CC RES 2001-064 RESOLUTION NO. 2001-64
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
RANCHO PALOS VERDES APPROVING GENERAL PLAN
AMENDMENT NO. 29, UPDATING THE HOUSING ELEMENT
OF THE CITY'S GENERAL PLAN.
WHEREAS, the City of Rancho Palos Verdes initiated General Plan Amendment
No. 29 in 2000 in order to update the Housing Element of the City's General Plan, as
required by State law; and,
WHEREAS, on February 21, 2000, the City Council authorized the hiring of
Castaneda and Associates, a housing consultant, to assist with the preparation of the
City's updated Housing Element; and,
WHEREAS, a Preliminary Draft Housing Element was prepared by Staff and the
City's housing consultant, dated November 14, 2000 and December 12, 2000; and,
WHEREAS, on November 28, 2000, the Planning Commission held a duly noticed
public hearing/workshop to hear public testimony and discuss the content of the
Preliminary Draft Housing Element (dated November 14, 2000). At such meeting the
Planning Commission forwarded the Preliminary Draft Housing Element directly to the City
Council with no comment; and,
WHEREAS, on December 19, 2001, the City Council held a duly noticed public
hearing/workshop to hear public testimony and discuss the content of the Preliminary Draft
Housing Element (dated December 12, 2000). At such meeting, the City Council directed
Staff to forward the Preliminary Draft Housing Element to the California Department of
Housing and Community Development for review; and,
WHEREAS, on December 21, 2000, the Preliminary Draft Housing Element (dated
December 21, 2000) was transmitted to the California Department of Housing and
Community Development; and,
WHEREAS, the California Department of Housing and Community Development
provided comments on the Preliminary Draft Housing Element in a letter to the City dated
February 9, 2001; and,
WHEREAS, a revised Draft Housing Element was prepared by City Staff and the
housing consultant, and on April 26, 2001 was submitted to the California Department of
Housing and Community Development for review and comment; and,
WHEREAS, on June 14, 2001, the California Department of Housing and
Community Development provided additional comments to the City via e-mail to Acting
Principal Planner Gregory Pfost; and,
WHEREAS, additional revisions to the Draft Housing Element were prepared by City
Staff and the housing consultant. On June 21, 2001, the revisions were transmitted to the
California Department of Housing and Community Development; and,
WHEREAS, on June 29, 2001, the California Department of Housing and
Community Development transmitted a letter indicating that 1) the proposed revisions to
the City's Draft Element address the requirements described in their initial February 9,
2001 letter, 2) that with the revisions incorporated, they find that the Draft Housing Element
meets the statutory requirements of State housing element law, and 3) that the element
will be in full compliance with State law when adopted and submitted to the Department
of Housing and Community Development for review; and,
WHEREAS, pursuant to the provisions of the California Environmental Quality Act,
Public Resources Code Sections 21000 et. seq. ("CEQA"), the State CEQA Guidelines,
California Code of Regulations, Title 14, Sections 15000 et. seq., the City's Local CEQA
Guidelines, and Government Code Section 65952.5(e) (Hazardous Waste and Substances
Statement), the City of Rancho Palos Verdes prepared an Initial Study and determined
that, there is no substantial evidence that the approval of General Plan Amendment No.
29 would result in a significant adverse effect on the environment. Accordingly, a Draft
Negative Declaration has been prepared and notice of that fact was given in the manner
required by law; and,
WHEREAS, the Initial Study was prepared on January 15, 2001 and distributed for
circulation and review from January 16, 2001 through February 16, 2001; and,
WHEREAS, after issuing notice pursuant to the requirements of the City's
Development Code and the State CEQA Guidelines, the Planning Commission of the City
of Rancho Palos Verdes held a public hearing on August 14, 2001, at which time all
interested parties were given an opportunity to be heard and present evidence; and,
WHEREAS, at the public hearing held on August 14, 2001, the Planning
Commission adopted P.C. Resolution No. 2001-25, recommending that the City Council
certify the Negative Declaration for the project, and P.C. Resolution No. 2001-26,
recommending City Council approval of General Plan Amendment No. 29 for the Final
Draft Housing Element; and,
WHEREAS, copies of the draft Negative Declaration were distributed to the City
Council, and prior to taking action on the proposed General Plan Amendment No. 29, the
City Council independently reviewed and considered the information and findings
contained in the Negative Declaration and determined that the document was prepared in
compliance with the requirements of CEQA and local guidelines, with respect thereto, and
adopted Resolution No. 2001-63, certifying the Negative Declaration; and,
Resolution No. 2001-64
Page 2 of 4
WHEREAS, after issuing notice pursuant to the requirements of the City's
Development Code and the State CEQA Guidelines, the City Council of the City of Rancho
Palos Verdes held a public hearing on August 21, 2001, at which time all interested parties
were given an opportunity to be heard and present evidence.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RANCHO PALOS
VERDES DOES HEREBY FIND, DETERMINE, AND RESOLVE AS FOLLOWS:
Section 1: The City Council finds that General Plan Amendment No. 29, for the
updated General Plan Housing Element, is necessary to comply with State law and is
consistent with the General Plan. Specifically, the Housing Element notes a new housing
unit objective of 111 dwelling units to year 2005, which will not cause any significant
adverse impacts to the City's circulation system and thereby will be consistent with the
Circulation Element. Further, any new residential units will be developed in zones that
permit development, will comply with the development standards applicable to those
zones, and thereby will be consistent with the Land Use Element. Additionally, the
Housing Element is consistent with the other goals and policies stated within the General
Plan.
Section 2: The City Council finds that the Final Draft Housing Element (Attached
Exhibit B), which includes all revisions (Attached Exhibit A) to the Draft Housing Element
that was originally submitted to the California Department of Housing and Community
Development on December 21, 2000, adequately responds to the concerns addressed by
the California Department of Housing and Community Development
Section 3: The City Council of the City of Rancho Palos Verdes hereby approves
General Plan Amendment No. 29, as outlined in the Final Draft Housing Element dated
August 2001 (Attached Exhibit B), which includes revisions as noted in the attached
"Edited Version of Proposed Revisions to the Draft Housing Element, dated August 2001"
(Attached Exhibit A), in order to further encourage the provision of housing in a manner
which adequately serves the needs of all present and future community residents in
compliance with State law.
PASSED, APPROVED, and ADOPTED this 21st day of August 2001.
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ATTEST: 9
CITY CLERK
Resolution No. 2001-64
Page 3 of 4
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )ss
CITY OF RANCHO PALOS VERDES )
I, Jo Purcell, City Clerk of the City of Rancho Palos Verdes, hereby certify that the above
Resolution No. 2001-64 was duly and regularly passed and adopted by the said City
Council at a regular meeting held on August 21, 2001.
th
C CLERK
Resolution No. 2001-64
Page 4 of 4
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CITY OF RANCHO PALOS VERDES
GENERAL PLAN HOUSING ELEMENT
(Final Draft)
August 2001
CITY OF RANCHO PALOS VERDES
GENERAL PLAN HOUSING ELEMENT
(Final Draft)
Document Review:
Planning Commission Hearing/Workshop on Preliminary Draft
City Council Hearing/Workshop on Preliminary Draft
Preliminary Draft Submitted to HCD
Comments Received from HCD
Planning Commission Public Hearing to Recommend
City Council Approval of Final Draft
City Council Public Hearing to Adopt Final Draft
November 28, 2000
December 19, 2000
December 21, 2000
February 20, 2001
July 2, 2001
(Scheduled for 8/14/01)
(Scheduled for 8/21/01)
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TABLE OF CONTENTS
Part 1— Introduction
A. Background ........................................................................ ............................... 1 -1
Q. Scope and Format of the Housing Element ....................... ............................... 1 -1
C. Citizen Participation .......................................................... ............................... 1 -3
D. Internal Consistency .......................................................... ............................... 1 -4
Part 2 — Housing Strategy
A. Introduction ........................................................................ ............................... 2 -1
B. Quantified Objectives by Income Group ........................... ............................... 2 -3
C. Program Descriptions ........................................................ ............................... 2 -6
1. Funding SvUrces ........................ ............................... .......................0....000
2 -6
2. Agencies Responsible for Implementation............... ............................... 2 -8
ProgramCategory #I .............................................. ................0..............
2 -13
Identify Adequal e Sites for a Variety o f 'Hous ing 7 J 1)es
Existing Housing Needs ....................................................... ............................A
ProgramCategory #2 .............................................. ...............................
2 -18
Assist in the Development of Aclequale Housing to A"feet the Needs
-19
of Low and Moclerate Income Households
Governmental Constraints ................................................... ...........................A
ProgramCategory #3 .............................................. ...........0...................
2 -26
Address and, Where Approl)riate and Legally Possible, Remoi•e
A -42
Governmental Constraints s l o the Maintenance, enance, Im j)ro 1'e t el t t
Special Housing Needs ..... .. ... . .............. toot ......... . .......... ..... ................... too ... ....
and DeveloInnent of Housing
I.
ProgramCategory #4 ......................... 0............. 0 ................. 0 0 0 0 ................
2 -3 0
Conserve and Iml)rove the Condition of the E%rlsting Stock of
Assisted Housing at Risk of Conversion to Non -Low Income Use ...............A
Affordable Housing
ProgramCategory #5 .................................... ........0...................... 0..... ....
2--33
Promote Housing 01)1,7ol l unities for all Persons
APPENDICES
Appendix A — Housing Needs, Resources and Constraints ...... ............................A -1
A.
Introduction ........................................................................... ............................A -1
B.
Population and Employment Trends and Projections ........... ............................A
-2
C.
Regional Share Need Factors ................................................ ............................A
-6
D.
Existing Housing Needs ....................................................... ............................A
-7
E.
Inventory of Land Suitable for Residential Development ... ...........................A
-19
F.
Governmental Constraints ................................................... ...........................A
-29
G.
Nongovernmental Constraints ....................... . ....... toot ................... . ...... . ...........
A -42
H.
Special Housing Needs ..... .. ... . .............. toot ......... . .......... ..... ................... too ... ....
A -52
I.
Energy Conservation Opportuilities .................................... ...........................A
-6U
J.
Assisted Housing at Risk of Conversion to Non -Low Income Use ...............A
-61
Appendix B -- Apartment Rental Survey - February 2000 9.9.99 ...9........................B -1
AppendixC — Progress Report ................................................... ............................0 -1
CHARTS
Chart 2 -1 — Housing Program Summary .......................:.......... ............................... 2 -11
Chart A -1 — Payroll Jobs and Industry Definitions ....................... ............................A -5
Chart A -2 — Unit and Building Characteristics of Housing Units with Problenis ... A -17
Chart B -1 — Apartment Rental Survey by Project ...................... ............................... B -1
Chart C -1 — Housing Element Progress Report .......................... ............................... C -3
TABLES
W
Table 2 -1 — Los Angeles County Year 2000 Income Limits ...... ............................... 2 -4
Table 2 -2 — Quantified Obiectives: 2000 -2005 .......................... ...............................
'fable 2 -3 — Projected I-Iousing Set -Aside .................................. ...............................
2 -4
2 -7
Table 2 -4 — Share of Regional Construction Needs ................. ...............................
2 -14
Table A -1 — Population Trends — 1980 to Build -Out .................... ............................A
Table A -2 — Average Annual Employment by Major Industry — June 1999 .............A
-3
-4
Table A -3 — Share of Regional Construction Needs ..................... ............................A
-7
Table A -4 —2000 Annual Income Limits Adjusted by Household Size ....................A -9
Table A -5 — Annual Household Income Distribution — 1998 ........ .................:..........A -9
Table A -6 — Cost Burdened Households by Income Group and Tenure — 1998 .....
A -11
Table A -7 — Lower Income Households Overpaying (30 % -50 %) by Income
Groupand Tenure — 1990 .......................................... ...........................A
-12
Table A -8 — Lower Income Households Overpaying ( 50%+) ...... ...........................A
-12
Table A -9 — Overcrowded Households — 1998 ............................... . .......................
Table A -10 — Housing Characteristics — January 2000 ............................................
A -13
A -14
Table A- I l — Age of Housing Stock— January 2000 ........................................... . ...
A -15
Table A -12 — Privately Owned Vacant Land Inventory ....................... . ........... .. .....
Table A -13 — Public Vacant Land Inventory ............... ................. ...... .... . ...... .... ... ...A
A -24
-26
Table A -14 — Residential Development Standards — Single Fanii1v .......................A
-30
Table A -15 — Residential Development Standards — Multiple Family ....................A
Table A -16 — Survey of Average Processing Time Frances ......... ...........................A
-3 I
-41
Table A -17 — Summary of Key Denial Rates ............................... ...........................A
-43
Table A -18 — 1998 HMDA Data by Census Tract ............. ............................ ..........A
Table A -19- Cost of Detached Housing — January /February 2000 .........................A
-44
-47
Table A -20- Cost of Attached Housing — January /February 2000 ..........................A
-48
Table A -21 — Rental Housing Costs — March 2000 ......... . ............. . ................. . .......
Table A -22 — Age of Senior Householders by Tenure - 1990 ........................ . ...... ..A
A -49
-53
Table A -23— 1990 Elderly Household Income Distribution by Age Group ............
Table A -24 — Frail Elderly Population ............. . ............................. . ............... .........A
Table A -25 — Number of Households by Household Size and Tenure — 1990 .......A
A -54
-55
-56
Table A -26 — Lower Income Large Family Renter Households Overpaying ..........
A -57
"Table A -27 — Subfamily Composition — 1990 ... . .......... . .............................. ............
A -59
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PART
INTRODUCTION
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CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 1 - INTRODUCTION
A. BACKGROUND
State housing law requires every city and county to prepare and adopt a housing element.
The State Department of Housing and Community Development (HCD) administers the
state housing law, including the review of local housing elements. The State HCD refers
to Government Code Sections 65580 - 65589.8 as the state housing law.
Housing elements were first mandated to be included in a coinnitinity's general plan by
State legislation enacted in 1969. Government Code Section 65588 requires each local
government to periodically review and revise their housing elements. The City last
revised its Housing Element in August 1992. Government Code Section 65588(e)(1)
requires all local governments within the regional jurisdiction of the Southern California
Association of Governments to revise their housing elements by December 31. 2000.
This revised Housing Element complies with this requirement.
B. SCOPE AND FORMAT OF THE MOUSING ELEMENT
Government Code Section 65583 states:
The housing element shall consist of an identification and analysis of
existing and projected housing needs and a stalement of goals, policies,
quantified objectives, financial resources, and scheduled pt•ogt•attis, n- the
pi•eset-vation, inl17roveinenl, and development Uf housing. The housing
element shall identify adequate sites for hot. {sing, including t•ental housing,
fiicloty-built housing, and inobilehomes, and shall make adequale
provision foi- the existing and projected needs of all economic segments of
the community.
To satisfy State requirements, the City's Housing Element must include five mayor
components:
1. An assessment of housing needs, as prescribed by the State
housing law.
2. An inventory of resources and constraints that facilitate and /or
hinder the public and private capacity to meet the housing needs.
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CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 1 - INTRODUCTION
3. A statement of goals, policies and quantified objectives that will
guide the implementation of specific programs.
4. A housing program, to be implemented over a five -year period,
that describes the implementation actions to be taken by the City to
meet the needs.
5. A report that describes the City's progress toward achieving the
goals, policies, objectives and programs adopted iii the prior
housing element.
Part 2 of the Housing Element satisfies the requirements of the following Government
Code Sections:
Government Code Section 65583(b)(1): "A statement of the conlnlunity's
goals, quantified objectives, and policies relative to the maintenance,
preservation, improvement and development of housing."
Government Code Section 65583(c): "A program wllicli sets forth a live -
year schedule of actions the local government is undertaking or intends to
undertake to implement the policies and achieve the goals and objectives
of the housing element...."
In addition, Government Code Section 65583(c) requires that the program shall:
❑ Identify adequate sites which will be made available through
appropriate zoning and development standards and witil services
and facilities needed to facilitate and encourage the developient
of a variety of types of housing for all income levels.
D Assist in the development of adequate housing to meet the needs of
low- and moderate - income households.
❑ Address and, where appropriate and legally possible, remove
governmental constraints to the maintenance, improvement, and
development of housing.
❑ Conserve and improve the condition of the existing affordable
housing stock.
❑ Promote housing opportunities for all persons regardless of race,
religion, sex, marital status, ancestry, national origin, or color.
❑ Preserve for lower income households the assisted housing
developments at risk of conversion to market rate housing.
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CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 1 - INTRODUCTION
Technical Appendix A addresses the requirements of Government Code Section 65583
(a)(1) through (a)(8) by providing data on housing needs, resources and constraints.
Section A of this Appendix describes the nature and scope of the information that is
required to be included in the assessment of housing needs and the inventory of resources
and constraints. Section B through Section J contains the detailed statistics, data, tables
and analysis for each required component.
'Fecllnical Appendix B provides detailed inflorniation on the cast of' rental 110using. An
analysis of rental housing costs is not explicitly required by Government Code Section
65583(a)(5). This Government Code Section requires an analysis of the availability of
financing, price of land and cost of construction. However, the analysis of rental housing
costs contributes to a more complete understanding of local housing market conditions. A
summary as well as a detailed survey of each development surveyed is included in this
Appendix.
Technical Appendix C addresses the requirements of Government Code Section 65588(a)
by providing a review and evaluation of the City's prior Housing Element. The goals,
policies, programs and actions included in the prior Housing Element are listed. A
description is provided of the progress made to implement or achieve each planned
action.
C. CITIZEN PARTICIPATION
During the course of preparing the Draft Housing Element, the Planning Commission and
City Council each conducted a Public Hearing /Workshop. At these meetings,
background data was presented on the State housing law, the City's current Housing
Element, housing needs, housing programs and funding resources. Notice of each
meeting was published in the local newspaper, sent to all Homeowner's Associations,
area churches, and various state and local agencies. The Draft Housing Elenient also was
distributed to nonprofit housing organizations.
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CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 1 - INTRODUCTION
Copies of the Draft Housing Element were transmitted to nonprofit and other housing
organizations with a request for input and comments, particulcarly with regard to low
income housing needs and proposed programs. The following organizations received a
copy of the Draft Housing Element:
Long Beach Affordable Housing Coalition
Los Angeles Community Developlllent COillnlisslon
Los Angeles County Housing Authority
The input received from these three organizations will be transmitted to the Planning
Commission for its coIlsideration during the Public Flearings.
Copies of the Draft Housing Element were made available at the City Hall and two local
libraries. In addition, an 1/8 page Public Notice of the Availability of the Draft Housing
Element was published in the Peninsula News on November 1 l and Decelllber 2, 2000.
This noticed informed the public of the availability of the Draft for review purposes and
solicited input and comment on the document. The input received as a result of this
Public Notice will be transmitted to the Planning COnlnlisslon. Any revisions or changes
suggested by the Planning Commission as a result Of this input will be forwarded to the
City Council.
Twenty -nine churches were directly notified of the availability Of the Draft Housing
Element: 15 in Rancho Palos Verdes; seven in Rolling Hills Estates; two in Gardena; and
one each in Long Beach, Torrance, San Pedro, Lomita and Palos Verdes Estates. The
input provided by the churches will be transiitted to the Planning Conlillission. Any
revisions or changes suggested by the Planning Comillission as a result of this input will
be forwarded to the City Council.
Eighty -three homeowner associations were directly notified of the availability of the
Draft Housing Element: 76 in Rancho Palos Verdes; two in Rolling Flills; two in the
Palos Verdes Peninsula; and one each in Torrance, Rolling Mills Estates and Sail Pedro.
The input provided by the homeowner associations will be transmitted to the Planning
Commission. Any revisions or changes suggested by the Planning Commission as a
result of this input will be forwarded to the City Council.
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CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 1 - INTRODUCTION
Additional opportunities for citizen participation will include the formal Public Hearings
before the Planning Commission and City Council.
D. INTERNAL CONSISTENCY
Government Code Section 65583(b)(6)(B)] requires an identification of "...the means by
which (housing element) consistency will be achieved with other general plan
elements...." Internal consistency, as used in California planning law, means that no
policy conflict exists, either textual or diagrammatic, between the components of an
otherwise complete and adequate general plan. The internal consistency requirement has
five components: 1) equal status among the general plan elements; 2) consistency among
the elements; 3) consistency within an element; 4) area plan consistency and S)
consistency between text and diagrams included in the general plan elements.
The City's General Plan is comprised of all the elements mandated by State law and
some optional elements. The City Attorney and the Department of Planning, Building
and Code Enforcement have each reviewed the Housing Element in relationship to the
balance of the General Plan. Both have found that there are no conflicts between the
Housing Element's policies and programs and those adopted in other General Plan
Elements. The Housing Element policies and programs (e.g.,, affordable housing site and
second units) are consistent with the land use designations and densities included in the
Land Use Element. It is a policy of the City that any amendments to the General Plan are
evaluated for consistency with the other elements of the General flan.
E, COASTAL ZONE REQUIREMENTS
Cities located in the Coastal Zone are required to state the dumber of' low- and moderate -
income housing units that are to be converted or demolished, and the number of
replacement units to be provided. No housing units are expected to be rellloved, and thus
no replacement units are necessary.
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PART 2
HOUSING STRA TEGY
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CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING STRATEGY
A. INTRODUCTION
Section 65583 (b) of the Government Code requires that a housing element include:
"A statement of the coninlunily 's goals, quantified objectives, and policies
relative to the maintenance, preservation, inlprovenienl, and development
of housing. "
The following definitions, developed by HCD, provide guidance on the meanings of
these terms:
"Goals are general statements of purpose. Housing elenielll goals will
indicate the general direction that the jurisdiclion int ends to lake 11'1111
respect to its housing probl en1.s. While reflecting local co111111111Wy values,
the goals should be consisl ellt with the l egislal ive f indings (Section 65580)
and legislative intent (Section 65581) of Article 10. 6 and other•
expressions of stale housing goals conlailled in the housing eleinew /all.
Goals may extend beyond the little firaine of a given housing eleinellt.
Policies provide a link between housing goals and prograins; they guide
and shape actions taken to meet housing objectives.
Quantified objectives are the maximum actual numbers of housing units
that the jurisdiction projecls can be constructed, rehabilitated, conserved
and preserved over a five-year tilne mine. In order to inore realistically
plan for the impleinenlalion of housing prograins, it is usef ttl. for• localities
to establish objectives for each housing progl•am it-hich will be
implemented during the l inie f of the element. 01? ecl i ves they
therefore be short -lernl in outlook cons )aced to collllllun l y'.s goals.
"
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(eniphasis added)
Section 65583(c), requires that the housing element include:
"A pro ram which .sets forth a fim-year schedule of actions the local
government is undertaking or intends to undertake to in7plenlenl the
policies and achieve the goals and objectives oj' the housing element
through the adininist rat ion of' land use and del vel opal ellt controls,
provision of regulatory concessions and incentives, and the utilization of
app 'opriat e federal and slate financing and subsidy 1)rogl •ants 11 -hell
available and the utilization of moneys in a Loll' and Moderate Illconle
Housing Fund of an agency if the locality has established a redevelopinent
project area pursuant to the Community Redevelopinenl Laity. (eniphasis
added)
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CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING STRATEGY
"Identify adequate sites ivhich titlill be made available throeigh
aj)j)roj..)riate zoning and de velolmiew standards and i th public
services and .facilities needed to facilitate and encourage
development of ' a variel 1 of types of ' housing f br all inconre levels,
including rental housing, Actoiy-buill housing, inobilehvntes,
emergency shelters and transitional housing in order to meet the
conzinunity's housing goals as identified in subdivision (b). "
2. Section 65583(c)(2) of the Government Code mandates that a
housing program shall:
"Assist in the development gfadequ ate housing to meet the needs
of loin and moderate income households. "
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Government Code Section 65583(c) requires that the program shall:
❑
Identify adequate sites which will be made available through
appropriate zoning and development standards and with services
and facilities needed to facilitate and encourage the development
of a variety of types of housing for all income levels.
❑
Assist in the development of adequate housing to meet the needs of
low- and moderate income households.
-
❑
Address and, where appropriate and legally possible, remove
governmental constraints to the maintenance, improvement, and
development of housing.
❑
Conserve and improve the condition of the existing affordable
housing stock.
❑
Promote housing opportunities for all persons regardless of race,
religion, sex, marital status, ancestry, national origin, or color.
❑
Preserve for lower income households the assisted housing
developments at risk of conversion to market rate housing.
The State housing law defines these program categories as follows:
1.
Section 65583(c)(1) states that a local housing program must:
"Identify adequate sites ivhich titlill be made available throeigh
aj)j)roj..)riate zoning and de velolmiew standards and i th public
services and .facilities needed to facilitate and encourage
development of ' a variel 1 of types of ' housing f br all inconre levels,
including rental housing, Actoiy-buill housing, inobilehvntes,
emergency shelters and transitional housing in order to meet the
conzinunity's housing goals as identified in subdivision (b). "
2. Section 65583(c)(2) of the Government Code mandates that a
housing program shall:
"Assist in the development gfadequ ate housing to meet the needs
of loin and moderate income households. "
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CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING S TRA TEG Y
3. Section 65583(c)(3) states that a local housing program must:
"Address and, where appropriate and legally I)ossible, reinove
governmental constraints to the niainlenance, intprovenlenl, and
demlopnrent of housing. "
4. Section 65583(c)(4) states that a housing prograin shall describe
actions to:
"Conserve and inlpi•ove the condition Uf ' the existing c jfUl'dcrble
housing stock. "
5. Section 65583(c)(5) requires that the housing program:
"Promote housing opportunities for all persons 1•egal•clless of i -ace,
religion, sex, inai -il al status, ancesug y, nal ional U1'l c ill, Or col ol.. it
6. Section 65583(c)(6) mandates that the housing program shall do
the following:
"Preserve for lower income households the assisted housing
ng
developments . . . The program for preservatio -n UJ* the assisted
housing developments shall utilize, to the extent necessary.', all the
available federal, slate, and local financing and subsidy pl•ogl•anis
except where a colnlnunity has other urgent greeds fior which
till ernalive . ffindh ig sonioces are not available. The pi-ograln may
include st rat egies that involve regal crll ons and technical
asslslance.
B. QUANTIFIED OBJECTIVES BY INCOME GROUP
As required by Section 65583(b), quantified objectives by incoine grotgp for the 2000-
2005 program period are stated in this Section. State law defines the income groups In
terms of the percentage of the Los Angeles County median income ($52,100 in March
2000):
Very low income — 0 -50% of median income
Low income — 51 -80% of median income
Moderate income — 81 -120% of median income
Above - moderate income — 120 %+ of median income
Each year the U.S. Department of Housing and Urban Development (HUD) and the State
Department of Housing and Community Development (HCD) update the household
Z_3
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CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING STRATEGY
income limits for each group. Table 2 -1 presents the income limits for three income
groups plus the median income.
TABLE 2 -1
Los Angeles County Year 2000 Income Limits
Household Size
Very Low
Low
Median
Moderate
Total
uction
[Rehabilitation
8
5
8
1
$18,250
$29,200
$36,450
$43,750
2
$20,850
$33,350
$41,700
$50,000
3
$23,450
$37,500
$46,900
$561250
4
$26,050
$41,700
$521100
$62,500
5
$28,150
$45,000
$569250
$67,500
6
$30,200
$48,350
$60,450
$72,500
7
$32,300.
$511700
$64,600
$77,500
8
$34,400
$55,000
$68,750
$82,500
JUu1 %.C• Mate uepartment or housing ana Lommunity uevelopment,
2000 Income Limits, March 2000
As explained on page 2 -1, quantified objectives are the rnaxlnlUnl actual numbers of
housing units that the City projects can be evnsti•ticlect, i-ehcd)i1i1cr1ec1, c onselove(I and
pi- esei-ved over a five -year time frame. The State housing law requires that the
Housing Element establish the quantified objectives for each inconie giwilp: very low,
low, moderate and above moderate. The quantified objectives for the 2000 -2005 program
period by income group are stated below:
Table 2 -2
Quantified Objectives: 2000 -2005
ategory
Very Low
Low
Moderate
Above
Moderate
Total
uction
[Rehabilitation
8
5
8
90+
111+
22
18
0
0
40
rvation
5
5
10
0
20
vation
0
0
0
0
0
2 -4
I-
I'
I
11 1
CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING STRATEGY
According to the State Housing Law, the City's Housing Element must state "tile
maximum actual numbers of housing units that the jurisdiction projects c(ln be
constructed ... over a five-year time frame. " In this context, the City's quantified
objective can be the same, more or less than the City's share of the regional housing
need.
The RHNA allocated to the City a construction need of 32 above moderate - income
housing units. The above moderate- income construction need already has been niet.
According to the State Department of Finance Series E -5 report, 31 new housing units
were built in 1998 and 59 in 1999. All of these units had housing costs in the above
moderate - income bracket. In addition to units already constructed, the quantified
objective includes: 1) units under construction and 2) approved market rate development
expected to be completed by mid -year 2005.
The RHNA allocated to the City a construction need of eight moderate- income housing
units. During the program period, the City will facilitate the development of eight second
units for moderate- income households.
Thirteen very low- and low - income units were allocated to the City. Up to 13 units
affordable to very low and low income households may be built on an affordable housing
site located at the northwest corner of Crenshaw Boulevard and Crestridge Road. In
addition to this project, eight units affordable to very low and love - income households are
required of the Ocean Trails project.
The rehabilitation objective of 40 units assumes that County CDBG funds will be
available to the City in sufficient amounts to help rehabilitate an average of eight units
per year. Annually, the City receives $100,000 of CDBG funds to financially support the
Housing Improvement Program. During the past two years, a yearly average of eight
housing units has been rehabilitated. Very low and low - income households comprise
55% and 45% of all owner households having annual incomes less than 80% of the
median income. (Please refer to Table A -5, page A -9.) These same percentage shares
were used to allocate the rehabilitation objective among the very low and low - income
households.
2 -5
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CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART Z - HOUSING STRATEGY
The conservation objective refers to maintaining existing affordable housing through
measures such as rent subsidies and implementing land use controls during the program
period. The quantified objective includes five very low, five low and five moderate -
income households that would obtain rental assistance (through the County Housing
Authority's Section 8 program and /or a City program) and five mobilehomes located in
the City. The mobile home units were allocated to the moderate - income group. (The
State Department of Finance (DOF) includes five mobilehome units in its estimate of the
City's total housing supply. The City has no independent information to confirm whether
these mobilehome units exist.)
The preservation objective refers to maintaining the affordability of existing affordable
housing at -risk of conversion to market rate housing. There are seven affordable housing
units located within the Villa Capri development (Tract No. 44239). The City has
determined that the seven affordable units at the Villa Capri cannot be converted to
market rate housing until 2016. Therefore, they are not at risk of conversion fi -onl
affordable to market rate housing.
C. PROGRAM DESCRIPTIONS
The program descriptions must identify, as applicable, the actions to be implemented,
funding sources, the agency responsible for program implementation. the quantified
objective for each program, and time schedule.
An overview of the Funding Sources and Responsible Implementing Agencies is
provided on pages 2 -7 through 2 -10. The detailed narrative descriptions of each program
are contained in the balance of the Housing Strategy.
1, Funding Sources
During the program period, the City can direct the use of' almost $3 million toward
affordable housing programs. The principal funding sources include $500,000 of CDBG
funds obtained from the County and currently used for housing rehabilitation; about $1.5
million of the Redevelopment Agency fiends set -aside for affordable housing; and nearly
$1 million of the City's affordable housing in -lieu fund.
2 -6
CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING S TRA TEG Y
a. CDBG Funds
Through an agreement with the County of Los Angeles, the City annually receives about
$100,000 of Community Development Block Grant funds. Assuming this funding
continues, the City will Obtain $500,000 over the 5 -year program. Currently, these funds
are used to finance the City's popular Housing Improvement Program.
b. Housing Set -Aside Fund
The City's Redevelopment Agency completed an update of its Implementation flail in
December 1999. As of December 31, 1999, it is estimated that the Redevelopment
Agency had accumulated $980,000 in the Housing Fund. A projection of 20% of the tax
increment revenue was developed for the period FY 1999 -2000 through FY 2004 -2005.
As shown in Table 2 -3, the affordable housing set -aside fund is projected to grow to
$1,480,000. Earlier this year, the Agency expended $680,000 oil the acquisition of the
affordable housing site located at Crenshaw Boulevard and Crestridge Road.
During the five -year program period, the set -aside will be allocated towards the
preservation, development and /or rehabilitation of very low, low and moderate income
housing units. It is expected that these funds will be leveraged in concert witli one of the
housing programs cited in Housing Strategy
Table 2 -3
Projected Housing Set -Aside
Fiscal Year
Estimated 20%
Tax Increment
Estimated Housing
Expenditures
As of 1213 1199
$980,000
1999— 2000
92,000
$100,000
2000— 2001
949000
972,000
2001— 2002
96, 000
94,000
2002— 2003
989000
96,000
2003— 2004
100, 000
98,000
2004— 2005
100,000
Total
$1,460,000
$11460,000
2 -7
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CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING STRATEGY
C. Affordable Housing In Lieu Fund
In -lieu fees can be paid instead of providing the affordable 11oLisillg units required of new
residential and non - residential developments. The City Council established an in -lieu fee
of $1 per square foot of habitable residential structure. A garage or other similar non-
residential structure is not included within the meaning of habitable residential structure.
For non- residential development, the City Council established an in -lieu fee of $13,313
per affordable unit required per Resolution No. 99 -28. The tee is based on an amount
adequate to provide one low or very low - income affordable 110LISlllg unit for each 10
employees to be generated by the project. Tile fee per affordable unit is equal to the
difference between the median value of market rate housing and the price affordable to
low or very low- income households.
As of June 2000, the in lieu fee program had a fund of almost $900,000. Since its
creation, the program has collected this amount from two residential developments;
$260,000 from the Seabreeze residential development, located oil Crest Road and
$596,494 from the Ocean Front Estates J ro'ect located on Palos `'erdes Drive West.
p
2. Agencies Responsible for Program Implementation
a. Redevelopment Agency
During the five -year period of the Implementation Plan, the Redevelopment Agency of
the City of Rancho Palos Verdes will facilitate the preservation, new construction and /or
rehabilitation of affordable housing projects that will Support the following foals:
❑ Satisfy the replacement housing requirements of the Community
Redevelopment Law as they relate to housing units, if any,
displaced by Redevelopment Agency activities.
❑ Satisfy the inclusionary housing requirements of the Conlllluility
Redevelopment Law as they relate to the provision of affordable
housing as a percentage of any new or substantially rehabilitated
housing, which may be constructed within the Redevelopment
Project Area.
■ 2 -s
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CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING STRATEGY
b.
Meet the regional fair share affordable housing goals for the City
of Rancho Palos Verdes by improving public improvements and
community facilities, removing and preventing blighting
conditions and providing and /or preserving affordable housing
resources.
Support overall community development, ecoiiomic development,
and redevelopment /revitalization efforts within the City of Rancho
Palos Verdes by improving public improvements and community
facilities, removing and preventing blighting conditions and
providing and /or preserving affordable housing resources.
County of Los Angeles
It should be noted that the LOS Angeles County Community Development Commission
administers several programs. The City obtains CDBG funding through the County, not
directly from the U.S. Department of Housing and Urban Development. Therefore, the
City, as well as public service agencies serving Rancho Palos Verdes, is Subject to the
funding priorities established by the County of Los Angeles. Other programs
administered by the CDC include: Mortgage Credit Certificate (MCC) Program; Home
Ownership Program (HOP), and Southern California Home Financing Authority
(SCHFA).
C. Los Angeles County Housing Authority
The Los Angeles County Housing Authority administers the Section S Rental Assistance
Payments Program throughout most of the County. This program helps very low - income
households to have monthly rent payments within their means. The family pays
approximately 30% of his /her income towards rent, and the Housing Authority pays the
balance of the rent to the property owner, who participates in the program on a voluntary
basis.
d. Department of Planning, Building and Code Enforcement and Public Works
Department
These City departments administer the Code Enforcement Program and the Housing
Improvement Program. The City's General Fund SuppOrtS the code enforcement
2 -9
CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING STRATEGY
activities. CDBG funds received from the County support the housing rehabilitation
activities. The Public Works Department administers the rehabilitation program.
The Planning Department administers the General Plan, including the Housing Element,
and the land use regulations affecting residential development. The Planning Department
also administers the affordable housing in -lieu fee program.
The balance of Part 2 provides a description of five Program Categories. Chart 2 -1
provides a Housing Program Summary. There is no program description pertaining to
preserving lower income assisted housing developments at risk of conversion to market
rate housing. The City's has one assisted housing development. However, it is not at
risk of conversion during the program period of this revised Housing Element.
[1
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[1
1 2 -10
CHART 2 -1
CITY OF RANCHO PALOS VERDES
HOUSING PROGRAM SUMMARY
Programs Responsible Agency Quantified Objective Time Schedule Funding Source
1.1 Land Use Element/Specific Plans
Planning, Building & Code
Enforcement
111 + housing units
2000 -2005
General Fund for Dept. Staff
11.2 Second Units
Planning, Building & Code
Enforcement
8 units for moderate - income
households
2000 -2005
General Fund for Dept. Staff
1.3 Affordable Housing Development
Planning, Building & Code
Enforcement
13 housing units for very low
and low income households
2000 -2002
Housing Set -Aside Funds
2.1 Rental Assistance Program
Los Angeles County Housing
Authority /City
10 housing units for very low
and low income households
2001 -2005
Section 8, Housing Set - Aside, In -Lieu
Fees
2.2 First Time Homebuyer Assistance
Los Angeles County Community
Development Commission
5 low and moderate income
households
2001 -2005
MCCs, HOP, SCHFA; See p. 2 -22
for explanation of programs
2.3 Second Units
Planning, Building & Code
Enforcement
8 moderage- income
households
2000 -2005
General Fund for Dept. Staff
2.4 Affordable Housing Development
Planning, Building & Code
Enforcement
13 housing units for very low
and low income households
2000 -2002
Housing Set -Aside Funds
3.1 Development Code Affordable Housing
Program
Planning, Building & Code
Enforcement
N/A
Implemented on an
ongoing basis
Housing Impact Fees; In Lieu Fees
3.2 In Lieu Affordable Housing Program
Planning, Building & Code
Enforcement
N/A
Implemented on an
ongoing basis
In Lieu Fees
3.3 Coastal Zone Requirements
Planning, Building & Code
Enforcement
NIA
Implemented on an
ongoing basis
General Fund for Dept. Staff
13.4 Emergency Shelters and Transitional
Housing
Planning, Building & Code
Enforcement
N/A
Implemented on an
ongoing basis
General Fund for Dept. Staff
4.1 Housing Code Enforcement
Planning, Building & Code
Enforcement
35 new cases per month
2000 -2005
General Fund for Dept. Staff
CHART 2 -1
CITY OF RANCHO PALOS VERDES
HOUSING PROGRAM SUMMARY
Programs Responsible Agency Quantified Objective Time Schedule Funding Source
4.2 Housing Improvement Program
Public Works Dept.
22 very low and 18 low income
households
2000 -2005
Community Development Block
Grant Funds
5.1 Fair Housing Services
Long Beach Fair Housing
Foundation
N/A
I
2000 -2005
Community Development Block
Grant Funds
5.2 Fair Housing Complaint and Referral
Services
Planning, Building & Code
I Enforcement
N/A
2001 -2005
General Fund for Dept. Staff
C�
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CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING STRATEGY
PROGRAM CATEGORY #1:
IDENTIFYADEQUATE SITES FORA VARIETY OF HOUSING TYPES
Housing Need Summary
Section 65584 (a) of the Government Code requires that SLAG determine each city's
share of regional housing needs. According to the State housing element legislation, ".. .
a locality's share of the regional housing needs includes that share of the housing deeds
of persons at all income levels within the area significantly affected by a jurisdiction's
general plan." (Section 65584 [a]). The regional share allocations to Los Angeles County
cities are contained in the Draft 1999 Regional Housing Needs Assessment (RFINA). For
each city in the County, the "construction need" is the sum of three components:
❑ The first component pertains to the increase of households between
January 1, 1998 and June 30, 2005. This refers to the number- of
housing units needed to accommodate a population increase due to
natural increase, net migration an(l househol(l 1'onnation.
❑ A second component of regional housing need is an estimate of
new units required to insure a vacancy rate reflecting a healthy
housing market. To estimate this factor, SCAG used single - family
and multi- family "mobility rates ". (This refers to the number of
households who moved into their units within a year of the 1990
census.)
❑ The third component of construction need is a replacement
estimate for residential units expected to be lost from the housing
stock. This includes units demolished, converted to non-
residential use or lost for other reasons such as tires.
Table 2 -4 shows the City's share of the regional housing need, as allocated by SLAG for
the January 1, 1998 to June 30, 2005 planning period (71/2 years). The year 2000 income
limits, adjusted by family size, are explained in Table 2 -l.
Between January 1998 and December 1999, 90 above moderate - income housing units
were constructed. Consequently, the above moderate-income construction need already
has been met. Implementation of the "adequate sites" program will result in the City
meeting or exceeding the construction need allocated to Rancho Palos Verdes.
2 -13
CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING STRATEGY
Table 2 -4
City of Rancho Palos Verdes
Share of Regional Construction Needs
January 1, 1998 — June 30, 2005
Income Category
Number of Housing Units
Percentage
Very Low
8
16%
Low
5
10%
Moderate
8
16%
Above Moderate
32
58%
Total
53
100%
Goals
Source: SLAU KHNA 99, Uonstruction Need, January 1, 1998 to June 30, ?UUS.
Designate sites that fully meet the housing steeds o f all income groul)s as
quantified by SCA G 's Regional Housing Needs Assessment.
Policies
Implement. the Land Use Elenient and Dei7elopinent (Code to achieve
adequate sites for the above- nioderate income group.
Promote the developinew of second units to address the needs of' the
moderale- income group.
Continue to pui -sue develolmient of an gIjbi•dable housing I)rq ect locC led
within the City limits.
Quantified Objectives
As previously stated, the objective is 111 + housing units:
❑ 8 very low income units
❑ 5 low income units
❑ 8 moderate income units
❑ 90+ above - moderate income units
2 -14
CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING STRATEGY
Programs
The City's housing program must include actions to:
"Identify adequate sites ulhich i ll be made available through appj•opj•iate
zoning and development standards ... to encourage the development of a
variety of types of housing.for all income levels.... "
101 Land Use Element /Specific Plans
During the program period, the City will continue to implement the adopted residential
land use policies as contained in the Land Use Element and adopted Specific Plans. The
Draft Regional Housing Needs Assessment (RHNA) allocated 32 above- moderate-
income housing units to the City. According to the State Department of Finance Series
E -5 report, 31 new housing units were built in 1998 and 59 in 1999. All of these units
had housing costs in the above moderate- income bracket. Therefore, constructed units
already have met the entire above moderate- income housing construction need as
Iquantified by SLAG in the Regional Housing Needs Assessment.
1.2 Second Units
During the program period, the City will facilitate the development of eight second units
for moderate — income households. The State legislature has indicated that second units
can provide additional income to homeowners, allow homeowners requiring
corn pail ionship or lion - specialized assistance to remain in the home, ftacilitate fiamily ties
between generations, and provide rental housing at low construction costs.
Second unit development standards are described in Section 17.10 of the City's
Development Code. The total floor area for a detached second unit shall not exceed 1,200
square feet. The total floor area for an attached second unit shall not exceed 30% of the
floor area of primary residence floor area. The second unit illLiSt include one bathroom
' and one kitchen and is limited to a maximum of two bedrooms. A I111I11111U111 Of one
enclosed parking space must provided in an enclosed garage on the property.
The Director of Planning, Building and Code Enforcement administratively permits
second units that adhere to the development standards described above in all IZS and RM
Zones. The City's Development Code requires an approved conditional use permit foi- all
second units that do not adhere to the development standards described above.
2 -15
CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING STRATEGY
In order to facilitate the development of second units on existing developed lots, the City
will take the following actions:
❑ Prepare an article on second unit development and standards to be
published at least annually in the "Community Newsletter ", and
distributed to homeowners. The article will include marketing and
promotional materials on the benefits and value of second unit
development.
❑ Prepare a handout/flyer on second unit development and standards
to be made available at the Planning Department counter.
❑ Distribute information on second units to homeowner associations
and at senior centers.
❑ Complete a survey of other methods by cities to promote second
unit development.
❑ Develop a tracking system to monitor the development of second units.
In order to facilitate the development of second units on lots under construction, the City
will work with the project developers to facilitate second unit development. The General
Fund will fiend this program. All program activities listed above will be completed no
later than December 2001.
Data from the tracking /monitoring system will help the City to compile a performance
report by mid -year 2003. By June 2003, the City will determine whether sufficient
second units have been developed commensurate with regional housing need for
moderate - income households and existing needs. In the event the performance report
indicates that second units are not being developed commensurate with the need, the City
will consider amending the program to incorporate additional incentives to include, but
not be limited, to initiating a zoning code amendment by December, 2003, that will
eliminate the requirement for enclosed garages and reduce plan check and building
permit fees.
7-
1 2 -16
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CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING STRATEGY
1.3 Affordable Housing Development
The RHNA's very low and low - income construction need of 13 units will be met by the
development of a senior affordable housing project, or the combination of the senior
I
ffordable housing project and the Ocean Trails project by 2003. The following is a brief
description and current status of each project:
a. Senior Affordable Housing Project:
A complete application has been submitted and the City iS CUrrelltly re'vie'wing a
proposed new senior affordable housing project on an existing vacant 19 -acre lot. The
proposed development is a new 54 -unit residential facility for seniors (age restricted to 55
years and older), of which approximately 13 of the units will be reserved for low and
very -low income residents. The site has a General Plan land use designation and Zoning
designation of Institutional (1) and Open Space Ilazard (011). Tliese filed uses permit,
with approval of a Conditional Use Permit (CUP), the development of a Senior
Affordable Housing Project. An estimated 2.5 acres of the site are developable. The 2.5
acre portion of the site is zoned Institutional, while the remainder of the 19 acre site is
composed of large slopes, is un- developable, and zoned Open Space Hazard (01-1). In
addition to the approval of a CUP, a General Plan Amendment and Zone Change are
required for adjustments to the boundary line between the OH and I zones.
Financing for the affordable component of the proposed project will come from the
City's Redevelopment Agency 20% Set -aside Fund and /or the City's In -Lieu Affordable
Housing Fund. The City has purchased the site with 20% set -aside fiends. The
f Redevelopment Agency currently owns the site. Because set - aside funds were utilized to
purchase the site, any development of the site shall have an affordable housing
component. Additionally, if deemed necessary for the development of the project, the
City and Redevelopment Agency will commit additional fiends from the 20% Set -aside
Fund and /or the City's In -lieu Affordable Housing Fund by 2002/2003.
2 -17
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CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING STRATEGY
be Ocean Trails Project:
The Ocean Trails project is a development composed of an 18 -hole public golf course
and 75 single - family residential lots. The project was approved in June 1992, and
includes a condition of approval requiring the developer to construct 4 new on -site
affordable housing units for low and very -low income residents, and to provide 4 off -site
affordable housing units for low and very -low income residents. I'lie off -site units can be
provided through a rental subsidy program. All of the units will be provided in the City
of Rancho Palos Verdes, and will be affordable for a period of at least 30 years.
Currently, the developer is in the process of obtaining building permits for the on -site
affordable housing units. As conditioned, the on -site units are required to be made
available for rent prior to the opening of the 18 -hole golf course, which is expected to
occur in 2001. The off -site units are required to be provided prior to more than 50% of
the market -rate residential lots being made available for sale, which is expected to occur
in 2002. Not only is the project conditioned to provide these units, but the developer has
also entered into a Development Agreement with the City ensuring the completion of the
project as approved.
PROGRAM CATEGORY #2:
ASSIST IN THE DEVELOPMENT OF ADEQUATE HOUSING TO MEET THE
NEEDS OF LO IV AND MODERATE INCOME HO USEHOL US
Housing Need Summary
Cost burden or overpayment is one of the major existing Housing needs that must be
discussed in the Housing Element. This need is estimated by the number of loii�er
incoine households that spend nioi -e than 30% of them- income on housing costs. There are
an estimated 1,061 lower income households -- 611 owners and 450 renters -- that are
spending more than 30% of their Income on housing costs. About 47% of all lower
income owners are overpaying and almost 80% of all lo, fiver income renters are
overpaying. (Please refer to Table A -6, page A -11.)
2 -18
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CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING STRATEGY
Through the Regional Housing Needs Assessment, SCAG has allocated a new housing
construction need to the City that includes eight moderate - income, eight very low - income
and five low - income housing units.
Goals
Assist in the provision of housing affordable to ver)� lou% lour (ind
moderate- incoine households.
Policies
Provide rental assisltnce to very loit', loll' tied mode' -tile - incoine
households through progranis administered by the Los Angeles Counly
Housing Awhorily (ntl Cil)�.
Facilitate the clevelopment of second units to address the needs of the
nToderale- income group.
Continue to pursue developnient of an cif
fordable 17vir.Sl17g prqject it'illtllt
the City lindis.
Quantified Objectives
The objectives include rental assistance to five very low, five low and five moderate -
income renter households. Another objective is the construction of affordable housing
units for up to eight very low - income households and five low - income households.
Programs
The City's housing program must include actions to:
"Assist in the development of tidequale housing to »reel the steeds of loir_
and ioderate- income households. "
The scope of actions usually includes methods of providing financial assistance.
However, the resources available to the City are limited and include CDBG and HOME
funds and in -lieu fees. To some degree, the City can "leverage" these resources with
other financial resources such as tax exempt bond financing and tax credits.
2 -19
CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING STRATEGY
291 Rental Assistance (for Existing Cost Burdened Households)
The Los Angeles County Housing Authority administers the Section 8 rental assistance
program in the unincorporated area and 62 cities. Rancho Palos Verdes has approved a
participation agreement with the Housing Authority that authorizes it to provide rental
assistance to very low - income households living in the City. An estimated 241 very low-
s
income renter households are overpaying and eligible for Section 8 rental assistance.
According to the Los Angeles County Housing Authority, as of June 2000, one very low -
income household was receiving rental assistance through the provisions of this program.
Under the provisions of Section 8 program, the tenant pays approximately 30% of his /her
income towards rent, and the Housing Authority pays the balance of the rent to the
property owner, who participates in the program on a voluntary basis. HUD annually sets
rent ceilings by bedroom size; as of October 1999 the Housing Authority's rent ceilings
were:
Bedrooms Maximum Rent
0 $505
1 $605
2 $766
3 $1,033
4 $1,233
This means that very low - income families who live in rental housing with monthly rents
exceeding the ceilings shown above are ineligible for Section 8 rental assistance.
The February 2000 Apartment Rental Housing Survey found zero units that had monthly
rents below the Section 8 rent ceilings. Generally, the lo�N-est cost apartments had
monthly rents $250 -$350 higher than the Section 8 rent ceilings. In May 2000, HUD
approved the Housing Authority's request to designate lZancho Palos Verdes as an
"exception rent area." This allows the Housing Authority to provide rental assistance to
families living in housing with rents about 20% higher than the stated Section 8 rent
ceilings. The exception rent payment standards for the City are now:
Bedrooms Maximum Rent
0 $607
1 $726
2 -20
1
I
1
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CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING STRATEGY
2 $919
3 $1,240
4 $1,480
5 $1,702
During the first year of the program period, the City will develop a "Local Recital
Assistance Program" to help very low and low and income renter households. The
Program will have two components:
❑ The City will work with the Los Angeles County Housing
Authority to develop a local program to provide additional rental
assistance to make up the gap between the market rent and the
Section 8 rent ceilings. The City's focus will be on establishing
rent affordability restrictions lil existing 11OUSing Units SO that the
monthly rents could be set at or below the exception rent payment
standards. The rent affordability restrictions could be purchased
through a combination of tax relief, off -site improvements,
refinancing assistance, mortgage payment reduction, or Other
measures. The funding sources will include the City's affordable
housing in -lieu fee and the Redevelopment Agency's affordable
housing set -aside funds.
❑ The City also will establish a program to help low income (50 %-
80% of median income) renter households. Only 25% of the
households assisted by the Section 8 program can have incomes as
High as 80% of median income. There is an estimated 209 low -
income renter households that are overpaying. The funding Sources
will include the City's affordable housing in-lieu fee and the
Redevelopment Agency's affordable housing set -aside funds.
By mid -year 2002, the City will develop the following program requirements:
❑ Eligibility criteria for rental assistance.
❑ Term of rental assistance.
❑ Local preferences for families living and working in the City.
❑ Method of payment to property owners.
Following program development, the City will take the following actions to ensure
effective implementation within the current planning period:
❑ Compile a list of eligible renter households and continuously
maintain a waiting list.
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CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING STRATEGY
❑ Expand upon the apartment rental survey data to identify existing
developments with housing units that could be incorporated in the
local rental assistance program. The apartment survey data will be
continuously updated during the current Housing Element planning
period.
❑ Regularly contact the owners of the existing developments to
determine whether existing tenants might qualify for the rental
assistance program.
❑ Regularly contact the owners of the existing developments to
determine whether vacant units are available for income qualilied
tenants.
❑ Regularly contact the owners of new rental developments to
identify units that could be incorporated in the local rental
assistance program.
❑ Continuously notify the eligible renter 11ol1sellolds of the housing
units that are available.
❑ In mid -year 2003, prepare a progress report on program
implementation and, if appropriate, identify changes and revisions
to the program that may be necessary in order to improve
performance.
2.2 First Time Homebuyer Assistance in Existing Housing
The Los Angeles County Community Development Commission administers three first
time homebuyer programs in Ranclio Palos Verdes and other conimuni ties located within
CDC's service area. These three programs are described below and on the next page.
❑ Mortgage Credit Certificate (MCC) Progrant: Rancho Palos
Verdes participates in the MCC Program. The County issues the
MCC to first time homebuyers who purchase a home in the City.
The purchase prices can not exceed $196,198 for existing homes
and $230,564 for new homes.
For lower income families, the credit is equal to 20% of the annual
interest paid on the mortgage. For moderate - income households,
the credit is equal to 10% of the annual interest paid on the
mortgage. The tax credit entitles the low and moderate- income
2 -22
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CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING S TRA TEGY
homebuyers to subtract the amount of the credit li•om their total
federal income tax bill.
El Honze Ownership Program (HOP): The City participates in the
HOP Program, which is administrated by the County of Los
Angeles Community Development Commission. Eligible families
are lower income, first time homebuyers. Eligible homes are
single family homes and attached or detached condomiiiitlm units
or townhomes with a maximum purchase price of $170,000.
"HOP" loans are 0% interest loans. No loan repayment is
necessary until the home is sold, transferred or refinanced. The
maximum loan amount is the lower of $15,000 or 25% of the
purchase price. The loan is secured by a second trust deed and a
promissory note. The MCC may be available in c611j unction with
HOP loans.
Southern California Honze Financing Authority (S(,'HFA): The
City participates with the County in making this program available
to lower and moderate income families. The program is offered Iby
the County of Los Angeles for the purpose of assisting first tiiiie
homebu� ,r-rs in purchasing homes with below market rate loa'ls.
The SCHFA program offers two options: 1) a low rate option and
2) a rebate option which gives the homebuyer a gift of 3 1/2% of
the loan amount to be applied toward downpayment, closing costs
or prepaid items.
The income limits are $61,560 for one or two persons and $68,1 60
for three or more persons. The purchase price linlits for homes' ill
Rancho Palos Verdes are $213,500 for existing lionies nd
$230,563 for new homes.
i
In order to contribute to program implementation during the current planning period, the
City will continue to take the following actions:
0 Continue to advertise each of the programs in the City newsletter
that is distributed to residents. !'
Continue to provide at City Hall and other public buildin s,
handouts and brochures describing and advertising each of lie
programs.
2 -23
CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING STRATEGY
23 Second Units
During the program period, the City will facilitate the development of eight second units
for moderate— income households. The second unit program is explained in greater detail
on pages 2 -15 and 2 -16. The eight second units will meet the construction need for
moderate- income households that has been allocated through the Regional Housing
Needs Assessment by SCAG to the City.
As previously explained, data from the second unit tracking/monitoring system will help
the City to compile a performance report by mid -year 2003. By June 2003, the City will
determine whether sufficient second units have been developed commensurate with
regional housing need for moderate - income households and existing needs. In the event
the performance report indicates that second units are not being developed commensurate
with the need, the City will consider amending the program to incorporate additional
incentives to include, but not be limited, to initiating a zoning code amendment by
December, 2003, that will eliminate the requirement for enclosed garages and reduce plan
check and building permit fees.
2.4 Affordable Housing Development
The RHNA's very low and low - income construction need of 13 units will be met by the
development of a senior affordable housing project, or the coinbiiiation of the senior
affordable housing project and the Ocean Trails project by 2003. The following is a brief
description and current status of each project:
a. Senior Affordable Housing Project:
A complete application has been submitted and the City is currently reviewing a
proposed new senior affordable housing project on an existing vacant 19 -acre lot. The
proposed development is a new 54 -unit residential facility for seniors (age restricted to 55
years and older), of which approximately 13 of the units will be reserved for low and
very -low income residents. The site has a General Plan land use designation and Zoning
designation of Institutional (I) and Open Space Hazard (OH). 'These land uses permit,
with approval of a Conditional Use Permit (CUII),—tlle (Ievelol)i ient ol' a Senior
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CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING STRATEGY
Affordable Housing Project. An estimated 2.5 acres of the site are developable. The 2.5
acre portion of the site is zoned Institutional, while the remainder of the 19 acre site is
composed of large slopes, is un- developable, and zoned Open Space Hazard (OH). In
addition to the approval of a CUP, a General Plan Amendment and Zone Change are
required for adjustments to the boundary line between the OH and I zones.
Financing for the affordable component of the proposed project will come from the
City's Redevelopment Agency 20% Set -aside Fund and /or the City's In -Lieu Affordable
Housing Fund. The City has purchased the site with 20% set -aside fiends. The
Redevelopment Agency currently owns the site. Because set -aside funds were utilized to
purchase the site, any development of the site shall have an affordable housing
component. Additionally, if deemed necessary for the development of the project, the
City and Redevelopment Agency will commit additional fiends from the 20% Set -aside
Fund and /or the City's In -lieu Affordable Housing Fund by 2002/2003.
b. Ocean Trails Project:
The Ocean Trails project is a development composed of an 18 -hole public golf course
and 75 single- family residential lots. The project was approved in June 1992, and
includes a condition of approval requiring the developer to construct 4 new on -site
affordable housing units for low and very -low income residents, and to provide 4 off -site
affordable housing units for low and very -low income residents. 'I'lie off -site units can be
provided through a rental subsidy program. All of the units will be provided in the City
of Rancho Palos Verdes, and will be affordable for a period of at least 30 years.
Currently, the developer is in the process of obtaining building permits for the on -site
affordable housing units. As conditioned, the on -site units are r eq ulred to be made
available for rent prior to the opening of the 18 -hole golf course, which is expected to
occur in 2001. The off -site units are required to be provided prior to more than 50% of
the market -rate residential lots being made available for sale.- which is expected to occur
in 2002. Not only is the project conditioned to provide these units, but the developer has
also entered into a Development Agreement with the City ensuring the completion of the
project as approved.
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CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING STRATEGY
With regard to public services and facilities, the site will need Nvater, power, telephone,
cable connection and storm drain connection. All of these services and facilities will be
in place within the time frame of this Housing Element (2000- 2005).
PROGRAM CATEGORY #3:
ADDRESS AND, WHERE APPROPRIATE AND LEGALLY POSSIBLE, REMOVE
GOVERNMENTAL CONSTRAINTS TO THE MAINTENANCE, IMPROVEMENT
AND DE VEL OPMENT OF HOUSING
Housing Need Summery
The City does not have an extensive need to ensure the maintenance of housing. Existing
housing code enforcement programs are adequate in this area.. Tile City is presently
administering programs to help very low and low - income households to improve their
homes. In addition, existing and proposed programs that will be implemented during the
program period will meet the construction need allocated by SLAG. Consequently, the
City does not unduly constrain the maintenance, improvement or development of
housing.
Goals
Remove ex isting governniental constraints to the maintenance,
preservation, romp ovenient and development of housing.
Policies
Continue to impleinent land use regulations that facilitate ineeling
affordable housing needs.
Continue to implement the current Housing Code Enjbi-ceinew Prograin.
Continue to implement the Housing Iniproi7ement Prograln.
Continue the processing of netit, housing dei,elopnlenls designed to ad(kess
the needs of the entire range of incoine groups.
Quantified Objectives
The quantified objectives include the improvement of 40 units and construction of 111+
units to meet the construction need of 53 housing units allocated through the Regional
Housing Needs Assessment by SCAG.
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CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING STRATEGY
Programs
Program actions must be included to:
Address and, ivhere appropriate and legally passible, renlove
governniental constraints to the maintenance, ingn-oitenient, and
development of housing. "
Actions of the City to address this need include several of the previousl }r described
programs plus a series of land use regulations that facilitate meeting affordable housing
needs. These regulations are described below and the next two pages.
3.1 Development (Zoning) Code Affordable housing Program
Chapter 17.11 of the City's Development Code has established land use regulations
promoting a multi- pronged, comprehensive affordable housing program. The
comprehensive affordable housing land use regulations are comprised of six components:
Cityipide Affordable Housing Requirement: All new residential
developments of five or more dwelling units are required to provide up to
5% of all units affordable to very low income households or to provide up
to 10% of all units affordable to low income households. The affordable
units shall be provided on -site or off -site. Upon City Council approval, in-
lieu fees can be paid instead of providing the required affordable housing
units.
Housing Impact Fee: In order to mitigate the impact of local employment
generation on the local housing market, new nonresidential development
or conversion of existing development to a more intense use, must make
provision for housing affordable to low and very low households. This
requirement applies to applications for the construction, expansion or
intensification of nonresidential land uses, including but not limited to
commercial projects, golf courses, private clubs, and institutional
developments.
Developers of commercial projects must pay a residential impact fee as
established by the City Council. The fee must be adequate to provide one
low or very low affordable housing unit for each 10 employees to be
generated by the nonresidential development. Projects that provide for
very low and low - income housing are exempt from the housing impact
fee.
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CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING STRATEGY
Density Bonuses for Neiv Housing: A density bonus and /or affordable
housing incentives are provided for new projects that provide at least 10%
of all units as very low income units, 20% as low income units, or 50% of
all units for seniors. Affordable housing incentives in lieu of, or in
addition to, a density bonus, may include a reduction in development
standards (e.g., setback, parking, lot size) and other regulatory concessions
which result in cost reductions.
Density Bonuses for Condominium Conversions: A density bonus and /or
affordable housing incentive is provided for condominium conversion
projects that will provide 33% of the total proposed condomiiiiuiii units to
low and moderate income households or at least 15% of the total units to
lower income households.
Reduced Development Staudar(ls: To encourage and facilitate the
development of multifamily units for lower income households, the City
will consider parking reductions and the elimination of the garage
requirement for projects that address the City's existing and projected
need for lower income multifamily or senior housing.
3.2 In -Lieu Affordable Housing Prograin
Section 17.11.050 of the Development Code establishes an in -lieu fee program. In -lieu
fees can be paid instead of providing the affordable housing units required of new
residential and non- residential developments:
Resolution No. 97 -48 established the affordable housing in -lieu fee for
residential projects. After analyzing several options, the City Council
established an in -lieu fee of $1 per square foot of habitable residential
structure. A garage or other similar non - residential structure is not
included within the meaning of habitable residential structure.
Resolulion No. 99 -28 established the affordable llo«sili; in -lieu fee for
non - residential development projects. After reviewing several options, the
City Council established an in -lieu fee of $13,313 per affordable unit
required per Section 17.11.140(C) of the Development Code.
As of May 2000, the in lieu fee program has a fund of almost $900,000. Since its
creation, the program has collected this amount from two residential developments;
$260,000 from the Seabreeze residential development, located on Crest Road and
$596,494 from the Ocean Front Estates project located on Palos Verdes Drive West.
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CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING STRATEGY
3.3 Coastal Zone Requirements
Projects located in the coastal specific plan district that result in the demolition or
conversion of three or more dwelling units occupied by lov"T and moderate - income
households must be replaced on a one - for -one basis. The replacement units may be
located on the same site, elsewhere in the coastal specific plan district, or within three
miles of the district. Upon City Council approval, in -lieu fees can be paid instead of
providing the required affordable replacement housing units. New developments in the
Coastal Zone must provide affordable housing. where it is not feasible to include
affordable units within new development, developers can satisfy the requirement by
constructing them at another specific site within the coastal zone or within the City.
No low and moderate- income housing units in the coastal zone have been converted,
demolished, or replaced since January 1, 1982.
3.4 Emergency Shelters and Transitional Housing
Although there are no recurring, long -term homeless persons in the City, the City's
Development Code does offer the opportunity for the development of long term
Emergency Shelters and Transitional Housing other than the temporary Emergency
Shelters and Transitional Housing provided through local school buildings in case of
emergency.
Additional facilities may be permitted on a long -term basis, subject to review and
approval of a Conditional Use Permit in the City's Commercial General District (CG).
The purpose of the CG District is as follows: "This district permits retail service and
administrative use as the main purpose of which is to serve the surrounding area and
visitors to the area [emphasis added]. " Although the use of "Emergency Shelter" or
"Transitional Housing" is not specifically identified as a permitted use in the CG District,
it is consistent with the types of uses found within this District, such as "Hotel " and
"Bed and breakfast inns ". Additionally, the City's CG District is located along its main
commercial corridor of western Avenue providing direct access to public transportation
and other nearby public services. Therefore, because the Development Code permits
uses, subject to approval of a conditional use permit, which are similar and no more
2 -29
CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING STRATEGY
intensive than the other uses, "Emergency Shelters" and "Transitional Housing" are uses
permitted in the CG District with approval of a CUP.
By 2002, the City will review its permit processing procedures and will consider
amending those policies and procedures to eliminate constraints to the development or
conversion of existing facilities to serve as emergency shelters and transitional housing
facilities.
PROGRAM CATEGORY #4:
CONSER TAE AND IMPRO VE THE CONDI T] ON OF THE EXISTING STOCK OF
AFFORDABLE HOUSING
Housing Need Summary
A general indicator of housing adequacy is the age of housing. Generally speaking, for
owners, the dilemma often is one of maintenance problems — for these households, low
incomes mean a lack of income for maintenance and repairs. For rental properties, the
rents collected may not result in a cash flow sufficient to catch Lip to needed maintenance
and replacement.
In general, there is a relationship between the age of the housing stock and the prevalence
of poor housing conditions. For instance, the older a home, the greater the need for
maintenance, repair and /or replacement of key mechanical systems. Housing condition
problems frequently tend to be concentrated in the interior deficiencies. Generally, two to
three times as many units have 'Interior problems as LII1itS Nvith exterior problems.
Consequently, as the housing stock ages, they are not as competitive within the housing
market (especially in the rent that can be asked for), and they thus face the need for
mechanical system repair and /or replacement. Often, the needed maintenance is deferred.
In the City of Rancho Palos Verdes, there are an estimated 400 homes that are at least a
half- century old. About one of every five dwellings is 40 years to 50 years old. And just
over two of every five homes are 30 to 40 years old. There will be a continuing clialleiige
to ensure, through code enforcement and housing improvement programs, that older
housing is providing a decent and safe home environiilent. The City anticipates
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CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING STRATEGY
processing 35 new code enforcement cases per month for all income levels and assisting
the rehabilitation of at least 40 homes over the 2000 -2005 planning period.
Goal
Conse!•ve and inip1•ove the existing stock of affordable housing.
Policies
Continue to strppa•t a Housing Code Enroi•cenrerit Progrunt to help
maintain the physical condition of housing.
Continue to suppoil a Housing In1p'ovenienl Nogi -al 1 financed by
Community Development Block Grant Funds.
1 Quantified Objectives
The quantified objectives include:
Housing code enforcement at an average level of 35 new cases per month
for all income levels during the 2000 -2005 program period.
Rehabilitation of 40 units during the 2000 -2005 program period (22 very
low and 18 low income units)
Programs
According to the State housing law, the City's housing program must include actions to:
"Conserve and in1p1'ove the condition Uf the existing gffbi-thible housing
stock, ivhich lnay include adds- essing ways to lniligale the loss of chvelling
units demolished by public and private action. "
4.1 Housing Code Enforcement Program
During the 2000 -2005 period, the City will continue to implement a housing code
enforcement program. The program is implemented on a complaint basis. The City staff
inspects the properties and notices are given to the property owners having code
violations. The majority of notices are issued because of property maintenance problems,
zoning code violations and non - permitted building construction. The City obtains
voluntary compliance in 95% of the cases. The General Fund funds this program.
LI
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CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING STRATEGY
492 Home Improvement Program (HIP)
This program helps low and moderate income homeowners ( <80% of area median
income) to correct hazardous structural conditions; to make improvements considered
necessary to eliminate blight; to improve handicapped access; and to correct building and
health code violations. Assistance is provided to eligible holnemvners -in the form of a
grant of tip to $5,000 or zero interest deferred loans of tip to $10,000. The program,
which is administered by the City's Public Works Department, is funded by Community
Development Block Grant funds.
During the program period, this program is projected to improve all estimated 40 110liSillg
units: 22 occupied by very low and 18 occupied by low411COnle households. Since the
HIP was started two years ago, 17 housing units have been improved with the financial
assistance of loans and grants.
PROGRAM CATEGORY #5
PROMOTE HOUSING OPPORTUNITIES FOR ALL PERSONS
Ho ttsiiig Need Sinninat y
In California, it is illegal to discriminate in housing against anyone because of race, color,
ancestry, religion, sex, marital status, disability (including AIDS and HIV diagnosis),
national origin, familial status, sexual orientation or source of income. Data are
unavailable on fair housing complaints issued by residents of the City. Statewide, the
California Department of Fair Employment and Housing last year received almost 20,000
complaints in the areas of employment, housing accommodations and hate violence.
More locally, the Long Beach Fair Housing Foundation, which serves the South Bay
communities including the City, received and processed 3,900 housing discrimination
complaints since 1995.
Goals
Allain a housing inar'kel ulith'fiair housing choice," ineaning 1 he ab l it j� of*
persons of sinlilai" income levels regardless of i -ace, C0101•, religion, sex,
national orlgin, handical) and fnnilial sl mis to Mile (m(lil(lble to thein the
saline housing Choices.
2 -32
CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING STRATEGY
Policies
Continue to promote fair housing opportunities through the City's
participation in the County's Community Development Block Grant
Program.
Promote fair housing through the provision of information and referral
services to residents who need help in filing housing cl scriinintaion
complaints.
Quantified Objectives
Quantified objectives by income group can not be established for this Program Category.
(The State housing law does not require that objectives be stated for this Program
Category.)
Programs
The City's housing program must include actions to:
"Promote housing opportunities for all persons regc l-W ess of , race,
religion, sex, marital status, ancestry, national origin, of col oi% "
5.1 Fair Housing Services
During the program period, the City will continue to promote fair housing through its
participation in the County's CDBG Program. The City, in cooperatioll with the County
and Long Beach Fair Housing Foundation, will continue to make available fair Housing
services to its residents. The following services will be available to City residents:
'
0
Fair Housing Education and Outreach
0
Discrimination and Investigation
❑
Random Audits
0
Landlord and Tenant Counseling
'
D
Unlawfiil Detainer Action
0
Conciliation
❑
Mediation
0
Referrals
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CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING STRATEGY
5.2 Fair Housing Complaint and Referral Services
During the 5-year program period, the City will have a staff member capable of providing
information and referral services to residents who need assistance in filing a housing
discrimination compliant. That staff member will be familiar with Federal and State fair
housing statutes, regional fair housing studies and the appropriate contact persons at the
Fair Housing Foundation, California -Department of Fair Employment and Housing, and
HUD.
The staff person will become knowledgeable on the scope and meaning of Federal laws
covering housing discrimination including Title VIII of the Civil Rights Act of 1968,
Title VI of the Civil Rights Act of 1964, and the Housing and Community Development
Act of 1974. In addition, the staff person will become familiar with State laws covering
housing discrimination including the Fair Employment and Housing Act and the Unruh
Civil Rights Act.
Moreover, the staff person will review the County's Fair Housing Impediment Analysis.
HUD defines caffir»iatiiiely firi•Iliei•iiig fail' housing as requiring a CDBG grantee (i.e., the
County of Los Angeles) to conduct an analysis to identify impediments to fair housing
choice within the jurisdiction (i.e., unincorporated area and 42 cities). In addition, HUD
requires the County to take appropriate actions to overcome the effects of any
impediments identified through the analysis.
Besides the above, the City will develop a list of contacts at the key entities handling fair
housing related matters. The Fair Housing Foundation is located in Long Beach. HUD,
and a regional office of the State Department of Fair Employment and Housing, are
located in Los Angeles.
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CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING STRATEGY
PROGRAM CATEGORY #6:
PRESER VE L 0 1 VE4 R INCOME ASSISTED HOUSING I)E1ELOIPMEN7'S
Summary of Housing Needs
There are 10 affordable housing units located within the Villa Capri development (Tract
No. 44239). The City conditioned approval for the tract, requiring the developer to set -
aside 10 of the 49 nlultl- family zoned units as affordable 110LIsi»g. The City has
determined that the 10 affordable units at the Villa Capri cannot be converted to market
rate housing until 2016.
1 Goals
I
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Preserve the existing and future supply. of a� ffordabl e housing that is
financially assisted by the City, Counly, State or Federal governnlents.
Policies
Monitor and protect the supply of affordable housing by enJorcing existing
regulations and affordability restrictions.
Ensure the long- lernt affordability of future qJ�ordable housing
developments.
Quantified Objectives
Preserve the affordability of 10 rent restricted units in one existing development.
Programs
The City's housing program must include actions to:
"Preserve for lower income households the assisted housing
developments"...existing in the City.
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CITY OF RANCHO PALOS VERDES HOUSING ELEMENT PART 2 - HOUSING STRATEGY
6.1 Preservation of Existing and Future Assisted Housing
"Assisted housing developments" include federally assisted projects, State and local
multifamily revenue bond financed projects, developments assisted by CDBG and local
in -lieu fees, inclusionary housing program units, and density bonus units. Actions are
required by the City to preserve the affordability of existing housing if they are eligible to
change from low - income housing uses during the next 10 years due to termination of
subsidy contracts, mortgage prepayment, or expiration of restrictions oil use. The one
existing project has affordability restrictions that extend beyond 2010.
6.2 Housing Affordability Guidelines
The City during the program period will develop and implement affordability guidelines
to help the City allocate funds to proposed project developments and to ensure that the
housing remains affordable for a reasonable period of time. The following list identifies
some of the factors that will be incorporated in the affordability guidelines:
0 Length of affordability.
Percentage of units that should be reserved Ior extremely low, very
low and low income households.
11 Amount of funding for the assisted housing units.
0 Percentage of units within a project development that should be
affordable.
These guidelines will be developed within one -year of adoption of the amended Housing
Element
2 -36
I TECHNICAL APPENDIX A
HOUSING NEEDS, RESOURCES AND CONSTRAINTS
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TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
A. INTRODUCTION
According to Article 10.6, Section 65583 (a), of the Government Code, a housing
element must contain: "An assessment of housing needs and an inventory of resources
and constraints relevant to the meeting of these needs. The assessment and Inventory
shall include the following:
1. An analysis of population and employment trends and
documentation of projections and a quantification of the locality's
existing and projected housing needs for all income levels. These
eXlsting and projected needs shall include the locality "s share of
the regional housing need in accordance with Section 65584.
2. An analysis and documentation of household characteristics,
including level of payment compared to ability to pay, housing
characteristics, including overcrowding, and housing stock
condition.
3. An inventory of land suitable for residential development,
including vacant sites and sites having potential for redevelopment
and an analysis of the relationship of Zoning and public facilities
and services to these sites.
4. An analysis of potential and actual governmental constraints upon
the maintenance, improvement, or development of housing for all
income levels, including land use controls, building codes and their
enforcement, site improvements, fees and other exactions required
of developers, and local processing and permit procedures. The
analysis shall also demonstrate local efforts to remove
governmental constraints that hinder the locality from mee.ting its
share of the regional housing need in accordance with Section
65584.
5. An analysis of potential and actual nongovernmental constraints
upon the maintenance, improvement, or development of housing
for all income levels, including the availability of' financing, the
price of land, and the cost of construction.
6. An analysis of any special housing needs, such as those of the
handicapped, elderly, large families, farmxvvorkers, families with
female heads of households, and families and persons in need of
emergency shelter.
7. An analysis of opportunities for energy conservation with respect
to residential development.
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TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
8. An analysis of existing assisted housing developments that are
eligible to change from low - income housing uses during the next
10 years due to termination of subsidy contracts, mortgage
prepayment, or expiration of restrictions on use."
To provide the data and analysis on the factors listed above, Technical Appendix A
contains the following Sections:
❑ Section B: Data on the population and employment trends and
projections.
❑ Section C: Data on the factors pertaining to the City's share of the
regional housing need.
❑ Section D: Information regarding the City's existing housing needs
such as overpaying and overcrowding.
❑ Section E: Inventory of land suitable for residential development
❑ Section F: Data and analysis of governmental factors affecting
existing and new housing production.
❑ Section G: Information on private market factors such as the
availability of financing and land costs.
❑ Section H: Data and analysis of housing needs of special
population groups such as the elderly and large families.
❑ Section I: Analysis of opportunities for energy conservation Nvith
respect to residential development.
❑ Section J: Analysis of existing affordable housing at risk of
conversion to market rate housing.
B. POPULATION AND EMPLOYMENT TRENDS AND PROJECTIONS
16 Population Trends and Projections
Between April 1980 and April 1990, the population of Rancho Palos Verdes increased
from 36,577 to 41,667. As of January 2000, the City's grown. population had wn. to 44,933
p
persons. At build -out, the City's population is projected to be 50.200. Table A -1 presents
the City's population trends and projections from 1980 to build -out.
A -2
I "
L -1
Cl
u
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
Table A -1
City of Rancho Palos Verdes
Population Trends --1980 to Build -Out
Year
Population
Cumulative Increase
from 1980
Percentage Increase
from 1980
1980
369577
- - - - --
- - - - --
1990
41,667
51090
13.9%
1995
42,455
51878
16.1%
2000
44,933
81356
22.8%
Build -Out
50,200
13,623
37.2%
JVU116G. 170V allu 177V V.J. %.unsus of ruptnatlon ana tiousing.
1995 and 2000 estimates are from the State Department of Finance (DOF).
The build -oiit figure is based on the City's General Plan (adopted June 1975), and was calculated
from the mid -point of the 49,700 to 50,700 projection contained in the General Plan.
Table construction by Castaneda & Associates.
2, Employment Trends and Projections
As of mid -year 1999, there were estimated 1,712 payroll jobs located in Rancho Palos
Verdes. Payroll jobs are the number of workers on payrolls during the pay period (JUIle
1999). Estimates are based on payroll data collected directly from eniployers iii the State
Employment Development Department's Current Enlploynlent Statistics (CES) Surx'ey or
"establishment survey." It does not include the self-employed, ulipaid fan-lily workers,
and private household employees.
The local jobs are primarily in the "services," "local government," and "retail trade''
industrial classifications. The employment data are shown in "Fable A -2. Chart A -1
explains the industrial job classifications.
A -3
i
1
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
Table A -2
City of Rancho Palos Verdes
Average Annual Employment by Major Industry —June 1999
Industry
1999 Employment
Agriculture, Mining, Non- Classified
Mining and Construction
31
54
Manufacturing
15
Transportation and Public Utilities
- --
Wholesale Trade
65
Retail Trade
285
Finance, Insurance and Real Estate
84
Services (excluding private households
686
Local Government
487
Total
19712
z)ource: Labor and MarKet Uivision of the California State Employment Development
Department (EDD). Special computer runs on April 28, 2000. Total includes payroll
jobs in zip code 90275.
Table construction by Castaneda & Associates.
A -4
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
Chart A -1: Payroll Jobs and Industry Definitions*
Payroll jobs are the number of workers on payrolls during the pay period (March 1995 and June
1999) for businesses located in zip code 90275. Estimates are based on payroll data collected
directly from employers in zip code 90275 in the State Employment Development Department's
Current Employment Statistics (CES) Survey or "establishment Survey." It does not include the
self - employed, unpaid family workers, and private household employees.
Mhthig: includes all establishments involved in the extraction of minerals, crude petroleum, and
natural gas. It includes quarrying, well operations, Tilling, and other related activities.
Coitslrttctioin includes establishments engaged in contract construction. Includes new work,
additions, alterations, and repairs performed by general and special trade contractors.
Maitttfactttrhig: includes establishments which are usually described as plants, factories, or mills
that are engaged in producing or processing non - durable or durable goods. These
characteristically use power - driven machines and material - handling equipment.
Transportation and Public Utilities: includes enterprises engaged in passenger and freight
transportation by surface, water, and air and warehousing and other transportation services. It
also includes the communications complex of telephone, telegraph, radio, and television; and
utilities providing gas, electric, and sanitary services.
Wholesale Tra(le: includes establishments involved in the selling of inerchandise to retailers, to
industrial, commercial, farm, construction contractors, or professional business users; or to other
wholesalers.
,Retail Tra(le: includes establishments involved in the selling of merchandise for personal or
household consumption and rendering services incidental to the sale of goods.
Pitattce, histtraitce, aitd Real Estate: includes banks, savings and loam institutions, and security
and commodity brokerages, insurance agencies and carriers, real estfate sales and management
offices, and rental and planning agencies.
Services: includes establishments such as Motels, laundries, auto repair shops, theaters, legal
services, advertising services, private schools, hospitals, and nonprofit organizations which are
engaged in rendering a variety of services to individuals and businesses.
Government: includes the legislative, judicial, administrative, and regulatory activities of federal,
state, local, and international governments. It also includes federal, state, and local government
hospitals and education.
*Source: State of California Employment Development Division, labor Market Information
Division, The State of the State's Labor Markets — June 1999, Appendix B.
A -5
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
C. REGIONAL SHARE NEED FACTORS
1. Housing Element Law
Section 65584 (a) of the Government Code states that "... the share of a city or county of
the regional housing need includes that share of the housing needs of persons at all
income levels within the area significantly affected by the general plan of the city or
county." In addition, according to that same section, "Each council of governments shall
determine the existing and projected housing need for its region."
The distribution of regional housing needs must take into consideration eight factors:
1. Market demand for housing
2. Employment opportunities
3. Availability of suitable sites
4. Availability of public facilities
5. Commuting patterns
6. Type and tenure of housing needs
7. Housing needs of farm workers
8. Loss of units contained in assisted housing projects
The regional share allocations to Los Angeles County cities are contained in the Draft
1999 Regional Housing Needs Assessment (RI -INA). For each city In the County, the
"construction need" is the sum of three components:
0 The first component pertains to the increase of households betNveen
January 1, 1998 and June 30, 2005. This refers to the number of
housing units needed to accommodate a population increase due to
natural increase, net migration and household formation.
0 A second component of regional housing need is ail estimate of
new units required to insure a vacancy rate reflecting a healthy
housing market. To estimate this factor, SLAG used single - family
and multi- family "mobility rates ". (This refers to the number of
households who moved into their units within a year of the 1990
V
census.)
0 The third component of construction need is a replacement
estimate for residential units expected to be lost from the housing
I A -6
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
' z.
stock. This includes units demolished, converted to non-
residential use or lost for other reasons such as tires.
The City's Share of the Regional Housing Need
Table A -3 shows the City's share of the regional housing need, as allocated by SLAG for
the January 1, 1998 to June 30, 2005 planning period (71/2 years).
Table A -3
City of Rancho Palos Verdes
Share of Regional Construction Needs
January 1, 1998 — June 30, 2005
Income Category
Number Of Housing Units
Percentage
Very Low
8
160/,
Low
5
10%
Moderate
8
16°/,
Above Moderate
32
58 0/()
Total
53
100%
source: JI:AV KH NA VY, Lonstruction Need, January I, 1998 to June 30, 2005.
D. EXISTING HOUSING NEEDS
Section 65583 (a)(2) of the Government Code requires that a 11OUSing element include an
analysis of:
❑ Level of payment compared to ability -to -pay
❑ General housing characteristics, including Overcrowding
❑ Housing stock condition
Much of the housing need data contained in this Appendix is based On the 1990 Census.
Since the Census, there has been no comprehensive survey Or census Of 11OUsing and
household characteristics. Estimates of Rancho Palos Verdes's existing 11OUSing needs
have been updated by SCAG for the 1998 time period.
I A -7
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
1. Level of Payment Compared to Ability to Pay
a. Income Groups
The demand for housing is directly correlated with household income. Income
determines the quality and cost of housing that can be afforded. Thus, a major factor of
Rancho Palos Verdes' housing market is the income of the resident households. In
addition, a focus of the proposed housing programs is on the needs of the elderly and
families that are extrvmely loin, lyei y lotiv or louv income. The income groups are defined
by the percentage of the Los Angeles County median income:
Extremely loiv income, 0 -30% of the inedlan income
11'eiy loin income, 31 -50% of the Median income
Low income, 51 -80% of the iiiediun inco111e
Table A -4 lists the limits for the three income groups, adjusted by household size. For
example, the income limits for families of four persons are: extremely loxv, $15,650; eery
low, $26,050; and low, $41,700.
Table A -5 shows that almost 90% of the City's households have middle or above middle
income; that is, enough income to express what is called effie eth-e housing cien anti.
Although these two groups express most of the housing demand, there are about 1,900
households with extremely low, very low of low hicomes — 11U11SChOlds having * lef%C'C'lil'e
Idemand.
A -8
1
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
Table A -4
Los Angeles County
2000 Annual Income Limits Adjusted by Household Size
Household Size (# of
persons)
Extremely
Low Income
Very
Low Income
Low Income
1
$10,950
$18,250
$291200
2
$12,500
$20,850
$33,350
3
$149050
$23,450
$379500
4
$151650
$269050
$41,700
5
$16,900
$289150
$459000
6
$18,150
$309200
$48,350
7
$191400
$32,300
$51,700
8
$20,650 1
$34,400 1
$55,000
avull.X. v.Ja uepartlnent or mousing and urnan ueveiopment and State uepartment of Housing and
Community Development, Year 2000 Income Limits, March 2000.
Table A -5
City of Rancho Palos Verdes
Annual Household Income Distribution — 1998
Income
Group
Renter
Households
Owner
Households
Total
Household
Percent
Distrib.
Extremely Low
211
322
533
3.5%
Very Low
140
393
533
3.5%
Low
221
574
795
5.3%
Middle
173
351
524
3.5%
Above Middle
21018
10,718
12,736
84.2%
21763
12,358
15,121
100.0%
[�I7Irt1 779 IXUvIscu GXisting 110using weeus,-- uctooer ivvv.
Table construction by Castaneda & Associates
Of the almost 1,900 households, 69% are owners and 31 % Care renters. Owners are
ineligible for ongoing financial assistance to help pay their iilortgage payments. Renters,
on the other hand, are eligible for rental assistance. For instance, the 350 exii- nte1 j lolly
and very low- incoine renter households are eligible for rental assistance from the Section
8 program. Some of the low - income renters (N =221) also may be eligible for assistance
A -9
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
depending on the exact source of funding. The middle -and above middle - income renters
are a source of demand for first -time homebuyer assistance.
1 b. Cost Burdened Estimates
Cost burden or overpayment is one of the major housing needs that must be discussed in
the Housing Element. This need is estimated by the number of lmrer inc oine households
1hal spend more than 30% Uf llleh- income on housing costs. Severe cost burdened is
defined as 50% or more of income being spent on housing costs.
Table A -6 reports on the number of cost burdened households by income group and
tenure. There are an estimated 1,061 lower income households -- 611 owners and 450
renters -- that are spending more than 30% of their income on housing costs. 'Thus, about
47% of all lower income owners are overpaying and almost 80% of the lower income
renters ( <80% of median income) were overpaying. ["fable 5 reports 572 lower income
renters; Table 6 reports 450 lower income renters are overpaying]
Mortgage assistance to reduce or eliminate overpaying by owners is generally
unavailable from State and Federal funding sources. The City, therefore, could not access
outside funding sources to help owners reduce their- costs. Flowever, local resources may
be available such as the 20% set -aside fiends of the Redevelopment Agency oi• in-lieu fee
funds.
A -10
1-1
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
Table A -6
City of Rancho Palos Verdes
Cost Burdened Households
By Income Group and Tenure
Income
Group
Cost Burden 30 %+
Total
Households
Renters
Owners
Extremely Low
108
168
276
Very Low
133
206
339
Low
209
237
446
Middle
119
149
268
Above Middle
435
2725
3,160
Total
11004
31485
41489
Source: SCAG RHNA 99, Existing Housing Needs, "Households with Uverpayment."
Table construction by Castaneda & Associates
Rental assistance could be available from the Section 8 recital assistance program. This
program, which is administered by the Los Angeles County Housing Authority, is limited
to extremely low and very -low income renters. This program set ceilings oil the rents that
can be charged to renters receiving the rental assistance. Because the monthly rents
charged for rental housing in the City generally exceeds the Section 8 rent ceilings, a
limited number of the City's cost burdened households could be helped by existing rental
assistance programs.
Tables A -7 and A -8 present information oil the types of households by tellure that are
cost burdened or severely cost burdened. A comparison of the two tables clearly shows
that most of the renters that are overpaying are severely cost burdened. Almost one -half
of the cost burdened renters are small families (2 -4 persons). Most of the cost burdened
owners also are severely cost burdened. The elderly comprise about 37% of all cost
' burdened owners.
A -11
1
i
i
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
Table A -7
City of Rancho Palos Verdes
Lower Income Households Overpaying (30 % -50 %)
By Income Group and Tenure -1990
I IRenters
Income
Level
Overpaying
Total
Owners Overpaying
Elderly
Small
Family
Large
Family
Other
Elderly
All
Other*
Total
Extremely Low
7
0
0
6
13
9
0
9
Very Low
25
75
7
35
139
i4
142
156
Very Low
0
8
0
0
8
38
26
64
Total
75
194
32
79
380
131
321
452
Low
0
0
13
7
20
52
37
89
Total
1 7
1 8
13
1 13
1 41
99
63
162
Source: U.S. Department of Housing and Urban ueveiopinent, t- �omprenensive viousing fxtroraamiity
Strategy (CHAS) Databook, (June 1993). Table 5, Renter Households by Income Group and Housing
Problems — 1990 and Owner Households by Income Group and Housing Problems — 1990, Parts 1 -8.
Table A -8
City of Rancho Palos Verdes
Lower Income Households Overpay ing(50' %, +)
By Income Group and Tenure -1990
Household
Income
Level
Renters Severe Cost Burden
Total
Owners Severe Cost Burden
Elderly
Small
Family
Large
Family
Other
Elderly
All
Other
Total
Extremely Low
19
40
20
5
84
62
105
167
Very Low
25
75
7
35
139
i4
142
156
Low
31
82
5
39
157
55
74
129
Total
75
194
32
79
380
131
321
452
Source: U.S. Department of Housing and Urban Development, Comprehensive Housing Alloraaninty
Strategy (CHAS) Databook, (June 1993). Table 5, Renter Households by Income Group and Housin
Problems — 1990 and Owner Households by Income Group and Housing Problems — 1990, Parts 1 -8.
*All other equals total owners less elderly owners.
A -12
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
2e General Housing Characteristics - Overcrowding
Overcrowded households is measured by:
Households with more than 1.01 persons per f•oom, excluding bathroo»ts,
kitchens, hallways, and porches.
1.5 or snore persons per room n?eclsul'e seiei•e oiwrc i*owdh1g.
Housing unit overcrowding often, but not always, reflects the financial inability of
households to rent or buy housing with sufficient space to meet their needs. For example,
Table A -9 indicates that the City's largest overcrowded group is above middle income
owners. There are no low- income owners that are overcrowded. Among the lower
income renters, the overcrowding rates were:
Extremely Low Income 7.1%
Very Low Income 15.0%
Low Income 3.2%
When compared to overpaying, overcrowding is not an extensive problem in Rancho
Palos Verdes.
Table A -9
City of Rancho Palos Verdes
Overcrowded Households —1998
Income
Group
Renters
Owners
Total
Households
Extremely Low
15
0
15
Very Low
21
0
21
Low
7
0
7
Middle
0
5
5
Above Middle
95
183
278
138
188
326
Source: SCAG RHNA 99, Existing Housing Needs, "Households with Overcrowding."
Table construction by Castaneda & Associates
A -13
r
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
3. Condition of Existing Housing
a. Existing Housing Supply
The City's existing housing supply is comprised of an estimated 15,742 housing units.
Nearly four of every five dwellings are single- family, detached structures. About one of
every seven housing units are located in buildings containing five or more units. The
existing housing supply is tabulated in Table A -10.
'Table A -10
City of Rancho Palos Verdes
Housing Characteristics — January 2000
Type--of Unit Number of Units Percent
1 unit, detached
12,137
77.1%
1 unit, attached
19113
7.1%
2 to 4 units
213
1.4%
5+ units
21274
14.4%
Mobilehomes
5
_oho
Total
15,742
100.0%
vvuI%,c. Ljupd uimin vi rinance, uemograpnic Kesearcn unit, LOS Angeles
County Population and Housing Estimates, January 1, 2000.
Table construction by Castaneda & Associates.
b. Age of Housing
A general indicator of housing adequacy is the age of housing. Generally speaking, for
owners, the dilemma often is one of maintenance problems – for these households, low
incomes mean a lack of income for maintenance and repairs. For rental properties, the
rents collected may not result in a cash flow sufficient to catch up to needed maintenance
and replacement.
In general, there is a relationship between the age of the llousilig stock and the prevalence
of poor housing conditions. For instance, the older a home, the greater- the heed for
maintenance, repair and /or replacement of key mechanical Systems. FlOUSiilg condition
problems frequently tend to be concentrated in the interior deficiencies. Generally. two to
three times as many units have interior problems as units with exterior- problems.
A -14
I-
I
I
N
L -7
I I
I
u
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
Consequently, as the housing stock ages, they are not as competitive within the housing
market (especially in the rent that can be asked for), and they thus face the need for
mechanical system repair and /or replacement. Often, the needed maintenance is deferred.
As shown in Table A -11, the number of dwellings that are at least a lial f - century old is
about 400. About one of every five dwellings is 40 years to 50 years old. And just over
two of every five homes are 30 to 40 years old. "rile City intends to contlllue its efforts
through code enforcement and the housing improvement program to maintain the local
11OLISing stock during the program period.
Table A -11
City of Rancho Palos Verdes
Age of Housing Stock: January 2000
Year Built
Number of Units
Percent of Total
Less than 10 years old
271
1.4%
10 to 20 years old
964
6.1%
20 to 10 years old
41186
26.7%
30 to 40 years old
61690
42.7%
40 to 50 years old
31221
20.5%
50 to 60 years old
240
1.5%
60 years or older
170
1.1%
Total
15,742
100.0%
Jvulvu- 177v %,umu5 ui rupwatiun ana housing. 1 r -s uata ripe. Lalitornia uepartment of Finance,
Demographic Research Unit, Los Angeles County Population and Housing Estimates, January 1,
2000.
Table construction by Castaneda & Associates.
A -15
I
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
C. Substandard Housing Conditions
Chart A -2 lists some of the major substandard housing conditions found in older housing.
These are examples of substandard conditions as determined by the American Housing
Survey. This Survey found that in the mid 1990s about 14% of the housing stock in Los
Angeles County had substandard conditions — 8% of the owner units and 18.5% of the
rental units.
By comparison, the problems in Rancho Palos Verdes are likely to be less acute due, in
part, to the high ownership rate, an active code enforcement program, and availability of
housing improvement programs. For example, in the past two years 17 housing Units
have been repaired through City's Hollsing Improvement Program.
d. Housin - Improvement Needs
There are differences between housing stock condition and 11ollsillg improvement Heeds.
The term "condition" refers to the physical Quality of the housing stock; the gLialitN,' of
individual housing units or structures may be rated as either sound, deteriorating or dilapidated. Housing improvements, on the other hand, refer- to the nature of the
"remedial" actions necessary to correct defects in the 11ollsillg condition such as
demolition, minor repairs, major repairs and rehabilitation.
The City's prior Housing Element estimated that 722 units had housing improvement
needs. A summary of the survey findings is presented below:
Moderate 1 Rehabilitation - multiple minor fix -Lip items — 4 Lli11tS
Moderate 2 Rehabilitation - new roof needed — 587 units
Moderate 3 Rehabilitation - roof needed plus one more minor repair -- 122
Major rehabilitation - several minor and moderate level repairs necessary -- 9
Although the survey found that housing improvement needs existed in the City, severe
substandard conditions did not affect a large number- of homes.
A -16
Cl
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
Chart A -2
Unit and Building Characteristics of Housing Units with Problems
Unit Component Definition of Substandard Condition
Plumbing Lacking hot piped water or a flush toilet, or lacking both bathtub
and shower, all for exclusive use of the unit.
Having the toilets all break down at least once. at least three times
in the last three months, for at least six lloUrs each time.
Heating Having been uncomfortably cold last winter, for 24 hours Or more
because the heating equipment broke down at least three times last
winter for at least six hours each time.
Having unvented gas, oil or kerosene heaters as the main source of
heat; these give off unsafe fumes.
Unit Upkeep Having three of the following six maintenance problems:
*leaks from outdoors
*leaks from indoors
*holes in the door
*holes or open cracks in the walls or ceilings
*more than a square foot Of peeling paint or plaster
*rats in the last 90 days
Hallways Having three of the following problems in public hallways:
no working light fixtures
*loose or missing steps
*loose or missing railings
*no elevator
Electrical Having no electricity.
Having all of the following electrical problems:
*exposed wiring
*a room with no working Outlets
*three blown fuses or tripped circLlit breakers in the last 90 days
Kitchen Lacking a sink, range, or refrigerator, all for the exclusive use of the unit.
Exterior Conditions Building has any Of the following:
*Sagging or missing roof materials
*Roof has hole(s)
*Building walls missing wall materials /siding
*Building has sloped outside walls
*Building has crumbling fOLlndation
Source: Adopted ft -oin Codebook for the Aniet-ictin Housing Sir -vejq: 1973 Io 1993.
A -17
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
In recent years, homes have been improved as existing homeowners remodeled their
homes, installed new roofs, and as new buyers repaired recently purchased houses. Also,
since adoption of the prior Housing Element, the City has implemented a Housing
Improvement Program in cooperation with the Los Angeles County C0111111L111ity
Development Commission. The program, which is financed through CDBG funds, has
resulted in the rehabilitation of 17 housing units.
In addition to housing rehabilitation needs, there also are hOLlsing units in Heed of
replacement. Units needing replacement because they have been demolished, converted
to non- residential use or lost for other reasons such as fires were considered in the
Regional Housing Needs Assessment. Consequently, the 53 units allocated to the City
already have included the replacement housing need due to these factors.
Other housing units deserve replacement because they are too deteriorated to merit
rehabilitation. As previously indicated there are very few housing units needing illajor
rehabilitation. Therefore, it is estimated that less than 10 housing units are Such poor
condition that they should be replaced instead of repaired.
I A -18
fl
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
E. INVENTORY OF LAND SUITABLE FOR RESIDENTIAL DEVELOPMENT
The purpose of the inventory of land or sites is to identify sites that can accommodate the
City's construction need. Specifically, the Section 65583(a)(3) of the Government Code
reads:
All inventory of land suitable fioi- i-esl(lenllal (1evelopineill, inc-111(11ngr
vacant sites and sites having pol enl ial , f oi- i-ede vel olmieill, and an analysis
of the relationship of zoning and public facililies to these sites.
The housing unit potential of the identified Sites is Compared to the City ,S Construction
need to calculate whether there are suitable sites for residential development.
1. Sites for Above - Moderate Income Housing Need
The Draft Regional Housing Needs Assessment (RHNA) allocated 32 above- nioderate-
income housing units to the City. Constructed units have met the entire above moderate -
income housing construction need. According to the State Department of Finance Series
E -5 report, 31 new housing units were built in 1998 and 59 in 1999. All of these units
had housing costs in the above moderate- income bracket. These sites had adequate
public services and facilities at the time of construction.
2. Sites for the Moderate Income Housing Need (Second D%A-ellin _ Units)
In Rancho Palos Verdes, moderate - income housing can be constructed as "second
dwelling units." According to Government Code Section 65852.150:
The Legislature finds and declares that second units are a valuable form of
housing in California. Second units provide housing 1bi- fin lily ineinbei -S,
students, the elderly, in -hvine health care pi•oi7ide1W, the (lisable(l, and
others, at beloul inarket prices within existing neighborhoods.
Homeowners who create second units benefit from added income, and ail
increased sense of security. (emphases added)
The Director of Planning, Building and Code Enforcement administratively permits
second units that adhere to the development standards described above in all RS and RM
Zones. The City's Development Code requires an approved conditional use permit foi• all
second units that do not adhere to the development standards described above.
A -19
�1
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
Given the high cost of land in Rancho Palos Verdes, the City will address this
construction need through the development of second units. An estimated three second
units have been developed during the past five years. Based oil this past trend and
additional efforts by the City, it is projected that second units can be developed in
sufficient numbers to met the moderate - income construction need. The Draft RH NA
allocated eight moderate - income housing units to the City. The development of second
units will occur on residential sites that already have adequate public service and
facilities.
Second unit development standards are described in Section 17.10 of the Zoning Code.
The total floor area for a detached second unit shall not exceed 1,200 square feet. The
total floor area for an attached second unit shall not exceed 30% of the fluor area of
primary residence floor area. The second unit must inClude one bathroom and one
kitchen and is limited to a maxlnlUrn of two bedroonis. A lllillinIL1111 of' one enclosed
parking space must provided in an enclosed garage oil the property.
In Order to ensure the development of" the seen nd units, the City as lit h ineILKIC(l '
implementation program. One part of that program is a tracking /monitoring system. The
data from the tracking /monitoring system will help the City to compile a performance
report by mid -year 2003. By June 2003, the City will determine whether sufficient second
units have been developed commensurate with regional housing deed for moderate
income households and existing needs. In the event the performance report indicates that
second units are not being developed commensurate with the need, the City will consider
amending the program to incorporate additional incentives to include, but not be limited,
to initiating a zoning code amendment by December, 2003, that will eliminate the
requirement for enclosed garages and reduce plait check and building permit fees.
3. Site for Very Low and Low Income Housing
Two sites are available to accommodate the very low and low- hiconle construction heed
that was allocated to the City by the SLAG RHNA. These sites are described oil pages
A -21 through A -22.
A -20
r
0
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
a. Senior Affordable Housing Project:
A complete application has been submitted and the City is currently reviewing a
proposed new senior affordable housing project on an existing vacant 19 -acre lot. The
proposed development is a new 54 -unit residential facility for seniors (age restricted to 55
years and older), of which approximately 13 of the units will be reserved for low and
very -low income residents. The site has a General Plan land use designation and Zoning
designation of Institutional (I) and Open Space Hazard (011). "These land uses permit,
with approval of a Conditional Use Permit (CUP), the development of a Senior
Affordable Housing Project. An estimated 2.5 acres of the site are developable. The 2.5
acre portion of the site is zoned Institutional, while the remainder of the 19 acre site is
composed of large slopes, is un- developable, and zoned Open Space Hazard (OH). III
addition to the approval of a CUP, a General Plan Anlendnlent and Zone Charge are
required for adjustments to the boundary line between the OH all([ I zones.
Financing for the affordable component of the proposed project will come frolll the
City's Redevelopment Agency 20% Set -aside Fund and /or the City`s III -Lieu Affordable
Housing Fund. The City has purchased the site with 20% set -aside funds. "rhe
Redevelopment Agency currently owns the site. Because set - aside funds were utilized to
purchase the site, any development of the site sliall have all affordable housing
component. Additionally, if deemed necessary for the development of the project, the
City and Redevelopment Agency will commit additional fiends rrolll the 20% Set -aside
Fund and /or the City's In -lieu Affordable Housing Fund by 2002/2003.
b. Ocean Trails Project:
The Ocean Trails project is a development composed of all 18 -hole public golf course
and 75 single - family residential lots. The project was approved in June 1992, and
includes a condition of approval requiring the developer to construct 4 new on -site
affordable housing units for low and very -low income residents, and to provide 4 off -site
affordable housing units for low and very -low income residents. file oft -site knits call be
provided through a rental subsidy program. All of the units will be provided in the City
of Rancho Palos Verdes, and will be affordable for a period of at least 30 years.
A -21
E
i
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
Currently, the developer is in the process of obtaining building permits for the on -site
affordable housing units. As conditioned, the on -site units are required to be made
available for rent prior to the opening of the 18 -hole golf course, which is expected to
occur in 2001. The off -site units are required to be provided prior to more than 50% of
the market -rate residential lots being made available for sale, wliicll is expected to occur
in 2002. Not only is the project conditioned to provide these units, but the developer leas
also entered into a Development Agreement with the City ensuring the completion of the
project as approved.
With regard to public services and facilities, both sites will need water, power, telephone,
Cable connection and storm drain Connection. All of these services and facilities will be
in place within the time frame of this Housing Element 2000- 2005).
4. Additional Sites
Tables A -12 and A -13 provide inventories of additional sites suitable for residential uses.
The development of these sites is possible during the Current planning period; however,
such development is not needed in order to accommodate the City's share of the re g ional
housing need. The following paragraphs provide an analysis of the adequacy of public
facilities and services to these additional sites.
Police Protection: Police protection services are provided by the Lomita Station of the
Los Angeles County Sheriff Department. The Lomita Station, located at 26123
Narbonne Avenue, Lomita, provides services to the contract cities of Rancho Palos
Verdes, Rolling Hills, Rolling Hills Estates and Lomita. The Station's jurisdiction
includes most of the Palos Verdes Peninsula overlooking the Pacific Ocean, and some of
the surrounding southwest corner of the County. According to the County Sheriff
Department, the current and planned level of services are adequate to meet the demand
generated by residential development consistent with the CitN�'s share of the regional
housing need.
Fire Protection: The Los Angeles County Fire Department provides fire protection
services. Four nearby Stations can respond to emergencies in the City:
A -22
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
FS #83 — Miraleste Station, Rancho Palos Verdes, Miraleste Plaza
FS #53 — Palos Verdes Drive South, Rancho Palos Verdes
FS #56 — Rolling Hill Estates, 12 Crest Road West
FS #2 — Palos Verdes Estates, Palos Verdes Drive West
According to the County Fire Department, the current and planned level of services are
adequate to meet the demand generated by residential development consistent with the
City's share of the regional housing need.
Schools: The Palos Verdes Peninsula Unified School District has 10 elementary schools,
three intermediate schools, and one comprehensive high school. Recent elementary and
intermediate school openings have managed to accommodate the needs of these school
levels. Based on the number of students currently enrolled and a 20 -year history of
growth patterns In District elementary and intermediate schools, the high school age
population is projected to increase to an estimated 4,500 students within the next six
years. Solutions strategies have been developed by the Board of Education. One solution
is to create a second 9 -12 high school.
In addition, the following entities serve the needs of the City:
Gas — Southern California Gas
Electricity — Southern California Edison
Water — California Water Services
Trash — Waste Management
The following sites have, or are within serviceable proximity, to adequate
services /facilities with respect to natural gas, electricity, water, wastewater and solid
waste.
Table A -12 — Sites #s 1, 39 49 69 7, 89 99 10, 111, 129 15, 16, 17, 18, 19.
Table A -13 — Sites #s 1, 29 59 6, 79 89 % 109 119 12, 13, 15, 16, 17, 181, 21, 22, 23.
The following sites do not have adequate services /facilities with respect to natural gas,
electricity, water, wastewater and solid waste. However, the development of these sites
is not needed in order to accommodate the City's share of the regional housing need.
Table A -12 — Sites #s 2, 5, 13, 14.
Table A -13 — Sites #s 3, 4, 14, 19.
A -23
TABLE A -12
PRIVATELY OWNED VACANT LAND INVENTORY
(Ten Acres or More)
Approx. Size Zoning/
General Location /Owner
Acres
Constraints
Comments
1 Silver Spur Canyon
11
RS -A -5
Possibly 2 D.U.
Steep slopes
2 Upper Montemalago Canyon
21
OH
Not buildable
Steep slopes
3 Lower Montemalago Canyon
25
OH, RS -A -5
Possibly 2 D.U.
Steep slopes
4 Lower Montemalago Canyon
16
OH, RS -A -5
Possibly 2 D.U.
Steep slopes
5 Kings Harbor Canyon
20
RS -A -5
Donated to PV land
Steep slopes
conservancy as
permanent open space
6 Aqua Armaga Canyon
36
OH, RS -A -5, RS -3
Possiby 2 D.U.
Steep slopes
7 Crestridge A
4.5
OH, I
Entitlements approved for 122
Steep slopes
unit assisted living facility
8 Crestridge B
9
OH, I
Application submitted for
Steep slopes
130 unit senior condo project
Application currently incomplete
9 Crestridge C
19
OH, 1
Application pending for 76 unit
Steep slopes
senior affordable housing
project
10 Hawthorne
43
I, slopes
Some vacant
11 "Parcel 4"
93
OH, RS -1
Limited access, steep slopes,
Steep slopes
geologic concerns, uncertain
development potential
12 Filiorum Upper /Lower
315+
OH, RS -1
Mostly in
Palos Verdes Dr., South
Landslide Moratorium
13 Forestal
160
OH, RS -1
City owned
Steep slopes
Open space preserve
Not buildable
14 Martingale
14
OH
Not buildable
Steep slopes
A -24
TABLE A -12
PRIVATELY OWNED VACANT LAND INVENTORY
(Ten Acres or More)
Approx. Size Zoning/
General Location /Owner Acres Constraints
15 CPH
16 Palos Verdes Dr. South
17 Palos Verdes Dr. South
Ocean Trails
18 Palos Verdes Dr. South
19 Portugese Bend
OH, RS -1 (RPD)
Coastal Plan
102 OH, CR
Coastal Plan
249 OH, RS -1 (RPD)
Coastal Plan
18 OH, RS -2, RS -5
230 OH, RS -1
Steep slopes
A -25
Comments
79 SFD units
Some under construction
Pending application for
resort hotel and golf
75 D. U.
golf and residential
under construction
10 unit subdivision
Entitlements expired
In landslide moratorium
TABLE A -13
PUBLIC LAND - VACANT (PARTIALLY OR IN WHOLE)
OR POTENTIALLY REDEVELOPABLE
PALOS VERDES PENINSULA SCHOOL DISTRICT
1 School Site:
8.42 acres containing school buildings and playing fields.
Surplused in 1950; put to bid but not purchased. Presently
leased to various community groups. Zoned institutional.
2 School Site:
20 acres, vacant. This site has not been surplused by the
district and is being partially used as a soccer field by AYSO,
financially supported in part by the City. Zoned institutional and
open space hazard.
LOS ANGELES COUNTY
3 Friendship Park:
98 acres presently under use as a passive park. Much of the
park will be vacant because it is not stable land. Zoned open
space recreation.
4 Shoreline Park:
53 acres, vacant. Development has not occurred because the
site makes up a portion of the toe of the South Shores
Landslide. Zoned open space recreation and open space
hazard and in coastal area.
U.S. GOVERNMENT
5 San Pedro Hill:
11 acres containing Air Force communications facilities.
(Current use). Zoned institutional.
6 Coast Guard Station:
19 acres containing light house, barracks, officers houses, and
other facilities. Was decommissioned in 1980 but with some
personnel to still be housed there while operations are in Lang
Beach. Zoned institutional and in coastal area.
A -26
TABLE A -13
PUBLIC LAND - VACANT (PARTIALLY OR IN WHOLE)
OR POTENTIALLY REDEVELOPABLE
7 Coast Guard Antennae Site:
4+ acres containing 8 antennae used for radio communications.
This site was retained by the U.S. government in the middle of
the City's Point Vicente Park site and Civic Center when the
former Nike Missile Site was surplused several years ago.
Zoned institutional.
CITY OF RANCHO PALOS VERDES
8 Abalone Cove Shoreline Park:
80 acres containing tidepools, trails, and some facilities, with
temporary parking near Palos Verdes Drive South. Much ofl�e
park is in the landslide moratorium. Zoned open space
recreation and open space hazard.
9 Ladera Linda School:
11 acres containing modular school buildings and playing
fields. Surplused by school district in 1980; put to bid not
purchased. Zoned institutional.
10 Hesse Park Site:
29 acres. Site was purchased from school district. Includes a
community building, park, active play area, and passive play
area. Zoned open space recreation.
W 11 Point Vicente Park Site:
65 acres. Park, including picnic areas, trails, and an
interpretive center. Site currently closed due to land
contamination in soil. Zoned open space recreation and open
space hazard. This site is partially in coastal zone.
12 Grandview Park Site:
17 acres, vacant. Site was purchased from school district. No
immediate development plans. Zoned open space recreation.
13 Ryan Park
11 acres, containing parks building, playing fields and courts,
tot lot, and picnic areas. Zoned open space recreation.
I A -2T
i
TABLE A -13
PUBLIC LAND - VACANT (PARTIALLY OR IN WHOLE)
OR POTENTIALLY REDEVELOPABLE
14 Palos Verdes Drive East/Palos Verdes Drive South Open
Space (aka Switchbacks):
95 acres, vacant. The City and the RDA accepted dedication
of this land, which is unstable, from the owner of the adjacent
tract. It is usable only for passive activities and landslide
stabilization. Zoned open space hazard.
15 Narbonne Right -of -Way:
6.1 acres, vacant. This right -of -way was acquired by the
County many years ago for a road to by -pass Palos Verdes
Drive East. Portions have been vacated or sold for
development. Zoned open space hazard and RS -2.
16 Martingale Trailhead Park:
Purchased for use as a Trailhead park. Zoned RS -2, equestrian.
17 Civic Center:
6 acres, containing former military buildings, now used for City
Hall purposes. Zoned institutional.
18 Del Cerro Park Site:
4.5 acres, developed as a passive park. Zoned open space
recreation.
19 RDA Property in Portugese Bend:
10 acres, vacant. City's Redevelopment Agency owns
property; in landslide � moratorium area.
20 Wallace Park; small neighborhood park (1 acre) for radio
museum.
21 Clovercliff Park; small neighborhood park (1 acre)
22 Vanderlip Park; small neighborhood park (2 acres)
COUNTY SANITATION DISTRICT
23 Eastview Park
10 acres, leased to the City or Rancho Palos Verdes for
Eastview Park.
A -28
I
Li
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
F. GOVERNMENTAL CONSTRAINTS
Section 65583 (a'' 4 of the Government Code mandates an anal sis overnmL) Y g
factors affect the maintenance, improvement and development of housing for all income
groups. The relevant legislation cites the following potential or actual constraints:
❑ Land uses controls (Land Use Element and Zoning)
0 Building codes and their enforcement
0 Site improvements
❑ Fees and other exactions
D Local processing and permit procedures
These factors affect two very important aspects of the housing market: 1) the range and
diversity of housing types which can be built in the City; and 2) the cost of new housing
production. The statewide legislation does not presume that Raiiclio Paps Verdes, oi• aiiy
other city for that matter, regulates these factors in such a way as to restrict housing
choices or raise housing costs above normal levels. However, if the analysis does reveal
that unnecessary constraints are being imposed then it is expected that efforts will be
made to mitigate the impacts.
1. Land Use Controls
a. Residential Zones
In each residential zoning district In the City (and in most cities) a mininllllll lot size is
established. Rancho Palos Verdes has six single - family residential designations and five
multi- family residential designations. The development standards are spelled out in
Tables A -14 and A -15. The minimum lot sizes for single - family districts range from five
acres to 8,000 square feet (almost 115 acre). The minimum lot sizes listed for multi -
family developments could be translated to maximums of 6 to 22 units per acre for RM -6
through RM -22 designations. These are maximums and actual development potential is
usually less due to factors such as the topography and configuration of the site,
easements, and roadways. While most of the City is zoned and established at single -
family residential densities, almost 20% of the existing housing stock are multi- family
units.
A -29
TABLE A -14: SINGLE - FAMILY RESIDENTIAL DEVELOPMENT STANDARDS
For exceptions and explanatory descriptions of these standards and for other development standards that apply to single- family residential areas, see Articles VI and VII of this title.
The
number which follows as "R3= ` designation indicates the maximum number of lots per acre permitted in the zone: the `'RS -A" number indicates the minimum number of acres per lot permitted.
1. For an existing lot which does not meet these standards, see Chapter 17.84 (Nonconformaties).
?
- - - -Lots o record; existing as a er- 2 5,-- 197{adopted- ef-this -cod} or-uithin_Bastviewnd existing as of January 5. 1983 (annexation), shall use these development standards for
minimum setbacks. - — - ---- - - - - -- - - - -- - - --
3. For description, clarification and exceptions, see Chapter 17.48 (Lots, Setbacks, Open Space Area and Building Height).
4. For a description of height measurement methods and the height variation process, see Section 17.02.040 of this chapter. A height variation application shall be referred directly
to the
planning commission for consideration, if any of the following is proposed:
A. Any portion of a structure. which exceeds sixteen feet in height, extends closer than twenty -five feet from the front or street -side property line.
B. The area of the structure which exceeds sixteen feet in height (second story footprint) exceeds seventy -five percent of the existing first story footprint area (residence and garage),
and
C. Sixty percent or more of an existing garage footprint is covered by a structure, which exceeds sixteen feet in height (a second story).
D. Based on an initial site visit, the director determines that any portion of a structure which is proposed to exceed sixteen feet in height may significantly impair a view as defined
in
this chapter.
5. For padding development standards. see Section 17.02.030(B) of this chapter.
6. A garage with direct access driveway from the street of access shall not be less than twenty feet from the front or street -side property line, whichever is the street of access.
7. Exterior stairs to an upper story are prohibited. unless leading to and /or connected to a common hallway, deck or entry rather than a specific room.
8. The front and street -side setback for those portions of strucutres over sixteen feet in height shall be a minimum of twenty -five feet in all residential zoning districts.
A -30
MINIMUM SETBACKS 3'8
MINIMUM SMACKS 1-3-1
MAXIMUM
MAXIMUM
PARKING
DISTRICT
LOT DIMENSIONS'
FOR CITY CREATED DOTS
FOR LOTS CREATED PRIOR TO
LOT
HEIGHT 3,4
REQUIREMENT6
INCORMRATIONIANNEXATION
COVERAGE
less than 5,000 s.£ of
AREA
WDTH
DERIH
FRONT
INTERIOR
STREET
REAR
FRONT
INTERIOR
STREET
REAR
habitable space = 2
SIDE
SIDE
SIDE
SIDE
enclosed garage spaces
TIE
ONE
BOTH
SIDE
5,000 s.£ or more of
SIDES
habitable space = 3
enclosed garage spaces
RS -AS
5am
200
300
20
30
10
20
20
20
5
10
15
6/6
16
RS -1
l me
100
150
20
25
10
20
20
20
5
10
15
25%
16
RS -2
2=sf
90
12D
20
20
10
20
20
20
5
10
15
40%
16
RS -3
13,000sf
so
110
20
15
10
20
15
20
5
10
15
45%
16
RS-4
Iolmsf
75
100
20
15
10
20
15
20
5
10
15
50%
16
RS -5
K000sf
65
100
20
15
10
20
15
20
5
19
15
52%
16
1. For an existing lot which does not meet these standards, see Chapter 17.84 (Nonconformaties).
?
- - - -Lots o record; existing as a er- 2 5,-- 197{adopted- ef-this -cod} or-uithin_Bastviewnd existing as of January 5. 1983 (annexation), shall use these development standards for
minimum setbacks. - — - ---- - - - - -- - - - -- - - --
3. For description, clarification and exceptions, see Chapter 17.48 (Lots, Setbacks, Open Space Area and Building Height).
4. For a description of height measurement methods and the height variation process, see Section 17.02.040 of this chapter. A height variation application shall be referred directly
to the
planning commission for consideration, if any of the following is proposed:
A. Any portion of a structure. which exceeds sixteen feet in height, extends closer than twenty -five feet from the front or street -side property line.
B. The area of the structure which exceeds sixteen feet in height (second story footprint) exceeds seventy -five percent of the existing first story footprint area (residence and garage),
and
C. Sixty percent or more of an existing garage footprint is covered by a structure, which exceeds sixteen feet in height (a second story).
D. Based on an initial site visit, the director determines that any portion of a structure which is proposed to exceed sixteen feet in height may significantly impair a view as defined
in
this chapter.
5. For padding development standards. see Section 17.02.030(B) of this chapter.
6. A garage with direct access driveway from the street of access shall not be less than twenty feet from the front or street -side property line, whichever is the street of access.
7. Exterior stairs to an upper story are prohibited. unless leading to and /or connected to a common hallway, deck or entry rather than a specific room.
8. The front and street -side setback for those portions of strucutres over sixteen feet in height shall be a minimum of twenty -five feet in all residential zoning districts.
A -30
TABLE A -15: MULTIPLE - FAMILY RESIDENTIAL DEVELOPMENT STANDARDS
For exceptions and explanatory descriptions of these standards; for standards of fences, walks, hedges and signs; and for ofd site improvement and dedication requirements,
see Article VI and Article VII of this title.
The number which follows an "RM" designation, indicates the maximum number of units which may be allowed per acre in that district.
1. For description, clarification and exceptions, see Chapter 17.48 (Lots, Setbacks, Open Space Area and Building Height).
2. For parking area development standards, see Chapter 17.50. Any under - building parking structures must be completely enclosed or have openings screened from the
public right-of-way and other affected views. In all RM Districts, twenty -five percent of the required parking shall be provided as guest parkin; in addition to the
standard parking requirements.
A -31
MINIMUM LOT
MINIMUM SETBACKS
OPEN
SPACE
MAX.
PARKING SPACES
SIZE AND DIMENSION
HEIGHT'
REQUIRED /DU2
AREA
MINIMUM
LOT AREA/
SIZE(s.f.)
WIDTH
DEPTH
FRONT
INT.
STREET
REAR
%
0 -1
BDRM
2+
BDRM
DU (s.0
SIDE
SIDE
UNITS
UNITS
RM -6
7300
13,000
65
110'
25'
10"
25'
10'
45
30'
t garage
2 garage
RM -8
5400
10,000
65
110'
25'
10'
25'
20'
43
30'
spaces
spaces
RM -10
4400
12,000
75
110,
25'
10'
25'
20'
43
30'
RM -12
3600
15,000
75
110'
25'
10'
25'
20'
40
30'
( +25% of total
parking required)
RM-22
2000
24.000
100
110'
25'
10'
25'
20'
35
36'
1. For description, clarification and exceptions, see Chapter 17.48 (Lots, Setbacks, Open Space Area and Building Height).
2. For parking area development standards, see Chapter 17.50. Any under - building parking structures must be completely enclosed or have openings screened from the
public right-of-way and other affected views. In all RM Districts, twenty -five percent of the required parking shall be provided as guest parkin; in addition to the
standard parking requirements.
A -31
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
b. Second Unit Development Standards
Second unit development standards are described in Section 17.10 of the City's
Development Code. The total floor area for a detached second unit shall not exceed 1,200
square feet. The total floor area for an attached second unit shall not exceed 30% of the
floor area of primary residence floor area. The second unit nlL1St include one bathroom
and one kitchen and is limited to a maximum of two bedrooms. A garage space must be
provided.
Second units are permitted by right when one enclosed garage space is provided oil the
property. The City's Development Code allows a deviation i rom this standard with
approval of a Conditional Use Permit (CUP). This process allows the City the
opportunity to review the specific site conditions and ensure that there would not be any
impacts to surrounding property owners or the character of the neighborhood.
It should be noted that many homes in the City already have three -car garages. For
homes having a total area of less than 5,000 square feet and a 3 -car garage. the one -car
garage parking standard is not a constraint to the development or affordability of second
units. This is because homes that are less than 5,000 square feet require only two garage
spaces and the third garage can be used for the second unit.
Also, the construction cost of an enclosed one -car garage is not considered a constraint to
the affordability of second units. A 1,200 square foot second unit would cost about
$114,000 ($95 /sq. ft. building valuation used in the City.) An enclosed one car garage
would cost an estimated $6,000 to $8,000 (see page A -38). Therefore, all enclosed one -
car garage comprises about six percent of the total development cost of a second unit.
The projection of second unit development for the current planning period is based oil
what has occurred historically. Therefore, it is anticipated that the supply of second units
will be constructed in sufficient number to meet the moderate - income RHNA
construction need.
A -32
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
C. Emergency Shelters and Transitional Housing
r
According to the State housing law, the City's Housing Element must identify adequate
sites, which will be made available through appropriate zoning and development
standards for emergency shelters, and transitional housing. This regUlreinent generally
has been interpreted as indicating that the element should identify the zones where
emergency shelters are permitted. Alternatively, the element could designate certain areas
where shelters or transitional housing are permitted.
HCD defines emergency shelters and transitional housing in the following terms:
"An emergency shelter provides an immediate short -term solution to
homelessness and involves limited supplemental services. Shelter is
provided for a short period. The goal of" li -ti l.s'itiontil housing, however, is
to remove the basis of homelessness (i.e., lack of sufficient income for
self - support).
Sites for emergency shelter and /or transitional housing are available in existing structures
located in Rancho Palos Verdes. Through the City's emergency preparedness efforts and
coordination with the Red Cross, three sites on the Palos Verdes I'eninsLila have been
determined as suitable as emergency shelters. They are: Peninsula High School,
Miraleste Intermediate School and Palos Verdes Intermediate School. Miraleste School
is located within City of Rancho Palos Verdes. If designated by the Red Cross,
additional school sites could be identified as suitable as emergency shelters.
As indicated above, HCD advises cities to identify in the HoLisiiig Element areas x-flhere
shelters are permitted. Miraleste Intermediate School is so identified. As sLiclI, in cases
where there is an emergency and a need for an emergency shelter has arisen, there are
sufficient sites available.
The site identified above is sufficient to address the City's N-ery lilliited elllergency
she housing need. In the past three years, the City Departments and
County Sheriffs Departments have observed five potential Indications of homeless
people, an average of one homeless person every seven months. Four of the observations
were one -time, isolated incidents in the Narcissa area in the canvoii. on the beach in the
.
brush area, in the canyon alongside Palo Verdes Drive East, and in Abalone Cove. A
fifth observation was of a woman who was living in her car and moving her car each
A -33
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
night, staying in Rolling Hills Estate and Palos Verdes Estates. This woman has not been
seen since early in 2000. As a result, there are no recurring, long -term homeless persons
in the City.
The City has developed Program 3.4 to address standards and processing procedures for
emergency and transitional housing.
d. Affordable Housing Land Use Controls
As stated in Part 2 to encourage and facilitate the development of affordable g p o dable housing, the
� City has adopted the following land use controls:
Citywide Affordable Housing_ Requirement: All new residential
developments of five or more dwelling units are required to provide tip to
5% of all units affordable to very low income households or to provide tip
to 10% of all units affordable to low income households. The affordable
units shall be provided on -site or off -site. Upon City Council approval, in-
lieu fees can be paid instead of providing the required affordable housing
units. The City Council established an in -lieu fee of $1 per square foot of
habitable residential structure.
Housing Impact Fee: In order to mitigate the impact of local employment
generation on the local housing market, new nonresidential development
or conversion of existing development to a more intense use. must make
provision for housing affordable to low and very low households. This
requirement applies to applications for the construction, expansion or
intensification of nonresidential land uses, inCluding but not limited to
commercial projects, golf courses, private clubs, and institutional
developments.
Developers of commercial projects must pay a residential impact fee as
established by the City Council. The fee must be adequate to provide one
low or very low affordable housing unit for each 10 employees to be
generated by the nonresidential development. The City Council
established an in -lieu fee of $13,313 per affordable unit required.
Projects that provide for very low and low - income housing are exempt
from the housing impact fee.
Density Bonuses for New Housing: A density bonus and /or affordable
housing incentives are provided for new projects that provide at least 10%
of all units as very low income units, 20% as low income units, oi• 50% of
all units for seniors. Affordable housing incentives in lieu of, or in
A -34
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
addition to, a density bonus, may include a reduction in development
standards (e.g., setback, parking, and lot size) and other regulatory
concessions that result in cost reductions.
Density Bonuses for Condominium Conversions: A density bonus and /or
affordable housing incentive is provided for condominiuill conversion
projects that will provide 33% of the total proposed condominium units to
low and moderate income households or at least 15% of the total units to
lower income households.
The above analysis has shown that the City's land use controls and second unit
development standards are not a constraint to the development of housing for all income
groups. In addition, the City has identified in this Housing Element an emergency
shelter /transitional housing site. Finally, the City implements land use regulations that
facilitate the development of affordable housing.
2. Building Codes and Enforcement
State law requires the City to adopt and enforce the California Building Code (UBC).
Surrounding cities, and almost every city in California, utilize this Code. "Hie CBC is a
document "...dedicated to the development of better building construction and greater
safety to the public by Ulliforlllity in building laws. Tlie code is R)LMded on bread -based
performance principles that make possible the use of new illaterkils and new construction
systems."
Due to its unique climatic, topographical and geological characteristics, the City of
Rancho Palos Verdes has adopted amendments to the CBC. These amendments include
storm damage precautions, fire retardant roofing, and geological and geotechnical reports
for the evaluation and elimination of hazards. The City does not consider these local
amendments to the CBC to be more restrictive than is necessary to protect the public
health and safety due to the hazards arising from the City "s climate. topograpliv and
geology, and are not intended to act as constraints to the housing supply.
The City utilizes its code enforcement powers in a manner that does not constrain
housing development or improvement.
A -35
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TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
3. Off -Site and Site Improvements
a. Off -Site Improvements
The site improvements that the City requires assures that all of the needed physical
components are in place before title transfer occurs. These improvements include:
D Street or alley paving /repaving
11 Sidewalks, curbs and gutters
El Street trees
0 Ornamental street lights
El Sewer and drainage facilities
F1 Easements and dedications
Street or ally paving or repaving are not to exceed the area from the centerline to the curb
for the length of the lot frontage. Pavement width standards and specifications are
contained in the street standards study. Tile street standards specifications are similar- to
those used by Los Angeles County, but generally are less expensive designs.
Sidewalks, curbs and gutters, where required, not to exceed the length of the lot frontage,
or the total length of the front and street -side property lines for corner lots. Sidewalks are
not usually required, but when necessary, are usually placed oil only one side of the
street.
Curb and gutter specifications are of two types: The vertical curb is designed to
specifications of Los Angeles County as detailed in the Los Angeles County Road
Department Standards Plans. The alternative curb is a concrete rolled design, as
illustrated in the street standards study report.
Street trees, 15- gallon minimum sizes (unless the City specifies a smaller size) at City
determined spacing. Trees are placed in the center of the lot's street frontage (1 tree per
lot).
A -36
1
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TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
Ornamental street lights, per the type and spacing designated for the particular street.
Street lights are not usually required, reducing costs while maintaining the rural character
of the City as stated in the General Plan.
Tile Director of Public Works may require sewer and drainage: facilities. Also, sewer
improvements are only for on -site and then to the hook up point. Drainage improvements
are required for all effected downhill areas that would become inadequate with the new
development.
Easements and dedications may be needed. This includes street rights -of -way, utility
storm drain, and /or school pathway easements, and park recreation land dedication and
fees.
The scope (i.e., streets, sidewalks, street trees) of the City's off -site 1111proveillellt
requirements are similar to those of other cities located in Los Angeles County. 'file
standards, in some cases, are based on those of the County of Los Angeles or comparable
to those of other cities in Los Angeles County.
It is for these reasons, that the City concludes that the existing off -site improvement
requirements and standards are not a constraint to development, or to the development of
affordable housing.
b. On -Site Improvements
Various on -site improvements are required for new development:
All utility lines installed for new construction are to be placed
underground from an existing power pole or other cuff -site point of
connection. This condition can be waived. Single fancily additions or
additions increasing gross floor area less than 25% are exempt.
Underground cable television is to be installed in all new residential
development.
A -37
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TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
All mechanical equipment and all outside storage areas are to be screened
from view of public areas and neighboring properties. Single family
additions increasing gross floor area less than 25% are exempt.
All required front and street -side setback areas are to be landscaped.
Two garage spaces, completely enclosed, are required for each single-
family dwelling unit. Multiple family units are required to have one
completely enclosed garage space per unit, with an additional one -third
parking space for each unit with less than two bedrooms and one
additional parking space for each unit with two or more bedrooms.
Another one- quarter parking space per unit is to be provided for visitors.
Residential planned developments are required to have at least two
completely enclosed garage spaces for each unit of less than two
bedrooms, and two additional uncovered spaces for each unit with two or
more bedrooms.
Two- bedroom apartment units are required to have 2.25 pai -kilhg spaces with one space
completely enclosed in a garage. The requirement for a space to be enclosed adds
incrementally to the total production costs of rental 11UUSing. The average cost of a one -
car garage (9 feet by 20 feet) would be about $6,000 for a detached gannge rind $8,000 1101*
an attached garage. This additional cost amortized for 30 years would add about $49 to
the monthly rental costs. This additional construCtloll cost adds incrementally to the total
development costs, but is not considered a major constraint to affordability.
In summary, most cities In the County require more stringent improvements than Rancho
Palos Verdes does. It is for these reasons, that the City concludes that the existing oil -site
improvements required are not a constraint to development, or to the development of
' affordable housing.
■ 4. Fees
Attachment 1 to Technical Appendix A contains the fee sclhedule for minor and mayor
applications. Not every residential development project requires all of these applications.
Individually, the applications are not highly extensive. For example, the fee for a new
conditional use permit is $2,400. The fee for an environmental assessment is $1,230.
The fee for a variance application is $1,140. The fee for a tentative parcel map is $2,820.
A -38
I-
I
1
I
1
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1
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TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
Dedications and fees associated with on -site and off -site improvements are generally
required of new subdivision tracts or parcel maps, not for improvements on existing lots.
Such improvements and fees are based on the actual cost of providing needed
infrastructure and public services. It is difficult, if not impossibly:, to estimate these costs
on a "typical" development basis. For instance, parklaid dedic<<tion fees amount to the
equivalent of funding needed to provide .014 acre of parklald per dNN ellillg unit
(approximately 4 acres of parkland per 1,000 population). The dollar amount of the fee,
however, is dependent on both the value of the land involved and the iglliglber of units
proposed for development. Other improvements, such as roadways or landscaping, are
particularly site specific, differing widely from project to project.
The Palos Verdes Unified School District has established school facility fees. Tile Palos
Verdes Peninsula Unified School District Board of Education has adopted the levying of
these fees in accordance with Assembly Bill 2926, Statutes of 1986, State of California.
For residential development projects, the fee is $1.50 per square foot. Most of the City
(pre - annexation) pays this amount.
The eastside of the City that was annexed in the 1980s pays all alllollllt set by the Los
Angeles Unified School District. The fees paid by residential construction are $3.50 per
square foot.
The City concludes that the fees established by the City do pose a constraint to
development, or to the development of affordable housing.
5. Processing Times
The City's average processing times for 15 permits are compared to those of three other
cities in Table A -16. The City's average processing times are equal to or less than those
of the surrounding cities for 1 1 of the 15 penillts Surveyed. 111 evaluating processing
tinges, it is important to recognize that the developments processed ill the City are both
large and complex. Tile average processing times of surrounding cities may not reflect
projects of the same size, scale and complexity as those in IZailcho Palos Verdes.
Consequently, the average processing times may not truly be MCllrate for comparison
A-39
r
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONS TRAI NTS
purposes on a city -by -city basis without also taking into account project characteristics.
Additionally, the City complies with all requirements of the California State Permit
Streamlining Act.
With regard to processing times, the City is sponsoring a project that will address a part
or the entire RHNA very low and low - income construction need. The processing time
for this project reflects the need for a General Plan Amendent /Zone Charge, draft and
final environmental impact report, detailed agreements with the private developer, project
design, and soliciting illpUt from the pLiblic.
The average processing times of the City will not pose a constritint to the production Of
housing during the program period. As previously stated, the above- llloderate income
construction need allocated to the City already has been met. The ill ode rate- income
construction need of eight units would be met through the development of second units.
In addition, the very low and low - income construction need would be met by a variety of
programs as described in Part 2 of the HOLlsing Element.
6. Affordable Housing Incentives
With regard to governmental factors, it should be noted that the City" s Development
Code contains several affordable housing incentives. In addition to density bonds', the
City may approve incentives such as a reduction in site development standards or
architectural design requirements that exceed state standards, iilcluding modification Of
setback, parking, or lot size requirements. Another incentive is the approval of a mixed-
use project, if the other uses are compatible with residential development and with other
development in the surrounding area. Other regulatory concessions that result in cost
reductions also may be approved.
In the Housing Program, the City has included an action to ellcow-age and facilitate the
development of multifamily Units for lower income 11OLISelloldS by considering parking
reductions and the elimination of the garage requirement for projects that address the
City's existing and projected need for lower income IllUltifarlily or senior 11ollSlllg.
A -40
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TECHNICAL APPENDIX A NEEDS. RESOURCES & CONSTRAINTS
Table A -16
Survey of Average Processing Time Frames
Permit
RPV*
RHE*
PVE*
RH*
Site plan review
Immediate
4 days
4 wks
12 wks
Grading minor
Immediate
n/a
6 wks
n/a
Grading major
8 -12 wks
6-wks
6 wks
12 wks
Certificate of
Compliance
6 -8 wks
n/a
n/a
12 wks
Lot line ad'.
6 -8 wks
8 wks
9 wks
12 wks
Height variations
9 -12 wks
12 wks
n/a
n/a
Minor exceptions
8 -12 wks
6 wks
n/a
12 wks
Environmental
Assessment
8 -12 wks
2 wks
4 wks
1 wk
Zone changes
12 wks
26 wks
13 wks
12 wks
Variance
8 -12 wks
6 -8 wks
6 -7 wks
12 wks
General Plan
Amendment
24 -40 wks
6 -8 wks
6 -7 wks
12 wks
Conditional Use
Permit
12 -48 wks
6 -8 wks
4 wks
12 wks
EIR
12 -48 wks
52 wks
52 wks
52 wks
Tentative parcel
ma
8 -24 wks
52 wks
9 wks
52 wks
Tentative tract
map
96 -192 wks
52 wks
9 wks
52 wks
* RPV = Rancho Palos Verdes; RHE = Rolling Hills Estates; PVE = Palos Verdes Estates;
RH = Rolling Hills
Source: Telephone surveys of city staffs.
A -41
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TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
G. NONGOVERNMENTAL CONSTRAINTS
The State law requires the City's Housing Element to include:
An analysis of potential and actual nongovernmental constraints i pon the
maintenance, improvement, or development of housing ,tor till income
levels, including the availability of financing, the price cif land, and the
cost of construction.
In addition to the three constraints specifically mentioned in the State law, information Oil
following nongovernmental constraints is presented in this section: sales housing costs,
rental housing costs, vacancy rates and physical constraints.
1. Availability of Financing
a. Loan Approval and Denial Rates
According to HCD, the analysis of the availability of financing Should consider whether
financing is generally available, whether interest rates are significantly different fi•o111
surrounding areas, and whether there are under- served areas or income groups in the
community for new construction or rehabilitation loans. The HCD indicates knoxvledge
of the "availability Of financing" will assist the community to select and implement
responsive housing programs such as mortgage revenue bonding, a mortgage credit
certificate program, and targeted low - interest rehabilitation loans.
According to HCD, an understanding of the areas and o1• groups Without sufficient access
to credit will help cities to design programs to address any known deficiencies. The
information that helps most to understand the unmet credit needs Of CO11111l11111ties is the
1989 Home Mortgage Disclosure Act or HMDA.
The HMDA requires lenders to disclose the number, amount, and census tract location of
mortgage and home improvement loans. The 1998 HMDA data, which is the Most
recently published, includes lender activity for conventional, FHA and Mollie
improvement loans.
The HMDA data identifies five types of action taken oil all application for a load. These
actions are: loan originated; application approved by the lender and not accepted by the
A -42
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
applicant; application withdrawn; file closed for incompleteness; and application denied.
Access to credit between different census tracts can be compared by the "loan denial
rate ". The denial rate was computed on the basis of the applications that went completely
through the underwriting process because a denial could not be made on withdrawn or
incomplete applications. Therefore, the denial rate was based on the number of loans
denied as a percentage of loans originated + applications approved but not accepted +
applications denied.
Table A -17 provides an overview of the key denial rates. First of all, FHA /FMHA and
VA loans constitute a very small percentage of the total loan applications. This is so
because the vast majority of home prices in the City exceed the loan linlits of these
financing resources. The conventional loan denial rate is low, indicating that the
resident's high incomes and high home values result in high loan approval rates. The
highest denial rates were experienced by applicants. for home improvement loans. In fact,
households residing in the census tract having the lowest median income (6707.01)
experienced the highest denial rates for home improvement loaii applications. The City's
Housing Improvement I)rogranl helps to mitigate this constraint by prUViding lioine
improvement loans and grants to low income homeowners.
Table A -17
City of Rancho Palos Verdes
Summary of Key Denial Rates —1998
FHANA
Applications
23
% Denied
22%
Conventional
Applications
11334
% Denied
11%
Home Improvement
Applications
111
% Denied
31%
Source: Federal Financial Institutions Examination Council,
HMDA Aggregate Reports for Los Angeles County by Census
Tract. Table 1: Disposition of Loan Applications, By Location
of Property and Type of Loan, 1998.
The 1998 11MUA data by census tract are contained in Table
A -18 on the next page.
A -43
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TECHNICAL APPENDIX A NEEDS RESOURCES & CONSTRAINTS
Table A -18
1998 IIMDA Data by Census Tract
A -44
6704.02
6704.11
6704.12
6706.00
6707.01
6702.02
city__
° SA
Med. Inc. as /o of M
226 %
209%
237 %
252%
170%
262%
Home Purchase Loans
HA, FMHA & VA
Loan Originated
App. A d. Not Acc.
1
5
12
18
0
1
0.00 %
93
9
19
0
0.00 %
177
37
0
0.00 %
184-
34
1
6
16.67 ° /
171
16
4
16
25.00 ° /
120
15
5
23
21.74 %
1,032
15 4
A pplication Denied
.
Total Applications
•
Percent Denied
0
°
0.00 /o
287
43
Conventional
Loan Originated
App. A d. Not Acc.
24
238
38
13
�
21
148
•
Application Denied
33
256
200
_
1 �6
1,34
•
Total Applications
363
121
15.70%
10.08%
14.84%
_ °
6.50 /0
, °
1.).46%
°
11.09 /o
'
Percent Denied
Home Improvement
' ated
Loan Originated
9.0 9%
22
15
_l
19
111
21
13
2
5
4 1
8 11
34 27
23.53 ° / 40.74 %
9
21
11
11
38
68
App. A d. Not Acc.
•
Application Denied
11
�
1--
51
41.18%
41
26.83°/
217
31.34°
.
Total Applications
•
Percent Denied
4 4
°
27.27 /o
20
25.00%
407
°
11.06 /
142
16.900/
272
11.76%
283
17.31%
257
13.62%
213
16.90 ° /
11574
14.04°/
Total A lications
•
ercent Denied
A -44
I
[I
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
b. Interest Rates
According to a statistical report compiled by Mortgage News Co., and published oil
November 12, 2000, mortgage rates on fixed and adjustable rate mortgages have
decreased during the past six months. The average interest rates for FHA or VA
mortgages dropped from 8.5% to 7.5 %. Interest rates on conventional loans of tllore than
$252,700 decreased from 8.55% to 7.64 %. Interest rates for loans under $252,700
declined from 8.14% to 7.32 %.
Even though the interest rates have decreased in 2000, homeownership by low and
moderate- income first -time homebuyers is still financially difficult. To compensate for
the increase in monthly costs due to interest rate gains, the would -be hoiiiebuyers trust
make larger downpayments and, therefore, save longer. Downpayment assistance coupled
with interest rates at lower levels could help some first time homebuyers. However, the
constraints imposed by interest rates are not nearly as significant as the market value of
existing housing in the City. The City cooperates with the County of Los Angeles to
snaking available a variety of programs to help lower income households to buy their first
home.
2. Price of Land
A survey, based on Multiple Listing Service data, was conipleted in June 2000 of the
recent sales of residential lots located in the City. The average price was $540,000 for 27
lots that were sold, pending sale, or actively on the market. The average cost of the nine
sold lots was the same at $540,000. The lot costs have a significant range depending oil
location with the City. For example, one 15,680 square foot lot sold for $875,000.
Another lot having 14,868 square feet sold for $475,000.
Compared to most other communities, the City's laird costs are high, reflecting the
location, ocean views, ocean proximity, and high demand for the vacant, residential lots.
The price of land is not within the financial meads of very low, low and tllode rate- it1come
households.
A -45
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TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
39 Cost of Construction
Construction costs include labor and materials. An indicator Of construction costs is
Building Valuation Data compiled by the International Conference of Building Officials:
Type I or II Apartment House $72.50/sq. ft.
Type V Masonry Apartment $58.50/sq. 11.
Type V Wood Frame Apartment $51.50 /sq. it.
Type V Masonry Dwelling $60.80/sq. ft.
Type V Wood Frame Building $54.30/sq. ft.
These per square costs are average costs for the types of construction noted. If new
housing were built of the quality indicated by these average construction costs, the
construction costs in the City would not constitute as high a pei-cenfuge of the total
development costs.
I A -46
Construction costs are but one component of the total costs included in the production Of
housing. Construction costs, combined with many other private market factors, contribute
to making new housing unaffordable to low - income households.
4. Cost of Sales Housing
The cost Of existing housing falls within the meaning of soil -gover nnlental constraints.
Actions to meet the needs Of the City's low and moderate - income population are directed
at mitigating the constraints Of costs Of existing rental and for -sale housing. These actions
include rental assistance and assistance to first time honiebuyers.
The cost of detached and attached sales housing was determined for the January /February
2000 time period. According to the Multiple Listing Service database, an estimated 48
existing single family detached homes were sold during the two -month period. Most of
the homes were three and four - bedroom units. None of the detached units sold for a price
of less than $200,000. Table A -19 on the next page provides a summary of the sales data.
I A -46
1
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
Table A -19
Cost of Detached Housing — January /February 2000
Cost
2 bdrms
3 bdrms
4 bdrms
5+ bdrms
Total
<$200,000
0
0
0
0
0
$200-$299l999
0
1
0
0
1
$300 - $399,999
0
2
1
0
3
$400 - $4999999
1
4
5
0
10
$500- $599,999
0
5
4
2
11
$600- $699,999
0
3
7
0
10
$700 - $799,999
0
1
2
1
4
$800- $8999999
0
1
4
0
5
$900-$999,999
0
0
2
1
3
$1,000,000+
0
0
0
1
1
Total
1
17
25
5
48
Source: Ureater South Bay Munipie ListIng service kiviL3).
Table construction by Castaneda & Associates.
The cost of attached single family homes is reported in Table A -20. Only 13 attached
units sold in the two -month period. Two homes sold in a price range that could be within
the means of low /moderate income homebuyers with downpayment assistance.
A -47
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TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
Table A -20
Cost of Attached Housing — January /February 2000
Cost
1 bdrms
2 bdrms
3+ bdrms
Total
<$100,000
0
0
0
0
$100-$149,999
1
1
0
2
$150-$199,999
0-
0
0
0
$200-$249,999
0
2
2
4
$250-$299,999
0
0
0
0
$300- $349,999
0
1
1
2
$350 - $399,999
0
1
3
4
$410001000+
0
0
1
1
Total
0
5
7
13
Source: Greater South Bay Multiple Listing Service (MLS).
Table construction by Castaneda & Associates.
5. Cost of Rental Housing
In January - February 2000, a telephone survey was completed of rental housing located in
apartment complexes. Altogether the survey gathered information on 1,012 housing
units. Data from the survey are presented in Table A -21. Additional information,
including a summary spreadsheet and individual property profiles, are included In
Technical Appendix B.
The rental survey showed that rents are, when compared to other communities, relatively
high. Only about 10% of the units surveyed had monthly rents of less than $1,000. The
apartment units meet predominantly the needs of small families (2 to 4 persons). Only
about 7% of the units surveyed had three or more bedrooms.
r
The high monthly rents make it difficult to find apartment units at or lower than the
Section 8 rent ceilings. This program, administered by the Los Angeles County Housing
Authority, provides rental assistance to lower income households in existing apartments.
To extend the potential availability of this program, the City could provide additional
A -48
0
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
rental assistance for units that exceed the Section 8 rent ceilings. Two possible funding
sources include the Redevelopment Agency's set -aside funds and the affordable housing
in -lieu fee.
Table A -21
City of Rancho Palos Verdes
Rental Housing Costs — March 2000
Monthly
Rent
Studio
1 Bdrm
2 Bdrm
3+ Bdrm
Total
Percent
Cumulative
Percent
<$700
0
0
0
0
0
0.0%
- - - --
$700 -799
15
0
0
0
15
1.5%
1.5%
$800 -899
0
11
0
0
11
1.1%
2.6%
$900 -999
0
35
0
0
35
3.5%
6.0%
$19000 -11099
0
88
107
0
195
19.3%
25.3%
$19100 -11199
0
116
97
0
213
21.0%
46.3%
$19200 -11299
0
51
102
0
153
15.1%
61.5%
$1,300-11399
0
0
107
1
108
10.7%
72.1%
$1,400 -11499
0
6
119
14
139
13.7%
85.9%
$1,500+
0
6
83
54
143
14.1%
100.0%
Total
15
313
1 615
69
1 1,012
100.0%
Source: i eiepnone survey compietea oy l.astanCUa M r1swt.; atc�, JaIIuaI }_ ��.�uu,,,
6. Vacancy Rates
A citywide evaluation of the housing vacancy rates was accomplished as part of the 1999
Regional Housing Needs Assessment (RHNA). According to SCAG's RHNA:
"Healthy housing markets must inclu(le unit vacancies to enable choice,
mobility and nioderale cost. These 'ideal' vacancies vw)l q, j()r single finnilj'
and multi- f y ousin antil h and by geographic cirecl. The vctc(nio'
. �
adjustment is adcled to projected household groii�th in the RILVf1
calculation to ensure a healthy housing inarket. 99
The SCAG assessment of vacancy reveals that the City's housing SLipply has a vacancy
sta p his of 57 units. This surplus was deducted from the construction need that was
allocated to Rancho Palos Verdes to arrive at the final need for new housing units
between 1998 and 2005. The vacancy calculations are Summarized oil the next page:
A -49
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
Single Family `Ideal' Vacancies* 152
Multi- Family `Ideal' Vacancies* 132
Total `Ideal' Vacancies 284
Estimated Vacancies on January 1, 1998 344 (source: DOF)
Initial Vacancy Adjustment -59
Additional Vacancies Needed (1998 -2005) 2
Final Vacancy Adjustment -57
The `ideal' vacancy rates - mobility rates were: single - family, 1.2 %; and multi- family,
5.3 %. Each of these rates was based on the number of households who moved into their
single- family or multi - family units within a year of the 1990 census.
7, Physical Constraints
Rancho Palos Verdes has special geologic conditions, because it is situated on a unique
and complicated geologic structure known as the Palos Verdes Peninsula. The Peninsula
p g g
is a rugged area that is underlain chiefly by folded sedimentary rocks. Weak layers exist
within these bedded rocks, and many ground failures (landslides) have taken place on the
Peninsula over geologic time. These failures range frolic the currently active Portuguese
Bend Landslide to very old landslides that have horizontal depths of several thousands of
feet. In the interest of public safety, proposals to develop residential units over these
landslides must be critically evaluated on a site by site basis.
Besides landslides, the frequency and location of steep slopes have traditionally
constrained development on the Peninsula. Within Rancho Palos Verdes, approximately
40 to 50% of all land have slopes equal to or greater than 25 %.
Because of the complex nature of the City's geology and the existing and potential
concerns about slope stability, development in Rancho Palos Verdes is closely managed.
Of special interest to the City is the coastline. When exposed to wave action and surface
runoff, sea cliff retreat occurs on an order of magnitude of' six inches per year. In tact,
the resent topography of the coastal region of the City is reflective of this interaction
p
between geomorphic processes and geologic materials underlying the landscape.
' A -50
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
The sea cliffs are the result of continuous erosion of the shoreline by wave action, and the
coves and promontories of the shoreline are indicative of the presence of different
geologic materials having varying degrees of resistance to this erosion. The absence of a
bold sea cliff along sections of the southern shoreline is a condition attributable to recent
:geological episodes of landsliding, and the hummock ground surface of the adjacent
landward areas indicates that several of these landslides encroached either well into, or
across the coastal region. The deep, steep walled canyons Crossing the coastal region
have been cut by the intermittent flow of water that drains fi•oni Higher parts of the Palos
Verdes Peninsulas.
Early development in the City (prior to incorporation), while consistent with recognized
development standards of the time, did not provide the safety standards expressed
through today's uniform building codes. Later development, occurring in the 1960's and
1970's, was generally limited to those areas of acknowledged geologic stability and
removed from canyons and coastal bluff tops.
Today, the City has found that redevelopment and improvement of these older portions
has generally resulted in the need for new and in -depth geotechnical analysis and
alternative foundation systems to meet the Current and more conlpr ehensive, safety
standards of the Uniform Building Code. Intensification of existing residential densities
in these areas has proven inappropriate as geologic conditions leave precluded such
intensification.
Additionally, the geomorpliic processes responsiblc liar the existing te�pogn"I'lly ()I' the
coastal zone are still active, and they will continue to modify the landscape in the future.
Clearly, land -use planning in the coastal region of Rancho Palos Verdes must take into
account the likelihood of occurrence and the severity of potential geologic hazards.
The physical conditions existing in Rancho Palos Verdes present very real limitations to
the development of residential land use. Nonetheless, the Cit), has identified suitable
residential sites to meet the entire construction need that was allocated by SLAG in the
Regional Housing eeds Assessment for the 1998 -2005 time period.
g
I A -51
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
H. SPECIAL HOUSING NEEDS
The City's Housing Element must include:
"Analysis of any special housing needs, such as those of the han(licaj)pecl,
elcler•1��, large finnilies, , •nr mi—ker•.S•, filmilies ii•itlr ,��'»>crlc' hc'cr(h
household, and families and persons in deed of 'enrer•gency shelter. "
11 Handicapped Persons
The handicapped population encompasses several distinct groups such as, but not limited
to, the physically handicapped; developmentally disabled; and severely mentally ill. The
special housing needs of these populations include independent living units with
affordable housing costs; supportive housing with affordable housing costs; and housing
with design features that facilitate mobility and independence.
One indicator of handicapped population is the work disability status of persons 16 years
and older. According to the 1990 Census, 1,328 persons 16 years or older residing in the
City indicated that they had a disability that pr•evenlecl them from \vorking:
Male
Female
Total
16 -64 270
350
620
65+ 268
440
708
538
790
1,328
Thus, an estimated 3.2% of the City's population had a work- related disability.
2. Elderly Population and Households
Elderly persons may experience four main needs:
❑ Income: People over 65 are usually retired and living on a fixed
income.
❑ Heallh Care: Because the elderly have a higher mite of illness and
dependency, health care and supportive housing is important.
❑ Transporlalion: Many seniors use public transit. however, a
significant number of seniors have disabilities and require
alternatives to transit.
A -52
I
1
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
0 Housing: Many live alone, rent, and are cost burdened. Some
elderly need appropriate supportive housing.
These characteristics indicate a need for smaller, lower cost housing units with easy
access to transit and health care facilities. The City's planned senior affordable housing
development will contribute significantly to meeting elderly special housing needs.
The elderly households are shown in Table A -22 in three age groups: 55 -64; 65 -74; and
75 years +. There are an estimated 2,820 senior households in the 65 to 75 years and 75
years+ age groups. Almost one of every five households is in the 65+ age group. Of the
senior households 65 years +, 92% are owners and 8% are renters. It is assumed that most
of the senior homeowners do not experience financial assistance needs to the same degree
as renter households. Senior renters in the City would experience rental assistance needs,
however. In this context, it is appropriate for the City to continue to encourage forms of
rental assistance in addition to the Section 8 rental assistance program and to complete
the planned senior affordable housing development.
Table A -22
City of Rancho Palos Verdes
Age of Senior Householders by Tenure -1990
Householder
Owner
Percent
Renter
Percent
Total
ffof
15 to 24 years
14
12.40%
99
87.60%
113
25 to 34 years
527
47.90%
574
52.10%
1,101
35 to 44 years
29337
69.70%
11016
30.30%
31353
45 to 54 years
31496
86.70%
537
13.30%
41033
55 to 64 years
3,253
92.30%
270
7.70%
39523
65 to 74 years
21001
94.00%
128
6.00%
21129
75 years+
585
84.70%
106
15.30%
691
Total
12,213
81.70%
21730
18.30%
14,943
Source: State Census Data Center, 199U Census of I-)opulation and dousing, summary i ape r iie .s.
Table construction by Castaneda & Associates
Table A -23 reports on the household income distribution of senior households in three
age groups. The seniors 75 years or older have the lowest annual Incomes -- 6.40NO Iliad a
household income of less than $10,000. By comparison, only 4.1 % of the seniors 65 -74
years old had incomes of less than $10,000 per year.
A -53
I - 1.
TECHNICAL APPENDIX A NEEDS, RESOURCES 8 CONSTRAINTS
Table A -23
' City of Rancho Palos Verdes
Elderly Household Income Distribution
By Age of Householder -1990
r_-�
1
e
55 -64
%
65 -74
%
75+
%
Total
%
han $5,000
48
1.30%
55
2.40%
8
1.30%
111
1.70%
$9,999
rn
25
0.70 -%
39
1.70%
32
5.10%
96
1.50%
o $14,999
38
1.10%
88
3.90%
86
13.70%
212
3.30%
o $24,999
113
3.20%
194
8.60%
97
15.40%
404
6.30%
$25k to $34,999
193
5.40%
232
10.20%
63
10.00%
488
7.60%
$35k to $49,999
433
12.10%
319
14.10%
117
18.70%
869
13.40%
$50k to $74,999
643
18.00%
442
19.50%
115
18.30%
1,200
18.60%
to $99,999
680
19.00%
337
14.90%
27
4.30%
11044
16.20%
1$75k
$100,000 or more
1,398
39.20%
558
24.70%
83
13.20%
21039
31.50%
Total
3,571
100.00%1
21264
100.00%1
628
100.00%
61463
100.00%
Source: State Census Data center, i yyu Lensus of ropuiation anu HOLIS111g, aullillial y I <<Nc I
Table construction by Castaneda & Associates
The "frail" elderly are often in need of assisted living. Tlie nietllodology for estiniating
the frail elderly population is based on the one suggested HUD. According to HUD, the
distinction between elderly and "frail" elderly lies in the functional status of the
individual. Specifically, if the person leas one or snore Limitations to Activities of Daily
Livin g (ADL's) or Instrumental Activities to Daily Living (IADUs), lie or she niay deed
assistance to perforin daily living and, therefore, can be considered as "frail elderly."
The estimate of "frail elderly in need of assisted Supportive 11oLlsing" is based oil the
nationa l age-specific rates of elderl y p ersons with Limitations to Activities of Daily
Living, as listed on the next page in Table A -24.
A -54
1
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
Table A -24
City of Rancho Palos Verdes
Frail Elderly Population -1990
Age
Group
Number
ADL
Frail
60 -64
2895
.047=
136
65 -69
2249
.094=
211
70 -74
1357
108=
147
75 -79
697
.165=
115
80 -84
421
.222=
93
85+
265
.260=
69
Total
7884
771
Source: State Census Data Center, 19qu Census of ropuiation ana dousing, 3unnmary
Tape File 3.
Table construction by Castaneda & Associates
(The specific source for the ADLs is: 1990 U. S. Department of Housing and Urban Development, CHAS
Training Manual, Chapter 11, " Estimating Non - Homeless Special Needs Populations and Homeless
Special Needs Subgroups for CHAS Tables I and D. ")
As shown in Table A -24, the City's total 1990 population 60 years and older was
estimated at 7,884 persons. The age - specific ADLs were applied to the population
estimates for each of the senior age groups. For example, 9.4% of seniors between 65 -69
have one or more ADL's. The frail elderly estimate is 771 persons over the age of 60, as
summarized in Table A -23. The City's planned assisted living development will help to
address the special needs of the frail elderly population.
3. Large Family Households
Large households experience a need for more space at affordable housing casts. The lack
of affordable housing for large households can lead to overcrowding. Large households
also frequently experience a high rate of overpaying.
In 1990, the City had nearly 15,000 total households. There were nearly 1,500 large
households, which are defined as those consisting of five or more persons, according to
the 1990 Census. These large households accounted for 10% of the City's total
households as indicated by the data in Table A -25.
A -55
TECHNICAL APPENDIX A NEEDS, RESOURCES 8 CONSTRAINTS
1
1
1
Table A -25
City of Rancho Palos Verdes
Number of Households by Household Size and Tenure — 1990
Number of
Persons
Owner
Percent
Renter
Percent
Total
Percent
1 person
11508
12.30%
606
22.20%
21114
14.10%
2 persons
49790
39.30%
945
34.60%
51735
38.40%
3 persons
21484
20.40%
450
16.50%
21934
19.60%
4 persons
21142
17.50%
526
19.30%
2,668
17.90%
5 persons
882
7.20%
138
5.00%
11020
6.90%
6 persons
343
2.80%
65
2.40%
408
2.70%
7 persons
64
0.50%
0
0.00%
64
0.40%
Total
1 12,213
100.00%
29730
100.00%1
141943
100.00%
Source: State Census Uata Lenter, l yyu t_,ensus of ropuianon anu t1OUS111`, Sui1n11ill , , upc v 11C J.
Table construction by Castaneda & Associates
Eighty -six percent of the large households were owners. The vast majority of the renter,
large households had middle and above middle income. All 45 of the lower income large
renter households were overpaying, as shown in Table 26. From a numerical standpoint,
the needs of low income, large households are not extensive.
A -56
i
1
1
TECHNICAL APPENDIX A NEEDS, RESOURCES_ & CONSTRAINTS
Table A -26
City of Rancho Palos Verdes
Lower Income Large Family Renter Households
Overpaying for (lousing -1990
Income Number of Number Percent
Level Households Overpaying Overpaying
Extremely Low
(0 -30 %)
20
20
100%
Very Low
(31 -50 %)
7
7
100%
(51 -80 %)
18
18
100%
1Low
Middle
(81-95%)
7
7
100%
Above Middle
(96 % +)
145
12
8.30%
Total
197
641
32.50%
Source: HUU UHA5 vata MOK, tyy1-
Table Construction Castaneda & Associates
4, Farmworkers
Accordin g to the 1990 Census, there were 21,373 employed persons 16 years and over.
Of this number, 162 reported working in the "agriculture, forestry and fisheries" in(IIIS11-J,;
and 67 said they had a "farming, forestry, and fishing" vrci ptitio 1. According to 1999
State Employment Development Department (EDD), there were an estimated 31 payroll
jobs in the "agriculture" related industrial classification.
g Consequently, durin the past 10 years the number of persons employed in the agriculture
related industries/occupations has declined. The needs of resident "farinworkers" or
p ersons employed in agriculture have been considered within the scope of the existing
g
housing needs analysis forexample, overpaying,, , overcrowding and substandard a in y g.
housing conditions.
A -57
r
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
5, Female Householders
According to the 1990 Census, there are 12,230 families living in the City in 1990. Of
this number, 11,239 (or 92 %) were married- couple families. The balance were families
with a male householder — 274 — and families with a female householder — 807. Thus,
families with a female head of household comprised 6.6% of all families residing in the
City. Of the 807 felllale households, 455 had children under the age ol• 18.
Another indicator Of the housing needs of females with children is the subf - Inlily
population. ulation. Subfamily members are counted as part of the householder's family.
Subfamilies include married- couple subfamilies, with or without oxvrl children; mother -
child subfamilies; and father -child subfamilies. The frill Census definition of a subjin Lily
is:
"Consists Of a nlar•ried- COUple (husband and wife elllltllerated as i11e111berS
of the same household) with Or without never-married children under 18
years old, or one parent with one Or more never - married children under 18
years old, living in a household and related to, but not including, either the
householder or the householder's spouse. The number of subfamilies is
not included in the count of families, Since subfamily members are
counted as part of the household's family."
The data on all subfamilies are summarized in Table A -27 on the next page. According
to the 1990 Census, almost 100 mother -child subfamilies reside xvith other householders.
Some subfamilies may live Ill Sll(,ll extended lc1inily arrangl.I rents as a 111attf..r of custom
or choice and not economic hardships. Tile reasons for such Subfamilies across different
communities and Rancho Palos Verdes, specifically, are not known.
From a numerical standpoint, the number of female householders is not extensive.
However, their needs may be more severe than other household types due to the pressures
of income g eneration and child rearing or living alone oil fixed Incomes. The City's
planned affordable senior housing development will contribute to meeting needs of
elderly persons in general and, specifically, some elderly women living alone on social
security income.
A -58
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
Table A -27
City of Rancho Palos Verdes
Subfamily Coin position- 1990
Subfamily Type Number Percent
Married - couple family
With own children
45
16.30%
No own children
119
43.10%
Mother -child subfamily
100
36.30%
Father -child subfamily
12
4.30%
Total
276
100.00%
Source: State Census Uata Lenter, i vvu Lensus or ropuiation auu r-IUMO 11�;, OL1111111C11 Y I I
Table construction by Castaneda & Associates
6, Homeless Persons and Families
The definitions of homeless, homeless persons and homeless families are:
Homeless: An individual or family who: 1) lacks a fixed, regular and
i httime residence; and 2 has a primary nighttime residence
adequate it g � )
that is a a supervised publicly or privately operated shelter designed to
p temporary provide tem living accommodations such as welfare hotels,
y re
con g g ate shelters, and transitional housing for the mentally ill; b) an
institution that rovides a temporary residence for individuals intended to
p
be institutionalized; or c) a public or private place not designed for, or
ordinaril y used, as a regular sleeping accommodation for human beings.
I-Ionleless Pelson (In(lividucd): A youth (17 years or younger) not
accompanied by an adult (18 years or older) or an adult without children.
Homeless Family ivilh Chilch-en: A family that includes at least one parent
or guardian and one child under the age of 18; a pregnant woman; or a
p erson n i the process of securing legal custody of a person under the age
of 18; who is homeless.
Sub o ulations: Homeless persons with service needs related to severe
mental illness (SMI) only; alcohol/other drug abuse (AODA) only; SMI
and AODA• domestic violence; AIDS /related diseases; sand other special
service needs.
A -59
TECHNICAL APPENDIX A NEEDS, RESOURCES & CONSTRAINTS
Field observations of actual or potential homeless persons are extremely rare. In the past
three years, the City Departments and County Sheriffs Departments have observed five
potential indications of homeless people. The observations were one -time only incidents,
rather than observations of persons who were permanently homeless. For example, four
of the observations were one -time, isolated incidents in the Narcissa area in the canyon.
on the beach in the brush area, in the canyon alongside Palo Verdes Drive East. and 111
Abalone Cove. A fifth observation was of a woman who was living in her car and
moving her car each night, staying In Rolling Hills Estate and Palos Verdes Estates. This
woman has not been seen since early in 2000.
I. ENERGY CONSERVATION OPPORTUNITIES
An analysis of opportunities for energy conservation with respect to residential
development is required by Section 65583(a)(7) of the Government Code. According to
the HCD:
"The purpose of this analysis is to ensure that the locality has to
considered how energy conservation can be achieved in residential
development and how energy conservation requirements may contribute to
reducing overall development costs and therefore, the supply and
affordability of units." (State Department of Housing and Community
Development, Housing Element Questions and Answers. Septeiiiber
2000.)
The City's Development Code requires compliance with State Energy Efficiency
Standards for residential and nonresidential buildings (Government Code Title 24, Part
6).
In addition, the City will support the elimination of contamination In older buildings
(lead -based paint, asbestos, etc) during rehabilitation and code inspections. These actions
will be accomplished during the course of inlplenlenting the I-Iousillg Improvement
Program and Code Enforcement Program.
The City also supports promotion of energy audits and resident participation in utility
rebate programs through private and public utility companies.
A -60
I
TECHNICAL APPENDIX A NEEDS, RESOURCES 8 CONSTRAINTS
J. ASSISTED HOUSING AT RISK OF CONVERSION TO MARKET RATE
HOUSING
According to Section 65583(a)(8) of the Government Code, a local lousing element must
include the following:
"An analysis of existing assisted housing developilleilts that are eligible to
change from low- income housing uses din -ing the nest 10 yecu-s chie to
termination of subsidy conk-acts, inoi•tgage 1»•epayinew, or e.ph -ation of
f•estrictions on use. "Assisted housing developments ", for the purpose of
this section, shall mean inulli f unily rental horsing that receives
governmental assistance under federal programs listed in subdivision (a)
of Section 65863.10, state and local multi - family revenue boild programs,
local redevelopment programs, the federal Coillillltility Development
Block Grant Program, or local in-lieu fees. "Assisted housing
developments" shall also include multi- family rental units that were
developed pursuant to a local inclusionary housing program or used to
qualify for a density bonus pursuant to Section 65916. (eInlAasis cidlcle(l)
During the period from 2000 -2010, there are no projects with rent affordability
restrictions at risk of conversion to market rate units.
There are seven affordable housing units located within the Villa Capri development
(Tract No. 44239). The units were set -aside for families having annual incomes less than
the City's median income. "I'he seven affordable units can not be converted to market
rate housing for 30 years. Since the project was approved in 1986, the City has
determined that the seven affordable units at the Villa Capri cannot be converted to
market rate housing until 2016.
A -61
1
I
TECHNICAL APPENDIX B
APARTMENT RENTAL HOUSING SURVEY
t
�r r �r � i■�r � w� �r +ter rr � � r � r� a� � r� �
CITY OF RANCHO PALOS VERDES- APARTMENT RENTAL SURVEY - FEBRUARY 2000
Project Year Total Rent Unit Rent l.!ni
[Name ddress Builq Units, Studios Rang Size Vacancy 1 bdrm. Rang Size Vacancy
Highridge 28125 Peacock Ridge 1974 255 0 87 1105-1205 900 2
12+ 1450 -1535 1050
Knoilbrook Falls 5711 Ravenspur Dr. 1970 88 0 22 875 -975 750 0
Palos Verdes Victoria 6758 Los Verdes 1969 -1973 390 4 720 -770 650 0 132 920 -1170 900 0
20+ 1070 -1270 1225
Palos Verdes Terrace 5762 Ravenspur 1962 69 3 795 400 0 8 995 1 100 0
4 1025 1100
Peninsula Apts.
2727 Ravenspur
1965 -1968
30
8 750 -780 NA
0 6
900
NA
0
Peninsula Villas
5644 Ravenspur
1979
48
0
0
tThe Villas at Rancho Palos Verdes
6600 Beachview
NA
215
0
NA
1250 -1450
775
0
No Name
29423 Indian Valley Rd
1970's
4
0
4
[Ocean View Apts.
6507 Ocean Crest Dr.
1.972
57
0
13
950 -1050
900
0
Ocean Crest Apts.
6510 Ocean Crest Dr.
1970
33
0
9
950 -1050
900
0
M � MM � M=
CITY OF RANCHO PALOS VERDES- APARTMENT RENTAL SURVEY - FEBRUARY 2000
Project Rent Uni I I Rent I Uni � Projec�
�e 2 bdrms. Rang Siz Vacancy 3 bdrms. Range Siz Vacanc Vacancy Rat
ighridge 103 1 470 -1695 1 200 3 37 1720 -1890 1550 0 1.96%
8+ 1785 -1850 1350 3+ 2015 1770
Knollbrook Falls 63 1000 NA 0 0 0.00 %
3 1100 NA
Palos Verdes Victoria 222 1070 -1470 1225 2 12 1470 -1670 1350 0 0.5104
Palos Verdes Terrace 2 1195 1100 0 8 1495 1500 1 1.45%
40 1350 1500 8 1850 - 19251800 -2200
Source: Telephone surveys conducted by Castaneda & Associates - February 2000
Table Construction by Castaneda & Associates
Peninsula Apts.
NA
1000 -1100 NA
0
NA 13 50 -13 80 NA'
0 0.00°/
Peninsula Villas
48
1100 200 -1300
1
0
2.08°/
Oe Villas at Rancho Palos Verdes
NA
1650- 2250100 -1465
0
NA 1950-2350 1375
0 0.00 ° /
No Name
2
1200 NA
0
2 1350-1750 NA
0 0.00 ° /
Pcean View Apts.
44
1300 -1500 1200
0
0
0.00°/
10cean Crest Ants.
24
1300 -1500 1200
0
0_
0.00 °i
Source: Telephone surveys conducted by Castaneda & Associates - February 2000
Table Construction by Castaneda & Associates
i
City of Rancho Palos Verdes
Apartment Rent Survey
DATE OF SURVEY: 02 -26 -00 DATE BUILT: 1974
PROJECT NAME: Highridge
ADDRESS: 28125 Peacock Ridge
R11 11kAncn ^f- 01 ITI MTRIf"C. 1 A
CONTACT PERSON: Barbara
TELEPHONE: 310.377.6800
Tr1T A l i 11 NI TTC • 7 r 1Z
IVWN VF .rvi`...i..../... iv
NUMBER OF BEDROOMS
0
- •-
1
87 12+
- -
2
103 8+
3
37 3 + loft
Rental range
1105 – 1205
1450 – 1535
1470 – 1695
1785 – 1850
1720-1890
2015
Square footage
q
900 — 1050
1200 — 1350
1550 - 1700
Number of bathrooms
1-1.5
2 - 2.5
2.5-2.5.5
Furnished
Unfurnished
x
x
x
Current Vacancies: 0 Bedroom 1 Bedroom _Z_ 2 Bedroom _3_
3 Bedroom
Utilities by ilities aid tenant: Gas Electric Water None (all electric)
Month to month x Lease or 6 month lease
Rental Subsidies: Yes No _x_ Number
Security provided: Yes_x� No Type garages are oa_ ted
Tenant Mix: Elderly _x Family with children X _x____
Family without children x
Recreation facilities/ project amenities: A/C Fireplace som
p
Workout facili ty -_ x Stove x i
_ Refrigerator Play area only n pool area
_
Laundry room —x Pool x Cable _x Other Tennis court/ basketball court
Parking: Spaces/Unit 1 be-
d,1 s ac 2 bed 2 s aces Enclosed: all underground
Dark in Covered Uncovered: Guest parking available: s m
City of Rancho Palos Verdes 03/02/00
i
1
1
1
1
1
1
i
City of Rancho Palos Verdes
Apartment Rent Survey
DATE OF SURVEY: 03 -03 -00
PROJECT NAME: Knoollbrook Falls
DATE BUILT: 1970
CONTACT PERSON: Sherry Barnett
ADDRESS: 5711 Ravenspur Drive TELEPHONE: 310.541.2396
NUMBER OF BUILDINGS: 3 story contiguous TOTAL UNITS: 88
NUMBER OF BEDROOMS
0
1
22
2
63 +3 +den
3
Rental range
875-975
1000-1100+
Square footage
750
NA
Number of bathrooms
1
2-2.5
Furnished
Unfurnished
x
x
Current Vacancies: 0 Bedroom 1 Bedroom 2 Bedroom
3 Bedroom NONE
Utilities paid by tenant: Gas Electric Water None (all electric)
Month to month x lease
Rental Subsidies: Yes No Number
Security provided: Yes_x No Type Gate
Tenant Mix: Elderly Family with children a few Single _x_
Family without children _x
Recreation facilities/ project amenities: A/C Fireplace
Workout facility Stove _x_ Refrigerator - Play area
Laundry room �x_ Pool _x Cable ready
Other Dishwasher
Parking: Spaces /Unit _i Enclosed: _x Covered
Uncovered: Guest parking available: no
(does have some extra available for rent by tenants)
City of Rancho Palos Verdes 03/02/00
i
1
1
1
1
City of Rancho Palos Verdes
Apartment Rent Survey
DATE OF SURVEY: 02 -29 -00
DATE BUILT: 1969 - 1973
PROJECT NAME: Palos Verdes Victoria Apart, CONTACT PERSON: Jackie
ADDRESS: 6758 Los Verdes
NUMBER OF BUILDINGS: 55
TELEPHONE: 310.377.5900
TOTAL UNITS: 390
NUMBER OF BEDROOMS
4
4
1
132 20+
2
222
3
12
Rental range
720 – 770
920 – 1170
1070-1270
1070-1470
1470-1670
Square footage
650
900-1225
1225
1350
Number of bathrooms
1
1
2
2
Furnished
Unfurnished
x
x
x
x
Current Vacancies: 0 Bedroom 1 Bedroom 2 Bedroom 2
3 Bedroom
Utilities paid by tenant: Gas Electric Water None (all electric)
Month to month x Lease 1 year then can go mo to mo
Rental Subsidies: Yes No x Number
Security provided: Yes_x No Type Security guard 5 nights a week
Tenant Mix: Elderly _x_ Family with children _x_ Single —.T.x_
Family without children _x_
Recreation facilities/ project amenities: A/C Fireplace some
Workout facility _xi Stove —x_ Refrigerator w Play area
Laundry room _x (13) Pool 4 Cable basic cable
Other
Parking: Spaces /Unit 1 and 2 Enclosed: Covered x
Uncovered: Guest parking available: limited
City of Rancho Palos Verdes 03/02/00
r
City of Rancho Palos Verdes
Apartment Rent Survey
DATE OF SURVEY: 03 -07 -00
DATE BUILT: Approx 1962
PROJECT NAME: Palos Verdes Terrace Apart, CONTACT PERSON: Wendy
ADDRESS: 5762 Ravenspur TELEPHONE: 310.544.2190
NUMBER OF BUILDINGS: 1 (5 —7 Story) TOTAL UNITS: 69
(Annmvimnfa hronlrrinuin)
NUMBER OF BEDROOMS
0
1
2
3
Pent
3
8
2 bed /1 bath (2)
8
8
2 bed /2 bath(40)
Rental range
795
995
1195-1350
1495
1 bed /1 bath $102!
3 bed /2bath$1850-
Square footage
400
1100
1100 - 1500
1500
1100
1800 -2200
Number of bathrooms
1
1
Furnished
Unfurnished
x
x
x
x
x
Current Vacancies: 0 Bedroom 1 Bedroom 2 Bedroom
3 Bedroom 1 Large Pent vacant
Utilities paid by tenant: Gas Electric Water All Electric
Month to month x Lease
Rental Subsidies: Yes No x Number
Security provided: Yes_x No Type Gated
Tenant Mix: Elderly Family with children_x� Single _x
Family without children _x
Recreation facilities/ project amenities: A/C Fireplace
Workout facility Stove x Refrigerator - Play area _no_
Laundry room _x_ Pool and Sauna Cable ready
Other Dishwasher
City of Rancho Palos Verdes 03/02/00
1925
CJ
C,
Palos Verdes Terrace Apartment (con'td)
Parking: Spaces /Unit _i
Covered Uncovered:
(Large penthouses has 2)
City of Rancho Palos Verdes 03/02/00
Enclosed: ,2 levels in building
Guest parking available: _no
w
i
City of Rancho Palos Verdes
Apartment Rent Survey
DATE OF SURVEY: 02 -29 -00
PROJECT NAME: Peninsula Apartments
ADDRESS: 5727 Ravenspur
NUMBER OF BUILDINGS: 1
DATE BUILT: 1965 - 1968
CONTACT PERSON: Vicky /Baranca
TELEPHONE: 310.541.2900
TOTAL UNITS: 30
Not sure
or exaci: cireaKaownj
NUMBER OF BEDROOMS
0
8
1
6
2
?
3
?
Rental range
750-780
900
1000-1100
1350-1380
Square footage
NA
NA
NA
NA
Number of bathrooms
1
1
1 and 2
2
Furnished
Unfurnished
x
x
x
x
Current Vacancies: 0 Bedroom 1 Bedroom 2 Bedroom
3 Bedroom NONE
Utilities paid by tenant: Gas Electric Water None (all electric)
Month to month x Lease
Rental Subsidies: Yes No _x_ Number
Security provided: Yes _x_ No Type Gated
Tenant Mix: Elderly _x Family with children _x Single x
Family without children x
Recreation facilities/ project amenities: A/C Fireplace
Workout facility Stove _x Refrigerator Play area _x
Laundry room x_ Pool _x Cable ready
Other NO PETS dishwasher
Parking: Spaces /Unit 112 bed. 1mace/ 3 bed. 2 space Enclosed: _x
Covered Uncovered: Guest parking available: no
City of Rancho Palos Verdes 03/02/00
City of Rancho Palos Verdes
Apartment Rent Survey
DATE OF SURVEY: 02 -28 -00 DATE BUILT: 1979
PROJECT NAME: Peninsula Villas
ADDRESS: 5644 Ravenspur
NUMBER OF BUILDINGS: 3
CONTACT PERSON: Laurie /Fred
TELEPHONE: 310.377.6261
TOTAL UNITS: 48
NUMBER OF BEDROOMS
0
1
2
3
Rental range
1100
Square footage
1200-1300
Number of bathrooms
1.5-2
Furnished
Unfurnished
x
Current Vacancies: 0 Bedroom _1 Bedroom 2 Bedroom 1 coming up
3 Bedroom
Utilities paid by tenant: Gas Electric Water None (ail electric)
Month to month x Lease 1 year then mo to mo
Rental Subsidies: Yes No x Number
Security provided: Yes_x No Type G`
Tenant Mix: Elderly Family with children x_ Single
Family without children _x
Recreation facilities/ project amenities: A/C Fireplace
Workout facility Stove _x_ Refrigerator ._ Play area
Laundry room _x_ Pool x Cable ready
Other
Parking: Spaces /Unit _1.5
Uncovered,
City of Rancho Palos Verdes 03/02/00
Enclosed: Covered x
Guest parking available: no
1
1
City of Rancho Palos Verdes
Apartment Rent Survey
DATE OF SURVEY: 2- 26/3-2 -00 DATE BUILT: NA
PROJECT NAME:The Villas at Rancho Palos Verdes CONTACT PERSON: David /Joyce
(Used to be Porto Palos Verdes)
ADDRESS: 6600 Beachview Drive TELEPHONE: 310.541.1311
NUMBER OF BUILDINGS: NA TOTAL UNITS: 215
(%A1nt dri nn*
NUMBER OF BEDROOMS
0-
1
2
3
Rental range
1250-1450
1650 — 2250
1950-2350
Square footage
775
1100 —1465
1375
Number of bathrooms
1
1.5-2
2
Furnished
Unfurnished (CAN BE FURN
SHED)
x
x
x
Current Vacancies: 0 Bedroom 1 Bedroom 2. Bedroom
3 Bedroom NONE
Utilities paid by tenant: Gas Electric Water None + 20 —
30 a month for water sewer (ail electric)
Month to month x +$200 premium lease 6 mo + $50 premium straight lease
Rental Subsidies: Yes No x Number
Security provided: Yes x Type Courtesy patrol
Tenant Mix: Elderly _x Family with children _x_ Single ._x_
Family without children _x______
Recreation facilities/ project amenities: A/C Fireplace some
Workout facility _x_ Stove _x_ Refrigerator Play area
Laundry room _x Pool x Cable
Other
Parking: Spaces /Unit Enclosed: Covered
(NA) Uncovered: Guest parking available:
City of Rancho Palos Verdes 03/02/00
City of Rancho Palos Verdes
Apartment Rent Survey
DATE OF SURVEY: 02 -27 -00
PROJECT NAME: Unnamed
ADDRESS: 29423 Indian Valley Road
NUMBER OF BUILDINGS:
DATE BUILT: Early 1970's
CONTACT PERSON: Bill Chidsey
TELEPHONE: 310.373.4390
TOTAL UNITS: 4 Townhouse units
NUMBER OF BEDROOMS
0
1
Z
2
3
2
Rental range
1200
1350-1750
Square footage
NA
NA
Number of bathrooms
1.5
2.5
Furnished
Unfurnished
x
x
Current Vacancies: 0 Bedroom 1 Bedroom 2 Bedroom
3 Bedroom NONE
Utilities paid by tenant: Gas Electric Water None
Month to month x Lease Initially then mo to mo
Rental Subsidies: Yes No _x Number
Security provided: Yes No _x_ Type
Tenant Mix: Elderly Family with children _1_ Single x Youna adults
Family without children
Recreation facilities/ project amenities: A/C Fireplace —1_
Workout facility Stove ____x_ Refrigerator — Play area
Laundry room Pool Cable Basic
Other Dishwasher
Parking: Spaces /Unit 6-sl2aces in ac. arge Enclosed: Covered
Uncovered: _1 Guest parking available: no
City of Rancho Palos Verdes 03/02/00
City of Rancho Palos Verdes
Apartment Rent Survey
DATE OF SURVEY: 02 -26 -00
PROJECT NAME: Ocean View Apartments
ADDRESS: 6507 Ocean Crest Drive
NUMBER OF BUILDINGS: 1
DATE BUILT: 1972
CONTACT PERSON: Mike
TELEPHONE: 310.541.5985
TOTAL UNITS: 57
NUMBER OF BEDROOMS
0
1
13
2
44
3
Rental range
950 —1050
1300 — 1500
Square footage
900
1200
Number of bathrooms
1
2
Furnished
Unfurnished
x
x
Current Vacancies: 0 Bedroom 1 Bedroom 2 Bedroom
3 Bedroom NONE
Utilities paid by tenant: Gas Electric
Month to month x Lease
Rental Subsidies: Yes No x Number
Security provided: Yes No x
Water None
Tenant Mix: Elderly _x Family with children x Single x_
Family without children x
Recreation facilities/ project amenities: A/C Fireplace
Workout facility Stove —x — Play area
Laundry room In apart Pool x (play area around pool) Cable a i
Other Dishwasher
Parking: Spaces /Unit _1"
Uncovered:
City of Rancho Palos Verdes 03/02/00
Enclosed: In building Covered
Guest parking available: no
City of Rancho Palos Verdes
Apartment Rent Survey
DATE OF SURVEY: 02 -26 -00
PROJECT NAME: Ocean Crest Apart,
ADDRESS: 6510 Ocean Crest Drive
NUMBER OF BUILDINGS: 1
DATE BUILT: 1970
CONTACT PERSON: Mike
TELEPHONE: 310.541.5985
TOTAL UNITS: 33
NUMBER OF BEDROOMS
0
1
9
2
24
3
Rental range
950-1050
1300-1500
Square footage
900
1200
Number of bathrooms
1
2
Furnished
Unfurnished
x
x
Current Vacancies: 0 Bedroom 1 Bedroom 2 Bedroom
3 Bedroom NONE
Utilities paid by tenant: Gas Electric Water None
Month to month X lease
Rental Subsidies: Yes No x Number
Security provided: Yes No x Type
Tenant Mix: Elderly _x with children_x Single _x
Family without children _x
Recreation facilities/ project amenities: A/C Fireplace
Workout facility Stove Refrigerator — Play area
Laundry room In a12 Pool x (Play area around pool) Cable a is
Other Dishwasher
Parking: Spaces /Unit _1 Enclosed: (In building) Covered —
Uncovered: Guest parking available:
City of Rancho Palos Verdes 03/02/00
TECHNICAL APPENDIX C
HOUSING ELEMENT PROGRESS REPORT
I-
I
TECHNICAL APPENDIX C PROGRESS REPORT
OVERVIEW
Section 65588(a) provides that each local government shall review its housing element as
frequently as appropriate to evaluate the following:
D The appropriateness of the housing goals, objectives, and policies in
contributing to the attainment of the state housing goal.
0 The effectiveness of the housing element in attainment of the community's
housing goals and objectives.
0 The progress of the city, county, or city and county, in implementation of
the housing element.
Such an evaluation would focus on the following:
El "Effectiveness of the element" (Section 65588(a)(2)): A comparison of the
actual results of the earlier element with its goals, objectives, policies and
programs. The results should be quantified where possible (e.g.,
rehabilitation results), but may be qualitative where necessary (e.g.,
mitigation of government constraints).
0. "Progress in implementation")(Section 65583(a)(3): An analysis of the
significant differences between what was projected or planned in the
earlier element and what was achieved.
0 "Appropriateness of goals, objectives and policies" (Section 65588(a)(1)):
A description of how the goals, objectives, policies and programs of the
updated element incorporate what has been learned from the results of the
prior element.
QUANTIFIED OBJECTIVES
The prior Housing Element established the following quantified objectives:
1. Provide at least 38 very low, 46 low and 52 moderate - income housing
units.
2. Continue to supply the ten moderate - income units at the Villa Capri
condominium development.
3. Improve, repair or rehabilitate up to ten substandard housing units.
4. Conserve 219 existing housing units within the City's redevelopment
project area.
I C -1
TECHNICAL APPENDIX C PROGRESS REPORT
1
5. Continue to pursue financing for residents in the Redevelopment area.
6. Provide the required number of RHNA housing, including above market
rate housing.
PRIOR HOUSING ELEMENT PROGRESS REPORT
Chart C -1 provides a detailed progress report with respect to each of the goals, policies,
programs and actions stated in the prior Housing Element. For each Goal, the prior Housing
Element presented a series of supporting Policies, Programs and Actions. Chart C -1 has arrayed
all the Goals and their supporting Policies, Programs, and Actions in a "spreadsheet" format.
APPROPRIATENESS OF GOALS, OBJECTIVES, POLICIES AND PROGRAMS
The evaluation of the prior Housing Element reveals that the goals have pursued and that many
policies have been followed. The quantified objectives for new construction were not achieved
with regard to very low, low and moderate - income households. Ten units at the Villa Capri
continued to provide affordable housing opportunities. The City exceeded its rehabilitation
objective of 10 units by contributing to the improvement of 17 homes. Objectives pertaining to
the Redevelopment Area were met and the Agency has adopted an implementation plan, in
accordance with state law. The RHNA objectives were not met.
Many of the actions, policies, and ordinances adopted during the program period of the prior
Housing Element have provided the foundation for the revised Housing Element. These include,
for example, the CDBG - funded Housing Improvement Program, in -lieu fee and housing
mitigation fee, and the Redevelopment Agency's AB 1290 Implementation Plan.
The review of the prior Housing Element contributed to preparation of the goals, policies and
objectives of the revised Housing Element. In addition, the revised Housing Element
incorporates the existing housing programs that will contribute to meeting the goals, policies and
programs.
I C -2
LI
L -i
u
TECHNICAL APPENDIX C
CHART C -1
CITY OF RANCHO PALOS VERDES
tIOUSING ELEMENT PROGRESS 11E P0117'
PROGRESS REPORT
Goal I: Meet the City's designated Regional Housing Needs Assessment for very low, low and
moderate - income households.
Policies
Programs
Action(s)
Level of
Achievements
Provide assistance to
a. Federal Section 8
Coordinate
Maintained coordina-
the future needs groups
New Construction —
information brochures
tion with Housing
tlirougii rental subsidies
provides funding for
and implementation
Authority.
and mortgage loan
the construction of
through the County
Section 8 no longer
assistance.
housing affordable to
Housing Authority.
a new construction
lower income
program.
persons.
b. Federal Section 8
Continue regular
Annual Section 8 rent
Existing Housing —
review of rental rates.
limits were reviewed
provides rent
by staff (Department
subsidies to low-
of Planning, Building
income renters. The
and Code Enforce -
majority of rents in
ment).
tiie City exceed the
ceiling levels set for
participation in the
program, but some
needs liouseliolds do
exist.
c. Evaluate the
Coordinate with Los
Accomplished as part
feasibility of
Angeles County
of Dousing mitigation
providing rental
Housing and other
fee study, AB 1290
assistance subsidies to
agencies.
Redevelopment
very low, low and
Implementation Plan
moderate - income
and acquisition of
families, using
affordable Dousing
CDBG, set -aside
site.
funds or housing
mitigation fee
revenues.
d. Evaluate and, if
Prepare appropriate
Ordinances and
feasible, implement a
studies and
resolutions adopted
Dousing mitigation fee
ordinances.
for non - residential
for new development
and residential
tlirougli conditions of
development.
approval or specific
Two projects required
plan regulations to be
to pay fees.
allocated to an affor-
dable liousing fund.
C-3
1
i
i
-1
LJ
TECHNICAL APPENDIX C PROGRESS REPORT
Provide a variety of
a. Determine which of
Appropriate
Partially accomplished
housing for future
the following might
ordinances
as indicated below in
needs groups.
best supplement the
b through f.
existing housing
stock:
b. Work with existing
Establish lines of
City staff coordinates
agencies to expand
communication.
on an ongoing basis
Dousing services in
with the Peninsula
the City: Douse
Seniors and other
sharing, group care,
senior groups.
congregate Domes,
outreach efforts.
c. Complete study and
Appropriate
Not accomplished.
hearings of mixed -use
ordinances
Goal was reached by
ordinance.
other ordinances.
d. Accommodation of at
Develop an
Expenditure plan
least 40 domestic
expenditure plan for
completed. Target of
quarters within new
the 20% set -aside
40 domestic quarters
homes or additions to
funds.
was not reached.
existing homes.
e. Establish a permit
No specific action
Not accomplished.
tracking system to
noted in prior Housing
Will be included as
identify domestic
Element
part of second unit
quarters and provide
program included in
information to
Housing Element
appropriate
Update.
employment and
housing agencies
f. Prepare standards for
Prepare appropriate
Accomplished as
on -site employee
ordinances.
part of Housing
housing for commer-
Impact Fee Program.
cial development
through conditional
use permits or spe-
cific plan regulations.
Minimize restrictions to
a. Establish staff
Designate staff
Accomplished.
affordable housing.
responsibility to
member and
Monitoring responsib-
monitor affordable
development tracking
ility Dandled by
housing restrictions.
and enforcement
Department of
procedures.
Planning, Building &
Code Enforcement.
b. Revise Development
Prepare appropriate
Not accomplished.
Code to reduce time
ordinances.
frame for approvals,
C -4
f
TECHNICAL APPENDIX C
PROGRESS REPORT
Monitor state and
a. Periodic review of
Staff person to review
Accomplished. CDBG
federal housing
pertinent programs
data as it is available.
Housing Improvement
programs and funding
and legislation.
Coordinate
Program established
to determine resources
Construction — pro-
information brochures
in cooperation with
available to special
vides funding for con-
and implementation
LA County CDC.
needs groups.
struction of housing
through the County
Section 8 no longer
loan assistance
affordable to lower
Housing Authority.
Also, Department of
income persons.
Planning, Building
b. Federal Section 8
Continue regular
and Code Enforcement
Existing — provides
review of rental rates.
has a staff person
rent subsidies to low-
assigned to review
income renters. The
this information.
Goal II: Provide affordable housing for the City's designated very Iow, low and moderate
income households_
Policies
Programs
Action(s)
Level of
Achievements
Provide assistance to
a. Federal Section 8 new
Coordinate
Maintained coordina-
the existing needs
Construction — pro-
information brochures
tion with Housing
groups through rental
vides funding for con-
and implementation
Authority.
subsidies and mortgage
struction of housing
through the County
Section 8 no longer
loan assistance
affordable to lower
Housing Authority.
a new construction
income persons.
program.
b. Federal Section 8
Continue regular
Annual Section 8 rent
Existing — provides
review of rental rates.
limits were reviewed
rent subsidies to low-
by staff (Department
income renters. The
of Planning, Building
majority of rents in
and Code Enforce -
the city exceed the
ment).
ceiling levels set for
participation in the
program, but some
needs households do
exist.
c. Evaluate the feasi-
Coordinate with Los
Accomplished as part
bility of providing
Angeles County
of housing mitigation
rental assistance
Housing and other
fee study, AB 1290
subsidies to very low,
agencies.
Redevelopment
low and moderate
Implementation Plan
income families,
and acquisition of
using CDBG, set-
affordable housing
aside funds or
site.
Dousing mitigation
fee revenues.
C -5
1
TECHNICAL APPENDIX C
PROGRESS REPORT
Provide housing for the
a. Continue to provide
Approved for
Not accomplished.
special needs groups
the 12 moderate
development by City.
Developer allowed
such as the
income housing units
seniors, coordinate
entitlements to expire.
handicapped, the
at the Marriott
with the Peninsula
up to 13 affordable
elderly, overcrowded
Lifecare Center.
Seniors, Los Angeles
senior Dousing units.
Dousing, farm workers,
County and other
and the homeless.
agencies.
Goal III: Improve the existing affordable housing.
Policies
b. Accommodation of at
Implement a home-
Not accomplished.
Provide improvement
least 30 senior home-
sharing program for
Goal will be met
subsidies to very low,
sharing arrangements
seniors, coordinate
by development of
low and moderate-
in existing homes.
with the Peninsula
up to 13 affordable
income households that
Seniors, Los Angeles
senior Dousing units.
meet the eligibility
County and other
requirements for the
agencies.
CDBG program or the
c. Continue to evaluate
Staff person to review
1990 Census data
20% set -aside fund
the 1990 Census date
data as it is available.
was reviewed in detail
related to the City's
regarding unique
as part of the Housing
redevelopment.
household
Element Update.
Evaluate opportunities
characteristics.
Coordinate with Los
Tile City has a
Goal III: Improve the existing affordable housing.
Policies
Programs
Action(s)
Level of
Achievements
Provide improvement
Accomplished as part
subsidies to very low,
of the CDBG funded
low and moderate-
Housing Improvement
income households that
Program.
meet the eligibility
requirements for the
CDBG program or the
20% set -aside fund
related to the City's
redevelopment.
Evaluate opportunities
a. Federal Section 8
Coordinate with Los
Tile City has a
to fund rehabilitation of
Moderate Rehabil-
Angeles County
participation
low /mode -rate income
itation — provides for
Housing or other
agreement with the
housing.
payment contracts on
agencies to assist
LA County Housing
multi - family units
property owners of
Authority.
needing moderate
multi- family units
A program has been
rehabilitation in
with information about
included in the
conjunction with
this program and help
Housing Element
rental assistance.
coordinate
Update to expand
applications.
rental assistance.
C -6
L_
TECHNICAL APPENDIX C PROGRESS REPORT
Goal IV: Preserve the City's existing housinp, stock.
Policies
b. California Housing
Coordinate with Los
Not accomplished.
Establish neighborhood
Finance Agency
Angeles County
CHFA financing tnay
preservation and
Direct lending —
Housing or other
be one source for
beautification efforts.
provides loans to
agencies to assist
affordable housing.
Continue stabilization
housing sponsors for
property owners of
Accomplished.
efforts related to the
construction or
multi- fanlily units
landslide area.
rehabilitation of
with information about
housing projects
this program and help
containing over five
coordinate
units.
applications.
Address fair housing
Fair housing
complaints through
complaints were
community
Dandled by the Fair
organizations
Housing Foundation.
coordinated with the
A local information
Metro - Harbor Fair
and referral program
Housing Council.
has been incorporated
in the Housing
Element Update.
Evaluate regulatory
Possible amendments
Density bonuses and/
options for
to subdivision or
or other incentives are
discouraging or
conditional use permit
provided to condo -
prohibiting conversions
regulations.
miniutn conversion
of apartments. to
projects that provide
condominiums.
Dousing affordable to
low and moderate
income households.
Develop an ordinance
Prepare appropriate
Density bonuses
implementing the state
ordinances.
and /or other incentives
density bonus law.
for new affordable
Dousing are included
in the Development
Code.
Continue to
Accomplished as part
accommodate
of the Development
manufactured Dousing
Code.
in residential zones.
Goal IV: Preserve the City's existing housinp, stock.
Policies
Programs
Action(s)
Level of
Achievements
Establish neighborhood
Continue existing
Accomplished.
preservation and
recycling grants
beautification efforts.
program.
Continue stabilization
Grading and cleaning
Accomplished.
efforts related to the
of Portugese Canyon
landslide area.
to restore natural
drainage. To ensure
C -7
1
TECHNICAL APPENDIX C PROGRESS REPORT
Goal V: Promote a range of housing types.
Policies
Programs
proper drainage, a i/2
Accomplished.
round CMP pipe will
Included in AB 1290
Encourage a variety of
be placed at the
Redevelopment
housing types in new
bottom of the canyon.
Im lementation Plan.
Continue funding and
Continue current
Accomplished.
support for RDA
efforts and complete
Included in AB 1290
landslide abatement
adopted projects.
Redevelopment
efforts.
Im lementation Plan.
Goal V: Promote a range of housing types.
Policies
Programs
Continue to pursue
Accomplished.
financing for residents
Included in AB 1290
Encourage a variety of
in the Redevelopment
Redevelopment
housing types in new
area.
Im lementation Plan.
Goal V: Promote a range of housing types.
Policies
Programs
Action(s)
Level of
Achievements
Encourage a variety of
Approve and support a
Accomplished.
housing types in new
skilled care elderly
Original project was
development, including
housing project, in
not constructed.
rentals, which will
part to provide for
A 122 unit assisted
maintain the present
low - income elderly.
living project was
predominance of single-
constructed for the
family residences found
elderly.
throughout the
community.
Permit residential
Accomplished.
planned development
city-wide and require
in the coastal area.
Permit manufactured
Permitted by the
homes on all buildable
Development Code.
singe - family
residential lots in the
city.
Provide senior housing
City Redevelopment
through area block
Agency Housing Set -
grant monies.
Aside funds have been
used to acquire a site
for up to 13 senior
affordable housing
units.
Discourage conversion
Monitor vacancy rates
Rental vacancy rates
of apartments and
and provide several
monitored as part of
prohibit conversion
program incentives to
in -lieu fee study and
when City vacancy rate
apartment owners.
Housing Element
is less than 5 %, since
Update. Applications
this further limits the
for apartment
economic range of
conversions have not
housing
been submitted.
C -8
1-1
Attachment 1
' City of Rancho Palos Verdes
Department of Planning, Building and Code Enforcement
Fee Schedule for Minor and MaJ or ' A pP lications
1
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I-
DEPARTMENT OF PLANNING, BUILDING AND CODE ENFORCEMENT
FEE SCHEDULE
EFFECTIVE
JANUARY 20, 2001
CITY COUNCIL RESOLUTION NO. 92-68
AND AMENDED BY CITY COUNCIL RESOLUTIONS No. 96 -10, No. 96 -86,
No. 96 -100, No. 97 -26, AND 2000 -81
APPLICATION TYPE
FEE
MINOR APPLICATIONS
Business License /Home Occupation
$12
Certificate of Compliance
$1,010
City Tree Review Permit
No Fee
Coastal Permit
(Hearing Officer)
Non - appealable
$470
Appealable
$580
Covenant Processin g
$35
Covenant Termination
$35
Exotic Animal Permit
$20
Fences, Walls and Hedges
$310
Foliage Analysis
$110
Geologic
Reviews
Category 1
$150
Category 2
$1,200
Category 3
$1,350
Category 4
-
$300
Category 5
Trust Deposit
(initial amount to be determined by Staff)
i Investigation ation Permit
Geologic g
$180
plus Security Deposit as determined by Staff
Grading
Minor: 20 to 50 cubic yards or 3' to 5' of
cut or fill
$195
51 to 999 cubic yards or
51 to 4,999 cubic yards of remedial
grading
$390
plus Trust Deposit (minimum initial deposit to be
determined by Staff)
1,000 to 9,999 cubic yards
or 5,000 to 9,9991 cubic yards of
remedial grading
$520
plus Trust Deposit (minimum initial deposit to be
determined by Staff)
1 Considered a major application
Exhibit `A'
Resolution No. 2000 -81
Page 1 of 5
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APPLICATION TYPE
FEE
$740
10,000 to 99,999 cubic yards'
plus Trust Deposit (minimum initial deposit to be
determined by Staff)
Grading
$960
(continued)
100,000 cubic yards or greater'
plus Trust Deposit (minimum initial deposit to be
determined by Staff)
Ham Radio Antenna Permit2
$685
Landscape Plan Check and Inspection
$240
Standard Permit
$20
Large Domestic
Animal Permit
Conditional Permit
$20
Large Family Day Care
$410
2 to 5 lots
$430
plus Trust Deposit for City Engineer Review
Lot Line
Adjustment
6 or more lots
Trust Deposit
(minimum initial deposit to be determined by
Staff
Neighborhood Compatibility Analysis
$175
Temporary
$200
Parking Lot Permit
$460
Permanent
Planning Certification Letter
$110
Reversion to Acreage
$275
plus $15 per lot
Temporary 3
$65
(one or more)
Sign Permit
permanent
$110
(Staff Review)
plus $5 for each additional sign
Minor Site Plan Review
$45
Addition /Accessory Structure
$65
Site Plan Review4
$110
New Residence
Second Unit
$110
2This permit type is required onl if the antenna does not qualify for the Site Plan Review Process.
3A $50 refundable Security Deposit shall be collected for any Temporary Sign in the Public Right -of -way.
4The fee for any staff level Site Plan Review that requires a site visit shall be $110.00 regardless of the type of
proposal.
Exhibit `A'
Resolution No. 2000 -81
Page 2 of 5
�1
APPLICATION TYPE
FEE
Antenna -ham radio
$110
Site Play Reviews
Antenna - satellite dish
$260
(continued)
(plus a Trust Deposit as determined by Staff for
review of any required technical reports.)
Special Construction Permit
$290
Special Use Permit
$460
Temporary Vendor Permit
$65
Use /Interpretation Procedure
$380
MAJOR APPLICATIONS
Affordable Housing Feasibility Analysis
Trust Deposit -
Minimum initial deposit to be determined by staff
Coastal Permit
Nonappealable
$7206
(Planning
Commission)
Appealable
$1,150'
Initiation Request
$330
Coastal Specific
Plan Amendment
Application
Trust Deposit
(minimum initial deposit of $4,500)
Initiation Request
$330
Application
Trust Deposit
(minimum initial deposit to be determined by
Code Amendment
-
Staff)
Revision to Existing CUP
$600
New CUP for pre - existing use
$600
New CUP
$2,400
Conditional Use
Permit
Residential Planned Development
$2,400
(a Trust Deposit may also be required based on
the complexity of the proposal)
Trust Deposit
Density Bonus Request
(minimum initial deposit of $2,000)
Encroachment
Standard
$700
Permit
5The fee for any staff level Site Plan Review that requires a site visit shall be $110.00 regardless of the type of
proposal.
6 I the Coastal Permit is filed in conjunction with other applications for concurrent processing, the fee shall be
one half (1 /2) of the stated fee.
Exhibit `A'
Resolution No. 2000 -81
Page 3 of 5
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APPLICATION TYPE
FEE
Tract Entrance Observation Structures
Trust Deposit
Encroachment
(minimum initial deposit of $1,000)
Permit continued
Environmental
initial Study /Negative Declaration
$1,230
Assessment
Environmental
Environmental Impact Report
Trust Deposit
Assessment
(minimum initial deposit to be determined by
(continued)
staff)
Extreme Slope Permit
$410
Initiation Request
$330
General Plan
Amendment
Trust Deposit -
Application
Minimum initial deposit to be determined by Staff
Height Variation
Staff Review
$1,000
Planning Commission Review
$1,260
Permit
Trust Deposit -
Landslide Moratorium Exclusion
Minimum initial deposit to be determined by Staff
Landslide
Staff Review
$110
Moratorium
$730
Exception Permit
City Council
Minor Exception Permit
$320
Miscellaneous Hearing
$260
$2'820
Tentative or Vesting Tentative
plus Trust Deposit for City Engineer Review
Parcel Map
$500
Final
plus Trust Deposit for City Engineer Review
Sign Permit
Temporary
$370
permanent
$540
(Planning
Commission)
plus $20 for each additional sign
Application
Trust Deposit
(minimum initial deposit to be determined by
Staff)
Specific Plan
Amendment
Trust Deposit
(minimum initial deposit of $4,500)
Trust Deposit
Tentative or Vesting Tentative
(minimum initial deposit of $9,900)
Trust Deposit �
Tract Map
(minimum initial deposit to be determined by
Final
Staff) plus Trust Deposit for City Engineer
Review
Exhibit `A'
Resolution No. 2000 -81
Page 4 of 5
i
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APPLICATION TYPE
FEE
Variance
$1,140
$185 initial base
View Restoration Permit
plus Trust Deposit
(minimum initial deposit to be determined by
Staff)
Zone Change
° g
Trust Deposit
(minimum initial deposit of $4,550)
MISCELLANEOUS
$13
Data Entry
Electronic History File
one time processing fee per property
$3
Data Processing
for each Planning application and building
permit issued
Document and Printing Services
$0.15 per page copied
Half of the permit fee for applications with a flat
Revisions and Amendments
fee, or a Trust Deposit (as determined by Staff)
for those applications which required, or would
have required a Trust Deposit originally
Minor Application Appeals
(except Coastal Permits)
$700 per appellant
Major Application Appeals
$940 per appellant
Penalty Fee
After the Fact Applications)
Double the application fee
Time Extensions
$100
or the amount of the original application fee if
less than $100
Stamping Extra Plans
$25
Per set beyond those required for plan check
Revised: 1 -09 -2001
Exhibit `A'
Resolution No, 2000 -81
Page 5 of 5