'Granny flat' construction increases in Yorba Linda; city manager cited for 'exceptional merit'

 

State laws that have loosened requirements cities can impose on building accessory dwelling units – often called “granny flats” or “casitas” – have led to an increase in such construction in Yorba Linda.

And the increase in the number of units throughout the city will play a role in Yorba Linda's plan to meet a state mandate to provide opportunities for 2,415 new housing units by 2029.

The units, which can be attached to a main house or stand separate on a residential property, are projected to account for 400 of the 2,415 units, with an anticipated unit breakdown based on household income: 100 very low, 172 low, 120 moderate and eight above moderate.

According to city-provided numbers, about 10 accessory dwelling unit permits were approved each year from 2018 through 2020, increasing to 27 approvals for 2021. A current estimate is that the city will begin approving 50 permits each year, leading to a total 400 by 2029.

The city adopted a new ordinance regarding requirements for the units in 2020 to comply with state legislation. Previously, the number of permits approved each year ranged from five to 11.

The time between application submission and permit approval has narrowed significantly, according to the city, and a pilot program to waive fees and additional plans to streamline the process and reduce upfront project costs will incentivize more of the affordable units.

The city also plans to promote units with handouts, simplified applications and a web page, as well as exploring a program to provide funding help to owners who sign affordability covenants.

A 275-page report from a 17-member working group of residents recently reviewed by the City Council noted that the city “has a number of unique characteristics that make the realistic development capacity” of accessory dwelling units “significantly higher than in many other parts of the region.”

Among the characteristics: large lot sizes, development standards that include lot coverage and setbacks, three-car garages and a high disposal income that can facilitate self-financed units.

The building of accessory dwelling units is not covered by the city's right-to-vote initiative that requires a public vote on major changes to zoning documents because the units are considered “by-right” opportunities.

Progress on production and affordability will be monitored each year, with reviews in 2024, 2026 and 2028 to evaluate if the number of units built will meet the goal of 400.

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Mark Pulone, who has served as Yorba Linda's City Manager for 10 years, was granted a salary increase to $289,213 at the City Council's Aug. 15 meeting. His contract term was extended an additional year to Sept. 30, 2026.

The increase included a 2% cost-of-living adjustment “as received by all city employees” and an additional 5% “based on exceptional merit and performance,” noted a report to the council from City Attorney Todd Litfin.

Yorba Linda's underutilized church properties considered for housing to meet state mandate

 

Underutilized land and parking areas on Yorba Linda's 25 religious properties have been examined for potential inclusion in the city's new housing plan to meet the state mandate to create opportunities for 2,415 new housing units by 2029.

In all, the 42 acres of vacant and underutilized land on the 25 properties could host 1,110 housing units, but just four of the properties have been recommended for inclusion in the new housing plan for 203 units by a 17-member working group of residents.

Voters are expected to weigh in on the new plan in November 2024. A previous plan to rezone enough properties to meet the requirement was defeated with 75% of voters opposed last year.

Possible inclusion of the four religious properties in a revised ballot measure, as well as a 400% increase in housing units proposed for Savi Ranch (described in my Aug. 3 column), was included in the working group's 275-page report.

According to the report, “(A)ffordable housing development can be an attractive option for congregations to off-load excess land, use proceeds to support existing ministries and live out their mission to love thy neighbor.”

The four sites recommended for using vacant or underutilized land for housing are Friendship Baptist Church on Bastanchury Road for 60 units on two acres; Richfield Community Church on Richfield Road for 55 units on 3.7 acres; Messiah Lutheran Church on Liverpool Street for 40 units on two acres; and Friends Church overflow parking on Mountain View Avenue for 48 units on 1.61 acres.

Religious properties recommended by the working group for removal from consideration were the Islamic Center on Eureka Avenue, Shinnyo-En USA on Bastanchury Road and Chabad Center on Yorba Linda Boulevard, which would have totaled 152 units on about five acres..

In addition, the 23-acre vacant parcel on Fairmont Boulevard owned by The Church of Jesus Christ of Latter-day Saints could handle 230 units, but the recommendation was for 196 units.

The city hosted a virtual meeting in 2021 which was attended by some 20 representatives from 12 congregations. The participants “generally favored” creating a Congregational Land Overlay Zone for religious properties, noted the working group's report.

Currently, the city is developing standards to be used in the overlay zone. One key feature expected to be included is to allow congregations “to decrease on-site parking and remove nonessential buildings in order to accommodate housing,” the report stated.

While the working group report listed seven religious sites as “most viable for development,” all congregations in the city “will be eligible to take advantage of the additional development rights conferred by the overlay zone.”

The City Council voted 5-0 for staff “to consider and incorporate” the working group's findings and conclusions as staff prepares revisions to the housing plan for the November 2024 ballot.

Savi Ranch expected to provide more housing in Yorba Linda; solar canopies for city parking lots

 

Savi Ranch properties are expected to play a larger role in Yorba Linda's new housing plan designed to meet a state mandate to create opportunities for 2,415 new housing units for a time period extending to 2029.

A previous effort to rezone sufficient land to meet the state requirement failed by a 75% “no” vote in November 2022. The new plan – anticipated for a November 2024 vote – adds eight acres in Savi Ranch to the rezoning plan for a 400% increase in the number of housing units.

In addition, Savi Ranch properties would see an increase in density from 35 units per acre to 60 units per acre to bring the Savi Ranch contribution to meet the mandate to 790 units from the previous 200 units. Housing heights in Savi Ranch would be limited to five stories.

The Savi Ranch recommendation came from a 17-member, city-selected working group of residents that met six times under the guidance of a city-hired consultant, the Irvine-based marketing, technology and public affairs company Tripepi Smith.

A key reason for recommending the large increase in housing units in Savi Ranch is to re-vitalize a region that has some retail establishments struggling to survive and other areas needing new investment.

According to a lengthy report detailing the working group's recommendations, the members “are excited at the possibility of a 'downtown' experience with mixed-use integrated into (the area), creating a retail and residence district that is similar” to other new development.

A major concern about the added housing numbers is increased traffic. The working group's report noted the city is in the design phase of traffic improvements in the area, but additional units could return traffic conditions “back to what they are, as of June 2023.”

However, the city traffic consultant has reported that 850 units could be added to Savi Ranch without signalized intersections exceeding their target level of service numbers.

The 275-page report with the working group proposals and backup material is available by clicking on item 15, then “attachment 1” on the July 18 council agenda on the city's website.

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Solar canopies will be installed in portions of the parking lots at the Community Center, Library and Arts Center and Black Gold Golf Club, with the energy savings expected to reach $2.7 million over a 20-year period.

Initial stages of the project will begin immediately, but completion is not anticipated until early to mid-2025, according to a presentation to the City Council by Assistant City Manager David Christian. Council approval was 4-1; with Janice Lin opposed due to an “industrial hard look.”

Forefront Power will finance, design, build, own, operate and maintain the structures, and the city will pay a flat rate for the solar energy generated. The canopies at the Community Center will be built only in the southern parking lot, not in the northern lot fronting Imperial Highway.