HomeMy WebLinkAbout03 - - Special Study Session Item - 4/27/2021CONCLUSION:
Identification of opportunities and constraints and housing opportunity sites are critical
steps in the Housing Element Update. Staff is seeking input on the proposed opportunity
sites and recommended densities to finalize this step. Staff is also seeking initial feedback
regarding the Council's high-level housing goals, in light of the Community Profile, as well
as constraints inherent with Measure Y as discussed in this report.
MIN °ASHABI/
Principal Planner
ATTACHMENTS:
JENNl�RLE
Director of Economic & Development
Services
1.Community Profile (Final Draft)
2.Housing Opportunity Areas Summary
3.Map of Potential Housing Opportunity Areas
15
ATTACHMENT 1
DRAFT City of Costa Mesa
Housing Element
Community Profile
Spring 2021
DRAFT— last updated 3/25/2021
CI
City of Costa Mesa
DRAFT Housing Element 2021-2029
CONTENTS
PopulationCharacteristics............................................................................................................................3
1. Population Growth............................................................................................................................3
2. Age Characteristics............................................................................................................................4
3. Race/Ethnicity Characteristics...........................................................................................................5
EconomicCharacteristics..............................................................................................................................7
1. Employment and Wage Scale............................................................................................................7
HouseholdCharacteristics..........................................................................................................................10
1. Household Type and Size.................................................................................................................11
2. Household Income..........................................................................................................................13
HousingProblems.......................................................................................................................................15
1. Overcrowding..................................................................................................................................17
2. Overpayment (Cost Burden) for Housing In Relation to Income.....................................................18
SpecialNeeds Groups.................................................................................................................................20
1. Seniors.............................................................................................................................................21
2. Persons with Physical and Developmental Disabilities....................................................................21
3. Large Households............................................................................................................................24
4. Single -Parent Households...............................................................................................................25
5. Farmworkers...................................................................................................................................25
6. Extremely Low-income Households and Poverty Status.................................................................26
7. Persons Experiencing Homelessness...............................................................................................28
8. Students..........................................................................................................................................29
HousingStock Characteristics.....................................................................................................................29
1. Housing Growth..............................................................................................................................29
2. Housing Type...................................................................................................................................30
3. Housing Availability and Tenure......................................................................................................30
4. Housing Age and Condition.............................................................................................................33
5. Housing Costs and Affordability......................................................................................................35
Section 2: Community Profile Page 2-2
17
City of Costa Mesa
DRAFT Housing Element 2021-2029
Section 2: Community Profile
This Community Profile for the City of Costa Mesa provides an overview of the City's housing and population
conditions. The Community Profile serves as the foundation for the 2021-2029 Housing Element's policies.
It describes and assesses the factors and characteristics that contribute to the supply and demand for
housing in Costa Mesa. Specifically, the Community Profile describes the community's population,
employment, economics and household characteristics. Special needs groups and housing stock
characteristics are also described. The Community Profile provides baseline analysis to inform the goals,
programs, and policies, included in the Housing Element.
The data used for this Community Profile has been collected using the most current available data from the
Southern California Association of Governments (SCAG), 2010 U.S. Census, 2010-2018 U.S. Census
American Community Survey (ACS), the California Department of Finance, the California Employment
Development Department, the California Department of Education and other relevant available real estate
and market data.
Population Characteristics
Population characteristics directly impact the current and future housing demand in a community. The type
and extent of housing needs is often influenced by population growth, age composition of the community
and the mix of race/ethnicity. These factors also determine the ability of the local population to afford
housing costs. The following section describes and analyzes various population characteristics and local
trends that affect housing needs.
1. Population Growth
Table 1 compares Costa Mesa's forecasted population growth from 2010 to 2040 to the surrounding cities.
The U.S. Census reported a population of 109,960 in 2010. Costa Mesa's population represents 3.7 percent
of the total Orange County population.
Table 1 estimates a 2010-2040 population growth of 5.8 percent, or 6,440 persons. Population growth
estimates for Orange County anticipated an increase of 8.7 percent between 2010 to 2020. A 5.8 percent
growth is projected for Orange County between 2020 and 2040. Costa Mesa's estimated future population
growth rate during that time period is lower than surrounding cities. For example, Irvine's population is
estimated to increase 10.5% through 2040 and Newport Beach's population Is estimated to increase 3.8%
over that same period. This is compared to 2.2% growth in Costa Mesa between 2020 and 2040.
Section 2: Community Profile Page 2-3
I
City of costa Mesa
DRAFT Housing Element 2021-2029
Table 1: Population Growth Forecast, 2010-2040
Population
Percent Change
Jurisdictions
2010
2012
2020
2035
2040
Actual
Projected
Projected
Projected
Projected
2010-2020 202D-2044
Newport Beach
85,186
86,300
89,300
92,300
92,700
4.8% 3.8%
Costa Mesa
109,960
111,200
113,900
116,500
116,400
3.6% 2.2%
Irvine
212,375
227,100
296,300
326,700
327,300
39.5% 10.5%
Santa Ana
324,528
329,200
340,600
343,400
343,100
5% 0.7%
Huntington
Beach
189,992
193,200
203,800
207,300
207,100
7.3% °
1.6%
Orange County
j 3,010,232
3,072,000
3,271,000 1
3,431,000
3,461,000
8.7% 5.8%
Sources: Bureau of the Census (2010) and SCAG 2016-2040 Regional Growth Forecast by Jurisdiction Report,
2. Age Characteristics
Age composition of a community is a consideration when evaluating housing need— housing demand within
the local real estate market may be influenced by the unique preferences of certain age groups. For
example, young adults and seniors may favor apartments, low to moderate -cost condominiums, and
smaller or more affordable single-family units. Young adults and seniors tend to have comparatively lower
or fixed incomes and may have a smaller family size. In comparison, the middle-aged demographic typically
represents the largest portion of local home buyers.
As these age cohorts moves through different stages of life, housing needs and preferences will likely
change. Creating a well-balanced community that provides for the individual housing needs of its residents
will consider the changing housing needs of the current and projected future population.
Figure 1: Age Distribution in Costa Mesa, 2010-2018
30.0%
25.0%
20.0%
15.0%
10.0%
5.0%
0.0%
Under 5 years
5 to 19 years
■ 2010
6.90%
17.30%
■ 2015
6.70%
17.20%
■ 7018
5.70%
17.00%
20 to
34
years
35 to
49
years
50 to 64 years
28,00%
23.60%
15.70%
28.00%
21.60%
17.30%
27.40%
22.00%
17.20%
Source: American Community Survey, 5-Year Estimates, 2010, 2015, and 2018.
Section 2: Community Profile
11-
65 years +
8.50%
9.50%
10.70%
Page 2-4
if
City of Costa Mesa
DRAFT Housing Element 2021-2029
Figure 1 shows age distribution of Costa Mesa residents from 2010 to 2018. Young adults 20 to 34 years
were estimated to represent the largest age group in Costa Mesa in 2018 (27.4 percent). Children aged 5
years and under were estimated to represent 5.7 percent of the City's population in 2018. Seniors aged 65
years and over experienced the largest percent change of all age groups between 2010 and 2018 (a 2.2%
increase).
These data shown in Figure 1 indicate a slight aging trend in the City of Costa Mesa, with some decreases
in the population aged 34 years and under and a larger increase for persons aged over 50 years. The
population aged 65 and over experienced the most growth. An aging population may result in changing
needs for different housing types, amenities, and accessibility to local services.
Table 2 displays estimated age characteristics in 2018 for Costa Mesa, Orange County, and adjacent cities.
Persons aged 25 to 44 represent the largest population age group in Costa Mesa. Teenagers aged 15 to 17
representthe smallest age group in Costa Mesa (3.2 percent of the total population). Just under 11 percent
of Costa Mesa's population are persons aged 65 years or older.
Table 2: Age Distribution by Jurisdiction, 2018
Jurisdiction
Under 5
5 to 14
15 to 17
18 to 24
25 to 44
45 to 64
65 years +
Newport Beach
3.9%
10%
3.5%
6.3%
23.4%
30.2%
22.7%
Costa Mesa
5.7%
11.4%
3.2%
9.6%
35.2%
24.3%
10.7%
Irvine
6.4%
12.4%
3.6%
13%
30.8%
23.9%
9.9%
Santa Ana
7.S%
15.2%
4.4%
11.3%
30.9%
22.1%
8.6%
Huntington Beach
5.2%
10.9%
3.5%
7.6%
27%
29%
16.9%
Orange County
6.0%
12.5%
4%
9.5%
27.4%
1 26.6
F13.9%
Source: American Community Survey, 5-Year Estimates, 2018
3. Race/Ethnicity Characteristics
Different racial and ethnic groups often represent a variety of household characteristics, income levels, and
cultural backgrounds which may influence housing needs, housing choices, and housing types. Various
cultures may also influence preferences for specific types of housing that need to be considered in future
housing needs of a community.
Figure 2 and Table 3 compare racial and ethnic composition between Costa Mesa, adjacent communities,
and Orange County. The White population represents the largest racial group (71.6 in Costa Mesa). The
smallest racial groups, each representing less than 1 percent of the City and County populations, are the
American Indian/Alaska Natives and the Native Hawaiian/other Pacific Islanders. The Asian population in
Costa Mesa represents 8.4 percent of the total population, compared to 20.1 percent of the total Orange
County population. Persons identifying as of Hispanic or Latino origin represent 36.1 percent of entire
Costa Mesa's population, compared to 34.1 percent in Orange County. Persons identifying as being of
Hispanic or Latino origin may be from any race. This is not additive to the information racial composition
information shown in Figure 2.
Section 2: Community Profile Page 2-5
Zv
City of Costa Mesa
DRAFT Housing Element 2021-2029
Figure 2: Percentage of Racial and Ethnic Composition, 2018
80%
70%
60%
50%
40%
30%
20%
10%
,
II
0%
�' ...
_
American
Native
Black or
Indian and
Hawaiian
Some
White African
Asian
and Other
American
Alaska
Pacific Other Race
Native
Islander
Two or
More hispanic or
Latino
Races
■ Costa Mesa 71.6% 1.9% 0.4% 8.4% 0.79/0 13.0% 4.0% 36.1%
■ Orange County 61.7% 1.7% 0.5% 20.1% 0.3% 11.7% 4.1% 34.1%
Source: American Community Survey, 5-Year Estimates, 2018.
Table
3: Racial and
Ethnic Composition,
2018
American
Native
Persons of
Jurisdiction White
Black
Indian and
Asian
Hawaiian or
Some
Two or
Hispanic or
Alaska
Other Pacific
Other
More
Latino
Native
Islander
Race
Races
Origin (of
any race)
Newport Beach 85.3%
0.$%
0.3%
8.3%
0.2%
2.1%
3.1%
9%
Costa Mesa 71.6%
1.9%
0.4%
8.4%
0.7%
13%
4%
36.1%
Irvine 47.6%
1.9%
0.2%
42.3%
0.2%
2.8%
5.2%
10.3%
Santa Ana 44.2%
1.1%
0.6%
11.8%
0.2°%
40.1%
1.9%
76.8%
Huntington
Beach 72.4%
1.4°%
0.6%
12.1%
0.4%
7.7%
5.4%
20.0%
Orange County 61.7%
1.7%
0.5%
20.1%
0.3%
11.7%
4.1%
34.1%
Source: American Community Survey,
5-Year
Estimates, 2018.
Demographic analysis includes evaluating demographic changes overtime. The U.S. Census and ACS report
little change in racial and ethnic composition in Costa Mesa between 2010 and 2018, as displayed in Table
4. The greatest percent change was an increase of about 2 percent of the Hispanic and Latino population,
regardless of race. The population of persons who identify as two or more races rose by 1.6 percent. The
White population experienced the greatest percent decrease between 2010 and 2015 at 5.6 percent. In
2018 the White population increased by 5 percent. Those identifying as Some Other Race increased by 4
percent in 2015 and then decrease by 5.2 percentage points in 2018.
Section 2: Community Profile
Page 2-6
City of Costa Mesa
DRAFT Housing Element 2021-2029
Table 4: Racial and Ethnic Composition, 2010-2018
Race/Ethnicity
1
2010
2015
2018
Percent
Change 2010 <
to 2015
Percent
Change 2015
to 2018
White
72.3%
66.7°%
71.6%
-5.6%
4.9%
Black
1.2%
1.6%
1.9%
0.4%
0.3%
American Indian and
Alaska Native
0.4%
0.3%
0.4%
-0.1%
0.1%
Asian
9%
9%
8.4%
0%
-0.6%
Native Hawaiian or
Other Pacific Islander
0.6%
0.5%
0.7%
-0.1%
0.2%
Some Other Race
14.1%
18.2%
13%
4.1%
-5.2%
Two or More Races
2.4%
3.6%
4%
1.2%
0.4%
Hispanic or Latino
34.2%
35.7%
36.1%
1.5%
0.4%
Source: American Community Survey, 5-Year Estimates, 2010, 2015, and 2018.
Economic Characteristics
Economic characteristics of a community provide valuable insight into a community's ability to access the
housing market. Different job types, income levels and the number of workers in a household could also
affect housing affordability and choice. Therefore, a healthy balance between jobs and housing is important
when evaluating the economic characteristics of a community.
1. Employment and Wage Scale
The SCAG Growth Forecast Report estimates employment growth for the City of Costa Mesa and nearby
cities, as summarized in Table 5. From 2012 to 2040, Orange County forecasts a net gain of 373,000 new
jobs - a 23.2 percent increase over 28 years. Santa Ana and Newport Beach are estimated to experience
the smallest percent growth of approximately 7 percent. Irvine has the fastest growing job market with an
estimated increase of almost 40 percent, or 95,600 new jobs. In contrast, Costa Mesa has a forecasted
employment growth of 9.9 percent through 2040.
Section 2: Community Profile
Page 2-7
22
City of Costa Mesa
DRAFT Housing Element 2021-2029
Table 5: Employment Growth Trends, 2012-2040
%
%
Jurisdiction
2012
2020
2035
2040
Change
Change
#Change
2012-
Total%'
2012-
2020-
Change
2020
2040
2040
Newport
Beach
76,000
77,900
78,900
79,100
2.5%
1.5%
3,100
4.1%
Costa Mesa
84,600
89,600
92,700
93,200
5.9%
4.0%
8,600
10.2%
Irvine
224,400
280,600
314,000
320,000
25.0%
14.0%
95,600
42.6%
Santa Ana
154,800
160,600
165,200
166,000
3.7%
3.4%
11,200
7.2%
Huntington
Beach
75,800
82,900
86,400
87,000
9.4%
4.9%
11,200
14.8%
Orange
County
1,526,000
1,730,000
1,870,000
1,899,000
13.4%
9.8%
373,000
24.4%
Source: SCAG 2015-2040 Regional Growth Forecast by Jurisdiction Report,
Table 6 shows how employment has changed amongst different sectors for Costa Mesa residents between
2010 and 2018. In 2010, the majority of the working population in the City was employed in education
services, health care, and social assistance. In 2018, the majority of employed persons were estimated to
be in the professional, scientific, management, and administrative services sector. This sector is estimated
to have increased by 2.7 percent between 2010 and 2018. Agriculture, forestry, fishing and hunting, and
mining represents the sector with the lowest rates of employment for all cities in Orange County.
Table 6: Employment in Costa Mesa by Sector, 2018
2010
2018
Percent
#of'people
%of City
#of people
%of City
IndustrySect6r
Change
employed
Employment
employed
Employment
2016-2018 1
Agriculture, forestry, fishing and
...
hunting, and mining
231
0.4%
557
0.9%
0.5/
Construction
3,831
6.4%
3,783
5.9%
-U. 0
Manufacturing
5,768
9.6%
5,869
9.2%
-0.4%
Wholesale trade
2,562
4.3%
2,005
3.2%
-1.1%
Retail trade
6,643
11.1%
7,224
11.3%
0.2%
Transportation and warehousing,-
and utilities
1,493
2.5%
1,850
2.9%
0.4%
Information
1,385
2.3%
1,216
1.9%
-0.4%
Finance and insurance, and real
estate and rental leasing
6,076
10.2%
5,713
9%
1.2/0
Professional, scientific,
management, and administrative
9,150
15.3%
11,436
17.9%
2.7%
services
Education services, health care,
and social assistance
10,210 -
17.1%
10,360
16.3%
-0.8%
Arts, entertainment, recreation,
accommodation, and food
7,828
13.1%
8,623
13.5%
0.5%
services
Section 2: Community Profile
Page 2-8
7�
City of Costa Mesa
DRAFT Housing Element 2021-2029
Otherservices (except public
administration)
3,582
6%
3,698
5.8%
-0.2%
Public Administration
1,126
1.9%
1,406
2.2%
0.3%
Total
59,885
100.09/6
63,740
100.0%
6.4%
Source: American Community Survey, 5-Year Estimates, 2010 and 2018.
The unemployment rate is essential to understand the current and projected housing needs and
affordability. According to the 2018 ACS survey data in Table 7, Costa Mesa was estimated to have an
unemployment rate of 4.8 percent, or 4,445 individuals unemployed in the City. This percentage is slightly
less than Orange County's rate of 5.1 percent.
Table 7: Unemployment Rate, 2018
Jurisdiction
Unemployment Rate*
Newport Beach
3.4%
Costa Mesa
4.8%
Irvine
4.9%
Santa Ana
5.6%
Huntington Beach
4.3%
Orange County
5.1%
*Population 16 years and over
Source: American Community Survey, 5-Year Estimates, 2018,
Table 7 shows approximately 4.8 percent of the population in Costa Mesa was estimated to be without
work in 2018 and would therefore be more likely to need affordable housing options.
2. Regional Affordable Housing Rates
Income levels can determine affordability and choice of housing types offered in Costa Mesa. According to
SCAG's Regional Housing Needs Assessment (RHNA), housing needs are defined by the following four
income categories:
• Very Low Income (less than 50 percent of the Orange County's median family income)
• Low Income (50-80 percent of Orange County's median family income)
• Moderate Income (81-120 percent of Orange County's median family income)
• Above Moderate Income (120 percent and above of Orange County's median family income)
Included in the very low-income category is the extremely low-income group. Extremely low incomes are
less than 30 percent of the County's median family income. Orange County's 2020 median family income,
based on an assumed family of four, is $103,000. Table 8 provides a summary of median salary by
occupation in Costa Mesa in 20218.
Section 2: Community Profile Page 2-9
City of Costa Mesa
DRAFT Housing Element 2021-2029
Table 8: Medlan Salary by Occupation In Costa Mesa, 2018
Occupation
Salary
Management
$84,842
Legal
$154,293
Computer and Mathematical
$73,170
Architecture and Engineering
$93,000
Healthcare Practitioners and Technical
$84,833
Business and Financial Operations
$66,708
Life, Physical and Social Sciences
$75,833
Construction and Extraction
$31,719
Education, Training and Library
$52,786
Installation, Maintenance and Repair
$42,193
Community and Social Service
$63,750
Arts, Design, Entertainment, Sports and Media
$62,693
Office and Administration Support
$47,958
Protective Services
$31,979
Healthcare Support
$28,243
Sales
$57,677
Production
$41,490
Transportation
$31,950
Material Moving
$27,401
Building, Grounds Cleaning, and Maintenance
$25,534
Farming, Fishing and Forestry
$31,090
Food Preparation and Serving Related
$26,465
Personal Care and Service
$34,167
Source: American Community Survey, 5-Year Estimates, 2018.
Household Characteristics
A household is defined by the US. Census as all persons who occupy a housing unit. This may Include single
persons living alone, families related through marriage, blood or adoption, domestic partnerships and
unrelated individuals living together. Not all housing is considered a housing unit including, nursing
facilities, residential care facilities, dormitories, and othergroup living; the persons living with them also do
not constitute a household.
Information on household characteristics assists in understanding growth and determining the housing
needs of a community. Income and affordability are best measured at the household level. The special
needs of certain groups, such as large families, single parent households, or low, very low, and extremely
low-income households must also be assessed to identify potential housing needs. For example, if a city
has a predominately aging population of homeowners who may have fixed incomes, the City may consider
implementing a home beautification assistance program to assist in deferred maintenance due to lack of
disposable income.
Section 2: Community Profile Page 2-10
2-5
City of Costa Mesa
DRAFT Housing Element 2021-2029
1. Household Type and Size
The City of Costa Mesa had an estimated 41,019 households in 2018. Married -couple families are the
largest household type in Costa Mesa, representing 42.8 percent of the City's population (Table 9). The
percentage is lower by comparison to nearby cities. Just under 55 percent of all Orange County residents
live in married -couple households. Households of this type typically seek occupancy in single family
residences with multiple bedrooms. Non -family households are the second largest household type in Costa
Mesa, representing 40.2 percent of all households. When combined with senior householders over the age
of 65 and living alone, (as shown in Figure 3), it represents 46.8 percent of all households. Persons aged 65
or older tend to occupy apartments or smaller age -centric living.
Section 2: Community Profile
Page 2-11
2b
City of Costa Mesa
DRAFT Housing Element 2021-2029
Table 9: Household Characteristics by Jurisdiction, 2018
Married -couple Family
Female Household, No
Households
Spouse Present
Non -Family Household
Total Households
Jurisdiction
2010
2018
2010
2018
2010
2018
2010
203.8
Newport
Beach
44.8%
50.1%
5.7%
4.9/°
46.7/°
42.5%
37,803
37,870
Costa Mesa
42.7%
42.8%
10.5%
10.2%
40.4%
40.2%
40,104
41,019
Irvine
52.8%
54.2%
9.3%
8.8%
34.0%
33.2%
71,680
95,371
Santa Ana
53.7%
54.3%
16.3%
18.0%
19.5%
18.7%
74,381
76,521
Huntington
Beach
48.7%
48.9%
10.0%
10.8%
36.4/°
°
35.1/
75,220
76,8Z1
Orange
County
54.2%
54.7%
°
11.4/
11.8%
29.0%
°
28.2%
984,503
1,032,3
73
Source: American Community Survey, 5-Year Estimotes, 2018,
Figure 3: Costa Mesa Household Characteristics, 2010 and 2018
45%
40%
3 5 %
3a/.
25 %
20%
15%
10%
5%
0% w�
Married -Couple
Households
■ 2018 42.8%
■ 2010 42.7%
11
Female Households,
No Spouse Present
10.2%
10.5%
IN
Male Households,
No Spouse Present
6.7%
6.4%
NonFamily
Households
40.2%
40.4%
Source: American Community Survey, 5-Year Estimates, 2010 and 2018.
IN
Householder Age 65
orabove
6.6%
4.7%
Table 10 summarizes changes in household types between 2010 and 2018. Over this time period,
households in Costa Mesa increased by 915. The changes in household types have remained generally
constant for all housing types. The two largest percent changes between 2010 and 2018 were a 0.3%
decrease for female households and a 0.3% increase for male households.
Section 2: Community Profile
Page 2-12
City of Costa Mesa
DRAFT Housing Element 2021-2029
Table 10: Changes In Household Types, 2010-2018
Household Types
2010
Percent
2015
Percent
2018
Percent
Married -couple
Family Households
17,127
42.7%
17,039
41.7%
17,568
42.8%
Female Household,
No Spouse Present
4,196
10.5%
4,746
11.6%
4,191
10.2%
Male Household, No
Spouse Present
2,564
6.4%
2,371
5.8%
2,751
6.7%
Nonfamily
Household
16,217
40.4%
16,752
41%
16,509
40.2%
Total Households
40,104
100%
40,908
100%
41,019
100%
Source: American Community Survey, 5-Year Estimates, 2010, 2015, 2018.
Table 11: Average Household Size
Jurisdiction
Average Persons per
Household
Newport Beach
2.3
Costa Mesa
2.7
Irvine
2.7
Santa Ana
4.3
Huntington Beach
2.6
Orange County
3.0
Source: American Community Survey, 5-Year Estimates, 2018.
The average household size in Costa Mesa is estimated to be 2.7 persons per household, as shown in Table
11. This is less than Orange County's average household size of 3.0 persons per household. Of Costa Mesa's
adjacent communities, the smallest average household size Is in Newport Beach (2.3 persons per
household), and the largest household size is in Santa Ana (4.3 persons per household).
2. Household Income
Household income is directly connected to housing affordability and housing choice. As household income
increases, it is more likely that the household can afford market rate housing units, larger units, and/or
pursue ownership opportunities. As household income decreases, households may spend a
disproportionate amount of their income on housing. This may influence increased incidences of
overcrowding and substandard living conditions.
The data for Table 12 comes from the Department of Housing and Urban Development (HUD)'s 2020
Comprehensive Housing Affordability Strategy (CHAS) estimates which are based on 2013-2017 American
Community Survey (ACS) data and area median family income (AMFI). A total of 52.8 percent of the Costa
Mesa population qualify for the moderate -income category. About 29 percent qualify for very low or
extremely low income -this is about 11,842 Costa Mesa households that make less than $42,699 annually.
Section 2: Community Profile Page 2-13
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City of Costa Mesa
DRAFT Housing Element 2021-2029
Table 12: Households by Income Category, 2020
Income Category (% of Orange County's AMFI)
No. of Households
Percent
Extremely Low (30% AMFI or less)
6,610
16.3%
Very Low (31 to 50%AMFI)
Law (51 to 80% AMFI)
Moderate or Above (over 80% AMFI)
5,220
7,325
21,405
12.9°%
18.1°%
52 8%
Total
40,555
100%
Source: Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS), 2013-
2017.
The median household income in Costa Mesa is $6,191 lower than Orange County's median household
income. Figure 4 compares Costa Mesa's median household income to that of Orange County and the City's
neighboring communities. This figure shows that Costa Mesa households have a lower median household
income comparatively.
$140,000
$122,709
$120,000
$100,000
$ 80, 000
$60,000
$40,000
$20,000
$0
Figure 4: Median Household Income by City, 2018
$61,774
$ 91, 318
$85,398
Newport Beach Costa Mesa Irvine Santa Ana Huntington Beach
� Income -- orange County
Source: American Community Survey, 5-Year Estimates, 2018
Table 13 presents the median income for Costa Mesa and its adjacent cities in comparison to the regional
median for Orange County in 2018. Costa Mesa households have a median income 7.2 percent below the
regional median. The City's median household income is higher than that of Santa Ana at $61,774. Aside
from Costa Mesa and Santa Ana, the other nearby cities have a median income above the regional median.
Newport Beach has a significantly higher median household income at $122,709 annually, approximately
and 64.5 percent higher than the Costa Mesa's median household income.
Section 2: Community Profile Page 2-14
Zq
City of Costa Mesa
DRAFT Housing Element 2021-2029
Table 13: Median Household Income, 2018
Jurisdiction
Median Income
Percent
Above/Below
Regional Median
Newpert Beach
$122,709
43.7%%
Costa Mesa
$79,207
-7.2%
Irvine
$100,969
18.2%
Santa Ana
$61,774
-27.7%
Huntington Beach
$91,318
6.9%
Orange County
$85,398
--
Source: American Community Survey, 5-Year Estimates, 2019.
Figure 5: Costa Mesa Income Breakdown by income Category
' $150,000 or more
20oi I
$100,000to
$149,999
19%
Less than $25,000
9 A 0/
$25,000 to
$34,999
7%
$35,000 to
$49,999
10%
i0,000 to
a74,999
16%
Source: American Community Survey, 5-Year Estimates, 2018.
Housing Problems and Housing Needs
The 2020 Comprehensive Housing Affordability Strategy (CHAS) provides detailed information on housing
needs by income level for different types of households in Costa Mesa. The most recent available CHAS
data for Costa Mesa was published in August 7020 and is based on 2013-2017 American Community Survey
(ACS) data (Table 14). Housing problems considered by CHAS include:
• Units with physical defects (lacking complete kitchen or bathroom);
• Overcrowded conditions (housing units with more than one person per room — excluding
bathrooms and kitchens);
• Housing cost burdens, including utilities, exceeding 30 percent of gross income; and
• Severe housing cost burdens, including utilities, exceeding 50 percent of gross income.
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City of Costa Mesa
DRAFT Housing Element 2021-2029
The types of housing problems in Costa Mesa vary according to household income, housing type, and
tenure. Renters make up the greatest percentage of households at about 60 percent. Renters experiencing
at least one of the four housing problems listed above represent 33.4 percent of all households and about
55 percent of all renters. Households who do not have any of the four housing problems are similar for
both owners and renters (25.7 percent and 26.6 percent, respectively). Forthe City as a whole, 46.5 percent
of households have at least one of the four housing problems.
The severe housing problems category relates to the livability of a residence and critically affects the quality
of life of the occupants. These are important to analyze as it may reveal an aging housing stock, as well as
a need for affordable housing. Severe housing problems include incomplete kitchen facilities, incomplete
plumbing facilities, more than 1.5 persons per room (rate of severe overcrowding), and a cost burden
greater than 50 percent of a household's annual income. Table 14 shows that at 70.6 percent or the
majority of Costa Mesa households do not have any of the four severe housing problems. However, 28.8
percent of households do experience at least one of these problems. Renters with at least one severe
housing problem represent 21.5 percent of all Costa Mesa households. Owners with at least one severe
housing problem represent 6.7 percent of all households.
Table 14: Housing Assistance Needs of Lower Income Households, 2013-2017
Housing Problem
%of total
%of
%of
Overview*
Owner
HH
Renter,
totalHH;
Total
total
HH
Household has at least
1 of 4 Housing
5,330
13.1%
13,540
33.4%
28,870
46.5%
Problems
Household has none of
4 Housing Problems
10,425
25.7%
10,785
26.6%
21,210
52.3%
Cost Burden not
available, no other
95
0.2%
380
0.9%
475
1.2%
problems
Total
15,850
39.0%
24,705
60.9%
40,555
100.0%
Severe Housing
%of total
%of
%of
Problem Overview**
Owner
HH
Renter
total HH
Total
total
HH
Household has at least
1 of 4 Severe Housing
2,720
6.7%
8,715
21.5%
11,435
28.2%
Problems
Household has none of
4 Severe Housing
13,040
32.2%
15,610
38.5%
28,650
70.6%
Problems
Cost Burden not
available, no other
95
0.2%
380
0.9%
475
1.2%
problems
Total
15,855
39.1%
24,705
60.9%
40,560
100.0%
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS)
2013-2017.
Note: '%of total HH= Percent of total Households in the City of Costa Mesa
* The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room,
and cost burden greater than 30%.
**The foursevere housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1.5 persons
per room, and cost burden greater than 50%.
Section 2: Community Profile Page 2-16
31
City of Costa Mesa
DRAFT Housing Element 2021-2029
1. Overcrowding
"Overcrowding" is generally defined as a housing unit occupied by more than one person per room in a
house (including living room and dining rooms, but excluding hallways, kitchen, and bathrooms). An
overcrowded household results from either a lack of affordable housing and/or a lack of housing units of
adequate size. The combination of lower incomes and high housing costs can result in households living in
overcrowded housing conditions. Additionally, overcrowding can indicate that a community does not have
an adequate supply of affordable housing, especially for larger families.
Overcrowded and severely overcrowded households can contribute to neighborhood deterioration. This
can be due to more intensive use leading to excessive wear and tear, and/or the potential cumulative
overburdening of community infrastructure and service capacity. Generally, overcrowding in
neighborhoods could contribute to overall decline in social cohesion and environmental quality. Such
decline may spread geographically and impact the quality of life, the economic value of property, and the
vitality of commerce within a city.
Table 15 summarizes the overcrowding condition in Costa Mesa. Data from the 2018 ACS reports an
estimated 6 percent overcrowded housing units and 3 percent severely overcrowded housing units. About
1 percent of owner -occupied housing units are overcrowded and just under 8 percent of renter -occupied
housing units are overcrowded. Renters living in overcrowded housing units represent 5.1 percent of all
occupied housing units and renters living in severely overcrowded housing units represent 2.8 percent of
all occupied housing units.
Table 15: Overcrowding by Tenure, 2018
Overcrowded Housing Units
Severely Overcrowded Housing
Total Overcrowded Occupied -
(1.0 to 1.50 persons/room)
- Units (>1.51 persons/room)
Housing Units
Tenure
Percent of
Percent of
Percent of
Count
Total Occupied
Count >
Total Occupied
Count
Total Occupied
-
Housing Units
Housing Units
Housing Units
Owner
Occupied
361
0.9%
74
0.2%
435
1.1%
Renter
Occupied
2 082
5.1%
1,169
2.8%
3,251
7,9%
Total
2,443
6%
1,243
3%
3,686
9%
Source: American Community Survey, 5-Year Estimates, 2018.
Costa Mesa has one of the largest estimated percentages of renters living in overcrowded housing units
compared to nearby cities and Orange County (Table 16). With 88 percent of renter -occupied housing units
overcrowded, Costa Mesa Is slightly less than Newport Beach; however, Newport Beach reports 505
overcrowded renter -occupied units while Costa Mesa reports 3,251. Santa Ana has the lowest percentage
of renters living in overcrowded units, but at 27 percent it has the highest rate of owner -occupied housing
units experiencing overcrowding (15 percent more than Costa Mesa). Overcrowding in Costa Mesa is 12
percent below the regional percentage for owners and 12 percent above the regional percentage for
renters. In comparison, Costa Mesa has one of the lowest rates of overcrowding In owner -occupied housing
units (12 percent) behind Newport Beach. Table 17 shows the combination of renter occupied and owner
occupied indicating that the City of Costa Mesa has the second highest rate of overcrowding in this area of
Orange County (9 percent) which is 0.1 percent above the regional total.
Section 2: Community Profile Page 2-17
32-
City of Costa Mesa
DRAFT Housing Element 2021-2029
Table 16: Overcrowded Housing Units by Tenure, 2018
Jurisdiction
Owner Occupied Overcrowded Units
(>3.0 persons/room) '
Renter Occupied Overcrowded Units -
(>1.0 persons/room)
Count
Percent of Total
Overcrowded
Units
Count
-
Percent of Total
Overcrowded'
Units
Newport Beach
65
11%
505
89%
Costa Mesa
435
12%
3,251
88%
Irvine
958
16%
4,921
84%
Santa Ana
6,470
27%
17,375
73%
Huntington Beach
557
20%
2,291
80%
Orange County
21,800
24%
69,713
76%
Source:American Community Survey, 5-Year Estimates, 2018,
Table 17:Overcrowded Housin Units
Jurisdiction
Total Overcrowded
Units
Percent of
Jurisdiction's Total
'Housing Units
Newport Beach
570
1.5%
Costa Mesa
3,686
9%
Irvine
5,879
6.2%
Santa Ana
1 23,845
31.2%
Huntington Beach
2,848
3.7%
Orange County
91,513
8.951
Source: American Community Survey, 5-Year Estimates, 2018.
2. Overpayment (Cost Burden) for Housing In Relation to Income
Overpayment is an important consideration when evaluating housing need and affordability. State and
federal guidance suggests that households paying more than 30 percent of their income for housing are
considered overpaying. Overpayment for housing can cause an imbalance for overall household budgets.
Table 18 and Table 19 provides a summary of housing overpayment in Costa Mesa and a comparative
analysis between homeowners and renters. In general, renters are more prone to overpayment than
homeowners due to lower incomes that do not allow them to qualify for purchasing a home with a fixed
mortgage payment or at an affordable price. In Costa Mesa, 48.8 percent of renters are estimated to spend
more than 30 percent of their income on housing. In comparison, 31.8 percent of homeowners spend that
same amount. For renters, as their household income rises so does their ability to afford rent. Renters who
earn an Area Median Family Income (AMFI) of 30 percent or less have much greater cost burdens than
homeowners with the same income; 17.5 percent of renters spend 30 percent or more of their income and
16.3 percent spend over 50 percent. By comparison, homeowners who also earn an AMFI of 30 percent or
less, 7.3 percent spend 30 percent of more of their income on housing and 6.2 percent spend over 50
percent. Table 18 also shows that homeowners who earn a low to moderate income are the most likely to
experience a cast burden of 30 percent or more.
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35
City of Costa Mesa
DRAFT Housing Element 2021-2029
Table 18: Summary of Housing Overpayment for Homeowners
Income by Cost
Cost Burden >
%of Owner
Cost Burden >
%of Owner
Burden*
HH
50%
HH
30%
Household Income is
less-tha n or = 30%
1,165
7.3%
990
6.2%
Household Income
>30%to less -than or
770
4.9%
505
3.2%
= 50%AMFI
Household Income
>50% to less -than or
1,230
7.8%
540
3.4%
= 80%AMFI
Household Income
>80% to less -than or
670
4.2%
195
1.2%
= 100%AMFI
Household Income
>100%AMFI
1,200
7.6%
115
0.7%
Total
1 5,035
31.8%
2,335
14.7%
* Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent
(contract rent plus utilities). For owners, housing cost is "select monthly owner costs', which includes
mortgage payment, utilities, association fees, insurance, and real estate taxes.
Note: AMFI =Area Median Family Income, this is the median family income calculated by HUD for each
jurisdiction, to determine Fair Market Rents (FMRs) and Income limits for HUD programs. AMFI will not
necessarily be the same as other calculations of median incomes (such as a simple Census number), due
to a series of adjustments that are made.
Source: Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing
Affordability Strategy (CHAS) 2013-2017.
Table 19: Summary of Housing Overpayment for Renters
Cost Burden >
%`ofRenter
Cost Burden >
%of Renter°
30%
HH
50%
HH
Household Income is
less -than or = 30%
4,325
17.5%
4,020
16.3%
Household Income
>30%to less -than or
3,390
13.7%
1,790
7.2%
50%AMFI
Household Income
>50%to less -than or=
3,100
12.5%
605
2.4%
80%AMFI
Household Income
>80%to less -than or =
725
2.9%
15
0.1%
100% AM F I
Household Income
>100% AM FI
505
2.0%
10
0.0%
Total
12,045
48.8%
6,440
26.1%
* Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent
(contract rent plus utilities). For owners, housing cost is "select monthly owner costs'; which includes
mortgage payment, utilities, association fees, insurance, and real estate taxes.
Note: AMFI = Area Median Family Income, this is the median family income calculated by HUD for each
jurisdiction, to determine Fair Market Rents (FMRs) and income limits for HUD programs. AMFI will not
Section 2: Community Profile
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3`4
City of Costa Mesa
DRAFT Housing Element 2021-2029
necessarily be the same as other calculations of median incomes (such as a simple Census number),
due to a series of adjustments that are made.
Source: Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing
Affordability Strategy (CHAS) 2013-2017.
Special Needs Groups
State law recognizes certain households may have more difficulty in finding adequate and affordable
housing due to special circumstances. Special needs populations include seniors, persons with disabilities,
female -headed households, large households, and farm workers.
Special circumstances may be related to one's employment and income, family characteristics, disability
and household characteristics, or other factors. Consequently, certain Costa Mesa residents may
experience higher incidences of housing overpayment (cost burden), overcrowding, or other housing
problems. The special needs groups analyzed in the Housing Element include the elderly, persons with
disabilities (including persons with developmental disabilities), Individuals experiencing homelessness,
single parents, large households, and farmworkers (Table 20). These groups may also overlap, for example
some elderly people may have a disability of some type. The majority of these special needs groups could
be assisted by an increase in affordable housing.
The following sections provide a detailed discussion of the housing needs facing each particular group in
Costa Mesa as well as programs and services available to address their housing needs.
Table 20: Special Needs Groups in Costa Mesa
Special Needs Groups
# of People or
Percent of Total
Percent of Total
Households
Households '
Population '
Senior Population
12,138 people
--
10.7%
Senior Headed Households
9,757 people
--
8.6%
Seniors Living Alone
3,075
7.5%
--
households
Persons with Disabilities
9,224 people
--
8.1%
Large Households (5 or more
3,926
persons per household)
households
9'6° �
Single -Parent Households
3,787
9.2%
--
households
Single -Parent, Female Headed
Households with Children
2,304
5.7/
(under 18 years)
households
People Living in Poverty
14,554 people
--
12.9%
Farmworkers
557 people
--
0.5%
Migrant Farmworkers
340 people
--
--
Seasonal Farmworkers
666 people
--
--
Permanent Farmworkers
1,106 people
--
--
Persons Experiencing
193 people
--
0.2°%
Homelessness
Source: American Community Survey, 5-Year Estimates, 2018; Orange County Point in Time County
/Homeless Count 2019.
Section 2: Community Profile Page 2-20
�5�
City of Costa Mesa
DRAFT Housing Element 2021-2029
1. Seniors
The senior population is generally defined as those over 65 years of age. Seniors have a high likelihood of
limited and fixed incomes, higher health care costs, greater mobility challenges and self -care limitations,
transit dependency, and commonly live alone. Specific housing needs of the senior population include
affordable housing, supportive housing, group homes, multi -generational settings such as Accessory
Dwelling Units and other housing options that includes a planned service component.
Table 21 shows that Costa Mesa has a lower senior population compared to some nearby cities and Orange
County, in general. Seniors over the age of 65 comprise 10.7 percent of the Costa Mesa population. Costa
Mesa seniors represent a greater population percentage than those in Irvine (9.9 percent) and Santa Ana
(8.6 percent). Newport Beach has the largest senior population of the area compared at 22.7 percent (12
percent more than Costa Mesa). The senior population of the County of Orange (13.9 percent) is 3.2
percent greater than that of Costa Mesa.
Table 21: Persons Age 65 and Over In Costa Mesa
Jurisdiction
PopulationCount
Percent
Newport Beach
19,574
22.7%
Costa Mesa
12,138
10.7%
Irvine
26,228
9.9%
Santa Ana
28,621
8.6%
Huntington
Beach
34,002
16.9%
Orange County
440,488
13.9%
Source: American Community Survey, 5-Year Estimates, 2018.
In addition to overpayment problems faced by seniors due to their relatively fixed incomes, seniors may be
faced with various disabilities. In 2018, the American Community Survey (ACS) 5-year estimate reported
4,064 Costa Mesa seniors with a disability. Among these disabilities, the most common were ambulatory
disabilities, independent living disabilities and hearing disabilities.
2. Persons with Physical and Developmental Disabilities
Physical and developmental disabilities may hinder access to traditionally designed housing units. Physical,
mental, and/or developmental disabilities may deprive a person from earning an Income, restrict one's
mobility, or make self -care difficult. Some residents may also have disabilities that require living in a
supportive or institutional setting. Thus, persons with disabilities generally have special housing needs that
must be provided with the City's housing stock.
No current comparisons of disability with income, household size, or race/ethnicity are available. However,
it is reasonable to assume that a substantial portion of persons with disabilities would have annual incomes
within Federal and State income limits, especially households not in the labor farce. Furthermore, lower
income persons with disabilities are likely to require housing assistance and services. Housing needs for
disabled persons are further compounded by costly design issues and location factors such as proximity to
transit, medical services, and retail. Forexample, special needs households with wheelchair -bound orsemi-
Section 2: Community Profile Page 2-21
3(
City of Costa Mesa
DRAFT Housing Element 2021-2029
ambulatory individuals may require ramps, holding bars, special bathroom designs, wider doorways, lower
cabinets, elevators, and other interior and exterior design features.
The 2018 ACS identifies six disability types: hearing disability, vision disability, cognitive disability,
ambulatory disability, self -care disability, and independent living disability. The Census and the ACS
provides clarifying questions to determine persons with disabilities and to differentiate between
disabilities. The ACS defines a disability as a report of one of the six disabilities identified by the following
questions:
• Hearing Disability: Is this person deaf or does he/she have serious difficulty hearing?
• Visual Disability: Is this person blind or do they have serious difficulty seeing even when wearing
glasses?
• Cognitive Difficulty: Because of a physical, mental, or emotional condition, does this person have
serious difficulty concentrating, remembering, or making decisions?
• Ambulatory Difficulty: Does this person have serious difficulty walking or climbing stairs?
• Independent Living Difficulty: Because of a physical, mental, or emotional condition, does this
person have difficulty doing errands alone such as visiting a doctor's office or shopping?
Table 22: Disability Status in Costa Mesa
Underl8
18 to 64
65 years
Percent of
Percent of
Disability Type
with a
with a
and Over
Total
Population
Total
Disability
Disability
With a
with
Population
DisabII
Disability
Population with a
Hearing Difficulty
93
904
1,592
2,589
28.1%
2.3%
Population with a
Vision Difficulty
112
894
905
1,911
20.7%
1.7%
Population with a
Cognitive Difficulty
371
2,159
1,489
4,019
43.6%
3.6%
Population with an
Ambulatory Difficulty
48
1,670
2,571
4,289
46.5%
3.8%
Population with a Self-
care Difficulty
96
591
1,069
1,756
19%
1.6%
Population with an
Independent Living
--
1,403
1,993
3,396
36.8%
3%
Difficulty
Total
1 535
4,625
4,064
9,224•
100%*
8.2%*
Source: American Community Survey, 5-Year Estimates, 2018.
*This number may include persons reporting having one or more disabilities. Percentages include persons reporting
having more than one disability and are not additive.
State law requires that the Housing Element discuss the housing needs of persons with developmental
disabilities. As defined by federal law, "developmental disability' means a severe, chronic disability of an
individual that:
• Is attributable to a mental or physical impairment or combination of mental and physical
impairments;
• Is manifested before the individual attains age 22;
Section 2: Community Profile Page 2-22
37
City of Costa Mesa
DRAFT Housing Element 2021-2029
• Is likely to continue indefinitely;
• Results in substantial functional limitations in three or more of the following areas of major life
activity: a) self -care; b) receptive and expressive language; c) learning; d) mobility; e) self -direction;
f) capacity for independent living; or g) economic self-sufficiency; and
• Reflects the individual's need for a combination and sequence of special, interdisciplinary, generic
services, individualized supports, or other forms of assistance that are of lifelong or extended
duration and are individually planned and coordinated.
Per Section 4512 of the Welfare and Institutions Code, a "developmental disability" means a disability that
originates before an individual attains the age of 18, continues, or can be expected to continue, indefinitely,
and constitutes a substantial disability for that individual. A developmental disability includes intellectual
disability, cerebral palsy, epilepsy, and autism. This term also includes disabling conditions found to be
closely related to intellectual disability or to require treatment like that required for individuals with
intellectual disability. This term does not include other handicapping conditions that are solely physical in
nature.
According to the Regional Center of Orange County's (RCOC) Total Annual Expenditures and Authorized
Services for Fiscal Year 2019-2020, a total of 25,163 individuals living in Orange County received services.
RCOC represents the fifth largest regional center in California and has over 300 service coordinators.
Diagnosis reported by the individuals who received services include 37.6 percent with an intellectual
disability, 31 percent with Autism, 2.5 percent with Cerebral Palsy, 1 percent with Epilepsy, 3.9 percent
with a Category 5 disability, and 24.1 percent reported "Other'. Of those who received services, 31.6
percent reported their race as White, 16 percent reported Asian, 16.1 percent reported Other Ethnicity or
Race/Multi-Cultural, and 2 percent reporter Black/African American. Approximately 34 percent of those
who received services also reported their ethnicity as Hispanic or Latino. Ages of the 25,163 individuals
includes 21.1 percent 2 years or younger, 39.9 percent 3 to 21 years, and 39 percent over the age of 22.
The majority of those who received services lived at the home of a parent or guardian (82.3 percent), but
6.8 percent live in a Community Care Facilityand 5.6 percent live in Independent Living orSupported Living.
People with developmental disabilities may live and work independently within a conventional housing
environment. Individuals with more severe developmental disabilities may require a supervised group living
environment. The most severely affected individuals may require an Institutional environment where
medical attention and physical therapy services are provided. Because developmental disabilities exist
before adulthood, the first issue in supportive housing for persons with developmental disabilities is the
transition from the person's living situation as a child to an appropriate level of independence as an adult.
There are several housing types and assistance programs appropriate for people living with a development
disability: rent subsidized homes, licensed and unlicensed single-family homes, inclusionary housing,
Section 8 vouchers, special programs for home purchase, HUD housing, and SB 962 (veterans) homes. The
design of housing -accessibility modifications, the proximity to services and transit, and the availability of
group living opportunities represent some of the types of considerations that are important in serving the
needs of this group. Incorporating 'barrier -free' design in all new, multi -family housing (as required by
California and Federal Fair Housing laws) is especially important to provide the widest range of choices for
residents with disabilities. Special consideration should also be given to the affordability of housing as
people with disabilities may be living on a fixed income.
Section 2: Community Profile Page 2-23
City of Costa Mesa
DRAFT Housing Element 2021-2029
3. Large Households
Large households are defined as those consisting of five or more members. These households comprise a
special need group because many communities have a limited supply of adequately sized and affordable
housing units. To save for other basic necessities such as food, clothing and medical care, it is common for
lower income large households to reside In smaller units with inadequate number of bedrooms, which may
result in overcrowding and can contribute to fast rates of deterioration.
Securing housing large enough to accommodate all members of a household is generally more challenging
for renters as multi -family rental units are generally physically smaller with limited bedrooms than single-
family ownership units. While apartment complexes offering two and three bedrooms are common,
apartments with four or more bedrooms are rare; housing units with 4 or more bedrooms account for
approximately 15 percent of housing units in the City. Therefore, it is more likely that large households will
experience overcrowding in comparison to smaller households. Additionally, single-family homes with
higher bedroom counts, whether rental or ownership units, are rarely affordable to lower income
households in the region.
According to the 2018 ACS 5-year estimates, there is a much greater amount of large renter households
than large owner -occupied households (Table 23). Approximately, 63 percent of large households are
renter households, of which 56 percent are 5-person households. As Table 232 also shows a reverse
relation between household size and overcrowding; as the total number of large households decreases,
the household size Increases. Therefore, 58.3 percent of large households are 5-person households
compared to 17.1 percent 7-person households.
Table 232: Large Households by Tenure in Costa Mesa
Household Size
owner
Renter
Total
Count
Percent
Count
Percent
<Count
Percent
5-Person
Household
944
62.1%
1,441
56%
2,385
58.3%
6-person
household
278
18.3%
728
28.3%
1,006
24.6%
7-or-more person
Households
298
19.6%
402
15.6%
700
17.1%
.Total
1,520
37.2%
2,571
62.8%
4,091
100%
Source: American Community Survey, 5-Year Estimates, 2018
Table 24 provides comparisons of large households between Costa Mesa and Its neighboring cities. At 10
percent, Costa Mesa has a lower total number of large households than Orange County (14.2 percent). Of
the neighboring cities, Santa Ana has the greatest number of large households (25 percent more than Costa
Mesa). In comparison, Costa Mesa has approximately 5 percent more large households than Newport
Beach.
Table 24: Percent of Large Households by Jurisdiction
5-Person
Households
6-Person
Households
7-or-More Person
Households
Total Large
Households
Newport Beach
3.6%
1.3%
0.39/6
5.1%
Costa Mesa
5.8%
2.5%
1.7%
10.0%
Section 2: Community Profile Page 2-24
ra
City of Costa Mesa
DRAFT Housing Element 2021-2029
Irvine
5.3%
1.9%
0.6%
7.8%
Santa Ana
14.2%
9.4%
11.4%
35.0%
Huntington Beach
5.3%
1.6%
Orange County
7.9%
3.5%
Source: American Community Survey, 5-Year Estimates, 2018.
4. Single -Parent Households
Single -parent households often require special consideration and assistance due to their greater need for
affordable and accessible day care, health care, and other supportive services. Many female -headed
households with children are susceptible to having lower incomes than similar two -parent households.
Table 25 shows a breakdown of single parent households and poverty status. Of the single parent
households in Costa Mesa, the majority are estimated to be female households with no spouse present
(60.7 percent) and 39.3 percent are estimated to be male households with no spouse present. With 3,110
single parent households, Costa Mesa is only 0.2 percentage points over Orange County's percentage. Over
a quarter of these Costa Mesa single -parent households live under the poverty line (27.4 percent).
Table 25: Single Parent Households In Costa Mesa
Single Parent -Male,
Single Parent -Ferrule,
Single Parent `
Single Parent
Percent of '
N6 Spouse Present
No Spouse Present
Households uving In
Households
Total
Poverty
Households -
Jurisdiction
%of ;
%of''
%of
Count
Single '
Count'
Single
Count
Single
Count
Percent
Parent
Parent
Parent
HH
11W
HH
Costa Mesa
1,223
39.3%
1,887
60.7%
851
27.4%
3,110
7.6%
Orange County
22,456
29.5%
53,659
70.5%
22,999
30.2%
76,115
7.4%
Source: American Community Survey, 5-Year Estimates, 2018.
5. Farmworkers
Farmworkers are traditionally defined as persons whose primary incomes are earned through permanent
or seasonal agricultural labor. Permanent farm laborers work in the fields, processing plants, or support
activities on a generally year-round basis. When workload increases during harvest periods, the laborforce
is supplemented by seasonal workers, often supplied by a labor contractor. For some crops, farms may hire
migrant workers, defined as those whose travel prevents them from returning to their primary residence
every evening. Farm workers have special housing needs because they earn lower incomes than many other
workers and move throughout the year from one harvest location to the next.
The United States Department of Agriculture, National Agriculture Statistics provides data on hired farm
labor across the United States. The data is compiled at both a State and County level. Within Orange County,
a total of 99 farms reportedly hired 1,772 workers in 2017. Permanent workers, those who work 150 days
or more, represent the largest category of workers with 1,106 workers (62 percent). A total of 666 workers
(38 percent) are considered seasonal and work less than 150 days. Orange County reported 340 migrant
workers (19 percent) with full time hired labor in 2017. In addition, the County reported 176 unpaid
workers.
Section 2: Community Profile Page 2-25
q0
City of Costa Mesa
DRAFT Housing Element 2021-2029
The median annual salary for the agriculture, forestry, fishing, hunting, and mining industry in Costa Mesa
is $31,023, which is 36 percent of the Orange County median income and is considered as a very -low
income (2018).
6. Extremely Low-income Households and Poverty Status
The 2013-2017 Comprehensive Housing Affordability Strategy (CHAS) indicates that there are
approximately 7,325 low -Income households and 5,230 very low-income households in the City of Costa
Mesa. Very low-income households are those households that earn less than 50 percent of the Orange
County area median family income (AMFI). Extremely low-income households are those which earn less
than 30 percent of the AMFI. There are approximately 6,610 extremely low-income households in Costa
Mesa, including renters and homeowners. Table 26 Includes data characterizing affordability and cost
burden for various income groups. The housing problems identified by CHAS include the following:
• Units with physical defects (lacking complete kitchen or bathroom);
• Overcrowded conditions (housing units with more than one person per room);
• Housing cost burdens, including utilities, exceeding 30 percent of gross income; or
• Severe housing cost burdens, including utilities, exceeding 50 percent of gross income.
As the table below shows, there is a disparity between homeowners and renters who experience a cost
burden. There are an estimated 8,21C more renter households than owner -occupied households who have
a cost burden. Amongst renters, lower income households bear most of the burden. Specifically, 46.5
percent of renter households are both of a lower income and experience a housing burden. Extremely low-
income renter households have the highest rate of cost burden at 17.5 percent.
Table 26: Housing Problems for All Households by Income Category, 2013-2017•
Owner
Income Category
Household has at
%of
Household has none
%of
Cost Burden not
% of
least 1 of 4 Housing
Owner
of 4 Housing
Owner
avallable, no other
Owner
Problems'
HH
Problems-`
HH:
Housing Problem"
HH
Household Income is
less -than or = 30%
1,210
7.6%
250
1.6%
95
0.6%
Household Income
>30%to less -than or
780
4.9%
590
3.7%
0
0%
= 50% AMFI
Household Income
>50%to less -than or
1,285
8.1%
1,135
7.2%
0
0%
= 80% AMFI
Household Income
>80%to less -than or
695
4.4%
805
5.1%
0
0%
= 100% AM FI
Household Income
>100% AMFI
1,365
8.6%
7,645
48.2%
0
0%
Total
5,330
33.6%
1 10,425
65.8%
95
0.6%
Renter
Income Category
Household has at
% of
Household has none
, % of
Cost Burden not
of
least 1 of 4 Housing
Renter
of 4 Housing'
Renter
available, no other
[141ntter;
Problems
HH
Problems-
HH
Housing Problem
HH
Household Income is
less -than or = 30%
4,400
17.5%
275
1.1%
380
1.5%
Section 2: Community Profile Page 2-26
q4
City of Costa Mesa
DRAFT Housing Element 2021-2029
Household Income
>30% to less -than or
3,595
14.3%
265
1.1%
0
0%
= 50% AM FI
Household Income
>50% to less -than or
3,700
14.7%
1,205
4.8%
0
0%
= 80% AM FI
Household Income
>80% to less -than or
1,040
4.1%
1,470
5.9%
0
0%
= 100% AM FI
Household income
>100%AMFI
805
3.2%
7,575
30.1/°
0
°
0/
Total
13,540
53.9%
10,785
42.9%
380
j 1.5%
Total Households
(Owner and Renter)
18,870
46.596
21,210
52.3%
475
1.2%
Note: AMF! = Area Median Family Income, this is the median family income calculated by HUD far each jurisdiction, to determine Fair
Market Rents (FMRs) and income limits for HUD programs. AMF! will not necessarily be the same as other colcolations of median incomes
(such as a simple Census number), due to a series of adjustments that are made.
Source: Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) 2013-
2017.
Figure 6 compares poverty levels by race and ethnicity in order to identify disparities amongst people in
Costa Mesa. Residents who report Some Other Race have the highest percentage of poverty in the City
(24.7 percent). About 20 percent of people living under the poverty line are of Hispanic or Latino origin.
Together, the Black and American Indian/Alaska Native populations account for 28.2 percent of those
below the poverty level, despite representing a total of just 2.3 percent of the entire population. Native
Hawaiian and other Pacific Islander community members have the lowest percentage of poverty, but only
represent 0.7 percent of the total City population. The White population is the largest racial group in the
City and is estimated to have one of the lower poverty percentages at 11.5 percent.
Figure 6: Percent below Poverty Level, by Race and Hispanic or Latina Origin
30.0%
247'
25.0%
19.5%
20.0%
15.5%
15.0%
12.7%
11.5%
10.4%
10.0°%
7.1%
5.0%
3.6 %
0. D%
White Black or
American Asian
Native Some other
Two or
Hispanic or
African
Indian and
Hawaiian race more races
Latino
American
Alaska
and Other
Origin
Native
Pacific
Islander
Source:
American Community Survey, 5-Year Estimates, 2018.
Section 2: Community Profile
Page 2-27
q 2-
City of Costa Mesa
DRAFT Housing Element 2021-2029
7. Persons Experiencing Homelessness
Throughout the Southern California region, homelessness has become an increasingly important issue.
Factors contributing to the rise in homelessness include increased unemployment and underemployment,
limited affordable housing available to lower and moderate -income persons (especially extremely low-
income households), reductions in public subsidiesto lower income persons, and the de -institutionalization
of the mentally ill.
State law mandates that cities address the special needs of persons experiencing homelessness within their
jurisdictional boundaries. "Homelessness' as defined by the U.S. Department of Housing and Urban
Development (HUD) has recently been updated to include the following descriptions:
• People who are living in a place not meant for human habitation, In emergency shelter, In
transitional housing, or are exiting an institution where they temporarily resided. The only
significant change from existing practice is that people will be considered homeless if they are
exiting an institution where they resided for up to 90 days (previously 30 days) and were in shelter
or a place not meant for human habitation immediately prior to entering that institution.
• People who are losing their sleeping quarter, which may include a motel or hotel or a doubled -up
situation, within 14 days and lack resources or support networks to remain in housing. HUD had
previously allowed people who were being displaced within 7 days to be considered, homeless.
The proposed regulation also describes specific documentation requirements for this category.
• Families with children or unaccompanied youth who are unstably housed and likely to continue in
that state. This is a new category of homelessness, and it applies to families with children or
unaccompanied youth who have not had a lease or ownership interest in a housing unit in the last
60 or more days, have had two or more moves in the last 60 days, and who are likely to continue
to be unstably housed because of disability or multiple barriers to employment.
• People who are fleeing or attempting to flee domestic violence, have no other residence, and lack
the resources or support networks to obtain other permanent housing. This category is similar to
the current practice regarding people who are fleeing domestic violence.
This definition does not include persons living in substandard housing (unless it has been officially
condemned); persons living In overcrowded housing (for example, doubled up with others); persons being
discharged from mental health facilities (unless the person was homeless when entering and is considered
to be homeless at discharge); or persons who may be at risk of homelessness (for example, living
temporarily with family or friends.)
The Point in Time Count is conducted by Orange County in accordance with the U.S. Department of Housing
and Urban Development (HUD) guidelines to provide information on where individuals experiencing
homelessness are located in the county. In January 2019, 1,167 volunteers across Orange County counted
6,860 individuals experiencing homelessness; of those, 2,899 were sheltered and 3,961 were unsheltered.
The 2020 Count is not yet available; the individual city results are shown in Table 27. Costa Mesa reported
a total of 193 individuals experiencing homelessness; this represents 2.8 percent of the total homeless
population for Orange County. This percentage is greater than that of the neighboring cities of Newport
Beach and Irvine as both counted under 2 percent. Santa Ana reported the largest population of people
experiencing homelessness as a quarter of the total number for Orange County reside there (23 percent
more than Costa Mesa).
Section 2: Community Profile Page 2-28
q3
City of Costa Mesa
DRAFT Housing Element 2021-2029
Table 27: Homeless Count by Jurisdiction - 2019 Data
Jurisdiction
Unsheltered
Sheltered
Total
%of County
Newport Beach
64
0
64
0.9%
Costa Mesa
187
6
193
2.8%
Irvine
127
3
130
1.9%
Santa Ana
830
939
1,769
25.8%
Huntington Beach
1 289
60
349
5.1%
Orange County
3,961
2,899
6,860
100%
Source: Orange County Point in Time Count, Everyone Counts Report 2019.
8. Students
The need for student housing is another factor that affects housing demand. Student housing often only
produces a temporary housing need based on the duration of the educational institution. The impact upon
housing demand is important in areas that surround universities and colleges. Costa Mesa is home to a
number of private and public universities and colleges. Located in Costa Mesa are Vanguard University
(2,200 students), California Southern University (online), and Orange Coast Community College (24,000
students). Orange Coast Community College is primarily a commuter school serving students local to the
south Orange County area. During pre -pandemic conditions when classes were fully in person, OCC had
approximately 20,000 students, 39.1%of which were full-time. As OCC had very little on -campus housing,
the majority of students commuted into campus. While data is not readily available, it is a falr assumption
that the majority of these students live at home with family and do not require separate housing. OCC has
recently built on -campus housing which may house up to 800 students.
Typically, students are low-income and may therefore require affordable housing options, especially within
easy commuting distance from campuses. To reduce living cost, students may seek shared housing
situations to decrease expenses, which may lead to overcrowding. Affordable housing may also Influence
choices students make after graduating, which may affectthe region's economy. College graduates provide
a specialized pool of skilled labor that contributes to the region's economy; however, the lack of affordable
housing may lead to their departure from the region.
Housing Stock Characteristics
Characteristics of the housing stock (growth, type, availability and tenure, age and condition, housing costs,
and affordability) may affect the housing needs for the community. This section details the Costa Mesa
housing stock characteristics to identify how well the current housing stock meets the needs of its current
and future residents.
1. Housing Growth
Accordingto the American Community Survey (ACS), between 2010 and 2018 the Costa Mesa housing stock
grew by 0.6 percent, or 1,233 units, as shown in Table 28. This is the smallest percent increase for the area.
The City of Irvine experienced the largest housing surge of the area during this time with an addition of
25,250 more units (an increase of 30.4 percent more than Costa Mesa). Orange County as a whole saw an
increase of 4.6 percent of its total housing stock.
Section 2: Community Profile Page 2-29 u
Iq
City of Costa Mesa
DRAFT Housing Element 2021-2029
Table 28: Housing UnitGrowth Trends, 2010-2018
Jurisdiction
2010
2015
2018
Percent Change
2010 to 2015
Percent Change'
: 2015 to 2018
Newport Beach
43,503
43,690
44,801
0.4%
2.5%
Costa Mesa
42,867
43,030
43,100
0.4%
0.2%
Irvine
76,184
91,938
101,434
20.7%
10.3%
Santa Ana
77,796 1
77,192 1
78,597
1 -0.8%
1.8%
Huntington Beach
79,166
78,252 1
81,396
1 -1.2%
4.0%
Orange County
1,042,254
1,064,642 1
1,091,376
2.1%
1 2.5%
Source: American Community Survey, 5-Year Estimates, 2010, 2015, and 2018.
2. Housing Type
Table 29 Is a breakdown of housing units in the City by type in comparison to Orange County. Costa Mesa
is estimated to be predominantly made up of multi -family housing (50.3 percent). The City has an estimated
37.7 percent single-family detached housing and 9.6 percent attached single-family units. This differs from
the rest of the region as Orange County reports an estimated 50.7 percent single-family detached units and
34.3 percent multi -family housing. The percentage of mobile homes in Costa Mesa is estimated to be
comparable to that of Orange County (2.4 percent and 2.8 percent, respectively). Single-family attached
units are less prevalent in Costa Mesa (9.6 percent) than County as a whole (12.2 percent).
Table 29: Total Housing Units by Type
Jurisdiction ,
Single -Family
Detached
Single -Family Attached
Multi -Family
Mobile Homes
Count
Percent
Count
Percent
Count
Percent
Count
Percent
Costa Mesa
16,236
37.7%
4,119
9.6%
21,692
50.3%
1,025
2.4%
Orange County
553,164
50.7%
133,326
12.2%
374,176
34.3%
30,227
2.8%.
Source: American Community Survey, 5-Year Estimates, 2018,
3. Housing Availability and Tenure
Housing tenure and vacancy rates generally influence the supply and cost of housing. Housing tenure
defines if a unit is owner -occupied or renter -occupied, and it relates to the availability of housing product
types and length of tenure. The tenure characteristics in a community can indicate aspects of the housing
market such as affordability, household stability, and availability of unit types, among others. Tenure
distribution may correlate with household income, composition and age of the householder.
In 2018, owner -occupied housing units accounted for 40.4 percent of the housing stock and 59.6 percent
were rental occupied units (Table 30). At 88.7 percent, the large majority of single-family units are owner -
occupied. Multi -family housing units are conversely predominantly occupied by renters (77.1 percent).
Mobile homes in Costa Mesa are estimated to be occupied by mostly owners than renters (4.6 percent and
0.8 percent, respectively).
Section 2: Community Profile Page 2-30
City of Costa Mesa
DRAFT Housing Element 2021-2029
Table 30: Occupied Housing Units by Type and Tenure
Single-
SiAttached
Mdbile
Total
Tenure
Family
Attac
Attached
Multi -Family
Homes
Occupied
Detached
`Units
Owner
Occupied
1 76.°�
12 . 6%
6.6%
4.6%
40.4%
Renter
Occupied
14.1%
7.9°%
77.1%
0.8%
59.6%
Source: American Community Survey, 5-Year Estimates, 2018.
Table 31 compares estimated average household sizes and tenure amongst cities surrounding Costa Mesa.
Aside from Santa Ana, all of the cities included below have household sizes that are below that of Orange
County and fairly similar amongst owner -occupied households. The average household size for Santa Ana
is estimated to be nearly double that of the other cities for both renters and owners and is an average of
about 1.6 persons per household more than Costa Mesa. Figure 7 illustrates vacancy rates by city and shows
that Costa Mesa has the second lowest vacancy rate in the area (4.8 percent). Orange County's vacancy
rate is 0.6 percent above that of Costa Mesa.
Section 2: Community Profile
Page 2-31
ql�
City of Costa Mesa
DRAFT Housing Element 2021-2029
Table 31: Average Household Size by Tenure, 2018
Jurisdiction
Owner Occupied
Household Size
Renter Occupied
Household Size
Average
Household Size
Newport Beach
2.46
2.02
2.27
Costa Mesa
2.8
2.66
2.71
Irvine
2.81
2.61
2.7
Santa Ana
4.28
4.32
4.3
Huntington Beach
2.58
2.62
2.6
Orange County
2.99
3.06
3.02
Source: American Community Survey, 5-Year Estimates, 2018.
Vacancy rates may reveal the degree of housing choice available. High vacancy rates generally indicate low
demand and/or high supply conditions in the housing market. Low vacancy rates typically indicate high
demand and/or low supply conditions in the housing market. Too low of a vacancy rate can force prices up
making it more difficult for lower and moderate -income households to find housing. Vacancy rates between
two to three percent are usually considered healthy for housing that is owned, and rates of five to six
percent are usually considered healthy for rental housing.
Figure 7: Vacancy Rates by Jurisdiction, 2018
18%
16%
14%
i
12%
10%
8%
6.0%
o 5,6%
6 /a 4.8%
4%
2.6%
2%
0%
Newport Costa Mesa 4rvine Santa Ana Huntington
Beach Beach
Source: American Community Survey, 5-Year Estimates, 2018.
5.4%
Orange
County
Based on 2018 ACS estimates, the most common reason for vacancies in Costa Mesa is due to units being
up for rent (37.8 percent), as shown in Table 32. Another 566 units (31.5 percent) are vacant in the City
because they are for seasonal, recreational, or occasional use. Homes that have been sold and are not yet
occupied represent the lowest vacancy type (4.1 percent).
Section 2: Community Profile Page 2-32
�i 7
City of Costa Mesa
DRAFT Housing Element 2021-2029
Table 32: Vacant Housing Units by Type In Costa Mesa
Type of Housing
Estimate
Percent
Forrent
786
37 8%
Rented, not occupied
191
9 2%
For sale only
115
5.5%
Sold, not occupied
86
4.1%
For seasonal, recreational or occasional use
656
31.5%
Othervacant
247
11 9%
Total
2,081
100%
Source: American Community Survey, 5-Year Estimates, 2018,
4. Housing Age and Condition
Housing age can be an important indicator of housing condition within a community. For example, housing
that is over 30 years old may be in need of rehabilitation, such as a new roof, seismic retrofit, foundation,
plumbing, etc. Many federal and state programs use housing age as one factor to determine housing
rehabilitation needs.
Figure 8 shows the City of Costa Mesa's housing stock was mostly built priorto 1990 and is therefore more
likely of needing certain renovations. Almost a quarter of the housing stock was built around the time the
City was incorporated in 1953. About 2.6 percent of housing stock was built after 2010, In comparison to
neighboring cities, the Cities of Costa Mesa, Huntington Beach, and Santa Ana experienced their peak unit
growths between 1950 and 1979. Newport Beach experienced a growth similar to Costa Mesa until 1990
when Newport Beach housing unit growth picked up again. Unlike Costa Mesa, the City of Irvine
experienced a housing boom in 1970 through 2009, and it continued building units at a greater rate than
the other cities past 2014.
Figure 8: Age distribution of Housing Stock
Section 2: Community Profile
Page 2-33
46
40%
35%
30%
25%
20%
15%
10%
5%
0%
City of Costa Mesa
DRAFT Housing Element 2021-2029
Built 1939 Built 1940 Built 1950 Built 1960 Built 1970 Built 1980 Built 1990 Built 2000 Built 2010 Built 2014
or earlier to 1949 to 1959 to 1969 to 1979 to 1989 to 1999 to 2009 to 2013 or later
� Huntington Beach REM Irvine fib Newport Beach � Santa Ana Costa Mesa
Source: American Community Survey, 5-Year Estimates, 2018.
Section 2: Community Profile
Page 2-34
i 'j L,
City of Costa Mesa
DRAFT Housing Element 2021-2029
5. Housing Costs and Affordability
Housing costs reflect the supply and demand of housing in a community. This section summarizes the cost
and affordability of the Costa Mesa housing stock.
The median home value in Costa Mesa is estimated to be $707,600, as shown In Table 33. This is $54,700
above the median home value for Orange County and comparable to the home values in Irvine and
Huntington Beach. The City of Santa Ana has the lowest home value at $455,300 and the City of Newport
Beach has the greatest median home value at $1,787,300.
Table 33: Median Home Value by Jurisdiction
Jurisdiction `
Median Home Value
Newport Beach
$1,787,300
Costa Mesa
$707,600
Irvine
$797,100
Santa Ana
$455,300
Huntington Beach
$728,200
Orange County
$652,900
Source: American Community Survey, 5-year Estimates, 2018.
Table 34 outlines the average monthly price of rent by number of bedrooms in Costa Mesa and how it has
changed between 2017 and 2020. This data is provided by the Zillow Rent Index Report for Costa Mesa and
shows that all units experienced increases in rates in the lastthree years; forexample, one -bedroom rentals
rose by 5.1 percent. The price per square foot saw a much greater increase for the three types of units,
with 17.9 percent being the greatest increase for 3- or more bedroom units. This may indicate a higher
demand and a need to plan for housing for large families within Costa Mesa.
Table 34: Average Monthly Rental Rates, 2017-2020
llnitType
January2017
January2018
January2019
January2020
%Change
2017-2020
1 Bedroom
$2,055
$2,077
$2,091
$2,159
5.1%
2 bedrooms
$2,553
$2,582
$2,579
$2,649
3.8%
3 Bedrooms
$3,027
$3,044
$3,097
$3,160
4.4%
Price per Square Foot
Unit Type
January2017
January2018
January2019
January 2020
%Change
2017-2020
1 Bedroom
$2.48
$2.57
$2.97
$2.83
14.1%
2 bedrooms
$2.20
$2.25
$2.32
$2.36
7.3%
3+ Bedrooms
$1.95
$2,15
$2.25
$2.30
17.9%
Source: Zillow Rent Index Report January 2017-2020, accessed August 17, 2020.
Housing affordability can be inferred by comparing the cost of renting or owning a home in the City with
the maximum affordable housing costs for households at different income levels. Taken together, this
information can generally show who can afford what size and type of housing and indicate the type of
households most likely to experience overcrowding and overpayment.
Section 2: Community Profile Page 2-35
5
City of Costa Mesa
DRAFT Housing Element 2021-2029
The Federal Department of Housing and Urban Development (HUD) conducts annual household income
surveys nationwide to determine a household's eligibility for federal housing assistance. Based on this
survey, the California Department of Housing and Community Development (HCD) developed income
limits, based on the Area Median Family Income (AMFI), which can be used to determine the maximum
price that could be affordable to households in the upper range of their respective income category.
Households In the lower end of each category can afford less by comparison than those at the upper end.
The maximum affordable home and rental prices for residents in Orange County are shown in Table 35 and
Table 36.
The data shows the maximum amount that a household can pay for housing each month without incurring
a cost burden (overpayment). This amount can be compared to current housing asking prices (Table 33)
and market rental rates (Table 34) to determine what types of housing opportunities a household can
afford.
Extremely Low -Income Households
Extremely low-income households earn less than 30 percent of the County AMFI —up to $26,950 for a one -
person household and up to $41,550 for a five -person household in 2020. Extremely low -Income
households cannot afford market -rate rental or ownership housing in Costa Mesa without assuming a
substantial cost burden. An extremely low-income household at the maximum income limit can afford to
pay approximately $1,039 in monthly rent, depending on household size.
Very Low -Income Households
Very low-income households earn between 31 percent and 50 percent of the CountyAMFI — up to $44,850
for a one -person household and up to $69,200 for a five -person household in 2020. A very low-income
household cannot afford market -rate rental or ownership housing in Costa Mesa without assuming a
substantial cost burden. A very low-income household at the maximum income limit can afford to pay
approximately $1,121 to $1,730 in monthly rent, depending on household size. Given the high cost of
housing in Costa Mesa, persons or households of very low-income could not afford to rent or purchase a
home in the City.
Low -Income Households
Low-income households earn between 51 percent and 80 percent of the County's AMFI - up to $71,750 for
a one -person household and up to $110,650 for a five -person household in 2020. The affordable home
price for a low-income household at the maximum income limit ranges from $308,500 to $454,000. Based
on the asking prices of homes for sale in 2020 (Table 31), ownership housing would not be affordable to
low-income households. A one -person low-income household could afford to pay up to $1,794 in rent per
month and a five -person low-income household could afford to pay as much as $2,766. Low-income
households in Costa Mesa would not be able to afford to rent apartment units (Table 32).
Moderate Income Households
Persons and households of moderate income earn between 81 percent and 120 percent of the County's
AMFI — up to $133,500, depending on household size in 2020. The maximum affordable home price for a
moderate -income household is $377,000 for a one -person household and $558,600 for a five -person
family. Moderate income households in Costa Mesa would not be able to purchase a home in the City. In
comparison to neighboring cities, at this affordable range, moderate income households would only be
able to purchase a home in Santa Ana. The maximum affordable rent payment for moderate income
Section 2: Community Profile Page 2-36
5-1
City of Costa Mesa
DRAFT Housing Element 2021-2029
households is between $2,163 and $3,338 per month. Appropriately sized market -rate rental housing is
generally affordable to households in this income group.
Table 35: Affordable Housing Costs in Orange County, 2020
Annual Income
Mortgage
Utilities41
Tax and
Insurance
Total
Affordable
Monthly
Housing Cost
Affordable ,
Purchase
price
Extremely Low-income (30%ofAMFI)
1-Person
$26,950
$455
$118
$101
$674
$99,990
2-Person
$30,800
$504
$151
$116
$770
$110,500
3-Person
$34,650
$539
$197
$130
$866
$118,000
4-Person
$38,450
$574
$243
$144
$961
$125,800
5-Person
$41,550
$594
$289
$156
$1,039
$130,200
VelyLow-Income (50%ofAMFI)
1-Person
$44,850
$835
$118
$168
$1,121
$183,000
2-Person
$51,250
$938
$151
$192
$1,281
$205,500
3-Person
$57,650
$1,028
$197
$216
$1,441
$225,400
4-Person
$64,050
$1,118
$243
$240
$1,601
$245,000
5-Person
$69,200
$1,182
$289
$260
$1,730
$259,000
Low -Income (BO%AMFIJ
1-Person
$71,750
$1,407
$118
$269
$1,794
$308,500
2-Person
$82,000
$1,592
$151
$308
$2,050
$349,100
3-Person
$92,250
$1,763
$197
$346
$2,306
$386,500
4-Person
$102,450
$1,934
$243
$384
$2,561
$424,000
5-Person
$110,650
$2,062
$289
$415
$2,766
$452,000
Moderate Income (1103 AMFQ
1-Person
$86,500
$1,720
$118
$324
$2,163
$377,000
2-Person
$98,900
$1,951
$151
$371
$2,473
$427,800
3-Person
$111,250
$2,167
$197
$417
$2,781
$475,000
4-Person
$123,600
$2,384
$243
$464
$3,090
$522,700
5-Person
$133,500
$2,548
$289
$501
$3,338
$558,600
Source: Orange County Housing Authority, 2020 Utility Allowance Schedule and California Department of Housing and Community
Development 2020 Income Limits and Kimley Hom and Associates Assumptions: 2020 HCD income limits; 3091 gross household
income as affordable housing cost; 15% of monthly affordable cost for taxes and insurance; 10% down payment and 4.5% interest
rate fora 30-yeorfixed-rate mortgage loan. Utilities based on Orange County Utility Allowance.
1. Utilities includes basic electric, water, sewer/trash, refrigerator, and stove.
Section 2: Community Profile
Page 2-37
5Z
City of Costa Mesa
DRAFT Housing Element 2021-2029
Table 36: Affordable Monthly Housing Cost for Renters, 2020
Annual Income
Rent
UtilitlesAJ
Total Affordable
Monthly
Housing Cost
Extremely Low -Income (30% ofAMFI)
1-Person
$26,950
$556
$ 118.00
$674
2-Person
$30,800
$619
$ 151.00
$770
3-Person
$34,650
$669
$ 197.00
$866
4-Person
$38,450
$718
$ 243.60
$961
5-Person
$41,550
$750
$ 289.00
$1,039
VeryLow-Income (50%ofAMFQ
1-Person
$44,850
$1,003
$ 118.00
$1,121
2-Person
$51,250
$1,130
$ 151.00
$1,281
3-Person
$57,650
$1,244
$ 197.00
$1,441
4-Person
$64,050
$1,358
$ 243.00
$1,601
5-Person
$69,200
$1,441
$ 289.00
$1,730
Low -Income (B0%AMF)
1-Person
$71,750
$1,676
$ 118.00
$1,794
2-Person
$82,000
$1,899
$ 151.00
$2,050
3-Person
$92,250
$2,109
$ 197.00
$2,306
4-Person
$102,450
$2,318
$ 243.00
$2,561
5-Person
$110,650
$2,477
$ 289.00
$2,766
Moderate Income (120MAMFI)
1-Person
$86,500
$2,045
$ 118.00
$2,163
2-Person
$98,90C
$2,322
$ 151.00
$2,473
3-Person
$111,250
$2,584
$ 197.00
$2,781
4-Person
$123,600
$2,847
$ 243.00
$3,090
5-Person
$133,500
$3,049
$ 289.00
$3,338
Source.: Orange County Housing Authority, 2020 Utility Allowance Schedule and California Department
of Housing and Community Development 2020 Income Limits and Kimley Horn and Associates
Assumptions: 2020 HCD income limits; 3091 gross household income as affordable housing cost; 15%
of monthly affordable cost far taxes and insurance, 10% down payment and 4.596 interest rate for ❑
30-year fixed-rate mortgage loan. Utilities based on Orange County Utility Allowance.
1. Utilities includes basic electric, water, sewer/trash, refrigerator, and stove.
Section 2: Community Profile
Page 2-38
.53
City of Costa Mesa
DRAFT Housing Element 2021-2029
Community Profile Summary
The Community Profile provides an analysis of the Costa Mesa population and housing stock for policy
considerations within this Housing Element. The Costa Mesa community's housing needs are directly
correlated to the demographic composition of the population and the conditions of existing housing within
the City. The data analyzed in this Community Profile sets the baseline for the Housing Element goals,
policies, and programs which are uniquely adapted to fit the needs of Costa Mesa.
The City will need to consider the following findings, but not limited to, based on the data presented in this
Community Profile:
• The Costa Mesa population is showing aging trends — housing goals should consider the needs of
seniors who may have less flexible income, need accessibility accommodations, or may seek
assisted living options.
• Over a quarter of the Costa Mesa population identifies as Hispanic or Latino— housing needs should
account for possible cultural needs such as larger or multigenerational housing units. Additionally,
housing information should be made available in Spanish to assist in the location of appropriate
housing within the community.
• Approximately 47 percent of the Costa Mesa population earn a lower income, indicating that
production of and access to affordable housing information and homeownership facilitation should
be considered.
• Costa Mesa housing units experienced the lowest growth in the past decade in comparison to
neighboring cities — the following section analyzes potential constraints which may be playing a
role in the slowing of residential development in Costa Mesa. If identified, housing goals should be
considered which look to mitigate or eliminate those constraints.
• The majority of housing units in Costa Mesa were built over 30 years ago — households in older
homes may benefit from assistance in renovating their homes and ensuring safe living
environments with access to all utilities.
The Housing Element's Section 4: Housing Plan provides goals, policies, and programs for the City of Costa
Mesa based on the findings of this analysis. Policies established in the Housing Plan implement the goals
and programs of the Housing Element and are reviewed on yearly -basis to identify progress and success.
Section 2: Community Profile Page 2-39
ATTACHMENT 2
April 27, 2021 City Council Joint Study Session
Attachment 2 — Housing Opportunity Areas Summary
1) Accessory Dwelling Units
Current Plan Summary
Proposed Revisions/Notes
• The City does not currently have
The City anticipates that
an anticipated annual ADU
approximately 858 ADUs will be
development. Since 2018, 29
developed within the 8-year
ADUs have been permitted and
planning period based on the
constructed.
recently adopted ADU ordinance
and recent changes to State law
which promote the development of
ADUs. The City will also explore
programs as part of the Housing to
promote ADU development.
2) Fairview Developmental Center
Current Plan Summary
Proposed Revisions/Notes
• Owned by the State of California
Actively pursue an agreement with
Costa Mesa has included Fairview
the State of California for the
Developmental Center in previous
development of housing at the site
Housing
Due to the ownership nature, the
City assumes that it may be
possible to develop more than
17.5% of the units at the very
low/low income levels
3) North Costa Mesa Specific Plan
Current Plan Summary
Proposed Revisions/ Notes
• Adopted in 1994, amended
Amend the plan boundary to
frequently through 2016
include additional parcels west of
• Existing Specific Plan consisting of
Harbor Blvd
a range of permitted land uses,
Propose to amend some land use
including single family through high
designations to allow up to 100
density residential uses
du/ac (The Housing Element
• Densities range from 8 — 35 du/ac,
assumes between 80 and 90 du/ac
though up to 100 du/ac is
for planning purposes
permitted in the South Coast Metro
Center (Area 6)
4) Newport Boulevard Specific Plan
Current Plan Summary
Proposed Revisions/Notes
• Intended spur residential
development in place
th
Expand the boundary beyond 19
commercial uses alongg Newport
to include additional parcels
Blvd. as new roadways moved
Propose to increase density up to
traffic from Newport Boulevard to
50 du/ac directly adjacent to
other areas within the City
Newport Boulevard
5) Residential Incentive Overlay
Current Plan Summa
Proposed Revisions/Notes
• Intended to create new housing
Expand area to potentially include
opportunities for residential
some of the land previously in the
development at strategic locations
Residential Ownership Overlay
along Harbor and Newport
Propose to increase density up to
Boulevard
50 du/ac
• Overlay that adds additional
entitlement capabilities to the base
zoning
6) Harbor Blvd. Mixed -Use Overlay
Current Plan Summary
Proposed Revisions/Notes
• Applies to select areas along
Propose residential development
Harbor Boulevard between Wilson
be allowed in a mixed -use context
to
Street and 19 Street
up to 50 du/ac with horizontal
• Intent is to introduce a diverse mix
mixed -use along the Harbor
of uses with the objective of
corridor encouraged
creating a more integrated,
Propose to extend the northern
walkable, and complementary
boundary up to the 405 freeway
balance of uses
7) 19 West Urban Plan
Current Plan Summary
Proposed Revisions/Notes
• Adopted April 2006
Propose to increase density up to
• Intended to encourage a mix of
50 du/ac
uses, including commercial and
Promote horizontal mixed -use
th
residential, along 19 Street west
along this corridor as well as
of Newport Blvd.
vertical mixed -use
• Encourage the design and
development of urban residential
structures
• Has not resulted in much
residential development in this
area to date
8) Mesa West Bluffs Urban Plan
Current Plan Summary
Proposed Revisions/Notes
• Adopted April 2006
Propose to expand the area to
• Objective to encourage
potentially include some of the
development of live/work units,
land previously in the Residential
stimulate improvement in the
Ownership Overlay
area, and meet demand for a
Propose to increase density to
new housing type
40 du/ac
• Some residential development
has occurred within the area
since adoption of the plan
9) 17t" Street — East
Current Plan Summary
• This area does not currently permit
residential development
Proposed Revis
Area currently experiencing a
commercial resurgence
City anticipates crafting
development standards within
this overlay which would promote
either a vertical or horizontal
mixed -use setting with the intent
of
the commercial
5_7
development through additional
users and a more walkable area
• Propose the addition of
residential uses which may be
developed up to 60 du/ac
10) Airport Area
Current Plan Summary
Proposed Revisions/Notes
• This area does not currently permit
Propose to add residential uses at
residential development
densities up to 80 du/ac adjacent
to Baker Block, outside of the John
Wayne Airport noise contour area
Sites Considered but Not Included
• Civic Center Park — City owned open space
• Portions of OC Fairgrounds — State DAA Owned
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S
T
SAN
T
O
TO
M
A
S
A
V
ECOLORADO LNRHODES DR DONNYBROOKLNLEMNOS DR DONNYBROOKLNMACKENZIE PL
BLUEBIRD CIRCHEMIN DE FEROHMSWAYE 18
T
H
S
THARMONYWAY CENTURY PLOGL
E
S
T
E 16
T
H
S
T
SUNFLOWER AVE
AMERICAN AVECAPITAL ST
KINGSTONST
DENVER DR SAN DIEGO FWY
TABAGO PLKALMUS DR
MC
C
O
R
M
I
C
K
A
V
EPIERCE AVE22N
D
S
TKERRY LNKILLARNEY LNRED HILL AVEUNION AVEHALFMOON LNSTARBIRD DRP
A
R
K
C
R
E
S
T
D
R
FORD RDBIMINI PLBRI
G
G
S
AVE
BRIOSO DR
BALTRA PL
SONORA RDGULFSTREAMWAYEUGENIA WAYCORNERSTONE LNNEW HAMPSHIRE DR
CECI
L
P
LGIBRALTAR AVEMADISON AVEJOHNSON AVEWESTMINSTER AVEPARK DR
ROS
E
L
N
CEDAR PL
GOLDENEYE PL
NORSE AVESANCARLOS LNBACKBAYLOOPFERNHEATH LNHUDSON AVE
LANSING LN
ENTERPRISE STSICILY AVETANANA PL
DALE WAY
CO
M
M
E
R
C
I
A
L
WA
Y
DARRELL ST
GARLINGFORD ST
KINGLET CT
ARLINGTON DR
DOGWOOD ST STERLING AVEGREENBRIAR LNOC AIRPO
R
TFRONTAGE
R
D
TO NB 55
KNOWELL PL
ELM AVE
NEWPORT BLVDGREGORY WAYTURLOCK DRHARBOR GATEWAY NCALVERT AVE PLATTE DRAIRWAY AVEN SHELLEY CIR ROYCE LNSANTIAGO RD NEWPORTBLVDMURRAY LNPINECREEK DRPARK AVEMANDARIN DR
CAP
R
I
L
N
T
H
E
M
A
S
T
E
R
S
C
I
RNB73 FYRAMP TOSB55 FYAN
A
C
A
P
A
D
R
ADAMS AVE
HARBOR BLVDMETRO DR
VISALIA DR
DARRELL ST
JOANN ST NEWPORT BLVDTRINITY DRMENDOZA DRGOVERNOR ST
CONGRESS ST
FISCHE
R
A
V
E
GARDEN LNPONDEROSA ST
KORNAT DR
SAN JUAN LNCONCORD ST
VANGUARD PLMADEIRA AVESERANG PLJAVA RD
CO
L
G
A
T
E
D
R
R
U
T
G
E
R
S
D
R
C
O
R
N
E
L
L
D
R PORTOLA DRBOWLING GREE
N
D
R
NEVA
D
A
A
V
E
VALENCIA ST
NB405 FYBRISTOLOFF RAMP
CORONA LN
MINER STMEYER PLPRESIDIO SQN BAKER STN
B
4
0
5
F
Y
A
N
T
O
N
O
N
R
A
M
P
CLU
B
H
O
U
S
E
C
I
R
BABCOCK STPALACE AVEWALLACE AVETOWNE ST
CA
M
E
L
L
I
A
L
N
CENTER ST
ROC
H
E
S
T
E
R
S
T FAIRWAY DRPLUMER ST WESTMINSTER AVECENTER STPEARL WAYBARBADOS PLPEPPERTREE LNCAB
R
I
L
L
O
S
TPETERSON PLCOLLEGE DRBRISTOL STPARK CENTER
DR
CORIANDER DR
NEWPORT BLVDSPT CO RRORIOLE DR
PHALAROPE CT
CORSICA PL
GOVERNOR ST
AZA
L
E
A
D
R
FAIRVIEW RDMONITOR WAY
TUL
A
R
E
D
R
STURGEON DR
GISLER AVE
CHARLE STMANISTEE DR
TRAVERSE DR
LOGAN AVE
ENCLAVE CIR
BUCKINGHAM DRMERRI
M
A
C
W
A
Y
SB55 FY BRISTOL OFF RAMP
LEGEND
City Boundary
Specific Plan
17 East Overlay
19 West
Airport Overlay
Church Properties
Fairview Developmental
Harbor Mixed-Use
Mesa West
Newport Blvd
North Costa Mesa
One Metro West
Res Incentive - Harbor
SoBECA±0 0.75 1.50.375 Miles
ATTACHMENT 3