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HomeMy WebLinkAbout82-007REL:adg i/ii/82 RESOLUTION NO. 82-7 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA ADOPTING A REVISED HOUSING ELEMENT OF THE GENERAL PLAN OF THE CITY OF SANTA ANA WHEREAS, the Planning Commission, at its regular meeting held December 14, 1981, following public hearing noticed and held in the manner prescribed in Section 27-16 of the Santa Ana Municipal Code, has approved and recommended to the Council a revised Housing Element of the General Plan of the City of Santa Ana as hereinafter set forth; and WHEREAS, this Council has held a public hearing duly noticed in accordance with SectiOn 27-17 of the Santa Ana Municipal Code, and based upon such hearing and the evidence therein presented, does now find said Housing Element, as recommended by the Planning Commission, to be in the public interest; and WHEREAS, this Council, prior to taking this action, has reviewed and considered the information contained in the Negative Declaration (I.S. No. 81-186) prepared herefor, and on the basis thereof approves said Negative Declaration and finds that the adoption of the said Housing Element will not have a significant effect on the Environment. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS: 1. That certain document entitled "City of Santa Ana, Housing Element of the General Plan, adopted by the Santa Ana Planning Commission, December 14, 1981" the official copy of which is on file in the office of the Clerk of the Council, is hereby approved and adopted as the Housing Element of the General Plan of the City of Santa Ana. 2. The Clerk of the Council is hereby authorized and directed to endorse the said official copy by appropriate RESOLUTION NO. 82-7 PAGE TWO certification on the cover page thereof, setting forth the fact and date of adoption by this Council. ADOPTED this 18th .day of January , 1982. ATTEST: ~nice C. Guy, Cl~k o~e COUNC I LMEMBERS: Bricken Ave Luxembourger Acosta Ave Serrato Griset Ay~ Markel Ay~ McGuigan Absent Council Approved as to Form: Edward ~. CoUpe ,~ity Attorney CITY OF SANTA ANA HOUSING ELEMENT OF THE GENERAL PLAN ADOPTED BY THE SANTA ANA PLANNING COMMISSION December 14, 1981 CITY OF SANTA ANA HOUSING ELEMENT OF THE GENERAL PLAN ADOPTED BY THE SANTA ANA PLANNING COMMISSION December 14, 1981 PREPARED FOR The City of Santa Aha 20 Civic Center Plaza Santa Ana, CA 92701 PREPARED BY The Arroyo Group 40 East Colorado Boulevard Pasadena, CA 91105 with Economics Research Associates 10960 Wilshire Boulevard Los Angeles, CA 90024 HOUSING ELEMENT CONTENTS INTRODUCTION CURRENT HOUSING NEEDS SOCIO-ECONOMIC CONDITIONS AND TRENDS Population Household Size Age of Population Household Income Employment HOUSING AND LAND USE CONDITIONS AND TRENDS Housing Type and Tenure Land Use Vacany Rates Condition of the Housing Stock Housing Prices CURRENT HOUSING NEEDS Housing Rehabilitation Needs Housing Housing Housing Housing Housing Housing Housing Housing Replacement Needs Needs Resulting From Overcrowding Needs Results From Overpayment Needs of the Elderly Needs of the Handicapped and Disabled Needs of Minority Families Needs of Large Families Needs of Female-Headed Households PROJECTED HOUSING NEEDS EMPLOYMENT PROJECTIONS POPULATION-INDUCED HOUSING DEMAND REPLACEMENT-INDUCED DEMAND DEMAND SUMMARY TYPE, TENURE, AND PRICING REQUIREMENTS OF FUTURE DEMAND HOUSING CONSTRAINTS AND OPPORTUNITIES GOVERNMENT CONSTRAINTS NON-GOVERNMENT CONSTRAINTS HOUSING OPPORTUNITIES 3 3 3 4 4 4 4 4 5 5 5 6 7 7 7 7 7 8 8 8 8 9 lO 10 lO ll ll ll 13 13. 16 16 LAND AVAILABLE FOR RESIDENTIAL DEVELOPMENT 16 LAND HAVING POTENTIAL FOR REDEVELOPMENT TO RESIDENTIAL USE STRENGHT OF EXISTION NEIGHBORHOODS LOCAL PROCESSING TIME AND FEE STRUCTURE ENERGY CONSERVATION REGIONAL HOUSING NEEDS GOALS, OBJECTIVES, POLICIES AND PROGRAMS APPENDIX 19 19 20 20 21 22 33 LIST OF TABLES AND FIGURES TABLE A TABLE B TABLE C TABLE D TABLE E FIGURE 1 PROJECTED HOUSING DEMAND 1980-1985 BY UNIT MIX AND INCOME LEVEL ILLUSTRATIVE DEVELOPMENT AND HOUSING COSTS SINGLE FALMILY AND DUPLEX SALES UNITS ILLUSTRATIVE DEVELOPMENT AND HOUSING COSTS MULTI-FAMILY UNITS VACANT LAND DESIGNATED FOR RESIDENTIAL USE LAND APPROPRIATE FOR THE DEVELOPMENT OF NEW HOUSING NOT CURRENTLY DEVOTED OR DESIGNATED FOR RESIDENTIAL USES LAND AVAILABLE FOR RESIDENTIAL DEVELOPMENT 12 14 15 17 19 18 INTRODUCTION In response to growing concern about housing throughout the State, the Legislature in 1980 amended the Government Code so as to require each city and county to include in the Housing Element of its General Plan a specific analysis of its housing needs and a realistic set of programs designed to meet those needs. The requirements of the law are prefaced by several statements of State policy, the following of which are most relevant to the Housing Element found in the following pages: "...The availability of ho'using is of vital statewide importance, and the early attainment of decent housing and a suitable living environment for every California family is a priority of the highest order...Local and state governments have a responsibility to use the powers vested in them to facilitate the improvement and development of housing to make adequate provision for the.housing needs of all economic segments of the community...The Legislature recognizes that in carrying out this responsibility, each local government also has the responsibility to consider economic, environmental, and fiscal factors and community goals set forth in the general plan and to cooperate with other local governments and the state in addressing regional housing needs." (Section 65580, California Government Code) The law requires each locality to identify and to analyze the current and projected housing needs of all economic segments of the community; to evaluate current and potential constraints to meeting those needs, constraints due both to operations of the market place and to operations of government; to assess the availability of land suitable for residential use and of opportunities for energy conservation in residential development; and then to set forth goals, objectives, policies and programs which are responsive to the identified housing needs, governmental and non-governmental constraints, and identified housing opportunities. The housing program set forth in the Housing Element is to detail a five-year schedule of actions the community is undertaking or plans to undertake to achieve its housing goals and objectives. The law recognizes that housing needs may well exceed available resources, a recognition most appropriate in this day of shrinking public funding resources and a changing private sector investment climate; as a result, housing objectives need not be quantified so as to be identical to quantified housing needs. The material which follows, then, has been prepared in accordance with current state law. It examines Santa Ana's housing needs as they exist today and projects future housing needs. It sets forth statements of community goals, objectives and policies concerning those ne~ds. It includes a housing program responsive to current and future ~eeds, constructed within the context of available resources and a realistic quantification of housing objectives. This Housing Element, upon its adoption by the City Council of the City of Santa Ana, should be taken as a comprehensive statement of the City's housing policies and as a specific gu(de for program actions to be taken in support of those policies. It is recognized that the changing state of available financial resources may require modification of the methods stated herein for achieving the City's objectives. Therefore, it is intended that this Element be reviewed, updated and modified as necessary. At a minimum, it will be revised in 1984. For reader ease, most statistical tables will be found in the Appendix. 2 CURRENT HOUSING NEEDS Current housing needs have to do with the extent to which housing is available to those who need it, the degree to which available housing is affordable by those who need it, and th~ extent to which the housing stock of the community is in decent and standard condition. An analysis of housing needs must examine the degree to which Santa Ana's population currently is ill-housed, defined as residing in substandard quarters, overpaying for housing and/or residing in overcrowded housing. In addition, it must examine any special housing needs which may exist within the community, such as those of the elderly, handicapped and disabled, minorities, female-headed households and large families. The following brief review of current socio-economic and housing/land use data will serve as a foundation for quantification of current housing needs in the City. Additional data and statistical detail will be found in the Appendix. SOCIO-ECONOMIC CONDITIONS AND TRENDS Population Santa Ana's 1980 Census population was 203,/13, a 13.5 percent increase over the 1976 population and a 30.8 percent increase over the 1970 figure. The 1980 population exceeds that projected for 1985 by the Orange County Environmental Management Agency. Most of this population increase in the late 1970s was comprised of Asian and Latin American immigrants, primarily Vietnamese, Mexicans and Puerto Ricans. Tables 1 and 2 of the Appendix detail this data. It is estimated by the California Department of Finance that total City population has increased to 209,800 in 1981. Current population (1980 Census count) is estimated to be comprised of 21 percent non-minority white persons, 5 percent Asians, 4 percent Black, one percent American Indian and 25 percent "other". Because the Census asked questions relative to Hispanic origin separately from questions about race, accurate Hispanic counts are not possible. It is estimated, however, that there are approximately 91,000 Hispanics, almost 45 percent of the total population. Household Size 1980 Census information about household size and ovecrowding is not currently available. However, a comparison of population counts and dwelling unit counts found in Table 1 of the Appendix indicate that average household size increased during the period 1976-1980, from 2.89 persons per household to 3.03 persons; it appears that this trend is continuing and that 1981 average household size in Santa Ana is 3.10. This trend is unusual in Southern California, where average household size generally is'decreasing, and probably reflects the result of unanticipated in-migration of foreign-born residents in a time of rising housing costs and limited housing availability. 3 Age of Population Pending receipt of 1980 Census data, statistics about the age distribution of the population must come from 1976 Special Census data and information provided by the local school district. In 1976, 37 percent of the population was under 20 years of age, and fully 58 percent was under 30 years of age. The elderly comprised about l0 percent of the total. Information obtained from school authorities indicates a continuing growth in school-aged population; in fact, a new elementary school facility has had to be introduced into the center city area to accommodate education needs there. Minority households were significantly younger than non-minority households, according to the 1976 Special Census; Table 3 of the Appendix outlines this data. Household Income The 1981 estimate of median household income in Santa Aha is $20,000 per year. According to preliminary data, approximately one-half of all households, or about 35,000 households, have incomes below the median. In addition, Santa Ana Housing Authority personnel estimate that 30 to 40 percent of the population have incomes of less than one-half the median County income of $25,000; thus approximately 20,000 to 26,000 households 'are estimated to have incomes of less than $12,500 per year. Emploj~nent Consistent with its rising population over the last decade, Santa Ana's labor force had increased from 62,408 in 1970 to an estimated 77,448 in 1980, jump of about 24 percent. More than one-fourth of the labor force is employed in the Santa Aha area; another ll percent are employed in the Irvine/Newport/Costa Mesa area; only 5 percent commute to Los Angeles County for jobs. Tables 4, 5 and 6 of the Appendix detail employment characteristics of the community. As will be seen from that material, the City's work force historically has been more heavily represented in lower-skilled, lower-paying jobs as compared to that of the County as a whole. Historically, Santa Ana's une~N)loyment rate has exceeded that of the County as a whole, except in t977, when it was identical. Current estimates place the Santa Aha unemployment rate at 5 percent and the County's at 4.4 percent. HOUSING AND LAND USE CONDITIONS AND TRENDS Housin9 T~pe and Tenure Orange County historically has been an area of suburban, single-family, owner-occupied housing. In 1960, when nearly 82 percent of 'Santa Ana's residences were single-family and 99.7 percent of those home~ were owner-occupied, the City was very much a reflection of the suburban lifestyle. With rapid population growth in the 1970s, available residential land was developed at higher densities; during the decade 1970-1980, 75 percent of all new residential construction in the City consisted of multiple-dwelling units. In 1980, a net loss of 50 single-family units was recorded. During the past decade the bulk of new residential construction was for-sale housing, primarily in condominium form. In addition, more than 2,000 units of rental housing stock was converted to condominiums. City officials estimate that about 51 percent of all units were owner-occupied in 1980. Tables 7 and 8 of the Appendix document these trends. As of 1980, there were 39,135 single-family dwellings in the City, accounting for just over 58 percent of all units (mobile homes are included in the single-family category). Anothe 28,145 units were of the multi-family variety. Application of the 51 percent owner-occupancy rate would indicate that there are 34,262 owner-occupied units in the City and 32,918 rental units. Land Use Table 9 of the Appendix presents land use data for the period 1973-1980 by zoning classification. Over 52 percent of all land in the City is currently zoned for residential uses, with nearly 80 percent of that reserved for single-family use. Multi-family zoning accounts for about 12 percent of all land area in the City and single-family zoning totals approximately 40 percent. Vacanc~ Rates Current data relative to vacancy rates is not available. SCAG data for 1979 indicates an overall vacancy rate in Santa Ana of 1.28 percent, comprised of a 2.65 vacancy factor in rental housing and a 0.23 rate in ownership housing. In that almost all construction in the last two years has been of for-sale housing, and with increasing mortgage interest rates there is likely to be an unsold inventory of some proportion, it is likely that the vacancy rate in ownership housing is higher than that indicated in 1979. A survey of multi-family rental projects conducted by Santa Aha Planning Department staff in March 1981 found that 1.39% of the 8,552 units surveyed were vacant at that time. Condition of the Housin9 Stock 1976 Special Census findings about housing condition revealed that the central corridor of the City, from Euclid to the Santa Ana Freeway, roughly bounded on the north by 17th Street and on the south by Warner Avenue, displayed the highest levels of structural deterioration in the City. This area is also characterized by high percentages of the City's older housing stock, absentee ownership and incidences of overcrowding. Current City staff estimates are that approximately ll,000 units are substandard. Most of the deteriorated housing stock is located in the center of the City and in pockets on the extreme west and east, and most are single-family residences. Seventy to eighty percent of the substandard stock is estimated to be tenant-occupied; landlords typically are absentees. It should be noted that Southern California Association of Governments (SCAG) estimates of deterioration, which are derived from the age, value and location of dwellings, place the number of deteriorated units at 6,000, or 9 percent of the total housing stock, of which 72 percent are estimated to be 5 rentals. These estimates are considered to be lower than actuality because they are based upon exterior observation by the assessor, thus missing interior deficiencies. The SCAG model, used as the basis of the City's Housing Assistance Plan (Contained in the Appendix), also indicates that 58 dwellings are in such poor condition that they are not suitable for rehabilitation and should be replaced. It is estimated by City staff that, in reality, about 1,375 dwellings currently need replacement. Housin9 Prices Table l0 of the Appendix sets forth sales prices of active projects in Santa Ana and s.urrounding communities in April, 1980. That survey shows that all new construction of sales housing in Santa Aha at that time was multi-family, and that almost three-fourths of all the active units were condominium conversions (1147 units). The condominium conversion phenomenon is not unique to Santa Ana; it is occurring in most parts of Southern California in response to a high demand for affordable ownership housing which cannot be produced by construction of single-family and new, attached units. The pricing structures indicated by the survey confirm that the prices in the conversion projects were lower than in the new construction~ projects; prices in conversions were starting in the mid-$50,OOOs and going up to the high-$60,OO0s, with only a few projects having higher prices. Th~ new construction projects had starting prices in the mid-$60,OOOs and high-end prices in the mid-$80,OOOs. An examination of actual sales transaction data shows escalation in the prices of used housing in the con~nunity. The average sales price of a unit constructed prior to 1976 when sold in the first quarter of 1978 was $56,510; in the first quarter of 1980 it was $73,757; and in the first quarter of 198l it was $82,437. This is an increase of 45.8 percent over ~ three-year period. The average sales price of newer housing during the same period remained essentially constant. The average price of units constructed after 1976 hovered in the $81,000-$82,000 range during those three years. A survey of rental housing prices was conducted as a part of this Housing Element effort. That survey indicates that one-bedroom apartments currently are priced at the $290 per month level and up; two-bedroom apartments rent for prices starting at $375 per month, with most being.advertised in the $400-$450 range; and that the few three-bedroom apartments available were priced from $450 to $620. Single-family and condominium rentals were priced at higher rates than apartments. Two-bedroom units had rents starting at $375 per month, with most rents in the $40Os. Three-bedroom units had rents starting at $400 (one unit); most rates were substantially over $500 per month~ Four-bedroom single-family dwellings were starting at $600 per month (five four-bedroom units were found advertised); and the one five-bedroom unit found during the survey rented for $850. CURRENT HOUSING NEEDS Given the data presented above, estimates of current housing needs can be made. These estimates follow. Housing Rehabilitation Needs City sources place the number of deteriorated dwellings in the City at approximately ll,O00. Housin9 Replacement Needs Approximately 1,375 units are too deteriorated to be saved and should be replaced. Housing Needs Resulting From Overcrowding Building Department staff estimate that about 5,500 households are living in overcrowded conditions, including 200 to 300 families living in garages and families "doubling up" to share housing costs. The Department receives 55 to 60 resident complaints of overcrowding per month. Housing Needs Resulting From Overpayment Traditionally, allocation of 25 percent of household income for housing has been used as the standard to determine "overpayment". That criteria is fundamentally obsolete in 1981; underwriting standards for residential sales transactions customarily use a 33 to 35 percent standard, and the current administration in Washington is promoting the use of a 30 percent standard in assisted rental housing. Pending receipt of 1980 Census data, estimates of overpayment for housing in Santa Ana have been made using the best available data; estimates will be made on the basis of a 30 percent standard. Between 20,000 and 26,000 households are estimated to have incomes below $12,500 per year; using the 30 percent standard, these households cannot afford to pay more than $312 per month for housing. From the previous review of housing prices, it can be assumed that most of these households, except those who are long-term homeowners, are paying more than 30 percent of their incomes for shelter. Another 9,000 to 15,000 households are estimated to have incomes between $12,500 and $20,000 annually. The higher figure equates to a shelter cost of $500 at the 30 percent level. Rental units were found available below this price; long-term homeowners also are likely to have lower mortgage payments than currently is common. Therefore, it can be assumed that only a portion of this population is overpaying for housing. Newer homebuyer} are likely to be overpaying for their housing as well, regardless of income level, except with respect to those at the highest income ranges. These will be first-time homebuyers and those making substantial upgrades without application of significant equities to new loans. No data exists with respect to this population. Housin9 Needs of the Elderly In 1976, lO percent of the population was elderly; if proportionately true today, approximately 20,980 individuals are elderly. Most will be on fixed incomes. Housing needs of this population group revolve around housing affordability, most especially for renters; the need for assistance in maintaining housing condition in the case of long-term homeowners; and limitations on housing choice for both owners and renters seeking alternative accommodations, both because of housing type limitations in the marketplace (physical configuration) and the higher costs of alternative housing. The City's current Housing Assistance Plan (HAP) estimates that approximately 2,180 elderlyl) households are in need of housing assistance. The HAP will be found in the Appendix. Housin~ Needs of the Handicapped and Disabled The State Department of Rehabilitation indicates that approximately 2.5 percent of the population in each of California's communities is physically handicapped or disabled. This equates to 5,245 individuals in Santa Ana (n 1981. Most handicapped and disabled persons have fixed incomes in the lower ranges. Housing needs of this segment of the population have primarily to do with housing accessibility and affordability, including needs for group quarters. Housing needs of this group are included in the above-cited figure from the City's current Housing Assistance Plan. Housin9 Needs of Minority Families The Asian and Hispanic immigrant groups have lower-than-average incomes, and, according to local building officials, are likely to be found in overcrowded conditions more frequently than other segments of the population. The housing needs of minority households, as with other households, involve affordability, substandardness and overcrowding. The City's Housing Assistance Plan estimates that 4,525 lower-income minority households are in need of housing assistance; these households constitute 37% of all lower-income households in need of housing assistance. Housin9 Needs of Large Families Large families are defined as those with five or more members. Most require housing of the three-bedroom size and larger. The City's Housing Assistance Plan estimates that 17.8% of the total or 2,176 large families are of lower income and in need of housing assistance. The previously-presented discussion of housing price, particularly that for larger rental units, indicates that most such units are priced out of the reach of most large families with incomes less than $20,000 annually. The housing needs of this group have not just to do with the price of housing, but also'with the lack of availability of rental units in the larger sizes. 1)'- Includes handicapped. 8 Housin~ Needs of Female-Headed Households The Housing Assistance Plan estimates that 3,457 lower-income female-headed households are in need of housing assistance (28.3% of the total). These families will tend to have lower incomes than families with two heads of household, especially as the number of Working wives continues to increase. Their housing needs revolve around issues of affordability and housing choice. PROJECTED HOUSING NEEDS Projected housing needs are premised upon population growth and employment projections; they are an indication of the community's need for additional housing in the future. The following review of growth trends and projections will form the basis for projections of future housing needs in Santa Aha. Additional data and statistical detail will be found in the Appendix. Employment Projections Table 5 of the Appendix projects employment in Orange County as a whole to the year 1985. That data indicates that employment in the County will increase by approximately 15 percent from 1980 to 1985. Employment forecasts for the County to the year 2,000 indicate that Orange County will experience the highest employment growth rate in Southern California, with its share of regional employment increasing from 14 to 20 percent. The northwest potion of the County, of which Santa Aha is an integral part, is forecast to increase its labor force by 360,000 jobs by the year 2000, implying strong employment growth for the City. The Civic Center, housing Federal, State, County and City offices, is expected to increase its on-site personnel by 33 percent by the end of this century. Such jobs will be primarily in professional, technical, managerial and clerical fields. Job opportunities in the City also will expand for teachers and providers of goods and services for young people. Employment in the industrial sector will depend in part on the type of development which takes place in the several vacant industrial areas of the City. Among the forces affecting the shape of the City's labor supply and employment base in the future will be the extent to which the recent influx of foreign-born, non-English-speaking individuals continues. This segment of the City's recent population growth has filled low-skilled, low-paying jobs. To the extent that this part of the labor force continues to grow, new skilled and professional/managerial jobs in the City are likely to be filled by residents who con~nute into the City to work. Population-Induced Housin9 Demand Santa Ana's population has grown at an average annual rate of 3.12 percent over the last decade. It is unlikely that this high rate of growth will continue over the long term, in part because housing cannot keep up with such growth rates, even.if current overcrowded conditions were to remain the norm. Population estimates prepared by Orange County for 1985 already have been exceeded and will be revised shortly. Pending receipt of such data, growth estimates as related to demand for housing are presented in preliminary form below. An assumed annual population growth rate of 2.5 percent, non-compounded, results in an increase of 25,464 Santa Ana residents during the period 1980-1985. At an average household size of 3.0 persons, slightly under the current 3.l average, this projected population increase would require 8,490 new dwelling units in order to be adequately housed without.further lO overcrowding existing units. On an aveFage annual basis, this needed expansion of the housing stock amounts to 1,698 units, approximately the average annual rate of residential construction over the decade 1970-1980, but sharply higher than the construction rates found in the last few years. Replacement-Induced Demand Replacement demand is defined as the number of units needed to replace dwellings which become dilapidated over time. Usually, replacement demand is estimated at between one and two percent of existing housing per year. Given Santa Ana's large stock of older dwelling units and deterioration trends, it is estimated that approximately 1.5 percent of the stock needs to be replaced at any one time; this is based on a 50-year recycling period for every unit. This demand rate results in the need for about 5,050 units during the period 1980-1985. Demand Summars Total demand for additional housing over the period 1980-1985 consists of: Population-Induced Demand: Replacement Demand: Total: 8,490 units 5,050 units ~,540 units This projected demand implies the need for construction of about 2,700 new dwelling units per year, on the average, a rate very far in excess of historical trends. The total projected demand for over 13,500 units also implies the need for build-out of a large amount of now-vacant land. Assuming, for example, that all of this projected new construction need were to be at 30 dwelling units per acre, over 450 acres of land would be needed; with lower density assumptions, acreage required to house projected demand obviously increases. As will be seen in a subsequent section, this amount of now-vacant residential land simply does not exist. The implications of these projections -- intense demand for new housing, combined with historical production volumes and limitations on the amount of available land -- are that the City's current overcrowded conditions will worsen over the near term; this results from continuing population growth pressures occurring within a context in which housing production cannot keep up with demand. The situation also leads to the conclusion that housing replacement will lag behind need. Over the longer-term, perhaps beginning mid-decade, growth pressures are expected to slow, resulting in a stabilization of the housing situation in the City. Type, Tenure and Pricing Requirements Of Future Demand Projected demand as shown above can be disaggregated into the' following unit mix and price classifications, as shown below. These projections are based upon indicated income distribution of the projected new population and historical trends toward homeownership/tenancy preferences of various income groups as modified by the increasing difficulty of families to afford ownership housing, discussed elsewhere in this Housing Element. ll TABLE A PROJECTED HOUSING DEMAND 1980-1985 BY UNIT MIX AND INCOME LEVEL CITY OF SANTA ANA 1981 OWNER INCOME VERY LOW LOW MODERATE HIGH TOTAL NEW 0 0 329 1313 1,642 REPLACEMENT llO 180 136 158 584 RENTER NEW 1224 1138 2960 1605 6,927 REPLACEMENT 2010 1620 664 92 4,386 TOTAL 3344 2938 4089 3168 13,540 NOTE: Totals may not add up precisely due to rounding. SOURCE: Economics Research Associates; SCAG Interim RHAM 1981; and The Arroyo Group 12 HOUSING CONSTRAINTS AND OPPORTUNITIES This section of the Housing Element is intended to set forth analyses of potential and actual governmental and non-governmental constraints on the development, improvement or maintenance of housing for all income levels; to assess the availability of land suitable to residential development; and examine opportunities for energy conservation in residential development. Tables on the following pages present illustrations of typical housing development costs and resulting pricing levels in the City in 1981. They will serve as a basis for examination of constraints involved in the development of affordable housing. Implications of the costs illustrations include the following: l. High land costs in Santa Ana contribute measurably to the high cost of housing, particularly in the lower-density classifications. 2. Current high costs of financing also measurably impact upon housing price. 3. Current minimum lot size requirements of 6,000 square feet contribute to housing costs. From an investment point of view, construction of new rental housing is an unattractive investment alternative, given poor return and usually negative cash flow. These constraints upon the prouduction of housing are disaggregated by governmental and non-governmental categories, as required by law, in the following material, which also includes additional constraints not illustrated in the Tables. Governmental Constraints Actual and potential governmental constraints on the development, improvement and maintenance of housing can be summarized as follows: Minimum lot size requirements in existing neighborhoods at 6,000 square feet rather than lower sizes contribute to increased costs of new housing. 2. Current Federal tax laws provide little encouragement for increased investment in new rental housing. Santa Ana has Article 34 authority with respect only to the development of public low-rent housing for the elderly. This is a constraint upon the provision of similar housing for low-income families and also does not provide an opportunity for tax-exempt 13 TABLE 8 ILLUSTRATIVE DEVELOPMENT AND HOUSING COSTS SINGLE FAMILY AND DUPLEX SALES UNITS CITY OF SANTA ANA 1981 Land Unit Construction Costs @ $42/SF Indirect Costs @ 15% Const., incl. $1200+/-/du local fees Subtotal Above Costs Financing Costsl) Construction Loan Fee @ 2% Interest (Loan x % x 9 mos. x 50%)2) Subtotal Financing Costs Subtotal Development Costs Profit @ 10% Retail Sales Price 1400 SF 1000 SF SFD on Duplex Unit on 6000 SF Lot 6000 SF Lot $ 35,000 $ 20,000 58,800 42,000 8,820 6,300 $ 102,620 $ 68,300 1,370 970 4,375 2,875 $' 5,745 $~ $108,365 $ 72,145 $ 12,040 $ 8,015 $120,405 $ 80,160 l) Assumes construction interest @ 17%, 2 point loan fee; Assumes loan amount equals development costs less land, less financing costs. 2) Assumes construction period of 9 months; 50% loan amount drawn at any one time. 14 TABLE C ILLUSTRATIVE DEVELOPMENT AND HOUSING COSTS MULTI-FAMILY UNITS CITY OF SANTA ANA 1981 Land @ $10.50/SF1) lO00 SF Condo 1000 SF Condo 800 SF Apt. 800 SF Apt. in 17 DU/Acre in 30 DU/Acre in 17 DU/Acre in 30 DU/Acre Project Project Project Project $27,000 $15,750 $27,000 $15,750 Unit Construction Costs2) 42,000 42,000 30,400 30,400 Indirect Costs @ 15% Const. Incl. $1200+/- per DU local fees 6,300 6,300 4,560 4,560 Subtota] Above Costs $75,300 $64,050 $61,960 $50,.710 Financing Costs Construction Financing3) Loan Fee $ 970 $ 970 $ 870 Interest 3,080 3,080 2,765 Permanent Financing4) Loan Fee NA NA 870 $ 710 2,260 710 Subtotal Financing Costs 4,050 $ 4,050 $ 4,505 $ 3,680 Subtotal Development Costs $79,350 $68,100 $66,460 $54,390 Profit @ 10% Retail 8,820 $ 7,570 NA NA Sales Price $88,170 $75,670 . NA NA Required Annual Gross Income5) $10,150 $ 8,300 Required Monthly Rent 845 690 1) Assumes 18,000 SF lots in each example. 2) Assumes $42/SF for sales units, $38/SF for rental units. 3) Assumes construction financing @ 17%; 2 points; loan amount for sales units not inclusive of land and financing costs; loan amount for rental units @ 70% development cost exclusive of financing costs; construction period assumed at 9 months, 50% loan amount drawn at any one time. 4) Assumes permanent loans at 15%, 30 years, loan amount as above. 5) Assumes no initial return on equity; assumes debt service equals 65% total required operating income. 15 interest rate financing of privately-owned rental housing wheYe more than 49 percent of the units are reserved for occupancy by' low- and moderate-income persons. Non-Governmental Constraints Actual and potential non-governmental constraints on the production, maintenance and improvement of housing include: 1. High land costs, high construction costs and high costs of borrowing inflate housing prices. Recent rapid escalation of housing prices in Southern California have led to increased speculation in the residential marketplace; too often such speculation has been accompanied by absentee-ownership and a lack of maintenance of the speculator- or absentee-owned housing stock. 3. High costs of borrowing money tend to result in the deferment of housing maintenance and rehabilitation efforts. The combination of economic factors producing high housing cost. keep increasing numbers of families out of the sales housing market, which tends to result in an expansion of the rental housing stock, taking the form of re-use as rentals of formerly-owner-occupied dwellings, resulting in gradual deterioration of housing condition due to the lack of property maintenance which often results from absentee ownership. The population growth pressures exerted on the community have led to serious overcrowding in the housing stock; overcrowding most frequently leads to deterioration. HOUSING OPPORTUNITIES Land Available for Residential Development Approximately 153.21+ acres of land in Santa Ana are currently vacant and designated for resi~ntial use. Table D notes the cumulative availabiltiy of such land by designation. The map on the page following Table D points out the approximate locations of such vacant land. 16 DESIGNATION TABLE D VACANT LAND DESIGNATED FOR RESIDENTIAL USE CITY OF SANTA ANA 198l VACANT LAND VACANT LAND SQUARE FEET + ACRES + PERCENT R-1 Single Family R-2 Limited Multiple Family R-3 Medium Density Multiple Family R-4 Suburban Apartment TOTAL 1,399,334 3,471,425 1,749,168 53,820 32.12 20.96% 79.69 52.02% 40.16 26.21% 1.24 0.81% 6,673,747 153.21 100.0% SOURCE: The Arroyo Group 17 111( m, ,,,I F'~RESID£NTIRL - DUPLEX' ~R~$IOENTIRL - MOBILE HO~ ~MRNUFRCTURINC - HERVY ~TRRNSPORT - RRIL ~TRRNSPORT - MOTOR VEHIC[ ~UTIL[T[E$ ~HHOLESRLE TRRDE ~RETRIL - GENERRL MERCHR~ ~RET~[L - RPPRREL ~RETRIL - FURNIT~E/HOME ~RETRIL - ERTINC/DRINKIN( ~SERVICES ~OFFICE ~OP£N SPRC£ ~RGRICULTURE ~i~EXTRRCTZVE INDUSTRY ~WRTER L.AND AVAILABLE FOR RESIDENTIAL DEVELOPMEN' Land Having Potential for Redevelopment to Residential Use The map on the preceding page illustrates locations within the City where land currently devoted or designated for non-residential uses may be more appropriately developed for housing. In general, these areas awe characterized at present by mixed uses, non-conforming uses, or sparsely-developed and deteriorating strip commercial uses. Approximately 774.3 acres may be considered as appropriate for recycling to residential use. Table E indicates land currently devoted or designated for non-residential uses may be more appropriately developed for housing. TABLE E LAND APPROPRIATE FOR THE DEVELOPMENT OF NEW HOUSING NOT CURRENTLY DEVOTED OR DESIGNATED FOR RESIDENTIAL USES CITY OF SANTA ANA 1981 PROPOSED USE IN ACRES Low Density Low-Medium Medium High EXISTING USE 0-7 du/ac 7.5-1l du/ac 11.5-15 du/ac 15.5-30 du/ac TOTAL Manufacturing 7.4 39.5 124.2 22.9 194.0 Manufacturing Heavy 3.1 - - 3.1 Retail- General Merc. 105.6 90.8 112.4 16.7 325.5 Office 3.1 22.2 3.1 - 28.4 Agriculture 3.4 15.4 17,3 66.1 Mixed Use Corridor - 157.2 157.2 TOTAL 152.6 167.9 257.0 196.8 774.3 SOURCE: The Arroyo Group It should be noted that this Housing Element is being prepared as a part of a General Plan Revision Program which also will produce a revised Land Use Plan for the'City. When that Element of the General Plan has been completed, modifications of land use contained therein will be incorporated into this document. Strength of Existing Neighborhoods One of Santa Ana's clearest sources of opportunity for housing improvement and maintenance comes from the inherent strength and commitment of its 19 residents to their neighborhoods. This strength is reflected in the a~tive nature of neighborhood organizations, and in the cor~nitment of those organizations and the residents they represent to preserve the character of residential neighborhoods and to improve housing conditions in those neighborhoods. This grass-roots level commitment works to the ultimate success of neighborhood preservation and housing rehabilitation/conservation activities, and roms a basis for many of the housing programs included in this Housing Element. Local Process|n~ Time and Fee Structure Santa Ana has streamlined its development approval process so that approvals now take only 45 to 60 days. In addition, fees charged developers are very low, compared to other communities. Both of these c~rcumstances work to create positive opportunities for housing production in the City. Energy Conservation Potential energy conservation measures based on published information and recent documented experience of numerous cities throughout California and the United States are identified in the Table 13 of the Appendix. The ?ist includes measures in which the City of Santa Aha has a justifiable role in energy conservation through its delegated powers such as policy-making, planning, zoning, building code enactment and enforcement, or by virtue of its ownership and operation of physical facilities. The measures identified will be developed in more detail as part of an Energy Element presently being prepared for the City. 2O REGIONAL HOUSING NEEDS The law governing Housing E]ements requires that each locality's Housing Element include in its estimate of loca) housing needs the locality's fair share of regional housing needs. For Santa Ana, regional housing needs are determined by the Southern California Association of Governments (SCAG). According to SCAG's Regional Allocation Model, Santa Ana is a "negative fair share" city, meaning that Santa Ana, in the regional context, has done more than its fair share in meeting the housing needs of low- and moderate-income persons. The City is not expected to expand its low- and moderate-income housing stock to accommodate in-migration from other communities. This factor has been taken into account in the needs assessment portion of this Housing Element. Having contributed more than its fair share to the regional stock of low- and moderate-income housing, an appropriate emphasis of Santa Ana housing policy is to rehabilitate and maintain the condition of its existing housing stock and its neighborhoods. Further, in order to assure the future fiscal viability of the City, attention needs to be paid to expansion of higher-end housing opportunities in the community and to the creation of a balanced . housing stock. 21 1.1.2 Encourage local private relnvestment tn deteriorated housing and declining neighborhoods. supplementary neighborhood- below-market rate Interest home purchase/rehabilitation or CO Funds nelghborhoo~ orgmntzations by o Respon$ibllit~: Cemuntty Fundl :.Part of 1.1.1.1 o o Responsibility: Community o Target Year: 1982-1985. housing. Through Joint public/private effort$) ensure that currently-sound dwellings de not deteriorate and that the single-family character of existing sound neighborhoods t$ g~1.1 Encourage the continued maintenance of and investment in Santa Ana's 1.1.3.2 Initiate a Rental Unit Licensing P~ogram which would require periodic inspections (at change of occupancy) and mandatory correction of code violations in rental units 0 Target Year: 1983-198S. Maintain a stock of affordable rental housing 0 Responslbllltz: Oevelopeent o Funding:$ (get 2.1.5 Promote the viability of sound neighborhOOdS by buffering from the 2.1.5.1 o Funding: Non~ needed oo ~982-1985. o ~: o Responsibility: Oevelo1~ent zo~tng code designed to o ~: $5.000 , 3.g.I [ncourage maxt~ part$cJpatJon of the private sector tn the provision of housing for 011 econa~ic segments of the coat,unity. 3.1.Z.3 Utilize existing authorities and capabilities of the Coe~unity Oevelopment and redeve$ope)ent programs to encourage Jrt-fl)ling through the provision of technical and financial assistance to interested developers, including homeowners and prospectJve homeowners, Jn connection wJth dJlal)Jdated dwelling rei~val and ~eplece~ent. o Responsibility,: Community Oeve Iopment Oopartment o Funding: $70,000 FU~Q Source: CO Funds o ~982-tg8S. 0 3.1.2.4 Develop e self-he}p housing development prOgram designed to o Responsibility: Coemmnity o F~: $15,000 3.2.2 3.2.2.2 Utilize available lundin9 resources to make the use of Agency o Target Year: 1982-1985. 3.4.1 o ~: $5.000 o° ~98~.ncr a 1: Fund o ~: $$,000 o° ~;8,~,,ne~al Fund o F~: $15.000 ~AL5 AND OBJECTIVES GOALS OOJECTIV£5 o ~: $5,000 APPENDIX Table 1 CITY OF SANTA ARA POPULATION AND HOUSING TRENDS 1970-1981 1970~1! 1976~2! 1980~3! 19814! Population 155,710 179,499 203,713 209,788 Rousing Persons per Household 49,740 62,138 67,180 67,611 3.13 2.89 3.03 3.10 United States Census of Population and Housing--1970. Department of Finance, Special Census, 1976. United States Census of Population and Housing--Preliminary Findings-- 1980. Department of Finance, Annual Percent Change in Population, printed April 30, 1981. Economics Research Associates. A-1 Total Population Table 2 POPULATION CHANGE January 1, 1976 - April 1, 1980 19761/ 1980~-2/ Percent Percent Chan~e . Number of Total Number of Total Number Percent 179,499 203,713 24,217 + 13 Ethnictty White 116,674 65.0% 132,072 65-0z~/ 15,398 + 13 Black 7,180 4.0 8,232 4.0 1,052 + 15 American Indian 897 0.5 1,627 1.0 730 + 81 Asian 2,692 1.5 10,631 5.0 7,939 +295 Other 1,794 1.0 51,151 _25.~ Total 100.0% (Hispanic) 35,900 20.0 (90,646) (44.0) 54,746 +150 Other and No Response 14,360 8.0 Total 100.0% '~/ 1976 Special Census. 2--/ 1980 Census. 5/ Actual count assumed to include majority of those who also chose "Hispanic," thereby leaving - the nonminortty white population at about 41,000 or 21 percent of the total. White Hispanic Black Asian American Indian Other Total~ Table 3 CITY OF SANTA ANA AGE DISTRIBUTION BY ETHNIC/RACIAL CATEGORY Age in Years O-9 IO-19 20-29. 30-39 40-49 50-59 60+ 14,112 15,058 21,565 12,389 10,158 11,576 14,083 13,251 11,556 10,247 6,500 4,257 2,471 1,839 1,867 2,113 1,853 1,313 785 432 362 591 515 613 523 328 201 162 161 205 175 125 78 79 120 2,423 2,216 3,OO0 2,292 1,361 886 909 32,405 31,663 37,453 23,142 16,967 15,645 17,475 I/ Total of this column may not match total population figure due to rejected answers. Source: California Department of Finance 1976 Special Census; and Economics Research Associates. Table 4 EMPLOYMENT CHARACTERISTtCS SANTA ANA 1970, 1976, 1980 197o!/ 1976~/ 198o~3/ Total Resident Labor Force Employment Unemployment 62,408 75,010 77,448 58,512 69,207 73,421 3,896 5,803 4,027 Percent of Labor Force Unemployed Santa Ana 6.2% 7.7%~/ 5.0% Orange County 5.4 7.7 4.4 (March 1981 I/ Source: 1970 U.S. Census. 1976 Special Census, Santa Aha Planning Department. ERA estimates based on employment trends and characteristics of Santa Aha. California State Development Research Department. Economics Research Associates. A-4 Table 5 LABOR FORCE STATISTICS IOa--Occupation of Primary ~a~e Earner Number Percent No Response Professional, Technical, and Kindred Workers Managers, Officials, and Proprietors, including Farmers Clerical and Kindred Workers Sales Workers Craftsmen, Foremen, and Kindred Workers Operatives and Kindred Workers Service Workers, including Private Household Laborers, including Farm Retired, excluding Labor Force Rejects Total 6,770 11.384 6,O12 I0.10 4,441 7.46 3,928 6.60 3,048 5.12 9,869 16.58 5,085 8.54 4,067 6.83 2,336 3.93 9,142 15.36 4,817 8.O9 59,515 99.99-~/ lOb--Area in Which Primary Wage Earner Is Employed Number Percent No Response 7,430 Santa Aha Central Business District/Civic Center 4,358 Remainder of Santa Ana 11,156 Anaheim/Garden Grove 4,929 Irvine/Newport/Costa Mesa 6,352 North Orange County 3,154 South Orange County 3,068 City of Los Angeles 932 Remainder of Los Angeles County 2,400 Other 2,029 Rejects 13~707 Total 59,515 12.48 7,32 18.74 8.28 10.67 5.30 5.16 1.57 4.03 3.41 23.03 ~/ Total may not reach 100 percent due to rounding. Source: 1976 Special Census, Santa Aha Planning Department. A-5 1985 Table 7 CITY OF SANTA ANA AND ORANG[ COUNTY HOUSING UNITS AND OCCUPANCY 1960, 1970, 1980 1960 1970 1980 Number Percent Number Percent Number Percent Orange County 226,986 100.0 462,367 100.0 720,984 100.O Total Units l/ 71.9 467,428 64.8 Single-Family-- 194,092 85.5 332,516 28.1 Multi-Family 32,894 14.5 129,851 252,990 35.t Owner-Occupied Single-Family Units Owner-Occupied MultloFamtly Units Santa Ana Total Units SingleoFamlly Multi-Family Owner-Occupied Single-Family U~tts Owner~Occupled Multi-Family Units 172,120~2/ 91.3 281,825 84.8 n.a. n.a. 19,953 15.4 33,211 100.0 50,040 100.0 27,201 81.9 35,616 71.2 6,010 18.1 14,424 28.8 26,339~/ 99.7 26,737 75.1 n.a. n.a. 398 2.8 67,180 IO0.O 39,135 58.3 28,045 41.7 1/ Including mobile units. 3/ Not including moblle units. Source: U. S. Census; and Economics Research Associates. Table 8 CITY OF SANTA ANA AND ORANGE COUNTY CONSTRUCTION OF NEW HOUSING UNITS 1970-1980 Orange County Single Family HultJple Family ~97o~/ 332,516 462,357 1970,. _1971 .1972 1973 197h 1975 1976. 1977 1978_ 1979_ 7,234 15,129 17,885 15,515 Io,288 10,086 17,284 15,612 9,952 8,953 16~174 16~117 17{779 12t756 7?723 5t35~ 13t227 11,89~ 9,679 8160~ 23,bO8 31,246 35,664 28.271 18,011 15.b38 30.511 27,50b 19,631 17,55B Average Annual Construction 1980~-2/ 1970-1980 1,553 12,969 (51.9t) 780 1~2,oo8 (~8.1t) 2,333 2~,957 Single Family 35,616 191 592 651 67~ 227 370 609 699 53 14~ Hultlpie Family _ 1A1~24' ~62~ It521 2t17~ 315 1t138 189 1~813 9.0 1~O9~ 765 Total 50,0hO 2,815 2,113 2,826 986 1,365 559 2,~22 1,609 1,148 909 2 42i (25.ot) 109 1{265. (75.0t) 111 1,$86 ]/ As officially cited in 1970 U.S. Census. ~/ First quarter of year shown. Source: Security Pacific National Bank and Economics Research Associates. Table 9 COMPILATION OF ZONING ACREAGE SANTA ANA 1973-1980 January 1973 Acres Percent of Total 1974 Acres Percent oF Total 1975 Acres Percent of Total 1976 Acres Percent oF Total 1977 Acres Percent of Total 1978 Acres Percent of Total 1979 Acres Percent oF Total 1980 Acres Percent of Total Change, 1~73-1980 O Al RE 53.520 777.689 5,000 0.31~ 4.k81 0.O3~ 53.520 782.k23 5.000 o.31 q.48 0.03 1,655.42o 731.034 5.000 9.48 4.19 0.03 1,665.971 744.833 5.0OO 9.53 4.26 0.03 1,652.315 713,081 5.000 9.45 4.08 0.03 1,626.564 686.899 5.ooo 9.30 3.93 0.03 1,624.031 658.619 5.000 9.26 3.76 0.03 1,638.601 643.424 5.000 9.32 3.66 0.03 2,962.001 (17.26~) 0.0 RI 7,659.649 44.o9~ 7,668.890 43.94 7,085.490 40.60 7,O97.1OO 40.60 7,139.410 40.84 7,047.784 40.31 7,049.295 40.22 7,085.406 40.29 R2 R3 R3H R4 (7.50~) ,259.905 336.062 325.140 497.100 7.25{ 1.93~ 1.871 2.86{ ,266.113 336.062 325.140 497.100 7.25 1.92 1.86 2.85 1,068.213 268.562 275.14o 489.o00 6.12 1.54 1.58 2.80 1,067.696 268.562 275.140 489.000 6.11 1.54 1-57 2.80 ,072.331 268.562 275.140 489.606 6.13 1.54 1.57 2.80 1,06o.081 266.670 275.14o 475.943 6.06 1.52 1.57 2.72 1,077-O59 266.746 275.140 482.849 6.14 1.52 1.57 2.75 1,O83.173 267,483 275,368 494.105 6.16 1.52 1.57 2.81 Multiple Residential as a Percent of Total - 12.O6 (14.o3~) (20.41~) (15.31~) (0.601) Cl C2 C3 C4 C5 590.087 1,OI8.538 3.4o~ 5.861 81.o21 1,o27.569 3.33 5.89 46.221 1,009.869 82.671 3.13 5.79 0.47 46.221 1,005.215 82.671 3.12 5.75 0.47 23.331 999-325 82.671 2.99 5.72 0.47 521.17o 987.o87 82.67l 2.98 5.65 0.47 ~13.789 383.538 82.671 2.93 5.61 0.47 1.535 977.894 82.671 2.91 5.56 O.47 85.971 175,952 248.8~0 I.O1~ I.k31 85.971 175.952 253.126 0.49 I.OO 1.45 175.952 253.156 175.952 253.156 0.ol 191.302 253.156 .45 182.187 1.04 175.281 262.066 I.OO .50 I71.548 270.764 0.98 .54 (13.31t) (4.oo~) (3.84{) (2.5o%) 8.81{ Table lO SANTA ANA AND PERIPHERAL AREA RESIDENTIAL SALES, ACTIVE PROJECTS April 1980 Location/Development .- Bristol Place Casa Los Amigos Civic Center Plaza RacArthur Village Newhope Gardens Regency Villas Stanford Court Tustin Tus%ln Acres Sycamore Gardens La Vela Ronterey Morningslde on the Lake Westminster Chelsea .Place The Colony Source: Market Profiles and Type . Project Characteristics Number Number Living Area Price of Units of Plans _~uare feet) (._thousands) Ne~-attac~d Conversion Conversion Conversion 60 k 7OO-1,~O8 $62.5-$ 86.5 80 3 636- 856 53.9- 67.5 21 3 730-I,000 53.7- 67.0 5N 7 420~1,100 59.9- 62.9 612 5 6~0- 966 58.5- 80.6 41 2 950- 980 61.9- 68.9 i24 2 800-1,024 53.9- 62.9 256 6 700-1,ooo 65.9- 318 7 757- 965 65.8- 82.5 Ne~-attached kO 3 1,027-1,350 83.9- 89.9 Ne~-attached 22 2 1,250-1,340 89.9- 92.5 New-attached 27 I 1,200 S82,5 Conversl~ 180 3 1,O30-1,O50 67,9- 68.9 Conversion 1OO a ~,177-1,323 66,9- 77.9 Ne~-attached 12b 2 730- 940 6~.9- 78.9 Co~verslo~ 212 3 625-1,2OO New-attached 142 S 880-l,220 New-attached Ne~-attached 65 4 f,2[[-I,622 138 ~ 1,175-1,600 Economics Research Associates. Recreation Facilities Clubhouse, pool, Jacuzzi Clubhouse, pool Clubhouse Clubhouse, exercise ro~ ~[th equipment Tennis, basketball, game room, pool Exercise room, game ro~m, volleyball, pool Clubhouse, pools Clubhouse, pool, Jacuzzi Clubhouse, pool, Jacuzzi Pool, Jacuzzi Tennis, pool, Jacuzzi Clubhouse, pool, Jacuzzi Clubhouse, pool, Jacuzzi Clubhouse, shuffleboard, pool, Jacuzzi 55.0- 82.0 Clubhouse, pool, Jacuzzi, game room 73.5- 95.0 Clubhouse, pool, Jacuzzi 98.9- 114.9 Clubhouse, pool, Jacuzzi, volleyball 89-9- 107.9 Clubt~use, pool, Jacuzzi Tahl~ ll SANTA ANA POPULATION AND HOUSING PROJECTIONS 1976, 1985, 1995 1976 1985 c~/ city c~*~/ Total Population 31,104 23,005 81,758 48,429 183,296 36,204 24,840 84,899 57,561 Median Income $10.600 $15.200 $ 8.200 $12.300 $13.200 519.100 $10.400 $15.600 SOU~2/ 6,606 5,347 16,720 7,799 36,472 NDU 2,581 3,61, B 9t246 9t911 25,356 TDU 9,187 8,965 25,966 17,710 61,828 Group 224 451 1,758 532 2,965 Lov DU~3/ 5,446 3,107 19,532 8,847 36,932 Ned DU 3,426 4,460 6,088 7,645 21,619 Hi DO 316 1~398 345 1~209 3~268 Total 9.188 8.965 25.965 17.701 61.819 City Total 203.504 1995 CA~/ City W N C S Total 41.339 26.362 94.313 63.323 225.31' $17.100 $24.700 $13.400 $20.100 8.101 6.128 18.035 10.128 42.392 9.02& 6.646 18.807 11.260 45.73~ 3,703 5,003 12,057 13,57~ 34,333 4,467 5,612 15,636 15,735 41~4~{ 11,804 11,131 30,092 23,698 76,725 13,491 12,256 34,443 26,995 87,18' 550 650 2,711 642 4,530 550 650 2,711 642 4,55 6,123 3,607 21,656 10,743 42,129 6,520 3,803 24,229 11,762 46,31' 4,206 5,362 7,067 9,683 26,318 4,717 5,779 8,072 10,797 29,36 11475 . 2.163 1}366 31271 8{275 2{253 2,671 2m119 4.418 11146 11.804 11.132 30.089 23.697 76.722 13.490 12.253 34.420 26.977 87.14 1/ CAA--Conununity Analysis' Areas; W--weStl N--north; C--central; S--south. SOU--Single D~elling Unit; ~DU--Multiple D~ellln8 Unit; TDU--Total D~elling Units; Group--persons living in group quarters. Lo~ DU--dwelllng unit occupied by low income household, in 1976 dollars, up to $12,0001 -- Med DU--d~elling unit occupied by moderate income household, in 1976 dollars. S12.000-S25.000; Source: Nulti-Hodsl Transportation Study, Orange County Environmental Management Agency; and Economics Research Associates. Table 12 A COMPARISON OF PROJECTED AND ACTUAL POPULATION AND HOUSING DATA SANTA ANA Total Population Total Housing Units Single Dwelling Units Multiple Dwelling Units Miscellaneous and Mobile Persons per Household Projected Actual Actual Actual Projected Projected 19761/ 1976~/ 19802/ 198~A/ 19851/ 19951/ 183,296 179,499 203,713 209,778 203,504 225,317 61,828 62,135 67,180 67,611 76,725 87,185 36,472 33,902 35,139 35,089 42,392 45,735 25,356 24,259 28,045 28,526 34,332 41,450 -- 3,977 3,996 3,996 .... 2.92 2.89 3.03 3.10 2.59 2.58 1/ MultiiModal Transportation Study, Orange County Environmental Management Agency. ~/ 'Department of Finance, Special Census. 3/ 1980 U.S. Census, preliminary data. ~/ Department of Finance--population; Santa Aha Planning Department--housing. Table 13 SANTA AHA GENERAL PLAN REVlSlON PROGRAH ENERGY ELEMFNT This section of this task identifies potential energy conservation measures based on published information and recent documented experience o'f numerous cities throughout California and the United States. The list includes measures in which the City has a justifiable role in energy conservation through its delegated powers such as policy-making, planning, zoning, building code enactment and enforcement, or by virtue of its ownership and operation of physical facilities and fleets of vehicles, or its power to educate and communicate. It is generally recognized that local governmental energy conservation programs are most cost effective when they are designed to: 1. Educate people about day-to-day energy choices and options at home or work, 2. Provide or encourage use of alternative means of transportation, 3. Influence more energy saving design, orientation and location of buildings, so as to save space heating and cooling energy, 4. Minimize energy used in auto trips, 5. Provision of economic and other incentives rather than penalties. Energy conservation measures that have been used in the United States range from information and education to laws and penalties, with a spectrum of measures in between. The range includes: Education to influence individual free choice Assistance/subsidy to individuals to implement energy measures Municipal operation of its own buildings and fleets (example-setting and cost-saving) Municipal construction of its own buildings and acquisition of equipment (example-setting and cost-saving) City property tax incentives City zoning and subdivision incentives City codes - regulations requirements. Local energy conservation opportunities can be addressed-to the supply or demand side of the energy picture. Programs most commonly deal with conser- vation and efficiency (reducing demand and making a given amount of energy do more usefu} work). Among demand-side measures are: - energy conservation building codes to reduce usage of energy in buildings alternative means of transport for more efficient home-to-work trips. Supply-side measures are not as commonly used by cities because most energy used in most cities is generated or extracted somewhere else and imported by the City or private sector. Recently, however, cities have begun to explore dispersed power generating plants to minimize electrical energy lost in transmission over long distances, conversion of solid waste to fuel to generate electriclty, co-generation of energy in public buildings or in partnership with private power sources, such as large office or industrial complexes Opportunities for energy conservation are different for new building con- struction than they are for existing buildings. Historic buildings may offer only selected opportunities for conservation. Tradeoffs between energy con- servation opportunities and other City goals and objectives will be addressed later in the GPRP. The list that follows is intended to provide an overview of energy conservation actions, without ranking them in terms of feasibility, cost, or effectiveness in meeting energy conservation goals. All of the energy conservation measures listed, however, have been proposed and/or enacted and tested in other cities. In some cases there is data to demonstrate cost and effectiveness. As a listing of potential energy conservation measures, it is open to addition or deletion of measures, and to ranking and prioritization later in the General Plan Revision Program. Energy conservation measures are isted under the following headings: 1.0 2.0 3.0 4.0 5.0 6.0 7.0 City Policy Education and Information City Operations and Facilities City Partnerships with Other Entities Alternative Transportation City Powers (redevelopment and new development) Federal and State Programs 1.0 CITY POLICY 1.1 Establish City policy to incorporate energy efficiency and awareness into all City activities 1.1.1 1.1.2 1.1.3 Energy-saving goals in every department Energy efficiency as a consideration in planning and operating decisions Incorporate broad policies that are flexible and inclusive of as many means of energy efficiency as possible 2.O EDUCATION AND INFORMATION 2.1 Set up community energy conservation program under City sponsorship, and an energy conservation coordinator 3.0 CITY 2.1.1 2.1.2 2.1.3 2.1.4 2.1.5 2.1.6 2.1.7 2.1.8 2.1.9 2.1.10 2.1.11 Establish position of energy coordinator - primary responsibility is energy conservation Energy profile of Santa Aaa by activity sector Energy information base/source List of conservation opportunities and needs Test conservation options/monitor results of City actions City volunteer corps - free energy audits for serious, fixed-income individuals, handicapped and Iow/moderate income people Energy conservation award program periodically - publicity for winners Publicize City's efforts Consumer guidebook Develop an energy audit system for use on City buildings, then offer this service commercially Establish an Energy Task Force, Committee or Commission who could pursue the details of energy policy OPERATIONS AND FACILITIES City buildings 3.1.1 3.1 .2 3.1.3 3.1.4 3.1.5 Design energy-saving municipal buildings Perform full energy audits for all municipal facilities Retrofit existing buildings to extent feasible and in other respects respond to the energy audits Equipment Operating methods Building weatherization and regular maintenance Comprehensive energy management in all City buildings - usually computer-operated peak load reduction and other energy-reducing techniques used in a systematic way 3.2 City operations 3.2.1 3.2.2 3.2.3 3.2.4 3.2.5 3.2.6 3.2.7 3.2.8 3.2.9 Buy or lease fuel-efficient vehicles for City use Regulations/rnanuals on energy conservation for fleet operators and users Retrofit vehicles with energy-saving equipment Explore use of alternative fuels for mileage efficiency or availability as emergency fuels Consider energy use in all public works decisions -- life cycle cost analysis Service delivery route analysis for energy conservation City employee energy conservation education program -- fleet driver education, building operation education program Institute energy-efficient street light program Reduce City fleet size 4.0 CITY PARTNERSHIPS WITH OTHER ENTITIES 4.1 City/private. 4.1.1 4.1.2 4.1.3 4.1.4 4.1.5 Co-generation power agreements with large industrial or other power generators/users Dispersed power generation facilities Solid and liquid waste and landfill power generation - sale to utilities or direct distribution Provide sites for recycling operations Work with waste disposal/recycling firms in terms of trash separation and collection, locations, City handling, etc. 4.2 City/Other Public 4.2.1 4.2.2 Orange County - Joint energy program between County and City (see 2.1 for City program) Southern California Edison/Southern California Gas Co. -- Co-sponsorship of a door-toidoor energy audit program reaching each resident. An energy-conservation commission such as mentioned under "Education and Information". Possible use of fire department personnel, as in GreensbQro, N.C. Audits are required at no cost for each home owner under the National Energy Act of 1978. 5.O ALTERNATIVE TRANSPORTATION 5.1 Orange County Transit District 5.1.1 5.1 .2 5.1.3 5.1.4 5.1.5 5.1.6 Subsidize bus fares for City employees Bus service within walking distance of every Santa Ana resident and grouping of jobs Use of City streets for bus lanes during rush hours Circulator bus service from neighborhoods to shopping/work places and major transit stops Work with OCTD to continually evaluate potential changes in bus routes to serve new developments Work with OCTO to structure bus routes to provide maximum transit options for trip destinations 5.2 Car Pools and Van Pools 5.2.1 5.2.2 5.2.3 Provide van pools for City employees Provide preferential parking for car pool and van pool participants Provide car pool information and ma tchup assistance for car pool participants 5.3 AMTRAK 5.3.1 Locate AMTRAK station for maximum coordination with other transit modes and maximum link to downtown 6.0 5.4 Bicycle Transportation 5.4.1 5.4.2 5.4.3 Develop and maintain pedestrian walkways and bicycle routes according to state-of-art design requirements, in order to encourage alternative work access modes Require bicycle ~acks in new buildings City incentives to City employees for bicycle use (for commuting) 5.5 Parking Strategies 5.5.1 5.5.2 Parking Management Plan Establish a parking management plan. Such a plan allows major building developers to provide fewer parking spaces if they set up and operate alternative transportation systems for employees and tenants of their buildings. (L.A. City model) Parking Disincentives Adjust rates to encourage transit use to Civic Center, or to encourage use of car pools. CITY POWERS OVER PLANNING, SUBDIVIDING, ZONING AND BUILDING CONSTRUCTION 6.1 Redevelopment of existing areas of the City 6.1.1 6.1.2 6.1.3 6.1.4 6.1.5 Preserve to maximum extent possible existing construction (embodied energy of materials in place). Improve and infill and revitalize existing neighborhoods, commercial areas in conjunction with one another--encourage minimum home-to-work and home-to-shopping trips. Examine all alternatives for new higher density development in potential transit corridors, freeway interchanges, and other areas of high transit or vehicle access, where efficiencies of trips could be made. Demonstration energy-self-sufficient neighborhood. Encourage higher density (attached housing which is more energy-efficient in operation) in selected areas. 6.2 Development of new areas of the City 6.2.1 6.2.2 6.2.3 6.2.4 6.2.5 6.2.6 Cluster housing and shopping/work places where possible .to minimize trips. Provide solar and energy site analysis for evaluating building orientation and solar access of properties. Coordinate development with transit lines. Priority approvals to developments with close-by transit service. Fill in contiguous areas of City first, before development of free-standing parcels. Encourage higher density (attached housing whtch is more energy-efficient) in areas which are suited to higher density. Developers set aside land for and plan bicycle lanes in new developments. 6.3 Zoning 6.3.1 6.3.2 6.3.3 6.3.4 6.3.5 Solar access requirements - build into zonin9 code - re: setbacks, heights, and relationship to adjacent land uses Coordinate mixed use zones and high density zones with transit access points. Encourage work place and home proximity to minimize travel. Density bonuses for energy conservation beyond code requirements. Zone single-family residential districts to allow work at home, to minimize home-to-work trips. Clothesline ordinance - allow clotheslines outdoors 6.4 Subdividing 6.4.1 6.4.2 Require solar access and orientation analysis of sub- divisions, rights of way, and property orientation as a condition of approval of subdivision plans. This would comply with the requirements of AB 3250 and AB 2321, ensuring rights to solar access. Priority processing of subdivision maps for builders pledging to build a certain number of solar housing units. 6.5 Site Plan Review 6.5.1 Demonstration of solar access, building orientation and other energy conservation methods as a condition of site plan approval. 6.6 Building 6.6.1 6.6.2 6.6.3 6.6.4 6.6.5 6.6.6 Enforcement of Title 20 and Title 24. Educate plan checkers and building inspectors. Additional code requirements beyond State requirements. Bonuses for better performance of buildings (detail list). Priority processing of permits for energy-efficient buildings. Mandate domestic solar hot water heating in new building construction. Mandate solar pool ordinances. Institute a retrofit ordinance establishing minimum insulation and weatherization standards for existing buildings. 6.7 Rights of Way 6.8 6.7.1 Street tree planting program to minimize heat absorption/ re-radiation in summer. Street orientation should maximize shading of streets (i.e., maximum number of east-west streets). Taxation 6.8.! Incentives for solar concession and retrofit by minimum va)uation of equipment which uses energy from non-depletable resources, such as solar or wind. 6.9 Business License 6.9.1 required to include a plan for energy conservation as a condition of licens~ rene~al. 7,O FEDERAL AND STATE PROGRAHS 7.1 Organize to get maximum benefit from available programs. Energy conservation program is one method. Energy coordinator can lead this effort. 7.2 Federal Programs 7.2.1 Transit funds - UMTA 7.2.2 Other funds including para-transit, demand responsive service, etc. 7.2.3 Assistance in subsidizing programs mentioned under City buildings and operations. 7.2.4 Information - disseminate on IRS tax credits, etc. 7.2.5 Solar Bank - designate areas of special encouragement. 7.2.6 D.O.E. programs to fund design of innovative energy- conserving development (planning funds). 7.3 State Programs 7.3.1 7.3.2 California tax incentives - information through Energy Conservation Program to private citizens and business. State-sponsored weatherization programs.