The Regional Housing Needs Assessment (RHNA) is mandated by State Housing Law as part of the periodic process of updating local housing elments of the General Plan. The RHNA quantifies the need for housing within each jurisdiction during specified planning periods.
The Regional Housing Needs Assessment (RHNA) allocation to the City of La Palma for the income categories; extremely-low, very-low, low, moderate, and upper-income units during the 2014-2021 planning period is as follows:
-Extremely Low Income: 1 unit
-Very Low Income: 1 unit
-Low Income: 2 units
-Moderate Income: 2 units
-Upper Income: 3 units
RHNA Total of 9 units
Current income category limits can be downloaded on the State of California Department of Housing and Community Development's (Department) website:
Official State Income Limits for 2015 (effective April 15, 2015) are below:
|Income Category||1 Person Household||2 Person Household||3 Person Household||4 Person Household||5 Person Household||6 Person Household||7 Person Household|
*Orange County 4-Person Area Median Income: $87,200
The City’s Inventory of Sites for Housing Development, which can be found in Appendix C, Table C-28 of the Housing Element in La Palma's General Plan, can accommodate the RHNA’s income category allocations if adequate regulatory and financial incentives are provided. The realistic capacity and suitability of each of the sites that could accommodate a portion of the City’s housing need is discussed below.
5052 and 5062 La Palma Avenue (APNs 262-081-04 and 62-081-05)
These two adjacent parcels are each approximately 17,000 square feet (0.39 acres), and each contains one single-family residence. The residence located at 5052 La Palma Avenue was built in 1965 and is 2,474 square feet. The residence located at 5062 La Palma Avenue was
built in 1958 and is 1,350 square feet. While both properties are well maintained and appear to be structurally sound, they front on a four-lane arterial and are zoned for multi-family residential use. It is possible that the two parcels could be consolidated, similar to the nearby six-unit project recently developed at 5082 La Palma, which has similar site circumstances. That project also involved the replacement of a single-family unit with six units, indicating that there is market demand for this type of infill housing. In order to encourage multiple-family development, the City extended the Village Overlay (VO) to these parcels in 2011, increasing the allowable density on both parcels to 30 units/acre. The overlay allows up to 11 units on each parcel (22 units total) if the parcels remain separate, or 23 units if they are consolidated, excluding any potential density bonus. To be conservative, these sites are assumed to develop at 80% of that allowable capacity, or nine units on each site. Because the VO overlay allows multi-family development by right beyond the default density of 20 units/acre, these sites are assigned to the lower-income site inventory.
7822 Denni Street (APN 263-342-59)
There is only one vacant parcel in the City zoned for single-family development. If subdivided, this parcel could potentially accommodate three single-family homes. However, access to the site would likely inhibit such development. To be conservative, it is estimated that one
home would be developed on this vacant parcel, which is assigned to the above-moderate-income site inventory. The property owner has indicated the potential to seek development of a second unit on the site as well.
5017 Crescent Avenue (APN 262-380-01)
This property is a 0.41-acre site; is designated Multiple Family Residential and rezoned R-3. The parcel is surrounded to the south and east by other multi-family residential uses.
While this analysis demonstrates that vacant and underutilized sites have sufficient realistic capacity to meet the City’s RHNA allocation, adequate incentives and subsidies will need to be provided to ensure that housing units can be built within the appropriate income categories. Programs 10 and 14 in the Housing Plan ensure that the City will provide a density bonus if requested and other incentives as feasible to encourage development of lower-income units commensurate with the City’s RHNA allocation for this planning period.
Responsible Agency: Community Development Department