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" ~ur~e l:tsl 2eviS2d hy t~e City ~lanning L~rimis5ior u~:'~~ ' f~2 A,r~enae~ :.y tne Pr~~ra~n an~ Po1~cy Qeveianr~e~t L>>l~s~~n July ~982 Adopted by the C1ty Cauncii January 3983 , cR.~r~M: j~n City Counai2 Meeting 1-25-83 Santa rionica, Califarnia ~ RESOLUTION No. 65?0(CC5) , (City Council Series) A RESOLUT~~N QF Ti3~ CITY COUNCIL OF THE CITY OF 5~~:~`TA MOAIICA AD~PTING ~ A.!~T HOUSI~G EL~~SE:~IT 4F Ti3E GE*iER,~L PLA'~I ' F4R THE CITY OF SANTA MOI3IGA ' L~iEREAS, the City of Santa Manica ado~te~i its existing ~ Housing E~.ement on Decemher lh, 1975; anc~ WHEREAS, the existi.ng ~Io~sinr} E2ement c3oes nat com~).y ~ with the guidelines adopte~ by t?~e Calzfornia Department of t Hotising and Cpmmunity ~evelo~ment on December 7, 1977, and sPt forth in Subchapter 3 tcommencing with 5ectian ~300) of Chapter , fi of Fart I of Title 25 0~ tMe California Ac~ministrative Code; anc~ ~ «fiEREAS existin Housin £lement c~~e th Z t , g g comp y s no e ' with the requirements of Govern.•nent Coc~e Sec~ions G55B0-89; an~ ~iHER~AS, the City Flanning ~epartment began in 1gR0 to ~ develon materials for the revision of the Housinq F,le~nent~ anci WHEREAS, ia November 1980, the City Planning Commissian ' appainted a 22-member Citizens' Advisary Committee comppsec~ of Santa Monica residents ta assist anc~ advise in the revision of ' the Haus~ng Elem~nt; anci ' WEiER~AS, the Citizens' Advisary Comr~ittee ha~ numerpus mee~ings between December 1980 ar~3 June 1q~31; anc~ , , 1 ~ ~ ! 1 WfiEREAS, the meetings o£ the Citizens' Advisozy Comraittee were duly noticed, open public mmeetings in which public ~ camments were ia~ited and accepted: anci ~ jJHEREAS, the Citizens' Advisory Committee soZic~te~3 input from citizen~, car,tmunity groups, b~sinesses and b~ssiness ~ associations, and exist~ng Iocal c~tizen boar~s includi.ng the ~rchitecturai r~eview Board, Hausing Cor,un~ssa.an, Ren~ Control ~ Boarc~, Commission on Oider ~-r;ericans, anc~ Lanr1.^sarks Go.~.^~ission; a n~ ~ ~7HEREAS, the Citizens' Ac~visory Co~~i~tee prepared ~ detailed recvmmenc~ations ~or the revision af the Fio~asi.ng Element; ana ~ S~I~iER~AS, the recvmr.~er.dations of the Citizens' Advisorl Co~unitt~e were referred to the Planning Corrr:~isszon of tY:e City ~ of Santa Monica; an~ ~ ~~HEREAS, the Planning Camriission conc~uCted numero~:s public hearings which were r?uly noticed ~.n canformity wi.th ~ Governr~ent Co~e Sectian 653 51; anc3 1~7HEREAS, the Planning Commisaian appraveri a?iausing ~ EZe:ne~t for transmission to the City Council; anc~ El t WHEREAS th H i t it d i ' ous smen was ransm , e ng te to the C ~.y Counczl. of the City of Santa Monica in canjunction with a£uII ' and camplete recor~ of aIl commen~s and ~ocuments sub:nitt~r~ to the PZaaning Commissian during its various ~ublic hearings anc~ ' discussians; anc~ S~JF~EREAS, on Ac~gust 31, I9a2, the City C~unci~ of the City , of Santa Monica canducted a pub~ic hearing on the propased ~ 2 ~ , Hous~ng ELement which was duly notice~ in accordance with 1 Govern~ent Code Sectian 6535~; and WHEREAS, on September 7~ I982, the City Councii approve~ ~ the ~ra~t Housing Element subject to certain mo~if~cations which were ze~erred back to the Planning Commission for review ' and corunent; and WF;EREAS, on Se~tember 2Q. 2982, t:~e Plannina Comnission ~ - ap~rov~d the m~dificati.ans to the Housing ~Iement; and , S~,THEREAS, on December 3. 1982, the Calzfornia DepartrrEent ~ of Housing and Corimunity Develapment forwarded its cortti~ents on , the draft Fiousina Elernent to the City of Santa !'lonica; anc~ ~7'r3EREAS, the City Cae~ncil has consi~3ered the com.~er.ts o` ` C d th C lif D th Pl i i i i t ~ ann ng omn ss on an e a orn e a epar ment o ~ Housing and Con~unity Develo~r~ent; and W~iEREAS, the City Cauncil has fully considered t:~e Final ' Environr.~ental Impact Report on the praposer~ Housing £~ement, ~ h4W, THEREFOP.E, TuE CITY COl3NC~L aF T~i£ CITY OF SANTA MO*]ICA Dt~ES RE50LVE AS FOLLOS~?S: ~ ~ECTIO*~ 1. The c~ocuments attachec~ hezeto marked ~.xhibit A are hereby approved and adogte~i as the Housing Element of the ' General. P2an for the City af 5anta Monica. ~ S£CTION 2. The City CZerk shall certzfy to the adoption Qt t;~is Resolution, an~ thence£orth ar~ci th~reafter the same ~ shall be in full force anc~ effect. ' ' ~ 3 ' APPR~4'ED AS TO FORM: ~~.~'~....~` ~~„ ~ri, RQB~RT M. ~1YER5 City Attarney ~ ~ ~ ~ ~ , ~ ~ ~ ~ ~ ' 1 ~ ~ ' 1 ' , , ' , ~ ~ ~ , 1 , ' ' 1 ' , 1 ' , , ' , ADOPTE~ AH~ APPRQVED THIS 25`~ QAY 0 F Januarv , 19 8 3, 1 , ~. ~ ~, \ ~- r ~ 7~ ~ { .r ~r~U _J~. y ,~{ t~ 'f1 CL~~C~ [~ r 4. L~Lr ~ MavaR ' '~ ~~ I li~~E3Y C~RT~FY TK~T TKE FORCGOi~f~ ~E50~~~'I0~ ;lp, 6b?0(CCS) .+~q~ p~LY A~OPTEa BY TKE CITY COllNCI~. OF '-H~ CiiY QF SaN~~ MQ~[ICA aT A~1EETING THER~OF HELD ~N ,7a-~~:a:-v ZS , 1983 BY 7Hc ~OLL4WI~lG C~UNCIL VQ~E: A Y E S: C 0 i! h C I L"! ~"18 ~ R S: Conn , Edsra:-ds ~ Zane and *4ayor 1'2ri113t'C3 Go~dwav • ~10~5: CO~~CYL~MEMB~RS: Jennings and Reed ABSE~T: CO~FICIl.MEMBERS: ~'ess ASSTAII~: COIJNCILMEMB~RS: Nane ATTES~: CITY CLERK ' t sa~t~A r~o,a~cA C~TdZE~Y5~ ADVFS4P.Y C4;,MITTEE ' ~OR ihE REV~SI0~1 OF TKE HQEISING E~E~tENT , ' . J~ne 1981 Mer~bers- DonaZ~ Hag~an, Gha~rperson ' Barbara--~3o Osborre, Vi ce Cha~ rperson • David Fggenschrli7er, Secretary , Wionroe Allen Jr. ~ Rase 8oin ~]anet Far~ey Cath~~rt (Chairpersor~, Censtraints Subco~~ttee) , Gaye Falme r D~a7 Kennei.h ~enser (Ghair~~rson, ~oa7s S~bcommittee} ' Fay Kessler T~sa t:cKae (Cha~rperson, €fata Subcomr~it~ee} , Rose t•]arie Rabzn ' ~ormer i~9embers: Laura ?~~eI7er (Resig~ed 3-2G-SI) , Evelyn iCam~erg (Resig~ed I2-18-80) Rober~ $~ars (Resigr~ed 2-81} ' Scott Van De17en ~Resigr~ed 1-7-8~) ' Denn~s Zane (Resigned 4-2~-8~~ . ~SevQ~ additiona7 r~mbers wno resigned pr-~or to June 198~ , req~ested that t~eir names not be 1lsted in ti~is documer:tJ ' ' ' Gi ty Cour~ cs ~ ' ~ ' i R~th Yannatta Goldway, Mayor lCenneth Edwards , P~ayor Pr~ Tem James Conn Wi~lia~ Jennings t3o~ores Press Chr~st~ne Reed ~enn~s Zane Jof~n H. Alsci~uler Jr., City Ma~-ager , Mark T~gar, Director o~ Com~nun~ty and ~conom~c Deveiapment , , ' ' 1 ' , , ' ~ ' City Planning Co~anissian ' ' Susan C~oke, Cha~rperson Derek Shearer, Vice-Chairperson ' Neather Ba71 Mar~a ~3 ari a DeNecoct~ea ' Kenneth Genser Frank Notchlciss ~ ~ler~ert Katz Jr. ~ Robert Kleffel* Cheryl Rhoden* ' Robert 5~llivan* ~ James Lunsfard, Plannzr~g Corrrr,isston 5ecretary ' *Former Member5 ' ~ ~ ' ' 1 r i ~ 1 ~ Housin~ Commiss~on Bernard f~ack, Cha3rpersan ' A7ys Drobnick, V~ce-Chairperson ~ Linda Amicare~li Dara Ashford ~ Vi~cent Fantauzzo Alfred Quinn , Joe ~fil~~ams , ~ Mindy E.e~ter r~an, C~ty 5taff Liaison ' , ' ' ~ i 1 1 1 1 1 ' Housing Element Project Team Kenyon Webster, Pro~ect airector Patricia Re~lTy ~ ~obert Portner* ' UaTdis Pavlov5~is* , *Former Em~loyees i 1 1 1 1 1 i i 1 1 1 1 ~ ~ I NTRt}Di~CS I D~i ~ Tr,e Calisornia legi~~ature has fo~r~d that "Tne ava31abi7~ty of hovs~n~ is of vital statewide importance, and the ear7y atta-inr~ent of decent housir,g ' and a sG~tab7e livir~g environrr,ent for ~very Ca~ifornia family is a priority of the f~i ghest order. " ' The ear~y attainmen~ of th~s State ha~sing goaZ requires the coaper~t~ve participat~on a~ the pr-ivate and pub~~c sectors of the econo~ry tn efforts to ' expand housing opportar~ities to accom,r~o~ate the needs af all Californrans for i hous ng which: (a) IS structura7ly so~and, water-tight and weather tight, with adeGuate cook~ng and ~]umbing fac~~it~es, fieat, 1~ght, ar~d vent~ ~atian ' (b) Contains enough roorrs to pravide reasonable przvacy for its occupar~ts . (c} Is v~ith~n the econpmic means af t~e households vrho occupy i~. ~ {d~ Is not unavai~abTe ~ecause of d~scrir~inatory ~ractices. (~) Is sit~aa~ed ~n an environm~nt ~rhich does not err~ar~ae~ the health, saf~ty , or y~e~ ~-being af ~ ts occ~pants, and whi ct~ provi des conven7 er~t ' acces5 Lo em.~1 ayr,ent as ~rel ~ as ac~~quate servi ces ar~d faci 1 z ti es . The req~~irement t~at tl~e ~ous~~g e~e~er~~ be incZuded as a mardatcr~~ ' comFonen ~ or' tf~e General P~ ar~ refl ec ~s a~ eg~ sl a~i ve recogni t-i on that 1 oca 3 pl anni ng and gragram co~nn~i tment pl ay an ~ ntegra~ roI e i n purs~-~ t of these gcal s, ' In pZa~ning terms, the hous3~g eler~ent is the rr~ajor hous~ng stratecy docu~,ent for loca3 governmer~ts. Tf~e 1~ous~ng el~ment 5~ou1~ de~e3ap a ' comprehensive p1aR for dea7ing with a co~^munity's haus~ng ~roblems. It shou~d pravide a co~un~ty 4~ztt- a definit~ve expression af its housing ~ o5~ectives, policies and programs. State la~rr requi res the hous~ ng ei e~rent to functi an as a cflm~rel~ersi ~e ' prob~em-so~ving strategy respansive to the ho~sing needs of the ent~re ~ 4 ~e purpase on ~i53fl~(c), t comm~nity. As s~.ated ir+ ~he Goverr~m~ent Cade, 5ec~ af the hous~ng eter^ant is to: ' Z. Provide for standards and pians fior the im~rovement af Y:a~sing ar:d for provis~on af ade~uate sites for hous~ng. 2. f~Iake adequate prov~sions to meet the housing needs of a17 economic ' seas~ents of the eor~nuni ty. Th~ Santa E~onica tlunieipal Code s~rr~larly prov~des ~ar a housing cor~po^ent ' of the City's ~~aster P1an which surveys hoUSina conditions and needs, anc plans ~ , . ~ and procedurAs far ~rrpravemer~t of hous~ng star~dards ar~d for ~T'DV15i0~1 Of ~ adequate housing. , A~ the majar laca~ housing strategy docum~~tt, the Housing E~ement ~s intend~d to prov~de cit~zens and pu~~~c off~c3als v~ith an un~ersta~sd~ng of ~ ti~e haus~ng needs of the corr~unity, and to set forth an ~r~tegrat~d set of po7~c~es and ~rograms aimed at the attair~mEnt of definQd goals. In so dcing, the Hou~ing E~em~r~t serti2s not or~ly as a progra~natic ex~res~zon of , tY~e City's corrunitment to act, bu~ also provid~s guidance and d~rectton to loca~ goverr~~ental decision--making in al~ mat~Cers re7ating to ho~s~ng. Ir~ i ^ addition, ti~e provision of decent-housing in a satisfying environmen~, especia7~y for Iower incor~e ho~seholds, is a goal u~rhose attainmen4 depends ' ~pon the shared com~n~tment of federal, state and locai governmen~. Ti~e ~ocai hQUSing e7ement is ~ntended to promote closer ~aordin2tion of locaT, ' sta"te an~ ~'edera~ hous~~g poiicies and pragrar~s. Santa ?~lonica's Noustng Eler~ent ' The City'S first Ffo~.~stng EZemQnt was adop~ed in 1975. Because af changing ho~sfng cor~d~t~ons, inc2~ding loss ofi Iower~pricea hos~sing through demoli~~ons , and con~~ersions, esca~ating hou~~ng prices, discrimination against fam~lies w~tn children, and the ~ack of affordable new housing ~eveloprrent a rev7s3on of tne 1975 Nousing Fiement was initiated, , Public Aart~c~pation d l-i ~ z ' ~ve ~ne Housing E~e~rent was oped w th extensive pub c ` participatian, Beg~nn~ng ir~ 19~0, th~ City P~ann~ng Department began deveTop~r~g mater~aTs for revis~on af the Hausing Element. T~is rev~s~on was ' ~nit~ated be~aus¢ of cnanged 'nousing r~eeds since I975, wh~n tne former Efousing E~emeht was adopted. Publ~c camment on vario~s reports was so7ic~tea, severa~ ' public i~earings were held, and r^any citizens respor~ded with ~nterest, enthusiasr~ and many suggestians for addressing housing needs. Ir~ hover~ber i980, the City , Planr~ing Corrr~ission appointed a 21-~ember, braa~-ba~ed Citizens` Advisory Gor~mittee (CAC), composed of Santa Mflnica resident$ ta prepare a rev3sed H0~.~57ng E1er~2~t. Because af resignat~ons, a total af 23 persons served on ' ~he ComYmittee. C~C m~•mbers included a var~ety of co~rnun~ty leadprs and znter~s±ed ci~~zens. , Bet~r~en Dzcer^ber 1980 and Junz ?581, the Citizens' Advi$ory Gemm~ttee met waekly and sometim~s t~a~ce-~reeicly. A1 i meet;ngs ~1ere open to t~e publ ~c; ' , ' 1 , , ~ ' and all meeting agendas included time for public tor~nent. Mee~ings were adv~rtised in a laca7 newspaper. The ~AC ~.o~ic~ted s~ggestir~ns from citizens, co~unity groups, b~tsinesses and bu5iness associations ard ~ro~ a~ready existi~g iocal c~tizen boards inc7uding the arct~~tectural Review Baard, Hous~ng Corr~~ss7an, Rent Cantrol Board, Cornrrission on O~der Fmer~~ans, an~ Landmarks Cammiss~Qn. 7he CAC alsa heard frQm a variety of speakers, including econar~ists, builaErs, ha~sing activ~s~s, lawyers, and directors of varicus City Departments. S~ecial request for public comment and nat~ces of a spec~al pub~ic heari~g were sent to a r3ai~ir~g li~t of over ].4Q citizens and interested organizatians. ' 1 ' ~ ~ ' ' ~ ' ' ~ 1 1 A71 ideas contrib~ted by members of the public received cor~sideration from the Citizens' Adv-isory Comm~t~ee, and many were incor~orated into t~e recorr~p~ded Housing E7ement. Far exampie, the Citizens' Advisory Committee consid~red aver 180 program ideas submitted by members of tt~e public ard Corr~~~ttee me~bers. Plannin~ ~orrr~~ission Between Jurte 1981 and J~ne I982 the ~ity PZanning Cor~issian deIiberat~d ~n tFe proposed ~Ze~er~t and held several Rub7~c Hearings attended by ~E~ousards of perscns. The Com~n~ssion also t~e~d numerous stuay sess~ons on the Fiousing ~lement and ccmpleted its reca~mendations on Jvne 28, I982. prganizat-io~ 'Fhe HoUSing ~iement is composed of twa major parts. 5ectior~ I is the Pti7cy Report and includes the Goa3 and Po~icie5 Sect-ion, which ~resents ~road po~~ey state~er~ts, and tf~e ~'rQ~rams Section, whici~, integrated into t~e ~ol~cy area format described by t~e Goal and Policies Sections, sets forth specific pragrammatic actions the City wi71 take to tneet hausi~g needs. 5ection II is the Tett~n~cal Report, and inciudes three major sections: - Backgro~nd Data, which presents extensive inforzr~ation relating to land use, demographics, hausing and the enviro~nment; the Needs Section, which deseribes the ha~tsing n~eds of the City's res~der~ts; and the Constraints 5ection, k~~~ch de5cribes public- and private-sector constra~nts ta meeting heusing needs. , ~ Environmental and ~conomic Impact Ar~a3,ysis ' Tf~e env~ronmental impact analysis of the propose~ ~iousing El~~rent Gonszsts af tt~e Draft Env~ronmental Tmpact R~port ~DEIR), the Draft ' Supp~e~nental and Econor~ic Impac~ Report {StEIR}, cor~ments receiv2d arr the envzronm~nta7 documents, and staff responses to factua] issues raised ~ concern~ng the enviror~r~ental anaZysis. The F7anning Gor~n~ssior~ h~~d a P~biic Hearing an the environ~nenta~ zr~~act ana~y5is o~ Apri~ 19, 3982. ~ S~,Tmarv Y The draft E~ement describes a variety of hausing needs which sha~~a ' be ad~ressed. The E~ement also ~r~sen~s prograr~r~at-i~ act~ons t~e City ~~~~1 take to address hous~ng needs. ~ ' 1 ~ 1 ' ' ~ ' . 1 ' ~ ~ ~ TEC~INICaL REPORT TABLE OF C6NTENTS ' TOFIC PAGt ' BACKGROU~VD DATA SECTI'JN INTRO~t1C7I0N .......................... T ~Atis~ I~SE APd~ Z4~vIl~G INTRODUCTICh .............................. Z ' Land Use and Zor~~ng Overview ......................... ... 2 AGreage ...... ........................................... 4 City Wzde Lard Uses ........ 4 ' .............................. Compar~son to Dther Ci~~es. s Zon~ng ................................................... 6 ' Res~dent~a] Land ~lse and Zon~ng .......................... 9 Res~dent~al Yacant Land .................................. 10 ' Resi~ential Zoning ....................................... 22 Low Density 5~ngle Fam~~y Res3dent~a~ .................... 22 ~ ~1 Land Use........' • 22 Loeation of R1 Land. _ ... ................................. 22 LQ4Y Density Multi-Fami7y ~es~dert~a7 ..................... 25 , R2 and R2R Land Use ...................................... 26 Location of R2 and R2R Land..... ......................... 26 ~ Med~ur~ Ders~ty MuZt~-Famiiy Res~dential .................. 26 R3 Land Use .............................................. 27 ~ Locat~on o~ R3 l.and .............................,........ 27 High Density Mult~-Family Res~dential....... ............. 27 ' R4 Land l~se .........: 28 28 .................................... Locatior~ of R4 Land. ReSiden~ial tlses in hion-ReSidential ~ones ................ 28 ' Res~dential Zor~ing Capac~ty .............................. 29 EELow" Mode~ .............................................. 30 ~ "High" Mode~ ............................................. 32 Commerc~al Land Use and Zoning ........................... 34 ' ...:..: and Zorirrg Industrial Land Use 35 42 .................... . . ' Circu]ation. ... .. Quasi-Public Land Use .................................... 44 ' ~ecreational L.and Use .................................... 44 M~xed Land lJse ........................................... 48 ' City-Owned Land ..... .................................... 4° 1 1 T~CHNiCai. REPQRT TABLE OF COiVTE~Ts TC~'IC PAG~ ~edeve]opment Activi~~es: Displacement .................. 5~ Ocean Park ~raject ....................................... 50 ~own~own Pro~ect ............................. ........... 50 aE:'~IOG~APHICS : II~T~O~JI~CTI4~f . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5~ De~nograph~cs: ~verview .................................. 52 Fo~ulat~on ............................................... 54 Persons P~r ~weZl~ng Unit ................................ 56 Re~ter/Owner PerSOr~s Per ~well~ng Un~t ................... ~6 gopulation f?ensity ................ ...................... 56 Resident~a~ M~b~Iity ... ..................... ........... 59 ~fous~ng Tenure...... ..................................... 59 Overcrowd~ng ................................. ........... 59 Persons ~n Group C~uarters ................................ 59 A~e ...................................................... 74 +`~~ G V~ V V ~. S • . . • • • • • • ~ • • • • • • . • • • . • • • • • • • • • • • • • • + ~ • • . • • ~ . • ~ . / T The E~derly ~n Santa Morica ............................. 78 Chi~dren ................................................. 78 Sex ...................................................... 85 ~~lar~tal 5tatus ........................................... 91 Fam-~~ies ................................................. 93 E~^~ployment ...... ........................................ 94 Labor Farce Participation ................................ 94 Changes in the Compos~tion of tt~e Labor Force............ 9~ Labor Foree DistributTOn by Occupation ................... 97 Unemployment ............................................. 98 Place of £:~p~a,~s~ent... ................................... 99 Emp~oyees irt Santa Monica ................................ 100 Educat~on ..................................... .......... 102 income ................................................... 103 19~0 Census .............................................. 1Q5 Income Levels ................. .......................... 145 Poverty .................................................. 113 Def~nitian of Poverty .................................... li3 Poverty in Sar~ta hEonica .................................. lI4 ~ ~ ' ~ ' ' ' ~ ~ ' i ~ ' ~ ~ 1 ' ~ ' ' T~CHNICAL ~EPORT TABL~ OF CONTENTS a TOPIC PAGE , D~sc~ssion of Analys~s ................................... ]97 7981 Affordab7e Un~ts .................................... T94 Home Va]ue Data.. . ~95 ~ Cost of Sing7e Family Nomes .............................. 197 Cost of Condominiums ..................................... ~98 ~ Hame Price and Mortgage Pa,yrnents... ...................... ]99 E~~VIRONMEEVTA~ FFATURES ........................................ 201 ' EnvironmentaT Features: Introductian .................... 202 Environmentai Features: Overv~ew ........................ 202 Energy... ' 203 ~ . C~imate.. . ................................... .......... 203 W~nd .......................................... .......... 203 , 1~~ating/Cooling Days .................................... 203 Solar Rad~at~on .......................................... 205 ~ ~nergy System Currently T~ ~se ........................... 206 Res~der~ti~a1 Energy Cansum~tior ........................... 205 #~esident~al End .... 'sse . .... 20~ , . .. . ... ...................... ~ir qu~tity.... . .... .... . Z11 Noise ...... 211 ' .............................................. Selsm~c~ty. 212 Crime .................................................... 215 , N~EDS SEC~'IQt~ .................._........,......,.............. 223 Hous~ng fVeeds: Introduction ............................. 224 ' Def~nina i~ousing Needs .................................. 22~ Housing Needs in a Reg~a~a7 Context ...................... 226 , Existing Housing NeedS P 7 229 229 . ................................... at~on.. opu Employrient ............................................... 230 ' Incor~e ................................................... 231 - Existyng Hous~ng 5tock -- Trends ar~d Impacts ............. 233 ~ Demali~ians and Conver5~ons .............................. 233 Mob~le Home Park Closures ................................ 234 ~ Res` Ffome and Nursing Hom~ Decl~ne ....................... 234 ' ' ~ TECHNICAL REpORT TABLE OF CONTENTS ' TGPIC PAGE G h D ' eograp ~c istr~bution of Poverty ~n Santa Mor~~ca......, i~7 i975 IRS Data ............................................ 122 1977 Tax Data ............................................ ]22 ' ~98Q Census Income Data .................................. i26 Low- an~ NEQderate-income................,.. ..._......... 1Z7 ~ Se~t~on 8 Program Income Limits .......................... 129 HDUSi~lG: INTROCl1C7I0N ........................................ H O i ~37 ' ouszng verv ew ......................................... 132 k~a~sing 5uQp1y ........................................... 134 N~mber and 7ype of Ur~its ................................. 134 , Nous3ng UnitS by Census i'ract ............................ 73b Nauszng Unit Change ...................................... T36 ~ Corsaom~nzums ............................................. 153 Condomin~ums: Bu~lding Records .......................... 153 ~ C~ty Planning an~ CoUnty Assessor Data ................... 753 Ana~ys~s 4f COr~dGmintum ~ccupar~:y Cnaract2r~st~cs...... . 75~ Regzstered '~1nit5 by Use Code.......... ................... ~57 ~ Ren~al ~nit S~ze ......................................... 158 Housing Cond~t~on ........................................ i59 ' Year Bui1t ............................................... ~59 DiStrZ~ution of O~der UnitS .............................. ~59 ~ P]~mbing Facil~tie5 ...................................... 16i SCAG Rehabilitation N~eds Estimate ....................... d H Q ~b3 T64 ' ausing erran ........................................... Location and Other Feature5 .............................. ~64 Vacancy Rate ............................................. 165 ` Cast ..................................................... 1b8 Rent ..................................................... ZG8 ' Rent Contro~ Data ........................................ lb9 iJpdated Registrat~on Qata ................................ 9 C R D 1l8 Zi9 ~ enS~s e~t ata ............... .................... 1 80 Compar~son to Other Jurisdtctions ........................ 179 Rental Housing ~~Affordability,' ........................... 190 ' ~ ~ ' TECHNTGA~. RE~ORT iABLE 4F COhlTENTS ' TQPIC ~AGE ` ~ecyc~~ng and ~iltering ......... ........................ 23~ URits Held Dff the Market ............ ................... 234 ' Parcels Bui1t tn Ga~aclty ................................ 235 Discrimir~atlon ........................................... 236 ~iousing ~ond~tion 237 1 :....................................... kiousing Cpsts. 238 Spec~al Hous~ng Needs .................................... 240 ' Elderiy...... ............................................ 240 Disabled ............................. ................... 240 ' ~linor7ties ............................................... 241 Farmworker~ .............................................. 241 FemaZe-Headed Househoids 241 , :::::::::::: ::::::::::::::::::::: Large Farr~lies.. 242 5-Year Hou~ing Gaals ..................................... 243 ' ~ehabilitation Needs ..................................... 243 ~lou5eholds N22il7fig A5515tdnLB .. ......................... 244 ' ~row~h Needs ............................................. 245 Surrmary of annual Goa1s .................................. 24l ~ GONSTRAi~ITS ScCTION ........................................... 248 Introduction: Overv~ew and ~ef~nition of Constra~nts or Housing Avai~ab~lity 249 ' ::::::` ::::::::::::::: Market Constraints.. 249 GEneral Marlcet Candit~ons ................................ 249 ' Avai~abil~ty of Ex~st~ng Housing ......................... 25] Producttan of New Haetsing ................................ 252 ' Land Availab~lity ........................................ 254 Cost Com~onents of New Construction ...................... 25~ ' Deveiopment Costs for Low- and Moderate-Income Ha~sing... fi ~ F il H i D l C t 59 254 25~ or am y ous ng .............. eve os ng e opment s Cost of ~and ............................................. 256 ' ~ Go~rernmer~t Gor~straints ................................... 253 Unit 5ize and Density .................................... 257 ~ 4pen Space and ParkznG ...................,............,.. 258 1 , ~ TECHNTCAL REPOR? TABL~ OF C~A~TENTS ' TOPIC PRGE Neight L~mits ............................................ 256 ' Seism~c Safety ar~d :~oise „batement ....................... 258 Energy CortservatiaR Requirements ......................... 258 ~ 5afety Req;~~rements .............. ....................... 258 On-Site, Off-Site im~ravements........................... 26Q ' Rent Control ............................................. 26Q ~rch~tecturaj ~eview Board .......................... .... 261 Ava~1ab~T~ty of P~b~~c Serv;ces .......................... 251 ~ P21"~37~ PT"OG@55 ........................................... 26~ Fees and iaxes on Deveiooment ............................ 265 ' CaZ~fornia Goastal C~rnm~ss~on ............................ 2b6 Californ~a ~~v~ron~r~ental ~ual~~y ~ct ..................... 260 ~ Abi~~ty to V~goroi.~s~y Prev~nt ~iscrTm~natzon ............. 257 CQnStl~dlrt5 5~ec~f~c to Low- ard Moderate-Income Housing. 267 268 ~ Constra~n~s to Rece~ving Fed~ral and State Housing Mo~~es Sp~cif~c Constra~nts to Secti~n 8 Hcusir,g................ 269 Art~cle 34 and Prapos~t~an N ............................. 27~ ~ Sur;~rary a+~d Cancsus~ons .................................. 2?~ ' ~ ' ' ~ , i 1 i ~ , LIST OF TABL~S ~ Number Page ~. 1979 Ctity Wide Land Use ................................. 4 , 2. Acres by Zaning Type .................................... 6 3. Zaning Class~fication .................................. 9 , 4 i d U 1979 L R d i l Z 9 . ones ..................... an ses n ent a es~ S. as of Totai R-Zaned ilacant Land by CensuS Tratt ' . • . 6ctober i98]. 12 5. Vacant R1-Zoned Land by CenSUS Tract as of Octaber 1981. 14 ' f O b 1~$1 2 b 16 7. er . y Census Tract a~ o cto Vacant R -Zoned Land ' $. Vacant R3-toned Land by Census Tract as of October 198~. i8 9. Vacar~t R4-Zoned Land by Census Tract as Qf October 198~ 20 ' 10. "Low" Mode1 Current Regulatlons ......................... 31 1~. 4d1th Tasfc Forte Changes ............................ .... 31 ' 12. "H~gh" htode~ Current Reg~3atians ........................ ~7 13. .......... "Hig~" Model w~th Task Force Changes ....... 33 ' . 14. C-Zoned Vacant ~and as of Oct~ber ]981 .................. 36 ~ T5. Vacant Land Proposed fior Rexoning as of October 398i.... 35 ~6. A~prax~mate Area of Areas Proposed to be Rezoned to Residenta3 as of October 1981 .......... ............... 37 ~ 17. M Zoned Vacant Land as of October 198~ .................. 41 ' T8. Papulation Changes ...................................... 54 ~9. Count of Housing UnitS by Year Present O~cupants , Moved In ................................................ 60 2a. Housing Tenure .......................................... 61 ~ 27. Qvercrawded Housing Un3ts ............................... 64 22. Persons ~r~ Group Quarters ............................... fi6 ' 23. Racial Characteristics .................................. 66 ' , ~ LIST OF TABL~S ~Cont'd~ ' ~Vumber Page 24. Persons of 5panash Descznt ..... ........................ 66 ' 25. ]98G City Race/Ethr~tc~ty ................................ 67 ~ 26. Race-Ett~nicity .......................................... 73 27. Changes in Med3art Age, 193Q-~980 ........................ 74 ' 28. Med3an Age .............................................. 76 29 i980 A e Gro s 74 ~ . g up ......................................... 30. Age Distribution .................................. ..... 77 ' 31. Acce~tance of Children by Number of Bedrooms............ 82 32. Percent '~a~e/~emale ..................................... 90 ' 33. ~~80 Marita~ Status ..................................... 9~ 34. Marltai Status .......................................... 92 , 35. La6or For~e - City Qf Sartta Man~ca 147~) ................. 94 36 Ci F ] b P i ' . vT ~an La or arce art~cipat a~ Rate ................. 95 37. Percent of Ma,~or E:npToyrrent Categories by Employrr;ent.... 96 ' 38. Emaloyed ~ersans i6 Y~ars and Over by Occupation T97Q... ~8 39. ~Inemployment Rate Far City of Santa ~IoniGa Residents3970 99 ~ 40. IC~ F~~e: 1973 and 197b Industria~ and Cornmerciai Employment ir~ Santa ~1on~ca .............................. ~O1 ~ 4Z. Years of School Comgleted ............................... la2 42. 197a Median Incame For Fam~l~es and llnrelated ~ In~iv~duals...... ....................................... 106 43. Ir~come in T959 of Fami]ies by Race and Ethn~c Group..... 107 ' 44. Income ~n 1969 of ~nra7ated individuals by Race and E*hnic Grou~ ............................................ 707 ~ 45. Med~an and Mean Income 1n T969 of Famll~es and Unrelated Indivi~uai5 Corbined .......................... 1Q9 46. Type af Income in 1969 of Fam71ie5 and Lfnre~ated ' Ind~vidua~s ............................................ 109 ' ' ~ ~ LIS~' OF TAB~ES (Cont'~) ~ N~;r~ber 47. Percent of FamiZies Rece~ving Social Sec~arity and Public Ass~staR~e Income, City of Santa Monica and , 5elected Areas, ~970 .................................... 48. 1970 Median income ^f Fami7ies and Unre~ated Ind~vld~aTs 1 by Gensus Tract ......................................... 49. Federal Poverty Limits by ~am~iy Size, 1970 ............. ' SQ. Seiected C~aracteristyts of Person5, Fam~71e5, and Unreiated Ind7vidual5 T4 Years Old and Over Below the Poverty Level by Race and Ethnic Group, 1970............ ' 51. Famzlies Below the Paverty Leve7, Santa Mon~ca an~ Selected Areas, ~970 ' S2. Geographic ~istr~buticn af Poverty ~n Santa Monica by Census Tract ......................................... ' 53 Percentace of Households Aggregated by Income in 1975... 54. Median Inc4me ~or All Ho~sehold5 1976l1977 .............. ' 55. Los Angeies County ]9i~/1980 Incor~e Chang~s ............. 56 Very Low, Low, ard Moderate Income Hauseho7ds, ~97Q..... , 57 ti S 8 I U t . n~ on ncome s ......................... ........ e~ , 58. Nfonthly Rent at 25~ a~ Sect~on 8 Incomes . .............. 59. Rent as 25~ of Ir~come far Very Low and Moderate Ir~came.. ' S0. 8/~1 Housing Uni~ Breakdown ............................. 61. Year 1970 Hausing Stock Constructed ..................... , 62. 19I8 Cttyv~~de Rents 6y tJnit Size ... .................... 63. I~umber and 7ype of Hausing t~n3ts 7981 ................... ~ 64. Housing Un3t Change ~anuary 7975-A~gust ~48~............ ' 65. Net Change in Hous» g linits, ~anuary 1976 - August 1987. 66. Demo~~t~ons and Removals, January i47b - August i981.... , 67. New Construction ,]anuary ~976 - fi~ugu~t 1981 ............. ~ Page 1Z0 iTl il4 1~5 7~8 119 ~ L3 124 lZ6 128 3 29 l29 13Q 732 ~33 133 134 139 140 142 ~43 , ~ LIST GF ~AB~.~S (Cont' ~) ' '~u€~ber Page 08 Condaminiums Approved, Recar~ed, Subdiv~ded and , So7d 1972-i981 ........................................ ~55 59. Condaminiu~ns: Owner VerSUS Not Owner - Occupied....... ]56 ' 70. :Vur~ber and Percer~t Registered Units ~y ~Jse............ ~57 7~ . Square Foatage 4~ COt1~T'Oj T2d l~lll t5 . . . . . . . . . . . . . . . . . . . . 158 ' 72. Year 197Q Hausi~g Stoek C~nstructed ................... 159 lb3 ' 73. SCAG 1978 5r~rvey of Housang Cond~tion~ ................ 74. Changes ~n Median Rent 195Q-T9S0 ...................... 16$ ~ 75. 1978 Citywide Rents by l~ntt Si~e ...................... 170 75. Rents by Unit Saze ~n ~25 Increments .................. 17~ ~ 77 Thearetzcal Average Rent Leveis For ~ontro~led Renta~ i.lnits ~rom "Roilback" ta 1Q81 .................. ~78 ' 7$. Theoretic~l Median Rent L~veis For Cantro1~ed Rental i~nits F~om "Roll6ack" to 798~ .................. ...... 178 ~ 79. 1~$0 Census Santa r9onica Rent Price Data .............. lE0 ~0. Median Rent ........................................... 185 ~ 8~. Rent .................................................. 186 $2. Rent ........................_...................,..... 187 ' $3. Rent .................................. ............... ~8~ 84. Rent ....................... .......................... 189 ` 85. Cantrolled Units by S~ze .............................. 190 ' 86. Persons Per Renter-Occup~ed Santa Monica LJnits, ]9~U Census ................................................ 197 S7. 7980 Estimated 7heoret~ca7 "Aftor~abie" Control1ed ' Renta~ Un~ts by Hausehold and F~mity Size for Very Low- Law- and Moderate - Income Hausehalds............ l91 ~ ~8. Very Low-, Low- and rloderate- Income NouSehol~s, 157p, 192 89. Med~an Ho~szng 11n9t Value ............................. ~Gb ~ 90. Cost of Sir~gle Fam~3y Homes in Santa ~tonica, 1915-~0.. 197 ~ ' ~ ` LiS~ OF TP.3LES (Cant`d) ' Number Paae 9~. Cast af Candominiums i~ Santa Mon~ca, 1975-80......... 198 , ~2. Cali~ornia Sample Ho~te Repayment Schedules............ 200 93. SampTe Monthly ~ayment Ca~cu~ations ................... 20~ , 94 A . verage Heat~ng ~egree Days for Severa7 U.S. Cit~es... 204 ~ 95. G~obal Irradla~ce for SejectQd U.S. Citzes............ 2D5 96. Expected Magnitude and PrababzTity af Occurrence af Seismic Events ~n Santa Monica ........................ 214 ' 97 . 5anta Monica Cr~me Statist~cs ........................ 220 , 98. p~stribut3on of Part 1 Crimes ......................... 221 99. Crime ~elated Statistics ~n Surra~ndi~g Cit~es........ 222 , 1J0. Lawer Income Households ~n Need af Assistance......... 232 1C1. Z/$1 ~asr ~larket Rent CeiZ~ngs ........................ 239 ' IOZ. Rehabi3itat~on Needs ........................... ...... 'L43 70.s. NousehaTds IVeeding Ass~stance ......................... ~4~ t ~ 70 . Assistan~e Needs of Lawer-in~ame Owner Househalds..... ~44 , 105. Assistance Needs of Lower Income Renter Households.... L~5 106. RNaM Estimate~ Growt~ ................................. 246 ~ ~07. Growth Companent Income Group ~istribution............ ~~~ 1d8. Las Ange~es County Home Prite Appreciati~n Versus ' Tota~ Inflation Rate .................................. 250 109. Cal~farnia Number af New Dwellzng Units ............... 2~3 ' 110. Occu~ancy Permits For New A~artment and Condam~nium ~nits 197b-80 ............................,............ 260 ' 17~. Typical Condam~nium Process~r~g Steps .................. 26Z _ 112. Santa Man~ca Planning and Zoning Fees and Typical , Pracess~ng T~mes ..................................... 2c3 1~3 Compar~son of Process~ng Times For Various Permits... 26~ , 114. Add~t~anal Fees and Taxes ............................ 2~~ , ~ , LiST OF FIGtJ~ES , Number °age 1. Census Tract Acreage ..................................... 5 , 2. Land llses in SeZected Locati Co~ununitie~ .................. 7 3. 1976 Zon~ng .............................................. 8 ' 4. Percent Res~dentia3ly C3sed Acreage Wzthin Each Cens~s Tract .......... ............................~............ 11 , 5. Units on same and Potential Tota] Vacant R-2aned ~and . ..•• • . . . . by Cens~s Trace... 13 b. Census by Vacant R-1 tand and Potpntial Units in same ' • • . ..•• - • 7ract as of October 1981.. 15 7. Uacant R-Z Land and Poter~tial t~nits o~ same by Census ' Tract as af October ~98i ................................. 17 8, Vacant R-3 Land and Patential 1~nits on same by Census ' Tract as af October 1981......... ........................ 19 9. Vacant R-4 Land and Patential l~n~ts on same by Census Tract as af October 198I ................................. 2i ' 23 ~7. General Res~dentia1 Zan~ng Requ~rem~nts .................. , 11. General Residential Parking Re4uiremer~ts ................. 24 12. Fnter~m Guidelines ....................................... 25 ~ ~3. General Commercia~ and Industrial Zoning Requirements.... 38 14. Genera~ Cor+mercia~ and Industi~al Park~ng Requ3rements... ~9 ~ 15, Cor~mercial/Ir~dustrial Intertm Gu~de7ines ................. 4~ 16. Percentage of Census Tract Acreage 1n C~rcu~ation , Use, 1976..0 .............o...,. • ~ ~ a f ~ f ~ a a ~ ~ ~ ~ 1 ~ ~ ~ ~ I ~ a ~ ~ ~ • e~ '~ I7, Recreatiori FaciTit~es ....................o...a........... 45 , 28. Park Inventory ........................................... 45 19. 5anta Monica Bikeways,. - ....e. • 4' ' ~ 20. Changes..........,a.......... i970/1980 Census ~opu'ation 5 ' 21. 198~ Census Persons Per ~re~iing ElnTt .............o.,.,.. 57 ~ ' LIST OF FiGURES (Cont`d) +~u~~er Pag2 22. ?ersons per Acre by Cens us Tract .............9...a..v... 58 23. 1980 Census: t~umber and Percent Owener~Occ~pied Housing Un~ts by Cen sus Tract... ..eo ....................o....... 62 2a. 1980 Census: Number and Ferce~it Renter-Occ~p~e~ ~ousing Units by Cen sUS Tract ... ................................ 63 25. 19SQ Census: Perso~s L~v ~ng i~ Nausehalds wit~ 1.01 Persons p~r room or over by Cenuss 7raet....o........... 65 26. 1980 C2nsvs: N~mber and Per~ent af Census Tr~ct white not H~saanzc ~ersons.... ~e .............e...o............ 68 27. ~ 198~ Census: ~u~ber and Percent of CensuS Tract B1ack not Hispan~c P~rsons .... ................................ 69 28. 1980 Census: ?dumber and Percent of Census ~ract asian and In~ian ~on-N~spanic Persons .......................~. 70 29. 1980 Census: hJu~ber an~ Percent of Hispan~c Gensus Tract PerSOns ........... ................................ 3~ 3~. 198~ Ce~sus: ~umber and ~ercent of Census Tract "other" not 4ZSpan~c P~rsons.... ,.............. ................. 72 3I. 1980 Ce~sus: ,~edian ~~ge 3y Ce~isus Trac~ ................. 75 32. I980 Census: ~aumber a~d Percent of P2rsons 65 Years and 07der by Census Tract ... ...............................= 79 33. 1980 Cer,sus: rdumber a~d Percen~ of Persons 65 Years or O~der L~~ing in Groups Q uarters by Census Tract..,...... $0 3~. 1980 Census: Number and PercEnt of Persons 4 Years of Age or Younger by Census Tract .......................... 83 35 i980 Census: Number and Per~ent of Persons 5 to 17 years of Age by Census Tract.. ................................ 84 35, 1980 Census: ~u~ber a~d Percent Ptale Persans by Census Tract....... ~.......o ... ............e................... 86 37. I9$0 Census: ~umber and Percent ~emale Persons by C~ri5U5 Tract ..........o . .............o.....~.......~.... 87 38. 1980 Cens us : ?~la 1 ~ ~•ted~ an Age by Cens ~,s Tract. , . . . . . . . . . . 88 39. 1980 Census: Female hledz an Age by Census Tract...,...... 84 40. Medi~n Income by Cens4s Tract....o ...................... lI2 , ' LIST OF ~IGI!!~S (Cont`d) ~;~m~er Page ~ 41. Dlstr~but~on of Below Poverty ~evel Famil~es............ ~20 42. Distri#ut~on of Below Poverty Level Unrelated ~ I~d~vidua~s..~e ......................................... ~.Z1 43. 1977 ~4edian Inca~e Data by Zip Code Area~ ............... 125 , 44. Total ~iousing Units Aug~+st 1981 ......................... 137 45. Housing Un~ts per Acre ~y Census Tract S-8i ............. 138 ' 45. Net Change in Hausing Units by Census Tract 12-75 through 8-8~..0 .......................................... 141 ' 47. ~[umber Sing~e Fam31y Un3ts by Cerisus Trdct for 12-75 and 8-8I and Net Change ................................. 145 ' 48. for 75 Number Condaminilim l~n~ts by Census Tract 12 . .'.... • . • : and 8-8I and Net Cnange.. 140 4~. and 8-81 Tract 75 Number Du~Zex Unlts by Census far 12 1 . . . . • : . and Net Change.. ... .a... 147 5~7. Nu€~~er Tri p~ ex llnt ts by Cens us 7ract far 12-7~ an d ~ 8-81 and Net Change ....................o.....o.......... 1~8 51. Number Fourp~ex Units by Gensus Tract for 12-75 and , 8-8I and I~et Change ........................ao.a......o.. 149 52. Number Units in F~ve-or-More Unst Buildings for~ 12-75 and 8-81 and I~et Change...o ............................. 15Q ~ 53. Nu~+ber Mobile Homes ~y Census Tract for 12-7~ and 8-$1 and iVet ~hange ................oo.........a.........a.... 151 ~ 54. Num~er t~tixed Use Units ~y Census ~ract far ~2-75 a~d 8-81 and Net Change .............o..,..a.o.....~......... 152 , 55. Percent of Housing ~1n~ts canstructed in 1939 or Earlier.................,..~o............o~ ............. 160 ~6. 198Q Census: Hausing Units La~king Gomplete Plumbing ~ for Exclusive use by Cens~s Tract........,~.o....,.o.... ~fi2 57. Percent of Cens~s Tract Nousing 1980 CensuS: Numb~r ard ' e . f Units Vacant for Sa3e.. a..~d.....,...o.... .... 1~~ 5$. 1980 Census: Number and Percent Of NOU511~~ 11n1t5 Vacant ' for Rent....o~...oo,.......o.,.~....~...~....~.......... Zb7 ~ ' ' LIST OF FIG~RES (Cont'd} ' "~um~er Pag~ 1 ~9, ~pril 10, i978 Median r~erots for Control~ed "~in~7e" Units 6y AssesSCr's Map 8ook Areas ....................... 172 ' 60. Aprii 10, 1978 Median RentS for Controlled 1-Bedroom llt~l t5 by ASSE~55Qr' S ~ap 8ook Arpas . . . . . . .~ . . . . . . . . . . . . . . . . 173 ' 61. r~pril 1~, 197$ Med~an Rents for Ca~stro11ed 2-8edroo~ Un2ts by Assessar's Ma~ Boolc Ar~as ....................... 3.74 02. April 10, I978 Med~an Rents for ControZ~ed 3-3edraom ' IJnits by Assessor's hlap Book Areas ....................... 175 63. Apr~l I~, 1978 Med~an Rents for Cantralled 4-Be~room ' lin~ts ~y Assessor's Ma~ Sao~ Areas ....................... 1.76 fi4. Apr~Z Z~, ~978 Median Rents for Controlled 5-Bedraom Jn~ts by Assessor's Map Book Areas ....................... 177 ~ 65. 1980 Census: Average Rent by Census Tract ............... 181 ~ 6~. 198Q Census: Average Rent for Oc~up~ed l~nits by Census Tract .................................................... 182 67. ]980 Cznsus: Average Re~t for Vacant-For-Rent Un~ts by ' Cer~SUS Tract ............................................. T83 68. 1980 Census: Percent Di~ference Between Average Ren~ ~or ~ Occupied Un~ts and Vacant-For-Rent Units hy Cer~s~s Tract. 18~ 69. ~'ataT ]~79 Santa Monica Energy Cansumption by Sector..... 207 ~ 70. TataT T979 Santa l~onica Electr~c~ty Cansumptian by Sector 2Q7 71. Tata7 7979 Santa Monica Natura] Gas ConSUmption by Sector 208 ' 72. Sources of i979 Tata~ Santa Monica Energy Cansumptian.... 24a 73. Sources af ~979 Total Santa Monica Resi~entia~ Sector ' Energy Cansumptivn ....................................... 2Q9 74. Comparison of Average 11.5. Resident~a7 ~r~ergy End-Use and ' ~anta Manica Resident~a~ Energy End-~lse .................. 210 75. Noise - Impacted Areas ................................... 213 ' 36. Seism3e Zones ~1ap ............................. .......... 215 77. Residentla~ B~rglaries Tg74-'9.. .......................... 2~7 r 78. Res~dential Rabberies 7974-~~ ............................ 2~8 79. Street Robberies 1974-79 ..... .......................... c"T9 ' ~ ' ~ ' , ' ~ 1 , ~ ' 1 ' 1 ' ' 1 ' , , -1- 8ack~raund ~ata Section Shis Bac'~cgraund Data 5ect~an of the Nausing Element presents informat~or~ an Santa Monica's land use, demographics, housing and enviranmer~t. The mos~ recent data ava~lable has been ~ti~ized. ~ata provided present backgrvund in~ormatlon necessary ~For an under~tanding af local ho~sing ~ssues, The Sect~an is ~~vided ~nto fo~r rrajor segm~nts: Land L'Se and Zon~n~, DemographiGS, Hous~ng, and Environme~tal Features. Each of these segments incTude an "Overv~ew" section, wh~ch surnmarizes data pravided in the main body of the sectton. -z- , ' ' LA~:Q 1JSE F~~lD Z'~;•JI`tG: I,~I'RCPt~CTIOP~ ' Land use and zonfng have an important relation to housing. The variaus kir~ds cf a~tiv~ties around or near a hous~ng un~t can have ' 7•T,atJY'~~11i effe~~s on tf~e cos~, de53rab71~ty, and q~;a7ity of lzfe in th4t hous~ng ~ni±. For ex~mp]e, prox~mity ta a larce Corr~m~r~~al ~ c~nter rray resuTt in ob,7ectioRabie noises, traf~fc and par'r,+ng prob~e~s, and v~sua] ~lzght which adversely affect residents in near-~y horres. , LAh;~J I~SE A;J[} ZC~dI~iG: dVER:~~~:d Land Area ~~ ' 5ar~ta ~~arica's Tar~d area is ~3'o3.I acres, ar 8.3 s~~are miles. ' ~and :is~ Ir- 1979 ~4.u:' af th~ C~ty ~::as c~evated to r~szdsnvial ~:se. 28.5`, •~ras ~ ~evo~ed ~o CZrCtt7~'~1pn uses. 0.3=~ ~:~as vacant lan~. ~?ther uses accour.ted for 2G.1 ~ of ~he C ~ ty. ' ZQra~ nq 51.~`~ a~ ~he C~ ~.~ has rQ51C~~tia1 zorln~ CIe51~7fi~t~OT15, 11.0~ t~as t ir;d;,s~rzat zoning desigr.atiar5, anG 9.~°~ has coTM~r~erc~a~ zo^ing cesi~nr- tions. The re,,~aininn ~8.5`6 ~s de~oted to circulat~an uses. ~ 48.5°0 of re5id~n~~a11y zon?d lard is zoned R1, 2~.9~ ~s zoned R2 and R2~, Z5.5`3 is zcr.ed ~t3, and 7.1°~ is zoned ~4. ' in 1951, ~ar~cus deve3oBr-en~ task forcLs recomr~en~pd re-zanino af Iand i~ the C~ty. For exar~p7e, over 3~ acrps of caTmerc#a1T;r and ' ~~d~~trially - zoned land was prcoosed to be r~zane~ to variou5 rr.uit~- family res~dent~al Z0~7~5. As af t~iis o-rrzting, none of these !"e20~t1'145 ' have b4co~e final ~ Vacant L~n~ ' A?9~I S13;"VL'V ,n~~eatea a tctaj of 28.2 acres of vacas-t res;de~"a1 ~y zor~ed iand. ~r~er curr~nt zonirr, stan~ards, over I,~300 units co:~T~ ln ~ ' ' -3- ' theory bn ae~leloned on t~~~s ~a~d, ti~;~i1e und~~ ~as~: Foree s~andards, over 8~~ un~ts m~aht be buiTt. ~ Resl~ent~al Zonir~a Ca~aci ~;~ F~es~dent~al zoriny capacity is fiighly depenuent Upon a n~~ber of ~ ~nt~ract~ng ~actors, incZud~ng Tand ava~lapi3it~ market car~ditto~s ar~ , , govern~ent re4~iation. It aapears that due to the par~~cular nature or ' these forces in Santa Fionica, "tneoreticai" caQacity wiil not be aopraac~ec ~n the r~ear or mid-term. ~ , t~~xed Land llse I~ 1375, a7.1 acres or ~.4;~ of the ~ity Gvas in "~~ixed use", r~~st of ~ WhiG~l w2re C4Tr~1ErCid~/r~5identi8l ~5°S S;laC~n~t t%le S~!^@ pdrCLl Of ldrd. It is est~„ia~ed that t;~ere are currentZy ~,Q37 dwe7~inq uni~s cr~ suc'~ ' parcels. The poten~ia7 nu~ber of "r~ixed use" residentia~ units w~hfcf~ cou~d be constructed has r~ot been estir~ated. ' C~ ty-0-~;;~ed Land ' Ylhi~e S~n~a ~Son~ca oNms a cans~derable ar:~o:~n* ot land, vir-tua~~y al] of ~t 15 ~n use or has deve7oor~ent pla~s for it. ' San~a Mon~ca Airoort S~au7d the current Air~ort use be r~od~fied or d~scantir~ued, th2re i5 ' s'ignif~cant patenttal for increasinG the City's residen~ia7 stacv at t"e 2I5-acre site. ~ Rec~evelonmQnt ActivitiES: ,DispZacement ~he C~ty~S tUro redeveiopr~ent projects in Ocean Park ar~d in the ' ~ownto~an area rer~oved a tota~ of 33I dweltings uni~.s. A~ nart of the Ocean Fark project, a nur~ber of units o` ne~~ hausina i~ave beer~ or -~rill be cans~ructed, an~ 22 units re;ia6ilitated. , , ~ ' , -4- RCR4~G~ The Iand area of the Gity o~ San~a Monica is 53~3.7 acres, or 8.3 square m71es. Figure 7 she~as acreage 6y census trac4. CI7Y .~:IE7~ LA1dD U5~5 Seven basic types of ]an~ use hav~ been ident~f~ec~, wn~ch ~rc?~~e: resi~pntial, co.~.~ercia7, in~~str~al, ce~-~;unity fac~7~ties, q~asi-public, par~cs ar,d pub7ic recrea~~cn, and circulation. Ta61e Z sh,o~,is avera~l land use (s~ot zQn-ing). Lar~d uses zn Tab3e ~ are ranked a~cord~ng to the nu:nber of acres ~n each category. TALLE 1 1~79 CI1'Y l•!I'?E L~`~~7 JSc R~Si~er~ial A~r~s 2396.5 F P2rc2nt 44.6 Circulat~on (S~reets) ~526.~ 28.5 Qu~si - Pub~~c 443.4 8.3 Industrial 41~.6 7.7 Com„~ercia~ 2~7.6 5.0 R~creat~ona7 224.I 4.2 ~t~xed Use 47.1 0.9 Vacant 43.4 0.8 TOT;;L 5363. I i t]~. ~`~ Sources: T976 Land Use 5tudy; Santa ~~tonica P7ar.n~ng ~epartn~ent 197~. ;~ote: 7`~is 7able is not curr~nt to 1~3~. It 5~1C~r5 data fru~ tne 197fi La~~ Use Studv updated to include crly tre ~'~7~3 anr~xa~~on. ~iore rec~nt vacan~ lar~d data ~s available ir~ otrer 5ect~cns of ~h~s rE:.~rt.. ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ i ~ ~ r ~ ~r ~ ~ r ~~ ~IGURE 1 CENSUS 7RACi' ACREAGE r~ ` f.~. r..__._.._..t-......~-•--ti......,...»..,.....~_. ~.. _... . _...........~..~..... ~._.f ~•' ~ I r I I 7ois.oj ~o~e.ox ~oir.ot 285 0 ] 7 --- _..~ . . _. _..~.__ .~..~._.l . ...~ 2. 0 169. 0 . 3k ~, ~} { ~ ~, ~ ~ , • ~ n ~ ~ ~ 4 ~2nd 6T , ` Taia.m _ 1 512.0 4 ~ 7412.02 4 ~ 05. 0 ~ TOf5.0~ 1 7p15A2 701T.02 ~ !'r"-~-~ - 160 . Q • - ~ 16 3. 0~ 154 . D ` ~ ~ ~ 7 ~ ci m ~ H ~ ~ w ~ ', ~ F~ n •- 7~ Q ~1 ~ ~ ~7a.a ~ ,. ~ ~ ~ " tr c ~ ~ ~ ~ ~ o ~ 1 ~ k .+ . u~ , ~ ms3.at 7o~a.oz ~ ~ 5o~.a t ~5th _ST,~ r ~ 7Uf4 1 7Ui9 ~ 230.Q t T02.3 ~ ~ 1~ ""~- ' ~ { SOURCE: 1976 l.and Use Study Santa Mon7ca Planning ~epartme nt 1981. 70~~i.D1 442.0 ~~th 5T, 7018.02 295.0 l 1 r 1 ~a2a ~ 635.Q ! r i i ~ I r ~ 7022 55].D ~ _ 7o2a ~ 7az1 r ~ ! 244.0 ~ 229.0 ~ 4 ~ I ~ ~ ~~~~ ! r `"~~'~~--~_I '~ ~ .~ i ~ i -6- , ' CCh~PA~ISG'~ i'0 OT~{ER CITIES Fi gure 2 from ~Y~e T 476 ! ar~d t7se Study, i 1] ustrates t1~e r el ati ve lar~d use relatiflnsn~~s in San~a h3ortica and fo~r other Los Angeies area ci ties. As tn~ Fi gure 5EI04JS ~ Santa fi,oni ca has reT ati veTy 1 ess Iar,d used for s~r~gl~ fam~ly hames, a great dea~ more iand used for ~ultt-famiZf h0:~as~ and less area used for to~-~erc~al, industriaT, ar~d park !l5E5 than rros~ of the other cities. ZO~J I'1~ ~a~~e 2 shotia5 th,e nu~ber and ~erczntage of acres current~y in the three ~rQad zar~i ng categQri es . A~ sa sho~•~n are acres i n c~ r~cul ati or~ ~ streetsl US2. TABLE 2 ~n~±r rvorc Pesi~ent~a~ Co:~merci a] Industrial Circ~~atton TaTA~ ACR~S 8Y ZO~~I~tiG 1~YPE ACRES 2737.8 5~7.4 591,5 1526.4 5363.1 ~ G~ CITY 51.0~ 9.5~ ~T.a~ 28.5% 100. 0°~ Seurce: Santa ~~onica Piarning Department Fig~r2 3 disp~ays the zoning wi~hin the City. hlany zor,ing changes were propased by Task For~es ~n ~98]. and 19fl2. These propose~ cl~anges re5~i ted fror.r recorr~~ndati ans made by two c~ ti z~n Cor~z ttees appoin~ed by fii~e City Counci~ in June 1981: the Residentia] Task Farce and t~e Cor^rnerc~al/Industrial Tas~c Force.' 7F~e intent of these thanges was to bring zoni~g closer to c~rrent land c~se patterns. For exar~ple, the Cor~mercialilndus~rial Tas': Force 5as prooosed that o~er 30 acres of co~merc~a~ly - zored land, artd alrost 5 acres of indvstria~ly - zaned ~and 5e rezon~~ to mu14i-far^ily re5id~ntial zones. As a` this -•:riting, none of t~e Qroposec c'~anc~2s are f~ na~ . 1 ~ ~ ~ ~ 1 ~ , ~ ' ~ ' ' ~ ~ ' ' ' ~ ~ ~ ~ ' , ' ~ ~ ' ' ' -7- Figure 2 ~~~i ~ t~S~ I ~ ~~L~~~~~ L~3C~L ~~~d ~ U ~31~~ ~'~ ~~- ~~ ~~'~ ~~ ~`~-a~'.~ ,~' ~'~ ~ ~ ~~~ a~ ~QO ~~ _ ~ -_ -~~~_ .- " - :~ :. }~ 8 D - ~ ` y `-, _-_ - - ., . _; . ~ ~ = ~ ;: 'Y~ ~ i - ~ ti ~~ ~ 4~' ~,~'~,~ ~~ ~ ~~ e~ ~ ~ so ~~ ~ . ~ •••.:•:• •:::.. ., r , ; : .•.• :•. .-. Q -.'::-,:=: ~ ....... ~- . . . . . . . : ::: .•: . : .•.'.•. . . . . . ~.,.~.~. . . •: .•.•. •: .'.•. : ~ ~ • ' . . . . . . . . ~ ¢ : .'.'. : . . . . . . . . . , . . o Q ~,•: . :•. .'.'. :' ~ '. .' . '. .' .~ ~'.': .. . . .~. ,.~ . . . • . . • : : : .•: : : : . : :•.•. • . . . 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'~'~ ~'.`i .'~'. • • • • • • • • • • • • • • . : • . • ~ . ~ ~~• ~ +• ~• ~ •• • • • • a • • • • • • • • ~ • • • • • a • • .~: r i ~ :~~'•~r`•~. • • • • s • • • i • • • • • • ~ • • • • • • • • s • • a • ~ •"• •,• • • • • • s a • • • • • • • s • • w • • ~ • • • • • • • 24 .. . -. -. =: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ~ ~ ~ !. ~,~- i # • • • • • • • • • • • • • • • • • ~ • • • • • • • • • • • s r ••a • • ~ • • • • • • • • • • • f • ~ • f M • • • • • • • • ~~I ~ i ~ ~~' i ~ ~ • ~ s a • ~ 1 • i • • • • • • • • • • ~ i i Y • • i i i ~~ - ••i i .• t ~ i • • • ~ ~ • • • • • • • • • ~ • • • • • • • • • • • •I • • • ~~' • • • • • • • • • • ~ • • • ~ • • • • • • • # ~ • • • • • • •' • •~f • ~` f • • • • • • ~ ~~~ • • • • • • • • • 1 • ~ •. • • • • • i •I ' ~ ~~~L~ PA~'~CS and FLAYGR01l~ DS ~ ~%~/ 1NDU5ZRfA~ ' . . . COM~ ~RC1~L $ouRCE . ~~~ ':' S.~~TA MCNICA '._.'.:~ , ~iULT1-~A~IjY R~SID~N~1A~. ' lg ~ nI~PtG QEPARTMch'r I.. . ~ . . . ~ S~l~~~r' 1~~1~# ~Y ~431Q~i~TEr-~~ i ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ l~:~wiava~a 9N~itHVld V~INUW V1NVS ~~~anos ~ ~ I ~NIF~OZ 5L6T ~~~.~ t~, . r~~a E ~ai~~[~ ~, ~- : r ~:~~~ 1~.~~ ~~~`~ ~~. ;:~~[ . r~ ~. ~ .1. ~ ,'. , .~"-~~.. 1r i ~ ' .. . ! ' .. _. ~ :~ ~~_r~~ 1 '~ ' Rii~ ~,~~-; ~~i~:7'~~~~~~~~~}.~~-~ ~~~1~a '~ Ni~~i~' *"`~_ __-=_' . t _ ~ ... ~ ,.. ~.. ' ~ ~ '/~"'.i~"- wn. L-~,~.n~~,~~~--__ _.~...::.- '_ ' x~ .!l_'bn~;,~-- ' r~7t..-;~ -~~~ _iL-:~L'IL~]r,.;~--~~,11: ~ __' ---- ~------ -~--~-..~..•- .~ .~~.__ ~~ ' ". ~ ; r ~:~ C' 1 1~. ~ ~ '~ , ~ ~ ~ ~~ ~=~: _~ F _~ l ~~~E~~.:~~ [_~ J' ~ ' ~.~~ -~ :- ~ ~ j ,;::,. ~ {~~-~ ~ . ,r~~~'~_~:~~ i~ ~f~`~__~~~~~~~1 ~r~Ir~n~f~ - ~ ,~--,~~ :~ ~.~~:_:~c-:~~_.. ~ ~ ~~~ ~ ~ I ~„ _ ul- ; ~, !i~ ~v_~5} ~~`,° - s;-, ' ~ ~J ~ ~ r ~- ~_~ %~1.. 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' ~ ~'~~ ~ ~' ~~~~d ~' ~ 1 ~: ][~~~~~ r .~~: .~~~~ ~ ~~: a, ~ F~ ~'~~-_:~,_r :~+ . ~1yF,.,--~., ~ ,.- ~~-:.~~~~~~1~~3E:~~;~~F~f ~~.~~~..~3E~-)L:~~~~;:E~:-~-~ ~ ~ , l~ ;1~f ~f~~~~] _, _ ~ ~i ~ ~ ~~ ~~.; ~.~ ~:~ ~~ ~~ . ,~. ,_ ~ ~ _ _ ..~.~,: ~ < < ~ ~ _ ~~. ~~. .~~ ~~~ ~ oE~~..~~~~~~~~_~~~: ~ 1 '11: .~ ' : - f'~~ t~~;; ~,J [~'.~ al tL~ ~'~ , ~ .:~~;_ ~:~~ ~l ' -- ` ~~ ,~~~ ~.. ~=~~,~.~~~~,;,--~=~F~ . ~~ .~ ~f ^ - ' '~ .. . ,, ~_ ,..~ ?, , ~_ :;:~ ~ '~'~•l.7 `~'.T'' •. ~ •~~. ;I , .~ ,r~'~~~~.:.-~F ~_,:.f(~;1~;,;5;~~~ ~~~.;_1~~~;' ~~~ p~ ~.~.,~~' ....._.~ T ~~ ~ {a. ~:: [~:~E~,~~[~~;~~~=T~1~=~C'~~~J~,,.~.. ~ ': ~-1~`.~~~ ~~ ~ ~ ~-_ ~ "~,.==~~~ r ,. ~;~. ~.~m .__ ~;;.;~ ~ ,. , ~~. ~_. ~ r ~ ~1~~"~- . f~~_ .;. ~b ~_.~~~.~aE~~~~~:~~:.~~-~~r~,.,~:,;~~~~. ~_~E ~-~__~_. +'~;~-~ , --~~~~C ' ~'' ti ~'~ ~ ~~ ~~:': 1~.~E ~1~ [~,.,_ g• L , 1L'". , 1C~- ~ i ~ ; ' (~~~ ;~-_~r~; . ~ ',,;~ „~: ~,_.~: : rji7 ~ ~ ~~ =~~ ~. ' .~ 7 T+-•_ r..:"~~_~~i T~_ arx ,-.:;:[ r •r-• ~.T ~YA~m ~~11r4~~.Ri~~1~~~aM~ ~,77 ~~'~ ~' ~~ S,:na`~ .~'i 'f ,~ ~~i l~l.'~~~~'~...~~J `~~ut.~~~~'`-•_d.:~~~tl~~Ti1[V: ~-~k ~ _t~ ~"~. ~ M / ~ „~~ ~__ ~ ~~~ 1:' ~P uA.1./6 ~ : ~~ ~ „ ~I ~.. ~-: -] ,' ' ~.__ ~~ ' ~~.~; t ~~,,. ~ ~ ;.;~.~ ,. .. c~_. ~i . .: --s~~n:~~ .~... ~~a~-~. ,;,._ =~~T: ~~~ ..~,~,~~~~.'i "L~~~:J~~I~C~ .. f~~ a;.s~~:.~f~_T~~':~~~~:~,- ~~.~,~ E p-.~.:~ _ H - -~',~f .- ~ 1, a. ~1 •~ ~~ ti..r __ ~5.~ ~~ '~~' 1 ~` 1,~ f~.a~t~ , ~~ _-•~ aaff~.~c_.lY, ._ ~,~~r f°~,v. I It, ~r~ y ,~ ~T 11I (II~ ~ _~7r11,-~~71 ~ ~ 1{:_ y~ '~'~~' ~l~ ~ . h~ / ~ ;~f,iI4 f { .i.,r :.e (~''~`''~ ~~ `^~ ~ ~ ~~~1Fi..~i+~ n! '~ ~~~r Y~li •JL~!~~~ii11J1~`.~1~.._~ ~ ti161~ ~~JI ^'•~ J~+ ~~ I~'~ •~~7~ • • - ~ ~~~j f:;•-4. -~.~ ,---f' _~ --, --,~~- ,w,.. _ •,_ r. rf~~~. ' ~:~1'j r~ 3 E:_' • I ~.~~ ,•~•~ .,~. ,,.,1L....'....1~...,_~ ]C~.~ : ~~; ,;_ ~ ~ _ f(„ ~= ` ' ~ _ ~: ~ .:. ~: ~ _?~ ~ _ _! ~.~~ 1 Fi:'' s~~`' ~ ": • - ~'" ~ ~, ~,~ r ::~~~i ' _ ' ~Il ~ ,~. ~~ -: ~1r l~J(':__~ C.~;i-~ . ,~~r ~ ,,, / -,:-~7 ,.~, -~ •,,r~ w.~ '.~ L~-r,~Jl~'1 ~~ ti~~ ::.~.~J~~~l . , ~. ~~IIi17 .1! Y f ~a~..~,~(.~'1 f'~:: ~.~ ~~~ ` .~al___~~ _~_~ ;~ i'"~ ; - - ; r; ', ~J , ~ ~ ; ~ „s„- //~\~ ~~M~ . ~~~' e ~ ,ry~/ /~' ~ ; Y--~-~„~r?;,~' ~. {,~~ ~"~~ ~~'~, ~ n~'~ I/ r '~~^: ,.~1jf'•~" ~ !1 J ~- J~ A'~ IS/l 1 {~~1 1~~. '_~~ k~r,~~l~ `:'~:~~] ` ~1~~.i~~~ ~ ~ ~ ~~~'~--'~'~.~`;:'~~ " :~~~',{,;,-~n"~~.,~„)~ ~~ j; ~~:,'.~~~~ ~~~~ 1~ r~; i ~ •~ ~~_'___ [' ,;:, ~3~ f_~:..,~F~~=1 f ~~„:~-~} -, ~ ' ~~ ~~ ~ 1~j7~ 7}J~~w ~ '' ~~ ~~ ~ ~ ~l, ~ , ~ ~ r._ : -, ,.-~~ :, 1t~n~ ._,..,.~.,. ~ , . :~„ •r,t„ ,~ ~r~~F ' l j~~ ~ f1~~~ i~l'L_• II~^~ 'I~l~li;,~ Ij , ~t. °. ~~`~, ~ j :~,.,:~~ ,~~,~ ~.. ,~~,;~~ ~.~~~~~-~~:~~ic~,~~~i':: .~~~~~w~ :r~:_~~.~ ~x ~ti•.~ _,_,'-~ rt, ~a r. ~fE~~ ~ ~ = 3.. m• ~-__ . ~... ~ ~ „ -~- ~;; ,.-~~! 43~:.,7 ~~F ~,~'; - ~~i~,.~;.~~~~~ C~.._.~.~ ~ ~ ,~~' ' ~ :x ~~~~-_ i:~~ . f= ° il~• I~~ {- ll\ ~ ~ t~~~, s~= ~---~ ~_~I r ~~ " ' -9- ` RESiQ~~7IA~ LA~D USE A~D ~aNi~G ' ~esident~al ~and uses consist o~ the dwE:lZing units occu~ied by Santa Monica res~dent~. ~he resident~al ~an~ is classif~ed at variou5 density l~ve~s, and prov~des a var~ety of reside~tial e~vir~nme~ts. ~ 1 ~ ~ ' i , ~ ~ i 1 ' ~ 1 ~ 1 7he reside~tial areas afi Santa ~anica can be divided into four categor~es whicn correspand to the four bas3c residential zoning c7assificat~ans af the ~unicipa~ Gode. ~hese zoning c7assif~cat~ons cover approx~~ately 2737.8 acres, or 5~.0~ of the City. Table 3 presents the nG~ber of acres in these categories. Res~dent~al uszs are also permttted in ~ther zones as d~scussed iater in this re~ort. Please note that the an~urt of 7an~ ~n residentia] ~ones may increase if 7ask Force reca~menda~ions are im~lemented. 7ABLE 3 ZOtvING CL~55IFICRTION A~RFS AFR~F~:i R~: Loµr aens~ty Single-Fa~i~y 1326.2 Acres 48.5~ R2 & R2R: ~o;~ De~sity Mu~t~-Fami3y 79D.8 Acres 28.9°~ R3. Mediu~~ Dens~ty Multi-~a~ily 425.6 Acres 15.5ro ~ R4: ~3gh Density 4;ulti-~am~~y ~95.~ A~r~s 7.1~ 70TAL 2737.8 100.0~ ~hi1e 2737.8 acres or about 5~~ of the City are zoned for resz~entia7 use, not a11 of this ~and is used for residential purposes. Tabie 4 shcws non-res~dential uses ~n residential zones. 7ABLE 4 ~~7~ LF:"!D USES If~ RESiDEPJTIA~ ZO~tES USES ~ F~CRES P~RC~°aT Residen~ia~l 228fl.4 , 83.3 Parks 188.8 fi.9 Carr~unity ~ac~7ities . 162.0 3 ~ Quas~-Pub~ic 65.7 2.4 Vacant 27.7 1.~ Com~:ercia7 iQ,7 0.4 ~ l~l~xe~ Corr~erc+a~/P,25~dertia' 2.4 _ 4.1 ~~-~;~str7~~ o.~ a.a ~ 70TAL 2737.8 Acres I00.0°: ~ Sor~rces. 79iE Land Use Study, San~a t~onica PIannfn~ Qep~rtment ~979 -~a- 1 The figures in Tab1Q 4 s~o~•r that most of t~e residentia3~y za~ed ' ~and was ~sed for ho~es. Reside~tia~ units urere alsa fnund in cQmJ^ereial and ind trial zo~es. Accord~r~g to the 1970' La~d Use Study, a~out 16'~ , of th~ ca~mercial7y-zoned 7and, an~ abo~t 5~ of tlie industr~aTT}1-a~ned Tand was ~n residential Use in 1~76. ~ Fioure 4 sh~ws the perce~t o~ re5identiai~y-used acrPaae tivithin each censu5 tract a~ the City in 1~76, T~e percen}aae o~ res~dentiaZ ~ use ranges fro~ a higr of b9.7~ ~n ce~sus tract 7012.01 to a 7oti~ of 10.5w in census tract 7~19. ' RESiDEhdTIAL V,~C~PdT ~AND In October, 198I, a vac.ant ]ard survey was conducted. Tab1~e ~ ~ s~rows tota~ R- zor~e~ ~acan~. larc by cer~~s tract, i~clu~ing t~e nurber of Tots, the square footage, th~ acreag?, and the "potentzal" both under c:~rren~ zaning ana propose~ Task Force standards. Fiaure 5 ' presents s~r~i 1 ar i n`or^~atzon i n r~ao form. Other ta~i es and ma~s present in~Forr~at~ar- for each R zor~e. i 5everal po~r~~s ~hould be ~ept in m~nd concerning this vacant 2and data. 1] A signif~ cant nu~;h4r o~ the lots S~Own are aui~e 5r~a11 ard ' seem unT~kely to be deveio~e~, 2} 5or~e 7ot 5, such as City-fl+•rned R1 and ~4 ~and nort~ of ~'~e Pier, see!~ unlikely to ~e deve7oped into resident:al , use; 3} t!~e f~gures s;io~vn for "~4tent~al" are probably tiTnh, since much recent deve~4nr~e~t has bQes~ at ~ess than t~~ a~Zatived max~r~ur~. ' ~ 1 ' ~ i ~ 1 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ t j ~ 16t11 ST. 1 7o1sA1 7ai~,o2 7~17.01 7aa~.o1 ~ 65.2~ 42.6% 36.2~ 29.4~ ~ l Y~' 1 ' ~ o 4 i~ 1 t~nd 6T. ~ ~ 7otz.rn ~ 2 e~ S +! -~~.,f )Oth 6T. r. 69. 7~ l ' 7o~z.o~ 4 l 62.3~ - M ~ i ~.~ _ `'~~-~. ~.,.- ~ ~r.~ r r 1 , , 7Q23 ~ A0.4% 1 f r 1 ~ ~ ! f ~ 1 7'Ot5.p1 7Q15.U2 70i7.Q2 701~.02 7022 ~ ~,~n st, 4$ 3~ 32 1~ '6~ 36 _. _,,, . . . 33, 5~ 54.0~ ~ ~ 1 ~ , ~ 4 7 ~ }7 v~ a n~ ~ t.,~ ~ ti . ~ , R ~ ~ ' ~~ ; ~' ii F h' O F.~ ~r p ? ~ 1 ~( '~ , U0~ ~~ K . ~~ $ K ~ ~ [~4 Cl H u ~ 6 i ~ S { n s,p nLan. T0~3.a~ 7o~a.oz ~ ~ 57.2~ i ~, 5th ST,~,,, i I 7n~a 7o~s 7n2o Q 1 3~.~x ~o.~~ ~ 4i.~x ~ 1, ~ a ~~ ~ ~ ~~ I ~~ Source: Land l7se 5tudy Santa Monica Planning Uepartment 197fi . r, FIGUE~~ 4 P~nCENY RESID~NTIIIl.LY-USED ACREAGE WITfIIN EACN CEI~SUS T ~._.__ __.`._ ___ _~~` ____..~ ~ .._.~--•--~ _._..._._..~ __._._._._._._._.......~.~ ~f''~ Tozt 44. 3~ i r f ~ ~ i -32- T~~?e 5 TQT~L R-ZO~dED VACANT LAfi~J BY CFPlSfJS TRACT AS OF OC708~R 1981 C~~35US CURREi17 TASK F~RCE TRACT LOTS SQ. FT. ACR~S FOTENTiAL POT~lViIA~ 7012,QI 1 10,925 0.25 1 ~ 7012 . 02 2 I5 , 5t}l3 0. 3b 13 11 7~13.01 7 94,64~ 2.17 7 7 7013.02 2 15,Q~0 0.34 1C 12 70~4 7 87,5~D Z.O1 120 98 - 70I~.01 3 22,200 0.51 20 16 7~IS.QZ 1 7,500 0.3.7 8 6 701b.01 5 51,726 1.19 39 34 7016.02 b 51,312 1.I8 4i 35 7417.01 2 1~,045 ~.32 12 10 7Q17.02 o bb,75~ 1.53 b~ 50 7018.01 9 46,549 1.07 34 30 7~18.~2 12 ].08,2~9 2.49 89 l4 70I9 5 124,059 2.85 iI6 98 702Q 19 192,497 4.41 190 157 7dZi 20 181,949 4.~8 166 134 7022 12 $5,997 2.00 35 31 _ 7023 6 52,SOQ 1.2? 30 24 TOTAL 1~0 1,230,223 28q24 • 1007 $33 Pl4TE: Uses 197~ Census 7ract Boun~arzes. SQURCE: Santa t~ionica ?lanning De~artment. ~ ~ ~ ~ ~~~ va1C~l~i K-~U L~~fl AN~ ~N~I ~NIT N SA BY C US ~ T i . AS 0~' OCTOl3E~t 1981 /` ..~~' r.~~.~a~^•-~ ~........._.~_......_.,.. _ ...~.........~. ......f ~^~'~ ~ J 1 f 7016.41 E 701(3.02 7017.p1 701~1.01 7p2~ l 1.19 1.1l3 0.32 1.07 ACRES 1 21 ACRES ~ - ~a~, ~7-.-~-~._.~.._._. ~ - ~_._.,. ACRES ACRES ACRES (g~) . ~6~~ {6L} ' (6L) (2L) i ; k PC=39 PC=41 PC=1?. PC=32 pC~ 6 ' _n PT-34 P7=35 ~~=10 PT=26 ,~ p ~T=G~ 1 1 ` ~ ~ ...~..~~.....~ 22nd 6r. ! 1 ~ 7aiz.rn o.3s ~ S -- - ~'` ~ a.25 RCRES ~ iR~ ~a~n sr. Sr• t ~ (1L) ~ i PC=1 ~T=1 70fx.02 I ~ P~-13 f ' ` PT~lI ~ J ~ mi5.01 7d15.02 70Z7p2 7D10.Qx Tp2~ r w ~__ it~h sr. 0.51 ACRCS 0.17 ACRESS 1.53 ACRES 2.49 ACR~S 2.00 RCR~S ~ ~ 0.34 • nCR~S~ ~~~~ ~ tIL) ~ ~9~.} ~ (1?.L} t12L~ ~ ; ~~Z~~ * PC=20;~ pC=B ~ PC-~4.: PC=Bg PC-35 ~ R PC-16~ PT=~6 ~; PT=6 fl PTW50 ~ P7=74 ~ PT=3I ~ 1 , ~} F ~ S' ~ ~C~~L N vi K ~.. ~ H U ~ C 7~ k J M V a ~ 1 r ns.vo. ~ 7013.0~ 7oia.ox } 2.1.7 ACRES ~ ~ (7L) ! ~ P C= 7 --~?~- ~ PT~ 7 ~ 7aD'14 70i9 ' 7020 7021 J / L-Lot; may not 2.0~. ACnES 2.85 f1CRES 18 ACRES r~e equivalent to 4.41 ACRES ~ 4 ~ (1L~ {6~~ (Zg~) . ~ (ZQ~~ lassessor's parcels , PC=1.20 p~ PC=11G PC-190 ' ` PC=156 ~ pC=patential ur~i ts ~ - ~T=~~ P1 =~.57 ~ PT=134 ~ ~u~der current zon~n ~PT=potent7a~ un~ts SOU~tCE~ Santa Mon~ea Planning Department. under Resi~ential ~'ask F'ora~ proposals -x~- Ta~le fi vAC~,~ur Qi-za~;En ~ara~ BY CE!;SUS T!~CT AS OF O~TQg~R 1981 CE:iSL'S CUR?=~T TASK FORC~ T w~CT LO i 5 SC~. F~f . RC'~~S pQTE3lTIAL PO ~~„71AL 70I2.01 1 }{~,925 0.25 i 1 7012. ~2 -- --- --- -- -- 70i3.01 7 94,~44 2.17 7 7 7~ 13, s~2 -- --- --- -- -- . 3~i4 -- --- --- -- -- i0i5.01 -- --- --- -- -- 701~.02 -- --- ---- ~- -- 7~15_~1 1 5,06Q Q,i2 1 I 7ViJ~V4 ~~ ~~~ w~~ ~ - ~ 7G17.C1 ~- --- --- -- -- 7017,U2 -- _.._ ___ __ .._ 7Q~8.01 ~ 3,~OQ Q.G7 1 I 7t3IA.02 -- --- --- -- -- 7019 ~ 35,850 G,82 7 7 7020 -- --- ---- -- -- 702i -- --- --- -- -- 7022 7 ~a3,895 1.24 7 7 7~23 1 9,600 0.22 1 i TOT~~ i9 2I2,975 4.&~ 25 25 hOTE: Uses 197~ Cens~s '~ract Bour~ar~es. SCJnC=: S~rta ~•'o~ica P13r;ri~~ nepart:~ent. ~ ~ r ~ ~ ~ ~ ~ ~ ~ ~ i ~ ! ~ ~ ~ ~ ~ ' VACANt ~tl LANb /IfiaD pQT~~1TIAL UNI1'S IN S1~M~ BY C~NSUS TRILC~' , IIS 0~ OCTOf3EFt 1981 r.~...~.r~'~~~..~...»......~ ~ ~,....._.~.~-._...~.~._... ....../f~,``~f~ ~~ s~~~~,..~,~~,_~~~~ ~•1 ~ ~•+" 1 ~ 1 J _ j ~ ! 70i(3.Q1 T01{3.Q~ 7017.~f 7Qiii.01 ` 7023 ! 0.12 (~lONE) (NONE) 0.07 ACRES Q.22 ACRES 1 ~._......_ ~..~R~ Tt: _""'--•---~-------- AC RES l y s~ ~~~i (IL) ~~~~ i ~ .° PT=2 P~ 1 PC-1 P7~=1 PT=1 F ~ ..~ ~ 1 ~ tx~' ~a sr. I ~ ' tD12.0i =~~ ~ Lr25 I1~~~J .lOth ST. t FT, + ~ (1L) ' y PC=1 Tb~2.02 ~ PT=1 u, ~ (NO~~} ~ 7015.01 701a.02 7Q17.U2 ?Oia.O?_ 7022 ~,_, lSth RT~... _ ... (NONE) (iYONE~ (NON~} {l~ON~ I. ) 24 ACRES 1 i ,, {~~y m ~ ~ F ~ ~ PC=1 t ~( NoN~ 7~ ~; ~ R . ~,~' PT=7 •~ K j e i ~ ~y n ~ F S v~ ' j o 0 ~~ 4, ~ ~~ ti ~; 4 x s v, 1 w n~vn. 1 7013.Q~ 70i3,Q2 ~'"""'"!` ~ 2.i7 ACRES : i {7L) i pC=~ ,,..3kfi_S~,- ~ rs L= Lot; may not I # PT=7 , 7a~T equivalen~ to ~ 7t71~1 70i9 ~02a ~ j assessor's parce (Nar~Ey o.82 ACRES 1 (NON~} W ~~ar~E} . ~~~~ x 1PC~potential undei ~ ' P~_~ ~ tcurrent zoning. PT~7 ~ ~ ! PT=Patent#al ~iide~ ~ - ~ ~ Res~deritial Task OURCE: Santa Monica Planning Department. ~~~~"" ~" ~ Force proposals. -15- Tabl~ 7 VACRPJ7 IZ2-Za~JED LAND BY C~E;Sl1S TR,~CT r~5 0~ OCTUBER 198I * C~i~lSUS CURR~:`~T TA5 ~ FORt;;: T?~7~7 ~.0~'S SQ, ~7, pC[~ES POT~rdTIAL A4TEl+TIr~L 70?2.01 7012.~2 Z I5,500 Q.36 13 11 7C?3.OI -- --- -- -- -- J V i J~ V~ ~~ ~~~ ~~ ~ r ~~ 7 V 1 R ~~ ~~~ ~~ ~~ ~~ 70i5.0I 2 14,70a 0.34 I2 1Q 7015.02 -- --- -- -- -- 7C~6.01 5 46,666 I,~7 38 33 70I6.G2 b 51,312 I.I8 41 35 7017.01 2 Z4,045 0.32 12 10 7017.G2 4 29,250 Q.67 24 2J 7018.01 8 43,549 1.0 33 29 70I4.DZ 12 108,269 2;r9 89 74 71~1:` __ ~~_ __ ^- -_ 7C2~ 6 37,599 0.85 31 26 7~~21 5 22,188 Q.5I I5 1~ 70t2 5 33,1GI 0.76 2$ 24 7023 5 ~3,200 Q,a~ 35 ~~ TQTAL 62 459,379 14.54 * Inc~udes R2R t-~;~: I3;es 19i0 Cpnsus 7ract Boundar~es. SG~~C~: Santa ~:ortica Plar~ning Cepartr~pr~t. 37~ 314 1_ _ _ _ - _ - _ ~ L- _ ~ _ - _ _ _ - _ VACANT ~'L LAND 11~lD POTEN~~~AL UNFTS ()N SAP~E BY CENSUS 1'RACI' I ' 11S 0~' OCTO[iER 1981 * r ~ 7~~6 fli i.o7 {•- ~~rn sr. 1LCRES ( ~~.7 ~ k PC-38 , ,~ PT-33 ~ u , 2~na sr.' 1 ~ 70t2.M 0.36 ~ 11CRE5 ` (NUNE~ (1L) ~ 7012A2 ~ PC-13 PT-11 4 ,~14ch sT, r^-- j ~ ; !: 7 ; ; (~fONEy v ~\ ~ ~; V 1 ~ A ~! 70~8.02 7diZOZ l.~a p.32 IICRES ACR~S (~~) i2~) PC~41 PC=12 P7=35 P7-10 J~.1~~.f'~ _._.! 7Dit3.0i Z.0 ACR~S (SL) PC=31 PT=2~ r i ! ~ ~ 1 . w ~ ~ 7D15.Q1 7015.02 7Q17.02 0.34 (NOHE). 0.57 ACRES ~ ACR~S ~2~~ ~~ ~ ~~~~ f~ ry PL'~L s~ i: f"C^43'= ~~=10 ~: i~ PT=~9 ~ ~ F ~ 'rt ~~ ~ `y' N [ 1 u 741$.02 2.49 ACRES (12L~ PC=a9 ~ PT=74 ~ u°~ 4 ~,~,~ `.~~, ~~ 7d23 0.99 ACRE: (5~) PC=35 PT=28 7oz2 4.36 ACR~S ~~~-) PC-28 pr~24 ~ 7rns.o~ 7o~s,az ~ (NON~}' S Sth ST. _ f - - ~h 7i014 7019 1 ~iVONE) (NONEy i .1 S4URC~: Santa Manica Planning Department. f~ __.......r^-•----..~~~.~_ ~_.....~._._.~...Y..._.v._. ~ •7p~~ ~ 7021 j ~-tot; may nat D.B6 ACRES~ 0.51 A~RESI 6e equivalent to (6L) Y (5L) ~assessor's parce]s PC=31 ~ PC-15 ~PC=potcntial units !~~'=2~ ~ QT=1~ ~unaer current zonin ~ ~ P7=Poter~tial units * Includes R2R ~nder Resident~al Task Fo rce proposals -ia- ~ Ta~le 8 , ~ACAh3 R3-Z4N~D t~Pa~ SY CE;:SlfS Sl~CT AS OF 4C~O~E~ 1°~81 ~ CE~15115 CURRL:iT TASK FQRG~ ~~CT LOTa ~ SQ, f~'. ACR~S POTEtaTIAL POTEPdTIAL ~ 1a~2.o~ -- -- -- --- --- 1 ~o~z.o2 -- -- -- --- --- J013.01 -- -- -- --- --- ~ 7013.02 2 I5,OQ0 0,34 16 12 701~ 2 12,5DQ 0.29 13 10 ' ~o~~.oi i ~,SOo a.i7 s ~ 7G~5.02 1 7,5~~ 0.17 8 6 ' lCi6,~1 __ _ -- -- --- --- ' i~Io.02 --- -- -- --- --- 7J~7eQ1 -- -- -- --- --- , 7u17.02 5 37,~GD 0.86 ~0 30 7Q18,Q1 -- -- -- --- --- ~ 7~?U.O2 __ __ __ t__ ___ 7C19 ~ -- -- -- ~-- --- 7~20 10 117,742 2.70 1~3 92 ~ 7~2i 1~ 154,76I 3.67 ],~1 12Q 7~22 -- -- -- --- --- ~ 7023 -- -- -- --- --- ~ iGT;;L 35 357 ,5 03 8.2 i . 3~9 2T6 ND~E: Uses 1970 Census Tract Boundarias ~ 54U~CE: Santa ~~anica Pla~ning ~2partm~rt ~ . ~ ' r ~ ~r ~ ~ r~ ~ ~ ~ ~ ~ ~ ~ r ~ VI~LlINT u.i LANn ~~~~U POI~NtI11l, UNITS UN S11P1~ iiY CENStJS TRALC , ~~ T!~ IIS OF OCTOfiER ]~al ~~ ~._.... ...._.. -~~~~*~_. i 1 4 ti r.,._.~.r-•---.._.~...~.~.~ _._.__. ._._._._.~.~. _.~i~~.~~''. ~ ~ ~ 701fi.01 70tE3.02 701701 TOZ~.O~ _._.~._l~, ~NONE) (r~art~) (NOr~~) (NO~~) . 5' K n .L c ci • M 27nd 5T. ~ ~otz.rn ~ ' (NONE) , ~oiz.oz ( ~lONE ) ~ T015.01 70~5.Q2 741T.b7_ , ~~, ~ U.17 0.17 O,g~ ACRES ACRES ~ ACRES ~ 0.34 ~ (1L) (lE.} M (5L} ~ ~; AGRES r PC=B ~ PC=t3 ~ PC=40 k' ~ ~ (2L} ~ ~T=6 p~ PT=G ~ PT=30 ~ '~ .. PC=1b ~ ~~ ~ K ;, ~ ~ ~, 1 ~: ;; ; ~ ~ `.~ ` PT=12 ~ C! ~~ Y J ~i ~~ ` ~ ~o~t~.ai 7a~3,o2 ~----~-- -~ ~ (NON~) 1 ~ h~Ta.... { ~ 7'Ot4 7019 ~ U.2~ ACRES (~IONE) ~ (2L) ~ PC-13 •~ ~ j~ 7'U1~.02 (NONE) u° 2~ ~ ~ ~ ~ i ~.~, ~•~-~._ -~`~ ,-.,~,._.~ ~~1 1 ~ , 7a23 ~ (NO~VE) r f r 1 i ~ ~ ~ ~ ~ ~ 7022 (NONE) ~ L=Lot; may not • ;020 ~021 f be ec~uiva~ent to ' 2.70 RCRES ~ s parcel 3.61 A~~~$ ~~ssessar tPC-Potential units (10~) ,, ~ {~5l.) lunder current~ za~ii~ ~T~9~3 ~ ~~'~5~ ;PT-Patential ur~its ~, PT=12Q ~Under Residentia~ ~~ '~ask Force prnpos~l~ SQURCE: 5anta ~~onica P~anning D~par~men~, -za- Table 9 VACFNT R4-ZC~Jc"D LA~d[3 s~r cc~;sus ~~,cr ~s cF oc~as~~ ~Qa~ C~';SJS iR.;Ci LOTS SQ. F~. ACRES 7012.01 -- --- -- T012.Q2 -~ --- -- 7013.01 -- --- -- 7013.02 -- --, -- 7014 5 75,000 1.72 70~5.01 -- --- -- 7C15.D2 ~- --- --- 7oIo.0I -- --- -- 7076.G2 -- --- -- 7QI7,0] -- --- -- 70i7.Q2 -- --- -- 7018.OI -- --- -- 7018.C2 -- --- -- 77' ~~ 5 88,2~9 2.C~3 7C20 3 37,156 0.85 702i -- --- -- 7022 -- --_ __ 7023 -- ---- -- T~~„! 13 20Q,3o5 4.60 NOTE: ~ses 1970 Census Tract So~ndari~s. Source: S~nta l~ionica P3anr,ir~g p~~artment. CElRR~,JT PO7~ir'T IA~ 107 IQ4 46 262 TASK F~RCE P~~ i £PJTIAL 88 9I 39 213 _ _ ~ ~ _ ~~NT LAN dU P 1~f1[L`l~fV1T~ SA~~I Y C~ S TR _ _ _ ~ _ AS 0~ QCTOISf.R 19Bt ~~. .~. ~~~ 1.......~._...r--•._.--z.r..~r._.~ _._..,..~__......_..» .._....,. __..% ~ • f ~ 7o~a.ot 7o~a,~z 7oir.at ~roto.o~ ( ~oN~ ) ( r~o~v~ } ( r~aN~ ) ( ~voN~ ) . ~._.~..~._ ~ti~~t,- _.---•--- _ ~ ~, _, , ° ~' ~ ~ } a~~a ar, I ' 7D12.01 ~ (~ONE) ~~ 1 ~ 7Qt2.02 1 (~IONE) i 7015.Of ~ itrr, sr. - -- - -- ( ~~1fl~~ ~ ~ ' - ~~ ~ ~ 7 si ~v .[ Ci ` ,' F =~ V i • ;1 wi a ~ 1• x u~ N 11 ~ ~~ ~ ~ 1 70i3.01 7053.02 ~"~'""~ ~ (r~aN~) (~va~E~ ~ i ~ { ,,,,3 c~, sr. _ . 1 ~ ~ .~ ~ SDURCC: Santa 7c)14 1.72 ILCRES (5L) PC=107 aotn sr. 7Q9d.~2 (NONE) 7af9 (50~ ACRES PC~109 p7= 91 Monica Plar-ndng De{~artment. 7015.02 70l7.Q2 (NON~~~ ~rro~~) a ~~ i fi ~, n ~ ti ~ e' r ~ ~ ~ e~i, l1 ~•~.ti,~ ~~ ~'~-`.` ,....4, _.' ..~ 1 1 ! r 1 7023 ! { Na~~ } i i i i l 1 1 ~ N f--' i Tfl2x (NQN~~ ; L=Lot; may not ~be equivalent to ~70~a ~ 7~2~ ~ asscssor's parce~~ ~.~35 ACRES @ (NONE) ~~~=Potential units (31_) ~ +under current za~~~r PC=46 ' 7 ;~'T=~'otential uni ts ~ ~=3y ~ ;undcr Residential ~ ' . orce ~?roposal~ r 7ask ~ -22- ` R~S'D~;JT~;~! ZO~~I':G ' CZoseTy related to land ~se is zan~ng, wh~ch reg~la~es thz k;nds or ' ~ard ~5es ~rh~ch ~r~y exis# or be constructEd in a given ar~a. San~a 4i^vtilC~ has r~ve bas3c res~~e~t;al zor~es at th~s tzr~e: Rl, a s~nc1~- fdrli7y d~str?Ct, F?2R, a duYlex d~strict, ~rd R2, P3 ard R~, mu~_i-r`~Tily , d~stricts. 5ee ~igures ZOand11 for a sumrnary af the resi~artia~ zon~rg req:~Tat~ars. (;tes~dentiaX uses are also a~lc~ed in corr.^ercial zanes, ' a5 di$c~s_<ed lat~r in thi; repor~.) 1 As discussed ear>>er, several Develapment Task ~orces appointed ~n 1~81 by the City Council have proposed changes to zoning regulaticns. ' Figure 12 surrr~ar~zes the guidelines wh-ich ~ncorparate var~ous r~co~nen~atiQns of the Task Farces. in the fo~lowing ~iscussinr ~ c~rrent regulat~ons are first discussed, folTowe~ by sigr~~f~cant Task Force proposaTs. ' L0~•t '?E,ISITY SI.SGLE FAi;ILY RESiGE~;TIAL {~~ ) ~ The 1ow density sinale f~miTy resi~e~tial areas af Sant~ ,'•'onica are co~=;pr~sed of thz City's R1 zoned 1and, Th~ Zoning Codz ai?ows ~ one un~t per parcel and reeuires a mini~un o~ 5Q00 square fee~ p~r parc~l (u~ to 8.7 ~n~ts per net RZ acr~ which excludes street5 and a~leys). ' Curre~t7y ther~ are 7320.2 acres zoned `or R1 ~aw dens~ty singl~ fa~iiy resid~ntial use wh3ch tota3s 24.7~ of tfne entire City ar,d ~8.4m af tY~e land zored residpr.~ial. ~here is an average of 5.~ units ger net R1 ' acre. " R1 ~anc! Use _ ~ RZmost 89;~ or the R7 ~and is ~sed far s~ngle famiTy Fores, with tha re~ainder used far ~a~'ks and publ i c recreation (5ro} , ccr,~~u:ll i.]/ ~dC1 T i t~ es ' ~2~), other residentia~ uses (2~), qc~asi-p~blic ~ses (lp), and other uses {1~). ~ ~.acation of R1 L~nd ~he lar5as~ G~ncen~ration of R~ zaned land ~ccurs nor~h o~ ~~~ntara ~ Aw~~ue. In a~d~t~cn, t~ro ~:ajor areas~of 4~3 zored land accur Zr~ the ;•'st. O~lit~et~e and Sunse~ Parlc areas. TVra sma7ler arezs of Ri zored ~ard ' are Toc~~ed near the Free~„~y and Ce~tzne~a Averue. ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ F~gure 70 General Residentia7 Zan7n~ Req~irements RES14L'NTIAL aISTRfLTS LITY OF SANTA MONICA Effecklvr Au~lust A, 19n0 DIS1RlGT ~ PERMITTCO U~ES PIITS PER L07 AHEA I#ICLUOlt1G t!2 ~11E ~~FIGfIT3 RE1tR ' FNUN~ YnRO V 51DE YAkU AREA OF RFAR ALLEY E4MlT Y~~~~ p~ Dne family dwellings. i ~i~it Pcr La[ 2 atary ~~' ns per ffi~irlcting 11ap nr !Q' S' ~xcept on lot~ less Ihan 5f1' widc pn~ Flrnlly J~ccessary BuIlJlnyn J5 ~°~x• nilnlmum I f nut fn<IIr~~Le•d on n+ap. 1UY aF lhc hridtl~ tu a ~ninim~in nf 4' R2 A11 R1 uscs. Hu1t~- 1 Unlt pnr 12yQ 2 sturY ~5' As ~er pistritting Map, eK~,ePt Side yards sha1T 6c ce~ual to 5' plus the Multl- ple dwcllings in- ~q, ft. of lut area~ j0~ 14ax. lh~t in nn Cvt,nf siial} [he frnn[ kfdkh o! sh~ ~at mulilplied hy lhr numLrr Fa~n~ ly cluJinq apartm~nts S ~ yard i,e iE•ss U~ar 20' In eie~ill~. oF storl~s, dlviJed by 50 cundoni~nluui5 n dt H l S il Yl uQ2 ~~a~lmum lok ~ Wh[re ~ InS o~ bullJinq sitr: fS S~~rles lot wtdt9i` ~ is~ ua~ a s, .u~ i .~ cpveragc sltuated 6,,l~vten trru lots, one r +~ 9Y ,. 5 n ! nrs t Itc~mcs, SclFUO! s t ' ~r bul h nf wh I cli has a mal n ' I Clilld Carc L~nl~r~ l~y dwcllinq nw~i~t~lnin9 a Frnnt ~ Us~ Permi~, y.ir.l less 11ian l0' In de~~l1~ d Full rc~~ulrrd side yards sh,~ll Ue nw~n- - , ' <<~Ened on CdLIl siJe uF a maln bulldin9 - str~,Clurc may proJcrt up to 5 R3 All R1 L RZ USCS~ ( tlnSt per ] story r~ 1~ inLO the front ard roviil~J Y p excep! tl+at ah tl~e r4ar 2/3 ~F a!ut ar Nulli- Boafding Houscy not 104U sq ft. of ii0' in~x th~t nut uw~rc Il~an 1/2 nF the building sitc, portiuns oi any structure Fa~~~1}y unc~nding fivc guust lul area~ tolal r+ldth aP tNr bullding Is uF 3 slnrics ot Icss may be lotatcd ~n any ++rca af lhe required slde yarJ pruvided raonis. so prPJe:clVng and tl+al .m orca tha[ no ~xfr[ion uf ihe s~r{icture Is Iess 50! maximum Iqt eyui~alent to that occupled by ~~~at 5 from the riearest s~Je lut line coverage? the p~'o~uctin~ ~aurtian of lhe • t I ld l d l - 1«{! the [otal area oF l1-e yard Sftiace5 so R~i All R1 R2 L R3 Uses. - I Unll p~r 750 sq. t 6 ~ nrc s prnv e Strnc anc irra n t,~incil ad~acunt tn lhe frunt Provided is not less than tl+~t re~quired. f , flottl G Aparlmcni o( !ot area~ tt ory, s ~ 15 yarcl niu~, lhc tut~~l Crunt yard t or Lots or bullJing sites oF 7,000 sy Nulll- IlotoTs, including . No llmlt on hatul GS ~~~% s~ prnvi~lyd to bc an area g~Tuf- ~ess s6aE1 6c ~~cmpt from tl,is prnvlsEon d lJ l f 1 Fawily incidci~tal 6uslnes5. ruoms v.~li.~ot tcf nc~t lCbs Ihan 20 ~luu~s y o e s i55 but slr,~11 prur Jc yar nut l Fu 0(10 s ft or 5 7 ~I Chi1d Caro Cui~..rsy thc wrdth uF th~: io~ or Uui1~1i~~~,y ~ `u~s ~~in , enc~.p q . ~45s and Te9s t~+~m ~0 in ai~llfi tl~~ r~- (IU pup~ls or 1~ss). ~Ox maxlmnm lot Sltc LWs nr Sites crntil.~lnln ~ ~uirenk~nt ~I~,~If Uc 102 of lol Kidti~ to a ~ I'rrv~le nun-~iufit r ru~~rog~t a+i are~ of G,006 s~~ fi. ~e~ 1~5n ~ iurntnuxu UF ~I . CIu4s sl,dll i~a ixewpt Frour Ihl~ pru' ! ~u~~9ex pcr Int. Mln- 2 story ~5~ ~ision t~tit ~I~a11 y~invi~le n ~ur ConJanlnlum bulfdtrtls on lats J,A00 R?R AI} R1 usl~s. i~qiii,i ;,UOQ sq ft. uf )y' ~~aix. fronl yird ar~d ,~ti astabllsl~ed s~~.ft, nr 1a55, r~rl~iedle~s qF loc ~air~~li, Llupl~K Gupl~xes 1ot erc.,, Fur n~ti+ I~~ts to roo# t~y lt,c ltii.triciing Nap. , ll~r, mfftiinium >Ide ys~rd Sha~l t~~~ 5 !or a c~r ~ny c.xistin lol ~ poak u! 3p° ur mo rc , 2-srory bu~IJiny and 7 for a J-stury 0lU~~wll6 . 2j~ bulld9ng !A lot G,000 s~~ ft. nr Irss is exemnt Fraai m~ximFi~n lot cover~q~ (R,:~r alley .~rea dne:s nnt ap~ly to sur.li lot~) 3L«ildii~q 1si_-~yht Is m~asureJ frewn aver.,ye n,~lurnl [Jldlf4` to p~:.+1 UF rvx~T ur tap uf par~~~~~t ~R~,pF luh eeui+u~rtr G+t.ilr rnthou5es af.'- exvmpl) --- -- -- - - -~___._._. ._ __ _ - --. -- - _____ - ._ ._i _~._ r.._______..,_____.__ - ~I ,iddiiirnwl ~nll Fr~r an ~~C~ss of J50 ~y f~ ~n 1t2 .,nJ ItJ, 4 j00 s~~ fL in I(4 ~~On lu15 uv~r JO'wide ~~' un~MC.~vol~d ~rc.is m+ist bc ma~ntain~~1 at/or Any siury I~~s tl„in 3' ,~bnv~ averag~ ~iuu~~J I~vcl wi11 nai L~ ~ounl~~l as ~ Stnry. l,~.I~~w .~J~acr«~ qr,iJu dtonq ia~h sid~. On t~~ly 4~}'!u 711'wid~. w~ly Pli.,~,~ ~~~f~r tu il~c. (.ampr~h~nsiv~ 2u~iiuy Ordindnc4 fu~ de,~,iili~d ra+~ulrunenls ui~~r 4',~rc~i must !,~• ~u inarntain~d At li,~isl c+nr ~~~tlir~K,ni ~n ~ocli il~i~•Illnq irni[ ~.h<ill h~ro~ ~r~nJ~~ws whiclt will np~~ii All kIl<'liari .iit.is sh~ITl IiJVL' or.~e..s to adcr~u,~[e ndlural~liql~[ h~l h~~fv 1~11~1 V~i~~l~f! 1 ~ll~~la 1y1,~~~ MIJV~ I~1~.I~i~~~ ~Il}IIIJCl~1/1 I J J -z4- ' Ef.'ecL,vR 8-3-?3 Figure ~1 ' uC~ll?r~~ Res~ ~er, ~i al QarE ; r,; P,ea:~ ~ r~~^en ~s Rs, n2~, ~2. ?3, R+, [a ; ~~ , ~1 $ e;,ver_: spaces ~er ~~~„ ~o tar~~~ ~ R2. A=°. ~~. R1 :.A - ~o APait'~cvTS 1 SRace ~e~ CNaI~~^g un~t o° 554 sy ft ar ~.ss. ;} spa,_s per dweS]irg ~n~c cf 65~ to ^~~~ sc `- ~ ' 2 soaczs ~er d.,el~~ng un,t of ~ore :~an p~•~ sq °t l ac3~:,o,a~ s;,zc~ ~e~ d4zell~-g un~~ ~e^_-~o~.a~ ~. ar o.. ~ e, entranc~ No :a~ee~r s~ac_s ~er-~:.ed 'ar„~,~ s,:ocss ieca_=a an Cne re;r 1/2 oF =_hz far ar sE;t Tey ~e un~~v~-:~ ' L04~1~~~ I N ~ JM 5 2 SFace! ~ar u~i: No [ande^+ s~aces _-., _tea Alf raGu~r_~ s~aczs ~~a[1 =e r,~tti~° :he 6u~la~ry. '~= ~ . ~ :+?A~ _V' r~l ~ a~p r~' C1° I i 17" 7'! I TS Sna~ I~ave access Fr~ -a =s _a ~ ~~ S ~ tne r;rs; l ivin~ ~Z;/2~ w~thou: a~+~g outsi~~ secu-sd arass ?=_rtwti~t~~~- ?.~;.~i,,~.~T ,,~~__~, ~;-~_S a~~ µJT_'_j Dwe i i i-4 ~~ CS a re ..^ i.5 ; n ~ C^ 92`r2 ~~oi i^5 fc~r i 1~[ i ds , ¢7CLt' ~7^~ :5 7f ^yu^_5 _ Y'~C~S 2"8 [~'7C5= ~17 L. ~~~ : =~L Crott^,~ fac~j~t•~s p _-~C'c_S '---'•"~~ 1 s ace :er ~«e'i~^a un~t of ~ p ~~~ sq.f[ ar ~zs~ , lz spaces ~er dw~f'•ir~ ,;niC cF bjT :o ?~~ sq °~ 2 5pace5 ~er d.~eiF~ry ~n~: of -~c'a :tia cCC ~~ - - 1 ad?ct,~ral s,:ace aer ~~eei~rr-g u~~: Sedre~n ~av~,, sn ~u:s~~e en:r~^~e ~n a^ a^,ar:~2r~ ~r a;.ar:-~-~ ~otei. f adC~t~cral S~ae~ per hotal unet ~ HC~- _S, "~ -_5, • C,v95, nr~ - L~i' 1 SFoC° "~r e2C~ Of L^2 fl~-. iC _r~:5 ?~.', 1 S;.ZG2 'O~ • EdG~1 : 7^~ :S ~:7 C~[C855 O~ a~ j SrAC° iG' ~7O Sq ~C. ~~ ~POSS F~ Ar a~ea st5 USC fa: S~OpS 7~ 0:"G' Fe">> :E2C ~ C~ C~=~d~ '15E5, nct •ncf~d : res.a~'3%':5 ~'1~Cl~ ~EC~~~2 7 SrdC@ Fp~ t5C!t j Seats ~~ 528C~r7 C873~i;~ FiQSF ~'A~5 . 5 ~'~'- ~R: l."S , , RES' -~ =5 .,~', b [,+'c =rC,: ES 1 soac~ 'or eac`: ~~eds or frac:~cr .rer~cf AL~ RE:[CEkTI~i C4ES Frac_~~nal space sha!I he resolw~ .~ c~= re,c-',so'~ ' nc-:,_- ~ar'un^y S~a_:s are :o be a~i-~~_~ ~` 8;' x I$' x 6~' in height Pa~k:ng on fr~nt h~;f a' lot ;~~si be in Gar3ss wi[h~n .tie 3:ru::~~e o~ .`'_ bui'd:rg a~y gar3ye _r'~'d~[: 'dCl^5 }~z s:`~__ .s. ~ be np[ le55 ;han EO' rsor ror: ~h4~ 1$' in v+~C:~ flr :tie r~ar 35~ Cd~7y25~ C~ L~e y"3C_ ^.. :i0'1 Of a huel~~ng, r.~y coTe W cna s~~e lnt lene ard w' frc~ Ch6 DOQJS~[e i•~~ iJ: ~+nt, ~xC_?L 9n L ~ ' s[ree; s~de of a c~r,~~r Z~c A gara;a must he IS' fran thz ce~,er ~,re of sny a~'er . ~ ' ~ r r ~^ ~^ ~ ~ ^~ i ^~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ r ~ I- i ,ryure 12 ~ . ~ flFSID[NTIAL OISTRICTS ~ IN-F.IiIH GUID(~IHES ffr(.1'TIVE 11/ill ~ ----.T_ __. CITY pF 5A1liA HilklCll . ~ _~.__ .,_.-, ' ~ N}Siiiiti CC1~111STCh 1~SE5 ~urairs rrn ! nr niRi n- I~II.IUI~INC, I/1 1111 11[If11f} nrnn rno~rr rnRO S~U[ YAltfl r --^- - ~.... _ _.~ . nfilA UF IICAR AIJIY LINIT YAftD ~`. _~.T__. _ ' . ---...-.~-.~.,_ ..~_w.-- -... __ _..~~. ~ A1 Uu~ F~mi~ ~lwcllin s Y 4 I tln~t Per Lol Z Stor 25~ As ' r n~~ ~31st.icrl„~ ~I.,p or 10 5 r.xcept nn Inlc Ir~a 1h~n ~n' widr, ' ~ tlnr fanrily i1r.i.r..ssn~y Puil~inqs ~5' Max mii~linnm If nnt Indlr.,itcd on map 1f1~ nf lh~ wlcflh lo a i~+lnlnn~m uf h' ~.. ".7_____.. n~~ n} usr~--Nulti- I Ilnil prr Ti~O R2 !5' As pcr blairieting 11~p, except 5~~1r y:~rJs slinll 6r ~~~util to 5' ~,Iuv~N~~r ,~nd R2~ ~I~ d~~cllinqs Iu- sr~ Tt of lalere~~ 9 Slury lha[ €n no r.vent sL,~ll tlir. front y~i~~~h o~ the In~ m~~lrl~~llrs! I,y tqr~t~~+~dirr Huili- rliidinq ~p~itm~~its d ~~7 rtwxlinum lot ;11~ N~x yarrl hr, IciS ti~'an 70` in d~~th ~F SlUrles, dlvldrd hy sfl~ fainlfy r.nndninin+~nis II~~Spilals , ~i~varaqe2 RZf SJhrre a l~~t ar bulliling sltr. IS SY ~ 5' f ytnrles ~!nl ~+IJth ~ ~ J Saint~rit+ms~ Rrst Hnmes S~mc: + , situatr.d ~rlucrn tNn ints, one 5!1 Sthnalt F. Claild Ci~e 2~' Max ot hplli uf wl~fch ha5 T m~ln Tull requlrPd sidr. yi~'~IS ahall 6r.. nwln- Centnrs by Usc Pr,ronlL Cornicc dwcllinq m~lntaining ~ Frbnt talneJ an Pacl~ slde of a niil~+ bulldinq Llne, yard Icss Ninn 2p~ in dept4. a ~f ll ~l 2/) l I ' ~°-T'~" structurr may pmJect up ta 5' ~ excep~ ia on ie rr.nr e r~t ur ~3 l111 RI 6 R? ~lae5' 1 Unlt pCr 1250 ] Story 15~ In1u th~ fr~~nt yarJ pr~vidr~f that bulldl~~g slte, p~ntirn~5 nF any slrur,~ure Ni~fl I- pntrdinq llouses itiot aq~ fl nf tot a~Pl~ I~pi H~x nnt inorr, t6an 1/2 nf thc lota~ ~~f ) s~orles or Io~s nn,y hr Incatrd En ~amiTy rxcrrdinq flve quest . -+I~IIh of tlir. bulldinq is Se ~~~Y arcn of tl~r reryulrcd 5ide. y.~rel rnnnrs 50Y, M~xlmim~ ~ot prnJer.tlnry and lhat an are~ cuv t ~ prpvideJ tloa[ i+u {~e+~linn af N~rstruC~~rr~ i i I l ' f e aqe -°~-~-~- - f.qulvAlrnt to Uiat occupieJ by s ess Ifr~n 5 rvrn t ~c nc~resr sirl~• R4 AIl RI, R7 t Rj Uses, 1 Unit ~r OQ s h c ~ ~hc prq~c~tting pnrtlnn uf lhc r 9 q tory 15 ~"t linc and Ihc tutal are~ nf Ih~• yard s~:~ccs sn pmvidrd !s not ~cKS ~I,ire H„I~I- { uotel ~ An~rlmrnr ~ sfructurc Is provlrlr.d and m:+in- ft nf lot ,rra 50~ NaK, talncd ad]acPnt to the Front t~~at rcq~~i~c<<, tnts rn~ 6U11dEiiq ;R+~SY ~~~tcis, inctudinq ircidenta~ husinrsa Nn Ilmit oh hotel yard ~re~i, the total froi~t yard titrs af 7,onn cq fl ar I~~ss sl„11 f h~ l" l b ~ ~ Chi1d [~rc Cri,tcr {Ip ronms so providcd tq be an area r.qu~- s pr~,v • on r~~m [ ~+t ~~ cxampt f l l i , , $0~ mnxlm~m~ ~dt v~lcrtt tn nut lrss than 20 tlmc5 nU~lFl< n^ ~C55~ Prlv+str s l provldc s de~ y~ids a nnt Irss ia llran 5~ PxCP~~I ~UY ~OIS r non S~ f[. nc~n-{~roflt Cliihs {overaycZ thr. wldlh of thc lot or bullding . . ~ ~r less And Irss fh~n ;D' in ~~Idtli N - •--- • --~__ _ sf te. Lnts nr slles r.ont~ining ~n are7 nf G 600 sq Fl or less ~ the re~ulremrnt al~alt be f0'~ nF ~nt ~ R7.R ~~~P~~K All RI uses. 4uplr xes , , I DupTex per lot. 2 Story f5~ shall Lr. r,xrmpt from tl~is }i+'Q- Hl ` Mldth ta a ml~~fmtim uf 4, _ nlmum 3,OOD sq ft 35 Hax vlsinn hnt sh~il provlde a frnnt of lot nrea far ncn~ to rooF Y~rd ~rca as estalrllshed 6y the ~Or Cnndcxnlnium hulldinqs c~n Ints],IT9+) lols or any eristlnr~ peak nf pistrictlnq Hap, S~ ~t or Icss, rrqirrllr.ss aF la~ tl~ill~, ~nt. 36~ or nMre tho minimvm slal~ y,ird SE+all hr 5' ~or a " otherNlsa 25' Z-~1ory 6uildin~F nn~i 7' for a 7-41nry - _ ..-----~ . ~ui Idibv..__.`.._--.•-_.----- ~F erldltf~~~~l unlt far ~n excess ~~ ]yQ sq.ft, Ip R~ and ~l3, L 5aQ sq ft, In k~i, hny slory less tf~an 3' al~ove nverage qr~n~nd levc! w€1! n~.>t br, cuiinte~! ~ys a storY F'~casc re cr to Il~e omprel~r nsfYR Zon n Or l~ nce f d l i d .. a q na or e a e reqoirements, ~h lot 6,OOf1 ~q ft or less Is exempt frvHm m~xEreum lut cover~qe, (Rear alley arra dors nnt s~p~y to such Ints } 3Uuildinq hr.igl are e~r,n t ~ tit is mpn;ured Frnm aver aqr n~tuYal grade ta pr..7k of ~oc~f nr fpp of rpof deck, (qonF top equipment, Stalr 6 el~vi[or p~ntltnuaes C ~llfarPtS p ~'Dn I+~ts nvrr7 ttc miiuliinr~f 0'w1Je, h' unr,xcevated arr.as must 6e u~aRntalnrd at/nr fielow ael}acent qrade afpng cacli side. Dn lut . s ~+9' tn 70' wlde, only nnr, 4' arra must 11t l~~asl nnr ball~room In each t}++r,ITln I~r.~~rrs ln~~ ~~~ICS S~fA~~ ~711vg t~}Cf1117~ ~ unil shall hive wl~+drwrs khlth n~~r,n All kitchen arc~s sha!! havr. accese 1f15U~l~IV17 n dU~~d~ilt UI{ ~11U(1PftY A~LICI~R(a if11Y rr sidcntlal 7nf1P t h 1o ndequhlc u,~tnr~1 IIRht All hn~ -+aler f~~ iny heiqht uf Ihat zone for a Jcrplh q osed h~ sucli distanr,c cnlculalinn , ~ CMGC{I w ~rc el~/tlt5 ~~~~ nllf5~ mdlntai~~ (~1C ~7U{1[~' F ;5' or I/3 of tfFC s~re, whiclsr.ver Is ~lrcater Propcrlles srparated hy an illry I/2 of the allcy Nldlh mny Le -Z6- ~ i ~Q'•: QE:;SI~Y P~',:,~LTi-~~'~'IL~ R~SI~~:~7IAL (R2 & R22) ' She 1 oti~l den5 ~ ty ~u~ t~ -famZ ~y resi d~nt~ a~ areas con~~ st of the Ci ~y ` s ~t2 and R2R zon~d Zard. ~or R2, tt~e Zor~~ng Orc~inance a3Zc~.~s a3~ R1 us~s and u~ to anQ unit pQr ~254 square fQ~t ~f parcej area (up to 34.8 ~sniLs ` ~er n~t R? acre). F~r R2R, the ardinances ailew aZl R~ uses and ~sp ta one duQiex per minirum 3C~J square foot parcel (ud ~0 29.G ~r~i~s ¢er r,e~ ' R2R acre). Presently, 79a.8 acres are zoned fnr R2 a~d R2~ ~o~~! dersity m~Tti-faniZy residential use arhicf~ car~r-ises a~out 14.7N of tne City's ' tota~ acreage and 28.9~ af the resid~ntially zoned Yand. Tnere i5 an average dens~ty of 20 d~;e?T~ng ~ni~s per net R2 an~ R2~ acre. , Changes ~ra~osed by the Task ~orces include st~i~ting the ~2 dens~ty standard ta ane unit ner 1~00 ~iuare feet of ~ot area (~a ta 29 uni~~ per net R2 acre), and ~~~ rezenz approxi~nat2ly 12 acr~s of pYesen~~y ' co~-nerc~al Tand ~o R2. ~ R2 and R2R ~and tJse About 38ro of the City'S ~2 and R2R zoned 7and ~s used for ~r~ulti- ' famiiy ~tructures containir:g five or more un~ts; 26~ ~5 used ror duplexes, tr~pTexes or quadraplexes; 16~ is used for 5~ng~e fa€n~~y ~ homes; 8~ ~s used for parks; 6ro is used for ~om~nunity faci]~tiES; 3w ~s used for quasi-public ~ses; and the rema~nir~g 3% is in other uses. ' ~ocation oT R2 ar,d R2~ ~~nu Muci~ of the R2 zoned land i~ located adjac2nt to the C~ty`s major ' cc^~:ercia~ cCrrid~rs. Major con~en~rations of ~2 zcned land otc~r bety;~en r,ontana Avenue and Wilshir2 Bou~E~~rd fr0:~ ~~4h ta 22~d S~r~e~s, ~ between Wilsh~re and Bro~dway, betw~en the Freeway and Pica 8o=~~evard, and a~jac2nt to Linca~r~ Boulavar~ South o= Pico_ A1~ of tE~e City'S R~R zoned ~a^d is 1o~d~ed ~n the f~ur blocks frontzng on Barnard ~iay. ' t~IEDIU,~ G~'~SITY Mf7L~I-FAt~1ILY RcSID~PyTI~L , 7he m2di ur dens~ ty rra~ ti -fami ~y re5~ d°nti al area of San 4a Pton ; ca is eomprised ~~ the R3 zor~ed land in the C~ty. This zaning d~s~qnGti~n e a~~o;•~s a11 R~, an~ R2 uses and ~~ to ~ne unz~ pzr thousand square feet of parcLj area (up tv 43.6 units pAr net R3 acre~. Curran~ty, 42~.6 ~ ~ ~ -27- ~ acres are zoned for R3 mediu~ d~ns~~y multi-family res~dential us~ U1n~cF ' accounts for 7.9~ of the City`s total area an~ 15.5°~ af the res~dertiall; xoned land. There is an average dens~ty of 3~ uRits per net R3 acre. , Changes proposed by the Task Forces include s~ifting the R3 density s~andard to one ~n~t per 2250 square feet of Tot area (up to , 3a.8 units per net R3 acre), and to rezon~ ro~ghly 0.8 acres fra~ com~prclal xo R3. ~ R3 Land ~se ~ust over 49ro of t~e Cit~'s R3 zoned land Ts Use~ for ~u1t~-fa~~ly ~ str~ctures co~taining five 4r ~cre uni~s. M45~ of t~e rest i5 used for dup7exes, triplexes, and quadr~~l~xes (1$;oJ; cor:riR~ntty faciiiti~s (I~`~); , parks anc~ p~blic recreatio:~ (I~%~~; sirraTe fam~ly ho~es (9`~); and othFr uses (~`_; • ` Locat~on of 4t3 Land rlost ar tha R3 zor.ed ~~nd 7 s Z ocateo betweer 3 ~ont~r+a kvE•nUe and ' ;d~15hi1^~ 6ou~evard from 5th to 14th Streets and in the Ocean Paric area. Additiona7 R3 zoned land accurs on San Vicente Boul~vard and Broa~ti-lay , near the Do;tim~own area, and at Sarta T~onica High Schoo7. ' HiG~ D~NSITY t•7'Jti~I-F~~'IL`f RES?~~NTI~L The higt~ density mu~ti-farr~ly res~dential area of the City 7s ~ com~rz se~ af tiie R4 z~ned 1 and . T~~ Zan~ r-g Code a~ ~ ot~s a~ 1 P,1, R2, and R3 uses, and up to one dt•relline ur~it per 750 square feet of parcel area (up to 58.I un~ts per net P,4 acre}. C~rrer~tiy about 195.2 acres ~ af the City are zoned for R4 high dens'ity multi-fam~ly resid~ntial U525 whicn ar~aunts to 3.6~ o~ tne City'S total land area and 7.1~ ' of the land zoned res~dent~al. There is ar~ a~~ra~e of 3~ ursi~s per net R4 acre. ' Changes proposed by t1~~ ~as4c Forces ~nciudP s~i~'ting tfie R4 dpnsity standard ta one un~t per °C~ square feet o~F lot aree ~ (~,~~ to 48.~ units per net R4 acr~), and ta rezon2 ap~roxi:~a~ely ~C acres of ~resent3y corrrercial and industrial land to R4. , ' -28- ' ~ R~ La~d Use ' A1,~,~st 37`~ of the hi5h ~ensity z~red ?and is used for structur~s W~ th fi ve or ~,.ore un~ ts, 19! i s used for par~s and ~ub7 ~ c r~cr~at ~ or,, ' :~ r r Y•;• Xp~ ~s used for other res~den~,ai -~ ~ s use ~~r cc,,:~~un3 ty ~ ac1 F i ~ ~ es, uses, 9~ is used for q+,~asi-~ublic uses, 5~ is used far hote~sJmo~e3s ~ and roo~~ng rcus2s, anc~ t~e rerraini~g 5~ for ot~er us~s. Location of ~4 Lan~ ' 1•tueh of t~te h ~ gi~ dens i ty zoned 1 and i s 1 oca ~ed j ust r~arth of the ~o;rn ~o~•rn ca•re . Ot'~er R~ ~~nd i s 1 ocated al cng 1 a~rer San V i ce*~ ~p , ' Oce3rs A~reriUe , an~ i~;ei ~ san ,Jay. T~,c smal Z areas af ~4 zoned 1 an~ are located an Pico ?aulevard. ' RESI~~i; i InL U~~S I~: P:Qi;-R~~ID~~J i IA~ ~~~J~~ ' Residznt~a7 uses are also eermi~~ed in ~he CP, CR, C2, C3, and C4 ~~stricts. ' In t~he rem~ining zeri~~ d~st~^~CtS (~R, ~•11, an~ ~~2 exist~n, reside~~;a1 bui~dTr:gS ar2 al~c~.:ed but car:net b~ 5igr,ificant~y enlarged ar a~tered, ~~~~h s~r:4 excQpt.ors. Bcth the CAu and Ccmm2rcial/ ' InduStr~a~ '~ask Force F~a~Ye propo~e~ srec~fic cha n~ps e:rich s.au~d aTlo:•~ r~e~.r res=d~-~~;~i us9s ~r. t~p~P zones under s~~ci`~c con~itlons ' ' ' ~ ~ ' ' r ' -29- ' Resid~ntiai Zanina Caaacit,y D~termining resident~al zoning capacity is a campiQx issa~. ' zon~ng ca~acity ~s the type and a~ount of residential deve~oN~A~t which could occur in Santa Monica. Whpn and if capacity is reached ~ i5 determined by a nu~ber Of factors, ~any ~f ~h~ch can~ot be prndicte~ with certai~ty. Qne of the key factors in 5anta ~onica is the 5uilt- up nature of the Ci ty. Very I i tt1 e i and ~ s vaca~t, so that r,ios~ new ' devel opmen t mu5t occur thro~gh demal ~ ti on fo31 oti•re~ by r~ew cor.str~,~~ti on. Th~s is generally a more expensive and dif~icult pr~cess than develo~- ~ ing on vacant lar~d. In addition, most prespnt uses have so~e economic or ot~er va~ue, whici~ ~n a si~rti~icar~t number of ~ns~anees may exceed , t~e va~un of t~e fezsibZ~ rep3acp~e~tt struct~r~, preducing addi~iona~ d~sincentives to redevelop. ~th~r factors retarding ~eueio~men~ to theoret~cal capac~ty ~r~clude t~e Rer~t Contro7 ?a4r, wh~c~ p7aces ' significant restrictions an demolition oT many residen~ial buiZd~~gs _ in tf~e C~ty. - ' ~fi ~ cant ca, a sign Another ~m~ortant factor is that in Santa hjon amo~nt af land ~s zoned residertial, but ~t~ current use and probahiy ' its future use wii~ b~ non-res~dent~al. ThiS inc~udes such areas as r~a~y schao~s, parks, c~urches, a~d parki~g 7ots. - ' Ano~her factor ~nT~uenc~ng capacity is tF~e smaTl size of most ~arcels ~n the C3 ~y, wh~ch reduce efr~C72TlC°5 0~ deve7o~~~~~n~ si~~ifican~7;~, ~ ~d~Cl ftg Y'@d~ i 5t7C C2~]3C1 ~~l SOT?:Y~12t 5n1d1 ~21" than 1717 sf7 ~~° +1l~ ~n d1"2d V:1 ~ i - 7~rger t~pica7 parcels. ' Anath2r factor is gsneral devzio~„~ent reyulat~ans, w~ich d~rect.~ or ind3rectl}~ 3r~fluence the nu~ber of units w~~~h car~ be feasib~y constr:~ct- ~ ed an a given parcel at a g3ven time. Nat cn7y may s~ch regu~at~or:s reduce the theoret~ca~ maximam density throug?~ indir~ct e~fecLs, h~t ~ these regulatiens may also chang~ t}~rougf~ th~ years. It is not ~o~5~bie to predict t+rhat k~nds of ch~ng~s might be madn Tn the future :vhich concpi~~- ab~y cou~d ~~rn~ficantTy alter theoret~ca2 capacity. ' ' ' 1 -34- ' 1 Market ;orces a~so ~Tay a very irpartant rale. Deve~op~rs ~?y not c~oose to build the maximum n~~ber of ~nits on a g~ven parce7,_or ~ may chaase {where posszb3e) to buz~d n~n-res~de~~t~aT uses on the Iand. In addition, market forces u~tinately deterrnine the timing of raast ~ ~~L el opr~ent. In praet~ce, a]~ of the factors ~iscussed a~ove 7nteract in ' c~r~~~ex ar~d diffzre~t ~~rays at different times, :~alcina realistic and rei~ab~e prajecticns of ca~acit~ ver~ d~ff9c~]t. To illustraze so:~e ' of the poss~bi~ities, two divergent capacity SCB11d~"1DS ha~e been devpjoped. Botn of tl~ese scenar~~s mafce d~~ferer~t assu~ptia~+s, and each ane ~s l~~~it?d ir~ vario~s ways. ' Batt~ t~e scenar~os use a 2-pe~sans ~er occupied houszho]d f~c~or, ' a^d a 5n u~acc~:aie~ housing factor, si~ilar to the fac~ors fou~d by the 1~8c7 census, The T"Od2~ 5 a~ sa ~resen ~ total uni ts assu: ~~ ng bath "curren ~" ! res;~en~ial zar~iny stan~ards a~d "Task Force" zor,ing Standarc'S. Un~er c~rrent s*_andards, ~ot ar~a required per unit is as fo1~oG1s: r ~2-1250 sq, ft.; R3-1~~~ sq. ft.; R4-750 sq. ft. P rooosed ~ask For~e standar~s are as ~o7io~~is: ~2-150Q ~q, ft,; R3-~250 s~. ft.; R4-gOQ sq, ' ft. ~he Task Force pro?osed s~andards ,iou1~ signif~czntly reCace pot~rt~ia~ theor~tica7 ca~acity. ~ Both models aTso assur;e ~ha~ an7y 9Cro of the r:o:~Ts` th2orezical capaczty ar~11 be rea~zz~~, du~ to ine~fic~en~~es and on-go~ng recyclir~g. , °I n,.~~~ 3'."rtrl~T This mod~l zs more like~y to be rea7~stic for ti~e near and r~~d-- ~ term, espec~ally considering that from 1970 to 198•~ ~here t,~~as a total City in~rease ~n pops~~atio~ o~ on~y 25 persons, and t~rWt fro~ ~9i5 to Rugust 19~3I therQ a~as a total increase of ~nly~ 155 hous~ng units. Tre ~ ~odeT si~ply assuTes that future deve]opr~ent w~77 occur oniy on vacant land. This ma~el does not direct~y account far recycli~g }r~ich is likzly ~ to occ~r, ho:re~ier th~s ~s balar~ced by the faGt that muct~ of tMe existing vacant 7and wi]t not be deveTe~ed yn the near-or m~d-ter~~r. The r~o~~l ' also assuT~s no nea-a rzsid~ntial devei4p~~nt in non-resiC~nti~i zon~s. ' , ' -31- ' As of ~ctober 1981, there was a total af about 30 acres of ' v~cant R-1, R-2, ~-3 and R-4 ~and ~n t~~ City. Tne effe4t of ~ask Fo ~ce changes woul d resul t in a reduct~or~ i n u~ timate 6u~ ~ d-aut 7e~~ei5 for currently vacant ]and o~ an estimatnd 54 ur~its in R-2 ~ zones, 70 units in R-3 zones, and a reduction of 45 ~n~ts of R-~ vaca~t parcels. The "~ask Farce c~ranges scenario ~nclUdes non- ' res~dential vacant Iar~d proposed to be rezoned to resident-iai uses. 'fhe fo~lo~ring table presents the pot¢ntia~ nu:~5er af units vahz~n could ' b~ bu~lt ar~ current7y vacant land with-in the City based an curr~nt regulatians ar~d recorrrended ~ask ~orce chanc~es: , ~fable 10 "Low" 19ade1 ' Curr~nt Reaulations l.ar~ Lan~! @ Totel Lnits 4ccupied P~pu~atian Acres 90%5 Un~ts 1 RI 4.9 4.1 35 33 66 ~ R2 3Q.5 9.5 333 316 ~ 632 R3 9.I 8.2 361 343 68b R4 5.4 ~.8 278 2G4 . 528 ' Tata~ 29,9 26.b 10~7 956 19~2 Tab~e 11 ~ With Task Force Chan ges ~ R1 4.9 4.1 35 33 66 R2 10.5 9.5 276 262 524 1 R3 R4 9.1 5 4 8.2 287 23~ 4 273 3 546 43 . .8 2I 8 ~ ~ata~ 29.9 26.5 828 787 1574 As t~e tab7e shoars, density Changes attri buta~ie to the 7ask Force ' program res~,Zt 3n re~ative7y minvr tatal density reduct3ons of i79 ~nits, and 33$ persons, 1 ~ , -32- ' ~h~ 1980 census fo~nd aaprro xzmately 88,3CQ persans in Santa ~ r';onica. The model (usina vacant ~and data currznt to I981) vro~~d pred~ct a pap~lat~on ~ncrease of fram atio~t 19~0 te l~n~ perscns, far ' a"Lo~r" hiode7 b~zldo;~t result3ng in a tota~ pop:rTatio~ of from ~Q,2Cu to 8~,9~70 p~rsons. ~ "Hi ah" Mode7 Tf~i s~ode~ i s very un3 i kely to ac~ur ovpr tf~e -~ear-or r~i d-t~rm, ~ and 5zems unT i kely to accur ov~r ttte 7 ong-tprm as L1e1 ~, sznce i t Uroul d r~ecessitate r~ajor redevelo~ment ir~ e~ery ~rea of the City, ard ~rrou~d ' re~uire a rrajor change in deve7op~^en~ of reszd~ntial un~ts in comr~ercial zones. It is notzd t~at no rn3rke*_-rate res~dent~al dev~lopm~nt h~s nccured zn com~rercia~ zon~s zn tre ~ast 5 y~ars. This rrsnde~ alsa ~~;~1izs ~ the subd~visi~n of many R1 lats, Yrhzch also see^s unlike~y to occur. F~otrevzr, t~zs mcc~~l ~s presert~d to zllustraye theareticaZ ~ossibilit~~s, ~ ha~r.ever un~ike~y they ray he. This scenari~ ass~~es rec,c7ing to bu~~do~t af 9~ro of aIl P.- and C- ' zan~d ~and in t~~ ~ity. ~ousir,~ r^ay be con str~cted as a matter af ri7; ~ i~ a~7 exceNt ar~~ C-zar~e in thz City, and rr ay be deve~ap2d at ~-4 sta~~'ards, It is ass~: ~~e~ L^z ~ th~ n~^b~r cf units in ~ndustria] (M-zoned} zen~s ;,i~~ ~ rera~r~ con stC.ii4. {Ho~asing is na~ p2r~it~Ed as a r^atter of r~ght in the industrial zonzs.} ThA ~'ask ~orce chang?s scenario ~rcludzs pra~as~d ~ rezcn~~g5 of co~m~ rc~al Zand to r~si~enti?~ designatichs, an~ ~r,dustriai Tar~d prc~o sed ta !~e ei~."er resiccnt~a3 or c or~~:4r~iai. ~iot inc~u~a~ ar~ , rezonings r~ritnin ca~.~er~ia7 designations. ~ Tabie ~2 ~~ ~~ ~i ~~ ~~o~v~ ~ Current Re~ulations ~and Land @ Total ~ccUpiec~ ' ~one (acres~ 90~ Units linits Pop~,Tat~on R-1 1326.2 9 1193.6 10,3~8 1 7 24 9,878 3 6 19,756 2 47 ~ R-2 ~7.8 7 . ,$Q 1, 71 ~ ,5 2 , ].2 R-3 425.6 383.0 16,fi83 ].5,849 31,6g8 R-4 ~95.2 175.7 10,245 9,695 19,39D ' C-2 44.7 40.2 2,337 2,22Q 4,440 C-3 12~.6 1~Z.1 5,5?3 6,i87 ~2,374 , C-4 & C?•~ 245.5 221.0 12 838 I2 1°6 2~,3~2 , , C~ 40.3 36.3 2,I07 2,001 4,0~2 CA 39.5 35,6 2,C55 I,~61 3,g2? ~ T~r~~ ~232.5 2aQ~.2 °1 ~7,, 7 $3,~=3 ~ 1~.,~v~ ' ' ' ' ~ ' ~ 1 ' ~ 1 1 ' 1 ' ~ ~ ~ ' ' -33- Tabls 13 "Niah" Made] ~ Witt~ Ta~k Force ChanGes Land Lar~d @ Total Zone ~acres) 90p E3nits R-1 1326.2 R-2 8D3.2 R-3 43~.0 R-4 2Q5.2 All C Zanes494.8 1193.5 722.9 395.1 184.T 445.3 10,393 20,993 13,7G8 $,939 2~,552 Total 3268.4 29~i.6 75,b50 Occup~ed l~n i ts 9,~78 19,943 13,080 8,4~2 20,474 71,867 Popu~at~an l9,7~6 39,885 26,I60 16,984 4Q,948 143,73a tdot~: Ca~*^~rcial zenes are cerbined in this tab~e because oi internal rezoning5. I~. ~s noted tF~at th~ are~s pro~osed far rezan~ng to res~dential from corr~r~rc~a3 neariy equal those praposad to be rezoncd ta car;~:erc7al fror~ ~ndustria7. The "}iigh" A1ode1 predicts a net reduction in bu~ldout po~ulation of 23,362 persons due tQ t~e ~ask Force changes. This mo~e7 ~,~o~ld predict a pcpulat~on increase from the 1980 Census fi3gures flf 88,300 af betwepn 78,8~7C' and 55,40J persons. It is e=~?~,zs~zed that the "High" 1~ode~ is very Unlikely to be reaZixed Gli~hin tne near-, mid- and pro~ab]y 'iong-terr~. .The "La~r" t;o~~7 re~rese*~ts a more ~ikely estimate of groi•ith in the next 5 to 25 years, an~ prov~des an ind3ca~ion af magnitude for gro~.rth beyond that time. -- ~ ~34- ' CO!':s~R~~AL LA~vD t1SE ~?,~ Z4~~i~•~G ' Coc^:merciaZ lar~d uses cqs~szst of th~ CZty's re±ai~ and restGwrant estaST~sn,~,ents, orffce bu~ldings, fir.anciai instit~tions, ga5 sta~~ons ' ard au±o ~a1es Iats, whoZesa~e autiets, n~rserfes and gre?nhouses, and co~,~arcial retreat:~na3 facil~ties. These uses are impor:ar.t to the ' City s~rc~ t`~ey ~rovide ccn~renient services ta the City's re~id4~~s, Io~al e~~7oyt,~~nt opportunities and an ~m~ortant source of tax re.~e~~~e for ~^e Ci ~y. ' Sar~ta 4".on~ca's co~.,~ ercia7 pattern car~ be described aS a Centr~l ~ 8us~nass Distr~ct, and ccm,:;erc~al str~~s a~ong major StreE~S. ih~ faur ma~or cc~.,T"?1"C13~ strips are aTorg ;ni~s~ire, 5arta P9onica, ~ ~incoln, and P~co 6o~~evards. In addition, there are t,•ro com~r~~c~al COrri~or5 or n~~g'^,borhood ir:ocrtar~e a~on~ ~~on~ana Averu~ ~rd ato-~~ O~~an Park 8~~lev~.r~, a~d the h"ain S~rzet co^'.:[lal'Cldi corridor w~±~ ~or~ sYecla~ ~zed' cor~^erc~al act~v~ ~y. . ' The cc~erci a1 areas vf Santa !'loni ca ca n 6e d~ v~ ded i nta sz~,~~r seoarate cat~garies ~rh~ch corres~ord to the sever. ;.urren~ c~:~ercia~ ' zonir~g desi,natior~s in tre C~ty. The catego ries and t~eir corrnspon~'~ng des~gn~tian 3nciude: . 1) Com-er~ia~ Prof2ssicral Ofir~Le (CP} ' 2) Commerc~a7-Ad~~n~strat~ve, ~CA} 3) PteTghbor~vod Co~~nerc~al (C2} ' 4} General Cor~rrerc~a~ ~C3) 5) H~qhti•ray Cor~ercia7 (C4) ' 6) Co~mercial-Recreatianal ~CR) 7) Main Street Special Car~~~erc~al ~Cf~l) ' According t~ Planning De~artr~ent studi~s, co.~~ercial zon~rq des~g~ations ~ ta~ce u~ 5~7.4 acres, ar 9.5~ of thA C~ty. As of 1978, about 80 ccm~~.~r- ci al l y-zo:~ed aeres were occupi ed wi th res~ den ~ ~ a~ use, and ~1 acres wzt#~ ~ mixed cor~~erczallre5~~`~nt~a~ uSE, ' ~ 1 , _~5_ In Octaber, ~98? a vacant land sUrvey found 8.27 acres or vacan~ ' co^~rr~r;.i a71y-zoned 1 and i n the C~ ty. T~i s equa7 s about 1. 6°~ Qf the co~~nerci a~ ly zoned 1 a:~d ~ n the C~ ty. ~ab~ e 14 shoti•is vacant ~ ar~d ~y ~ commercia7 zones. Of the C-zoned vacant land, about 1.7 acres t•rere pre~~~5~d by or~e af the Task Farces to be rezoned. TabZes 15 & In shaN~ tnis data by zor~e. ' Please refer to Figuresl3 and14 far infor'mat~an regarding th~ Cit;~'s current zaning regulat~ons far cor~arc~al uses. ana to Figare ;5 for ' ~nformation regar~~ng relevart Tnter~rr Gu~delin2 regulatiors. ~ IPJDJST~Ir' LA?v^ USE ~~lD ZO~;IPJG Ind;~str~a7 ~and uses inc7ude various activit~es sucn as ~3~:~t , ~ra:~uf~ct~ar~ng, printing plants, h6avy ~nc~striaT manufactur;ny, lu,-:~2r yards, pracessing plants, war•phoas~rg, open storage, and the fi~r~ort. ' 7~2se ~ndustr;aZ uses are an ~~~•~rtant part oF 5an~a hsonlca ~ecaus~ they provide the cor~:~~*~ity Yrith e~p~oym~nt vpportur~:t~es, tax r~v~r,u~e, and, to a limited extent, goods. ' Sa~ta b~anica }~as tv:~ m~jcr industr;a~ areas. One are~ is ~oca~e~ ~ ' i n the corr~~flr bcunded by Co~ orado Ave:~ue and the San ~a h~cr.~ ta frez:Tay _ The other ind~stri~7 area is located at tihe Mun~c~pal A~r~ort. ' The ir~~us~r~al areas of Sant~ tr~o~~ca car be d~vid2~` inta t~,~~a categories: 1) L~sn~ted Tndtas~ria~ Ml ' 2} GeneraT In~US~ria~ , 1~i2 Accord~ng ~o a 1978 PZanning De~artmant st~dy, Santa ~1or~ica has ' 597.5 acres of ~ndustr~a~~y zon~d land, w~ich amounts to 11.Oro of t~~ C~ty's total area. 0~ the5e 597.5 acres, 4p1.3 acr~s {67=,) are in ' i~d~str~a~ use. i]ther uses located on industrial~y zor~ed land inc~u~e~ about 3i acres of residentially-used land, and about 3 acres of land use~ ' f~r mixed commercia7/resident~al ~se, ' ~ 1 -36- Tab le 14 C-ZC~~;~~J 5lACA,~T Lri;D AS OF flCTO~E~ 198~!* ZQ~~.E ~LDiS SQ.FT, ACR~~ C2 Z 15 , OQ~J 4. 34 C3 12 718,420 2.72 C4 7~ 72$,280 2.94 CR 1 2~ ,87~ fl.SJ CP ~ 15,000 0.34 CA 1 ~5,COG 0.34 C;~ 6 ~6,670 ~ .07 TG~AL 36 360,240 8.21 * C3 tcta~ includes 33,42~ sq. ft. of land to be ~art of the ~arrard :~.ay sen~cr nc~,~s~r~ project; CR tota7 cor~s~sts of 2 i,8~ 0 sq. ft. ~and ta be d4ve7 oped 3 rrto a CT ~y par'<. TASL~ 1~ VACAFI i LA~,~ PP.JP~SE~ FOR REZv^";iI'~G AS OF OCTOSER 1987 ZOP~E SQ. FT. ACR£S C3 33,~2Q 0.77 C4 36,750 0_84 C4 2,500 Q.06 M2 25,950 ~.6Q TGihL 98,620 2.26 SaLrce: Sar va t1ani ca Pjanni r.~ Cp?art+~.ent. PROPOS~D ZO'~~E R4 R3 C2 C4A ~ ' ' ~ ~ ' ~ ~ ' ~ ' ' ~ 1 i ' ' ' ~ ' ' ' ' ' ' ~ , 1 ' ~ ' , ' ~ , ' 1 ' -37- Tab~e 15 A~PROXIr~AEE AREA DF AREAS PROPQ5E7 TO BE REZOt~E~ Ta RESI~E:r~IAL AS OF OCTOB~~ ~98~ ZO~r'r S~. FT. ACR~S PRC~05E~ ZJ~J~ C3 213,042 4.89 R4 C~ 375,000 8.fi~ R2 C4 & C4;~ 585,D00 13.43 R3 CA 16~,752 3.8~ R2 ' M1 215,05Q _ 4.94 R4 TQ~AL 1,553,844 35.67 - Source: Santa Monica P~anning De~ar+~ent. , -38- , Fig~re 13 - Ge~eral CaT~~erc~al and Ind~str~al 2onz:~g R~cuireme~~s CITY 7~ SAHTN ~O~iC~ ~ ~ ~ ~E'U~T ~ ~ISTAFCT PE4k1~7E0 UScS IIHIT ~~? A11 A4 Usas, Offi~ces, Fi~arc~al 1nst~:~[ions, ~~sa~:al,, ~ Sanitar~ums, C~~nics, La~ara_ar~es, ~educ~rg Satcns, ' SchpoVS R~ta~l sates and services ~~ly ~nc~de~~a1 ta $aTe a~ and ~n sa~x 6u~ld~ng. [3 AEF R§ ~ses, Off:ces, Findncsa] fnsiiiuC'ors, PJO]ic ~ an~ ' `~^ 8n,1C~n;s, ~eedil 5afes aRd ierv~ces oniy i~c;~er[al to and in t~e sa.-e cu~ld~~g ~ La ~2 . 3 aeta~l Srores, Cf'rces, Service 5tareo~s ~5Y 'Jse Pnrmit an{y), AutO ~aaair}(no pain!ing ar ho3+ .~ork), Aesiaaran[s (na dancir.g or •_ntertairme~[), dn[•ti~e 5haps, ~a:a~~ 32iC?~7~5, ~~zatr_s. ~u_ar,,at~e!a~_rcr.as ~&SiC2nCld~ ii5C5 -_n',rUr ~f~ r4:C~. 1 A1~ C2 tlses(ierv~ca SCa;~a~s s Au.o Rspa+r5 pra~~S~.a~1, Jholesate 5.ores, S~l„ aras, 3owi~~g .~13ers, Restac-an:s, PEC 5L4YgS, aUCJ^a[i~ Ldun~+•125~ p~~~C5~Op5~ '~2tdi~ Sho~s, U~i~olstery S'~oPS, Ladges a~d C1uhs, 'o~s~~esi ' Co~ieqes. Musi~ 5c"c+a1s, Cl~nic> an~ Laoora.aries. 1!otels and rlo:eTs Res~!ertt•aE uses ~dr=t !'' !'~'~~i ^ 3~' 2s_or•es I t ~ Z,~o_~a ~ 5 stor es a~' R~x_ Any ti~}-er ~ s~S;e=_ _o Corc:' c~a' *~~ A]1 ~~j Js~s, a~_~ ~a~es, 3ars, °.aat Sa~es, Tra~~~r ,,;e P:r-;~~ Salss. "ot~rcvcie 5ates =cu~. _~c 3e, ls, ~ :~v~ ;.,r r_aF RtsCaurani5, ~eed ~r ~ue~ Stores, Sign Pai~^:i~g Stio~s, a^C ~~s~a' SecO~G-zanE S[o-es, T~re Shops, P~~-~,~g e'+aos. "sCO ' :,,alvs~s ~e~a,rs Res~den-~ai l'szs aaove ~Sr `~oor on~v Strvvice 5~at~or.s, ;,r~.e-~rt, Gr,v~-_~rc~;~, ~at_-y~: 3 Fas4 °cad Rest~urar:s ~y ~se Pzr'r.~: ~n~~ _ •t-~ '. 5a~e s5 C' ' ~ ag, r ~~4 ~.-1n5u~[ w~Cl~ ~~e~ri~nG ~`e.^.2't-'°'~L ~ ~13~"B~ ; A~i C3 Uses, ~.~LSere^ts, ~tnce ~a11s, For~~~e ~~1~zr5, Z As.rel:,cers, ShcoL-~g 3a1Zer:es, Pe^~y :~rc3~:s. ~ ;s~^,-^S ~ S~Qr,es , ~ ~ R Suppl;es. "~~ ~~~als, M~ts15 cr ~es~c=_n=ia1 Us=_5 : ~ 5 rax. ~ ~ , ~ . I ~ ~",arufa~_urTrg, ~r~~zsST*c, 4sserbly or Treat^e^t ~* ^cs: ~ ~rc~~C~s; Sh:~~ ''2:di cF'cos, ~~chire $n~~s~ r~~c-~~:'e s~+ ~ - ~ Pa'~t'r~ ard ~~d: kerk, L9ur.;rt25, :~r~~: Ci2a~~r•c, ' ti5' i rdre^aus?ss C?t7°~C°Y ~.'10C5, Labcr3:or=as, "cr_a=~ ~5 4 , I {tirfS]C3 ]J1~~:~C)e ~dQ `~?j-,a,°^L'EI IS°_e !1C Y6f3'~ 52125 ~ ^ Of ~~C~- ^7. ruT'::~JI'2. ~rOC2fi25, OYJ^y5 0~ ~OS:2`_'~5 ~ ~ , ~ ' All ~1? Cses 3nd a~y at~_r ^Se rot ar.h;yi~ea ~;r 'a•.~ ~r - M2 ~r~~'z~~= r~rp~ib~t2d l;ses tnG1uC2 L2^2~t ~'d~ctrc, 1~• ~~4nCrles, ExF1cs"res, ~u*_emob~~z eir=_=ktr.a 3r,d ;L^_r su~n uses. '~a ~esite~*~al Uszs _ ' - YaR~ SF:,C:S Yo ~rent yar~ retislr~d :tr.}e55 ~esigre=~a oy ~'aa "~ti sfu~ cr rear ~ yard is r?qu3r~d ;.rless sd~C~rkl^•7 3 fZSij:^~~a~ ict, ~n .~~;c~ ~=sa CG~"1E~Ci%~L oniy. 'he s;~e :r r~ar yard mus~ c~^~iy ~ri,h _he R3 s~ee yard fdr.auta. I~;"uUS-R(~~ on1;r Tr:e s,de ar r~ar lard rec:••~-_^: :s 5'. ~ :-r_• ~[~ ~ ~,] *_'~ e1G d 2d Of 3U1:~'r~5 :~ '_- 5e ]'s:r;~:i *7~~"~ . ~ F C~ ~R „ ihe a us gresS ~~r r ~ ~s lzra,_=d .~ 3 3 :i~-~s _"e '-r== o.° •he ~~~rzrc'a?i,-=c-e= sit. ~ 3u;:~,r,s •n -<c=ss ~r :t~,s '•=T~ce[ia~ may ~~= a~'"''~ =~ ~i -"= 155u~rCe af ~~CCrc::'O~a~ .;52 ~°_ m'~ Or; t"z 4ai~5 ~f~3~ G'1J'YC"'2^:3i 3rd F+SC:.~ I`o~~: -^d115'S ~ ~ ~ -3s- F~gure I4 ' ' ~ ' ' ~ ' , , 1 ~ r , ~ Ge»eral Cor~mercial and Ind~astr~al Dark~na ^e~uirer~~^ts CC"},~~C:rL D?$'.RItiS - C2, C3, rs, C~. CP anr C;a Bui~Cir.gs 9ess th2n $~~0 scuare fee: cross f?oor er=_a 1 Square t~aL c` Da~kf~ig area for eac7 scuare foCt Oi gr~ss f~oor ared or 1 aart•~q S;~cp t~r each 300 square r£2L cf gross f',oor 2rEd 5u:~di*•gs more t~^a~ E~~J scuar=_ ;e=: gress floo~- ar=_=_ 1 yarkinq s~ace for each "sGC sq;;a-e *eet c° gross flocr are~_ Off~c~ 3::i id;ngs a~e car.s~~~te: a CQ wr,er_•a~ ~s2 Ex[=?`-;rs Rest~ur~rts I s~ac~ ~or eac~ 5 se~~s of sea.•rc cepacit., D~'ve-~~, CrTVe-~~r~~a" T~ke-au~ *=as~-=~~~± I so3~~ for ??~h ~~~ 5:~_d1'2 `?_i ]i~]r,^,SS i~QC~ Af23 Fnod ~~a-kets ~n exeess of 5~u~ s~uare ~ee: grpss " ~er zr=_. i s~ace Fcr each :~C s~~are fes: ChtiCC"?~ i 57~L~ Z~Y °dt^ iQ F'X°~ 523:5 CY' : 57~C° rG~ e:cn o~ sCuzre re~~ »;.laces or ;ss~s~'y 1~'~d=~?5, ~A,^`~ u~i'c. ~CrVo~_~~'I .r."^"_2~5, 4'=°- ~.^, ~~"- ?^= P~?C?i ~~T +35c2~~i~ 1 aRdC2 78'' ~ 7IX~0 523=5 ~P . SHcC? ~@~ SC square ~ee~ or~fl~c+- zrEa tf n~ r~x=~ sea_s. Rcller Rir,ks The r:nk and see__3*.er arF~s ar= tr2~:°_d :s ~'~c=s ar ass~~e~~, ~33 Ot-er tre~s ds r~g~iar Gc~,-,.rctal JS=s Bc•.rlira ~1Zea; 4 soacss ~er 3at.e. T=^ri5 ~ PcC=u'_- r~~l CC~,r'_5 2 5]fit?; ;.?~ Cc.,rt_ 5_"eCt~`G^ =r~_- - tr~~~[a as ~iec2s of assc-~iy. Pro _•c~~, -~ .as ~c~rr_ _=~~ ~;e~- - i~1}UST~tAL p15TRICYS - n1 and H2 Inc'u5*ries l Space per ~~4 Sq~a-e ~ee; gross f;eor area Wa-ehcuses 1 space oe• lOv~ sGuare `ee: ;ra=_s flccr a~ea Co:m~-c~al Uszs Off~c~s, other Co:rrerc~al tJs~s, s2e ah•:,v= Nor,uaries~l space aer 5 F~xed seats, ~r j Sp3CC per L~ squa-e fee[ of .'loor lraa in ~Iatzs of assr-='v Ff no fixed seats SCrv0~5 Eie~entarv v Jr ~~c~ Sc~oofs 10 spacts pi~s 1 aa~ t~ona~ per tlass room ~ Niyh Sc~aol t0 spac•s plus 15 add~t•oraa ~er class ~co~ ~ Colieces 10 s~ec_s plus 30 addi,ion~i p~r cEassro~r~ Tra~e 5ehaols and °osiness [ofle?es S space pcr ISv square Fe~~ , Pi~i~ ~r,55 flpOr a~o2 75 a~'.~5~?C' t0 e%C~~~° C2ar~rg •+a~ls. +e~tiC3t Sr,Z°:5, St~•r =i'S, S°~°'lZ:~r ~rdf_; 5~~ 1~C~L•G25 f~5::'OC^5~ iCu*'~25, ki~C'12'15, r=:'L~:1G„S~ 'a:~ _ arees, tin[er,or ~ zxt_rior ral]s b corr~dors, ~t:. , ~2~ 1~C S]2C2 ST-°_.. $~;`_X IS~ P~:h ~4~ ~}dy~L^ S_~C~ !~~ 0~~~ _g~`~. n -i ~~ 1~. 9; :,d~C° :,r ^C?^ Sv3~25 a- -~ X~^ (3C tn C' '5.~1.: _ ~oa,,n~ _~~[_= s ~e :J' ~c 2Q' :ri:~ 1+' v_r*.~c3T cle,r~~~a :11 :=r~= ~i3; _b ~~~~~s:ria~ _..~ ~a=res or2r 3~Ji~ 54•f:. r=c~;r° 3~ i~~s: : S~:cC?. ~ pP%~ rr~jE}''dral.^C~~9'OfeT`1~ ~~-~yn ~~~9r7~f1~~ ~3fC:~G "sLc^CS~.i ?V _°_ en:a~r~{ =r=,- -r- , C~"M~~=;~,L s _ ~4"uU5'r~.I:~L D15'~!{Ts D~S'~IC~ ~P -40- ~ ~~gure 15 I'lT~4; =u;7EL17c5 - - - - ~41'"~°~ ' L1'Y OF S;+;JTa '"G~'C.'~ j°31 v~q'SITTc~ 'J5~5 ~ ~EI~.~T ! 4°1-S , :+11 ~4 e;ses, ]fi•ces, =~r~a~ccai i~st :ut~ons, ~cs~~taES, ~ +5` ~ 5ani~ar~uns, Ci:n,cs, Laoarator~-s, ae~uc~ng Sa'cns, j~:~r•es 5c~ools Retail saies and se~+~s~5 only inc+_e~tal ~o j'~'- ~ax '~• anc ~n same Su{Idting I eovera_e ~a AE] R4 UseS, Off,ces, =~~anc~ai inst~~u:~ens, '~bF~c ~~j' dutFd:rqs, ~ietaii Seles and Servicss oniy ;nC~denLai ~ 3 5*_Yr ~s so arta ~n the 9ar,~ Sue!d;rtg. ~ 2 ~ F p R z CZ 4ecarl Stares, Servrce SCat ons (~y Use P~r-~~L Gnfvj, ;C' - Z szc r es Auio ~ep~rrs (r.o paincing ar 5oay wor;c;, Res.aura~sts (ro danc~-~g or e~tertaia~er[), AnciG~e 5noas. ~a:a~l ;5' - j st~r~ssy 8aicer~~s, T`+ea:res, %+u:onat~c Laurdries, 0`f~c~s ' R~sr~e~,,al Uses on ~ro:,rd ~loor «r: U ' , ~e•~it,ed Cn 2ntl ~ar. --. C3 All CZ Jses (Se~v~ce SCat~Cns 6 Au[o °.eDa~rs pr~niaiLGd), ~ 2- 4 stcrres' Offrces, '~1h41esale S.ores, Bifliards, Scw3~-g azlevs, k ?~' - jo' Restaurants, aec S[ores, Aui~^~aLit La~ncr~es, °}~~sestic~s, I i- 2=:. 4~+ 3epair 5ncns, J,~nolstery Snops, !o~+5es and Cluos, 8us+ness Colieqes, :+us~c 5c^oo1s, L1iaiGS a^~ Laacra[ories, l Hotels and Hotels, Res~de~tcaR Uses cer 44 S~ar~ar~s I *~* Aii C3 Uses, Auto SaTes, 8ars, 3oat Sales, TraiTer Saias, ~ 2- j s~a^~as MOE4tCfC~B Sales. E~ti~C ~~iL ~L'~Co~S~ ~E5:2Ul3~CS. ~_CC 4 Z'~~ - i+~i' I 9f 'L'C~ $CC7f?5~ ~i~~ ~31^t:hCj 39075. 5eccrc-^ar.c :iJ'_5~ J ~~ ~^ n~- Tire She~s, ~fumh~~g Shaos, ~uto ReFa~'S 4es~ce^tia~ j 7-" ~ax lo' ` Jses exce~t on ~•'~c^d-f'oor str~e: °~arLZ~e ~ervi~_ G~~C~°GC $C3L10'75~ I~fIV2~~~. ~'~'!C-:~r~ugr, iai(e-OJC Fi ~35'.'FCOv^ ~65'CBLTHr1i5 by t;se PerTit .+T1ey ~{~ SdT'2 a5 C~ ~ Sare 35 ~n ~~ ConsuTt ~ith Plan~Fnq ~e~ar.rent ~ Yaried ~4 a11 C3 uses, ~*LSZme~iS, ~ance ~a:ls, Fartune TeElers, 35' Tax ASLrOECgE:S~ 5110CL'^r~ ~alle^il5, Penny 14f~8Cq5~ '75^I'1y ~ SL,)tl@S Supp h es. No yatels, No[els, cr 4es~dercial Uses ~~ '~'an~fa~t~ring, ~rocass~rg, Assenbly ar Treat-en[ aT -~st MI - ~5' prCetec.s, Sheec ""e:a; 5ho~5, MBChine Si^o~s, Autcno5i ~e '~~~ ?a~n;ing and °edY ~ork, :aundries, Laraet Cle3n~rg, M1;, - ;6' ; Ua~ahouses, Car~e~ter Shcps, Laonraxarias, '~a:tuars~s ~ ~3^,T~n For ~esi~'e~tial Uses Cc~sul~ °jan~i~o ~e~~ ![o Retacl lan~s~ap•^g 5ales oP Clo[harg, Furni~~re, sir~ceries, ~~~^y5 or Cosnerics 4o HcC~cal, Denial Gr A~useme~C ArC2de5. Off~ce Usas restr~cced ~ M2 A1T ME Uscs and anY other use not p rh~5~ted ~~ law or ord~nance ?rah,~~tad 13sas ~nclude Ce~^ent '+ak~rg, 4~~ Fvundr~es, 'exp[es~ves, ,~ntcreC~le '~rsc~c:~g are ot`e~ such uses. For 4_Si~z~;~ai Jsas CQr.s„~~ [he P1ar•n~~a ~eot No ~eCica3, Dencai or ;,r,use~^en[ ~rcaces 0~ ~ ~c_ uszs rescrictzd.' ~'') G045UL' ~J! i PLn~Rf "!G 6E°~x^'E'~T ~~} d 5u~:d~ng ort ~rcoer~y abu[ti~g re3+de^rial orcoer;y zoned For a Ecwer he~y~i I,m~[ ~ast oaserve C5a[ lower hai;~[ lim~[ °or a width of 35' or i/3 t4e ~+~dt~ oF !~e s~te, wh•chever is greaiar ~z~ F a_3. ~ Floor ~rea Rac~o - A~fa+able gress `loor area ~~+ reia:~cn :a :hz to[~1 s~~e area, e g, 2.a =.~ A, x site area f1o.~CC sq F~) = 2~,J00 sq Fc. al~cwabla g~oss `TCOr area Residen;ia] usas ar_ ~our:ed as 5 0~ ~~e tToor area. ALL `IE'.~ CE'i~!:P"'E`+' ~E~'JFQE ~eusir'q ~nr[S 3rt~:cr ~n-lieu ^aeS CO15SLL~_ Y~:~' ;'^e Plarn,;g :eaar.Te~t '"~r tRe rer,u~reTe~~s YARO SP~C_S Front var~ requar~d only ~f des:q~eated 5v "ao Vo s~de ar °e~r ~ar; ~s teq~+red uniess ad,ain~ng a~es•dan:ial loc, ~n nhiC9 C35d C3~"_~CI~L onl~ The s+~e o- ~ear vard -;.is; _. pii +;ti .`s R3 s~~a ~ar~ =or~u:a ~.rvi~rr~_~ n.~~r r'd 5..ls .^.r r?3- fot_ f?", ~_ .•5 . ' -41- ' An October 1981 vacant land survey found 34.2 acres of vacant ' industrialiy-zoned iand. Th~s equals abo~t 5.8~ of industr~ally zaned land. Tabie I7 shows this data for the f~Sl and r12 xones. It is timportan~ ' to note that of this 34.2 acres, 29 acres were at the i~unic~pal A~rport and 3.2 acres were at the "Green~rrood" project site~ _ 4J~en these two sites are excluded, there remains only 2 a~res of t vacant industrially-zaned 7and in the City. Table 16 sh~~~:s va~ant f~-zaned land propQSed by one of the Tas~C Forces for rezoning. I d ~ z Z at approx mate t y ~he Commercia~/Industrial Task Force has prflpose ~ acres of M1-zaned land be rezaned to R4. In addition, various M1 and ' r;2 sites are ~roposed to be rezaned to C4A, CG, and M1A. PIease refer to F~gurel3 and 14 for information canc2rning current ~ ~ndustrial zoning regu~at~ans and to Figur~ 15 for relev~nt ?ntAr~m Guice~ines reg~~aLipnS. ' I~Di~ ~r , ~'[-ZQ'JED YACA~J~` E.P,~~D . AS OF OLi03~~ 1987* ' ZO;~= #LOTS 5Q. FT. ACRES r hil 3 19Q,1 QO 4.36 ~ M2 3 1,299,190 29.82 TOTA~ 5 7,48g,290 34.~9 ' *Incl~d2s 739,950 sq.ft. of fr~ ar~d M2 xoned land a~ , the "Greernf~ood" site ar~d 29 acres af City-owne~ ~12 za~ed 7an~ at the ~un~ci al A~r ort p ~ . ' S o~rrce: Sa^~a Monica P~anning Departr~;ent. ' , ~ ~ -~z- . ~ ~ CIRCL'! ATiG;! Santa t~fanica's circuTation system is co^~~osed of a ne~~:~or[c oa , feeuer and coll~ctor stree~s, aTTeys, arterials, h7qr,~•rays, and ~,;;~ Santa hlonica Free~ra~. The eir~u~atian 5yster~ serves t4:o m~jor functicrs• ~ 1) the mave;~ent of p~op~e, 5occs, a~d serv~ces abou~ the City, and 2} the provisi~n af access to t:~~ parcels of land 1~ the CiLy. ' Tf~e ~m artancR o~ acees5 is reflect~d in the amount o` San{a Fa ~ca' p ~ cn s iard devoted to the City's circ;alation ne_rrcr~c. In Santa ~tor~~a, t"~ ' circula~lfln systA~~ ~ccupies Z52o.4 acres or 28.5~ Qf the land ~n t~e City. Af~er r?~identia~ use, t~e circulation netL•~ork is the 3arg~st use af ~an~ in th2 C9t ~ y. The ci rcu~at3 on net;~~a~ k i s lacate~ throughout ti~e Ci ty but the pro- ~ortioh of an ar~a de;ot2~ to circuTatipn deperds on tt~e ty~e o= 7and , use ac ~; vi ~y ard patt~rn preval ~r,t ~ n tY~at area . AreaS w~ t~ res~ d~r,ti 3~ and com~,2rc1a1 uses ~n sma~ler lots requir~ ap ex:.°~s~~~e road re~;.or'~c , to prav;d~ ~cce~s to th.e n;,~>.erous ird;vid~al narcels. I~ Santa <<So:~ica, those areas tr~at have primar-i1y resiuen~ia7 ar,~ cor~~^er~~aT Uses on srra'1er ' IotS have fro~n 27~ to 37'~ ar t"~ir area ~~v~~~d to c~rcu~a~~on. ~reas witf~ ccr-~erc , al an~ in~LStria~ USES on ~ arger lo ~s r~q;si re ~a ~ ess ext¢n- ' si ve road ne ~,r~rk to provi dv access to the fevrer i arge undi r~ de~ pares ~ s. 7hose areas tti°i t~ co~merci al or i ndu5tria? uses o~ 1 ar5er parcel; ~;ave frc~r~~ 73~ to 30"~ of t~eir ar2a d~vct~d to circ~la~ion. ~ Tne e~a3o:^zty of th~ streets tnat run north~•:~st to sou~heas~ (ih~ n~e~5ere~ stre~ts) ser~1? as colTeetors for tr?nsporta~lon npe~'s. These ' str~ets general7y ~eed traffic onto the artersa~s w~ich cor~;~ri;e the majority of the stree~s tha~ r~n nor~theast ta s~utF~.;est. ' Figure 16 ~'rorri t~e I976 Land E1se Study s~orrs t^e ~ercen~c?!'2 ar c~rsus trac~ ar~a in c~rculation use. ! The majority of the s~ree~s that run northtiYest to sout}~east (thp rurrbered s~reets} serve as co~~~ctors for trasnportat~on needs. 7~~se ` streets ger~erally feed traffic on4o the arteria~5 t~rhich comrrise the majority of ~he streets that ru^ nor~heast to south;.est. ' ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ F~ ~ GI1RE 16 PFRf,FNTAGE OF Cf~S~JS TRACT Af.RF'ACF IN - ----- riitfc!t/ltl[)~a ~uS~-, i97r, . .-----.._ , ~ Saurce: Santa Manica Planninr~ D~~partmE~nt ~~} ,1 7013.Oi 7~13A2 , 33.1`X~ 1 3 ] . 6'X ~ scfi sr~ f „ " ~ 7Ui4 ' 7019 1 ` 23 .f~~; 2~3.2Y M . i r.~.~.~..r--~----. __ ~ 1 ' 701GA~ 70id.Q2 _ ~ 27.G~ 32.5~ +..... ~ ~., ~~ih?~~._.._.-_ ~. y r~ 1 • ~ ~~ .~ „ l " ~ 2]nd FT. I ` 7fl12.(31 , _ , ~ 4 27.4`Y~ 1 i 701Z02 1 34.7~ 7[?15.01 7015.02 i 7Q17.p~ 29.4~ 7017.02 .. ~~.!'` `~• •'•~ _ _ -~1~i.~. , 1~ . ~~~1 l 1 i 7D 1i~.0~ 7023 ~ 1 2~.9~ 13.A~ r f r i f ~ i J ~ ~l°t ST, r ~oth sT. ~ ro~n,o2 ~ " 34 . 6~ 36. 6~ i.. 33 .~4~'~ 30. ~~'~ 4 .~ ~ m ~ .~r S ~ I ~; ; k,' y ~ ~ ;' .. " ~: e.~ ~, n ; e t, ~ ~ ,ti o . •i i~ i r i~ ~ ff N ~~ I~ ~] C , 3 ~ :<' in ~~ °1 33.1~ ;, 28.1~ r ,~ • , , ~ ~ ~ i ,..~._._..,.~~_~ ~ ~ , ; ~! ti ~ w i -44- ' ~ 7he bt]5'i ~5t 5 tre° ~s i n the Ci ty ~ nc~ u~e ;~z ~ shz re , San ta ~~loni ca , i}1y~^~i c, Pi co ar~~ Li ncc~Z n Bau7 evarc~s , t~-~e Paci f~ c Coast ~l~ gh~tay, an~ ' ~~eilscn ~day. The h~g~ vQTume ar traff~c ~rh~ch traveis aZorg these streets is understandab7e. Wi]shire, 5ania Mon3ca, 07yr~~ie, and Ptco, ~ link Santa ;;pnica with E.os AngeTes and are servEd ~y p~b73c transparta- tion. Lincoln and ~teilsan connect the City w~ ~h Ve~ice, ~~arina ~eT Rey, anc~ t~:e Ir,t~rnat~ onal A~ rpor~. Zhe Paci fi c Coast H~ gh~~ray feeds , the traffic from Facific Pa1~~a~es and ;~laTi~u anto thP Freeway and fro~ Las Ange~es to tFte beac~;es. - 1 The bus~es~ inLerSections in the C~ty, not rar~k~d, incZ~.~de ~lijshire ~ Bo~.~levard at Lir,c~ln Boulevard and at 4th, 7th, ~Zth, 14th, 20tn, and 26t~ Streets; Santa ltonica 6ouTevard at L~ncoln Ba~7evard, and a~ 4th, lit€~, 17th, 2C~~t, 26th Streets, and at Ber~eeley and Cen~~r;eja Avenu~s; ~ QZyrr:p~c Boulevar~ at Lincai~, t~e Frees•ray o~f-ramp, and Cer,tina?a A~en~~; Ocean Park and Lincotn Bov3evards; Lincoln Bo~levar~ at ~he ~ two ~re~:ray on-ra,~p;; and both a*~ds of the Ca~ i Tor~t: a Incl ~ ne , Q~'~S;-P~B~IC L~+~~D USE , Quas i-~ubi i c us2s cavzr a br~ad rar~g° cf ] and use acii vi ~i es whic~ ar2 publ~c~~ly and pri~-ately c;rn2d, and are used by or ~For th~ ' { ber,erit af 7arae nun~ers of peaple. 7f~ese activit~~s su~nTement the ar-oun~ a:~ var~ e~y of services to t`+e publ ~ c tf: at are ~ro .~~ ~ed by tre ' C~ty. Q~;asi-p~.a'~lic USES incT~de parking lots, school5, hos~zta7~, chu~~4~~s, utilities, etc. These uses occ~py 4~3.4 acres, or 8.3 perc enL o~ tf^e ' c; ty . REC~E~TIOP~~L LR';D USE ' ' Santa ~~!onica's parks, ~eaches, o~en sp~ce, ard golf caurse are an i mFor;.ant ccr~p~nent of the Ci ty' S urban ~an~s4ape " They provi de the C i±y'S ' residents ti~.itf~ recreation space, ana ~1~e~r greerery a~d openr~ess proJi~~ relief frc,~ the bu3~t ~f1V1~"vnment. T~ere are currer~tly 224.1 acres in r'ecrea}~anal use. figut`es;7 thro~gr; 1~ sheat recreatlon facili~ies and ~ the City's bike pa~h syste~. _ i - ~ 1 ! ~ ~ ~ ~ ~r r ~ ~ ~ ~ ~ ~ ~ ^~ ~ ~ ~ r ~ ~ f, ' ~'i gure ].7 ~~G~E~Yi~~~ ~~G~~.~T![S ~~~~~T~~~~~T ~~ , i~~C~~~T~~~~ & P~i~~~~ ~~ t~~~~~ ~~~ ~~~~~~L D~ST~l~T, S~~f~'~ ~~~~[G~, C~4lI~~~i~~~~ N nhu~rn ~ - ~ I11M 7t i ~pe 11H _ _. dllpq~ SYIMrIhG 1 OlTlri ICxIlAS 1'N~C i ratif {w.r.! ' u[e(~Ifor [lA~[9 fNX 1 le I.nt ~ IuV~N~r MI q 1S ~rru rn~~in u.~ ~ tn.na a+e. -1A~IMIIi A1E I1N~ jl~~ N ~ o~... nti pd w~n i~ cr~i~ • tsw wait[ 1.~~~ SR5fui1 SI f1A1[117i[1 -iueau~ ~ Mmniwe r~rx • f It~lt 1H~~r., e~~ro.hr. n~~ra.~l • 1 1~aR~ t s 4n. • [OS~tI Il~~aha~ • Ws~e+u ~Irl~ ~iS+~~en~ • ne,cxmno ra~~rM~~ ~ rmo titr~i.~~ ~.. r~rs~ uaWi~ e~Nn~e IINf15 R4fh'Ailltf / I~~~ni•q srnu~ isuni ~ii~n~r+l •~[(MIl11 71MI~If C11lINIS I~Ith ~ 0.f1~~ ~rea ~le.le Ile'~ fl~~ M~ • 101 lUl 1„7 Yn14IHil [p7{ • Wlqx~ IIM~~1 r~lh f.ln}~ 1 ~Iq ~wpvIrs OrlRar Y~~1~wdi t* IIISrtIWI fWR1 • 19a7u1 !![~It ~nbtbHl .w u Iri .~ s~n~~ ~ie. e~r~ • wuon[e ~ n~r uu ~ GI1e9e rcx~~n nur ,...«.. «~:, ~a .e k... ..~..,w.^, Nn f~ / o~ ~~ H.r n~xktiM ~umm~_~ l fa~141 ~~~~s ~~Mua~ • t sunw s~~Mta - ~ust.w, e~u.mo i,,wie~ • : l~llli l1YArt 01~"~M105 ~I~~fiu/) ' ~ ioa~eetl ~lue I~rM~r~ ~ ~ fnNlRll[ liM~lti [P~II II~h1~1~ • 61HrM1SH~1 [i~~~~A A~I}~UIl~IM6 ~, ~~ ~ 4~xh~ 1Yw1 + ~ ~~. ~~ ~ ` ` ~ ~ ~ i ~ircnM ~~ `~ NIP~ SCIRqI l INaN IQ1. J_,~r ,.,~ ~~1~ 71 { Y~S~I~~iM IT~f ~~~~1~~. ~~r ~~R kl ~U~ ~nnl lnclnNl .rr I I ' w~Qf10M 1 ~ 1fI171R Mf~C sunx ~ 1 N ~e..~ raosrnir ~ MIlINn { ll.eN~ ~I~IS SI nbOl ~ ~ [ar~[~t xx~r~ti sa~5~s IIf~M.al =.qp~M M1LL [~~Ifll 170 111[F!w II~MIq~ ~ti n~1 rwM • Mlll! RRlf~7USt ~UMIORInI _--, '-`~ ~~•a•~•a '~~FI ~`` I~~tly ~q•flll 7l4~ lllq~ • 1 ~"GR NS1ttt tII~Ml~d NIIIIG~'RMp' C~NK~[IC ARIM ' ~ M~+t1~1 !It hlli~' MHV14lIlf tlltlil ~ll~hle/~ • =~~ ~'~~~~'-~ syJ ~&~it eoui • ~ sMeicreava u~~t ~^iM -~ ~~wll~. 1 Ilq~l~I' flL~l[ c~V~R+Ot • 6M 1 p~ ~ kcma,~~ Le~r• ~IM~IS Alf~N~f1U~ ~SIQ SfnlfR IIl1RI11@f {11 IR I i5~1lYOES f1YX ~ ~ ~~rorr~,a~~ ~ ry 41 ~[m O~w~ ~K [~ a [e~w~b in .~in ~r.~ -, .,~--- -.. .,._ _ ~,._. 1~ S~• ~Ir~nt. ~h1 ~-.- ~~~- - ~ ~ISeIC i~uM • ~M I q~ .. ~ . -r:.;%'~~.~. . 1 i U ,o,~ S~~U~R GIYIN1yICOl ~ ...,«.. ~.. 7 ,~+~ 1._ ~ 1 1 i J nll NKt~s sUr~ ~A NII~ lf~qq s4~f11 ~qnH.R N~f~f S[~p11 .fl~! N~Y6 ,~, xrn~ mpa ~Hw {f ~ 9<~u ~u4 ~Ir/ e~M easrwi nuss t.iu u ~u} • ~1~~~4r ~~~l~ ~ 1 1[XMi1 [OW1~1 ~ Lql ~rnt+~ ~wac ~ }[f11 ~MYIM SI : I~LG 1! 1ClIMiI ~IIIO I!h IIMl~ • ust~tii nw ~.i~ti n'.~~ • iaoiuui nuo iy~u~ • uKt fk[AfAI104 IIOG . SIXI~1 IUli • sle r. [I.B~ew~ • ~w~up~ • RI1~M[~ • M710 • IGI l61 • LL111) f17~~o11 II/L SI a! Ip ~.,+.~h~n ~ rdlqMll • ~~c. ^a ARf~ • ua r 9~ •! niwit cuM~s I~t~ni.q ~SI~ %y'K f Aen~ hw t~, ~ 71w sS 1~ lol • Il~~ 11-/~M1tli ~ WI541 lllif~ .~~N ~ r f x~~~ p1 t~.~l~v~w tw~ IMG[ ~ILNAt1D~ 140C . 1IM1- l~r1w. tlleN. 1 [lY6rww • tot toi • +u+~ -u~ros~ uc 51~~ le' ~~rtet6aH i N11~ • NII (I I~If1I ' ~l(NIC MI~ •w~Q~ ~~. ~.~ l(s 1Wm6 frY1[ -'°"'~"+~r~ s ~ k,.~ !ef !! ~ h.., r.N n.f 7MT14[ RtU • FVS[WI llfl~ ~ - ~111i1 -NPOIL ,IdA • = If~fi • • ----- • ..~ taw~f liq~e.~l • na~ewuio 4711011[ lAAl1Vl UNflR k111NIS11NE11F'0~ I(E i GR11 iao o~~., ~n "~ nes wi^ sdn~ • cn~ M.n ' ITAI ImOX15S M~K 1~! A[m W~~u 00.(Uw • 1 L1MIl1 l o~ 4n+ -e+k~ Iou.d~~y b IiIA~U [u,vq L 1lnM 1~ Mlwen 1r/ S~•II Mo~~n IMYn ~ ~G SI. • +v~1tr~~ul tRnii ![lYN FYU'!( Nf, M •!J'MU~~W AqAf M41fIP!! P![R L!I[p1A1E IN~YiqM~l[q • ~ NI~ lHNIM • 1roA111~SNINC M1lIrWi Canri ` 101101 ~~~~ ~~ , • ~~f ~ ~titul • ~wt ~~r~lill ~[[1tr0 ~7.7M ~ tOh[~fF10M 71~n0 ' 101 19~ ' fl[~1C i ~ f.11 ~ ~~e~u uu ~ p~ , -45- ~'zgtxre 18 ~ARK ir~vEt~rORY ~ ~ ~ ~ ~ ~ r +r ~,l f0 Y Y i cI~ ' ~ ep U1 r ~ a a c ~ r ~ yy. N.. +~ ~ a/ QJ QJ fG H N i ' ~ Y ~ CS Q~ G~ d ~ ~ NS r Z th +~ i r- ~7 r 4+ S.3 ~ C"+ Q] tIl +~ ~- C~ C 4. cG C~ ~ ~ F- ~ ~ ~ •- •- ~ r~ r ~ ~ ~ ~ QS d ~ .X r ~ ~ r ~ ~ GS 3 d ~,s'r;~.i;~ ~r~;~~ 1 __ 2 __ -- ~ -- -- 1.3 -- -- -- As€~1and ~ve. 7 ~~~C~ ~~f~~ ~r~ 3 4g3 6 3 4 __ __ ;,I yes ~. Ocear~ PK 3~~ e a r'. - ~~~1.~ r~f~s~ Tf"! Z 7~ ~~ s .• _ ,•~ ~I ~ Of SE3S1G~$ ~ .~ ~ p; e :"T` ~~Q~~~F~ pA~;( ~ 4 95 19 2 lI 2 1 3.3 yes yes 25th ~ Gcear~ yes ~~ ,~ rr~~C; ~ T ~3t,~} Dn ~/ l.i'~:......CI~. Dr-if r~i,~l~ 3 215 7 6 -- _- __ ~,p ~cean Ave btti,n , •~ ,~p ~ ~~1~,~',,~,:;~ ~~~~; 4 -- 7 15 -- 2 i 4.48 yes E!i 7 shire & 25t ~ C~~S~ EE~ P~RK -- -- -- - - -- -- .6~ __ ~ _ _ Pa~ isa~e~ Ave. + HQ-~y~: ^ ~~S ~r'-t`~.i~ 1 - - 1 8 _ - --- I 2.~7 Strand St. bt~,~r~ '~ di 5 St ' p f JGS~Y;~ ~ ~R,~ 2 ~3 8 lfl 4 -- 1 2.50 y~5, Y~s 633 Kensingtan ,, ~~r '~' ' - ~~i~~,fl~:~ F~1,R~ 5 -- I6 38 4 6 -- 5.~7 es Y Yes yes 1~it~shire & ; n ~ ~}/~ ~+ ~yr} LL~~ ~i j1L"'~J ~liffi\ 2 - - ~ 1 - Z 1 3.~4 ~s y ~~ 5th S~. and 1 c~ar ~ ~ ~ i'T~~li~~ ~~ :;~ ~ 64 ?2 b 7 3 ~ 6.99 yes yes yes lbth and ;~larin ~ i~l'i~~ ~,~~ PAR`~ 6 b3 5 5 3 4 ~ 1 4.42 yes Gy~*E ~yr, 14th ~ 0~ P~~ic ~ ~ ~iCtui~ ~/~~,~~ ~F~~i~ - -- -- -- - -- -- -- -- -- Sarnaod L1~ so., r { ~Z`~i';~ 4r.~~ 2 -- 1 -~ -- -- - .72 yes Omne St & 7th _ F~C~FIC STREFT PP.,~!C ~ -- -- - - -- - .42 ~ ac-iric & ?ta~n ~ , ~~,f jC',~:~j 5~~~~( It] -- 29 1GI ~2 -- 3 6.41 ~ cea ve ~o o~ ' rado t~ San Uirc~r,te FAP,~C DRI1lE ~ - - - -- -- -- .34 8roadway & ~arkf ~' ~ ~,- ,ti~~ 5~~,~,~~.~~ ~n ~ S7~~'~~i~T STRE~T PARK ~ 3 -- so - Z 2 -- -- -- -- __ -- I .16 3,gz ~ C]o~erfield bti~ ~ .~a,.~~~ ~' ste~~art st. &~ ~ ~~ ~ ?~. i ;; ~ ,r~ ~I,~L ~ ~~g,~ I 45 6 6 -- - 1 4 .9~ yes yes ves 22~~ ': ~ rg . P~r~ . , ^~ ~ ~ ~^r ~ ~ ~ ~^rr ~ r ~^r ~ ~ ~ ~ r ri^~ ~ ~ ~ A ~ ~ D ~ M F~ °z ~ ~ 4N ~ ~m ~ D 1V ~ rx~ F, ~~ m ~_ A ~ ~ -4$- , ' i3i X~7 ~F.tda uS~ 7he I975 ~a~d Use Study fcu^d 47.i acres or 0.9~ of fih? City's ~ land area in "mixed use," ti~~h~ch is defired as tv~o or rror~ land use types occUpyirg tf:e sam2 parceT. t~ost af tt~e ~ns~ances of mix~ usz ~ were combinations of comnercial and res~dential uses. A fe~1 ~rere carrr,ercia7Jindustria~ mi~s. According ~o t1~p Land Use 5t~y, a~mosi ' ~i ~ of the mi xed use5 t:ere 6ui1 t~rior to ~90~_ i i I ~i~ ' ~ ~ n~ un ~.s or, t s current;y estiTated L nat t~;ere arz I,097 ~~~ t~~xed use parrn~s. Rltt~e~:g'~ c~~::~rcia~lreside ~t~a~ m~x ~~ curre~tly ai~C.:ed in tfie CF,CA,C2, C3,~4,~~d Cii zoning d~strtcts, 1~t~7e s~c~ t ~eve?oY~:r~t t~~s occured, d~spite incentive5 of+ered 'oy the Zc^ir,g Cc~~. ~1~ ari;~, ~ri xed co~:mprc~ al/resi d~nt~ aa use offers 3 S1 ~r i r~ C3T~ ~~o ~e~t ~~7 ~ and uni~~J2 advanta~es far integrat7on of Yrork~lace and resid4r,ce, an~ for ~r~^;ot~n~~ cZose Zin~CS 6e4titeen ~ho~plr,g, b~.~s transpar~atios~ ar~ ' ~51G~E~7C°S. SeveraZ reasons tirf~y m:x2c~ use h~s not b~zn aopU'ar ~r~'~::~e the n~gher rcturns associated ~~~tn stric~ly co~~~ercial deve~cpme~~~, a~c ~ percept ~ ons t~y dp~~e~ o~ers ~ha 4 a market for r~;~ xed usz n~y b~ 1 ac`: ~ rc d~.~~ to the trar~~t~ot~al AmeriGan ieeai o~ separ~ation o€ t~ses. Sa,~~~ Sar,t4 h'onic~ citizens have also voic~d concerns about environmania3 prc~7~r; ' such as na~~e and air poT7ut~o^, ge*~era~]y ass~ciat~d c•rith cak~~erc~a~ dC'~d5, 'rl!11C[~ C~1C~~1i. ~'~ZT',:. l"uSZdt~f11S Cr R11XcG~ Ei52 4~°V~~O*~:"~,^,v. a~^°Y' ' persors b~7ieve that e~v~ro~rrer~a~ problerrs can bp m~tiCatpd, an~ e^- ' cour~ge l:,jXC;~ use as a means af proyzuing additia~al housin~ ir~ ccn- venie~t ~oc~f.~o:~s, ~ Ch~nges in regulations proposed by the develo~men~ Task ~orces r~ereraliy ~ reduce potent~a~ floar area in cor.~erc~al znnes, w~icf~ enhances the st~biT~ty , of ~nany ~urrent uses. It~ addit1o~, variaus chan~es have ~een ~]rpp~52~ to e~courage and req~ire ~tzxed ~se structures ~n maRy co~:~~n~r~ial and sor^e ~ndustrial neVr deve7oprrents. ' ~ ' i i ' ~~~~ f 1 22. c~~~-o:r~:~~ ~Ar.~ , The City of Santa htan~ca ow~s a considerab~e arr~ount o~` prop~r~y withir the City, inc7uding the Czvic Center, the Czty Yards, the Cer~et~ry, ' Fire Stazion5, beacres, parlcs, re5ervoir areas, parking structvres, park~ng 7ots, the A~rport, same streets, the Pter, traffic 151dnd5, severa7 ~ apartment buildinc~s, Heritage Square and redeveloQmant s~tes. 41ith the exceptior~ of one 3.7-acre parcei n~rth or the Qier and a 0.5-acre parc~l , just narth of the City-owned parf:ing 3ot at 190~ OCean Avenue, every parce~ of lar~d owned by the City is zn use or has deveTopment piar~s , (witl~ the except~on of sQme very small parce~s cr~ated througr stree~ projects) . Pra~arty wh~ch coul d b~ cons i dered far res~ denti a i•or mixed cormzrciaZ/ res~d~ntial ~se ti~scl~des 5everal sur#a~e par~c~ng ~ots , o~m~d ~y th~ Ci ty, such as a i~ ,0 GO sq~are foot garce~ at ~217 ~~cl i d, a 750~ square foot parce~ ~n tne 1100 bZock of Zb th Stree~, a 3~,OOQ ' sq~are foot si te in t~e ~ 300 61 oc~C of 7th Street, and several ot~er sites. ' Dver the past several years, there has been.controversy concerr,i~g t the use of the City-owned ~and current~y occupied by the ~~ur~icipal Airport. So~r~ res~dents have comp3ained about the di~turbing atrcraft ' naise and ~nderuti~~xatian af the 2I5-acre Airpart site, and have cal~ed for a r~place~nent af the current use with other uses. Dther ~ersons have , argued for retention of the Airport use, 5ayir~g tha~ the Airport is an ~mportant transpartatzon resource far the City and the reg~on. Sor~~e ' persens advocatp rete~ ~i on of th° A~ rport use , but w~i tE~ ~nare effi c~ ent 1 and t~tilizatian, and augmentation of current land uses ~rith otf~~r uses benefic~al to the comanunity. , Should A~rport u5e be d~scontinued, ar~e potentia7 ~and use is resider~t~a~. A large r~uTher ar d~,~elling units, which could ir~cZ~de any ' combi r~ati on of coaperati ves , r~ul ti -far~i Iy renta7 uni ts , condor~~~ i1i u~^s , and s~ng~e-fa,~~i1y ha„es could be d~;rplo~ed on tne Sl LP. ' ' 1 -54- R~del ope~~nt ~Icti vi t~es : Di sp~ acem~nt ' ' Sa:~ta t"onica's twa rzd~vz~op.~ent Drose~ts are out7in2d beToi•r. ' flcean Park ~roject , The ~c~an Park r~develoorrent project, beeun i~ ~964, is situa~ed on a 3~- acre parc27 in t;~e Dcean Par[t area o~ San~a 1~ion~cao 318 d:relZing ur~~s~end 100 6~sin~sses ~~rere remor,ied, and I501 residents ~rere d~sp3aced by the ' praject. RepZacnnen4 uses at th~ site inclr~d~ ~32 r~n~al ~n~4s ~n ~he Santa !•:on~ca Shores aaart~nent to;rers, lOJ Sec~~on 8 senior cit~~on renta7 ' units at NeilsoR Vi7Ta, a~d T5~ co~dor~~n~~m units ~n the first phase Co~or~y. In addition, the folTowing are required by the Coasta7 Commiss~an ta be pravided off-site: 22 units of Zow/moderate ir~come ' rehah~l~tated housing, and 78 units af new low/mod~rate ~ncome hou5ing ta be provided zn the Gcean Park area. ' ~ i}oti;rtfl~~.n Proiect ' • The do~rnt~;rn redeveio~r„ent project, begun in i975, ~s s~tuated o~ approxi~a~e7y I7 acres Qf ~and in the so~thern part of the Cer~tral ' ~usiness D15tr7Ct. This praject d~sp~aced 37 ~us~nesses and 13 d.~eTliny ;~~~ts, The project is co7pZe~ed and consis~s of apprcx- , inately ~70,00~ square feet o~ ca~erc~a3 uses. _ ~ , ' ' 1 , ' ' -51- ' ~ ~MDGRA~HICS: INTRODU T ~ ~ G IO ~ ThiS section presents demo~raphic StdtZ5t1~5 and trends. Anaiys~s o~ popuiation characteristics is cr~tica~ to def~ning and deal~ng w~4~ ' hausing needs. ~ ~ ' ' _ ' ' ' i 1 1 1 ~ 1 _ 1 ~ 1 1 ' -52- DE~IOGRAPFiICS: OVERti IEW ~ Populat~nr ~ 1980 C~nsus resu~ts strow a totai po~~lation Qf 88,3i4 persons ~iv~ng ~n Santa Monicd, ar over 16 ~ersons per acre, or ov~r 1Q,6a0 persons per ~ square r~i 1 e. Race ard Ethnicity ~ The 1980 C~r~sus four,d that 77.5;. of }he population was ~Ihi ~e ~ not ~[is~anic, 4.0~ were Asian and Pacif~e Islanders, 4.0~ was Black, and i3.0`~ af t~e Ctity's po~u~ation was of Hispanic ethnicity. Age ' The 1980 Census found the ~:ed~an age o~ Santa Mon~ca residents to ' be '4.3 years. ~he 1~80 Census found 16.~°~ of the popu7tion to be age ~~ or older, and 15.fi'n to ~e age 1J or younger-. ' S~x `- ~ T e 1~80 Census fcur~d tnat ~3.5;~ cf ~he po~ulat~on was fe,male, and 4a.5 ~ was ;~aZe. ~ ~arital Status The 198G Census found ~~at 35.9~ of the City's residents t~ad i never be~n m~~rried, 38.6~ were marr~ed and not separated, and 25.6M were in otner eategories. ' ~mployment ' Tt~e i930 Census found Li~at 49.5m of the City's popu~ation v~as ~n t~E iabor forCe, and th~t the unemplo;~mer~t rate for these persons wa5 ' b.lti. 32.7ro of employed persons wer~e in professional and managerial occupations, 31.8w were in cTerical and sa~es occupations, 23.1ro were ~n suoervisory and laboring occupat~ar~s, and 12.4~ were in do~:e5tac ar~d ' service occupations. ~ata fram quarteri~ emp~oye~ payr~ll tax r~turns ind~cates t~at there were a tota7 of 43,9'_6 em~loyees in Santa ~?an~ca ' busines5es su~mitting such returns in 1976. ~ ~ ' ~ Ed~cation -53- T~e 1970 Cens~as foun~ that for those persan5 25 pr more years a1d, , ~~e median number of schaoi years completed was I2.6 years. ~ Irtcome The ~970 Census found 7.3~ of fam~lies and 24.4~ of al~ single ' persons to he below the Federal poverty level. ~ ' ' 1 ' ' ~ ~ ' ~ ~ ' ' , ~54- ' ~ POPULnTIO~ 198~ Census infor~at~on indicates a tota~ pop~la~ion of ' 88,314 perso~s in 5anta ~anzca. Th~s popuZat~on f~g~re is ca~pared w~~h da~a since 189~ in Tab~e i~, l As Tab1el~ shows, the pop~tztion of the City increased draRat~ca7ly fr~m th~ earZy part of this century ~nto the ~950's. A s~ower rate vf ' growth occ~rred fro~ 19n0 tn 1970. Frem ]970 to 7:8D, the num~er of persons ~ncr~ased by o~]y 25 pzrsons. ~ , T~B! E 1.8 ' PCiP~4LAT~U~V C4?F~~{GF5 Y~~4 PG~I~~ATI~"~ R£RC~~tT Cw;~r;GF ~ 18~0 1,58~ --- ~900 3,057 +93.5 ' I91Q 7,847 }i5fi.7 192D - 15,252 }94.4 ~930 3?,Z46 +I43.5 ' i940 53,5G~ +44.0 ]95Q 71,~9~ +33.8 i ]95Q 83,2~9 ~-~6. 3 j970 88,2B9 +6.1 ' ~980 88,314 +Q.02 Sources: 1974 Soc3o-Economic Study, 5anta Monica P7anning ' De~art;~~nt, ]980 Census. 1970 Gens~s and ~g80 Census data on population by Census ' tract is compared in ~~g~re 20. , ~ ' ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ FIuUR~ 20 ' 191fl/~0 Census Population ChangPs - .~-~-. ~ ~ ~ oa~ ~ - m~s.n~ 3725/3673 +3.9~ 21fib 5T. ll1 E 2.01 5178/4b90 -9.4~ I 1k111 5s. 7a1J.0E 6319l6b~8 +5.2~ JUIC.U7 Jtlty.ril 1n1n.1~1 3061 3?n9 , 56US/G121 33~2 36D4 ~9.~~ +10.~~ +9.7X avnr st, mtz.nz z z, Zg~~ 7U15.01 7Ui5.o2 1u11.ot ~nt~l.uz ~: 3096 ~ 4111 r 3219 d 3594 ' 4130/4G43 +4.2~ ; 4686 ~4QQ2 " 32E33 ~ }}2.4~ A ` ~; -~ -1 ~n 24 ° R v 7~ ~~ '~ _ -0. 5~ . 3~ ~- „8. p • 1Q13.02 Y ~, < ° r- ,,, ~'~ ~626 y 48$4 ~+5.6~ 5111 SY. '° ~uxz.oi 4508/NA ° ~lA ito+ n _ lfrll 6663J6372 -4.4~ ~u~R,ut s»~/r~A ~~ .., ' ~I/A a. r: V ~ fj ~ry ~j mt~ ~nt~ ~U~- ~u1~ 5668/b285 2963/2b21 6723/5712~ 6289/6123 ~10.9~ -11.5~ -15.0 Y ~2.6~ KEY: i91U Pop./~980 Pop. ~ Charrge ~ ui ~ ~ NOTE: C.1'. 70~Z.01 Lost tand Area to Ct.701fr.01 ~l NOTE: Tot~l 1970 Pop. ~A~2=9555, C.T. 7Q22 was divided in~o 2 C.7.'s. 19a0 ~~ Cor~~~ined tvtal C.~.'s 7022.01 + 7022.02 fir~ures shawn add to ~3£i,314. ~p~D = S2t3~. net r.hdnc~e of -1271, or• ~]3.3~. -~6- ' PER~ONS P~~ ~WELLING uNIT ' Tne 197G Census cau~d an average of 2.14 persnns per househol~. 1980 Cens~s f7gures show an average of 1.97 persons per household, a , decline of 7.9~ fro~ '970. Figure 21 shows persons per unit by ~e~sus Tract. The 1980 average number af persons per housenoid for ~ each of the C~ty's Census Tracts conta3~~ng the highest praportio~ of ~~~nor~ty per~ons (according to the 1980 Census), Census Tracts 7Q18.0~ and ' 7018.~2, ~ave the 2nd and 3rd hlghest average n~mbe~ of persons per dwelling unit. ' REN~t~O~~ER ?ERSQ~S P~R D~~LLING UNI~ ' Th~ ~970 Census faund a City mFd~an of 1.20 Person~ per Un1t for renter ~ouseholds and 1.78 ~er5ans per ~n~t for 4YJ1~r-DCC~~1?~ ~OU52~O~d5. ' PpPULATION DENSITY ' The 1980 Census r~sults indicate a total C~ty populat~on af 88,3I~ or 10,6a0 persons ~e~ s~uare mile, or 16.5 ~erso~s per acre. S~zs is q~1te ~~m~~ar to th~ resu~ts af tne I97~ C~ns~~s, whic~ sho~ed ' 10,6=7 ~ersons per square miie, and 16.5 person5 per acre. ' Populat~on denszty accor~zng to persons per acre ~s sh~w~ by Census Tract in F3qure 2~. Censity r~nqes from a iow of 9.3 persons per acre in Census Tract 7C12.~1 to a hTgh of 42.1 persons per acre in ' Cer;su5 Tract 7013.02. The pr9mar~ly single family areas af the C~ty (Census Tracts 7D12.D~, 7013.Q1, and 7D23; a~d ~he ~ndu~traa~ areas af ` tne Czty (Tracts 7a18.Qi and 7Q18.Q2) shQw th~ lawest denszt~es, whi~e the multl-family areas of the C~ty (the remai~ing Census Tracts) ~ sr~ow sign~ficantly higner densities. ' ~ 1 1 , ~ ~ ~ r ~r ~r r ~ ~ ~^~r ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ i I ~ I'IGUR~ 21 , r I ~ ~tw ~ ~~Q ~ 1012.f~1 2.9 ' t4rlt•sr, 7Q13,Q1 ~.~ Z980 C~NSUS AVFRI~GE NUMI3ERrOF' P~F2SOfIS PER DWi:LLING~CJNIT 7nIG.rl1 7plG.cl7 7U17.oa 7rltrl 111 ~r~~+ 2.2 1.$ 2.0 2.5 2.1 ~irin sr. ~~ , , zoiFi st. xj ~ni2,oz ST S~` r e~ ' ;! 1. S ~USJ.O1 lU1J.I72 JUII.l12 TITIIl.II2 JII22.III 1U72.{1~ ~• ~C i 1~ ~n r ,~ o n 0 ~ - ` 1.8 r '~ 1.7 ~•'•2.1 ~ 2.8 I ~; 2.3 ti ~ i p -~ v s f~1 ~7 ~ •_I , ~ i: 1) O rn ~ ' - Ir7 p' C7 0 7Q 13. U7. ,:, ~ r .1 " h ~n i- ~ ~ 1. 4i ' ,~ ~ . 7 ~~ ~ . ~ i ircotit n~ vn. _ ~v 5~11 5T, , ~ en ~~ 1tt l4 7il l9 ]U?[f • r+~~ t ~.S ~1.4 1.7 _ l.n ~ _ Sources: 19~30 Cens~t5; ' S~nta M~n~ca P].~~nning Depaxtment i ~ ~ f r~cur~e z2 PLR~ONS P~R J1CE2E~ C3Y CT~NSUS TRI~CT ~~ ~ A~ 7[116.I1i 7UIG.t1T 71r11.111 1lilrl III 7f1: R i3.~ ~ ~.9.7 z~.a ~.~.8 ~.o.a z7kn sr. 7ut2.at ~ _~...~ _.._._...~- ~orn :.r. ?.+cr sr 9 . 1 7p12.U2 i ~ ~29.5 `~' ;; ~ut5.v~ ~n~,.oz ~ui~.a2 ~n~~~.n~ ~u~z ni ~ua;.nr °,° +• ~_ f v. n t ~ 29.3 ~, 24.6~. 21.?~; ].5.7 * .~ * „ , r .. ~ L r ct ~ C ts ~ 7. Y ~ ~n ~~ s~ ~ r ..1 T bt - ~' O - S~ r- ~. 1rl ' • ~ T T01J.Q2 ~~ " ~ ~u A ~i "f~ . 8 . _.tiarntn ntvu. ' *Average for ' ~ 13' 2 5ru st, „ c:ombined census •--- tracks is 15.0. ~ ' '~ !014 ~, rots ru~u . mri I 27.3 25.6' Z3.~ '26.7 Sour~es; 1980 Ce~st~s; ganta Monica ~ Planning t]e~~artment ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~n ~tt ~•~ nri _i~ t•n ~ ~ ~ ~ ~ ~ ~ ~ ' 1 ~ ' , ~ 1 1 ' ' ' -59- RESID~NTIAL MOBILITY ~he ~ob~7~ty flf households can indicate the satisfact~on of the res~dEnts with l~ving in tne City, and as such is ar ind~cator of the quality of 7ife ~n the City. The 19i0 Census ~ndicated tfiat 18~ of the City`s ~ousing un~ts were occupled by th~ same re51~2~t5 for mc~re than 20 years. The ~970 Census also shows that large numbers of persons had occup~ed th~ir then current home for anly a short t~me. TabTe 19 dispZays t~e 1~70 Census informat~on. ~he lar~e propar~~on af peop~e who ~ave m~ved into t~e~r househa7ds recent~y may be attributed ~n part to the canstructio~ af m~~ny ~ear mult~p~e fam~]y un~t5 in tne 1960's. HDUSING TENJRE Ref7ectiv~ of the large ~roport~an ot mu~t~p~e family units in Sar•ta Mon~ca, the ~980 Census found th~t 22.1~ of the City's ~ousehalds own the unit they iive in, and 77.9N rent. Tabie 2Gcompares ~~e City wlth 10 ather jur}sd~ctians. As the Tab7e shaws, Sa~ta Mon7ca had the lowest proport~on af owner-households, and the h~g~est proportion of renter-househo~~~. Fig~res 23 an~ Z4 shou owner- and renter-occ~pied housing u~~ts by Ce~s~s Tract. In most tracts, renter-oc~upied Units s~gn~f~cant7y outnu~ber owrer-occu~ied ~n~ts. QV~RCROW~I~G ' The problem of overcrowding OCCUrS when there is insufficient space for the number o~ persons l~v~ng in the ~we7ling, usua~iy measured on t~e ~a5~s of 1.01 or more persons per room. Accard~ng to the CensuS, ` Santa Manica, as a whoie, had ir~ ~98D proportional]y a iess ser~ous overcrowd~ng prob~em than ~os Ange7es County (see Ta~le2~~. In Santa ' Monica, 4.8 percert of a17 ha~sing un~ts were overcrowded, versus 13.0 percent for the County. Figure 2~ sfows persons in overcrowded un~ts by Census Trac*. ~ Even trfough o~er~rowd~ng ~s not a major prob~em Cjty w~de, in the heav~ly minar~ty census tracts (7013.01 and 7Gi8.02) the ~robie~ is much greater. ' PERS~NS I~ GROUP QU~RTERS This category includes ~ersons in board~ng houses, nurs~ng homtes, ' and canvalescent homes. As part of the FTann~ng Department's annuai suraey conducted for the State Departr~ent of Fznance , ' -60- ~ ~able ly ~ ~ Count af Housi~g Units ay ' Y~ar Prespnt Occupants t~~aved I~ ~ YhAR H.aa ~av~~ zH ~ ~'Sk~J~IS 1959- 1955- 7950- ]q54- 14~~4 O4 ~ :RAC: I970 T9bB 196~ 146Fi • 1~l6q ti959 -~--- BAR1I~q ~----~- 'fO~J~G ~-~-- ------ 7G12C~ ----- iA~ ---- 181 ---- 114 -•-•- 155 ----- 339 u57 335 1772 ` t0.15 70.Z1 06.43 C8.74 19.y3 26.35 16.95 7~11J~ f~~U 23D 155 22k 25b 125 7H ;566 37.28 l~.l~s 09.99 1~.36 16.1w 07.9R Oq.gP 7Q13~1 t123 353 2'E9 298 472 3A9 1~31 2745 ~ 29.98 T7.95 07.97 10,25 17,14 1~+.~7 Qb.95 7C~3C2 982 3µ3 1Fs0 3u5 37~ 1~1 7? 24~6, . ~Q.3i iu.GB Q7,3A i2.52 15.51 Q7.OZ 03.76 '7D7u 13Sa 4u7 2sa 42fi 53t3 18u 45 337a ' u2.52 13.G3 DA.~S 12.99 15.~0 45.61 01.37 ~7Gt5~1 E158 272 32~ 33~ ~bl 1uT GR 23hR 36.z3 11.ua 13.7s 14.z7 15.ug L6.2a p?.53 7C15~2 St34 2u3 137 2G6 2~~ ~34 72 1523 35.9~ 15.34 09.uw }p.69 45.03 OA,D7 04.43 ~ ~7G S 8 ~ i 318 135 17~+ 173 304 285 2uZ 16 77 19.42 08.2u 1fl.52 ~f,.43 1~.5~ 17.4~3 ~p.~g 7~16C2 +~55 ' Ir37 Z45 ?30 S97 i99 724 1537 29.bG 91.1b- 09.43 tu.S6 i2.81 . 12.9~ 09.U6 ' ?017C7 5~12 2~ii 12~ i46 178 1~11 62 ' 15Gk 3f,0] 17.35 08.~4 13.03 11,93 C4.37 fl4.~2 7G1702 b~l 234 15b 1i5 163 ]~5 61 '1535 39. 8u 19.15 1G.87 47. ~9 1~7~ ~il Oi3.3~ Q~. 97 ~ TOS~G1 764 2~+'f 214 33C 337 2&i~ 8t -~~57 3u.59 iJ.63 09.43 f4.55 ~y.@6 ~2,35 03.57 • 7G 1E~2 3RD 25D He Z'~7 225 31~ 14~ 735~ ZB.~6 1R.~15 Q6.49 7R.5u 96.6~ . 04.12 07.59 ~ 7019 72Q 2C] 2~+0 758 41D 105 119 i955 36. A2 30.3R 12.27 bEi.OFf ~0.97 45.37 -45.OB 7G20 118u Y06 231 2~i6 27S 217 14? _ 27~6 ~ 43.u3 1~.89 08.~7 09.75 70.Oa 87.36 05.3~ ?021 13€~0 51~ _ 323 213 233 194 154 ~4'i9 ~ 44.53 17.~7 14.b6 0T.29 07.98 ~6.50 05.13 7022 969 L21 32~ ~78 55E b6H 365 3763 25.51 1~.12 09.56 12.63 i~.75 17.55 C9_6~f 7Q23 7'f4 3+~Q i93 358 441 477 37b . Z9~9 ~ 2R.52 91.72 46.65 12.34 15.Z7 ib.45 12.9fi . TC.IL 132B8 5337 3617 467Z 5895 ~~1~ 269Q 39904 33.29 '13.35 03.4b 11.7Q 14•T1 11.OS 05.7~~ ~ S 197a C ; ~ PZ n tl ar r~inq Ge t t~rer ` aurcas; ensus an .a , onz~a a ~ , . . ~ ~ , ' ' ~ 1 ' , ' ~ ~ ' ' 1 ' ' ' ' , ~ -61- ~a~~ e 2u Cp~~~P;~,iSOr~ ~= 19~o GEN5~1s ~niA JU4ii5~3~Cr_i~~~ Sarta ~"cn~ca Hi~USI~`t6 TEh~RE 44~~4~~_ OCCUP:ED Z2.1°G 4t~hTc~ OC~.,~rIE~ FrA: ~ / : i _:: ? 77. ' 1 Iu G~ ' Caunty aT ~os,An~e~es 48.5~ ~ 51.~~ ~ Ci ty af Los :~rge~ es 40. 3;~ ~ 55 . i=~ g BeverTy H~ 1 ~ s 42. 2`~ ~ 57. ~~~ g C~~ ver C i ~ ~ ~,5.7'; 2 ~4. 3`: ; E': 5eyundo 40.6°~ ~ 59.~`~ ~ in~', e~~cod 3G. 0:~ ~ 66. u'•o ~ Mar:~attan 8each• fi1.3'~ ~ 38.7'~ ?~ Pasadena 45.7ro g 54.3~b ~ Redor,do Beach 38.3n ~ 01.7~~ 3 Torrance 55.7~ 2 44.3n o SDuRC~S: ll.S. Cens~s, Santa Mo~~ica PTann~ng Department. Fyc~urc~ 13 19~Q Census: Number and PE~rc,ent Owrier-Occ:~.i~>>e~ Ifr~iasinr~ il+iits ~ 13y l;E1risu5 ~ract * ~~ ~ ~ a4~ . 71)lu O1 7UIfi.U? 7Ul1,Ul lqEfl.lli TINI 94:i 277 2~~ ~47 1ZEi6 54.2~ ib.lm 1'l.2'~ 22.6°,d 42.G~ . , zzran sr, _~..~~ 7U12.0! ' w , 2Uii1 st. 1.-sr 5f ~QQ2 ]O17.02 ~ I ~ rn ~6.3% ~ n1F381~~ ~ot5.ot ta~5.u2 ro~1.oz . 7n~is ~r2 x~zz ui ru~a. uz ~ ' ,~253 ~ 174 ~a 91 ;7 225 656 ~312 ~ ,,97.~3~ ~~ 9.0~ '~ b.3'l~ ;' 14.1~ b 3t~.2~ ~~ 53.1~ ,:, ,~ ~ ,., •~ ~, , i" ti ~„ ~~ ~~ ~, ~. li ~ 4. ].~ ,rl 7 fL ' , f l .li ~~ 1~ ~~~ ~ 7013.4Z ~:~ " ~~~ 213 ~~ • 7.5~ ^ ~ iri_r.oiu,~ n~vi~. ~ 1250 ,,, 31. f3`,~ 5~~i sT. _ ~'I 1 i h ' ~7 1 f? 14 7~I 19 1 Ul11 11 il ~ 'l31 G~I j 347 3ti2 `' ~ ~ 10.5;~ 11.5~ 1, 5.9,~ 3, 3;~ Sources : 19£i0 Census; 5anta ~lonaca , ~ , Planning DeS~~rtm~nt. ~* Percc~r~tage of oecuf~ied housing units. _ r - ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ r ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ r ~ ~ ~ ~ ~^r ~ ~ , ~ Figure 24 lgf3a Census: Numher and Percent^Rc~nter~~ccup,ied Ilousing Units fl~y f,ensus Tract ~~ ~ a°~ I ~ 7tllG.~l1 )U1G.117 Ttl]7.01 ~ lill~i 111 11-1~ 197 ~441 1542 ~~i7S 17Q6 45. a~ 83.9% f37 . II`~ 77. 4~ 57.4~ ~ zziio sr.~ ` ]utz.o~ ---?an~ sr. 1~Sr 5~--~ I 222 ~u12.oz 13.7~ ~139q =i 1U15.01 10l5.02 lUl7.il2 1111tf.112 1U22.01 1U72.01 ;31,9% ~ ' ~2335 Y 1752 '~= 1347 ~ i3bt3 2514 7b9 ,, ~ ' ~hrn sr. ~90.`I_~ `91..0% '~~3.1'% ~; F35.~~ ° 69.8~ ~~ 46.9 „ ~ ~ , <, p -T i.t t) 47 • i~i ~ rn - » n ~ Ya r ~`i ~r F ~~~.;~~~ ~:~ V ~» 2V1:7 ~l 92. 5~ ntvt,. i i ncn+ n _~.---•--- T013,O1 ~"`~ ^ ~ 20~0 ~ a711 ST. ~O ' b2 . 2 ~ _. ---- ; ~ ~.. :; 1n1~ 7uf~1 I 7o?t) Jr~rl 3615 lt~'i[3 29~6 ~ 2'.)54 94. Z~ 96. 7~ 8~3.5~ ~ 3ti.5~ Saurc~s : 19~~? Census ; Santa t9oni ca ~~ ~'] anr~i nq Dena rtme~ t. i rn w I -54- CGS;P~,F:SO4d Cr ~980 CcNS+~S ~~TA T~bTe Z1 0~1~~CR0'~1~E~ HOUSI~G LNITS* ~URiSDiC-iO?, Santa hlorica Ca~n ~y af Los ,,;ng~3 es City ar E.os Ange~es Bever3y Yi~is C:J~ V29" ~.1 ~]/ E~ Se~u~do ing ies•lood Man~at~~n Beac:~ Pasadena Redondo Beach Torrance rar~t 4.8~ s 1~.2~ ~ 13.0 ~ 1 1.9;0 ~0 6.Co 5 3.In 9 lI.G'` ~~ 2 1.60 _'1 7.8ro 4 3. 8'/ ~ 3.6~ 8 * For occ~pied k-ousing unlts, more t~an 1,01 persons per rocm. °RQams" excZude ba4~roc,^~s, ha]lways, ~orches ntc. 504RCE5: li.S. Ce~sus, San~a E~onzca Plar~nirg Department. ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ Figure 25 1~a0 ~e~sus; Persons Living in Ilnusehold5 with 1.01_Person5 per Roam_ar aver f3 Census Tract * ~-.__.--~-- ~~ ~,e rni~ o~ ~atr~.u~ ~oi~.o~ 333 172 4~b ]ulz.ot 58 E 14Tl1 S~. 1 ]017,01 ' 161 7~fln nl 21 ~32 z~~in sr. 2o~n si ~c~ ~z.oz ~ 112 ~? ~U15.o1 1n~5.o2 ~ut].~az m~u.u2 ~ ; 222 ~2G2 ~G35 ; ~97~ ,,, ,_ _ ,- ~ ~~ ~ ~ r. n „ r.i v t [r p -1 n~ ~~ ~ m ~ ~v T. ' i n 7~ i. ~'~ ~~~3.~~ ~ V ~•~ ~n i' z3~ ~, 711J I 572 702Z.O1 lUT~.OI 404 297 ., a ~~ J• .' n er . l.lpCOlf~ IIIYII. i ,1n s7,J ~, ,; ~,. ~ - ;; ' JII14 1U!'3 7117U 1111I i 258 32) ~IUG fi24 ~ ~. ~_ ' Sources: 19~0 Census; Santa Monica ~`~ * Tatal of 9b30 in C~ty. ~'lar~n~nc~ (k~partmer~t. ~ o, ut I -66- ' ail suc~ ins~~tut7ons ar~ co~tacted. Tab~e22 shows persons in group quarters fro~ 1975 to ~98~. The narked decl~ne from Z979 to 198I is ' exp~ai~ed by the cTosure of several nursing ~omes. fABL~ 22 , PERS~NS IN GPQUP QURRTERS ' 3975 7976 1977 Z978 1979 198Q I98I 2,330 2,191 2,3bfi 2,159 2,~00 7,743 I,736 ' S~URCE: 5anfia Monica ~~anning Oepartment. RACE AP~D ~T+~NICTTY - ' Table 23 compares 197Q and ~nBQ Census racial and ethni~ popu~at~on character~s~ics. , TABLE 23 RACIAL CHARACTERiSTICS ' 1970 ]98Q Chan~e ~ Cate~or.y Nur~ber Fercer~t Num~er Percent ~l~mt~er Fercent ' ~lhi te 87 ,935 ~92.8;,) 75,676 ($5.7 0) -6,259 ~-7.6A} Black 4,2~8 {4.8%} 3,594 (4.1%~ - 624 (-14.8~) , Asian i,439 (~.8~} 3,567 (4.0~} t2,328 (+~:~7.90) Ind~a~ _ 240 ~0.30) 396 (4.4~~ +~56 ~+65.Q,) 4ther 457 (~.5h) 5,081 ~5.80) +4,524 (f~071.8~) ' ' 88,289 (~00°~) 88,3~4 (1D0~) + 25 {+O.Q3~) Source: U.S. Cer~sus, Santa t1cnica Plar~r.~ng Department ' The ~arge nurnber of persons ~n the "other" Gategory in 1980 is believed ta be chief3y re7atpC to the 1980 Census question farmat and the ' belief of same re5pandents fRot share~ by the CenSUS) that "Hispanzc" is a racial, ra~her than ethn~c category. ' The ~ensus Bureau cons~ders H-ispanic persons ~~ an ethnic, rather than rac~al category. The tab'fe be~ow campares 1970 and 1980 data on this ' popu]atian char`ac~eristic. TA8LE 24 ~ PERS03~3$ 6F 5PAh3I5?-t CESC~PI~' 197Q i980 Change ' C~u~~er Percent Number Percen~ IVumt~er Percent ~D,G83 (12.1~) 11,485 t~3.0~) f802 ~+7.5} ~ Source: U.S. C2nsus, Santa ~lonica P~ar~nirg D~par~~nt. ' ~ -67- , Many ~ersons are more accustomed ta racla1/ethnic breakdowns t~at ~ treat "White" ard "his~an~c" a5 separate categories. Table 25 presents racza~/ethn~c data us~ng this mEthodology. ' Table 25 198~ City Race/Ethnicity ' ~o Ca4~gary Number Percent ' Wh~te b8,435 J7.5~ B~ack 3,492 4.0~ ~ As~an 3,783 4.3~ His~an~c 1i,485 13.0~ ~t~er 1,1I9 1.3:~ , ~~ SO CtS: 198~ Census; 5anta ~cn~ca Planning De~artR,ent. ~ Figure5 ~~ t~,rough ~; dis~lay th~s race/ethn~city data by Ce~sus Tract. ~ As th~s ir,rormaLion shows, there are dist~r~ct concentrations o~ certa~n minor~ty resi~ents in t~e C~ty. The ~ossib~e ~xplanations ' ~°r tf~zs pattarn include discrir~ination a~ainst ra~~a~ and ethnie minor~t~es, h~storiea7ly iawer ir~co:nes of the minority graurs as , carnpared to tI~2 rr,ajority pOpu~ation, and persona7 cho~ce by resider~ts ~f the City. Distri~,ination is di~cussed more fu~~y ' in the Needs 5ection. Tab~e 26 co~:~ares 5anta ~fonic2 racelQthnic~ty data ~r~th 10 other ' jur~sd~~tions. ~ ' ~ ' '--- ~ Ftgure 26 i9~30 Census: i~umber ancf Pcrcen~.of Cer7sus Tract_Wh~te Not_NiS~Jdn3c Persons ~~` i .~' - 7QIfi UI )UiC~ U7 1I117.U1 !(!I(l Itl ll]!1 3~70 2a7'3 2650 2D4a 4784 $9.6~ 84.9~ 73.4~ 33.3~ 75.1~ ~ ~u~z.oi 4351 ~z.sx 1r+ill ST, I 70~~,0~ ~ 6]QO 41.8~ ~ ~ ~ z2riu sr. ----- ----•- --aat~~ s i Z-s r ~u ».n2 ~ __~~ _x ; 2797 7Ulr.flj 1U15.U2 1U17.(17 7{I111 Il? 1U12.O1 7U9.^..I-2 i: 9~.3~ ~,~152 ;~ 34is T 2035 ~' 1211 361$ 3QG6 ~ -; 88 . b~ ~, _~ ~; ; F35 . 3~ ~~ b2. (l~ „ 26.1 ~ ° f30. 3~ ~~ ;' 8Z .2~ ~+ ~ 1•1 , 'I 4 ._ f'1 t~ fJ W j~' !i ~~ . O • r, f- , i ~ o. ~''+ l ~r ro: ~ u~ . ,,; ° ,,, `. ~381 '' $9. 7~ iii~co~ ~~~._. .._____°i v~-. 5t11 ST. V ~ f~° ;; !t}14 7E119 ~ 701u ! Ittl E ~ 5764 2235 ~4E~~10 ~ 4t355 = 91.7% F35.3`~ ~i1.2~ ~ 79.3`~ t,' Saurces: 1980 Census; Santa Monica Planning '~ Note: CiCy Total: 6~3,435 or 77.5~ ~ ~'ar~~. ~ ~ ~ ~ ~ ~ ~ r ~ ~ i o, ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ r r~ r ^~ ~ ~ ~ ~ ^~ ~ ~ r Figure 27 ' ~ .. 1980 Census: "'u~nber and f~ercent of CensuS_ Tract alack ~fot Hi~anic Persons ti~ ,4 ~ 71} 15.01 4 0.~~ z~~m sr. 7(] ~7..Q2 ~, Z9 :~ 1U~5.0I ;:a. ~~ ~, 3~ ~~ l ~ 4.i ~1 ~ p ~ r~ (~ ~ . III~~~QI- ~ 1i1 ~S~ 1.0~ ~_._. , 701G U1 11117.O1 Tfllfl.tll so ~~ ~a~ 1. t3~ 2.~4~ 14 . 9~ zaTir ; r 11115.u7. TU]].U2 ]r-lf3.uT 1U22.U1 ~ 59 ~ 3l5 ,~ 1044 80 ~~ _, ,, , ~1.5~ ~~ 9.6~ ;; 23.6~ ~ R fl ~ ~ `~'~ ~~~ ~~ ~) ~ - ~ r- r~ „~ r,7 " • ~~~ ~~ lllJ I s~o 1.4~ _IISi S~ -t,~~~ 707:.1l1 ~ 56 „ 1~ , ~ ~~~~ 2~ i t~icoi ~r ~ ~ ni fl~~~ ST~~ Si~ i ~~y~~ ~ 67 ~.1~ j.-~- ~~..~ 5ource5: 1980 Gensus; Santa Monica Planninc~ DE~~~artment. i- I 1 i `, ~u i ~ ~u,~u l~~r ~ ~46 ~ 2.fi7 h 2q2 1. ~3~, ~ 4. 7q h 3. 3~ ~~ ~~~~ I~ote: City Tntal = 3,~92. or A,tl~. 1 rn w t ~~gure 2a -. 1980 Census: Nwnber_a.nd Percent Cens~s_Tr~ct Ilsian and lndian ~V~n-19is~-an~c P~r~5on5 ~~ ~~ f, 7U12.0! lb3 ` 3.5~ ~. i 7015.n1 7UZL.U2 11111.(11 1ru~l u1 )n~i 24Q l49 227 ~f3D 39b 6.2~ 4.4~ 6.3~ 7.~~ 6.2~ .?zun s~. _ .__._. _ zanr sr ~-~,L~IST SI 7U12.D2 ~ ~~115 0 ~~ ~o~>.ot ra~5.oz ~o~~.oz 7oli3.u2 ~uaz.oi ~ua2.uz ~ ~`3'~~ ; 199 ~ i64 G 114 ~ 111 200 156 ; ,,, _ ` 4 2% , . '~ 4 1~ ~` 3. ~~ ~ 2. 4~ ~ ~4.4~ ;~ 4.1~6 . " . ~ ~, ~ -- y r i~~ _~ u r in m r • r ia _ f1 '~ Z,, ~, ~~ y . lO11,07 h i:'~ " ~` ~n ~ri ~ C 199 " ~. 1 ro .~-.~.._-..... _ ni vu. L IIfCQI N~_,_ ~--- ,ni sr, - ~~y ~ 3 . ~~ ~, ~ ~~ ~; lfll~ 7U19 7Ull! lllll l 161 58 180 i19 r 7.6~ 2.2~ 3.2~ 3.6~ - ...__._~ ~-.~„ ~ ~~ Sources: 1980 Cens«s; Santa Monica Planning ~' ~tote: C~ty To1:a1 = 3,7f~ 4.3~ De~~art~ueni:. r ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ r^~ ^^~ ~ r ~ ~ ~ ~ r ~ ~ ~ F;1ure z~ 19f30 Censtis: Numher and Percent__nf_ flis~f?nic. Census Tract Persons Sources: 198~ Census; Santa Monica Planninq ~.~ Note: City ~otal = 11,~If35 or ]3.(l~',. [)e}~art~npnt h~~ \ ~~Q ~c~t~.u~ 7ul~.o~ l~~r~.nf m~n r~~ ~nl~ 145 241 56f3 2579 978 ~ 3.7~ 7.1~ 15.7~ 42.1~ 15,3~ - ~zr~n sr. - 7ulz.ol ~ ._..~ _._____.._.._ 2 u t i~_; r ~+ s~s r ] ~~ 7U~2.U2 `~` z.9x ` ~;9'~ ~a15.o1 ~n~s.uz raar.uz ~niu.oz ~ur.z.ut ~ua..uz ~~ ~ 3.0~ ;~65 ~=~ 328 „ 775 ,' 219$ 55~ 452 ~ ~ ~ ~, ~t ~; 4.8~ ; 8.2~ '~ 23.6~ ,; 47. 3`~ ° I2.4~ ~? 12.0~ 1 [7 "' ' 3 l1 ~• !~I .l. OJ - ~' O . f rl ~ ~ !~ r T~ 1~1 7~ x.l . O? j 1 [7 ~ ,; 179 n~ vu.~ 3.7~ . .._.~... ~incntn~_ ~.._ GV7 sri~ sr. '° ~ 3.1~ ~----- - ,~ ,; ~~~~~ ior~ ~c-.,> >,~rt ~ 21.0 ?6G 573 T72 3.3~ 10.1`~ 10.0~'~ 12.6~ ~~~ i, 1 ~ ~ i F~gure 30 ~980 Census: Number and I'erc~nt Census Trar.t_"Otlier" Not ff~s~~nic ~'~rson,s .;r ~ ~~~r - I ~oiz.ot 2~ ~ a.6~ i~~rri sT. 7U13.01 ~~ ~ 0. 9~ 7'f?1G.t11 701G.U1 7U11.(li TpiFl III 7111i 14 59 79 113 12q 0.4~ 1.7~ 2.2~ 1.8~ 1~.9~ zziin sr. 7c)12.o2 s U -i 60 7ol5.u1 1o15.u7. ]u~7.n2 1n1li.ua. a• ~~ 1.9~ ;; 76 £ 3E3 ~^. 44 ~ 29 ,,, ~- ~ - ~- 1.6~ ~~ U.9~ ~~ 1.3;~ ;: D.b~ ~ l V L ~' I j. -~ ~.1 t1 I l C > ' t~ i.~ .. io . r ~.i =s n 7013,0T ;.-~ " „~ 75 ~ `~' 1.5~ • _.._ ~ ST~I sx. 111T.7.U1 52 ~ 1.Z% IS J072.U1 4b ,' ~~~ 1.2~ ~ ~u a ~ ~_. - intnt ss _.~._ ~ ni v~~ .~ ~ ,.. ' ~3 ~a1n ~uE~ _ iura ~ ~3 t~ , 5z 1. 3~ Q. GY 0.9`,~ lUll ~5 1.2~; ~ ~ N I ~ Sources: 198Q Census; Santa Monica Plannyng IVote: C~ty ~ota~ = 1~19 or 3~. ~ ~ ~ ~nep~~nt~ ~ ~ ~ ~ ~ r ~ ~ ~ ~ ~ ~ ~ ~ .,r,.,.~.~,..,~....r,.-... _ . _ .,. ~ -----~__...,.~_ ~ w. _ , • ---...--- ~,,,~ ~. -73- ' TabZe c6 COi1PARI50P~ Or I980 Ccr~SJ S DnT~ ' RACE-~3:~~'iiCITY , ~EJ~iSD:CTibPd WNiTE ~~~.~K A~IAN SPANISH* CT::tR , flli: .'~ pY:1; l P.r1iY~ 1'~~r::'!~ -''-- Y 5an~a Mor.~ca 7i.~~~ c 4.G~ s 4.3w E 13.0;: ~ , 1.3;~ ~ ' ~ Co~n ~y oT Lfls AngE7 ps 52. 9~ ~ 12. ~~ ~ 6. 0°~ a 27. 6~ 1 l.~': ~ ~ C~ ty of Los Hnce~ es 47. 8~ 1^ 16. 7; 3 6. 8~~ ~ 27. ~°' ~ i.2°~ ~ , Beveriy ~~l~s 9i.0`~ 2 I.Sb 7 2.4;~ Q 4.2`~ ~° O.F~ ~ Cal ver C~ ~y 65.6'~ 7 8.^ 5 8. 3 t ~ lfi. 9;. ~ ~.. ~°; ~ ~ ' f1 Securdo 88.is;~ 3 G.4°~ -„ ~~ ~ ~ 2.~+. 9 ~, 7.4~ 9 G.5"~ ~ ' ` ~ ~n le~:raod 9 ~ ?1 50.4`~ 20.9 ~ 2.1 ti 3~ ' 19.2 3 1.5ro 1 , Mannattan Beath 92.1~ ~ 0.4;~ ?0 2.8;~ a 4.3:~ ~~ 0.4 ~ g t Pasadena 54.7ro ~ 20.2~ 2 5.4~ $ I8.4°,~' ~ 1.4.`~ 2 ~ Red~r~o Beach $Z. 4;~ 4 ~.1:~ 8 4. 2~ ~ ~ 1. ~ 5 7 ~•°'= o Torra~ce 79.3a ~ Q.7% 9 1G.Sk I 8.3Po 8 a.9'~ F ~ * Persons of Spanisn orig~n are deducted fro m each race catego ry ' ar:d shawn separately as "Sp~nish." 50U?CES: U.S. Ce~sus, San~a Mon~ca P]anning Depar4rrent . , ' - ' ~ -74- A~e ~ The 1980 Census found the r~edlan age of Sar~ta P~onie2's resiaerts to be ?4.3 year5. ' TA3LE 2i C~anges in._i~edian Age, I9"s~ - i980 ' Year Medzan Age 3 930 ' . 34. I 194~7 33.7 1~50 35.f , 3.960 37.7 1970 38.3 ~ 198~ 34.3 SOiiRCtS: U.S. Gensus, 5~nta i~an~ca P~ann~ng Department ~ F1g~,;re 31 dzsplays ~98~ m~d~an age data by Cens~.s Tract. The most "yout~fu'" Census 1'racts are the ~redor~~nar+t~y minority Census Tracts ~ 10i~.01 and 7fl18.02, whl~e the tracts w~th zhe h~gnest median age are those wh~ch contais~ d hlgl~ ~3~'QjSQ~'t14n o~' e~derZy persons: Tracts i0~9 and 7G14. ~ Ta~~e 28 compares the C~ty med~an age with that o~ 10 other jurisd~ctions. ~ A~so shown is median age data by sex. As the Tabie zndzcate5, Santa Mc,nic~ has, in relatTVe terr~s, the second-highest median age of the commun~ties analyzed. ~ Age Grcups ' TabZe 29 displays a 1~reakdcwn a~ Santa ~4on3ca's populat'to~ ~y age groups. Taial e 29 ~ 1980 Age Groups Age Number Rercent , 0-4 3,3~.3 3.8~ 5-17 ~D,434 11.$~ ' ~8-64 00,089 68.0°~ b5f ~4,47$ 16.4ro ' S~IiRCrS: i98G Censu$; Santa hionica Plann3r~g De~artr~ent. The L~ty 's age ~rc~ups are cor~pared with 10 other ,~ur3sd~cti~ns in ' Ta61e 30 . As tre Tabie shows, Santa Monica has one of the 7owest propcrtzons 1 ~ ~ ~ r r r ~ ~ ~ ~ ~r ~ ~ r ~ Mw ~ ~ ~ Figure 31 ti~~ a~ 1 ~ lUlt.4l 39.1 19f~4 Census,~Mcdiari Ac~r ~CeriSUS Ttae~ rni~.oi ~oi~.n~ iat~.o~ ~~~~n ni 39.8 34.9 30.4 2F3.3 7I11b ST . _ ____.~_.....~ ..~_...~2 0 Z 1 t 5 I ~ot~,nz ~ ~ ~ 37.~ 7015 ot ~ni5.n2 ~uu.ctz ~o~a.~~? ~~ , ~~ 35. 6 ;~,43. Q ~, `~ 31. ~ ~; 26 .1 „ r Ll t V ,. r. [ 41 p r f~l . ~ c~ J, ' m ~ c7 a~ y, - r 1013.07 r ~:: r " ~~ ui ~• ~ ~~ i 34.6 ~ J(Il 1 35.2 l ~ f5's~-~._ ~ ~ ruzz n~ lu~z.riz 32,1 ,, 34.7 „ h ~~~ - 1, ~ 'V V ~ nt vn. t~ut~~n_-~_ ----- . . _ _ ,rn sTJ " ~~ , ~~ ~ 1(114 7U 17 ' 311)U !UJ ! , 46.2 51.5 1 30.8 31.0 ~ f f-~~1 Sourcps: 1980 Census; Santa Monica f'lanning Department. ~~~ Note: City Medyan = 3~#.3 Year4. - ----- - , -76- Tab1 e 28 ~ CCi~FrinI~Gh 0~ I9o0 C~NS~5 CnTri , HIE:~?Aa~i AGc ~ ~L~iSDiCTiQ~i A~L P~~SGhS ~IALt FE~~~+L~. ~:,?~ F.A~1~~ ~," ~' j ~ ~ Santa Monica 34.3 2 32.7 2 36.7 z ' GU:trty or Los An~z~es 29.8 9 28.ts 3 3G.9 3 ' Ct ty af Los ;~r~gel es 3Q, 3 ~ 29.3 8 31.4 ~ ~ 8~verlf Nilis 44.0 _ 42.4 ? 44,6 ,. ~ Cu7ver City 3s.~ 3 32.5 3 35.D 3 ' ET Segun~~ 32.~ 5 3i.9 5 33.3 5 I ; d 21 9 1a c7 2 10 28 5 ~ ~ ng e;•roo . . . ~ Manna~tan ~each 32.4 6 32.~ 4 32.7 7 ' Pasadena 31.6 7 29.6 6 33.8 5 ' Re~ondo Beac4~ 2~.8 ~ 29.5 7 30.0 10 ~ 7orrance 33.2 4 32.i 4 34."c 4 , ~ ~ SC~RCES: U.S. Census, Santa ~~onica PZann~rg Dep~rtment. ' ~ ' ~ 1 ~ ~ ' ' , ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ , ~ 1 -77- LO~tPnr~?S~PS Or 1900 CcNS'JS Dr~3A iable 30 AGc DISTRiBUTiG[v ,i[~Ri5DIC3i'J~I "v~4 5-17 I8-6~ 6~+ 1~1.~:~ a.~q''J P.r:r ~ r~f.,', Santa Morica 3.8;~ 9 11.8ro ~T 68.0%~ ~ 16.~i c Coun~y of [.~s F.ngeles 7.4ro 2 I9.7~ 2 62.9°~ ~ 9.9:~ E Cit;~ af ~as Angn~es 7.I~ 3 18.1~ @ 54.3 ~ ~ 1G.5~: a_ Severly Hilis i.9°~ ~C I6.2~ 8 67.6n lc"~ 21.3': 1 Cu~ver C~ty 4.7K S 15.5b s 69.2w~ ~ IC.S`~ 5 E1 Segur~do 4. 5"; fi 16.9 ti 5 70. 6~ 3 8. -"s ' Inglewood 8.8°; 1 19.9., 1 62.9a 8 8.3°~ 8 Ma^nattan Beach 4.5; 8 16.6~ B 73.2'.: I 5.7`: ~j Pasadena 5.1ro 4 ~6.4~ 7 62.0~ 9 14.9`~ 3 Re~oncia Beacr~ 5.4~ 5 ~5.Zro 10 7~.7b 2 6.7=- 1~ Torrance 4.8w 7 19.OM 3 67.7K 6 s~~`~ ? SO:;RGtS. U.S. Census, 5anta Mor~ca P~anning Depart^:ent. -78- ' of its popui~tion ~n the p-4 and 5-17 age graups, and one of the !~3ghest ' ~rapart~~ns ~n the 65{ age gr~up. The Elderly in Santa 3~onica ~ A s~gnificant pro~ortion of Santa ,M on~ca'~ p~Yu ~atzon is over 65 y~ars oTd, in 1970, there were 14,481 persons age 55 or o~der ~~ ~ Santa Mortica, accourt~ng for 1b.4 percent of the tota7 populatTOn. This was a substanita7ly hTgher percentage than Los An geZes County a5 a w~ole, ' where 9.2 percent o~ the populatior~ was ov er age 55 in i970. In 1980, the Census faund 14,478 persans 65 or older 1n tne C~~~, ~ or a 3-person decrease from '970. in ~98~, persons aged 65 or older equaled lo.~ percert os the population. F~gure 32 snows t~e d~str~but7on ~ ~y Census Tract of persons over 6~ in 3980. Tracts w~th tne h~glnest proportians of persons over 65 inciude 7019, 7014, and 1Q15.02. ~ The ~ar'ge prvoar~~on of E3derly persons in Tract 7~J~5.Qi is ex;7aired by the presence of several n~rs~ng hom~s. ETderly persan~ in grcup quarters ' are showr~ ay F7qure 33 . ~ f! l ~ a l"°]1 ' Ti~e it.5. Census shows d S19111T1C3nt loss of cr~iTaren under i8 ~Fror~ 197G to =y80. In 197G pErsons 17 or younger numbered i7,217 or 19.5M ~ ti~ the papulation. In I980, such persons eqc~aled t3,747, or 15.6~ of the ~opulat~on. The overall loss frorn 197Q to 198C was 3,53~ cn~ldren, ~ or a 2Q.4~ deci~ne. The possible e;.planatians for the 2~oarent declire ~n thf number of children in Santa ~loniza are numero~s. ~ Campared to many ather areas, Santa Mo~ica has proportianal~y fewer singTe famiiy homes. The average number of chi7dren in s~ngTe ~ fa~rily homes is usuaZiy muGh higher than in r~ult~-fam~iy dwelling5. Thus, the historical ~attern of ]and use has had a s~gniftcant effect ~ on the num~er and proportion of children ~n 5anta Mon3ca, 4eclining b~rtn rates pro~ably also havE affected t~e number cf ' ~hiidr2n ~n thE City. Another factor ~s the cost of housing ~n San~a Nlonica. As corrpared ta many other areas, ~ousing costs, especlally af ' s~ng~e fam~ly Y~omes, are quite h~gh. Thus, many young famille~ with children may nat b2 able to afford hous~ng ~n 5anta Mon~ca w~~h~ut svme h~ rdsn~ p, and rr,ay go el sewi:ere fQr thei r~ousi ng n~eds . Another factor ' ~ ~ ~ ~ ~ r ~ r ~ ~r r ~ r ~ ~^^ ~ ~ ~ ~ ~ f f;yure 3z 198Q Censu~: Nurnbe~r ar~d Nercent c~f y Persons 65 Years__ar~d Dlcler 13y CenSUS Tract _ ~ - ~ --,~~~~ ~ ~.~ _._..... ~ ~-.,~. . ~ ~~ . ~ - R ~;~ ~' I ,' ~ ~niv.u> >oi~.or ~~~i~.ot ~ntrt.ni J,~ f, - ~n~ 6R4' n~z ~ao ~~a iB.3~ 2a.z~ 72.2~ a.z~ 15.3~ 771111 5T. . _ 1Uill 5~ ~crrz.az ~~ ~r492 lot5.oi 1i~f~.UZ roil.oz miu.u~ r r~ ~.15. 9~ 5 8] 6, ~ 1130 ~~ 538 ;; 35~E _ ~~ ~, ~ ~. p =~ I7. 4~' ;;2E3. 2~ ~~ 16. 4~ ~~~ 7. 6~ o r .~1 l, N - !' fl ~~t ~. ~ I ~ ~{)~~.~~ r•i ~ •~n r- ri 879 18.0% 5Y11 ST, ~ 71~t~ 5~ iur~.ui 550 ~~ ~:~ ~z.~~ -t~n~ni ri__ _- ~ i ~ ~ i ~car, .nr „ 531 „ ,., ~~ 14.1% '~i ni vu. " f'_ ,; IUi~ 7(tl9 ~ 71)!U I lu1! 1a60 B35 ~~7 56q 29.6~ 31.9~~ 8.5~ 9.1~ ~ ~_ Sources: 19t30 CPnsus; Santa Monica Plannin~7 ~ Note: City total = 1~,~7t~. Dc~artn~ent ~ 21.7~ ~~gure :i3 198{} Census: N~trmber and Percer~t of PerSOr~s G5 Years or qlder l_7vin~n__Grnuj~_ Quarters ~Ccrrsus Tract ,~. ~~ . 7lllG.lll lUlfi,U7 1~~11,U 1 /lllfl 111 ){~r ~ 0 22I 27 p 74 32.3~ 6.1`,~ 7.6~ zZUn sr 7,UT11 5i ~1 ~ 51 ~` Il)17, U 2 ~ t ~~ •F r~r~~ n~ -~o~~;.oz ~oi~.ol mia.c~~ ~~f~~.u~ ra~,.~~1 1• O ~ . r. :' r ~: ~n ~. ~ f7 i' r ~ ~~~ :J~Y ~+~7:] ~~ ' J V +~ r~j V - ]~ y ~ ~ • 1 V -.{ i~~ r ~~,~49.9~ L ~.1 „51. l~ ~.1 ° ~' ~j 1.4R~ >: • 1011.47 j. ;; " l. 1~~ V ~ ~ .; n~ ut~, t. uicqi ti_,,. _,..~--~-- I [~o O 1 5TI1 5T~ ,° ' - 4 ti - ~,. ~ ,~ ,. 3.3°~ ~~ Iff1R 1(}Ig l11111 llli I ~ 1~~2 g . ~~ 4 104) U " 1. 5;~ '~-1 ~ ~ ~ r ~~es ~F30 ~us ~ta ~ca ~n~ ~;.. ~ t^~= '~ ~r~3~ ~ ~ ~ ~ ~,~~ t .., ~ -81- ' re~at~ng to both the number and relat~ve proport~on of ct~i~dren in 5anta Monica Ys discrl~ttinatlon aga~nst cf~~~dren jn the rer~tal of hous~ng. ~he ' owners and manaaers os some hous~r~g units i~ the C~ty ~any be reZuctant to rent a house or apzrtment to a fami7y wi~h ch~ldren. The exact extent ~ and history of thzs k~nd of d~scrimin~tion in 5anta Monica is not~ k~owr, but there is no dc~ubt that ~t has ex~sted . ~ ~abie 31 dispiays the results of a 1579 survey vf 130 advert~sed renta~ houszng ur~its in the City of Los Angeles. ~he survey shows that ' 70.8;~ of the un~ts advert~sed d~d r~ot accept c~~ldren of any age, ree~,rdless of the szze af the unlts in ~~stz4n q , ' Figure 34 s~ows persons 4 years of age or younger by Cens~s Tr~ct, wh~le Fig;~re 35 shows pers~ns 5-17 years of age by Census iract. ' ' ~ ~ ' - - ~ 1 ~ ' , ' ~ - Tab1e 31 ACGL~'~`ANC~ 4F CEiILDAEN ~3Y ~1~3MB~R OF B~DROOt~iS No. o~ Bedxaoms Accept Chi~dren No Ctzi].dren Ac~e Restricted To~al # `'~ '7~ ~i tt u 7 ~i Lo~ Anc~eles ~ ~"'" ~i ~ ~2. z~ 3a 77. 6~ 5 10. 2~ 49 ~.00. 0~ ]. 3~ 9. Q°c 2fl3 74. 7ti 62 ~6.4~ 379 ].DO. ~~ 2 64 17.ho 264 71.9~ 39 1,0.5~ 3G7 100.Oo 3-I• 26 2~.3° ~~ S0.5i; 27 25.2$ J.07 ].00.0~ xa~al l.iU l~. ~'~ 639 70. Sg~ ~.33 14. 7v 902 1U~.0~. ~ ~ ~ i S~urc~: Fair Hous~.ng Pro~jecfi Sux~v~y, 1979 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ^r^~ ~ ~ ^~ ~ r r ~ ~ ~^r ~ r Flqurc 34 ~9F~0 ensus: Nurnl,er_and Perc.c~nt of P~~ons Y~~rs,_,Qfi II~ D~ Youn er t~ Ct'flSUS. Tract„~ ~ ~ati 1t1}G.O1 701fi.U7 l017.1?1 lrllll 111 7f1J - 136 IU1 168 463 274 3.5% 3.0~ ~.7~~ 1.7~ 4.3~ 21114 St, - I . _ ~ iaTi~ ;r• 2rsr S~ m 7012.U2 '~`'~~ w i s ;{ 66 ~u15.oi roi5.i~a rc-t~.nz mta.ua Jolz oi ~~~z.~~r ; 2.1~ ~ r ~`~ 133 ~ ~= f37 ~ 16~ ~; 39y 221 ,., 176 - ~. f3~ ;2 ~n 2~ Y;2 4 ti 4 9~ ,~ ~~ i ~;~ A.9~ ~~ 4.1~ ~ ;; li b~ i- . ,~ -~ r c7 . ~„ . ,.s ' . , ,.~ . ~ .~~ l_ [A r ~ e~ = j. : Y ~n~~.n7 ~ii = e~ ~' rn i- ~ ~ ~ • I { lUG " nt v~~~^,,. L}ttC01 N _ --"- 2 Z~o ..~ -- - - . 5T11 ST, - V ,.. I~, _ ~n~4 intn ~, ~o~~s ~~~ri ~F3 37 ~ 125 197 1.4~ 1.4~~ ~ 2.7.~ .3.2N, ~ ~ Sources: 2980 Cens~s; 5anta Manica Planning Department. ~~~~;~; Lyty Total = 3,313 or 3.f3k~ 154 ~ 2.3~ Fi~ur•e 35 1 BO ~ensus: ~duinl~~r_t~llc~ ~r__c~t1~_S~L~'~r~.l~IL~~t~11.~~x'~~.` ~r~~u~r_~~.~t_ ti~ ~~. y7/ 21.3% ~nt~.ni 701G.u~ Jo>>.ni mi~~ iEi 615 323 43~ 102G 15.9% 9.6~ 12.D~ 16.8% zzuo sr. tu~z u i b09 0 13.5~ mr i ~j~t; 13. 5~ ~u~; u1 536 ;' ,., ' i4.~~ ,. 'V \ m ~i~~ (_ I IIC~I 11 _---. ~`- i ~ ,~s 1 ~., '~ - ~~ lf114 7U19 ]I171} 1ltll 264 79 ~ 420 ~77 4.?.~ 3.U~ 7.4% ~ 9.~1a T•---- XOTII 51 71].t2,D2 c n a~ :i54 ~0~5 at iot~.nz ~ut~.uz ~iiii~.u~ ' 11. ~~ ~~~4 ~ 177 ,. 447 ;~ 928 ~ 10. 3~ ~t 6. 9~ "~ 13. 6~ ~~ 2U.0~ y ~ ~; -~ ~~ ~ ~,~ : ~., ~.~ ~ ' l~~ .f: 4W ~ 17 • ro~s.az ?• ,:, ~ 1,] . In ~~ „~ ~ 438 " ~ ~~+ . ~. --- . ;Tl1 S1, Sources: 19t30 Census, Santa Mom ca ~lanning ~c~partment. ~ ~ ~ ~ ~ ~ ~ ~ ~ L Note: City Total = 1U,43~ or l.fi~. ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~.~Jlo _ ~ -242- ~ ~nd~ cat° tt~~t th~ s nU~„~er r~ay be evnn grzater. Th~ typz ca7 ~~u~~nt ~ ~t San~a Mon~ca ColleCe is a singTE~ fer~ale age 29 ~rith on° chtld_ ~Jne third of a37 Sa:~ta 1~~nica scho~~ c}~.i~dren are ~ror.r s~ng~e parent ~aus~- ~ h~l ds, af ~~rh i ch 50 a are ~FeTa~ e~~a~ed ~iouseho7 ds (Santa f9on i ca Un i fi ed Scf~aoT Di stri ct) . Tn~se f~ouseho~ ds are oft~n ~haracteri zed ay ~ o}a inccrr2, large househ~i~ s~ze and are fr~q~ently m~,~b~rs of r~cial ~ and et~nzc minorities. ~he pract~Ce af discr~:nina-ion ir~ rentzT hausing agazrst ~hi~~ren ' has a gr~ater irpac~ u~on fem~~e headed ~ouseho~ds due t~ ~o;~Qr ~ncora2~ an~ i.~e i r~a5i 1~ ~y to ~Lrchase hc,~es. Lo~al ordi nantes ~roh~ bi t di scr~~~~- ~ inw~to~ against fa.^i~i~s wz~h ch~ldren. ~ven s~, 4h~ pract~~e cantlnues anu I ir~i ts the }:o~s-i ng a~portuni ti es for fen~~ e-h~adad f~ous~ho~ ds . P1 ay ~ ar~~s as w~~1 as day care faci~~ties ~oca~~d in ~r nearby large affar-~abie ~~~ ts are ne~~e~ b;~ 4~ese t~o~r~e~a~ ds . As wi tf~ others spec~ al grou~s , ~ acc~ss ta p~~~[~c ~rc;~sporta~ion, shvpp~ng and recreat~cnal faciZities is need~d. ~ ~arQe Fa~3~~es In i97Q,,2I; of the papulat~o~ ~nere cged i8 or Tess ~r~ 5anta i1or~~ca. ~ Ir~ I9~0, t4~3s group included a~~y 17~ of the popt~+a±son. Fam~ties ,ritn ~hi~dre~ 'r.ave s~ec~ai housina needs. Larye f~mtlies, particu7arly ~o~~er ' irrome hou~enalds, need ]arg~, afrordab7~ untts ta avoid over~r~tiYding ard averpayzng. Children requira pZay areas, workirsg pare~tt5 nEed Con<<enzent ~ day care facflit~es. ~iousing discrimination ~gainst fam~i~es witf~ cfi~dren, dec]ining b~rth rates, r~sing hausing costs and the removal of rental ~ un-its for fami~ies with ~hi~ldren are for~es w}izcn dts~ourage fam~i~es from rema~ning or iacating ~n Santa Monica. ' ~ i ~ t ftiqurr_ 36 198~ Census: Numf.~rr and Percent Mal~ PE~rsor-s fiy_+_~nsus_Tract ~,~ ~ ~'~ ro~~.o! 7r1~r~ uz ~u~~.ri~ m~ri n~ ~u~~ 1736 1~{01 16i0 3126 3U43 44.8~ 4~.4w A~.6~ 51.~~ ~7.8~ ~xr~o s~ 70l?.01 .. . _. ._ si~tii .;r. _"~-~~_z~~T S~ ~ i 2259 ~u~z,oz ~' ` 48.2~ '1323 lU}5.D! 7Dl5.oz ~ux~.uz ~c~~~.u~ ruza..~i 1u~, ar ~ ; 42. 7% : ~ ,~ ~-~ ` ~%2404 ;~lfi1'L '~ 1~33 ;; 2330 213f3 ~, 1821 t~~ru sT. y~'~~2.8~'~ ,~~0.3~ ,~ ~6. 7~ '; 50.2~ .,u ~1.4~ '' A~i, 2~ e7 ' r, ~v ~ :+t ~ lA ~- _ 1 ~ 1 ~rl Ai ~• ~~ l 7pi3.U7 , ; ° .,, , ,. ,~; 2076 o~ uu~ ~2.5~ - ._. ~ __~~:-n~;~~~u_~.-- --- 1o17.0i ~ -- - I 3000 ' STi! ST. ~9 , 4 ~J . 1 ~ii --....,_.. ~ ~ ,.. r~ ~j 1rlt4 I{119 lu7u lnJl ` 'L~il~3 13~16 { 3{)13 30f3t3 ` ~I1.7Y 51.~1'Y ~ 52.7~ 5{).~~ J Sources: ~9~30 Census; Santa Manica Piann~ng D~partment. ~Note: Cyt Tota] ~ 41,~77 or ~ ~ _ ~ ~ r ~ ~ ~ r r^~ ~ ~ w^~ ~ir ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ F~gure 37 -I9£Q,,.~;g~s~-Nun~ber ~rid Perc~~,~~~:~le PerSOns R~ C~nsus Tr~ct • hy' t~4 1U12.41 2431 51.8% ~aira.oi rnir,.u7 ra~~.v~ min ni mri 213T 1981 1999 2995 3329 55.2% 5t3.6~ 55.~1~~ 4~.9~ 52.2~ ]7t1p ST, xo~~i ;t T . I~sr 7012.02 ~r _ ~-~ S U ,:1773 ~0~5 oi ral5.na. ~ui~.~~z ~nt~i.uz ~ura. oi ~u~z.i~z r ~57.3;~ t2682 ~2390 "175Q ~ 2313 2370 1955 . ! ~ „ , , ~;57.2~ , ~ ~ 5~;,7'~~ 53.3~ ~~ 49.8X ° 52.6~ ~~ 5~.8`6 ~ ~ ~ _~ C iJ ~ ~i U ~ n ~.J b ~~i ~ • Ia 7013.07_ ~:~ 1A f Il ~ lt " ~~. ~ 1~1 ) ~~ ~ 2808 ~ , 57. 5~, i inr.o~ i~_~,. nE vu. 5T1~ sr, V ; ~~~ ;; , lf}I~ 7U ~9 11J:0 111J I I 3667 ~275 2E9~ 3035 i ~ , 5Fi.3`~ 4~i.6~ 47. i~ ~49.6~ i ~ ~ ~ Sources: 19E~0 Census; Santa Monica ~'lanning Department, ~ Note: City Tota1 = 47,237 or 53.5~', I ~ ~ i ' S4.9~ Fiyure 3ti E~~17~n_l~~e_f~v Census Traci: s 2~h ~ota.o~ 4Z.8 7ol6.nt 7olfi.uz In17.a! 7~~In u~ 38.1 32.2 2~.~ 27.4 7.2N11 ST~ TOTII J1 1u12,oz x e7 •a35.3 ~oi5.04 7Q15.az ru~~,c~a. ~c~ia u2 a• < ~ ~ Y - 33. 4£ v~ r <, ~34.1 `~ 28. G;~ 26. 2 i ~~ i• ~ ~ ~ '~1 Ll .~ C7 l_ ~I ~~I [9 i 11 CI !) `- ~J - 7, ~^ ii „~ n ~~~~.~~ ~:i ~y ~n r- 33.3 iJ st~~ sr_. 1n14 4fl . 4 ~I ~ Sources: 1980 Census; Santa Monica PTanning DepartrnenL-. ~ r ~^Mr ~ ~ r ~ r ~ !O1{ 33. 7' -~--~~~.~ s r? ~ . u ~~~ i ~ ~ 1Ur2,U~ ~U7i.~~1 f 30.& S, 32.8 ~~ b ~ i' 1 ~V n~ vu t.~~iccr~ri__~_ ._- -.. , „~ ,• ~, ~ ,,. ,; !fl I'1 711~U )II! i ~43.9 ~ 30.9 31.Z ~i -~• ~Not~Cit~dza~.~2.~ars~ _ ~ ~ ~ r` lr~Tll ST. ~ ~^r ~ ~ r ~wr ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~'iqure 39 ! 19fi0 Census: fE~male M~~di~c~~_[}y~.~~5u~_T~~.r.~; h~ 1~o- ~ 701U.Ut 701G U7 Ji)f).01 Ifflrl nl 7all 41.}. 39,A 31.6 2~3.3 37.3 22110 ST. ~ 70~2.Q1 20il1 ;1 215~ S~ 40. ~ lUt2,02 ~ w z ~ ~ ~ ~~39.c ~o~5.oi 1015.n~ rni~.uz ~~-~o.ua ruaz o~ ~u~~.nz ' ~• i r .~ ~ ~, n - n ;~ E 'y 3~3. 3~; 52 . 5,~ 33. 6`; 27 . 4 33. 5 ,~; 31. l ,. ~, .~, ~.1 V C l.~ ~ ~~ ~ -~ Ir1 1.] ~~ L 1 ~ O ~ O ~+~ -- ~n ) e ~ i' r~ ~~~ i~ h " z TO t 3.07, ;:~ " ~ ~~ „ 36.8 n~ v,~. ~ i ~icoi i~ ___._ --_-~-~--- --- -- STIt ST, ~~ _.~ ~ ~ ~.~ . „ I{11 ~ 7017 7l}!!1 llll 1 t 51.3 ~9.9 ~ 30.6 30.8 1 1 , Saurces: 1980 Census; Santa Manica Planning De~artment. ~~lote: City Median ~ 36.7 ycars. -9~- ~U~:S~i~T:~"d ~an ~a ~~~oni ca C~~iPARISC„ ~r 1J~~~ Ci:d5u5 ~;~7A Table 32 PERCEiv i F~!xLEjFEi~~AL~ _ PERC~~tT h1ALE ~~ an...~ 4~.5~7 1"i~ PERCE;yT Fc`'~1~Lt 53.5'~ G~un ~y ~f Los r;r,;e~ e5 48. 3~ ~ - 5i . 2:~ C7ty of Los ~ngeles 48.9`~ ~ 51.1=~ BeverTy rzlis 43.1.~ ~~ 5E.°-. CuTv~r C~ty 47.~~ ; 52.?~ Ei 52g:.~nc~ 49.9Y ~ 5~7.1~~ Irg]e~rco~ 47.7~ ~ 52.3: t•ta~~attar ~each 51. 3°~ j 48. i'~ Pasader.a G7.6`.o g 52.4°,6 Redanc:o Beach 50.5~ 2 49.5;0 Torr~ance ~g. ~ ~ g 51. 4 ; SCU~C~5: ~.5. Census, ~anta h~on;ca ?3anning Department. ~ i , ' , ~ ' ~ ' ~ , ' ~ ' ~ ' , i 1 _g~_ Mar~tal 5~atu~ Tabie 33 5haws marita7 status for persons 15 year•s of aa~ or o~der. ~abie 33 1980 Nar3tal Status 5tatus Number Perc~nt S~ng7e 27,784 35.9~ hiarrted 29,890 38.5%~ Seoarated 2,179 2.8ro 1~~dnwed 7,66D 9.9m D~vorced 9,959 12.9K Saurces: I984 Census; Sar~'ta Mon~ca P~anr~ing ~e~art~ne~rt. On a more broad ieveT, Ta~le 34 campares the C~ty'S res~derts w~th tho5e of 10 flther jur~5d~ct~ons. In thi5 com~arison, San~a T~onica has the nighest pro~ortion of sing~e persons and tf~e To~;~est ~roport~on of marr~ed persons. - ---- - - ~ -92- ~ CO;1P;FcI50+"t Or I9oD C;:hS~S Dn7A Table 34 , i"A~iTF~~ STA ~ ~S* ' ~iLRiS~iCTiO~V ~EVEf~ !~ARRI~~J fi~lAR~tl~is, ~IGT SEP. aT~i~~ P.~ "L~; ?.~:s~f ~'::=~ ~ Sarta P1or~i ~a 35, 9v 1 38.6ro y~~ 25. 6~ a ~ C~t~n~y oT Los ~;n3zles 30.~a 7 50.4; 3 1°.4~ v ' C7ty a# La~ i;nce~es 33.1~ 4 4b.lxi f 20.8~ ~ ' ~everly Hzli~ . 2C.5`~ 1~ 54.1~ 2 22.8w 3 ~ C~1ver C~~.y 29.2':. 9 5t~.4'~ 3 2Q.5;~ 8 ~ E1 Se~un~;, 29. u~ 3 49. ~ ~ ~ 21.4 ~ 6 i l 4 32 8a 5 42 9 ~ 2~ 3`~ 2 ! rg ewoc . . ;~ . yldr:i~at~~n Be~;.~ 33.9•°' 2 4E.0~ 5 18.2.`! 1~ ' Pasacerd ~~.V v ~7 ntV.3~o E 21.8~ ~ ' Redondo 3each 33.7~ 3 44.7% 8 21.5~ 5 ' Torrance 27.2b II ~5.3a 1 17.Sro 11 . ~ * For persons 15 years or oider. _ ' SQL'~GES: iJ.S. Census, Santa M~n~ca Pla nr~r~ Dapartmer,t . 1 - . ' ~ ' , Fam~lies -93- Accord~ng to Census data, far~~~y househo~ds decreased from 147:~ ' ;.0 198C. In ]47u, there were 22,734 famliy households, or ~6;: of ail househcids. In 1980, fdmiiy hou~eholds nur~bered 39,547, or 45~ of all , hauseholds. ~rom 197G to 1980 there wa5 a r~et ioss of 3,187 fam~ly hou~ehoids. It i5 belie~ed that changing fami~y pa`tterr~s, and housir:r, , probiems, ~nc~uding demoZit,iors, cor~versions, price ~ncreases, an~ discr~m~nation, were ar~ong the ma,~or factors caus~ng the s~gnificant 1 oss of fa~nz T~es. ' , , ' ~ ' ~ ' ' ~ i i 1 1 . ., ' -94- ' E~tDLG"P'~VT Th~ s s ecti on ~X~IP i 1'f°5 emp~ oyr~e~#. cf~aract~ri s ~i cs of 5ar ~~ ?~`Cil~ G: , resid~n~5. L~~or Force ~artic~pGtian ' iY~~ L~bor Force, by defin~tior~, i~clu~zs al~ persons sixteers years of a~p and older who are emplayed, p1~s a1T those une~~layed w`r,o are ' aci.~ve~y 5eeking ~ork. ~he to~ai l~~or force includes t~rose in t~e arr~d servi ces ar~d ~ne ci v~ ] i an 1 abcr farce. , At tF~e ~ie~e or" tt~e ~970 Census, 49.5 pe~~c~~t vr the c3ty's pcpu- ~ation was ~n t~~e 7abor foru~ tsee 7~b~e 35}. ~ TR5LE 35 Lfi3~R ~~~CE - CI~Y ~3~ SxP,1TA h1~":T_Cr~ -~9'~`J ~ Percen~?ce ~f ~o~~.:',a~icn „ .,_ Total La~or For;,e 99.~ l ' Ma e 60.7 Fer~a i e 40 . 0 SL'.:R~_: li.S. Cersus of Pc~llaticn ard Naus~rc, T97~, C3ty o~ Santa ` Mcr;i~a ~~ar:~zng e~~art~er~t. ~ , ~ ' ~ ~ , ' ' ' ' -95- ' TabZe 3n co~Epares labor force par~icipa~io~ ~ar 5anta ~onica and ' oth~r jurisdictions for ~950 and 797D. ' TABLE 36 CIVILIA?; ~ABOR F4?,CE Pf~~l`ICIPATID"~ RATE, FOR ~OPU~F,TIG~~ ]6 Y~;~P.S Or AG~ A'VD 0'd~R, CITY OF ~ Sf~hdT~ NO;JICA fiPt~ SELEC7ED C4V~~U'VITI~S 19~J and 1970 ' Corrmu~ity ]950 7970 Change Santa Monica 55.9 59.7 }3.8 _ ' 8eve ~'ly Hi 71 s 54.1 53. 5 -tl . 6 Culver C~ty 58.1 65.9 +7.8 County o~ ~os AngeZes ~5.3 60.5 +4.8 ~ Los Ange7es ~6.5 fi0.2 +3.7 SG?3RC~: U.S, Census of Popula~ian ar~ No~sinG 7950 and 19i~; City of ~ Los Ange~ es P1 anning Departrr~~~t ; Ci ty of Santa i~on ~ ca P1 anni r5 Departr~n~, ~ In conparing Sartta Mon~c~'S parfii~ipattc^ ra±e wi'Lh tne neigh~crir,y co~r~^u~i t~ es ar~d the co~nty, ~o si gni f7 cant dt f~erences are evi de~,t. ' The part~cipat~on rates for the var~ous co,~:k~unities ran~e frcm 53.5~ in k"estt~ood ta 65.9°~ in Cu7ver City. Genera~~y, ccm-nur~i~~es s~ch as ' 8ever~y Hi~ls an~ 5an:a Nlor~ca, with a t~igher proport~on of e7d~r~y had lt and a~ i ti i t~ t th iti iih l u ower par pa an to:r:~nur ~rge yaung on ra es es w c midd~e age papuZat~ons. , Chan~es in the Camposition of the Labor Ffl rc~ ~ Over the ~ast sev~ra7 decades there have beer~ a nu~ber of ~nt~rn?~ ch~nges ~n the camposit~on of Sa~ta Nonica's iabor force. 7he most irrper~ant af th~se chan;es was tE~e increase in the n~,~r^ber af res~den~5 ' ~1~~ ~~ fl~ ~1'4 i e5510~123 , man2g~ri a~ t sa1 es and C~ ~Y'~ C8~ p051 tl b~15 . The propartion af this group of oc~upat~flr~s increased from 4~.9 perc°nt ir~ ' 7940 to 54.5 perceRt in 197~, an ~ncrease of 18.6 percent. Looking at these increase5 by occupations, t~he ~rofessiona~ and manaseria~ oc~upat~~ns , ~ncreased by 9.1 gerc?nt, and the c7ericaZ an~ sa'fes jobs r~se by 9.5 percent (see Ta~7e 37). ' ~ -- ' -96- ' 7FB~.~ 37 , P~RC~"!T ~~ h~,~~J~ E~°Lt~Y~•'.EP~T ca~ ~c~~a~s aY ~r~~~~o~r,?~,~ ~ , C TTY ~F SA~r i A~;L~"1 i CA 195Q and 1970 i C~ ! Occu~at on ~nae 1940 ~9~~ 1970 Professi~nal & ;~;a~ageriat~a} 23.6 27.~ 32.7 + 9.1 ~lerica7 and Sa ~~s 22.3 26.3 3I.8 + 9.~ 1 Su~ervisary and Labar~r~gt~~ 37.2 30.3 23.T -I4.1 ~o~~.es±-ic and Se rvic?~~~ 15.6 14.4 12.q - 3.2 • ' Qtf~zrs and ;dot Re~orted~d~ 7.3 ~.5 -- --~ ~ a In~~u~es ~ ~ rofeSSSana1 techr~i~a1 mana~Ar; of,`ic~als and re~ ri~*crs. P ~ ~ _ ~ s P ~ ~b) Inc7u~es craTis~en, fore~~~r., Op~rati~e5, ard Ia~arers. , ~c) Incl:~d~s ~r~vaLe hoUSe~o~d wor~cers and serv~ce wDrkers. (d} Inc1u~?s fflre:~~n, r~ar-ag~rs and Zab~rers, and occupat~cns not rep~~ted. ~ SOL1?~~5: 11.5. Ce^sus of ~op~la~~on an~ lious~n~, ~95C and 7970, City et Santa A~onica P7arn~~g Gepartr~ent. ~ Increa5es in profess~onai and ~:anagerial occupa~ians ~rer~ accar^~an~ed by a c~Acl~ne in sc~~ervis~ry and l~~or~n~, and domestie a~d SErvice jebs. Tt~e ,nu~~;'rer ar res;d~~ts ho?ding su~ervis~ry ard 7aboring jobs de4r~ased , by 74,~ percent, wh~~e the size a= th~ dfl~~stic and serv~ce ~arce decliR~d by 3.2 percent. Thus, in the Zast tf~irty year5 the character af th~ ~ c~ty's warking farce chang~d fram one witt~ a large proportion of blue co11 ar war'~cer5 ta or~e wher~ n~~r~y two-tf~i rds of the ~~ork for~e are whi te ~ G0~7d~' WOrkerS. The s~gn~~icance of the chan~e ~s that as a grea~ar p~rcentage of , the popula+~on mov~s ir~~o t~e ski~i tategcr~ps paying t~igher sa~aries, the gr~ater the total incom? becor:es far a given nu~~er af peo~le in a ~ coT~^uni ty, and the grezter tFre coT~LLni ty's weai }h. ' Another im~lz~ation is tnat wri~e callar and proTessional workers ' h~ve ~ greaLer t"egular1Ly ofi emYlo~~m~nt an~ ar~ r~ar~ ~3~ce~y to ~Q~d ' ' 1 97 - - 1. . ~ year round f~17 time jc~s and wark Tonger hoUrs per week than b~ue ' co~lar or serv7ce workers. The anenpiayrtaent rate among the white cal7ar wor~;ers has genera~~y evfdenced greaLer stabiiity ~han other otcupa- ~ t3ons. ~'hus, a carr~~nun~ty with a large pro~ortion of white collar war;cers wi 71 2X~2''1 ~f1G° greater economi c stabi 7 i ty than a b7 t~e to~ l ar corra~uri ~y, , whict~ i~ more subj~ct to I]1~51~1E5S f~fuetUations. Another impQr-tan~ change in ~h~ c~mpositior~ of ~he labor ~orce ' has been th2 ~ncrease of wamen ho~ding jabs. Whereas in 795Q, war~~n cons~~t~ted 3~.6 percent of the ~abor force, in 197~ their ~roportion ~ had ~ncreased to 43.8, an $.2 percent increase. For the same pe+'~Od, the fe~~ale 1ab~r farce part-icipation rate ~ncreased fror~ 36.6 per;,en~ ' to ~7.~ perc~nt, a~Q.~ percent increa5e. 7he ma~e par~icipat~a~ rate, f h d d f 74 or t e s~me two eca es, fel3 rom 78.7 per~ent to .9 percent, a decreese o` 3.8 p~rc~nt. Proportionaily, near7y three t~r;es as many ' wa~en entered ti~e ~abor fiorce as t~e nurr~ber of m~n who ~eft it. • La~or Force Distr~bUtion by O~cuoatian ' b~ i f 5 ~~ i ' I 7 th l di i6 t t ~on o an on ca n a e o~cu~at on~ ~ a s popu- str e 38, lat7on is compared wi~n that o~ the State Qf Ca7iforn~a anc+ Las nf;^y~]e5 ' County. It can b~ seeR from t~e data displayed that a cansideraLiy . Y~igher pr~por4ion of th2 city's res~d~nts are employed in profass~~n~l, tecF,n;ca~, m?~ag~r~a7 and a~~,.inistraL;ve fields (a total of 32.7 ~,er~e~v; ' than is the Gase in rr,ost o~F the comnu~ities 3isted ~n the tab7e. liow- ' ever, wi~h the exceptian of clerica7 ar~d kindred workers, the city trails in most of the other occu~at7ans listed. ' ' ~ ' ' ' ~ ~- -98- ' ~ T~BL~ ~s ~ Eh:?LCY~~3 P~RS~";S 15 YEFRS ~`aD D1~ER BY OCC~ PATIO'~ ~ CiiY ~F 5hfdTF, ;r~P~iCA ~i~~ S~L~yitD AP,~F,S: 79i0 F ~ Perc~nt ercent ~a~a~ al~ pro~ess3ons lfl~.fl ~Q0,0 ' Professiona~, 7echnica~ and reZa~ted 23.3 11.Q Managers ~nd A~min~strators 9.4 9.2 , Sales workArs 8.4 7.8 C~erica~ & K~ndred wQr[cers 23.4 21.2 . ' Crafts~n~n, Fcremen & dnd Ki~dr~C k~orkers 9.5 ~2.9 O~erat~ves, exc~u~~ng Tra~s- ' p~rt Equip. Orer. '#.8 3.2 Laborers, exclu~~ng Farrr 3,3 3.9 ~arm "~anag~rs and Workers Q.2 fl.3 , Service Work~rs, Excl~din~ Privatz rl~use~old5 ~~.1 1fl.5 , Pr~ vate ~~fo~seno~ d Wor~cers ~.3 1.3 SOU~C~: U.S. ~ensus of Populat~on and ;-~Dl151119, i970; Sta~e of Ca~iforn9a , Departr~ent of Hur~an Resourc~s peve~op:~;ent, City af Santa Morica Planning ~~_~rtrr~nt. ' t~ReT~1 ~y^~~n± Persons r~ere classzfi~d as ~anpm~~ayed ~f they wer~ civiZi~ns ' 36 years oZd a~d over and: (1) w~re neither "at wcrk", nor "wi}h a~ab, bUt not at wark" d~r~ng the Census rreek, (2) were ioakfng for work dur~ng ' tf~e past four weeks and (3} were availab~e to accept a job. Rls~ in- ~ cludnd in the ur~emp~oyed cateaory were persons who did nat wor~[c at a7~ ~ during th~ Censvs ~ree'r. ~nd +~ere ti.aiting to. 6~ ca~Ied ~ack to a job `ro.:~ which they had be~~ Iaid off. ThQ unem~loym~nt rate ~n 197~ in Sa~ta hlonica Evas 5.~ perCent_ ~ Rmong mal es t~te unempl oyr,~~nt rate alas b. 7 a~td ~, 4~ercen 4 anonr fe~a~ es . ~h~ city's ure,~~loy7ent was ~ust sli~htTy lnder 'the county's ratp of 6.2 ' . pQrc~:~~, bu~ was con~i~zrab~y hiyFer than the 4.2 perce-:~ ra~z ;ar the ' i ' -99- i ~ ' Ci t f L A ~ os ng° E?S . y a ~ Whi ~ e t~e uner~a'I o,y~ent rat~ for ma7 es i n 5ant2 ~ion i ca was 6.7 percent, the unerr,plcyment rate for males who were heads af fam~lies and ~r~ the age group I~ to 64 was only 3.9 percent, ~r~dicating tha~ ' single males and ma~es above the ag~ of 64 were the hard~st hit by ~ne~~~oyment. Of the ethnic and racia~ gro~~s, as shawn ~n ~a~ie 20, t tha Spanist~-A,~r~rican fenales had the h~gh~s~ u~errployment rai.e -- 8.6 percent -- fo~lawz~ by Span~sh~~•rssri~an males wit4~ 7.4 percen~ and ld~~te ~ males r~ith 5.7 ~erce~t. ' ~ ~A3L~ 39 ' iJ~'JEi;PLOYi ~tPd~ RATE ~OR C~iY OF - SF~~;TA d~;~~i~G~ RcSI~~~; l5: ]9/`0 ~ OtC~er 5panish N:nority Total k'hite lVegro Races A111°:"1G~?l Groua Tota~ 6.1 5.2 5.7 2.9 7.6 6.5 ~ ~+,~1e 5.7 5.7 5.2 5.~ - 7.~ 6.5 Female 5.fi §.5 5.3 0.0 8.6 b.5 ~ SOJ~C~: Oepar~rQnt of Labor, F~ar~c:M~r h~ministration. P~ace of E~G~evrent , ~ ~ _ Acccr~i~g ta the i970 Ce^s~~ 2.2 p~rce~4 of S~ntG P1vn~ca`s labor for~es wor~ced in dov~rnto~r~ ~os Ange~es, 34.~ percent warked ~n other , areas o-F Los Rng2les, 51.9 perc2nt wflrked ~n remaining portio~s a~ the cvunty, and ~.4 worked o~tsi~e the co~~nty. - 1 . i 1 1 . ~ 1 1 _ -~oo- ~ E~p10~~25 in Sarta ~~onica ~ Table ~0 presents i~for~at~~n from the ~9i3 and 7976 ICF (Ind~stri~t , ard Com~erciai Er^~1oy~.,ent) file af t~e State of Ca7iTOrn~a Em~lc~ment Jpvzl~~~ent Depar}~e^t. Thzs ~n~or~atz~n is collected fr~m quarter~y erp3oyez payr~ll tax re*urns frcm 5an~3 i?onica h~s~nesses. Ta prot~ct ' cen=~dentia~sty or ret~rns, data Sn certain categaries has been vr#~h~e~d, altr~ough t~e total empTcyees fcr bcth ycars incTu~es the 3nrcrmatian not ' 5~,~,+~ ror parti cu i ar categori ~s . T~e IC~ data sho~r.s an overal~ decline in Santa ?~lon~ca employr~en~ fro~ ' 1973 ta 1970 of 1,754 e~rployees. A 7arye ~oss is found ~n the man~f~c~;arirg ca±egor~, w~,i~n is part~y exp~ained by the depart~re o~ the Cu~a~las ' aQr~space piant, ar.~+ by a genera7 trerd ~n tf~e indus~rial areas o` the C~ ty :'2~7~ ~C i r~ ma~afactGr ~ rg uses a1~ th off~ce us~s . Ther~ 1~a5 ~een ' cc.~s~derabl~ dave3ccT~nt of bo~h reiai7 and orfice uses sinc~ ~Q75 a~d i ~ is expected tn~ r:~xt file ~rri7~ she~.; signir~cant chang~s in t~ese ard ' Ot,'~Gr 52Ct~~"5. ~ ' ~ t 1 1 ' ~ ~ ' ' ~ ' ' ' ~ j , ' ~ ~ ~ ~ ~ ~ ~ ' i 1 -~~1- Tabl e 40 CE Fi7e: 1973 and ~976 Ind~str~ai and Commercia7 Employment i n Sar~ta Mon~ ca* CA~EG~~Y 7973 Emp~oyees 7976 Emp~oyees tr'e~ Cha^ae A~r~ cui ture 118 NA HA M~ nt rg FtA 13 HA Corts ~ructior 907 856 -~~f h~anu~acturing i7,189 7,685 -3,503 Transaortatipn, Electic, 2,445 HA NA Co^~~:~ni cati o~, Gas , Sanitary ~~lho~esale Trade 1,4~9 ~,7J3 f35~ REta~l Trade 9,9~~ 8,8a8 -1,186 Firarce, in5urance, IvF~ NA P!n Rea1 Esta~e Ser~ices 12,5~b 13,133 +557 ~l;~~iC AC~r:1T17St1'~~lOri Nn ~A ~`~A hon-Ciass~f~able 43 74$ +TO~ Irvaiid 5iC Codes 1 ~88 +187 Tota~ - 45,E80 43,9~6 -1,7~4 *~~o:.e: Sc~^e ir~~rmat:an is not avail~ble ~T;n; to ~rotec~ COf~IriJCT~I'lG~Zt~; hc:•:evpr, t~~s data is ~ncTuded in the totals. So~rce: State o-+" Cz1~=orn~a ~r:~7ayr:ent Deve~opment Depart,A~r~, San~a A~or,ica PZannina Cepartment. -102- ' E DUC,4T I G~~~ ~ Ac~ord~rg to the I970 Cens~~, t~e m~di a;~ r~G.;i~er or scnool year; , t~r.;pleted by Ct ~y resi dents t•ras 12.5 years. 7ab7e 4~ compares scnoc~ years co~~~~tpd ;~r Santa !•,~n1Cd r~s~d~nts and res~d~nts of Los Angei ~s Cou~ty. The ~ab7e sha~~;s tha ~ Santa Moni ca res i~~;~ts gen~raT 1y , hav° co~npZeted rr.~re years of schaol t~an tF~e ~eneral pa~ulatiorts of Caiifarnla and Los Ar~5eles Gounty. ' TABLE 4~ ~ YEARS OF SCY,40~ CQ~IPLETE~ CI~Y OF SA~:~A MO~~I~At ST;~Tc OF CALIFG'~"IIA, ~OS A~JG~L~S C0~„iY ~L'~7 SEL~CT~D AR~i,S, ]?70'~ . ~ Santa L.A. Monica Ca~ i f. Cour~ty ~ ~ % ~ 0 Schoo7 Yr;. Completed 7.0 1.5 ~.~ Ele~:~entary: 1 to 4 1.9 2.9 2.7 , 5 to 7 5.~ 5.7 ~ 7.2 8 years 8.6 8.8 8.3 ~l~gh School: 7 to 3 14.2 17.6 18.3 ~ 4 years 30.4 32.8 32.7 College: 1 to 3 18.9 16.5 ' ~6.fi ~ ~ yrs. or mUre 19.5 13.~ Z2.7 Percen: High 5c"ool ~ Graduates** b8.9 62.3 62.0 * PercGr~t af Po~ula±~o~ 25 y~~rs o` a~e ~nd over , ** InG~udes perso~~s w~th 1 or more y~ars o~' ~ollpg2 SOURCE: U.S. Cens~s of Popu~ation and Housing, i970; ~i~y of 5ar~ta , Mvn~ca Planning ~epart~~.~nt. ~ ~ ' ~ ' ' IIVCv: i~ -103- ' Ir~come is one of the mo5t important factors relating to hausin~. Generally, tne gre~*er t~e inco~~e of a person or a family the rrore f~ouszna ~ apportun~ties are avai7ab~e. H~g!~er income al~cws grea~er m~bility and ' the ~b~lity to abtain better qvali~Cy hous~n5. , ~ ~ ' ~ ' ~ , ~ ' ' ~ ' 1 ~ ' -104- ~ 82cause of the nature of avai~a~ie data, ann~a~ incc,~e in a~~Ye;~ ' ~e~r is used as the i~ceme ~eas~re in th~~ renart. T~is is t~e :tiTay znco~e• ~s re~ort~~ ~n tax r~t~rns an~ to the ~nited States Cens~s. 5~,~~n ~er~on5 4rg~~~ that suc~ income data are nat adeq~~a~e measures of ~:ea7th ror so~~ person;, ' such ~ s so7° e~ derl y~~r5ons ~rh~ may ha~~~ 1 o;r ~ ncc:~es ~ut Si~~S ~3n vi a~ assets, or for persons such a~ so:~? ~G~.r students, ~•~hose c~trr2nt ~nco^~A .~ay ~ be Iow ~~t whose earning poten~ia] may be su~stantiai. So~e ~erscns s~aggest that a"l~fe inco:re" concept shouid be used for incc^~~ ~zasur~men~ ~ wY~ere tata7 1 i fetimA ti:~za1 th ~ s averag~c over the 1 i fespan. Vahi ~ e s~.rch a conce~t mi gh ~ b~ [352`U~ , no d3ta of thi s na ~~rre re~ a ~i ng ta San _a i~~on~ ca is presently a~aila~tQ. ~ Tt is i~r~~r4ant to note so~~ of t4-~e 1im~tati~ns of t;e ir~co,.,~ c~a.ta ~ha ~ i s ava ;1 a~l e. S 4~t~ sti cs c~eri v~d frcr~, i ncome tax ret~rns, far exa~-~p7 ~, , sho;v ittcone d~ta Y!l1ZC;1 d025 not ~rtclu~~ var~ou~ types af tax-exe:^pt inco:,~e s~~h as Social Se~~.rr~ty payrrer~s, in~_res~ on ~ax-exer~t bor,ds, IR;;'s, ~ "l~1~~;-~'u'~,'~`"S" dGC3t:'~ta~ diZC~ Ot.~'~e"' SOE.Ir'~.°S. ~~':° (~d~3 ~?`j ~Z50 I1C} lit~~L:G~ certai n p2nsi o~ t3a~~~' i i.5 ~ SC:~ ? 711SLlY'dPC° ~~n°f l tS i 2Y.~^pt port~ ons Q~ C~}'l i~i.d~ , C~dl^S~ Ctil~d suppoY_ ~ay:rents, depre~lz~TQfi 0~ 1fiVeS~~il°(1~5~ UTl~ii~~~Ji~i2R~ CGli~~°!?53~~ QCl ~ UR~'~~v''~2C~ 1 f1CC~1° ~ 8 ~C. I[1 d~G~l ~l OR~ SO^l~ perso~rs 411 tfl Ct~l t2 ~ ~0;. ~riC~~F~°5 Zt'~ t~0~ 1'?C:;~r2~ ~Q f1~~ t~X 7'2t'a`"i15. ~ET15t15 ~3fi~~]Y25 z;5~ ~nave ~~r11td~~0^S. $li1C? ~~'~Q C2riSJ5 rLq~sir~s i1D ~ docurenLatia;~ of ~ncc--2 ~unl~~e tax co~iectian a;encies}, se-~e perscns sir:~ty estinatp th°~r inca~^e, wlhieh may result in data dzstor;i~r~ if act~aZ inc~-~n~s di=rer frorn est~mate4 incLmes. Sc:.^.e persor~s•m4y also n~t ~ ~nc~u~2 vari~~s ty~pzs a~ ~nc:,m~, sim>>ar to t~~s~ ~rh~cf~ ma;~ ncL b~ Y`L~.ID1'~4P4 in ZnCGme tax data. The Census ~s a1sQ 7irrite~ by its age. Elndoubted~y, ' the incomes a~ the C~ty`s re5idents }~a~re changed s~r~ce 1970. 1'owever, the 197f~ Census ~ata is the most cc~prer~e~sive avazlab~~, prov;des a good reTa~i~~e "~na~snot" o~ t~e C~ty ~rhzc~ can be coT~ared -~r~~h o~h~r areas, and it is ~ likely that sign~ficant nur:~her af residents iiv~ng in thfl City in ~97~ are still prnsent taua~ ~r ~:erp replac?d ti~,ith p2rsons w3th cor~;:~r~L1e i~ceme~, ~ such t};at the re3ative ~nco~~ re3atior.ships of th~se per5G~15 to all persans today may ~e s~milar to re~at3onships in 1970. Tha ar~~o~nt of c~ange fra~n ~ i970 to I~~O ~ri~] be reveaZed urith th~ relpase of 19~0 Cens~~s data. L}h31e these ~'act~rs lir~it the rella~ility Q~ the inca~_ d~ta, th,ese ' data sti 1] c~n ~rovi ~e uszf~l ~road ~ n~ o~ ~,~atz o~ concern~ n, if:e incc-~~s of the Citf's residants. ~ ' ~ -ZQ5- ~ 197J CEhSUS -- ' TF~p foliow~ng 5£Ct~OnS provide incom~ ir~formation fram the 197a ~ensus. Inco,~~e Leve~s ~ As s~s~~.~~n ~ n TabT e 42 , Santa Moni ca had a 1 o~ler med~ an ~ ncome 1970 fo; fa~i 1~ es than mos~ of the nei ghbor7 ng communi t~ es . Df the 'ter~ co~^r^~u~~ ~1 ~5 , cc~Yared, 5anta N~onica ranked eighth, just above the City of Las Argeles and Venice. Zhe tncome 5tatistics, hoti~°ver, give a dtstorfipd v~eev of tf~e ~ city's actua7 positiar~. Ever~ though the median incame for fami}tes was h 1 b i f lT h av~er, ecaus2 t er t e s ze o an in the ~amilies in the city are sma the otf~er COmmur]iti~5 listed, the actua~ per caplta income per person uras ~ f~ig~ar ~n Santa Monica t~an it wd5 in the com~unit~es with larger ~am~~~es. '~hus, 5anta ~'onica fami]ies, on the average, er,~oyed a higher 5tandard of ~ living thzn was indicate~ by their me~~an ~nccTe ieve~. ilr,rortunatel y, the sam? thi ng cannot be sai~ ~or tY~e Ci ~y' s unrel a±pc ~ ir~ividu~;5. The r~edian income of this gr~up ~~as generally la~r~er t~an i~ was for tt-~e sar~~e croup in #.h2 ad,}acer~t cor:, unities (Tab~e 42}. One reas~n ~ for th~s was the co~~arat~vely ~arge number of unrelated ind~vidua~s re~eiving Saci a~ Securi t most of who~ were reti re~s ~n~en ~~ ~ , y p } . 1 Tab~es 43 ar~d 44 sha;:s the di5tribu~~on of income for far~il~es ar~d d di id l b tf i A th d t ' t ~ d~ t urre c gro~p. a ~n v ua y race an e ~n ccor ng o a a e s e disp~ay~~, Biacks and ~ispan~cs i-~ad cons~derabTy ~oti•rer ~ncu~as tha ~ tF2ir ~ ~~~ite ar.d "other race" counterparts. For exa~~Te, the mee~a~ inccr~e for rrhite faT~l~es, ~n 191D, was ~11,002, for "oti~er races" it was 5~0,850, , b:~t for BZ~c~c farr~lies ~h2 mee~~an ineo,~~n ~:as only $7,7~0. The B~ack far~~'~yr incer~e was $3,2a2 be~o~r~, or 70.1 percent a` what white #'ami7ies received. ~ In the case of Hispanics, their family m~dian ~ncome was ~$,907, or 81.5 t f th hi - ~ percen o e ~r te Far^i3y median incar~~. The difference be~~veen the 8?ac c ar.~' N~span~c ma~+~an incorrps vras 5].,257, V~hile tf~e d~rference bet:rzen "oth~r ~ rac~s" and Spanish-A,~:er~cans ~as ~1,883. Considerzs~g that genaraZiy ~1acGcs and ~ispanics have larger famil~es than wlf~ites, the difference in the star.d~:~d ~ of ~i~ing between the white and "ather race" f amiiies, on one hand, a-~~+ the Black and [~~spanic fa,;,~1~es on the other, was even grgater than thp differ2r;.e in tk~e me~tiar. ~ncar~~e in~icates. ' ~ ' -105- Tfi3LE 42 19?0 ~~~.Ci•ni~ I~:C~J~~'s` F4R F;;~~tiILI~S r1~6D ~f~~~E~ATED IP:DI'JID'~;~LS CI7Y OF SRN ~A F'C,~ ICA h"JD SELrCTED ARE:~S U~r~Tate~ Cc~~^ur,i }~ Fd~i ~ i es ir~~i ~i Cual s Sdnta ~~on,Ca 510,7~3 ~4>2~1 Los A^yeTes County 10,972 3,8:7 Be~~2r~y Ni~7s ZQ,~34 5,OJ7 ~u1ver City 12,?$b 5,5~3 Lcs Arge~es 10,535 3,~95 Br~n±~„ood-Pacif~c Palisac~s 20,900 ~fA Pal~~;s-~iar V~Sta-Dei Rey 11,398 HA Venice 8,838 3,2~8 '~+es ~:.ood 13,280 hn bies± LA Cen~ury Ci ~y 12,870 tt;~ ~;A - ;vot Ava ~ 1 ab7 e So~rce: U.S. CenSUS af Po~ulatian ard Housir~g, I970; Pian~~rg Depart~e~t, C~ty af Los AngeTes. ' -107- TAB~~ c;:~ ' iHCC~;E IN 196~ Q~ fAt•tI~.IES $Y ~.P,~L A[JD ET4~t~IC GR~UP Percent or Other ~ Tota~ ~afii 1 i es 4~hi te BZ ac'~c _ Races t~i span} c TotaT Far:~~~ es 22,734 lOC.O 21,256 1,Q09 459 2,559 ' Incc~e ~.es5 thar: $ 2,QOQ 1,0~4 3.4 925 67 22 ~.ES 5 2,C~~0 to S 2,9y9 729 3.2 b17 lfl6 6 7I S 3,000 ta S 3,9~9 87~ 3.8 8?2 42 ~6 I30 ' 5 4,000 to S 4,9°9 1,0~9 4.5 971 61 17 129 5~,DDO to S 5,°99 1,Z22 5.4 1,099 106 I7 2~7 ~ 6,Q~•~ to $ 6,99G 1,355 6.0 1,251 87 27 22~ , S 7,~J~ to S 7,99~ ~,347 5.9 i,272 50 25 82 S 8,000 to 5 8,9°9 I,~40 6.3 I,323 87 3Q 233 $ 9,000 to S 9,999 1,305 5.8 1,169 95 41 207 S1L,O~D to ~14,999 5,773 25.4 5,3+8 242 183 ' 639 $~5,G"u0 to $24,999 4,800 2I.~ 4,67~ 59 67 36~ 525,Oa0 to ~49,999 1,557 b.9 13,805 7 $ 7I I 55~,OD0 an~ over 263 I.2 '~ie~iar. Inco? = 10,793 11,C~2 7,710 10,$50 8,~6' ~ h;ean Incc~e I2,7?_4 13,OG0 7,765 1Q,847 I0,314 5ource: U.S. ~e parL~nent of 4.a~or, Manpc~::er Ad~~nis{rat~o~. ~ ~ * * * TAS E * ~ * * * 44 L Il~C0~1~ I~V 1°~9 OF I3r;F~~ATr~ IP;D:~1?~UNLS $Y R~CF ' - ~ ANQ ETh:•.: C GR~~ P ~ercent af ~ Tota1 Unrelated Ind~v;~ua15 1~~hite BlaLk 4ther Races - Hisna^ic Tota~ Unrit. Indv. 21,577 ~00.0 ~.,619 697 261 1,2~1 In~om~ - ~es5 tran S 1,0a0 3,0°0 14.3 2,84I I97 42 309 S i,0~~~ ta S 1,999 2,627 12.2 2,5G9 70 48 150 ~ 2,'~~L to ~ 2,999 2,J38 12.7 2,626 lOZ 11 _ 125 ~ y 3,G~~ to $ 3,939 1,866 8.6 1,742 I03 21 125 5 4,ODD to S 4,~9° 1,824 8.~ 1,7~;7 57 20 112 ~, 5,000 to S 5,99~ 1,71Z 7.9 1,538 41 32 305 ~ 5,00~ tc S 5,999 1,473 6.$ 1,419 ~7 77 74 a 7,OD0 to $ 7,99~ 1,333 6.Z 1,266 22 45 43 ~ 5,00~ to ~ 8,999 1,a73 5.0 1,049 19 5 53 > 9,OOQ tc $ 9,999 762 3.5 757 0 5 35 ~ ;~O,oaa to $14s999 2,Ob8 9.6 1,017 31 20 56 515,000 ~n~ ever 1,022 4.l 1,0~5 9 5 8 '::ediGn In~o~;'_ 4,261 4,33~ 2,8Co 4,4'25 , 5o~rc2. fl.5. Depzr~r~~nt of Labor, Manpoarer Adr,~ini$4ration. ~,D84 i ~ -108- ' The di f~erences i n rredi an i rscome b2ttireen the "other races" ard ti~hi te, and Biack ard Nis~an~c unrela±p~ ~nd~vidua~s .r~re ever~ greater t~an ~ be ~:•reen the f~ni 7y ~ nccmes . In thz s i nstar~ce, the "ather race", ~ritn an ann~,~al ~ed;an incomE vf 54,~25, ~~as the highest Zr~coE~.e ~ gr~u~. Usir,g "other race" me~lar~ i~co^:e as a bench^ark, the redzzn incc^~e for whites YldS 98 percen~ af the "other raee" inceme, Black I 63 4 6 7 ~ s~c~me «as . ~erc?~~t, anu the l~isQa~ic ir~cc~,° csas per~enL. 9. Tne d~fference ~r, aro~nt 5etti~een the "other ra~~" ar~d Biacx me~iar in~~~e wds Si,'o?9. ~ Tabl e 46 shc:rs ~! ~e ~redi a~ i rc~~n~ fcr fami ~~ es 4nd unrel a ~~~ indi~:iduais ~y type of ~ncor~~ -- ~arnir~gs, sociai secur~~y, pu~l~c , ~ ass~ stance, o ~'~:er i r,cc~ ,e. The ] arg~st so~rce of i nceme for~ both f~~:i Z,~s ~r~d urrel ated i nd ~ v~ d~a' s t:ere earri ngs ,:r~ t~ "ot~:er z nco~;~" 5c~srces ~ be,ng secon~!, social sccurity th?rd, and pu4lic assistarce four~~ ard 7a~_. A~Nrext~arely 22.9 perc2n~ of the fa~~i~es ar~ 25.~ ~erc~n~ of trke ~nre ~ ate~ ~ r;: ~~~i dual s i n the ci t;~ racei v~d s~c~ a~ sec~ ri ty ~ ~aJ 2r~5. Tr2 prOr~r~70n of famiTies r°CEZV~n~ SDCia~ SeCUrltf ~R Sarta :"~n~ca ~.:as ~~^5id~ra5ly higher than ~t was f~r rros~ c~ t^e ~ co~~un ; t~ e s~ n the re~-~ en (7a~,3 e~7 ). ASO~t 6.1 Fercent of the fa~;.ilies in ~he city ar.d b.3 percCnt ' af the ~anre~ated individuaTs rpceived ~;.i~7ic assistan~e irco^~e. ihe arer~g~ p~blac assl5~ar,ce inccme received by fas~;lies was $l,lli ~er ~ ;~ar, for urrz~a}~~ in~:vi~U~ais ~he am~u^t t-~as $1,0^1 ~er y~ar. The p~Qportior~ of fa,~±7~ ~es receiv~nn public assistance ir~ Santa h-onica was le~.rer than t~~ rroportion in 1lenice ar~ the co~nty and city of ~.os ~ Anne7es, but it Vias IilgP~°1" than the proportion in oth~r area ccr^~unit~es. Tabie ~~ l~sts tf:z rredian ~r,co~~es ~or farr~lies and unre~ated ~ ir,~ivsd~sals ~n t4~e city by c~nsus tracts. Census Tracts 7~~Z.Cf, 7a13.~1 and 70I6.fl1, in trat order, trpr~ the ~hrze highest ra~r~;ing tracts for ~ ~nre3a~ed ~r~~ivi~ua~;. On th° ot~er hand, ~ra~ts 10i9, 70~3.02 and 7018.Q1, in that nrder, had the ~054e5t fd'~l~ly incc~es. For unrelated ir~~~viduaTs ~ the trzcts rri th tF~e ] o~rre5t ~ nca~:es ~rr2re 7020, 70I9 and 70~7.02. ~ract 7019 ~ade the bottom three in b~th cat2gcries. It shou~d be no~ed that Tracts 7~1$.O1 and 7018.C~ are ti~e cersus tracts ar~t~ tn2 ~arge5t ' cor.certrat;~~ o` r~inor~ties, par4ic:~larly Bla~ks. The d.ffer~n~2 bet:r~e*~ fG:~~ly ~r~cos~e ofi the te;~ census tract and ~ne 1o~~~est +ias $12,9i3, for ~ unre~a~ed ir~3~r~c~.:aTs the d~~f?rcncp ~ra; 51,85t. Fzgure ~~ sf~o~•~s rr?d;a:~ 1 fiGCi~ ? I7,~ ~E:15US YT'dC i.. ~ ' ~ ~ 1 , , , ' ' , ' ~ ~ ~ ~ ~ ~ ~ ' -109- Table 45 M~DIA~J Af`,~ h~Fa~ Fracar~4E II~ 1969 OF FAhiILIES A{`~D UrJP,ELA7F.D ira~:y1;...A~s c0~air;c~ Qther Tatal _Wh~tp Bldck _Races Kispar,ic "fo ~a l Farr.i ~~ es & Unr~~ a~ed Indzv~duals 14 yrs. & vv~r 44,311 4I,88~ 1,7C5 72J 3,774 P~ed~an Incor^e $7,219 ~7,293 $5,333 58,114 $6,671 N~ean Income 59,215 $9,35~ ~5,954 ~8,646 ~8,1i36 Saurce: ~1. S. ~epartme~t of ~.abor, Manpa~.,~er Ad:~i ni strati on. ** ***~* TABLF 4~ iYPE 0= I ~CC:+E I~! 1p69 Or ~r^-~i~iLI[S A~~~ UNRELATE~} IPYDIViD~itiLS l{nrel ated Fami~ies Ind~v ;d~ais Ty~:~ ot Incone~ Court Percent Cvunt Percent To~ai 22,73~ 51.3 21,577 48.7 !n'3th Earnings , 22,8~6 10~.5 14,8ti5 68.9 Nean Earn~ngs ~10,722 ~5,fl~7 l~lit~ Sceial Secur7ty 5,1~8 22.7 5,779 25.8 Meart Soc~al Sec:~rit, ~1,598 ~~.,Q9~ l~lith Public Ass~stance Incor~e 1,39~ 6.~ 1,355 6.3 hiea+~ Publ i c Assi s~ance Income $~. ,171 $1,041 4J;th Ot~er Ir~o-n~ 11,5~2 49.1 8,T03 40.3 ~;~ar, Other Incc~r~e $2,97b $2,459 * f~ urit r~ay be ta~ula~ed in m orp than one ca4egory Source: U.S. Oepartr~er,t of Labcr, M~npc;rer Administration ~ -234- M ile Hom P rk 1 su ~ ob e a C a res va~ile ~ome parks provzde re7at~vely low-cast housing oppcrtun~ties. ~ ~or example, a mediUm-51Z°d s~ace at a Toca1 paric cvrrently rents for abo~t 5130 per nontn. Ther~ are presently 286 ~ob~le hames in two parEcs ~n ~ tne c~ty. Dur~ng tne period 1975-I98~, se~eral mobile home parks c~osed, , with a resultant ~oss of 331 r~obile horres and ~he arvaab]e d3splacerent af 300 to 500 persons. Most of ~hese occupants were permanent res~~en~s d th t~ ll t Si t i k th ~ ar r~n ers. r~ce n~ng par e vacan~y ra e rema s is essen a y e t~ zer~, and no new parks have been created, most of these perso~s were ~roaably forced to Ieave the City. ~ ReSt Nome a-~d Nurs~ng hEome ~ecl ir~e The number of ~erson5 in rest homes and nur5ing ho~es has declined ~ from 2,380 in 1975 to 1,736 in }.98I, a drop of 644 persons. i~n~s decl~nz ~s not related to the r,eed for these t~pes of establ~she~ent~, but ratner ~ ~s d~e to severaT homes hav~r~G ceased the~r operations as state reguTa~~ons ,nave mac~e ~t d~fflcu~t '~o opera*e these homes at a profit even thoun,h mary receive 5ubsta~tia] state ~ayment5 for th2ir services. Most rursi:~g ana ' rest ha~nes are at caaacity and have wait~ng ~~sts. clin Rzc and ~~lte in ~ g r g y A usua~ly rel~ab~e trend for t!~e provis~on of a portion of low and snaderate income 4~ousing ~s t~e "fi3±ering down" process wh~ere~y farmer~y ~ ~igh income un~ts become low income un~ts as high ~ncO~P househo3ds reiocate. Th~s process is not occurring sufficiently in Santa Monica or the region to ~ aff-set tfi~e reduct~on ~n ~ow an~ moderate incrme units res~lting €rort otiier trends described in this subsection. This 7ack of f~lterir~g down is du~ ' in par~t ~a the h~gh iocatiana7 des~rability of Santa Manica,to increas~ng costs wnicn force househo~ds to reraining at their c~rrent ievel ofi housz^g ard ta 3ow regiona~ housiag product~on. ' Units ueld Cff The Market ~ it has beer~ spec;~~ated by same persans that s3gnificant n~mbers of rental ur~~ts are being neid off the market as Iand~~rds c1a~m they cannot ~a~ce a prof ~ t on al l ow~~ ex~ st~ ng rer~ts . Whi j e mast af th,ese u~ti ts resra ~ n ~ vacant, sor~e are put to cther uses. Tne practice of holding urits off th~ market reduces the supply of ho~5ing ard i~creases the demand for avai7able ~ urits. As a resu~`~, this trend may have an inf~ationary effnct on rent~l urt~ts exem~t fr~m ihe rent control 3aw. ~ ' ~ ~ ~ i ~ ' ' ' ~ ~ i ~ ~ ' ~ ~ ' 1 --~11- TABL~ ~~ 1970 "~~IA7, I1CC0'-E CF FAt:iLIES AND UNR~LAT~D I~DI'JI~I;ALS sY e~NSUS ~R:,cT Unrelated Census Tract Families Rark Irdi~iduals Raric 7012.flr S19,9Y3 1 $4,~22 21 7CI2.02 11,723 5 5,104 6 7[}13_p] 13,9~3 2 fi,368 1 7(}? 3.02 ],1,735 4 5,444 3 70i4 11,280 7 3,858 . ~~ 7015.01 11,123 9 4,542 ~0 7015 02 9,SI0 13 4,934 7 701o.0I _ i3,533 3 5~17= 5 701o'.D2 11,722 6 5,216 4 7C17 G1 10,~.79 11 4,90; 5 7fl17.02 8,871 14 2,90~ ~6 70i8,0~ - 8,772 16 3,929 I3 7C18.02 7,313 17 3,623 I5 ~c~~ ~,o~o is 2,~~a i~ 7~20 8,822 i5 2,492 I8 702: 9,563 12 4,600 9 7022 11,137 8 3,9b1 i2 7023 10,930 1D 5,565 ~ Soarce. U.S. Census o,` Populat~an and H~us~n~, 1970, City o~ Sarta E•ionica Planning Degartrnent, fi~ure AO ~ ,.~ . ~~.~~,~.~-~.. ~~,~~1~~~~ ~. . . _ .~ ~ p..~.,.._ ~ ~ ~ ~ ~ E ~ I ~ I 701 G•~ ~ 7~15•2 ~ ~ 1 . ~. ~.. ~ .w r rr en w.~ v.. ~ ~ ~ _ { 1 ~~FiTN $~¢tET ~~~~~~~~ ~1~~,722r$7at7~~' ~V1~~~ I ~OL~ , ,~ ~ ; ~ 8,72~ i ~ ~a, 93a ~ p ~$1a,179, ~ _ P _....., ~ i Q2ro SrpcCT I I ~ /-J~ ~ ~ ~ , ~~ ~ 70 ~ y+~ l~~ ~~V rl~ ~ ~ ~~ ~~ ~M~ ~ ~ i~Y ~~ YY~ 4~ i ~ ~ ^ w~ ~ ~~ ~ ~2o~M5is~.,~ ~ ! ~ Sr StueEr ~ +r +. ~, ~. ~~9,9~3 ~7Q12-2j ~ , j fi ~ ~ ~~~T~Z~.3 ~ ~ ~ 7~17 2 ~ t N ~ ~ 'i415-1 ! ?0~5-~~ i ~Ola-~ ~ 7022, ~ w~ ~r ~~ w ws~r s~~ti rr rr ~ o ~ iArw Sr4tFt , r ~ ~ ~ ' W i > ~ ; `~11,123 i~9,~10; ~~,~~1 ~Q ~7,313 f ~ )1.~3~ ! 0 F ~ 0 ~ S7o132~~ ~ ;a ~ ~ Q ~ i J 01 ~-/i 7(' 3 ~ .~ ~. ... ... ° = - E ~- _ _ _ ~ ,,,,. ... ~ ... ... _ ~ ..,. _ .~. .. 7 ~-~ ~~ 1~r L~a ~ LlHCOLM ~ 81.4~. r ~ ~1~,943 ~~ i ~d ~ 1 ~~ w e ~ `j ~ 1 ~ ~~H S~i'_ m ~ d 701~ ~~ 7039 ~ 0 7a2D [~ ?021 ~~ } a ! x . a ~~ ~11,2~~ i$ ~ ,~T, ~ ~'T,ooo ~Q ~8,822 ~a~9,5~3 ~~S s'~ ` g ~ t ~ ~ ~ ~~ ~~-_.~ ,,.~~~ i ti ~ ~ , ~ ~ ~ ~s4ti~: l~~c~--~ s~ ~~-~a ~n~-r~~ ~r r ~ ^~ r rr r ~ ' ___ -113- ~ POVE4TY ' So~r:e ~erson5 are poor because they are unable to particiaate in the ~abor force and ea rn an income, s~ch as the d isabled and the e7der3y. ~ A great many otl~er hil s work, but are sti~1 poor. t d rT i " Consequentiy, the~r t h di d dr2n are born e ~1 n o paverty an SJ a7T van ages sa t e as5ac~ated with a lorr-income life style. More than o~e-f;fth of ~ persorts lzving ir~ ~overty ir- Santa Nanica in 197~ were cF~~ldren ~nder 18 years old. ~ ~ar the wark~ng poor the prob7em is not just one af prov~d~ng jobs, b~t one of provid~ng secure jobs (e.g., ~ree fram cont~nuous ~ layoffs) at a standard o~ wage above th~ paverty ~evel. PubTic opinior, often focuses on the personal character~st~cs of ~ndividuaZs l~v~ng ~ ~n poverty. kiowever, th~ 5tructure o~ th~ e~orornic er~airon^°nt ca~ often be a major contributor to poverty. ~ Defin~±ion of Paverty The poaulat~on covered ~n the poverty statistics presented ~ri ~ this sectiar~ exciudes inmates of institutions, members of the Ar~~~ Forces ~iv~ng in barracks, co7leee stude~ts living ir~ d4r~i4ories, and , unre?ated ~ndividuaTs under I4 years oTd. 3he Bur2au of Cen~us deffnes poverty -in t~r*ns of inco~e. A , F~^:~~y ar indivi~~~,l is ~n poverty s~a~as ~~hen their i~corne is na~ suri~cient ta provide a nutrztiana7~y adequate food ~7an ("eco~c:~y" ~ plan}, which is designeu~ by the Departrrent af Agriculture for "e~ergency or te;~porary use wrhen funds are lo4ti~°. ~ TE~e irtdex pravi~es a range of poU~rty in~ome cutoffs adjusted by such factors as fam~ly 5ize, sex of famiZy head, number of chi7dren u~der 1$ years o7d, and farm and nonfarm residents. In 1959, the ~over~y ~ thresholds rarg~d from $1,487 far a femaie ur~reZated inLiv~d~a' b5 years old or over livir~g _ on a fartn, to 56,~34 far a nanfarm fam~ly ~ with a r~ale t~ead of househo~d witf~ seven ar more perso~s. Ti~e average poverty threShoZd for an urbar~ fami7y headed by a male was ~3,721. ~ Tab~e 4y gives a su-^~ary of the var~ous federal poverty lir~its by farrily ,ize. ~ ~ -1I4- ~ TABL~ 49 ~ FEDERAL FD'JERiY Li~%iT$ 3Y FAf:ILY SIZE, 1570 ~ "luss~~er of Perso~s Max :s~ u~ ~a~i'Iy ~ In Fa~7i7y Inc~~e 1 $1,834 2 ~,3~4 ~ 3 2,905 ~ 4 3,72I 5 ~,386 ~ ~ b 4,92I 7 6,034 , Se:~rce: L'.S. ~~partment of ~o~-~~rc?, Bureaca of Census ~ Ccrsurer Intcme, Gecer~:;~r 16, ~970. ~t a77c:rs for no dental care and ]~tt3e ~:edical care. It prcvide~ ~ f~~r ro r~c~~i~s, ~oc'~cs, ~~~t1e c1o~f~iro, and little r~~at. Hnwev~r, usi rg th~ s defi ni ti on , rra!ces i t sc~~:e;•,ha~ eas~ er ±~ r u-~dp rstar~ t~e existence of tf~e t•rorkirg poor. In 1969, workir.g a+ tre mir~~:~~ ;va ~~ t$1.6U pbr hour) for 4~ ho~rs a week ~For a year ~ ~no lrwcatifln) ~,~ould t~a~~ yie~ded 33,32~ -- a sum that wcul~ r~ot Qven buy ~are subs~stence for a nonfar,~ famlly of ~our. ~ Pa~erty ~n Santa ?~'onica - ~ ~able 5~] shc.rs ~n some detail ttre ex~ent of poverty in San~a h1~n~ca in 1°70. The tabZe includes charaeteri;tics co~~erni~g the tota~ ~ nu~~~be r af persor,s ~ i vi rFg i n poverty, fa~~,i 1 ~ es, 1~ vi rg i r~ poverty, perso~5 65 or ovEr liv~ng zn poverty, paY'S0t15 tander I8 artd 6 years of age l~ving ~n poverty, and p2rsons 65 years old and aver as head of ~ fam~ly, and unr2lated indz~~dua1; l~v~n~ in poverty. Th~ ~ata ~s given for tne to~al po~ulat~on as we7T as the majar racial ard ~ eth~ic grou~s. ~ ~ , ~ -115- Table 5~ S~LECTEt} CHhRAC~~RI57ICS Or P~ RS~~aS FA~~~LIES, ~P~D US~lr~~tA7 EJ ~ IiVDIVIDU~,tS 14 YEARS OL~ AP3D DVER B~LO~ THE P01lERTY LE'fE~ BY RRC~ Ara~ ETrif~iC G~O~~, 1°70 ~ Other Span~sh To~al ~thite 81ack Races Am~ricar~ ' TGiML ~EE?~C~^.5 BELC',r: a~y'ERiY LE1~'GL i0,41b 9,187 93$ 29? I,573 Percen~ of a7~ perso~s 11.8 I1.2 22.9 15.7 I4.b ~ Percent 65 years old and over 22.8 24.6 12.7 ~1.D 5.0 Percent re~ated childrer~ under 18 21.0 16.0 ~2.4 45.a 41.5 Percent reZated children under 6 7.5 6.5 15.2 13.1 lb.l ~ 7otal Less than 0.75 of povArty level 7,~61 5,671 654 236 1,i62 ~'atal Less than I.25 of poverty , ~ leveT 14,067 12,578 1,215 274 2,50;. TOTAL Fn;tILIES BELO:•~ POVER~Y LEV~~ I,6~2 ~.,429 183 ~0 277 ~ Percent of ali fam,lies 7.3 fi.7 18.1 $.7 10.8 hlean size of ta~~.l~y 3.1 3.0 3.7 5.1 4.2 ~ Fami7y Hea~ 65 y~ar-s old and over 377 34~6 31 0 28 Ma~e Family Nead 993 895 63 35 19~ W~th Relat2d children t~nd~r 18 40$ 342 37 29 ZI8 ~ Y,~th RElated thildren under 6 2$9 253 25 I1 104 ~erral~ Fam~7y Ne~d 659 534 120 5 $fi lS~ tf~ Rel ated c~~ 1 dren ur~d~r i8 53i 426 i0fl 5 77 ' With Re7ated ch~ldren ~r~d2r 6 223 151 67 5 29 h1e~n Tncom?, a~1 s~urces i,687 i,612 2,267 1,728 2,155 Yer ca~~ ~a inco^~e ' 544 537 612 339 513 ~ Per-cent with earnir,gs 61.3 61.5 50.3 IG~u".0 73.3 Mean earnir,~s 1,392 I,357 1,975 825 2,3C0 Percent with 5ocial Sec[~rity ' Ir~come 29.4 3~.0 23.0 0.0 I0.5 P~lean Soc~al Se~urity Incor=~e I,183 1,194 1,072 Q.~ 1,2I8 t Percent ti•~ith Pub~ic Ass~stance Income 10.6 17.8 43.7 15.0 23.8 h;~an Pub~ic Assistanee Income 1,355 1,143 2,Q35 1,250 ~,278 ' TQTAL 4f~:R~LA; ~D I';JI`JIDlfALS 5,274 ~,931 258 85 4I1 Per~ent of a~l unr2latQd indiv. 24.4 23.9 37.0 32.6 34.2 Percent b5 years o~d and over 32.5 33.6 24.0 0.0 5.8 ~ Mean income a~l sources 723 733 499 85Q 470 Percent with earn~ngs 35.6 35.4 30.2 b2.4 46.7 Percen~ with socia~ secur~ty inc. 3~.7 32.0 22.4 5.9 7.8 ~ Percent with public assistancp i nco~-e 7. 5 7. 6 $.5 0.0 1.7 1 Source: IJ.S. p~part~ent of Labor, Marpc :•rer Adrnlnistration; C~ty ef Sar,ta ~lonica Plann;ng ~e~artment. ' -116- ~ I~ 19?~, ap~roxz~ataZy I1.$ perce~t of t~e pea~le ~ivting in ~ Santa ~?anzca ha~ ircones ~elo:~ the poverty leve7, 43.8 o~rc°nt ~ of tl;zm ~vere e~ther o5 years old ar~d over or 18 years an~ ur~er. Qf t~e fami;;es living ~n the city. 7 3 had incor^e5 ~e~~4: ~rp pa~~er~y leve3, far unrplated ird~~3dua~5 the percentage tiras 24.4 percent. ~ Ap~'.^flXl~~~e~y ane thTrd of the `ar:t1ies and unre~ated 3r;d~+rid~.~als rnce~~~ed sacia~ security fncome, whi7e 10.7 percent of the fam~~ies ' and 7.5 percen ~ of tf~e ur:re~ ated ~ nd ~v~CUa~ s recaive~ p~~l ic as~i s Lan~e inc~r-e. The an^ua~ mean per cap~ta inccme for famili~s ard urreTated ~ ~nd~vza~sals rangzd betl,~een ~339 to 5~:,0. 4~ the pover~y fami~zes, 6Q.1 per~ent had ^;aTes as head o~ the . ' f~:n~~y, ti~~~1~e 39.9 ~erc?nt of tne fa~i~ies t~a~ feTale hea~s of ~a~i~~es. in tne case of 81ack fa~i7~~s, the ga~tzr~ ~ras rev~rsed, ne~r~y t.ric~ ~ as r~ar}~ fami'ies had female heads as ~a1e hpads. In Santa :~or~i;,~, poverty t.~as r~cre c?ose?y assoc~ate~ vli~.n B~ac~s ar~ "otheN races" t~an ~n t~ any oth2r gro~~. The perc2ntaye of ~ z~d,~r1~'uals below th° ~ov~rty level am~rc 3iacks was li2d~'fJ ~~,,ri~e as hlC~l d5 w!~'~T'.~j ~}'+2 Vik~L°S. ~t~"'.2T' Ce~~sus data S~1DL•1 ~~idt t~7~ r:~3r.~rity ' CG~Car?Zt5 pf ~~pU1d~'IO~I experier:eec~ 1o:ver ~-1CCm~' and eduC~t~~fl ~eV2~S tha,~ e~her ~~a:a7a~~on ~ro~ps. ~o this no.! is added a h~gher 1eve7 or ~~ver~y. ~ '~;h~le the l~m;~s sha~:n ~n Ta~le 4, are nct mearrt to b? ri:~:d7y int~rareted, t~ey are an ~ndica~or cf reiative ec~rc:nic de~r~vation and are ~sually ~ i nd~ cati ve of a dz sadvantaged 7~ fe styl? ~~n ; ch r~sul ts fr~ ~ 7 oyr ~:~corr~, not a desire ~o lead a Zife s~yie tivt~hout dz~,ni~.y artd dt.^,2rlties. , It s~auld be noted that many pecpl° ~jving below poverty ;eve1, such as a married co7lege student or an elderly cau~le livirg o~ accur:u7ated wfealth and who own their o~+rn home, are Qoor or~7y ~e definiti~n. ~ B~t the def~nit;on a~5o probably Ur~2r5tate5 the real dir~ans~ons of pover±y. , ~ It is of interest to note t~~at uh2r2d5 ainang t€~e whi~es, the greatest concertra~~on af paor ~eo~~e was a~er,a th~ el~erly; amang the minori~y ~ papu~ation it is among tne your~ a:~d r~:ddTe aged a~~lts. ~ ~ , ' -1~7- ' Table al l~sts t~~ percertage of famil7es beTow paverty levei in Santz ~onica, and eaunty and neighboring areas. Of the ten cammun~~jes ~ l~sted in the tab~e, anTy three ha~ a h~gher rate of poor fa~i~zes than Santa Monica. These Yrere Venice (13 percent), City af Los Ange~es {9,g perc~~t) , and the County of Los Angeles (8.2 percent). Brenttiraod-Pac~fic PaliSad~s, with 4.0 percent of fari~;es belo~~ the poverty level, had the lo~rest rate. ' Geoaraphlc D~str~butian of Poverty in Santa htonica Table ~2 shaws the 5eographic dis~ribution of the poor by ce~sus ~ tract. Of the i8 census tracts ~n the czty, 11 tracts had 10 percent or ~~ore o~ zts populatlon in the beto;v poverty categcry; 3 census tracts had 1G percent or more af ~ts f3milies ciassif~ed as paor, and all ~ensus ~ tracts had ~~re th~an 1Q percent o~ its ur~related ind~viduals c3assaf~ed as ~oor. The lo:4est concentration of th~ unrelated p~or in any ore census ~ tract was 1?.4 ~erce~t, w~ile 9 censu5 tracts had over 20 percent ar~ 2 cens~as tracts ha~ over 30 ~erCer,t of ~ts unre~ate~ irdi~l~dua?s ~ G~~55~f72d dS p00r. The census tr~cts ~rr~*h the highest concentration a~ fami>>es bele;r , the pcv2rty cate~ory wer2: Tract 7018.~2 (24.1 percert), Tract 7Q20 (~1.g p2rcer~t), Tract 7~18.01 (10.0 percEn~) an~ Tract 70I7.02 (9.4 percent). ~il four tracts had a Iarge concentratlon of minflrlt~es. ' 7fe census tracts with the highest percentage of unrelated individ~als . ~n p~vert~ category ~rerz. 7racts 7~20 ~42.6 percent), 70~7.02 (32.2 percent?, ~ ` 7G~2 (2~.3 percen~~ and 7u18.02 (27.7 percent~. tdzth the exception of Census Tract 7022, t~ese tracts a~so had the highest perczntage of poor fair,i3~es. ' Figures 41 and n2 d~splay the informat~on discu5sed ab~ve. ' ~ ' ~ ~ ~ ' ~ ~ ~ ~ ~ ~ ~ ~ ~ r ~ ~ ~ ~ ~ ~ ~ ~ ~ • FIGUftE 53 ~ ~I~h1aE~i flO~i1LE_~IOPS~S i3Y CrM1lSUS TRACt ,~' 0_R 12 - 7 5 11 ~1 b t3 -~3_1 IV IJ C1 N E_T C H R td~~~ ~•- r........~.~._._ti . . _ ._._ _ _._ _._.-.^_ ._.~ _ _..i ~,~.-. ~ + ~ . I ~ 7o~~.ai 7o1a.o2 7o~r.oi ~ 4 0 p ~. .._ _._ -~biX?Y~......~...».~.r».._ r, 4 ~ 4 n ~ .~ 1 ~~ ~ lzna sr. ~ ~ 70f2.01 _ ~ 1 t a ~ 7012.Q2 ~ a ~ atT ` 7o~5.a~ 7o s.oz 7 .az " 0 0 0 ~ . ~ ~ ~~ ~ S F ~ i ~ ~' ~; ~ 1 r e. ,~ ~.~ ~, ~, "` f' ~ f „ , ,~ . -~ ~ , . ~;. 1 j.. ~ ~ ~~ ~, ~ ; ; ~, ~, "t N ll 4 ~. ~ . ~ 7ot~.ot 7o».a2 i o 0 ~ th STyw iQg r ' 42 , 7D14 7019 ~ , n -67 ~ 1 ~ .~ SOURCES: Santa Aionica ~Ianning and [~uildin~ Departme~tsr, 7ova.ot 5D£i 244 -Z64 7D1f3.Qx 0 ~~1 ! ~ r ~oza ~ 0 j ~ 1 i ~ 1 ~ ' ~ 7o2z 0 r " ~,K~Y : 19 75 7020 ~ 7o2t r 19 t31 a, ~ ; ~ i N~~' i r R 1 ~ ph • i,~ ~ -~,J ~ W ~ ~ L -119- , TABL£ 52 ~ ~~,~ ~~pr_,a~p~IC ~ISR:BLTIQRY OF POVERTY I~ SA~EA BY C£N5U5 TRACT, A~JD PERCENT OF PERS~,tiS, MOyiC~ FAFIILIES ~P;D Ulr~~tATEti INDIVI"vEIALS Percent of ~ Percent [~f Persor.s Percent of Fam~lies ^ ~ ~Jnrelated Ind;vi~u~~s CenSUS Tra~} R~nk Percent R~nk Percent itank P,ercA~t ~ 70~2.G1 17 4.3 17 2.7 7 24.3 S 70I2.02 16 a.4 18 2.1 18 12.9 ~ 7013.G1 13 $.7 ~4 6.3 11 19.0 7Di3.02 10 10.0 ~2 6.0 ~6 I5.1 7a14 7 I1.7 16 4.3 9 ' 22.3 ~ 7~?~.Q1 11 9.9 7 7.8 13 17.8 , 7R15.02 10 ~D.a 6 $.1 4 I7 14 15.3 3 15 7010.01 15 b.3 15 4. . ~aio.~z s ia.4 ~ ~.s ~2 ~s.i ~ ~o~~.oi ~ 1Q.2 s ~.4 lc 1g.a . 7017_02 4 i5.7 4 9.4 2 32.2 , 70t~.a1 5 13.8 3 10.0 6 Z7.5 7018.02 1 2T.9 1 24.J. 5 27.7 r 70_9 3 _17.9 14 4.9 ~ 2~•~ 42 5 702J 2 2~.2 2 I1.9 ~ . 7G21 E 13.4 5 9.2 8 22•4 e 7022 1~ 8.2 13 5.0 3 29.3 7023 12 9.1 lI 6.1 15 1.6.2 ~ ' So~rC~:_ fJ.S. Census af Po P7ar~ning Departme ~ulation ar~~ nt. Hous~ng, 197Q. City of Santa R?anica ~ ~ ' ~ ~ Fi~ure 4l ~~..~~~~,~~.~.'~~wo ~ !~, ~•~` ,~ ~~,~~ ~a~~~;~~~~. ~ ~~ ~- . . .~ ~ ~ ~~, ~~~.~.L~.~,~~ Dry A~y f ~f'~~~~~ OI ~ g'~mczWa+tqO.as~ ~i~~~,f ~.~ ~~u• • ^~~ ~.~.~ ~ ~Al~S~I.~ .}~, ,' `',rr~~~ .1~ ~ R 4~Y~ n~~~~f1F~1~ 1{n ~ M~~~~~~1 , ~racT rA~~~i~,) ~ i 6 L e • ~~r• R N ~ '~~r^~ r , ~ ~ , ~ ' r ; ?O1G•i j j~~ii'~:~ f y : ~ ~ , ~ * .. ... ... .~ ~. .e .~.. ..o .o:. ~ r S b S ~ ~ + ' _ T~ .Q~~T ~ i~ ~ `~~ , r ~ ~ r~ ~ ~iiy' ' ~ ~t j , y y ~ ) ?, ! ~ 3 , ~ ; f ~ ~ : ~ ~`~' ~'~ ~~uOSIRCS7 ~ ~ C j~, ~ ~ 7o~2-j ~ ~ ~ ~ t~..~~~a~~ ~,. ~. ~ .~ ~ ~•~~~~. • .. iQOrNST~lii~ ! .. ,. ~ . ..., ~~n ~ .~~ :1~~ ~~ ~ ~ ~ • • ~'7a~2-2 E ~ , ,~ ~ i •+ .y ~ . ~ ~ .. r r ' ~ ! . y r ~ ~ l:al l.; I ~ t ~ a ~ e.Y~ tia~ ~ ~ ` ~~ e ~1+~1:i ~ 1 ~~+~~+ R ~ ~ ~ ~ 4~ IVP- ~t~ ~7~r n. ~ ~4 `~A • ~ L 5 M.9 7! ~1 ~.r ` ~ ~ i 4 ~ ~ i ` ~l , ~ ' ~ , ~ ~, ~ ~ ~ . r ~ # ~ f . . ~ ~ { ~ i ~ '~ ~ ~ ~ ~ ~ ~ ~~ ~ ~ ~ ~ , ~ , r ~ ~~fy~', :1 E : i l • ~ t; a . ! ~ '~~j 1 ~ - ~ t ~ : . „ ... ~ .,. .. .. i'~:~. . .. . ~ :: . ~ , ~ ~ I i ~ < < u1 ~ • L ~~ u • .. . ~ . . ~ ..,w bT..w- •w~l•.!sT .+s~r.7hi+ .t. ~ wrl• ^~ ~ ~~ ~, ~d , ~ . , ••., " ~ , ~ r ~w .44 4.~ Q ~ ~ , . ~ . ,'~ .ri7U Sr. ~ m ~ ' ~~ , ~ ~~ 7014 ~~ 7419 ~• ~,~.,.. > ~.` , ~ ~ ~ ~ ~ ~~ ; y~~~ ~~y ' }~ c~ '~~~ 2 ~ ~~ , ~~ i~ ~ ,;~ . , ~ ~ ~~-~ ~ ' ~1 9 C~ • ' . - ; ~~ `~1~ ..1.~........ ~ - ~ ~ I ,r~ `k ~ ~ . ~- L~ "i`J`... ~~'.--~~,.~_? ~„~'"+ ~^„'...r'''~..rW""' ~ '.~"~^""S I ~y ,i...y~~~ _ . SI'C~, , ~ ~ ~, ~ ~ i`}o~: l~C~r~ S~~~io~Pl~~~y ~ ~ Pr 4~~'`-~~_~, ~ c~'~~d ~ ~ N 0 ~ ~ 0-5~ Q ~`~~~ _~ ~~.~~ •r~ ~ ~~~ra r ~ r~^r ~ ~ ~ ~ ~ ~ r ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ Fi~~~re ~42 ~~•/~~V~~~llo~. lY''- ~~~~~~YY ~~V~4/ W~ ~V/ V ~j~lr ~T~~~~4~4~ ~~r ` ~ ` 'i ~ ~1•~y Ci Q~ w.Nct.r~,,, ~ ~Z~ ~~~r~~C.4. V ~' 1 ( P C R C E NT O~ ~ ~~~y~ - . -rrac-r i ~ ~ 1 ~ ~ ~ ~ UN ~r~~T~D I Ih1D11JIaUALS~ 7~1G-I ~70~G21 ~ ~ ~ ~ ~ I 1 ~ ~~~ ~,_ ~ ~.. ... ~. ~. ... _! ~ i ~ot7-~ E 7Q~ 3~~ ~ ?023 ~ ; I ~ I 1 . . t i ~ ~ r ~. ~. ~ ~ • • , ~ 22wo StPEiti ~ ~ r~a~ ~~~ ` '~+ ~ ww •w w w~ 1~.1~ ~ ~ ~M ^r. •Y ~w ti~w w ~~ ~~ ~~~ ~ ~ ~ a [ ~prp Srercr~ ~ ! ~'S ! ~w ~ ~ 70l 2•2 ~ ~ ~ ~ ~ ~ ,.. , f ~ ~ ~ ~ ~ ~ ~'~'~i i•`~ ~ 1 N ~ ~ ~ ~ ~ 70~5-1 ~ 7015-2~, ~ ~T~~4~~ 'y # i~ t'7 ~ w.uar a++e~ ~r-r rre~ W.b aE..r r~3v ~w w~ ~ Ihrw SrRrcr ~ ~ ~ ~ ~ ' W ~ Q ~ ~ } 1 0 r ~ it ~ ~' ~`* ! ; ^~~~~•2 `~ ~ 1 ~ ! • ~ ~ i • .y/ 1'r1 ' 1 O 1 ..~ ~ 1 ~ ~ ~ !M! IY- r~ rw M ~, ~ . . ~ ~ . ~ 4w ~ ~.~e .. . . ~ • ~.~• w.. . .. . ~ ~y. a ~. ~. i i ~ u ~ ^ ~ , ' i t~MCD4N' ( 1llV~ +~ ~ ~ ~C~~a~Rd ~ ~~ , i, ~ ~ a „ ~ ~'a d ~r.`3 ~ ~,~, ~ ~ ~~' ~~ 7 ~, ~a "~~~1~~ ~ << +0~;~ ~ ; r[~;~;f ~<<~ 7~'? ~ [~ ~-~ •30~ a . . ~ ~• , ~ ~` ~~ ~ : ~ ~`,~ ~'. ~2 2% ~~~`~ ~ I • ~ ~ ~ ~, ~ - ---- ' Q t~~ -_......_ < ~~ ~ ~ ---- -~--- - ~ I ~ . ` ._ ~-2. G ~ + ~~ t ~ 5o~irces: 1970 Census; Santa ~~lonica f~lannz~~g ~~~`~~ Ury~~artm~~nfi. ~~ ~122- ~ 19"15 IR5 D~ta ~ pt!;er ircoT~ inf~r,na~ion r~r San+:a :Ionica is ava3iable frc~ • su~~,aries oF ~~"!5 Ia~~~rna~ Rev~nu_ Se:•~.ice tax ret~rr~s. Accor~~ry to ~ tf~~s ~n{or;~a~ic~, ~Iz~ m_~iatti inc~:s~~ ~n 1~75 far a~l 5~~ta 1~~~n7ca t~aUSe- h~1~s ~ras S$,873, L,:~iZe for far~i~y ~:n~s~}~c~~s i~ was ~13,.~8~, an: -fo~~ 5irl7ia_~or5.^.:l ~3C°~S=~~O~t{3 i~ 11d5 y~~~ ~~7, ~~:~~Q ~~ 5~10;•f5 ~~~3"C~;kii.d,~~,?S ~ o~ 1r.ous~,.aZds zn varicus incci•e r_a~e~or•i~s for ~°7ry, . . ~ it should be nated that due to t~e factors discussed previ~a~5~y regard;r.g exe~T~;.t a~-d unra~orted ~ I1C0!^2 ~ i t see^s 1 i kely that the i nccme tax d~i,a ~ usders~stes act~al ~ncor:es ta a signif~car~t exter~t. S~~ce bet~~e2n Census yzars, CeJrty rredian incorre ~s esti~rz~ed by NI;D and is rel~tea ta t'~e Cpns~s ' dat~, rz~her tFan tax data, it ~s difflcult to prod;~ce r~ean~r,gfi?:i f~gur~s concerni ~g t~e r~.;r~her of very lc:;-, 1 ot•r-, and r~oderat~-~ nco~re ~;cus~~ol ds ~ n the C~ty frc~ the tax data. , ~ ' 19r'7 Tdx ~ctd ~ Tne r~ost rec2~t i nco.~,2 `] r~rpr~~~~ :~ o~ avai 3 ab i e E Ur Sa~t~ h~or ; ca are 1975 and ~977 r~d~ral Irico~F~ Tax statistics pr?;,~reu ~y Zi~ Cod° dY'Ed5 ' ar2 also dis~7ayed in Figure 43. ' by tFe S~a~e De~ar~rent a~ Flna~ce. Tabie 54 s~o:ti~s thesz f~5::r~s, k~hicn _ ' ' ~ ~ ~ ~ ~ ~ ~ ~ ~r ~ ~ r ~ r~ ~ ~ ~ ~ ~ ~r r~ r~^~ ~ T11G~~ 53 , . . PERC~K~lIGE OF ~~O~fS~KOLOS AGGftEGATEO UY IHCOr1~ I~1 1975 , n~,~. FAMILY ~ - SINGLE PERSOH IHCO~iC NOUSC}~OLQS . f{OUS~}~0[.DS , E~~OUS~HOLDS 197~ I975 ' 1975 ~0-1,999 1.Z,2 3.7 • 17~8 ?-3,999 12.3 . G.1 ~ . ~7.g ~-5,999 ~1.~ ' 8.$ 13.7 ta-7.999' ~O.t3 9.~ ' , ~,].2.0 . . ~ 3-9,999 9.a ~ 9.p 14.5 ~ + '_C,,, z ~ 999 g, ; 3.7 8. ~ ~ , , »~]4,9~39 , ~ 9.7 IQ.9 ~ 8.6 ~ ~ ' , 15-19,999 I0.3 1a.3 • 6.7 ~^' 20-24,999 G.0 10.0' . ' ~.4 ' 25-29,999 3.5 6.5 1.Q . 30-39,999 ~.5 ~ 6.S '~ ' ,.~ . 40~49,999 ~,3 2.5 . ,~ ~ .3 SQ,Q~O~ ~ ~ ].,~ . 3.5 , , . ~ .~ ' ~oo. o ' ~oa, a ~ xov. Q ~ , ~ . , . . .; . .. ~ . ~ . : Sources:~' Internal Revc~ue Service - I975 I~edera3 Inc~me Tax Ret~rn r~2e; 197~ San~a Atan~ca Income Tax ; , ' , ,• . ~nri Nausinc~ Repert; San~a Mnn~ca Plann~ng ~ey~~1^tm~n~, • , , ~ ~ ' , ~ i ~ ~ •' -124- ' i ~ ~~ 7~~E E 54 ' h~2di~;t Incor~ ror {l,~~ }:Oi]Snf~olds* ' ~ 3~76 7977 _ - zi '"~ 7' f j~ ~ ~U ~7 'f ' f t' ~l ~T ~ ~ ' ` ' ~ C~ ' p : 70 i~ ~ fl L Li u 1 u 11 s O ,_ . i~^Cs O ~o~'~ ~iouseho~d5 Inca,=.n ~?o~.~sefio~~s IneoT~ of I~;c~~ ~ 90~07 2,975 S 7,9a4 3,J1~ $ Si621 9.~~ ~ 9~4~2 ~,12b 18,fi52 ~,ZI~~ 2~,309 8,9; ~0~~3 '1~,41~i 71,Q2~T 11,$79 1~,673 5.9~ ~ 50~~4 8,~39 8,8aa 8,7fi9 . 9,~~~ 6.~ ~ _ 9u4~~ 7~,5b3 9,9~R~ 12,2r~0 ]0,~5~ 6.5~ ' 3 ~' 6 ~ ota~ ~ 39,7~~ ~IO.,r~7.i -1,072 ~~7,0~ .~n * ~fiC~ llu~5 ~^r'5~ f'n~r5°~'r3~ ~S 1'2~0:'~7IIiJ . ~` 's' ~,. ~.,.. ~ tax r~utrs ~~r~ ..R r:.~ ~ ~•o o o.._ ar t~.~s_ , fi.~e z~p ca~~s; aY~r•oxi;ra~~~~~ 5-- IOf Us~ DcSfi ~:';i~e . bo~ r,;;,~~~rs and so~e ~~c~s4: olds c~o r~o~ ~i ~e a~ax rC_urrr. S~Vii1r ~• ti7VC~~.~ Li~ji'~+i}r'A~l~ Q! ~~li[~1~~~~ •)~f~~.G ~i~1LIL~ r~:.~111r7~y ~~~+d.k'~T~;';i.. ~ AS SnCl~i1~'? U~ t~~~+~4~ ~J yt{i~ fiZy`~~St IiC~~CZi~ ~~CJ~'.~. j1:~.s ~~ ~~Q l.Q~~ •~ area 90~'~~2 an tl~e ~;~E•~'s~ st~~ o; il~~ Ci~y, and ~;~e lo,,~st ~r~ diaR ircor~ r,as f ~;and in Zi~ Co~'~ 3rea 9C~~~I, tr=: ~~~~+nt~~,rr~ are~. ~ - i 1 i . ~ 1 i __ 1 ^r ~ r rr ~ r ~ ~ r^~ ~ ~ ~ ~^~r ^~ r~^~ ~ r ~ r ~~ ~ ~ . I ~ • Ficj~lre 43 ~ t~l~r ri~utnr~ ~r~~nr~~ r~nrn ur rir~ ,r~i~~ ,-~., f~~ _.~..._,~ ~ _ _ . _ _ - - ...r ~ _._.~. ~ ~ ~ ~ ~ r ~ ~ :' , ~ ~ , ~ ~ i , ~._._....... _ r._ ~.~_...............~ ~I ~ ; , ~ ~ , ,~ ~ ~ i ~ ; ~, q 1 1 p $ 9,AG5 G- j ; ~ ' ~,' ~' ~ .,, , r ~ • ~ ~ ..._ , ~, r ~ s~ ;~ M i ~ ~ (^ N ~OAOZ ~' ~ElAQ3 ~; 90~(~74 ~ 9~4~?5 ~ u, ~ <~r t ~~ ti ~' ~ • ~ i . ~ . ~ n ~ 1D,464 ! ~ ~ 2Q , 309 ~'• $ 11 , G 73 ~ ~--~ ~ ~ r 1~~E~?r ~ Ci G~ ~ .c ~ ~, • H ' ` . 1 ' ~1 ' , ' . . J ' ~ . " ~ ~o~a~ ~ 1 ~ r . ' • ~ a,6~ ~ , ~ . i ; ' . ~~ --- ~ Shcl;tCES: Statc ~lr~partment of Finance, Sa~ta i4c~nica I'aanninc~ De~~artrnent ~ ~ i~ ~ -126- 1°90 Census I~come ~Jata Wh~lp i98b Cen~us Santa Monica ~n~~me data ~s not yet ava~~able, Cens;.i5 data fcr S~~S;~'S ,stat~dard MetropoiltaR 5~~t~st~cal AreaS) i5 av~tila~~e. SMSA'S are tiar~e ~etro~aiitan ar~as. ~os A~geles County is an SMSA, known as the Los :;nqeles-Lor~g ~each SMSA. B~~aw are various 1979 ir~come data fro~n ~he 193C Census for Los Ange~es County. Tab1e 55 ~.GS AhGE~cS COLJNTY iyCCME CHA€VGES 1970 1980 Census Census ~ ~ ~ ~ r Percznt C'r~a ~ye , Fer Capita Ir.come ~ 3,86~ 5$,310 ~~75°~ i•ied~an ~ousehaTd ir~come S 8,~62 ~17,826 +ili'~ ~ ~ean Nousei~old Incar~e ~1~,290 ~22,eG1 ~12~L0 Ne4~an Fam~iy ineo~e ~i~7,372 ~21,334 + 94~ ~ ~tilean Fam~ly Income ~L2,783 ~25,$55 +I02'~ Vedian UnreTa~~d Ind~v~d~a] Income 5 3,81i ~ a,3b4 ~~.19~ ~ ~1p~n Urrelated Iraividuai Income $ 5,257 i1,36~ *iio; , Sources: J.S. ~ensus c~ureau, Santa M~nica P~anning Re~artme~tt It is no.ed tnat Lhe !-!!.~'~-est~mated 198i Los Anqel~s C~unzy med~an fam~iy income on page i2g of t~e Tec~nicai Repori wcuTd appear to be a h~gh ~ ~s;.lm~te 1ri ~~ght of tnese fzgures. ~s~~g the S"c1,33~ me~ian fa€~~ly znceme ~~g~re, t~1e fGTiGw7n~ d~T1*tltlof~5 ~ of ~ncome categor~es and appreprza*e re~t at 2~~ af znc~me care ~e cevelaped. ?nco~e ~efin~t-~on Income L~r~~t f~~propr~ate Ren~ , '''dery Low-Incpme'' ~ 1J,6~7 $ 222 15~~ or ~ess of ined~an) "Low-income" S li,(3b7 3 356 ~ ~Up to 8Gn af ined~an) "Maderate-Incor~e" 5 25,601 ~, 533 SJP td 12~J~ of inediar~~ ~ "~1~ddle-Incccre" ~ 32,00: ~ 067 (;J~ ta 150 ~ medi an ~ , T~ese f~gi~res were deve~o~ed ~szr,g HUC ~~thadolaSy whlch as~umes the m2d?~n iam~]y Znco~'~~ 1s for a family of four, and income ieve] defin~t~ons of cotn Hll~ and the State of Cal~~or~za. ~ ~ ' i ' ~ ~ ~ ' i ~ ' , ' ~ I ~ ' ~ , Lo:•r- and ~~1Q~erate-Incorre --127- 5t3ndards caTTonly use~ ~n ]ocal~ State, and Fe~era~ housing ~rograms ~n de~2rmining e~ig7~ility by incc:rF° def~r~~ househo~d income in reiat~on to the Courty o S~ar~dard r~e~ropo?~tan Statzstical Area (ShSSn) med3z~ irco-~A, or the inceme 7eveT at ti,~ich half the pop°~lation ~s be7o~f~ and half is a5ove. Un~er t52se 5~d17ddrd5, "very 7o•~;r-inceme" is dpfined as incoTes rrlhici~ are at cr bz?o~-r 5~`a of the r~e~'~an incor~e, "la:~-~inccre" i~ defined as 51% to 8C;: of the med~an inco~e, and "m~~erate-income" is def~ned as 8?~ to 12~~ tc t!:e ~;,~~~an inco~r°. ho;as2ho~ds w~th inccmes be~o~.~r ~21~: have ~zen 5enera~iy assu:~~~ by th° var~ous gov~rr~mpnt agnr,c~2s to be ~tGS~ in r~eed of ~ousirg assistanLe. It is noted tf~at within a g~ven statistical area, ~re7~ oyer 5~'~ of a] ~ ho~:seho~ ~s wi 11 ~e inc i uCed ~ n ~he group belc:r ~2i`.a. I f a s~:b-area 5uch as a ci t~~ i; ~;.i~i n th~ Co;~nty ar S~~S;= has an income d~ s±ri b~.~ ~~ ~n s1r~. ? ar to t"z~ cr" the large~ area, wQl7 over 50", or its ho;~sAf~olcs will be inc~~~ed ~~Zt~~17r tn~ "ver~ ~o~.:-, 7o~f:- an~ mo~2r-a~Q-~r.co~~,G" cateyory. Ifl ZJ7~~ t ~° ~i2~12" ~OS r~'aCllj~i°S ~OL' itj( lrCCi:l? ~01" u~~! }1•~US°~iu1GS 4Ju5 $8,-~2. In Sar:.~ f"~n~~~a, t~° [redian ~rcc~;~G fcr a?1 househoZds was $7,219, cr o:~er 14;_ 1 o~•:2r t%:an ~he Co~ntJ . Si nc2 ava11 a~~ e Cer-sus ~aya prcvi des se~ara~e hc~,~se!~o?d ~nco~e da~a ~or f~r~~ ~ias ar~d ~r,related in~~vicual5, ~~esz ar2 prov~d2d scp~rat~?y ard t^~en adced The CounLy m~~iar irco~e in I~70 ti•.~as 5~,4"v2. Therefore, v?ry lo,•~-~nco.,e was ~G~' Dr Zes~ a~ ~hat figare, or a max~mum of ~4,23~ . tov;-ircome is define~ as ince~e; ~n ex4ess oF $~,231 ta SOe~ of the r~ed~an, or fro~ 54,232 to $5,77G . Mod~rate-inc~:-e is deftned as inco^~~s in excess of 56,77G to 120;: of t~re r~2dian, or ~6,771 to S10,i54. Ho~vzver, the Cens~s da~a catega~3e5 do not ~recz5ely ratch tf~pse inc4me fiaures. Th~2refore, th~ fol~~:r3nc figure; have been use~ to de;~ne the th3~2e ~ncom° cat?gories: - Very ~o.;: Less tFar~ ~3,994 ~this equais ~7~ of the rred~an) - Lo;~: ~ro:~ $4,000 to 55,997 ~this equals a range from 47" to 71;~ af th~ Coun4y ~!edian; - h~odera~e: Frc~ $b,OG'C ta ~4,999 ~th~s eq::als a ra~~e fr;;.~~ 71;~ to 118`:- of tr~ med~an. ) ' ____ ~ __ ---- - , -128- ~ i ?t i s no ~ed t~;at ~he neces sar~ ~se o,` tt~~ ~ meth~~o7 ogy ur,d?r5ta ~e5 tt~e a ctu al numbers of very lo:~ -, lo,~r- and r~oderate-tnco;r:e ~10l~5~h41G~5 in ~ Santa i~ior~ica in 1G70. Tab1e s5 prov~des ar~ analy5-is or ava ilable I9:0 ~rnsus data fc~r Sacta h;onic~ u~~rg tt~e dpr~n~tions for very lo~tr-, lotir- and €^QGF~'"3~~- inca~: ~ grovid~d above. ~ Tab~e 5b ~ 1 Very Lo~.~, Lov~, and ~~loderate Inc o~p Hc~seFolds, 1970 Fam~3ies Unr~la~?d ~ndiv~duals Tota7 ~ P~ur~Ser Fercer~~ P;~mber Percent tdu;~ber Perc ti'ery Lo~.•r 2,oI$ 11.5;. 14,311 47.$~ I2,,92~ 29,~ Lc~,~ 2,27? IO.G;. 3,535 16.~`~ S,Q~~~ 13.1;~ h'o~e~a ~e 5,457 2~.0~ 4,6~1 2i.5°: 10,Q~8 22.8~ TC~,;' 10,34~ 45.5~ 18,~87 85.7ro 28,~2~ 6~.I-~ ' ~~OT~: F~g~r~es sha::n :;r~~rsLate actua3 nu~b2rs bv an un'cno:;n a^~^~~n d~ ~ i y .~u ~ J~ c.0 the Tor,,1 Of C?n5~5 ddta. , The datz in sa~iA 55 ind;c?tps t~~t 2~,$28 househalds, or ~ s~,~.~of alt ho~.~=eF~~~s in trve Citf -in 1~70 :rere in ~':e very lo~rt-, lc~~rt- or ~:o~era4e-ircc~e categories. ~ Co~~~ete ~in~Lrs;~~~;~r is avai~a~ie fe-r ve:-y lot.-ir;,~re ~,o~seho7~s: thes~ ta`a~ed 12,g24 or 29.2~;. Latr-iricome ~ouseho;c~s ta~aTe~ 5,8~6 ar 13.Z~. ~o~e~~er, th~ very loti•a- and Toti•r-i~ceme ~1QU52~101Lf5 totaled 18,730, ' or ~2.3~ of a1 i the E i ty' s housz~~l ds ~ n 1970. Ma~era ~e-i n~c:n? data sr,otls t;~aL there wer-e ~0~098, or 22.8'~ moderate-income ~ r~c~zra~p ~nce~ a ho:;se"o7~s equaled 28.8~8, ar 6~.1". ~ ~ ' ho~seh~~ds -in the C3ty ~n 1970. Thvs, tota7 very Tow-, low- a~d ~ ~ ' ~ 1 ' ' ' ~ ' ~ ' 1 ' ' , ' , - , ' -124- Sec*ion 8 Pragram ~n~or~p Lir~its 7a~~e 57 shows income ]imits to quaZ~fy ~or the ~ede ra7 Sectior~ 8 hous~ng subs~dy prfl gram ~n Los An~eles County as of October ~9~1. TheSe 1 i;~i ts are s~~ at ar beZ o;r 5~~~ of tfne ~ounty me~~ an ~nco~~, whi~h zs of Ju7y 19$1 !i~'~ ~ndicat2s is $27,40{?. '~a~1e 57 Sectifln 8 Inccrre ~ir~its Fa~;l, Siza 1 2 3 4 5 6 7 8 incc,~~ $15,250 17,400 19,550 21,750 23,1Q0 24,45D 25,$5~ ~7,2C~ So~r-ces: hUD, Sart~ A'onica Planr~ing ~zpt. If the far:~ T i es in iab i e 5i~ pa~ d 2~% of ~h ~~ r i ncar~e for ren ~, the~ th4ir rronthiy rent pa~ments ~~~ould e~ual the leve's shativn in Table 5~ : Tab7e 5~ F;on~r~l~ 4ent at 25m oT 5ection 8 Irco~^es Fa~~-~;;~ Size 1 2 3 ~+ 5 6 7 8 P,en~ $318 ~362 54~~7 $~+52 $480 ~5,9 553~ $5~5 lJsing the metho~'~~o~ HL~] erplo;~ed to ahta~n the 25~' rerts for "lo;~-inco~e" (rouy~iy $~; of ined~ar) t~o;~s~ha~~s, Tab~e ~° dis~~ays th~cret~ca~ ar~pr~rriatp Znco;-~~ an~ rent ~ata for ver~ 3 a~•r (5~"' of ined ~ an o~ 7 ess } and rr,ou~r~ ~~ ( fr~~ 5?`~ to 12G;_ of rr.ed~sn} incor~p househ~7ds, it is n~te~ ~h~t ~U~ ~oes rot use the "rnaderate-inco~:~" de~zn~tion for ~ts Secticn 8 pro~r~m. It ~s a~so noted that ~1~D's Sec~ion S 1imi~s are s~ig'~t1y ~e~o~r SO`~ of the ~r~dian, Hc~~ever the calc~~a~~ons 3n Tabte 59 use methodclo,;~ -•rh~cf~ tak~s exaet~y 50~ or 12Q"- af tf~e me~ian and fr~~ ~hat po7t~t uses tf:e metho~oZog~ ~lJ~ e:T; loye~ to ~~ner~t~ its n~~;bers. -130- Table 5g Rent a5 ?5~~ of i~e~mfl fnr 1~ery ~.o:•~_a:~~ ~+~~°~~}° Inc~me 'Jery ! o~r-Incor~ Mon~hi; Fa^i ~ y 5i ze Ir.~ome Ren ~ C 25 ~ 1 $ 9,5G~ $ 1G9 2 ~ 10,96!~ $ 228 3 $ 12, 33~~ ~ 255 4 ~ 13,74~ ~ 285 5 ~ I4,549 ~ 303 6 $ 15,399 ~ 32Q 7 $ 15,2~° ~ 339 8 $ I7,139 ~ ?~7 E~OU'2t"Zte InCC'°? i"orztn~y ~~i~Oli~~ ~@fkt ~ ?~J ~ ~ 23,015 $ 479 ~ 25,3~a ~ ~~8 ~ 29,592 $ fi?b ~ 3~,88~ ~ 6~5 ~ 3~,918 $ 727 ~ 3b,957 ~ 7~9 ~ 39,~9~ $ 81: $ ~1,133 $ $5~ l~,o~e: LisAs $27,~L~ as ~.~diGn in~arre. Scurc~s: }?~~, Sa~~a 3'o~ica Plann~r.~ Ca~•?rt~en~. Tn¢ i98~ C~nsus :~,~~il ir~dicat~ ~~ }:~~J's med~a~~ zn~o~^, is ~n acc~rate estirate. ~ . -131- ~ ' hEC~S~'yG: INT~C;UCTIOt~ This sec:.~on inc7udes des~ript~ons of 5anta NOfi'1G3'5 housinc ' stc4~, ard exar~ines ~o~sir~ trerds. ' ' ~ ' , ' t ' 1 ~ 1 1 ' 1 ~ 1 ~ Vacanc,y Rate -165-- The ~acancy rate, or number o~ housing un~ts ava~lable fnr 5a7e or ' rent, is a good ~nd~cation o~ nousing de~an~ s~nce ~t usua~~y has a dsreci re1at3onship to the avai~abii~ty of t~ousing. For the last severa] years, ' Santa Mon~~a'S vacancy rate for a11 ty~e5 of unzts avai7able fqr rent Gr sa1e has been 7ow. The situation ~n other western Lcs Ange~es County , cor~r~~r~it~es ~s simi7ar. This 1ow vacancy rate is caused by a 3arge demand f ~ W ~d - f or 10U53nJ in eSts e corr~un new housir,g ~ties, combTned w~th a low rate a constructian. 7~e large demand for and shor~ s~pply af ~ous~~g ieads to ~ h~gher prices for a~l uncontro~led ~.y~es or' haus~ng units, makes poss1~12 rent increases for control]ed units, and makes f~nding a home tc purchase ~ or rent more difficult. The 198D Census shows ~nits vacant-for-sa3e ar~d vacant-far-rent. 1.4 percent of the Clty's units were vacant-for-saTe, and 1.7~ were vacar,t- ~ for-rent. F~gures 57 and 58 show the Census data ~y Tra~t. The number of units vacant-for-sa3e was hi~hest in the 5~ngie-#'amily ' areas os the C1ty and in areas wnere many new condominzums were recent~y developed. Very few vacant-for-sale un~ts ~uere ~re5en* in the centraZ ' cacridor of tf~e City. L~n~~s va~a~t-for-rent were relative~y Scarce, rons~der3ng the large ' number of rental units in Santa ~~lonica. In relat~ve term5, vacant-for- rent units were more plentifuT jn the "beach" Census Tracts t~en in other ~ areas of the C~ty. ~ ~ ' ~ ' ~ 1 , -133- ' TAP~E 61 YEAR 1970 HOUSIhG STO~K C~NS7RL`CT~~ ' Percent of ~ Year Existi~g Units 196~ - 1970 4.0 ' 1965 - 19fi8 9.7 1960 - 1964 14.4 1950 - 1959 25.G , 194Q - 1949 19.2 1939 or eariier 2?.7 ' SD~JRC~S: 1°70 Census, Santa ~lonica P1anT~ng Ce~art~rent. ~ 7he 1980 Census a7so fo~nd that 1.~~ of the CiLy's hous~ny un~ts la~ked ~.omp7ete piumb~ng for exclu5~ve use. ' In 197€, the Southern Ca~iforria Rssocia~ion of Goverr~men±'s es~~rr:a~ed tnat ~,51Q un~ts ~n Sar:ta Mor~ca n~eded 5ome rehab3litai~on. ~ HouS~ng.DeT~n~ r~ue to its iocation, ~ts size, and a n~mber of otf;er factor5, San~a ' Mor.~ca zs a h~g}^ly des3ra~ie c~ty in wn~cn to l~ve. Vacancy Rate ' The 1980 CEn5u5 found that 1.4`a Of the City'S uniLS w~r2 V3Car;t-fOr- saie anu 1.7~ were vacant-for-rent. ' C05t5 ' iab~e 62 s~ow~, the 1~78 m2d-~an re*~ts of controlled rental un~ts, unit size b y . , Tab1e b2 1978 C~tyw~~e Rents by Un~t Size ' SIN~i.c 3-B~RF; 2-B~R~ 3-iiDRi~ 4-$,~R~~I ~-3~Rir~ 5175 ~240 ~325 ~39~ 3375 ~.s°0 ' ~OllrcUES: Rent Controi Ad~inl5tratlon, ~anta N~oni~a Plar;n~ng Geaar~ment. ~ccor~~ng to infor~aCien ;rom ~hE fz~es oi the Los Ange7es County ' Assessor, the average sale pr~ce oz single family homes in 1930 was ~2C3,G00; the average eon~±om~n~um pr~ce was ~22,i0t}. ~ -~~_ _ ~ -134- HOUSI~~G Sl1P~LY ~ Th;s sect~an uescrib~s the t~~es, nu~:,bers, c~ndit~an, a~d ot~er , Ch~rdCteY'i5~`.~C:. of 5anta ~ton3ca's housing stoclc. k~;;;~b~r an~ ~y~e of Ur~i ts ~ Acc~rdSng to ~he PTann~n~ ~epart~^e~~ there a,~ere 46,I37 ha~~~ng ~nits in Santa ~t;,nica in A!~gust 198Io Table 63 sho~as break~o:lr~ ~ by un~t ty~e. * T~BLE 63 ~ T~UhtB~'R „i~D TY?~ OF NQUSItiG U~JITS I981 UE;; i 7YP~ ~I~'~Y';3ER PE~C~~`JT , S~n~le F'~~~,z'•y 7760 I6.8 Cordo~Tinium (ne~.~) 2037 4.4 ~ Dup12x 1508 3.3 ~r~~~ex 29~~ 4.3 ~ Fo~r~7ex 2i64 4.7 5 or r~ore uni t5 29,2$i 63.5 ~ ~~obi i ~ hor.;es 2$b Q.6 C~:'~rr~2rci a3 / Resid~ntial 1097 2.~+ t iotal 46,137 ~OO.J Estirz ~e. ~ Source: San~.a +~',on~ca Pl a~n~ng ~zpari,ment. As Tab1e 63 shot~~s, ov~r 82n af the ho~sing stock in 19~i ~ras ~ mu~ti-fa~~Ty ~hav~ng two or more un3ts in one structure). 15.8~~ of the hous~ng units wer e single--faml~y horres, and 0.6M 4:er-e ~obtle home~. A to~a~ of S3.5o of a71 housing unit5 r~aere those 3n b~ildines ' cantain~ng 5 or rror~ suC h ~n~ ts. 7able 53 shc::s t~at mare tha;~ 82h of th~ hausin~ s}ock zn t},e Cit,~ ' 'i5 multi-far~i7y unitso Because af c~eve~ope~e~t tr~n ds and pres~n~ zoning, tf~is pprczntagp can be expected to increasea ~ ' , ~ ' , -13~- ~ Over 6~~ of the ~ew housing unlts constructed frorr:1415 to 79$7 were CDnd4min~UR15. S~nce the hous~ng un~t change ~nformati~n ~ is based on Bu~7d~ng Department recor~s wh~ch do not dea] with conversions of ex~5t~ng structures into condo~ini~ms, there are ' more ~nits that are condomin~um5 at th~s t~me. 8ecause of tf~e na~ure of the conversion process, th3s ~nformat~on ~s d~f~F~cutt tn obta~~. ~ ~ 1 ~ ~ 1 . ~ ~ ~ ' ~ 1 , ' 1 -136- ~ !-;~us~n~ t~rl~$ by Census Tra~~ ~sg;~re 4a shcws the ~um~~r of housiRg ~nits by Census Tract as of ~ A~.,~ust 1~8x. F~~ur~ 45 sho~.s ho~s3nc units per acre by Cens~rs Tract. Census ~ract 7012.OI, predcm~nantly singte famtly, has the 1oti~res4 ~ cens,~y of 3.7 unit5 ~er acre. Census 7ract 70i"s,Q?, ccn±aining many sa~ id b~oc~cs of ~3 zaned 1and, h3s t!~e hig~est densi ~y , 26.7 uni Ls per acre. It is irr~ort~n~ to note that other 7a~d t~ses, such as ~ c:, ~T~rcia~, industrial and c3rculatien uses, vary from Cer~sus '~ract to Cer~s~s Trac~, and s~ Sni f~cantiy l nfl u?~ECa t1~e d~nsi ty fi gures. ~ l~ous~~~ L:~it C~ra*~c2 • , Tf~e C~ty is cor,stantly changin~. The sources of major chanees in th~ housir,g steck are dzr;~l;~~o~s an~ renova~s and neti,r c~nstr~sction. Table b4 she~;rs tt~e net ctrarae in housing un~ts frcr~ ~~an~~ary 1976 t~ ' R~~~st 1~~~, 7abi2 65 S~Gti•rs the sam~ data for ea4n year. During ti~i s peri c d there ~,~~s a greai ~'ea~ o` ci~3n~e. .v~i ~ e tnere 'r735 ar~ ~ ov~r~.Zt net ~ain ~r~ onty 153 ~a~tits, th2re :;~r~ many unlts de~;o~ishzd dnd Tc~y ne:r uni;.s b~i1t, ~ rigure ~( sno~vs everal7 ret ~;a~~~ ~n ~nits b,~l C2f?5L'S Ti"dCt. Cens~s Tract 7C2~ had t~~ ~dry~5i. Ret ga~~, d~;e rros~7y to the Oczan A~rk ' 2edeveTcp-~nt Projec~, Cers~:5 Tract 703.8.OI had the lar5est net Ioss (277 un~ts) due rrostly ta }~e tlos~re of rrobi7~ homp par~s. ~ het cha~g~ f~g~ar~; ta71 a^.1y ~art of the }~ousing story. T~ble 65 shc:~s c~em~1 ~=i~ns ar,~ r°~:uva7s from 1-76 to 8-8~. As can be seen fYo,;, th,e Ta51e , thare :,er~ Zars? n~.:-~;_rs af ~n1~s d~~ol~she~ or ~ re:~o~~pd dUring that ~eria~: a tat~T of 1543, with tF~e ~arSest 7oss~s (129=~) uni~s) occuring in 1°78 an~ 1979, the years of the two loca~ ~ re~t control ~7ectior~s. Lar~e n~:r~bers of units ~•~°re demolished » the months pr;o r to bcth 2lections. ' Contrasting rr~th the dem~lition dat~ is that provided in Table 67 , w~i ch sho;•~s neUt corstructior~ from January 1976 to August 1981. ~ip ' unti~ i978, apart~~nts canstitutFd the ma~or~ty Cf new u~~its. ~eginnir~g ~n i979, tf are V~as a dramatic shift to condo^~~niu~s, ~3ny af ti•;hi~h :•rere buzl~ on em~ty ia^~ created 5y ±he "d~T~1~t~cr~ d~rb;es" prpc~~,r,~ the , t~:o locai rzn± cvrtrol e1e[t~cr-s in ~97~ and 29;9. Overal7, con~c~in~uTs ~ ~ - -- ~ _~z$- i I The "fair ~harer' adjus`~mertts ~re d~terr.~ined by an a7locat~an methodology which assumes that a~~ corr.~nUni~ies with~n the SCAG urban ~ reg~on bear a proport~onate responsibi7ity for ho~s~ng t~e reg~on`s ~ow-and modera~e-inco~e ho~sehalds which ca~not obtain s~i~able ho~sing ~ for 25~ af the~r incor~e or ~ess. The "fa~r share" adjustment is eith~r pos~tive, negztive, ar zero, de~ending on the proport~an of ~ hausing assistance ne?ds ~n a glven ~o~-untty re~atiue to those in th~ region as a who~e. As af ]978, 5arta Monica's "fair share" d t i di t t~ h i ld f i f il ~ j~s a rren was zero, rs ca r~g t ty cou oc~s ts u attEn~ion e C on satisfy~ ng the i10U5~ t1~ C0~1C°rnS af i ts resi~ent popul at~on. SCAG `s modei w~ll be di5C~55ed further' in the fa1~o~~ng population a~td tncc~=,e ~ subsect~o~s. , It has been i~ 7 ustrated tf~at San ~a f~oni c~ ~ s p~rt of a r~gi ona~ housing market. The CitY's hoc~s~rg npeds are r~u~~ the sa~re as t~ose thrcughout the region: there is a grawzng shortage o~ artordanle ~ t~ausi ng ; 1 ow- , r~aderate-, and r~any mi ~dl e-i ncor~e househa~ ds have dtfT~cu~ty purchasZng ownership ~ous~ng; there is litt7e new ~ constructicn or ren~a7 units; there is ar6itrary discr3r~inat~on against m3ncriL~IpS~ families with chil~ren, and a~her groups; ard ~ there ar2 prob~ 2~s wi th hous~ ng r~aj r.t: rance and ertvi ranm~nta~ ~U~~ i ty. In attempt~ng ta meet the vari~d 1~ousing needs af Santa ~~onlca's ~ diverse po~ulation, tre problem is not s~mp~y one of pravid~rg a suFficierkt amo~nt of housing, but also ot ensuring an adeq~:ate variety i -~n order to meet changing needs and ~reference5. Because of ~arket and gavernrr~ntal constraints, the ty~es of ~n~ts constructed wil~ ~ probably ~antinue Ea on~y ~rrp~rfec~~y satis`y the mix of E~ousing de^~ar~~ed. hleEting San±a N!onica's housing needs wiii be mcre possib~e ~ if a partn~rshi~ between private and publ3c sectors in the ho~sing market can be ~~vel oped , l~~any of Santa trsani ca's devel fl~ers are res~dents wz~1~ a positZ~e concern far the City. This ~ocal resource ~ shoui~ be ~ro;r~ded zncert~ves to co~~~nue to invest here w~thin the con4ext af ineetin~ the rousirg ~ ee~s af a~1 ec~ro~~ic segments af t}-,e ~ po~u~atZOr~. r F~gurc q5 ffo~si~~c UnitS ~er Acre ~ Census Tract f3-Ql. i ~. ~-~ r...~_.._-..r-._._---a __ _._._... _., _._ _ _.__._.~_ -._ ..._! ~.~ ~' ~ 1 ~ ! ~a~s.ot 7o1a,a~ 7~r7o~ ~010.0~ 5•« 2 11. 0 lfl. ~ 5. 9 ~' _ ...'- "'lh~, ~;fi..... ~.........,._ ---- ` k' r ~ti ~ 1 1 Il ~ { 1 1 ]7nd 5T. ~ 7o12.at ~ 1 7pth ST. 4 ~~7 ~ ~ 7o~z.oz ~ 18.6 t 7015.di 7015.02 7017.Q2 7010.02 l~tn sr. ~ y 17.7 1207 << 9.8 5.b ` \ p~ p, •[ , ~ ~ e .~ ~, C li , tf , 7 ~[ C~ 1 4 ~~ ~~ . t~ ~ ~ '~ w l7 j ~ ~• 2b.7 ~ ( ~ ,, 4~ ~ ,r n „~ f•i .~ f~ J 0~ U ` 1 1 ~ n Z .e '~ u~ u ~ ~ . 7ots.at } 7o~a.o2 -w--~--- - 1 6.8 ~ ~Sth 57,_ ~ 1 701~1 7019 ; z~. r~ ~~. z i i . 702D 13.8 ., 1 1 ~ I ~a2~ ~ ~.1 ~ ! ! f l ! j r, I ! a »zx 7.5 ~ ., o, 3 ti ~ ~ ~'~ r 7021 j r 16.1 l i r r ~ w w i So~r~e: Santa hlonica ~lanning D~partmenta `~ ~ ~ ~ ~ ~^r ~ ~ r r ~ ~ ~ rw ~ ~ ^^~ ~r ~ , ' ' i ~ ' ~ ' ~ ' i ' ~ , ' 1 1 ~ ' Sing?e Fa~~ly Con ~'or~i n ~ u~ a~pler Tr7~lex Four~7eY ~ 0 C T10:"2 U''11 t 5 t•~c5; ]e Ho-~es Co~:~~er~ ~a~; Res~aent;3i TGTnL -1.39- TABLE 64 NouSing 'Jnit charg~ ~arU~rv 1976 - Au~u~t T9$I . 1/75 8l$1 I~et Charge 7910 77b~ -15 p $79 2037 ~1158 ~654 1508 -~4fi - 2172 20C~ -158 2324 2164 -16~ 29,324 29,28: -43 617 206 -331 11Q2 1097 -5 45,982 45,I37 +15~ So~rce: Sar~ta h;o:~ica P7a~n~ng Department, SZn;Za ~am~~y Cando~ini u~;~ ~~~lex Tri~]ex Fe~rn';ex 5 or mare units r'.o~, ~~ NoT~s ~0'"~~ °1"C1? i j nes~cer.tia] TOT~! -140- TABLE 55 *7e~ Fnance in ~~us~ng Units, January 197b - A~~ust 19$1 1976 1?77 1978 1479 1980 i481 TOTAL -I7 -35 -35 -3T -23 -3 -1~7 flo3 +86 ~1Q4 +161 +42-"~ ~220 ~1i58 -18 -14 -3Q -60 -20 -4 -1~6 -b -9 -36 -90 -18 -9 -16$ -8 -4 -48 - 96 -- -4 -~~~ T1=;7 ~2s1 -47 -374 +6 -fi -43 -2' -3 -172 -89 -~8 -7 -331 -- -2 -3 -- -- -- -5 +25~ +2~~? -267 -585 ~-3~ 1 +181 =i55 Source: Sar~ta hl~nica Planring D2partment ~ ~ ~ i ~ ~ -232-- As af 197D, a~.I~ of the City's households werE low- or rraderate- ~ inc~~e. 42.3~ w~re ~ow-i~1co«~e, and 27.3~ w~re madzrate-incame. ~See 8ack- gr~una DaEa 5ection). ~ SCaG esttmated 8,677 Tower incame house~olds needed assisiartce. Th~s estimate is based or~ SCAG`s concepL of "in2ffective ~ demand," the number ofi 'lower income n~useho~d5 whi~h Cannot afford market- rate hot~s~ng w~t~o~+t ~ayinq more than 25~ o~' tt~eir inGOme, TniS substant~al ~ port~on of Tow-~ncome residents r~eediny assistanc:e causes t~~e ar"foraab~l~ty prabiem to take on serious di»~en5ians. PJot only do these res~de~ts ftna t~emselves in a"rent squeeze", but those ren~ers ~es3rinq hame ownersnip ~ are inereasingTy unabi~ to affOrd 1t. Of these 8,677 househo7ds ne~ding assistance, 3,b97 were elderiy ar handicapped house~eTds, 4,537 were ~ s~a~~ far~~~y househvZds {4 or ]ess persans),and 443 were iarge fa~ily householas (5 4r marE persons}. 1,232 of ti~e to~a~ need~ng ass~stance ~ were minor~ty households~ whT~e 3,462 househo~ds were femaje-headed housenolas. It i5 c?e~r from these fig~res that eTaeriy and srrali fam~iy housenolds accou^t for mo~t of Sarita ~lonica's ~ower-~ncome househoTds in ~eac# of ~ ass~sta~nce, and that a s~zeab~e ~ar~ion of ~oth t~ese ~rLUPS are ~au5e~o,ds headed ~y rnma7es. ~ ~able l0a 01vER i Gh?~ EH DS ~ ~ • L NC H JS G~ I^t NEED OF ASSISTAyCE ~ ~j.~,,~rR h~~ z ~. Eiderly-~~sabied 3,697 4 37 ~ ,~ Sma71 Fa~~ly Large Fam~1y 443 TOTA~ 8,677 ~ P~UMBE~ (vu#. o~ ts,577) FemaZe-Headed ~4ouseh~Zds 3,462 ~ Minorit~es 1,232 TOTAL 4,694 ~ Sourc~s: 5authern Cali`ornia A~ssociat~on of GoverR~rents; ~ Sdntd MOr11Cd P~anning depar~ment. , ~ -1~2- TABLE 66 D~moTitions an~ R~~ova7s, Januar~ 1976-August 1981 S~n~7e-~afiily C~~~o-~i n~ u~~ fl~apZex ~ripiex Fc::r~lex 7 0:" fi1DY`2 U i l t; ~•iob i 1 ~ No^~es CO'~, ~~2t'C3'~~ ~ ~esidentia7 TO`~! 1976 1977 ~~78 1979 198~ ~98~ TQTAL 27 4Q 3J 56 28 6 1ga -- -- -- -_ __ ~ -- -- 20 i4 32 62 24 5 154 6 3.2 39 93 18 9 1.77 2~ 8 56 1~0 -- 4 I88 b 27 Il~ 380 -- 6 5y4 2 3 172 $9 58 7 33I -_ 2 3 -- __ __ 5 8~ 1G5 514 780 124 38 s.G~3 5curce: Sa^ta t-ionica Planriin~ Gepar~~:-pnt , , ~ ' 1 ~ ' 1 ~ ' , ~ ' ' ' ' ' ~ ' Sinole ~zm~ly Co^d~ ~~niu~ Ou~~ex Tri~~ex Fo~r~~ex 5 or m~re ~~it~ 'ic~- ie ,~fc-~es Co :.~~rc~ a ] / ~~'$1 :~?f;~ l a ! T~T"~L -1.43- TAB~£ 67 ~Je:~r Constr~c:~on ~lanua:-y i976 - ~lunus~ 1?SI 1376 I4i7 ;.:?;~ ?9'9 I~~O 1931 TOTRL t 1- C 5 2 i9 5 3~ ~ 4~ 163 30 10~ 16i 42~ 220 1158 2 ! -- f 2 2 -- 2 8 -- t 3 3 3 -- -~ g 12 4 8 4 -- -- 2 g 153 ~ 25~ 12~ 6 6 -- ~51 ~ -- ~ ~ I -.. __ __ -- -- -- 34~ 35~ 2~7 i95 ~s5 225 17~3 Source: SGr:a '•'~~r,ca ?Iarn~ng 72~art;rent ~ -14~- r~e;~e ~~~n of r,es~ uni ;s fro,~ I976 to i981, while s~ngle ~ar~zIy units i e~ua~e~ over z'~ oT ne.~ ur~its, an~ unzts in 5-or-:rore ur~i~ Su~~dzngs equaled vver 30,~ ~~ :~e.•r unit5, Fe~~r dup7exes, tr7pTexes, or fourp~exes, ~ arrd no mobz~e homes ~~r mixed ~se ~n~ts ~1ere added in the ~erio~ :n ques ~i on . ~ Fig~r~es 47 through 5~ shotir t~ous~ng ~nit char~ge by CenS~s Tract from I2-75 to 8-81 for each of the 8 unit types. This data sho+~rs: 2} a~oss ' ~n sinyle far~z~y i1R1t5 zn al~ o~~ ~ne C2t~51~5 tract ~7Q23); 2) a ga~n in co:~~a~minium uni~s in a31 but ore cens~s tract; 3} a loss of duplexes tr~ ' a71 but one cens~s tract; 4) ~~oss in triplexes in al~ b~at 4 cznsus tracts; 5) a~oss ir~ fourpiexes Tn 10 census tr3cts; b) m3xed ga;n~ and ~ ~p552S for 5-or-rrore unit bu~Td~n55: 7} 7ass of mo~ile homes in the on7y two census tr~cts ccntaining sa.,~:; and 8) a s^~a~l Tass af mixed ~5e ~nits. , ' ~ i 1 1 1 - 1 ~ 1 1 1 1 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ _~ ~ ~ ~ ~ ~ . ~ ~ F1GUf2E q7 N~i ilj~R S il~G~f ~'llf 1I LY 11P11 TS I3Y CEIl5U5 ~R11CT ~~ I-{)It 1?-15 l1~~U fi~t3l~lll~il ~lEf i.llll~i(~[:"w~-- - - --- ~`,. ..r...r^.__~ __ _~~~ _~n_._~_..~~_.w~~~~_.~ .~/ TOif3.01 TDi0.D2 70fT.01 715 13G 72 f•• f^s^ ~~. 71l 11J bl ~ ~ , -3 -i~ -1a ~ ~ o ,, F • ~ ~ ~ ?ZRd $T• ~ 7oix,rn 5~ ~ - j 1695 45 4 1G9~~ ~ 7412.02 ~ ~ -7 1 ~o5~.ot ~at~.oz 7atr.oz ~~th Er. ~ ,. 48 ~~ ~ sa ~ ~ ~ 37 F ~ 4~ 5l . ~ ~ ~ r 47 ~; -11 . + 41 ;; K u -13 ~, ~ -lb ~ ~ ~ ,t '~ t~ C~ v v a '~ ' } ~ 1 j~ 7( t S ' i 1' ' ~ .~ ci i U 7, J l Vi ~ TOr13.Q7 y013.02 ~ i 9as ~1 f y~~ ! h ST JJ ~ -5 ~ 7014 7019 72 61 -6 ~Il S~UR~E: Santa l9oniCa Planniny Departm~nt. xota.o~ 342 333 -9 76kh ST. 7D10.Q2 azr~ 113 -~5 ! ~~~- -~~y"~~.ti~y ~~~ ~~ ~~~ ~•.~.wti-~ 1 r i , r 7023 ~ 90G ~ 9 l ~ !~ *8 i i , j ~ ~ ~ ~t ST, f ~ . ~ ! ~ ~aa2 1768 1749 -~4 U a ~~ GN It~LV „4 rr,. 328 ~Z ~ ~ozo ~ ., ' m x J ~ Mi 4 ~G ~ 424 f 419 i ~ ~ ?021 + ~EY: 1915 ~ 1981 -5 } N {, i F~GI~t~E 4f3 tJUl1[iFR C0~ln(}Mlt~t~~l 11~~rTS l3v cFNSRJS TRIICI' , f()R 1~-75 ,1~~lU~f9-fll~hNll PJCT CIIlIP~(,f.'-'* r..........._.r.~.~._ ......_.._. .~._._.~.~.~.._...,.._.. _.___lf~,~'`'P~r•y. ~ 1 7016.ni ~11 f•-•--•- ~a~r,-~~-.~~~._._._ ~...~ 11G i g~ +75 t ~ ,, o .z f n• { 1 ~r~nn sr' i 70i2.01 1 14 8 i ~~~ ~ 5 ~ 15~ 7~i~.02 +~o 1 4 -- ] ~ t h 5'C. ~ . ~.~.... ~~a~ ..-- ~ ' . .~ ~ ~ota.oz Tot7o~ 113 2~ 173 <~~ ~•GO +6g 7ai~.os ~o~~.oz 70:7 0~ y • ~OG ~ 50 S' 214 ~, O • ~ ~j/~ (7 R Z L V f~ ~j *lO F~ ii ± ~~G ~ 0 :' ~~O ~ v } , 1 ~~ ~ ~: ~ 7rn~.o~ ~ ?Oi3.o2 - ~,~ -- 1 +172 152 ~ I ~~ 2~`i~ ~ 7~0~4 l ~~g ~ 1 95 ~ 0 152 ~ 0~ ; i~ F ti '~rJ~ o ~ 3. n ~ n ~ f~ `~ ~, ~ ~ a 3 +3 70l~J SOL~E~CF: 5~nta Pionica Planning Uen~-~rtn~cnt ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ 701i3.p~E U 15~ +15 21.t ~ 70th 6T. ~oia.oz a 32 *G`' O 4~ w ~~` w-~ '~~, ~~ ~+ ~ l 1 r ! ~ozs r 99 ~ 1~9~ l +3p ~ ; ~ ~ ~ ~. ~ 7az~ 0 71 ~7~ ~~ 1 0 75' 1 Z65 7020 ~, 702f , +37 a +I65 * Figures {~rPSe~ted arc ~-,. se~~r~e+~5t ~on ~-; ...~, _ . , KEY 1975 1.981 N~T t ~adr ~ ~ ~ ~ ~ ~ ~ ~ r^~ ~ rr ~ ~ ~ ~ ~ ~ r ~ ~ ~ rrcu~;E ~9 IaU~1l3CR DIIPLEX UNiTS f3Y CC~15~S TR1lCT FClR .~~ 12-15 lll~l) tS-t~1 RP~U h~k~l CIIIUI[;E " r.r._.r.r------~.._....._.._..., _._.._......_._...~_..__. ..~.J'`~~`''~~~~. ~ J 1 1 ~ 7016.Ot _~ 26 ~;._._ ~._ -~n~,-~~_.~.._.`_ _. l~i ~ ~~ -E3 k ~ ~ n ,, R IJ • ~t /~ IIn3 ST. S j 7o~z.rn ~o ~ 14~ ti 18 ± i~ 7otx.oa ~ a i 1~ _~ 701(3.02 TOi7.~t 12G 70 11~4'~ G2 -I?_ -ti ~oi~.o~ 92 t3~i _~ 1lae 1~r. 7lOth 5T. zai~.o~ 7oi~.oz ~ot7.oz 7otQ.ox ~-°-~- ' ~t' ~ GO 50 , 124 154 ! ' ~G ~1L n; 11? 140 ~ 3~ ~ ~6 ~ ` ~a ~ ~~ ~ -14 ~ " ~ -a U E~ -iz ~, -~~ ~~ rr U ~ ) '1 • :t : ~ 1 ' ~ ~ ,~ ti ~ °i F ,r ~ ~ ~i ~~ 1 ~~ '~ ~ ' ~ N ~ U , 70r13.01 7013,02 j _n _z 3a 3~ ~ _5th_Sr.,.~ ~ 1~ ~ 2U ~ 7p14 i o13 1 ~ -~2 w14 l " ' ~ 1 SOUnCE: S<~nta ~~1oniCa Plarning Department. ~.~„~,.. -...~, `~•~-~-. ~~.~ ~ f ~ r 70~3 j 8~t ~ ^~L~ i -12 ! ~ ~ ! r t 7vzz 1 - r ~ r l f ~ ~ z~z 224 ~ -s V ti 4 _ ~~ 6N tILVD. zz~ 2~1 G ' 702Q ~ ..z ., w ~ ti z~z 216" 7021 ..~ KEY: 1975 ~i~~i~ NET i N ~ ~ ~ • F1ru~e ~n ~lUf~1f4F~t TRIPLE;( UNTTS ~3Y Cr~15E15 TR11G~ FOft ~_~- 12~15 APJI) f?-Fi1 I1N[] Nl~f CII,~Il~Gk .._.r - - ~.~.~.._._ ~,..r.~._.r-. ~ oia.ot 7oia.oz 7otr.ot 9 l7G 135 6 10~3 1Z0 -3 -1~3 ~15 d GT. ' ~ 70i2.0i 63 . j ' 4 F3 ~ 9 7Qi2.02 ~ ~ -I5 ~ 0 7'0~5.09 7Qi5.0~ 7'Ui~:02 ~ sRr ~0~ ~~ , 111 1 ~ ~, 12 ' 33 5 ~0 ~~ ~ 5 7 ~ ~ q ~ r "~ Y- !~ ., -~36 "' .~ ~, -I2 " ( ~ ~ -2I CY •, 4 l1 ' r ~' Y 7 ],. ' s ~ ~ 5: i, -15 ~, y ~~ ,~ ~ ~~ e~ ~~ ~ ~ ~ ~~ ~ ` 70'S3.Qi 1 ' 70Z3,42 ~ '~'~'- ~'""'.... _________-_ 73 ~ IS { ~5 } ~~ST~, 2~ 6t~ ..3 7074 , TQt9 ~ ~ ~ ' -6 ,9 i .~ 5{~~lRCC: Santa p~on ~ca Plari r~in Uep~ ~ii~, ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ `~ _~. .,... ~. . _.,1 ~~,~'~' ~ 741U.Ot ' ?22 ~ ~ 225 +3 70th SI'. tlt ~'r. ~oy~.a2 264 25~3 -6 ; ~Q22 360 354 ~6 a Lil Bt~Yb. ~ f~6 1 t30 ' i~2~ ~ N -6 y ~ 0. 7~ K ~ ~J ~ ~ ~ ~ ..,`` '~~'r-...... ti~~4~ti~~ fI r ~ r ~~z3 ~ 159 ; 159 ~ 0 ~ r ! / ~ ' ! ~ ~ ~ 1 ~ 1 ~ 195 1~J ?'02# Q + KEY: 1975 i 1981 N~T ~ ~ ~ ^^~ ~ ~ ~ ~ r ^^~ ~ ~ ~ ~ ~ ~ ~ ~ a~ ~r ~ ~ . f ~ ~~ft~ 5, NUI~1f3ER ~CURPLEx llNtTS 4Y CEIVSUS TR1lC7 ~ ~~FUI2 12-75 {I~ll? t3-(3F ANl~ ~lE IT(;IIAP~G~ r. ~~.~.r~'~'~.~-..~.~~ ~r-...~.~~'~.~.~~.~.~. ._/ `•~`I •I• , ~•~ ~ ~~~rr+. ~~.~ fff ~ ~,~~ •~ ~ ~ ~ _ f 1 r 701G.~T 7Qf0.Q2 70i7.01 7D1Q.01 702~ ~ ~. .~_.- ~a~~t_ _._.__._._ ~ 6Q ]2~ 136 1.68 I16 ! ~ 36 137 12~ 172 11£ i 1 ~~ . 1 y ~ ~ -24 _t ~ +a -lz +n . ~ r ~ I ~~~ ~ 7~~~~~ i ~!s k ~r ~ xz ~a~ ' ~alh Sr. 1 • ~ ~2 7'012.02 ~ ° -~z , , 7o~s.ot rois.oz 7a17 02 7o~a.oz ~o~~ ~4t'' 6~r- -- ---- .. r~ ._ 232 1fi ~ 100 104 27& 1 ± ~, 196 p 7z ni ~~ 1~~ 1~~1 r \ ~ 4Q ~ ~ ~' I20 ~ ~', G, v ~ ~~ ~, ~ i, 2A ~ 104 ~ ~36 . _4 ~ _B ~ ~ ~ 0 , ~ FC 'S yy y - ~ ~ `" Yi 4 ~ , j ~ ~ l1 u ~ O N 6 ~ ~ y VI t+a r4vo 7013.Oi ~ 7013»02 -12 44 44 24p 224 ~ _sc+,_sr~ 40 2~ 24~ 224 ~ ~ ~ 7014 ~ ~ -4 -2p 1 ~ SOURCF; Santa Monica f'lanning DePartrnerit. 7~19 K~Y; 1975 1981 NET ~ ~ ~ ~ ~ i'IGUf~E ~z NUhIE3FR EINITS IN FIUl:--(]I;-P10RL U~lI~ f3U~LDINGS ~ [=0T~12-1~ /l'~ll~~l3-t~1 11T~U-TVLI".C~1111VGf_w---~~--- /~ \,-,. ~' F.•__•~~-----Z.,,,,_.r._......--...._..~._........_............_.... _.....! ~ ! ~ 7Q9(i.04 701(3.02 ~OiT.O@ ~._._ _.- ~a~h ~}~._._._...Y.~._~ 546 122G ~ 5L0 11~3~ y ~~ I s ~ ,R -26 -42 1 ~~ ' ~ 2~nJ ET. ~ 4 7a~2.m 1470 i ~ i~ i ~~ -..~~.....~ r ~ 1 1~~ ~ 70i2.Q2 ~ ~ 1213 12L2 +9 7D1D.4i . 135~ 1335 ~22 ~ ~v~,~ sr. y, -••" ~~ ~.~,~~~~ '~` `'•~-..... ~~~~ 1 1 : 1 7Q23 , i2;39 1 115~3 ~ t l -$1 f . J j1 f ~~ ST. ~ 1 ti ~ u~ 0 i 4 -54 7~t5.01 70ia.OZ 701T.02 7Qiq.02 702~ ~,"' 1~"~`k `'` s'~,"'~. _ ~...""~ 2249 1~700 ~ 1J,15 9?.4 1354 ~ l ' 2234 .` - ~ 17D4 M 11?7 97Fi 1407 ~ F .~ ~ 2703 ~~ -~a °;~ ,~ ~, ~4 ~ ~; +1~ ~ +5~ Q +53 '~ = 26G7:~ ; ~~ '~ ~ ~ ' ~' y n~ 'a r ~, o 0 ti 1 ~~ ~ 4r y~ ( Q ~ ' ~ ~ , Y'~"~'~ ~1eVnn ~ ~ 7t713.0 7D13.02 21II3 ! -36 3913 1507 22G9 2210 115~ f ~&r 39,3$ }.~4~~2~ 2L7~4 23.i4 ~ ^ z~ , ~ ! 707~ 7Q19 ' e p~O a ?0~^.1 J ' ~-25 -?_5 •F5 1 *12~ , , ~ ~ ~ ~ n r ~ ~ ~,~. ^"' ^ ~i ~ ~ Srni~r~; C~nta t~nn~C~ Pl~nn inn ~~ a rtment. ~r ^~ ~ ~ r ~ ~ r ~ i . ~r ~ ~ ~^r ~ KEY: 1975 ~ 9~31 F1~ f ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ r ~ ~ ~ ~ ~ ~ ~ ~ ~ • FIGUftE 53 ~ ~I~h1aE~i flO~i1LE_~IOPS~S i3Y CrM1lSUS TRACt ,~' 0_R 12 - 7 5 11 ~1 b t3 -~3_1 IV IJ C1 N E_T C H R td~~~ ~•- r........~.~._._ti . . _ ._._ _ _._ _._.-.^_ ._.~ _ _..i ~,~.-. ~ + ~ . I ~ 7o~~.ai 7o1a.o2 7o~r.oi ~ 4 0 p ~. .._ _._ -~biX?Y~......~...».~.r».._ r, 4 ~ 4 n ~ .~ 1 ~~ ~ lzna sr. ~ ~ 70f2.01 _ ~ 1 t a ~ 7012.Q2 ~ a ~ atT ` 7o~5.a~ 7o s.oz 7 .az " 0 0 0 ~ . ~ ~ ~~ ~ S F ~ i ~ ~' ~; ~ 1 r e. ,~ ~.~ ~, ~, "` f' ~ f „ , ,~ . -~ ~ , . ~;. 1 j.. ~ ~ ~~ ~, ~ ; ; ~, ~, "t N ll 4 ~. ~ . ~ 7ot~.ot 7o».a2 i o 0 ~ th STyw iQg r ' 42 , 7D14 7019 ~ , n -67 ~ 1 ~ .~ SOURCES: Santa Aionica ~Ianning and [~uildin~ Departme~tsr, 7ova.ot 5D£i 244 -Z64 7D1f3.Qx 0 ~~1 ! ~ r ~oza ~ 0 j ~ 1 i ~ 1 ~ ' ~ 7o2z 0 r " ~,K~Y : 19 75 7020 ~ 7o2t r 19 t31 a, ~ ; ~ i N~~' i r R 1 ~ ph • i,~ ~ -~,J ~ W ~ ~ FIGUltE 54 N~r1~~R N1IX~t~ USE ~1Ni7S l3Y `~~'OR 12-75 IIND ~~tjl /IhJf~ r _._..~...~-• -~. __ _..__ _.., _._ _ _ . _.._ ~ ~ i 7016.01 _ _~_ 7 6 * _ -- _' _ -~ r ~h ~T_, _.~__ .~. 7 6 ~ i r,~ ~ r 0 ~ ~, .~ ~, ,. L ~ ~ ~: a ~ 1 - ~ 701?.01 1 4 5 ~' ti y ti 7o sz.v2 ~ ~ O ~~J.~i l llth 5?. i. 1 . ~ ~; r~ 18 ',` 2 ~3 ;,' ~ ; ~B t~ L8 ~, , ° ~ ~ O Y" 4 i v~ ', f y i ,~ 7Q13.Q1 70i3.02 ~ 12 i 12 f , sah-ST~-- ~ ~ ~~~ l Q 1 ~ l •~ . 70i~.02 701T.01 65 2#3 6 5 Z~~ a -3 rai~.az 7oizaz ~' : ~ Z 7 t 3 3 .. 2 7 ;~ 3 3 '; ~~ f u i ~ ~ Q [ ~~ ~ ~ots 271 269 ~Z SOUitCES: Santa ~~onica Pianriing and ~ ~ r _ ~ =ui1=c~ Ut~art~ts'~ CENSUS TRACT NE1 CfI11NC;C~ --------- ~` .~ _ _ _ _ .`1 .~,~ •. ~ 70~~.D1 2a~ 206 0 i!, c ~otn sr. 7D1Ei.0~ 27 ~ 1~7 N~ ~ i: ~ ~,~ ~~~ _~.~ / f , r 7023 ~ 6~ l ~~ ~ r i o i i ~ ~ r, ~ r 7022 34 34 ~ 1I ! ~ I i 1 r ~ H ln N i 1 r .7o2a ~ 7azt 1 59 ~'' 243 ~ KEY: 1975 59 ~ 143 r 19~31 n ~ '. ° ~; ° ~ N~r V ~~ ~^^r ~^~r ~w ^^~ ~r ~ ~ ~r ~ ' ' , , ' ' ' ~ ~ ' -153- Condom7 n i ue~s 7he cond~;~~niUm pheno~,.enon is relatively ne4r to Santa h:onica. C~ndominiur~s were f~rs~ 6ui7t in the City in the eariy 1970's. SincA then, the number of Condo~n~nzu~ pro~ects has stea~i~y ;ncreased. Chang~s -in the residentia7 rea7 estate rrarket have spu~re~ a shift fram apart~ent5 to condom~niurr.s. Recent~y, most ne+~r mult~-famil,y CO*lStY'L'Ct10."l has been in con~orr4~n~ums beca~se af the signif~cantly higher profzts as cor~ared to aparta:ents. ~e~~er rr,~in~enance worr7es and re~at~ve~y loti~rer cos~s tna~ s~ng~e fam>>y hn~es cpntinue to attract bu;~ers. Condamin~ums: Buildinc~ R~cords According to ~nforna~ion from the B~ilding aepartment ~Jccupancy Per,}~ts, as of August 798~, ther~ were appraximatel;~ 2,03? cordoR~~nium Un~tS in the City. Th~s in`orr,~3tion is not con~lete howeve*-. City P~anr,~^c,~ and C~unty Assesscr ua~a A rr~ore cor~~~ete piczure of con~or^~n~ums in Santa fSonica car. be o~•tained by analysFs of d~ta from City tehtative ana final subuivision ~ra~ approvals for cer~dos~,Fni~:ms {whfcn irclu~es botn re~r~ and ccnverte~ GGrLGffl~ f11 ll~?15 ) and f r~+Tl Ca~n ~y Assessor $17 ES . CDfI~C"1 ~ 111 L;TS 3t"E ~ ~b,]?Gi. to State su5d~vis3o~ Zarr. In general, Dr"70r ta the corstruct7on and sale of neti: car~c,;:ini~^: ' Ur~ts a~d the COnv2rSion cn~ sale of ex~sting apar~ment un~ts, a tertative su5d:~~sion map must be approved by the P~anning Ca~:~Esszon, a finaZ ~ mvp approved by the City Council, and a new lega7 tract and parcei m~st ~e r~ccrded by the County. ' ~ ' i ' The subdivis~on pro~ess requires a variety of City ap~rova7s and S~ate and Eo~n~y rev~ew and recordat~or, in ad~ition to separate re~Lirem~nts for ~roj~ct desig;;, financ~rg, CbrStruCtion, ar,d ir t~e case of COfiV2}"510,^,S, T'@^~DVd~ P~T7~llt5. ' The pracess can take years to complete so there is afte~ a 1ag be~ween ir,it~al apprava~s and final sa7es when perz~i~.s exp-ire or are ~~n~~~, ar ~r~jec~s are aban~cr,~~ for a variety of reasvns. , ~ -154- 68 i 7 Ci , Tab~e l ustrat2s tne con~o~ini~m a ct~vi~y in the ty at t~e di`ferent leve7s o~ apprava~ and reccrdin~. C~ty P3anning ~~~art~ent fi ie ~~ta are used for ~ent~tzv2 ma~ ftg~res, City Clerk fo r f~r,a? T,ap ~ C1iJ:~~L2+^S, and th° ~OS Rngeles Ccur~ty AsseSSar files TO!" data Fertain~n~ tc r2cord~d trac~s and sotd units. The ~i~y data 9s cUrren t through ~ ~981, the C~u~ty data is based on tt~e August 198T Rssessor fiie. It is noted that for varicus reasons, there may be a sign~fica~± "lag ti~~" in t~~ place~;en~ af data Tn t~e Assessor's f~ le. ' Tab~e 68 sFrows tha~ o€ the 3,549 units that had ~entativz map ~ ap~rova~s to be bui~t or canverted, a~~vt 8~a or tl~ese 9~a~te receiv2d final maps. Cf the projects receiv~rg f1na1 maps, 73~ ~rere rec•~r~ed ~y ~ the Coun~y. Of tF~~ recorded maps, 77~ were ZiSted as subdiv~d~d, ~siti~ at least one unz ~ so~d ir~ the pr~~ect. Of these, ~,9C7 u:~its, or 833, are s~^~c~~rn as sold. The re~ain~r~ 12'~ ~258 uni ~s) are ~r~su~~bi~,r rot ~ sold and are r2tGlr~d by the develop2r or s~~Civlc~~r. The 7,~G7 tota7 sal d uni ts e~~al ed 3; `, of ~ha 6,l 17 ~.,ni ts arY~i ch r~cz~ ved tertati 5rc ' ap~rovals. ~ For ne~:r co~~~-~,~i~.~:s, sc7d units e ua~ed 38`; of thz 3,~89 9 tentativeiy a~;~~~~v~~ ur.~ts. ~o-r conv2rs~ors, so~d un:~s eq~aled 22~ cf the 2,522 uni ts :~,'R ; c~ rece~ ved ten ~a z1 ve a~pr~~ral s. It -i s agai n no ~ed ' that part of the ex;~7aration for the lofr num~er of unzts at the latt~r stag~s of tne proce~s ~s t^e de;ay i:~ tne Assessor p3ac~rg zrfo;,~~tior~ , in the available d~~a fz~es, ~~,2 exptiration ofi permits and abanL~rR~nt vf projects. ~ AnaTysis o` Co~do:~ir~ium Occup?ncy Charac*er~stics ~ One of 'the questSons frp.~~er~tly ra~sed abo~t con~o^~iniu,,,~ COnC~rnS the nu~ber of units thzt are o:•:n~r-occu?ipd ver5us those ~vhich are ren~°d. Def~nitiv~ infa~at~on on tFris qU?st~an is d~ffi~11 ~ ta ob±az~; ho::ever ! an33ys~s of tf~e Courty Assessor fi7e prov~~es so~~,e reasonable estir~tes af a;m er ver~u~ ren4er-occu~~ed condom~nium~. In ~his analys~s, ~ co~do,,,~ni~~:s t~rr~~ch ~rere so3d ~a tova~ cf 7,4D7 units, accerd,r5 to tf~e A~gust 1987 ~~ie) ;ti~ere co~nted as av:ner-occ~pZed ~f a ho~i~~•:ner's exemYt~Vn ' i I ~ -155- ' TabEe E$ , dc i Co A d n min ums pprove , Recorded, Su~divided, and , Sald 1972-7981* ' ~re~•r Canversion Total Projects ~nits Projec~s Uni~s Projects Un~~~ ' Tentat~ve Na~ 327 35$9 195 2522 522 617~ ' Fin?1 i~a~ 27~ 2909 121 7484 392 4."s~~ ' ~ecordec~ by 205 2120 ~5 690 267 2810 Co-Assessor ' R ~ d i37 1 2 1 eccr e as 5 9 48 b36 85 2165 SuLdiv~ded ' 5a1~ NA ~350 NA 557 Nr 19C~1 ' rdo ~ Sol d hA ]79 1VA 79 h~, 258 , * T ~~ ~ ~ ` d I r ~ en~at ti~~ an ~r,:. ~ a~ ata cu rent to D~ce~^ber ~9~1; oth~r tai~ da~w o e~ frGr ALf~jUSt ~~BZ ASSeS5~1''S fl~Q. ' Sources: Sar ta t^onzca Planning Cepartn~n~; ' ~os Angeles Cour~ty Assessar. ' ' ' ' ' -3~56- was listed, or if the site audress and ma7~ing address for the urit were i~~n~ica7. Re^~ajr~ng ~ni~s r~ere assUr~ed to ~e rct a~:^er-occu~.~d, ar~~ may e~th~r be rent~C, or vacant. 7abTA 69 sh~~.,rs this data for ~ot~ r.e,1 ard convert~d c;,n~~m~ Ri ~~^s . Tab~e ~g Ccndemini~~5: O:rrer Vers~s tdot ~~.Y°_r-^ucc~pied~ ,te~f Elni`s Ccrvers~cn ~ni~s So;d i35p 557 O:a^er C~cupi ed 1050 430 iiC~ ~''.~~1cC' ~CCU~,1~~ ~gQ ~27 * 3d52~ on Auyust ;~~~ A552550f F~le. So;~r~~s: Santa ~'cnica Ala~nin~ Depar~m~nt; Los l~ng~l2s County Fissessor. i~v: ~~90 4~ 7 As the Tabl e shc{.s, 78 ~(1 ,490} of the uni ts appear t~ be a,~~~~r- oc~u~ied, ;•;~th 22`~ r~ot oarrer-occup~ed. For ne~r cordoniniu~s, 79`, ar~ OYi~1~Y' oec~aaied, and for cor,versions 77~ are o~rmer-occu~~~d. Th~s data sho;ls that whi ie o~rer th~ree-quarters of the soTd unats are otivr~er-ac~~pted, a#airly ~arye nu~rber are ezth~r- rented or vacant. ' , ~ ~ ' ' t ' ' 1 , ' ' , ~ , ' ' i ' 1 ' ' ' t ~ ' , ' ~ i , , ' ' ' ' ' -157- Re;istered Units By Use C~de 7able 70 sho~.rs reg~stere~ rental units by use type. As the Table sho~~rs, 25u0 units are in 3-~nits or 7es5 building5, or -in condo-~~niu:ns. Over 2L1~0 units are ~n 4-un~t bui7dzngs, and the more than 25,000 re~a~ning ~~ntr~l]ed units are mostZy in 5-unit or more residen~ia~ build~rgs. Ta~le 70 P~u~'~er and Percent P.eg~stered E~nits Sy !!se ~se No. Un~ts Percen~ S~ngl?-Fam~~{y 6i3 2.3 Conda~in~u~ 131 0.4 D~Rlex 5~2 i.7 Trlp~ex 1199 4.0 Fourplex 2019 6.a 5 or P"or~ Un~ ~ 24,915 $3.3 ~p~'::lnCl HflUS? ~~ Q.1 Mix~d Use 422 1.4 TOTnL 29,812 100N N~Tt: P:ot ~ncluczd are the fa77ouing ex~-~~t units, ur,~ts with no use code, ar other missing informa{3on. Sources; Rent Control A~~r;~niSLrat~or~; Santa 1'onica planning De~art~ant~ -158- R2n~al [~nlt S~ze Ta~~e 7~ dis~7ay5 ir~or~at~on from the ~znt Cantro~ Re~istrat:cn ~i~e reg~r~ing sq~are footage of con:rolled units. Tab~ e 7 ~ S~uare Foetage.o~ Ccntro~lAd tln~ts TYPE SINGLE 1-B~R. 2-BDR. 3-BJ~. ~-BCR. P~edia~ Sq. Ft, 4a0 70fl 1000 12C~ 1200 $ourca5: Re~t Control Pdr~~r~;tration; Santa t•;~n~ca PTanr:ing Ge~Grt-~nt. ~he C~ty~;;ide ~=~~ar~ size of re~ist~red control ie~ ~nits ~~ras 8~~ sya~r~ f_~~. ' ~ ' ' , , 1 i ' ' , ~ ~ ~ , ~ ' _1 ' ~ ' ' ' ~ ~ ~ ~ ~ ~ ~ ' ~ ~ ~ ~ , ~ ~aousz~~ cer~~rTafl~ ~~~9- ~FI'~S 52Ct~On exam~nes Severa~ m2fl5ureS 8nd ~StiR~ateS Of h0~5'ing Condit~on. Year Sui3t The age of a structure car have a~igniticant ef~ect on its con- d~tion. By itse7f, age is nat f12Ce55dr'I~y a va~id ~nd~cator af houszng co~ditions since wi~h proper maintenance the econam~c i~fe af a unit can be exten~e~ cans-iderab7y. However, without hi~h ]eveis of maintenan~e, ag~ng housing Gan represent a serious obstacle to neighbarhood co~ser- vation. ~ Accnrding to t~e 7970 Censc~s, near7y a third of t~e C~ty's ~ousing units, mQStly single far~iiy homes, were over 3~ years old. AnotFer i9 percent were over 25 years o~d. Table 72 sho~~s the age Or the C~ty's hous~ng stock in 19;0. TABLE 72 - YEAr~ 197fl FIOUSi~`~G S~OC~: COP~S~Rv~~~FC Yezr Percent as Ex~st~n~ fJnits ~959 - 197Q 4.a ~905 - 7568 9.7 19b0 - 1~04 74.4 ]~50 - 1959 25.0 ]9~0 - 1949 79.2 1939 or earlier 27.7 SOU~CES: I970 CensuS; Santa Mon~ca p~an~in~ Departreflt. Di stri buti on of Ol der lJni ts The largest concpntratio~s af hous~ng units ~ui1t before 1939 appear in areas north of k'ilsh~re, and ~n the O~ean Park area, as show~ in Figure 55. 'fh~se un~ts ncrth of Wi7shire a~sa tend tc be tFe h~cr~;t va~ue units in t~e C~ty, ind3cating tha~ structure age rr:ay r~at be da~~nagi~g the quality of these neighborh~ods at present. Concentra*ior of e~n~ts bui7t between 1940 and 19~9 appear in southern a~eas of Santa btonica (Ocean Park an?~ S~nset Park), and Tr~cts 7014 and 7fl15,01, nar~h of k'iishire 8ou~evard, hewer unz~s, prir'~zr9~y mu~ti-~a~~ly in cf~aract?r, _ are ca*~certr~ted north of Wiish~r~ znd in th~ Oce?r Park are~. ' - FIGIJRF: 55 ~ P~RCENT OF HO~ISING UNITS CQNSTRUCTFD l~ 1939 OR EARLICR~. l.....~...._.~-•-----1,_ _._ ~...w., _.~..._._. r.._._...~~._.. --~r~~-~''•~ ~ f i I ~ 70iG.01 7QifiA2 7Q17.01 ~•..--..-~ ~~~ ~;--~-^_._._ 47 .7% _ 23 .1 ~ 1 ~ . 5~ , . ~ ,r,~ ' K ~~ • 6 ~ ' ~ N f~ , , ~:T~a ar. ~ 7osz.rn 1 . .- _ S 63.3~ l ' ~otx.oz i ~ 35.3~ 7015.01 7015.U2 7~i7D2 i r„ t+~~ hr.. - --- ---- - 21. 5~ 22 . 9~ ~ 20 .1 ~ l . F ~ ~ ~' ~ ~~ 1 ~ , ~ ~ ! ~ p, „ e , " ~: b~ ~ r, w U P ~ ~ . •~= r, ~ ~ ~ E ti. ~. r~ ~1 ; ~ c, ~ ~~ a s ~ ~, ~ , 7U13.01 7013.02 ~ i 31.3~ ~~.sx ~ sth sr. ~nta 7ot~ ~ ~ 24 , 6°6 39 . ~ ~ ~~ ~ ~ ~OU~~: ~,~u~; , ~: r ~ ! r y~ 701Ef.0f 9.9~ ~.~,~ .. -~,_, ~.~,_~ ~ _~„? 1 i ~ r 7023 ~ j 24.4~ ~ r l i aacn nr. fI / ~ ~ r ~~ ~, 0 ~ 7o~e.oz 35.2~ ~ :~ 7022 21.8X ' f f 7020 • ~ ~oz~ r H 1 35.3X ~ 29.~~ l 7 f A , ~ ~ ~ ~ ~ ~ ~ ' -16I- ' Plumb~ng FaciZlties Pccarding to t~e I97u Census, 56~ units or 1.4 percent of t~e tota] ' units tin tne C~ty 7acked cample~e ~lum~ing facil~t~es far exclu~3ve u5e. Concentrat~ons of t~ese um ts were in Census ~ract 70i9, where 7.1 per~ent ~ af t~e to~ai units iacked some p1u~b3ng fac~l~ties, and Tract 7018.01, where 3.7 percent of the un~ts lacke~ such facilities. ~ The 19$0 Census showed an increase from ~970 in units lacking co~A7ete ~~~mbi;,g fpr exclusive use. T~ere w~re fiSn s uch ~n~ts, or 1.5 perc~nt of ' the hous~n~ stock in 1984. 8 The d~str~bution of such unzts was similar to h i ~910: Sn 19 0 9.4p of units in L2hSU5 Tract e un3ts n 7019, and 2.0% of t Ce~sus ~ract ?O1$.~l lac~ed comple~e plumbzng far excius~ve use. , SCAG Rehab~l~~atzon Need ~st~~ate ~ ihE 5outhern Californ~a Association eT ~pvernments, as part Qf 3ts assessment of reg~onal housing needs, estimated the number of housing ur~ts needing rehabi_l~tation in Sauthern Califcrr,~a co~m~~nities, ~nclud~ng ' Santa Mon~ca. SCAG`s 1978 estimate for Santa ~onica housing units need~ng reha~~l~4av~on :ras 5,5~~ ur~t;. S~AG's figure ~5 der~ved from a ca~pu~¢r ' mod~l in whlc~ tne age of tne hous~ng 5t~3Ck ~s one af tne most important variaoies. ~ T~us, the magn7tude af SCAu's f~gL~re for Ufl1L5 nend}ng rehab~l~tatsan ~s n~t surprising, given th~ large n~~mber of older hous~ng units in 5anta Monica. ~ ~ ~ 1 1 1 1 1 1 Fiq~ar~ 56 ~9~30 Ccnsus: flousinc~ Un~Ls_ l_~-~ckync~_Canq~lete f'iim~l~inc~ fior EXC~USlVE? tlse {iY CE~nsus Trac:L h~` ~~Q ~ai~.i,~ ro~r~ ur ~n».ut ~ui~c u~ rti~i 5 ~3 21 49 53 • U.3;~ D.7~ 1.1~ 2.0~ 1.7;~ zzun sr. ._ _,._._- ~nT~i s ~ ~~z.is r s t ~niz.oz "`~~~ ;~ 11 ~Ul5.01 7Ui5.U7 lUll.{12 IIIEB,Ul, 1q~2.01 7U72 U1 --' i• rn l rl "~. b`~u ~~ '~ ~~ " N k '~ 23 ~,^. 23 ,! 2~3 '„ 3E} ~ 17 ~,~ 12 ~ ~. ~~41 + L ~y ~l ~ ~~ lj ~ C) ~! tu ~ ~ 1 /u 1-• 1 ~ .1 ~ 7' ~ ~ U /q u U ~ ~~/u ~[l U . ~ /a . r ~ rf n ~• r• ~ rn~s.na ;:; ~~ 25 " ~, ti~~coti ~~_.~ _ r. ni v~~.~~ 0.8',~ - - - 51f1 ST. ~" ~ 1.0~ ;; ,,, ~; mt~ 1!)19 , lU1U r1~14 ` 56 1~)7 50 . 3fi 7. h~ ~.~I ~ 1. 4'~ 1. 0',~~ _ ~---.----~ l ~ SUUrces: 198D Census; 5anta hion~ca ~'~ Plann~nt~ Ik~parlm~nt. ~ ~ ~^r ~ r r ~ ~ ~ ^rr ~ r ri ~ ^~ r r ~ ~ r ' -~63- , ' ~ Ta~1e 73 s~o~rs SCAG s data on housing cond~tion for Santa P9onic~. A tv~al of 6703 uniis are sho~.rn as be~ng substandard, w.~th I~74 of th~ese ' being in such poor ca~dit~o~ as to warrant de~^o~itzon. App7ied to the 298: hc;~stng u~it tota~s, 6703 t•rould eq~al I4.5h o` the hous~ng stcek, j I474 ~;auld equa~ 3.2~ of tF~° F10!.lSZf1~ stack, and 5510 -~auld eq~al 12.~~, of the hous~ng stoc(c. '~hese figures se2~ rather high for Santa i~3anica, ' a~thaugh th~ data dep~r,~5 in large part on th~ standards u5ed. iable 73 , ~ SCAG 1978 S urvey af Ho~asing Cordit~ons Renta~ Ur~its ~rr~er l7nits Total ' Suitab~z for 50~2 ~87 5z29 ~t~ha~l l ~ tati on ' Su~tab~e for 1423 5~ 1474 ~e^'~~~ 7 ~7 On ' ~ota~ • 6465 238 5703 ~ Pro.'~,ably r~ost of the un ~ ts ~Ci:~ 1 i~ted as s~i tGb~e for d~r:~l iti~n coul c be re~a~~litated, a~tno~~h ~n 50ra cases the ne~essar;/ ~nvest~er+t nisi~t exceed retur~s. ~~keE:lse "sui~a~~e for reha~i~itat~on" cautd cover urits ~ in a~,aide rang~ of eonc~it~on, ~rom airr~ost un~nhabjtabTe to tne need for a fe;~ ~nexpensi ve repaz rs or a ne-•r ca?t fl~ pa~n ~. For thesQ reasons, a~~ , for th~s~ ~~s~ussed b?~o:v, th~ SCF~u num~ers shouTd pro'~ably be taken as a fair7y ro~gn ind~cat~on of magn~tudQ of rehabi7itation needs. ' P~any of tFe C~ty's ho~.~sing ~n~ts, while !^2~Eat~v~iy o7d, are in good con~~t~on. For ex~r~~le, many of the single-famiiy hor~ps r~orth o~ , ~~ont?na Ave, ti,ere built befor~ 194~ but hav2 been well mair~taired, SCAG's nur~b~r may not reriect this. In add~tion, t~~re ~~~ere a large nu:~b~r af der~l~t~ons in 1978 ar~~ ~ater years. a total of a~er 1~G~ units. ~ fiany af these units t,rere probab3y demolished partly beca~se af tnezr condit~on, and some a#' ~herr are probably part af SCAG's 5520 f~gure, ~,rhich shou7d ' therefore ~e adjusted dQ.rm•tard, Fzeld surveys have also tended to in~~cat~ a lo4•r2r ruMber of uni*s in nee~ c~f s3gnif~cant rehab~l~~ation, A det~~le~ ~ ar~d coTrrehe ~~i ve survey of a11 the ho;.~sing ~nits in the Cz ~;~ ~,~oul ~ h~ve ~a • be r~~~ ~o dev~~op a bet~er est~,~ate, but in the absens~ a~ su~~h a sur+:ey, ~ tne SC~G r~;~,~,5ars ~o gi ve i nd~ ca±;~n of Magn~ tude. ' -164- r!S-t-: ^.C41^` ~ + .~..: i.. /~~ ~~'ju TRlS 5~c~icr exa,~^,~nes var~oLs ;neasures of haussrg dnmar~~. ~occ 4~ o~ and ~;; ~her r e3 ~Jl"°_5 . 5c3T1L3 Mor.ic~'5 iOCat~vr ,'~~kCS 7L pP~ Qf 4'I~ mOS~ G2S~r3~le CT41~5 to Z~ve 1r. So~zh~rr 4aliforni3. It5 ~o~s~al 5t~e, cTean 3Zt"~ m~~~ra;,e C~ 1I1'~di.2 ~ d!lG' ,^sT'OX~tTi'ty to Metropal ~ tar~ ~.OS r~RC~~~?5 c~rtr~'~u ~° ''i.0 Cra~ ~} r;, a hti ch ~e-~~n~ Far Sar ~a ~Sor:~ c~ ~ausi ~g . C ~h~r fa~ ;~r7 whi c^ a:'fl dt:.rdC~:V° t~~ mar~ ~~'^SDRS ~~'~' S3'1~d ~iOT'7~~`S 51Z@ d'SC SJS:°m pf y0~'DY'r- mer.4, its pub?~c sch~o; syster, ar,d ~~s htstory a` bni^a an ar=~ wnere reu~i ,g ;nva~twen~s wtl~ maint?~n or ~r~crEdS? ir va1;~E. Th~ dem~r,d ; or ro::s , ~:~ ~ s a~ sc stronr i~ ~ nf k~enced by t7e stip~~y of hc~s~n~~ avai]a~ie. Sa~~~ ~en~ca ~s part of a ree~on~] i~e;;sT~c rarke~ 1Hh°l"2 C@`"di~~ ~ o. nr- ~no~oa ~r ' +~'a ~~5} 5~ nr~ a_r~ Fl S C,.'1_ e ~~' 2x,._ „ Slir.,~y iQY ~ ~.. 4 ~Y.. ~~~ S. ~ The de;ran~ created by a~7 of these factors has 3ed ta re?at+veiy hjghzn c~using nr~ces tnan for corr.~ara5le ho~sinc~ in ]ess desirab~e loca~ions. ~'ithin Sa~ta M~r~ca, there ar~ var~oc~s °~~b-markets" far haus,r,~ wh~cn arp c~ea_ed ~y mwch the sar~e kirds c+` de~:and TdCwO~`5 as thos¢ wfnic~ ma~€~ Sarta Mon~ca as a who~e desira~le. 4c2a:~ V1@+~5, b~ac^ access, zar~ing, proxi~ity to ur~esirab~e 3and c~ses ~sucn as the Santa Mo~i ca ~reeway) , and so~i e-ecor,om~ c char-acter are amor~g these fac ~ars . Th~re is 7Tttie th~~ can be done to aTt~r tt~e basic fac:ers wF~ch ^a{e Sar;.a Mo:~~~a }~o~s~ng desirablp, and, w~ere prices 2re cortraT~e~ ~y the rr~~ mar~cet, ~ror~ exp~r~sive ~Fan avEra~p costs fcr the Las Arg?Ies are~. ' . , ~ ~ ~ ' ~ ~ ~ ~ ~ ' ~ ~ ' ~ ~ ' 1 ~ Vacanc,y Rate -165-- The ~acancy rate, or number o~ housing un~ts ava~lable fnr 5a7e or ' rent, is a good ~nd~cation o~ nousing de~an~ s~nce ~t usua~~y has a dsreci re1at3onship to the avai~abii~ty of t~ousing. For the last severa] years, ' Santa Mon~~a'S vacancy rate for a11 ty~e5 of unzts avai7able fqr rent Gr sa1e has been 7ow. The situation ~n other western Lcs Ange~es County , cor~r~~r~it~es ~s simi7ar. This 1ow vacancy rate is caused by a 3arge demand f ~ W ~d - f or 10U53nJ in eSts e corr~un new housir,g ~ties, combTned w~th a low rate a constructian. 7~e large demand for and shor~ s~pply af ~ous~~g ieads to ~ h~gher prices for a~l uncontro~led ~.y~es or' haus~ng units, makes poss1~12 rent increases for control]ed units, and makes f~nding a home tc purchase ~ or rent more difficult. The 198D Census shows ~nits vacant-for-sa3e ar~d vacant-far-rent. 1.4 percent of the Clty's units were vacant-for-saTe, and 1.7~ were vacar,t- ~ for-rent. F~gures 57 and 58 show the Census data ~y Tra~t. The number of units vacant-for-sa3e was hi~hest in the 5~ngie-#'amily ' areas os the C1ty and in areas wnere many new condominzums were recent~y developed. Very few vacant-for-sale un~ts ~uere ~re5en* in the centraZ ' cacridor of tf~e City. L~n~~s va~a~t-for-rent were relative~y Scarce, rons~der3ng the large ' number of rental units in Santa ~~lonica. In relat~ve term5, vacant-for- rent units were more plentifuT jn the "beach" Census Tracts t~en in other ~ areas of the C~ty. ~ ~ ' ~ ' ~ 1 Fiqure 51 19(3~ CFNSUS: Nilhli3£{t 11fVD PCRCEIVS ~F CENS~IS T32ACT }i0lIS1NG l1NITS VAC1lNT FOR SALE ti~ ~~~ ~ , , 7U12.Q1 ~ ~5 2.7~ ioEa.u~ rc~ir~.uz r~~t7,ui ri~tts ~ri lnri 13 29 1 6 47 0. 7~ 1. 6X 0. (}~> 0. 2`~ 1.5~ z~uo sr ~ ~ ; _ ___ 2oni si ~u iz.o2 ~ _ i~ 7U15.D1 741l5.UZ • ]1fl7.U1 71~IU.u2 ~ ~ 7 ~ 1i sj ~ ~v ~~ U " noy Q. 7Po '_ 9~ 7 ~~ ~{ r~ ~ i ~~~ r~ 4 _.{ 3. 3"/~ -; 0. 5~'~ ; D. (]',~ ~ 0. ~~, n , ~ ~~i • ~~ z in f" 1 ~ ~• f r 70~~~{~~ 7• !il ~ `~ 1• ~~I ~ ~; ~ iuzz.at 21 ~ 0. 9~ !sr ti JU72. fl1 ;; i 5 ~~` 0. f~~ 7.~ V ~ 58 ni.vu. l. kE~COLl1 -~-^^~` ~ . ~~r - ~__.~. ~~._ _.~..---~ .^. i ~ H ~ ~, a, ~ I ' ~ ~ ~ ~ i ~ ~ o~ ' I 5~1~ St. ;° ' i ~.~°~ ' 'i ~~ i J019 701'1 7117U " 11111 ~ z5 n ~~ ~' ~ st ~ 0.6~ O.Z`YG ~•~4'~ ~ ~ } • ~ ~__._., 1 ~ ~' E Sour~es: 19g~! Census; Santa Mc.inica Piannitiq Denar i;~iinnt. r ~ r A ~ r ~ ~^ ~ ~ ,~, ~r r ~ r ~ ~ ~r ~r r~ ~ ~ ~ ~ ~ ~r ~ ^r ~r ~ ~ ~r ~ ~ r ~ ~ r^~ Figure 5~3 1980 CEfVSUS: P1UMi3fR ~lh1D PERCENl' D~ ilOUS1NG IJNiTS V1ICANT ~=OR ftCNT ~v~ ~Q. .* 1 TU12.fi1 3~] O. L/D ~ ~~,t~~ sr. 70l3.[~1 31 ~ri~~ ~i ~oic~.or ~o~r.oi iiair~ ui 4b 33~ 27 24 2. 2~ ~.8~ 1. 5~ 1.0'9'~ 7zlil- sr. _ _ cUtlr ,r, ~~~ rratz.az S :~ zz s? ~.2~ 7U15.0! 70i5.42 lUt],i12 Tnl~f.u2 1U22 aI " : 31 r 35 '~:3Q ;~ 33 21 '' ].~~ '~ 1. 7~ ,' 2. b~ '; 2. 0~ 0 0. 9~ f.f p .~ ~ U .il : V In i~ ' C ~~ fl ' T - ~~ ~l ~7 3: J017.07. ,:~ S " ~ ~ ~f. Q~ „ ~~,r ~ 3T l . (~~ r ( ~u~~.at ~ 14 ~~ fJ.~i~ ., ~• 14 i 1.5~ J nEVU. _ t~i~f~ti~~~l ~~, ~ ~ 4.9% 5iii s~. E': ,,. , ,~ „ rn i ~ ~u i~~ I ~or~1 ~nr a ~ 92 2 . ~~~ 9~ ~ 4:~ 15n n.1~ 1.2~ ~ ~.1~, I ~` ~4, Sources: 19f~0 Census; Santa Monica Pianninc~ Dep~ar-tment i ~ ~ ~ i -168- ' ~ Cos t This sect~on examir~es tin~ costs of apart.=.~nts, sing~e fa:n~ly and ~ tondc~<<iniur~ units, Rent ' In a c3 ty wf:ere rcu~hly 80 ~ of th~ hous~ ng unz ~s are :;,~~i t; ~7e fam~ ~;~ rental d;a~1 ~ i ngs , the costs of rpnti n~ are cri ti ca? o~t~nt cha:~ y~s c~r resul t i n ti•1i d2s~r2ad prob3 e~~,s of !^ousi n~ affor~i bi l~ ty for 5~rkta 1 Monica re~idents and ~or thos~ ~~~shing ~o r~ov2 within or ta Santa ~~cn~ca. Tab~e 74 ex~~„Znes c'~a~~es in m?d~a;~ rent casts fro:~ 19~~ t~ 1GSu. ~ u5ing Cata ~ror~ tFe CeRS;as. Th3! E 74 ' r,~i~_^ ~r l1Y. RA• ~ CHr,i;~.:~~ I~~ ~i~~i~ RE"i 3.9~ - =?~u ~ 1950 1~5J % C:~a~;2 1970 p Cr~aree ~gc;; ; Charc2 ~e d ~ a±~ ^ ~ R2rt ~ $53 ~83 ~' 57 ~ ~~s2 + 59 ~ $Gy7 1i2~== SO~a~:.ES: I95~, I95~, I97~ ,_1~8G Cers;:s, San~a ~foni ca P~ anr:i ng Qa ;arc~:en ~. i . ~ ~ , ~ 1 ~ ~ ' ' ' , ' i 1 1 ' -159- , Ren} Control Data 4wners ~f co~tr~7~ed rerital un~ts ~n Santa N~~nzca are required to suEmit a registration farm to the ?ter,t ConGrol Depart,-n~nt, whi~h in- cludes rent infD~dtiDn by unit s~ze for Apri1 Ia, 1978 (tf~e date rents wer~ to be ra~7ed ba~k to) and April 10, I979 (the day the Rent Controi A~~en~,~:e*~t beca~e effec~ive). As of 198~, rent inforr~at~on far 2E;375 ~nits has been reported on registrat~on for~ns for both dates. Rent i nforma ~ion for 25,583 uni ts was reported for 4-10-78, Tab7 ~ 7:, shc:•.s c~ ty;1~ ce rr.edi an rents by uni t typa for 4-10-78. ~ 7aa~~ ?6 sho:rs additic~n~1 data fro~ tf:e Rent Contral reg}s~ratio~: fi 7 e. ~~e i nforr~at~ on provi ded sho~~s the nurr~er of rental un~ ts by ty~~ in Zevnls a` ~25 incr~^eats fra~: ~1 to ~IaO~ f for Apr~T 1~, I~78 . using reg~s~rat-:or. ~nforrat;on currnn~ to A~gust 20, 1981. For tn8 Apri7 1~, 1978 date, tne ~Fiie inc7udes 2~,55) units. There are add~±ior.a7 rent~i ~n~ts i~ the City not inc7uc~ed ~n tl.a dzt> bzse fo~ a var~ety of ~~~ascns: ' 1 , , ~ ' ~ " 1 i _ 1 1 1. Units ~l~ich arE r~a;. registered. 2. Un~45 far whi~h r~a~Stratipn inforrr,a~id*7 ~5 7nc~n~~e_?. 3. E1ni ts ~,hi ~h~ are exem~ ~. fi~s ~~;e s ~ati sti cs } nd~ ca ~e , t~er~ ti•r~re 1 arge nu~^~prs af ur~i ts i r~ t4~~ loti~~r pric~ rances Zn 1~'8. For exampie, iu 1978 25.~~ (5b76 units) of ali th~ unzts rente4 for ~ess than $20Q~ ~3.10 ~15,766) Q; the uni~s ren~ed for ies; than ~3~0 in 1978, F7gures 59 tf~~o~c:h 6^ sh~o~.r I97o^ rznts by unit tyF~ far eac~ ~r" tr~_ Assessor's ma~ boo~c areas of the C~ty. ' Table 75 1978 Ci tywi_de __Ren_~s~ Uni t Size As of Se~te~tber 1, 19i31 ~ ~ ~ 0 ~ Single 1-BnR~I 2-~~R14 3-f3DRl~l ~-~~~tM 5-81]RM ~ Mean t9edian ~Iea.n Pledian Mean Median Nfean Median rlean ~fedian tlean Median ~1~2 5175 $246 $240, $332 $325 ~ $399 $390 $391 $375 $~151 $390 • SpurCes: Rent Control Ad~riznistration; Santa Mor~zca Plannirtg (le~art~nent. ~„~ ~ ~ ~ ~ ~ r ~ ~ ~ ~r ~ r r, r ~ ~ r ^ ^ ~^r ~ ~ w~ r ~ ~ ~ r ~ ~ r ~r ~ ~ w ~ ~ ~ + Table 7fi I ' Rr.~iT Co~ITRC)i~ 5T~1TI's'~ICS -- nt'R]'L 10, 197fl .~ ~ It1:N'i'1~ -- 13y.. jJi~I'1' ..;~I'1,E; . RENT NUMI~E~t OI' N[JMT3F;R ~I' I~UN]i3i:R OF N[1h]T3F.R ~F NUP~I3FR OI' *TO'T71L* Srn~cr.rs ].-f~;n~~1s 2-~i~FZrts 3-i~i>1ut5 4--i3i~l~rts~- 1. - ?. 5 ]. 5 3 0 4 Q 1 t3 2G - 50 ~11 11 1 3 0 56 51 - 75 2~ 26 ti ~ 2 f 9 7fi - I00 .~50 95 Rfi ].0 0 301 ~Q1 -- ]25 29E~ 224 5 E. ~5 2 5~6 ~26 - 1.50 3~17 553 161 C,fi ~ 1 11~1. 151 » 175 402 937 31.2 ~~ 3{l 1.729 ~76 - 200 9f33 ].510 G05 10~ 74 2776 ~Ol - 225 223 1G21 h~17 , 103 ~G 2AA0 22G - 250 143 173p 73Q 142 6G 28tZ 251 - 27; 96 1347 755 13f3 38 ?.374 276 ~ 300 83 X21U 910 1'79 t33 2~b5 ~~ 301 - 325 3F3 727 762 la9 55 17~1 32G - 350 22 53G a5Q lG2 7~ ~65~ ~J5~ -- 375 13 2a~ 679 167 73 12].6 376 - 40U 11 219 77~ 2G~1 Ba 1356 ~O1 - 425 1 7F3 52~ 195 64 $67 ~ ~ ~2G ~- ~50 3 5Q 44~I 192 55 7(il ~ I , 451 -- 475 3. 21 2~3 117 39 41_~. ~ ~, ~l7G - 500 ~1 2a 227 ].Gt~ h0 4f0 50~. - 525 1 ~1 16~ ~0 2fi 222 52G - 554 5 13 flC, 109 27 2~0 ~ 551 -'"i 15 1~ ~1 53 5f3 72 Z38 57G - 600 0 7 55 71 42 17; Gp1 - 625 0 7 ].3 ~~ 7.3 77 r2s -~so z ~ 3a z~ 2~ ~z G51 -- G75 0 4 1?. l~l 5 RO G7G - 700 , 0 2 24 G li ~{3 701. - 725 0 Q • 8 7 3 ld 72fi - 750 1 0 2~1 ?.0 J.3 5~ 751 -- 775 0 0 10 3 2 t5 77G ~~00 Q 0 ~~ lU J.0 3~1 i3o1 - az5 2 0 11 ~ z 2a f32G - ~50 1 ]. 7.G ~ , ~ 35 E3 ~ 1 -- fi 7 S 0 q Fi 9 G 21 f37G - 90Q 0 ~ 1 1]. 13 2 27 ~ r)U1. -~~25 0 0 ` 3 7 2 I2 ~ '9'l.f -- 9~0 1 0 f a 1 1.6 ~ ')'i l - ~~ 7 5 (~ 0 3 2 1. G , ~17G -- ~OOa d 0 5 13 1 19 7,001 -~- 3 ' 0 5 9 18 35 ~ ~ ~~~rtif•~1 ~n~n ~11 .7((1 QllllR 7'TrF in~~ ~r. r~r 1~ FIG~RE 59 AF'RIl. 10, 1978 ~lrnrnN R~~urs rnR rn~irr~n~ i rn ~~~T~~r~ ~~~ ~~.,.r,. 44~i ~ ~ ~ N ~ I ~ i - ....,.., ...,.... ~ ~,,,.~s,+~~y u~:~4, ~~~z~i ~raLa tsaset; • f~lamm~g Qept, , ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ r ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ i ~ ~ ~ ~ ~ ~ ~ ~ ~ ,.. ....... n...... ..._.~ ~_..._.~i.~.. - , ~ , r i Uuiti E;ti ~ . AQRZI ~o, 197~ P~eoiAy ~FN7~~ FoR co~TROI.LeD 1-t~~nROOM u~vi~s , [iY ASSESSQR' S hlAP' ~UOK Aft~1~S , $i~a ~~aa ~zoo ~2s6 .~zG~ NA ~ I 4407-- $28a f $265 $13a I 427$ ~2fi5 ~4277 47GB $275 $255 i ~t27G ~275 ~-27~} $i73 $215 427~ $1i3D --.~2 7? 4213 ~ $i85 ~r~5 ~2ao ~zia 4282 ~12II3 ~284 qi ~h ' ~ , • ' $265 $300 $2~5 ~170 $285 $210 ' ~4 28/ ~ 4293 4792 ~ 4297 ~429Q 42g9 $263 ~ ' ~ ~ 42F3 SOURCES: f~ent Control Qoa~rd; Data Processinc~ Dept. (9/81 Data Rase); ~'lann~ng ~e~t, , ~ ~ ~ ~ w i 440; i ~ . ~ ~ : 50URCES: Rnn~ ControT Qoard; ~~ta f'ro~essing ~ept. [~/£3I U~Zta ti~se); • #'iamm~g Dept, ~ r ~ ~ ~^~r rr ^^~ r~' ' ^~r i~ r ~. ~ ~,^~ r r ~ ~ 1 J ln~+~l. U 1 . F~PRIL 10, 1976 i~C0~l1N 4~E~1~5 F012 COI~TRqLL~D 2-BCDRQp"~I l)N175 ~ ~ ~r r r ~ r i r ^~^ ~ ~ ~r ~ ~ r ~ i r ~ 1-1~~~~t~ (,~ • ~pRI~. 1D, 197f3 ~~LDl11N RCN~S FOft Ca~J i}~'~LCQ 3-~i~DR~OM UN ITS - -- ~ 4401 ~ ~ ~ ~ I ~' 50~~CES: Rent Con~rol daard; Da~a ~rocessing Dept, (9l81 Data tiaset; . Plannin~ Dept. ` ' ~IGU~~ b3 . '~ APRiL I0. 197a hiEDIA~ RENTS FOR CO~TROLLED a-dE~R00M UNITS A44; ~ ~ ~ ~ ~ SOURCES: R~~t ControZ Qaard; ~a~a Qroce~sing D~~~t, (~~/~1 ~ata lfa5c}; ~ ~ E}]ar~ning Dept. . ~ ~^r ~ ~w r^ ~ ~ r ~r ~ r~ ~r ~r , ~ , ~ ~ r r~ ~ ~ ~ ^^~ r r~ ~w ~r ~w ~ ~ ~ r ~ ~ ~ w~ ~r ~ r ~ ~ ~rGU~c ~4 1 , APRYL I{l, 197a h~EDIA~! R~F~TS FOft CQNTROLLED 5-pE~ROdM UNiTS ov nccucno~c Feno r~nnv Aorn 4rDi ~ N ~ J I 1 ~ I ~ , SOURGES: Rent Contr~l Qoard; ~ata Pracessing De~t. (9/i3I ~ata Base); Planning ~ept. ' . ~ -178- ' Updated Req~strati~n ~~ ta The Rent Ccn ~roi Rp~ ~ s ~rat ~ on da:a d oes not sh osr current rents. Sirce rents ~tere r~Zled ~ack to 1°73 ~evels , ther2 ha ~re ~eert "general ' adjust~~^ents" a7laueu 5y the Rent C:.n.ro7 Bc ar~, Thes e have ba~n 7~ in I~'~9, 6.5`o in I980, and 5.5% in 19$1. Far the pu rposes of es}~r~a~~ng T~re ' -'@C?Iif I2VE~Sy it is as su~:ed thaL rents have heen ~nc r~aspd by the~a a37oti•~ed perce*~tages; Ta bT~s 77 and 7$ sh o.~ average and T2dian ren~s, given 'this assumpt~on. It 15 notpd tha~ a~t~al rent l~va~s are not , kro,» at this ti^e. ~ Tahle 77 Theoretical Average Rent Lev21s ~or ~'an~ro7led P,entai ~7ni ts Fro~ "Ro13 bC~hIE to i98~ ~ "P.allbac'€" A~erage 1979 198D 1981 ~ Sing12 $?82 $I°5 ~208 ~2~9 1--~~~'•~ $2~6 $263 ~280 ~295 ~ 2-BDG'~ $332 $355 ~37$ $399 3-3D~i1 $399 $427 ~455 ~480 ~ ~-6L,~1 ~39i ~418 ~4~5 $G59 5-6~~~:"~1 $~51 S S s`;^ 1 ~ ~483 1 ~ 3 ri~ P~ 't $514 ~ ~ C ~542 tr ~ BOdr~ ~ v;1 4t~rCeS: d ~~ 3n tSri~ ii ° ~ ~~.S1 2i:: T ° y~, O . 31 C . Table 78 ~ Theoretica7 i~~e~;~n Rent Lev~Ts For ContYo3Ted R2r,ta1 Jnits Fro;~ "Ra] 1 back" to 1981 ~ "Ro11ba[k" ~~zdian 1979 i950 ~9$1 l 7 $ ~1$7 199 209 ' e Sing 1 5 ~ ~ ~-B~R,~ ~2~~ ~257 ~274 $289 2-6~K;, ~325 $348 $371 ~391 ' 3-BDR,'i ~390 ~417 $4~+4 $468 4-B~R~~€ ~37~ ~401 ~427 ~450 , 5-BDRf9 ~3~0 $417 $444 $G58 So;~rces: Santa P1on~ca s'7arn~ng ~epartme~t, R°nt 4ont ro~ goard. ~ i i ' -I79- ~ 19$0 Cen5U5 Rent D-ntd T~:~ 1980 Census ~rovided a variety of rent ~nformatio~. The 1980 Census found a med~an rent of ~297 and an average ren~ of ~315. Tab~e 79 ' shows the number and percentage of units ~rt varinus rent ranges. Rs t~e tab3e shows, most t~nits were priced in the 5170 to ~499 range. ' F~gure 65 ShDWS average Y'2f1$5 by CensvS Tract. High~st rents were found or the north side of the City. The 7owest rent5 were in the central ~ sect~on of the C~ty. Average rent for occup~ed units is shown ~n F~gure ~6. Th~S data ' contrasts with that shown in Fzgure 57 , wh~ch shaws average rents for vacar~t-far-rent un~ts. W~th the exception of one Census Tract, vacant- for-rent unit5 have sian~ficantly higher rents than occupied rental urits. ' ~hE percent d~fference ~s shown ~n Figure b8 . ' Compari5on to Ott~er ~€~i"15~1Ct1DT15 Tdb7e 80 compares the C~ty~s median ren~ witn that for 10 ot~er jurisdictions. Th~~Lity's median ranks z~ the upoer-mi~dle of r~edians ' dna~yz~d. ' Tab7es ~1, 82, $3 and g4 ccr:pare percenLage of units zn vari~us rer~t ranges. , ' ' ' ~ ' ~ ~ ' ~ -180- Table 79 Z9t30 Censas Sant a t.onzc~ ~ Rent PXice Dat~ ~ ~?onthlv Rent Ivumber o= Unzts Pe~c°nt vf To~~~. LT::~i : 50 33 0 1 i Less t ~ aa $ . $ S50 to ~~9 445 1.3~ $I00 ta $1~9 437 I.3~ ! $~2G t~ $13y 5E3 1_7~ f $~4~ to $14~ 404 1.2~ ~ $150 to SJ-~9 6~~ 1.8~ $150 to 0 $169 1 643 ~.9~ ~ $Z7 to 99 $ 2~64 7.3~ S~G~J to ~2~9 5637 16.6~ $250 ~o $299 59~4 17_5~ ' $3Q~7 to $399 8784 25.8= $40°~ to $499 4403 1.3.(3fi ~ $SC~ ar r:ar~ 3196 9.~~ _~io Casn Re:.t 387 1.J.~ ~ To4a~ 33,955 I00~ ~ , ' Sources : 198D Census; Sant~ P~San~.ca Pzannzr.g Departr-ent ~ ' ~ ~ _~ r r ~w ~ ~r ~ ~ ~ ~ ~ ~ ~^~r ~ ~r r r^~ r~^ ~ r^r ' Figure fi5 19~0 CENSU5: AVtR11GE REhET 13Y CENSUS 7RACT ~~ ~ UQ } ~at~.a~ ~o~r,.u~ ~ui~,ui m i« ni $340 ~333 $304 $263 ~z~~n sr. zotii 5r 7012.02 z ' ~~ ii ~355 7U15.U1 1U15.U2 JUI].U2 , liTI0.t12 i. r. „ `~ $347 r_ ~ ~310 ~n x. ~± $2~~ '' ~ ~; $255 ri '~ ~' -1 v ni [ r u i~i . ~ tv - ' ry }' ~ ~n~3.a~ r ~:~ " ~~ ,., ~n $3~43 " u , ~ ~aaz ~l14 53. m Iq ~u t~ ~ $327 $256 ~ I~ t. L~ SO[irCeS: 19~Q Cen5U5; 5anta hlon~ca Planninq DepartmPnt f ~Urz.o~ 9 $238 7fl11 $273 f ~ozz.ar f :' $318 ,,, ). i~ u . 'Ih h 7U.U $30~ 7117 ! $31a Note: C~ty avcrage = $315. I }-' ~ ~ ~ ~' Fi~ur~ 66 i9~0 CCNSUS: AVCRIIGE REPlT FO~t ~CCllP1Cll UN1~FS L3Y CC,"lSUS TRAGT ~~ h ~4 10lG.U1 ]U1G.U? 71J17,U1 1111rl.Ui $33~ $33] $303 - $2G3 7(~J i ~Z~2 , 721111 ST. xflru sr 7U12.az z u ,~ $354 wi~.oi ~ui5.o2 roi~.nz ~ul+~.u2 l• ti ~ R ~_i n `~ $346 << $310 ,r~2~tl } $254 ~i v [ u 1• ' • I ~ •~ C) v ~~1 . O L ~q ~ ~ ~' n 7Dt~.07. J> ,;~ •' ~ ~ i $342 ''' 1 7ozz.pt ~ozz.oz ~ $283 ;; $317 • o ,., ~ l. ] ). Z i i W m ~ ( ~iicc~tq f~ti' ~V ~4U k y~~i ST~ 1 ~'y r-~ • ~ ry ~ rt~~~ rir~s : ~a•r~~ rnri $32G $256 $30g $314 F ~~~~ ~~ Sources: 19II0 CensuS; Santia rYlonic~ Pla~nninc~]e~artment NOTE: City Average =$314. ~ ~ w~ r~ ~ w~ ~ ~ ~ ~ ~ r ~ ~ ~ r ~^ r ~ ~ ~ ~ ~^~r ~ ~^ ~ ~^rr ~ r ~ ~ ~ r w^ ~ ~ ~ ~ rigure b7 19C30 CF.NS~15; l1VER~4f~£ R~.h1T f0it VflClll'IT FQR RFN~ I~f~iTS i3Y CENSUS TRACT ti~ 04 t~ m ~~.oi 7oi~.uz m ».ai »~in.ni m~; $~52 $~1~ 9 $376 $294 $323 z~iin sr. zaftr st. ~1~isr x~ 1{)17..02 . c u u$4~ ~ IU15.oi rc~i~.uz ro~7.uz ~ma.u2 ruz2.oi ~o~z.ol ). ti f: V~ ~ F. ~7 -`, $399 ~ ~340 ^ $27Q ;; $26G o $322 ~.; $3S3 ~~l V L ~~ ~ J~ _ ir -i r r~ 1 i• ~•~ rn P' ~ " l. fl ~ , O V ~` 1023.U2 ~.~ ~ ° ~n ~~ „~ „ ~ $397 tii~cat~i n~vu. ~ ~TII 5T• - i•° ,.. R7 ~ - ~7 ~~~~~ TUl9 ~I ]U:D )1111 $367 . $261 $334 $392 1 I W ~ w ~ Sourc~s: 1930 Census; Santa P1on7ca Planning D~p rLment N0~'E: City Average =$357. Fit~ur~ 64i 19F30 C~I~SUS :~'CItC~I~ C Dj FFflZ~lVCC 13E~{~WEGN AVE~~AC~~ RC~11~ FOf? 4CCIJPIfO (liVlTS ~lIND VAC{1N3~ FOft~~REl~f UNITS aY C~NSUS ~TR{1C~ h~ ~ ?~ ~ ti 1{IIL UI IUiG.U7 1i1J7.01 liillf fll lflll a~35.3~ +2b.6~ +24.~~ +~0.3~ +lk3.a'~ za~iu sr. IOIZ QI ' . . ~ zo~fi si z~SF sr ~ +3.9`X ~i~~a.oz ,_'. ao u ,p "i 1Ul5,Ul 7{IIS.U2 lU17.02 ]I118.U2 1U12.p1 7072,Ut 1 v 1 _ ~. s T' ~i~ fl „ r. , _ ~~ ~ t~ ~7 +15.4~', ~. ,~ : ; , „ i~~~ii sr. : ,, d ~.~ oi v t !~ ~~ p -I . ~~i iJ ~~~~ p ' t O ~ m z. u, - T' ) el li~ V ' u ~ ti . ~ 1U 13.0T. ~ ° ~.. ~-~ ~.3w ' ~g. ~~ ~ -a. ~~, +~. ~~ +i ~ .s~ +zo.a~ ., n,.vu. +l 6.1 ~' ' ~ i i icou~ ---~-- yE11J.Ot • - - - 1 +g . 2~ 5111 Sl~ - `'' ~.~ ~• ii ,. - +i I014 _ 1i119 lUr[I !illl ' ~ +~ 2. ~x +z. o;~ +~3.4~ , +2~. a;~ ~ ~ l , I ~~ ~ 5n~arces: 19E.30 Cerisus; SanLa ~~on~ca P~annii~g Uenartment ~late: CSty avera~}e =+~3.7~ ~ ~ ~ ~ r~ ~ r ^~ ~ ~ ~ i ~ ~ r^~^ ~ ~ r ~ ~ -165- ' C0; ~~a-:isora or 1900 CEi~suS Dr',iA ~ 7able 8~ ~~DIA~4 R~hT , ~E~~~S~:CTiON REI~~f AS ~ OF S~PdTA f+"u'dI~=~ , ~; ru ~ Santa ~ionica 5297 7 ~~~~ ~ Co~r.ty of Los , F~n je1 es ~24~ y 82`~ ~ City of Las Ar.ge~es ~2~1 zi u 7~,~ ~ 145' $~Ve~~'~ J' l~i 1 i 5 5431 ~ _ ~ Cu7v2r C~ty ~344 g 116`~ ~ E~ Segun~o ~310 5 104-= ' Ing~e-,rood $25u" ~ 8~w Mannatttin 6eac:h 5438 1 147-~ ~ - Pasaaena ~23$ 1~ 80`: ~ Redcndo Seach $373 3 12b~o ~ Torrance _ ~332 ~ 112'~ ~ ~ SOJRCtS: U.S, Census, Santa ~~la~7ica PTannzng Department. ~ ~ - - . -- ~ '~ - ~ -~,`a... _ ..,~ - - ;~a. ~.~:,.R. _~ ~ "'" - --~--- - - .. - ~ - - -186- ' ' COI~~PARISi^,T! Cr ~.900 C~PyS~S Dr'+T,y Tabie 8i ~ RE~;T ' •, - -~ • * ~t,R1S~~~T~0,1 - " ~G- 99 LESS ~H~~~ S5Q ~ S lu0-i19 3„ 3I2G-Si39 ~~4:'f ~ ?Z~":: ~ ~?'l~ F.F_:';f Sdrtd hlbrliGd 0.1~ ~ 1.3~ ~ 1.3'.~ ,~ 1.7 ~ ~ ~ _ ~ Count~ oF l.os nn~e~ es 0. 3 a 2 4.Oa~ 3 3. 2`: - ~ 4.4 ~ 2 ~ C,ty o~ Los ~r79eies 0.40 _ 5.2a 2 4.Go I 5.6;~ ~ ~ Bev~r'y 's-~~ 1 i s 0. ~~ ~ 0.1`~ 8 0. 2`: ~ ~7.5 ~ I~ ~ C;:l~~er C~t~ J O.Iro ? ~.7~ fi ~J.7~: 5 2.3a ~ 6 i o 0 1 2 n ~ E1 5~g~.~rda Q.0 ~ S y 0. 7 . ~ . 7 Ingl~,•:oad 0.2 a 3 2.7 ~ ~ 1.4 ~ ~ 2.4~ a ' ~lar~~;at~a~ 5each O.Oa 5_ O.~n 3 ~.$a E a•~`~ I1 ~ Pasac4~a a.4n 1 5.4~ ~ 3.3~ 2 4.1°~ 3 ~ Redoruo Beac'n O.Or 5 0.60 7 ~.5% v ~•7 p 9 ' Torrar,ce D.2~ 3 0.7Po 9 ~• Q.b.. 7 ~, 1.0~~ ~ _ ' ~ SDJ~~~S: IJ.S. Census, Santa ;tonica Plann~ng ~e^ar~r^ert . ` r ~ _ ~ ' ~ ' ' 1 ' t ~ i ~ ' ~ ' ' 1 ' 1 ~ ~ ' -~87- COPiPARI5Q~4 Q~ 19c,~ Ct\SJS Qh~s", Tab~e 82 RENT ~'~RiS~iCTIG;a ;i~F4~y149 5_5Q-S159 S1EG-5169 ~170-S:cc ~ r•=~ .'~'.~ i%:: 17eY r: .' l Sa-lt3 h'oni~a 1.2~ 5 1.8 ~ 6 1.9ro 5 7.3`._ „ ~d~n 4y of Los An,el es 2, lK 2 4. 2`~ 3 3.4 ~ ~ 1~.0`~ ~ City af Los Angeles 2.7~ 1 4.7~ 1 4.Or 1 11.9~ I Beverl y Ni 1 ~ s 0.2 ~ 3 6. 5°Y 1I 0. 5~ 9 2. 6°~ s Cu~ver C~ty 0.7`~. ,. I.5~ 7 1.5': E 5.:,~~ 9 ~1 Segund~~ 0. 6?~ 7 1. 9~ ~ 1. C°~ 7 5. i'~ o Ing3ewood ~ 1.4m 4 2.9`~ ~ 2.7 ~ 4 1'_.3°~ 2 Mannattan Beaeh fl.2; 9 4.6% i0 0.2`~ Iu 1.~~ ~a Pasaden3 1.8~ 3 4.3': 2 3.5~ 2 1C.7ro ~ Redon~o Beacn 0.4% 8 0.8~ 9 D.B~ B 2.1p ?0 Torrance 0.6w 7 ~.0~ 8 1.Q~ 7 3.5W 8 SO~RCcS: ll.5. Cens~s, Santa t:o~iica P7anning De~artment. _~"' ."•"` _ ,---- _~- -- .,_ . . _ .. ~ -1$8- 1 C~F,P;;IS~:~ ~r l~0"0 T bl $ C~P~C~S DnT,~ ~ a e 3 REVT -- 1 ~L'Ri5'JiCTiON ~200-~249 $250-~299 5300-5399 ~a0~-S4~9 ~~r."i1( D~~I•':~ r7n*';! ~.~+.-J ' Santa h~onica I6.o`s ~ 1i,5 ~ 4 25.$ o „ 13.0~ ~ _ ' C~unty a~ Los An,^~les ?8.5~~ 3 lo.~~ ~{ 18.2~ -9 7.3`~ 3 ~ City of Los AngeTes i7.6~ 4 i4.9~ 3 15.4`~ ~? 6.4v ~ ' Bever~ v Yi 1; s 7. 4 n .. 1~. 3~ ~ 21. 0°~ 7 18.0 ~ ~ ~ C~1 ver Ci ty I2. 7 h ~ 12. 9`.~ 7 26. "-~ ~ I$.a ~ 3 . ~ Ei Seyundo I5.5 a E 1~.8~ 2 30.3b 3 i3.8°n 6 . ~ IngZe~rso~d 24.2`0 1 23.i~ 1 2G.8`~ ~ 4.~,'~ ;;~ f1an~:a~tan B h ~ eac 5,3n il 7,7~ Ao 24.3'~ b 23.2`;, 2 Pasadena 20.5A 2 16.50 5 17.7~ I~ b.4~ 9 ' Redor,do 8eacn 6.6n I~ 11.5~ 8 34.6~ 2 25.Z°~ 1 ' Torrance 1~.3;~ 8 . 18.1~ 3 36.?ro 3 I5.].ro 5 ' ' SCUP,L~$: E1.~. Census, San~a Mcr~~ca ~lan,^,~ng Gepartr~ent. 1 ' ' _~ -222- Table 99 . ~ CRI`.lE R~LATED ST~.TISTICS I~ SLTRROU?~~ItiG CITIES ~anked ir. O?'G~'I' of Part 1 Crimes /100 , OQO non~sla ~ zon (~980 ) ~ ! ~ CIT.' Part J Crimes per ~0~,00~ pop. 5~corn Of ~'icers per 1000 populatzon ~'art 1 I Criraes ~ per Offxcer Density ~ Populat zan ~'er square ~ mile 1) Santa '':onzca ~.2, On3~ 1. 50 79* 10, 8~.9* ~ 2} Cu~ver C~ty 11,~~9 2.28 S~ ?,73n 3) Cor~~ton 1~,1~8 1.76 63 8,d41 4} Be~,rerlq Hzl~s 1Q,G56 3.43* 30*x 5,66~ 5) Inale~~ood 10,367 1.74 6~ 10,326 S} Los Angeles 9,932 2.23 44 6,355 7) Gardpna 9,9~.2 ~ 1.8Q 5a 8,a32 8) P~.sadena 9,905 1.53 F,4 5,~.12 9} Lana Beach 9,053 1.64 ~5 7,~79 10 ) rianY~at ~a:~ 7,126 1. 68 42 8, 26Y 1~} A~h~:rnbra 6, 792 1.33 57. 8, 47~ 12) Re~ondo 6,402 1.68 37 9,183 13) ~a«ney 5,773 ~.23. 4? 5,46~J Z4) Glendale 5, G7~ 1.3.7~~ 48 4, 5J.0~* 15} Torrance 5r626 1.63. 34 6~5S~ IS} Burbank 5,458*~ 1.56 34 4,589 ~ *h~.ghest ~~~o~G~st Saurce ~ i ~ ~ ~ f -190- Kental ~vus~ng "Afforda~~l~ty" ' ihis section ~ravides ana7ys~s concern~ng the numoer Gf vhe~r~~~c?llf "af`~r~a~~e" rental untts in Santa Mo~i~ca. ' Rer~ in~ormation 75 available from three bas~c s~~rc~s. the '97C Ce^sus, the 1~SQ CanSUs and ~~78 Rent Cor~trol R~gistra~;on file. 4f the , ~4~ree sourees, thQ I976 Rent Reg~strat}on Fiie aZlowS the most camprehe~s~bie aTFor~aSii~ty ara?ys~s, since ~i. 50r't5 4he pr~ce data 5y un3t sTZe. whii~ ~ Census daia shaws priee on~y. tidh~le th~e Ce^sus data can ~rovi~+e usefuT rela~~ve co~~arisons, its uti~ity is sigr~f~car;.Zy Timitz~ ~ecause }~ ~oes no~ ailaw analysis b;+ ur~it 5ize. For tnis reason, the Rer~c Bo3r~ data ' has 5¢ar used ~ere to develop ~nformat~on ccnc~rning theoretical affordabt7zty. 7his ana~,~sfs uses the 19$~ 'rfUD Los AngeT~s Cau~ty median ~nc~me , estzmate, together~ w~~h [~UD ar~~ Coastal Ccr,~iss~on met~odo7ogy to determine mant^ly rent pa;~ments at Z~~ of ho~se~o?d income for ver;~ ~ la~f~-incnme l~a~aseholds (50=~ cr less of m~d~~r~„ la~•:-~nca;~e ho::sero~~s (8~~ or l~ss of m~dian), ar.d mo~e;at~-~nccme households {?2~Jb or Tess ' of mEd~an). i978 rerrrs as shown i~ t3b7e 7S of the Technical ~e~ort wer~ ~~creased by a fa~tor af 1.Z4 to accoun~ ~ar gerera~ rer~ increases al~o~~e~' ' by ~he ~ent Control 5oard (7; and 6.5°z to 198Q;. F l f h f hi " l" it ~ ~ or ;,r t ys~s, s approYr~a e pur~crses a t s ana t;~p~ca un 2 ar~d/cr ava~lable to ~auseroins of var~ous sizes were also ~ssur.'~ed: on° ~erson per bedroor~ for fam~T~es of 4 or ~ess, ~,~r~th ~cr~ persors ~ per bedro~~ in larger ~ar~~lies. It is not°d that most contro3led un1t5 are not appropriate far ~arger fa~nilies. T~e tab~e belov~~ ilTustratES thE ' breakdc~:n by unit size. Ta~le 85 ' Control7ed ~Jnit; by Si~e ' ;~um~er Percent ' Sirgle 2,420 9.1~ 1-Sarzn. 1i,260 42.~ ~ ' 2-8dr~. 9,Q49 34.On 3-Bdrm. 2,76~ 10.4°! 4+Bdrm. 1,092 4.1~ ' TqTAL 26,58~ 100.4°~ Sourc~s. R~nt Co~tral Saard Registrat~e~ F~1e, S~~ta ~'~nzca , P~~13'll^g ~z~ar~,~.~nt. ' ~ ' ~ -191- Tabie $6 trom the 19$0 Cen5u5 provides an intersst~ng breakdown ~f OCCU.j)3~,cy o~ rental units in the City. When campared with Table 85, there is an ~mp~lta;.ior, ,~,at most single and 1-bedroam units are proba~ly acc~pie~ by one person, an~ th~t rrost two-be~room un~ts are pro~ably occupi~d by twa persons, and ~hat r~o~t three-~e~roor~ unZts are probab~y acct~pied by three perso~s, or typz~ally, there is one ~Arscn per ~edroor^. ~ Table ~G Perso+~s Per Renter-C~ccup}ed Santa hlonica 13n~ts, ~ 198~ Cens;~s Un1±s ~ P P i U i N b n n ur~ ercenfi ersons ~ er ' One Per~son 17,271 50.5;~ Two Persans 10,907 3I.9; ~4~ree ~ersons 3,261 9.5 ~ ~ Four Persons • 1,633 4.8" F-ive Pe~sons 62E 1.8ti ~ S~x or More Persors 49b 1.5M Tcta1 Renter-Cccu~ied i;R~ts 34,194 ]OO.Oo , Sources: 1980 Census; Sar~ta t~onica P~ann~ng ~euar~.,en~ ' Disc~ssion of Ar,a~ysis ~lsSng the ~4et~odo~ogy d~stussed abave, the followzr~g ta~Z~ pre5en± ; ~ a~ ana~ysis of eLn~rolTed rental uni't affor~abzl~ty for I98~. Tab7e 87 ' 1980 Est~mate ~heoretical "Affordable" Cvntroi7ec' Rental ~n}~s ny Kouszho7d ar~d Fa~~ly S~ze For Very Low-, Low-, and f~odnrate-Ineome ~iouse#~ol ds . t Affd. to Affd. ~o Af~fd. to Nousehcld Size Uni ~s Analyzed Very ~o-•r-Incame Lo+~r-Ir~come M oderate- Inco~^2 ' 1-Pe; scn Sg. + 1 bdr. (13,680) 88$ ( Jr~ 5,12Q (37,} 12,338 (~~~~i 2-~erson 2f bedroom {12,906} 383 ( 30) 3,094 {24~) 8,184 (63";) 1 3-~erson 3+ bedroom { 3,857) 19] t 5~) ~C2 (23p) 2,2C8 (57n) 4-Persan 4+ bedroom ( 1,092) 45 ( 4~) 352 (32°~~ 773 (71°:) 5-Person 4t bedroom ( 1,092) 119 (lIm} 677 (62~) 822 (74;~) ~ 6-P~rsoR 4+ bedroor~ { ~,092; 165 (15;`~ 483 (4Y;) 8[2 (i8': j 7-perscn 4f be~raG~~~ ( 1,0°2) 16~ (15w) 483 (44~] 905 {g3`.} ~ 8-P°r~an 4+ bedroom ( 1,Q92} 231 (21~~ 556 (51~) 927 (85`~) 5curces: Ren~ Co~tral 3oard Regis±rat~an File; Santa Mor~ca P~annir~ Qz~a *~"ent. ~ ' --192- Table 87 shows that ir bofih absolute a~d re~ative terms, t~ere are few , units which are "affordabie" to ver;~ ~ow-income F~ousehalds. The situation a~pears somewhat better for low-incor~e househo3ds, and s~g~ificant7y better ' for mo~erate-~r~come ho~5ehalds. For al7 three inccme groups, tnere is a s~a]1 rzumber of un-its appropriate for Zarge famili2s. ~ An essential po~nt to note is ti~at the Tower-income graups mt~st cc~mpete w~th a~] higher ~ncome groups for the i~m~ted number of theoretically ~ af~ardabZe units. It ~s Tikely that a s~gr~if~car~t number of theoret1c331y affordable ~anits are occupied by ~au~~holds ~~vith h~gher incomes thaT~ wo~,ld ~ he "t~eoret~caily" appropriate, tE~us reducing the sup¢~y af ~,nits avaiTab]e and affarda~le to lower--~ncome households and farceing stich ho~sehvlds to eit"er ~ay more thaR 25ro of their ~nc~me For no~sing or to SeeEc afforda~~e ' haus~ng o~ts~de of ~he C~ty. To pro~id2 an ~nd~cation of tt~e nu~rber of very ~ow-, iow-, and maderate- ~ i~come Santa mon~ ca househo7ds, 7adie 88, below, from the Demagrdph~cs Sect~an ~f tne Tecnn~cal Report ~s presented. ~ Tab1e 88 `Jery Low-, Low-, ard Moderate-_ncor e ~ouseholds , I~70 ~ ranilies Unre]ated Ind~v~dua7s Total ~~fu~~,ber Fercent l~umber Percent f~umb~r ~ercent ~ 'Jery ~ow 2,ti18 11.5~ I0,311 47.8~ 12,424 29.2a Low 2,271 l~.~p 3,535 16.G~ 5,8G~ i3.1~ ~ r~oderate 5,457 24.fl~ 4,641 21.5~ 1~,~98 22.8~~ T~7TAi I0,3dI 45.5~ 1$,4cs7 85,7~ 28,828 65.13 ~ ~S~07E: F3~ures sn own may understate actual numbers by an unk~~owr~ amount due to the form of the Census data. , Sources: ~970 Census; Santa Moni~a P3anning Department. '~lhile t~e n~mders shown in Table 88are from the 1970 Census, they do ' prov~de an indication of general magn~tude for 1980 households of this ty~e, For exar~pie, if 3t ~s assumed that most of the unrelated indtvidua~s shown ~ in Ta~7e lived zn single-~erson nouse-~^:oids, tnere wculd appear to be a slgnificant gap between t~e number nf units afforda~le ta vQry Zow- and low- ~ income s~r~gie-pErson ho~cseh4lds (See Tablefi7jandtt~e r~um5er e~ such hoe~senatds as shown by ~able 88. 19$~ Census incas~e aata 1s needed before ~rore definitzve ~ cor~c~~~sias~s can be made CORC2E'S11ng fi~}lS quest~on, ' ' -193- , T~e data prese~ted tend to zndicate that aff9rdab3iity may be a signi~icant problem es~ecia7~y for very ]ow- and low-incame househo7ds. ~ For a~~ the income groups analyzed, there ~s a relative~y sma'~ number of ccntrolied renta7 urt~ts appropriate for large fami]~es. ~ SSnce I980 Census income data far 5as-ta Monica is not yet avai~ab~e, more defin~t~ve co~cluszans aQaut the su~ply of affordab~e un~ts in re~at~on ~ tQ the "demand" for suc~ units by lower-incame Sar~ta Mon~ca residents has not been ~ossib~e. Th~s analysis wzl] be perforrned once the data becc.mes avai7able. ' ~ , ' ' ~ • ' ' ~ ' ~ ' ' , -199- 2y81 Affordable ~nTts ~ f ihe actual r,umber of theor~tTCally af~ordable un:ts is prooabiy gr~ater in 1981 than in 1978, due to a greater increase zn HllD's est~r~ated L median ~ncame (from ~17,375 in 1978 to ~2i,400 i~ 1981, an increase of over 57~) as ~omRared to increases allowed by tne Rent Contraf ~oard ~ (amo~nting tc 19~). Tnus, ~ncreases in the theflreticaT max~mum affordabie rent payments set by FiUD have r}seR at faster pace than actua~ rents have ~ been permitre~ to rise, which has probabTy resulted in a significant "ir,creasL" lr ti~e r~umber of "affardab~e" unsts. Increas~s zn the r~umber of eheoretical~y affordable hous~ng un~ts could occ~r each year, attrTbutaole ' tn the d~fference in ~ncreases of ~ili~7 standar~s and Rent Contro7 Baard rrwx~mum ~ncreases in rent. ~ It ~s note~ that sucn hypotnet~caT #ncreases in the n~r;ber of "airor~'ab]P" unlts ma,y haue ~. ~,U25t10R8~~E reZation to addressing actual hous~ng reeds. ' For exar^ple, the ir~comes oF ]awer-~ncome ho~seho~ds may not have risen as much as 7ncames of otner nousehoids. In ad~it7on, un~ts wh~ch are treoretieaily afirordable to 3ower-income house~olds may rtot be accup~ed ~y ~awer-in~ome ~ housenat~s, ~ ~ ~ ~ ' ~ ~ ~ ' ~ ' -195- Home Value Data ' Tab~e 89 arov~des a com~arisor af i480 Census mea~an home vaTue data. As snown by the Tabie, Santa Monica had the second- ' n~gnest ~ed~an h~ne value of t~e 1~ jurisdictions surveyed. The U.S. Census shaws a dramatic increase in median hous~ng va7ue ' of 656a from 1~70 ta 198Q, when ~he med~an va7ue i~creased from ~25,I00 to 3189,QOQ, effectively precluding ho~ne ownership for most ~ of the City's lo~~-, moderate, and middle-income ho~~sehol~s. Using tn M d i 1980 C S t ti 89 Q00 l f 3 e ~g an assum er~sus a~ a onlca medl~n ome va ue o 1 , a 30-year r~ortga,e and a 20: down payment. nonthiy payments at 12~ ' interest would be ~1555, Assum~ng ~ouseho~ds ~evote between 4QY and 25~ of ~ncc~me to t~ausing, th~s would requ~re anr~ua7 ~ncome af bEtween ' ~47,000 and ~75,0~0. At 16~ interest, ~or~thly payments would be ~2,~33 and wo~ld requ~re an annual incame of between 361,Ofl0 and ~98,000. In 1979, only 7~ af the Los Angejes County's t~ouset~o~ds had i~comes ' above $50,00~. Available informatjan ind~cates tF-e graportion of Santa Monica households earning ~50,000 or more is sl~nilar. ~ ~ ' ' ' ' ' ' ' ' , -I~6- CO;~iPARISON Or 19a0 C~y5iJ5 Dr1TA Table 89 t~IEuIA;r HOJSI~iG U~JIT `dAl.isE AS ro 0 F;a~ I; A Ji1Ri5~i~T~Oti i~lED~r~P1 VrLJE MGP~ICA P,h?]~ Santa i~ or,3 c3 ~~8~,SG0 ~ luU`~ Cu4n~y of ~os nngeles ~ 88,OQG ~p _ 4b'~ C~ty of Los ~ngeles $ 9b,IG0 8 51~ B~ver ~~+ i~~ 1 i 5 ~200 alOG 1 1C5 ~ C;~lver C~ty 3i18,4Qu 6 6Z~o ~~ Se7unuJ ~1~5,~C0 ~ 63~ Inglewood $ 11,8GG 77 3$:~ ~tar«at*_an Beac~ ~159,lOG 3 8~~, Pasa~ena ~ 92,1~0 9 49~= Redor.do 5eacn ~,ii3,500 7 00'6 Torr•a~ce ~123,1aQ 5 fi5 0 50URC~S: U.S. Census, Santa Mor~ica ~Tanning i~e~art,~ent. ' -197- ~ C~St Or Sl~~i~ Fd~l~y ~OTi25 Data fr~~ tnp fi~es of the ~os Ang2~es Cou nty Assessor $hc;rs iarge zncreases in the price of single fa~i3y ho~es in Sa~ta Monica. Rs sho~~rn ~ zn 7ab~e g~ , the avera~~ ~ri~e of lao~es 1~sted i n the data base inGr2a5°d fro~ 572,7GQ ~n 197~ to $203,60~ ~r 1980, a total increase af 18Q.~. ' Tab~e 90 ' Cast of Sing~e Family Ho~res t~ 5 t i 19F30 1975 in an a on - ca, ~ ~ ~ SALES AUERAGE YERR TN SArSPL~ PRIC~ ~ CHA~lGE , 1975 239 $72,7~~ NA 1975 2ZG ~H7,OD0 + 2C°, , 1~77 222 ~12~3,~00 ~- 47ro 197$ 3~5 ~158,3~0 + 24`0 ~ 197~ 336 $1$9,200 + 20:0 198~ 336 ~203,600 + 8`~ ' Sources; L.~. Cour,ty Rssessor, Santa N;onica P7a~ning p~partrren ~. ~ As tF~~ Tab~e sho~.;s, the 1~rgest percentaee ~ncrease in prices ' occurr2d Tr~,;l I976 ta 1977. The smallest increase ti•ras from ~97; `0 1~3Q. it is no~ed that thzs data gives a sor;ewhat ~imited pictur~ of ' actual Qrices, whic~ sho~r~d considera~le range ~n each vf the years shc:~~n. 1 ' ' 1 - , ~ -I98- Cos ~ of Co^dorrz ni ur~ s ~ata fram the f~iles flf the Los ~nge~es Gcunty Assessnr shov~s changes in th2 pr~ce of cando~nir~~~m5 in San~a t,onica. AS shawn in Tab1e 91, the averag~ price of hames listed in t~te data base ~ncrease~ fror~ $a0,2~0 ~n 1975 to $221,I00 in I98D, a tata7 increase of 267;7. "~able 91 Cost of Condominiums in Santa ";onica, 19i5-~98~ # SALE5 A'lERAG~ YEAR IN SA~'I~! E PRICE % ClfF~P:GE . 1975 187 ~abO,ZOQ tJA 1976 14I 586,1Q~ + 43ro 1977 I35 ~135,200 + 5T~ ~973 187 $i38,7 '?tt + 3 ~ 1~79 3a5 ~B~,lQO f 3 ~ 1480 4~7Q ~223 ,~00 + 22°0 Sourte5: Z.A. Co~nty Assessar, Santa t~lan3ca P]anning Bepart;~ent. As ~he Tab3e shows, the iargest percentage increase in pr~ces occ~red rrom 197o to 1977o The sr~a77est increase was from 3.9."•7 ta 1978. It ~s not°~ that t;~~s data gives a same~,.haL 7i~~ted pict~re of actual prices, wh~ch showed ~ansid2rable rar~ge in each of th~ years st~o;•m. ~ ~9g~ ~ ~'IQT? Price and t1or~~ace Pa~~nts ' The costs of ~rortgage paymen~s for ~~ condom~n~u~r ar a s~ngle-family ho„~e ~s d~scussed ~n this section. ~ 8ased on data collec~ted by t~e Federal Hor:,~ Loan Bank Board, the averag~ s~]7~ng price of single-fam~iy hor:es ir~ Ca~ifarnia reac~ad S116,300 ~n the third quarter of ~.~$Q. The natior~a7 average was ~75,900. ~he r~anthly , payment on the avera~n ~aZ~forn~a has~e ~~as ~996. (the assumes a f~xed-rate conventional loan equa7 to 8D , percen~ of the purchase price, aTOrtized r"or 30 years, ' at thA the 12.54 perGent effective inortgage rate ~hat prevaiied on ~oans ciosed ~n the third quarter flf 1980. This figure does not inc7ude ~nsurance and taxes.} ' 7o gauge the actua7 burd¢n, it is necessary to exarr~ne the after-tax ~aym~nt. The first mont:.'S ~ayr~~n~ 1rlClll.i°S ' in`erzst arro~nt~ng to ~972. Sinc~ that ir~terest is tax deductible, the after-tax monthly paym~nt ranges fr~r~ e~pr~xir;,ate7u $801 for a far~ily i~ the 20 n2reent tax bracket to ;~10 for a family in th2 50 percent tax brac~cet. Ob~,ri4usly, the tax fa~tar is wery ir;~portant ~ in the he~~~uy~ng de~is~on. ' ~y ~ompar~scn, ten years earlier, the after'-tax r~onth~y payr~pnt5 fur the 2J per::ent tax bracket fam~ i y ti~nul d have be~n $1$4, and for tt~e 5~ per~ent fami]y, $121. [~f course, t~:e averaa2 hor~e price then was ~35,6a(} and the interest rate 8.8y percer~t. I~ 1973, the California ~ avera~e hcs-~ pr~ce t•ras not very different fram the r~atianal av~rage of $3~,500. ~So~rce: Security Facifie ~ar.1c} ' Ta'~~z 92, fram a report p~b7ished by Secur~ty Pacific Sank in 1980, sho~:rs sa^~~~e homp renayment sehed~7es, us~ng typica~ ~a7iforr~i~ single ~a~~7y ' horrn pr3ees and interest rates fra^~ 1970 to 19~0. This data provi~~s insight into the effects of ~oth incre~sas ir~ prices and interest rates. , , ' ' - ' Santa t~i~-~~ ca a vera gE s~ ng~ e-fami ~y ano condomi n~ um pr3 ces i n I98D ~r~re mach hig~er than the 5tate median hor~2 price. TabZe 93 gives an ind1cat~cn of payrrznzs for ~r~c~s or $150,OOa, ~2~O,~DO and SZ50,~~0. As zh+ 7ab~z sho,rs , the arraunt of payrrents re~ui red i s substar,t~ a~ . Genera7ly, 1 arge savings, equity in a current residence, and incor;e s~gnifican~ly in exce5s of $50,OOQ per ypar 4~r~u'Id he req~ired to afford units at such ~rices. ' -zoa- ~ ~ 7abie g2 ' C.4LIFD,3tii4 Sr'~I~fPLE:?QMEFiEPFiYi~fEN T SCHE'DULES, B~[SED G:,T CC.~I~~E:y;:Cld%I„ FIXr_J-f~iT~, ~u r'LRC~::i : J~sllers.i'vfOF.lLZ~D iC$?Q ~'_'..,~;RS ' AY£ ,.v~ E~r~ Y~ rFF*aT tit~Jll*f~ 5 PAY`+E=;Y! MO~=" PILYN~'•:S AF'.=^ S"A~' ;.t{7 FEDc n"VGCT'T_TF.X~S-d"TA%~~n~F= SALES LYic°E~, L~Alt PRLYCIPAL Q[TER~`"5T YUC*o P97C=~ Ra.TE2 AMOChT~ dl`~:~?EST CMLv ZOk 1~% tOX SvX ' ~9%O 1 ~ 35,~44 921 e ~ 28,115 523044 $21574 $18729 .416572 $lk`41J tw22257 197~ 2 35,89p 9 07 2?,S12 238 S5 222 :fi iG4 27 ' I7197 14. 5~ 127 3~ 19~~ 3 35,~2'v 8~S~ 2B,5G1 226 3G 210 25 I84 25 I63 23 142 20 12i 18 197~ = 3fi,535 8 54 2°,2?° 225 57 208 ~0 183 °7 I63 17 142 "s7 F21 .7 ' I9; I 1 3S,Sb4 7 85 29,251 2t 1 ~0 19124 I73 25 I54 i2 135 C~ I15 57 l5i f 2 35.57$ 7 46 28,7fi3 20~ 89 I7? 45 I65 Aa 147 D°o 12° 11 I11 :7 i 973 's 35,I77 7 84 2B,?41 ZU9 23 18919 17! ~0 152 48 t3? 55 124 54 197 f 4 35,"s75 7 55 25.1C3 207 19 185;8 169 91 i5127 '132 ~~ 114 ~~ ~ I9"2 1 "s7,1G~ 7~4 29.?55 205 7~ i84 .38 lE9 ~7 151 ~4 1~3 CO 114 56 197i 2 37,8E8 7 45 30,311 21C 93 188 21 173 23 154 56 I35 S4 11S 82 1° ~ 2"s 157? ; 37,642 37,7E4 7_52 7 55 3~, l54 30,2:1 21127 2i2 21 188 °8 19~ GC t73 47 174 «1 154 57 155 2I 135 e7 i36 Zi 116 i 3 117 2I , 197~ 1 37,~l~ 7.67 30 ~~? 213 62 192 ~~ 175 21 150 0: I3o ?Q 117 00 197"s Z 3&,~ o~ 9 Sl 31,0'sl 223 6J 2UI ~? F83 Zl t63 ~'_ I42 ~2 122 ~-2 1?i3 3 41,C51 8 39 32,841 Z59 97 229 5~ 2C4 G4 181 C3 I58 12 135 la I57's 4 40,°o I 8 92 32,759 26I $6 243 58 21313 288 75 ]S4 3S 1~0 C3 tG74 i 43.489 8 77 34.791 274 20 254 27 223 35 I97 ?2 i72 S9 147 G7 ~57~ 2 45,8~~ 8 9~ 36,64a 793 I5 272 87 ?38 58 ~I129 184 CO 156 7i 19i4 3 S5.5i7 9 75 37.3~1 320 57 303 38 25? 54 229 fi2 19? ~~^, 168 58 187:, 4 4$,5i9 1017 38,815 345 62 329 ~7 2?8 8~ 246 9a 213 59 1Bi CS 1575 1 50,379 9 73 40,3~3 345 76 326 91 28~ 40 247 71 215 ~2 1~c2 32 ~ 1975 2 51,294 9 t2 41,C35 333 73 311 37 27I 3& 240 :7 ~C$ :3 l77 ?S 1575 3 53,255 9 32 42,5~4 352 66 330 d9 2B5 ~8 253 35 Z2C 3C I8i 2? 1975 4 54,132 9 53 43,3~5 365 2fl 344 04 295 39 261 98 227 58 T93 17 197E I 55,G77 9 20 44.L~62 352 70 339 89 294 72 28~ "3 22E :5 I92 70 ~ 197"0 2 SB,QfiO 9~7 46,4~'3 375 07 351'J7 305 S6 Z]0 75 235 55 Z00 ~4 1?"5 3 60,41-; 9.~~ 48,33 f 402 :9 37$ 73 327 ~5 2E9 ~7 25: 5~ 2;3 ~3 1~75 v" ' 62 3°Z 9 y: 49,9i4 416 43 39! ~1 338 15 259 ~1 Z5~ 87 22~ 73 i9 i7 1 66 457 912 53.15~ 432 25 463 ? 1 35I 4' 311 C$ 2?~ 03 23a s~J I977 2 65,~:i 9 13 55,613 452 83 423 28 368 17 325 34 2$3 ~1 2il lo I977 3 72,?35 9 ~`•5 58,2a3 48J 97 459 42 390 l0 350 i5 304 36 258 =o 1977 ~ 197~ 1 74,521 79,548 9 3~ 9 52 59,6~sn ~3,fi39 494 8~a 535 89 4fi4 47 504 64 401 97 43~ 95 355 52 384 S8 309 G3 334 Ql 262 ~3 263 :; , 15%8 2 81,77n 9 87 65,421 567 58 537 91 460 i0 406 31 352 52 24fi ;1 19°8 3 S5,~C3 10 12 68,6;6 6~78 52 578 °2 492 ;3 43~ E~; 376 S~ 31_° ~5 1973 4 9~,264 10 ? 8 72,227 643 ~0 6I2 43 521 07 45. 7~ 39E y8 33T ;° 197_ 1 88,i?4 10 ?0 7~,~39 fi34 SC 605 Eo 513 ;7 453 2! 392 E; 332 ~' I97? 2 94,33~ }D ~! 35 aC8 717 74 69~ 1~ 539 71 514 70 443 63 372 07 1975 3 96,~?l 1! 5Q 77,273 705 C3 74C 32 61E 97 542 9~ 46fi 91 3G3 97 1979 d 1Qt 41I 12 14 81,i28 84S 35 624 l3 68I 56 99~ i5 51673 439 3? 1°~c 2 11S,~c;, 13 ~5 91,44a 1,05t 5a l,as~ 27 8S5 ~3 74l ~~ 638 ~7 53~ ~~ 19aC 3 116,~~~ 12 54 93.C4J 995 a; 972 2? 84t 41 7G4 :3 6C6 5fl 5G~ ; 3 ~ ~Avecage a: r.~w a: d ex:st:Cg a~~~ehe~ c^d c~e~at;~e~ 4or:es !o r w3:ich conver.tionc~? locns were clesed =Contrec t rate plus uu ticc: Eees and c E:a:ges a.^'~ ort:zed ave• 11:e iust 10 years ~ ~8~ perceat aE averay~ salea pnce ~]1~TC~ f.~rr_' Hare Cmn bznk ?:a~i S~c~r / p'rr-' c F!- :-~l °=^i ~ ~ r ' -zoi- ' Tab7 e g3 ' Sam~1e Mon~hly Payme-~t Calcu?~~ions ' ~150.0~~J Purch-a5e P~'~ Ce 2Q°~ do:~n = 530,OCC ~ PrinctpaT remaining = ~12C,000 @ 12`;. over 30 year5 = $1 ,234Jmon~h @ ~4:; over 30 years = $],422lTOnth ~ 5200,000 Pirchase Pr~ce ~ 20`s do~~an = ~40,Ou~ - Pr-irc~aal remain~ng = $760,~00 @ 12`~ over 3G~ years = 51,6~6/month , @ 1'~`_ over 3~ ye~rs = $~,~~5/-~r~~ ~ ~250,OC~ Purchase Pr~ce 20ti do~rn = 55C,000 ' Princ~pa~ remaZr.ing = $2~0,000 @ ~2; ovmr 30 years = ~2,0~7/month ~ @ 1~°~ over 30 years = 52,370/~;anL'n Source: Santa Monita Planning De~ar±mert ~ It i d th t d rf f f i t t t er~n s no e a many i ypes a ~nanc ng drrarlc~Eme~1~5 are bezrg made ~n tY~~e real e~tate market, t~e ' exar;;pl es shown above i i 1 usirate sa~p of r~yri a~ possi b~ ? ~ t.i p5 Add~tional CD5~5 far ho:~eo~:r~ers ~rc~ude property taxes, ~ insurance an~ maintenance. ' ~ ' ' , V~__ _ - _ _ -za2- ' , ~~; :rcnT,2r~~aZ fieatures: Introduct~on ' This sec~~on exar,~ines seTec_ed featurzs of the natura7 and ur~an environm~nt reTating to envirvnr~ental prob~ems a~d resources in the ' City of Santa Mon~ca. Envirom~nta7 Faatures: Overview , Erergy ' Santa ~ionica has a miZd clim~~e which Iimits spa~e heating and cool~ng needs. Santa ~'oni~a re~e~ves a substant~al ar~~cunt of solar energy each year. Most dwelling use nat~raZ gas ~For space ard wa~er ' h~ating anu for coalin~. Santa tlon~ca's re_3~e~~ia1 ~ses acGOUnt for abou~ 53~ of aZ~ na~ural gas and e~ectr~~~ty used in the C~ty, , ~i r 4ua1 ~ ~y S i S l , a~ta F on c~ has goo~ a~r qua 7ty. ~lai se , CaTpared to most suburban co~r~^un~ties, Santa h'on~ca h~s r~latively h~gh avera5~ naise ieve~s. Transportat~on uses are the rrajor no~se generators i r~ t~~ Ci t;~. ' Seis:~~city ~ Santa Mor~ica is lticated ~n a se~s^~icaIly active reg~an. Th~r~ are numero~s unre~nfarced masonry buildzn4s, mar~y containing res~~a~~zal uses, ' which could be da~raged z~ an eartf~qu~ke. Grir;e ' Cr~rr~na~ activ~~y, ~r~c]ad~ng Mzsident~a7 burg~ariQs, i~as gAnerally increasad over tt~e last several ye~rs.~ , ' ' ' - ' ! -203- ' Ene ra~ ' i i i Q "1~ ~ 5 Th~ i 9 l c pa s sect un a on presents nformat~on for tf~e 1 ar 8 and Canservatio~ Utility" re~art reiat~ng to energy use ir~ Santa ' t1oni ca. Climate ~ Pr-edomi nant i r~f~ uences on Sa~ta tioni ca's c~ irrate are the Paci f~ c Ocean; the mounta~n ranges linZ~g the coastal plai~ around the City; ' and ~arge scale wea~her ~atterr~s inhib~ting Pacific storrn ~aths movino south. 7hese influ~nces combine to resu7t in temperature rang~s of less than 15° in spring and summer and a~out 20° in • , wtnt~r; mzZd ter~~erat~r~s thro~ghout the year, tivith readings ab~ut 85° accuring only tvhnn air from the ~nter~o, reaches the coast, ar€c~ ' min~r~u~ temperatures below 40a being extrem~~y rare, i~torr~»g an~ n~ght cloud~nAss and sunny afternoors ar~vail during tha spring an~ ~ s~r:~er rronths and occur often durine the renai~der of the year. (~ational Clir;at3c Center, 1979) ' Yr'~n~ Prevail7ng ocean breezes do,;,~nate loca~ coastal wind patterns. ' Dayt7me winds are from the west, while night and early morning breezes are usually ~~gh~ and from tt~e east and nor~~reast. Aver~~e wrind s~e~~s ~ ~ are in a sev~n to e~ght m~7e per f~our rang~, }~eating/Coolin~ days ! Re51deT1Ce5 req~ire heat~ng on7y when the outside te:n~erat~rA dr~~> approx~mately 10°F below the desired inter~or temperature. So3ar ` radiation, and internaliy generated heat ~mainly ap~liance5 an~ occu~ar~y) account for severai degre¢s of indoor warr,~tF~. The te~;~prature 6elor: ' which suppleT~nta7 heat~ng is required is ca17Qd the "te~r:oera~ure bas2" and is conventiona~7y taken t~ be o5°F. ' ' ' ' - _ _ ~ -204- ~ A quant~ty calZed "h~atinq (co~~ing) degree days" has ~enn ~~fined , as a conven~ent ~nd~~aticn of th7 h~at~ng ~cao7~ng~ needs for a l~ca7e. A heat~ng degrep day ~s d~fined as: ' For any ane day, t,r~ten the r~~an temperature is 7ess than ~ - 65 F, t~~re ex~st as rrar~y degre~ ~ays as th~re are ' ~ahrenh°~t degre~s diFference in tem~era+~re ~°41~1~°~I tFe r~aan ~prr.~Qra~ure for t,he day and 65°F. ~ (Re~~Zations Esta~T~shing Ennrcy Co~servation 5tandards for T~err Resid~nGial Buil~in~5, CaZifornza Energy Co~iss~on, Conserva4~on Division, Fe~ru?ry ~98J) ' Tabl e 94 prov~ des 'I o~al f~eati~g degree day i nforrrati on . i . ~ , Aver~ for "~~b'~ e °~ g= 1;eatin~ a~ Sev~ral U.S. gree Days C~t~es • ' ~ h~o:~th'fy Neat'ing ~~gree Days Jar~ F~b t,ar ~aor 1?ay ~3Un Jul Au4 S~~ qct ~io~r Dec Annua~ ~ Santa M~n~ca ~ 3i6 295 237 137 74 1 Q Q 4 l.8 ~Z1. 15Q 1349 (1979~ - San Frarcisco 5Q8 3~5 363 279 21~ 125 81 78 60 143 305 ~a2 30:~ ~ Dallas 601 44J 319 90 6 0 0 ~ D ~2 32I 524 2353 Phver~ix 474 328 217 75 0 J Q 0 Q 22 23~ 415 I76a B~ston I088 372 8'-~ 5}3 2L3 3fi E3 9 50 37.6 5~3 ~~3 5~3~ New York 98o Sa5 7b~ ~08 i13 9 ~ Q 3~ 233 5~0 ~~2 487? ~ Source : 5anta t'o~~ ca ~ iut~~ ci ~aT 5c~ ar a~d ~anservati on tlti Z t ty R~~ort; Santa 1r~n~ca ~~anning D2partr~ ~nt. ~ t Santa t;on~ca's m~ld C~~:I+.~i4~ ~rAa~~y l~~~ts spzce h~a~~~g an~ cco3~^5 , - ne?ds. - -i 1 ~ ~ ~ ' ' 1 ~ ' , , ' ~ i ' -- , ~ ~ ~ ~ -2b5- Salar Radia~ion "The pQrfor~ancQ af any salaj• energy sys~em de~ends t~n the amaur,~ of ava~7able so~ar rad~ation. 7he irradiance, ar intensity of the radiant enErgy ~rom the sun which reaches t~e earth's"atmosphere, is near7y canstar~t, about 1353 ti~latts per square meter at a po~nt just o~tside the earth's atmosphereo 't~rro factors appreci ab~y affec~. the a~ount af sa~ ar en~rgy actua~~y reach~ng the earti~'s s~rface: - 1. ~he distance through t~e atrrosphere t~at the sur~'s ~ rays must travel ~n ordpr to r2ach the earth; 2. C~oud cover. T~e totai ar g~obal irradianc~ exF~rienced on the ground is the sun of t~e direct so~ar energy and d~ffuse ~rradzancn. ~~ a c7oudy day a~~ rad~ation wil~ ~e d~ffuse. Knou~7 ~~c~~ af gi oba~ i rradi ance for a~otale pr~vi des ~he best m~asure of tE~e pote~t~al contri~u4ion by so3ar techn~log~es. '~ab~~ g~ves g1o~a7 ~rradia~ce measuremen~s taken at the Los An~~ies I~tet°mat3o[ia1 Airport, a7o~g w~t~ data fra~n several other cities far comp~risnn. Table 9~ ~~o~aZ Irradiance for 5e7ected U.S. Cit~es • ~ u~~ ts are t=iJ/m2 ~~-~i ~~ i~~n jo~~ es per square me~.er} G3 oba~ - - - - _I rradi ancQ ~ar~ ~eb ;~~~r Apr t~ay Jun ~3uZ Aug Sep O~t hov D2c finnua~ S* Los Rn~e~es ~1 14 18 22 23 2~ 26 24 19 1~ 11 IQ 3.8 ~.5 (LAX) ' San Fra~cisco 8 11 17 ZZ 25 2? 27 24 ~24 I4 9 7 1$ 7.3 Da1~as 9 12 16 38 21 24 24 22 1$ 14 10 9 37 a.~ Mz~neapoZtis ~ 9 I2 15 20 22 22 19 ]4 1^ 5 4 13 6.4 B~stan 5 ~~2 ~5 18 21 20 17 14 l~ 6 5 13 5.6 ~r214 York 6 8 12 15 19 ~9 19 ].7 24 30 b 5 12 ~,2 ~ 5= Standard d~v~a~ion of rorrth7y ~rrad~znce. Sources: Sar.t~ A:onica F;~~i~i~al So7ar and Corser~~aL~oR U~~;~~y Report; Sarta t`or.~ca P3arning D~~ar~,:_n~. ~ ~ -206- TabZe 95 d~monstrates that Santa ]~;on~ca r~c~ivss an a~~re~~~~le amou~t af solar energy each year. The sma1~ Stal7dar~ deV~at#D~1 of mont~7y irradi~nce ~r~dicat~s that ti~e energy is ava~3a~Te an a fair~y untfo ~i basis thr~ugF~ou~ th~ year, ~ Enargy Systerrs Currentl,~ In U5e E7e~tric vs. h'atural Gas ~io~t dwe~lings in Santa ~;onica uti~ize natura~ gas for space ard water heating, as weil as for cook~ng (stove and aven). L~ghts and ap~liances are e~ectrica~ly poti~ered. There are, thaugh, a nercen~aae of a17-electr~c ~ui7d~ngs, sorretirr~es termed Gold t~~eda1'Iion. 7nis is nat tao ~snus'38~ ~01' hom~s ar~d apart^ent 5uildings constr~cted bei.w~e~ thp mi~-nineteert-5ixti~s and early n~ne~een-sever~t~es. Tf~e distinct~on 15 ~~~portant in se5;~~nting er~ergy end us~rs sir~ce e~ectrici~y costs ro~gh7y five ~im~s as much as natura~ gas per deZivered ut~~t of er~eray. ~'f~p percantage or ali eZecLric dwe?7ir~gs ir~ Santa i~~anica has be~r~ estimated vario~s7y from 3n ta 17a. Resi~~ntial-Eneray ConsL-nDtio~- '~h~ Rzsi cen±~ al Sec ~ar ]di ~hi n tn~ C~ tv Santa ;•1o~ica's rzsidential sectcr ~s~s natural gas and 2lectr:czty for a17 its ener~ r-Aeds except trarts~ortation. 3~hi1e a fgW resid~;~ts ut~l~za a~o~~, propane gas and solar therrrral energy for spec~fzc td~KS, 130C1~^ o~F these SOU1'C°S curren~7y re~raser~ts a s~ gn~ ri cant s~pply fa~~01". Santa h1~ni~a's resz~+en~i~l sectvr acco~ants for 53.}.~ of al7 natural gas and zTeczricity used in the c~ty, or 2.9 tri~~ion BTU's of a t~t?1 of 5.b tri~lzon BTU's ca~su~e~ by al~ sec~ors. {Figure ~9~. Tk~e city's residentia~ sect~r ~onsumptzon of e~ectricity and ~,at~,~ra7 gas zs the equivaler.t of almos~ one-ha~f mill~on ~arrels of oil a year, ~ ~ , ' ~ ~ ~ , ~ ' ~ ~ , ~ ~ ~ ' ' ~ ~ ~ ' ~ ~ ~ ' ~ ' ~ ~ ' ~ ~ ' ' ' ~ -Z07- ~~gure 6~ S?~~£7' LiG~-iT~"iG~ 4~0 CC3~Iti1~RGfAL ! R~S3~E.''~'i~KL lN~A1STRIAL ~a,o _ ~85 0 TOTA~ I979 SA.'J ~ A~ ~OldI CA EN~RCY CO~Si;; ~~ZIO~t BY SE~TO~ - In ~979 t~-e c~ ~y's resi d~nt~ ai sectQr accaUnted for 29. ~'y of the c~ty's 'tota~ eZec~r~czty cons~,°n~tion (Fig;~re i~ ~a~d fi4.lro o,` the eity's total nat~ra~ gas consu:~p~~an (Fig~re71 ). ~ic~re 70 _ S~~~T L~G~ETING~ 1.2 •!v ~_ F~ ~Si ~EN'E]A L 2s.9 % CC:a~f:~~CtA~ / IN DUSTr~ I a ~. 6p.9 0 TOTF.L 1979 S~~1TA n90~r'F GA El.EC~RI CI t Y GO~.Si~ ~.P7IG.y BY 5~C i 0,? -zos- ~~ gt~ re 71 C 04itt~ ~.r.~v'tAt t ~~iD`,.}5Tr':~l,L v5.9 °!a RES ~D~N7~~L 64.1 °.~ T~TA~ I°7g 5~"i`~~l t~fOI~ICA ~:l~Tll~F,L GRS C4'~S~S~'fPTIOs~ t3Y 5EC;0~ '~thile eEectrz~~ty acGOUnted ~ar 3Z.3.~ arrd nat~ral ~Cas accou~nt4d for o'7.9h of en~rcy co~ist~;,,ed ~y a7 ~ s2c4ors, wi thi n tn~ res; den 4 ~a~ 5eGi0r electr~c~ Ly acco:~n~ed $or 18.5~ af total energy consu^ptian anu natural gas aycou~tt~~ ror 8~.5%. ~Figures 72 and 73 ) Fig~re l2 EL~CT~EC.i'CY 32. t °~ N~TL:R ;L G.~ S 67 9 °'a SG;;r~cS 0~ 1979 TQTA~ SA:`~7A t•;v[;ICR tP;~RGY CC:tiSL',:PTI~: ' ' 1 ' ' ~ ~ , ~ ' ' ' ~ i , ' ' , ' ' -209- Figure 73 ~LECTr~fGiTY ~~yo i Na-rv~aL ~as -8~,~ °~ SOURCES OF 1979 TO~AL SA~dTA NO'~~CA RrSI ~~t:TIA~ 5EC7CZ E,~~°SY C~t~SU,`•;P i I4~~ These f~ ~C~res i r~dT cata t~'13t ~;h~ 7 e Santa I~;on~ ca's res i dpnti M; sec Lo r acceu:~ts for more t~an half o; to~a7 ener~ cons~~p~ion ~n th;, city, t~e resident~al sector r~eet5 aver four-f~fths of i~s en2rgy needs ~ith natura~ gas. Resi~enLia~ End ~s~ In accordarce ~~it~ Sar~ta x~onic~,'s nild c~ir~ates space heatir,g represen~s o~ly 21.6p of end--~se, titi~here~s in a~hQr sections of tt~e cou ,try, 5pace heatlr~g camgrises over 5aa of er~d useo (See F~gure 1a ) Water t~eat7ng energy consur,:~tion is abo~~ fivice that of 5pace heating. -2i~- Figure 74 CQtiI?AF~ISG~d C1F AY~RAC~E ll.5. RE5IDE14TIA~ E~3ERGY Eh~J-USF Ar;J S~;~k~K ;~~TiICA R~SID:.iJTIh! EidERGY ~;if3 US~ REz?1~~R Ll~HT.~G COQ?CiyG A;R CCN~. r [JIv~'~G ~RYIItiG l.? e k~tATs R A?1~JN LlGKT)NG CLO"i H S _ flRYINC'i 3.G`fr 53'i. AP~L3.".!~iCES 5 S% 5A14iR ~:0~; : CA REF'n;G~~",7:0;~ ` ~tESIOE~~~Yt 76 ~o ~r;~~~~ ~r~D t~sF . C~Kt;~G ~ 13 8:e S?ACc !d E ATI~[G 21.5 !a H~~n~~ U.S. RESIDE~; i IAL I4S~o E~EP,GY E:iD USE- 77 ya S~:.C~ So~rce: Energy Use HEATING and ConSer~~a 4~ on i 11 rJ.7 °~o g~,p=; the Res~dential 5~o.p Sector, dale, Rh~yD, 2975, p. vi. 46°0 5 ~ a9 ~:~R ~'ii,r~~ }~:~~T I~G 43 4 3 ' -zii- ' ' Air QuaZity ' SecaUSe of ~a~d use patterns, prevailing weather patterns, and geographica7 locatian, Santa Mon~ca does not have a seriaus air qua~~ty proale~. According ta data fra~ t~e Sauthern ' Cal~fornia A~r Po~lUtion Cantrol ~istrict, Santa ~on~ca's air quality is amflng the be3t in the Los Ange~es m~tropolitan area, ~ While Santa Mo~ica daes not have a serious air qua~ity prab7em, the City does contrzbute to an overa~l air quality ~ ' prob~em in the Los Ange~es regian. Coas~al breeze; often push air contaminants g~nerated ~n 5anta ~on~ca inian~, a~versely , affe~t~ng ot~er cit~es. ~ ' NoiSe ~oise is a~ ~mpartan~ e~v3ronnental prob~em wh~ch can ' affect the p~ysic al and psycho7oc~cal we7~-being of indivic~?Zs and th~ co~unity. ' Con~are~ ta most s~~ur~an co.~unit3es, Santa A9anica 3~as ~ rela~ively h~g5 averag~ naise leve~s, Transportation noise sources are the majar no~se generators in the City. Citizens have indicated that noise is one of the urban characteris~ics ~ most in r~eed of improve~n_nt. ' Because of its estab~ist~ed land use ~atterns, Santa Hton~ca r~USt give greater accorsnodatian ta no~se than less deve1oped ~ tzties. The locat~on of rajor ~irculat~on corridors, the pu~Tic transportation ~yste~, ard the location and density of major land us~s are firm7y est~b7ish~d, sa ~ro~osa~s for ma~or char~g~s r in t~e 7and use pa~terr~ to ~itigate adverse na~se irrpacts are not practica7 at t~~s time. ~ , ~ _ _ -- ----~ -212- Fi gure 75 sho~,rs areas c~T reZati ve~y hi gh ~oi se Ieve'fs, For fur4her infar:~ra~~on oa nois2, the reader shouid refer to t~e Santa tron~ ca "io~ se r ie^ent. Se}sm~c~ty , EartFquakes arFd re3a~ed o~enemena can cause 5°1"TDUS da~agp to bv~~dings, roa~.•rayS, transportat~on systerr~s, and utzl~ty systa;~s, disru~~ing and sorr~¢tires altering land Lse . pattern,, S~g;~if~cant seism~c events car- a~so resu7t ~n cons- idarable Toss of lif~, 5anta Moni~a is locat~d ~n a seis;r,ically active regior,a 5zudies ~nuicatp that two br~r,C':7~5 af the Maiib~, Coast- 5an~a ~~a~ica rau~t traversz the City. ~1ni1~ nat pass~ng t}:ro~gh Santa i~oni ca, two faul ts i n the reg~ on al sQ represe~t si g; ~i fi carr z seis~~,ic naz~rus La Sa:-~a I~~r~ica: i~-e he~par4-I~gZewood FauZt aRd th~ 5a~ l~r~dre~s Faul~, Shauld a mode~ately strong to str~ng ear~h~~~a~ce occur on any ot tf~ese fau3ts, t~e potential impac~ to thA City is trer~zn~ous. The foZl~:ving ~abie from the 5anta ,ti',~nica Se~s~~c 5a=ety F3~~ent S~'iDWS °xN~ct2d magnitude and probabi7ity of accurence of ear~hqua~Ces for th~ three fa~its: , i ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ , r ~ t ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ! ~ ~ ~ ~ ,~ ~ ~ F1~U' ~ Q~ ' N~ISE W ~1~pAC~G~ AREAS 1 ~ ~ w.^ . f4, ~ "'~~Lr M " ,'~... , r+~ ~ _~_ _ ; i7 c~ r T v c~ r -~~ ~ , , ~ .. Y . ., _.. ~ . , ~, ~,~~~~;pq°Fr~~ , ~~ ~~ ~ l~n.. :.;1 " ~.".". ,.q .r..w «.~~. ~ • ~ ~y5d ~~~f ~ 7 ~q 5/1n'Tll M~NIC~1 , ~ -~~ , r r ~ ,~ ~ +' : ` ~, r F--~ ,~r~ ~ ~~~- ~~ ,. , , ~ ~'.. ~~I~~~ ~ ,- i~ ,, ~~]r..~~ (, A l, I FUIZ_N ! A , r• ~~~ .. . ~ ~~~ ~ [~'~ ~ ~~~~• ~~,,, ~~,~;,~ 1-._- ~ ~'' ,..'___J l~rrtrt~iF~~ ur ~v~,r~tiur~u ;: ... 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I i ~~ '~4~i~iu ~w .~w..r ~ L .~r.t ` ..i, i i.h.. C~ f~YIJ ~p1~ I~I ~~~ ~YR~I ~~ ~~~ ]!J!O ~~ I~~L ! ~ r ~' ~~~t.~~•'~~~ ~ ~~ ~ ~ ~ f • ~~ ~ '~~ '~- , ~ ~y-~/'~ r- P J ;~ L~~~~~'~;~ ~~---~~E~~~.., ~~y~--~-~~~p.~;; ~7 .~~ ~ ~,,,.~,~~:~1~ f1p~1JrJ/1 ~~ ~ ~ ~ rll. ~ ~~. M .~ ...~ wi ~4 i~ . ~F n~ ...~ ~ p 1~ f, .~... A ~.r~. ~~ ~t'~t~~ ~ ~~~ ' ~~ ~ m. ,,.,. ~ ~~- J ~ ~ ~lt~~, , ~ ,~p4 ~~. . , ~,rt ,.~~ i ~~.,~.i ~ 1,~.,~~ [~ ~ ,;h~ _ _" j_' ~ S~i~~ i 1JI ~. ~ ' ~ r /f~~'f~ ' 4~ ~ +,Y ~~.YI~.. ~~ ~--~`~ l.. ..fJ '~ ~ ~y ~ - f I.:JL'J~.~1 ~ ~ ~ ~ ~~iy~~'"w ~ 4arJi. ~. ~ ' r••~ ~• L- .l ~^^~r•i ~ r•I ~ 1.~~~~ ~_ ~j,,,,~q~~~4 ~~~ ~'L.]_e~~ I ~ ~ , =1~ r f~1 i' _ f +w ` ~~~, \'`\ , ~ ~hp... n.~~ ~~ + ~~' ~ ~ ~~ .~ ~~~~ L~~~l~~'.J ~~~y~ 'Pr'?~r"7~1~~ i' ~,~•~ - _~ , ~~{ ~~~11 ~ ~ ! ~ i Q4_.J i T1 /~7J(~ rr (~/ '~ \ ~~ l. 'h~ ~~. ~ ~ ~L ~ a~. n ~ ~ ~ ~~'~~I ~~~k i~ ~.+.I~~fL~ t~i~i~I~IY };~I~ ~ 1. ~ '.•~.y , ii5~ ~6N h';'4~~ ~ 1 E~- ~~ ~. ~~ i l ~ + ~ ~ , . Y~S7 .~yr ~ i~HW r~ ~7;~ I~, ~M ,'~ ~ Z ~ ~ ~~ ~ ~n f ) 1 1 f7 'I w~ 1~l~~u ~ ~ I ~ - 5. ~.»,~,_ • ~~0~=~~~,.. ,;,,~,~'~ !~~'~''~~~.~~~!`. ~~' ~~~I:,,~~ !~ ~1;~~~ _~ r~ ~M' 1fr 'y+ ~' ~ , ~ „~ ~Q ~~~ ~,[~+` , ~`:l ~,~~I~~~, ~.i ,~(~~'~~~ r ~ j ~J --- 7 r a. ~ + ~. ~ ~ ~ ., _. .y _..~._~_ ~~t~~~ ~~ ~~.~I~`~~~~j^14~~ ~~~~~}y'~y~~,y~'~,'~i ..~l~~' _ ~ I~rIII ~--~---- {~~ ~,~,I~,~;i ( ~~ ~ ~ ~ ~ ^, ' ~.::....llL'~}'~"'~~~'~~ ~ ~ '~ '~';r:~}~w-~y~~~~~!~ra;;~ ' i ~~ _ ~~~ ~ ...~, 1 - - . ~T~ . ~. ~~ '~u ~yl~~'6M~'ia1~1111~~4lI~r~~~ ~9 ~ipti ~~,~~~~ ~4~ n~~ ~ ~, ~ ~t~~~ :~w~~ ~~ `~~' ? ~~ ~ ~ ~ , ~~~...1~~~~~f_'~._.F ~~~~~~' n~~" ~'~ti.ar~'"~,~r ~~ ~kil r~E'~j'`1rv~ --~~~ • ~ ~ ~ - - ~~~~.. •~~,..~ r~ R _ ~ , ~,,,. C ~]~..I~ ~4~`~~~ ~u~~,~~~ ~,~~~~,'~~~'i}'' ~ ~+~s~~.y „~~, ~~~_~.~~ _ _ ~ir~--1~ ~, ~ ~~ ; '~ , F ~ ~_ f,~ - . ;' !~: ...~ ~' ~ ~ ' i+ti -~ ~ I J i ~ - ~ ~ . l ' ~' r W;I'y ~ !~ ~ i . - r~y I 1' . 11 ! ' 1 I r ~ ~ ~~ ~ ~ '[~. ~r ~ ~~ ~ f,7 _ ~«." ~~~ ~ ~w I f ~..f" ~ ' .~. ~~ ~~i~ ~ rf~iti'^r~~~l.~'~ ~i~1 ~ aa-~ - _"~ ~~ r`1f ~L! ~~!']F 1~y i~n~~ pyMiIw~.. ~ y~1 i~ ~.I 'J fiI ViJry~~', ..4n - ~ ~ ~y sC.tr '~~ ~ ~ , _~'~:~ M10AY~"~, ~'L~~N'VY~Y! ,'.'~,i~:~4i~'~ '"i'!lL7~~~lJy"'.,`~.~. r F~ ' ~~ I~~~~~~,~II~ yI~1 ~I~,i ~~ F~ .~~~ ' 1/ ~ ~u-~ 4 ' 1+'' ' ~~!?~~"~'1. r~'"1',~~' '~ u!~'k~.~l.~1W~]1tl'"!'~.'~'a,'.~~Jlx.:~~". r S3iy i'.~L'`p"Wly~ J +li rR, {~~i h ~ x ' j _ ` ~~y~6~ 141 ~~~~ ~ uiW.f ~.,~I. r~'w'r"'tt"~ •i~_il'~ ~~ ~~~' ~^r ~,~ `~ I q1V 6' 7O T7 ~ ~ ~ ~ ~~ p ' - .~. , J R~r f-16-I'l , ~ f ~ -- • ^-~- ~' i 1' ..`y ~~t 1 ` ~~ ~ ~- si ~ I - • • ~ ~ r- ~' ~ ` 1 ~. ~ r ~., o.~a~ i I ~~r.~/r ~s .I ,-~'~ r~n c~~~ r. ~ ~1 ~~ n, r~ i3 +~' ~ . _ J ..~1 ! ~ SOt1ftCE: S.iN, PLA~V[~I~lG (}EP~. -214- ~ ~ ' Tabie g6 Expectn~ M~qnit~~~n and Probabi~ity of 4ccurrence af Se~s~ic Events ~n 5an~a R~o~ica , Approximate Probabil~ty ~ Expected of Occvrrence ~~0 Year Fau~ t Magni tudz P~rfod Ma~ibu Caast-Santa 5.5 - 6.5 Low ~ Man~ ca ~lewport - ~ngTe~ropd 6.4 - 6.5 inter~rn~d~ate ' San An~reas 8.0 - 8.~ Likely Source : S t E9 ~ i i . ' an a on ca 5e sm c Safety E1 er~ er~ ~. Spec~al Land Hazard Zor~es have been th t f i t ~i h estab~ished cor~tigr~o:~s vrit;~ Ci F~ h ' wo e au traces tir c~ pass t rough ~y ( see t e a~re 7b ). Jeve~oprent ~n these zones is sub;ect to r~are stringent requ~renen~s and cl oser rev~ ew tf~an WQUI d Oth2rYri 5e b e r~~ui red. i Proba5ly th2 mast critica] earthq~ake yazard5 re~ated tQ ~aad ~ use i~ the City a re the unre~nforc~~ ma5o~ry buii~~ng~ :.onstructzd before reiat~veiy strict building codes ~Nere adapted i~ 1933. TF~is ~ kind of str~~Lure has ]o~v earthquaEce res~stance. There are signifi- cant concentratians o~ unrezr~forced Tasorry bu~lZi~gs alor;g Mairt 5treet and a~ong t~se ~Sall, ma~y of r~hich are res~d~ntia~ conmercia~ ' mixed use buz Idings. In the even~ of a moderately str~ng tv stror~g earthq~ake, these b~ildings woul~ sufr'er varying degrees of damage ' and coui~ caTlapse, ~he Ctty has conductnd an inspect~on of alT ~re-1°33 u; rzinforced r,;asor~ry bui3dings, ~Vot~tes of substa~dard ' con~~ti~ns have been filed w~L'r~ the Coun~y Reg7strar-Recorder ~or those bui~dzngs fou~d to ~e u;~safe. t In additior~ to ground shak~ng and gro~nd rupt~re, ~arthq~aFes can caus~ varioss se~ondary effects inc~udtng 7andslides, s~6si~ence, ~ liquefa4tzcn (where 5D7'~S ~ase EQ~1~5~Vp11~55 and becor~e liquid), tse~nar~is {se~s~ic sea waves), and se~ch~s (Eaaves set u~ in an enclosed ~ boc~y o~ ~,a4er~. 7he Speci~l Land liaz?rd Zonzs rttap s~ovr «here ~hase ' ' Mr ~ ~ ~ ~^ ~w r~ w ~ ~w ~ ~ ~ ~ r~ ~r w~ ~^ir w r~ Figure 76 ~ r~ arr oF srwu uorat~~ ~ SEISMIC ZONES MAP ,~. . ~ r_ e~ a~K~ ~-=F~=~ __ ~ ~'"~}~~~(~~~r'~I'fi~'_ , ~'~ s .~q~`~'f..,,-~(` ~'ii--~..~ ~ f ~:`'~...~ ..~~1`~[...~1~~~J~~l l..• _ / ~ / "~nysllL' ~ ~~r ~~~~~~ ~`~i~w. i sa~. ° f r' ~ ~ aW„ ,~,~4.~.qr.~~ ~ _--_'"~li~__:JF11~N~- ~~-- ,,~.:"r i~ ~` .~°, ~' , '- ~ ~.~..~ ~ ~ ~ "` ; r~~ ~.,~:11 ~ ~ - M~, .~..,., ~r ,r. ~.., ~.* ~j .~=- ~r`jjff~...,.:}'f1 =11f~H-^~lf f~~- --- • ; ' , ; r"~1f-'"'~- -~-~,... ~• ~~; r ~ ' Y~r LfYr 15rr 4n /~N 1 ~.w ~y ~ 1..1~~~'r ~ :•~~ {~~~~ ~ ` • ~ !~ ! dYM~.hwi J ~ 1, ~ Y,~ _ _ ~~, f ~ n,_,.~p ~~~ _ L~,~' I~ ~ ? _ r r ~~-~~--,~~ - ~ , ~ ~ ~. wWfw /w lrNrW, r,t._ ~ 5 • { ~„~ '"' '' ~. ----J__. f~: ~ F~=L-~fl~f~?~][F3! 1 -~~ r,~~= r`r 1~ ~~1 ~~~ ' , ~'r ~ ,,~ . . ! J!I I--.. ,,-- / E 1-- "'~ -~-~ ~ ~' r;• ~~' r y y ~9~' ~a" 1 II1I J) 1 ~ ~MM ~uR ~ YdC* A{/Iti W`1~[~ i ~~~ ~~~ ~~~--~~~~A-:1~ .1'~~li 9y .~~I ~~~~I~,II~~I~~f , y ~ ~~I ~ ~ -/~' ~ ~R~q.a//~,~ ` ~. ~~ ~ 1 ~~ t' ~w~~.~nwr wr %~ry e11w~in ''~ ~'~. ~°':,ll'~:;;,.4f~~"7~~~ r- l~J~ ~ I~ ~ ~~7~_~~~ ~~~f,.~ ~'~~ i ~ ~ ! a ~ ~!y ..11~ ~~.ih ~ -- -` ~ ~,!!~~ ~ I ~~'" ~ ~~ ~ =~~ ~~' + I ... I~ ~11 ~~~,,~a i ~ ~ r~ ! .~~* ~... (' -`~„~j'!(-` ~`a~ ~ ~ ~~ ~ ~' :~ ,', ~ •~~r,~~ ~i~ ~ r. i ~ .a. ~'--:.~ ~~ if~ .~I 1 ' ~ ~(" _ ~..Il~- f ~~i1~ ~ , ~ .,,,,, f.1[..~~ - r L - ~~ , I.,,,-. . .,~~ f~ r ~ ~ ~ fi ~ • ~~;~~ hrr;7~ -~ 1 F~ f:~7~ 1lHfk:.~L~-1 :y ~c ...._`li -~ ..:.lr, ~ , r~~,- .I~f[..~C .w.Jl ~i ~ r' ' z~~ ~` .~~~f~lr 1 l ~~ ' . ~ ,n~-~{ i! =`li!~_~ 1 F~]f~~-; ~_1IL~J~'}I ~E-~~~E ~~I_ r ~'~I'r~;.;,l~t - ~,;~ ~,~,~.,~ f~ 'r~lr ~ll~~t~.' • A ~...MI Mlrw MM~e~ Nr.~ ir~ n'r 1 u~11 r'R„_i.ll. _~ 7 ~~. f'pr y,/~ ~ 1drM ~ww p1y~11Vww~ f~i ` __ ' ~_^ ~~~~~ IAwnJ _ l.W._ 1P~_.~~ ~''~~~, t e. ~~j~~~~~'7~i-~~~ r.~ f i T(/~Jr~yJfJ ~~.+1 ~LI~, 7.+.~ __ ~..~~ y._ ,? ~ ~~~ ~ ~E]"~~~l.,.J~ R `" y- .w ~.:,Cl ~ ~~_~J `°M, f ~~~i~~ 1~11 r1.4J ±1j ~• ~ 1~ ~~ ~ ~~ - ~ ~ ' ~ -~`~i~~i~ .~.~~''~~~ ' ~ ~ ' ~f'_ ~ . - , , n,~' ., _; . ~M ~ ~ ,,.~~ ,...., ~ , ~j~~~- ~~ ~ ~ ~~~~ ~~~y~~.~' = ~ , ~~~:1 , ~f~ -- -.Jf;1; . )~•~ ~~ ~ ~ ~„_,~ ~~~ ~~~~r ~~ l~ ~~~ ^ ~r I~ ~S ~~~d ~'~ ~7 ~ j r` C~ #~: , ~~ ~ ~..~..., t~-~ ~~~~~ ~,~~~~~ ~ _ ~~°~,~~a ~;";. NI~L~,.,~! ~ , ~rJf 11,r ~ ~ ; ~ " ~ P~~ t- ,~~i~M~. -i ~~a~= ~--a~ ~~~ ~ s ----f~~ ~ ~~~1[~`.~,~1~'1- ~rj ~ ,i;~L= ' ~ ~~~ , ~j~,~`' 7 ~ryr~~~ ~.fu ~ ~- ~~ Mw ~ ~ M~n.~ ~~M ~ "~ ~ ~fi'N`'r'~'~"'~ ~"~1~~ _'') ~ . ~~~=~~ ~ ~~l[~'~~~11,,~~~ rr~ ~p~--J*r--~rr' ~ f f.,T'7 . ~~~1_~__ ~.y .._ 4.._E,..~ _ _ -~i'!~ - ~ e,. _-_ -~ - - --.~.- - I~1lfl'A 1 !! ~[~r .. -171_ ' ~ '~,.-~~~1! ~ '~~ A c l f I ~' ~ ~~ ~ P r1 ~. I / ~~~ __._~-_..• - -• _--.-~~•__ -i~ ` _ _,.,. ._._r._.... .___ ..._.~_____._._~.~._._._~_~=,-...~__..._.__.__.~~.._._.~. . _.~...__~ .-.~..r/ ~ N F-' ~ ~ ~ -~I6- ~ hazards exi$t an~ w?~ere s~ecial deveTopment standards can be app~ied. ' As tt~e map ~ndi cates, the cl i f~Fs east af tE~e Paci fi c Coast ~ ]i~ghway have nigh lands~ide pota~t~al and the former B~verly ~ti11s Iandfi7l site at 26ti~ 5treet and Cloverfield BauTevard 'aas a~igh subside~ce potential. The Qeeanfront area has a~ig5 poter~tial for ~ liquefactior~ and c~uld ~e a~fected by t~~namis, A seicae in one of the City-awn?d reservoirS ~ould cause ninor 7oca~ flooding. The , Seismic Safe~~ Element na~Ces policy nropo~a3s and provides r~ore d~tai~ed inforr-3ation on se~snic hazards in the City. • ~ Cr~me ~ Crir~inal a~tivi~y in t~e City has increased over the 7ast severa~ y2ar;. Fig~res 77, 78 and 79 sho~,r char~ges in reside~tiat burglari~s, residentiai robber~es and street rohber~es fror~ 197a to ~979. ~ Tabl es g7, gg, gg artd lOfl sho~v Santa t~on-i ca Cr~me Sta ~z st : cs ,~t strl u~tl v~ ~ cf Part ~ Grirr~es, ar~d Crime Relatz~ Statistics ~n Surrour,d~ng C~t~es. ~ i ~ _ 1 1 . 1 ~ ! 1 r ~ ~ ~ ~ ~ ~ ~ ~ ' ~s ~ ~ ~ ~ ' ~ ~ ~ ~ 1700- ~s~o- i5ao- i4~a 13~0- I20~- i1~0- lOC1Q- 900- -Z17- FIGl1RE ~7 R~SIDEt~TIAL Si7RG~ARiES I97~-79 74 75 76 77 78 79 5ources: Santa Monica Folice Dept.; Santa Monica P~anni~g Dept. -~18- FIGURE 78 RE5ID~~~TIAL ROBBFR~ES ~974-~9 ~5 40 s~ 3, 30 25 20 .~ ~ ~ + . s ~ + r 74 75 76 77 78 79 Sources: Santa Monica Pol~ce Depa~~ment; Santa Monica P7anning ~epartrrfent. ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ 1 ~ ~ ' ~ ~ ~ ~ ~ -219- FIGURE 7g 25Q 230 21D ~9Q 170 15q STREEI' ROBB~RiE5 1974-79 / .~, - , , , < < ~ 74 75 76 77 7'$ 79 Sources: Santa Monica Pa~~ce Deparfiment; Santa Monica Pian~ing De~artment. . _~2~~ ~ ~ TABLE ?7 SA~'~'A ~tiiONICA CRI~~IE ST~TISTIGS ~ ~L«IB~?~ 0~ Ox F~,t~~:S K\0~:~ TQ P~L~CE , I979-$I. ~ Par~ T ~ Change ~ C:~ang° ~ Cr~mes 1979 1a~0 1979-SO ~98~ 1~80-31 I. Ho~ricide ~.2 17 f45 0 ~ --~5 0 ~ 2. Ra~~ ~. FQrce 32 34 -~ 6 0 43 ~26 0 ~ b. Atte~._~t 25 33 +32~ ~S ~3S o .3. Aa~~ 2V2.i.eCa r~ssault 264 29[3 -~~ 2 0 304 ' ~ 5 0 ~ 4. Ro~berz~ 520 660 f2?,°a ~23 -- 6;c B 5 ~ 2628 291? +~10 27I8 7, ~ . ur~ ary - ~ 6. Larceny a. over ~200 56]. 899 +6G ~ 912 -~ 1 p ~ b. $50-200 147D 2082 +420 ].932 - 7~ C. bel0:~ ~50 2029 2422 +~9 0 27~2 ~12 0 f • 7 A ' Th ~15 ~2$7 -FIl 1149 11~" ~ O . uj a t ~ 0 - ,c 8. Axso:~~ ~ T~T~LS 8, 693 1Q, 633 +22 0 ~.fl , 432 . - 2 Q ~ *S~atistics have n ot been collected on a regular basi s by the FB~ until 1981, arsan ~Iaul"eS are not ir.clude~ ar_ total for ~951. ~ ~ i TA~LL T2 STRUCTUR~L ~'IRES - GE~TER~L CAL'SES ~ 1979-80 19Q0-81 I ~ Incendi~ry ar.d/or St~s~~cio us Fires... ...._.... 51 7 (Arson} S~noking........... ........ ........... ......... 30 35 .',fec :an~cal/Elec~r~ ~al. 29 34 ~ Coo:{ing ........... ........ ........... ......... 24 87 Dlascellaneous ..... ........ ........... ......... 68 66 Total Struc~.ure F~.res.... 202 2~3 ~ Source . Santa ?~:on ica Fxre Depzrte.-~ent r ~ ~ ~ ~ ~ ~ ' ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ , ' _~ -2~~- '_'abl.e 98 - DISTRIBGTIO~ of PART 1 CR~JiES far I979 & I930 in Santa i.ionica~ with ~c~rcentages af to~al 1979 Tatal Part 1 Crimes• 8,893 Ho~:~cide ,Io Rap e . 7 0 Burglary 30 c ?.ggrava4ed Assau~.t 3c ~obbery &, Larcenp heJ.ov~~ $5a 23 0 Larcen~- \ $50 to ~204 17n _ Auto The~t 13;~ Larceny over ~200: ?p 198fl Total Par~ ~. Crirnes ~ 10 , 634 Hor~iczd~ , 2`;, e .&~ Burglary ~7ro ~gg~avatet3 Ass~,slt 3 ~ Robber;~ 6c Larceny belo~v ~50 23ro Larceny ~50 to ~2a0 20 0 Auto Theft 12 a --~arceny o~er $200: 80 _~ -222- Table 99 . ~ CRI`.lE R~LATED ST~.TISTICS I~ SLTRROU?~~ItiG CITIES ~anked ir. O?'G~'I' of Part 1 Crimes /100 , OQO non~sla ~ zon (~980 ) ~ ! ~ CIT.' Part J Crimes per ~0~,00~ pop. 5~corn Of ~'icers per 1000 populatzon ~'art 1 I Criraes ~ per Offxcer Density ~ Populat zan ~'er square ~ mile 1) Santa '':onzca ~.2, On3~ 1. 50 79* 10, 8~.9* ~ 2} Cu~ver C~ty 11,~~9 2.28 S~ ?,73n 3) Cor~~ton 1~,1~8 1.76 63 8,d41 4} Be~,rerlq Hzl~s 1Q,G56 3.43* 30*x 5,66~ 5) Inale~~ood 10,367 1.74 6~ 10,326 S} Los Angeles 9,932 2.23 44 6,355 7) Gardpna 9,9~.2 ~ 1.8Q 5a 8,a32 8) P~.sadena 9,905 1.53 F,4 5,~.12 9} Lana Beach 9,053 1.64 ~5 7,~79 10 ) rianY~at ~a:~ 7,126 1. 68 42 8, 26Y 1~} A~h~:rnbra 6, 792 1.33 57. 8, 47~ 12) Re~ondo 6,402 1.68 37 9,183 13) ~a«ney 5,773 ~.23. 4? 5,46~J Z4) Glendale 5, G7~ 1.3.7~~ 48 4, 5J.0~* 15} Torrance 5r626 1.63. 34 6~5S~ IS} Burbank 5,458*~ 1.56 34 4,589 ~ *h~.ghest ~~~o~G~st Saurce ~ i ~ ~ ~ ~ -za~- - i ~ 1 i ~ 1 ! 1 ~E~~s sEC-~zah ~ ~ 1 ~ ~ 1 ~ ~ ~ ~ 1 ' - _ _-~--_ -224- , NOtJS~~G ,~EE: D5: INTR~Dl1CTIQi~ ' ~'he Noersi ~g Act of 1949 estat•~i shed the natzoral ho~s~ ng gcai af a"dn~ent hor~e and sui tab~ e 1 i vi r~g envi ron~e~t" for every A~~neri car~ ~ famtly. AB 2853 (1980) reaffirms that corrQnon goa~ far the state. In do~ng so, A8 2553 requ~res tha~ ~ocal ho~sing.ele~ents aCdress F-ousing ~ needs and develop haus~ng prograrts for all econor~ic seg~en~s w~th em~hasls or~ ~ow and mod~rate inc~me houseF~oZds and a~her soecial n~ed ~ grou~s. ~h~s Hous~ng n°E~5 sec~~on ofi th~ Santa t'on~ca Hous~ng €~e":an~ • ~ r ~ assesses housing ne~~'s and discu5ses certain housing trends in Santa Moni~a w~rich affect ~he attainment of a decent home an~ su~tab~e Ziving ~ en~ironr,ent by a11. This sect~an toge~her witf~ the Constrain~~ Sec"~on and the Back~rou;~d Data Sectzon, serve as the hasis for the develo~~~,znt ~ 4f J02T5, obj~c~ivps, pol3cies and pragrams ta al~ev~ate i~ousing needs in Santa ~~'on~ca. ~ What cons~~tut~s a nou~ing need? This tern wi17 be broadly defined since, as-it was o~ce said, "the power to def~ne is the p~wer ' to cure." A co;,,~reh~nsive defir~ition allaws for a variety af "cures" or ~rogra*~~rat~ c and other att~:-npts at rec+uc ~ ng hous~ ng r,e~cs . ~ i'he ana7ys~s of Santa Mon~ca's houszng needs ~n regional and laca~ contpxts ir~cl~~es a discuss9o~ a-F ho~sing cendi~ion, cost esca7a}ion~ ~ and other hausing trends which have reduced tt~e nur~ber of ho~s~ng ~rits for,thcse r~hv can ;ea;t a~ford tc pay. 7hts sect~an w~11 conc~~de ~ w~ ±;~ a 5ub-c~ ty analysi 5. Th ~ s ana~ys~ s wi l l er~tai ~ d~ vi d~ ng tne czty ~nto six geogragh~ca~ areas with the i~tent of provi~~ng a m~r2 c~np~ete ~ view of Santa Man7ca's i~ousing needs and probZE~s. ~ ~ ~ - ~ ~ ~ ' ~ i ~ ~ i i ' ' ' ~ ~ ~ ~ ' 1 r -225- n~F~r~~~ru Hfluslr~~ rv~F~s Defining F~ousing needs is a sign~f~cant and complex task. How hausing needs are def~ned ~nf~uer,ces d~rec~ly what ontiors are seZected ta allev~ate those needs. 7he defir~ition task is comp~ex in ~hat there are many quantitative as we~l as subject~ve approaches to nousing need. What are so~e sz~b,7ective vi~wp~ints o~ hous~ng r~eed ~r~ Santa ~'.onica? Numerous organizations thraLghout the city respon~ed to a, request from the P~anni~g Dzpart~re~~ far haus~ng prograr~ suggestions. The se~ected excerpts that follow give an overv~ew of some perce~v~d ho~sing needs in 5anta Monica. 7here exis4s t~e need for: "a mare Sa 4i Sryi ng qua] ~ ty or 1 i f~~~ "exposure and cantaci, wi 4Fs peo~le" "hvusing for our chi~dren an~ our children's chiTdren" "adequa ~e hous i r~g reasonably pr~ ced wi thi n( seni ors ) financza~ r~ear.s" "renovatiar and R~aintenance, whi7e retain~r,g affordab~e ho~sing" "housirg with congregate fac3lities" „~~pOr~un~~'i~5 ~Or Sl1d1~~d 0`r:t7er5h1~7~~ "an end to housing di~crimination" - - "more famiiy hous~n~" . "more ho~s~n~" ' Thus, housing needs can be defired tn tp,~rs ~f who needs hausing anu wF~t are their specific needs within #he fo~lowing ca'tegories: . - the number of units - the number fl f n~w un~ ts (r:et} - type of unit - STZ@ , - CO~;C~ t7011 ~ _226_ ~ , - location - t~n~re (o~rner, ren~er, coaperative~ ~ - d~sign - ne~ghbarhood arnenities ~ - price l~busi ng t~ee~s ex~ st whe~ i ndi vi dua~ as we7 ~ as gove~^nmenta ~ ho~si;~g ~ gca~s are nat met with~n thAse categaries. The major factors ~imiting the ac~l~vement of persanai and goverRmer~tal housing goa~s are address~d in ~ the ~or.s~ra~nts Sect~on and are a7so referenced be~aw in the ~35CU5510n af hausing needs. ~ ~a~STh;G ~~E~DS I"i A R~GI~';~1L CO*iTEXT Santa ~•'oniea`s gea~raph~c 7oca~zon makes it a hi~~Ty desiraST~ c~ty ~ is~ which to live in 5out4~ern Cal~forn~a, its caasta~ site, re~ative~y c~ean air, terreera~e c7imate, ancs conver~ient free;~ray dCC°55 te dc;ln~cwn ~ Los r~r,?ies an~ other r2gional e~~lo;;~ent centers, con~ribufe to creatinq a h~g~ reg~o~a~ ~er;3nd for no~sing v;i ~i~1r~ t~+e rty. 1'~er~ 3s haavy cor~^pet~t~or~ for ~~~ost advertised rentai units, and wrhile r~~r,y uri*s "turnav~r" ~ annua~ly, t~~ vaca~cy rate for a1Z uni~ ty~,~s is ~xt~e~41y low. h ' ~ i~ S[]EC4Y Existing and pro~ecti~e r2s~dents caver a w~de demoarao U.~~~ cons~ s~t~ n~ of a fai rly repr~sentati ve r~~ x'ture af ~he r2gi o~a~ p~~uZ ati or, by incame, ag°, race, profession, and hoUSehold cor~~os~tion, with a so^et+hat ~ higher-pro~ortion of t~e e7derly, s~al~ far~~l~es, and single parsar~ househo~ds. 4SEe Data Section) ~ RegiQnal demand for housing with~n Santa 'tanica is accen~ua~~d by housing and school charac}eristics, employment ava~lab~l~ty and ~ bui~c~ing trer~ds in near~y ar2as. The r-earby deszr~ble car~Tunities of Bren~rrood, Paciflc Pal~sa~es and A4a~iou tn ~he nor~h and northaast cons~st pr~mari~y af higher incame, o~rrner occupi~d, single ~ar~~ly ~ hor~~s, and r~ore 7uxuriou~ and expensive r~ntals with 1}ttle r,eti ca~s~ru~tion occ~rr~ng~ These areas appear less affordabie to low, moderate and ev?n ~ mi~~~e-~r.~:~-e E~ouseFalds, ErF~ich ~ncrease5 the ~em~nd tor ho~si~g ~~ Santa Mon~ca, an~ o~ner nearby ar2as 'r~~~h "afforda~7e" Y~C~SiR~. ~ ~ ~ 1 ' ~ ~ ' ~ ~ ~ ~ ~ ~ ' ~ ~ ~ ~ ' -227- East of Santa Pi~ni~a in Westwood ~s UCLA, a 7ar7~ unzver5~ty 9°~°ra~~~~ h~g~ h~us~ng demand. Westti•r~od appears to b~ 2X~121"ZERCItIy a loss of maderate and m~dd~e zncfl,~te rentals, ori~ar~~y ~n the 4iilsh~re B7vd. area, as these units are being replaced b~ hi~her priced conco~ini u;~s, Th~ s treRd 111C~'@~525 ths demand for afforda~i e re~rtal U~lTtS ~n 5anta C'~'1~C3 a5 1~12j~ d5 'l11 Of~lEl" d1^22S :J'lt~3 COnv~ntE*1t ~OCdt10~1d~ dCCeSS tD 11~L,~. A more d~verse populatzon by ~nco~e and race res~des in the Venice area o~F the City of Lcs Angeles ~mmediate~y south of Santa N'~~~ica. ~o~a and moderate-incone ana minorlty F~ausehoids~ share of hous~ng op~art:~nit~es in the Venice area are 6eing reduced due in part to the nortnr~~rd expans~on of th~ Marina de~ Rey caranun~ty and aisa beca~se ofi the "gentrification" of the VenicQ canal and beach neig~~.ornoodso 7f~ese ~rends pu~ additional ~ressure on thz hc~as~ng r~arket in Sznta Moniea. Education ~s another factor making 5anta ~foniea desira67e in a regi onal contexto 5anta M~m ca sct~ool cf~i 7 dren rate Fii gf~ i n ac~ievemento As rr~n~ion2d ear~ier, Santa tZonica is present7y h~~asing sl ic~ht~y mor2 tF~an (~7 househo~ds} a represerrtat~ve sl~are of .the region's lo:~r an~ m~~erat~ in~or~~ houseno~ds, referred to as its "fair share" a~7ocatifln. This al7ocatian is ma~~ through tF-e Regional Ho~sing A~location ~7ode7 (RHAti) developed by the Southern Ca~ifornia Association of ~overnments. The RHAh! is an econo~ica~ly based analysis of th° f~ou57ng nar~cet at a part3cu7ar point zn t~me. It nu~-eric~;lZy describes ea~h corrrranity's need for nerr units, replace~ent of c~~lap~dated units, rehahi~itation af deteriorated ~nits, and ho~sing asszstance -For lor~-and moderate-incor~e hausehol~s. It aTso 572C'If7~5 a°fair s~are" ~~~~15~T2Rt tD the r~eed for t~ousing assistance in each corrmuni~y. ~ - -- ~ _~z$- i 1 The "fair ~harer' adjus`~mertts ~re d~terr.~ined by an a7locat~an methodology which assumes that a~~ corr.~nUni~ies with~n the SCAG urban ~ reg~on bear a proport~onate responsibi7ity for ho~s~ng t~e reg~on`s ~ow-and modera~e-inco~e ho~sehalds which ca~not obtain s~i~able ho~sing ~ for 25~ af the~r incor~e or ~ess. The "fa~r share" adjustment is eith~r pos~tive, negztive, ar zero, de~ending on the proport~an of ~ hausing assistance ne?ds ~n a glven ~o~-untty re~atiue to those in th~ region as a who~e. As af ]978, 5arta Monica's "fair share" d t i di t t~ h i ld f i f il ~ j~s a rren was zero, rs ca r~g t ty cou oc~s ts u attEn~ion e C on satisfy~ ng the i10U5~ t1~ C0~1C°rnS af i ts resi~ent popul at~on. SCAG `s modei w~ll be di5C~55ed further' in the fa1~o~~ng population a~td tncc~=,e ~ subsect~o~s. , It has been i~ 7 ustrated tf~at San ~a f~oni c~ ~ s p~rt of a r~gi ona~ housing market. The CitY's hoc~s~rg npeds are r~u~~ the sa~re as t~ose thrcughout the region: there is a grawzng shortage o~ artordanle ~ t~ausi ng ; 1 ow- , r~aderate-, and r~any mi ~dl e-i ncor~e househa~ ds have dtfT~cu~ty purchasZng ownership ~ous~ng; there is litt7e new ~ constructicn or ren~a7 units; there is ar6itrary discr3r~inat~on against m3ncriL~IpS~ families with chil~ren, and a~her groups; ard ~ there ar2 prob~ 2~s wi th hous~ ng r~aj r.t: rance and ertvi ranm~nta~ ~U~~ i ty. In attempt~ng ta meet the vari~d 1~ousing needs af Santa ~~onlca's ~ diverse po~ulation, tre problem is not s~mp~y one of pravid~rg a suFficierkt amo~nt of housing, but also ot ensuring an adeq~:ate variety i -~n order to meet changing needs and ~reference5. Because of ~arket and gavernrr~ntal constraints, the ty~es of ~n~ts constructed wil~ ~ probably ~antinue Ea on~y ~rrp~rfec~~y satis`y the mix of E~ousing de^~ar~~ed. hleEting San±a N!onica's housing needs wiii be mcre possib~e ~ if a partn~rshi~ between private and publ3c sectors in the ho~sing market can be ~~vel oped , l~~any of Santa trsani ca's devel fl~ers are res~dents wz~1~ a positZ~e concern far the City. This ~ocal resource ~ shoui~ be ~ro;r~ded zncert~ves to co~~~nue to invest here w~thin the con4ext af ineetin~ the rousirg ~ ee~s af a~1 ec~ro~~ic segments af t}-,e ~ po~u~atZOr~. r ~ -xzg- ~ ~ EXISTI~aG Nfl;:SFPaG ~icF~S 1 Tn~s subsection uevelops est~~:ates of exist~ng ho~;5ing r~eeds. ~ . Ind~cators of need to ba examir~ed ar~ pepuiat~on ar~d e~:ploy^^ent trends, h i k t t d ~ ~ ~ l d h i ~ 1FIC0']p, ous ng s crc ren s, iDU5 1~~ C0~1 lt p?1 an o~s ng C45 5. Ex~st3ng hous~ng needs of spec~ai group5 ti•ri11 be deve~oaed us9ng the~e ~ same in~~cators, 1 Po~uiat~on Santa Mvn~ca's Qo~uTati~n increased drarrat7ca77y fro~ the early ~ pzrt a~F this century into t~e 195G's, with a s~awer rate of gra~,~*_h occurri ng from 3.9c'~-1970. After ~97Q, the groti•ith rate sl oti~Qd si gri f- ~ ica;~tly. The t~.S. CeRS~s (198~) reoorts Sar~ta P~anica's c~rrent popu~- ti t i i li 5 88 314 T h fr ~ e g on nCYedS~ a o , . s f gure re~r~sents a very s t h or~ t~e 1970 GenSUS pop~lation of 88,289. As the Data 5ection ~eriftes, ~ S~n ~a ~1oni ta's po~ul ati a~ has a h,~h prQport7 on af el derl~~, srraT ~ fa*~~l~es and a~oti~f proportiar~ af children und~r the a~e of 14 ~r,hnn ~ cam~ared ~~i ~f~ the r~gicn. The n;~m~~r of housing ur.its has incre~sed from 42,1q6 units in 197u ~ (l~.S. Census) ta an estimated ~6,137 units, {P~a il'111'~C] pznart~~r~t) ;n 1~~1 ,~ ~- w!~~1e ti~e po~ulation R~n~y intreased ny 25 ~er~o~5 from 1~74 to 158+~. 4ecreas~ng avzrage hausehcl~ size and a~ increasing de;;~and for hausin~ ~n Szr,ta hionica ex~7ain thi5 phenomenan. The trend tc:.ard 1 f2~r~er persons per houseY~oi d i s d~.~e to a var~~ty of factors i nc~ c~di ng rising d3varce rates, persons rrarryirg 7ater in life and couples chae5~rig to have feti~aer children, an~' the loss t~Y0~gt1 d~^~Oliti4n5 of ~ ~o:•rer co5t renta~ uri~s for ~arser fa~~~~es,. Santa t~orz~ca's hich 1ar~d costs, encouraging h~gher densities and r~ore expensive res~dential ~ develapment, ~ ~ ' ~ -230- ~ ,, ~ characteristics ger~erai]y unattractive to larger farrilies, can b~ see~ a5 reinforczng this trend tc:~rard c~~cTir~zng hovse~old size. Thvs, even t~tough ~he City's popu'fa~~an ~ias Qnly slightly irtcreas~d in the 3a~t ~ several years, decreasing averag~ ~ouSehold size has resuited ~n ar~ large increase in the nur~~er of ~o~seho7c~s, and a conseq~er~t incre~se ~rt ~ ti~e d2na~d for housi ~g. ~ E~npi oym~nt ' ~ ~ 5anta r9ortica s 7abor force partici~a~es in the em~loy~ent opportunities o~F the entire r~gion. Types of o~cvpations foun~ ~n Santa i~ionica's popu~ation are rz'[a~nd to housi;~g types and cflsts. ~ As ol~~r sma7~ sing~e famzly hc~~,~s and 1a~~a ~pnsity apar~ents have bee~ ren~aced v;itf~ ~igh~r density, more exoe~sive apar~ents an~ ~ condor,;ir~~u^~s, tl~~ cFaracter of tt~~ City's :vorlc~ng far~e ~as cnanged fron o~e wi ~h a larce ~ropartion of blue collar ~~eorkers to one 4:h~re near7y tl~a-thi rds of ti~e ~~;orfc forcp are titihi te col ~ar workers. Fro^~ ~ 1940 to 1970, t~e prooartion of residents ~olding prof~ssionaT, manageri ai , 5a~ es and c~ 2ri cal posi ti ons gr2vr fra~^ 45. °ro to 64.~ ~, ~ an increase of 13.6`~. FE~~•rever, ~h~s trenc~ }~as not held for Sant3 F10~11Ca'S TPit~Qr7t1e~. A5 0'F 147t~, iCinOr'1tZ~5 ar2re 11T1d°rreot^252T;t2G~ ~ ~n prof~ssiona7 and wr~ite co~~ar jobs an~ ov~rreorese~ted ~n bl~e collar jo~s. ~ Another significant trend has been the tncrease ~n rlorzn working outsid~ t:~e i~orre. A fe+i of th2 re asons are mors ~vom2n ~~adi~tg {~o~se- ~ ho~4s as so~ e wag~ earrters, i:~fla~ ~on ~ncreasing the need far tr:o s~tage earrers, and t5e womer~'s r,~ver~~nt. 3et.:~~n ~9~0 and IQ70 t~e fema7e ~ labor force participa~on rate for Sa~ta ~to~ica ~ncreassd ~rom 36.6~ to 47.5~, a ~0.9~ increase. (S.Pi. Planning Deat., Socio-Eco~omic 5t::dy, , ~.974} . 1~it;~ ~r~e except~on t~at r~inor~tie5 have ~rebahl}~ made s~igh~ ga~ns ~ ' in profe~siona7 and white collar err~?~~~~~nt, it is assu~^ed t,hat th~se , ~ ~ -23~- i LrendS have cont~nued in S~nta Mqnica sir,ce 1970 due 3n part to increaseL de~and far Santa i~tor~ca houszng on the part af middle- and high-3ncame ~ persons res ulting ~n decreased availability of ~ower incor~e ho~sing, and increasing housing costs. T~e larc~e a~ount of of~ice space constructed ' recen~.ly in 'i 5anta Monica wii~ probably ensure that white co77ar ~~arkers ' r~crease as a proport~on of Santa Monfca s work farce. ~ r ~ 1 ' ~ ~ ~ ~ ~ ~ ' , ' Income IncQ~e ~is an ~mportar~t fa~t~r in determ7nina tfie number o'F house~olds wF~ich car.not afford the housing t~ey ne~d_ Households unab~e ta f~nd a~fardabl e hous i ng suffer a 1 ack of housi ng t~,oi ces ofter~ resul tf ng -i n overcroF~rding and flverpaying. A high proportion of their incor~e is a7located to hausing, sometir~es greater than -~ifty per cent, ieav~ng insufficient fu~ds for ather needs. 7hese dlfficuities are part ~f the overall ecano~ric and soci al ~ro~7 er,~s most 1~~Ce1y experi enced by these f~ousehol ds . Ir~creas es i n housing costs have general7y exce°ded ~ncreases ~n incar~e in recent years, due ir~ part to cvnstr~ction rates ~ag~~ng behind the demand for new housire ard to loss of rent~i vnits throug?~ der~oZ3tions and canversians. In Santa Mar~ca, the increasing casts of renta~ hous~ng have been ameliora±ed by the Rent Contrvl Charter Amendment, t•rh~ch has a77o~.~e~ rent ~ncrea5es whic~ have been lower than ir~creases in est~rr~ated County mAdian income. (See Sacicground Da}a S2ct~ an .} Ko°~;~ever, i ncomes i n San ~a 1~oni ca, especi a71y ~ar i ower--i nco•~~e ho~seholds, may nat have ke~t pace v~rith the e5timated County r;~ed~an inco~~2. The pr?va3ling high cost of hausirig re~at~ve to income prev~nts vir~u~~l;~ all ~a~--a~d mad~rate-~ncar~e and many r~iddle-ince~ne F~ouseholds fro:;~ bec~r:~; ho~eo,•rners and from find~n~ af~Fardable ren~a7 units. As pr~ces irlCrea52, fe~~rzr househo~cs are ah7e to afror~ the F~ousing they neEd, and mary arz forced ta spend a larger ~ercentage of thezr income on mor~gage ar re~t pa;m~:~is. State Housing Eie~ent Gu~~e7ines and AQ 2853 make specific mention of hous i ng needs of 1 o~rr ar~d moderate i ncor~e hauseho~ ds . Low i ncom~ fami 1~ es are g~nera~ly defined as those 1:hase ~ncor:~ da not exc~ed 80°0 oT the are~ (ca~n~y) med~a~ incorne. Moderate incor~e fami)ies are generally defined as those families whose ~ncomes fa77 bet~reen 8Q-120m of the area median. tCal~~. }~ea~th and Safety Code) The area median income for Santa Monica is based on the med~an ir,cone for Los Ange~es County established per~odical~y by the ~epartment of F;ousting and C~~::ani ~y Deve3opr~ent. ' ~ -232-- As af 197D, a~.I~ of the City's households werE low- or rraderate- ~ inc~~e. 42.3~ w~re ~ow-i~1co«~e, and 27.3~ w~re madzrate-incame. ~See 8ack- gr~una DaEa 5ection). ~ SCaG esttmated 8,677 Tower incame house~olds needed assisiartce. Th~s estimate is based or~ SCAG`s concepL of "in2ffective ~ demand," the number ofi 'lower income n~useho~d5 whi~h Cannot afford market- rate hot~s~ng w~t~o~+t ~ayinq more than 25~ o~' tt~eir inGOme, TniS substant~al ~ port~on of Tow-~ncome residents r~eediny assistanc:e causes t~~e ar"foraab~l~ty prabiem to take on serious di»~en5ians. PJot only do these res~de~ts ftna t~emselves in a"rent squeeze", but those ren~ers ~es3rinq hame ownersnip ~ are inereasingTy unabi~ to affOrd 1t. Of these 8,677 househo7ds ne~ding assistance, 3,b97 were elderiy ar handicapped house~eTds, 4,537 were ~ s~a~~ far~~~y househvZds {4 or ]ess persans),and 443 were iarge fa~ily householas (5 4r marE persons}. 1,232 of ti~e to~a~ need~ng ass~stance ~ were minor~ty households~ whT~e 3,462 househo~ds were femaje-headed housenolas. It i5 c?e~r from these fig~res that eTaeriy and srrali fam~iy housenolds accou^t for mo~t of Sarita ~lonica's ~ower-~ncome househoTds in ~eac# of ~ ass~sta~nce, and that a s~zeab~e ~ar~ion of ~oth t~ese ~rLUPS are ~au5e~o,ds headed ~y rnma7es. ~ ~able l0a 01vER i Gh?~ EH DS ~ ~ • L NC H JS G~ I^t NEED OF ASSISTAyCE ~ ~j.~,,~rR h~~ z ~. Eiderly-~~sabied 3,697 4 37 ~ ,~ Sma71 Fa~~ly Large Fam~1y 443 TOTA~ 8,677 ~ P~UMBE~ (vu#. o~ ts,577) FemaZe-Headed ~4ouseh~Zds 3,462 ~ Minorit~es 1,232 TOTAL 4,694 ~ Sourc~s: 5authern Cali`ornia A~ssociat~on of GoverR~rents; ~ Sdntd MOr11Cd P~anning depar~ment. , ~ ~ -233- ~ ~xzst~ng uousing Stock--Trends ard Ir~~acts Santa E~~anica's current ~ous~ng stock C013525t5 of 45,I37 un~ts. Y6.E°= of these un~ts are sing7e-fami7y, about 4.4a are condominiums, 0.6~ ma~iie ' homes, and the remaining 78.2~ are mu~t~-fami7y units. Over the last ten years, the comPosition of the City's housing stock has changed significantly. ~ There has been a steady ~oss o~ single-ramiiy ho~res, dupiexes, tripiexes and fourplexes. These ha~~e been re~7aced by higher der,s~ty apar~ment ca~r:piexes ~ and expensive cflndcrniniums. Over t~e 7ast 5 years, the major~ty o~ ne~.~ units built have be°n candom~niuns. Trends wh~ch have reduc2d the nu;~!ber of 1o~,r and mcderate inco~ne housing uni~s are exami~ed below. These tre~~s ~ lend suppflrt to the felt need expresse~ ear~~er for "mare ~ousir~g" as wel~ as °more af~ordable" ho~sing. It is noted that tt~e C~ty's Rent Ccr.trol ~ la,;, passed in I979, has had sign~ficant effects regard~ng limiting rentai payr=ent increases, and reduc~ng the nu~:~ers of remova75 through demo~it~on ~ or conversion. The Rent Contro7 iaw has thus 57owea overall trends reducing "affordable" hou~ing in the City. ~ DeTOlit~on5 a~,d Conversions In the mortf~s preceding tF~e t~ro rent contro~ e~ections in 7978 and ~979, a large n~mber of renta~ units were dera~~sFed or converted to con~orriniurrs. ' 7E~e net effect of t~ese conversions and demol~t~ons ~as been a redGCt~or, in the City's rentaT _hor~sing stoclc and the displacer:~ent of thousands,of ` tenar~ts: in 1978 and ~~79, i,Q80 un~ts, or almost 3~ of the mu~ti-famiZy r~on-condorrinium ~ni~s in the C~ty, rec2~ved fi~al tract maps far conversior, ~ 0~ ta Gor~~'~~nium5, and in th~ sar~e ty;o years ov2r I,294 u~its, or o~s2r 2°~ ' the City's un~ts, w2re der~olished. If it is assuir,ed that roughly ~0°~ a~ these 2,374 units were unoccupied {rouGhly double the 1980 Cens~s unoccup~ed ~ hausing rate~ and th~t the average nun~er ~f ~er~ons per occ;:p~ed ho~set~a~c~ was bet~:leen 7 aRd 2 persans, these actiors may ha~e d~sp~aced bet,•~~en ro;:ghl; , 2,0~0 and 4,OC0 tenants, and cou~d i~ave res~lted ir~ the removal of units for~ that many prospective renters. It is noted, h~tilever, that some os t~~es~ ~ units may r,ave been ovmer-o~cupied or uninha~itable, or that sa~~~e ccr~~1~+"=ed un~t5 may have been purchased by the tenant-occupant. ' Many lorrer cost rer~tai opportun~ties were lost as the demali~hed ani45 are being replaced ~rit~, condom-iniums rare7y costiy less than ~120,0~0 ar,~+ ~ typica~ly in excess af ~160,0~0. Most moderat~-incor~e ho~s~holds (those earnirafrom 8p°' to 120" of the Caunty rrtedi~n income), let a~on~ lo~v-incc-~ hocaseha7ds ~tf~ose ear;~ing iess than 8C=: of thp Co~nty me~~an ~nco:~e), car.nc* ~ afford these prices. ~ ~ -234- M ile Hom P rk 1 su ~ ob e a C a res va~ile ~ome parks provzde re7at~vely low-cast housing oppcrtun~ties. ~ ~or example, a mediUm-51Z°d s~ace at a Toca1 paric cvrrently rents for abo~t 5130 per nontn. Ther~ are presently 286 ~ob~le hames in two parEcs ~n ~ tne c~ty. Dur~ng tne period 1975-I98~, se~eral mobile home parks c~osed, , with a resultant ~oss of 331 r~obile horres and ~he arvaab]e d3splacerent af 300 to 500 persons. Most of ~hese occupants were permanent res~~en~s d th t~ ll t Si t i k th ~ ar r~n ers. r~ce n~ng par e vacan~y ra e rema s is essen a y e t~ zer~, and no new parks have been created, most of these perso~s were ~roaably forced to Ieave the City. ~ ReSt Nome a-~d Nurs~ng hEome ~ecl ir~e The number of ~erson5 in rest homes and nur5ing ho~es has declined ~ from 2,380 in 1975 to 1,736 in }.98I, a drop of 644 persons. i~n~s decl~nz ~s not related to the r,eed for these t~pes of establ~she~ent~, but ratner ~ ~s d~e to severaT homes hav~r~G ceased the~r operations as state reguTa~~ons ,nave mac~e ~t d~fflcu~t '~o opera*e these homes at a profit even thoun,h mary receive 5ubsta~tia] state ~ayment5 for th2ir services. Most rursi:~g ana ' rest ha~nes are at caaacity and have wait~ng ~~sts. clin Rzc and ~~lte in ~ g r g y A usua~ly rel~ab~e trend for t!~e provis~on of a portion of low and snaderate income 4~ousing ~s t~e "fi3±ering down" process wh~ere~y farmer~y ~ ~igh income un~ts become low income un~ts as high ~ncO~P househo3ds reiocate. Th~s process is not occurring sufficiently in Santa Monica or the region to ~ aff-set tfi~e reduct~on ~n ~ow an~ moderate incrme units res~lting €rort otiier trends described in this subsection. This 7ack of f~lterir~g down is du~ ' in par~t ~a the h~gh iocatiana7 des~rability of Santa Manica,to increas~ng costs wnicn force househo~ds to reraining at their c~rrent ievel ofi housz^g ard ta 3ow regiona~ housiag product~on. ' Units ueld Cff The Market ~ it has beer~ spec;~~ated by same persans that s3gnificant n~mbers of rental ur~~ts are being neid off the market as Iand~~rds c1a~m they cannot ~a~ce a prof ~ t on al l ow~~ ex~ st~ ng rer~ts . Whi j e mast af th,ese u~ti ts resra ~ n ~ vacant, sor~e are put to cther uses. Tne practice of holding urits off th~ market reduces the supply of ho~5ing ard i~creases the demand for avai7able ~ urits. As a resu~`~, this trend may have an inf~ationary effnct on rent~l urt~ts exem~t fr~m ihe rent control 3aw. ~ 1 ~ ~ ~ ~ ~ ~ ' ~ ' , ' ~ ~ ~ , ~ ~ ' -235- Parcels Bu~}t to Ca~~eity There are a significant number of parceTs not bui3t to their full capacity ~n the Ci~y. In a~dition, deve~opers have not aiways built up to what c~rrent zoning d~~IDWS. H~gh prof~tabil~ty of ~arge luxury condo- mini~ms ca:~p~ed with str~cter bu11d1ng requ~rements partly explains tfi~~s phenomenan. . . -- - -------~ _236_ ~ aiscriminat~on ~ ~es~~ t~ pos~ t~ ue chan~es ~ n a~ti :u~~s d~1d ~'~W5 s hou5 ~ r~g ~f s~ri:~- ~ i n~ yi an by race, nati ona'I ori g~ n, ancestry, re~ i gi on, age, sex, r:ar~ ta~ status, ~r~gnancy and ~hySicaZ dzsab~7ity continu~s to ocr.~r. In Santa Moni ~a ~ r~c~ denczs o~ age di scrir,~i nat ~ on, ~ nvol v~ ng ,`ami l~ es ti~i t;~ chi ; dr~n ' ~ and ~re e1d~rly, aYpnar to predam~nate accord~rg to re~ent S4~LIS4~CS prov~ ~ea by 4he 4:ests~ d~ Fai r Hous~ ng Co~nc~i 1 on re~or ~?d cases ~t ~ t~~ SC rl Ril T~ct'10~f . _ . ' ~ _~ver 15;; of Santa Pio~~ca's po~;~Zat~nr~ is 11 years of age ar y~~r~qer, whi;e I6.Y% arp 65 y~ars of age or old?r, ~ousa~olas Lrith chi~dr~R cr~ th4 e1 derl~ are m~ch ;~are 1 i[ce~y to cvergay, avercra~.~rd, er ~ i ve i n ~ SU~~ :~'.1~3C'C{ C'?:^.di ti c~S ~ and are CO[l~nr; ~''~ ~?G~ 1[1 8. ~2L! d:"2d5 Gr ~fl? C1 ~i.~ e ' D~SCI"1i'~111u~1~~1 b,~.5°~ Of~ ~•ace or ^3~i0i1d~ Ot'lE~'fTl d~SD CD~]t~T1L'~S ~D ~i~ ~ p3^G`J~2;11 7~1 5~71i,Z 1''~On?Cd. ~3T t~75 regard i't 5~0'J~~ b~ nGt?~ $~1?t ~ the ry, ~~n `s ex 4r2~e ~y ~~ gnt haus~ ng s~ ~~a 4i cn ar:d concc~n~ tan 4 3 c.~ ~a~~nry ra~~ r~kp ~t "easier" to discrir~9ra~e w~~hout ap~earing ~~ c~ ~ so. Dt ~crir~~ r,~ ~ory pract-i ces range -~ra~ the minority person fai sely be~~ ~ ~~~d ~ ur~i~ is n~t ati~ai7a~7e, being shcwn or ~nfo~~d or" ~ess uni ~s ttian a ti•rhi te pe~son, bei ng q~o ~~d a n ~~h~~ rent ard~c~ f~3 g^~r ' security ~~~os~t, to be3ng ~r;a~ed a s~g~:~ficant~y longer ti~~ fQr a credit check, be~Rg quoted stiffer credit requ7rer:.erts, ar,d be;ng , q~o~~d Iess preferentiai lease terns. Sim~lar t~ the experience o~ _ fa~i ~ kes with r~inor childr~n, ~r~ a hou~~nc~ narket where sa~e prvp~r~y , owners practice d~scr7mination, the en~ire hou~ing market is not open to the r~ir~flr~ty ap~~icant. This ~n Q~fect creates a housi~g s~artage ~ of eve~ greater pro~ort~o~s for m:nority eerS,ns. Approximately 2~ ~ o~ San 4a t•?~ni ca's papu~ at~ on are r~embers of ~ rac~al ar ethn3c m~rorzties, (Data Snctian} DiscrTm;natory practices and econe~ics have cantributed to the cancentrat~on o~F m#nority ho~se- ~ hcl d~ i n so~ ~hern ~~rt3 ans of the Cf 4y, wh~re 1 o.rer ~ r~ca^2 hoasenol ds ' prpdo,~iaa~e an~ t!-~~ need for ,5ous7nc~ re~a~i~~'t~~~on is great2st.. ~ ~ ~ ~ ~ ' ~ ~ ~ , ~ ~ , ~ ~ ~ ~ , , ~ ' -237- Eiousina Cond~tion HoJSehalds occ~pyir~g sLb;tandard units have repd for ir~proved hc~sir,g tY-roug~ re'~abi~~tation, replacem~nt of tne un~t, or re7ocat~or, of th~ hou5e~a7d. So~thern Ca7ifornia Association o~ Goverr,ments Ci°r7 n?S ~~SJbS ~d~lG'cT'~i'~ dCt~ "suitable ~DY rehab~ 1 itat7on" 8S ~p~ ~ OW5 ; S~bst3n~ard - i~ Hous~ng does not pravide safe and adnyJate shz~ter and in ~ts prese;~t conclit~on en~z~rers thp .~~a~t~, 5afety and we~7-beinr~ of the occupan+,s. Hc~:s~n~ s~ould be rep7aced w~th safe and a~equate shelter; or 2) Housi~g h~s one or r~ore dAfects of ar in~~r;~~~;ate nature ~F~at must be corrected if the un~t is to prov~~e safe an~ adequate she~ter. SU1t8~7E r01^ Rehdbi Z ~ te±7 Or~ HousSng has on~ ar r~ore dzfects of an 7rt~n~~dia~~ natUre Lhat r~cas~ be corrected if t~e ~r~i 4~s to pro~~i~e safe and ad~q~~te sh~lLer. In I978, SC~G estir~a~ed that Sarta 1~~on~ca 1~ad 6,703 su5s~andard uni Ls os w~i e4~ 5,51fl (~2~ o~r a7~ ci ty uni ts ) were sui La51 e far re#~~a~~ ~- itatEon, Of the 6703 s~~star~dara Uni ~s, 6,46~ Y:ere 5~~st~ndard r2n~?1 uni ~s , or' -•r~i cn ~,DY2 Lrere sui tab~ e far rehabi ~ i tati on, SCAG's estimate may be inrlated since age af housing was ane of the most im~~rta~t variab7es ar~~ cor~Linued mainter~ance was ~ot considered. Other zndirect me~sures of condit~on are un~ts ~acking sam~ or a3 ~ p~ ~;;ihi n~ ~a4i ~~ t~ es ar~d ov~rcr~~~1~i ng of the haus i ng un i 4 r:zas urzd by persor,s per roor~. P:eitner ~~;e 7ack a~ plunbing tac~lites ar over-- crowding ~s found to a significant degree in Santa i~onica. ~fawever, sra17 Goncentrations af un~ts l~ck~ng some or a77 p~ur~bing were fo~nd in census tracts 7019 and 7018.01. Sir~~7arly, thouah overcrowding is nat a r.a3ar prabl e~- Ci ty-wi de, am3ng ltll T10T'1 ~y ~1Dt~5E'~10~ U~.~3~ pro~l e:r ti s ne3r7y three tinps greater, 7he Data 5ectzon elaboratps f~r~~er or th~se ind~cators, ~ -a~s- ~ Ov~ra~~, then, the C~ty`s n~using ~~ock is in good con~3t~on w~*_h a~a~r7y h~gh leve] of ~isibie ~rair~t~na~ce. E~en so, there ~s a s~gni- ricant patential for deter~ora~zon since a suosta~t~aT number of un~4s ~ are 25 years or o~d~r. '~litho~+t contirs~ed r~goreus r~air~ter.ance, ag~ng ha;~s~ng ccauTd become a mare signsfican~ ~ndicator of naus~ng needs. , h0USl11g C05~5 E l i ~ " ' , sca ~R~7y 51[jT17 7Gc~lt T at on 117 h0U5lTtg COStS 35 aTl 7nGr2a5 Odd- block to fu~f~T~ir.g ~+ous~ng r~ecs. ~~g ~ rental cc~sts are cr~t~cal to t'r~~ 8u;. wno rert, ar3d h~g~ perrchase costs maic~ it d~fficu~'t for many ~ renter5 des~ring to become owners. Recent data on housing costs snow in~reases in both rents and pur~hase ~ casts. Costs a;~pear to Le especia7iy high for new own~rs or rentprs o~ new condominiums and units 2xempt from the Rent ~ontrG~ Law. Beycr~o ~ rentai or mortgage payrr~ents, there are add~tiona~ cost5 whie~ are partieu~ariy ~~rdenso~e to 1~«er-incor~e ~ersons: property taxes, ut~l7ty b~l~s, ~ d ~ ~ ma~n rrov7ng cos enance cests a~ s. ~ i L 1 _ f i i 1 ~ ~ ~ -239- ~ It ~s nated, however, that the 5anta Mon~ca Rent Cor~tral Charter Amendment places s~~nlficant restrictians on rent ~ncreases for an est~~..a~~d ~ 30,000 controlled rental ~nits, resu3ting in Iaa~er rent increases than mieht otherVrise ~ave occ~red for mar~y tenants. ~ Even und~r the FederaZ SectZOn 8 Renta~ Subsidy Program, ren~a7 ~ units are not always f~nancialIy access~bie to t~e low-and moderate- i inco~e ~am lie5 who need them. ~or ex~st~ng as we~l as new units, ~he ~.5. Department of Housing and Urban Deve1o~ment (HL'D} esta~lishes a , "fair market ren~', w~~ch is the maxim~~ a7Iawable rent a land~ard can charge far a~nit for that un~t to be e7igib~e for Section 8 ~ ass~ s ~ance. The fo~lawing ehart shows rert ceiiir~gs for the existing 5ection 8 ~ program. Rent2rs p~y cap to 25~ of tl~e~r ~ncom~ wi~i3e ~UD makes uo the differen~e. As t[~e Eons~raints ar~d Data Section e~aborate, rents iri i Santa l~~~ni ca often exce°d these maxi~r,um a1 ~ owa~l e re~ts thereby ~ 9 mi t~ r~g the rtUnber o~ uni t,s whz c~ are eI 1 gi b~ e as Secti on 8 u~-i ts . ~ T bl a e l0I 1/$~ Fai r h~~rket Rent Cei ~ i nas ~ ' Existi~e Sectian 8 ~r~ar~m , ~ ., , 't ~z x~mum A1 ble R nt* Ur~~ 5 e Ma lowa e ~ _ 0 Bedroom $241 ~ 44 L~1 ' 2 " 343 - " 3 42i 4 " ~09 ` * Includes utz11t1es Further d~scuss~on of t~aus~ng ~ost esca7ation ~nc7uding construction ' costs can be ~ound in ti~e Constraints a~d Data Sect~ons. ~ ' ~ ~ -240- ' ~ ~ Spec~al Housing P,eeds The following ana7ysis of soecial hous~r~g r~eeds descr~bAs certain i gro~ps' c~aracteri~~ic~ wh3ch i~ave irplicat~ons for hausir~g program des~gn (5tate ~fiCD ~irective, 1-28-81}. A more c~mp7~te ex~osztion of ' the census data describi~q these grou~s is ~'aund ir~ the Qata Sect~on. ~ E~derly In 1980, lfi,4ro of th~ City's poQuZati~~ +~a~ over age 65, a high , percentage compared ta Los Angeles County as a who7e. The elderiy have spec~ a7 ho~as~ ng prob~ e;ns . Many ~ave very I imi ted fi nar~ci al resoUrCes ~ rraking them especia7ly vulrrerable to increas2s in the cost of housing. A~SO, n~any suffer rrom physica~ disa5i13tes which ~i~it their ~haice ~ af hcus~ng. As s'r.own earlier, t~e nuT~er of nursing and rest homes and mo~ile hame ~arks has dec3ined, Further, the limited number of re5id- ~ encps for act-i ve, ~r:bui atory el derly are very cos ~7y. Conver,ient access to ~~b~ic trans~ortation, shopp~ng, and recr2a- ~ t7ona~ fac~lit~es ~s inpartant for nost e~~erTy persons due to Tower au~ornobile ownership and 7icznsed drivers ar+ong the elderly. These , factors coup~ ed wi th the typi cal ly srra~ 1 house~,o~ d si za among tfi~e eld~rly ind~cate that small, ~ess expensive units that are easi~y ' accesszble physzca7~y and ]ocationalty are needed. ~ Disabl~d ' According to a SGAG est~mate, approxi~;ately 7~ of Santa Mar~~~a's , ~opu~ation ~s b~~nd or atherwise physical~y disabled. ~'he design af most new housing, however, fails to take into Gor~sideration the specia~ ~ r~eeds nf tE~e di sabl ec+, esgeci a~ 1y those wha are confi r~ed to wheel chai rs. The size and placement of do~rs, stain~ays, bathroom fixtures, and ot~er- ~ features, i im~ t access tfl ar~d wi th3 n hous~ ng ur~~ ~s for such persons. The ]ocatior~ of housing designed far thE disab7ed ~s also crit~ca~. ~ ~ ~ -241- ' ~ ~ Gonvenient access to pu~lic transp~rtatio~ equipped with facil~ties ~ for the disabled, and to shopping ~ind recreatianai facilities is tmportant. ~ Minor~ties Appraxima±ely 22~ o~ Santa Monica's population are mem~ers of , racial or ethnic minorities, Of this po~uIatio~, an estimated ls~ is Hispanic and 4~ is 67ack. jiost minority hauseha~ds are concentrated ~ ~n a few areas in the sout~er~ por~zon a~d ~ear the fireeway, ~ piscrimina±~on, loaler incomes and ~arger ho~~seno3d size, to~~~~er w~th a~ac~ of large, affor~able ~ou5irg uri~s, or unit~ w~~c^ ar~ dps~g~ed ' for ch~~dren, iimit housing chnices for many mir,ot•ity mer~bers. Lo~~ler cc~s~s renta7s, home ~'E!~ab~li'L~t~o~, ana homp purcnas° oppartunit~es ~DC2~?~ througnoui the G~Ly are needed by th~se f~ousehaids. Convenient access ~o , p~o~;c trans~ortat~or, shopping ar~d recreation ~s also imaortant. I~ ad~it~cn 5par~sh lan^yuaae inforrratian regarding hou5ira pragrams is sometimes not ~ ava~~a~le to tE~e h-is~an~c Co~mun7ty. ~ . ~arT~r~orkars 7here i s no 1 and zor~ed for agri cU~'~ural use i n San~a N]on~ ca and , little agri~u~tural activity occurs in areas near San~a r,on;ca. Ho;aever, an est~e~ated I3•p ~-f S~nta Monica's po~uZation is Hispanic; ~mT~grar~ts , fro~n I~~exi ro seeki ng f~ rm work r~ay use hous ~ ng i n Santa ~for-i ca bet~~eer harvests or as a temporary sto~ en ra~te to agric~7t~ra1 areas ~n Sou~h~~r;i ~ Cz~~tcrnia. The exte~t of th~s phenor~non ~s not docu+~ented. Spa;~ish ]anguage infornation regarding hausing avai7abil~ty may ass~$t these ' im~nTgrar~~s in locat~ng te:nporary housing. , feTMa~e-f~eaded ~lause~~Zds ' SCAG es ~ima~~d that 3,4fi2 househoZ ds Zn Sar-'ta N4~~zca w~re ' headed by fema~es and ir~ roeed of [~ousing assistance. Local da~a sources ~ _ ~ -242- ~ ~nd~ cat° tt~~t th~ s nU~„~er r~ay be evnn grzater. Th~ typz ca7 ~~u~~nt ~ ~t San~a Mon~ca ColleCe is a singTE~ fer~ale age 29 ~rith on° chtld_ ~Jne third of a37 Sa:~ta 1~~nica scho~~ c}~.i~dren are ~ror.r s~ng~e parent ~aus~- ~ h~l ds, af ~~rh i ch 50 a are ~FeTa~ e~~a~ed ~iouseho7 ds (Santa f9on i ca Un i fi ed Scf~aoT Di stri ct) . Tn~se f~ouseho~ ds are oft~n ~haracteri zed ay ~ o}a inccrr2, large househ~i~ s~ze and are fr~q~ently m~,~b~rs of r~cial ~ and et~nzc minorities. ~he pract~Ce af discr~:nina-ion ir~ rentzT hausing agazrst ~hi~~ren ' has a gr~ater irpac~ u~on fem~~e headed ~ouseho~ds due t~ ~o;~Qr ~ncora2~ an~ i.~e i r~a5i 1~ ~y to ~Lrchase hc,~es. Lo~al ordi nantes ~roh~ bi t di scr~~~~- ~ inw~to~ against fa.^i~i~s wz~h ch~ldren. ~ven s~, 4h~ pract~~e cantlnues anu I ir~i ts the }:o~s-i ng a~portuni ti es for fen~~ e-h~adad f~ous~ho~ ds . P1 ay ~ ar~~s as w~~1 as day care faci~~ties ~oca~~d in ~r nearby large affar-~abie ~~~ ts are ne~~e~ b;~ 4~ese t~o~r~e~a~ ds . As wi tf~ others spec~ al grou~s , ~ acc~ss ta p~~~[~c ~rc;~sporta~ion, shvpp~ng and recreat~cnal faciZities is need~d. ~ ~arQe Fa~3~~es In i97Q,,2I; of the papulat~o~ ~nere cged i8 or Tess ~r~ 5anta i1or~~ca. ~ Ir~ I9~0, t4~3s group included a~~y 17~ of the popt~+a±son. Fam~ties ,ritn ~hi~dre~ 'r.ave s~ec~ai housina needs. Larye f~mtlies, particu7arly ~o~~er ' irrome hou~enalds, need ]arg~, afrordab7~ untts ta avoid over~r~tiYding ard averpayzng. Children requira pZay areas, workirsg pare~tt5 nEed Con<<enzent ~ day care facflit~es. ~iousing discrimination ~gainst fam~i~es witf~ cfi~dren, dec]ining b~rth rates, r~sing hausing costs and the removal of rental ~ un-its for fami~ies with ~hi~ldren are for~es w}izcn dts~ourage fam~i~es from rema~ning or iacating ~n Santa Monica. ' ~ i ~ t ~ -243- ~ 5-Year Hou~ing Goals Th~s section disc~ssed needs for new CorlStfUCt70n and rehabilitatzon. ~ According t~ the Southern Ca~tfornia AssQC~at~an of Governments ~SCAG~ Reg3ona7 Housing A3lacation Mode7 {RHAM), the City is providing ~ts fa~r ~ share of regianal ho~s~ng. ~he SCAG numhers 3ndicate, however that the existjng resident po~u~atzon of the City i~a~ substant~al ~ousing needs, both for rehab- ~l~tataon and ho~s~ng a5sistance to eliminate over~aying. It would be very ' difficult for tr,e City of Santa Monica to meet a~i of 'the ident~fi~d needs in a 5-year per~od, s~ it is assumed here that the total needs wi17 be addressed ~ over a 1Qnger per~od of t~me. The following prov~des an analysis using this as5u~m~tion. ' Rehab~l~tatior Ne~ds ihe 1918 Regional Hausing A7location M~~ei shaws a total of 5,229 ur~~ts ' ~n the City suitah~e for rehabilztation, ~f which ~87 were awner-occup~e~, and 5,042 were renter -occup~ed. In addition, there were an est~rrated 1,474 ' substandard ur.its whzch were 5u7tah7e far demol~tion according to the HAP, w~th 51 of these bei~q owner-occupied, and 1,423 of these units being renter- occup~ed. ' Tne Housing Assistance Flan, wrricn was prepared to satisfy Federa7 requ~rements, i5 general~y used to deve~o~ housing program goals. The stanaard goal wt~icr is ' used zn this system ~s to meet 3~ of the ident~fiea needs per year, or 15;~ of ~cY~e nepd5 over a~-year peria~. This standard is used here to de~elap tri~ 5- ~ year housing goa~s. Usir~g the 3~ per year gaa~, a tata'E o-F 790 units should be rehati~itated , over a 5-year period, or 158 un~ts per year. 5 to 0 owner-occupied units s~ould be r~hab~Iitated each year, an~ 152 renter-accuA~e~ un~ts should b~ ~ rehab~7~tated eaci~ year. Ir a~dition, 44 units per year, or 221 un~ts over a 5-year Qeriod should be replaced due to their substandard condition. Table summarizes rehabil~tation needs. ' 7abie 1~2 Rehab~iitat~on Needs ~ Annual Need 5-Year Need ~ 4wner 5 3fl Renter 152 76~ , Total 15$ 790 iVote. aue ~o round~ng, actual needs are sl~gntly ~ower. 5ources: So~tt~ern Cal~f. A550C. aT &overnmer~ts; Santa Man~ca Plann~ng ~e~artm°nt. ~ - -z~~- Nouseho~ds Ne?di,ng Ass~stance The ~HAM also shows the number of iower-income ~ouse~olds paying ~nare tha~ 25~ of tf;elr gross income for ilouszng. The R~P,MF ~nd~cates that there tivere 8,b77 s~cn l~ouseho~ds in Santa Monica, flf Lhese, 182 househo7ds Qwned the u~its ~hey lived in, the 8,477 ho~seholds rer~ted. Tab1eI03 provides a furti-~r breakdor~n of the data. Tab~e 103 Hous~ho~ds Needznq AssTStanca ~ma71 Sma~l Elder~y -=a:nily ~ami7y Tota3 O~rr~er i01 69 ~2 I82 Renter 3,596 4,468 431 8,495 TotaT 3,b97 ~,537 443 8,b77 Source: 5out!~~rn Cal~forna Pssoc~ation of Governr~en~s. ;ne RrA,f~ n~m~ers also ShOw hnu5~rtg assistance needs of various lcwer-~ncome hcGSeno7ds in the City. ~'he 3" ~er year formuTa provides an ind~cat~on of 5-year needs. Using th7s formula, ap~roximately 1,300 houserold shou7d be ass;sted ir~ a 5-year period, or 260 per year. 7ab]ES104 ancf145 show anrua7 and 5-year assis~ance needs. Tabie ~04 Assistance Needs oT LowerrIncome E3wner Ho~Sseholds Anr~ual Need 5-Year Need E1derTy 3 15 Sma11 Fam~~y 2 1Q Large FamiTy 0.4 2 Tota7 5.4 27 4at~: ~lue ta rounding, actual needs ~ay be slzghtjy ~o~er. Sources: SCAG, Santa Manzca Planntng ~epart€rent ' -245- ' Ta~ie 105 ~ Assistance Needs of Lower-Inco~e Renter Hou~eholds ~ Annual Need 5-Year Need Elderly 108 540 ~ Smaj~ Fam~ly i34 070 ~arge FamiTy 13 65 7oLa1 2~5 1,275 ~ Note: Due to ra~nd~n , ac*ual ~eeds ma be sli ht~ ~awer 9 y 9 y 1 Sources: SCAG, Santa Mon~ca P1ann~ng Dep~rtment. ~oderate and high-income ~ouse~olds may also have housing a5sz5tance ~ needs. However, data is lacking concerning these needs. In addition, ~ecause of higher income, these ~ouse~olds can exerc~se cansiderably more choice rEgard3ng ~ their housing than can lpwer-~n~ome househo~ds. If the City ~s to mainta~n its eCOnom~c divers~ty, in add~t~on to meeting ~ t~e n€ed~ identif~ed t~rough the HAP ana3ys~s, there would be a need ~or hous~~g develaped ~n the City to be affordabTe to inco~e groups ~n pro~ortion ta their , percentage ~n the current populat~on. ~sing 1470 Gensus ~ncame data, this wouid ~ndicate a need for about 29ro of new ho~siRg to be a~fordable to very 1aw-income ~ households, 13~ to low-income househo~ds, 23~ to moderate-~nccme househo~ds, ' and 35~ to high in~ome households. The needs disc~s5ed above could be addressed in a n~mber of ways, through ~ efforts of both the private and pubiic sectors, The Programs Sect~on ~1SCU5525 existing housing programs, and ~roposed rew programs ta ~eet the identif~ed ~ needs. It is also noted that due to a variety of factors, inelud~ng popu7atzon changes, ~ncome changes, demolitions and new cvnstruct~ons, Rent Control, rea~ ~ estate market changes, and var~ous government programs, ha~~sing needs may have changed since the RNAM base data was prepared. ~ Growth Needs In 1982, as part of d new Regionai Housing A1]otatio~ Model (~HAN!), tl~e ' Sauthern Galifarnia Association of Governments (SCAGJ develaped an estimaLe of Santa Monica growth to 1986. The RE~;;M growth companent is discussed here. ~ ' -246- Included wsthin t~e RHAM growth est~r~ate are thE goais or acn~eving a~: uverali 3 percer~t vacancy rate by ~486, and of replacirg a31 housing un~ts demoi~shed through the recyc3ing process. The RHA~~1 also a37ocates new n0~51~1g unit~ by income category, dzsplay~ng both a regiona~ and a City d~str~but~on. The RHAM estimates that 900 ho~sehoZds wi~1 be a~ded between 1981 ard 1986 attr~butab~e ta both pr~vate- ar~d ~ubZ~c-sectar res~de~tia] develcpsnen~.. The ~NAh1 a35a st~ows a rteed for 824 hot~sing units ta be developed to achieve an overa]1 3o vacancy rate, and 480 ~nits to rep7ace units demo~ished because of recycling. Togetf~er these three components est~mate devel~pment of 2,20~ rew hQ~sing un~ts between 1981 and 198b, and a net increase of I,724 un~ts. TheSe ~u~bers are dzsplayed in the Table 5e~aw. Table 106 RHA~I ~stimz~ted Growt~ ~00 'Jew Unzts (pr~va~e & pub~ic sector develapment) $24 New llnits (to achzeve 4es~r~able vacancy ratA) ~80 New Units (to replace d~molish~d units) 2,204 (New Un~ts) -4$0 (Replacement Un~ts) 1,724 (Net ESti[i7Z,ted llnit urowth) Using the 2,2C4 new ~nit figure, the ~HpM provides a distr~~ution of un~ts by 7nCL~e Gategory, Sh4V13f~~ bOt~ "reg~onai inco~e d~str~bu~ior~" and "C~ty income d~stribu~3on." If the City were to mainta~n the Tocai ~ncame grcup distri- bution, the set af "City" numbers wvuld be em~ioyed; ~f the C~ty were to becarre r~ore siTilar to the region, th2 set of "r~gzonaT" numbers would be used. Gsven t~at one of the primary goals of the Ho~sing Eiement zs to maintain ho~sTng opportun~ties for all ~n~ome grcups, tf~e ~ase t~f the "C~ty" 3ncome distr3b~t~an wcuTd be most appropriate. Both sets of numbers are shown in the tabie below. TabTe 107 Grnwth Compa~2nf Regional Income Gist~tbut~on City Incame ~-t str~ ~ut~on Incame Group D~stribut~on Tota1 Very Low Low Moderate High 2,204 lUVm Z,204 1~Va 503 30t3 22.82% I3.61'~a 65~ 302 29.50~ 13,7~~ 519 Z~.~~v 478 21.~~~ 882 40 . (32 ~ 77~ 35.;Q~ ' , ~ ~ ~ , i ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ , , , i ' ' ~ ' ' ~ ' ~ ~ ' ~ ' ' i -247-- The RHAM est~m«tes annual development ot an average of 4~1 new i~nzzs p~~ yrar, ana 345 net added units per year. It s}~ouTd ~e noted th~t far a variety of re~sons, tt~e RHhM growth estimates may ~e high or low. hatianal, regiona~, and ioca] econamic, social, and legal factors cou~d signifzcantly affect actual growth levels. The RHAM aiso inc~udes a pol~~y goal of aci~~eving a 3 percent o~erall vacancy rate by ~986. 82~ new units, over and above expect~d grotiJth, would have to be added to the hou5ing stack to achteve th~s goa7. Ti~e City accepts the 3 percent ffgure as a highly des~rable goal towards w~ich to strive. It is noted, howe~er, that the canstraints under which the City wil~ operate 7n its effort5 to meet tt~e basic growth needs wit~ adequate distr~b~tion by yncome grc~ps wil~ make prOVision of ~n~ts to ach~eve the 3 percent vacancy rate difflcult. 7he C~ty'S housing pragram mu:t fir5t address ti~e need5 of existing and ex~ected househo~d5, If the City is able to overcame the s~gr~ificant ccnstraints to meet~ng those needs, efforts can then be directed towards achiev~ng the 3 percent vaca~cy gaai, Su~unary of F~nn:~al Goals 3e1 ow i s a st~mmary of broad annuai i~ous i ng c~a l s. Ar~nual Rehabi ~~'tatlon t~eeds Owner 6 Units Renter I52 Ur~i ts Total 158 Units AnnuaT Ass~stance NeedS 4wner Renter E7derly 3 Units 108 Elnits Sma11 Family 2 UnitS 134 Units Large Fam~ly 0.4 Units 13 Units TOTR~ 5.4 Um ts 255 Un~ts f~rowth Needs Esti~ate Very Low ~~ t~o~era~e I~~gn 1:~~ iJn~ts 60 Un~ts 9b ~ln~ts 155 Un~ts 1 ' -249- ' ` IN7RO~l1CTI0N: UVERVIEW ANb DE~INITI4N 0~ CON57RAII~TS ON HOClSiNG ' AVAILABILiTY Ti~e avai ~ a~~ 1 i ty and affordab~'I -i ty of adequate hae~si ng fflr the ' preser~t and potential res~dents of Santa ~lanica and the Sauthern Ca~iforr~ia region is controi7ed and directed by a variety of factors ir~ both the 1 pub~ic and private sectors. ~t ~s the p~rpose ~f The Constraints 5ectian of the Housing E7ement ofi t~e 6enera7 P7an of Santa Mon~ca to identify ' a~d des~ribe t~nose 'Factor5 tfiat operate as constrai r~ts to tfi~e ava~ ~ abi ~ i ty of hous~ng to aii segments of the popula~ion in Santa "~anica specifically ' and the So~thern Cai~~ornia r~gion genera~~y. , Th3s sect~on will focas on maricet and gover~n~ent C0~5trd~11t5 ta ar~ a~equate supp~y of affordab~e housir~g for ali incorrte ~eve7s: Those ~ canstra~nts that r~ost seer~ to affect t~e availa~~iity of law and moderate inc~~e #~o+~sing are sir~g~ed out for spec~a~ dzsCUSSion. ' MARK~T CO~r5TRA?NTS ~, TI~e housing market af Santa Manica operates in an~ is afifected by world-wide, nat~on-wide, reg-io~ai arrd iocal market condit~ons. While the housing market is in part created and certair~ly affe~ted by p~blic ' sectar deCisions, 'this sectio~ disc~sses current market cond~tions, wt~at- ever the~r cause, th~t canstrain ti~e av~i~abil~ty of affordable housing ~ to most segments of the populat~on. It is assumed that these market canstraints ar~ generally not controllable at t~e ~ocal leve~ of ~ government. ~ Genera3 Market Conditions In the th~ rd q~arter of 2980 Lhe average ~r~ ~e of a si ng~ e-far~i ly ~ Ca7iforn~a house was $1i6,300. This is a 330n increase over the third quarter ~970 average pri~e af ~35,144 and a 218m incr~a~e vver the third quarter 1975 average price of $53,255, (Sour~e: Cai~fornia Housi~g ' P~ffordab3Z-ity, R Specia~ Regort ~y Security Paciflc lVationa~ Bank) ~os Ar~geles County housing has a~preciated at ratES sign~ficantly abo~e the ' overa~7 rate o~F inf7ation s~~ce mid-1973 {see Table 45}, As shawn zn the Data Settion, the avera~e Santa ~tvnica sales flrice for a sing7e fam~ly ~ home in IgSn was ~Z~03,5~Q compared to a~975 average pr-ice of ~72,J00. ~ . -250- ~a51e 3U$ LQS flh'G~L~S CGUNTY f~tOl~!E Pl~IC~ RFPRECIATION ~ YEr?~`~S Ti?TAL It,~FL~4TI~N Rr7iE Z~1 20 ~ v ~ SQ f3l1N~ P~PILt \ /,~' j . . ~ , ' ~ 12 • ~ -----• ,.- -., 8 ~ ~` - - --------- ; INFL~ ~ION ! ~;------ ~ ~. . . -~ i i l i i ~ i ~'- ~ ~ TO ~1 72 T3 ?~ ~5 T6 •TT ~B ~9 8G 1980 = Ara~ ~f1P, L P. ~ rE Or CNRPJ6~ ~N FI RS T SE ~c N r~N ~1~5 SL~Ur2~~5 ~ FCDEkRL H~MF L I'irrN gAJY~ 30AP,11 U. S 2 U R Er U O F L H B D R ST AT~ S T I C S Obtairied frem: Cali°or*~fa Nousinq elffordabf3ltvT ~ Special Ite~ert frem 5ecurl tv Pac i f!c ha ti ona 2 rar.k ~ ~ ~ ~ ^ ^ ~ ' 1 1 ~ ~ ~ ~ ~ ~ ~ ' ~ ' 1 , t ~ ~ ' , ' ' ~ ~ ' -25I- This is a IBG~ increase. The average prTCe af a condom~n~um in Santa Monica ~n 1980 wa5 $221,100. This appreciatzon has made Santa Manica hous~r~g, and So~thern Ca~ifarnia ho~sir~g in genera], a desirab3e ~nvestment, a hedge against inflation, and has attracted newcomers an~ ~nvestors from out-of-state. In Santa Mon}ca t~e rap3d ri se ir~ the cost Of I~flUSl~lg I3d5 be~r~ espec~a~ly acute. The de57rability of 5anta Monica and its l~m~ted land size f~ave drtiven ~anc' values up to proh~b~tive levEls fc~r ~nast segments of the papuTat~on. The turrent price for R-1 homes general~y ranges from $150,000 to occasional~y over ~1,GOD,~OG, and candominiums show a general price range af from ~15Q,000 to sometimes over $700,~00. Nany of the same price and des~rabi~~ty factors operate in th~ area ~~nediately surroc~nd~ng Santa Mo~~ca. The o~era~l inflation rates and the increased cost of f~nanc~ng re~F7ected ir~ ris~ng interest rate5 have ~ombined w~th housing price appreciat~or~ ta p~rsh haneownership beyond t#~e reach of most househo~ds. F~rst-Llme bu,yers are faced w~tl~ a~arger perce~tagQ af their ~ncor,~? be~r~g devoted to housing costs. f~igher downpayments and gEr~erally reduced cred~t avai~abil~ty are el~mznating many new first-t~me buyers. Gurrent rental co5ts ~n Santa Mar~~ca are estimated to be averaging about ~220 for a s7ngle ~n~t, 5300 for a 1-bedroom, ~4D0 for a 2-bedroor~, and ~~8G for a 3-bedroom uni~. Whi7e rent control ~as he~d down rents some rents are st~li high enough at the controlled leveis as to be beyond the reach of many low and moderate 3ncome perso~~s, especialZy young famz~ies need~ng large units. Ava-ilability of Existing kLous~ng , Economic barriers to home ownersh~p f~ave kept many households from entering tf~e ~wners~ap market and dr3ven them 3nstead into the rentai ~ m~~rketi. Cansequer~t3y, the demand for existing renta] housing has increased. Rcute shortage of ren'~al units in Sar~ta Monica is evidenced by high prices and Iow vacancy rates. The 1980 Census found that on7y 1.7 ;~ af thf• C~ty'S ' rer~tal units were vacant-for rent. These trends h~ve reduced the availabil~ty of loal and moderate income units. ' ' 1 _ ~~ -, -252- Produ~t~on af New HousiRg ~ The ge~era~ m~rket cond~ttians affe~ttirrg existing F-ousir~g a~sa af~ect the production of ~ew housir~g. Rising costs af Iabor, materia~s, financi~g ~nd 7an~ have decrease~ housing sta~ts natianw~de. A 1980 report, CaZ~fornia Housing Rf~ardab~~ity, A Specia7 R~~ort From Secur~ty Pacif~c ~4ationa~ B~nic, nates: "Conservative estimates ir~dicate that Galifarnza needed between 25Q,00~ and 290,000 new units per year d~ring the ~ast decade in order to keep pace ~~th new ha~seho~d formations and in-r~~grat~on levels and ~a replace de~eriorating housing stock, lVew ~ousit~g prQdt~Et~on surpass2d the lower end of th~s range ~uring on~y t~ree of the last te~ years, resu7t~ng in a shortfa3l of ap~rox- ~mately 500,OQ0 ur~its during tE~e decade." Ta~lels7 frcm the ab~ve nam~d report gra~hica'lly s~o~~s the inad~quate tlumbar pT new housing ~nits over tt~e past ten yea~s. The hausing~shortage of Los Angeles Co~nty has rece~tly ga~Fered freGuent r~edia at4e*~tion. The partZCUiar ne2ds of ~ow and mo~erate ir~com~ ~aUSeho~ds have b~en the foc~s or num~rous re~orts ar~d state- mer~ts by ~he Lo~ ArgeTes County Board of Superv-isors and the Los Angeles C~ty Co~nc~l. Santa Monica is na4 unusual in t~is re57on for its housing s~or±ag~. Ti~e number of ~ous~ng units of a13 k~nds, except ccndo~iniums, declined in Santa Monica over the past five year5. In 1979 aTone, over 700 dwelling un~ts were demo]~st~ed. The net change is rep]ace~nent of ]ower cos.t units w~th h~gher cflst units. Genera~ly, replacer~ent unit~ are cond~miniums. Fram January 1976 to A~g~st ~987, i1~8 r~ccu~ancy perm~ts were granted for new c~ndominiu~rs (Sources: Santa Mon~ca Planning Oepartrr~ent, Santa Monica 8~i7d~~g ~epartment). As noted eari~er, most new condomir~3~ms are ~rice ~ey~nd tfi~e reach of many ~ousehotids. It is estimated by the City's Planning ~epartment (Data Section} that the ]979 demol~t~ons and rer~ovais dis~~aced 1000 to T500 residents. 1 1 ' ~ ~ ' ' ~ ~ ~ ~ ' ~ ~ ' ' i 1 1 ~` _ .._ -253- t . 1 , y • ' Table 'iD9 ~ CizLIFOR:Vl~ NU;•; SER Oi lJy.`t1 L`L'l~LL1h'G UN1~ 1N~,iJDED fN ~U1LAl.".'i~ r~E41:iT5 8Y TYPE O: STF.U:y ~ JF~ ARFJI ~ 197D 1971 _ --- » i~; 2 ~ S[GGL:5 MU_'[P:.°5 ~ _ = 7': ~-~i _ _ _ _ $;HCC~S ~_ _ 1~V_Ti1^.E5 _ _ ~7AL - . ~ SSN.^,L~~ - ~I+T_"iP...CS - *Q':,4 SoutharnCai.fcrnia 35.035 75.3~8 3I1427 58.228 64.3~ lyi.7:= oZ._°:~ 9°.212 1bi,7~1 Norizern Ca~ ssa! 2u.B5; 32.127 53.02; ."~.~43 34,'al?. 74,~55 35.27fi 's;.315 5S 59s Centrcl Vc~!ey 12 S~5 :S,[C1 2S 0~7 17 rp: ZS 031 35,2.'.~ 217CD )~ 93a 41 t:= , Mouh:~ : r-re~ 2.y"e5 T32 ^F7 3.389 1.559 4 4~3 3 557 ~ ~.095 G L~;' CALIFOR2vL- iOTAL TI ~4; 124.34~ 155 05 1i3,260 I43.729~256,938 i24.J6~ i55,~u~ C~,a~~~ . ' 1B7"s 197~ 4975 S[NGLES kV~.7T_G'a '.CT~~ S'••C."5 _ M~~'•3F~'~ TOT .L SiNGL~ WL~"°~S ~T:~; Scw~~e.-:: Ga':f~rnic 52 5E5 b5,92S 1Z2 005 ?~ 3b° 33,c5a 6$ "s~8 43.`~7 Z3.6i: ~i,i,iG Ncr~herr. Cacs~a] 28 S~3 26,6~° ~~ 332 20,235 9,5~1 2?,737 22.°_3F 7,fi; 4 3C -52 ' Cea~e] Vc,:iey 15.712 15.164 31.8.'3 . 17.469 8,679 26,1oe 38.E24 9,4Cfi zB ^?a Mcti~ta:n P.re_ CAL:F~~:~.Aia?i ' ~ SI! 1D2 ~'i 1,751 :13 5G8 ' 2 iG ~ 4~~~ lE 34 846 53 ~25 ~5 1 !29 4.754 6?523 I,D"o6 4l S0~ ~ 4 "?~ , _ , , 2 . ` . . ?l. ~ , I9i6 1977 Ig79 SJ+Gt~ ML'L^+PL=S *'.`,:AL S:vC.LE5 M[S."[¢LS TC'.;.L 51ti~LL5 V:l~"~•_5 '~~ TC'fi Sa~thrrnCc:;forr.~a 73.9I0 4~.~43 1229s5 92.E~J9 fi1.453 153.402 6?.467 E5,55i 1~5,~2? , ' ~ Nort~err. Coas;ai 33,146 12.357 45,5L~3 38 522 15,l9! 53.7l3 3C Q99 36 219 36 3~~ Cen;ral Vcl'sey 25,8C3 18.5i8 44,361 34.574 18,125 5Z699 31.25d i8 8-i5 5J 10; Mou:itaLZ t-re~ CnLi.F~A;~:u, TOThL 7.354 34L' Z°3 1723 5~7 8; 4~'7 ^: 54:: 9.709 374 27; 997 1~'~" ifi~i7~ 95 6~0~ 1C 716 5;,7 I41 1,fi?1 1L'2 ~~2 1^ ~~a 2~ . . . . . . . ~1 ' 1979 F'IA53'EIGF'!Y'MOh'T'ti5, 1979 ~'IRSTi1GnTh3C?v'-ii5 19e~ SRIGLC5 MULTFFLCS TOTAL S[•IGLES 1NCtT'PLES ~ TC'SA ~ 51K,^,:SS M:tfPLLS 7~'.+1 ' ScuthernCaLfarnic 58.577 53.d15 111,9~3 41.559 3b,:32 77,0.'1 24,444 22,65= :7,10] NorL~ern Coastal 2$,561 11,143 39.?24 22.i7E 11,255 33 531 11,675 5,73! i7 71~J . Cea~cI Va'.:ey 31.f14"s 15.503 47,5;6 2~J.2°9 7,1~9 27.94$ 14,~4~ 5,~°; 2J 3~S ~iou.-~'cLZ F~rea 9.I7D 1.453 1Q 563 6.477 1.D48 7,~25 9.52~1 ~3 G 5.2:~ ' C~+I.3i O.',~li~, TOTi;L 127,471 0"2.555 21..,~~- 90,511 ~4,564 14fi.]75 ~ 55,~07 34.90; ?~ ]%1 `'~'°` ~UFLS ~acur~ y Ft+: + r,..:e .ee 9av ~ ~ ~ - _ - . ODtalned ~rom: Ca2if orrsia ~?ovsin~z Affordabi 2itv A Seecial Re~crr ~ fro:rt 5ecuritv Pacif~4 , hatfenal 6ank ~ ~ . ' ' 1 -254- Land Avaiiabil~ty A~proxlmate~y ~~ of the residentially zor~ed land in Santa Man3ca ~s vacar.t, therefore, atm~5t ail f~ture residential de~eiopment w~ll occ~r as a result af redeve~opment af existing hoca5ing ar in areas zor~ed primariiy for non-resident~al ~ase. Cost Compon~r~ts of New Constructio~ Ir~ order to give a general over~ze~r o~ the cost ca:rponents of new constr~ct~~n ft~r d~'Fferent types af ~ntts in Santa thonica, this sectian is braken down inta three sub-sections consistzng of cast ir~formation ~~cently ava37a~ie ta t~e C1ty Q~ar~n3rsg Departnent. • Perc~ntage Breakdawn of Casts The 1978 City of Los Angeles Hausing Praduction Re~ort presented the rol~ow~ng brez~u:,~,~n af ger~era~ hausing develo~~ent costs: Overhead Profit COriStt"UCt10ri Lar~d Interirn Market~ng Prof~t S~te Inprove. Cost ~ina~ce M~sc. only 46:~ 26.8~ 9.6~ ~7.5~ ~2.4b In~Formatior~ from several o~her sources der,~onstrates that thnre are often Iarge d~fferenc~s frar~ th~s breakdown dU~ to the unique ~ature of each project. For ex2m~le, cansid~ring informatzon fron 13 di~-~erent sourcas, a range bet~rreen 42p and E6n is reported for construct3on ar~ sit~ impravem~nts, a range of between lOn and 40~ for land co~ts, a range af be}ween 3~ and llro for intprim financing, a range of be~~~~2en 8°6 and 31~ for overhead and ather costs, and a range af bet:reen 7m and 15~ for ~rofit. _ DeveZopment Costs ~For Low and P'oderate Incor~e F~~~sing Four pro~osals submi~ted to the C~ty in June I98Q ior constr~c~~on of low and moder~te ~ncome multi-family ho~sing o~ two City-owned pdrC215 in Ocean Park provid~ inforr~zt~on on ~osts af deveiop~ng this type of housing, T~e prospec~ive d~ve7epers a17 planned to obtain speciart Sta~e an~/or Federal m;,nies and 3t was assu;~ed that the G~ty w~uld provida the ]and for 'the pro,~ec~ ~~ essenti~~ly no cost. ~ ~ ~ ~ ' i i ~ ~ ' 1 1 ' ~ ' ~ ' ~ ' ' ' ~ ~ ~ ' ' ~ ~ 1 , ' ' ' ~ ' ~ ~ -255- M~st of the praposed d~s~gn5 provid°C~ ~255 than the nnrma~ly required a~ount a~ ~arkir~g. This was fe~t to be jus~ifzed since a portion of the ~n~ts wou3d ~e occe~pied by e~der~y p~rsons w~tha~t ac~tc:r,obi 7 es . A variety of unit s~z~s and number of un~ts were proposed. Cost ~er unit ranged from a low of 535,889 to a high of 569,589. Tota~ de~e~f op.,~en~C co5ts (whi ch as menti oned d~ ~ot i ncl ude 1 and purcf~ase cos~s) range~ from a~ow of $48 to a~igh of ~$6 per square faot of 7ot zr~a. The fo71ow3ng costs were listed in on~ developers' proposa~ for a total of 36 low and moderate ~ncomQ housing ~sr+its ~assv~ing speciat fi nanc»g} : Tota1 structures, zncludir~g ~ sr~bterranean garage $1,030,000 ~?3.6N) Fees 78,b00 ( 5.Sp $uilder's ~verh~ad $20,0~0 Architect's fee--design 28,0{?4 Arc~itect's fee--superv~sion 11,6D0 Bond 9,OOa Other fees 10,000 Tota'I for Impr~ve~ent5 ~1,108,6Qc7 Garrying charges b Fir-a~cing 1fi7,90Q ~12.0~ Interim interest--9.5~@ $1,30fl,~300 @ 6Cro 74,0~0 Taxes 9,0~0 Insuran~e 10,Q00 ~~tA Mortgage Ins. 13,D00 ~HA 3,90D FHA Inspector`s fee 7,5D0 F~nar~cir~g fee, 2 po~nts 2G,003 ~NM~/Fh;~A fee 1~,50D '~it1e & Recording 5,000 B~ildpr & Sponsor Qrof~t & rislc I23,5~0 ( 8.8K) 7ata1 development Cost 1,40Q,000 ( 10U;~) Deve~o~,~nent Costs for Sing7e Farr~7y Homes The fo3]aw~ng f7gures have be~n adapted by the City Planning Oepartment from ths November 1980 "Economic a€~d ~isca~ Evaluation of Alternative ~an~ Lse~ fiar Santa T~ionica A~r~ort" pre~ared by ki7Ziams- Kuebelbeck and Assaciates, Inc. for the City of Sa~ta Mon~ca. Land purchase casts are ex~luded. ' _ __ ____.__~ -256- Si na~ e~am~ ~y i?e ~acned S~ous ~ na A55Uti1~ 7500 square toot lot. S~te i~groven2nts @ ~2/sq, ft. $ I5,Q00 Bvi~dzng Cas~s L~ ~55/sq. ft. for 225fl sq. ft. 123,754 Interim Costs* 2fl,~20 ~eve~o~er's Overhead an~ Profit 33,678 Totai Bu~7ding ~os~s 192,448 *In~Tudes cor~structzon interest (12 percent, 1Z manths, even draw), fir~ancp fees, Insurance, arch~tecture and ~ngireerzng f~es ar~d miscel3aneo~s fees, , Develo~f"~C1t COStS far Condcminiums The fa~Iowing f~gures i~ave beeR adapted by the Czty p7ar~ning ee~ar~r,ent from the ~lovenb~r I980 "Econom7c @Clrf F75C3~ EV3~U2~70T1 of A~4ernative ~and Uses For the Santa Monica Airpar-t". ~and purch~.se costs are exc3uceS. Ass:~~~ a 1500 s~uarn faat lat w~th 5 coRd~:~iniu~ un~ts S~ te Improve~~~ents @ 52,~sq. ft. ~ 1§,000 Buildin~ @~~5/sq. ft. ~or I440 sq, ft. unit 462,~0~ Inter~m Costs* 63,067 Deveioper's Ove~head anu prafit 10~,050 i'otal 8uilding Costs $646,117 Tota1 Cosfi Per f1r~3t ~1QT,58fi *Inciudes c~nstruG~ion interest ~12 percpr~t, 12 manths, even draW), finance fe~s, insurarcp, arehitec~ure and eng~neering ~ees and r~iscel~aneouS fees. Cast af ~and Current pri ces for va~ant ~u1 ti -fa:~i ly zone~ ~ and i n Sar~ta ;~,oni ca range ~etween ~30 and ~ICO per square faot, with prices varing by lncat~on, zon~ng, ~nd at~er fac~ors. The ~ypical cost of 7,500 sGuare foo't 7ot zoned R2 or R3 is be~we~n roug~Zy ~4d and S5S per squar2 foot, ar ~3C0,0~4 to ~375,000. Prime R-4 zor~ed land is significantly r~ore costly. Most new R-~ construction takes p~ace on recycled Tand, so that the cost of R-1 land is deter~nzned by tf~e price for R-1 homes, which range in pric2 fram 51~0,0~~ ta over ~1,000,OC0: eosts per sq~are foot af ~ot area range hes.~"lppR 520 to over $I0~ per $quar~ foo~. ~ ' ' ~ ' , i ~ ~ ' ' ' ' ~ ~ ' ~ 1 ' ' 1 ~ ~ ' ' , ~ 1 , ' ' -257- ~~V~R~J?~cl~T CC1~SY}:,;I";TS As nated ~n the Market Constra~nts Settion, pub7~c sector dec3s~ans have in part created the ~urr2stt marke~ s~tuatian. PubZic po7icies defining, establ3shing ar~d reguTat~ng the pr~orities ar~ong hous~ ng r~eeds, er~vi ronmenta7 conservati on, q~al ity of ~ ife issues s econom~c disparity and other needs and valups ~-ave been super-imposed on the housing r~arket thraugh ~~i]ding co~es, zaning laws, land ~se controZs, fees, permit reg~irements and other methods. Popular votes have intervened at times ta exert the pu~lic wi7i. Chang~ng po~itica7 currents respo~ding to ar~d inter~ening » mar~Cet Conditions cause cont~nu~ng fZtactuations and uncertalr~ty in the ava~7ability of affordable hauszng. Ir~ times af relative~y easy access ta adequate ho~sir~g for most of the po~ulation, other issues I~ave take~ precedent. For examp3e, env~r~onme~tal concerrts lead to an increa5e in governren~ constraints to preserve and protect apen space and Uni~ue reso~rces such as the coasta~ zone. Such environmental protect~ons tended to constrair~ rather than encaurage deve'~opment of hou5ing. T~e eurrent need for adeqJate affordabie hausing has now reached crisis proportions, This cris~s has led to intreased and in~ensif~ied po7-~t~cal pre~sure for a rev~ew an~ re-evaluatiar~ of current government constra~~t5 to housing s~pp7y and af~ardability. fJrrit Size ~nd ~ensity T~e cost per Gnit of ~o~sing tends ta increase when the a~nount o~ Zand req~,ired per unit increases. In 1974 the "Qua7i~y of Lite Arrrendnents" to the 5anta ~donica zoning 7aws made the fal3owing char-ges: - Increased the req~ired area per unit in R3 zanes ~ from 7Q0 to ZOpD square feet and red~ced the n~m6er af ur~its per acre from b2 ta 43 and the r~v~b~r of ~n-i ts ~er SO x 15D Toot 7 ot from 11 to 8 ~ - Increased the reqUi -^?~ BrEa par tl~'1 t 1 ~ R4 ZOn2s ~rom 5Q~ ta ?5~ square feet and reduced the r,unber of units per acre from 87 ta 58 and number of ur~i ts per 50 X 150 foot 1 at from 16 to 11. ~ i S t D an ens a ty ~~mits direct7y affect the availabili#y p# housing in ~Ion~ca. The Data Sectior~ of this re~ort gives more detai7ed dens~ty ' ~imi4s. 'ihe trend over t~e past few years has been to decrease dens~~y. ' s~nc Recent proposaZS by the Resident~a] Task ~orce wh~ch arere adopted as InterT~i G~~id~ by tha Ci~y Cour,ci] inciude signif~c~nt reduct~ons in ae~5ity rrom "current° law. , Thn R2 stan~ards wnuld res~~t in a drop in al~o~•red lat coverage to 5Qx frcm ~~;~, ana a reductior~ in dens~ty from 1 uniL p2r 12~0 sq, ft. of iot dr~a ta 1 unit ~2r la~~ sq ft. Der;si ty ~^eC:~cLion5 are a i So ~r4pC5ed 'rOr th2 ~t3 an~ R~ Zvr~S. ~ - - ---' -258- Open 5pace and Paricin~ The trend ~~ Santa Monica has been to ~r~GreaSe th~ ar~oUnt of reGu~red open s~ace far housins d?ve~o~ments. Currer~tly ~ot ~average for,-~os= muTc~- fa;nzly zcned parcal5 Zs 1~~zted tfl 50~ ta 6~~. Sini7ar~y, the ~um~er af parlcing spa~es and tt~e kind af garage faciiities required have a~so tended to red~ce t~e ar~o~n~ of land available for 4~~using un3ts and/ar have ir~cr~ased residentia~ develap~ent cos~s. For exu~~ie, severa7 years ago garares ~n mu~ti-family buz]dings were al7owed to be six f~et above average natural gra~° WitFlOU`~. be~ng counted as a s~ory. This requiremen~ was c~~nged to nQ more than three feet above average• natura7 grade, result~ng in additiona~ excavat~on ~osts fon c~~sing dev~~o~?rs. The City a~so r~a~v re~uires tl~at a71 multi-sam~~y ~nits have access d~rectly frc;~ garag~s to the f~rst 1~virg leve7 w~~Fo~t going outs~de secured are?s. Types a~ park~ng spac~s per-s~itted ~avE also cha~ged. In the past sck~,~ tande.ry park~ng spces were pe~~tted. Current?y no tandem parktng sp~^~s are ai7ow?~ ~n n~w c~eveiopments. H~~ght Lirits Santa hFor~ca height 13m:ts have been reduced ir~ recnnt years. For exam~le, the height ~1mit ~r~ the R2 zQne +~as decreased fram 35 fe~t to 30 feet, and the R3 heZgnt lim~t was reduc2d fr~m 45 feet to 44 f2et. Recer~tTy, ~he R?S~d~nt7dl iask For~e propased tnat the R4 he3ght be reduc~d ~0 50 ft. fra~; 65 ft. Se~smi c Sa~ety and ;~oi se A~atQme-~t. 5peczal 5~1Stt]1C safety ar noise a5z.tement regulations m3y be ~m~osed on certa~n types of develo~mpnt. Eneray Conservatior~ Raquir~~nen~s Ir~ additicn to im~Ie„~er~ting thp State-mandated energy code, the Cit~ req~lres that an energy ~~~n be pre~ared for a~~ neYr multi-family buzl~ings. The City has genera~iy requ;r2d the pr~vision of so~ar hflt watzr hz~ters in new condo,~~inium develnpr~ents. 7hese r~quirements ra7se i~°diz~e d=ve~o~T=r:~ costs but are 1~keIy,to r~s~alt in long-term savings. 5afety Requirem~nts . SpecSai crir~Q an~ fi re safe 4y requi rem~nt~ add to bu7 ~di ng cos ~s. For ex~^~1 e, the C~ ty requ~ r~s soZ ~ d-cor~ ~~~rs , deadbal t 1 oc~:s, sp~cz a1 1~~ nt~ r,a ar,d srroke detecters to pro^~~e safety in new canstruc*ior~. ~hes2 feat~res ~~d cost; b~t may res~.~1t ~n slgr~ific~r~t bener~ts to resi~erts. ~ ~ ~ ~ ~ ~ ~ ~ 1 ~ i r ~ ' ~ 1 ' ' 1 ' ~ ~ ~ , -259- Condon~niur~s were first bu~lt and apartme~ts first converted to tondomfniums in Santa Monisa in th~_early t47~'s. The r~~n~er of new con~onir,iums ~~~Zt from 1976 ~0 1980 Wz5 938 units and the nunber of converted units in that same time periad was 1298 (Data Section). Apartment owners, deveio~ers and iRVestors clai~ that several rer~t control pro~osals in the late I970's, even before tfte eventua~ p~ssage of Lhe rent control 'iaw ~n 1975, causnd great fear and uncertainty and lead ta tt~e v~rtual ha7t in renta7 un~t construct~on and the rap~d increase in canversion t~ cnndor~~niums. In~~s~T~nt monie~ were diverted fro~ rental ~n~t construction to co~domir~iun construction. ' Pro~onents of rent contro3 point ta tt~e h~gher prafztability of cor~do~in3ums tha~ w~s apparent in the housing market of the 1970's as ~ the most s~gnificant factor in the dec~ining pr,~ductifln af renta~ units ar~d the i ncreasi ng praducti cn of condor~i r+i ur~s . ' Owners, develop~rs and in~estors c~te the fol7owing prov~sior.s o~ the rE~t ~an~ro~ 7aw as constra~nts to the deve~opment of new rental s~rts: , * Restr~c~s rate of return to owners * Strineent de^~oiitian guide7ines an~ rent tontr-ol or rep~ ac~~~ent uni ts ma~Ces i t uni~kely that lawer density exist~ng , housing wi~l ~e replaced with higher den5ity new housing, Pr~~onents of rent c~nLrol c~te the fo~7owzng provisiars of t~p ren~ ~ cvntro7 law as the key to the preservation or af~ordable ~aus~ng ~n S~nta Mon~ C~: ' * + re~Ls and t~se strict enforce~ent ThQ ra1Z bac~C of of rental increases ' * Prevent~ng the replacerent af 7ower ~ncome hous~ng ~r~th higher incom2 hous~ng Npw construetion of rental units is exempt fram rent controT under i the ~res~nt 1aW. Yl~~~e deve~opers and ir~vestprs c~air~ un~ert~.snty re~~r~~rg future rent cantroi ~n~tiatives ~n a city with a large renta7 ~op~~a~ion, ~ s~r~e vacant land for ner~ constructinn ex~sts ar~d present zontng laws ~rou~d pernit samething qn the order of $~D-1G~^ ne~v ~n~ts ta be cons~ru~fied. In ~ add~t~cn, land zoned primari3y ~or non-residential use m~y be~:o^~e av2i~abEe for nEw rerital hcus~ng constru~tior~. ' ' - ~ ' --26~- ~ vn-sStp, Off-s~te ImFrovemen~s , As part of the suhdivision arocE~ss, the City can reqaire deve~oY~rs t~ orov~~e cff-s~~e ~n~rover~ents such as streets, s~dewalks or street trees as ~ a cor~~it~c~ as deveTop~^~n~, rawever, r~ast of these fed~lir°5 are alr~ady in pl~ce in Santa Mon~ca and need not ~e provided by new deve7opments. '~he Ci~y can also re~;aire specia~ on-site in~rove~nents for new SLb,''i1V15~on5 and ' has oftnn dor~e sa. 5uch i:norover:bnts have included ite~s such as specia7 7and;cap~ng or trae preservation, windows far most bathrooms and solar hot ~ wa4er heaters, Tk~ese speciat requiren~nts often ratse casts. Rent Contro~ ~ , , The eff2ct of rent cartro] an the prnduction ar~d affordaSiTity or rerzta~ hou5ing in San~a ~~'an~ca is an issue arousing a great deal of ~ controversy betw°en aµ+ners, deveTopers and investors on one s~de and ren~ers on the oth~r 5ide. While there are many factors in the aFrord- d~J311i.y and a~ailabi~ity of housing in Santa Mwnica discu5sed 7n this ~ ~ons~raint5 sect3on, ren~ contro7 ~s con5idered by 5cme citizens of San*a NcnTCa to be a signi~`ZC~nt fa~tor. ' Over tf~~ past 5 years construction of rental units in 5anta h~orica reachAd a h~~h af 26~ unit5 in 1977 and dee~ined to b units ~n 1°$Oo The • ' fo~lawing c~art shc~.~s the trend in rentaT un~t construction fro~- ~97b to 198G. ~ TABLE I7.fl OCCJPANCY PERtitITS r FOR NEW APART~IEI~T AND ~O~i~C~;IF;IL'4 U~1iT5 Ia76-~Q ~ 1976 1977 1978 i9;9 I~80 TOTAL ' AFh~T.~i"1 i 5 l07 26~ Z47 1S 6 594 C~idDG~•iI:'~I~:^S 153 86 10~ Ibl 424 9?$ ~ 7~i~AL Eii~~ITS 330 351 245 1J6 430 1,-i32 SOl1RCE5: 5a ~ta h'oniCa Build~ng Gepart:~ent, Santa !~cr,ica P7ar,n~r;g ~ Uerart:~~er,L. ~ , ' ' 1 ' ' ' 1 ' ~ ' ' 1 ~ ' ' ~ ' ' -261- ArchitectUral Re~f~ew B~drd r ' This relati~e~y new rev~ew procedt~re in Santa ~9on~ca has added another step in the pernit pracess fcr new constru~tivn. It is seen by deve~opers to constrain the production and incr-ease ~he cost flf new hous~ng beca:~se it contributes ta ur~eertainty in the feas~bil~ty and cost of projects. The Review Soard 7aclcs object~ve standards wh7cn developers tan with certainty canfor~r~ ta. Availability of Pubiic 5ervices City serv~ces such as street, water, sewer, gas, e7ectrica~ and teZepl~one systems serue as a~ractical canstraint on tE~e expanslan o~ the ho~sing stock. L~mits on these ca~acities are rela~ed to use patterns, new tec~nology and changes in finar~cia~ resources. An aging seWer system ~n Santa Monica has recent~y necess~~ated an ~ncrease ir~ sewer ~onnect~an co5~~ in order to ra3se the ~apital neede~ ta ma3ntain, moderniae and expand tf~e se~.~°ar 5yst~s~. Pe-~nit ~r~cess A~ajar ta~p~ain~ co~rcerning government regu~at~on is tfi~e amount ` of tir:p necessary to process deve'[opmant app~icat~ons. When constructian is de~ayed for lengthy per~ods, ~nFiationary pressures can increase costs siflnificantly. Such~delays may res~lt from iega3 constraints, inef~iciency, ]ack of staff, latk of k~owledge or uncertainty of the pracess on the part of tt~n developer, or becau~e 5evera~ go~rerr,mental ag~ncies must review the proje~t. Santa l~or~ica daes ~~t n9w fiave a"one-stap" ~3Q3"ti11~ pt'OC~55 to exped~te certain types of ~vusing projects. Tahle 1l~ and Tab~e 112 are documents prepared by the City P~anning Departr,~ent ta g~ve a genera] averview of the permit process in Santa Monica and the range of time de~ays for d~fferent permit requirements. It tis ~oted that these t~me periods rnay not reflect changes betng made through the 3ask Force pr~pn5a1~. Table 713 shows the compar~son between 5anta hlonica and surroundir~ cities for tir~e delay ~n the perm~t process. It zs apparent that Santa Mon~ca does not pose the time de7ays for deveiapers that surro~nding cities genera7ly ~o ~ose. It ~s r~oted that these t~me periods may not refiect chanaes being made trrough the Task Force proposals. , -262- J ~ Ta~i e 1I " , 1 ~ 7Y~rCAL CCPa~J(]:fiIiJ:U,"". F~GCt55~'~G S~~PS ~~ j ' o PR~PA~E P~El.I~IiPint27' ,~R~~{I~rCT'JF~AL ~R~1'rJI~~C~S, , o PREPARE SITF SUF~r~Y ANJ T~:4TATIV~ TR~,CT ;~AP, 0~RzP1~:RE CO~ES, CC~I~V~t~Ei 75 Ai~I~ RESTRICTICI+.S (C~ l~`t~I~ R'~~. o~ILE APPLICATI~i~ FQ:~ ~'EPiT~ITIVE ~~~i1S AP~fi~~7Y~L. , o SA~{~A ~~~~f I~~ PLF~+ti~,~G CL~r?~9I55: ~;; Ar"?R~'!-"iL C: 7c.'y7~TF'!E T~~C i i~r",~ . o rILE APPLICr?~(3P; FOr~ A?~Q[7'JA~ ~r 5AltTA MC~VICx ARCH~iECi~~,~~ :?~~1~.~' 80ARD, . o SA~iA MC~~Y~~ ~RC~IT~C7LiRr"+I. REVFC',~ B~hRQ APr^Ra~~nL (2} . ~ o CALIFORNIA i,'~"AS-AL CO~~~~tI55I~'i~i APPROVAL Or PP.Q~~CT ~i~' LQCHTE~ it{ ~QnSThL ZOYE1. • ' 0 5Att7A t~flilI~r~ BJi'_DIhG pE?'~til' ~57AI~l~~. ' ' A ur~~y n r + n ~ 1 r n n~~ o ST.,T~ ~E?A7Tt,~,•,~ c~F rc~nt. ~~Tr;~c. r,'~~~ii~l,~~Ar2i' RzPuni O~in~,y~~. a PREFAR~ FI",=,L T~~C~' 1~AP. ` o LOS Ai~GELES ~flUi~' i~ tiVaiil~~r~ C3~~C:~CS FIi~AI MAP. 0 SANTA ~10i~IG,"~ ~?~u1~~~~R CNE~KS Fi~~~l.. ~~AP. ~ a Sr~P~iA MG;dIC,~ `utF~K7i~iET~i~1L SIG;dniURES OBT~1?~~~D. o SAN~A rior~:~t, PL~~It~Ii~G ~~PART!~~ivi PROCcSS~S F:t~.~L ~~lA?. ~ o SAP~7A ?fiO~IC~ COli;~C?± AP?RO'J~~ 0= FIt~AL 7RAGi Mx~. fl L0~ ~~tiG~L~S ~OJ~tTY r~~C~n~S A1A?. ~0 C~~T~~ i~?~T~ Or t,'CCv~F~„CY 03TnI~{~J FRC~~•l SA"E7A i~~Giri:,~+ B~?LG~FrC1 ~J~P~R~~ ~+3 ~ N "C . 0 ST~+TE DEPfiRi~3~t~T 0~ REF,~ ~S7A7c ISSIl~S FI~~nL RcPCP.7. 1 - o SAE.~' 0~ Uy ITS .~ 3} ~I) ORDER S~f~i.'~ IS iVOT ~rECE5SR?iLY ~~-;AT F~i.L~'r1cD BY ~1~'ERY r~~~~E~T_ ~ (2) FOr~ PR~JECTS Ifd THE C1,~757AL ZO~aE,- THE ~RCHT ~~C~'UR~L R;l'.~!~ EOA:sD ISSUES nl+! AF?ROiIA~ TP~I CG~+CE~ ~; ~UE35r''.i~UEi~;T Tfl COASTi~:~ tlFrF.OS:~;~, ~ TH~ ARS TAY.~S r"I1r'Ai AC~IQN ON THE PROJECT. 7HI5 IS NcCw$SnK`~ i~i 7}~E EVE~:T `~!-E~ ~~ASi'dL CQhii~;?S~IO~'~ REQ+:I:?~5 13c5iGy CH~.irG~S. ~ {3) ASSI~;•Sif,G f~ MOTI'iATEG ~~'JFLQP~~, CO[•tPLE~~ A~iQ 7IM~E~Y APPLIC,~7i0~~~, A~~D ~{4 DELaYS, AP~~;~LS, OR ~; i EI~S?d~lS y Ma5 i P?G~ECTS Q~! ~ S.~c T;,w ~ Cat°+STfiL ZG~~~ Crt; 'J3TnIP# A rl;r=,L TRn~T i~i~~ i~I~i-iiPi ~Ji;~ Y=n~ ~1r~ L~>j FRC!S STA~i ;;~~: ~:~E P~J~ESS. ~`h;tY PRO~~r i ~ C~:':PL~~ E i.O,y.~~a~J4 E:;'~ A~D B=GI~~ SA~" OF U;~.TS ~ITHi;t I8 td0;~{i:i5 ~r SinR;'i:;~ TH~ PQ4C~Ss".' It i 5 n0 ~2~ L ~a L 25 Of ~dri~.:~ry I9~2 tker2 ti 5 3 s,~4r~;.~r~ ~~~ fl~s ~on~ ;m` C:i ~;^:5 . _ , ' - -z~~- -- _ ' ' Ta6Ze I12 SANTA MDNIC~1 PLaHPliNG A1~~J ZO~iIi~G ' F£E5 AN~ TYPICA~ ?RQC~55Tt.G 7IM=5* ' APPLICA~:Cti ~ROCE55I"iG TIN;G ~Ec , AD,3USTME~IT I-2 UAYS 5~ ~ ' YARIAhCE ' 4-8 WEEKS ~225 llSE PE~F Ii7 $-12 1~EEK5 ~22~ C~l~,~ITIOt~,~~. ItSE ~~R~~?IT ' $-IZ ~lEEKS ~22a , E~zVIRO;a,~S~st ~ AL Ii~~°AC7 AS- • 5~S5t~E;a i 4-7 -DAY~ ~ 5~7 TEt~T~TI~'=_ TR.ACT Nl~-P 3-4 W~E3t5 .'~304 ' COOP~r~~TiVE 3-4 WE~KS ~300 ~XTENSIO~~ OF ?~riTH i T 1~ ~ ~'.AP . Z-3 WE~KS ~100 fIi~AL TRACT ~'~~P (P~R E!?vI7) 2-3 WE~'!.S $125 ~4?iE CH~iVG~ ' 12-15 W~EKS $~(30 ' EP~y?R.lFISCA! I~d?ACT AS- 8-15 G~~EKS 0 ~4~JCJ5I,~~ a'~'QGF YAi~~ SESS?1ENT ,~'IO~a, !'fIP~i.i~;J~~ ~5i,~ , - A4Ch27ECT~JrfiL RrVIE1~ 3-3 WtEKS ~ ~5 LAHD?~ARi~ 8-15 ~1EE'CS ~ 5~ ~ F3ISTOP.IC ~~S~RICT 12-2n W~F~CS _ ~~4~ CERTTFICAiF OF APr~r7.Or'P.i- ~ ATr~~SS ~-8 W~EKS ~ ~o-~~cQ ~ REPORT OF k~SI'?ECa7rFL . Bt1ILQIP~G REC,~~C~ I DAY $ 1~? , APPE~L 3-5 W~~KS ~ 75 Interim Developrr.ent Permit 2-4 WeekS Varzes by pro,~ect size *AS5l1M~5 CO~ap~~TE A:tD TIMEL Y APPLICr1TI0~ti NO ~X'Ei~~I,^,~~1~ ~AR~Y-0:'~~5 ' . OR Q7~,FR A'c~AYS. P~i~C~SSI~.r, 7IriES ~nL~ F~cS , , Rr~~ A5 i~~' r~~rcUx~tY 1S~~ A~~D AP.E SUB.icCT TO CHi~tiGc. , It ~s noted trat chan_e5 pr~posed by the TasEc Farces in I981-$2 r~ay cnange processi~~ tia:es and fee 5;.hbdu7es. ' ' Ta61e 1~3 C0~IPARISON 0~ PROC€SS~NG TIM~S F0~ V~RIOUS PE~FSITS , ,J~1R15DICT10~ ~E~TATrV~ TRAC7 TIAP FINA~ 7RAC~ MAP ZONE C~IANG~ CONDI7IONAL US~ PEC{MI7 V~RiANCE ~;f~t~~fA t~10NI~A 3-4 ti~C[:KS 2-3 1~~~KS 12--IG WCElCS C3-1~ 4~EClC5 ~-Q t~~~KS ;l[ Id~ I.~: , Q hiUNTiIS --__ ~~--- ----~ 3~lpNTl~S r`I(~~.C1I~'lU~ + 6 1J~CK5 3-a ~dEEKS --_~~ 5~JCEI~S 3~lECK5 'tE..1r'Ui~Ui~ ~~IIC1i 3-5 ~I~EKS -_--- 3-5 WGEKS 3-5 41E~KS 6~IECKS }~(j;~T~,FlL'k, xD 1dEf:Y,S 1~ wCFKS ~2 ~JE~KS 1[l ~JE~KS ~ 6 Wl:EKS ~ ~, .'1~ 51it)fP~7C~ ~ , 6 k'~~KS ___.._.~ ____-.. ' 6 1dE~KS G W~C~(5 ,.tJLV~R CITY 3~10i~TIIS 1-1'; YftS. 2~~-3 Mat~l'HS 2~SONTFIS 2 MUHTIIS ~';~~~i~~~ 2~~SONT~IS 1 YEJIlt 4-6 T10~T~~S 6 W~E~CS b 1,f~CKS '~_YC(2LY IfiILLS 2-6 t~so1~~'fiS~ ~.-. -.--......_._..___.__ _.__~._ ~~[)~~~lE~ LES !7Y q-6 P~ONTIiS ~sx YCAIZS ^!i-5 YElIkS f -- -2-3 ~ION,TltS 2~3 MONTIIS ~ ~{)S 11~~~E~~S CU Nl'Y 3-4 ~Ur~T~l5 2~10~i7NS~1 ~ YRS 6-~ MaNTHS 4~G h10{~TFIS 4~G rION~'li5 NOT~: ~LAI~KS INDICATE INFORMATION LACKING OR JU~tI5UICTIQI~ D0~'S NOT' PROC~SS APP~ICIIULC pERMI7. ~It~~ES ~NDICA~~Q AaSUhiE TiOTIVATEa ~}EV~LOPER, ~'Ih1Cl_Y AHU COhIF'[.~'~'E AP~'l.IC1~TI4N5~ 11~iU iV0 .. UCLAYS~ ARP~AI.S qR ~XT~NSIO~lS. ~'IM~5 /lft~ A~PROXI~+~1~1'~ AI~D S~IQJECI' 1"0 CtIANG~. Times shown were current ~o June I980. , ~ , ~ ~ ~ ~ r r ir~ ~ ~ ~ r ~ ~ r ~ ~ ~r r ~ 1 -255- , Fees and Tax~s or~ ~evelocment Perm~t and connect~on fees are anather way develapment regu3ations ' ~ ir~crease costs. ThZS category ~nclud~s b~ildiRg and grading perrr,its, water meter fees, park7and fees, c~ndE~minium fees and the like. aRa ' exar~pie of cUrrent fees facing deve'foper~ is the $lOQO per condom~n~um ur~it fvr new or converted un~ts. ' TABL~ 3.~4 ' _ ~iDDITIONA~ ~E~S ~~d~ TAXES ' BL'SIhESS LICE?~aSE TAX: AN;~[JA~ TAX OF ~ID FOR FIRS7 ~10,~00; $1.25 FOR EACH ADDITIONAi. ~1,OOD. APP~IES TD RESTDEP~TIAL ' REN~AL INCDr~E. PARK A":D RECR~ATIOr1 FACiLiT~E5 TAX: ONE-T~r~iE TAx OF ~20a ' pER UNIT FOR ALE. ~IE~! RESID~NTIAL €lHIfS. ~ RESIQEHTIAL D~~rcL~I~IC TAX: ONE-Tit~: TAX Or ~1,Q00 P~R E~NIT FQR A~L NEW SIPJGL~ Fa~ILY HO~EES. 1 CON~~MI~iIEJ~~I TAX: ONz-7Ih1E OF ~].,q00 P~R UfvIT FqR ALL ' NE4~ A+'~€3 CO~yVcR~~p CO?~~O;~II~IJt~'S AND CflOP~~t,q~iVGS. RE~T CGSd i~~L REGIST~tATI~Ii~ ~E~: A~i~~AL FEE i~F ~~0 ~~R i CO~~TRQI.LE~ R~IVTAL l7i~IT, H07~: CITY COUNCIL MRY EXET9P~' CERSRI~2 PRDJECTS, 5~lCH A5 , LIMI~ED EQ[~ITY COOPERA7IVE5, F ROM CER7Ai[~ OF 7~i~ TAXES M~NTIOt:tD. LIK: Y~iSE, THE R~P~Y COyTRQL BOARO 4d~~.L WAIVE ' THEI~t FE~ F~R CEit~AI~I ~LASSES OF Ut~ITS. FIGURc5 SF{O~tiY . ARE AS OF 2JS1 AND AP,E SUBJECT TO CHAt~GE. ~ ' ' ' ~ 1 -26b- To soma extent the re~uction of property taxes under Pra~os~t~an 13 , has nECessitated cre~tzvi~.y and res~urznfuir~ess on the part of cSties to increase reven~es 6y res~rUCturing, add~ng, and increasin~ feas at the , develo~~nent Ieve1 for proces5es and ;~rvices her~tofore free or at min~ma~ cost. A~ ~ nd~ cati on of C[1rrQn~ fee5 can ~e sear~ i n~ab~ e'_ Z 1 and Tab~ e 113 ~ Ca~iforRia Coastal C~T:zs~ian That p~rtion ~r Santa Monica within the Coastal Zor~e is ~L~ject to ' the ~~r~ sdi cLti on 4f the Cal i for~i a Caas ~ai Cor,uni ssi on. Deve~ a~ers of variols ctas5es of projec~s, incl~~ing new t~ausing and canversion of existing renta~ u~its t0 condamini~~s, n:lSt reCe~ve COastal C~r~755ion ~ approva'fs. 't~~ ~oa~tal Corr:~ission has s~ecza~ sets of r~gulations and gui~~~ir.es which r~rsst b~ ObS2?"V2d wh~ch in sam~ ~nstances are dif~erent ~ , and mare 5tringent than San~a Mor~~ca`s r2guTati~ns. I~us, no4 or~1y must devel o~ers o~ ~ai n approvai s-Frc,~n an addi t~ onal goverr~er~t agpncy {wi th ~ at ~endnr~ ~ deI ays ard costs) ,~ut m~.:st ~~e aware of and ~or. ~~r^t to the rare 5~r~ C~ 5tan~~r~i b°iwe°n t~e t~~0 jUr35G'1 G ~l Ons . ~ When Sar,ta t~on7 : a' ~ Lflca1 Coastal Prog ran i s cert~ f~ ed by ~h2 ~ 4ate, Sa~~a ri~onica w~iZ a~~i~is~er i ~s own se~ af r~g~iat~ans fcr tF~e Cazs~a~ Zcre, ' ai ~roug~ dec~ si ons rada wil i be appeal a~~ e to the State Coas ~a~ ~cni ssi on . ~4~us, the 2-1 eve~ per;~i t prc~ess w~ Z 1~Q c~nsol i datnd z nta ar~e aCency, ~ thp City of Santa Monica. This shouId he~~ rec~uce t~me delays and cos~s. Ca~lrornia ~nv;r~rr~~ntal Ou~l~ty Att , The CaZ ~rorni a Envi r~r,r~~~tal QuaT i ty ~~t (C~Qn) r~yu~i res ~~v-i r~r::~~n ~G ~ as~ess7ent~, rar~ging frcm the fairly simp'ie Ir~it7al Study to the more ce~plex Enviror,~~~enta~ I~rspact Report (EI~} for certa~n cias~es of pro,]°cts, ~ and a1 so r-erui res vari ous ad3~~ ni strati v~ act~ ens by app~ i c~bZ e pub~ i c agenc~ ~s. '~~tese rAgu ~ rerrents genera~ iy cor~pl ~ cate, 7 engthen, and rrake ~ r:ore costly ~n~ deve~op~znt of housing. Ir~ Sant~ ~;on~ea, ~r~st f;ous;r.g projec~s, because of their rela~ive7y s<<ai i ~ sca~e and_thezr be~ng developed in a hign7y urbanized area~ do not requ7re ext~nsive environmental a~alys~s. (3nly vary ~arge-sca7e ~raj~cts, such as ~ thII Ocean Park Rede~,reZop.;,ent project, have re~uired EIR's, a~so, th~ cc~rr~n~ pract~ce of the Ci~y P~anning Ccr~:,~ission is to allow and enco~rage "focuse~" , E~R`s, wi~ere t};e praject ~eve:o~pr is allowzd to focus on tha r~ere cr-i~ical asrec~s of th~ pat~*~t~al a~vers~ i~^; ~cts, ra~~6r ~han being req~~ired to per;ar-~ extens~ve anaZys~s o~ aZ~ as~act, wf th2 pro~e~t. , ~ ~ ~ -267- _ - -- , Abi7ity to ViQOrous7y Prevent, aiscrimination ~iscrimina~iori m~y ac~ as a constr~int to the avai~abil~ty o~ more ~ ~,ousing 'to same peop'~e. limited staff and budget at the city Sevei may ' re~~~e the v~gor and ~omp~eteness of iRVest~igatian and pr~secut~on of - ~ ~zscr~~inatory practices. In the past, the City ha~ set aside Ccm~muni~y aeve~ opment B1 oc3c Grant tunds '~o hy re art outsi de ager~cy 'to hand7 e~~ scr ~ r~i r~a ~3 on car~]a-ints. Rece~zly, a City staff posiiion was created to deal witt- such c~~,~~laints. , CO~SiR~i~,i5 ~~ECYF?C ~0 l.Ow A~ND MQD~RATE IPdC~'~E NOUSI~,L ' Those factors afr~t~iT1g ~he genera~ hausing marlce~ are much r~ore acutely i '. fe~ t i n 1 oti4 and moc~erate inceme iev21 s. Ent~ri ng hor~e ownershi p i s genera~ ~y o~~ Cr the qc~estion, sincp the law and mo~erate incor~e buyer' ~s most Iike7y ' a first-tir~A h~yer facing ecanacnic barriers. When com~tit~on ir~ the rentzl rarket Ys gr2at far a varie~y of reasons, ~ov~ and r~ad~rata 3nccme ho~~se~o'us ' a re~ east ab~ e to coTpe ~e w~ th the ri s~ ng pri ces and are ~a~g5~ ~ r~ th~ cr~:*~cn at t~a ~ot ~o~ ~r the housi ng market, Yn a ti ght rearke*, ~ andZ ords ard r;ars~~ers ~ are able t~ pick and choos~ re~ters from a mt~ch Zarger, l~ig~er incame pco3 af z ~h hi h i 'I g er nco^p ap~ ~ cants . Lpw and r~od~rat~ i n~o^~e person s are ~ompeti ng w persons for tf~e sa~ne rent~T t~ausi ng. Yo~r~g f ami 3~ es needi ng r~u ~ t1-~edr~;,:~ ~ ur~~ts fac~ a p~rt~cuiariy hard time ~n fii~ding appropriate units at low ~nu moderate income pric~s. ' . iteha~i Z i 4at~ on o~ exi st~ ng t~ni ts th~t wer~ at re~ at~ vely 1 aw rents ma~:As them sal eabl e or rentab7 e at h~ g[~er pri ces. TFtus, ~ ower i ncome persons a re , pushed out and cannot afford the in~reased hausing pric~. In the case of gover~,Tent subs i di zed rehab-i 1 i tated uni ts, the re~-sa7 e or re-renta'I is ' ` controlled far iow an~ mo~era~a iRCOme households. ~ Gover~rr~~t coRStraints to housing deve~op~~,en~ in the overall r~arket are pa rti cu'[ ariy fe7 t i n t~e 'f ew and rra~eratp -i r~cc.^:~ 1 eve~ s. To th~ e~ ~_~ = ~ sL~r:iy is d;r-ir~5n~~ or ~~~r~s5ed o~~er4?~, ~.!^~5° 'r.aL`5ai'~~~s at t`te ~o.y~~' e`:~ ~ ~ ~ ~ ~ _ -2b8- oi th~ inccme sca7e are campeting for fewer, more ex~e~s~ve ~r~~ts. Lack Qr cr tnadaGuacy of government programs at the loca~, state or federal Ievel t~ ' s~bs~d~z~ and prcmote deveZo~n2~tt of qua7ity, afTOrdab7e housing far 1ow ard rcderat~ income ho~seho~ds constra~n:~ the supp~y of such ~nits. Constrai nts 4o Recei vi na Federal ard S~a ~e Yo:~s3 na ;~ton~ es ?~ast Fe~eral and Stat~ t~ousir~g money is al~ocated by designated marlcet are~s. Sartta Ma~~~a is in a r~arket area wi~~ I2 other cities whicl~ ~ay zn ef~ec~ ccr;~pete wi~h 5an~a t~onica far ava~7a~le ~vnds. Ccrr.pared to sc^e otn~ r j uri sdi cti cns i n th~ s~rarlcet ~rea, S~r~ta Mo*~~ ca has appj ~ ed for and r2c~~ved more hous~ng mon~es. Becat~se of this, the Federal goverrrr,en~ so~et, ~es E;aS g-i ven ~rer~rence to c~ t~ es whi ch have recei ved 1 es5 r:.ariey o r are f~ rst-~zme apgi i cants. Co~;~ar~~ to so~a ~arket ~reas, the one which incl~d~s Santa Moniea sc-=t~„:~s r~~eives proYort7ona~iy less fu~ds. Some progrart~s are ~!esig^~d to pror~ 4~ ~c^e 0`r/Iin*'S?17 p~ but tf~e ex ~r~~re~y h~ gi~ c~s t of s i ng7 e~a~z ~y ha~es an~ c~ndc~~n~r~~s ~r~ Sarta ~4on~~a make 4hese programs ~nfeasib~~. ~~nd cos~s in Sznta M~~ica are s~ch tha~ the ~ar^e arro~nt oT ~e~pra7 or State rrcney wi ~7 pur~aase ,tore 7a~d in ~nost other car~~ntt~es, a~1ow-ing rrore ~nits ta be buiIt with ti~e sa~ne ar~o~n~ of rr,on~y. Suitab7e s~tes for new s~5s~ ~~ zed ho~sir~g are i r~ short suppiy i n Santa M~n~ ca. Even when f~r~ds are ~va-ilable, si4a$ wh~ch ~~et 5t~te or Fed~ra7 cr~~Aria rr~y b~ v~ry d~~r~cul4 ~o o~~ain. A furt~er probZem witt~ Federal and S~ate pr~gra~s i~ ~hat the fund-ing a~~]ication and apArova7 process is usually lengthy and cor~plica~ed. 4lithi n the Ci ty i tsel f, Ci ty Caunc~ 1 ap~rova7 o~F an app7 i cati on f~r funds r~.:s~ be ob4ain6d, altM:~TiZ1.~VA JJ1"0~~"Z:~S designed by staff and ap~rov~d by the Courc~ 1, and prograr~ staff hi red. 1'h~ s i s i n add~ t~ on to pre7 i;ni r~ary, int~r~;~ a~d fir~al approva~s znd mon~torirg by Coun~y, Reg~onal, State and Fe~'~ra7 agenc~es. ~enera~~y, anly ~im~tnd fun~s are avai~abie ~o cTose the gap bet~~:een market c~sts and ability to pay. In Sartta M~n~ca, the h;gh ~ost af ho~sing requires deea subsid~es to c~ose thi5 gap for ~ow 3ncome fGmilies. A 7ack of progra~s tf~at ca~ u~i~ize 5hal~aw subs~dies wz~7 opprat~ as a ~ CGnStra~nL to signific?nt Fe~~ral and Sta~e su~sidl~s far San~a ~':on~ca 1C~ a~d r~o~ar~s~a ~~~C:+~e hc~:Se~Olds. In d~uILTOTI, recent F~derat ar~ Stat4 5~~,et c~~s ~.~~i1 s~cnif~can~tiy red:~ce ho::sirg t'unds froi~ tihzse saa~ces. ~ ' , ~ ' ' ~ ' .~ , ~ . ~ ' , r r ' , ' ' ' ; 1 - ' ' i ' ' ' -269- Sp~c3f~c COr15'~rdlTltS to Se~tiori 8 k~ousinq As of January 15, 198I Sant~ M~nzca had the foZlo~ing ur~its und~r contract: 6I 0-bedroam e~d~r~y uni~s, 2I1 ~-bedroom e7der~y ur~its, I one-bedroo~n non-e7derly un~t, 13 2-~etiroam elderly un7ts, 4~ 2-b°droon ~on-eTderl~r units, 21 3-bedraom no~-e~deriy ~nzts, and 2 4-~edrao~n non-plderly un~ts, for a total of 2$5 eZderiy ~nits aRd 69 non-elderly units. The total HUD a7locatzon for Santa Monica is 445 units, meanirC a"shortral7": of 91 un~ts, most of wh~ch are in the Z-bedroom non-elder]y (sr::ai ~ f~~ iy) ~ategory. In t~e ~ast, HUD has a73owed ti~e C3ty to shift some non-e~derly sma~l fa~n~'~y al~ocations to e~der3y categori~s, but HU~? has not perm~tted th~s in recent times. 1.isted below are som~ constra~nts under which the Section 8 progra~~ o~erates. ~ ~ ~ ~ ' ~ ~ - ' ' ~ L~mited funds avazla~le espec~aily for elder~y units-~5M has l arg~ back~ ay o~ ~e;~~and for e7 derly Sect~an 8 re~ta7 housi n~, ~ut HUD wor~'t ir~crease 5t~'s a'llocation of these units ar ~et SM sh~f~ unzts to e~der~y category fr~r~ another category {e.g. nan-elder'iy two-bedroor~) . HUD's maximum allowabie rents whic~ ~and~ords may c~arge for a given unit may be lower than wouZd be attractive to so~;~e landlords. However, tF~e Hi~D rental rate takes precedent over the rate set by the Rent Cantro7 Baard. In some zases this may resu7t in a higher- allowable rent and operate as an # ricenti ve for pa*~ti c~ pati ng i n~i~e Sect~ on 8~rogram. Some 1 andj or~s and a~~~ ~ ccn~s t~ay ~e rel uctant ta ~art~ c~ pa 4e ~ n the pragr~,-~ because of the "red tape" ir~vo~ved. in the c~rrent sit~ation of very low ~acancy-rates and high demand for rer~ta7 hOll53T1~, most landZords Can easily rent the~r uriits to markeL- ra~e tenants aRd ~r~y see fe~ benefit5 to Qart~c~~ating in tF~~ Sect~ on 8 progra~r, Some potential ~articipat-~ng landlords and eligible te~ants may pf~i~osophica~ly reject go~ernment subs~des. It ~s often dif;~cult to pcr~~it~ze th~ Sectian 8 programs so as to ade~uate]y ~~f~rr~ both ~otentia~ ~and;ords a,~a pvtential tenants. HUD reguZations gen~rally ~rahibit opposite-sex shar~ng of bedrao~s. For sma7 ~ fam~ 1 i es , thi s r~ay el ~mi r~ate one-bedraorrt apartments as an aption, and force app7icants to seek more expens~~e 7arger units, wl~ic~ they may not be able to arlord. _ ~ _ -_ --- - -' -270- Art~tTe 34 and Prcoosl~ion N Arzic~e 3~ re~~fres reierendi:m a~~rcval for a~I ~ow-re~t hous~ng proiec" "devE7ope~, coRStructed, ar ac~uired in any m~nne~'" by ar~y state ~u~rt~c ~flcy, In co^:~;liance ~ri ~`~ this ,~rticTe, ~rnpasition N~ras a~~ro~le~ ~y the ~oters cf Santa Moni~a in 1978 to per;~:it the city to "deve7op, f~nance ar rehabi'( f ~a~e, ~ut not o~rn or o~erat2, withi n the C~ ty, h~us~ r~g for rental .o ~o~~ ar:d r~aderate ir~came persons, no Iess tham f~fty perce~t (50~) af whith sha~i be res~rved far persans age szxty (50) and oZ~er, rrot to ext~~d, ~R to~a~ throu~hcut the City, one ~ercent (la) af 'tne dwe~Iing ~s~zts ~n #.ne City~~. StS'"~'ARY At~Q C~~CLIf~IQP;S The record h~gh rates of inf~ation, interest and hoasing pr~c~ ~ppr~ciat~or~ of `he las~ d°Cd~e ~ave ~riven ~ncrE~s~n~ n~~;~ber of ho~seha~ds o~t of the ownership maricet. Dacreasing svbsidies avai7abl~ to c~ose the gap be~w~zn maricet cost zr~d abz'fity ta pay have ma~e entry in~o hcmA ownership for Zow and «,adnrate incc~~ graups im~cssib~e. 4lz~h horre o~r~ershi~ ~ncr~as~ng7y rorec7osed to many househo,~s, ~he deTand zr~d pr-i ce for ren ~a~ hous i ng 1~as ~ ncreased. I~ew ~cr,s ~ruct ~ an ~ r~ renta] 4nz~s has not kept pace w~th d~...and, particu~arly in the Iow ~nd ~,odera~e inGOr^~ categor~es. In 5anta ~cnica there has be~n an averaiT d~cline in rental units. ~fhi~e r~nt con~ra7 has held rents do:~n, a t~~~~ marke4 exists ~~i~h low vacancy ra~~s ~n? nn new cons~ruc~~o~. Ti~ese facycrs can~ribu~2 ~o reduced av~zIa~i i; ~y or ~o~s3ng unz ~s dC:"+355 t~? 7 f1C0id2 sQectrum. ~ 1 ' , ~ i i ' ~ . ~ ~ _ , ' ~ ~ ~ ' r 1 1 ' 1 ' ' ' 1 1 ' ' ~ ' 1 1 1 ' ' '