CC RESOLUTION 5308RESOLUTION NO. 5308
A RESOLUTION OF THE CITY COUNCIL APPROVING
ENVIRONMENTAL ASSESSMENT NO. EA-1271 AND ADOPT
GENERAL PLAN AMENDMENT NO. 19-04 (2021-2029 HOUSING
ELEMENT), AMENDING THE HOUSING ELEMENT OF THE EL
SEGUNDO GENERAL PLAN.
The City Council of the City of El Segundo does resolve as follows:
SECTION 1: The City Council finds and declares that:
A. In accordance with California law, the City is required to prepare a
Housing Element for its General Plan every 8 years. The next planning
cycle runs from October 15, 2021 through October 15, 2029, for
jurisdictions within the Southern California Association of Governments
(SCAG) region;
B, In general, the Housing Element must identify and analyze existing and
projected housing needs and establish goals, policies, and quantified
objectives, financial resources, and scheduled programs for the
preservation, improvement and development of housing within the City's
jurisdiction;
C. The City Council directed that the 2021-2029 Housing Element be
prepared;
D. The City held a community meeting on April 13, 2021, a Joint City Council
and Planning Commission study session on June 14, 2021, and a
Planning Commission public workshop on September 30, 2021. These
meetings where opportunities to provide the community an overview of the
Housing Element process including a review of applicable state law and
the Regional Housing Needs Assessment ("RHNA"); community profile
information and an existing conditions report; and an overview of the
existing Housing Element Goals, Policies, and Objectives;
E. Based on comments received from the public, governmental agencies, the
Planning Commission and the City Council, the Housing Element was
prepared for submission to the California Department of Housing and
Community Development (HCD) for review and certification;
F. In addition, the City reviewed the project's environmental impacts under
the California Environmental Quality Act (Public Resources Code §§
21000, et seq., "CEQA"), the regulations promulgated thereunder (14 Cal.
Code of Regulations §§15000, et seq., the "CEQA Guidelines");
RESOLUTION NO. 5308
PAGE 1 of 6
G. An Initial Study of Environmental Impacts was prepared pursuant to the
requirements of CEQA Guidelines § 15063. The Initial Study
demonstrated that the proposed project would not cause any significant
environmental impacts. A Negative Declaration was prepared and
circulated for public review and comment from November 26, 2021 to
December 27, 2021;
H. A Notice of Intent to adopt a Negative Declaration was prepared, posted
and circulated pursuant to CEQA Guidelines § 15072 to allow the public,
responsible and trustee agencies to review and comment on the Negative
Declaration;
The Development Services Department completed its review and
scheduled a public hearing regarding the project before this Commission
on January 13, 2022;
J. On January 13, 2022, the Commission held a duly noticed public hearing
on the 2021-2029 Housing Element and the related Initial Study and
Negative Declaration. At the conclusion of the public hearing the Planning
Commission adopted Resolution No. 2909 recommending City Council
approval of the 2021-2029 Housing Element and the related Initial Study
and Negative Declaration
K. On February 1, 2022, the City Council held a duly noticed public hearing
to receive public testimony and other evidence regarding the Housing
Element update including, without limitation, information set forth in the
staff report.
L. This Resolution, and its findings, are made, in part, based upon the
evidence presented to the City Council at its February 1, 2022 public
hearing, including the staff report submitted by the Development Services
Department.
SECTION 2: Factual Findings and Conclusions. The City Council finds the following;
A. The purpose of revising the Housing Element of the General Plan is to
refine and make appropriate adjustments to the programs, goals, policies
and objectives to comply with State law and to address concerns raised by
the community regarding housing needs in the City in furtherance of the
general welfare of the City.
13. The proposed Housing Element identifies and analyzes existing and
projected housing needs. It also provides a statement of goals, policies,
quantified objectives, financial resources, and scheduled programs for the
preservation, improvement, and development of housing. The Housing
RESOLUTION NO. 5308
PAGE 2 of 6
Element identifies and proposes the rezoning of adequate sites for
housing, including rental housing, factory -built housing, mobile homes,
and emergency shelters, and makes adequate provisions for the existing
and projected needs of all economic segments of the community as
required by Government Code § 65583.
C. The proposed Housing Element will facilitate the creation of 634 housing
units as required by the Regional Housing Needs Assessment (RHNA)
within the 2021-2029 planning period.
D. The proposed new housing programs will protect and preserve existing
housing stock and encourage and facilitate the provision of housing for all
economic segments of the community.
E. During the preparation of the Housing Element Update, the public, civic
organizations, public agencies and other community groups were provided
the opportunity to participate in the preparation of the Element at meetings
held on April 13, 2021, June 14, 2021, and September 30, 2021 as
required by Government Code § 65351.
SECTION 3: Environmental Assessment. The City Council finds that the Negative
Declaration ("ND") prepared for the draft 2021-2029 Housing Element was completed in
compliance with the requirements of the California Environmental Quality Act and its
implementing Guidelines and reflects the independent judgment of the City. The
Commission has reviewed and considered the ND, together with all of the comments
received during the public review process, and, based on the totality of the evidence in
the record, finds that there is no substantial evidence that the proposed project will have
a significant effect on the environment, cumulative or otherwise.
SECTION 4: General Plan Findings. Based on the findings of fact set forth herein and
the totality of the evidence in the record, the City Council finds as follows:
A. The proposed update to the Housing Element is consistent with the
General Plan.
The Housing Element update will further all other objectives, goals and policies of
applicable elements of the General Plan and will not obstruct their attainment.
The Housing Element establishes goals, policies, and programs to preserve the
existing housing stock and to encourage construction of new residential units,
including affordable housing, without affecting the character of existing single-
family residential neighborhoods. The proposed Housing Element will allow the
City to achieve these goals in a manner that is consistent with the Land Use
Element, in that before the implementation of the proposed housing overlays, the
General Plan Land Use Element will be amended to ensure consistency with the
densities contemplated in those overlays.
RESOLUTION NO. 5308
PAGE 3 of 6
B. The amendment is necessary to serve the public health, safety, and
general welfare.
The Housing Element update is necessary to serve the public health, safety, and
general welfare, in that it identifies programs to help maintain and improve the
existing housing stock in the City. In addition, it identifies sites and proposes
new development standards to facilitate the development of additional housing in
the community, which contribute to improving the existing jobs -housing balance
in the City. Further, the Housing Element identifies sites and proposes programs
that will facilitate the development of housing that is affordable to households of
various income levels and thus will provide equal housing opportunities to all
segments of the community.
C. The proposed updated to the Housing Element is in the public interest.
The Housing Element update is in the public interest, in that through the
implementation of its policies and programs it will help achieve the following
goals:
1. Preserve and protect the existing housing stock by encouraging the
rehabilitation of deteriorating dwelling units and the conservation of the
currently sound housing stock.
2. Provide sufficient new, affordable housing opportunities in the City to meet
the needs of groups with special requirements, including the needs of lower
and moderate- income households.
3. Provide opportunities for new housing construction in a variety of locations
and a variety of densities.
4. Remove governmental constraints on housing development.
5. Provide housing opportunities including ownership and rental, fair -market and
assisted, in conformance with open housing policies and free of
discriminatory practices.
SECTION 5: Actions. Based upon the foregoing findings and the evidence in the
record as a whole, the City Council:
A. Adopts the Negative Declaration; and
B. Approves the 2021-2029 Housing Element attached as Exhibit "A" and
incorporated herein by this reference.
C. Directs staff to submit the 2021-2029 Housing Element to the Department
of Housing and Community Development (HCD) for review and
Certification.
RESOLUTION NO. 5308
PAGE 4 of 6
SECTION 6: Reliance on Record. Each and every one of the findings and
determinations in this Resolution are based on the competent and substantial evidence,
both oral and written, contained in the entire record relating to the project. The findings
and determinations constitute the independent findings and determinations of the City
Council in all respects and are fully and completely supported by substantial evidence in
the record as a whole.
SECTION 7: Limitations. The City Council's analysis and evaluation of the project is
based on the best information currently available. It is inevitable that in evaluating a
project that absolute and perfect knowledge of all possible aspects of the project will not
exist. One of the major limitations on analysis of the project is the City Council's
knowledge of future events. In all instances, best efforts have been made to form
accurate assumptions. Somewhat related to this are the limitations on the City's ability
to solve what are in effect regional, state, and national problems and issues. The City
must work within the political framework within which it exists and with the limitations
inherent in that framework.
SECTION 8: Summaries of Information. All summaries of information in the findings
which precede this section are based on the substantial evidence in the record. The
absence of any particular fact from any such summary is not an indication that a
particular finding is not based in part on that fact.
SECTION 9: The City Clerk is directed to certify the adoption of this Resolution.
SECTION 10: This Resolution takes effect immediately upon its adoption.
PASSED, APPROVED AND ADOPTED this 1st day of February 2022.
Drew r ayor
APPRO AS TO FORM:
Mark D. 'ensley, City Attorney
RESOLUTION NO. 5308
PAGE 5 of 6
ATTEST:
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS
CITY OF EL SEGUNDO )
I, Tracy Weaver, City Clerk of the City of El Segundo, California, do hereby certify that
the whole number of members of the City Council of said City is five; that the foregoing
Resolution No. 5308 was duly passed, approved, and adopted by said City Council, at a
regular meeting of said Council held on the 1st day of February 2022, approved and
signed by the Mayor, and attested to by the City Clerk, by the following vote:
AYES: Mayor Boyles, Mayor Pro Tern Pimentel, Council Member Pirsztuk,
Council Member Nichol, and Council Member Giroux
NOES: None
ABSENT: None
ABSTAIN: Non
U W4%1 /J)u W)
Tra y Wea r, City Clerk
RESOLUTION NO. 5308
PAGE 6 of 6
EXHIBIT A
CITY OF EL SEGUNDO
HOUSING ELEMENT UPDATE
January 2022
Development Services Department
350 Main Street
El Segundo, CA 90245 (310) 524-2380
1.
Introduction .-_.._....... ___ --^.-^.'-_.^._...__-_.^._-_^_~.~..-_~.-.~-_^.,^.~~..--^
�
A. California State � Element Luzv__-....... ___ .........
__-__---_......... _-_�
B. Organization of the Housing� Ekmeut_-......... ___ .......
....... __-__--_.--_-��
C. Relationship uoOther General Plan Elements ...................................................................
4
D. Public Participation................................................................................................................
4
E. Sources ofInformation ..........................................................................................................
z
2.�
�rn�c.___-..._--_-.~'-~_~____~_—^_.._^'_'-.~^,,___,^_.o
Community6
�� ---------___._.~___~�~-.--'--___----__----__-
' �
B. Household --_'___-__-''-'_______-_-___-
11
I
�
Housing--------__--_---_---__-_-.--_--__----_-'
24
A. � (��orrd�.-__._._-~__'___^—___~.__^._.___~2+
Housing
B. Housing Type and Tenure .------__
24
Age-_-------_-_-___-_-__--_.�
C. v� j Conditionof � Stock ... ___ .......... __-........
--........ ____ ........ -26
D. Housing Cosm._—__-^._~.^_^__~.'_~~~_^__^_^...__..___.~__.2v
B. AssistedIientu Housing� At -Risk ofConversion ..............
_........ _--.......... -_-_32
4.
l{oosozg Coox��nt----------------------------------------'
��
�
A.2�urkctCoox��nt-------------------------------------
�3
B. Constraints --------------------------------.
�5
�
C. Coou�mut --------__----_--_-_-_--____--__^-..
�6
5.
�
}�ooming()pporuuni�ca---------------------------------------.
51
A. ofSi�sfor ----------------------_-__-__.
�2
� 71
B. Opportunitiesf�z Conservation ...........................................................................
6.
��u------------------------------------_----_--_
75
� Housing________________________________
A. - � (�o�aand PoG�ox
75
B. Housing Pzograos-------------------------------------.
77
C. Objectives ...................................................................................
u/
ApPBJ�I�IX�1:I�{)TJSI�J(�
'ofQuantified
]S------------------------'
�,l
/\PPIl�|Z}DI]�:
PlJBlJCP/\ICTICIP/\TI{}�!--~___-------------_-_--_-_---
J�-�
A.
�� �
�mt_-__--------------------------------------'^'-
J8 1
B.
-
(}n�cuc62�utc�u�----------------------------------------'
J�-4
C.
�
of Pub�cCnozozcu/a_-----___--_-_-___--_-____--_-_--.
-
U 11
/\PPI��[[)DXC:'
ASSESSMENT [)F FAIR HOUSING ........................................................................
C-1
A.
Totzu6ucdoo and Overview of68 6GU...... --_-__-............
--__--_-......... -... _-C-1
6
1�uble2-1:9opo�duoGrnv�dzTrends ----_----~---_--___--_--^-_._-_-__---'
Table 2-2:EUSegundo Age Distribution ............ _----__-.......... _-_....... _-........ ..... -........ --/
Table 2-£School Enrollment 6yGrade BJSeQpodolJoifiedSchoolZ}istrict-------------U
Table 2-4:School Enrollment 6yGrade -VgstumurSchool. ........ ____ ........ ____ ....... ---...... .... .y
Table 2-6:El Segundo Racial and Ethnic Change 2000to 2O18....... ___ ......... ___ ....... _-_...... ... .v
� l0
Table 2-6:lo6sI�c�l6rEDSIlesi]cot------------------------------.
Characteristics 11
Tublc2-7:ZU Household-----------------------------
12
City ofIDSegundo
Housing Element January 2022
Table 2-9:Income Distribution —2U18........................................................................................................ 14
Table 2-1O:Housing � Assistance Needs ofLower Income Households —2017..........
-----_... .15
Table 2-11:ZO Segundo Special Needs Groups ............... ____ ............ —_-...................
—__........ 10
Table 3-12El Segundo Disability Status of Persons —_----..........
____ ........... 18
Table 2-19:Inventory ofHomeless Services and Facilities iothe South Bay Region
........................... 23
Table 3-2: Housing � Growth Trends in El Segundo and Neighboring� Communities
............................ 24
Table 9-2El Segundo Comparative Unit Mix 6n201U-2020....................................................
25
Table 3-S:EOSegundo Household Size 6y Tenure ............. ___ ........... ... ___ ...............
--_—.......... 2S
Table 3-4:EOSegundo Householders 6vTenure 6yAnc_--_......... ---_—.....
—_---'25
Table3-5: Age of Housing� Stock ..................................................................................................................
26
Table 3-6:Median Home Sales Prices(Regional Comparison) October 202U.__—_—
................ —..27
Table 3-7: 2018Median Housing Rental Rutcy------------------------------.
2/
Table 3-8: Tenure bvNumber ofUnits iuStructure ..... --_--~...----................
--__.......... .2o
Table 3-9:Median Rents in El Segundo November 2U20---__............ ---_.......
_----.... .'uv
Table 3-10: Housing� Matrix (2020) -----------------------------31
Table 4-1: Disposition ofHome Purchase and Improvement Loan Applications
35
Table 4-2:El Segundo Residential Development Standurda.-.___..... —...... ----...............
_.... 39
Table4-3El Segundo Housing Types Permitted by Zoning � District ... ____ ..............
--__—........ _4l
Tuble4-4 El F��s._--_---_'_---'___—_--.~'_._-__—'_'yo
-
Tu6�4-S:IDS Residential Development IuopuctFees ---------------------
- 46
Table 5-1: Regional� Needs Assessment 2021-%039.... --___........
_—~.... 32
Tu6leS-2: Potential Accessory Dwelling lJolts ............ ___ ... ........ ...... —...
—_—_----.52
Table 5-3:Entitled Projects -----------------------------------------.
53
Iu6l 5-4: Candidate Sites for Rezoning ..... --_--....... -----_—...... --_—..............
—__—.... 56
Table 5-5:Lot Consolidation and Income Level Distribution ... -----............. ... ___
... ........... --h/
Table 5-6:Comparison ofSites Inventory and IUHNA.............................................................................
7U
Table 6-1: Fair Housing � Actions ....................................................................................................................
u5
Table 6-23821-3029 Quantified (]6iec6veo-_.......... _.............. .........
..... ___ ............. u/
LIST OF FIGURES
}ioozc1-2: Regional� Location Map ................................................................................................................. 2
Fignrc2-1: Median Household Income —2818 .------------------------------13
Fiuo�c5-1�S��o y�uo--------------------------------------'6Q
" ' ^
City ofIOSegundo
Housing Element January 3022
1. INTRODUCTION
The City of El Segundo was incorporated in 1917 and is located in the South Bay Region of Los
Angeles County, approximately 20 miles southwest of downtown Los Angeles (see Figure 1-1). The
City occupies an area of 5.46 square miles, and is home to 16,777 residents according to 2020
Department of Finance (DOF) estimates. The City is bordered on the north by the Los Angeles
International Airport; on the west by the Pacific Ocean; to the south by the city of Manhattan Beach;
and to the east by the 405 Freeway. These barriers isolate El Segundo's residential and downtown
communities from other South Bay communities. Figure 1-1 depicts El Segundo's regional location
and City boundaries respectively.
According to DOF estimates, there were a total of 7,463 dwelling units in the City in 2020. All of the
residential population is located west of Pacific Coast Highway on approximately 532.8 acres of land.
The office/industrial/ commercial areas cast of Pacific Coast Highway include a broad range of
businesses including aerospace, computer related companies, and travel related companies-, several of
these are Fortune 500 companies.
The City's stock of 7,463 dwelling units is characterized by a relatively even balance between single
and multi -family residences; 2020 OF estimates document a majority of the City's dwelling units
(55.7%) are renter -occupied. Similar to other communities in the South Bay area, home prices have
increased dramatically since adoption of the current Housing Element making both owner occupied
and rental housing units less affordable. However, compared with neighboring 'jurisdictions, El
Segundo still provides a range of housing opportunities to the varied income levels of residents in the
community.
This 2021-2029 Housing Element of El Segundo's General Plan sets forth the City's strategy to
preserve and enhance the community's residential character, expand housing opportunities for all
economic segments, and provide guidance and direction for local government decision -making in an
matters relating to housing.
City of El Segundo January 2022
Housing Element
Figure 1-1. Regional Location Map
City of El Segundo
Housing Element 2 January 2022
A. CALIFORNIA STATE HOUSING ELEMENT LAW
California State 1 loi,asi-ng l-lenient Law ((,over•nt ent Code 65580
el ,tee) establishes the r.equirc°mews fair; l„lrrrasing Elements of the
(3eneral Plan Specifically, Government Clode l,� 65588 requires that
local go>Vernmetits periodicaf y review and revise:: the. l:lousing,
Flenict)t e:>f their 6T<,noral l'l.ans accorci-ingto a sratutaary t.,iarieline.
F"I Segurldo's 1-lousing l :lenient was last updated in 2013 for the 2013..
2021 planriing period and as part of tlae fifth update m,cle for
jurisdictions withitr. the Southern California j"tssociattoia of
("rovernnicnts ("S( .�G") region, The Element sets forth a strategy to
address the City's identified housing riceds, includ:irig specific
impletaaenting programs and activities. This si oh cycle update of the
l lousing E'lernent is an eight -swear plan, extending frorn October 1.5,
2:121 to October 15, 2029, Other General Plan elements typicallY
address a 10- to 20-year planning horizon.
1. Regional Housing Needs Assessment
In accordance with Government Code § 65584, projected housing needs for each city and county in
the Southern California region are prepared by SCAG under a process known as the Regional Housing
Needs Assessment (RHNA). RHNA allocates regional housing needs by income level among member
jurisdictions.
California law established the planning period for the current RHNA from June 30, 2021 to October
15, 2029. SCAG's allocation for El Segundo is 492 units. The 492 housing units for El Segundo are
out of the anticipated total construction need of 1,341,928 units in the SCAG region (812,060 of which
are in the Los Angeles County). The allocation of 492 units for El Segundo is broken down into the
four categories as follows: 189 very low income households, 88 low income households, 84 moderate
income households, and 131 above moderate income households.
B. ORGANIZATION OF THE HOUSING ELEMENT
The Housing Element sets forth housing goals and policies for El Segundo to address the City's
existing and projected needs. Specific housing programs to implement these goals and policies will be
identified in the Housing Program section of the updated document. The updated El Segundo
Housing Element will be comprised of the following major components:
1. An assessment of past housing achievements.
2. An analysis of the City's population, household and employment base, and the
characteristics of the City's housing stock.
3. An updated evaluation of housing need.
4. Preparation of an inventory of potential housing sites in the community.
City of El Segundo
Housing Element 3 January 2022
a. An examination of governmental and non -governmental constraints on the
production, maintenance, and affordability of housing.
b. Preparation of a Housing Program to address El Segundo's identified housing needs,
including housing goals, policies and programs.
5, An assessment of fair housing.
C. RELATIONSHIP TO OTHER GENERAL PLAN ELEMENTS
1"%lCi
ty er eat l:vl cft�rt�aclet ::tictaeta flan is comprised e,f the
. tell elements. 1) band Ll2 sc, ) I c.onorni
f �a1 � arww�rrt
,l ew clo1 lent 3) Circulation,„ 4) 1 lousing; 5) Open Space ;and �
Recreation; 0) Conservation; 7) \ir Quality„ 8) Noise,; 9) Pt.rblic
Safety and 10) .Hazardous Materials and \Kast:e: 'tNfanagenien
'].'he Hoerwing I:'.lenlent complements the other General Plan.
�nstare i
firtLire, the l loc�tsing 1.^'Ieme.tat�� will be reviewed tea e�t to thel
elements rents portions of the (,e,neratl Plan arc: ,antcnde�c
taterta�tl
consistency is maintained. Pursuant to California law, the City
will be updating the Safety Element to address recent changes regarding high fire hazards and severe
weather conditions.
D. PUBLIC PARTICIPATION
Government Code g 65583 (c)(7) states that, "[t]he local government shall make diligent effort to
achieve public participation of all economic segments of the community in the development of the
housing element, and the program shall describe this effort."
As part of this Housing Element update, the City conducted multiple outreach activities to solicit
public input. These included:
9 April 13, 2021 - Community meeting to obtain input on housing needs and suggestions
for programs and policies
City webpage on Housing Element Update (lhtt ,;: w �wvwF.alse '' rncl a ear" lae>�rssr
(Llement)
p Community Survey through Mentimeter
uw YouTube Video regarding Housing Element Update (l ttlrs 4_,� wr.lroc. S 4�I
* Social media postings (Facebook, Twitter, Instagram, YouTube, and City website)
June 14, 2021 — Joint Planning Commission and City Council meeting to discuss the
selection of sites for RHNA
City of El Segundo
Housing Element 4 January 2022
September 30, 2021 — Planning Commission meeting to discuss the Draft Housing
Element
All meetings were advertised through social media, postcards to agencies and organizations that serve
low and moderate income and special needs residents, local businesses, nonprofit organizations, and
religious facilities. Notices of meetings were also published in El Segundo Herald. The Housing
Element responded to public comments by continuing to adjust the sites inventory after each public
WELIM
The Draft Housing Element has been available for public review since September 27, 2021.
E. SOURCES OF INFORMATION
III 111��111 1�111piii 111111 1 1 11111 1 1 1� III
1. SCAG Certified 2014-2018 American Community Survey data (5-year estimates)
2. 2015-2019 ACS data (5-year estimates)
3. City of El Segundo Municipal Code, Tide 15 (Zoning Regulations), 2020
4. SCAG Regional Housing Needs Assessment, 2020
5. Comprehensive Housing Affordability Strategy (CHAS) data (based on the 2013-2017
ACS), 2020.
6. California Department of Housing and Community Development (HCD) Affirmatively
Furthering Fair Housing (AFFH) Data Viewer, 2021.
City of El Segundo
Housing Element 5 January 2022
2. COMMUNITY PROFILE
Assuring the availability of adequate housing for all social and economic sectors of the present and
future population is an important goal for El Segundo. To achieve this goal requires an assessment
of the housing needs of the community and region. This section discusses the demographic, socio-
economic, and housing characteristics of the City of El Segundo in an effort to determine the specific
housing needs of the City and its residents.
A. POPULATION
1. Population Growth Trends
The 2000 Census reported that the City of El Segundo's
polatalation rrras 16,03 �aersons, marking a population increase
of o,,,,el` farc percent since the 1990 Census. This grtr"Vth ratc;
was sliglarcl�, less than the seas n percent for L(,")s Angeles
Countv as a whole. Cities surrounding I'll Segundo, such as
Manhattan Beach and Redondo Beach, experienced growth
patterns sanntlar to F'1 Segundo, with decreases; in population in
the 1970s and modest increases in the 1980s. The 2010.Census
reported that the population of El Segundo had increased to
16,654, representing an increase in the population of
approximately four percent for the ten-year period from 2000
to 2010.
As of 2020, the Department of Finance (DOF) determined that the City's population numbered
16,777, an increase of less than one percent in the ten years since the 2010 U.S. Census. This rate of
growth is lower than the rate of growth for Los Angeles County and in the middle of the spectrum in
comparison to El Segii.ndo's adjacent communities as shown in Table 2-1.
Table 2-1e Population Growth Trends
City of El Segundo
Housing Element 6 January 2022
2. Age Characteristics
Age distribution is an importantindicator in deters-ni�ning the ftature deniand of certain npes of
housing. Traditional assumptions indicate that the young adult populatiodi (2.0 to 34 yearn c')Id) has a
trend of choosing apartments, low to moderate cost coridominiurns, and sn-ialler singlemfatraaly units.
The adult population (35 to 65 years old) is the primary market for moderate to high -end apartments,
condominiums, and larger single-family homes. This age group traditionally has higher incomes and
larger household sizes. The senior population (65 years and older) generates demand for low to
moderate cost apartments and condominiums, group quarters, and mobile homes. Table 2-2 shows
the age distribution of the pc)pultation of the City of El Segundo from 2000 to 2018, and the
proportionate age distribution of all Los Angeles County residents in 2018.
As shown in Table 2-2, the 2018 American Community Survey (ACS) indicated median age in El
Segundo of 38.7 years is sbghtly higher than the County median age of 36.2 years. While the City has
seen a drop in the young adult (age 25-34) and mid -adult (age 35-44) populations, the City witnessed
proportional and numeric growth during the last 20 years in its older -adult populations (age 45-64).
These increases are likely attributed to the previous existing young adult populations continuing to
live in El Segundo. Additionally, the City encourages housing options that allow residents to remain
in the community as they age.
City of El Segundo
Housing Element 7 January 2022
These characteristics of an employment center with
comparatively modest housing costs have resulted in
stable neighborhoods and a tightening of the housing
market in El Segundo. El Segundo is a predominantly
renter -occupied community, with approximately 56
percent of all households occupied by renters (Table
2-3). Associated with growth in the young and mid -
adult populations, this may be an indication of the
potential need for increasing first-time homebuyer
opportunities in the City.
Between 2010 and 2018, there was a 30 percent increase in the City's early school age population (age
0-9 years) and decrease of nearly 13 percent iri population for children ages 10 to 19. This trend
typically reflects <a population with you.aaager families. Enrollment statistics provided by the California
l)c.pairtine nt of"1, ducai.aa �n for the F*J Segundo l.i ni�lied School District are provided in Table 2-3. Table
24 provides enrollrnetat data at Vistram<a.r Scl1001.
Table 2-3e School Enrollment by trade - El Segundo Unified School District
K
.....__ 237
........_ 264
..�........ _.......
1
219
181
2
219
225
3
238
217
4
213
....... 2.41
.....
5
235
219
6
278
286
7
263
287
8
276
......
262
__.m
_.
9
_-
300
334_
..........
10
318
298
.....
11
...........
345
314
.._.343
_1.2
...... 336
_.� ..
....... .........
Total
........
3,477
3,471
Source: California
Department
of Education,
City of El Segundo
Housing Element
2020.
284
260
256
304
222
236
211
219
188
226
....... 228
204
....
241
.......
198
222
228
232
254
297
228
..�...._...�..
252
239
255
211
252
W...._, 284
278
283m
278
' 268
280
277
291
274
267
279
317
329
318
325.�,_.
319
316
321
326
7
315
..., 301
320
306
275
319
298
,4t11391
3.474
3453
3,502
8 January 2022
Table 2-4: School Enrollment by Grade — Vistamar School
3. Race and Ethnicity
Table 2-5 shows the changes in the racial/ethnic composition of El Segundo between 2000 and 2018.
There were several dramatic shifts in the years between 2000 and 2018. The most notable of these
change,; were increases In the Other/Two or More Races and Black populations, although these
groups represent I . ust about. 43.3 percent of tl�e City's total populatiori. El Segundo's edmic
composition contil'ILICS' to be predonlinately White at 64.0 percem of the poptilation. Flox�,exex, this
represents a decrease from 2000 when, the White population comprised 79.7 percent of the population
total.
Table 2-5® El Se undo Racial and Ethnic Change 2000 to 2018
Se,gurido's edinic make. -Lip does not reflect the racial diversification that - is occurring elsewhere in
Los County,, �\ greater 1)roportion of die (it)r's residents are VIllte cornpared to 26.3 percerit
of the Cminty, while persons frona tlieflispanic and Mick groups comprise a smaller prcportion (:)f
'hick -ceni B
the City's pc.)pulation t1jail they do Cowity-wide (48.5 percent Hispanic and To) pet 'I'll c
disrribu6ori of the Atnerican Iridlan p0j,)k11a6(A-L is nearly equal to that of the County (0.2 percent
American Indian) but the Other Races/Two or More Races population of 9.5 percent is higher than
the countywide population of 2.5 percent.
City of El Segundo
Housing Element 9 January 2022
4. Employment
As shown in Table 2-6, the 2014-2018 American Community Survey (ACS) reports that there were
9,801 El Segundo residents in the labor force, representing a labor force participation rate of 73.5
percent of persons ages of 16 and over. A majority of the City's residents are employed in management,
business, science, and arts occupations (55.7 percent) or in sales and office occupations (20.6 percent).
The unemployment rate reported in the ACS was 8.0 percent, compared to the countywide
unemployment rate of 6.8 percent.
A general measure of the balance of a community's employment opportunities with the needs of its
residents is through a "jobs -housing balance" test. A balanced community would have a match
between employment and housing opportunities so that most of the residents could also work in the
coin inunit`h Comparing tlie number of jobs M El Segutido in 2020 (over 70,000) to the 2018 ACS
Pa,'nptaLa6011 tst;itnates (16,850) indicates a high job-poptn:lation ratio of approximately 4.2:1.' This is
reflective of the large ernploynient base in E➢ Segutido. Large employers include the Chevron Refinery
as well as major aerospace corporations such as the Aerospace Corporation, Boeing Corporation and
Raytheon. In addition, El Segundo is a community whose daytime population far exceeds the
t'tvglnttitxnc poptxlation due to the large employment base in the City. The City's large employment base
relnGive to the stnall aitntnber of housing units indicate that there may be a need to continually seek
ways to add housing in the community. According to SCAG, the City's employment base was
estimated at 48,300 in 2016 and is projected to reach 52,400 by 2045.'
Table 2-6: Jobs Held by El Segundo Residents
1 El Segundo Chamber of Commerce Community & Business Directory, 2020.
'- Southern California Association of Governments (SCAG) Demographics and Growth Forecast, 2020.
City of El Segundo
Housing Element 10 January 2022
B. HOUSEHOLD CHARACTERISTICS
Information on household characteristics is an important indicator of housing needs in a community.
Income and affordability are best measured at the household level, as are the special needs of certain
groups, such as large -family households or female -headed households.
1. Household Composition and Size
The Bureau of the Census defines a "household" as all persons who occupy a housing unit, which
may include single persons living alone, families related through marriage or blood, or unrelated
persons sharing living quarters. Persons living in r°edremcnt or coma'lescent; homes, dormitories, or
other group lir,�ing situations are not considered hmischol& The, characteristics of the households in
a city are important indicators of the type of housitrg ne:ede�d in fi°l at core:nnrtttrit;y.
Table 2-7 below describes the household characteristics for
El Segundo. According to the 2014-2018 ACS, there were
6,639 households in the City of El Segundo, about 62.4
percent of which were family households. This proportion
is less than that of Los Angeles County, where 66.8 percent
of all households consisted of families. Single -person
households represent the second largest household group
in the City, comprising about 29.6 percent of all households.
The remaining 8.0 percent of households fall into the
unrelated non -family household category, which consist of
unrelated persons living together.
Table 2-7m El Segundo Household Characteristics
Household size is an important indicator of a source of population growth. A city's average household
size can depend on household trends such as a trend towards larger families will increase the city's
average household size over time while, average household size will often decline in communities
where the population is aging.
Between 2010 and 2018, the average persons per household in El Segundo increased slightly from
2.34 to 2.53 persons per household. The average household size in the City is significantly less than
City of El Segundo
Housing Element 11 January 2022
the estimates for the County of Los Angeles (3.00 persons per household in 2018) and is fairly
comparable with the relatively small average household sizes of all of El Segundo's neighboring
communities. Average household size in nearby cities is shown in Table 2-8.
Table 2-8e Average Household Size
2. Overcrowding
The federal government defines an overcrowded household as one with more than one occupant per
room, excluding bathrooms, kitchens, hallways, and porches. Overcrowding in households results
from either a lack of affordable housing (which forces more than one household to live together)
and/or a lack of available housing units of adequate size.
According to the 2014-2018 ACS, 3.1 percent (207 households) of households in El Segundo were
living in overcrowded conditions, compared to 11.4 percent Countywide. Approximately 1.4 percent
of households in the City were considered severely overcrowded. Overcrmvda,ng among renter -
households was more prevalent than among owner-lioiaw1iolds. Of the total 207 overcrowded
households, 136 were renter -occupied households. In contrast, of the total overcrowded households,
only 34.3 were owner -occupied households. The ACS indicates that 96.9 percent of the households
in El Segundo have less than 1.00 person per room; therefore, overcrowding of households does not
appear to be a primary issue for the City.
3. Household Income and Income Distribution
Income is a major factor in evaluating the affordability of housing in a community. According to the
2014-2018 ACS the median household income in El Segundo was $98,813 per year, which is
significantly more than the C.;ounty median household income of S64,251 perr gear. In ce5rnprarison With
its neighbors, the median household income in 1111 Segundo was higlier tli,-in that of i lawdiornc and
Inglewood; somewhat lower than Redondo Beach; and si(nii icantly lower t:ian Ile 'niosa Beacli and
Manhattan Beach. Figure 2-1 shows that El Segundo's median household income was nearly double
that of neighboring communities Hawthorne and Inglewood but lower that of neighboring beach
communities.
City of El Segundo
Housing Element 12 January 2022
Figure 2-1: Median Household Income — 201*!
Source: ACS 2014-2018 (5-Year Estimates), Table )IVUI.
To facilitate the analysis of income distribution among households in communities, the Health and
Safety Code groups households into categories by income. Income categories are determined as a
percentage of the Area Median Income (AMI) and then adjusted for household size in the following
manner:
+ Extremely Low Income — 0 to 30 percent AMI
• Very Low Income — 31 to 50 percent of the AMI
• Low Income — 51 to 80 percent of the AMI
• Moderate Income — 81 to 120 percent of the AMI
• Above Moderate Income — above 120 percent of the AMI
The ACS does not collect information on the number of households belonging to each of the income
categories described above. However, the Southern California Association of Governments (SCAG),
in preparing the Regional Housing Needs Assessment (RHNA), has developed income distribution
data for its member Jurisdictions (Table 2-9). As shown below, between 2014 and 2018, approximately
25 percent of the City's households earned lower incomes, while approximately 16 percent earned
moderate incomes. During this same period, Los Angeles County as a whole had a higher proportion
of lower income households (41 percent).
City of El Segundo
Housing Element 13 January 2022
Table 2-9: income Distribution — 2015
4. Housing Affordability and Overpayment
The HUD Comprehensive Housing Affordability Strategy (CHAS) provides detailed information on
housing c-ieeds by income level for different types of households in El Segundo. Detailed CHAS data
based on tfic 2013-2017 ACS data Ls disphiyed in (Table 2-10). 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);
• Housing cost burden, including utilities, exceeding 30 percent of gross income; or
01 Severe housing cost burden, including utilities, exceeding 50 percent of gross income.
The types of problems vary according to household income, type, and tenure. Some highlights include:
• In general, renter -households had a higher level of housing problems (44.3 percent)
compared to owner -households (35.5 percent).
• Large family renter -households had the highest level of cost burden regardless of income
level (49.7 percent).
• Very low income and low-income households had the highest incidence of housing
problems (79.7 percent and 72.3 percent, respectively).
City of El Segundo
Housing Element 14 January 2022
Table 2-10: Housi.n, Assistance Needs of Lower Income Households - 2017
e
e 1
e ®
1
e
Extremely Low
85
55 50
40
0 105
560
(0-311'% HAMFI)
o with housing
38 1%
70.5% .
i � nobleman}
� o ._. .-.....
l/o with cost burden >30 /o
� � _
° °
35.3 /0 80.0 /o
...J __
100.0 /o �
75 8% ...... 28.0%
25.0% _-.....0.0%
38.1 /o
° ..
68
... 8%
_ s o
/o with cost burden o >50/0
- ° 80.0%
-
10 ° 1 • ..
00/0,
m.... o o'
64.8 /0
° :
250/0
00/0 286/0
. % 0
0
580/0
ry me
�1M
0 80
4
�_..
400 165
15,
25 215
615
3I-50 ° Fl
._
..��.-- �..a
�...- a ....._..
.,. -
° /o with any housing
93.8%
53.5%
79.7%
withcostburden>30%o. ^J60.0%
-100.0%
�-
938% 50.9/°�
0� °.......100
0 °..�-._._,�
78
_
n>50/�
/o with cost burden ° 0
° _ 6°
30 0 /o �g�.�o
_1000%�
100 0 /o �
.0 /0 32.7 /o
75._� . ....m�...�
��.00
1000/0�
° °
1000/0 488/0
65.9%
....-,.m ..
Low I°°
�m� ........
95 60
0 �....
105
575....
25
15 165
740
(I ��ncome
CFI
..._ ...
lzuany housing
%a�twith
°
1
o o
/0 ith cost burden
°
80
° .....�.GS�
�10�..
8°0 37 /
80.0%.�� .
100.0% ........ 54.6%.
-70.3�/0
o
o o
/o with cost burden >3 0/%
�0 0%.... 0�0
0%��„
°
% 13.3 /0
%
80 0 ^
100.0% 39 4%,
.._.14 9%
Moderate Income
125 105
.. .,..0
20
460 65
110
35 260
720
81-lCl ^ 3 IAMF ... - ..
- ..
- ....
_ .. _-!_.. �� .�
�...
.m,_...�a. .... ... _....
.0 .,. ..... _..
° y housing°
46 7
59 6%
51.4%
paarNslt^,
0
/o with costbur o
>30den
o .... �. -....
20.0%
_ ° ..
... ...
.. ° °
391/o: 369/0
om.,
.,.... ..m
5467144%
59.6 /o
�„
459 /o.0
t °
cost bur
> 50 /oAbove
9.5%
0 0%
2 2% 30 8%
36 471rden
T
°°
% 38.5 /
15.3 /0wih
.
Moderate Income
105 925
75 1
1,790 455
1,3
155 2,215
4,005
with - y� ho Fing
%
��-.1�4.0%
7%
14 4%
cost bur,
% with °
_ ..�
o °
o
20.0
0 4 °
4 /0
13 7 /o
�14
o 140%..
100%�
' cost burden >3 0%
/owith
o
0.0 /o 0.0 /0
/o
�,..�..._-..°0
0.0 0 °
0 /o
� a
O�o �
° °
0 % 0 9 /°
o
0 5 /o
�
Total Households
....._� ..._....
460 1,720
149
3,680 80�� 840
495
5 _
230
e2,960,640
- 6
/o with an housin
o -..y..__ g
o
°......m
24 0
aa�wblc°
% with cost burden >30%
33
t
.44.30
o
o o
19.0 /
�
34.8% 24.0%...�
31.9%
with cost burden > 50%
3% 20.4%
36 2%mITm
17 7%
_ 6.0%
J 28 4% 10 8%
14 6%.
of :This table presents the
te......_.............. pre
Note:
mm w„ w n�11.0%^
percent of households with housing problems by tenure, income, and
household type. For example,
78.0 percent of the extremely
low income renter -households had
housing problems compared to 38.1 percent of the extremely low
income owner -households with
housing problems.
Data presented in this table are based on special
tabulations from sample
Census
data. The of households in each category usually deviates
slightly from the 100% total due to the need to extrapolate sample
number
data out to total households. Interpretations of these
data should focus on the proportion of households
in need of assistance
rather
than o',°aut precise numbers.
@ .idle dl l }oaaselaolds = 1- to 2-person households with elderly persons aged 62+
Sraxall Fanaal.ies = 2- to 4-person
family households
Large Fatnilies, - 5+ person family hoUsehoalds
Other oouau-Caron households are nor included in this table.
Source: l c v,rc9aauusive� l ouasi v kffordalaalute tr tteg (
CS data.
1 d t ...based on 2013-2017 AC �,....- ,.
.. -_...
City of El Segundo
Housing Element 15 January 2022
5. Special Needs Groups
Certain segments of the population may have particular difficulties in finding decent, affordable
housing due to their special needs. These special needs groups, as defined by State housing element
law, include the elderly, disabled persons, large households, female -headed households, farm workers,
extremely low-income households and the homeless. In addition, military households are a group with
special housing needs in El Segundo. Table 2-11 summarizes the numbers of households/persons in
each of these special needs groups in the City of El Segundo.
Table 2-11: E1 SeLytindo S e lal Needs Groups
Households that Include at
Least One Senior (person age 1,448 —
21.8%
65 or over �_ .�... ....._ _�������. � ........� , _
...... .._�-
Households 1,277 877 68.7% 400 31.3%
Senior-Headed�
19.2%
Senior LivinR Alone 461 232 50.3% 229 49.7%
6.9%
Persons with Disabilities 1,306 --
7.8%
........ ........
Large Households* 390 226 57.9% 164 42.1%
5.8%
Single Parent Households 417 -- :: ... _......-
............_. ......._......�......-------------
6.3%
Female -Headed Households
with Children (no husband 318 - --
4.8%
resent
Farmworkers** 12
0.1
Armed Forces*** 29
0.2%
_....
..
Peo lei Living m Poverty _.
Homeless 47 _.. --
...._ ......
0.3%
.... ...••
Notes:
*ACS 2012-2016 (5-Year Estimates), Table B25009. ACS 2014-218 (5-Year Estimates) data not available.
,—All farming, fishing, and forestry occupations.
***= Percentage of population 16 years and over.
-- = Data not available.
Single -Parent Households: A single -parent household is headed by either a male or female householder, no spouse
present but have children under the age of 18.
Female Headed Households with Children: A single parent household whose householder is a female.
Sources: ACS 2014-2018 (5-Year Estimates), `l"ables DP02, DP03, 52501, 52502, and 51701; Los Angeles Homeless
Services Authority (LAHSA), 2020 Homeless COUnt by Community/City.
City of El Segundo
Housing Element 16 January 2022
SENIORS
The ACS shows that roughly 19.2 percent of the City's households were headed by elderly persons
-)roxirnawly 1,277 households, 461 consisted of elderly persons living,
agv fay and above. Of these apI
alone ("Fable 2-11). Members of this subpopulation of the elderly rnay have spccial needs for assistance
with finances, household maintenance, and other routine activilies.1"his is particularly LTLIC OF ]WI-SOTIS
aged 75 and older who are more likely to be among the "frail elderly."
The 2014-2018 ACS also indicates that there were at least 158 persons age 65 and over living below
the poverty level. This indicates, iliat there niay be a need for additional . affordable senior housing.
CHAS data shown in Table 210 indicates that housing problems were an issue for elderly both renter
and owner lower income households, with 60.0 percent of very low income renter and 50.9 percent
of very low income owner households experiencing a housing cost burden. In all income categories,
more elderly renter -households (31.5 percent) experienced a housing cost burden than owner -
households (21.6 percent).
I
The special needs of seniors can be met through a range of services, including congregate care, rent
subsides, shared housing, and housing rehabilitation assistance. According to Community Care
Licensing Division records, one adult day care facility with a capacity to serve 40 persons and two
adult residential facilities with a capacity to serve 10 persons are also located in the City. Senior
residents also have access to various classes, programs, activities, and services, such as transportation
and outreach coordination, at the Joslyn Community Center.
Park Vista is a 97-unit senior housing project for seniors capable of independent living. Rents are
restricted to levels of affordable to very low income households, and occupancy is limited to El
Segundo residents with incomes diat fall below moderate, iticovile levels, Discussions with
I'll "in Agernet it at Park Vista indicate that there is a need ("or further affordablesenior hot.,isirig facilities
as there are extensive waiting lists for SUCh fi1CiliLi(.,,.; It, tl,-le -ox i ng 0 1 < ("itA, �vith an appt , imate wa it In c )f
one and a half to two years. Additionally, management at Park \Tista indicated that there is a need for
assisted living facilities in the City.
3ERSQNS wrm -DISABILMES
Physical and mental disabilities can hinder access to traditionally designed housing units as well as
potentiallpr limit the ability, to earn adequate income, As shown in Table 2-12, the 2014-2018 ACS
indicates that appro� riately 7.8 percent of El Segundo's po'Inilation has some form of work or
mobility/self-care difficulty.
Cognitive difficulties were the most common amongst residents under 65 years of age. Of the disabled
population aged 65 years and older, ambulatory and independent living difficulties were the most
common. The ACS estimates that 357 residents aged 65 years and older experience a hearing or vision
difficulty, compared to only 258 residents under 65 years old.
Although no current comparisons of disability with income, household size, or race/ethnicity are
available, it is reasonable to assume that a substantial portion of disabled persons would be within the
federal Housing Choice Voucher Program (commonly known as Section 8) [Title 24 of the Housing
City of El Segundo
Housing Element 17 January 2022
and Urban Development Act Part 982] income limits, especially those households not in the labor
force. Furthermore, most lower income disabled persons are likely to require housing assistance.
Their housing need is further compounded by design and location requirements, which can often be
costly. For example, special needs of households with wheelchair -bound or semi -ambulatory
individuals may require ramps, holding bars, special bathroom designs, wider doorways, lower
cabinets, elevators, and other interior and exterior design features.
There are no zoning or building regulations or special approval procedures that unfairly inhibit or
discourage the development of housing for disabled persons. The City's Development Services
Department implements the provisions of the California Building Code and the regulations of the
Americans with Disabilities Act (ADA) in their routine application and enforcement of building code
requirements.
SegundoTable 2-12: El Disability Status of Non -Institutional Persons
Persons dlhevelo�Mi� 1�11itipe .
A recent change in California law requires that the Housing Element discuss the housing needs of
persons with developmental disabilities. As defined by Welfare and Institutions Code 5 4512,
"developmental disability" means
"a disability that originates before an individual attains 18 years of age; continues, or can be
expected to continue, indefinitely; and constitutes a substantial disability for that individual.
[T]his term shall include intellectual disability, cerebral palsy, epilepsy, and autism. This term
shall also include disabling conditions found to be closely related to intellectual disability or to
require treatment similar to that required for individuals with an intellectual disability, but shall
not include other handicapping conditions that are solely physical in nature.i3
3 Welfare and Institutions Code § 4512 as amended by SB 816, effective January 1, 2014.
City of El Segundo
Housing Element 18 January 2022
This definition also reflects the individual's need for a combination and sequence of special,
interdisciplinary, or generic services, individualized supports, or other forms of assistance that are of
lifelong or extended duration and are individually planned and coordinated.
The Census does not record developmental disabilities. According to the U.S. Administration on
Developmental Disabilities, an accepted estimate of the percentage of the population that can be
defined as developmentally disabled is 1.5 percent. This equates to 253 persons in the City of El
Segundo with developmental disabilities, based on the 2014-2018 ACS population. According to the
State's Department of Developmental Services, as ofJune 2020, the Westside Regional Center, serving
the Los Angeles region from Malibu to El Segundo, served 7,834 residents with developmental
disabilities. Most of these individuals were residing in a private home and 66 percent of these persons
with developmental disabilities were under the age of 21.
Many developmentally disabled persons can live and work independently within i a conventional
housing environment. More severely disabled individuals require a group living environment where
supervision is provided. The most severely affected individuals may require an institutional
environment where medical attention and physical therapy are provided. Because developmental
disabilities exist before adulthood, the first issue in supportive housing for the developmentally
disabled is the transition from the person's living situation as a child to an appropriate level of
independence as an adult.
Housing options for persons with disabilities include three community care facilities. Combined, these
facilities offer a capacity of 50 beds. Residents with disabilities can also benefit from a range of services
offered by various agencies throughout Los Angeles County and South Bay region, such as, the
Westside Regional Center, Ability First, Team of Advocates for Special Kids, and the Disabled
Resources Center.
LARGE L-1O1JSFt.L1_OLM
_
According to the 2012-2016 ACS, only 5.8 percent of all households in the City of El Segundo
consisted of large households (Table 2-11). In contrast to many communities where large households
consist predominately of renters, 58.0 percent of all large households in El Segundo were owner -
households.
Large households are defined as those with five or more members. A large family household is a
household with five or more related members. The special needs of this group are based on the limited
availability of adequately sized, affordable housing units. Because of housing stock limitations, and the
fact that large families often have lower incomes, they are frequently subjected to overcrowded living
conditions. The increased strain which overcrowding places on housing units only serves to accelerate
the pace of unit deterioration.
According to the 2014-2018 ACS, approximately 42.9 percent of the City's housing stock is comprised
of three or more -bedroom units. Therefore, the City has more than an adequate supply of housing
units to accommodate the needs of its large family households.
City of El Segundo
Housing Element 19 January 2022
Resources
Large households in El Segundo can benefit from the general housing prograv s and services offered
by the City. The ;Section 8 Housing Choice Vouchers .program also extends assistance to large
households with overcrowding and cost burden issues.
' INGLE-,RP't.l�T";fib 1w 1-10 tsj-aI+C1LD
A single -parent household is headed by either a male or female householder, no spouse present but
have children under the age of 18. 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. In particular, female -headed households with children tend to have lower -
incomes than other types of households, a situation that limits their housing options and access to
Among the single -parent households, female -headed households tend to have more need for housing
assistance, compared to male -headed households; female -headed households often have lower
incomes. The 2014-2018 ACS indicates that there are 777 female -headed households in the City of El
Segundo, 318 of which have children under the age of 18. These numbers account for approximately
11.7 percent and 4.8 percent respectively of all households in the City.
El SCgcr.ndo's single-parcm liouseliolds can bermrcfrt: frrr;oin the t.ry's general affordable housirlt
programs for lower tncc n-ic: l-c:auseliolds including J lJoLising Choice "k1ouchersSingle-pare t
households in lil Sc nrndo can also benefit lrormn various services offered bar the Cite, especmaliv chill
care services. The El Segundo Teen Center offers year. round .recreationa] and special interest classes
to youth and teen residents. Additional opportunities for youth of all ages include various aquatic,
drama, arts and craft, exercise and fitness, and sports programs.
A number of service agencies located in areas surrounding El Segundo provide services including
emergency and transitional shelter, food distribution, vouchers for various needs, and rental and utility
assistance that can benefit lower income single -parent households living in poverty or who are at risk
of becoming homeless.
IiM11Gi[�tRI LRS
Farmworkers are traditionally defined as persons whose primary incomes are earned through seasonal
agricultural work. Farmworkers have special housing needs because they earn lower incomes than
many other workers and move throughout the season from one harvest to the next. The 2014-2018
ACS reported that less than one percent (12 persons) of the City of El Segundo's residents were
employed in farming, forestry, and fishing occupations.
Regionally, according to the USDA Census on agricultural population, there were 413 farms in Los
Angeles County and 3,266 farworkers.
I esources
Due to El Segundo's urban setting and nominal farmworker population, the special housing needs of
this group can generally be addressed through overall programs for housing affordability.
City of El Segundo
Housing Element 20 January 2022
1! 11.41TARY PtilSONN�F�_I_ �1_
According to the 2014-2018 ACS,there were 29 persons in the labor force employed in military
occupations (Table 2-11). The U.S. Air Force base in El Segundo directly employs approximately 6,300
individuals (military, civilian and contractor), the majority of whom are military personnel.
Housing for base personnel is provided by Tierra Vista, including four unique neighborhoods at or
near Fort MacArthur and San Pedro, approximately 22 miles south-east of Los Angeles Air Force
Base. There are currently a total of 592 units, including two-, three- and four -bedroom units to
accommodate all military ranks and their families. The four neighborhoods and number of units
offered at each include:
• Fort MacArthur-356 two, three- and four -bedroom apartments/townhomes,
and 20 three- and four -bedroom single-family homes
• Pacific Heights 1-91 three- and four -bedroom single-family homes
• Pacific Heights 11-74 three- and four -bedroom single-family homes
• Pacific Crest-71 three- and four -bedroom single-family homes
R F, S _1D E mmL B —1-LOW 1-11—ILAPMLE _WfY Llfit_YEL
Families with incomes below the poverty level, typically with extremely low and very low incomes, are
at greatest risk of becoming homeless and typically require special programs to assist them in meeting
their rent and mortgage obligations so as to not become homeless. The 2014-2018 ACS identified 7.8
percent of all El SegUncl(-) residents as living belov,, the poverty level (Table 2-11). z\pproxinlatelv 5.O
percent of family liouscholds in the City were liviiig iii pover.ty, \vhile 7.9 percents' of fiunihes wittl
children were living below the poverty level. These 11OUS0101dS nced assistance with housing subsidies,
utility and other living expense subsidies, and other supportive services.
10MM=
There are limited opportunities to address the housing needs of persons living with incomes below
the poverty level in El Segundo. However, the needs of this special needs group are taken into
consideration and are generally addressed through the City's overall programs for housing
affordability.
A number of service agencies located in areas surrounding El Segundo provide services including
emergency and transitional shelter, food distribution, vouchers for various needs, and rental and utility
assistance that can benefit lower income single -parent households living in poverty or are at risk of
becoming homeless.
EXTREMELY LOW INCOMFE'HOUS
L _EHOLILS
Extremely low income (ELI) households earning 30 percent or less than the area median income may
be exposed to housing problems at a higher rate. As shown in Table 2-13, 68 percent of ELI
households experience one or more housing problem and 67 percent are cost burdened. ELI renter -
households experience housing problems at a higher rate than ELI owners; 70 percent of ELI renters
are cost burdened compared to only 57.6 percent of owners.
City of El Segundo
Housing Element 21 January 2022
':Cable 2-13: Housing Problems and. (cost ]burden of ELI Households
With one or more l lonusnn , Problem 57.6% 72.50/0 68.1 %
Cost Burdened 57.6% 70.0% 67.3%
... ....... ......
Total Households
Source: HUD CHAS Data (based on 2014-2018, 2021„,
Resources„
As discussed above, there are limited opportunities to address housing needs for ELI households in
El Segundo. The Housing Choice Voucher (HCV) program represents a significant resource for
addressing ELI housing needs. Specifically,
vouchers to ELI households. For addition
HOMELESS
a
According to the 2020 Los Angeles County Homeless Services Authority (LAHSA) Homeless Count,
the overall homeless population in Los Angeles County was 54,291 persons. ' 'lne same study estimated
that there were 47 homeless persons in El Segundo (Table 2-11). All 47 hc',nmelers persons in El
Segundo were unsheltered. The City saw a significant increase in homeless persons since 2019, when
there were only 18 unsheltered persons.
Resources
There are no emergency shelters or transitional housing facilities in the City of El Segundo. The closest
shelters are located five miles away in Redondo Beach or in nearby Lawndale. However, the Salvation
Army continues to provide the Policy Deph ,'rrtnnnent w!l11inominal funding on any Ltd 1noc basis tin assist.
homeless persons that come through El Segundo. 1 li se f inds art trsad to provide fast food coupons,
and bus fare, which would allow transportation for overnight facilities. Since r.lna� are located outside
of El Segundo, any resident homeless population would seek emergency or transitional shelter in an
outside jurisdiction such as Redondo Beach, Lawndale, Long Beach, Carson or San Pedro. Table 2-14
lists some of the key service providers for homeless persons in the South Bay region capable of
servicing the needs of homeless persons in El Segundo.
City of El Segundo
Housing Element 22 January 2022
Table 2-14: Inventory of Homeless Services and facilities in the South. Bay Region
Provides beds for up to 15 women with children under
18 who are victims of domestic violence. Shelter for
1736 Family Crisis Center
adolescents at risk of becoming homeless is also
(562) 388-7652
provided. Services aIICILIc referrals to homeless shelters
(310) 370-5902
and outpatient c;aunsclnzng. Stays of up to 6 months are
_pertnitted.
Harbor Interfaith Shelter
Provides 20 single -bedroom units for families and
663 W 10th Street
children for up to 90 days. Provides food services to the
o, CA 90731
Pedro,
San Pelf
public.
31�831 -0589
. � - ..........
_... .........
People Assisting the Homeless (PATH)
Provides services including employment programs,
3'2- 6, 4-2200
' ouia'c�ach, eviction 1arL c;znuoii, and interim 1tousin �.
.�........_
The Good Seed
Provides supportive housing, job training,
1230 Pine Avenue
comprehensive services, and individual planning to
Long Beach, CA 90813
w.
youths aged 18 to 25 experiencing homelessness.
8_nJ 968-8452
St. Margaret's Center
Provides advocacy, counseling services, emergency food,
10217 S. Inglewood Avenue
immigration services and utility bill assistance to
Lennox, CA 90304
individuals in the South Bay area.
�.(31fa�220g
.._
U.S. Veterans Initiative
Provides services, including case management,
733 Hindry Avenue
employment assistance, job placement, counseling, and
Inglewood, CA 90304
drug and alcohol free housing to veterans experiencing
(� -0025
homelessness
City of El Segundo
Housing Element 23 January 2022
3. HOUSING CHARACTERISTICS
The Census defines a housing unit as a house, an apartment, a mobile home, a group of rooms, or a
single room that is occupied (or if vacant, is intended for occupancy) as separate living quarters.
Separate living quarters are those in which the occupants live and eat separately from any other person
in the building and which have direct access from the outside of the building or through a common
hall. A community's housing stock is the compilation of all its housing units.
A. HOUSING GROWTH
According to the Department of Finance (DOF) Housing Estimates, there are 7,463 dwelling units in
El Segundo, an increase of 53 units (0.72 percent) since 2010. This growth rate is significantly lower
than the housing growth rate for the County of Los Angeles (4.2 percent). A comparison of housing
growth trends for El Segundo and neighboring cities as provided in Table 3-1. According to the 17OF,
during the same period, El Segundo's population is estimated to haN e grown, by 123 persons (0.74
percent). There has been a slight increase in the ai e age household sire frorn 2.34 in 2010 to 2 35 ia'a
2020.
Table 3-1® Housing Growth "Trends in El Segundo and Neighboring Communities
B. HOUSING TYPE AND TENURE
Error! Reference source not foundprovides the breakdown of the City's housing stock in 2010 and 2020 by unit
type. As shown, while single-family detached homes remain the predominant housing type. During
the ten year period, there was a slight decrease in the proportion of single-family detached homes,
while all other home types, single-family attached and multi -family housing, increased slightly
proportionately. Due to the scarcity of vacant residential land in the City, most of the housing unit
growth has been accommodated through redeveloping existing lower density residential, and
particularly of smaller multi -family projects with 2-4 units. As indicated previously, in 2018, the
proportion of owner -occupied households in El Segundo (44.3 percent) is significantly lower than
that of renter -occupied households (55.7 percent). Table 3-3 and Table 3-4 indicate household sizes
by tenure in El Segundo and elderly households by tenure and age.
City of El Segundo
Housing Element 24 January 2022
Table 3-2e El Segundo Comparative Housing Unit Mix in 2010-2020
1 1 1 f
i i-
1
Sin le -Family
Detached 3,174 42.8% 3,195 42.8%
..............
Attached 354 4.8% 366 4.9%
........... _... _._ .....
Total 3,528 47.6% 3,561 47.7%
_.._.....
Multi -Family
..... ........._
2-4 Units 767 10.4% 789 10.6%
. ........ _.
5+ Units 3,100 41.8% 3,098 41.5%
__......... _.. ° _.
Total 3,867 52 2 /0 3,887 52.1 %
Mobile Homes
15 0.2% 15 _ 0.2%
. . ..... ............... _...._.
Total Housing Units 7,410 100.00% 7,463 100.0%
Total Occupied 7,085 95.6% 7,111 953%
Own_ex occupied* ITITIT 3,139 44.3% 3,150 44.3%
Renter occu ied* 3,946 55.7% 3,961 55.7%
Vacancy Rate 4.4% 4.7%
2010
Sources: d DOF E Population 5 City/County) and Housing Estimates, 2010-2020; ACS 2010 and
2018 (5-Year Estimates), Table DP04.
Table 3-3e El Segundo Household Size by Tenure
"fable 3-4m El Segundo Elderly Householders by Tenure by Age
City of El Segundo
Housing Element 25 January 2022
C. AGE AND CONDITION OF HOUSING STOCK
Table 3-5slre'aws the a1.>,e of the housing stock it, l'-I Seguiardca, in genie°raa.l lrcraisirag over 311 feats arlcl is
usually in need cd sotnc nialc)r rehabilitation, such as i new roof, fotaardni.ion work, plumbing, etc 1111e.
taaa�airity (abrraa 88.8 percel,n) of El Sepado's housing ainits were cons,traicted before 1990, This
represents as significant propc,17taaa11 of tlre f ity's housing, stock and daat 1, rcia c ntataa•e.
m aintenance will be essential to ward off widespread housing deterioration, Some lr,otascholds, such
as seniors who have owned their homes for many years and have relatively low house paynicnis, may
just be able to afford their monthly housing costs. For such households, the cost of tnajo:r ;repairs or
renovation may be impossible.
The Development Services Department maintains
statistics pertaining to the condition of the City's
housing stock. According to the Development
Services Department, there are relatively few
substandard dwellings in the City. In 2014-2021, 538
residential violations of the El Segundo Municipal
Code property maintenance standards were reported.
Most building violations are related to property
maintenance issues, such as trash and debris or
overgrown vegetation. Some violations related to the
illegal e(anw e.rsia;rrr rrf garages aarcl accesstar ° staaact°lites
to dwellings and single-family to tnailti-farrail rrrrit
cerraw rrs°siarais, "Ij1ae. City estirarattes that only a very Small
portion of the Clit y's housing stock (less than one
percent) is in need of substantialrehabilitation. No
housing units within the f'.ity are in need of
replacement.
D. HOUSING COSTS
2014 or later
....... 15
0.2%
____ .. ......._
2010 to 2013.. IT
66
0.9%
2000 to 2009
364
5.2%
1990 to 1999
335
4.8%
1980 to 1989
933
13.4%
1970 to 1979
902
12.9%
...1960 to 1969
1,039
14.9%
1950 to 1959
1,909
27.4%
1940 to 1949
.... 744
10.7%
..............
�.....
1939 or earlier
668
9.6%
........
.._. .........
Total
6,975
100.0%
.....
Source: GCS 2014-201
8 (5-Year Estimates),
Table
DP04.
1. Housing Prices
In October 2020, the median sales price for single-family homes, condos, and new homes was
$1,466,00. Since October 2019, the median home price in El Segundo increased by 67.4 percent.
G,eogl iphical comparisons of housing prices are sltowvri in Table 3-6. The median scales prices of
1°101aeas in F1 Segundo was above those in Hawthorne ($730,000), Inglewood ($720,00f)), and Redondo
Beach ($1,076,000) and exceeded the Countywide median of $715,000, Median, home prices rcmwned
below those in Hermosa Beach ($1,650,00O and far below those in Manhattan Beach ($2,850,000).
City of El Segundo
Housing Element 26 January 2022
'fable 3-6e Median Home Sales Pricers (Regional Comparison) October 2020
2. Housing Rental Rates
The median contract rent for El Segundo according to
the 2014- 2018 ACS was $1,785 per month. This was
lower than the median rent in Manhattan Beach ($2,499),
Hermosa Beach ($2,143), and Redondo Beach ($1,987)
but hi,gl�xr thaal Lhe median in Hawthorne ($1,188),
Inglewood ($1.,267), the City of Los Angeles ($1,376),
and Los Angeles County ($1,390) (Table 3.-7)..
The ACS also indicated that nearly 12 percent of the
City's housing stock were renter -occupied single- family
detached homes and 2.2 percent were renter --occupied
were attached units (includes condominiums or
townhouses). Renter -occupied multifamily units (2 or more units) accounted for 41.7 percent of the
total housing stock (Table 3-8)..
Table 3-7: 2018 Median Housing Rental Rates
City of El Segundo
Housing Element 27 January 2022
Table 3-8: Tenure by Number of Units in Structure
,
Total Housin
.. Units ._
.. 6,G39
_ _........._
_...
Oumer-Oc up ett
2,938
44.3%
1-unit detached
2,276
34.3%
unit attached
209
3.2%
2 units
31
0.8%
3 - 4 units
25
0.4%
5 or more units
397
6.0%
Other Unit Types
0
0.0%
Renter -Occupied ......�.. ......
_.....� 3,701
99 8%
� ........
1-unit detached
790
11.9%
........ .w..._
2-units attached
....... 143
2.2%
_.. ..
_.......... ...�.-......�...._
2 units
............... 157
2.4%
........
3 — 4 units
669
10.1%
_.. ........�o
5 or more units
1,942
29.3/o
Othe. _ _ __
r Unit °l:')' cs
0
0..:0%
Source: ACS 2014-2018 (5-Year Estimates), Table B25032
A review of Zillow, Craigslist, and Westside Rentals, a rental real estate service; indicates that rental
rates in El Segundo are fairly comparable to those in immediate coastal neighboring cities. A summary
of the rental rate ranges by unit size is shown below in Table 3-9, as compiled from a recent review of
the sources listed above. In November 2020, 135 units were listed for rent in El Segundo. Rents for
these housing units ranged from $1,100 for a one -bedroom unit to $10,263 for a four -bedroom unit.
These rent ranges are based on the City's vacant rental units only and not all rental units in general.
This rent survey was an attempt to approximate the cost of rental housing in the City. The median
rent level in El Segundo ranged from $1,825 for a studio to $5,995 for a four -bedroom unit.
A sample of rental unit availability in Hermosa Beach and Manhattan Beach from Westside Rentals
reveals di at, rental hc:'Lit�:u
sing oppor.naties a re 1-nore plentiful in comparison to El Segundo. However,
El Segundo had a much narrower moa-a(lily rental rate range in comparison. Rent ranged from $1,300
for a studio apartment to $60,000 fear a four -bedroom home in Hermosa Beach, while Manhattan
Beach rental prices ranged from $1,500 for a one -bedroom apartment to $100,000 for a five -bedroom
home.
City of El Segundo
Housing Element 28 January 2022
Table 3-9e Median Rents in El Segundo November 2020
3. Housing Costs and Affordability
The costs of home ownership and renting can be compared to a
household's ability to pay for housing to determine the general
affordability of a community's housing stock. HUD conducts annual
household income surveys to determine the maximum affordable
housing payments that could be made. In evaluating affordability, it
should be noted that the maximum affordable price refers to the
maximum amount that could be paid by households in the top of
their respective income category. Households in the lower end of
each category have less available income and therefore may
experience some level of overpayment.
Table 3-10 shows the annual income for extremely low, very low,
low, and moderate -income households by the size of the household
and the maximum affordable housing payments based on the federal standard of 30 percent of
household income. From these income and housing cost limits, the maximum affordable home prices
and rents are determined. The table also shows the maximum amounts that households at different
income levels can pay for housing each month (e.g., rent, mortgage and utilities) without exceeding
the 30 percent housing cost -to -income ratio. The maximum affordable payments can be compared to
current market prices for single-family homes, condominiums, and apartments to determine what
types of housing opportunities a household can afford.
Comparison of these maximum affordable housing costs with the sales price data shown previously
in Table 3-6, indicates that not even moderate income households (up to 120 percent AMI) would be
able to afford single-family homes sold in El Segundo. It should be noted however that asking prices
can often be higher than actual sales prices. At a maximum affordable purchase price of about
$347,334, it is not likely that low income households (80 percent AMI) could afford even a small
condominium unit. The high price of single-family housing indicates that the opportunities for home
ownership in the City are limited for lower and moderate income groups. In addition, the down
payment and closing costs may still represent a significant obstacle to home purchase.
Table 3-6 and Table 3-7 suggest that larger low-income households are able to afford lower priced
one- and two -bedroom apartments in El Segundo. Extremely low and very low-income households
(50 percent AMI) may experience limited affordability for rental units in El Segundo. Rental options
City of El Segundo
Housing Element 29 January 2022
exist for moderate -income households (120 percent AMI) in El Segundo; however even moderate -
income households may struggle to find appropriately priced rentals.
The Housing Element acknowledges that opportunities to accommodate housing affordable to lower
income households in El Segundo are limited. This is based on surveys conducted to determine rental
rates for apartment units in El Segundo (Table 3-7) as well as information gathered to determine for -
sale housing costs (single-family homes, condominiums, and new homes). Similar to other cities in
this region of the South Bay (Redondo Beach, Manhattan Beach, Hermosa Beach), El Segundo's
housing rental and for -sale costs remain relatively high because of the desirability of the City's location.
The City is pursuing a number of initiatives to expand affordable housing opportunities. These include
entering an Exclusive Negotiating Agreement (ENA) with Many Mansions to serve as the City's
Affordable Housing Services Provider to develop and manage affordable units, services, and
programs. Many Mansions will prepare an Affordable Housing Strategic Plan for City Council
consideration in December 2021.
City of El Segundo
Housing Element 30 january2022
e
e e -
e 1
1 1 1
B 1 e ®
1
1
1
, 1
L"xtrena Iy Low -Income (0-30'Yr" AMI)
1-Person $23,700
$593
$151
$207
$442
$61,790
2-Person $27,050
$676
$166 _ ...••..
$237
$510
$72,096
_........
3-Pexson $30,450
.......... _
$761
•••••••-
$190
$266
$571
$80,244
4-Person $33,800
$845
$223
$296
$622
$86,069
5-Person $36,550
$914
$264
$320
$650
$86,953
Very Low Income (31-50% AMI)
1-Person $39,450
$986
$151
$345
$836
$129,241
Person $45,050
$1,126
$166
$394
$960
$ ......2
0
3-Person _ $50,700
$1,268
$190
$444
$1,077nu
$166,966
....
_
4-Person $56,300
$1,408
$223
5493
$1,185
$182,427
5-Person $60,8 00
$1,521
$264
$532
$1,257
$191,020
_.
Low Income (51-80% AMC
•.Mm
w••••••• .._............-.�
••...-. ..........
...• -•- �63 100___ mm)-
1-Person
$1,578
$151..._.
$552
$1,427
$230,524
2-Person $72,100
$1,803
$166
$631
.._._
$1637
$265,026
3-Person $81,100
$2,028
$190
........�
$710
$1,837
$297,157
4-Person $90,100
$2,253
$223
788
$2,030
$327,179
5-Person $97,350 _.. ••••.....
$2,434
$264um ..•
_ �$852
$2,170
..•.
$347,334
Moderate Income (81-120% AMI)
1-Person $64,900
$1,623
$151
$568
$1,4 72
$238,233
2-Person $74,200
$1,855
$166
$649
$1,689
$274,020
3-Person $83,500
$2,088
$190
$731
$1,897
$307,435
4-Person $92,750
$2,319
$223
$812
_ mm
096
$2,...........
$338,527
.•_
S.Pexson $100,150
$2,504
$264
$876
$2,240
$359,325
\S"aunprisaaw 2020 income limits; 30% of household income spent on housing; LACDA utility allowance; 35%
of monthly
affof6,blc cost for taxes and insurance; 10%
down
payment; and 3%
interest rate for a 30-year fixed-rate mortgage loan.
I`axes and insurance apply to owner costs only; renters
do not usually
pay taxes or insurance.
Sources: California Department of Housing and Community Development 2020 Income Limits; Los Angeles County
Development Authority (IACDA), 2020 Utility Allowance Schedule;
Veronica Tam & Associates, 2020.
City of El Segundo
Housing Element 31 January 2022
E. ASSISTED RENTAL HOUSING AT -RISK OF CONVERSION
California law requires the Housing Element to identify, analyze
and propose programs to preserve housing units that are currently
restricted to low-income housing use and will become
unrestricted and possibly lost as low income housing. Based on
review of Federal and State subsidized housing inventories, and
confirmed by interviews with City staff, there are no "Assisted
Housing Projects" at risk in El Segundo, as defined by
Government Code § 65583 (A) (8).
The City owns Park Vista, a 97-unit senior housing project developed in 1984 using City funds. The
project is operated and regulated by the non-profit El Segundo Senior Citizens Housing Corporation.
The Articles of Incorporation for the corporation require units in Park Vista to be available only to
low income seniors in perpetuity. The City has no plans to convert this affordable housing project to
market -rate housing.
City of El Segundo
Housing Element 32 January 2022
4. HOUSING CONSTRAINTS
Nlarket conditions, em, irotirrien tat conditions, and governmental programs and regulations affect the
provision of adequate and, affordable I 1(:)using [`�'lcment law requires a city to examine
stra
potential and actual governmental and non -governmental con. , ints to the dcNeloprnent of new
housing and the rnain(criarice of exlstiing units for all inconie levels, Market, governinental, and
environmental constraints to housing development aaa l l Se.,n 'sed below.
uidc� are, discus
A. MARKET CONSTRAINTS
Construction Costs
Otie cost factor associated with residential building is the cost of building materials, which can
c0rnprise a significant portion of the sales price of as home. An indicator of construction costs is
Building `a'aluatloil Data compiled by the International Code Council JCC). The unit costs compiled
by the ICC , include structural, electrical, plumbing, and mechanical work, in addition to interior finish
and riotrrial site preparation. The data is national and does not consider regional differeticesand does
not include the price of the land upon which the building is built. "I"he national average for
development costs per square foot for apartments and single-family homes in August 2020 are as
follows:
• Type I or 11, Multi -Family: $130.52 to $168.94 per sq. ft.
• Type V Wood Frame, Multi -Family: $113.88 to $118.574 per sq. ft.
• Type I or II, One and Two Family Dwelling: $136.62 to $157.40 per sq. ft.
0 Type V Wood Frame, One and Two Family Dwelling: $123.68 to $131.34 per sq. ft.
The unit costs for residential care facilities generally range between $143.75 and $199-81 per square
foot. These costs are exclusive of the costs of land and soft costs, such as entitlements, financing, etc.
I I he City's ability to initigate high consti-tiction costs is limited without direct subsidies. Another factor
related to construction cost is development density. With an increase in the number of cinits built in a
project, overall costs generally decrease as builders can benefit froin the econonlies of scale.
Variations in the quality of materials, type of amenities, labor costs and the quality of building materials
could result in higher or lower construction costs for a new home. Pre -fabricated factory built housing,
with variation on the quality of materials and amenities may also affect the final construction cost per
square foot of a housing project. Furthermore, the unit voltane - that is die number of units being
built at one time - can change the cost of a 11()using project by varying the cconon'lle,'s, of scale,
(3cnerally,as the number of units under construct 1011 at One timeincreases, the overall cost�s decrease.
With a greater number of units under construction, the builder is often able to benefit by making
larger orders of construction materials and pay lower costs per material unit.
Density bonuses granted to a project can serve to reduce per unit building costs and thus help mitigate
this constraint. The granting of a density bonus provides the builder with the opportunity to create
more housing units and therefore more units for sale or lease than would otherwise be allowed without
the bonus. Since greater units can potentially increase the economy of scale, the bonus units could
potentially reduce the construction costs per unit. This type of cost reduction is of particular benefit
City of El Segundo
Housing Element 33 January 2022
when density bonuses are used to provide affordable housing. Allowances for manufactured housing
in residential zones also addresses housing cost constraints by avoiding the use of costly building
materials and construction techniques that can drive up the costs of housing.
2. Land Costs
The price of raw land and any necessary improvements is a key component of the total cost of housing.
The diminishing supply of land available for residential construction combined with a fairly steady
demand for such development has served to keep the cost of land high and rising in southern
California. In addition, the two factors which most influence land holding costs are the interest rate
on acquisition and development loans, and government processing times for plans and permits. The
time it takes to hold land for development increase the overall cost of the project. This cost increase
is primarily due to the accruement of interest on the loan, the preparation of the site for construction
and processing applications for entitlements and permits.
Due to its desirable location, land costs in El Segundo are high. High land costs in this area of the
South Bay are a constraint to the construction of affordable housing. Residentially designated vacant
land in El Segundo is virtually non-existent. A Zillow search showed two lots available for sale in
neighboring communities (Inglewood and Playa del Rey) for approximately $1 minion for 0.12 acre.
3. Availability of Mortgage and Rehabilitation Financing
The availability of financing affects a person's ability to purchase or improve a home. Interest rates
are determined by national policies and economic conditions, and there is little that local government
can do to affect these rates. jurisdictions can, however, offer interest rate write -downs to extend home
purchasing opportunities to a broader economic segment of the population. In addition, government -
insured loan programs may be available to reduce mortgage down payment requirements.
Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose
information on the disposition of loan applications and the income, gender, and race of loan
applicants.
As shown in Table 4-1, a total of 621 households applied for loans, either conventional or
government -backed, to purchase homes in El Segundo in 2017. Approval rates were higher for
government -backed purchase loans with an approval rate of 77 percent, in comparison to only 45
percent of conventional loan applications being approved. However, 36 percent of conventional
purchase loans were either withdrawn or closed for incompleteness. The approval rate was 67 percent
for refinance loans and 71 percent for home improvement loans. Given the high rates of approval for
home purchase, refinance, and improvement loans, financing was generally available to El Segundo
residents.
City of El Segundo
Housing Element 34 January 2022
Table -1e Disposition of Home Purchase and Improvement Loan Applications
4. Timing and Density
Housing growth in the City has been limited due to the lack of vacant residentially designated land.
Multi -family land was developed primarily prior to the incorporation of the City under County
standards and are at or above the City's allowable densities. The majority of the recent residential
construction activities have been the recycling of single-family homes and construction of Accessory
Dwelling Units (ADU). Pending projects (see Housing Resources section) tend to reach the high end
of the density range.
Time lapse between project entitlement and building permit issuance can be a constraint to housing
development. Typically, this time lapse can be about three to six months and primary a function of
developer's ability to respond quickly to needed corrections for construction documents. However,
the City allows developers to submit building permit applications for projects -at their own risk -
concurrently with the entitlements. This can shorten the time lapse to as little as 2-4 weeks, with
building permits issued shortly after entitlement approval. Building permit can be applied online
through the City's website.
B. ENVIRONMENTAL CONSTRAINTS
As a City with a variety of both large and mid -size industrial, commercial and manufacturing uses,
numerous environmental related factors are present which pose constraints to residential development
within El Segundo. Historically, less than 25 percent of the land within the City has been used for
residential development. The remaining land has been used primarily for a mixture of light and heavy
industrial purposes, including oil refineries, aircraft and space vehicle manufacturing, a United States
Air Force Base, chemical production, research and development uses, retail, large scale corporate
offices, restaurants, and hotels. The development invested in these properties is substantial, making
conversion to residential uses economically infeasible. When sufficient amounts of these properties
have become available for redevelopment, the City has permitted residential uses in a mixed -use
environment west of Pacific Coast Highway, provided that infrastructure issues could be successfully
addressed, and residential uses could be buffered from non-residential uses.
In comparison to other areas in Los Angeles County, the City of El Segundo is heavily affected by
traffic, air quality, odor and safety issues related to flight operations at Los Angeles International
City of El Segundo
Housing Element 35 January 2022
Airport. Those residential areas located near the northern boundaries of the City are particularly
subject to these impacts. The Circulation, Air Quality, and Noise Elements of the City's General Plan
all contain policies that seek to minimize the negative effects upon these residential areas, and help
ensure the protection of area residents.
Many of the industries operating in El Segundo use hazardous materials , in their operations and have
sites that are contaminated by toxins. Since heavy industry is a significant land use in the City,
hazardous materials use and management is a serious consideration. Heavy manufacturing comprises
about 30 percent of the City's area. Additionally, heavy industrial uses are located immediately adjacent
to the City's western boundary, which include the Hyperion Treatment Plant and Scattergood Power
Generation Station. Housing opportunities are limited near or adjacent to these heavy industrial uses.
Although industries in El Segundo generate a diverse mix of hazardous waste, heavy industrial uses
within the City must conform to the policies of the Hazardous Materials Element of the General Plan.
Despite the environmental constraints discussed above, they have had no significant impact on the
City's ability to construct and maintain housing in those areas and zones in the City where residential
development is currently permitted, including non-residential zones. Further, the ability to construct
and maintain housing at maximum densities has not been affected by environmental constraints.
Established residential areas and several non -residentially zoned areas in the City are buffered from
industrial uses and, as previously noted, the City has implemented policies in its General Plan that
address and minimize the negative effects these uses may have on residential areas of the City. Finally,
none of the parcels included in the Vacant and Underutilized Parcel Inventory of this element (see
Appendix) are significantly constrained environmentally. All of the listed parcels are supported by
existing infrastructure and can be developed with units based on permitted densities. Furthermore,
there are no wetlands, flood plains, earthquake zones, or other natural hazards areas in the City that
would constrain residential development in the City.
C. GOVERNMENTAL CONSTRAINTS
Housing affordability is affected by factors in both the private and public sectors. In the public sector,
additional city government requirements can contribute to the reduction of the affordability and
availability of new housing although the intent of local legislative action is to maintain or improve the
quality of life within a community. Necessary land use controls, site improvement requirements,
building codes, fees, and other local programs intended to improve the urban environment can add
cost and perhaps time delays to the construction of new housing projects.
1. Compliance with Transparency in Development Regulations
The El Segundo City website provides a full array of information regarding development regulations
and procedures under the Development Services Department webpages:
• Apply for a building permit
• Planning application
• Zoning Code
• Plan check
• Building safety
• Report a code violation
City of El Segundo
Housing Element 36 January 2022
• Planning
• Record requests
• Maps
Specifically, the City offers online building permit application.
The Land Use Element of El Segundo General Plan sets forth the City's policies for regulation of land
uses within the City's jurisdiction. These policies, together with zoning regulations for implementing
the General Plan, establish the location, amount and distribution of land to be allocated for various
land uses within the City. The El Segundo General Plan and El Segundo Municipal Code ("ESMC")
provide for a range of residential land use development densities as follows:
a) SJ114"Y'le-Farnil. [' esidentjal (KA8 6/36 — a maximum of one dwelling unit per
parcel with a minimum parcel size of 5,000 square feet (ESMC §15-4A-2; Land Use
Element Objective LU 3-1, Policy LU3-1.1, Policy LU3-1.2).
An accessory dwelling unit (ADU) or junior accessory dwelling unit UADU) is
permitted by right throughout any zone where residential uses are permitted. In no
case may an R-1 property proposed to be used for a second dwelling unit consist
of more than one lot. Attached ADUs must not be 50 percent or more of the total
floor area of the combined dwellings. Detached ADUs must not exceed 1,200
square feet (ESMC §15-4E-3).
b) '1'* 11 , �Ic s i Jential R2'�12du ��tqrgr; —up to 2 units per lot with a minimum
of 7,000 square feet required per lot (ESMC §15-413-2 and Land Use Element
Objective LU 3-2 and Housing Element Policy 3.2).
Third and/or fourth ADUs are permitted in the R-2 Zone. One ADU or 25
percent of the existing multi -family dwelling units, whichever is greater, is
permitted. Two detached ADUs are allowed per lot with an existing multi -family
dwelling. Attached ADUs must not be 50 percent or more of the total floor area
of the combined dwellings. Detached ADUs must not exceed 1,200 square feet
(ESMC §15-4E-3; Housing Element Policies 3.7 and 4.1).
c) Nbild-l"amily ResidgntiR-3) (18 du acre 27du/acrc) —Multi-family residential
with up to 27 dwelling units per acre. On property of 15,000 square feet or less,
one unit for every 1,613 square feet is allowed. A fraction of a lot greater than 1,075
square feet will allow an additional unit (ESMC §15-4C-5).
On property greater than 15,000 square feet in size, one unit for every 2,420 square
feet of lot area is allowed. A fraction of a lot greater than 1,613 square feet will
allow an additional unit (ESMC �154C-5).
d) Nei�,hborhood Coninxistal (C-2 — residential uses as an accessory use on the floor
above street level only with a maximum density of 10 units per acre (ESMC �15-
513-3 and Housing Element Policy 4.1).
e) L)iLAy, Ltown Coni ii-'ail,.— tercial (C-Rresidential uses as an accessory use on the floor
above street level only, above a ground floor use, with a maximum density of 10
dwelling units per acre (ESMC §15 5A-3 and Housing Element Policy 4.1).
City of El Segundo
Housing Element 37 January 2022
DSP regulates 25.8 acres within the City's
downtmvii area. The rnajojicy, (,)f the loll within the DSP are 25-feet wide by 140-
feet deep and 3,500 square feet in area. The DSP does not permit the development
of any new residential units except owner and/or tenant occupied units at the ratio
of one per legal building site or business establishment (whichever is greater) up to
a density of 10 dwelling units per acre (above ground floor commercial use).
(Housing Element Policy 4.1).
g) —meditlin F)Cns,i1v (IDX - In addition to the residential attegories
described above, the NfD R� Z011C is Used as a type, of "tloating Zone" which Call be
activated within certain areas of the Smoky Flollo-,v Specific plan and used in place
of the base zone regulations. If the MDR zone is activated, R-3 zoning standards
will apply (ESMC §15 7A-2, §15 7A-3 and Ordinance No. 1573).
The Land Use Element of the General Plan documents the residential build out in the City at 7,674
residential units. By 2020, it was estimated that there were 7,463 residential units in the City, 211 units
less than the projected build -out, Based on Bast residentially desigmated land, the City does not offer
adequate capacity for the Regional Housing Needs ,\ssessinent (W INA) for the 6' cycle Housing
Element.
5�1%110KY -101,],Q\V SPFQLFJ1—CP�LA—NAikrLA
-- —
The Smokey Hollow Specific Plan was updated in 2018. Smoky Hollow is a light
industrial/manufacturing region located in central El Segundo, generally bounded by Standard Street
to the west, El Segundo Boulevard to the south, Pacific Coast Highway to the east, and Grand Avenue
to the ii,orth, 1'he project area encompasses approximately 94.3 acres, Residential units, otlier t1lan
accessory caretaker unitsare not permitted in tbe Smoky I follow Specific Plan area.The Ran includes
a N,lediu , in Density Residential (N,lD11) OvcrlaY1 Zone. The �NIDR Ovcrla�, Zone is considered a
"floating zone" that can be activated once a need is identified. The MDR Overlay Zone may be used
in place of current Smoky Hollow Specific Plan zoning designations.
jDQWP�. -, EC1tJ(_PLAN
TQW It -
In 2000, the City adopted a Downtown Specific Plan in order to enhance the Downtown environment.
"I'lic Plan area is a stliall, distinct district: approxin-istely two blocks, by five blocks insize and is currently
developed with coni,triercial, residential and public uses. Future de\,ei lopment s i anticipated to be
similar in nature. The current zoning allows for a maximum of 276 dwelling units within the Plan area.
This equates to one unit per 25 foot wide lot (115 dwellirig units per acre), not including the Civic
Center site. As of September 2021, there are approxitnately 83 residential units In the Plan area. The
City's residential sites inventory includes a number of properties in the Downtown Specific Plan area
with a total capacity of 26 units.
DENsilN � -B—Qr Li —3S
The City complies with Government Code §56915 regarding density bonus requirements. This
Housing Element includes a program to amend the ESMC to comply with the State Density Bonus
law.
City of El Segundo
Housing Element 38 January 2022
3. Residential Development Standards
The City's residential development standards are within and typical of the range of standards of other
nearby cities. The density, setback, and other standards regulating residential development within the
City are in concert with those being used by other surrounding municipalities. The ESMC limits all
residential building heights to 32 feet and two stories. Residential development standards for the City
of El Segundo are as summarized below in Table 4-2.
3 - 6 ft. 32 ft./2 stories for
2 spaces/unit
22 ft./30 ft. total 10 % pitched roofs
& 1 additional oi
40 - 60 /o
R-1 5,000 s.f. when combined 5 ft. Modulation ft./2 stories for f�,it
odulation
s p for du
.�
with rear yard
Required roofs
>3,500 sP
3 - 5 ft. 32 ft./2 stories for
2 spaces/unit
20 ft./30 ft. 10% pitched roofs
& 1 additional o
50/o
R 2 7,000 s.f. when combined 5 ft.
Modulation 1-6 ft./2 stories for flat
space for du
with rear yard
Required roofs
>3,500 sf3
32 ft./2 stories for
2 spaces/unit
3 - 5 ft. pitched roofs
R-3 7,000 s.f 15 ft. 10 ft. o6 ft./2 stories for flak
plus 1 visitor 53%
10 /o
space/3 units
roofs
32 ft./2 stories for
2 spaces/unit
pitched roofs itc
XIDR 7,000 s.f. 15 ft.4 10 ft. 3-5 ft. p
(SHSP)3 10%4 26 ft./2 stories for Nt'
plus 1 visitor 53%
space/3 units
roofs
. -
Notes.
1. Lot coverage permitted varies according to specific conditions on the site.
2. The ESMC requires covered parking for each housing type as follows:
a. Single-family dwelling - fully enclosed two -car garage for each home;
b. Two-family dwelling - fully enclosed two -car garage per unit;
C. Multiple -family dwelling - enclosed in a carport (excluding guest parking
spaces which are allowed to be
uncovered). Multiple -family dwellings include apartments, condominiums and townhouses.
3. Designated as "floating zone."
4. The setback along Grand Avenue shall be 30 ft. minimum for properties east of Kansas Street, whether it is for a
front or side yard.
M...........
Source Cilly of El Sc° wsidar it �wia�.i sal Code „
.
City of El Segundo
Housing Element 39 January 2022
The City's residential development standards (building ', setbacks, height requircinents, pirking and lost
coverage standards) as shown in Table 4-2 above, do not act as a constraint on the development of
housing in the City. Furthermore, they allow the achievement of the maximum allowable density
permitted by the respective zoning designation, including up to 27 units per acre in the R-3 Zone.
The ESNIC allows the Planning Coininission to approve a 20 percent reduction in the number of
required parking spaces for any use in any zone in the City. The City used to allow tandem parking
spaces for properties in its R-3 Zones; hoNvever, the City eliminated the allowance for tandem spaces
in the R-3 Zone after observing over dine that these tandem spaces \vere mostly utilized by residents
for purposes other than parking vehicles. Residents rnade use of tandeni parkingq)aces for storage or
for habitable uses, which resulted in numerous illegal conversions and nuisance complaints.
While tandem parking may not be appropriate citywide, allowing tandem parking for affordable
housing projects could serve to enhance the financial feasibility of affordable housing in El Segundo.
The City will consider reducing certain development standards (such as parking requirements) for
income -restricted residential units. Examples of reduced parking requirements for residential uses may
include allowing tandem parking, allowing compact parking spaces, and reducing the number of
enclosed parking spaces.
Housing development potential in El Segundo based on existing zoning is limited. As part of this
Housing Element update, the City is proposing to create a Housing Overlay (0) and a Mixed Use
Overlay (MU-0) that allow up to 40 units per acre and 50 units per acre, respectively. These new
zoning designations offer new opportunity in the City and require new development standards for
implementation. This Housing Element includes a program action to ensure appropriate development
standards (parking, height, setbacks, lot coverage, etc.) are feasible to allow the achieveinent of
maximum density on site.
Provisions for a Variety of Housing Types
Housing element law requires Jurisdictions to identify available sites in appropriate zoning districts
with development standards that encourage the development of a variety of housing types for all
income levels, including multi -family rental housing, factory -bat housing, mobile homes, emergency
shelters, and transitional housing.
In addition to single-family dwellings, the City offers a variety of housing opportunities that are
available to residents of all economic segments, as well as some of the more vulnerable members of
the community, including lower income households, seniors, and the homeless. These housing
opportunities include! inulii-faniflyw dwelling ,s, rnobile homes, second units, and a number of special
needs housing options. The follmViTIg diSCLISSi011 outlines how the City provides f(,,)r these types of
housing:
City of El Segundo
Housing Element 40 January 2022
Table -3 El Segundo Housing Types Permitted by Zoning District
MEMO=
Single -Family Detached P P P P - "'
---..... __ ..........
Single -Family Attached P P P P P P P
2-4 ng its _ P P Pt Pt
5 + Dwelling Units P P Pt Pt
.� � .... . ....... _-
Manufactured Homes P P P P - __
Mobile -Homes CUP CUP
2 d Dwelling Unit P P _
Caretaker Unit - P P
_.. .........
Residential Care < 62 P P P P - -
........... ............
Senior Citizen Housing _ CUP CUP -
.._. ...... _ _....
Live/ Work _ p
1 =Permitted b Right in Zoning District; CUP=4 ondational Use �y g g Permit Required; o -- =Nt Permitted
Notes•°
1. Maximum number of units is dependent upon the density allowed in each zone, based upon General Plan density and size of
parcel.
2. The City permits licensed residential care facilities with fewer than six persons by right (California Welfare and Institutions
Code Sections 5115 and 5116) in all residential zones in the City.. Furthermore, residential care and group homes in
residential zones are not restricted by distance requirements.
Source: City of El Segundo Municipal Code.
Multi -Family Rental Housing: Multiple -family housing is the predominant dwelling type in the
City. The Department of Finance (DOF) estimated that in 52 percent of the total housing units were
multi -family in 2020. The total number of multi -family housing units has remained stable over the
previous decade as single and two family homes in the R-3 Zone, are replaced with new multiple -
family units in two-story apartment buildings. The City's zoning regulations provides for multiple -
family units in the R-3, C-2, and CRS zones as well as the MDR zone of the Smoky Hollow Specific
Plan (SHSP) area.
Mobile Homes/Manufactured Housing: The City provides for mobile or manufactured homes
within its residential zoning districts if they meet specific standards. Both mobile homes and
manufactured housing units must be certified according to the National Manufactured Housing
Construction and Safety Standards Act of 1974 and cannot have been altered in violation of applicable
law. The units must also be installed on a permanent foundation in compliance with all applicable
building regulations and the Health and Safety Code.
Second, Third and Fourth Units: The City's zoning regulations provide for ADUs or JADUs in any
zone where residential uses are permitted. ADUs and JADUs are restricted to the following densities:
* One ADU or JADU per lot within a proposed or existing single-family dwelling or existing
accessory structure;
One detached or attached to an accessory structure ADU that may be combined with one
JADU per lot with a proposed or existing single-family dwelling;
City of El Segundo
Housing Element 41 January 2022
0 Multiple ADUs within the portions of existing multi -family dwelling structures that are not
used as livable space, provided each unit complies with State building standards for dwellings-,
One ADU or 25 percent of the existing multi -family dwelling units, whichever is greater,
within an existing multi -family dwelling-,
0, Two detached ADUs per lot with an existing multi -family dwelling.
Residential Care Facilities: A community residential care facility is defined as a facility licensed for
24 hour care pursuant to the Community Care Facilities Act. In accordance with California law, the
ESMC permits licensed residential care facilities with fewer than six persons by right in all residential
zones, 1",urthermore, residential care facilitics and gmnip homes are not restricted by distance
requi . reftlCut'S in these zones, However, the ESMC does not explicitly address the provision of
residential care facilities for seven or more persons. This Housing Element includes a program to
address large residential care facilities.
Emergency Shelters: California law requires that local jurisdictions strengthen provisions for
addressing the housing needs of the homeless, including, the identification of a zone or zones �,�,herc
emergency shelters are allowed as a permitted use�\ritllout discretionary approval. Health egad Safety
Code � 50801(c) defines enlergency shelters, as housing \\i'th minirn,,d supportive services for homeless
persons that is limited to occupancy of six months or feNver by a homeless person.'I'licre are currently
no emergency shelters for the horrieless within the City.
T'he City amended the Municipal Code to permit emerg ,CnCy slielterS in the I-ight NiftTlUfacturing
zones througli Orclinance'1497.'Yhe M1 zone is compatible witli ernergency shcher uses, and rya
s located
ill close proximity to personal sen,ices (e.g., shopping centers, banks, etc.) and transit opportunities
(Green Line stalions, bus rOUmi, and transit stops). Tbe typical industrial, uses found in this zone r are
44 irins, enginecriugand arc it c . r design
clean" industrial uses such as research and devc1opinefit F 11 e tu al
firms, and office uses with nearby restaurants and other such arnenities located close byOverall, 90
parcels toraling 257acres are zoned'MI and adequare to accotni-nodate the City's unsheltercd honicless
population of 47 persons as of 2020 MIIL-in-Time Count by the Los Angeles lJolneless I Senlices
.'�uthorlty. Howe'%zer, amendinents to the ESMC are, needed to retnove the separation requirements
pertainin . g to uses other than another shelter. State law allows local jurisdictions to establish a 300-
foot distance requirement from another shelter only.
Furthermore, AB 139 requires the City to base the needs for emergency shelter on the:
• Most recent homeless paint -in -time count conducted before the start of the planning period;
• Number of beds available on a year-round and seasonal basis"
• Number of shelter beds that go unused on an average monthly basis within a one-year period-,
and
• percentage of those in emergency shelters that move to permanent housing solutions.
AB 139 also requires that parking for emergency shelters be based on staffing level only. The City
will amend the ESMC to comply with State law requirements on emergency shelters.
City of El Segundo
Housing Element 42 January 2022
Low Barrier Navigation Center (LBNC)- AB 101 requires jurisdictions to permit Low Barrier
Navigation Centers that meet specified requirements by -right in mixed use zones and other
nonresidential zones permitting multifamily residential development. The bill also imposes a timeline
for cities to act on an application for the development of a Low Barrier Navigation Center. The
1171
provisions of AB 101 are effective until 2026. The City will amend the ESMC to address the pro isi0 n
of LBNC.
Transitional Housing: "Transitional housing" means buildings configured as rental housing
developments, [All operated tinder prograin requireinetits that reqLil re ' the tertnination of assistance
and recirctilating, of the assisted Lit to anrn other eligible prograrecipient at a predeterrnined future
point in time that shall be no less than six 111ontlis from the beg jnning of the assistance (Gc>vernment
("ode § 65582 (h)).Therc are currently no trarisirional housing facilities within the City.
Government Code § 65583, transitional housing constitutes a residential use and therefore local
cannot treat it d1ffi,1re11tl)` from other types of residential uses (e.g., requiring a use permit
when other residential uses of similar function do not require a use permit). This Housing Element
includes a program to amend the ESMC to address the provision of transitional housing.
Supportive Housing. "Supportive lvnislng" incans housing with no litnit on length of stay, that is
occupiecl •by the larget Poplilarion, and that is linked. to an onsite or offsite service that assists the
,,upp(,)rtive hoi.,isang resident in retaining the housing, improving Ins or her health suits, and
maximizing -nuinitY ((3overninent Code
his or her ability to live and, when po,�sible, xork in the co,n
Section 65582
"Target population" means persons with low incomes who have one or more disabilities, 'including
mental illness, HIV or AIDS, substance abuse, or other chronic health condition, or individuals eligible
for setvices provided pursuant to the Lanterninn, Devc1opmental D isabili ties Services Act (Welfare
and Institntions Code § 4500, et seq.) and may include, aniong odicr populations, adtilts, emancipated
minors, families with children, elderly persons, young adults aging out of the foster care system,
individuals exiting from institutional settings, veterans, and homeless people (Government Code
Section 65582 (g)).
Furthermore, additional amendments to the City's Zoning Code are required to address AB 2162,
which streamlines affordable housing developments that include 100 percent affordable developments
that include a percentage of supportive housing units, either 25 percent or 12 units whichever is
1
greater, on sites that are zoned for residential use, Such supportive housing, if located within'/2 mile
from transit, is not subject to rninilimin parking requirements. This Housing Element includes a
program to address the provision of supportive housing.
Single Room Occupancy (SRO) Housing: The F,SMC does not corit,,lin specific provisions for
SRO ullits.The ("ity is currently in the p,- ocess of amelidin g the "SMC to conditionally permit SRO
�
units in the Multi -family Residential (R-3) Zone, "Elie City woidd also establish appropriate
development standards in the ESMC for SRO units.
Farmworker/ Employee Housing: Under California Health and Safety Code 5 17021.6, farmworker
housing up to '12 units or 36 beds must be considered an agricultural use and permitted in any zoning
district that permits, agricultural uses. The ESMC was amended in 2014 to remove agriculture as a
permitted use in the Open -Space (O-S) Zone.
City of El Segundo
Housing Element 43 January 2022
Additionally, California Health and Safety Code � 17021.5 covers the provision of employee housing.
Specifically, employee housing for six or fewer employees is to be treated as a single-family structure
and permitted in the same manner as other dwellings of the same type in the same zone. The City
amended the ESMC to comply with State law regarding employee housing during the 2013-2021
Housing Element cycle.
HOUS1 —( cIR pE11soLsLs \x(m1RjsABnxr1ES
.U3 N-2—t',
Land Use Controls: Welfare and Institutions Code § 5115 and 5116 declare that mentally and
physically disabled persons are entitled to live in tlOrlllal residential, SLUTOUndings.'I'lic vise of property
for the care of six or 1`ewcr persons with disabilities is a residential use for the purposes of zoning,, A.
State -authorized or certified family care home, foster honw, or gr(,)up home serving six or fewer
persons with disabilities or dependent and aicglectcd children on a 24-hour-a-day basis, is considered
a residential use that is permitted in all residential zones, The Clity has not, established any distance
requirement between any facilities. This Housing ["Jemetit ifICIMICS, 3 program to anicrid the 1,'�SNIC
to address the provision of residential care facilities for seven or more persons.
Definition of Family: The ESMC defines "family" as "an individual or two (2) or more persons
living together as a single household in a dwelling unit." This definition does not constrain the
development of housing for persons with special needs.
Building Codes: The City enforces Title 24 of the California Code of Regulations that regulates the
access and adaptability of buildings to accommodate persons with disabilities. Furthermore,
Government Code § 12955.1 requires that 10 percent of the total dwelling units in multi -family
buildings without elevators consisting of three or more rental units of four or more condominium
units are subject to the following building standards for persons with disabilities:
• The primary entry to the dwelling unit must be on an accessible route unless exempted by
site impracticality test-,
• At least one powder room or bathroom must be located on the primary entry level served
by an accessible route;
• All rooms or spaces located on the primary entry level must be served by an accessible
route. Rooms and spaces located on the primary entry level and subject to this chapter
may include, without limitation, kitchens, powder rooms, bathrooms, living rooms,
bedrooms, or hallways-,
a, Common use areas must be accessible; and
0 If common tenant parking is provided, accessible parking is required.
The City has not adopted unique restrictions that would constrain the development of housing for
persons with disa bili ties. CA)jnphance with provisions of the ("ode of RCgL1latiO11S, California Building
Code, and federal Arriericaris with Disabilities Act (ADA) is assessed arid etiforced by the Building
Division of the Community Development Department as a part of the building permit sijbrnittaL
Reasonable Accommodation- Both the Federal Fair Housing Act and the California Fair
Employment and Housing Act direct local governments to make reasonable accommodations (i.e.,
modifications or exceptions) in their zoning regulations when such accommodations may be necessary
to afford disabled persons an equal opportunity to use and enjoy a dwelling. For example, it may be
reasonable to accommodate requests from persons with disabilities to waive a setback requirement or
City of El Segundo
Housing Element 44 January 2022
other standard of the zoning regulations to ensure that homes are accessible for the mobility impaired.
Whether a particular modification is reasonable depends on the circumstances.
In 2011, the City adopted Reasonable Access Accommodation regulations to provide an
administrative review process for reasonable accommodation requests. In addition, the ESMC
contains an administrative adjustment process to request deviations from the standards and number
of parking spaces. One of the primary reasons for this request is to address reasonable accommodation
needs. Furthermore, the ESMC also provides for an administrative process to grant adjustments for
minor exceptions for nonconforming uses and structures. The City has utilized this section of the
ESMC to issue an approval for a house to exceed the allowable lot coverage with an addition that
involved a tower to house an elevator shaft in a single-family home for a disabled resident.
The reasonable accommodation procedures are located in the Zoning Code, which is Title 15 of the
El Segundo Municipal Code (ESMC). In summary, the reasonable accommodation process is
administrative in nature. It involves submittal of a written request, review by the Development
Services Director, and issuance of an approval letter. The ESMC was recently amended by Ordinance
1629, which has not yet been codified. Ordinance 1629 reorganized certain chapters in the Zoning
Code, including those addressing reasonable accommodation procedures. In the amended ESMC,
this topic is addressed in Chapter 15-22 (Administrative Determinations, Administrative Use Permits
and Adjustments), specifically section 15-22-4(A) (7), which permits Adjustments to any development
standard to make reasonable accommodations for disabled persons. The process /procedures for
reviewing and approving Adjustment requests for reasonable accommodations can be found in the
amended ESMC in Chapter 15-23 (Director Discretionary Decisions). However, Ordinance 1629
inadvertently removed reasonable accommodation from the fast -tracking processing. This is an
oversighi and this 1-fi.xi,sing I',:,Ienient includes a zoning text amendment to expressly indicate that
reasonable accoinniodation is I.irocessed %vith an Administrative Adjustment.
Development and Planning Fees
The City collects various fees from developers to cover the costs of processing permits and providing
necessary services and infrastructure. Certain of these fees are typically collected upon filing of an
application for development projects that require discretionary approval. City development and
impact fees are posted on the City's website on the Planning Division webpage at
Development in Single Family Residential (R-1), Two Family Residential (R-2) and Multi -Family
Residential (R-3) Zones does not require entitlements except for the subdivision of land, residential
condominiums, and site plan review for developments involving more than 10 residential units. Table
4.4 provides a listing of dC\TCJ0pmcnt entitlement fees the City charges for residential development.
f,',nutlenierits and fees for those entitlements, other than for subdivisions of land, condominiums, and
site plan review are limited primarily in the Medium Density Residential (NIDR) Zone. In addition,
there may be other fees assessed depending upon, the circumstances ofthe development. l'or exarnple,
the builder may need to pay an encroachment fee ft')r sidewalk,,, curbs, and gutters if their iris talla tion
is needed. The fees listed in Table 4-4 are those entitlement fees that are typically charged for
residential development.
All residential projects involving 10 or fewer units go through ministerial review and involve only
issuance of building (and related grading permits). While the fee for Conditional Use Permits is the
City of El Segundo
Housing Element 45 January 2022
largest planning fee, no residential development is required to go through either Administrative Use
Permits or Conditional Use Permits. Therefore these processes or fees are not constraints to
residential development.
Table ®; El Segundo Planning Fees
6. Development Impact Fees
Development impact fees are also collected for development projects. In accordance with California
law, these are collected at the time the City issues certificates of occupancy. For example, for any new
construction greater than 500 square feet there is a school fee collected. However, there are no
"Quimby" (parkland dedication), art or childcare fees required for any new development projects.
Impact fees charged by the City (fire, police, library and traffic) are required for new and expanded
development and the fees must be paid before the City issues a certificate of occupancy. These fees
are shown in Table 4-5. Solid waste collection is currently without cost to single-family residences;
there is a fee for all other uses. Residents are charged a utility users tax (electric, gas, phone and water).
pit $4,312
-I.,1 roklrcta-lava �za _..... $ 86 1 233 $431 $1,662' ........ $116 �.��.....
Mulct Fa�t,nilv $1,314 $1,640 $572 $2 209 $69 f unit $5,735
Caretaker "852 $1,064 $371 $1 133 $'3,720
i
* Excludes traffic mitigation fees.
Notes:
1. Residential Development fees are calculated on a per dwelling basis.
2. Fee schedule is effective January 1, 2015.
Source. of El Segundo 1:>laa'in'ung Division, 2021.
Generally, overall fees (including both planning fees and development impact fees) total approximately
$4,312 per single-family unit and $5,735 per multi -family unit. The combined costs of all fees for
City of El Segundo
Housing Element 46 January 2022
residential projects are low because the City requires only minimal processing of applications ' for new
)c aiid iiip ste- sidetices. In additioti, there are no special discreti(xiary cmitleiricilt
s
requiretnoits l,'()r these types of projects (such as the iieed to obtain a conditiotial use permit), Nem,.,
residential projects submitted to the City for mview and approval are iy�?ically "Code-conipliint"
projects thus eliminating the need and costs to obtain a variance f1-(,)111 site development sundards.
7. Building Codes and Enforcement
In addition to land use controls, local building codes affect the cost and quality of construction of new
IVAJI,illg Uffil:S, 17] Segundo implements the proNrislons of the 2019 California Building Code (after
J,inuary 1, 2023, it wrill enforce the 2022 Califtmila Buildilig Code as ametidcd by the F1'SJ%4(") which
establisilles iniiiii-nuin constructim standards and which cojjt:aijls accessibility standards for the,
disabled for multi -family housing. These minimum standards cannot be revised to be less stringent
without sacrificing basic safety considerations and amenities. No major reductions in construction
costs are anticipated through revisions to local building codes. The City has adopted several local
amendments to the California Building Code but all of the amendments are related to health and safety
improvements for the Qt)"s commercial Lises. No ainendi-neras for residemial u I Ses, N%,cr e adopted
Workillp", within the fralTlework of the existitig codes, 1io,�vever, the City will contitioi e to mplctrient
plarining,and development techniques that lower costs and f�icflitatc new construction wlicrc possible.
Enforcerrient of all City codes is handled by the appropriate departments and is typically coordinated
by the Development Services Department. The Planning Division enforces zoning regulations.
8. Local Processing and Permit Procedures
Generally, local processing times are quite comparable to those experienced in neighboring
communities. Currently it takes approximately four to six weeks to review and process non -
discretionary plans. Minor permits are issued in a much shorter time frame including "over-the-
counter" approval and permit issuance for small interior and exterior alterations and the installation
of household utilities such as water heaters. Additionally, the City allows separate grading and
foundation permits before it issues building permits. City Council approval is required for zone
changes, general plan amendments, specific plan amendments, zone text amendments and
development agreements. Presented below are descriptions of processing procedures for typical
single- and multi -family projects, including the type of permit, level of review, decision -making criteria
and design review requirements.
Ministerial level. All residential projects involving 10 or fewer units go through ministerial review
andinvolveorily issuance of bui1cfing (,arid related gradltig permits), except for those projects involving
discretionary applications/permits discussed below. Get-wrally, local proces,,Irig times for building and
grading permits are quire comparable to those experienced in ricighboring coiniiiuriitles, Currently it
takes approximately 30 days to review and prc)cess rion- discretifoiiary plans. Minor - permits are issued
in a much shorter time frame including "over -the- co u titer" approval and permit: isswince ft,rr small
I water heaters.
interior and exterior alterations and the installation of household utilities such as w te h ate s
Additionally, the City allows separate grading and foundation permits before it issues building permits.
Planning Commission review and approval is required for discretionary permits such as Site Plan
Review and Subdivisions.
The City requires a Site Plan Review permit/ application for Single or Multi -Family residential projects
involving more than 10 residential units (ESMC Chapter 15-25 — Site Plan Review). Subdivision
City of El Segundo
Housing Element 47 January 2022
perinits/applicalions are not reqLiired by the City, but they are discretionar),r pertuits requiring planning
Plnning Co"IllisSion
a
Corn I'll is$ loll ppl�luroval.
('),,,,Iyoiiel-)Lil)lichc,,triiigisreqti ired befoi-e the
for the review and aroval of these types of discretionary permits. Once the City receives a complete
application, the review and approval process takes approximately 6-8 weeks.
City C'ouncil al-,)proval is reqkiired for zone cliasiges, general plan amendments, specific plan
amendm(nits, zone text amendinents and developIlICIAt affCCITICntS for projects regardless of size or
C�
number of units. The number of hearings /meetings for these types of discretionary pen -nits is three:
one public licaring by the Planning ("omillission, one public hearing by the City C"ouncil, and one
descriptions, of processing
public inecting by the Cit�)T COuncil (consent agenda)- Ptesented below are
procedures for typical single- and int.ilti-f-amily Projects, ilICILIding the type of perinit, level c'),freview,
decision -making criteria and Licsigii review req(tirements. Once the City receives a complete
application, the review and approval process takes approximately 8-12 weeks.
The Planning Commission and City Council public hearing process, which was recently reorganized,
is described in ESMC Chapter 15-28 (See Ordinance 1629 pages 48-53).
Subdivision and Site Plan Review. The findings for Subdivision applications are found in ESMC
Section 14-1-6. These findings are consistent with the State Subdivision Map Act (Government Code
Section 66474). Given that the City is built -out and the lot sizes are relatively small, subdivision
reqUests, particularly rbose involving condoniinitan units are approved routinely as long as the physical,
de ve1c)pinent conforms to all applicable development standards of the zone in which it is proposed.
Recluircinenls for off -site irnprovements and/or dedications are minimal, due to the fact that
sidewalks, roadway, and utility infrastrucntre is largely in place and consistent with the City's General
Plan requirements.
The findings for Site Plan Review applications are found in ESMC Section 15-25-4 (See ordinance
1 1
1629 page 45 of 57). These findings generally ensure that a proposed project is consistent with the
General Plan, the applicable ESMC development standards, and the general welfare of the City. They
i
are not intended to inhibit development, but rather ensure that new development has beneficial impact
on the community. Given that the City is built -out and the lot sizes are relatively small, site plan
review requests would be approved routinely as long as the physical development conforms to all
applicable clevelt:)pineni, standards of' the zone in which it is proposed. Requirements for off -site
iinprovernenis and/or dedications are ininlinal, due to the fact that sidewalks, roadway, and utility
infrastructure pis largely in place and consistent witfi the City's General Plan requirements.
To facilitate residential development, the City may consider a ministerial subdivision process for
projects involving 10 or fewer units.
_F 11 Y_DEEULN_(;5_(_1Rn_IJ NkM A
tely two to three weeks to approve from the
A single -ftii�iflyciwetl'tigdcxelopi:netiti-e(ltlirc�sripproxitilI
titne an ,Ppjjcatit prescnis building plans to Developnient Services Department Lintil a l3widing permit
is granted fc)r the unit 1 typical singIc4amily dwelling only rcqtiircs a buildin,, permit that confoin s
to all applicable development staridards, of the zone in which it is proposed. '"I"licrc Is 110 other
discretionary review required to issue, the building permit unless a subdivision of land is involved. A,
subdivision of land is subject to the requirements of the Subdivision Map i\ct and the
regulations regarding subdivisions. There are no design review requirements for single-family
dwellings in El Segundo.
City of El Segundo
Housing Element 48 January 2022
M I I _url -LAIILY D_NX1c_LL1NGS LC01V_DOk1LN1 _UM..QTI Tl� !WN LI-1 (IN-1 r..�2 A - 3)
A multiple -family dNvelling developtnent (apartryients, or condominia.,ims) reqinres a,l)proxin-lately fow-
to six weeks to approve from rile time an applicant presents building plans to Development Services
Departnicrit until a Building Permit is grarited for the urilt. ,\ conm donlinin project in Ira Segtindo
") pertnit if it conforms to all applicable devctoprnem standards of the zone in
only requires a building , , bdivision inap.This process
which it is proposed. M condominim-n o-vv projects, hever, do requirea su
normally requires 6 to 8 weeks from the time the applicant st,tbrnits a complete tentative map
application until itis as proved by the planning Commission. "I'liere are no other discretionary review
rcqUirements. "I'llere are no design review reqiiircrnents for rrmlti-faiyily developrilcill, projects in El
Segundo.
A multi -family residential project involving up to 10 units in El Segundo only requires a building
perinitif it collforals to n1l applicable development standards of the zone in which it is proposed
(ministerial approval), This i.arily requires gpproxinlately 30 working days to approve from the time
all applicant presents building plans to Development Services Department until a Building Permit is
granted for the tunas. M1 c0ndonliniurn projects (regardless of size or number of units), how . ever, do
n J
require a subdivision map. In addition, as mentioned above, all residentialI deveh,)prne t pr(,ects,
,)'
involving more than 10 units require a Site Plan Review I-,,en,nit/application. J lie subdivision and Site
Plan Review process normally requires 6 to 8 week.,; fr(,),Tl the nn-le rile °,tppltcant stibrilits a complete
application U11til it is approved by the Planning Con-imission. There are no design review requirements
for multi- family development projects in El Scgtindo.
CARE-',LNKE11 A_NDAjg3yE-GKQL1ND FLOORIJNrrl
Caretaker units are permitted in conjunction with proposed development in the City's Smoky Hollow
Specific W
Plan esW t (Sl]-) Ea
st ast (SH-1i
) zones. Above -ground floor units are permitted n the
Cirv's CKS, DSp, G-2, zones, Similar to multiple -family dwelling development, these units require
apprOxinlately foLir to six weeks to approve fronl the time an applicant presents building plans to
Devc1opment Services Departmentwitil a building permit is granted for the unit. If the unit is to be
o%Ni,ier-occul,,>ied, a sii[AMsion map is required to be processed which usually requires 6 to 8 weeks
from the time the applicant submits a complete tentative map application until it is approved by the
Planning Commission. There are no design review reqLiirenlents for caretaker units or above-grovind
floor units in El Segundo, except in the Downtown Specific Plan (DSP). In addition, in 2010, the City
enacted new parking regulations for caretaker units, reducing the required number of parking spaces
from two spaces to one space. Residential units in the DSP Zone require 0.5 spaces per unit. The
park-ing requirement was updated in 2017 through Ordinance 1 i49, Ordinance 15,19 also removed the
reqwrement that the occupant of the residential imit had to be the owner of the property or the owner
of the business on the ground level.
9. On/Off-Site improvement Requirements
The City is a completely built -out community with subdivision level on and off -site improvement
requirements (such as StreO dedication reqL6retncrits) already established on almost i all major arterial,
secondary, and local streets in the coninium�y. Where both sides of the street are served equally in
residential areas, the conim(,-)n right -of-way width is 60 feet with a 36-foot pavement width. In multi-
family areas where street parking is permitted, a minimum of 40 feet of right-of-way is required.
City of El Segundo
Housing Element 49 January 2022
I
Approximately 50 acres withill the City lies within the coastal zone. The area is a narrow strip,
approxi I
tnately O�8 ()f Infle. wide nd 20,0 vards In lengthAll of this are�i is zoned and has , I nd w
lie coastal zone is completely
designation of Heav�. Industrial (NI 2) and Open Space (0-S). T
(je-veloped xvith ,i major electrical power generaling station owned by El Segundo Power/D7neqnp, i
Marine Petroleum Transfer Terminal, owned by Chevron, and a Chevron auton'lobile sell'Ice "IMLIOn.
Currently there is no residential developmetit within the coastal zone,'Ilie General I)Ian, Zoning Cc)de)
and I.ocql Coastal Plan do not allow residential developmem, within the coastal zone. No changes are
anticipated in the future which would allow the development of new residential uses ill illis are�l.
City of El Segundo
Housing Element 50 January 2022
5. HOUSING OPPORTUNITIES
This section of the Housing Element evaluates the potential for additional residential development
that could occur in El Segundo and discusses opportunities for energy conservation in residential
development.
A. AVAILABILITY OF SITES FOR HOUSING
1. Regional Housing Needs Allocation (RHNA)
State law requires that a community provide an adequate number of sites to allow for and facilitate
production of the City's regional share of housing.1'o determine whether the City has sufficient land
to accorninodate its share o,f regional housing needs for all income groups, the City must identify
"adequate sires." Governtneni, (,odc � 65583 provides that adequate sites are those with appropriate
zoning and development Standards, with se vices and facilities, needed to facilitate and encourage the
developtnent of a variety of hotising for all income levels. Compliance with this requirement is
measured 13V the jurisdiction's ability to provide adequate land to accommodate the RHNA. SCAG is
responsible forallocating the R.1 INA to individual jurisdictions within the region.
AB 12-33 -ANALYSIS
Dkjring the 5"' Cycle Housing, 1.--,Iement period, the (lity's Rl INA was 69 units including 18 very low
ncome onits, a er �
income units, 11 low income units, 12 moderateisand 28 above rn(,)d at( income units.
To accornin(Aate the lower income RUINA, the City rclied upon the 504 E. ImpenialAventie Specific
Plan which initially included the development of 46 affordable incorne units. The 2013-2021 Housing
Element committed to identifying replacement site should the number of affordable units provided
in this Specific plan fall short of the need toaccornmodate the M INA. Uldinately, no lower income
t,at its *ere iraclt�acic.d as part of the 540E, Iniperia-1 :%venue Specific Man, lnexchange, the ( iry received
an in-lieLi payrnent of S5.3 million. 1,11C City is retainiTig "Many Mansi(,,)IIS to develop and irnl-Aenictit
tile Chou City's affordable silig qrarcgy with this fund and other available resources.. Pursuai-a to) AB
1233, the City must carry fc)rward thc 29-unit lower income shortfall to the 6" cycle RHNA.
kijLCYcjLK-R1--1NA
For the 2021-2029 Hot.i ing I'letnent tipdate, the City is allocated a R.14NA, of 492, including 189 very
low income and 88 low incorne units. "I"he 201-4--2021 shortfall requires the City to accornniodate an
additional 18 very low income and 11 low income units, for a total of 521 units. The City's RHNA is
shown by income level in Table 5-1.
While the Housing Element covers the planning period of October 15, 2021 through October 15,
2029, the RHNA planning period is slightly different --jttrie 30, 2021 through October 15, 2029 (i.e.,
2021-2029 RHNA).
City of El Segundo
Housing Element 51 January 2022
Table 5-1® Regional Housing Needs Assessment (RHNA) 2 21-2029
1'AtIMN-11),/Very Low Income* 18 189 207 39.7%
Low Income* 11 88 99 19.0%
..... ..
Moderate Income 0 84 84 16.1 %
Above Moderate Income 0 131 131 25.1
....�..
Total 29 492 521 100.0%
Note: The City has a RHNA allocation of 207 veryunits
low income uts inclusive of extremely low income units
Pursuant to State law AB 2634, the City .
( ) ry must project the number of extremely low income housing needs based on
Census income distribution or assume 50% of the very low income units as extremely low. Assuming an even split,
the City's RHNA allocation of 207 very low income units may be divided into 104 very low and 103 extremely low
income units. However, for purposes of identifying adequate sites for the RHNA allocation, State law does not
mandate the separate accounting for the extremely low income category.
* Includes the 511, Cycle Housing Element shortfall of 18 extremely/very low and 11 low income units.
Source: Southern California Association of Governments (.'iCA( 6th CVde Final RHNA Allocation 114in„ 2021.
2. Accessory Dwelling Units (ADUs)
New State laws passed since 2017 haA,'e substamially relayed the, deve.'lopnaeoat standards and
procedures for the cons, tructio n of .\c,cessory Dwelltr-ng L',ni s (i\DUs). In response to z\13 881, the
City amended the ADU ordinance in 2019 to cotnp]y with riewv State law, indud ng allo-wing for Junior
ADUs. The City reviewed its Housing Element: progress reports and dete.rnained that those reports
contained only partial ��records. The City rcvIewed its permit records and ce�wr�fi.rrtwe�cl the following ADU
permitting trend:
0 2018 —15
ADUs
0 2019-13ADUs
w 2020
— 21 ADUs
The City's ADU permit records averaged to 16 units annually. However, conservatively the City
projects an average of 10 ., DUs annually. This Housing Element in a program to proactively
fiacilitate. ADU development. Based on annual averages and increased City efforts, the City
conservatively anticipates 80 ADUs during the eight -year planning period from 2021 and 2029.
Affordability of the potential ADUs, shown in Table 5-2 is based on SCAG's Regional Accessory
Dwelling Unit Affordability Analysis as approved by HCD.
Table 5-2o Potential Accessory Dwelling Units (ADUs)
City of El Segundo
Housing Element 52 January 2022
3. Entitled Projects
The 203 Richmond Street project was approved by the Planning Commission on July 8, 2021. The
project consists of errae 0.24-acre parcel (4136-024-017) located at the, now closed, City jail and
accompanying surface: par`l:ing. The project includes the development of three above moderate income
units. The 203 Richmond Street project is located in the Downtown Specific Plan (DSP) with an
allowed density of 12.5 units per acre. The site is bordered by DSP-zoned parcels to the iiorth, cast„
and south, and R-3 zoned parcels to the west. This project is expected to be completed within the 6"'
cycle Housing Element planning period. The 203 Richmond Street project is detailed in Table 5-3.
This project is comprised of one market rate (above moderate) unit to be constructed at 209 Richmond
Street. The Plarining (Motu mission approved the project on July 8, 2021. The project consists of two
parcels (4136-024-008, 4136-024-009) totaling 0.16 acres. The project is located in the DSP zone and
is currently used for retail. This project is detailed in Table 5-3.
`fable -3a Entitled Projects
4. Residential Sites Inventory
An iniportant component of the F-1 Segundo 1 l(Alsrrag FIerruent is the icleratificatirrn Of srt:cs for future
housing developrancnt„ and tin evaluation of the adequacy of thrw',sc sites rn frrlfillirng the (.it}r's share of
regic:rrn.al housing needs, To accomplish this., all city^ parcels �A er•e sun e),ed to determine their:
development capacity. Due to the lack of vacant and underutilized sites in El Segundo, the City has
selecwd caatdidatc sites for rezoning. l "'lach site was atialyzed in light of the development standards for
its proposed ✓oriing designation,, All parcels in El Segundowere evaluated through a process of
eslinainarion basedon regtaire.d criteria set 11)y 'flhe State (HCD).
M I:."d"1°3C)p 011:)QY I� t QErgq"rI h4LN SFI1 II
The following methodology was used to select candidate rezone sites in the City:
• The analysis was conducted by a combination of the City's GIS system, Google Earth, a
windshield field survey
• Sites with newer buildings or existing multi -family housing not likely to be redeveloped
within the next 8 years were screened out.
• Sites without a realistic development capacity and site suitability were screened out.
City of El Segundo
Housing Element 53 January 2022
0 The City uses the following criteria to determine realistic capacity and site suitability
according to:
0 City's zoning code and policy
a Lot size
M Environmental constraints and adequate infrastructure
a Development trends
0 Sites were analyzed based on proximity to existing high opportunity areas (schools, parks,
retail, services, transit, etc.), rnixed-used potential, sites with obsolete uses (sites for lease)
d)at bave the potential for redellck)pnient, and substandard or irregular lots that could be
consolidated.
The sites were selected based on the following criteria:
1. Within'/4 mile from school
2. Within 'A mile from parks
3. Within 1/4 mile from religious institution
4. Within V4 mile from healthcare facility
5. Within 1/4 mile from grocery store
6. Within V4 mile from fire station
7. V4 mile from police department
f,-ANDIDATE _Rj,70NE SIM
The City has selected 20 candidate rezone sites. Vic sites' will be rezoned gas housing overlay (0) and
mixed -use overlay (MU-0) sites. Currently, the sites are zoned for conit-nercial, Parking, resideniial,
and office uses. A complete list of the current and proposed general plan and zoning do si� a
,platiorls , re
included in . In Table 5-5, parcels are grouped based oil the potential for consolidation and tile
potential income distribution of FJ-4NA sites.
Sites 15-20 are part of the Pacific Coast ('Omjjj¢, ns Specific Plara (KCS,P), scheduled for public
hearings in February-Marcli 2021, The (...it) expects the 11CC$.P to be adopted during the 6"" Cycle
HOUsing, E`lctiient planning period. The PCCSP includes approximately 6A gross acres arld Aows for
up to 263 new housing units 'and 11,252square feel- of new co ' n-inlercial/ retail uses. 111C.SpCCific PLU-1
proposed five new land use districts, illClUding two call %cd.-use districts allowing residential
dek,clopmcnt, PCC Mixed -Use 1 (I -)CC M[)!-,1) and PCC fixed fuse 2 (PCC NV_`�-2 Tlic PCCSP
proposes to include about 32 lower income units as part of the project.
The housing overlay (0) allows residential units to be built at a rninin'run-i density of 30 units per acre
and a inaxiinum density of 40 units per acre, wilije, die -NIU-0 allows a nlinunurn density of 40 units
per acre and a maximum density of 50 units per acre. Potential units, were calculated based on the
minimum density allowed. The candidate rezone sites can accommodate a total of 590 units on 13
acres of land. Table 5-5 shows potential units by income category. Of the 590 units, 182 would be
very low income, 82 low income, 93 moderate income, and 233 above moderate income.
City of El Segundo
Housing Element 54 january2022
R _M IS I MG _Sf I E�131 _()NI _LF14OUSINGE1J-, ENT hL_
There are no vacant sites in the sites inventory. While some notivacant sites included in the Est of
candidate sites for rezoning have been previously identified in the 5' cycle Housing Element, these
sites are being proposed for rezone and therefore are considered "new" sites. These rezone sites are
subject to by -right approval if the project includes 20 percent lower income units.
ELACLAIL20f —OF EX_fSTIN(_,_R I NCQM _Udlr,�LTS ON SL_
All sites identified for rezoning are currently developed with nonresidential uses. No existing units are
present on the candidate sites.
City of El Segundo
Housing Element 55 January 2022
Manufacturing use in R-3 zone;
potential for residential
s development.; Surrounded by
residential on north, east and west.
Lot size can accommodate
laffordable housing with minimum
I density of 30 du/ac.
Former manufacturing use, but
building currently vacant. Site
Multi -Family currently listed for sale and has been 1 4135-017-900 0.64 210 Penn St Residential 3 R-3 Overlay O 30 40 2,500/ NA Y 19
on market for over 1 year. Within
R-3 zone; potential for residential
development; Surrounded by
residential on north, east and west.
Lot size can accommodate
affordable housing with minimum
density of 30 du/ac. Site meets 3 of _
7 public service/amenities criteria:
1 /4 mile from school, park,
healthcare and religious facility.
i
Open parking; underutilized site
that has potential for a 0.90 acre
parcel after consolidation with 3
i
� -other parcels (4135-022-026;-027;-
2 4135-022-025 0.31 ' 817
7E Franklin Parking P Overlay O 30 40 NA 028)• 9
Ave
Open parking; underutilized site
that has potential for a 0.90 acre
parcel after consolidation with 3
er arcels 4135-022-026;-027;-
City of El Segundo
Housing Element 56 January 2022
Table 5®: Candidate Sites for Rezoning
e
028). All 4 lots to be consolidated
under one ownership. Consolidated
lot could accommodate very low
and low income units with min.
density of 40 du/ac. Housing to the
?west and north, park to the east.
(Year Built: 1961); Site meets 3 of 7
public services/amenities criteria:
1 /4 mile from school, park,
healthcare and religious facility.
Housing to the west and north, park
j to the east.
The existing use is 60 years old
(Year Built: 1961).
E s
Open parking; underutilized site
that has potential for a 0.90 acre
parcel after consolidation with 3
other parcels (4135-022-025;-027;-
028).
Open parking; underutilized site '
that has potential for a 0.90 acre
Maryland St/ parcel after consolidation with 3
3 4135-022-026 ` 0.16 Franklin Ave Parking P Overlay O 30 40 NA other parcels (4135-022-025;-027;- 4
028). All 4 lots to be consolidated
under one ownership. Consolidated
lot could accommodate very low
and low income units with min.
density of 40 du/ac. Housing to the
west and north, park to the east.
[� (Year Built: 1972); Site meets 3 of 7 '
alltc services/amenities criteria:
City of El Segundo
Housing Element 57 January 2022
=
1 /4 mile from school, park,
healthcare and religious facility.
Housing to the west and north, park ;
to the east.
The existing use is 49 years old
(Year Built: 1972).
Open parking; underutilized site
that has potential for a 0.90 acre
parcel after consolidation with 3
other parcels (4135-022-025;-026;-
028).
Consolidated lot could
accommodate very low and low
income units with min. density of
40 du/ac.
4 4135-022-027 . 0.16
Maryland St/
Franklin Ave
Parking
P Overlay
= O
30 40
NA
Housing to the west and north, park
4
�
to the east.
The existing use. is 62 years old
(Year Built: 1959).
Site meets 3 of 7 public
services/amenities criteria: 1 /4 mile
from school, park, healthcare and
religious facility.
Open parking; underutilized site
that has potential for a 0.90 acre
5 4135-022-028 ` 0.16
Maryland St/
Parking
P Overlay
O
30 40
NA
parcel after consolidation with 3
other parcels (4135-022-025;-026;-
4
Franklin Ave
027). Consolidated lot could
accommodate very low and low
City of El Segundo 2022
Housing Element 58 January
4135-022-035 2.84
205 Lomita
Multi -Family
Residential
R-3
Mixed U
Overla)
6
7
4135-023-023 0.48
717 E Grand
Ave
Multi -Family
Residential
R-3
Mixed U
Overla,
.el MU-0 1 40 1 50
5e I MU-0 1 40 1 50
income units with min. density of
40 du/ac.
Housing to the west and north, park
to the east.
The existing bldg. is 62 years old
(Year Built: 1959).
Site meets 3 of 7 public
services /amenities criteria: 1/4 mile
from school, park, healthcare and
religious facility.
Larger site that could accommodate
very low and low income units with
min. density of 40 du/ac. St.
Anthony's Church parking, school,
and daycare facility; Church could
divest a portion of their property, or
10,824/ propose affordable housing on -site.
185,565 ,The existing bldg. is 100 years old
(Year Built: 1921).
Site meets 3 of 7 public
services/ amenities criteria: 1/4 mile
from school, park, and religious
facility.
Hilltop Christian Pre-school;
located across the street from park;
5,735/ potential for residential
31,501.6 development.
The existing bldg. is 64 years old
(Year Built 1957).
113
City of El Segundo
Housing Element 59 January 2022
19
..: .. - , I
Site was in 5th cycle RHNA.
l
Site meets 3 of 7 public services/
:amenities
criteria: 1 /4 mile from
school, park, and religious facility -
Lot size could accommodate very
low and low income units with min.
3
density of 40 du/ac; St. Michael's
Church site with school and
schoolyard-church could divest a
portion of their property and still
have a functioning church with
Parking available on the south and i
west; located across the alleyway
Richmond
Downtown
DSP
Mixed Use
_
MU-0
40
50
4,318/
from multi -family complexes.
22
8
' 4136-017-046 0.56
_361
St
Specific Plan
Overlay
36,770.E
The existing bldg. is 59 years old
(Year Built: 1962).
This was in 5th cycle RHNA.
f
l
�
Site meets all 7 of 7 public
�7
services/amenities criteria: 1/4 mile
from school, park, religious facility,
healthcare, grocery, fire and police
station. Requires historic
assessment.
Site has potential for lot
consolidation with lot (4139-017-
9
4139-017-004 : 0.27
1755 E
Corporate
§ CO
Mixed Use
MU-0
40
50
g 025/
17,660
040) resulting in 2.09 acre site that
could accommodate very low and
10
Sycamore Ave
Office
Overlay
;low income units with min. density
of 40 du/ac.
City of El Segundo
Housing Element 60 ,January 2022
� l i
Recent development trends indicate
strong market for mixed use
redevelopment for site location with
similar uses. Lot consolidation likely ;
as both lots owned by same owner.
Office building (including Bank of
America) with onsite open parking, ,
I located near multifamily residential; ;
surrounded by corporate offices;
across the street from hotel; walking
distance from a park; potential for
residential redevelopment.
The existing bldg. is 64 years old
(Year Built: 1957).
Site meets 3 of 7 public
3
services/amenities criteria: 1/4 mile
from park, religious, and healthcare
facilities.
Site has potential for lot
consolidation with 4139-017-004 lot
-acre site that would
resulting in 2.09
i accommodate very low and low
income units with min. density of
40 du/ac. Recent development
835 N Pacific Cor orate Mixed Use 10,283/ trends indicate strop market for
10 4139-017-040 1.83 p CO MU-0 40 50 g 72
Coast Highway Office Overlay 119,300.9 _ mixed use redevelopment for site
location with similar uses. Lot
consolidation likely as both lots
owned by same owner. Fast food
'restaurant with onsite parking;
located next to residential.
s i
City of El Segundo
Housing Element 61 .January 2022
TableCandidatea
s oil=
e
EM M.
The existing building is 41 years old
(Year Built: 1980).
i
Site meets 3 of 7 public
services/amenities criteria: 1/4 mile
from park, religious, and healthcare
facilities.
Site has potential to accommodate
i
affordable housing (very low
income units with min. density of
40 du/ac.) and mixed use
development. Recent development
'
trends indicate strong market for
mixed use redevelopment for site
location with similar uses. Currently
underutilized Hotel use
11
4139-017-043 _ 0.87
1804 E
Sycamore Ave
y
General
Commercial
; C-3
Mixed Use
Overla y
MU-0
40
50
8,552/
56,570.2
Travelod e near multi-famil
( g) y
housing and corporate office
34
buildings; fronts a main street.
The existing bldg. is 65 years old
(Year Built: 1956).
Site meets 3 of 7 public
service/amenities criteria: 1 /4 mile
from park, religious, and healthcare
facilities.
Lot has potential for consolidation
with 2 other lots (4139-018-002;-
12
4139-018-001 0.68
703 N Pacific
General
C-3
Mixed Use
MU-0
40
50
7,270/
' 003) to create a 1.3-acre site that
could accommodate affordable
28
Coast Highway
Commercial
Overlay
44,692.1
housing with min. density of 40
du/ac.; and mixed uses. Recent
development trends indicate strong
City of El Segundo
Housing Element 62 January 2022
Table 5-4: Candidate Sites for Rezoning
®
®
B
market for mixed use
redevelopment for site location with
similar uses.
Existing bldg. is 64 years old (Year
Built: 1957), is vacant on Street
View and is addressed as 807 N
Sepulveda Blvd. Parking lot is
shared with 739 Sepulveda to the
north.
Site meets 5 of 7 public
service/amenities criteria: '14 mile
from school, park, religious facility,
grocery, fire and police station.
i
Open parking lot; Lot has potential
_
for consolidation with 2 other lots
4139-018-001;-003) to create a 1.3-
acre site that could accommodate
affordable housing with min.
density of 40 du/ac.; and mixed
uses. Recent development trends
3
indicate strong market for mixed
13
4139-018-002 0.33
739 N Pacific
General
C-3
Mixed Use
MU-0
40
50
NA/
use redevelopment for site location
P
i 13
Coast Highway
g y
Commercial
Overlay
y
21,366.9
with similar uses. Located in same
center as grocery store (757 N
Sepulveda). Recent development
'trends indicate strong market for
mixed use redevelopment for site
location with similar uses.
Site meets 5 of 7 public
service/amenities criteria: 1 /4 mile
City of El Segundo
Housing Element 63 .January 2022
NMI
from school, park, religious facility,
[
j
grocery, fire and police station.
Lot has potential for consolidation
with 2 other lots (4139-018-001;-
002) to create a 1.3-acre site that
could accommodate affordable
housing with min. density of 40
du/ac.; and mixed uses. Restaurant
located in area with offices and
14
4139-018-003 ; 0.33
755 N PCH
General
Commercial C 3
iVlixed Use
Overlay
MU-O
40
50
2,476/
21 438.3
some multifamily housing.
8
Existing bldg. is 58 years old (Year
i
Built:1963).
Site meets 5 of 7 public
service/amenities criteria: 1 /4 mile
from school, park, religious facility,
grocery, fire and police station.
This is a pending project site. Lot
has potential for consolidation with
3 other lots (4139-025-073;-074;-
'
076) to create 1.50 acre lot that
could accommodate proposed 120
15
4139-025-075 0.22
PCH/ Holly
Ave
General
Commercial C 3
ylixed Use
Overlay
MU-0
40
50
NA/ 5,756
units.
8
Site meets 4 of 7 public
service/amenities criteria: 1 /4 mile
from park, healthcare, grocery, and
fire station.
'
This is a pending project site. Lot
Indiana St / E
General C 3
;Mixed Use
MU-OF40
50
NA
has potential for consolidation with
23
16
4139-025-073 0.59
: Holly Ave
Commercial
Overlay
' 3 other lots (4139 025-074;-075;
'
076) to create 1.50 acre lot that
City of El Segundo
Housing Element 64 January 2022
o
could accommodate proposed 120 '
units; and lot split to create separate
lot for existing Aloft Hotel.
Site meets 4 of 7 public
service/amenities criteria: 1 /4 mile
from park, healthcare, grocery, and
fire station.
This is a pending project site. Lot
has potential for consolidation with
3 other lots (4139-025-073;-075;-
076) to create 1.50 acre lot that
could accommodate proposed 120
17 4139-025-074 0.42
Indiana St /E
Holly Ave
General
Commercial
C 3
Mixed Use
Overlay _
MU-0 i
40
50
NA
units.
34
.Site meets 4 of 7 public
service/amenities criteria: 1 /4 mile
from park, healthcare, grocery, and
i
'
fire station.
This is a pending project site. Lot
has potential for consolidation with
3 other lots (4139-025-073;-074;-
075) to create 1.50 acre lot that
could accommodate proposed 120
units.
18 , 4139-025-076 0.29
E HollyAveGeneral
- A / N PCH
Commercial
C-3
Mixed Use
Overlay
- MU-0
40
50
NA
Existing bldg is 42 years old (Year
23
�
Built 1949).
Site meets 4 of 7 public
service/amenities criteria: 1 /4 mile
from park, healthcare, grocery, and
fire station.
City of El Segundo
Housing Element 65 January 2022
0
=-Pwz
°10
This is a pending project site. Lot
has potential for consolidation with
1 other lot (4139-024-058) to create
1.8 acre site that could
'
4139-024-057 0.67
E Mariposa/ N
§
Parking P
Mixed Use
MU-O
40
50
NA
accommodate affordable housing
with min. density of 40 du/ac. Site
54
19
P H
C
Overlay
meets 5 of 7 public
service/amenities criteria: 1 /4 mile
from park, religious facility,
healthcare, grocery, and fire station.
;This is a pending project site. Lot
has potential for consolidation with
1 other lot (4139-024-057) to create
1.8-acre site that could
accommodate affordable housing
20
4139-024-058 1.11
E Mariposa/ N
;
Parking P
Mixed Use
MU-0
40
50
NA/ 2,223
with min. density of 40 du/ac.
89
PCH
Overlay
Site meets 5 of 7 public
service/amenities criteria: 1 /4 mile
'
from park, religious facility,
healthcare, grocery, and fire station.
Total
13.0
590
City of El Segundo
Housing Element 66 January 2022
?,le 5-5: Lot Consolidation and Income Level Distribution
® mm
•
0.6
210 Penn St ' 9 10
•
0
19
1 1
4135-017-900
4135-022-025
0.3
817 E Franklin Ave 3 6
0
9
E
4135-022-026 =
0.2
Maryland St/ Franklin Ave 4 0
0
4
2
4135-022-027
St/ Franklin Ave 4 0 ?
0
4
4135 022-028
�O2Maryland
Maryland St/ Franklin Ave 4 0
0
4
3
4135-022-035
2.8
205 Lomita 75 38
0
113
4
4135 023-023
0.5
717 E Grand Ave 16 3
0
19
5
4136-017-046
0.6
361 Richmond St 10 0
12
22
E
4139-017-004
0.3
1755 E Smarnore Ave 10 0
0
10
6
4139-017-040
1.8
835 N Pacific Coast Hi hwa 57 0
15
; 72
7
4139-017-043
0.9
1804 E Sycamore Ave 14 20
0
34
4139-018-001
0.7
703 N Pacific Coast Hi hwa 11 10
7
28
8
' 4139-018-002
0.3
739 N Pacific Coast Hi hwa 13 0
0
13
4139-018-003
0.3
755 N PCH 7 6
0
13
4139-025-075
0.2
PCH/ HollyAve 3 0
5
8
4139-025-073
0.6
Indiana St / E Holly Ave 4 0
19
23
4139-025-074
0.4
Indiana St /E Holly Ave 4 0
30
34
4139-025-076
0.3
E Holly Ave / N PCH 4 0
19
23
4139 024-057
0.7
E Mariposa/ N PCH 6 0
48
54
4139-024-058
1.1
E Mariposa/ N PCH 11 0
78
89
Total
9 14.0
264 93
233
590
City of El Segundo
Housing Element 67 January 2022
Figure 5-1: Candidate Rezone Sites Inventory Map
;l
%„,s1th
SF.
nw
r:
I
• Mwiw I iMlW ak�xrrar r..■axwr,r�,�iM'PN F!h wr
u aXkaM pwM rA�r'Ar ww ry,PM■B!u■NA"""„9
., - '�■a w a tprn �°"i�r tF i e
i.w�'NMty11NM'fM4IWMy1'waw
y`'`N1vf�
■
n flr�, P C't rdgp rr lw� rF
Ruyp ,Irn � „a
W
�°.
W Pine Ave r Pic, A-,
I §e'gundo rF
_W_12dthSt
�• �" " _ E_G■a CVSI:dA'wiv' a _ -1 a P7, r „! i*tr.
■
a
yg„1W..P"4.uvO GP
w p i
v wW
E r. SSeg& vdv Blvd ,.
E..@?I Sedq uvsoiilu uS PkI lµ wr. » di
n
V
f
1� t
89 W r38th_St
139,h St
1
Bi Pkto
■ ...
r ..wr:. av "�,.-.-ar' ww�w x■w trr r. �...".
y �,y�n■u ■u rr arm �9+N �';. � �w,�w■�
�rAM '�"�'P+'"".4 .•M. ,._
.__.Adtl, re c .v,
Marine Ave .... _.
y"yr,
City of El Segundo, County of Los Anoies, Esh, HFR�" in SafeGrap w kREPik` P M^kE MAS'SA, USCS, Bur a,p Land Management,
EPA,, NPS, US Census Bureau, USDA
City of El Segundo Housing Element Update 2021-2029
N
Sites Inventory: Table B - Rezone Sites
%�s 7 �, DRAW TAP
GIs
0 1,500 3.000
Candidate Rezone Sites
eet
City Boundary
BY:
aw Nw
CalRvn ri ',' 'v BJ" 1 *11. Y 1 11 dtihamlB'��
affrrtat h owrvry au is wy,P a�vB4AI e, rvwcaun'rvB
City of El Segundo
Housing Element 68 January 2022
a
Of Particular interest: in Fl Segundo is the large number of very small residentially -zoned parcels in
the Citv, While it rnay be possible to bUild Iloitsing on a very sinall parcel, the nature and conditions
necessary to constrtt'ci, the units oftcii vender the provision of affor(hible housing infeasible. For
exaniple, assisted housing developrilents utilizing State or federal financialc resources tvp call), inude
50-80 units. Despite this, there are opportunities in the City where lot consolidation could provide
greater potential for the development of units that yAould be affordable U ) lows r-incotne licnischol ds.
To facilitate
are lot consolidation, the City has expanded Program 7 during the 2013-2021 flottsill�,,
Element to facilitate development on small lot sites as well as Underutilized saxes. This includes the
granting of developnient incentives (such as modified parking, lot coverage, open space, and setback
standards) to eiicolirage devvIopment of these lots. Cotisolidation of lots will also be encounaged
through in inventory that offer the best possibility
the on -going g ideritification of those lots in the City's i vento
for consolidation to achieve greater building density and affordability.
Lot consolidation group #1 as indicated in Table 5-5 contains four lots which are all open parking
areas under one ovawnership. Iot consolidation group #7 consists of two lots containing a bank and
small motel. \Ithotigh the nvo lots are winder different ownership, the size and configuration of each
lot in relation to the other is conducive to consolidation. More specifically, the small motel lot is
wrapped on two sides by the larger bank lot, which together form an efficierit rectangle. The maAA
contains overflow rooms for a slightly larger, but underutilized motel across the street (which is also
in the sites inventory). These uses and the condition of the existing buildings are similar to pending
projects in the city, demonstrating an existing market trend and therefore, a higher likelilu)od of
redevelf l',nilent as 'a residential use. 1'..()t cons I f three lots coritai '
olidatioll group #9 consists o Ining all
abandoned conitnercial building that is currently for sale/lease, , a small restaurant, aild an open parking
lot which are all under one ownership. These uses and the condition of the exis6rig bk,iildings are
similar to pending projects in the city, demonstrating an existing inarket trend and therefore, a higher
likelihood (.,)f redevel(:)pmemgas as residential use. LOL consolidation group #10 consists of six lots that,
are currently part of a pending development application.
1,f11CO QLLQXFIQj�ErRI--,,L',LD AND REQEVIrLQRME?,FLROIENTLkL
N� — —
The City is primarily built out and many existing parcels are small. Therefore, residential development
often involves consolidating small lots to facilitate a large development.
The Pacific Coast Commons project involves consolidation and reconfiguration of 16 legal lots into
6 ground lots for the purpose of developing 231 above moderate and 32 affordable units (29 low and
3 very low). The residential density of this project is approximately 90 units per acre. The project
involves a Vesting Tentative Tract Map (among other entitlements) to implement the above -described
lot consolidation/ reconfiguration. The project will be scheduled for a public hearing before the
Planning Commission in February/March and subsequently the City Council in March/April 2022.
The 1160-1170 East Mariposa Avenue project, not included in the City's sites inventory, involves
consolidation of 5 lots into 1 (1.44-acre) lot and addition of six new residential units to a neighborhood
shopping center. Staff has met with the property owner to review a proposed site plan and discussed
potential reduction in parking requirements to accommodate the project. Similarly, the Civic Center
redevelopment (300-block of Main Street) involves some lot consolidation/reconfiguration, but it is
still at the early stages of an P. The City is considering the designation of the Civic Center property
as surplus and opening the opportunity for affordable housing through a mixed use project.
City of El Segundo
Housing Element 69 January 2022
The Downtown Specific Plan is currently being updated. One of the goals of this update is to provide
for additional housing in the City. Through the process the City will identify (strategic) sites where
additional residential density could be accomplished. The City is in the early stages of public outreach
and existing conditions analysis.
The City has also seen interest in the 703 North PCH site from a local developer. Staff has recently
met with a local developer regarding the 0.7-acre property. The developer is considering purchasing
the property and potentially developing a high -density mixed use (commercial and residential) project
similar to the Pacific coast Commons Specific Plan.
COMPARISON 1M 'S1°ITES INVEN ]"()RY AND RUN
The City can accommodate 674 additional housing units through ADUs, entitled projects, and its
inventory of candidate rezone sites. This capacity is more than adequate to accommodate the City's
2021-2029 RHNA of 492 units and the carryover of 29 units from the 5`' cycle. The combination of
ADUs, entitled projects, and candidate rezone sites can accommodate a total of 312 lower income
units, 98 moderate income units, and 264 above moderate income units. The sites inventory provides
a lower income buffer of 6 units, or 2% of the RHNA. Table 5-6 provides a summary of the City's
available sites and RHNA status.
6," Cycle RHNA
277
84
131
492
Overall R-1NA
(Including 5th Cycle
306
84
131
521
(:ars;"a't�avea�
ADUs
48
5
27
...
80
Entitled Itxta ccts
0
0
1
4
4
Candidate Rezone Sites
1 264
93
233
590
Total
312
98
264
674
+6
+14
+133
+182
Surplus/Shortfall"'
2%
17%
.....
102% ..........
35%
.... ..............
Note: HCD recommends a Housing Element sites inventory buffer of 15 to 30% above the
required Rl l ti t ��t°���'a��l�ly�when s�c� c����t'u ao�4� r�ia�� � the lower income RHN11
5. Availability of Infrastructure and Services
As the City is an urbanized community, all sites identified in the Housing Element have access to
water and sewer services. The City's potable water is supplied by the West Basin Municipal Water
District. According to the City's most recent 12-month water consumption figures, El Segundo utilizes
approximately 9,000 acre feet of potable water annually. Sewer flow from the City's residential area,
west of Pacific Coast Highway, goes to the Hyperion Plant in the City of Los Angeles for treatment.
Sewer flow from the commercial area of the City, east of Pacific Coast Highway, goes to the County
Sanitation District for treatment. El Segundo's residential area's most recent 12-month sewer flow
figures to Hyperion Plant average approximately 1.3 MGD. The City's agreement with the City of Los
Angeles permits an average flow of 2.75 MGD of sewer treatment and disposal capacity in the
Hyperion system. Small housing development can be accommodated through potential offsite water
City of El Segundo
Housing Element 70 January 2022
and/or sewer improvements without making much difference to overall citywide demand. Therefore,
adequate remaining capacity is available to accommodate the City's RHNA obligations of 521 units
through 2029.
The City will provide a copy of the adopted 2021-2029 Housing Element to its water and sewer service
providers, reaffirming their policy to provide priority allocation to affordable housing developments,
as required by State law, should a rationing system is instituted.
B. OPPORTUNITIES FOR ENERGY CONSERVATION
As residential energy costs rise, increasing utility costs reduce the affordability of housing. The City
has many opportunities to directly affect energy use within its 'jurisdiction. Tide 24 of the California
Code of Regulations Code sets forth mandatory energy standards for new development and requires
adoption of an "energy budget." The following are among the alternative ways to meet these energy
standards:
Alternative 1: The passive solar approach, which requires proper solar orientation,
appropriate levels of thermal mass, south facing windows, and moderate insulation levels.
Alternative 2: Generally requires higher levels of insulation than Alternative 1, but has no
thermal mass or window orientation requirements.
Alternative 3: Also is without passive solar design but requires active solar water heating in
exchange for less stringent insulation and/or glazing requirements.
In turn, the home building industry must comply with these standards while localities are responsible
for enforcing the energy conservation regulations. Some additional opportunities for energy
conservation include various passive design techniques. Among the range of techniques that could be
used for purposes of reducing energy consumption are the following:
9 Locating the structure on the northern portion of the sunniest portion of the site-,
Designing the structure to admit the maximum amount of sunlight into the building and
to reduce exposure to extreme weather conditions; and
Locating indoor areas of maximum usage along the south face of the building and placing
corridors, closets, laundry rooms, power core, and garages along the north face to the
building to serve as a buffer between heated spaces and the colder north face.
6. Insulation and Weatherproofing
Most homes in El Segundo are greater than 30 years old. Therefore, to conserve the heat generated
by older heating units and minimize the heat loss ratio, the earlier -built homes in El Segundo can be
insulated in the attic space and exterior walls. Windows and exterior doors, in these less recent homes,
can be fitted with air -tight devices or caulking, or can be replaced with the more energy efficient (dual
pane) windows and doors that now available.
City of El Segundo
Housing Element 71 January 2022
7. Natural Ughting
Da)qirne interior figliting costs can be Sig 1,11ificantly reduced or clirninated with the Lr$C of properly
:
designed and located skvliglits, Skyfights/solar lubes can be elaSlly° it)SLallCd at reasonable expense in
existing houses, cliereby st,ibstantially reducing electricity costs and energ), Cori su niption
8. Solar Energy
11-riplernenting solar energy strategrcs, notcelabove, isa practical, cost effective, and environmentally
!Sound way to heat and cool a lv.)rrie. In CAhR)rr1ia, with its Plentiful year. r0UT1d sunshine, the potential
uses of solar energy arc riurnerous. Wlith proper building designs, this resource pro vides fo ir cooling
in the summer and heating in the 'Minter; it can alsci heat water for domestic use and SWin'llfling [)00l$
and generate electricity.
Unlike oil or natural gas, solar energy is an unlimited resource which will always be available. Once a
maintenance solar systern is installed, the only additional costs are for the m i or replacetnent of the system
kir energy can be
itself. The user is not subject to unpredictable fuel price increases. Moreov�o
er, s
utilized without any serious safety or environmental concerns.
Solar heating and cooling systems are of three general types: passive, active, or a combination thereof.
l s, gy, I s core
In passive solar systems, the building structure itself is designed to col cct the ener tien
and circulate the resoilLing heav, sir-nilar to a green house. Passive buildings are typically designed with
a southerly orientation to maximize solar exposure, and constructed with dense materials such as
concrete or adobe to better absorb the heat. Properly placed windows and overhanging eaves also
contribute to keeping a house cool.
Active systems collect and store solar energy in panels attached to the exterior of a house. This type
of system utilizes mechanical fans or pumps to circulate the warm/cool air, while heated water can
flow directly into a home's hot water system.
,stei
!,h passive , -us generally niaxitnize use of the sun's criergy and are less costlyLo install,
)
active systems have greater potcn6al application to both cool and heat the 110LISC and provide hot
water. This may rareanlower energ costs for El Se�j ,undo residents presently dependent oil
conventional fuels. The City should also encourage the use oFpassive solar,,,,l,stetns in new rcsidenti.
construction to improve energy efficiency for its citizens.
I=
Simple water conservation techniques can save a family thousands of gallons of water per year, plus
many dolhirs in water and assc)ciated eaergy corisurnl)tiori costs. Manl, plumbing products are now
avallable which eliniirrate unnecessary water° waste 13Y resti-icLitIg the voluine of water flow frorn,
faucets„ showerheads,,,trid toilem Ira this regard, the ("ity will continue to require tlie incorporation of
low flow plumbing fixtures into the design of all new residential units.
The use of plant materials in residential landscaping that are well adapted to the climate in the El
Segundo area, and the wise (�,)f aulpIC MUICh to retain soil moisture, can Measurably contribute to water
) a irrigation, 1C I
c( nserv. tion b�� reducing die [iced f.'or irrigation, much ofwhich h is often lost through evaporation. A
family can also save water b\Y simplNl fixing dripping faucets and using water more conservatively. In
addition, such conservation practices save on gas and electricity needed to heat water and the sewage
City of El Segundo
Housing Element 72 January 2022
systcrn facititicri
s needed to treat it, By ccouragring residents to conserve water and retrofa existing
p I Itunbing Fixtures Nvitb water saving devices, the City call greatly reduce its water consumption needs
and expenses.
10. Energy Audits
The Southern California Edison Company provides energy audits to local residents on request. Many
citizens are not aware of this program. The City can aid in expanding this program by supplying the
public with pertinent information regarding the process inclu&ig, the appropriate c(.)ntacts. 1`nel:gy
audits are extremely valuable in piiipointlrig speciCic areas in residences, w[iicli are responsible for
energy losses. The inspections also result in specific recommendations to reined en
i I nefficieticy.
The City of FA Segutido will continue to require tile iiicorporation ofetierg), COnSCrVirIg Eitergy
Star) apph�ances, fixtures, and other devices into d-ic desig"n of new residential unitsA,"he Citv I also
continue to review new subdivisions to ensure Ova each lot optitnizes proper solar access and
Ir
orientation to the extent possible. The City will also continue to require theincorporation of low flow
plumbing fixtures into the design of all new residential units.
12. out Bay Environmental Services Center
The South Bay Environmental Services Center (SBESC) partners with local agencies, including the
City of El Segundo and local utility providers. The SBESC acts as a central clearinghouse for energy
efficiency i n forniatitm and resources. The purpose of the organization is to help significantly increase
the availabifiry of inforination and resources to the people in the South Bay region to help them save
water, energy, money, and the environment. The SBESC assists poblic agcricies, businesses, and
residents of the South Bay to best utilize the many resources available to them through a wide variety
of statewide and local energy efficiency and water conservation programs. It recently expanded their
services through implementation of an Energy Efficiency Plus (EE+) program to deliver energy
savings to local public agencies, including the City of El Segundo.
13. Green Building Program
"'flee city iinplements a Gween Building Program that encouragcs lig-)ineovtilers and buildirig
professionals to incorporate green building design in through the use of "greet,"
btlilding materials. Ttiis can be accomptislied by t1C(,,cj-t."jjcij-jg tile City's I lc Retnodeling Green
,I
Building Guidelines and implementing green measures into a 1u)n-te, remodeling project.
Green buildings are sited, designed, constructed and operated to enhance the wellbeing of occupants,
and to minimize negative impacts to the community and the natural environment.
The five components of green design included in the program are:
• implementing sustainable site planning;
• Safeguarding water and water efficiency;
• Ensuring energy efficiency and employing renewable energy;
• Using conservation of materials and resources; and
• Providing indoor environmental quality
City of El Segundo
Housing Element '73 January 2022
The El Segundo Environmental Committee addresses a broad range of environmental issues facing
the City of El Seguiidof Flic F"n\11ronmental Coininittee revie\�'s CN.iSkillg OIN eiivironmeraal pr(-),pratn,,
l
and recommet'ids 11CW green policies and progrwns to the City Coui-tcil. El Sc gundo has rnany
accomplishments and has received awards for its Acc(.)Mj)bsInncms ii:i the areas of cmiservation and
environmental sustainability.
City of El Segundo
I lousing Element 74 January 2022
6. HOUSING PLAN
A. HOUSING GOALS AND POLICIES
This section of the Housing Element includes the housing goals and policies of the City of El
Segundo currently in the adopted 11OUsing Element. The City intends to continue to implement
these goah, to address a number of important housing- related issues. Sonle p0licies, ll()wcvcl, llasrc
beer, modified from the adopted floLlsirig Element to address current housing issues, the new
RJJM�, and requirements of State Housing L"Iement ap ficablC 10 Ille Current planriin�,
P period.
These revised policies are presented in this section.
The following five major issue areas are addressed by the e)As and Policies of the current I lousing
Element. These same goals are proposed to be carried over to this Housing Elenient. Several
policies, however, have been changed or updated to reflect current housing issues and these are
presented in this section.
• Conserving and improving the condition of the existing affordable housing stock-,
• Assisting in the development of affordable housing;
• Providing adequate sites to achieve a diversity of housing;
• Removing governmental constraints, as necessary; and
0 Affirmatively furthering fair housing.
CONSERVING EXISTING AFFORDABLE HOUSING STOCK
According to the 2014-2018 ,kCS, about 90 percent of I,'] Segundo's housing units are ttararea than Y)
years olc,], the age at which a housing unit will typically begin to require inaJor repairs. ]"his represents
a significant Proportion of the City's housing stock, and indicates that prograrns which assist �,Ndtli
Preventive maintenance may be necessary to avoid housing deterioration,
QOA1,J. PULEMAKKE—AND P1101ECE 'EHIE EAISXJN�,L,_1101�-6 era 5ING $JLOCK BY —ENCOURA Q THE
1tL11A131L11A_T1QN()F QLfER1QRA:FlL,,LQ DVLELL1rjG IJNLTIS ANILflir,: X) SF1RVA:]J101_ _QF THE.
Q1,TRIJENIrl,_Y� 1LNT!1lQ_LJ5.1NGSr0CK.
_Q_
Policy M: Continue to pronu)I'e the use, of reliabiliLation assisuance programs to encourage property
owners to rehabilitate owner -occupied and rental housing -,,,where feasible,
Policy 1.2: Encourage investment of public and private resources to foster neighborhood
improvement.
Policy 1.3: Encourage the maintenance of sound owner -occupied and renter -occupied housing.
Policy 1.4: Continue to promote sound attenuation improvements to the existing housing stock.
City of El Segundo
Housing Element 75 January 2022
ASSISTING IN THE DEVELOPMENT OF AFFORDABLE HOUSING
_ . .... . .....
There is a range of household types in El Segundo that need housing to fit their particular
circumstances. For example, the housing needs assessment indicates there may be a need for additional
senior housing in El Segundo. The City seeks to expand the range of housing opportunities, including
those for low- and moderate income first-time homebuyers, seniors on fixed incomes, extremely low -
very low-, low, and moderate -income residents, the disabled, military personnel, and the homeless.
GOAD 2. ER_V LF_1—T—FUTr__NF.
_)RDA1__HOUSINQPPOITUNtIM1��r—1JO
F(_1UPS..Wf1AIAL -_Q1 REMEN�ING T_ENDS LE
L�QKIFR NLOD�I N Q() N
Policy 2.1: Provide regtilations, as required by Cahl"Ornia Law, to J,,`acilltate additional hOUSitig and
develop prognims to serve special needs groups (including Persons with developrnental disabilities).
Policy 2.2: Facilitate the creation of affordable housing opportunities for extremely low, very low and
low- income households.
Policy 2.3. Provide an allo,,vance in clic City's zoning regulations, as required by California Law, to
retwy shelters in
permA l,rati,�,iti(>tial/suppoi-ii,%,e housing facilities as residential uses and emerg
commercial zones.
PROVIDING ADEQUATE SITES
Provision of adequate sites through land use planning and development regulations to accommodate
the, City's housing needs is a key purpose of the Housing Element.
0 -0 A —1,3 _H OL _
rOR NE)K A LS LN Q _QQN— E
I,OC,_KrIONSA—NDAVARIEI,YOFOr,,NSITIE-5i
Policy 3.1: Provide for the construction of adequate housing in order to meet the goals of the Regional
Housing Needs Assessment (RHNA).
Policy 3 . 2: Facilitate the develop in en u of properties designated for nuila-family use that currently
contains single-family development for multi- fain 11N, residential developrnent.
Policy 3.3: Facilitate development on vacant and underdeveloped property designated as residential
or mixed use to accommodate a diversity of types, prices and tenure.
Policy 3.4: Permit accessory dwelling units pursuant to State law.
REMOVING GOVERNMENTAL CONSTRAINTS
In addiiic)n t() ij)e prior ate sector, actions by the City and other governmental regulations can have an
jmpajct on the price and availability (�,)f housing, Land use controls, site improvement requirements,
building codes, fees, and other local prognains intended to improve the overall quality of housing may
serve as a constraint to 110U',intl developinent.
City of El Segundo
Housing Element 76 January 2022
Q -QAL4-RL?,Ic)V—LC.qVLRNMEN.IAL.CPNj 1N110N11011S1!�G_1K_V
Policy 4.1. Continue to allow secoiid units, con(iominiurn conversions, caretaker units and second
floor residential use in commercial zc)ries as specified in the El Segundo NRIniCil')RI ('10de,
Policy 4.2: Continue to allow factory -produced housing according to the El Segundo Municipal Code.
Policy 4.3: Facilitate timely development processing for residential construction projects and expedite
the project review process.
Policy 4.4: Facilitate provision of infrastructure to accommodate residential development.
AFFIRMATIVELY FURTHERING FAIR HOUSING
. ......... __ . ..... __ . ......
in' I
In order to make adequate provision for the housing needs of all segments of the community, the City
must ensure equal and fair housing opportunities are available to all residents.
!GOAL -_P11(_)V1Qf110LLS1NG JL
QL)Nr $. 'L)pP0&JJ,1T,�. ILILI E N(LLU OWN01SHIR ANII REN AL., FAIR
DINC
I
J.4 Q11EN 11OU5LNG—I'Q-I,—ICI—,,�A—NT,.) REJ-
OF
Policy 5.1: Disseminate and provide Information on fair housing laws and practices to the community.
Policy 5.2.- Promote City efforts to provide equal opportunity housing for existing and projected
demands in El Segundo.
B. HOUSING PROGRAMS
'I'lic goals aiid p(Acies containcd ill the ("ity'S 11110USillg, I'llenicm address El Seguildo"s idclitified
housing riceds and are beirig UnI)lemellted tilroligli ,, s(narm n
�rio- of or�.-going housing prog�, a d
activities. The housing progrin-Is irim')duced on the ft)JI(,mitit
pagcs include past prognams that are
cun'cndyin operation and new programs which have bccii added toaddress the Ciry's uririwt 110U, ing
11ceds and to fulfill the requirements of California Housing Element law.
Q0N$_ERV1NG AND �IMPROVING EXISTING —AFFORDABI _EHQ_11SI1S_G
RRoGRAm 1. HQL NG Rr —I
is—i-a-IA-B Ly'
Due to the lack of funding, the City suspended its two residential rehabilitation assistance programs:
• Minor Ilorne Repair Program (MHR): This program provides loans and grants for low-
incoine property owners, zero interest deferred loans ((;,Ji,1e up -fer of
,,oti sale or trans
• ownership). -ri (RSI): This prograru pl'()Vides� eligible Residential Sound Insulation Prograi _'ible property
owners a means Of liavi rig improvements made to their residential property to reduce the
impacts of noise from Los Angeles International Airport (LAX) to the interior habitable
portions of the residence(s).
City of El Segundo
Housing Element 77 January 2022
• In 2022, assess specific housing rehabilitation needs, including if certain neighborhoods
should be targeted for assistance due to age of housing stock and existing conditions.
• In 2023 and annually thereafter, identify appropriate funding sources to reinstate
residential rehabilitation assistance programs.
Funding Source: To be determi'neol
Responsible Agency: Development Services Department/Housing Division
PROGRAM 2- _CODE CQMP_L1A_tLCE I jS11EQTWNZRO_G11AM
The Building Safety Division of El Segundo maintains statistics pertaininR to Code compliance
inspections and moiiiwrs iousing conditions thr()Ul),h()U[ the City, The Building Safety DIVIS1011
responds tee violations bronglit to its attention oil a arse -by -case basis. Ahliough Code violations in
the (_Ity arc linuted, eariv detection and resoltition are essential in preventing the dcteri�;)ration of
residential neighborhoods.
a Continue to conduct inspections on a complaint basis through the City's Building Safety
Division.
Funding Source: General Fund
Responsible Agency: Development Services Department/Building and Safety Division
&SST' Sjj_N'rl1E PRODUMO _L — LE L-1
N—..!P-L'-A -EORDAB— —OLI$IN(;
LAIAM 3. AQ��F_S WELLING I!N—rrS (AD14
The City amended its ADU ordinance in 2020 to comply with recent changes to State law and has
experienced increased interest and ADU construction activities. ADUs represent an impontant
potemial resource for -affordable housing in El Segundo. To facilitate ADU devdopment, the ON will
consider the following.
• Provide technical and resources guides online and pre -approved plans.
• Pursue State funding available to assist lower- and moderate -income homeowners in the
construction of ADUs and/or to provide grants in exchange for deed restriction as low-
income use.
Conduct increased outreach and education on ADU options and requirements.
• Develop incentives and tools to facilitate ADU construction by the end of 2023, with the
goal of achieving 80 ADUs in eight years.
• In 2022, update City website to provide information of ADU resources, such as grants
available to homeowners for ADU construction from the California Housing Finance
Agency (CaIHFA).
City of El Segundo
Housing Element 78 January 2022
• Beginning In 2022 and annualiv theteafter, pursue available funding to facilitate ADU
coil st rt,icti(m, including afforclable,ADUs.
• Monitor ADU construction trends in 2024 to determine if adjustments to incentives and
tools are necessary to meet the City's projected goal. Make necessary adjustments to
incentives and tools within six months.
Funding Source: General Fund
Responsible Agency: Development Services Department/Planning Division
RRQGRAM 4- INQ11,11 NAR)� _HQU51NG 0 DINANCE kN —
R �f) SST R_A1LFLC_iY
The City seeks to proactivel%, enc(,)u1,,jge and facilitate the development of affordable housing for lower
income households, particularly those wid'i special i-lee(js including seniors, large households,
extremely low-iricoine (FL
I) households, sand households with persons who have disabilities
(illClUdin g developmental disabilities). To facilitate affcwdable housing development, the City will:
• Provide technical assistance with Federal and State funding applications;
• Offer streamlined processing of permit applications;
• Waive or defer development fees;
• Consider reducing certain development standards (such as parking requirements); and/or
• Provide financial assistance to nonprofit developers to the extent possible.
"I'lic Cit�? is currently developing at) inclusionary housing ordinance to include a 15 to 1) Percent
requi I reri . ient with a Potential in-heu fee option. Once established, the ordinance will have the Potential
of creadq>,, affordable lla. )usingopportunities in the community. and generating potential in -lieu fees to
be deposited into the City's,A ffin7dable I lousing Fund. As of 2020, the City had allocated $5.3 million
to the Affordable Housing Fund.
On April 19, 2021, the City entered into an agreement with a consultant to assist in the City in the
developinent of an Inclusionary Housing policy/orchriance. As of December 2021, the following tasks
were completed:
• Conducted research on inclusionary housing policies in the South Bay region and statewide.
• Initiated community outreach, including contacting local for -profit developers, real estate
brokers, and housing -related non-profit groups.
• Conducted a study session with the Planning Commission.
• Completed financial feasibility analysis for various development types.
A study session with the ("Ity COUTICil is planned f-or February/March 2022 and a community
workshop is planNl ned for arch/AprlL Policy recommendations are anticipated i
pared to be available n
April 2022.
On February 16, 2021, the El Segundo City Council agreed tt,) eiltel• into, an 1,,"xclusive Negotiating
�Ngreeinent (ENA) with Many Mansions to serve as tl-w City's Affordable Housing Senices Provider
to develop and tnanage affordable housing units, services, and prole anus. Many Mansions will be
developing an Mfordable I lousing �!Ifc Phan to assist the C'ity in meeting the needs of lower- and
,, strate
mode rave -income residents and state -mandated affordable housing goals. ()!ri October .5, 2021, the
City Council entered into a contract with Many Mansions to provide the following services:
City of El Segundo
Housing Element 79 January 2022
• Finalize the City's affordable housing goals and objectives.
• Recommend strategies to remove constraints and/or increase affordable housing.
• Create a list of high priority neighborhoods and/or sites based on the Housing Element, City
recommendations, and Many Mansions' expertise as an affordable housing developer.
• Solicit community feedback via a City -approved community engagement plan that includes at
least two community workshops.
• Develop an Affordable Housing Strategic Plan (AHSP) with an emphasis on fulfilling the 6"
cycle RHNA, with the target of presenting the plan to City Council by June 30, 2022.
• Work with the City to identify properties with the potential for affordable housing
development and existing rental properties that may be suitable for acquisition, rehabilitation,
and conversion to City -restricted affordable housing projects.
• Assist the City with the ongoing monitoring, and administration of affordable and/or senior
housing units.
• Establish the Inclusionary Housing program by summer 2022.
• Develop Affordable Housing Strategic Plan by the June 30, 2022 and implement the
Affordable Housing Strategic Plan utilizing the services of Many Mansions.
• Establish written procedures to streamline affordable housing pursuant to SB 35 by the end
of 2022.
• Continue to facilitate affordable housing development through incentives and technical
assistance.
Funding Source: Affordable Housing Fund
Responsible Agency: Development Services Department/Housing Division
F.R.-OVIDING ADEQILAUE—S-ITES
A key element in satisfying the housing needs of all segments of the community is the provision of
adequate sites for all types, sizes and prices of housing. Both the general plan and zoning regulations
identify where housing may be located, thereby affecting the supply of land available for housing. The
Housing Element is required to identify adequate sites to address the City's share of regional housing
needs (RHNA).
PROGMA 5- PROVISION jADE QLA LFE, SrrES
. . . . . . . . . . . . . . . .
For the 6h cycle Housing Element, the City has been assigned a RHNA of 492 units (189 very low
income, 88 low income, 84 moderate income, and 131 above moderate income units). In addition, the
City has incurred a carryover of 29 lower income units (18 very low and 11 low 'income units) from
the 5' cycle Housing Element. The City relied on the 540 E. Imperial Avenue Specific Plan to
accommodate the 5" cycle lower income RHNA. However, this project ultimately did not include
any affordable units. Therefore, the City has a total RHNA obligation of 521 units (207 very low
income, 99 low income, 84 moderate income, and 131 above moderate income units).
Based on pipeline projects and projected ADUs, the City is able to accommodate 84 units, with a
shortfall of 437 units (193 very low income, 65 low income, 79 moderate income, and 100 above
City of El Segundo
Housing Element 80 January 2022
moderate income units). To accommodate this shortfall, the City has identified 19 candidate properties
for rezoning/upzoning (see Table 5-4). The sites will be rezoned as housing overlay (0) at 30-40 units
per acre and mixed -use overlay (MU-0) at 40-50 units per acre. Combined, these candidate sites can
accommodate up to 590 units. Consistent with the requirements of Government Code § 65863,
rezoning and upzomng for the lower income RENA shortfall must meet the following minimum State
requirements:
• Permit owner -occupied and rental multi -family uses by -right for developments in which 20
percent or more of the units are affordable to lower income households. By -right means local
government review must not require a conditional use permit (CUP), planned unit
development permit, or other discretionary review or approval.
• Accommodate a minimum of 16 units per site;
• Require a minimum density of 20 units per acre-, and
• At least 50 percent of the lower income need must be accommodated on sites designated for
residential use only or on sites zoned for mixed uses that accommodate all of the very low and
low income housing need, if those sites:
• Allow 100 percent residential use, and
• require residential use occupy 50 percent of the total floor area of a triixed-use project.
While State law requires the rezoned sites for lower income RHNA to have a floor of 20 units per
acre, all units used to meet the City's lower income RHNA will comply with the standards above and
are proposed overlay (0) sites with a minimum density of 30 units per acre.
• By October 15, 2022, rezone adequate sites to accommodate the 29-unit RHNA shortfall carry
over from the 5' cycle Housing Element.
• By October 15, 2022, amend the ESMC to provide by right approval of projects on rezoned
sites for lower income RHNA if the project provides 20 percent of the units as affordable
housing for lower income households.
• By October 15, 2024, rezone adequate sites for the 6' cycle RENA shortfall (193 very low
income, 65 low income, 79 moderate income, and 100 above moderate income units).
• By October 15, 2024, update Downtown Specific Plan to include additional opportunities for
residential development.
• By October 15, 2022, develop objective design standards for residential development
consistent with SB 330.
Fundin_- Source: General funds
Responsible Agency: Development Services Department/Planning Division
PRQGRAM.6_-, MONITORING OF No NErloss Q513 166)
To ensure that the net future housing capacity is maintained to accommodate the City's RENA
figures, pursuant to AB 1397, the City will continue to maintain an inventory of adequate housing sites
for each income category. This inventory details the amount, type, size and location of vacant land,
recyclable properties and parcels that are candidates for consolidation to assist developers in
City of El Segundo
Housing Element 81 January 2022
identifying land suitable for residential development. In addition, the City will continuously and at
least annually monitor the sites inventory and the number of net units constructed in each income
category. If the inventory indicates a shortage of adequate sites to accommodate the remaining
1
re9ional housing need, the City will identify alternative sites so that there is no net loss of residential
capacity pursuant to Government Code Section 65863.
To facilitate annual evaluation, the City will implement a formal ongoing project -by -project procedure
pursuant to Government Code Section 65863 which will evaluate identified capacity in the sites
inventory relative to projects or other actions potentially reducing density and identifying additional
sites as necessary. This procedure and annual evaluation will address non -residentially or mixed use
zoned land to determine whether these sites are being developed for uses other than residential. If a
shortfall in sites capacity occurs, the City will identify replacement sites within six months.
EMMZ���
By October 15, 2022, develop a formal ongoing procedure to evaluate identified capacity and
identify additional sites as necessary
Continue to perform project -by -project evaluation to determine if adequate capacity remains
for the remaining RHNA.
Funding Source: General fund
Responsible Agency, Development Services Department/Planning Division
r1t0QRAM,1_'LQV1" _CONSOLUILUMON
The City facilitates the development of new units on small lots either through the consolidation of
small lots or through the development of incentives to encourage development of these lots.
Consolidation of lots will be encouraged through the on -going identification of those lots in the City's
inventory that offer the best possibility for consolidation to achieve greater building density and
affordability. Incentives to encourage development on small lots may include the development of a
"package" of incentives (such as modified development standards for small lots including parking, lot
coverage, open space, and setback reductions) targeting projects that include very low and extremely
low-income units.
Continue to facilitate the redevelopment of underutilized sites by annually contacting the
development community through various outreach methods, such as promoting opportunities
and incentives on the Cit)-s website, mecting with developers, and participating in local forums
(City f6rums, Chamber of Commerce, cr local real estate brokers' events).
By October 15, 2024, develop strategies to encourage the development and consolidation of
small lots, specifically for affordable housing.
Funding Source, General funds
Responsible Agency: Development Services Department/Planning Division
City of El Segundo January 2022
Housing Element 82
R,EMOVING QQ_VE, R—NMENIAL AjD 0111IJER CQtLSTRA_IN'r1
pR0GLtAM1;_EL5EUNp() M _uNi( ipm Coo (ESMC AME NQMF Nils:
As part of the City's SB 2 grant -funded planning efforts, the City is currently in the process of
amending the ESMC to address the following:
Density Bonus: The ESMC does not currently include Density Bonus regulations. The State
has recently passed several bills that change the State Density Bonus law. These include:
• AB 1763 (Density Bonus for 100 Percent Affordable Housing) — Density bonus
and increased incentives for 100 percent affordable housing projects for lower income
households.
• SB 1227 (Density Bonus for Student Housing) - Density bonus for student housing
development for students enrolled at a full-time college, and to establish prioritization
for students experiencing homelessness.
• AB 2345 (Increase Maximum Allowable Density) - Revised the requirements for
receiving concessions and incentives, and the maximum density bonus provided.
Transitional Housing: The City is in the process of amending the ESMC to allow transitional
housing in all zones where residential uses are permitted, subject to the same development
standards and permitting processes as the same type of housing in the same zone.
Single Room Occupancy (SRO) Housing: The City is currently in the process of amending
the ESMC to address the provision of SRO or micro units.
In addition, other revisions to the ESMC are necessary:
Residential Care Facilities for Seven or More: The ESMC does not currently address the
provision of large residential care facilities (for seven or more persons). The City
will amend
the ESMC to accommodate and facilitate the development of this use type.
Emergency Shelters: The City amended the ESMC to permit emergency shelters in the Light
Manufacturing (Ml) zones by right without discretionary review. However, the ESMC
contains provisions that are not consistent with State law:
• Separation Requirement - State law allows a maximum 300-foot separation
requirement from another emergency shelter only, No other scp,,iratio,n requirements
are allowed. However, the ES1\1C' includes additional separation require mem.s from
residentially zoned property, schools, parks and open space, and childcare facilities.
• Parking Standards — ESMC requires one parking space per three bed, plus one space
per employee. AB 139 limits parking requirements for emeq�;ency shelters based on
the number of employees only and not to exceed the rey,iirements for other uses in
the same zone.
Low Barrier Navigation Center (LBNC): AB 101 requires cities to allow a Low Barrier
Navigation Center development by right in areas zoned for mixed uses and nonresidential
zones permitting multifamily uses if it meets specified requirements. A "Low Barrier
Navigation Center" is defined as "a Housing First, low -barrier, service -enriched shelter
City of El Segundo January 2022
Housing Element 83
foctised oil 1noving people into I-,)Crnlqrlcllt liousing rhat provides teniporary li\,ing facifities
\vhile case managers coiloect indlvidrcaI5 experiencitig 11onieles . �sncss to iticonie, public
benefits, healith services, shdrcr,and housing." Low Barrier shelters inay includc options sticl,
as allowing pets, permitting partners to share living space, and providing storage for residents'
NNUIUM
Supportive Housing: Pursuant to State law supportive housing is a residential use and should
be permitted in the same manner as similar uses in the same zone. Furthermore, AB 2162
rcqt:,6res sopportive IloUsirig projects of 50 units or fe\ver ' to be perynitted b), right in zones
,,vliere nitilti-fanuil), and mixecl-kise developments, are permitted, \vtieri the developaient, Meets
certain conditions. The bill also prohibits miiiirnkinn parking requircinents for SLIPponive
housing within'/2 mile of a public transit stop.
Employee Housing: l'UrsUMIL to State lltnployee Housing Act, employee housing for six or
fewer etnplo�7ces is required tobetreated a,,a single.-faraily structure and permitud in the same
manner as other dwellings of the same type in the sat zone. The City will cotisider amending
the ESMC to comply with State law regarding employee housing.
Reasonable Accommodation: Recent City amendment to the ESMC inadvertently removed
reasonable accommodation from the Administrative Adjustment process that can fast tracks
Approval requests for flexit),1tv, in zoning/ develop rnen t standard in order to accorni-nodate the
limising riecds of persons \vith disabilities. The f,"SNIC will be amended to address this clerical
error.
Objectives and Timeline:
By Jk:uw 2022, couipletc, fISMC revisions to address density bonus, SRO, and transitional
housiiig as part of the City's SB 2gram efforts.
By the end of 2023, complete ESMC revisions to address provisions for residential care
facilities (for seven or more persons), emergency shelters, low barrier navigation centers,
supportive housing, employee housing, and reasonable accommodation.
By the end of 2023, consider an administrative subdivision process for projects with ten or
fewer units.
Funding Source: General funds; SB 2
Responsible Agency: Development Services Department/Planning Division
City of El Segundo
Housing Element 84 January 2022
R1109 e4,111 . FAIR 4 ti',IC+I ,;-PR0GMM
The City will undertake a number of actions to affirmatively further fair housing. These actions are
outlined in Table 6-1.
Table 6- air Housing Actions
Insufficient fair housing
Fair Housing
Enforcement and
monitoring and limited
Outreach
I outreach capacity
Housing Mobility
Lack of monitoring
• Lack of a variety of
media inputs
• Lack of marketing
community meetings
Place -Based
Concentrationofprotected mmm
Strategy for
persons (persons with
disabilities, LMI
households, children in
NNEMMM
• Annually review changes in State and federal laws to
ensure that all laws, programs and activities affirmatively
further fair housing in accordance with state law.
• Annually participate in regional efforts to address fair
housing issues and monitor emerging trends/issues in the
housing market. Also, participate in the update of the
five-year update of the Regional Analysis of Impediments
to Fair Housing Choice.
• By June 2022, devck,)p interest list for update on fair
housing and affordable housing projects. On an ongoing
basis, contact interest list with updates.
• Update the City website semi-annually with affordable
housing projects and resources.
• By the end of 2022, include fair housing information on
the City's website, including up-to-date fair housing laws,
services, and information on filing discrimination
complaints.
• On an ongoing basis, utilize non-traditional media (i.e.,
social media, City website) in outreach and education
efforts in addition to print media and notices.
• When considering specific plan or rezoning proposals,
evaluate whether the change in zoning will help achieve
fair housing goals. Specifically, incorporate additional
housing opportunities in the Downtown Specific Plan
update to be c:orripleted by 2024.
• Continue advertising and providing programs related to
fair housing including the Home Delivered Meals
program, Senior In -Home Care program, and Juvenile
Diversion program.
• As part of the Affordable Housing Strategic Plan (see
Program 4), conduct community outreach with an
emphasis on outreaching to special needs populations
and households inipacred by disproportionate needs in
the northern and eastern areas of the City. Specifically,
conduct at least two c(A11111t] it workshops in 2022
• As part of the Affordable Housing Strategic Plan (June
2022), engage in dialogues with affordable housing
providers to learn if there are actions the City can take to
s�their continued�eration..
City of El Segundo
Housing Element 85 January 2022
Table 6-1® Fair Housing
o
Actions
Implement actions included in Program 4 regarding
funding and the Inclusiona Housing
affordable housing g � g
Community
Improvements
families or single -parent
families)
Policy.
Housing Mobility
Location and type of
• As opportunities arise, collaborate with other
affordable housing-
jurisdictions to create a new countywide source of
concentration of HCVs
affordable housing.
• Proximity of lower
As opportunities arise, collaborate with transit providers
income households to
to help ensure that members of protected classes can
resources (i.e.,
access jobs in employment centers.
shopping centers,
tatstt:)
..... .� ...
_ta
Substandard housing
• By the end of 2022, amend the Zoning Ordinance to
conditions
comply with State laws regarding special needs groups
(see Program 8).
• Age of housing stock
6 Prioritize specific neighborhoods for public
• Cost of repairs/
iinpt"ove nie nt. Specifically target the northern and eastern
rehabilitation
I tracts where there are higher concentrations of aging
Anti -Displacement
Displacement risk in areas
e
' g cation to areas with
s fair housing outreach and education
Focus
with special needs
high displacctuent risk` (tracts with h.i lier rates of renter
populations and
overpq tnnetnt and tracts in the proxitt ty of other
disproportionate housing
sensitive communities). Specifically target the
needs
northwestern corner of the City where renters, including
overpaying renters, are tttost highly concentrated.
• Displacement risk due
Expand outreach and education oti recent Statc. laws (SB
to economic pressures
329 and SB 222) supporting source of income protection
Increasing rents
for publicly assisted low income households (HCVs).
• HCV recipient
concentration
�........� _ ..... ....... ..... _
City of El Segundo
Housing Element 86 January 2022
C. SUMMARY OF QUANTIFIED OBJECTIVES
The following summarizes the City's quantified objectives for the 2021-2029 Housing Element
planning period.
Table -2®2 2 -2 2 Quantified Objectives
MENEM
Housing Production
Extremely Low Income
103
Very Low Income
104
Low Income
99
Moderate Income
84
Above Moderate Income
131
Total Units to be Constructed
521
Rehabilitation
Extremely Low Income
10
Very Low Income
10
Low Income
20
Moderate Income
0
Above Moderate Income
0
Total Households to be Assisted
40 ...........
_.�. _.
Conservation
Extremely Low Income
48
Very Low Income
49
Low Income
0
Moderate Income
0
Above Moderate Income
0
Total Units to be Conserved
97
City of El Segundo
Housing Element 87 January 2022
APPENDIX A: HOUSING ACCOMPLISHMENTS
Table A-1 Review of Past Accomplishments
GOAL 1: Preserve and protect the existing housing stock by encouraging the rehabilitation of deteriorating dwelling units and the conversion of the
currcnt1v sound hou stock.
Program 1— Housing Rehabilitation
. Program 1a. Minor Home Repair
Effectiveness:
(MHR) — Annually consult with HUD to
. Program 1a — The City continues to identify ;
identify and pursue potential funding
'
potential funding sources to implement the
opportunities and funding sources that
MHR Program. As of 2019, a funding
may be available and appropriate to
source has not been identified.
reinstate the MHR program.
a Program 1b — The RSI Program was
0 Program 1b. Residential Sound
suspended in 2018 due to lack of funding.
Insulation Program (RSI) —Assist
However, the City assisted approximately
approximately 150 households annually.
600 households during the planning period
prior to the suspension of the program.
Continued Appropriateness: The 2021-2029
Housing Element includes a program to pursue
funding for rehabilitation assistance.
Program 2 — Code Compliance
• Continue to conduct inspections on a
Effectiveness: The City continues to implement the
Inspection Program
complaint basis through the City's
Code Compliance Inspection Program in response to
Building Safety Division.
complaints.
Continued Appropriateness: This program is
i continued in the 2021-2029 I-Iousin Element.
GOAL 2: Provide sufficient new, affordable housing opportunities in the City to meet the needs of groups with special requirements, including the
needs of lower and moderate- income households.
Program 3 - Second Units on R-1
• Continue to facilitate the development of
Effectiveness: The City issued 19 Accessory
Zoned Parcels
second units on R-1 zoned parcels.
Dwelling Unit (ADU) permits in 2018 and 40 in
• Maintain a list of eligible properties for
2019. The City has exceeded their objective of
second units on the City's website.
facilitating the development of 8 second units during
s
the planning period.
City of El Segundo
Housing Element A-1 January 2022
Table A-1 Review of Past Accomplishments
• Monitor and annually evaluate the
The City El Segundo amended the ADU ordinance
effectiveness of the second unit
in 2020 in compliance with State law.
ordinance and remove any potential
Continued Appropriateness: The 2021-2029
constraints, if any.
Housing Element includes a program to facilitate
Facilitate the development of one second
ADU production.
unit per year, for a total of 8 second units
during the Housing Element planning
period.
Program 4 — Affordable Housing
• Proactively encourage and facilitate on an
Effectiveness: The City is currently developing an
Incentives
ongoing basis the development efforts of '
inclusionary housing ordinance to include a 15-20%
non- profit organizations for the
requirement and potential in -lieu fee option.
'
construction of affordable housing for
In February 2021, the City entered into a contract
lower income households, particularly
with Many Mansions as the City's Affordable
those with special needs including large
Housing Services Provider to fulfill its affordable
households, seniors, extremely low-
housing needs per the RHNA goals.
income (ELI) households, and
households with persons who have
El Segundo has established an affordable housing
disabilities or developmental disabilities.
fund to fund activities under the Housing Division
• Specifically, facilitate the development of
and Affordable Housing Services Provider. As of
five affordable housing units during the
2020, the City had allocated $5.3 million to the
2013-2021 Housing Element planning
affordable housing fund.
period.
Continued Appropriateness: The program in
continued in the 2021-2029 HousingElement.
GOAL 3: Provide opportunities for new housing construction in a variety of locations and a variety of densities in accordance with the land use
designations and policies in the Land Use Element.
Program 5 — Provision of Adequate
• Continue to provide a variety of
Effectiveness: In 2017, the City worked with the El s
Sites
incentives to facilitate the development of
Segundo Unified School District (ESUSD) to permit '
vacant and underutilized properties,
the development of a former school site. Permits
including the waiver or deferment of fees,
issued included provision for 6 affordable units.
reduced parking requirements and
However, this project ultimately did not include any
priority processing for affordable housing
affordable units and the developer provided the City
projects.
with an in -lieu fee of $5.3 million. This fund has
City of El Segundo
Housing Element A-2 January 2022
Table A-1 Review of Past Accomplishments
• Maintain an annually updated residential
7beengdeposited into the City's Affordable Housingsites
inventory on the City's website.
d.
• Annually monitor the adequacy of the
In 2019, the City prepared a study on the R-3 Zone
City's residential sites inventory,
(high density residential) and concluded that most
particularly for sites adequate to facilitate
structures were either new, condos, or built at a
lower income housing.
density of 35 units per acre.
Should cumulative development on the
The City is currently exploring alternatives and
City's vacant and underutilized sites
continues to review the inventory to confirm the
(particularly on the mixed
use/ sites) impact the City's
iion of adeuate sites
_ provsq.
continued ability to meet its RHNA,
Continued Appropriateness: As part of tl 2021-
identify alternative approaches to
2029 Housing Element development, the City
replenish the City's sites capacity.
conducted an extensive assessment of available sites
Continue to collaborate with the El
for the RHNA. The 2021-2029 Housing Element
Segundo Unified School District to
includes a program to rezone and upzone properties
pursue a residential project with an
for the RHNA.
affordable component that will satisfy El
Segundo's lower -income RHNA, with
anticipated entitlement by the end of
2015.
Program G — Facilitate Development & Continue to facilitate the redevelopment
Effectiveness: El Segundo has facilitated
on Underutilized Sites on Small Lots of underutilized sites by annually
approximately three lot consolidations per year
contacting the development community
throughout the planning period. The City has
through various outreach methods, such
exceeded the one lot consolidation program '
as promoting opportunities and
objective.
incentives on the City's website, meeting
Continued Appropriateness: This program
with developers, and participating in local
continues to be appropriate for the new sites
forums (City forums, Chamber of
identified for the 6�� cycle RHNA.
Commerce, or local real estate brokers'
events).
• Develop strategies to encourage the
development and consolidation of small
lots. s ecificall for affordable hiiiri
City of El Segundo
Housing Element A-3 January 2022
Table A-1 Review of Past Accomplishments
i Facilitate one lot consolidation project for
a total of five units during the 2013-2021
Housing Element planning period.
GOAL 4: Remove overn nental constraints
on housing deg ek') _ meat.
Program 7 — Zoning Revisions
9 Program 7a. Density Bonus — Consider
Effectiveness: In 2019, the City amended the ADU
amending the ESMC to include density
ordinance in the ESMC in compliance with AB 881.
bonus provisions, consistent with
; As of 2019, the City is in the process of amending
California law.
the ESMC to allow over 200 units, including
1« Program 7b. Emergency Shelters —
affordable units, on lots currently developed as
Consider amending the ESMC to permit
surface parking in commercial zones. However, this
emergency shelters in the Medium
amendment is not expected to be completed during
Manufacturing (MM) and Light
the planning period.
Manufacturing (M1) zones by right
without discretionary review. no later
No other zoning amendments have been made
than October 1, 2014, pursuant to State
during the planning period.
law.
Continued Appropriateness: This program will be
• Program 7c. Transitional Housing —
updated to include new changes to State law.
Consider amendments to the ESMC to
'
allow transitional housing in all zones
where residential uses are permitted,
subject to the same development
standards and permitting processes as the
,
same type of housing in the same zone.
0 Program 7d. Supportive Housing —
Consider amendments to the ESMC to
allow supportive housing in all zones
where residential uses are permitted,
subject to the same development
standards and permitting processes as the
same type of housing in the same zone.
Program 7e. Single Room Occupancy
(SRO) Housing — Consider
amendments to the ESMC to
City of El Segundo
Housing Element A-4 January 2022
Table A-1 Review of Past Accomplishments
® -
conditionally permit SRO units in the
Multi -family Residential (R-3) Zone and
establishment of appropriate
development standards in the zoning
regulations for SRO units.
• Program 7f. Farmworker/Employee
Housing — Consider amending the
ESMC to remove agriculture as a
permitted use in the Open -Space (O-S)
Zone and to comply with State law
regarding employee housing within one
year of the adoption of the Housing
Element.
GOAL 5: Provide housing opportunities including ownership and rental, fair -market and assisted,
in conformance with open housing policies and
free of discriminatory 2ractices,
Program 8 — Fair Housing Program • Continue providing fair housing services
-
Effectiveness: The City continues to provide fair
with the Housing Rights Center through
housing services to El Segundo residents. The City is
participation in the Urban County
still under contract with the Housing Rights Center
program coordinated by the Los Angeles
to provide these services.
County Community Development
Information about fair housing services is available
Commission.
on the City's website and at the Development
• Inform public of the availability of fair
Services Department counter.
housing services by distributive fair
housing information at Development
Continued Appropriateness: This program will be
Services Department public counters and
'expanded to address the requirements to j
affirmatively furthering fair housing.
City website.
• Continue to implement the City's
Reasonable Accommodations regulations
and promote its availability to interested
parties on an ongoing basis.
City of El Segundo
A-5 January 2022
Housing Element
Due to limited funding and staffing capacity, the City was unable to make meaningful progress in
address the housing needs of special needs populations. Also, the City has not yet make the ESMC
revisions to address the provision of special needs housing, with the exception of accommodating
homeless shelters. The 540 East Imperial Specific Plan was originally planned as a senior housing
development with 46 units set aside as housing affordable to lower income households. However,
the final project did not include any affordable units. Instead, an in -lieu fee of $5.3 million was paid.
This fee allows the City to procure the service of Many Mansions to serve as the City's affordable
housing provider. Overall, the City expects to make significant progress in addressing special needs
during the 6" cycle Housing Element planning period.
. ... . ...... . ....... -
Table 6-2 2013-2021 El Segundo Quantified Objectives
Housing Goals
2013 to 2021'
Progress
2020
Number of
Percent
Housing Production
Units
Units'
Achieved
Allocated
. ...... Income 1
9
0
. ............... 0.0% 1
Ve ., Low Income
9
0
0.0%
Low Income
11
0
0.0%,
Moderate Income ..........
12
30
250.0%
. .... ......
. .........
Above Moderate Income 1
28
. . .......... 29
103.6%
. . ........ -
... Totdnits
.
. 69
. ........ .
59
..... _ . . .
85.5%
. ........
. . ......... — -----
Rehabilitation 2
E'xtrenIiLcll, Low. Income
58
51
..... .
. ...... 87.9%
Very Low Income
. ....... 40
56
140.0%
Low Income
.....
88
67
— - - - . ..
76.1%
.... . ...........
o .......... . . . .......... . . ..............
Moderate Income
. ............. —
297
65..........
.. 21.9%
........... -
Above Moderate Income
— - - . ....... ....
297
362
TOTAL
750
600
80.0%
Conservation
- - — -
. . ..... . ........ ......
Extretriely Low Income
48
............ . . ....
100.6%
.... - . .....
Y_Ca_L_0W1Home . .
. ....... 49
4 , 9 -
100.0%
Low Income
0
0
0.0%
Moderate Income
0
0
0.0%
Above Moderate Income-
- ------
0
_Tou_,c,T �ofEl'Segundo —Planning and
Building Department,
202O
Notes:
1. Oblec[ive is based on the Impetial
School Specific PlaII).
2. Rcsideritial Sourid Insulation program
is not based onincome
qualifications.
Therefore, overall
objective is distributed according to
the City's overall income
distribution.
3. Affordable housing units to be conserved
(Park Vista).
.......... . .
.......
City of El Segundo
Housing Element A-6 January 2022
APPENDIX B: PUBLIC PARTICIPATION
A. MAILING LIST
Lori Gangemi, President & CEO Ruth Schwartz, Executive Director Samuel Bettencourt, Executive Director
Ability First Shelter Partnership, Inc. Beacon Light Mission
1300 E. Green Street 520 S Grand Avenue, Suite 695 525 North Broad Avenue
Pasadena, CA 91106 Los Angeles, CA 90071 Wilmington, CA 90744
El Segundo Chamber of Commerce Chancela Al-Mansour, Executive Director South Bay Children's Health Center
427 Main Street Housing Rights Center 410 Camino Real
El Segundo, CA 90245 3255 Wilshire Blvd., Suite 1150 Redondo, Beach, CA 90277
Los Angeles, CA 90010
Joel John Roberts, CEO
Melissa Moore, Ed.D., Superintendent
St. Margaret's Center
P.A.T.H.
El Segundo Unified School District
10217 Inglewood Avenue
340 N. Madison Avenue
641 Sheldon Ave
Lennox, CA 90304
Los Angeles, CA 90004
El Segundo, CA 90245
Gregory O'Brien, Superintendent
Blake Silvers, Superintendent
Jan Vogel, Executive Director
Centinela Valley Union High School Dist.
Wiseburn School District
South Bay Workforce Incentive Board
14901 Inglewood Avenue
201 N Douglas Street
11539 Hawthorne Blvd, #500
Lawndale, CA 90260
El Segundo, CA 90245
Hawthorne, CA 90250
Monsignor Gregory Cox, Executive Direct. Jane Phillips, Founder & Executive
Boys & Girls Clubs of the South Bay Catholic Charities of Los Angeles, Inc. Director
1220 West 256th Street P.O. Box 15095 Crown Jewel Club
Harbor City, CA 90710 Los Angeles, CA 90015-0095 531 Main Street #1000
El Segundo, CA 90245
Dr. Alice Harris, Executive Direct. South Bay Latino Chamber of Commerce The Salvation Army
Foodbank of Southern California 13545 Hawthorne Blvd., # 201 125 W. Beryl St.
1444 San Francisco Avenue Hawthorne, CA 90250 Redondo Beach, CA 90277
Long Beach, CA 90813
David Garcia, Executive Director Jacki Bacharach, Executive Director Bank of America
The Society of St. Vincent De Paul South Bay Cities Council of Governments 835 N Pacific Coast Hwy
210 North Avenue 21 2355 Crenshaw Blvd, #125 El Segundo, CA 90245
Los Angeles CA 90031 Torrance, CA 90501
Wells Fargo Home Mortgage
2141 Rosecrans Avenue, Suite 4100
CHASE Kinecta FCU - Home Loans El Segundo, CA 90245
130 E Grand Ave 1440 Rosecrans Avenue
El Segundo, CA 90245 Manhattan Beach, CA. 90266
City of El Segundo
Housing Element B-1 January 2022
Kathy Kelly, CEO Sister Anne Tran, Center Director Providence Little Company of Mary
South Bay Association of Realtors Good Shepherd Center Community Health
22833 Arlington Ave. 1671 Beverly Blvd. 4101 Torrance Blvd
Torrance, California 90501 Los Angeles, CA 90026 Torrance, CA 90505
Planned Parenthood So. Bay Center
14623 Hawthorne Blvd. #300
Lawndale, CA 90260
Elise Buik, President /CEO
United Way of Greater Los Angeles
1150 S. Olive St., Suite T500
Los Angeles, CA 90015
JRO Construction
952 Manhattan Beach Blvd., Suite 220
Manhattan Beach, CA 90266
Brad Wiblin, Executive Vice President
Bridge Housing
2202 30th St.
San Diego, CA 92104
Steve PonTell, President/CEO
National CORE
9421 Haven Ave.
Rancho Cucamonga, CA 91730
El Segundo Rotary Club
P.O. Box 85
El Segundo, CA 90245
Father Alexei Smith
St. Andrew Russian Greek Catholic
Church
538 Concord Street
El Segundo, CA 90245
El Segundo Christian Church
223 W. Franklin St.
El Segundo, CA 90245
Elizabeth Eastlund, Executive Director
Rainbow Services
453 West 7th Street
San Pedro, CA 90731
Michael Danneker, Director
Westside Regional Center
5901 Green Valley Circle, Suite 320
Culver City, CA 90230
Scott Laurie, President/CEO
Olson Company
3010 Old Ranch Parkway #100
Seal Beach, CA 90740
Darrell Simien, VP of Community
Development
Habitat for Humanity
18600 Crenshaw Blvd.
Torrance, CA 90504
Mr. Jery Saunders
Air Force Association
P.O. Box 916
El Segundo, CA 90245
First Baptist Church
591 East Palm Avenue
El Segundo, CA 90245
Rev. Robert S. Victoria, Pastor
Saint Anthony's Church
720 East Grand Avenue
El Segundo, CA 90245
Brandon Cash, Pastor
Oceanside Christian Fellowship
343 Coral Circle
El Segundo, CA 90245
Social Vocational Services, Inc
15342 Hawthorne Blvd., Suite 403
Lawndale, CA 90260
Mike Rotolo
TG Construction Co., Inc
139 Nevada Street
El Segundo, CA 90245
C.A.M. Construction
310 East Imperial Avenue #C
El Segundo, CA 90245
Laura Archuleta, President/CEO
Jamboree Housing Corporation
17701 Cowan Ave., Suite 200
Irvine, CA 92614
Friends of El Segundo Public Library
111 W. Mariposa Ave.
El Segundo, CA 90245
Pacific Baptist Church
859 Main St
El Segundo, CA 90245
Jon Reed, Minister
Hilltop Community Church of Christ
717 East Grand Avenue
El Segundo, CA 90245
Church of Jesus Christ of Latter- day
Saints
1215 East Mariposa Avenue
El Segundo, CA 90245
City of El Segundo
Housing Element B-2 January 2022
Rev. Dr. Dina Ferguson, Rector
Rob McKenna, Lead Pastor
Jehovah's Witnesses
St. Michael the Archangel Church
Bridge South Bay Church
608 East Grand Avenue
361 Richmond Street
429 Richmond Street
El Segundo, CA 90245
El Segundo, CA 90245
El Segundo, CA 90245
St. John's Church
Lee Carlile, Pastor
The Bible Church of His Will
1611 East Sycamore Avenue
United Methodist Church
2000 E Mariposa Ave
El Segundo, CA 90245
540 Main Street
El Segundo, CA 90245
El Segundo, CA 90245
Tierra Vista Communities
Los Angeles Air Force Base
Los Angeles County Development
2400 South Pacific Ave, Bldg 410, Suite
482 N Aviation Blvd
Authority
2
El Segundo, CA 90245
700 W Main Street
San Pedro, CA 90731
Alhambra, CA 91801
Los Angeles Homeless Services
El Segundo Residents Association
Park Vista
Authority
425 Lomita Street
615 E. Holly Avenue
811 Wilshire Boulevard #600
El Segundo, CA 90245
El Segundo, CA 90245
Los Angeles, CA 90017
El Segundo Herald
Jenny Davies, President
Donna Mae Ellis, President
500 Center St.
El Segundo Council Of PTAs
El Segundo Woman's Club
El Segundo, CA 90245
641 Sheldon Street
P.O. Box 25
El Segundo, CA 90245
El Segundo, CA 90245
Ty Leisher, President
Knights Of Columbus
Paulette Caudill, President
Kiwanis Club
224-1/2 S. Sepulveda Blvd.
Road - Reach Out Against Drugs
P.O. Box 392
Manhattan Beach CA 90266
615 Richmond St.
El Segundo, CA 90245
El Segundo, CA 90245
Tree Musketeers
Veronica Dover, CEO/Executive
American Red Cross
305 Richmond St
Director
9800 La Cienega Blvd.
El Segundo, CA 90245
St. Vincent Meals On Wheels
Inglewood, CA 90301
2303 Miramar Street
Los Angeles, CA 90057
Vistamar School Rick Schroeder, President
737 Hawaii St. Many Mansions
El Segundo, CA 90245 811 Wilshire Boulevard #1727
Los Angeles, CA 90017
City of El Segundo
Housing Element B-3 January 2022
B. OUTREACH MATERIALS
TUESDAY, APRIL 13, 2021
5:30 PM
The City of El Segundo is in the process of updating the Housing Element for the
2021-2029 Planning Period and would like your participation. This is your chance to
Learn about the Housing Element Update.
The Community Meeting will cover the basics of the Housing Element Update
requirements and is intended to identify housing needs that should be addressed.
The Housing Element includes goals, policies, programs, and quantified objectives
for adequately housing our future population.
For more information, please visit r i tr or' r tr2kaLppr or contact
City of El Segundo
Housing Element B-4 January 2022
Join us fora Community Meeting
to Discuss the Update of the
City's (Housing Element
The Housing Element is a key component of the
City's General Plan.
The City needs your input!
Where:
https://zoom.us/j/91048484015
Meeting ID: 910 4848 4015
One tap mobile: +16699009128„91048484015#
Dial in: +1669 900 9128 US
Meeting ID: 910 4848 4015
When:
Tuesday, April 13, 2022
at 5:30 p.m.
For more information about the Housing Element Update process please vist
https://www.elsegundo.org/housing-element. If you have any questions,
please email us at housingelement@elsegundo.org
or call city staff, Paul Samaras, Principal Planner, at (310) 524-2340.
In compliance with the Americans with Disabilities Act, if you need assistance to participate in this meeting,
please contact the City Clerk's office at 310-524-2305. Notification 48 hours prior to the meeting will enable the
City to make reasonable arrangements to ensure accessibility to this meeting.
City otEl Segundo March 2021
HouaingElemenr Updare
City of El Segundo
Housing Element B-5 January 2022
City of El Segundo - Bulletin Detail Report
90VDELIVERYP
Subject: Reminder: Future of Housing in El Segundo Virtual Workshop April 13
Sent: 04/12/2021 09:56 AM PDT
Sent By: mghurtado@elsegundo.org
Sent To: Subscribers of Business Stakeholders, ESB - Business & Real Estate News,
General City News, H2O Water Billing, Internal - Media/Local News Outlets,
Internal - NetPromoter - Business License, Internal - NetPromoter -
Water/Residents, Internal --All City Staff, Intemal--E Team, or Residents,
Email 0% Pending
1 SMS w9 J 0 4% Bounced
16 Recipients x
Delivered 27% Open Rate
0 ..- ....... i 4% Click Rate
./0 RSS
- LI IIC1 VCII VCIy JIa L.'
1Y.Attempted N Cumulative Attempted
100%" 12000
80°/e - 10000
3
= 8000
6000
-4000
------ ---- -- ----
2000
------------------- --0
5 10 30 60 120
12,923 Total Sent
12,402 (96%) Delivered
0 (0%) Pending
521 (4%) Bounced
15 (0%) Unsubscribed
Minutes
3
5
10
30
60
120
Cumulative
Attempted
99%
99%
99%
99%
99%
99%
" UUII ,", 111 —y'. —
5,599
Total Opens
3318 (27%)
Unique Opens
544
Total Clicks
469 (4%)
Unique Clicks
16
# of Links
City of El Segundo
Housing Element B-6 January 2022
Delivery and performance
These figures represent all data since the bulletin was first sent to present time.
Progress % Delivered Recipients # Delivered Opened Unique Bounced/Failed Unsubscribes
Email Bulletin Delivered 96.0% 12,780 12,270 3318 / 27.0% 510 15
Digest n/a n/a 0 0 0/ 0.0% 0 0
SMS Message Delivered 92.3% 143 132 n/a 11 n/a
Link URL
Unique Total
Clicks Clicks
https://www.menti.com/tx8cnaluni?utm—medium=email&ut ...
121 135
http5://YOUtU.be/SC9DJxxGQq8?utm—medium=email&UtM-50 ...
91 130
https://www.elsegundo.org/governmentidepartments/develo...
48 57
https://www.elsegundo.org/Home/ShowDocument?id=3389&...
42 51
https://content.govdelivery.com/accounts/CAELSEGUNDO/bul...
20 20
https://public.govdelivery.com/accounts/CAELSEGUNDO/subs ...
15 19
https://www.elsegundo.org/?utm_medium=emaii&utm_sourc...
18 18
https://www.instagram.com/elsegundocity/?utm_medium=e...
15 15
https://www.facebook.com/cityofelsegundo/?utm—medium=e ...
15 15
https://twitter.com/elsegundocity?utm_medium=email&utm—...
15 15
https://www.elsegundo.org/contacts/defauIt.asp?utm_med1u...
15 15
https://www.linkedin.com/company/cityofel5egundo?utm_me ...
14 14
https://subscriberhelp.granicus.com/s/contactsupport?utm_m ...
14 14
https://subscriberhelp.granicus.com/?utm_medium=email&u...
14 14
https:/Ipublic.govdelivery.com/accounts/CAELSEGUNDO/subs ...
14 14
City of El Segundo
Housing Element P,-7 January 2022
What three words would you use to describe Air
ElSegundo?
% r.a J'
pp
safe v
Please rank from 1-5, with 1 being your first choice, in what area
of El Segundo should new housing be built?
East of PCH (Imperial to
JS{ El Segundo Blvd.)
2nd Smoky Hollow
3rd Along PCH El Segundo Blvd,)
to ,)
4th p,
East Imperial Ave.
City of El Segundo
Housing Element B-8 January 2022
Please rank from 1 to 6, with one being your first choice,
What type of housing you feel is most needed in El Segundo:
1St�IIVI� Housing that isaffordable to public service workers such
as teachers
Which of these items would you rank as the highest prioritV
wh it comes to housin
g developments? r
A/ o Access to publ itranspa lrtatlon
r
On -site amenities (parking, benches
oaths, etc.)
32'y
<1'
✓� �1�� j y l�✓ /ra'✓ �� / r l / r /bf>«�� rr �i r�
�r��U1��i1 A/»ddfsD✓«+,ar
PnAdmlty to publk �{�,y a nes�f � Pro�dm
��//i� //i r� amenitles (grocery stores'""1!
O Vry; (s /ri //%//lircr,;aiaiiiar�.ii../l�YJVFIes,etc)
J aru%�/o
schools,rel ousfacflltt1�0
City of El Segundo
Housing Element B-9 January 2022
In your opinion, what housing types would you like to see
more of in El Segundo? (Select the Top 3)
28%
22%
19%
11 %
7%
Im9%
4%
Accessory'
pI4NG*r�C'. c+d
y,Wt¢vauNf^+;,rrim'gP
Workforce
rNfeaalvYMVYc
Housingong..patn'yaw+ec�ol
Dwelring Units
office&�n
,'fuuMm r„rvtu
housinginthe
houvrgin
church sites
surplus sdiol
(ADUs)
commercial
commercial
Smoky Hollow
Downtown
property (if
sites t0
sites to
owridentrfued
resider6ial
accommodote
by the school
uses
mixed uses
District) for
residerdial
uses
On a scale of 1 to 5, with 5 being "very important," how important are the
following concerns to you?
Maintaining the existing character of the residential and commercial
districts of the City
Ensuring that the housing market in Ei Segundo provides a diverse range
of housing types to meet the varied nee d of the local residents
II'�r�dijl,7i�ryM�iftl�d!!((+AY'i(typlPl�lf/fllff,RJt1717111k'fi�Illd9WlkdG7NU."J@NVIYIPV�dYI`Y�'W(�7YDbfii/tyNtOWIIhWMW'IiAM1IXi')�ty'/�¢�r
Provocling housing for residents w0 special needs such as housing for
senloxs,large famifies, veterans and sons smith disabilities
��uroO��urwu�oiuioirmuuiuiuiuiuuoim00000urim per
Providing affordable housing to accommodate fndividuals of ali socio-
economic backgrounds
7,
Establishing shelters andtronsationaq hoosing for the haraaegeO$S. including
programs that f individuols Heave out and/or find permonent housing
Faiir and equitable hous'dng opportunities and programs to mognlain safe
an secure neighborhoods r,
15M/f:llfrilRlk�IYfiylllliHFra'a&101Yrr717X1�IE�".4qk'7�9aI0f�'/t7dtk�`4,RYdiYI1J✓dAlllOWb)VIyM1111yIWlarlAaNYilrCNOyr!adI�V4N� ��
41
C
0
O
Q
E
A Mentimeter
City of El Segundo
Housing Element B-10 January 2022
These are existing housing goals adopted in the current Housing Element. How A nW
applicable are these goals to El Segundo today and for the future?
"Conserving and improving the existing condition of the
affordable housing stock"
"Assisting in the develoent of affordable housing"
�INV��Nfl�10��IW�!�1�6&'��i�1NRU���1'C�N6Nd111�'f9�rk,I9MIV�'lidV�t�J'W�V "r
"Providing adequate sits to achieve a diversity of
housing"
asa
"Removing government restraints, as necessary"
z.e
"Promoting equal housi opportunity"
OLIEWOMMORNMIIIIIIINIsN
C. SUMMARY OF PUBLIC COMMENTS
b
The April 13, 2021 meeting was attended by 70 attendees. Public comments received are summarized
below:
• The City lacks affordable housing, including housing for seniors who can no longer afford
to live in the City. The former school site did not include any affordable units.
• Need to attract young adults to move back to El Segundo. Housing costs are too high.
Need to provide opportunities for young adults to buy affordable housing.
• Should consider more housing on Rosecrans.
• Increasing density should consider how to alleviate gridlocks in traffic.
June 14, 2021 Meeting:
• Ensure affordable housing option includes the option to purchase.
• Housing for teachers and first responders, and housing for the Air Force Base.
• Support quality affordable housing.
City of El Segundo
Housing Element B-11 January 2022
APPENDIX C: ASSESSMENT OF FAIR HOUSING
A. INTRODUCTION AND OVERVIEW OF AB 686
In 2017, Assembly Bill 686 (AB 686) introduced an obligation to affirmatively further fair housing
(AFFH) into California state law. AB 686 defined "affirmatively further fair housing?' to mean "taking
meaningful actions, in addition to combating discrimination, that overcome patterns of segregation
and foster inclusive communities free from barriers that restrict access to opportunity" for persons of
color, persons with disabilities, and other protected classes. The Bill added an assessment of fair
housing to the Housing Element which includes the following components:
0 A summary of fair housing issues and assessment of the jurisdiction's fair housing
enforcement and outreach capacity;
• An analysis of segregation patterns, disparities in access to opportunities, and
disproportionate housing needs-.
• An assessment of contributing factors; and
* An identification of fair housing goals and actions.
The AFFH rule was originally a federal requirement applicable to entitlement jurisdictions, those with
populations over 50,000 that can receive HUD Community Planning and Development (CPD) funds
directly from HUD. Before the 2016 federal rule was repealed in 2019, entitlement jurisdictions were
required to prepare an Assessment of Fair Housing (AFH) or Analysis of Impediments to Fair
Housing Choice (AI). AB 686 states that jurisdictions can incorporate findings from either report into
the Housing Element.
This analysis of fair housing issues in El Segundo relies on the 2018 Analysis of Impediments to Fair
Housing Choice (AI) prepared by the Los Angeles Community Development Authority (LACDA),
California Department of Housing and Community Development (HCD) AFFH Data Viewer
mapping tool, 2015-2019 American Community Survey (ACS), HUD Comprehensive Housing
Affordability Strategy (CHAS) data, HUD AFFH data, and additional local sources of information.
B. ASSESSMENT OF FAIR HOUSING ISSUES
Federal fair housing laws prohibit discrimination based on race, color, religion, national origin,
sex/gender, handicap/ disability, and familial status. Specific federal legislation and court rulings
include:
• The Civil Rights Act of 1866 — covers only race and was the first legislation of its kind
• The Federal Fair Housing Act 1968 — covers refusal to rent, sell, or finance
• The Fair Housing Amendment Act of 1988 — added the protected classes of handicap and
familial status
• The Americans with Disabilities Act (ADA) — covers public accommodations in both
businesses and in multi -family housing developments
City of El Segundo
Housing Element C-1 January 2022
* Shelly v. Kramer 1948 — made it unconstitutional to use deed restrictions to exclude
individuals from housing
6
* Jones v. Mayer 1968 — made restrictive covenants illegal and unenforceable
California state fair housing laws protect the same classes as the federal laws with the addition of
marital status, ancestry, source of income, sexual orientation, and arbitrary discrimination. Specific
State legislation and regulations include:
0, Unruh Civil Rights Act — extends to businesses and covers age and arbitrary discrimination
California Fair Employment and Housing Act (Rumford Act) — covers the area of
employment and housing, with the exception of single-family houses with no more than one
roomer/boarder
0 California Civil Code Section 53 — takes measures against restrictive covenants
• Department of Real Estate Commissioner's Regulations 2780-2782 — defines disciphnaT,
actions for discrimination, prohibits panic selling and affirms the broker's duty to supervise
• Business and Professions Code — covers people who hold licenses, including real est j-
agents, brokers, and loan officers.
The City has committed to complying with applicable federal and State fair housing laws to ensure
that housing is available to all persons without regard to race, color, religion, national origin, disability,
familial status, or sex as outlined in the 2018 Al. Further, the Los Angeles County Development
Authority (LACDA) prohibits discrimination in any aspect of housing on the basis of race, color,
religion, national origin, disability, familial status, or Sex.
According to f ILID's Office, of Fair 11 misitig and Equal Opporturlity (G','l 1170) records, 13() hc>using
discrhnination cases were filed in I,os ,\rig geles County in 2020, corni.),ared to 291 in 20'10. Iri 2020, a
rnajority of cases Aej-c related tc) disability (669/6), Anotlier 2V,/tp of cases were rehited to racial bias.
'].'he percent- of cases related to disability has increased sigtilficaritly since 2010, when only 36% of
C'ISCs reported a disability blas. Public housing buildings, Fl IEO inquiries by City and housing choice
Volucher (IIC7) recipients [:)y tract are shown iri Figure C-1. I-ICIVS are most concentrated in the areas
cast of l-,'l Segundo, near I uglewood, the City of Los Angeles, and in the adjacem Liniricorporated
COLIIIVwy areas. public housing builditigs are concemrated iii the same area. However, there are many
public housing buildirigs scattered throughout the County.
According to the HCD \ FI`14 Data Viewer, there has been only two FHEO inquiries in El Segundo
since 2013. Both were unrclated to a specific basis of discrimination. There is no additional
discrimination complaint or case data available for the City of El Segundo.
There are no concentrations of renters receiving housing choice vouchers (HCVs) in the City. There
are also no public housing buildings in El Segundo.
City of El Segundo
Housing Element 2 January 2022
Source: HCD AFFH Data Viewer, HUD 2013-2021, 2021,
City of El Segundo
Housing Element C-3 January 2022
2. Integration and Segregation
RACE AND ETHNICITY
Ethnic and racial composition of a region is useful in analyzing housing demand and any related fair
housing concerns, as it tends to demonstrate a relationship with other characteristics such as
household size, locational preferences and mobility.
Dissimilarity indices can be used to measure the evenness of distribution between two groups in an
area. Dissimilarity indices are commonly used to measure segregation. The following shows how HUD
views various levels of the index:
• <40: Low Segregation
40-54: Moderate Segregation
0 >55: High Segregation
The following analysis of racial/ethnic segregation also includes racial/ethnic minority population
trends, maps of minority concentrated areas over time, and an analysis of the City's sites inventory as
it relates to minority (non-White) concentrated areas.
Regional Trend. As shown in Table C-1, racial/ethnic minority groups make up 73.7% of the Los
Angeles County population. Nearly half of the Los Angeles County population is Hispanic/Latino
(48.59/6), 26.2% of the population is White, 14.4% is Asian, and 7.8% is Black/African American. El
Segundo and the neighboring cities of Hermosa Beach, Manhattan Beach, and Redondo Beach have
significantly smaller populations of racial/ethnic minority (non-White) populations compared to the
County, while Hawthorne and Inglewood have racial/ethnic minority populations exceeding the
countywide average. Of the selected jurisdictions, Inglewood has the largest racial/ethnic minority
population (95.5%), and Hermosa Beach has the smallest (22%).
Table C-1: Racial/Ethnic Composition - L.A. County, El Segundo, and Neighboring Cities
White 62.0%
10.3% 78.0% 4.5% 73.3%
60.3% 26.2%
.... . .._.....��... 3 7%
Black/African
24.1% 1.0% 3..._
9.6% 0.4%
3.1% 7.8%
American
American Indian/ 0.0%
0.2% 0.6% 0.3% 0.2%
0.3% 0.2%
Alaska Native
10.
Asian 2%
7.5% 5.2% 2.0% 13.4%
..........
13.5% 14.4%
..... _
Native Hawaiian/ 0.1%
0.3% 0.0% 0.4% 0.1%
0.1% 0.2%
Pacific Islander
....
Some other race 0.4%
0.5% ° ° _.___ j ° ............
° 0.3%
. . ....
6.1%
Two+ races ......... .......
. .......... es 7 4%
2.2% 5 6% 22.2% 4.5%
2.3%
Hispanic/Latino 16.2%
.. ....,
54.8% 9.4% 50.6% 8.0/0
.._.
16.0% 48.5%
SoLirce: 2015-2019 American Coniinunit uivey (ACS), 5-Year Estimates
As discussed previously, HUD's
dissimilarity indices can be used to estimate segregation levels over
time. Dissimilarity indices
for Los Angeles County are shown in Table C-2.
Dissimilarity indices
between non-White and White groups indicate that the County has become increasingly segregated
since 1990. Segregation between Black and White communities has decreased, while segregation
City of El Segundo
Housing Element C-4 January 2022
between Hispanic and Asian/Pacific Islander communities and White communities has increased.
According to HUD's thresholds, all White and non-White communities in Los Angeles County are
highly segregated.
Table C-2: Racial/Ethnic Dissimilarity Trends — Los Angeles County
Figure C-2 shows that most areas in Los Angeles County have high concentrations of racial/ethnic
minorities. Coastal cities, including Santa Monica and Redondo Beach, and the areas surrounding
Beverly Hills, West Hollywood, and the Pacific Palisades neighborhood generally have smaller non-
White populations. Most block groups in the South Bay, San Gabriel Valley, San Fernando Valley,
and central Los Angeles areas have majority racial/ethnic minority populations. El Segundo's
racial/ethnic minority populations are comparable to surrounding jurisdictions. Coastal communities
north and south of El Segundo tend to have smaller racial/ethnic minority populations, while
communities east of El Segundo, such as Hawthorne and Inglewood, have larger concentrations
racial/ethnic minorities.
Local Trend. According to the 2015-2019 ACS, 38% of the El Segundo population belongs to a
racial or ethnic minority group, an increase from 30.5% during the 2006-2010 ACS. In comparison,
73.7% of Los Angeles County residents belong to a racial or ethnic minority group. Since the 2006-
2010 ACS, the City has seen a decline in the White, American Indian/Alaska Native, Native
Hawaiian/Pacific Islander, and Hispanic populations and increase in the Black/African American
population, Asian population, persons of a race not listed ("some other race"), and persons of two or
more races (Table C-3).
Table C-3: Change in Racial/Ethnic Composition (2010-2019)
City of El Segundo
Housing Element C-5 January 2022
Because HUD does not provide dissimilarity indices for El Segundo, dissimilarity was calculated based
on the 2000 and 2010 decennial census and 2015-2019 ACS. Indices for the City are presented in
Table C-4. Dissimilarity between non-White and White communities in El Segundo has worsened
since 2000. Based on HUD's definition of the various levels of the index, segregation between
Hispanic/White and Asian /White El Segundo residents is low. However, Black and White
communities are highly segregated. Compared to the County as a whole, El Segundo is less segregated
based on dissimilarity indices.
Table C-4: Racial/Ethnic Dissimilarity Trends — El Segundo
Non-White/White
14.35
13.48
22.87
_......._
........ �... _. ...._
Black/White
........
36.67
2211
63.26
Hispanic/White
23.43
1518
33.49
Asian/White
14.83
14.21
24.51
Source: 2000 and 2010 Decennial Census; 2015-2019 ACS (5-Year
Estunates);Veronica Tam & Assoc
iates, 2021,
Figure C-3 and Figure C-4 compare racial or ethnic minority concentrations in El Segundo in 2010
and 2018. The eastern side of the City has seen the most significant increase in non-White populations,
from less than 20% in 2010 to more than 81% in 2018. Between 21% and 60% of the population
belongs to a racial/ethnic minority group in the northeastern corner of the City. Nearly all residential
units are located in this section of the City.
Sites Inventory. To assess the City's sites inventory used to meet the 2021-2029 RHNA, the
distribution of units by income category and non-White block group population are shown in Figure
C-4 and Table C-5. This analysis includes units from pending projects and candidate rezone sites.
Refer to Chapter 5, Housing Opportunities, of this Housing Element for the complete RHNA
, tegy. Jost units are in block where 21-40% of the po pulation belongs to to raci:!al/�,tltnic. minority,
grc)up, 'including all 83.7% of lower income units, 82.8'",'6 of moderate inconic units, :and 42 9`,'u of
above moderate income units. The block group connuning RH �N sites with ti'ie largest nags-VIlite
population has a racial/ethnic minority population of only 46%.
Table C-5: Distribution of RHNA Units by Racial/Ethnic Minority Population
21-40% 83.7% 82.8% 42.9% 67.5%
.......�..... _. _ ..... ......
4160% 16.3% 17.2% 57.1% 32.5%
Total 264 93 233 590
City of El Segundo
Housing Element C-6 January 2022
Source: HCD AFFH Data Viewer (2018), 2021.
City of El Segundo January 2022
Housing Element C-�
City of El Segundo January 2022
Housing Element C_g
Figure C-4: Facial/Ethnic Minority Concentrations by Block Group and Sites Inventory (2018)
i
El gegundo
2' u
u�
•
•
♦
+ OF:O
�w
t.i Pa'to
Sources: Esri, HERE, Garmin, FAP, iW9CAA1 USGS° r ,f�uSrr t� t� contributors,
/ear;
the `51S User Community
City of El Segundo Housing Element Update 2021-2029
Minority Concentrated Areas of Population
with Sites Inventory
Racial Demographics 2018 (Block Group) Table B - Rezone sites
Percent of Total Non -White Population City Boundary
< 20%
21-40%
41 - 60°k
61 - 80%
> 81%
Source: HCD AFFH Data Viewer (2010-2018), 2021.
N
TA DRAW TAP
GIs
0 1,500 3,000
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City of El Segundo C 9 January 2022
Housing Element
DISABLUEY
Persons with disabilities have special housing needs because of their fixed income, the lack of
accessible and affordable housing, and the higher health costs associated with their disability.
Regional'I'l rerid. According to the 2015-2019 ACIS, 9.9"') of Los, A tit, geles Cotinty rcsidents experierlcC
a disability. Onl�� 6.2"�,6 of the I"] Segundo popl,ilation experiences a disability, F] Segundo luis a stnaller
populatio 1 11 of persons %vith disabilitics conipared u(,,) the neighboring ciders of Rawthorne (0"�)'
Flerniosa Beach (6,7,'6), Inglewood (12,5"",o), and Redondo Beach (6.5`6), tnit larger Lhan jklanhattall
Beach (5.6%).
As shown in Fig,ure -1 m0st tr',Icts ill J,0s i\`-19cles
C-5, less than 20"A6 of the popLilation il, in one
experience a disability, Tracts with dis"Al.)ICd J-)ol)1,J1ati(,)ns exceeding 20% arc not concentratcd
area of the County, Tracts with populations of Persons with disabilities exceeding 20% are near the
cities of Inglewood, the City of Los Angeles, Long, Beach, Norwalk, and Sancta Nlonic,,',i. The coastal
cities of El Segundo, Manhattan Beach, Hermosa Beach, and Redondo Beach tend to have sinaller
disabled populations. The concentration of persons with disabilities in El Segundo is comparable to
neighboring jurisdictions.
Local Trciid. All tracts in El Segt:indo 1,1ave popkilations of persons %vith disabilities belmv 10`4�
01`4wre Independent living and cognitive difficulties axe the rnosL conimon disabiliti, tA PC in I-]
Segundo; 17,`o of the Population experiences an independent Iiiing difficulty, 2.6% experiences a
c,ognitive difficult,\ C'NT("I'lences an anibulat(,)ry clifficLilty, 2.2`1/'i,p experiences a hearing difficLilty°,
experiences as vision difficulty, and 0.9't,'D experiences a self -care difficulty,
Over 35'�Ik) of Se�njndo
Disabilities are g polnilmions
enerally more coninion aniongst aging
residents above 0ic age of 75 experience A disability and 17,/cj� of residents between the ages of 65 and
74 experience as disability, Approxini�itely 11% of the population citywide is aged 65, or older.
All sites selected to meet the 2021-2029 RHNA are in tracts where less than 10% of the population
experiences one or more disabilities.
City of El Segundo
Housing Element C 10 January 2022
Source: HCD AFFH Data Viewer, 2015-2019 ACS, 2021.
City of El Segundo
Housing Element C-11 January 2022
Figure C-6: Concentrations of Persons with Disabilities by 'Tract and. Site Inventory
I
Wof Id 'vti .,
p.n w--yr---r.ww w-r�r �. ww. arw �'vr+xx warru%rs aes rnw�...y�wr w+Me waww ,•.. � .. .. y. 7
_'w.,wrwn nrw-...:!�7.n,�rwkr�^rArui��FrArhYrrdriwn
pi
vr. �1h
E
z
N _ S ryr
w II mi O 9 tM &1;) "
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I
f
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rw
AA
a rY
rN
"w
�r
a
1
Sources: Esri, HERE, Garmin, 1=A11, NCAA, USGS„ r) O} r��eetmap contributors„ an the GIs user -community
City of El Segundo Housing Element Update 2021-2029 N
Disability Concentrated Areas of Population nRAWTAp
with Sites Inventory ' Os
Population with a Disability (Tract) - ACS (2015-2019)
B18101_calc_pctDE
1 < 10%
s0% - 20%
20% - 30%
30% - 40%
> 40%
Table B - Rez— Sit-
CRy Bom&ry
Source: HCD AFFH Data Viewer, 2015-2019 ACS, 2021,
0 1,500 3,000
Niiiia
Feet
salon liad wre rv'md'w 8 � xfl,�wn &
dNniKap 9M KK wwg C�v; N JCW .rSdw it+,!„
f lq:w /!al'�Ur av .v;.tiaNhu a� ',
City of El Segundo
Housing Element C-12 January 2022
FAMILIAL STATUS
Familial status refers to the presence of children under the age of 18, whether the child is biologically
related to the head of household, and the martial status of the head of households. Families with
children may face housing discrimination by landlords who fear that children will cause property
damage. Some landlords may have cultural biases against children of the opposite sex sharing a
bedroom. Differential treatments such as limiting the number of children in a complex or confining
children to a specific location are also fair housing concerns. Single parent households are also
protected by fair housing law.
Regional Trend. Approximately 32% of El Segundo households are families with one or more child
under the age of 18. The City's share of households with children is larger than the County, and the
neighboring cities of Hermosa Beach, Inglewood, and Redondo Beach, but snnvMer than l-';l'.awohonle*
and Manhattan Beach (Figure C-7). Of the. selected jurisdictions„ Inn lewciocl has the largest proportion
of single -parent households representing 13.9% of all households in the City„ while oiily 4`"/o percent
of households in Hermosa Beach are single -parent households.
More than 60% of children in most areas around Rolling Hills, Burbank, Redondo Beach, and the
Pacific Palisades neighborhood live in rnartied couple households (Figure C-8). Figure C-9 shows
percent c)f children living in ,ingie-parent fcrnale- headed households by tract. Children in female -
headed households are most concentrated in the 'areas east of El Segundo, including Inglewood, the
City of Los Angeles, and unincorporated Los Angeles County communities, and the areas around
Long Beach and Lakewood. od. In general, there are more children living in female -headed households
in the central Los An fides County areas compared to the South Bay, Westside, Gateway, San Fernando
Valley, and San Gabriel Valley cities.
Sm
U.
Source: 2015-2019 ACS (5-Year Estimates).
City of El Segundo
Housing Element C-13 January 2022
Local Trend. El Segundo has seen an increase in households with children since 2010. During the
2006-2010 ACS, there were 1,999 households with children representing 27.5% of all City households.
Th& most recent 2015-2019 ACS estimates there is now only 2,074 households with children in El
Segundo representing 32% of all households in the City. Approximately 7% of households in the City
are single -parent households including 4.9% female -headed single -parent households. Female -headed
households with children require special consideration and assistance because of their greater need for
affordable housing and accessible day care, health care, and other supportive services.
As shown in Figure C-10, more than 60% of children live in married couple households in all El
Segundo tracts. There are no tracts where more than 20% of children live in single -parent female -
headed households according to FICD's AFFH data viewer.
All candidate rezone sites used to meet the City's 2021-2029 RENA are in tracts where more than
80% of children live in married couple households.
City of El Segundo
Housing Element C-14 January 2022
Source: HCD AFFH Data Viewer, 2015-2019 ACS, 2021.
City of El Segundo
Housing Element C-15 January 2022
Source: HCD AFFH Data Viewer, 2015-2019 ACS, 202L
City of El Segundo
Housing Element C-16 January 2022
Figure C-10: Children in Married Couple Households by Tract and Sites Inventory
Source: HCD AFFH Data Viewer, 2015-2019 ACS, 2021,
City of El Segundo
Housing Element C-17 January 2022
INCOME
Identifying low- or moderate -income (LMI) geographies and individuals is 11,11port:and, to overcome
patterns s) fsegregation. HUD defines a LMI area as a census tract or block group wccre over 51% of
the popukitionn is LMI (based on HUD's income definition of up to 80% of the AMI).
Regional Trend. Table C-6 shows that only 24.3% of El Segundo households earn 80% or less than
the area median income and are considered lower income, compared to 41.3% Countywide. According
to the 2015-2019 ACS, the median household income in El Segundo is $109,577, significantly higher
than $68,044 countywide. El Segundo also has a higher median income than the nearby cities of
Hawthorne ($54,215) and Inglewood ($54,400), but lower than Hermosa Beach ($136,702), Manhattan
Beach ($153,023), and Redondo Beach ($113,499).
Table C-6: Income Level Distribution
Figure C-11 shows LMI areas regionally. Coastal cities, from Rancho Palos Verdes to El Segundo, and
the Pacific Palisades neighborhood have low concentrations of LMI households. In these areas, less
than 25% of the population is LMI in most tracts. LMI households are most concentrated in the
central Los Angeles County region around the City of Los Angeles. There are smaller concentrations
of LMI households in and around the cities of Glendale, El Monte, San Fernando, and Long Beach.
El Segundo has LMI household concentrations consistent with coastal cities to the north and south.
Local Trend. As discussed above, less than a quarter of El Segundo households are in the low or
moderate income categories. Figure C-12 shows LMI concentrations by block group in the City.
According to HUD's definition, there are no LMI areas in El Segundo. Less than 50% of households
in all block groups are LMI.
Sites Inventory. Figure C-12 also shows the pending project sites and candidate rezone sites used to
meet the 2021-2029 RHNA. None of the sites are in LMI areas where more than 51% of households
are low or moderate income. However, a larger proportion of lower and moderate income units are
in block groups where 25% to 50% of households are LMI, compared to above moderate income
units. Approximately 53% of lower income units and 61% of moderate income units are in tracts
where more than 25% of the population is LMI compared to only 37% of above moderate income
units.
City of El Segundo
Housing Element C-18 January 2022
Table C-7: Distribution of RHNA Units by Concentration of LMI Households
City of El Segundo
Housing Element C-19 January 2022
Source: HCD AFFH Data Viewer, HUD LMI database (based on 2011-2015 AC5), 2021,
City of El Segundo
Housing Element C-20 January 2022
Figure C®12: L I Household Concentrations by Block Group and Site Inventory
Source: HCD AFFH Data Viewer, HUD LMI database (based on 2011-2015 ACS), 2021.
City of El Segundo
Housing Element C-21 January 2022
3. Racially or Ethnically Concentrated Areas of Poverty
RC jAjj -,'11 IIATI_�
,y -jNl.CAW41)LC,0N(:LN Ep ARE AS OF PO)�F-RIYLR TC A PS
In an effort to identify racially/ethnically concentrated areas of poverty (R/ECAPs), HUD identified
censtis tractswith a niajorit:y nonAX'hite population with a poverty rate that exceeds 40% or is three
times the average tract poverty rate for the inctro/rnicro area, whichever threshold is lower. HCD and
the ("alifornia'Eac Credit Allocation Coininittee (R]AC) converted as the Fair I lotising "I'ask Force to
create opportunity maps. The maps also identiE, areas of high segregation and poverty. 'FCAC
Opportunity Maps are discussed in more detail in tile following sec6on of this
Regional Trend. Approxiinatel, ' y 15"I""o of tile CoLinty population is below the federal poverty level
(Table C-8). Black/African Aincrican, Arnericwi Indian/Alaska Native, persons of a race not listed
("Sonne Other race"),and llispanicff.atino poptihajons all experience poverty at a higher rate than the
average countyxolde� The proportion of rion-Flispanic White residents under the poverty level is the
,� i I
lowest conipared to other racial/edinic grol-1ps it, the County. Over 21% of persons with disabilities
are also below the poverty level.
Table C-8: Poverty Status by Race/Ethnicity and Disability Status
F`,Igure C. 13 shows R/,F,,*,C,,,\I)S, I'CAC dc.si Inated areas of high segregation arid poverty, and poverty
MIMS in the Los Angeles County region. R/1"CAPs aald areas of high s e 9regation and poverty are
concentrated in the central County areas around the ("it), of Los ,, ngcles, Areas of hig
ji segregation
and poverty have also been identified in tracts east of 1"-'I Segundo in Flawthorne and lnglewood.Tracv,,;
with larger populations of persons experiencing poverty are also concentrated in these areas.
Local Trend. As presented in Table C-8 above, only 59",40 of the F"I Segundo poptilation is below tile
poverry level, significantly lower than the rate countywide. jasm(Tican In(lian and tMaska Native
re.
esidents experienced poverty at tiic highest rate. Nearly 60`/6 the \I-nerican Indian and A lAska Nativ
pol-)ulaiion, 31.2% of the population belonging to a race not listed ("son-ic other race"), and 11 .9% of
the Hispanic or l',",401-10 Population is below the poverty level.
There are no R/ECAPs orCAC-designated areas of high seg regaLior, and poverty in the City and
fewer than 10% of the population in all El Segundo tracts have incornes below the poverty level.
City of El Segundo
Housing Element C-22 January 2022
Source: HCD AFFH Data Vicwer, HUD 2009-2013 R/ECAP database, TCAC 2021, 2015-2019 ACS, 2021,
City of El Segundo
Housing Element C-23 January 2022
RAC1ALLN�L1LT1jN1C6&LY _C0NC_F.2�Lj �iurrtL) Aft-LAS QE AFi-uj-_N __Tz, (-RCAA5j
While racially concentrated areas of poverty and segregation (R/ECAPs) have long been the focus of
fair housing policies, racially concentrated areas of affluence (RCAAs) must also be analyzed to ensure
housing is integrated, a key to fair housing choice. A HUD Policy Paper defines racially concentrated
areas of affluence as affluent, White communities.' According to this report, Whites are the most
racially segregated group in the United States and "in the same way neighborhood disadvantage is
associated with concentrated poverty and high concentrations of people of color, conversely, distinct
advantages are associated with residence in affluent, White communities." Based on their research,
HCD defines RCAAs as census tracts where 1) 80% or more of the population is white, and 2) the
median household income is $125,000 or greater (slightly more than double the national median
household 'income in 2016).
Regional Trend. Figure C-14 shows racial/ethnic minority populations and median income by block
group in the El Segundo region. jurisdictions along the coast, including El Segundo, Manhattan Beach,
and the Playa Vista neighborhood, have higher median incomes and smaller racial/ethnic minority
populations. Cities east of El Segundo such as Hawthorne, Lawndale, and Inglewood, have higher
concentrations of racial/ethnic minorities. Many block groups in the areas east of El Segundo also
have median incomes below the 2020 State median income of $87,100. There is a small concentration
of RCAAs, block groups with median incomes exceeding $125,000 and racial/ethnic minority
populations below 20%, in Manhattan Beach.
Local Trend. As discussed previously, only 38% of the El Segundo population belongs to a racial of
ethnic minority group. The remaininge I
62% of the population iI s non -Hispanic White. Racial/ethnic
minority populations and median income by El Segundo block group are presented in Figure C-15.
Of the block groups in the City with data for income, two have median incomes exceeding $125,000,
two have median incomes below the State median, and the remaining have median incomes between
$87,100 and $125,000. There are no block groups in the City where racial/ethnic minorities make up
less than 20% of the population; therefore, there are no RCAAs in El Segundo.
4 Goetz, Edward G., Damiano, A., & Williams, R. A. (2019) Racially Concentrated Areas of Affluence: A Preliminary
Investigation.' Published by the Office of Policy Development and Research (PD&R) of the U.S. Department of
Housing and Urban Development in Cityscape: A journal of Policy Development and Research (21,1, 99 -124).
City of El Segundo
Housing Element C-24 January 2022
Source: HCD AFFH Data Viewer, 2015-2019 ACS, 2021
City of El Segundo
Housing Element C-25 January 2022
Source: HCD AFFH Data Viewer, 2015-2019 ACS, 202t
City of El Segundo
Housing Element C-26 January 2022
ME=
To assess fair access to opportunities regionally and locally, this analysis uses HUD Opportunity
Indicators and TCAC Opportunity Area Maps. This section also specifically addresses economic,
education, environmental, and transportation opportunities.
HUD developed an index for assessing fair housing by informing communities about disparities in
access to opportunity based on race/ethnicity and poverty status. HUD only provides indicator scores
for jurisdictions receiving CDBG funding. Because El Segundo receives CDBG funds through the
County, opportunity indicator scores are not available. Index scores are based on the following
opportunity indicator indices (values range from 0 to 100):
• Low Poverty Index: The higher the score, the less exposure to poverty in a
neighborhood.
• School Proficiency Index: The higher the score, the higher the school system quality is
in a neighborhood.
• Labor Market Engagement Index: The higher the score, the higher the labor force
participation and human capital in a neighborhood.
• Transit Trips Index: The higher the trips transit index, the more likely residents in that
neighborhood utilize public transit.
• Low Transportation Cost Index: The higher the index, the lower the cost of
transportation in that neighborhood.
• jobs Proximity Index: The higher the index value, the better access to employment
opportunities for residents in a neighborhood.
• Environmental Health Index: The higher the value, the better environmental quality of
a neighborhood.
To assist in this analysis, the Department of Housing and Community Development (HCD) and the
California Tax Credit Allocation Committee (TCAC) convened in the California Fair Housing Task
Force (Task Force) to "provide research, evidence -based policy recommendations, and other strategic
recommendations to HCD and other related state agencies/departments to further the fair housing
goals (as defined by HCD)." The Task force has created Opportunity Maps to identify resources levels
across the state "to accompany new policies aimed at increasing access to high opportunity areas for
families with children in housing financed with 9% Low Income Housing Tax Credits (LIHTCs)".
These opportunity maps are made from composite scores of three different domains made up of a set
of indicators related to economic, environmental, and educational opportunities and poverty and racial
segregation. Based on these domain scores, tracts are categorized as Highest Resource, High Resource,
Moderate Resource, Moderate Resource (Rapidly Changing), Low Resource, or areas of High
Segregation and Poverty. Table C-9 shows the full list of indicators.
City of El Segundo
Housing Element C-27 January 2022
Table C-9: Domains and List of Indicators for Opportunity Maps
w7
i®
Poverty
Adult education
Economic Employment
Job proximity
Median home value _...... .....
EnvironmentalCalEnviroScreen 3 0 '�c
ITITITITWWmmmmm�" y ' llcauc�:� Indtcatoxs and values
Math..... _ _......—..._...
proficiency
Reading proficiency
Education High School graduation rates
Studemer_ty rates
.. ........
Poverty: tracts with at least 30% of population under
fedc ral poverty li"rle
Poverty and Racial Segregation Racial Se : ep t'tion: Tracts with location quotient higher
khan 'M .25 for Blacks, Hispanics, Asians, or all people of
_ color in c 0rll ka�dmoat to the �: c���t n:y """
Scattrce California Fair Housing g Task Force, Methodology for TCAC/HCD Opportunity Maps,
Decenibc:r 2020. .......-.... ... ....... ........ ..�......
...._.........�.
Regional Trend. HUD Opportunity Indicator scores for Los Angeles County are shown in Table
C-10. The White population, including the population below the federal poverty line, received the
highest scores in low poverty, school proficiency, labor market participation, jobs proximity, and
environmental health. Hispanic communities scored the lowest in low poverty and labor market
par6ciparion and Black communities scored the lowest in school proficiency, jobs proximity, and
environ.:nental health. Black residents were most likely to use public transit and have the lowest
transportation costs.
Table C-10: HUD Opportunity Indicators by Race/Ethnicity — Los Angeles County
City of El Segundo
Housing Element C-28 January 2022
The central Los Angeles County areas around the City of Los Angeles are comprised of mostly low
and moderate resource tracts and areas of high segregation and poverty. The El Monte/Baldwin Park
area and San Fernando area, including Van Nuys/North Hollywood, also have concentrations of low
resource areas and some areas of high segregation and poverty. High and highest resource areas are
mostly concentrated in coastal communities from Rolling Hills and Rancho Palos Verdes to Santa
Monica, and areas in and around Beverly Hills, La Canada Flintridge, and Pasadena/Arcadia.
Local "Trend. Oppor-trinity ni,rp scores ➢or 1".1 Segundo census tracts are presented in Figure C-17
along with the City°s site$ :n���'entory. �� � <➢�s�:t��ed l��te it:a usly, nearly all El Segundo residents reside in
the northwestern Corner of the. City. Y"\ majoriti, of the southern and northeastern areas are comprised
of commercial, corporate, and industrial uses. There are no housing units in these tracts. Only four El
Segundo tracts in the northwestern corner of the City have TCAC Opportunity Map designations.
Due to insufficient data, the remaining two tracts the City, along the eastern and southern boundaries,
do not have TCAC Opportunity Map categorizations.
All tracts with sufficient data in the City are highest resource tracts. There are no tracts in the City that
are classified as areas of high segregation and poverty. Opportunity map categorization and domain
scores for El Segundo census tracts are shown in Table C-11.
Table C-11: Opportunity Map Scores and Categorization
City of El Segundo
Housing Element C-29 January 2022
Source: HCD AFFH Data Viewer, TCAC 2021, 2021,
City of El Segundo
Housing Element C-30 January 2022
Figure C-17: TCAC Opportunity Areas by Tract and Sites Inventory
Source: HCD AFFH Data Viewer, TCAC 2021, 2021.
City of El Segundo
Housing Element C-31 January 2022
-0 N -0M I C-
As described previously, tile Fair I'loustrig , Faik Force calctil2tes economic scores based on poverty,
adult education, emplo)'rrient, job proximityarid median hc)rne values. See Table C-9 for fl-te complete
Est of TCAC Opportunity Map domains and indicators.
Regional Trend. As presented in 'fable C-10 alas rrc,p in l,.tas ,kilgeles County, \Xlhite residents have
the highest labor market participation, while I lispaiiic residents have the IoNvesi labor. ITIUIZCt
participation, I-IgUre C-18 sh0wsTC,\C Opportunity Map economic scores in the Los Angeles region
by tract. Consistent with final TCY] categories, tracts witi, the highest economic scores are iii
concentrated in coasi:al communities, from the Jaljcho Palos Verdes to Santa Monica, and areas
around Beverly Hills, Pasadena, and Arcadia. Tracts with ccon(,')inic scores in the lo\vest quartile are
concentrated in the central Los Angeles County areas, San Gabriel Valley cities around El Monte, and
around the cities of Long Beach and Carson.
Local Trend. As presented in Figure C-19 ' the northwestern comer of the City is comprised of tracts
with e(,�,onotnic scores in the highest quartile. As discussed Previously, tile trans along the eastern and
southern City bowldaties are comprised of mostly industrial, corporate, and cornmercial uses. There
are no housing units located in these tracts. These tracts scored in the lowest quartile for economic
opportunity. The tract along the eastern City boundary has high concentrations of racial/ethnic
minorities exceeding 81% (see Figure C-3).
City of El Segundo
Housing Element C-32 January 2022
Source: HCD AFFH Data Viewer, TCAC 2021, 2021
City of El Segundo January 2022
Housing Element C-33
Source: HCD AFFH Data Viewer, TCAC 2021, 2021.
City of El Segundo 2022
Housing Element C-34 January
EDUIC,SIION
L—
As described above, the Fair Housing Task Force determines education scores based on math and
reading proficiency, high school QradURdon rates, and studem. poverty rates. See Table C-9 for the
Complete Est of TC,\(.' Opportunit), Map domains and indicators.
Regional Trend. As presented in Table C-10 previously, Whitc Los Nnglclles County comniunit"ICS
are located closest to the liighest quality school systetns, while Mack corntnunities are typicall\, located.
near lower s)-sierns.,R]AC Opportunity Nlap education scores for the region are shown
in Figure C-20, The central Cowity areas have the highest c()ncentration of tracts with education
'COM5 in the kx\vest percentile. Tli ere is also a concentration of tracts Witt) low c(ILICation scores around
the San Pedro community and City of Long Beach. Coastal communities, and areas near Arcadia,
Whittier, and Beverly Hills have the highest education scores.
Local Trend. Figure C-21 shows TCAC education scores for El Segundo tracts. Tracts in El Segundo
received education scores consistent with economic scores discussed above. The northwestern corner
of the City, where a large majority of El Segundo households are located, scored in the highest quartile,
while the tracts along the eastern and southern City boundaries received education scores below 0.25.
City of El Segundo
Housing Element C-35 January 2022
Source: HCD AFFH Data Viewer, TCAC 2021, 2021
City of El Segundo 2022
Housing Element C-36 January
Source: HCD AFFH Data Viewer, TCAC 2021, 2021
City of El Segundo
Housing Element C-37 January 2022
ENVIRONMENTAL
Environmental health scores are determined by the Fair Housing Task Force based on
CalEnviroScreen 3.0 pollution indicators and values. The California Office of Environmental Health
Hazard Assessment (OEHHA) compiles these scores to help identify California communities
disproportionately burdened by multiple sources of pollution. In addition to considering (1)
environmental factors such as pollutant exposure, groundwater threats, toxic sites, and hazardous
materials exposure and (2) sensitive receptors, including seniors, children, persons with asthma, and
low birth weight infants, CalEnviroScreen also takes into consideration socioeconomic factors. These
factors include educational attainment, linguistic isolation, poverty, and unemployment.
Regional Trend. As discussed previously, Black residents countywide are most likely to experience
adverse environmental health conditions, while White residents are the least likely. A larger proportion
of Los Angeles County has environmental scores in the lowest percentile compared to economic and
education scores (Figure C-22). The central Los Angeles County, San Gabriel Valley, and South Bay
areas all have concentrations of tracts with environmental scores in the lowest percentile. Tracts with
the highest environmental scores are in western South Bay areas (i.e., Rolling Hills and Redondo
Beach), and areas around Inglewood, Altadena, Whittier, Lakewood, and Malibu.
Local Trend. Environmental scores by tract in El Segundo are shown in Figure C-23. Only one tract
in the northwestern corner of the City received an environmental score above 0.50. The three
remaining tracts in the northwestern corner scored between 0.25 and 0.50, and the tracts along the
eastern and southern City boundaries scored in the lowest quartile. The tract along the eastern City
boundary has a larger non-White population compared to the rest of the City (see Figure C-3).
Sites Inventory. The February 2021 update to the CalEnviroScreen (CalEnviroScreen 4.0) and the
City's sites inventory is shown in Figure C-24. A census tract's overall CalEnviroScreen percentile
equals the percentage of all ordered CalEnviroScreen scores that fall below the score for that area.
The areas with the highest (worst) scores are in the northwestern corner of the City.
The distribution of RHNA units by CalEnviroScreen 4.0 score is shown in Table C-12. Approximately
47% of lower income units, 39% of moderate income units, and 64% of above moderate income units
are in tracts scoring between the 11 ' and 20'' percentile. There are more lower income units (49.2%)
and moderate income units (61.3%) in tracts with scores in the 51" to 60`s percentile compared to
above moderate income units (31.3%).
Table C-12: Distribution of RHNA Units by CalEnviroScreen 4.0 Percentile Score
City of El Segundo
Housing Element C-38 January 2022
Source: HCD AFFH Data Viewer, TCAC 2021, 2021
City of El Segundo
Housing Element C-39 January 2022
Source: HCD AFFH Data Viewer, TCAC 2021, 202E
City of El Segundo
Housing Element C-40 January 2022
Figure C-2 : CalEn ° oScreen 4.0 Percentile Score by Tract and Site Inventory
Source: HCD AFFH Data Viewer, CalEnviroScreen 4.0, 2021.
City of El Segundo
Housing Element C-41 January 2022
TRANSPORTATION
H juab Pae:�rituutt � Iu�de:. slaa.Iwll in "'1 sable (1-10, can be used to show transportation need
eogta'1ate.anl}, Block groups with lower jobs proximi y indices are located further from employa�aewnt
gl���.
opportunities aiid have as l�aighea� geed feaiw tr<��inspeja�t�atit�aa. trYai�ltil� Trig i�.a�f eflicieiat atffe:arelab�le
tVaaa'SpOrt.ataon can be used to in asauae fair housing ,and access teu ol�poxtuiaitiesSCAG elcvelculued a
mappttal too] fiat High )t�aaattar l a�°anstt Areas (l '1 '1 � �) as 1), of the Ceanrue e t SoCal 2f� 20 2045
l' egiatt al 1 ttai�sl tittat�ie�aia Plaan/Sust�a�iri able ("oaninuani6e�s Strategy (R l P/S( S). SCAG elelaTh l .section
as areas within one-half mile from a major transit stop and a high el,u�ality transit cot
ardor, This section
also utilizes All Transit metrics to identify transportation opportunities it°t Los Angeles County and El
Segundo.
Regional Trend. All `l nansit, explores metrics that reveal the social and ecofionuc impact of trxail:sit,
sl ec.uf�ca.11y lamteil iiig at cotmec:tav ity, aaccess to jobs, ar�cl lrcelueiicy of sea^arice. l,, l Segurido's All fraatisit
`) )_ (7,8),
Redondo PerformaaBeach ice at6.6), and he Count(6.8). Th"e City �sarored shghtl�r�w
rlewaieuuel 7.7' 1 a�ttc a c
� ) � � l 1ryi��luLt: than Manlaattatu l�,e��aeaa
(5.6). Los Angeles County All Transit metrics, are; shown tat 1, iguae (".25, "me Countys All Transit.
score of 6.8 indicates a moderate conibinadon of trips per week arid nutnbcr of accessible jobs
enabling. a i-noderate number of people to take transit to work. All l r,anstt estimates 93.9f% of obs and
90,1'%� of workeu's are located within 1/2 a mile from transit.
Figure C-25: Los Angeles Count), All Transit Metrics
NI
Streets Trani
W`IYdIM w �d i
Y�:pv<,
,� r�t tufa�iel,,a
AIITransit„ Performance Score
County: Los Angeles, CA
Moderate combination of trips per week and
number of jobs accessible enabling moderate
number of people to take transit to work
On Average Households have:
�II� II R w .t. Trips IPr, Wee=Icx th ll' Wile
Mile
go�Accesbein_ 30 m nu[eVD
Jts
•�. Q,,,yn"19iYJtt:MS ,,,,�....... .,.,._.......�
�WhD UseTran5 t
^",'....
Show Transit Agencies (42)
Overall transit score that looks at connectivity, access tojobs, and frequency of service.
in' 1 1-2 2-4 M 4-5 ;": S-6 6-7 7-9 9 i
Source: All Transit'Aletrics: All Transit Performance Score —Los Angeles County, 2019.
As shown in Figure C-27, block groups around Santa Monica and Beverly Hills, Pasadena, Torrance,
downtown Los Angeles, and coastal areas around El Segundo have the highest jobs proximity index
scores indicating employment opportunities are most accessible in these areas. Central County areas,
from Inglewood to Bellflower, southern South Bay cities, and parts of the San Gabriel Valley have the
lowest jobs proximity index scores. Most of the central County areas are considered HQTAs.
Local Trend. All Transit metrics for El Segundo are shown in Figure C-26. El Segundo received an
All Transit Performance Score of 5.8, indicating a moderate combination of trips per week and
City of El Segundo
Housing Element C-42 January 2022
number of jobs accessible by transit. All Transit estimates that 99.6% of jobs and 99.6% of workers
in El Segundo are within 1/2 a mile from transit.
1;i'_tare, -26: eaulnlo All Iransit lvletrlcs
+ DW Rey Streets Transit r, Map Satellite
d� ,k �llluud 10/Pri1r
_, d �mm i°u^uue:rev i h 4y ea ox7Ctwrar'o� s� uwrw a"..ma�m: �s
a
'u; o
,. LMfenluwnonr
-.. ...
0aw^d�uaruavw^.
1
fly
4 it%
n ano
or
kM. Pt�tlM(l rp
I„ /
Overall translt score that looks at connectivity, access to jobs, and frequency of service.
R< 1 01-2 2-4 @' 4-5 `P 5-6 6-7 7-9 9—
Affransit - Performance Score
5.8
City: El Segundo, CA
Moderate combination of trips per week and
number ofjobs accessible enabling moderate
number of people to take transit to work
On Average Households
� tuantiit "V P..,.,.
rh�e Ycvel4h�n x`, M".It",,,-�-_�„-.
q
o +tir. Trans t Routes v thin Mlle
Jobs Accessible m30-m nute trip
�II�I Q•om,muters 4Nho Use Transit -.�
.... ..�
Show Transit Agencies (5)
FMert � map MIX
Source: rUl Transit Metrics: All Transit Performance Score — ht Segundo, /-U IV.
As shown in Figure C-28, all census block groups in El Segundo received the highest jobs proximity
index scores exceeding 80, indicating that employment opportunities are very accessible in the City.
Additionally, the eastern side of the City is considered an HQTA (Figure C-27).
City of El Segundo
Housing Element C-43 January 2022
Source: HCD AFFH Data Viewer, HUD 2014-2017, 2021.
City of El Segundo
Housing Element C-44 January 2022
Source: HCD AFFH Data Viewer, HUD 2014-2017, 2021.
City of El Segundo
Housing Element C-45 January 2022
5. Disproportionate Housing Needs
Housing problems in El Segundo were calculated using HUD's 2020 Comprehensive Housing
Affordability Strategy (CHAS) data based on the 2013-2017 ACS. Table C-13 breaks down households
by race and ethnicity and presence of housing problems for El Segundo and Los Angeles County
households. The following conditions are considered housing problems:
0, Substandard Housing (measured by incomplete plumbing or kitchen facilities)
* Overcrowding (more than 1 person per room)
0 Cost burden (housing costs greater than 30%)
In El Segundo, 24.7% of owner -occupied households and 44.4% of renter -occupied households have
one or more housing problems. The City has a smaller proportion of households with a housing
problern compared to the (..',ounty, where 38.99,46 of owner-occu[iied households, and 62,39/6 ofrenter-
occupied households experience a housingproblem. In El Segtitido, all pacific Islander renter..
households experience a hear, -occupied
I , Problem. White owner- occu pied households, Asian owner
households, and Hispanic renter -occupied households also experience housing PrOblenis at a higher
rate than the City average.
Table C-13: Housing Problems by Race/Ethnicity
COST BURDEN
ceed 30'/�) of th,eir gross income for
lJouseliolds are considered cost burdened if housing costs, ex
housing,and severely cost burdened if housing costs exceed 5011/0 of their gross income. Cost burden
in 1 1 Segundoand Los Angeles County is assessed u,;ing 202() HUD C'I IAS data (based on 2013-2017
,\CS eswilates) and the I ICD DataViewer (based on 2010-2014and 2015-2019 AC 'S estimates).
Regional Trend. Cost burden by tenure and race/ethnicity for Los Angeles County is shown in Table
G-14, Approximately 4594� of Los Angeles County households are cost burdened, including 35% of
owner -occupied 110L I �seholds and 54,2'�Io of renter -occupied households. Non -Hispanic Black and
Hispanic renter households have the highest rate of cost burden of 59.6% and 58.3%, respectively.
Non -Hispanic White arid non-1-11spanic Pacific Islander owner households have the lowest rate of
cost burden of 31T""o and 33.394'j, respecti�I,ely. Cost burden is more common amongst renter
households than owner households regardless of race or ethnicity.
City of El Segundo
Housing Element C-46 January 2022
Table C-14: Cost Burden by Race/Ethnicity and Tenure — Los Angeles County
Cost burden Figure C-29 and Figure C-30 show concentrations of cost burdened owners and renters
1)), tract for the region. Tracts with high concentrations of cost burdened owners are gelicrally!
dispe,rscd tbrouphout tlie (,-oujjt- -evalent in ilie central Count), areas,
Overpming owners are most 1,x,
-s of the San Gabriel Valley. In most
In the westside cities of Santa Monica and BeNerly 1-411s, and part,
tracts in coastal areas from Rolling Hills to El SegUtIC10, 20111/0 to 609,4,,j of owners are cost burdened.
There is a higher concentration of cost burdened renters countywide. More than 40% of renters
overpay for housing in most Los Angeles County tracts. Tracts where more than 60% of renters are
cost burdened are most concentrated in the central County areas around Inglewood and the City of
Los Angeles, Long Beach, eastern County cities including Norwalk, and parts of the San Gabriel
Valley. Between 20% and 60% of renters in coastal areas around El Segundo overpay for housing.
There is a higher concentration of overpaying renters in tracts to the east of the City.
Local Trend. Cost burden by tenure in El Segundo based on HUD CHAS data is shown in Table
(""-.15, Pacific Islander, Hispanic, and Black renter -occupied limiselic)Ids haire the highest rate of cost
burden in the city (100%, 45.3r1,o, and 43.8% respcctively), There are no cost burdened 1-lisi-mnic
owners or owners (,:)( a race not listc°d ("other") in El Segundo. 1-'or all racialand ethnic groups other
than Asiaans, cost burderi is more prew,alcnt arriongst renter -occupied households. Overall, 31.9% of
El Segundo households are cost burdened, and 14.6% are seNrerally cost burdened. Only 24% of
owners in IHI Segundo spend more than 301)/(r of their income on housing, compared to 38.3% of
renters. Fewer households are cost burdened in El Segundo compared to the County.
City of El Segundo
Housing Element C-47 January 2022
Table C-15: Cost Burden by Race/Ethnicity and Tenure — El Segundo
Figure C-31 through Figure C-34 compare cost burden by tract M using the 2010 2(Q 4 and 2015-2019
ACS. The rate of cost burdened owners has decreased or remained the same in all traits in lr.l. Segundo
since the 2010-2014 ACS. Between 20% and 40% of owners are currently cost burdened in all tracts.
The rate of cost burdened renters has increased in one tract in the northwestern corner of the City.
According to the most recently 2015-2019 ACS estimates, between 40% and 60% of renters overpay
in most El Segundo tracts. Only 20% to 40% of renters overpay in the tract at the cross section of the
PCH and El Segundo Boulevard.
Sites Inventory. As discussed above, between 20% and 40% of owners overpay for housing in all El
Segaindo tracts. 1"l'te distribution ofRI IN A units, by cost lxmlt;ncd renters is shown lxlow. Over half
591�(�) of ltlI,i units are in tr aces where 4011,, cp to 6011✓ij� of renters overpay for housing, including 50.8%
of lower incoti-ic units 315.7% ofmoderate income units, and 68.7% of above moderate income units.
As shown in Figure C-34, between 40% and 60% of renters are cost burdened in a majority of the
City.
Table C-16: Distribution of RHNA Units by Percent of Cost Burdened Renters
City of El Segundo
Housing Element C-48 January 2022
Source: HCD AFFH Data Viewer, 2010-2014 ACS, M2I-
City of El Segundo January 2022
Housing Element C-49
Source: HCD AFFH Data Viewer, 2010-2014 ACS, 2021.
City of El Segundo
Housing Element C-50 January 2022
Source: HCD AFFH Data Viewer, 2010-2014 ACS, 2021,
City of El Segundo
Housing Element C-51 January 2022
Source: HCD AFFH Data Viewer, 2010-2014 ACS, 2021,
City of El Segundo
Housing Element C-52 January 2022
Figure C-33: Cost Burdened Owners by Tract and Sites Inventory (2019)
4,
C#h 140 vy,
EJ1 jegtin do
0 Per
"Ikv"
"DIM,
a IBM
F Ell scjumh'
Ji
Sources: Esfi, HERE,, Garmin, FA0,1"l
art ail?
City of Ell Segundo Housing Element Update 2021-2029
Cost Burden 2019 - Owners with Sites Inventory
Overpayment by Home Owners (2015-2019) - ACS Tract Level
B25091.ca1c_pdMortGE30pctE
< 20%
20%-40%
40%-60%
60% - 80%
JIM > 80%
EM Table B - Rezone Sites
City Boundary
Source: HCD AFFH Data Viewer, 2015-2019 ACS, 2021.
N
DRAWTAP
Ei-is
0 1,500 3,000
Feet
City of El Segundo
Housing Element C-53 January 2022
Figure C-34: Cast Burdened Renters by Tract and Sites Inventory (2019)
Source: HCD AFFH Data Viewer, 2015-2019 ACS, 2021,
City of El Segundo
C-54 January 2022
Housing Element
OVERCROWDING
A household is considered overcrowded if there is more than one person per room and severely
overcrowded is there is more than 1.5 persons per room. HUD C1 AS data based on the 2013-2017
ACS and the HCD AFFH Data Viewer (2015-2019 ACS) is used to show overcrowding in El Segundo
and Los Angeles County.
Regional Trend. As shown in Table C-17, 5.7% of owner -occupied households and 16.7% of renter -
Occupied households in the County are overcrowded. Severe overcrowding is also an issue in the
County, espe61lly aniongst renter households. More than 1% of owner households and 7.6% of renter
households are severely overcrowded.
Table C-17: Overcrowding by Tenure
Figure C-35 shows concentrations of overcrowded households by tract regionally. Overcrowded
households are most concentrated in the central County areas, including the City of Los Angeles,
South Gate, and Compton, and in parts of San Gabriel Valley. Areas north and south of El Segundo
have concentrations of overcrowded households below the State average. Tracts east of El Segundo,
around Hawthorn and Inglewood, have significantly more overcrowding.
Local Trend. As presented in Table C-17 above, a smaller share of households in El Segundo are
overcrowded compared to the countywide average. Less than 1% of owner -occupied households and
5.8% of renter -occupied households in the City have more than one person per room. Only 0.5% of
owner households and 2.2% of renter households are severely overcrowded, with more than 1.5
persons per room.
Figure C-36 shows overcrowding by tract in the City. There are no tracts in El Segundo where the
percent of overcrr.awded households exceeds the statewide average of 8.2%.
City of El Segundo
Housing Element C-55 January 2022
Source: HCD AFFH Data Viewer, 2020 HUD CHAS data, 2021.
City of El Segundo
Housing Element C-56 January 2022
Source: HCD AFFH Data Viewer, 2020 HUD CHAS data, 2021.
City of El Segundo
Housing Element C-57 January 2022
incoinplcte plurnbMg! or kitchen facilities and !rousing stock age can be used to measure substandard
housing conditi.oras. Incorriplete facilities and hous�irag age are based on the 2015-2019 ACS. In general,
r.esiderrtial structures over 30 years of age require minor repairs and modernization imprs:rVerrrent':s,
while units over 50 years of age are likely to require major rehabilitation such as roofing, plumbing,
and electrical system repairs.
Regional Trend D"ess that) 1 .a households its the County lack complete plumbing facilities, and 1.5%
lack ccrra lalet:e kitchen faciiitrr,s. lnccrr-aplcr,c facilities are more common amongst renter -occupied
households, Orrly 0 `Y6 of owner households Tack complete kitchen facilities compared to 2.5% of
renters (Table C-18).
Table C-18: Incomplete Facilities
Housing age can also be used as rrr'a rrad.tcador- for: substandard housing and rehabilitation needs. In
gencral„ residential structures over 10 Leans of age require tnincrr repairs and modeMrrrt atiorl
it alarca ,errrertts, while units over 50 gears of age :ere likel} to require r•r�tajor rcl�abili ation such as
roofing, plumbing, a.ml electrical system repairs. In the County„ 86" of the housing stock was built
prior to 199,0, iricluding 60,51r6 built: prior to 1970 (Table 19).
Local Trend. There are no owner -occupied households lacking complete plumbing or kitchen
facilities in 1'lixl Segundo (Table (:-18). A, larger proportion of renter -occupied households in El
Segundo lackcornple:�:te kitchen facilities coinpa.red to the share countywide. Of renter households,
0 5,'r,,`u lack complete plr.rml:ring facilities arid 3.6%) lack complete kitchen facilities.
Table 19 shows the housing stock age in El Segundo and El Segundo block groups. Nearly 90% of
tlae Laity':, lvr)using stock was built prior to 1990, a Slightly higher share than tlae C'oLin ty. Tract 6200.01
block groups 1 turd 3, arid tract. 6201.01 block growl 2 have the l ar°geS°tShare o1 larausrrag trnips urged 50
or older. More to t'9r:rrr 70r caf'Btotrsrrag units in these lalc:ack ,rraups were built pricer to 1970 Figure C-37
shows the median year housing units were built by block group. The northernmost tracts, tracts
6201.01 and 6200.01, have slightly older housing stocks.
City of El Segundo
Housing Element C-58 January 2022
Table 19: Housing Unit Age
® r
I I
I
Block Group 1, Tract 6200.01
73.1%
21 0%
5.9%
442
..�-� .......�....._
Bl�ock .....Group 2, Tract 6200,01
64.9%
27 8%
7.3%
479
Block Group 3, Tract 6200.01
76.5%
11.0%
12.4%
571
Block Group 1 Tract 6200.02
55.3%
29.4%
15.4%
494
..�.
Block Group 2, Tract 6200.02
42.5 /0
.....-
29.7 /0
_
27.7%
_2....
602
Block Grou 3 Tract 6200.02
59.9 %
29.1%
11.1%
416
...
Block Group 1, Tract 6201.01
.. �
57.4%
38.1%
4.6%
680
Block Group 2, Tract 6201.01
75 3%
18.9%
_...
5.8%
_ _
782
.....� .._m
..._
Block Group 3, Tract 6201.01
_
56.8%
33.3%
IT__
9.9%
718
BlockGroup1 Tract 6201.02
P
57 5%
23 10%
......
.81
„ITIT
Block Grou 2 Tract 6201.02
55.1 /0
36.7 /0
°
8 2 /
403
p3.t. 1.02
Block Group 3, Tract 6201.02
62.0 /0
%
29.
-.9%
8.1%
803
Block Group 1, Tract 9800.13
W�.
--
.......
0
...... .......
Block Group 1, Tract 9800.30
....
__
0
..
-
El Segundo
�°
617/0
27 4%
10.9%
6,771
Los Angeles County
60.5%
25 4%
14.1%
3,542,80
ource: 2015-2019 ACS (5-Year Estimates).
BuiltFigure C-37: Housing Stock by Block Group - Median Year
Median year structure built -Estimate - in 14 Geos , in 2019
Survey/Nogram: American Community Survey 6 iroduirr. 2°I AC °deer 6. Ilirue0.cs 9➢ t nOr rY f`. 9aVc
in GSbek u a uii ............. -- Ca^sau9irarl FuPes Cz rr Gvs .mm _�,...... .._...-........
IC:11_V .r i r
1:;eaesaa C'.[enr G:,f:os Ban rnajp .Fable NoNs y
o P
. 3 h
u'rq pa9 X r"d201.02
� 6"fYWA mPo � I
y
....
f 9
Legend �r4 ago°
1,966-1,978 - 9r,, Py/,Bd'RP7 p 6024M.
1,962 1,965
1'p1 , ,.. _m, ... �,-.,,,�..,..,�_.... __....-- _,. _,...w... W.
7 3 4 '1 V9f1 N ` ,,., „�.. GG4 �N6�.J.W89 COMM
"I 1 4 1 A5�7 Z 9ry #VN.. M1'dYw9
�.
"I 953 1 .9153
67fl
Ne. VD,dP.a - rr �
Source: 2015-2019 ACS (5-Year Estimate).
City of El Segundo
Housing Element C-59 January 2022
DISPIACEMEN,r, RISK
HCD defines sensitive communities as "communities [that] currently have populations vulnerable to
displacement in the event of increased development or drastic shifts in housing cost." The following
characteristics define a vulnerable community:
* The share of very low-income residents is above 20N and
0 The tract meets two of the following criteria:
01 Share of renters is above 40%,
• Share of people of color is above 50%,
• Share of very low-income households that are severely rent burdened households is
above the county median,
• The area or areas in close proximity have recently experienced displacement pressures
(Percent change in rent above County median for rent increases), or
• Difference between tract median rent and median rent for surrounding tracts above
median for all tracts in county (rent gap).
Regional Trend. Figure C-38 shows sensitive communities at risk of displacement in the region.
Vulnerable communities are most concentrated in the central County areas around the City of Los
Angeles, Inglewood, South Gate, and Compton, East Los Angeles, and parts of the San Gabriel Valley.
There are fewer vulnerable communities in coastal areas from Rolling Hills to Malibu.
Local Trend. As shown in Figure C-39, there are no sensitive communities at risk of displacement in
El Segundo. Tracts just east of the City in Hawthorne and Lawndale are considered vulnerable to
displacement in the event of increased redevelopment or shifts in housing cost.
City of El Segundo
Housing Element C-60 January 2022
Source: HCD AFFH Data Viewer, 2020 Urban Displacement Project, 2021..
City of El Segundo
Housing Element C-61 January 2022
Source: HCD AFFH Data Viewer, 2020 Urban Displacement Project, 2021.
City of El Segundo
Housing Element C-62 January 2022
HOMELESSNESS
Regional Trend "11-le 1 ets '�nnl„e:les I lonieless Services Authority (LAHSA) estimates there were
66,436 persons experiencing Niornclessness in the Los "tngele s C<: unt r, based on the 2()20 Grcalat 1.,os
Angeles l-le. mel.ess Poittt iti Titnc (1''l 1) C ounvt Fignnae C -�10 shows the Los ;%ngeles County homeless
populations from 201 i to 2020, App oxii nately 72`!6 (')f Ialte• homeless population is aansheltcrcd and
the remaining ing 28",11,) is shelte,re d. Ilie hon-icless population has increased by nearly 50% since 2015, and
12.7% since 2019. According to 2020 Department of Finance (DOF) estimates, the Los Angeles
County population as a whole has grown only 0.5% since 2015.
inure - 0® Los Angeles County Homeless Population Trend
58,936
60,000 55,048 52,765
MO DI1
44,359 46,874
66,436
2015 2016 2017 2018 2019 2020
Unsheltered NA, Sheltered
........................
Source: Los Angeles Homeless Services Authority (LAHSA), 2015-2020 LA County/LA Continuum of
Care (CoC) Homeless Counts.
Table C-20 shows the homeless populations in 2019 and 2020 by population type, gender, and
health/disability. Approximately 19% of the homeless population belongs to a family with one or
more child, 38.4% are chronically homeless, and 22.3% have a serious mental illness. Since 2019, the
population of hoincicss Family members (+45,7%), persons experiencing chronic homelessness
+542%), persons fleeing domestic violence (+401'y!/b), non-binary/gender non -conforming persons
(+325.5",'4)), and persons with it substance rise: disorder (+1041/o) have increased the most drastically.
"�d�"lie: popttlatia'tn of tra nsgendet persons and persons with HIV/AIDS experiencing homelessness have
decreased by 81.4% and 4.7%, respectively.
City of El Segundo
Housing Element C-63 January 2022
Table C-20: Los Angeles County Homeless Population Demographics (2019-2020)
®
®
-
Total
7
100 0% ...._
66,436
100.0°0° ..
.12' o%..._._
d duals....._
""
724
58,936
0,071
85.0%
_.... 53,619
80�7 //
7.1 /o
........_.... ._.
nsitional Aged Youth (18-
3,635
6.2%
4,278
6.4%
17.7%
...
unaccompanied Minors and
p (under
66
0.1%
74
0.1%
12.1%
18
__
.... .......
Family Members*
8,799
14.9%
12,817
19.3%
45.7%
Veterans
3,878
. 6.6%
3,902
5.9%
0.6%
.._. ...........
People Experiencing Chronic
16,528
28.0%
25,490
38.4%
54.2%
Homelessness
Fleeing Domestic/Intimate
5 3%
4,356
6.6%
40.0%
Partner Violence
Gender
Male
39,348
44,259 66.6%m m
12.5%
66 ^8%
Female
18,331
............
31.1%
21,129
31.8%
15.3%
Non-Binary/Gender Non-
200
0.3%
851
1.3%
325.5%
Coil forming
._....
............
_._.
...................
l"r �.isgc,nder
1,057 L
1. /-
197 1
0.3%
-81.4%
Health and Disability**
Substance Use Disorder 7,836 13.3% 15 983 241% _ 104.0%
_......... .....
HIV/AIDS
1,306
2.2%
........
1,245
1.9%
_----
-4.7%
�....._
Serious Mental Illness ................
13,670
23.2%
_
14,790
22.3%
_..
1.2%
___....._. ..................m._, .......
Percent of Total County0.6%
--
0.7%
1--
Po 'talation.
�lemgaz;a's of families with at least one child under 18.
Indicators are not mutually exclusive.
Source: Los Angeles Homeless Services Authority (LAHSA), 2019-2020
LA County/LA Continuum of Care
(CoC)
l larmeless Counts.
The following data refers to the Los Angeles Continuum of Care (CoC) region, covering all Los
Angeles County jurisdictions except for the cities of Long Beach, Pasadena, and Glendale. Special
needs groups are considered elderly or disabled (including developmental disabilities), female -headed
households, large families, farmworkers, and people experiencing homelessness.
Nearly 20% of the homeless population are members of families with one or more child under the
age of 18, 9.9% are elderly persons aged 62 and older, 17% have a physical disability, and 8.3% have
a developmental disability. Only 32% of homeless persons with a developmental disability, 17.3% with
a physical disability, and 21.5% of homeless seniors are sheltered. However, most families (76.3%) are
sheltered (Table C-21).
City of El Segundo
Housing Element C-64 January 2022
Table C-21: Homeless Populations and Special Needs Groups
Figure C-41 and Table C-22 show the Los Angeles CoC homeless population by race and ethnicity.
The Hispanic/Latino, Black/African American, and White populations make up the largest
proportions of the homeless population. The Black/African American population is the most
overrepresented in the Los Angeles CoC region. Nearly 34% of homeless persons are Black or African
American, compared to only 7.8% of the population countywide. The American Indian and Alaska
Native population is also overrepresented, making up only 0.2% of the County population, but 1.1%
of the homeless population.
Source: LAHS A, 2020 LA CoC Homeless Count.
City of El Segundo
Housing Element C-65 January 2022
Table C-22® Los Angeles CoC Homeless POPUlation by Race/Ethnici
American Indian/Alaska Native
686
1.1%.
..... 0.2%
. ..... . ....Asian
774
1.2%
14.4%
. ..... —
..... . ..........
Black/African American
21,509
33.8%
7.8%
. ..........
Hispanic/Latino
23,005
36.1%
48.5%
—Pacific Islander
205
0.3%
0.2%
White
16,208
25.4%
26.2%
— -- — ------
uld-Racial /Other
. ... ..........
ours LAHSA, 2020 LA CoC Homeless Count; 2015-2019 ACS (5-Year Estimates),
........... -
I ` go re G 4 2 ai a dTab le G 2.3 s h oxv th e d i s t rib ti tion of homeless persons in the Los Angeles CoC region
by age, Adultsagpd 25 to 54 inake Lip most of the homeless population, followed by adults aged 55 to
�61, a , nd children under 18. Children account for 11.8% of the homeless population and seniors (age
62.4-) accOLUIL fOl9.ai�"'O Of the population; 6.61,,/r.t of the homeless population is transitional aged youths
between the ages of 18 and 24.
Figure C-42: Los Angeles CoC Homeless Population by Age
Source: LAHSA, 2020 LA CoC Homeless Count.
City of El Segundo
Housing Element C-66 January 2022
Table C-23e Los Axi eles CoC Homeless Population
Under 18
7,491
11.8%
22.0%
18 24
4,181
6.6%
_.
9.7%
.............�.
._.
25-54
_.
37,138
58.3%
43.2%
55-61
.
8...,
606
13.5%
8.7%
........
62+
6,290_.__j
9.9%
16.4%
)urce: LA IS A,
2020 LA CoC Homeless Count; 2015-2019 ACS
(5-Year Estimates).
Local Trend. According to the Los Angeles County PIT count, there were 47 persons experiencing
homelessness in El Segundo in 2020. As presented in Figure C-43, the homeless population in the
City has increased from 20 persons in 2016. All persons experiencing homeless in the City are
unsheltered. A higher concentration of persons experiencing homelessness were identified in tracts
along the eastern side of the City.
Figure C- 3: El Segundo Homelessness ro'pulation to-inniar°y°
READ _ e.ae -''e--- =— 'o-: -°-•—a `s " -= - =___— Total Point -In -Time Homeless Population (2016 thru 2020)
Select a Year Search or Select a Community/City Total Homeless Population
2020 0M ft,*kVuaB. X
Community 47
Results from Homeless Count
El Segundo
Q Search
Sheltered Persons
1,J&Tj , , Alapbox C OpenSlreethlap improve this map
Source: LAHSA, 2020 LA CoC Homeless Count.
Based on Los Angeles County Coordinated Entry System (CES) statistics, of the 27 persons
experiencing homelessness assessed in El Segundo between July and December of 2020, three were
youth, three were members of families with one or more child, two were veterans, and three were
elderly adults aged 62 and over.
�1�_tr%c.l Treml,
The City of El Segundo was incorporated in 1917. El Segundo was originally purchased by the
City of El Segundo
Housing Element C-67 January 2022
Standard Oil refinery in 1911 and remained a "one -industry town"' witil the 1920s.Thc U)s z\ngeles
International Airport (LAX) opened in 1930, making [,"I Segundo at, ac,-Ospacc 1IL1113 \Vhile F, ' I
Segundo is predominantly White, historically, the City, was given a GrAdllg Uilder I 101-C's redlining
maps, FUrther described below. Lower ratings j,C11CI-AlIV indicated a higher concentration of
racial/eflinic 111i ority Populations �whilc higher ratings wc°re considered arews better for inves till ents,
in
and were typically predominantly White neighborhoods. 1.l Segundo likely receivcd a Grating due to
the high number of blue collar workers brought in by the Standard Oil Company and LAX.
The 1896 Supreme Court ruling of Plessy v. Ferguson upheld the constitutionality of "separate but
equal," ushering it, the.jirn Crow Era of racial segregation and disenfranchisement. IIIIS sentiment
spread beyond the South, where African ,krnericans and other minority VTOLIPS were expelled from
predon:iinandy \NIc Vcorm-nuni ties, through the adoption of policies, forbidding thern from residing
or even being %vithin town borders after darl,-, known as 'sundown towns.' ("ontrary t() the widespread
rn_isc(,) riception t lult these existed 0 111 Yin the deep sot i t. h, su ndown towns were prominent tha.ciiighout
�
the Country, including more than 100 California towns, several of which in Los Ang cles County.
The Home Owners' Loan Corporation (HOLC), formed in 1933 under the New Deal Program,
established the County's first red -lining maps. The northwestern comer of El Segundo received a C-
rating, indicating the community was "declining" and, a higher loan risk. Redlined, or D-rated
COMMUnIttes, were typically comprised of large ininority corninunities. Scgrregadon achieved through
red lining was further exacerbated thl'OUgli the establishmcrit of the 1�iedcral I I ouslag Administration
in'1934, The FHA insured bank tnongages that covered 80% of purchase prices and had terms of 20
you. -sand were fullyatilortized, However, the RJAalso conducted its ownapPramils; lllorr,�,�ages were
granted only to, V,"hites and n-tixecl-race neighborhoods or White neighl,iorhoods in the vicillitY Of
Black, neighborhoods were deemed "too risky," Figure C-44 shows the redlining reaps for El Segundo
and the surrounding areas.
5 Megowan Realty Group, Bruce and Maureen Megowan. 2020. https, �rnaur�eenme �pwan.conisout�h-ba
tiistorylhi5tory-of-ei-se&undo Z. Accessed January 2022.
6 Rothstein, Richard. (2017). The Color of Law: A Forgotten History of How Our Government Segregated America,
Liveright Publishing Corporation. _
City of El Segundo C-68 January 2022
Housing Element
Figure C-m Redlining Map ® El Segundo and Surrounding Areas
Lend i_ r-acC1 eS
Home loan applications in El Segundo by race and income are shown in Table C-24. Black and joint
race applicants were denied loans at the highest rates (25 percent and 18 percent, respectively), while
American Indian/Alaska Native (one applicant; 0 percent), Asian (5.4 percent), two or more minority
race (one applicant; 0 percent) and Hispanic/Latino (8.7 percent) applicants were denied at the lowest
rates. Applicants belonging to lower income categories had higher denial rates; 50 percent of loan
applications submitted by low income residents were denied compared to 33.3 percent of moderate
income residents, 13.8 percent of middle income residents, and only 6.1 percent of applications
submitted by upper income residents.
City of El Segundo
Housing Element C-69 January 2022
ranurpose and Typ+ase
- Conventional 77.0% 7.0% 213
Purchase - Government 45.5% 18.2% 11
Home Improvement 66.7% 14.6% 48
financing 71.30/Xo 11.7% 349
pplicant Race/Ethnicity
American Indian Alaska 100 0°/0 0.0% 1
Native
Asian 89.2% 5.4% 37
Black or African American 75.0% 25.0% 4
Hawaiian / Pacific Islander N/A N/A 0
White 71.5% 11.8% 407
.._--r... Races 100.
2 ox More Mtnoity 0% 0.0% 1
Joint Race 71.4%mm 17.9% 28
(White/Minority) _._... . .........
Race Not Available 70.6% 6.3% 143
.... .....
... .......�.
Hispanic or Latino 60.9% 8.7% 23
_� .._....
_ ........ .....
Not Hispanic or Latino 74.1% 11.9% 428
pplicant Income
Low (0-499/6 of Median) 50.0% 50. )% 2
Moderate (50-79% of 22.29/o 33.3% 9
itSediana'
Middle (80-119% of 72.4% 13.8% 29
Median
Upper (>=120% of 72.4% 10.2% 532
Media n-
mm Income Not Available 83.7% 6.1% 49
`�;it. ' This dataset excludes �datGzclta�tfxt,, tr cony@r1t"tt' applications. Sumo percentages
�,riay not total 100%.
�-our•ce: Home ort atg " c Disclosure Act (& i L1.1 Data - C, io, of El Sc ° tw alt , 2020.
C. SITES INVENTORY
In general, the El Segundo is an affluent City and is considered a highest resource area according to
TCAC Opportunity Maps. There are no concentrations of LMI households or low resource areas in
the City; therefore, the City's RHNA strategy does not disproportionately locate units, specifically
lower income units, in low income or low opportunity areas. There are also no concentrations of
persons with disabilities in the City and the City's RHNA strategy does not disproportionately place
lower or moderate units in areas with larger non-White populations, low environmental quality, or
cost burdened households.
Additionally, the sites were selected, in part, based on the following methodology to ensure new
housing development has ample access to opportunities regardless of income level. All sites meet at
least three of the following criteria:
City of El Segundo
Housing Element C-70 January 2022
Within 1/4mile from school
2. Within 1/4n-ffle from parks
3. Within 1/4mile from religious institution
4. Within '/4mile from healthcare facility
Within V4 mile from grocery store
6. Within 1/4 mile from fire station
7. 1/4nifle from police department
D. IDENTIFICATION AND PRIORITIZATION OF
CONTRIBUTING FACTORS
1. Insufficient Fair Housing Monitoring and Outreach Capacity
El Segundo has limited fair housing information available on the City website. Fair Housing outreach
efforts in the City are limited. There were two FHEC) inquiries in the City between 2013 and 2021,
both not related to a specific fair housing issue. There is not a concentration of renters received HCVs
anywhere in the City.
MZ2KW3BMZ=
Lack of monitoring
Lack of a variety of media inputs
Lack of marketing communities
M$= �
While the City generally has low concentrations of racial/ethnic minority populations and LMI
households, some block groups in the northwestern area of the City larger non-White and low to
moderate income populations. Up to 60% of households also overpay in some of these areas. There
are very few HCV recipients in the City despite the level of overpaying households. There are no
affordable housing units, other than senior housing, located in the City.
Location and type of affordable housing, lack of HCVs
RIMMM
A large proportion of the housing stock in El Segundo was built in 1969 or earlier (61.7% of housing
stock). Aging housing units are most concentrated in areas in along the northwestern City boundary.
A larger proportion of renter -occupied households also lack complete kitchen facilities (3.6%)
compared to the County average (2.5%). In 2014-2021, 538 residential violations of the El Segundo
Municipal Code property maintenance standards were reported. While only a small proportion of the
housing stock is considered to be in need of rehabilitation, much of the City's housing stock is aging
and may be in need of rehabilitation in the near future. Further, aging housing units are most
concentrated in areas where there are higher concentrations of overpaying renters and households
with lower median incomes.
City of El Segundo
Housing Element C-71 January 2022
Age of housing stock
Cost of repairs /rehabilitation
4. Displacement Risk
Though there are no sensitive conirriunitics at rlsk of displaceniciii, idetitified in E'I Scgtindo, there are
areas in the City where up to 60"�,"o of households overpay for 111")uSing,"Mariy of these tracts also, have
higlier concentrations of icon -White populations ,ind LN41 houschc)1(h, The lionleless PoPtAlati(XI 111
the City has more than dotibled since 2016.
Displacement risk due to economic pressures
Increasing rents
City of El Segund® January 2022
Housing.Elernent C-72