Introduction

La Habra is located in the northwest corner of Orange County bordering on the Orange-Los Angeles County border line. The City is approximately 7.3 square miles in size and is substantially comprised of single family residential neighborhoods. The City has experienced a transition from a quite citrus community to a balanced community having a broad range of housing types, styles, and prices; a range of shopping, professional, commercial services and light industrial areas. In many communities, growth is due in part by the location of the freeway through or near the city. However, La Habra has experienced growth without the presence of a freeway. Most of La Habra's growth can be attributed to the City's central location within the Los Angeles-Orange County metropolitan area.

Action Plan

In Fiscal Year 1995, the City of La Habra will receive $772,000 in CDBG entitlement grants. This funds will be spent primarily on housing rehabilitation, public services and planning.

Citizen Participation

The La Habra Consolidated Plan is the result of considerable discussion and input from many different sources including the combined efforts of City staff, the City Council, the City's Housing and Community Development Citizen Participation Committee, the residents of the City, advocate groups, and local non-profit organizations. At the beginning of planning process, the Citizen Participation Committee held several meetings to identify the current and future housing needs, received public comment on the current needs of the community, heard presentations for funding allocation and presented a draft Consolidated Plan to the City Council which incorporated input and comments from the community.

La Habra is a culturally diverse City of approximately 54,907 residents who reside in some 18,928 housing units. Between 1980 and 1990 La Habra gained 6,034 (13%) new residents. Numerically, this is higher than the level of growth between 1970 and 1980, during which 3,882 new residents were gained.

According to the State Department of Finance, the population of the City of La Habra increased by 1.68 percent from 1992 to 1993, 1.74 percent from 1993 to 1994, and 1.36 percent from 1994 to 1995. The City anticipates that La Habra population and housing will continue to increase modestly for the next five years, reflecting the relatively scarce opportunities for further development of new housing. According to the Southern California Association of Governments (SCAG) projections, La Habra will experience a 9 percent population growth (4,728 new residents) between 1990 and 2000 and a 5 percent population growth (3,100 new residents) between 2000 and 2010.

According to the Federal 1990 Bureau of the Census report, single family units including both detached and attached homes and mobile homes total 12,227 units in the City, or 65 percent of the total housing stock. Multiple family apartments and group quarters consist of 6,443 units. According to the 1990 census 56 percent of the occupied housing units were owner occupied and 44 percent were renter occupied. The City's home ownership increased by 6 percent from 9,628 to 10,221 between 1980 and 1990.

Population and minority data from the 1990 Census indicated that most minority groups within the City of La Habra increased substantially between 1980 and 1990, while the non- white population decreased by 7 percent. La Habra diverse community comprised with 60.9 percent Whites, 33.9 percent Hispanics, 3.8 percent Asian and .8 percent of Blacks. Hispanics, the largest single minority group in the City increased by 73 percent from 10,052 people in 1980 to 17,395 people in 1990. Based on the 1990 Census, Hispanics, the largest represented minority group in the City, showed the highest concentration of households overlapping with concentrations of low income households. These areas are mainly located in the central area of the City, which is characterized by older residential units and a mix of single family and multi-family units.

The 1990 Census indicates 24 percent of the total households are considered very low income (less than 50% of the median income for the County), 11 percent are other low income (51% to 80% of the median income of the County), and 10% are moderate income (81% to 95% of the median income for the County).

Conditions

The 1990 U.S. Census reported a 9 percent increase in housing units from 1980 where the population increased 13 percent. This indicates that housing stock is not increasing at the rate of the population. This situation is a result from the fact 99 percent of the City's land area is developed giving only opportunities for residential development at some small in-fill sites through out the City.

The majority of the housing stock in the City is between 20 and 30 years old. Approximately 70 percent of the City's housing stock was constructed prior to 1970. In general, the condition of the housing stock is sound with some problem areas localized in specific neighborhoods within the central and oldest portion of the community.

Looking at the scarcity of land areas in the City for new development and the age of existing housing stock, the City is continuing the rehabilitation efforts to assure that the housing stock remains in good condition.

Housing Needs

To assess the current housing needs in La Habra, information was gathered and analyzed. The City's affordable housing needs are driven by market supply and demand factors, such as the number, size, income, and special needs of households seeking to live in the City and the type of housing and financing available.

Housing market conditions

According to the 1990 Census, of the total housing units in La Habra, 65 percent are single family units. Of the 18,112 occupied housing units, 56 percent (10,221 units) are owner occupied and 44 percent (7,891 units) are renter occupied. Of the occupied housing units, 17.9 percent of the rental units and 5.9 percent of the owner occupied housing units are considered overcrowded, 1.01 or more persons per room.

The vacancy rate in the City is very low, reflecting the tight housing market and the affordability of the housing stock. The 1990 Census indicates that 4 percent of the rental units are vacant compared to the 6.6 percent vacancy rate of the County.

For sale and rental units affordable to households with extremely low incomes (0- 30% of median income of the County) are in short supply, less than 1 percent of the rental units and 29 percent of the for sale units are available to extremely low income households.

Although no substantial increase in supply of affordable housing can be expected in the City, the current supply could be in danger of being reduced by the conversion of rental units to market rent.

Affordable housing needs

The City's affordable housing needs are driven by market supply and demand factors, such as the number, size, income and special needs of households seeking to live in the City and the type of housing and financing available.

The 1988 Regional Housing Needs (RHNA) prepared by the Southern California Association of Governments estimated that 16 percent of the households within the City in 1989 were paying over 30 percent of their income for housing and were in need of assistance. Of these households, 60 percent were in the very low income (less than 50 percent of the County median) bracket. Renters make-up 84 percent of the very low income households in need and about 81 percent of the low income renters households are in need.

The 1990 Census indicated that 42 percent of La Habra rental households and 15 percent of the home owners are experiencing cost burden, paying over 30 percent of their income toward housing.

Homeless Needs

The 1990 Census indicated that there were two homeless persons visible in the street in La Habra and 21 homeless persons in emergency shelters. Both individual visible in the street were adults. Of the homeless housed in emergency shelters 19 were adults and two were children under the age of 17.

During the preparation of the Consolidated Plan, the City's Police Department performed several citywide inspections to ascertain the number of homeless persons within the City. According to their report, there were apparently not more than 10 homeless persons in the City at any one time.

Numerous programs or facilities are available for homeless assistance, including but not limited to: Interfaith Shelter Network, Interval House, Western Youth Services, Armory Shelter Program, Women's Transitional Living Center, Shelter for Homeless, His House, AFDC program, Orange County Housing Authority, Gary Center, Community Resources Care, and St. Vincent De Paul Society.

Public and assisted housing needs

Although there are no public housing units within the City of La Habra, 211 families in La Habra receives assistance under Section 8 housing certificates and 28 under the vouchers program. Among other County programs, located in La Habra are Case El Centro, a 56 one bedroom unit senior citizen apartment complex, and Las Lomas Gardens, a 112 unit apartment complex. Casa El Centro was developed with Section 8 New Construction and Section 221(d)(4) and Las Lomas Garden was developed with Section 236 monies. Both complexes are currently between 99 percent to 100 percent occupied.

Barriers for Affordable Housing

There are several factors that affect opportunities for the provision of affordable housing. Most of these impediments are created by current market and economic trends in the County.

One major constraint of the City regarding new development is the lack of vacant land available for new development. The City is currently 99 percent built out. In Orange County, the demand for housing is very high and the land as well as construction cost has become a substantial factor in the cost of developing housing. Land cost in Orange County can entail up to 30 to 50 percent of the cost of a home and construction cost can range from 45 to 60 percent.

The City realizing the barriers to affordable housing, has approached the needs in a unique way which is enhancing the quality of life of its residents by providing needed services that allow for the opportunity to increase household income. In order for householder to afford housing they must have adequate opportunity to achieve financial stability. The City terms these programs as income enhancement opportunities. The creation of jobs and training programs by the City provides a vehicle by which residents can become financially independent. The City offers Job Training Partnership Act (JTPA) program that are available for individuals 14 years of age or older. The City also initiated the first child care development program in the State and the second City to operate a Headstart program. With the provision of child care programs, the City has provided working parents the opportunity for affordable safe day care and educational programs for their children.

The City, through its Density Bonus Program will continue to encourage the provision of affordable housing as new multiple family projects are built. In July of 1993 the City adopted a Special Needs Housing Ordinance to facilitate the development of homeless and domestic violence shelters, congregate housing, transitional housing, SROs and Senior Housing. The City will also continue its program to allow second unit on single family lots to continue the provision of "granny units" for the occupancy of elderly households.

Fair Housing

The City has agreed to affirmatively encourage fair housing practices. In order for the City to comply with the fair housing objectives, the City has entered into an agreement with Fair Housing Council of Orange County to affirmatively further fair housing by promoting greater choice of housing opportunities to all population groups without discrimination. Those services provided include but not limited to housing discrimination, landlords-tenant conflicts and community awareness program.

Lead-Based Paint

Potential content of lead-based paint can be found in approximately 18 percent of the entire City's housing stocks based on National percentages of units containing lead base paint and occupied by low income households. However, this is not an accurate estimate since not all units with lead-based paint have hazards and not all units have maintained the original pain.

In order to reduce any potential lead-based paint hazard and prevent childhood lead poisoning, the City of La Habra will coordinate with the Orange County Health Care Agency to provide public information on lead poisoning and measures to reduce or eliminate the hazards, investigate available Federal and State funding to finance abatement of lead hazards, and monitoring Standards and Procedures to assure.

Other issues, as applicable

Certain householders who, because of their physical condition, particularly space requirements, or other factors, are considered special needs households. These households include: the elderly, persons with AIDS, persons with disabilities, families with female head of households, and persons with alcohol and drug addictions.

The 1990 Census shows La Habra's elderly population to be 5,600 (11 percent) of the City's total population. The elderly population in La Habra increased 42 percent between 1980 and 1990. A total of 112 elderly individuals are currently receiving housing assistance payments under the section 8 rental assistance program.

A total of 120 patients in the County Mental Health Department are estimated to be La Habrans. Using this estimate and applying the National standard that indicates that 14.6 percent of patients leaving County mental health hospitals need housing or are in danger of losing their housing (18 persons) will need supportive housing once they leave County facilities.

Approximately .61 percent or 315 persons of the total population in the City between the ages of 16 and 64 have mobility limitations according to the 1990 Census. The Census also indicated that .9 percent between the ages of 16 and 64 years of age have self care limitation and .54 percent have mobility and self care limitation.

Although La Habra does not have supportive housing for AIDS patients, facilities for people with AIDS are available in the County. Based on the data provided by AIDS Services Foundation (ASF), 20 La Habra residents received services from their agency between 1993-1994. Using the National standard, approximately 1/3 of the people infected with AIDS are in need of supportive housing (6 persons).

Community Development Needs

La Habra community development needs include: improvements to infrastructure, improved accessibility for handicapped persons, better code enforcement, and provision of various public services, such as: employment training; fair housing counseling; services for the elderly, youth, and handicapped populations; and child care.

Vision for change

Consistent with the overall goals of the U.S. Department of Housing and Urban Development, the City has identified five priorities to aggressively pursue over the next five years. The priorities are as follow:

	Provide support services for homeless and non-homeless persons with special needs;
	Preserve the existing affordable housing stock;

• Expand existing housing stock;
• Increase opportunities for home ownership;
• Provide opportunities for Economic Development activities.

Housing Priorities

La Habra's 5 year housing priorities include:

• Provide loans to owners of affordable rental housing for low and moderate income occupants

• Provide loans to residents in the target neighborhood areas to purchase and/or improve their home, but cannot be served by local financial institutions or public agencies

• Provide acquisition, rehabilitation, new construction or move-on housing units for low to moderate income families and for neighborhood revitalization purposes.

• Provide revolving loan fund programs for assistance to lower income owners for rehabilitation of homes or to construct new dwelling units to be sold to low and moderate income families within the target area.

• Provide assistance in the rehabilitation of rental units to maintain and improve the affordable rental housing stock in the City and to assure that a decent, safe, and sanitary living environment be provided.

• Provide home improvement program for senior citizens with low to moderate incomes.

• Provide a Code Enforcement program in order to protect neighborhoods against deterioration caused by neglected and deferred maintenance.

• Provide graffiti removal program to remove and re-finish surfaces within the City.

• Provide support for affordable multi-family development by granting bonus density.

• Provide a provision in the Zoning Code to allow "granny units" (housing for senior citizen) and a second units on lots in single family residential areas of the City. Second units may be constructed subject to approval of a Conditional Use Permit.

• Promote homeownership by participating in the First Time Homebuyers programs.

• Provide supports for affordable housing developments by adopting Special Needs Housing Ordinance to facilitate the provision of alternative housing for the elderly, low wage workers, disabled, homeless population, and public assistance recipients.

Non-housing Community Development Priorities

The City's 5 year non-housing community development priorities include:

• Provide financial assistance to non-profit organizations offering services to very low, low and moderate income residents in the City. Services include, but not limited to: housing and social services information and referral, community medical and dental clinics, translation assistance, emergency food, emergency shelter, transportation, tutoring, displacement assistance, counseling for elderly, veteran, family with seniors, and other social services

• Provide services to the elderly such as health and medical services, food and nutrition services, housing information and referral, transportation services and community senior center.

• Provide job training for "high risk" adults and youth in order to teach participants the skills necessary to achieve self sufficiency.

• Provide child development care program. The program is restricted to children from homes with incomes at 80 percent or less of the adjusted family median income for the County.

• Provide Headstart program for families of low income. This program provides affordable child education for children at age four by teaching language skills and emphasizing social interaction.

• Rehabilitation of public facilities and improvements including streets, parks, community center, etc. also to eliminate architectural barriers and materials from public facilities and provide accessibility to the elderly and handicapped.

Anti-Poverty Strategy

The 1990 Census indicated that there are about 5 percent of families living below the poverty level. The City has approached housing needs in a unique way, that is enhancing the quality of life of its residents by providing needed income enhancement services that allow for the opportunity to increase household income. The City offers training and retraining opportunities to eligible residents through the Job Training Partnership Act (JTPA) program. A majority of the clients face barriers to obtaining and keeping employment which are overcome by intensive training, counseling, supportive services and appropriate referral. The program goal is self sufficiency. The program serves youth, adults, laid off workers and mature workers.

In addition the City initiated the first child care development program in the State and was the second City to operate a Headstart program. With the provision of child care programs, the City has provided working parents the opportunity for affordable day care and a safe educational program for their children.

Housing and Community Development Resources

Financial resources for addressing housing and community development needs are limited. Currently the City relies on the Community Development Block Grant program, Redevelopment set aside funds for acquisition of land for development, special home improvement programs from local banks & County's MCC program. In order to increase the housing and community resources, the City forms partnerships with commercial banks, non-profit agencies, and private developers.

Several other programs will add to the City's resources such as Density Bonus, Single Room Occupancy, Granny Units, etc. The City is also actively seeking available resources from the Federal, State and County when they become available and are compatible with the needs of the City.

Coordination of Strategic Plan

The City's public institutions (La Habra City Council, La Habra Redevelopment Agency and La Habra Housing Authority) work cooperatively to meet common goals of the housing and community development needs. The City also will continue to participate in a number of County task forces which address housing issues and will continue its participation in the Orange County Housing Authority as well as its coordinating with local agencies that provide affordable housing and supportive services. The City of La Habra encourages all agencies involved in public services to attend the Citizen Participation Committee meetings regarding CDBG application process. City staff also provides technical assistance to non-profit and for-profit developers who express an interest in building affordable housing.

Description of key projects

The following are some of the City of La Habra's key projects for Fiscal Year 1995:

• Community Preservation will receive $73,038 to provide code enforcement services within the target areas to assist in the elimination of blighted areas and develop a decent, safe, sanitary and desirable neighborhoods.

• Removal of Architectural Barriers program will receive $35,000 to continue the City's efforts to remove materials and architectural barriers that restrict the mobility and accessibility of elderly and handicapped persons to public buildings.

• Neighborhood Housing Services Rehabilitation of Private Properties program will receive $70,000 to continue a successful program in assisting 300 low income families to maintain and improve their homes.

• Neighborhood Housing Services Rehabilitation of Problem Properties program will receive $29,242 to provide comprehensive technical and financial services to acquire and rehabilitate blighted residential properties.

• Senior SRO program will receive $55,000 to rehabilitate an existing hotel facility into a Senior Single Room Occupancy facility.

• Western Development Housing Rehabilitation program will receive $10,000 to complete rehabilitation of a nine unit apartment complex located at 321 West Lambert Road to be occupied by low income families.

• Neighborhood Clean-up program will receive $3,000 to provide paint for low-moderate income owner occupied single family homes in order to revitalize neighborhoods and commercial trash bins within the target areas on city's clean-up days.

• LDC Administration program will receive $38,000 assistance to support administration cost of the Local Development Company to process US Small Business Administration Loans through La Habra, Orange and Los Angeles County.

• Boys & Girls Club program will receive $52,520 for rehabilitation of the Boys and Girls Club gymnasium facility located at 1211 Fahringer Way to benefit children of low- moderate income families.

• Washington School program will receive $90,000 for the construction of a permanent rest room facility at the community sport fields at the Washington Middle School located at 716 East La Habra Boulevard. This project will benefit the public at large especially the low to moderate income families who live in the immediate area.

• Hazel Street program will receive $50,000 for the improvements of Hazel Street between La Habra Boulevard and 685 north of Erna Avenue. This project will benefit low and moderate income persons living along Hazel Street.

• Community Resource Care Center will receive $50,000 to provide various public services for people who are in need of emergency services such as rental assistance, utility assistance, clothing, bus tickets, DMV, federal food distribution, employment referral, etc.

• Gary Center program will receive $55,000 to offer client case management services, client advocacy, document preparation, information and referral, temporary emergency shelter information, translation program, etc.

• Neighborhood Housing Services Tutoring program will receive $6,800 to provide after school tutoring program for children of low income families within the target area.

Lead Agencies

The City is the grantee for all the CDBG programs and many of the housing and non- housing programs. The City Council is the governing body who makes funding decisions for the programs. The City Council advisory boards is the Citizen Participation Committee which consists of 15 members of the La Habra community.

Housing Goals

The City's goals for fiscal year of 1995 will be to assist 300 low income families in maintaining and improving their homes, to rehabilitate a nine unit apartment complex to be occupied by low to moderate income families, to improve Hazel Street to benefit those families of low-moderate income who live in the area, to provide emergency assistance to 1,000 person of low income, to assist 35 children of low income families through the Tutoring program and to improve two public facilities for the benefit of the La Habra residents at large especially people of low-moderate income.

Maps

MAP 2 depicts points of interest and low-moderate income areas.

MAP 3 depicts points of interest, low-moderate income areas, and minority concentration levels.

MAP 4 depicts points of interest, low-moderate income areas, and unemployment levels.

MAP 5 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects.

MAP 6 depicts proposed HUD funded projects at street level for one neighborhood; in addition, a table provides information about the project(s).

Justina Wilkom
Asst. Planner
Phone: (310) 925-9724