasers.
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HOUSING PLAN
9. Second Units
A second unit is a self-contained living unit with cooking, eating, sleeping, and full
sanitation facilities, either attached to or detached from the primary residential unit on a
single lot. Second units offer several benefits. First, they typically rent for less than
apartments of comparable size, and can offer affordable rental options for seniors,
college students and single persons. Second, the primary homeowner receives
supplementary income by renting out their second unit, which can help many modest
income and elderly homeowners remain in or afford their homes.
Pursuant to current State law, the Yorba Linda City Council adopted Chapter 18.20 of
the Zoning Code to permit second units as an accessory use in all single-family
residential zone districts through a ministerial process. The general development
standards for the second unit include: the lot size shall be a minimum of 15,000 square
feet,; the unit shall conform to the development standards applicable to the primary
unit; the maximum size of the second unit is 30 percent of the primary unit or 1,200
square feet; at least one covered parking space is required for the second unit; and the
unit shall be built to minimize visibility from the public right-of-way. In addition, the
owner must reside in either the primary or the second unit. Since January 2006, four
second units been permitted. During the prior planning period, six second units were
developed in Yorba Linda. Therefore, the City anticipates the development of six
additional second units during this planning period, for a total of 10 new second units.
2008-2014 Objective: Through implementation of the City’s second unit
ordinance, provide additional sites for the provision of rental housing. Educate
residents on the availability of second units through development of informational
materials for distribution at the public counter, and through advertisement on the
City’s website by Summer 2009. Seek to achieve ten second units during the
planning period.
PROVIDE ADEQUATE RESIDENTIAL SITES
A key element in meeting the housing needs of all segments of the community is the
provision of adequate sites for a variety of housing types. The General Plan, Zoning
Ordinance, and specific plans dictate where housing may locate, thereby affecting the
supply of land available for residential development.
10. Rezoning of Sites to Higher Densities
The City is proposing to rezone various vacant and underutilized sites to facilitate
residential development at a density of 10 to 30 units per acre. The City has identified
13 sites encompassing 48 acres, of which 21 acres are currently zoned non-residential
and 27 acres are residentially zoned at a density less than 10 units per acre. Of the 48
acres to be rezoned, 25 are proposed for rezoning at a density of 30 units per acre; 11
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HOUSING PLAN
acres at a density of 20 units per acre; and 12 acres at a density of 10 units per acre. All
sites proposed for rezoning, except one 1/2 acre site currently zoned CommercialGeneral, will be subject to a vote of the electorate under the City’s Measure B
provisions. The rezoning will accommodate development of 1,087 units of which 742
units address the City’s extremely low, very low and low income housing needs, and
345 units address the City’s moderate income housing needs.
2008-2014 Objective: Undertake the following actions in support of rezoning: 1)
Prepare new multi-family General Plan and zoning category designations; 2)
Conduct Measure B vote(s) on proposed multi-family sites; and 3) Rezone those
sites receiving Measure B approval and amend the General Plan accordingly.
Complete the rezoning process within two years of Housing Element adoption (fall
2011). To the extent a shortfall exists in sites receiving Measure B approval,
propose alternative sites for rezoning to address the City’s regional housing needs
for lower and moderate income households.
11. Town Center Specific Plan
Yorba Linda’s 18 acre “Town Center area” is characterized by older, underutilized
commercial uses as well as some non-conforming residential properties. A public
process involving property owners and tenants to develop a Land Use Vision Plan for
this area resulted in adoption of the Downtown Master Plan in 2003 and the Town
Center Planned Development Zoning Regulations in 2005. The Plan and Zoning
provided for the integration of multi-family residential and mixed-use development.
However, community reaction to the regulations resulted in the regulations being
overturned and passage of Measure B in 2006 - a citizen initiative requiring increases in
densities above 10 units per acre anywhere in the City to go before a vote of the public.
As a means of establishing a Plan which better reflects the community’s desires, in 2006
the City Council established a Town Center Blue Ribbon Committee (BRC) with the
charge of developing a set of guiding principles and conceptual recommendations for
the Town Center. Through an extensive 18-month community involvement and
education process, the BRC developed a consensus-based Report setting forth
principles and recommendations for the Town Center.
The BRC Report continues to recommend the integration of housing in the Town
Center, and on Agency owned sites in particular. The focus of the Town Center
program in the updated Housing Element is development of a specific plan which
includes a variety of housing types consistent with the character of the area; the City
has entered into a consultant contract (April 2009) for preparation of the specific plan.
2008-2014 Objective: Adopt a specific plan for the Town Center by 2010
integrating housing and commercial uses. Continue to acquire sites appropriate
for housing in the Town Center area.
V-21
HOUSING PLAN
12. Sustainability and Green Building
Yorba Linda is considering a comprehensive update of its General Plan. An underlying
theme that will permeate the entire General Plan is to create a more sustainable
community for existing and future residents. Strategies for sustainable site design and
development, resource conservation, and sustainable circulation and streetscape will be
developed and integrated within the Plan. One of the Plan’s primary tools to achieve
sustainable development is through implementation of standards for “green” building.
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. Standards for green building are currently being
developed at several different levels. The California Building Standards Commission is
developing a State Green Building Standard; the International Code Council is
developing a residential green standard in conjunction with the Building Industry of
America; and the California Energy Commission (CEC) is publishing new energy
regulations which are expected to be 50% above the national energy baseline. Upon
publication of these standards in 2008, Yorba Linda will develop a local green building
program to develop a holistic, integrated approach to address green building in both
public and private development.
2008-2014 Objective: Update the General Plan based upon principles of
sustainability. Adopt a local green building program, and develop educational
materials on green building and provide to homeowners and builders in Yorba
Linda.
13. Annexation of Areas in Sphere of Influence
Future housing growth can be accommodated through annexation of undeveloped land
within Yorba Linda’s northern Sphere of Influence. The 635 acre Murdock Property
Area located in the northeastern Sphere represents the largest integrated tract of
undeveloped land likely to be annexed within this Housing Element planning period.
The City’s current General Plan provides for up to 630 new units in the Murdock Area
Plan, and encourages clustering in response to topographical and other physical
limitation. Upon annexation, the Murdock Property Area would be subject to the
proposed Inclusionary Housing Ordinance (Program 8) set forth in this Housing Element
update, and may be subject to a Measure B vote of the electorate..
2008-2014 Objective: Annex areas within the Sphere of Influence and provide
infrastructure and services necessary to support future development.
V-22
HOUSING PLAN
REMOVAL OF GOVERNMENTAL CONSTRAINTS
Under current State law, the Yorba Linda Housing Element must address, and where
legally possible, remove governmental constraints affecting the maintenance,
improvements, and development of housing. The following programs are designed to
mitigate governmental constraints on residential development and facilitate the
development of a variety of housing.
14. Affordable Housing Density Bonus
The City adopted the Special Housing (SH) Combining Zone (Section 18.18) as a tool
to facilitate affordable development through density bonus and other incentives. A
developer is eligible for affordable housing development incentives under the SH zone
if the proposed housing project contains at least:
•
•
•
Twenty percent (20%) of the units for low income households; or
Ten percent (10%) of the units for very low income households; or
Fifty percent (50%) of the units for senior citizens.
Development incentives for affordable housing include a relaxation of property
development standards normally applied to housing in the City as well as a density
bonus of up to 100 percent of the underlying zone’s maximum density. If necessary to
accommodate the density bonus, additional modifications of development and zoning
standards may be granted. Section 18.18.060 provides additional relaxation of
development standards for senior housing.
When the City adopted the SH zoning provisions in October 2004, the ordinance
reflected the State density bonus requirements in effect at the time. However, the State
legislature passed SB 1818 (effective January 2005) making major changes to the State
density bonus requirements, including significantly reducing the number of affordable
units that a developer must provide to receive a density bonus. Current State provisions
allow for density bonuses and additional incentive(s) for projects which provide one of
the following:
•
•
•
•
10 percent of the total units for lower income households; or
5 percent of the total units for very low income households; or
A senior citizen housing development or mobilehome park that limits
residency based on age requirements for housing for older persons; or
10 percent of the total dwelling units in a condominium for moderate income
households.
The amount of density bonus varies according to the amount by which the percentage
of affordable housing units exceeds the established minimum percentage, but generally
ranges from 20-35 percent above the specified General Plan density. Eligible projects
may also receive 1-3 additional development incentives, depending on the proportion
V-23
HOUSING PLAN
of affordable units and level of income targeting. The following development incentives
may be requested:
•
•
•
Reduced site development standards or design requirements.
Approval of mixed-use zoning in conjunction with the housing project.
Other regulatory incentives or concessions proposed by the applicant or the
City that would result in identifiable cost reductions.
In addition to these incentives, State law now provides for the following reduced
parking ratios at the request of the developer: 1 space for 0-1 bedroom units, 2 spaces
for 2-3 bedroom units, and 2½ spaces for four or more bedrooms (inclusive of
handicapped and guest parking).
2008-2014 Objective: Amend the City’s existing density bonus provisions by
2010 to reflect current State requirements.
15. Administrative Adjustment Process
The City uses an Administrative Adjustment Process as a means of providing flexibility in
residential development standards. This flexibility is one way to reduce the costs of
development and thus, enhance unit affordability. Specific administrative adjustments
pertaining to residential uses include the following:
•
•
•
•
A decrease of not more than 10 percent of the required building site are,
width, or depth;
A decrease of not more than 20 percent of the required width of a side yard
or the yard between buildings;
A decrease of not more than 15 percent of the required front or rear yard
with the combined total not to exceed 20 percent; and
An increase of not more than 10 percent of the permitted projection of steps,
stairways, landings, eaves, overhangs, masonry chimneys, and fireplaces into
any required front, rear, side or yard between buildings.
Unlike the conditional use permit and variance processes, the Administrative
Adjustment Process is a non-public hearing process and is not subject to the public
noticing requirements of the Government Code. However, Administrative Adjustment
applications do provide notice to all abutting property owners adjacent to the subject
property.
2008-2014 Objective:
The City will continue to use the Administrative
Adjustment Process to provide flexibility in residential development requirements.
V-24
HOUSING PLAN
16. Zoning Ordinance Revisions
As part of the Governmental Constraints analysis for the Housing Element update, the
following revisions to the Yorba Linda Zoning Code were identified as appropriate to
better facilitate the provision of a variety of housing types:
• Add supportive housing within the Code’s definition section.
• Identify transitional and supportive housing as permitted uses within
residential zone districts.
• Identify emergency shelters as a permitted use in the Light Manufacturing,
M-1 Zone.
• Define and establish parameters for single room occupancy uses.
Emergency shelters will be subject to the same development and management
standards as other permitted uses in the M-1 Light Manufacturing Zone. The City will,
however, develop written, objective standards for emergency shelters to regulate the
following, as permitted under SB 2:
•
•
•
•
•
•
•
•
The maximum number of beds/persons permitted to be served nightly;
Off-street parking based on demonstrated need, but not to exceed parking
requirements for other residential or commercial uses in the same zone;
The size/location of exterior and interior onsite waiting and client intake
areas;
The provision of onsite management;
The proximity of other emergency shelters, provided that emergency shelters
are not required to be more than 300 feet apart;
The length of stay;
Lighting;
Security during hours that the emergency shelter is in operation.
2008-2014 Objective: Amend the zoning ordinance by June 2010 to make
explicit provisions for transitional and supportive housing, SROs, and emergency
shelters. Develop objective standards to regulate emergency shelters as provided
for under SB 2.
V-25
HOUSING PLAN
EQUAL HOUSING OPPORTUNITY
In order to make adequate provision for the housing needs of all economic segments of
the community, the housing program must include actions that promote housing
opportunities for all persons regardless of race, religion, sex, family size, marital status,
ancestry, national origin, color, age, or physical disability.
17. Fair Housing
The City uses the services of the Orange County Fair Housing Council for fair housing
outreach and educational information, fair housing complaints, tenant/landlord dispute
resolution, and housing information and counseling. The role of the Council is to
provide services to jurisdictions, agencies, and the general public to further fair housing
practices in the sale or rental of housing.
2008-2014 Objective: The City will continue to promote fair housing practices, and
provide educational information on fair housing to the public. The City will refer fair
housing complaints to the Orange County Fair Housing Council.
18. Accessible Housing
Pursuant to Senate Bill 520, jurisdictions are required to analyze constraints to the
development, maintenance, and improvement of housing for persons with disabilities
and take measures to remove constraints. As part of this Housing Element, Yorba Linda
will adopt a reasonable accommodation procedure to encourage and facilitate the
provision of housing for persons with disabilities including, but not limited to,
procedures for the approval of group homes, accessibility improvement and ADA
retrofit projects. The process for adopting a reasonable accommodation procedure will
involve an evaluation of the zoning code and other applicable codes for compliance
with fair housing laws. The adopted reasonable accommodation procedure may
include measures that provide flexibility in development standards and land use
controls, reduced processing times, expedited plan checks and public
education/outreach efforts.
2008-2014 Objective: Adopt and implement a reasonable accommodation
procedure; inform and educate the public on the availability of the reasonable
accommodation procedure through the dissemination of information on the City’s
website and at the Community Development Department’s public counter.
V-26
HOUSING PLAN
Table V-3
Housing Program Summary
2008-2014
Housing
Program
2008-2014 Objective
Program
Goal
1. Residential
Provide financial
Assist 15 households
Rehabilitation
assistance for
annually, or 90 over
home repairs to
the 2008-2014
lower income
period.
households.
2. Housing
Bring substandard Continue to operate
Community
housing into
the Community
Preservation and
compliance with
Preservation
Abatement
City codes
Program.
3. Section 8 Rental Provide rental
Continue current
Assistance
assistance to
levels of Section 8;
extremely low
coordinate with
and very low
OCHA; encourage
income
landlords to register
households.
units.
4. Affordable
Facilitate
Continue to provide
Housing
affordable
financial and
Development
housing
regulatory incentives
Assistance
development by
to private developers,
for-profit and non- to achieve long-term
profit housing
affordability.
developers to
provide housing
affordable to
extremely low,
very low, low and
moderate income
households.
5. Mortgage
Assist moderate
Revise program
Assistance Program income
parameters to
(MAP)
households
address current
purchase their
market. Provide
first home.
“silent second” loans
to 10 first time
homebuyers.
6. Mortgage Credit Expand
Upon reinitiation of
Certificate (MCC)
homeownership
program, provide
opportunities for
informational
low and
brochures at City
moderate income Hall and on website,
homebuyers.
and market with City
homebuyer
assistance.
V-27
Funding
Source
Responsible
Agency
Time
Frame
CDBG
Community
Development
Department
2008-2014
General Fund
Community
Development
Department
2008-2014
HUD Section 8
OCHA
2008-2014
RDA Set-Aside
Funds
Community
Development
Department
2008-2014
Redevelopment
Housing SetAside
Community
Development
Department
Revise
program by
Fall 2009;
assistance
available 20082014
Federal Tax
Credit
Orange County
Housing and
Community
Services
2008-2014
HOUSING PLAN
Table V-3
Housing Program Summary (cont’d)
Housing
Program
2008-2014
Program
Goal
Objective
PROVISION OF AFFORDABLE HOUSING (cont’d)
7. Conversion of
Improve
Acquire, rehabilitate,
Multifamily Rental
dilapidated rental and establish
to Affordable
housing; improve affordability
through Committed neighborhoods;
covenants on 75
Assistance
preserve
rental units at Linda
affordability.
Gardens. Enter into
agreement with
Archstone to
provide at least 30
units affordable to
lower income
households.
8. Purchase of
Provide
Acquire and place
Existing Housing
affordable
affordability
Units to Create
homeownership
covenants on 12 to
Affordable Home
through purchase 15 units.
Ownership Units
of existing homes
and selling to
moderate income
homebuyers.
9. Second Units
Provide additional
sites for rental
housing within
existing
neighborhoods.
10. Rezoning of
Sites to Higher
Densities
Provide adequate
sites to
accommodate
development of
housing for
extremely low,
very low, low and
moderate income
households.
PROVIDE ADEQUATE SITES
11. Town Center
Provide sites for a
Specific Plan
variety of housing
types affordable
to extremely low,
very low, low and
moderate income
households.
Funding
Source
Responsible
Agency
Time
Frame
RDA Set-Aside
Community
Development
Department
Complete
Linda Gardens
in 2009. Enter
into agreement
with Archstone
in 2009.
Redevelopment
Housing SetAside
Community
Development
Department
2008-2014
Implement City’s
ordinance to
accommodate
second units, and
educate public on
availability. Seek to
achieve 10 units.
1) Prepare new
multi-family
zoning/GP
designations; 2)
Conduct Measure B
Vote; 3) Rezone
sites accordingly.
Department
Budget
Community
Development
Department
Department
Budgets
Community
Development
Department
Prepare
educational
materials on
second units
and advertise
on website by
Summer 2009.
Complete
rezoning
process within
two years of
Housing
Element
adoption (fall
2011).
Develop and adopt
Specific Plan.
Continue to acquire
sites appropriate for
housing in the Town
Center area.
Department
Budget;
RDA Set-Aside
Community
Development
Department
V-28
Adopt Plan by
2010.
HOUSING PLAN
Table V-3
Housing
Program
Program
Goal
PROVIDE ADEQUATE SITES (cont’d)
12. Sustainability
Promote energy
and Green Building conservation and
sustainable design
in new and
existing
development.
13. Annexation of
Areas in Sphere of
Influence
2008-2014
Objective
Funding
Source
Responsible
Agency
Update General
Plan based on
principals of
sustainability. Adopt
Citywide Green
Building program
and develop
educational
materials to
homeowners and
builders.
Department
Budgets
Community
Development
Department
Initiate General
Plan update in
2010. Adopt
Green Building
Program and
develop
educational
materials in
2011.
General Fund
Community
Development
Department
Seek to achieve
annexation of
the Murdock
property by
2012.
Department
Budgets
Community
Development
Department
Amend the
Ordinance by
2010.
Department
Budget
Community
Development
Department
2008-2014
Department
Budget
Community
Development
Department
Amend the
Ordinance by
June 2010.
Increase the
City’s capacity to
accommodate
future housing
growth.
Annex areas within
the Sphere of
Influence and
provide
infrastructure and
services to support
future development.
REMOVAL OF GOVERNMENTAL CONSTRAINTS
14. Affordable
Provide density
Amend the City’s
Housing Density
and other
density bonus
Bonus
incentives to
ordinance to reflect
facilitate
current State
affordable
requirements.
housing
development.
15. Administrative
Provide flexibility
Continue to use this
Adjustment Process in residential
administrative
development
process for specific
standards.
adjustments to
residential uses.
Provide
Amend the Zoning
16. Zoning
Code to make
Ordinance Revision appropriate
zoning to
explicit provisions
facilitate the
for transitional and
provision of
supportive housing,
transitional and
single room
supportive
occupancy uses and
housing, single
permit by right
room occupancy
emergency shelters
uses and
emergency
shelters for the
Homeless.
V-29
Time
Frame
HOUSING PLAN
Table V-3
Housing
Program
Program
Goal
EQUAL HOUSING OPPORTUNITY
17. Fair Housing
Promote fair
housing practices.
2008-2014
Objective
18. Accessible
Housing
Provide
accessible
housing to
persons with
disabilities.
Funding
Source
Responsible
Agency
Continue to provide
educational
information on fair
housing to the
public. Refer fair
housing complaints
to the Orange
County Fair
Housing Council.
CDBG
Adopt and
implement and
accessibility
procedure and
inform the public
about the new
process.
Department
Budget, CDBG
Community
Development
Department
Orange
County
Housing
Authority,
Orange
County Fair
Housing
Council
Community
Development
Department
Time
Frame
2008-2014
Adopt and
implement new
procedure by
2009.
Table V-4
Summary of Quantified Objectives
Income Level
New Construction*
Rehabilitation**
Conservation***
Goal
Goal
Goal
Extremely Low
228
9
38
Very Low
228
36
38
Low
368
45
6
Moderate
408
0
6
Above
Moderate
Totals
789
0
0
2,021
90
88
* Reflects RHNA, including 75 conversion units at Linda Gardens and 30 conversion units at Archstone
** Reflects 90 Residential Rehabilitation units
*** Reflects 76 Section 8 and 12 Purchase of covenants on existing units.
V-30
HOUSING PLAN
APPENDIX A
PUBLIC PARTICIPATION
Community Workshop Notice (June 18, 2008)
Public Comment Card (June 18, 2008)
Property Owner Notification (July 18, 2008)
Property Owner Invitation (October 24, 2008)
Stakeholder’s Meeting Notice (November 20, 2008)
Stakeholder’s Questions and Staff Responses (November 20, 2008)
Housing Element Notification Lists
What Should Yorba Linda’s Plan be for Housing?
COMMUNITY WORKSHOP
2008-2014 Housing Element Update
Wednesday, June 18
Yorba Linda Community Center
4501 Casa Loma Avenue
6:00 – 7:30 p.m.
The Housing Element will set forth Yorba Linda’s housing strategy
for the 2008-2014 period to address existing and future housing
needs. Cathy Creswell, Deputy Director from the State Dept
of Housing and Community Development (HCD) will be in
attendance to assist residents in understanding State Housing
Element requirements, and in identifying strategies to help Yorba
Linda address its needs, such as:
Housing for senior citizens
Housing for the local workforce
Homeownership and Rental Assistance
Acquisition of existing apartments
Additional programs based on YOUR input !!!!
For further information, contact Pam Stoker in Community Development
at (714) 961-7130 or at [email protected]
City of Yorba Linda
June 18th Community Workshop
Please provide us with your input for the Housing Element update:
1. WHAT DO YOU SEE AS THE GREATEST STRENGTHS OF YORBA LINDA’S
HOUSING AND NEIGHBORHOODS?
2. WHAT ARE THE COMMUNITY’S MOST IMPORTANT HOUSING NEEDS?
3. WHAT OPTIONS WOULD YOU LIKE THE CITY TO PURSUE TO ADDRESS
ITS HOUSING NEEDS WITHIN THE HOUSING ELEMENT?
ADDITIONAL COMMENTS FOR THE HOUSING ELEMENT
October 24, 2009
Name & Address
Re:
Yorba Linda 2008-2014 Housing Element
Property Located at:
Dear Mr. & Mrs. __________,
As you are aware, the City of Yorba Linda has been working on an update of its General
Plan Housing Element in accordance with State law. Housing Element statutes require
the City to identify potential sites to address its regional housing growth needs (RHNA)
for the period 2008-2014. Yorba Linda’s RHNA allocation includes a total of 2,039 new
units, including 831 lower income units, 412 moderate income units, and 796 above
An analysis of properties throughout the City has indicated that there is an insufficient
number of properties that are currently zoned multi-family to address the City’s RHNA
requirements for lower and moderate income housing. In order to address this shortfall
and comply with State law, City staff has conducted a comprehensive review of
residential and commercial sites for potential rezoning to multi-family use.
During our initial site assessment, your property was identified as a potentially suitable
site. This assessment was based on several factors, including size, location, current use,
and development potential. After presenting the Draft Housing Element to the City
Council on August 5, 2008, the Council directed staff to reevaluate the assumptions that
had been made regarding the identified sites and to conduct a meeting with affected
property owners to solicit their input on this process. We anticipate conducting this
property owner meeting within the next six weeks, and will notify you as soon as a date
has been set.
Following the meeting with property owners, a revised Draft Housing Element with any
necessary changes will be presented to the City Council for its review.
For more information about the Housing Element update and property owner meeting,
please contact Pam Stoker at (714) 961-7130.
Sincerely,
William Kelly
Interim City Manager
The City of Yorba Linda
STAKEHOLDER’S MEETING
Thursday, November 20th
4501 Casa Loma Avenue
6:00 – 7:30 p.m.
The stakeholder’s meeting will focus on the Draft Housing Element
and discussing strategies to help Yorba Linda address its existing
and future housing needs. The City’s Housing Consultants, Karen
Warner Associates, along with City staff will be in attendance to
explain the identification process of specific sites that may be
included in the Draft Housing Element. The identification of these
sites may or may not include property that you presently own. We
invite you to join us this evening as we review potential sites being
considered as part of the 2008-2014 Housing Element process.
For further information, contact Pam Stoker in Community Development
at (714) 961-7130 or at [email protected]
Yorba Linda 2008-2014 Housing Element Update
Stakeholder’s Meeting with Property Owners
November 20, 2008
Stakeholder Questions and Staff Responses
Purchase of Sites in Other Cities
Q – City Manager in Santa Fe Springs indicated that the City purchased sites in other
cities to meet the City’s RHNA housing needs. Can Yorba Linda do this?
A – As a means of clarification, Santa Fe Springs protested their RHNA numbers and
received a decrease. Yorba Linda also challenged SCAG’s RHNA assignment,
but received no decrease. While there is the ability to “trade and transfer” units
during the draft RHNA process, after the final RHNA is adopted by SCAG,
jurisdictions are not permitted to transfer their units to other jurisdictions.
Redevelopment Funds
Q – Did Yorba Linda’s housing need numbers get assigned because it uses
Redevelopment funds?
A – No, all cities and counties in California have regional housing needs assigned
through the regional government. All Orange County cities have the same
percentages assigned to each income category.
Measure B
Q - Will the sites require a Measure B vote? Can the voters “shoot down” the sites in
the Measure B vote?
A – Yes to both questions.
Q – If the Council adopts the Housing Element, and a Measure B vote is required,
would all sites be included together or voted on separately?
A – The process for Measure B vote on sites has not been decided.
Q – When would the Measure B vote occur? Is it the City’s cost or the developer’s
cost?
A – HCD wants any zone changes to occur within two years of adoption of the
Element in order to have time for housing to be developed (usually a 2 to 5 year
process). Therefore, the cost of the vote will probably fall to the City, rather than
waiting for a property owner to initiate a project and associated Measure B vote.
Q – Does Measure B discourage developers?
A – Yes. It adds uncertainty to the development process, and extends the time frame.
Staff has observed a decline in developer interest subsequent to adoption of
Measure B.
Page 1 of 1
Q – If Measure B fails at 30 units per acre, will the City add properties at 10 units per
acre?
A – Probably not. The 10 units per acre is harder to justify with HCD as meeting the
lower income housing needs without significant subsidy.
Q – If Measure B fails, what happens? Will the Element be de-certified? Will there be
lawsuits?
A – The Element would probably be de-certified by HCD. There is potential for
lawsuits. The outcome of the lawsuit is uncertain, but the Housing Element
Question and Answer handout provides information on some existing situations.
Sites
Q – What is the advantage for sites to be identified for higher density zoning in the
Element?
A – The primary advantage is a higher land value. As density increases, the land
value increases. One Richfield owner indicated that he was not sure that land
value for the Richfield sites, currently zoned CG would increase with a zone
change allowing 10-30 units per acre.
Q – Why is the Wabash/Rose site included in the Housing Element now when a
proposed project for this site faced several redesigns to provide housing with
some affordability?
Further clarification of the proposed project from the property owner:
•
Initial proposal was for single-family homes, and based on staff
direction, was redesigned as condominiums, and then redesigned again
as single-family homes.
•
Condominium proposal was at a density of about 30 units per acre; later
reduced for single-family homes, but didn’t make economic sense to
develop.
•
Proposed plan went through several iterations at the Planning
Department without real guidance
•
Developer pulled out primarily because of Measure B and the
uncertainty of developing at a higher density.
A – The current Housing Element regulations are more specific, requiring a city to
identify specific sites that address that city’s housing needs. Housing Element
regulations further require that the identified sites for lower income (at 30 units
per acre) have the capacity for at least 16 units on the site and be allowed byright (no discretionary actions required). If a proposal meets the zoning code,
that development will be allowed by-right. This means that there will be no
variances or zone changes or general plan amendments required to develop the
property if the proposal is in compliance with the new zone. If a proposal has
asked for funds from the Redevelopment Agency, the Agency will review the
plans.
Page 2 of 2
Q – Will identified multi-family sites meet the RHNA? This question was asked
because the owner’s property was taken off the recommended list and the owner
wondered if the City might need to put the site back on the list.
A – Current proposed sites meet the very low/low housing needs. Moderate income
met by current rentals rates, but if owner(s) interested in increasing property to
10 units per acre, that will help meet the moderate income needs.
Q – Why were the South Lakeview Greenhouse properties removed?
A – Issues of compatibility, land use, access.
Q – The Richfield site was identified in previous Housing Element and a developer
prepared an affordable housing proposal at 10 units per acre. Assuming the site
is identified in the Housing Element and that the zoning is changed, if a similar
proposal came before the City, what is the City willing to do to encourage
development of the site?
A – The Agency will review the costs (proforma) to determine the financial assistance
warranted for the project. The degree of the City’s interest will reflect the sites
identified in the Housing Element.
Additional Comments on Sites
•
Nixon Archive Site(s) – various opinions (about 3 property owners in
attendance; another 1-2 adjacent owners). Some owners might be interested
in zoning at 10 units per acre (up from 1.8 units per acre current zoning). Still
requires Measure B vote, but voters might approve the Nixon Archive site(s) at
10 units per acre. The Olson Company approached the owners recently with
potential interest in developing the site, but had concerns regarding Measure B
constraints.
•
Richfield Site – One owner was present and was uncertain of continued
interest in rezoning. He will talk with the other owners and let staff know in the
next few weeks.
•
Wabash/Rose Site – Owner initially indicated he is not interested in having the
site included in the Element. After listening to the discussion, he indicated he
may be interested. Would be good for staff to follow up with him.
•
SWC Bastanchury & Lakeview Site - Equestrian Center owner (easternmost
parcel) is interested in potential of rezoning. The entire block is about 17
acres; the Equestrian Center is about 5 acres and the two nursery parcels
about 12 acres. The center nursery parcel (8.5 acres) on the block is currently
identified for potential rezoning, with the two adjacent properties to serve as
buffers to surrounding uses.
Housing Element Approval, Densities and Affordability
Q – Why is there a range of densities – 20 to 30 units per acre?
A – HCD will accept 30 units per acre zoning as meeting the lower income housing
need. If a city proposes a lower density, say 20 units per acre, HCD requires
justification that, at this density, the development can address the lower income
housing need. For example, what incentives will the city provide to encourage
Page 3 of 3
housing affordable to lower income households? Financial assistance, usually
through the Redevelopment Agency is the primary incentive Yorba Linda can
offer. The identified sites are not developed by the City or the Redevelopment
Agency, but by developers
Q – What if zoning is changed to 30 units per acre, but proposals come in at 10 units
per acre?
A – As long as sites are identified to accommodate the 30 units per acre, it is okay if
sites are developed at a lower density. However, site development should be
consistent with the General Plan and there may be some issues with lower
densities if there are discretionary actions by the City. Also, HCD will probably
require a range with a minimum (floor) and a maximum (ceiling). If possible, it
would be best for sites to have the highest density from HCD’s perspective. If
the approved zoning allows 20 to 30 units per acre and a project is proposed at
20 units per acre, it would be difficult for the City to deny the project. In addition,
the law requires that these sites be developed by-right.
Q – What is the relationship between affordability and density?
A – Densities of 30 units per acre do not guarantee affordability. However, HCD
allows the City to use sites zoned at 30 units per acre to accommodate the City’s
lower income housing need. The assumption is that with a higher density the
cost per unit will be lower (due to land costs and some economies of scale).
Q – What happens if the City desires a particular site to provide some affordable
units?
A – If the City desires affordability on some site(s), the City will need to negotiate with
the developer. The City will probably need to provide some incentives.
Constraints
Q - Some stakeholders indicated that constraints were removed, even in the last
Housing Element, and wondered why things would be different this time.
A – New Housing Element requirements are much more specific. There cannot be
discretionary approvals for the sites at 30 units per acre.
Page 4 of 4
APPENDIX B
RESIDENTIAL SITES INVENTORY
Sites for Rezoning Inventory
Potential Rezoning Sites Comparison with Low/Moderate RHNA
Aerials of Proposed Sites for Rezoning
Sites Considered but not Recommended for Rezoning
Adequate Sites Alternative Checklist - Linda Gardens
Adequate Sites Program - Linda Gardens
Adequate Sites Alternative Checklist - Archstone Yorba Linda
YORBA LINDA 2008-2014 HOUSING ELEMENT
Sites for Potential Rezoning to Multi-Family at 10, 20 and 30 units per acre (4/28/09)
Site
No.
Site Description
Current
Zoning
Current
Permitted
Density
Vacant
Acres
Underutilized
Acres
Potential
Units
Property
Owner(s)
Comments
1
Prospect (Greenhouse)
C-G
2
Wabash & Rose
C-G
3
Yorba Linda/
Prospect
C-G
SWC Bastanchury &
Lakeview (middle parcel)
Savi Ranch*
Savi Ranch*
PD
(R-E/R-S)
PD/Support
Commercial
PD/Office
Commercial
4
5
6
4.11
1.8 - 3 du/ac
123 units
Site for-sale
1.68
50 units
Current RV storage - 1 SFR on site
4.08
122 units
8.5 (of 17
acre block)
255 units
3.20
7.31
St. Joseph’s
Health
Systems
St. Joseph’s medical office building plan to sell after building replacement
medical office at Bastanchury/Rose
Current nursery use (of 17 acre block)
96 units
John Force
Vacant Land
3.20
96 units
Burke Real
Estate
Abandoned automobile dealership.
Entitled for showroom retail.
17.46
742 units
24.77 acres @ 30 du/ac
7
Lakeview/ Strawberry-Field
C-G
8
Lakeview/Altrudy
R-S
3 du/ac
9
SWC Bastanchury &
Lakeview (eastern parcel)
PD
(R-E/R-S)
1.8 - 3 du/ac
4.70
94 units
RDA
2.39
47 units
RDA
7.09
4.11
82 units
4.11
223 units
0.49
5 units
Prior site for future Fire Station
Current equestrian center use (of 17
acre block)
10
Postal Annex
SE Lemon & Eureka
C-G
11
Nixon Archive
R-E
1.8 du/ac
7.01
70 units
12
SWC Bastanchury &
Lakeview (western parcel)
PD
(R-E/R-S)
1.8 - 3 du/ac
4.34
43 units
Current nursery use (of 17 acre block)
13
3741 Rose Drive
R-U
4.0 du/ac
0.43
4 units
Current non-conforming use of
residential property for auto detailing
business
12.27
122 units
33.84
1,087 units
TOTALS for ALL Multifamily Rezoning
14.40
* Savi Ranch sites to be designated mixed use with an allowed residential density of 30 du/ac
Previously planned for expansion of
Presidential Walk.
Multiple property owners; site
constraints
48.24 acres @ 10-30 du/ac
Recommended Multi-family Rezoning Sites
Comparison with Yorba Linda’s Lower and Moderate Income RHNA
Yorba Linda lower income RHNA
- Linda Gardens (75 units)
- Habitat (1 unit)
- Archstone Yorba Linda (30 units)
Remaining lower income RHNA
831 units
- 75 units
- 1 unit
- 30 units
725 units
Sites #1-6 unit potential at 30 du/ac
- Remaining lower income RHNA
Balance of lower income units
742 units
-725 units
+ 17 units
Yorba Linda moderate income RHNA
- 2006 - 2008 Bldg permits (70 units)
- Habitat (2 units)
- Additional Second Units
Remaining moderate income RHNA
412 units
- 70 units
- 2 units
- 6 units
334 units
Sites #7-13 unit potential at 10 and 20 du/ac
- Remaining moderate income RHNA
Balance of moderate income units
345 units
-334 units
+ 11 units
4.11 acres
Prospect Avenue (Greenhouses)
123 units @ 30 units/acre
1
1.68 acres
Wabash/Rose Drive
2
4.08 acres
St. Joseph’s Medical Offices
Prospect /Yorba Linda Blvd
3
4.34 acres
10 du/acre
8.5 acres
30 du/acre
4.11 acres
20 du/acre
Bastanchury/Lakeview
4
3.2
acres
Savi Ranch
96 Units @ 30 units/acre
5
3.2 acres
Savi Ranch
6
4.7 acres
Lakeview/Strawberry-Field Property
7
2.39 acres
Lakeview/Altrudy Lane Properties
8
7.01 acres
Nixon archive site
9
0.49
acres
Postal Annex
10
0.43 acres
3741 Rose Drive
Sites Considered but Not Recommended for Multi-Family Rezoning
Site Description
Current
Zoning
Current
Permitted
Density
Lakeview/Valencia
TC
Lakeview & Mariposa
R-E
SE Bastanchury/Rose
CO
Water District Site
R-M
10 du/ac
R-E
1.8 du/ac
R-E
1.8 du/ac
So. Lakeview
Greenhouses
Lakeview @ Buena
Vista South
1.8 du/ac
Vacant Acres
Underutilized
Acres
Property
Owner(s)
2.44
RDA owns
1.9 acres
7.31
To be developed with St. Joseph’s Medical Office
0.35
Parcel too small
11.8
Size constraints; incompatible surrounding land uses
7.58
Development Agreement requires public use
City Yard &
Equipment Rental
CG
2.63
Richfield
CG
2.99
developable
Casa Loma @
Imperial Highway
R-S
Top of Hidden Hills
Rd adjacent to State
Park
OSR
NWC Esperanza Rd,
Eastside Circle
PD
4.6
1.8 du/ac
3.6
2 sites: 7,500 s.f,
corner site, 0.6 acre
mid-block parcel on
Imperial Hwy
Four ½ acre pads,
remainder of 26
acres undevelopable
hillside
3.5
Various
Kohl’s Dept
Store
1 (approx)
PD
R-A.
R-E
Incompatible surrounding land uses; land use; access
1.65
PRD
PD
To be determined as part of Town Center Specific Plan
Oil wells, grade differentials, prior senior housing proposal.
Isolated property. City Equestrian Committee evaluating for
equestrian use.
4.92 developable
(of 4.98)
Tank Farm Site
Savi Ranch - northerly
section of Kohl’s
parking lot
Savi Ranch - vacant
R&D building, next to
Kaiser Permanente
Kellogg @ Yorba
Linda Blvd.
Comments
Esar, Inc.
City Yard property granted from County with requirement for
public use; any other proposed use requires payment of market
value to County and relocation of City Yard facility.
Drainage/topography constraints on portion of site (of 3.23
acres); traffic also of concern. This site has been removed from
further consideration for rezoning by the City Council (by
resolution at their 4/21/09 meeting).
Underutilized parking area for Kohl’s. Not ideal for housing due
to adjacency to Big Box dept store and automotive repair
facilities.
Vacant research & development building. Surrounded by other
office buildings.
Approved tentative parcel map for single-family. Access and
traffic flow concerns with higher density.
Corner parcel too small, access problems. Interior parcel not
recommended: a) located on west end of town (doesn’t meet
criteria of identifying parcels on east side); and b) mid-block
parcel - spot zoning
Not recommended as developable pad size too small and
geotechnical issues that may render the sites non-buildable
Site encumbered with SCE easement and overhead transmission
lines
nSTATE OF CALIFORNIA -BUSINESS, TRANSPORTATION AND HOUSING AGENCY
ARNOLD SCHWARZENEGGER, Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
Division of Housing Policy Development
1800 Third Street, Suite 430
P. O. Box 952053
Sacramento, CA 94252-2053
(916) 323-3177
FAX (916) 327-2643
Linda Gardens, Yorba Linda
Adequate Sites Program Alternative Checklist
Government Code Section 65583.1(c)
(Chapter 796, Statutes of 1998 [AB 438])
As provided for in Government Code Section 65583.1(c), local governments can rely on existing
housing units to address up to 25 percent of their adequate sites requirement by counting existing
units made available or preserved through the provision of “committed assistance” to low- and
very low-income households at affordable housing costs or affordable rents. The following is
a checklist intended to provide guidance in determining whether the provisions of
Government Code
Section 65583.1(c) can be used to address the adequate sites program requirement. A “yes”
answer to the questions below means the alternative site program option(s) may be applicable to
your community.
HE
Page #
65583.1(c)(4)
Is the local government providing, or will it provide “committed
assistance” within the first 2 years of the planning period? See the
definition of “committed assistance” on page 4.
65583.1(c)(1)(A)
Has the local government identified the specific source of “committed
assistance” funds?
________________________________________________________
Specify the amount and date when funds will be dedicated through a
(legally enforceable agreement).
$ __12,900,000_______________
date: __June 2008___________
65583.1(c)(3)
Has at least some portion of the regional share housing need for very
low-income (VL) or low-income (L) households been met in the current
or previous planning period?
IV-8-9
⌧ Yes
No
IV-8-9
⌧ Yes
No
⌧ Yes
No
Specify the number of affordable units permitted/constructed in the
previous period.
114 VL; 30 L
current period and document how affordability was established.
65583.1(c)(1)(B)
Indicate the total number of units to be assisted with committed
assistance funds and specify funding source.
_________
75 lower inc;
1 mgr’s unit
RDA SetAside
V-10;
IV-8-9
IV-8-9
IV-8-10
65583.1(c)(1)(B)
⌧ Yes
Will the funds be sufficient to develop the identified units at affordable
No
costs or rents?
IV-8-10
65583.1(c)(1)(C)
Do the identified units meet the substantial rehabilitation, conversion, or ⌧ Yes
No
preservation requirements as defined? Which option? Conversion
Note: If you cannot answer “yes” to all of the general requirements questions listed above,
your jurisdiction is not eligible to utilize the alternate adequate sites program provisions
set forth in Government Code Section 65583.1(c).
Page 2
HE
Page #
SUBSTANTIAL REHABILITATION (65583.1(c)(2)(A))
Include reference to specific program action in the housing element.
65583.1(c)(2)(A)
Will the rehabilitation result in a net increase in the number of housing
units available and affordable to very low- and lower-income
households?
If so, how many units?
65583.1(c)(2)(A)(i) (I)
Are units at imminent risk of loss to affordable housing stock?
65583.1(c)(2)(A)(i) (II)
Is the local government providing relocation assistance consistent with
Health and Safety Code Section 17975, including rent and moving
expenses equivalent to four (4) months, to those occupants permanently
or temporary displaced?
65583.1(c)(2)(A)(i) (III)
Will tenants will have the right to reoccupy units?
65583.1(c)(2)(A)(i) (IV)
Have the units been determined to be unfit for human habitation due the
at least four (4) of the following violations?
(a) Termination, extended interruption or serious defects of gas, water or
electric utility systems provided such interruptions or termination is
not caused by the tenant's failure to pay such gas, water or electric
bills.
(b) Serious defects or lack of adequate space and water heating.
(c) Serious rodent, vermin or insect infestation.
(d) Severe deterioration, rendering significant portions of the structure
unsafe or unsanitary.
(e) Inadequate numbers of garbage receptacles or service.
(f) Unsanitary conditions affecting a significant portion of the structure
as a result of faulty plumbing or sewage disposal.
(g) Inoperable hallway lighting.
65583.1(c)(2)(A)(ii)
Will affordability and occupancy restrictions be maintained for at least
20 years?
65583.1(c)(2)(A)(iii)
Note: Prior to occupancy of the rehabilitated units, the local government
must issue a certificate that finds the units comply with all local and
State building and health and safety requirements.
CONVERSION OF MULTIFAMILY RENTAL UNITS OF 4 OR MORE
FROM NON-AFFORDABLE TO AFFORDABLE (65583.1(c)(2)(B))
Include reference to specific program description in the housing element.
65583.1(c)(2)(B)(i)
Will the acquired units be made affordable to low- or very low-income
households?
_______
Yes
No
# of VLI units
# of LI units
Yes
No
Yes
No
Yes
No
Yes
No
Yes
No
Program 7
⌧Yes
No
V-18/19
and
V-28
IV-9
and
App B
Page 3
HE
Page #
65583.1(c)(2)(B)(ii)
Were the units affordable to very low- or low-income households at the
time they were identified for acquisition?
65583.1(c)(2)(B)(iii)
If the acquisition results in the displacement of very low- or low-income
households, is the local government providing relocation assistance
consistent with Health and Safety Code Section 17975, including rent
and moving expenses equivalent to four (4) months, to those occupants
permanently or temporary displaced?
65583.1(c)(2)(B)(iv)
Will units be decent, safe, and sanitary upon occupancy?
65583.1(c)(2)(B)(v)
Will affordability and occupancy restrictions be maintained at least 55
years?
PRESERVATION OF AFFORDABLE UNITS (65583.1(c)(2)(C))
Include reference to specific program action in housing element.
65583.1(c)(2)(C)(i)
Will affordability and occupancy restrictions be maintained for at least 40
years?
65583.1(c)(2)(C)(ii)
Are the units located within an “assisted housing development” as
defined in Government Code Section 65863.10(a)(3)? See definition on
page 4.
65583.1(c)(2)(C)(iii)
Did the city/county, via the public hearing process, find that the units are
eligible and are reasonably expected to convert to market rate during the
next 5 years, due to termination of subsidies, prepayment, or expiration
of use?
65583.1(c)(2)(C)(iv)
65583.1(c)(2)(C)(v)
Were the units affordable to very low- and low-income households at the
time the units were identified for preservation?
Yes
⌧ No
IV-9
and
App B
IV-8-9
⌧ Yes
No
⌧ Yes
No
IV-8-9
IV-8-9
⌧Yes
No
Program
______
Yes
No
Yes
No
Yes
No
Yes
No
Yes
No
Adequate Sites Program: Linda Gardens
Unit Type
(# bedrooms)
Number of
Units
Maximum Rent Thresholds
Very Low Income
Low Income
2
34
$988
$1,197
2
4
$988
$1,197
2
4
$988
$1,197
2
10
$988
$1,197
3
18
$1,115
$1,357
3
2
$1,115
$1,357
3
3
$1,115
$1,357
Total
75
Note: 1 additional 3-bedroom unit is the manager's unit
Existing Rents
Future Rents*
$1,150
$1,175
$1,200
$1,200
$1,350
$1,375
$1,400
$569-883
$883-988
$569-988
$1,197
$632-1,115
$632-1,115
$1,357
Future Rents by Unit Size and Affordability Level
Number of
Units
8
31
23
13
Affordability
Level
30% AMI
45% AMI
50% AMI
60% AMI
2-bedroom
Units
5
19
18
10
Future
Rents*
$569
$883
$988
$1,197
* Future Rents are at levels required by Tax Credit regulations
3-bedroom
Units
3
12
5
3
Future
Rents*
$632
$883
$1,115
$1,357
Existing Future Rent
Rent Level
Level
>VLI
>VLI
>Low
>Low
>VLI
>Low
>Low
VLI
VLI
VLI
Low
VLI
VLI
Low
Meets RHNA?
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Unit Number
Unit Type
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
3x2
2x1
2x1
3x2
2x1
2x1
2x1
2x1
2x1
2x1
2x1
2x1
2x1
2x1
2x1
2x1
2x1
2x1
2x1
2x1
3x2
2x1
2x1
3x2
3x2
2x1
2x1
3x2
3x2
2x1
2x1
3x2
3x2
2x1
2x1
3x2
3x2
2x1
2x1
3x2
3x2
Very Low Income
Low Income
$1,051.25
$946.25
$946.25
$1,051.25
$946.25
$946.25
$946.25
$946.25
$946.25
$946.25
$946.25
$946.25
$946.25
$946.25
$946.25
$946.25
$946.25
$946.25
$946.25
$946.25
$1,051.25
$946.25
$946.25
$1,051.25
$1,051.25
$946.25
$946.25
$1,051.25
$1,051.25
$946.25
$946.25
$1,051.25
$1,051.25
$946.25
$946.25
$1,051.25
$1,051.25
$946.25
$946.25
$1,051.25
$1,051.25
$1,261.50
$1,135.50
$1,135.50
$1,261.50
$1,135.50
$1,135.50
$1,135.50
$1,135.50
$1,135.50
$1,135.50
$1,135.50
$1,135.50
$1,135.50
$1,135.50
$1,135.50
$1,135.50
$1,135.50
$1,135.50
$1,135.50
$1,135.50
$1,261.50
$1,135.50
$1,135.50
$1,261.50
$1,261.50
$1,135.50
$1,135.50
$1,261.50
$1,261.50
$1,135.50
$1,135.50
$1,261.50
$1,261.50
$1,135.50
$1,135.50
$1,261.50
$1,261.50
$1,135.50
$1,135.50
$1,261.50
$1,261.50
Existing Rents
Future Rents
Existing Rent
Level
Future Rent
Level
RHNA
$1,350
$1,150
$1,150
$1,400
$1,150
$1,150
$1,200
$1,175
$1,150
$1,150
$1,150
$1,175
$1,150
$1,200
$1,150
$1,150
$1,150
$1,200
$1,150
$1,150
$1,375
$1,150
$1,200
$1,350
$1,350
$1,200
$1,150
$1,350
$1,350
$1,200
$1,200
$1,350
$1,350
$1,150
$1,150
$1,350
$1,400
$1,200
$1,150
$1,350
$1,400
$681
$598
$598
$681
$598
$598
$598
$912
$912
$912
$912
$912
$912
$912
$912
$912
$912
$912
$912
$912
$681
$912
$912
$1,043
$1,043
$912
$912
$1,043
$1,043
$912
$912
$1,043
$1,043
$1,017
$1,017
$1,043
$1,043
$1,017
$1,017
$1,043
$1,043
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
VLI
VLI
VLI
VLI
VLI
VLI
VLI
VLI
VLI
VLI
VLI
VLI
VLI
VLI
VLI
VLI
VLI
VLI
VLI
VLI
VLI
VLI
VLI
VLI
VLI
VLI
VLI
VLI
VLI
VLI
VLI
VLI
VLI
Low
Low
VLI
VLI
Low
Low
VLI
VLI
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
1 of 2
Unit Number
Unit Type
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
71
72
73
74
75
76
2x1
2x1
3x2
3x2
2x1
2x1
3x2
3x2
2x1
2x1
3x2
3x2
2x1
2x1
3x2
3x2
2x1
2x1
3x2
3x2
2x1
2x1
3x2
2x1
2x1
2x1
2x1
2x1
2x1
2x1
2x1
2x1
2x1
2x1
2x1
Very Low Income
Low Income
$946.25
$946.25
$1,051.25
$1,051.25
$946.25
$946.25
$1,051.25
$1,051.25
$946.25
$946.25
$1,051.25
$1,051.25
$946.25
$946.25
$1,051.25
$1,051.25
$946.25
$946.25
$1,051.25
$1,051.25
$946.25
$946.25
$1,051.25
$946.25
$946.25
$946.25
$946.25
$946.25
$946.25
$946.25
$946.25
$946.25
$946.25
$946.25
$946.25
$1,135.50
$1,135.50
$1,261.50
$1,261.50
$1,135.50
$1,135.50
$1,261.50
$1,261.50
$1,135.50
$1,135.50
$1,261.50
$1,261.50
$1,135.50
$1,135.50
$1,261.50
$1,261.50
$1,135.50
$1,135.50
$1,261.50
$1,261.50
$1,135.50
$1,135.50
$1,261.50
$1,135.50
$1,135.50
$1,135.50
$1,135.50
$1,135.50
$1,135.50
$1,135.50
$1,135.50
$1,135.50
$1,135.50
$1,135.50
$1,135.50
Existing Rents
Future Rents
Existing Rent
Level
Future Rent
Level
RHNA
$1,200
$1,150
$1,350
$1,350
$1,150
$1,150
$1,400
$1,350
$1,200
$1,175
$1,350
$1,350
$1,200
$1,150
$1,375
$1,350
$1,150
$1,150
$1,350
$1,350
$1,200
$1,150
$1,350
$1,150
$1,150
$1,200
$1,150
$1,200
$1,150
$1,150
$1,150
$1,150
$1,150
$1,150
$1,175
$1,017
$1,017
$1,043
$1,043
$1,017
$1,017
$1,164
$1,164
$1,017
$1,017
$1,164
$1,164
$1,017
$1,017
$1,164
$1,406
$1,017
$1,017
$1,406
$1,406
$1,017
$1,017
MGR
$1,017
$1,017
$1,226
$1,226
$1,226
$1,226
$1,226
$1,226
$1,226
$1,226
$1,226
$1,226
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
> Low
Low
Low
VLI
VLI
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
Mod
Low
Low
Mod
Mod
Low
Low
N/A
Low
Low
Mod
Mod
Mod
Mod
Mod
Mod
Mod
Mod
Mod
Mod
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
No
Yes
Yes
No
No
Yes
Yes
No
Yes
Yes
No
No
No
No
No
No
No
No
No
No
2 of 2
nSTATE OF CALIFORNIA -BUSINESS, TRANSPORTATION AND HOUSING AGENCY
ARNOLD SCHWARZENEGGER, Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
Division of Housing Policy Development
1800 Third Street, Suite 430
P. O. Box 952053
Sacramento, CA 94252-2053
(916) 323-3177
FAX (916) 327-2643
Archstone Yorba Linda
Government Code Section 65583.1(c)
(Chapter 796, Statutes of 1998 [AB 438])
As provided for in Government Code Section 65583.1(c), local governments can rely on existing
housing units to address up to 25 percent of their adequate sites requirement by counting existing
units made available or preserved through the provision of “committed assistance” to low- and
very low-income households at affordable housing costs or affordable rents. The following is
a checklist intended to provide guidance in determining whether the provisions of
Government Code
Section 65583.1(c) can be used to address the adequate sites program requirement. A “yes”
answer to the questions below means the alternative site program option(s) may be applicable to
your community.
HE
Page #
65583.1(c)(4)
Is the local government providing, or will it provide “committed
assistance” within the first 2 years of the planning period? See the
definition of “committed assistance” on page 4.
65583.1(c)(1)(A)
Has the local government identified the specific source of “committed
assistance” funds?
________________________________________________________
Specify the amount and date when funds will be dedicated through a
(legally enforceable agreement).
$ __$1.5-$3.5 Million__________
date: __by July 1, 2010_______
65583.1(c)(3)
Has at least some portion of the regional share housing need for very
low-income (VL) or low-income (L) households been met in the current
or previous planning period?
IV-9-10
⌧ Yes
No
IV-9
⌧ Yes
No
⌧ Yes
No
previous period.
114 VL; 30 L
current period and document how affordability was established.
65583.1(c)(1)(B)
Indicate the total number of units to be assisted with committed
assistance funds and specify funding source.
_________
At least 30
lower inc.
RDA SetAside
V-10;
IV-8-9
IV-9
IV-9
65583.1(c)(1)(B)
⌧ Yes
Will the funds be sufficient to develop the identified units at affordable
No
costs or rents?
IV-8-10
65583.1(c)(1)(C)
Do the identified units meet the substantial rehabilitation, conversion, or ⌧ Yes
No
preservation requirements as defined? Which option? Conversion
Note: If you cannot answer “yes” to all of the general requirements questions listed above,
your jurisdiction is not eligible to utilize the alternate adequate sites program provisions
set forth in Government Code Section 65583.1(c).
Page 2
HE
Page #
SUBSTANTIAL REHABILITATION (65583.1(c)(2)(A))
Include reference to specific program action in the housing element.
65583.1(c)(2)(A)
Will the rehabilitation result in a net increase in the number of housing
units available and affordable to very low- and lower-income
households?
If so, how many units?
65583.1(c)(2)(A)(i) (I)
Are units at imminent risk of loss to affordable housing stock?
65583.1(c)(2)(A)(i) (II)
Is the local government providing relocation assistance consistent with
Health and Safety Code Section 17975, including rent and moving
expenses equivalent to four (4) months, to those occupants permanently
or temporary displaced?
65583.1(c)(2)(A)(i) (III)
Will tenants will have the right to reoccupy units?
65583.1(c)(2)(A)(i) (IV)
Have the units been determined to be unfit for human habitation due the
at least four (4) of the following violations?
(a) Termination, extended interruption or serious defects of gas, water or
electric utility systems provided such interruptions or termination is
not caused by the tenant's failure to pay such gas, water or electric
bills.
(b) Serious defects or lack of adequate space and water heating.
(c) Serious rodent, vermin or insect infestation.
(d) Severe deterioration, rendering significant portions of the structure
unsafe or unsanitary.
(e) Inadequate numbers of garbage receptacles or service.
(f) Unsanitary conditions affecting a significant portion of the structure
as a result of faulty plumbing or sewage disposal.
(g) Inoperable hallway lighting.
65583.1(c)(2)(A)(ii)
Will affordability and occupancy restrictions be maintained for at least
20 years?
65583.1(c)(2)(A)(iii)
Note: Prior to occupancy of the rehabilitated units, the local government
must issue a certificate that finds the units comply with all local and
State building and health and safety requirements.
CONVERSION OF MULTIFAMILY RENTAL UNITS OF 4 OR MORE
FROM NON-AFFORDABLE TO AFFORDABLE (65583.1(c)(2)(B))
Include reference to specific program description in the housing element.
65583.1(c)(2)(B)(i)
Will the acquired units be made affordable to low- or very low-income
households?
_______
Yes
No
# of VLI units
# of LI units
Yes
No
Yes
No
Yes
No
Yes
No
Yes
No
Program 7
⌧Yes
No
V-18/19
and
V-28
IV-9-10
and
App B
Page 3
HE
Page #
65583.1(c)(2)(B)(ii)
Were the units affordable to very low- or low-income households at the
time they were identified for acquisition?
65583.1(c)(2)(B)(iii)
If the acquisition results in the displacement of very low- or low-income
households, is the local government providing relocation assistance
consistent with Health and Safety Code Section 17975, including rent
and moving expenses equivalent to four (4) months, to those occupants
permanently or temporary displaced?
65583.1(c)(2)(B)(iv)
65583.1(c)(2)(B)(v)
Will affordability and occupancy restrictions be maintained at least 55
years?
PRESERVATION OF AFFORDABLE UNITS (65583.1(c)(2)(C))
Include reference to specific program action in housing element.
65583.1(c)(2)(C)(i)
Will affordability and occupancy restrictions be maintained for at least 40
years?
65583.1(c)(2)(C)(ii)
Are the units located within an “assisted housing development” as
defined in Government Code Section 65863.10(a)(3)? See definition on
page 4.
65583.1(c)(2)(C)(iii)
Did the city/county, via the public hearing process, find that the units are
eligible and are reasonably expected to convert to market rate during the
next 5 years, due to termination of subsidies, prepayment, or expiration
of use?
65583.1(c)(2)(C)(iv)
65583.1(c)(2)(C)(v)
Were the units affordable to very low- and low-income households at the
time the units were identified for preservation?
Yes
⌧ No
IV-9
and
App B
IV-9
⌧ Yes
No
⌧ Yes
No
IV-9-10
IV-9-10
⌧Yes
No
Program
______
Yes
No
Yes
No
Yes
No
Yes
No
Yes
No

city of yorba linda 2008-2014 housing element draft

Transcription

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