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CC RESOLUTION 5375RESOLUTION NO. 5375
A RESOLUTION OF THE CITY COUNCIL APPROVING
ENVIRONMENTAL ASSESSMENT NO. EA-1271 AND ADOPTING
GENERAL PLAN AMENDMENT NO. 19-04 (2021-2029 HOUSING
ELEMENT) TO AMEND 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. 5375
Page 1 of 7
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. The proposed project would not result in approval
of any physical improvements. The Housing Element includes an
inventory of sites that are adequate to accommodate the City's assigned
share of regional housing needs but does not propose development
projects. To the extent the Housing Element could indirectly result in
residential development, each potential residential development would be
discretely evaluated under CEQA's requirements. 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;
On February 1, 2022, the City Council adopted a Negative Declaration
and approved the Housing Element at a public hearing;
J. On April 8, 2022, HCD submitted a comment letter to the City requesting
revisions before certifying the Housing Element. Staff, working with the
City's consultant, revised the Housing Element to address HCD's
comments;
K. On October 27, 2022, the Planning Commission held a duly noticed public
hearing and adopted a resolution recommending City Council approval of
the revised 2021-2029 Housing Element, which declared that HCD has
required the City to use affirmative language that the City will undertake
certain actions specified in the Housing Element, and the City will use its
best faith efforts to evaluate and implement each potential Housing
Element action and program subject to the City's legislative discretion and
police power under California Constitution article XI, § 7;
L. On November 15, 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; and
M. This Resolution, and its findings, are made, in part, based upon the
evidence presented to the City Council at its November 15, 2022 public
hearing, including the staff report submitted by the Community
Development Department.
SECTION 2: Factual Findings and Conclusions. The City Council finds the following:
RESOLUTION NO. 5375
Page 2 of 7
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.
B. 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
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 1,065 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.
F. The City's consideration of activities under the proposed Housing Element
are subject to the City's legislative discretion and police power under
California Constitution article XI, § 7.
G. Based on general development trends resulting from continuously rising
land values, changes in desired land uses, COVID-impacted business
shifts and closures, aging structures and underutilized properties, rising
demand for housing, adjacency to public transportation and commercial
services, and other factors/analysis as identified in the Housing
Opportunities section of the Housing Element, the existing uses on the
sites identified in the site inventory to accommodate the lower income
RHNA are likely to be discontinued during the planning period, and
therefore do not constitute an impediment to additional residential
development during the period covered by the housing element.
RESOLUTION NO. 5375
Page 3 of 7
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
revisions to the Housing Element are in conformance with and do not change the
conclusions of the ND. The Council has reviewed and considered the ND, together with
all of the comments received during the public review process, the revisions to the
Housing Element, 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.
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:
RESOLUTION NO. 5375
Page 4 of 7
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. Approves Environmental Assessment No. EA-1271 to find that the ND
prepared and adopted for the 2021-2029 Housing Element was completed
in compliance with the requirements of CEQA and the CEQA Guidelines,
and the proposed revisions to the Housing Element in Exhibit "A" are in
conformance therewith and do not change the ND's conclusions.
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.
D, Authorizes the City Manager or his designee to make any further changes
to the Housing Element that he deems necessary to address HCD
comments and to ensure its Certification. The City Manager or his
designee shall, at his discretion, determine whether any changes are
major enough to warrant a public hearing and re -adoption of the Housing
Element by the City Council.
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.
RESOLUTION NO. 5375
Page 5 of 7
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 15t" day of November 2022.
011e�-.-,�
Drew Boyles, Mayor
ATTEST: 8�
( )h&�,
Tracy Weav6t, City Clerk
APPROVED AS TO FORM:
Mark D. Hensley, City Attorney
RESOLUTION NO. 5375
Page 6 of 7
CERTIFICATION
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. 5375 was duly passed, approved, and adopted by said City Council at a
regular meeting held on the 15th day of November, 2022, approved and signed by the
Mayor Pro Tem, and attested to by the City Clerk, by the following vote:
AYES: Mayor Boyles, Mayor Pro Tern Pimentel, Council Member Pirsztuk, Council
Member Nicol and Council Member Giroux
NOES: None
ABSENT: None
ABSTAIN: None
WITNESS MY HAND THE OFFICIAL SEAL OF SAID CITY this Is day of November,
2022.
bAY2�f
UIQ�2
Tracy Weaver, City Cl
erk
of the City of El Segundo,
California
RESOLUTION NO. 5375
Page 7 of 7
EXHIBIT A
CITY OF EL SEGUNDO
HOUSING ELEMENT UPDATE
November 2022
Community Development Department
350 Main Street
El Segundo, Cry 90245 (310) 524-2350
TABLE OF CONTENTS
Introduction..........................................................................................................................................1
A. California State Housing Element Law...............................................................................3
B. Organization of the Housing Element................................................................................3
C. Relationship to Other General Plan Elements...................................................................4
D. Public Participation................................................................................................................4
E. Sources of Information..........................................................................................................5
2. Community Profile...............................................................................................................................6
A. Population................................................................................................................................6
B. Household Characteristics...................................................................................................11
3. Housing Characteristics.....................................................................................................................24
A. Housing Growth...................................................................................................................24
B. Housing Type and Tenure...................................................................................................24
C. Age and Condition of Housing Stock...............................................................................26
D. Housing Costs.......................................................................................................................26
E. Assisted Rental Housing At -Risk of Conversion.............................................................32
4. Housing Constraints..........................................................................................................................33
A. Market Constraints...............................................................................................................33
B. Environmental Constraints.................................................................................................35
C. Governmental Constraints..................................................................................................36
5.
Housing Opportunities......................................................................................................................52
A. Availability of Sites for Housing.........................................................................................52
B. Opportunities for Energy Conservation
...........................................................................71
6.
Housing Plan.......................................................................................................................................75
A. Housing Goals and Policies................................................................................................75
B. Housing Programs................................................................................................................77
C. Summary of Quantified Objectives...................................................................................87
APPENDIX
A: HOUSING ACCOMPLISHMENTS..........................................................................
A-1
APPENDIX
B: PUBLIC PARTICIPATION..........................................................................................B-1
A.
Mailing List........................................................................................................................................B-1
B.
Outreach Materials...........................................................................................................................B-4
C.
Summary of Public Comments...................................................................................................
B-11
APPENDIX
C: ASSESSMENT OF FAIR HOUSING
........................................................................ C-1
A.
Introduction and Overview of AB 686........................................................................................
C-1
B.
Assessment of Fair Housing Issues..............................................................................................
C-1
LIST OF TABLES
Table 2-1: Population Growth Trends...........................................................................................................6
Table 2-2: El Segundo Age Distribution........................................................................................................7
Table 2-3: School Enrollment by Grade - El Segundo Unified School District ...................................... 8
Table 2-4: School Enrollment by Grade — Vistamar School.......................................................................9
Table 2-5: El Segundo Racial and Ethnic Change 2000 to 2018................................................................9
Table 2-6: Jobs Held by El Segundo Residents...........................................................................................10
Table 2-7: El Segundo Household Characteristics......................................................................................11
City of El Segundo
Housing Element i November 2022
Table 2-8: Average Household Size..............................................................................................................12
Table 2-9: Income Distribution — 2018........................................................................................................14
Table 2-10: Housing Assistance Needs of Lower Income Households — 2017.....................................15
Table 2-11: El Segundo Special Needs Groups...........................................................................................16
Table 2-12: El Segundo Disability Status of Non -Institutional Persons.................................................18
Table 2-13: Housing Problems and Cost Burden of ELI Households....................................................22
Table 2-14: Inventory of Homeless Services and Facilities in the South Bay Region
...........................23
Table 3-1: Housing Growth Trends in El Segundo and Neighboring Communities ............................24
Table 3-2: El Segundo Comparative Housing Unit Mix in 2010-2020....................................................25
Table 3-3: El Segundo Household Size by Tenure.....................................................................................25
Table 3-4: El Segundo Elderly Householders by Tenure by Age.............................................................25
Table3-5: Age of Housing Stock..................................................................................................................26
Table 3-6: Median Home Sales Prices (Regional Comparison) October 2020.......................................27
Table 3-7: 2018 Median Housing Rental Rates...........................................................................................27
Table 3-8: Tenure by Number of Units in Structure..................................................................................28
Table 3-9: Median Rents in El Segundo November 2020.........................................................................29
Table 3-10: Housing Affordability Matrix (2020).......................................................................................31
Table 4-1: Disposition of Home Purchase and Improvement Loan Applications................................35
Table 4-2: El Segundo Residential Development Standards.....................................................................39
Table 4-3 El Segundo Housing Types Permitted by Zoning District......................................................41
Table 4-4: El Segundo Planning Fees...........................................................................................................47
Table 5-1: Regional Housing Needs Assessment (RHNA) 2021-2029...................................................53
Table 5-2: Potential Accessory Dwelling Units (ADUs)............................................................................54
Table5-3: Entitled Projects............................................................................................................................55
Table 5-4: Remaining RHNA Obligations...................................................................................................55
Table 5-5: Candidate Sites for Rezoning to Mixed Use Overlay..............................................................57
Table 5-6: Lot Consolidation and Income Level Distribution..................................................................60
Table 5-7: Potential Re -developable Sites in Housing Overlay.................................................................66
Table 5-8: Comparison of Sites Inventory and RHNA.............................................................................69
Table 5-9: Estimated Water Demand...........................................................................................................70
Table 5-10: Estimated Wastewater Generation...........................................................................................70
Table 6-1: Fair Housing Actions....................................................................................................................87
Table 6-2: 2021-2029 Quantified Objectives...............................................................................................92
LIST OF FIGURES
Figure1-1: Regional Location Map.................................................................................................................2
Figure 2-1: Median Household Income — 2018...........................................................................................13
Figure 5-1: Candidate Rezone Sites as Mixed Use Overlay.......................................................................61
Figure 5-2: R-3 Rezone Sites for Housing Overlay....................................................................................64
Figure 5-3: Potential Redevelopment Sites in Housing Overlay...............................................................65
City of El Segundo
Housing Element ii November 2022
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 east 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 DOF 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 all
matters relating to housing.
City of El Segundo
Housing Element 1 November 2022
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City of El Segundo
Housing Element 2 November 2022
A. CALIFORNIA STATE HOUSING ELEMENT LAW
California State Housing Element Law (Government Code §§ 65580,
et seq.) establishes the requirements for Housing Elements of the
General Plan. Specifically, Government Code § 65588 requires that
local governments periodically review and revise the Housing
Element of their General Plans according to a statutory timeline.
El Segundo's Housing Element was last updated in 2013 for the 2013-
2021 planning period and as part of the fifth update cycle for
jurisdictions within the Southern California Association of
Governments ("SCAG") region. The Element sets forth a strategy to
address the City's identified housing needs, including specific
implementing programs and activities. This sixth cycle update of the
Housing Element is an eight -year plan, extending from October 15,
2021 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 November 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
D. PUBLIC PARTICIPATION
Government Code � 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:
• April 13, 2021 - Community meeting to obtain input on housing needs and suggestions
for programs and policies
• City webpage on Housing Element Update (;euroc�7../.. L�_"Mnm"-_e k_rb lO/➢e()_asJrb
• Community Survey through Mentimeter
• YouTube Video regarding Housing Element Update O.D) xxCx(�ya 8)
• Social media postings (Facebook, Twitter, Instagram, YouTube, and City web site)
• 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 November 2022
• September 30, 2021 — Planning Commission meeting to discuss the Draft Housing
Element
• February 1, 2022 — City Council meeting to consider and adopt the Housing Element
The City submitted the adopted Housing Element for HCD review on February 7, 2022 and received
HCD's review letter on April 8, 2022. Additional revisions are necessary to address HCD comments.
In response to HCD comments, the City made additional revisions to the adopted Housing Element,
including revising its strategy for meeting the Regional Housing Needs Assessment. Revisions were
made available for public review for seven days prior to the October 27, 2022 meeting (see below).
• October 27, 2022 — Planning Commission public hearing to consider and make a
recommendation on the revised Housing Element
• November 15, 2022 — City Council to review and re -adopt the revised 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
meeting.
E. SOURCES OF INFORMATION
The Housing Element needs assessment is based primarily on the sources listed below:
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, Title 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 November 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
population was 16,033 persons, marking a population increase
of over five percent since the 1990 Census. This growth rate
was slightly less than the seven percent for Los Angeles
County as a whole. Cities surrounding El Segundo, such as
Manhattan Beach and Redondo Beach, experienced growth
patterns similar to El 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 Segundo's adjacent communities as shown in Table 2-1.
Table 2-1d Population ro th "I'rends
City of El Segundo
Housing Element 6 November 2022
2. Age Characteristics
Age distribution is an important indicator in determining the future demand of certain types of
housing. Traditional assumptions indicate that the young adult population (20 to 34 years old) has a
trend of choosing apartments, low to moderate cost condominiums, and smaller single-family 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 population of the City of El Segundo from 2000 to 2018, and the
proportionate age distribution of all Los Angeles County residents in 2018.
Table 2-2„ El Segundo Age Distribution
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As shown in Table 2-2, the 2018 American Community Survey (ACS) indicated median age in El
Segundo of 38.7 years is slightly 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 November 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 in population for children ages 10 to 19. This trend
typically reflects a population with younger families. Enrollment statistics provided by the California
Department of Education for the El Segundo Unified School District are provided in Table 2-3. Table
2-4 provides enrollment data at Vistamar School.
Table 2-3d School Enrollment by Grade - El Segundo Unified School District
City of El Segundo
Housing Element 8 November 2022
Table 2-4d School Enrollment by Grade .-- V:istarna,r 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
changes were increases in the Other/Two or More Races and Black populations, although these
groups represent just about 13.3 percent of the City's total population. El Segundo's ethnic
composition continues to be predominately White at 64.0 percent of the population. However, this
represents a decrease from 2000 when the White population comprised 79.7 percent of the population
total.
Table 2-5. El Segundo Racial and Ethnic Change 2000 to 2018
El Segundo's ethnic make-up does not reflect the racial diversification that is occurring elsewhere in
Los Angeles County. A greater proportion of the City's residents are White, compared to 26.3 percent
of the County, while persons from the Hispanic and Black groups comprise a smaller proportion of
the City's population than they do County -wide (48.5 percent Hispanic and 7.9 percent Black). The
distribution of the American Indian population 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 November 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
community. Comparing the number of jobs in El Segundo in 2020 (over 70,000) to the 2018 ACS
population estimates (16,850) indicates a high job -population ratio of approximately 4.2:1.' This is
reflective of the large employment base in El Segundo. 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
nighttime population due to the large employment base in the City. The City's large employment base
relative to the small number 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 2045.2
Table 2-6d jobs Held by El Segundo Residents
1 El Segundo Chamber of Commerce Community & Business Directory, 2020.
2 Southern California Association of Governments (SCAG) Demographics and Growth Forecast, 2020.
City of El Segundo
Housing Element 10 November 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 retirement or convalescent homes, dormitories, or
other group living situations are not considered households. The characteristics of the households in
a city are important indicators of the type of housing needed in that community.
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 2-7d 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 November 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 2-8d Average Household Size
El Segundo
2.53
Hawthorne
2.96
Hermosa. Beach
2.19
Inglewood
2.96
Manhattan Beach
2.63
Redondo Beach
2.45
Los Angeles County
3.00
Source: ACS 2014-2018 (5-Year Estimates), Table DP02.
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. Overcrowding among renter -
households was more prevalent than among owner -households. 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 County median household income of $64,251 per year. In comparison with
its neighbors, the median household income in El Segundo was higher than that of Hawthorne and
Inglewood; somewhat lower than Redondo Beach; and significantly lower than Hermosa Beach 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 November 2022
Figure 2-1d Median Household Income .-- 2018
$160,000
$150,083
$140,000 $137,188
$120,000 $112,271
$98,813
$100,000
$80,000
$64,251
$60,000 $50,948 $50,335
$40,000
$20,000
El Segundo Hawthorne Hermosa Inglewood Manhatten Redondo Los Angeles
Beach Beach Beach County
Source: ACS 2014-2018 (5-Year Estimates), Table S1901.
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 November 2022
Table 2-9d Income Distribution .-- 201
4. Housing Affordability and Overpayment
The HUD Comprehensive Housing Affordability Strategy (CHAS) provides detailed information on
housing needs by income level for different types of households in El Segundo. Detailed CHAS data
based on the 2013-2017 ACS data is displayed 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
• 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 November 2022
Table 2-10: Housing Assistance Needs of Lower Income Households - 2017
W W W
W
"
m
W
W
W W
W
W
Extremely Low
(0-30% HAMFI)
85
150
50
455
50
40
0
105
560
% with any housing g
--
78.0%
--
38.1%
70.5%
problem
% with cost burden >30%
35.3%
80.0%
100.0%
75.8%
28.0%
25.0%
0.0%
38.1 %
68.8%
% with cost burden > 50%
0.0%
80.0%
100.0%
64.8%
8.0%
25.0%
0.0%
28.6%
58.0%
Very Low Income
50
280
4
400
165
15
25
215
615
31-50% HAMFI
% with any housing g
--
93.8%
--
53.5%
79.7%
problem
% with cost burden >30%
60.0%
100.0%
100.0%
93.8%
50.9%
100.0%
100.0%
53.5%
78.9%
% with cost burden >50%
30.0%
78.6%
100.0%
75.0%
32.7%
100.0%
100.0%
48.8%
65.9%
Low Income
95
260
0
575
105
25
15
165
740
51-80% HAMFI
% with any housing g
--
76.5%
--
57.6%
72.3%
problem
% with cost burden >30%
52.6%
82.7%
0.0%
73.9%
37.1 %
80.0%
100.0%
54.6%
70.3%
% with cost burden > 50%
0.0%
0.0%
0.0%
7.8%
13.3%
80.0%
100.0%
39.4%
14.9%
Moderate Income
125
105
20
460
65
110
35
260
720
81-100% HAMFI
% with any housing g
--
46.7%
--
59.6%
51.4%
problem
% with cost burden >30%
28.0%
9.5%
0.0%
39.1 %
36.9%
54.6%
71.4%
59.6%
45.9%
% with cost burden > 50%
0.0%
9.5%
0.0%
2.2%
30.8%
36.4%
71.4%
38.5%
15.3%
Above Moderate Income
105
925
75
1,790
455
1,305
155
2,215
4,005
100%+ HAMFI
% with any housing g
--
14.0%
--
--
--
14.7%
14.4%
problem
% with cost burden >30%
0.0%
6.0%
26.7%
5.0%
4.4%
13.7%
9.7%
14.0%
10.0%
% with cost burden > 50%
0.0%
0.0%
0.0%
0.0%
0.0%
0.3%
0.0%
0.9%
0.5%
Total Households
460
1,720
149
3,680
840
1,495
230
2,960
6,640
% with any housing g
--
44.3%
--
--
--
24.5%
35.5%
problem
% with cost burden >30%
31.5%
39.5%
49.7%
38.5%
21.6%
19.0%
34.8%
24.0%
31.9%
% with cost burden > 50%
1 3.3%1
20.4%1
36.2%
17.7%1
11.0%1
6.0%
28.4%
10.8%
14.6%
Note: This table presents the 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 number of households in each category usually deviates slightly from the 100% total due to the need to extrapolate sample
data out to total households. Interpretations of these data should focus on the proportion of households in need of assistance rather
than on precise numbers.
Elderly Households = 1- to 2-person households with elderly persons aged 62+
Small Families = 2- to 4-person family households
Large Families = 5+ person family households
Other non -family households are not included in this table.
Source: HUD Comprehensive Housing Affordability Strate r (CHAS), based on 2013-2017 ACS data.
City of El Segundo
Housing Element 15 November 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: El Segundo Special Needs Groups
Households that Include at
Least One Senior (person age
65 or over)
Senior -Headed Households
®®
Senior Living Alone
®®®
Persons with Disabilities
Large Households*
®®®
Single -Parent Households
Female -Headed Households
with Children (no husband
Armed Forces***
People L"Ting in Poverty
City of El Segundo
Housing Element 16 November 2022
SENIORS
The ACS shows that roughly 19.2 percent of the City's households were headed by elderly persons
age 65 and above. Of these approximately 1,277 households, 461 consisted of elderly persons living
alone (Table 2-11). Members of this subpopulation of the elderly may have special needs for assistance
with finances, household maintenance, and other routine activities. This is particularly true of persons
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 that there may be a need for additional affordable senior housing.
CHAS data shown in Table 2-10 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).
Resources
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 that fall below moderate income levels. Discussions with
management at Park Vista indicate that there is a need for further affordable senior housing facilities
as there are extensive waiting lists for such facilities in the City with an approximate waiting time of
one and a half to two years. Additionally, management at Park Vista indicated that there is a need for
assisted living facilities in the City.
PERSONS WITH DISABILITIES
Physical and mental disabilities can hinder access to traditionally designed housing units as well as
potentially limit the ability to earn adequate income. As shown in Table 2-12, the 2014-2018 ACS
indicates that approximately 7.8 percent of El Segundo's population 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 November 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 Community Development
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.
Table 2-12: El Segundo Disability Status of Non -Institutional Persons
Persons with Developmental Disabilities
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 § 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.
[I]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."'
3 Welfare and Institutions Code � 4512 as amended by SB 816, effective January 1, 2014.
City of El Segundo
Housing Element 18 November 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 of June 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 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.
Resources
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 HOUSEHOLDS
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 November 2022
Resources
Large households in El Segundo can benefit from the general housing programs 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.
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. 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
supportive services.
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.
Resources
El Segundo's single -parent households can benefit from the City's general affordable housing
programs for lower income households including Housing Choice Vouchers. Single -parent
households in El Segundo can also benefit from various services offered by the City, especially child
care services. The El Segundo Teen Center offers year-round recreational 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.
FARMWORKERS
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 farmworkers.
Resources
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 November 2022
MILITARY PERSONNEL
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.
Resources
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 MacArthur356 two, three- and four -bedroom apartments/townhomes,
and 20 three- and four -bedroom single-family homes
• Pacific Heights I91 three- and four -bedroom single-family homes
• Pacific Heights II74 three- and four -bedroom single-family homes
• Pacific Crest71 three- and four -bedroom single-family homes
RESIDENTS LIVING BELOW THE POVERTY LEVEL
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 Segundo residents as living below the poverty level (Table 2-11). Approximately 5.0
percent of family households in the City were living in poverty, while 7.9 percent of families with
children were living below the poverty level. These households need assistance with housing subsidies,
utility and other living expense subsidies, and other supportive services.
Resources
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 INCOME HOUSEHOLDS
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 November 2022
Table 2-13: Housing Problems and Cost Burden of ELI Households
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, HUD policy requires dedicating the majority of new
vouchers to ELI households. For additional assistance, see the resources outlined above under
Residents Living Below the Poveiy Level.
HOMELESS
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. The same study estimated
that there were 47 homeless persons in El Segundo (Table 2-11). All 47 homeless 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 Police Department with nominal funding on an ad hoc basis to assist
homeless persons that come through El Segundo. These funds are used to provide fast food coupons,
and bus fare, which would allow transportation to overnight facilities. Since they 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 November 2022
Table 2-I4d Inventory of Homeless Services and Facilities in the South Bay Region
Provides beds for up to 15 women with children under
1736 Family Crisis Center
18 who are victims of domestic violence. Shelter for
(562) 388-7652
adolescents at risk of becoming homeless is also
(310) 370-5902
provided. Services include referrals to homeless shelters
and outpatient counseling. Stays of up to 6 months are
permitted.
Harbor Interfaith Shelter
Provides 20 single -bedroom units for families and
663 W 10th Street
San Pedro, CA 90731
children for up to 90 days. Provides food services to the
310 831-0589
public.
People Assisting the Homeless (PATH)
Provides services including employment programs,
323 644-2200
outreach, eviction prevention, and interim housing.
The Good Seed
Provides supportive housing, job training,
1230 Pine Avenue
Long Beach CA 90813
A 9
comprehensive services, and individual planning to
855 968-
youths aged 18 to 25 experiencing homelessness.
St. Margaret's Center
10217 S. Inglewood Avenue
Provides advocacy, counseling services, emergency food,
Lennox, CA 90304
immigration senTices and utility bill assistance to
310 672-2208
individuals in the South Bay area.
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
310 486-0025
homelessness
City of El Segundo
Housing Element 23 November 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 is provided in Table 3-1. According to the DOF,
during the same period, El Segundo's population is estimated to have grown by 123 persons (0.74
percent). There has been a slight increase in the average household size from 2.34 in 2010 to 2.35 in
2020.
Table 34: Housing ro th "I'rends :in El Segundo and Neighboring Communities
B. HOUSING TYPE AND TENURE
Table 3-2 provides 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 November 2022
Table 3-2d El Segundo Comparative Housing Unit Mir :in 2010-2020
Single -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%
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
95.3%
Owner -occupied*
3,139
44.3%
3,150
44.3%
Renter -occupied*
3,946
55.7%
3,961
55.7%
Vacancy Rate
4.4%
4.7%
* = ACS 2010 and 2018 (5-Year Estimates).
Sources: DOF E-5 City/Counrr Population and Housing Estimates, 2010-2020; ACS 2010 and
2018 5-Year Estimates), Table DP04.
Table 3-3d El Segundo Household Size by Te uro
Table 34. El Segundo Elderly Householders by Te uro by Age
City of El Segundo
Housing Element 25 November 2022
C. AGE AND CONDITION OF HOUSING STOCK
Table 3-5 shows the age of the housing stock in El Segundo. In general, housing over 30 years old is
usually in need of some major rehabilitation, such as a new roof, foundation work, plumbing, etc. The
majority (about 88.8 percent) of El Segundo's housing units were constructed before 1990. This
represents a significant proportion of the City's housing stock and indicates that preventative
maintenance will be essential to ward off widespread housing deterioration. Some households, such
as seniors who have owned their homes for many years and have relatively low house payments, may
Just be able to afford their monthly housing costs. For such households, the cost of major repairs or
renovation may be impossible.
The Community Development Department
maintains statistics pertaining to the condition of the
City's housing stock. According to the Community
Development 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 conversion of garages and accessory structures
to dwellings and single-family to multi -family unit
conversions. The City estimates that only a very small
portion of the City's housing stock (less than one
percent) is in need of substantial rehabilitation. No
housing units within the City are in need of
replacement.
D. HOUSING COSTS
1. Housing Prices
Table 3-5: Age of Housing Stock
2014 or later
15
0.2%
2010 to 2013
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: ACS 2014-2018 (5-Year Estimates), Table
DP04.
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.
Geographical comparisons of housing prices are shown in Table 3-6. The median sales prices of
homes in El Segundo was above those in Hawthorne ($730,000), Inglewood ($720,000), and Redondo
Beach ($1,076,000) and exceeded the Countywide median of $715,000. Median home prices remained
below those in Hermosa Beach ($1,650,000) and far below those in Manhattan Beach ($2,850,000).
City of El Segundo
Housing Element 26 November 2022
Table 3-6d Median Horne Sales Prices (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 higher than the 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 3-7d 2018 Median Housing Rental Rates
• ..
Hermosa Beach
Manhattan Beach
Redondo Beach
City of Los Angeles
County of Los Angeles
Source: ACS 2014-2018 (5-Year Estimates), Table DP04.
City of El Segundo
Housing Element 27 November 2022
Table 3-8: Tenure by Number of Units in Structure
Total.
-unit detached
1- unit attached
5 or more units
Other Unit Types
Renter-Occupied1
1 -unit detached
2-units attached
5 or more units
Other Unit Types
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 that rental housing opportunities are more plentiful in comparison to El Segundo. However,
El Segundo had a much narrower monthly rental rate range in comparison. Rent ranged from $1,300
for a studio apartment to $60,000 for 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 November 2022
Table 3-9d 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 November 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 November 2022
Table 340: Housing Affordability Matrix (2020)
Extremely Low -Income (0-30%
W
AMI)
1-Person
$23,700
$593
$151
$207
$442
$61,790
2-Person
$27,050
$676
$166
$237
$510
$72,096
3-Person
$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
2-Person
$45,050
$1,126
$166
$394
$960
$149,182
3-Person
$50,700
$1,268
$190
$444
$1,077
$166,966
4-Person
$56,300
$1,408
$223
$493
$1,185
$182,427
5-Person
$60,850
$1,521
$264
$532
$1,257
$191,020
Low Income (51-80% AMI)
1-Person
$63,100
$1,578
$151
$552
$1,427
$230,524
2-Person
$72,100
$1,803
$166
$631
$1,637
$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
$264
$852
$2,170
$347,334
Moderate Income (81-120% AMI)
1-Person
$64,900
$1,623
$151
$568
$1,472
$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
$2,096
$338,527
5-Person
$100,150
$2,504
$264
$876
$2,240
$359,325
Assumptions: 2020 income limits; 30% of household income spent on housing; LACDA utility allowance; 35% of monthly
affordable cost for taxes and insurance; 10% down payment; and 3% interest rate for a 30-gear fixed-rate mortgage loan.
Taxes and insurance apply to owner costs only; renters do not usually pair taxes or insurance.
Sources: California Department of Housing and Communiry Development 2020 Income Limits; Los Angeles County
Development Authority
, (LACDA), 2020 Utility Allowance Schedule; Veronica Tam & Associates, 2020.
City of El Segundo
Housing Element 31 November 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 November 2022
4. HOUSING CONSTRAINTS
Market conditions, environmental conditions, and governmental programs and regulations affect the
provision of adequate and affordable housing. Housing Element law requires a city to examine
potential and actual governmental and non -governmental constraints to the development of new
housing and the maintenance of existing units for all income levels. Market, governmental, and
environmental constraints to housing development in El Segundo are discussed below.
A. MARKET CONSTRAINTS
1. Construction Costs
One cost factor associated with residential building is the cost of building materials, which can
comprise a significant portion of the sales price of a home. An indicator of construction costs is
Building Valuation Data compiled by the International Code Council (ICC). The unit costs compiled
by the ICC include structural, electrical, plumbing, and mechanical work, in addition to interior finish
and normal site preparation. The data is national and does not consider regional differences and does
not include the price of the land upon which the building is built. The national average for
development costs per square foot for apartments and single-family homes in August 2020 are as
follows:
• Type I or II, 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.
• 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.
The City's ability to mitigate high construction costs is limited without direct subsidies. Another factor
related to construction cost is development density. With an increase in the number of units built in a
project, overall costs generally decrease as builders can benefit from the economies 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 volume - that is the number of units being
built at one time - can change the cost of a housing project by varying the economies of scale.
Generally, as the number of units under construction at one time increases, the overall costs 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 November 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 million 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 November 2022
Table 4-I„ Disposition of Horne 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 November 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 Community Development 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 November 2022
• Planning
• Record requests
• Maps
Specifically, the City offers online building permit application.
2. Land Use Controls
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) Single -Family Residential (R-1 (8 du/ac� — 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) Two -Family Residential (R-2) (12 du/acre — up to 2 units per lot with a minimum
of 7,000 square feet required per lot (ESMC §15-4B-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) Multi -Family Residential (R-3) (18 du/acre. 27 du/acre) — 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 §15-4C-5).
This Housing Element includes a program action to increase the R-3 zone density
from 27 units per acre to 30 units per acre. The different lot areas per unit based
on lot size will also be removed to encourage lot consolidation.
City of El Segundo
Housing Element 37 November 2022
d) Neighborhood Commercial (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-
5B-3 and Housing Element Policy 4.1).
e) Downtown Commercial (C-RS�-- residential 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).
Downtown Specific Plan (DSP)-- The DSP regulates 25.8 acres within the City's
downtown area. The majority of the lots 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) Medium Densit`T Residential (MDR — In addition to the residential categories
described above, the MDR zone is used as a type of "floating zone" which can be
activated within certain areas of the Smoky Hollow 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). This Housing
Element includes a program action to increase the R-3 zone density from 27 units
per acre to 30 units per acre and, thus, remove the different lot areas per unit based
on lot to encourage lot consolidation
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 just residentially designated land, the City does not offer
adequate capacity for the Regional Housing Needs Assessment (RHNA) for the 61h cycle Housing
Element.
SMOKY HOLLOW SPECIFIC PLAN AREA
The Smoky 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 north. The project area encompasses approximately 94.3 acres. Residential units other than
accessory caretaker units are not permitted in the Smoky Hollow Specific Plan area. The Plan includes
a Medium Density Residential (MDR) Overlay Zone. The MDR Overlay 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. As stated before, this Housing
Element includes an action to increase the implementing zoning standards - R-3 density to 30 units
per acre and remove the different lot areas per unit based on lot size.
DOWNTOWN SPECIFIC PLAN
In 2000, the City adopted a Downtown Specific Plan in order to enhance the Downtown environment.
The Plan area is a small, distinct district approximately two blocks by five blocks in size and is currently
developed with commercial, residential and public uses. Future development is 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 (12.5 dwelling units per acre), not including the Civic
City of El Segundo
Housing Element 38 November 2022
Center site. As of September 2021, there are approximately 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.
DENSITY BONUS
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.
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.
Table 4-2„ El Segundo Residential Development Standards
IM
0==�IM
3 - 6 ft.
32 ft./2 stories for
2 spaces/unit
22 ft./30 ft. total
10 %
pitched roofs
& 1 additional
R-1
5,000 s.f.
when combined
with rear yard
ft
5 .
Modulation
26 ft./2 stones for flatspace
for du
40 - 60%1
Required
roofs
>3,500 sF
3 - 5 ft.
32 ft./2 stories for
2 spaces/unit
20 ft./30 ft.
10%
pitched roofs
& 1 additional
R-2
7,000 s.f.
when combined
5 ft.
Modulation
26 ft./2 stories for flat
space for du
50%
with rear vard
Required
roofs
>3,500 sF
32 ft./2 stories for
3 - 5 ft.
pitit
pitched roofs
2 spaces/unit
R-3
7,000 s.f.
15 ft.
10 ft.
0
10 /o
26 ft. stories for flat
plus 1 visitor
53%
roofs
space/3 uxuts
32 ft./2 stories for
2 spaces/umt
MDR
7 000 s.f.
15 ft4
10 ft.
3-5 ft.
pitched roofs
plus 1 visitor
53%
(SHSP)3
10%4
26 ft./2 stones for flat
space/3 uxuts
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 — fuller enclosed two -car garage for each home;
b. Two-family dwelling — fuller enclosed two -car garage per unit;
City of El Segundo
Housing Element 39 November 2022
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.
Source: City of El Segundo Municipal Code.
The City's residential development standards (building setbacks, height requirements, parking 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.
Over the last few years, many R-3 properties have been redeveloped to higher intensity residential
uses. Most of these are condominium development with larger units. Some examples include the
following:
• 335 Penn Street (0.13 acre) — three -unit project (achieved 23 units per acre)
• 231 Virginia Street (about 0.18 acre) — three -unit project (achieved 17 units per acre)
• 535 Richmond Street (0.16 acre) — two -unit project (achieved 12.5 units per acre)
• 701-705 West Maple Street (0.30 acre) — six -unit project (achieved 20 units per acre)
• 224 Whiting Avenue (0.13 acre) — three -unit project (achieved 23 units per acre)
The ESMC allows the Planning Commission 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; however, the City eliminated the allowance for tandem spaces
in the R-3 Zone after observing over time that these tandem spaces were mostly utilized by residents
for purposes other than parking vehicles. Residents made use of tandem parking spaces for storage or
for habitable uses, which resulted in numerous illegal conversions and nuisance complaints.
To encourage redevelopment of R-3 sites that are currently occupied by lower intensity residential
uses such as single units and duplexes, the City is proposing to increase the R-3 density to 30 units per
acre and remove the different lot areas per unit based on lot size. As part of this Zoning amendment,
the City will also evaluate the height restriction, setbacks, lot coverage, and parking requirements as
constraints to housing development. Specifically, the City will adjust parking requirements based on
unit size to encourage the development of a range of housing unit sizes.
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 (HO) and a Mixed Use
Overlay (MU-0) that allow up to 70 units per acre and 85 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
City of El Segundo
Housing Element 40 November 2022
standards (parking, height, setbacks, lot coverage, etc.) are established to allow the achievement of
maximum density on sites identified in the inventory.
4. 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 -built 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 multi -family dwellings, mobile homes, second units, and a number of special
needs housing options. The following discussion outlines how the City provides for these types of
housing:
"Table 4-3 El Segundo Housing "Types Permitted by Zoning District
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 -
City of El Segundo
Housing Element 41 November 2022
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.
Mobile home parks are conditionally permitted in R-1 and R-2 zones. Development standards are
subject to regulations codified in the State Health and Safety Code. However, given the unique site
planning considerations of mobile home parks, CUP is a typical process for most jurisdictions in
reviewing mobile home park proposals. However, mobile home park is not an efficient use of land
given the high land costs and limited vacant land. Development of new mobile home parks has limited
potential in urbanized areas such as El Segundo.
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;
• 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;
• 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. Furthermore, residential care facilities and group homes are not restricted by distance
requirements 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.
Senior Housing: Senior housing is conditionally permitted in R-3 and MDR zones. The CUP
requirement was originally put in place with the intention of granting senior housing higher density
and lower parking requirements. However, such incentives are also offered under the State Density
Bonus law. Therefore, the Housing Element includes an action to remove the CUP requirement for
senior housing. Senior housing will be treated as a residential use to be similarly permitted in zones
where residential uses are permitted.
City of El Segundo
Housing Element 42 November 2022
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 where
emergency shelters are allowed as a permitted use without discretionary approval. Health and Safety
Code § 50801(e) defines emergency shelters as housing with minimal supportive services for homeless
persons that is limited to occupancy of six months or fewer by a homeless person. There are currently
no emergency shelters for the homeless within the City.
The City amended the Municipal Code to permit emergency shelters in the Light Manufacturing (M1)
zones through Ordinance 1497. The M1 zone is compatible with emergency shelter uses and is located
in close proximity to personal services (e.g., shopping centers, banks, etc.) and transit opportunities
(Green Line stations, bus routes, and transit stops). The typical industrial uses found in this zone are
"clean" industrial uses such as research and development firms, engineering and architectural design
firms, and office uses with nearby restaurants and other such amenities located close by. Overall, 90
parcels totaling 257acres are zoned M1 and adequate to accommodate the City's unsheltered homeless
population of 47 persons as of 2020 Point -in -Time Count by the Los Angeles Homeless Services
Authority. However, amendments to the ESMC are needed to remove the separation requirements
pertaining 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 point -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.
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
provisions of AB 101 are effective until 2026. The City will amend the ESMC to address the provision
of LBNC.
Transitional Housing: "Transitional housing" means buildings configured as rental housing
developments, but operated under program requirements that require the termination of assistance
and recirculating of the assisted unit to another eligible program recipient at a predetermined future
point in time that shall be no less than six months from the beginning of the assistance (Government
Code § 65582 (h)). There are currently no transitional housing facilities within the City.
Government Code § 65583, transitional housing constitutes a residential use and therefore local
governments cannot treat it differently 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.
City of El Segundo
Housing Element 43 November 2022
Supportive Housing: "Supportive housing" means housing with no limit on length of stay, that is
occupied by the target population, and that is linked to an onsite or offsite service that assists the
supportive housing resident in retaining the housing, improving his or her health status, and
maximizing his or her ability to live and, when possible, work in the community (Government Code
Section 65582 (0).
"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 services provided pursuant to the Lanterman Developmental Disabilities Services Act (Welfare
and Institutions Code § 4500, et seq.) and may include, among other populations, adults, 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
greater, on sites that are zoned for residential use. Such supportive housing, if located within 1/2 mile
from transit, is not sub)ect to minimum parking requirements. This Housing Element includes a
program to address the provision of supportive housing.
Single Room Occupancy (SRO) Housing: The ESMC does not contain specific provisions for
SRO units. The City is currently in the process of amending the ESMC to conditionally permit SRO
or Micro units in the Multi -family Residential (R-3) Zone. The City would also establish appropriate
development standards in the ESMC for SRO or Micro units.
Farmworker/Employee Housing: Under California Health and Safety Code § 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.
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.
HOUSING FOR PERSONS WITH DISABILITIES
Land Use Controls: Welfare and Institutions Code § 5115 and 5116 declare that mentally and
physically disabled persons are entitled to live in normal residential surroundings. The use of property
for the care of six or fewer persons with disabilities is a residential use for the purposes of zoning. A
State -authorized or certified family care home, foster home, or group home serving six or fewer
persons with disabilities or dependent and neglected children on a 24-hour-a-day basis is considered
a residential use that is permitted in all residential zones. The City has not established any distance
requirement between any facilities. This Housing Element includes a program to amend the ESMC
to address the provision of residential care facilities for seven or more persons.
City of El Segundo
Housing Element 44 November 2022
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 or 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;
• Common use areas must be accessible; and
• 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 disabilities. Compliance with provisions of the Code of Regulations, California Building
Code, and federal Americans with Disabilities Act (ADA) is assessed and enforced by the Building
Division of the Community Development Department as a part of the building permit submittal.
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
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 Community
Development Director, and issuance of an approval letter. The ESMC was recently amended by
City of El Segundo
Housing Element 45 November 2022
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 Ad)ustments), 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 oversight and this Housing Element includes a zoning text
amendment to expressly indicate that reasonable accommodation is processed with an Administrative
Adjustment.
5. 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
http s: / /www. els egundo. org/government/ dep artments / community-development-
department/planning-division
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 development entitlement fees the City charges for residential development.
Entitlements and fees for those entitlements, other than for subdivisions of land, condominiums, and
site plan review are limited primarily in the Medium Density Residential (MDR) Zone. In addition,
there may be other fees assessed depending upon the circumstances of the development. For example,
the builder may need to pay an encroachment fee for sidewalks, curbs, and gutters if their installation
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
largest planning fee, currently no residential development is required to go through either
Administrative Use Permits or Conditional Use Permits, except for senior housing and mobile home
parks. This Housing Element includes an action to remove the CUP requirement for senior housing
and development of new mobile home parks is unlikely. Therefore, these processes or fees are not
constraints to residential development.
City of El Segundo
Housing Element 46 November 2022
Table 4-4d El Segundo Planning Fees
Administrative Use Permit
Lot Line Adjustment'
Lot Merger'
Conditional Use Permit
Tentative Parcel Map Reviewl
Tentative Tract Map Reviewl
Variance Review
Zone Text Amendment/Zone Change
Site Plan Review
1. Plus $1,500 deposit for actual cost for contract survevor.
Source: City of El Segundo Planning Division, 2020.
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 art or
childcare fees required for any new development projects. Impact fees charged by the City (fire, law
enforcement, library, streets, etc.) 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 Error! Reference
source not found.. 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).
Law Enforcement Facilities
Fire Protection Facilities
Streets, signals and Bridges
Storm Drainage Facilities
Water Distribution Facilities
Wastewater Collection Facilities
General Government Facilities
Library Collection /Computers
Public Meeting Facilities
Aquatic Center Facilities
Park -land Facilities Development
1. Residential Development fees are calculated on a per dwelling basis.
2. ADtTs less than 750 square feet are not required to pay Development Impact Fees
3. Fee schedule is effective September 1, 2022.
Source: City of El Segundo Planning Division, 2022.
City of El Segundo
Housing Element 47 November 2022
Generally, overall fees (including both planning fees and development impact fees) total approximately
$52,426 per detached dwelling unit and $46,376 per attached dwelling unit. The combined costs of all
fees for residential projects are low because the City requires only minimal processing of applications
for new single- and multi -family residences. In addition, there are no special discretionary entitlement
requirements for these types of projects (such as the need to obtain a conditional use permit). New
residential projects submitted to the City for review and approval are typically "Code -compliant"
projects thus eliminating the need and costs to obtain a variance from site development standards.
7. Building Codes and Enforcement
In addition to land use controls, local building codes affect the cost and quality of construction of new
housing units. El Segundo implements the provisions of the 2019 California Building Code (after
January 1, 2023, it will enforce the 2022 California Building Code as amended by the ESMC) which
establishes minimum construction standards and which contains 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 City's commercial uses. No amendments for residential uses were adopted.
Working within the framework of the existing codes, however, the City will continue to implement
planning and development techniques that lower costs and facilitate new construction where possible.
Enforcement of all City codes is handled by the appropriate departments and is typically coordinated
by the Community Development 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
and involve only issuance of building (and related grading) permits, except for those projects involving
discretionary applications/permits discussed below. Generally, local processing times for building and
grading permits are quite comparable to those experienced in neighboring communities. Currently it
takes approximately 30 days 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.
Planning Commission review and approval is required for discretionary permits such as Site Plan
Review and Subdivisions.
City of El Segundo
Housing Element 48 November 2022
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
permits/applications are not required by the City, but they are discretionary permits requiring Planning
Commission review/approval. Only one public hearing is required before the Planning Commission
for the review and approval of these types of discretionary permits. Once the City receives a complete
application, the review and approval process takes approximately 6-8 weeks.
City Council approval is required for zone changes, general plan amendments, specific plan
amendments, zone text amendments and development agreements for projects regardless of size or
number of units. The number of hearings/meetings for these types of discretionary permits is three:
one public hearing by the Planning Commission, one public hearing by the City Council, and one
public meeting by the City Council (consent agenda). 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. 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 those involving condominium units are approved routinely as long as the physical
development conforms to all applicable development standards of the zone in which it is proposed.
Requirements for off -site improvements and/or dedications are minimal, due to the fact that
sidewalks, roadway, and utility infrastructure 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
1629 page 45 of 57):
• The proposed development, including the general uses and the physical design of the
development, is consistent with the General Plan;
• The proposed development, including the general uses and the physical design of the
development, is consistent with the intent and general purpose of the [Municipal] Code and
any applicable development agreement; and
• The proposed development, including the general uses and the physical design of the
development, will not adversely affect the orderly and harmonious development of the area
and the general welfare of the City.
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 are not intended
to inhibit development, but rather ensure that new development has beneficial impact on the
community. The finding relating to adverse impact to the area may be construed as subjective.
However, 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
City of El Segundo
Housing Element 49 November 2022
development standards of the zone in which it is proposed. Nevertheless, this Housing Element
includes an action to revise the findings to ensure they are objective and provide certainty in outcomes.
Requirements for off -site improvements and/or dedications are minimal, due to the fact that
sidewalks, roadway, and utility infrastructure is largely in place and consistent with 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.
SINGLE-FAMILY DWELLINGS (R-1)
A single-family dwelling development requires approximately two to three weeks to approve from the
time an applicant presents building plans to Community Development Department until a Building
Permit is granted for the unit. A typical single-family dwelling only requires a building permit that
conforms to all applicable development standards of the zone in which it is proposed. There is no
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 Act and the ESMC
regulations regarding subdivisions. There are no design review requirements for single-family
dwellings in El Segundo.
MULTI -FAMILY DWELLINGS (CONDOMINIUMS OR TOWNHOMES)(R-2, R-3)
A multiple -family dwelling development (apartments or condominiums) requires approximately four
to six weeks to approve from the time an applicant presents building plans to Community
Development Department until a Building Permit is granted for the unit. A condominium project in
El Segundo only requires a building permit if it conforms to all applicable development standards of
the zone in which it is proposed. All condominium projects, however, do require a subdivision map.
This process normally requires 6 to 8 weeks from the time the applicant submits a complete tentative
map application until itis approved by the Planning Commission. There are no other discretionary
review requirements. There are no design review requirements for multi -family development projects
in El Segundo.
A multi -family residential project involving up to 10 units in El Segundo only requires a building
permit if it conforms to all applicable development standards of the zone in which it is proposed
(ministerial approval). This only requires approximately 30 working days to approve from the time
an applicant presents building plans to Community Development Department until a Building Permit
is granted for the unit. All condominium projects (regardless of size or number of units), however, do
require a subdivision map. In addition, as mentioned above, all residential development projects
involving more than 10 units require a Site Plan Review permit/application. The subdivision and Site
Plan Review process normally requires 6 to 8 weeks from the time the applicant submits a complete
application until it is approved by the Planning Commission. There are no design review requirements
for multi -family development projects in El Segundo.
CARETAKER AND ABOVE -GROUND FLOOR UNITS
Caretaker units are permitted in conjunction with proposed development in the City's Smoky Hollow
Specific Plan West (SH-W) and East (SH-E) zones. Above -ground floor units are permitted in the
City's CRS, DSP, C-2, zones. Similar to multiple -family dwelling development, these units require
approximately four to six weeks to approve from the time an applicant presents building plans to
City of El Segundo
Housing Element 50 November 2022
Community Development Department until a building permit is granted for the unit. If the unit is to
be owner -occupied, a subdivision 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 requirements for caretaker units or above -ground
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
parking requirement was updated in 2017 through Ordinance 1549. Ordinance 1549 also removed the
requirement that the occupant of the residential unit 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 street dedication requirements) already established on almost all major arterial,
secondary, and local streets in the community. Where both sides of the street are served equally in
residential areas, the common 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.
10. Coastal Zone
Approximately 50 acres within the City lies within the coastal zone. The area is a narrow strip,
approximately 0.8 of mile wide and 200 yards in length. All of this area is zoned and has a land use
designation of Heavy Industrial (M-2) and Open Space (O-S). The coastal zone is completely
developed with a major electrical power generating station owned by El Segundo Power/Dynergy, a
Marine Petroleum Transfer Terminal, owned by Chevron, and a Chevron automobile service station.
Currently there is no residential development within the coastal zone. The General Plan, Zoning Code,
and Local Coastal Plan do not allow residential development within the coastal zone. No changes are
anticipated in the future which would allow the development of new residential uses in this area.
City of El Segundo
Housing Element 51 November 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.
B. 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. To determine whether the City has sufficient land
to accommodate its share of regional housing needs for all income groups, the City must identify
"adequate sites." Government Code � 65583 provides that adequate sites are those with appropriate
zoning and development standards, with services and facilities, needed to facilitate and encourage the
development of a variety of housing for all income levels. Compliance with this requirement is
measured by the jurisdiction's ability to provide adequate land to accommodate the RHNA. SCAG is
responsible for allocating the RHNA to individual jurisdictions within the region.
AB 1233 ANALYSIS
During the 51h Cycle Housing Element period, the City's RHNA was 69 units including 18 very low
income units, 11 low income units, 12 moderate income units, and 28 above moderate income units.
To accommodate the lower income RHNA, the City relied upon the 504 E. Imperial Avenue Specific
Plan which initially included the development of 46 affordable income 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 to accommodate the RHNA. Ultimately, no lower income
units were included as part of the 540 E. Imperial Avenue Specific Plan. In exchange, the City received
an in -lieu payment of $5.3 million. The City has retained Many Mansions to develop and implement
the City's affordable housing strategy with this fund and other available resources. Pursuant to AB
1233, the City must carry forward the 29-unit lower income shortfall to the 61' cycle RHNA.
6TH CYCLE RHNA
For the 2021-2029 Housing Element update, the City is allocated a RHNA of 492, including 189 very
low income and 88 low income units. The 2014-2021 shortfall requires the City to accommodate 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 — June 30, 2021 through October 15, 2029 (i.e.,
2021-2029 RHNA).
City of El Segundo
Housing Element 52 September 2022
Table 5-1d Regional Housing Needs Assessment (RHNA) 2021-2029
Extremely/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 very low income units (inclusive of extremely low income units).
Pursuant to State law (AB 2634), the City 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 (SCAGI. 611, Cvcle Final RHNA Allocation Plan_ 2021.
2. Accessory Dwelling Units (ADUs)
New State laws passed since 2017 have substantially relaxed the development standards and
procedures for the construction of Accessory Dwelling Units (ADUs). In response to AB 881, the
City amended the ADU ordinance in 2019 to comply with new State law, including allowing for Junior
ADUs. The City reviewed its Housing Element progress reports and determined that those reports
contained only partial records. The City reviewed its permit records and confirmed the following ADU
permitting trend:4
• 2018 —17
ADUs
• 2019-12ADUs
• 2020 —
22 ADUs
• 2021 —
9 ADUs
• 2022 (as of August) —13 ADUs
The City's ADU permit records averaged to 15 units annually. During 2020, the City continued to
process ADU applications received prior to or at the beginning of COVID. However, the delayed
impact of COVID resulted in lower ADU activities in 2021. The impacts of COVID on the building
permit trends for regular residential unit construction tend to be different from the ADU permit
trends. The primary reason is that ADU construction is by individual homeowners who are already
living in place. There is no urgency to pursue ADU construction during COVID, and in fact many
would prefer not to come into contact with non -household members (such as construction workers)
at the home site (i.e., site of ADU). Whereas, regular residential construction is pursued by developers
who would be financially impacted by any delays in construction (due to interest in construction loans,
expiration of entitlements, uncertainties in the future housing market, etc.)
With the removal of social distancing requirements, ADU construction and other home remodeling
activities are beginning to resume to regular levels. As of August 2022, the City has already issued
4 The City has submitted revised APRs that corrected its ADU activities.
City of El Segundo
Housing Element 53 September 2022
building permits for 13 ADUs, indicating an upward trend of activities with a potential of 19 ADUs
in 2022.
Therefore, the City projects an average of 15 ADUs annually. This Housing Element includes a
program to proactively facilitate ADU development. Based on annual averages and increased City
efforts, the City conservatively anticipates 120 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 5-2d Potential Accessory Dwelling Units (ADUs)
3. Entitled Projects
203 RICHMOND STREET
The 203 Richmond Street project was approved by the Planning Commission on July 8, 2021. The
project consists of one 0.24-acre parcel (4136-024-017) located at the, now closed, City jail and
accompanying surface parking. 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 north, east,
and south, and R-3 zoned parcels to the west. This project is expected to be completed within the 61h
cycle Housing Element planning period. The 203 Richmond Street project is detailed in Table 5-3.
209 RICHMOND STREET
This project is comprised of one market rate (above moderate) unit to be constructed at 209 Richmond
Street. The Planning Commission 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.
Pacific Coast Commons
In April 2022, the City Council approved the Pacific Coast Common project that includes 263 units
and 11,252 square feet of ground floor retail. Specifically, a total of 32 units (12 percent) will be set
aside as affordable housing (29 low income and 3 very low income units). This project demonstrates
that the feasibility of developing on excess surface parking, in this case for the Fairfield Inn and Suites
and Aloft Hotel. The project involves also the demolition of the "food and beverage" building for
Fairfield Inn and Suites. The site is currently being prepared for construction.
City of El Segundo
Housing Element 54 September 2022
Table 5-3d Entitled Projects
4136-024-017
203 Richmond
St
Old City jail/
Open-air park -mg
lot
Above
Moderate
Retail
4136-024-008-
209 Richmond
Above
MoSurfboards)
(Haydenshapes
St
Moderate
Pacific
Coast
4. Remaining RHNA Obligations
Accounting for entitled projects and projected ADUs, the City has a remaining RHNA of 279 units,
primarily in the lower and moderate income categories.
Table 5-4d Remaining RHNA Obligations
5. Residential Sites Inventory
An important component of the El Segundo Housing Element is the identification of sites for future
housing development, and an evaluation of the adequacy of those sites in fulfilling the City's share of
regional housing needs. To accomplish this, all city parcels were surveyed to determine their
development capacity. Due to the lack of vacant and underutilized sites in El Segundo, the City has
selected candidate sites for rezoning. Each site was analyzed in light of the development standards for
its proposed zoning designation. All parcels in El Segundo were evaluated through a process of
elimination based on required criteria set by the State (HCD).
Sites are selected for rezoning to one of the following designations:
• Housing Overlay (HO) with a density range of 60 to 70 units per acre
• Mixed Use Overlay (MU-0) with a density range of 75 to 85 units per acre
City of El Segundo
Housing Element 55 September 2022
METHODOLOGY FOR IDENTIFYING MIXED USE SITES
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, and staff knowledge
• Sites with viable uses and newer buildings 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.
• The City uses the following criteria to determine realistic capacity and site suitability
according to:
■ City's zoning code and policy
■ Lot size
■ Environmental constraints and adequate infrastructure
■ Development trends
• Sites were analyzed based on proximity to existing high opportunity areas (schools, parks,
retail, services, transit, etc.), mixed -used potential, sites with obsolete uses (sites for lease)
that have the potential for redevelopment, and substandard or irregular lots that could be
consolidated.
In addition to the site conditions described above, locational advantages such as the following are also
considered:
2. Within 'A mile from school
3. Within 'A mile from parks
4. Within 'A mile from religious institution
5. Within 'A mile from healthcare facility
6. Within 'A mile from grocery store
7. Within 'A mile from fire station
8. 'A mile from police department
Candidate Rezone Sites for Mixed Use Overlay (MU-0)
The City has selected four candidate rezone sites (comprising of 14 parcels, 4.47 acres). The sites will
be rezoned as Mixed Use Overlay (MU-0). Currently, the sites are zoned for commercial, parking,
and office uses but are considered significantly underutilized based on low existing Floor Area Ratio
(FAR) and have not gone through improvements for many years. Mostly these parcels are currently
used for parking. One site (703 N. PCH) has a recently submitted application for the development of
60 units, including 10 lower income units. For the remaining three sites, using a minimum density of
75 units per acre, these parcels can accommodate another 286 housing units. A complete list of the
current and proposed general plan and zoning designations are included in Table 5-6. Parcels are
grouped based on the potential for consolidation and the potential income distribution of RHNA sites
using a conservative assumption compared to allowable under state law.
City of El Segundo
Housing Element 56 September 2022
Table
5-5: Candidate
Sites
for Rezoning
to Mixed
I Jse Overlay
/
/
City of El Segundo
Housing Element 57 September 2022
Table 5-5: Candidate Sites for Rezoning to Mixed I Jse Overlay
This site has an application
under review. The project
proposes to build 60 units,
including 10 low income
703 N Pacific
General
Mixed Use
units over a 14,000-squaie-
2
4139-018-001
0.68
Coast Highway
Commercial
C 3
Overlay
MU-O
75
85
7,270
foot commercial ground
60
floor.
Yeu Built: 1957
Existing FAR: 0.24
ILR: 0.14
Lot consolidation potential
(4139-002 and -003) to create
A 0.66-acre site that could
accommodate affordable
housing. Both lots are
primuily vacant and there is
expressed interest from
4139-018-002
0.33
739 N Pacific
General
C-3
Mixed Use
MU-O
75
85
N�
developers
25
Coast Highway
Commercial
Overlay
Site meets 5 of 7 public
seivice/amenities criteria '/a
3
mile from school, puk,
religious facility, grocery, file
and police station.
Yeu Built: 1958
Existing FAR: 0
ILR: 0
Lot has as restaurant with
755 N Pacific
General
Mixed Use
loge puking lot. See
4139-018-003
0.33
Coast Highway
Commercial
C 3
Overlay
MU-O
75
85
2,476
descriptions on 4139-018-002
25
Yeu Built: 1963
City of El Segundo
Housing Element 58 September 2022
Table 5-5: Candidate Sites for Rezoning to Mixed I Jse Overlay
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City of El Segundo
Housing Element 59 September 2022
Table 5-6: Lot Consolidation and Income Level Distribution
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City of El Segundo
Housing Element 60 September 2022
Figure 5-1: Candidate Rezone Sites as Mixed 17se Overlay
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City of El Segundo
Housing Element 61 September 2022
METHODOLOGY FOR IDENTIFYING HOUSING OVERLAY SITES
In addition to sites that may be rezoned to mixed use, the City has also identified areas that are
currently designated Multi -Family Residential (R-3 zoning) to be rezoned with a Housing Overlay
(HO), allowing a density range of 60 to 70 units per acre (see Figure 5-2). The R-3 zone currently
allows up to 27 units per acre and the Housing Overlay covers 723 parcels totaling 405 acres.
In the last few years, the City has begun to see the intensification of the R-3 neighborhoods:
• 137-151 Virginia Street —10-unit project (demolition of six existing units)
• 125-131 West Palm Avenue — four -unit project (demolition of one existing unit)
• 335 Penn Street — three -unit project (demolition of one existing unit)
• 231 Virginia Street - three -unit project (demolition of one existing unit)
• 535-541 Indiana Street - four -unit project (demolition of one existing unit)
• 535 Richmond Street — two -unit project (demolition of one existing unit)
• 701-705 West Maple Street — six -unit project
• 224 Whiting Avenue - three -unit project (demolition of two existing units)
The City retained a consultant to evaluate the potential rezoning of multi -family (R-3 zoning) to
promote their redevelopment and production of new housing units. The consultant's study (Study)
provides economic analysis of the value of existing R-3 properties based on current rents as compared
to the value of the underlying land if developed at various densities and with various affordability
standards. The Study concludes a key finding that in order for a developer to feasibly acquire and
redevelop a typical existing R-3 property, the land would need to be upzoned to allow a density of 68
units per acre and development standards (including height, lot coverage, and parking) would need to
be revised. In total 723 R-3 parcels totaling about 400 acres are proposed to be rezoned to Housing
Overlay (HO).
Given the interest in redeveloping these older neighborhoods and intensifying existing parcels that are
developed with duplex, triplex, or fourplex structures, the City is proposing to create a Housing
Overlay (HO) that increases the allowable density to a range of 60 to 70 units per acre. To identify
potential parcels available for intensification, the following steps were performed:
• Exclude parcels that are currently developed with condominiums and townhomes. Such
properties are unlikely to redevelop due to financial feasibility and difficulty in assembling
parcels with fragmented ownership.
• Parcel is at least 0.5 acre, unless it is contiguous with other parcels to form a larger site.
Based on the minimum density of 60 units per acre, exclude the parcels that would have a net
yield that is less than 200 percent of the existing number of units on site. For example, if a
parcel has five existing units, the potential number of units needs to be at least 15 (net yield of
ten units or 200 percent) to be considered a potential property for redevelopment. This
assumption is based on the recent recycling trend noted previously.
This analysis effectively reduced the parcels with near -term redevelopment potential in the Multi -
Family Residential R-3 zone to seven parcels (5.16 acres), including five parcels that are currently
City of El Segundo
Housing Element 62 September 2022
developed with nonconforming, nonresidential uses built during 1950s and 1960s. The
nonconforming uses are not permitted to be redeveloped as other nonresidential uses and expansion
is not permitted. Based on the existing underutilized conditions (age of structure, low existing FAR,
and low improvement -to -land value ratio) and the significantly increased density (from 27 du/ac to
70 du/ac), the potential redevelopment of these properties can be financially attractive.
City of El Segundo
Housing Element 63 September 2022
v'laq
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City of El Segundo
Housing Element 64 September 2022
Figure 5-3: Potential Redevelopment Sites :in Housing Overlay
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City of El Segundo
Housing Element 65 September 2022
Table 5-7: Potential
Re -developable
Sites in Housing Overlay
contacted the A,:clichocese (l3i:opei:ty
ownei:), which has no objection to lie
included in the sites inventoi:y. The
4135-022-035
205 Lomita St
elementaiv school on the pi:opei:ty closed a
I
few yeffl:s ago and has no plan to feopen.
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pi:e-school site based on common
Ave
pi:e-school, not as a i:esiclential unit.
Existing FAR: 0.23
4132-001-018
owned liv the Moose Lodge.
Yea,: Built: 1962
4132-001-035
MENNEN
Existing FAR: 0.37
L_
ILR: 0.58
City of El Segundo
Housing Element 66 September 2022
'I'aNe 5-7: Potential Ile -developable Sites in Housing Overlay
City of El Segundo
Housing Element 67 September 2022
REUSING SITES FROM 5TH CYCLE HOUSING ELEMENT
There are no vacant sites in the sites inventory. While some nonvacant sites included in the list of
candidate sites for rezoning have been previously identified in the 51h 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.
SMALL LOT DEVELOPMENT AND LOT CONSOLIDATION
Of particular interest in El Segundo is the large number of very small residentially -zoned parcels in
the City. While it may be possible to build housing on a very small parcel, the nature and conditions
necessary to construct the units often render the provision of affordable housing infeasible. For
example, assisted housing developments utilizing State or federal financial resources typically include
50-80 units. Despite this, there are opportunities in the City where lot consolidation could provide
greater potential for the development of units that would be affordable to lower -income households.
To facilitate lot consolidation, the City has expanded Program 7 during the 2013-2021 Housing
Element to facilitate development on small lot sites as well as underutilized sites. This includes the
granting of development incentives (such as modified parking, lot coverage, open space, and setback
standards) to encourage development of these lots. Consolidation of lots will also 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.
Site 3 in the Mixed Use Overlay (739 and 755 N. Pacific Coast Highway) consists of two lots that are
used primarily as open parking. The adjacent parcel 703 N. Pacific Coast Highway has recently been
sold to a developer. An application for 60 units (including 10 lower income units) has already been
filed. Site 3 parcels are all under one owner, with the potential for a similar development as the adjacent
property.
In the Housing Overlay, 514 and 546 W. Imperial are adjacent parcels under one owner. Also 1300
and 1306 E. Imperial are two contiguous parcels in similar underutilized conditions. All these four
parcels contain nonconforming uses. The significant increase in allowable density will make
redevelopment financially attractive.
LOT CONSOLIDATION TREND AND REDEVELOPMENT POTENTIAL
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 was approved by the City Council in 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.
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Housing Element 68 November 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.
COMPARISON OF SITES INVENTORY AND RHNA
The City can accommodate 1,065 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 51h cycle. The combination of
ADUs, entitled projects, and candidate rezone sites can accommodate a total of 361 lower income
units, 193 moderate income units, and 511 above moderate income units. The sites inventory provides
an adequate buffer for the RHNA. Table 5-8 provides a summary of the City's available sites and
RHNA status.
Table 5-8d Comparison of Sites Inventory and RHNA
E2
Overall RHNA
including 5th Cycle
Entitled Projects
._ 11 ,
NExed Use Overlay
Housing Overlay
Surplus/ Shortfall
Note: State HCD recommends a sites inventory with a buffer for that is at least 15-30%, epspecially
for lower income RHNA.
6. 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.
WATER
Water service in the City is provided by the City of El Segundo's Water Division, which is a partner
of the West Basin Municipal Water District (WBMWD). The WBMWD provides wholesale potable
water to 17 cities, serving approximately 900,000 people. According to the West Basin Municipal
Water District's 2015 Urban Water Management Plan (UWMP), water supply in the City in 2020
consists o£ 19 percent groundwater; 52 percent imported water; 12 percent recycled water; 17 percent
water conservation savings; and less than one percent desalinated water. The City has an Urban Water
Management Plan, which it updates every 5 years. The City's UWMP must be updated every 5 years,
and the City is in the process of preparing the 2020 UWMP.
City of El Segundo
Housing Element 69 November 2022
According to the City's most recent 12-month water consumption figures, El Segundo utilizes
approximately 9,000-acre feet of potable water annually. The City of El Segundo projected water
supply for 2035 is 17,750-acre feet per year (AFY), and the current projected demand for water supply
in 2035 during a single dry year is 17,250 AFY. Implementation of the Housing Element would result
in an additional net water demand ranging from 232.6 to 253.2 AFY (see Estimated Water Demand
table below), which would be within the single dry year supply.
Table 5-9d Estimated Water Demand
Residential - Minimum Density 1,065 260 310.17 232.0
Residential - Maximum Density 1,159 260 337.54 253.1
Notes:
gpd = gallons per day
The average daily demand is based on 100 percent of County of Los Angeles Sanitation District average wastewater
generation factors. Assumed all units were single-family.
b Water demand would be reduced by 25% by utilizing water -saving fixtures in accordance with CALGreen.
WASTEWATER
Wastewater in the City is treated by the Sanitation District of Los Angeles County (the Sanitation
District) at two facilities: the Hyperion Treatment Plant (HTP) and the Joint Water Pollution Control
Plant U)NTCP). 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 JWPCP 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. The addition of 1,165
new housing units would generate approximately 0.3 MGD (see Estimated Wastewater Generation
table below), which would bring the total residential wastewater flow to 1.6 MGD, well below the
maximum permitted under the City's agreement with the City of Los Angeles. New housing
development can be accommodated through potential offsite water 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.
Table 5-10: Estimated Wastewater Generation
Residential - Minimum Density 1,065 260 276,900
Residential - Maximum Density 1,159 260 301,340
Notes:
gpd = gallons per day
The average daily demand is based on 100 percent of County of Los Angeles Sanitation District average
wastewater generation factors. Assumed all units were single-family.
City of El Segundo
Housing Element 70 November 2022
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.
C. 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. Title 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:
• 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.
1. 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 November 2022
2. Natural Lighting
Daytime interior lighting costs can be significantly reduced or eliminated with the use of properly
designed and located skylights. Skylights/solar tubes can be easily installed at reasonable expense in
existing houses, thereby substantially reducing electricity costs and energy consumption.
3. Solar Energy
Implementing solar energy strategies, noted above, is a practical, cost effective, and environmentally
sound way to heat and cool a home. In California, with its plentiful year-round sunshine, the potential
uses of solar energy are numerous. With proper building designs, this resource provides for cooling
in the summer and heating in the winter; it can also heat water for domestic use and swimming pools
and generate electricity.
Unlike oil or natural gas, solar energy is an unlimited resource which will always be available. Once a
solar system is installed, the only additional costs are for the maintenance or replacement of the system
itself. The user is not subject to unpredictable fuel price increases. Moreover, solar energy can be
utilized without any serious safety or environmental concerns.
Solar heating and cooling systems are of three general types: passive, active, or a combination thereof.
In passive solar systems, the building structure itself is designed to collect the sun's energy, then store
and circulate the resulting heat similar 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.
Although passive systems generally maximize use of the sun's energy and are less costly to install,
active systems have greater potential application to both cool and heat the house and provide hot
water. This may mean lower energy costs for El Segundo residents presently dependent on
conventional fuels. The City should also encourage the use of passive solar systems in new residential
construction to improve energy efficiency for its citizens.
4. Water Conservation
Simple water conservation techniques can save a family thousands of gallons of water per year, plus
many dollars in water and associated energy consumption costs. Many plumbing products are now
available which eliminate unnecessary water waste by restricting the volume of water flow from
faucets, showerheads, and toilets. In this regard, the City will continue to require the 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 use of ample mulch to retain soil moisture, can measurably contribute to water
conservation by reducing the need for irrigation, much of which is often lost through evaporation. A
family can also save water by simply 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 November 2022
system facilities needed to treat it. By encouraging residents to conserve water and retrofit existing
plumbing fixtures with water saving devices, the City can greatly reduce its water consumption needs
and expenses.
5. 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 including the appropriate contacts. Energy
audits are extremely valuable in pinpointing specific areas in residences, which are responsible for
energy losses. The inspections also result in specific recommendations to remedy energy inefficiency.
6. New Construction
The City of El Segundo will continue to require the incorporation of energy conserving (i.e., Energy
Star) appliances, fixtures, and other devices into the design of new residential units. The City will also
continue to review new subdivisions to ensure that each lot optimizes proper solar access and
orientation to the extent possible. The City will also continue to require the incorporation of low flow
plumbing fixtures into the design of all new residential units.
7. South 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 information and resources. The purpose of the organization is to help significantly increase
the availability of information and resources to the people in the South Bay region to help them save
water, energy, money, and the environment. The SBESC assists public agencies, 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.
8. Green Building Program
The City implements a Green Building Program that encourages homeowners and building
professionals to incorporate green building design in construction activities through the use of "green"
building materials. This can be accomplished by referencing the City's Home Remodeling Green
Building Guidelines and implementing green measures into a home 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
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Housing Element 73 November 2022
9. Environmental Action Plan and El Segundo Environmental Committee
The El Segundo Environmental Committee addresses a broad range of environmental issues facing
the City of El Segundo. The Environmental Committee reviews existing City environmental programs
and recommends new green policies and programs to the City Council. El Segundo has many
accomplishments and has received awards for its accomplishments in the areas of conservation and
environmental sustainability.
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Housing Element 74 November 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 Housing Element. The City intends to continue to implement
these goals to address a number of important housing -related issues. Some policies, however, have
been modified from the adopted Housing Element to address current housing issues, the new
RHNA, and requirements of State Housing Element Law applicable to the current planning period.
These revised policies are presented in this section.
The following five major issue areas are addressed by the goals and policies of the current Housing
Element. These same goals are proposed to be carried over to this Housing Element. 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
• Affirmatively furthering fair housing.
CONSERVING EXISTING AFFORDABLE HOUSING STOCK
According to the 2014-2018 ACS, about 90 percent of El Segundo's housing units are more than 30
years old, the age at which a housing unit will typically begin to require major repairs. This represents
a significant proportion of the City's housing stock, and indicates that programs which assist with
preventive maintenance may be necessary to avoid housing deterioration.
GOAL 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.
Policy 1.1: Continue to promote the use of rehabilitation assistance 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 November 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.
AL 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.
Policy 2.1: Provide regulations, as required by California Law, to facilitate additional housing and
develop programs to serve special needs groups (including persons with developmental 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 allowance in the City's zoning regulations, as required by California Law, to
permit transitional/supportive housing facilities as residential uses and emergency shelters in
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.
GOAL 3: PROVIDE OPPORTUNITIES FOR NEW HOUSING CONSTRUCTION IN A VARIETY OF
LOCATIONS AND A VARIETY OF DENSITIES.
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 development of properties designated for multi -family use that currently
contains single-family development for multi -family residential development.
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 addition to the private sector, actions by the City and other governmental regulations can have an
impact on the price and availability of housing. Land use controls, site improvement requirements,
building codes, fees, and other local programs intended to improve the overall quality of housing may
serve as a constraint to housing development.
City of El Segundo
Housing Element 76 November 2022
GOAL 4: REMOVE GOVERNMENTAL CONSTRAINTS ON HOUSING DEVELOPMENT.
Policy 4.1: Continue to allow second units, condominium conversions, caretaker units and second
floor residential use in commercial zones as specified in the El Segundo Municipal Code.
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 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 5: PROVIDE HOUSING OPPORTUNITIES INCLUDING OWNERSHIP AND RENTAL, FAIR -
MARKET AND ASSISTED, IN CONFORMANCE WITH OPEN HOUSING POLICIES AND FREE OF
DISCRIMINATORY PRACTICES.
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
The goals and policies contained in the City's Housing Element address El Segundo's identified
housing needs and are being implemented through a series of on -going housing programs and
activities. The housing programs introduced on the following pages include past programs that are
currently in operation and new programs which have been added to address the City's unmet housing
needs and to fulfill the requirements of California Housing Element law.
CONSERVING AND IMPROVING EXISTING AFFORDABLE HOUSING
PROGRAM 1: RESIDENTIAL SOUND INSULATION (RSI)
This program provides eligible property owners a means of having 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). This program was previously suspended due to
lack of funding. However, as of October 2022, the RSI program will resume and will be administered
directly by Los Angeles World Airports (LAWA). LAWA recently initiated outreach to eligible owners
in El Segundo.
Objectives and Timeline:
• Beginning in 2023 and annually thereafter, coordinate with LAWA to assist in outreaching
to eligible owners in El Segundo. Assist 200 households annually.
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Housing Element 77 November 2022
Funding Source: LAWA — Sound Insulation Grant
Responsible Agency: LAWA and Community Development Department/Housing Division
PROGRAM 2: CODE COMPLIANCE INSPECTION PROGRAM
The Community Development Department of El Segundo maintains statistics pertaining to Code
compliance inspections and monitors housing conditions throughout the City. The Department
responds to violations brought to its attention on a case -by -case basis. Although Code violations in
the City are limited, early detection and resolution are essential in preventing the deterioration of
residential neighborhoods.
Objectives and Timeline:
Continue to conduct inspections on a complaint basis through the City's Community
Development Department and Neighborhood Preservation Officer
Funding Source: General Fund
Responsible Agency: Community Development Department/Neighborhood Preservation
officer
ASSIST IN THE PRODUCTION OF AFFORDABLE HOUSING
PROGRAM 3: ACCESSORY DWELLING UNITS (ADU
The City amended its ADU ordinance in 2020 to comply with recent changes to State law and has
experienced increased interest and ADU construction activity. ADUs represent an important
potential resource for affordable housing in El Segundo. To facilitate ADU development, the City 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.
Objectives and Timeline:
• Develop incentives and tools to facilitate ADU construction by the end of 2023, with the
goal of achieving 120 ADUs in eight years. Incentives include pre -approved plans and
creating an ADU calculator to estimate costs of development in El Segundo. The City is
also participating in a REAP -funded project administered by the South Bay Council of
Governments to accelerate ADU production.
• 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 (CalHFA).
• Beginning in 2022 and annually thereafter, pursue available funding to facilitate ADU
construction, including affordable ADUs.
City of El Segundo
Housing Element 78 November 2022
• 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: Community Development Department/Planning Division
PROGRAM 4: INCLUSIONARY HOUSING ORDINANCE AND AFFORDABLE HOUSING STRATEGY
The City seeks to proactively encourage and facilitate the development of affordable housing for lower
income households, particularly those with special needs including seniors, large households,
extremely low-income (ELI) households, and households with persons who have disabilities
(including developmental disabilities). To facilitate affordable 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.
The City is currently considering an inclusionary housing ordinance to include a 15 to 20 percent
requirement with a potential in -lieu fee option. Once established, the ordinance will have the potential
of creating affordable housing opportunities in the community and generating potential in -lieu fees to
be deposited into the City's Affordable Housing 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
development of an Inclusionary Housing policy/ordinance. 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.
• Conducted a study session with the City Council.
On February 16, 2021, the El Segundo City Council agreed to enter into an Exclusive Negotiating
Agreement (ENA) with Many Mansions to serve as the City's Affordable Housing Services Provider
to develop and manage affordable housing units, services, and programs. Many Mansions will be
developing an Affordable Housing Strategic Plan to assist the City in meeting the needs of lower- and
moderate -income residents and state -mandated affordable housing goals. On October 5, 2021, the
City Council entered into a contract with Many Mansions to provide the following services:
• Finalize the City's affordable housing goals and objectives.
• Recommend strategies to remove constraints and/or increase affordable housing.
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Housing Element 79 November 2022
• 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.
• Adopt Final Affordable Housing Strategic Plan (AHSP) with an emphasis on fulfilling the 61h
cycle RHNA by summer 2023.
• 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.
The Draft Strategic Plan Uune 2022) outlines a number of recommendations, including:
• Exploring the creation of an inclusionary housing program (see action included in this
program).
• Encouraging multi -family housing similar to that envisioned for the Mixed Use Overlay in the
Downtown Specific Plan (see action included in Program 6: Provision of Adequate Sites).
• Focusing affordable housing efforts between Imperial, El Segundo Boulevard, and PCH (see
action included in Program 6: Provision of Adequate Sites).
• Consider designating a Civic Center property as surplus land.
• Allowing multi -family consistent with the Mixed Use Overlay in all commercial zones (such
as implementation of SB 2011 and AB 6).
• Exploring a religious institution overlay (see Housing Overlay that includes St. Anthony
Church).
• Exploring obtaining a State Pro -Housing Designation.
Objectives and Timeline:
• Pending on the outcomes and recommendations of the feasibility study, establish the
Inclusionary Housing program by 2025.
• Adopt Final Affordable Housing Strategic Plan by summer 2023 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:
Responsible Agency:
Affordable Housing Fund ($5.3 million)
Community Development Department/Housing Division
City of El Segundo
Housing Element 80 November 2022
PROGRAM 5: URBAN LOT SPLIT
The City adopted Ordinance 1633 to implement SB 9 (Urban Lot Split). The ordinance allows for
urban lot splits to be approved administratively. The ordinance also has an inclusionary component
that requires one unit per lot to be offered for sale or rent to households that fall in the moderate,
low, and very low income categories.
Objectives and Timeline:
• By summer 2023, develop checklist for SB 9 application.
• Funding Source: Affordable Housing Fund
• Responsible Agency: Community Development Department/Planning Division
PROVIDING ADEQUATE SITES
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).
PROGRAM 6: PROVISION OF ADEQUATE SITES
For the 61h 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 51' cycle Housing Element. The City relied on the 540 E. Imperial Avenue Specific Plan to
accommodate the 51' 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 entitled projects and projected ADUs, the City is able to accommodate 387 units, with a
shortfall of 279 units (184 very low income, 18 low income, and 77 moderate income units). To
accommodate this shortfall, the City has identified properties to be redesignated as Mixed Use Overlay
or Housing Overlay. A total of 14 parcels will be rezoned to Mixed Use Overlay (MU-0) at a density
range of 75 to 85 units per acre. Another 723 R-3 parcels will be rezoned Housing Overlay (HO) at a
density range of 60 to 70 units per acre. Within the proposed HO, further factors were used to identify
the parcels with near -term redevelopment potential. Specifically, seven parcels in the proposed HO
are included in the sites inventory with the potential to accommodate 332 additional residential units.
Combined, the candidate rezone sites (Mixed Use Overlay and Housing Overlay) can accommodate
up to 678 units (257 lower income, 186 moderate income, and 235 above moderate income). Along
with ADUs and entitled projects, total capacity is estimated at 1,065 units (361 lower income, 193
moderate income, and 511 above moderate income units).
Consistent with the requirements of Government Code § 65863, rezoning and upzoning for the lower
income RHNA shortfall must meet the following minimum State requirements:
• Permit owner -occupied and rental multi -family uses by -right for developments in which 20
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Housing Element 81 November 2022
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:
o Allow 100 percent residential use, and
o require residential use occupy 50 percent of the total floor area of a mixed -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 60 units per acre for HO and 75 units per
acre for MU-O. Minimum density was used to estimate capacity as a conservative assumption.
Furthermore, the City assumes only 40 percent of these sites as lower income units even though all
sites at least double the State default density of 30 units per acre as feasible for facilitating lower income
housing.
The City will develop objective development standards to implement the Housing Overlay and Mixed
Use Overlay. New development standards, including parking, lot coverage, height, and setbacks, will
ensure that the maximum allowable density can be achieved on parcels identified in the sites inventory.
Objectives and Timeline:
• By October 15, 2022, rezone adequate sites to accommodate the 29-unit RHNA shortfall carry
over from the 5th cycle Housing Element. Approval of a rezone in April 2022 to accommodate
the Pacific Coast Commons project results in the provision of 263 units, including 32 lower
income units (29 low income and 3 very low income).
• By summer 2023, rezone adequate sites as Mixed Use Overlay and Housing Overlay for the
6Ih cycle RHNA shortfall of 279 units (184 very low income, 18 low income, and 77 moderate
income units).
• By Summer 2023, develop objective design standards for residential development consistent
with SB 330 in conjunction with the establishment of Mixed Use Overlay and Housing
Overlay.
• By October 15, 2023, 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, update Downtown Specific Plan and Smoky Hollow Specific Plan to
increase housing capacity by 300 units.
Funding Source:
Responsible Agency:
General funds
Community Development Department/Planning Division
City of El Segundo
Housing Element 82 November 2022
PROGRAM 7: MONITORING OF No NET Loss (SB 166)
To ensure that the net future housing capacity is maintained to accommodate the City's RHNA
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
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
regional 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.
Objectives and Timeline:
• 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: Community Development Department/Planning Division
PROGRAM 8: LOT CONSOLIDATION
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.
Objectives and Timeline:
• 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 City's website, meeting with developers, and participating in local forums
(City forums, Chamber of Commerce, or local real estate brokers' events).
• By October 15, 2024, develop strategies to encourage the development and consolidation of
small lots, specifically for affordable housing.
City of El Segundo
Housing Element 83 November 2022
Funding Source: General funds
Responsible Agency: Community Development Department/Planning Division
REMOVING GOVERNMENTAL AND OTHER CONSTRAINTS
PROGRAM 9: EL SEGUNDO MUNICIPAL CODE (ESMC) AMENDMENTS
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 and Supportive Housing: The City is in the process of amending the ESMC
to allow transitional and 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. Furthermore, AB 2162 requires supportive housing projects of 50
units or fewer to be permitted by right in zones where multi -family and mixed -use
developments are permitted, when the development meets certain conditions (such as being
100 percent affordable to lower income households and setting aside 25 percent of the units
for target population). The bill also prohibits minimum parking requirements for supportive
housing within 1/2 mile of a public transit stop.
Single Room Occupancy (SRO) or Micro -Unit 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 to facilitate the development of a variety of
housing types and streamlined development review process:
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 as a residential use
to be conditionally permitted in zones where residential uses are permitted. Findings for
approval will be objective and facilitate certainty in outcomes.
Emergency Shelters: The City amended the ESMC to permit emergency shelters in the Light
Manufacturing (M1) zones by right without discretionary review. However, the ESMC
contains provisions that are not consistent with State law:
City of El Segundo
Housing Element 84 November 2022
• Separation Requirement - State law allows a maximum 300-foot separation
requirement from another emergency shelter only. No other separation requirements
are allowed. However, the ESMC includes additional separation requirements 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 emergency shelters based on
the number of employees only and not to exceed the requirements 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
focused on moving people into permanent housing that provides temporary living facilities
while case managers connect individuals experiencing homelessness to income, public
benefits, health services, shelter, and housing." Low Barrier shelters may include options such
as allowing pets, permitting partners to share living space, and providing storage for residents'
possessions.
Employee Housing: Pursuant to State Employee Housing Act, employee housing for six or
fewer employees is required 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 will consider 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 flexibility in zoning/development standard in order to accommodate the
housing needs of persons with disabilities. The ESMC will be amended to address this clerical
error to reestablish the review and approval of reasonable accommodation through an
Administrative Adjustment process.
R-3 Zone: The City will increase allowable density in the R-3 zone from 27 units per acre to
30 units per acre. To facilitate multi -family development, the City will revise the R-3
development standards (including lot area per unit based on lot size, parking, height, setback,
and lot coverage) to ensure that the maximum density can be achieved. These standards will
also apply to the Medium Density Residential (MDR) floating zone.
Parking Requirements: The City currently requires two parking spaces plus one guest
parking space per unit, regardless of unit size. The City will revise its parking standards to a
sliding scale based on unit size, similar to the recently approved Pacific Coast Commons
project which achieved 83 units per acre.
Senior Housing: The City will revise the ESMC to remove the CUP requirement for senior
housing and permit senior housing as a regular residential use to be similarly permitted as other
residential uses in the same zone.
Findings for Site Plan Review: The City will revise the findings required for Site Plan Review
approval to ensure that the findings are objective and provide certainty in outcomes.
City of El Segundo
Housing Element 85 November 2022
Micro Units: The City will establish development standards to facilitate the construction of
micro units.
Objectives and Timeline:
• By the end of 2023, complete ESMC amendments as outlined above.
Funding Source: General funds; SB 2
Responsible Agency: Community Development Department/Planning Division
AFFIRMATIVELY FURTHER FAIR HOUSING
PROGRAM 10: COMMUNITY OUTREACH
The City will conduct consultation meetings with the following boards and committees to gather information
of housing -related issues and concerns, evaluate policy implications, and obtain recommendations:
Diversity, Equity and Inclusion Committee (DEI): On Tuesday, June 16, 2020, the City Council
agreed to establish a Diversity, Equity and Inclusion Committee. The purpose of the committee is to
work with the community to gain a deeper understanding of the issues and determine how to move
forward to bring positive change so everyone who lives, works and visits El Segundo feels welcome.
The Diversity, Equity, and Inclusion Committee will engage the community, evaluate current policies,
and offer its recommendations to the City Council.
• Senior Housing Corporation Board: Senior Citizen Housing Corporation Board actively oversees
the management, operation and maintenance of Park Vista, specialty housing for seniors. The Board
actively works with residents on compliance, financial and legal matters. They also advise on building
amenities and programs. The Senior Citizen Housing Corporation Board is a non-profit corporation
formed in 1984 for the construction of the low-income housing facility for seniors. The board is in an
operating agreement with the City Council, and enlists a management company to operate the facility.
The board, comprised of five directors who are all El Segundo residents.
Objectives and Timeline:
Conduct annual consultation meetings with the Diversity, Equity, and Inclusion Committee
and Senior Housing Corporation Board.
Funding Source: General funds
Responsible Agency: Community Development Department/Planning Division
PROGRAM 11: FAIR HOUSING PROGRAM
The City will undertake a number of actions to affirmatively further fair housing. These actions are
outlined in .
City of El Segundo
Housing Element 86 November 2022
'.C"able 6-1: maim Housing Actions
Fair Housing Enforcement and Outreach
Use local annual CDBG funds to
separately contract with a fair housing
Begiuing FY
AFFH: State and
service provider to conduct outreach and
2023/24 and annually
Federal Laws
education locally. This service will be
thereafter
additional to the City's participation in the
Los Angeles Urban County program.
One local workshop
Participate in regional efforts to address
fair housing issues and monitor emerging
Annually
Citywide
annually with the goal
AFFH: Regional
trends/issues in the housing market
of reachinng at least 30
Participate in the update of the five-year
Efforts
persons each meeting.
update of the Regional Analysis of
2023
Impediments (AI) to Fair Housing Choice.
The last regional Al was adopted in 2018.
Develop interest list for update on fair
AFFH: Interest List
housing and affordable housing projects
By the end of 2022
and contact interest list with updates.
Update the City website with affordable
Semi-aurually
Current Housing
housing rojects and resources.
Rights Center (HRC)
Include fair housing information on the
contract with LACDA
City's website, including up-to-date fair
By January 2023
does not include
housing laws, services, and information on
providing fair housing
filing discrimination complaints.
records by
jurisdiction.
Utilize non-traditional media (i.e., social
AFFH: Fair Housing
media, City website) in outreach and
2021-2029
Citywide
Outreach
education efforts in addition to print
Petition in 2023 to
media and notices.
receive city -specific
data from HRC to
serve as baseline.
Continue advertising and providing
programs related to fair housing including
the Home Delivered Meals program,
2021-2029
Serve 50 people
Senior In -Home Care program, and
through fair housing
Juvenile Diversion program.
services aunuallv.
City of El Segundo
Housing Element 87 September 2022
'.C"able 6-1: maim Housing Actions
Update fair housing
information and
resources available.
Conduct community outreach with an
Program 4: Affordable
eaching to special needs
emphasis on outreaching
and eastern
Conduct at least two
Housing Strategy
populations and households impacted by
By end of 2023
areas of City
comnu ity
n
disproportionate needs in the northern
workshops.
and eastern areas of the City*.
Conduct consultation meetings with the
Conduct at least one
Program 10:
City's new Diversity, Equity, and Inclusion
Annually beginning
Citywide
consultation meeting
Conununity Outreach
Committee and Senior Housing
2023
with each comrrnittee/
Corporation Board.
board annually.
New Opportunities in Hi h Resource Areas
Develop incentives and tools to facilitate
By end of 2023
ADU construction.
Update City website to provide
Program 3: Accessory
information of ADU resources, such as
Facilitate the
Dwelling Units (ADU
grants available to homeowners for ADU
In 2022
Citywide
construction of 120
construction from the California Housing
ADUs.
Finance Agency Ca1HFA .
Pursue available funding to facilitate ADU
In 2022 and annually
construction, including affordable ADUs.
thereafter
Program 4:
Facilitate the
Inchusionany Housing
Continue to facilitate affordable housing
Northwestern corner of
development of 390
Ordinance and
development through incentives and
2021-2029
City (all highest resource
affordable units (207
Affordable Housing
technical assistance.
tracts)
very low income, 99
Strategy
low income, and 84
Program 5: Urban Lot
Develop checklist to implement SB 9
Develop checklist by
Citywide in single-fannily
moderate income
units, with at least 50
Split
(Urban Lot Split) through an
summer 2023
neighborhoods
percent in highest
adnmstrat ve process.
resource tracts.
City of El Segundo
Housing Element 88 September 2022
Table 6-1: Fair Housing Actions
Approved rezoning of
Rezone adequate sites to accommodate
Pacific Coast
the 29-unit RHNA shortfall carry over
By October 15, 2022
Pacific Coast Commons
Commons site to
accon nnodate a 263-
from the 5th cycle Housing Element.
unit project including
32 lower income units.
Establish \Exed Use
Program 6: Provision
Overlay and Housing
of Adequate Sites
Rezone adequate sites for the 6th cycle
By October 15, 2024
Mixed Use Overlap and
Overlap with the
RHNA shortfall.
Housing Overlay
potential to
acconnnnodate 655
additional units.
Incorporate additional housing
Downtown Specific Plan
Increase multi-fannilp
opportunities in the Downtown Specific
By October 15, 2024
and Smoky Hollow
housing capacity by
Plan and Smoky Hollow Specific Plan
Specific Plan areas
300 ui ts.
updates.
Place -Based Strategies for Neighborhood Improvements
AFFH: Public
Prioritize the City's annual budget of
Improvements inn Areas
approximately $200,000 on sidewalk
Annual budget
Mixed Use Overlap and
One public
with Housing Element
repairs and pedestrian rannp improvements
Process
Housing Overlay areas
improvement project
Sites
for locations in the Housing Element sites
a inxallp
hiventorv.
Coordinate with LAWA to assist in
Within the 65 dB CNEL
Program 1: Residential
outreach to owners eligible for the
In 2023 and annually
contour of aircraft noise
Assist 200 households
Sound Insulation
Residential Sound Insulation Program
thereafter
from LAMA — primarily
annually
(RSI).
North El Segundo
Housing Mobility
Program 4:
Engage in dialogues with affordable
Facilitate the
Inclusionarp Housing
housing providers to learn if there are
2021-2029
Citywide
development of 390
Ordinance and
actions the City can take to support their
affordable housing
continued operation.
units.
City of El Segundo
Housing Element 89 September 2022
Table 6-1: maim Housing Actions
Affordable Housing
Establish the Inchusionary Housing
By 2025
Strategy
program.
Adopt Final Affordable Housing Strategic
Plan and implement the Affordable
Bp Summer 2023
Housing Strategic Plan utilizing the
services of Mary Niatisions.
Establish written procedures to streamline
Bp end of 2022
affordable housing pursuant to SB 35.
Amend the Zoning Code to comply with
Program 9: El Segundo
State laws related to low barrier navigation
20% of new
Municipal Code
centers, emergency shelters, transitional
By end of 2023
Citywide
affordable units
Amendmentshousing,
supportive housing, employee
serving special needs
housing, reasonable acconunnodation, and
populations.
residential care facilities.
Collaborate with other jurisdictions to
Housing Trust Fund
AFFH: Mob lity
create a new countywide source of
By October 2022
South Bay reoion
appropriated for
affordable housing — South Bay
includitng El Segundo
Bay
Affordable Housing Trust.South
Tenant Protection and Anti -Displacement
Retain city fair housing service providers
to conduct additional outreach and
education.
One local workshop
Establish city program
Northwestern corner of
antruaUv with the goal
Focus fair housing outreach and education
by the end of FY 2023
City
ofreacLig at least 30
in areas with high displacement risk,
persons each meeting.
AFFH: Displacement
specifically where renters, hncluditng
overpaying renters, are most concentrated.
Expand outreach and education on recent
State laws (SB 329 and SB 222) supporting
Increase rental
source of income protection for publicly
By October 2023
Citywide
opportunities through
assisted low income households (HCVs).
ADUs by 120 units
City of El Segmido
Housing Element 90 September 2022
'.["aMe 6-1: maim I lousing Actions s
City of El Segundo
Housing Element 91 September 2022
C. SUMMARY OF QUANTIFIED OBJECTIVES
The following summarizes the City's quantified objectives for the 2021-2029 Housing Element
planning period.
mu/xmvemlmHousing
Production
City of El Segundo
Housing Element 92 September 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
currently sound housing stock.
Program 1 — Housing Rehabilitation
• Program la. Minor Home Repair
Effectiveness:
(MHR) — Annually consult with HUD to
• Program 1a — The City continues to identify
identify and pursue potential hxndurg
potential funding Sources to implement the
opportunities and hxlldlllg Sources that
MHR Program. 2019, a hand ng
may be available and appropriate to
source has not been identified.
reinstate the MHR program.
• Program 1b — The RSI Program was
• Program lb. Residential Sound
suspended u7 2018 due to lack of handing.
Insulation Program (RSI) —Assist
However, the City assisted approximately
approximately 150 households annually.
600 households during the planning period
prior to the suspension OI 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 Inspect on Program in response to
Building Safety Division.
complaints.
Continued Appropriateness: This program is
continued in the 2021-2029 Housing Element
GOAL 2: Provide sufficient new, affordable housing opportunities ai 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
the planning period.
City of El Segundo
Housing Element A-1 September 2022
Table A-1 Review of Past Accomplishments
• Motlltor and annually evaluate the
The City- El Segundo amended the ADU ordmatice
effectiveness of the second unit
in 2020 in compliance with State law.
ordinance and remove any potential
Continued Appropriateness The 2021-2029
Continued
constraints, if amp.
Element aicludes 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 ail
Effectiveness: The City is currently developing a n
Incentives
ongoing basis the development efforts of
inclusionary housing ordinance to include a 15-20%
non- profit organizations for the
requirement and potential in-&eu fee option.
construction of affordable housing for
In February 2021, the City entered into a contract
lower aicome households, particularly
with Many Mansions as the City's Affordable
those with special needs including large
Housing Services Provider to hxlfdl its affordable
households, seniors, extremely low -
housing needs per the RHNA goals.
itncome (ELI) households, and
households with persons who have
El Segundo has established art affordable housaig
disabilities or developmental disabilities.
hind to hind 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 Housnng Element planning
affordable housing fund.
period.
Continued Appropriateness: The program in
corrtunxed in the 2021-2029 Housing Element
GOAL 3: Provide opportunities for new housing construction in a variety of locations and a variety of densities in accordance with the land use
desimiations and policies in the Land Use Element
Program 5 — Provision of Adequate
• Corrtirrue to provide a variety of
Effectiveness: In 2017, the City worked with the El
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 park mg requirements and
However, this project ultimately did not hiclude any
priority processing for affordable housing
affordable units and the developer provided the City
projects.
with art in -lieu fee of $5.3 mullion. This hind has
City of El Segue do
Housing Element A-2 September 2022
Table A-1 Review of Past Accomplishments
• Maintain an annually updated residential
been deposited into the City's Affordable Housing
sites inventory on the City's website.
Fund.
• 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
City's vacant and underutilized sites
The City is currently exploring alternatives and
(particularly on the mixed
continues to review the inventory to confirm the
use/nonresidential sites impact the City's
provision of adequate sites.
continued ability to meet its RHNA,
Continued Appropriateness: As part of the 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-hicome RHNA, with
anticipated entitlement by the end of
2015.
Program 6 — 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 6n, cycle RHNA.
Commerce, or local real estate brokers'
events).
• Develop strategies to encourage the
development and consolidation of small
lots, specifically for affordable housing.
City of El Segundo
Housing Element A-3 September 2022
Table A-1 Review of Past Accomplishments
d d U 9 U 9 U U 0 U
0 e OEM
• Facilitate one lot consolidation project for
a total of five units during the 2013-2021
Housing Element planning period.
GOAL 4: Remove governmental constraints on housing development.
Program 7 — Zoning Revisions
• Program 7a. Density Bonus — Consider
Effectiveness: In 2019, the City amended the ADU
amending the ESMC to include density
ordinance in the ESMC $i compliance with AB 881.
bonus provisions, consistent with
As of 2019, the City is in the process of amending
California law.
the ESMC to allow over 200 units, including
• Program 7b. Emergency Shelters —
affordable units, on lots currently developed as
Consider amending the ESMC to pemnit
surface park ng in commercial zones. However, this
emergency shelters in the Medium
amendment is not expected to be completed during
Manufacturing y and Lnght
the planning period.
Manufacturing (2\11) zones byright
without discretionary review. no later
No other zon$ng 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 pemnitting processes as the
same type of housing in the same zone.
• 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 pemnitting 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 Segue do
Housing Element A-4 September 2022
Table A-1 Review of Past Accomplishments
conditionally pemut SRO units in the
Multi-ianuly 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
perrnnitted 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 discnmniatory practices.
Program S — 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 Con nnxnity Development
Information about fair housing services is available
Connnussion.
on the City's website and at the Connmunity
• Inform public of the availability of fair
Development Department counter.
housing services by distributive fair
housing infomnation at Community
Continued Appropriateness: This program will be
Development Department public
expanded to address the requirements to
counters and Citv website.
affirmatively furthering fair housing.
• Continue to implement the City's
Reasonable Accommodations regulations
and promote its availability to interested
parties on an ongoing basis.
City of El Segundo
Housing Element A-5 September 2022
Cumulative Impact of Addressing Special Needs
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 61' cycle Housing Element planning period.
Table 6-2 2013-2021 El Segundo Quantified Objectives
Housing Goals
2013 to 2021
Progress 2020
Housing Production
Number of
Units
Allocated
Units'
Percent
Achieved
Extremely Low Income
9
0
0.0%
Very Low Income
9
0
0.0%
Low Income
11
0
0.0%
Moderate Income
12
30
250.0%
Above Moderate Income
28
29
103.6%
Total Units
69
59
85.5%
Rehabilitation
Extremely Low Income
58
51
87.9%
Very Low Income
40
56
140.0%
Low Income
88
67
76.1%
Moderate Income
297
65
21.9%
Above Moderate Income
297
362
121.9%
TOTAL
750
600
80.0%
Conservation
Extremely Low Income
48
48
100.0%
Very Low Income
49
49
100.0%
Low Income
0
0
0.0%
Moderate Income
0
0
0.0%
Above Moderate Income
0
0
0.0%
Source: City of El Segundo Planning and Building Department, 2020
Notes:
1. Objective is based on the Imperial School Specific Plan.
2. Residential Sound Insulation program is not based on income 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 September 2022
APPENDIX B: PUBLIC PARTICIPATION
A. MAILING LIST
Lori Gangemi, President & CEO
Ability First
1300 E. Green Street
Pasadena, CA 91106
El Segundo Chamber of Commerce
427 Main Street
El Segundo, CA 90245
St. Margaret's Center
10217 Inglewood Avenue
Lennox, CA 90304
Gregory O'Brien, Superintendent
Centinela Valley Union High School Dist.
14901 Inglewood Avenue
Lawndale, CA 90260
Boys & Girls Clubs of the South Bay
1220 West 256th Street
Harbor City, CA 90710
Dr. Alice Harris, Executive Direct.
Foodbank of Southern California
1444 San Francisco Avenue
Long Beach, CA 90813
David Garcia, Executive Director
The Society of St. Vincent De Paul
210 North Avenue 21
Los Angeles CA 90031
CHASE
130 E Grand Ave
El Segundo, CA 90245
City of El Segundo
Housing Element
Ruth Schwartz, Executive Director Samuel Bettencourt, Executive Director
Shelter Partnership, Inc. Beacon Light Mission
520 S Grand Avenue, Suite 695 525 North Broad Avenue
Los Angeles, CA 90071 Wilmington, CA 90744
Chancela Al-Mansour, Executive Director South Bay Children's Health Center
Housing Rights Center 410 Camino Real
3255 Wilshire Blvd., Suite 1150 Redondo, Beach, CA 90277
Los Angeles, CA 90010
Joel John Roberts, CEO Melissa Moore, Ed.D., Superintendent
P.A.T.H. El Segundo Unified School District
340 N. Madison Avenue 641 Sheldon Ave
Los Angeles, CA 90004 El Segundo, CA 90245
Blake Silvers, Superintendent
Jan Vogel, Executive Director
Wiseburn School District
South Bay Workforce Incentive Board
201 N Douglas Street
11539 Hawthorne Blvd, #500
El Segundo, CA 90245
Hawthorne, CA 90250
Monsignor Gregory Cox, Executive Direct.
Jane Phillips, Founder & Executive
Catholic Charities of Los Angeles, Inc.
Director
Crown Jewel Club
P.O. Box 15095
531 Main Street #1000
Los Angeles, CA 90015-0095
El Segundo, CA 90245
South Bay Latino Chamber of Commerce
The Salvation Army
13545 Hawthorne Blvd., # 201
125 W. Beryl St.
Hawthorne, CA 90250
Redondo Beach, CA 90277
Jacki Bacharach, Executive Director Bank of America
South Bay Cities Council of Governments 835 N Pacific Coast Hwy
2355 Crenshaw Blvd, #125 El Segundo, CA 90245
Torrance, CA 90501
Wells Fargo Home Mortgage
2141 Rosecrans Avenue, Suite 4100
Kinecta FCU -Home Loans El Segundo, CA 90245
1440 Rosecrans Avenue
Manhattan Beach, CA. 90266
B-1 September 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 Elizabeth Eastlund, Executive Director Social Vocational Services, Inc
14623 Hawthorne Blvd. #300 Rainbow Services 15342 Hawthorne Blvd., Suite 403
Lawndale, CA 90260 453 West 7th Street Lawndale, CA 90260
San Pedro, CA 90731
Elise Buik, President /CEO
Michael Danneker, Director
Mike Rotolo
United Way of Greater Los Angeles
Westside Regional Center
TG Construction Co., Inc
1150 S. Olive St., Suite T500
5901 Green Valley Circle, Suite 320
139 Nevada Street
Los Angeles, CA 90015
Culver City, CA 90230
El Segundo, CA 90245
JRO Construction
Scott Laurie, President/CEO
C.A.M. Construction
952 Manhattan Beach Blvd., Suite 220
Olson Company
310 East Imperial Avenue #C
Manhattan Beach, CA 90266
3010 Old Ranch Parkway #100
El Segundo, CA 90245
Seal Beach, CA 90740
Brad Wiblin, Executive Vice President
Darrell Simien, VP of Community
Laura Archuleta, President/CEO
Bridge Housing
Development
Jamboree Housing Corporation
2202 30th St.
Habitat for Humanity
17701 Cowan Ave., Suite 200
San Diego, CA 92104
18600 Crenshaw Blvd.
Irvine, CA 92614
Torrance, CA 90504
Steve PonTell, President/CEO
Mr. Jery Saunders
Friends of El Segundo Public Library
National CORE
Air Force Association
I I I W. Mariposa Ave.
9421 Haven Ave.
P.O. Box 916
El Segundo, CA 90245
Rancho Cucamonga, CA 91730
El Segundo, CA 90245
El Segundo Rotary Club
First Baptist Church
Pacific Baptist Church
P.O. Box 85
591 East Palm Avenue
859 Main St
El Segundo, CA 90245
El Segundo, CA 90245
El Segundo, CA 90245
Father Alexei Smith Rev. Robert S. Victoria, Pastor Jon Reed, Minister
St. Andrew Russian Greek Catholic Saint Anthony's Church Hilltop Community Church of Christ
Church 720 East Grand Avenue 717 East Grand Avenue
538 Concord Street El Segundo, CA 90245 El Segundo, CA 90245
El Segundo, CA 90245
El Segundo Christian Church Brandon Cash, Pastor Church of Jesus Christ of Latter- day
223 W. Franklin St. Oceanside Christian Fellowship Saints
El Segundo, CA 90245 343 Coral Circle 1215 East Mariposa Avenue
El Segundo, CA 90245 El Segundo, CA 90245
City of El Segundo
Housing Element B-2 September 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 September 2022
B. OUTREACH MATERIALS
TUESDAY, AP IL 13, 2021
5:3g 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 adegivately housing our future population.
Form or,- information, please visit htto.%wwv.elsege noo.orq1housint7-element or contact housingelen7ent0elseoundo.org
City of El Segundo
Housing Element B-4 September 2022
Join us for a 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, 2021
at 5:30 p.m.
For more information about the Housing Element Update process please vist
https://www.elsegundo.o,rg/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.
Clay of -El Segundo March 2021
HO(IS,ingElvine'rit upchite
City of El Segundo
Housing Element B-5 September 2022
Cilty of El Segundo - Bulletin Detail Report gOVDELIVERY W
Subject: Reminder: Future of Housing in El Segundo Virtual Workshop April 13
Sent: 04112/2021 09:56 AM PDT
Sent By: rnghurtado@elseguind,o.org
Sent To: Subscribers of Business Stakeholders, ESB - Business & Real Estate News,
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City of El Segundo
Housing Element B-6 September 2022
Delivery and performance
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City of El Segundo
Housing Element B-7 September 2022
What three words would you use to describe u, Mend rer
ElSegundo?
Protectingi oR-1 Neighborhoods
Please rank from 1-5, with 1 being your first choice, in what area
of El Segundo should new housing be buiilt?
1st
East of PCH (Imperial to
El Segundo Blvd.)
2nd 22,9% Smoky Hollow
CM
Mr
�!'i����i �II�UUUHNNNNdNa'�H��ggppN��������������������h�✓If��?��"��ii��
City of El Segundo
Housing Element B-8
Along PCH (Imperial to
El Segundo Blvd)
East Imperial Ave.
September 2022
Please rank from 1 to 6, with one being your first choice, U+Mentirneter
What type of housing you feel is most needed in El Segundo:
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7.,.1 'h1 .irual.sar t.��rti pbs
Which of these items vvould you rank as he highest prior�ty
when it comes to housing developments.
/ii ill i /r/iyii
JACCESS TtranSpOrt i on
On site amenities (parking benches,
bike paths etc.)
ylV."�lula
Proximity topublic safety amenities
i
City of El Segundo
Housing Element B-9
Proximity to amenities (grocery stores,
schools, religious facilities, etc.)
September 2022
In your opinion, what housing types would you like to see
more of in El Segundo? (Select the Top 3)
28%
22%
19%
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following concerns to Vou?
Maintaining the existiingchoracter of the residential and commercial
districts of the City
MN
Ensuring that the housing market in El Segundo provides a diverse range
of housing types to meet the varied nee of the local residents
OR,
Providing housing for residents with special needs such as housing for
seniors, large families veterans an, ersons with disabilities
Providing affordable housing to accomirnociate individuals of all socio-
economic backgrounds
27
Establishing shelters and transitional housing for the homeless, including
programs that hP.1p individuals move out and/or find permanent housing
Fair and equitable housing opportunities and programs to maintain safe
an secure neighborhoods
A Mentimeter
and Mentimeter
City of El Segundo
Housing Element B-10 September 2022
These are existing housing goals adopted in the current Housing Element, How A Mentinwi
applicable are these goals to El Segundo todaiV and for the future?
"Assisting in the devello Ale t of affordable housing"'
%%'
Providing adequate sides to achieve a diversity of
housing"
VVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVQ�
"Removing government restraints, as necessary's
218
C. SUMMARY OF PUBLIC COMMENTS
BE
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 September 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:
• 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
1. Enforcement and Outreach
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 September 2022
• Shelly v. Kramer 1948 — made it unconstitutional to use deed restrictions to exclude
individuals from housing
• 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:
• 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
• California Civil Code Section 53 — takes measures against restrictive covenants
• Department of Real Estate Commissioner's Regulations 2780-2782 — defines disciplinary
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 estate
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.
During the 2018 Al development process, LACDA implemented a series of outreach efforts including
regional discussion groups, three sets of four focus groups each, aimed to address disability and access,
education, employment and transportation, and healthy neighborhoods, and a Resident Advisory
Board Meetings; community input meetings; and the 2017 Resident Fair Housing Survey. Regional
discussions included developer groups, companies, organizations, and agencies, and government
groups, including the City of El Segundo. The following topics were covered in the Government
Discussion Group meeting:
• Lack of jurisdictions that have R/ECAP areas
• Discussion on community meetings
• Discussion of surveys
• City of Los Angeles R/ECAP areas
• Social engineering in the past due to highway, designing of public housing in poor areas by
private, federal, and local governments
• Setting realistic goals and outcomes
• HRC- protect class different in state verses federal law
• Mortgages based on disparate impact -census areas
• Disparate impacts on women
City of El Segundo
Housing Element C-2 September 2022
R/ECAPs are discussed in Chapter 3, Raeially or Ethnically Concentrated Areas of Poverty, of this
Assessment of Fair Housing. Historical trends, zoning, and home loan trends are also discussed in
Chapter 5, Disproportionate Housing Needs, of this Assessment of Fair Housing.
Focus group meetings for preparation of the 2018 Al focused on the following contributing factors:
• Education — Attendees discussed the location of proficient schools, inadequate funding for
schools both public and charter, lack of information on the transfer process for parents, and
child safety when walking to school. Attendees expressed concern about school of choice and
funding for under -performing schools, promotion of educational opportunities to parents, ane
safety.
• Transportation and Jobs — Attendees discussed lack of available clothing for employment,
lack of resources and services for working families, stigma of transgender employees, and the
prevalence of low skill workers. They expressed concern about the lack reliable transportation,
jobs located far from workers, and childcare expenses.
• Healthy Neighborhoods — This focus group discussed location and access to grocery stores,
illegal dumping, poor access to quality healthcare, and general public safety concerns such as
safe streets and homeless encampments. There were concerns related to industrial facilities in
communities highly burdened by air pollution, proximity to air pollution, bike and pedestrian
improvements, and greenhouse gas emission reduction strategies.
• Disability and Access — The disability and access focus group discussed availability of
accessible housing options, lack of knowledge of the RDA's Right to Reasonable
Accommodation, overlapping needs of people with multiple disabilities, and a long waitlist for
accessible and affordable housing.
A total of 6,290 responses were recorded from the 2017 Resident Fair Housing Survey. The survey
found that most residents thought their neighborhood had adequate access to public transportation,
cleanliness, and schools, and that the condition of public spaces and buildings were good, very good,
or excellent. More residents reported availability of quality public housing and job opportunities were
only fair or poor. The survey also found that households with a person with a disability found it more
difficult to get around their neighborhood or apartment complex. Access to opportunities, housing
conditions, and populations of persons with disabilities in El Segundo are further discussed below in
this Assessment of Fair Housing Issues.
In preparation of this 2021-2029 Housing Element, the City of El Segundo conducted multiple
outreach activities including:
• April 13, 2021 - Community meeting to obtain input on housing needs and suggestions for
programs and policies
• City webpage on Housing Element Update (https://www.elsegundo.org/housing-element)
• Community Survey through Mentimeter
• YouTube Video regarding Housing Element Update (https://youtu.be/SC9DJxxGQg8)
• 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 C-3 September 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
meeting. The Draft Housing Element has been available for public review since September 27, 2021.
The following comments were received during community meeting on April 13, 2021, and the
Planning Commission/City Council meeting on June 14, 2021:
• 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.
• 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.
According to HUD's Office of Fair Housing and Equal Opportunity (FHEO) records, 130 housing
discrimination cases were filed in Los Angeles County in 2020, compared to 291 in 2010. In 2020, a
majority of cases were related to disability (66%). Another 21 % of cases were related to racial bias.
The percent of cases related to disability has increased significantly since 2010, when only 36% of
cases reported a disability bias. Public housing buildings, FHEO inquiries by City and housing choice
voucher (HCV) recipients by tract are shown in Figure C-1. HCVs are most concentrated in the areas
east of El Segundo, near Inglewood, the City of Los Angeles, and in the adjacent unincorporated
County areas. Public housing buildings are concentrated in the same area. However, there are many
public housing buildings scattered throughout the County.
According to the HCD AFFH Data Viewer, there has been only two FHEO inquiries in El Segundo
since 2013. Both were unrelated 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 C-4 September 2022
kl-A: Y'4Ylnlic IIOUs In2 buld4.11lYelM )'Iinci4Ymes Ir)v l.i_V.V. aPb.ct i_9.1.vs Ir)v .@.fact
17Q021, 10,50'.'10 FM IIII1��mmmm �1pp 1'. 21d@,�985
Cityll' nwn Bo nI ul�arirs !' 90 II;O Units �"� UIIVUUV�WV I -:3f7� u i 5
i l n 11,1 Ilya', "I InQtslrV r .. ..... .. .. .. mi
R) F�.bk H u,, v I Bu'Idir 3s (R) FHEO W qulile; by City (HUD, 221 i 2021) (!Z} laau 1, f,Y Ct Vk7Yli,l' hIS "f'x�cl .30 . OO F n 4 , . .1..5 *n xm
��umt5 �,�� �....._.111�Dnc,
P, 35 YlY11PP; ,S lnqui - 0
36 - 09 Unlit, 'I 1nyuirY FISSION . c —'I 5%
_.1
CrnH FL,F F:tr, 7t��n, Rc fir t. H i.�FF EG.F�r 1'. �. 1 •'oi'n, HC�.a .v.� 21,EP F �•rzi. _ �wf (H _ l.rC ._ � E, ..,.EPE ..r� .,
Source: HCD AFFH Data Viewer, HUD 2013-2021, 2021.
City of El Segundo
Housing Element C-5 September 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
• >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
(48.5%), 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
01, 2
0
No
ffiffiffiffil IN
"1
so
=I
ME
0 Me"',
MOM
/%
in/mis
Black/Africanon
AmericanAmerican
®®
Indian/
Alaska Native
Native Hawaiian/
Pacific Islander
!��2019 American Community Survey (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-6 September 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-7 September 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
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 . The City relies on mixed use overlay sites and potential redevelopment sites in the housing
overlay to meet the 2021-2029 RHNA. All sites are located in the northwestern corner of the City
where nearly all existing residential units are located. Additional information on current zoning
designations in El Segundo is provided Section 6, Other relevant Factors, of this Assessment of Fair
Housing. Refer to Chapter 5, Housing Opportunities, of this Housing Element for the complete
RHNA strategy. Most units are in block where 41-60% of the population belongs to a racial/ethnic
minority group, including all 71.6% of lower income units, 70.4% of moderate income units, and
77.4% of above moderate income units. The remaining RHNA units are in block groups where 21-
40% of the population belongs to a racial or ethnic minority group. It is relevant to note that the block
group containing RHNA sites with the largest non-White population has a racial/ethnic minority
population of only 46%. The racial/ethnic minority population ranges provided by the HCD AFFH
Data Viewer may exaggerate the concentration of minority groups in El Segundo block groups. Of
block groups containing RHNA units, racial or ethnic minority populations range from 29.6% to 46%.
The City's RHNA strategy does not concentrate RHNA units, specifically lower income units, in areas
where the racial/ethnic minority population exceeds the Citywide trend.
City of El Segundo
Housing Element C-8 September 2022
Table C-5: Distribution of RHNA Units by Racial/Ethnic Minority Population
City of El Segundo
Housing Element C-9 September 2022
k,-z: tcc tones tcaciw/ i,tninic 1vimomxvy k.oncentravxons ny mocK
Source: HCD AFFH Data Viewer (2018), 2021.
City of El Segundo
Housing Element C-10 September 2022
k,-.:i.' liaci .d/ ii,,V,1rmc
Ar Racml Devil y, iaphi , (2011 - B I oc k [. rr u1) 41 Cifj';,n
k,on cents ation s anv YSaocK
�i I rri
,w.,,,,.....
It km
City of El Segundo
Housing Element C-11 September 2022
Figure C-4: .ao:xal/EItb:n:xo Minority Concentrations by Block Group and Sites Inventory (2018)
�.
, y ,
IIIC i�•Pm,:
,.,, , �16(�„s(3 1' dl%r L. , ri;��,,,,. i„F;
,m
Oty of l Segundo, County of LoAngeles, Callforn� $6io Parrs, tsh, HERt, a , �f�ar��hp;
� xT��h�rma�%��s, ttac, Mlq �l Sp
�1
Bureau of Land Management, EPA, INS, US O ns�Us/&reag�, USDA,
City of El Segundo Housing Element Update: 2021-2029
N
Minority Concentrated Areas of Population
DRAWT AP
with Sites Inventory
A�� � . �� 1i I S
Racial Demographics 2018 (Block Group) I Mixed! Use Overlay Saes
FbtenRiial Redevelopment Sotes in Housing Oveday
Percent of "total Mon -White Population r.-.
City Boundary
o '1,500 3,000
5 20%
21 - 4C1..Ym
'eel
`F1 - 60%
lg 61 - 80%
81%
v N
Source: HCD AFFH Data Viewer (2010-2018), 2021.
City of El Segundo
Housing Element C-12 September 2022
DISABILITY
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 Trend. According to the 2015-2019 ACS, 9.9% of Los Angeles County residents experience
a disability. Only 6.2% of the El Segundo population experiences a disability. El Segundo has a smaller
population of persons with disabilities compared to the neighboring cities of Hawthorne (9.6%),
Hermosa Beach (6.7%), Inglewood (12.5%), and Redondo Beach (6.5%), but larger than Manhattan
Beach (5.6%).
As shown in Figure C-5, less than 20% of the population in most tracts in Los Angeles County
experience a disability. Tracts with disabled populations exceeding 20% are not concentrated in one
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 Santa Monica. The coastal
cities of El Segundo, Manhattan Beach, Hermosa Beach, and Redondo Beach tend to have smaller
disabled populations. The concentration of persons with disabilities in El Segundo is comparable to
neighboring jurisdictions.
Local Trend. All tracts in El Segundo have populations of persons with disabilities below 10%
(Figure C-6). Independent living and cognitive difficulties are the most common disability type in El
Segundo; 2.7% of the population experiences an independent living difficulty, 2.6% experiences a
cognitive difficulty, 2.5% experiences an ambulatory difficulty, 2.2% experiences a hearing difficulty,
1.1% experiences a vision difficulty, and 0.9% experiences a self -care difficulty.
Disabilities are generally more common amongst aging populations. Over 35% of El Segundo
residents above the age of 75 experience a disability and 17% of residents between the ages of 65 and
74 experience a disability. Approximately 11% of the population citywide is aged 65 or older.
Sites Inventory. All sites selected to meet the 2021-2029 RHNA are in tracts where less than 10% of
the population experiences one or more disabilities. The City's RHNA strategy does not concentrate
RHNA units of any income level in areas where populations of persons with disabilities are more
prevalent.
City of El Segundo
Housing Element C-13 September 2022
i,ui 'ure l.gy-,>: t(4'Si'i.onw l.o'Pi.G'C'Y].V.rations oY Y'ersoIl' s 4WOVn EJO4iAnid➢ties r)v .@.i'act
Source: HCD AFFH Data Viewer, 2015-2019 ACS, 2021.
City of El Segundo
Housing Element C-14 September 2022
Figure -Gd Concentrations of Persons with Disabilities byTract ract and Sites Inventory
"No
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;
City of El Segundo, County ofLosAngeles, California S td„ Parrs, Esn, HERE, Garrn �t
Saffet�raptl�„ C oTechanolog es, Inc, MiETIl/MASAv USCS',
Bureau of land Management, EPA„ NPS, US Census Pu"reaia; USDA
City of El Segundo, Housing Element Update 2021-2029
N
Disability Concentrated Areas of Population
DRAWTA,R
with Sites Inventory
�'o
,�' iIS,
Poputation with a Disability (Tract) - ACS (2015-2019)
8' 1.8'101_ca1c_pckDE
as - 2(y%
xv'%
E1
l%%%% "10%, 4co%
MitlBk�� ,.ao,aa
falxr�N a1ua. i1ver'uxy 6itl.�M
NyYh?mY,dvl Pkr,drnMu,,1vnaAE'ti'at,c Ur f]rcv:lluif
.�nm,rv„rryr �•r, �.„tr �rxn yA�i , nroq�r �e rynuwl
L, a aq aaaw jxy
su !��lvi .�a .r c,xwi er
Source: HCD AFFH Data Viewer, 2015-2019 ACS, 2021.
City of El Segundo
Housing Element C-15 September 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 smaller than Hawthorne
and Manhattan Beach (Figure C-7). Of the selected jurisdictions, Inglewood has the largest proportion
of single -parent households representing 13.9% of all households in the City, while only 4% 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 married couple households (Figure C-8). Figure C-9 shows
percent of children living in single -parent female -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. In general, there are more children living in female -headed households
in the central Los Angeles County areas compared to the South Bay, Westside, Gateway, San Fernando
Valley, and San Gabriel Valley cities.
C:-7d Households with Children .-- L.A. County, El Segundo, and Neighboring
40c9A}
4,6316
9,754
2,074
3:z✓
";(J,(.:) 6 4.'9f
10, 08
7,916
93/,890
9.5%
W n
3 %
6%
1,as'1
24.:109?��
z 7-0
I.0 N11
H &:,.pwido
Hawthoi iw�
I Iei in sa Bea( I
IrIgkwvood
R
doiv10 Flpa,, I
IA Cowu ry
De,a
rt
IIIIIIIII N/4arried CC)L jpj e V
Male Ht?;ack� d Fell)Ale
I
ea✓ded
Source: 2015-2019 ACS (5-Year Estimates).
City of El Segundo
Housing Element C-16 September 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.
The 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 HCD's AFFH data viewer.
Sites Inventory. The distribution of RHNA units by population of children residing in married couple
households is shown in Table C-6 and Figure C-10. Consistent with the Citywide trend, most RHNA
units, including 93.8% of lower income units, 93.5% of moderate income units, and 94.9% of above
moderate income units, are in tracts where more than 80 percent of children reside in married couple
households. There is on tract in the City, in the northwestern corner, where only 75.6 percent of
children reside in married couple households. Approximately 5.9% of RHNA units are located in this
tract. The City's RHNA strategy does not disproportionately place sites in areas where fewer children
reside in married couple households. As discussed above, there are no tracts in El Segundo where
more than 20% of children reside in single -parent female -headed households.
Table C-6d Distribution of RHNA Units by Children :in Married Couple Households
City of El Segundo
Housing Element C-17 September 2022
Source: HCD AFFH Data Viewer, 2015-2019 ACS, 2021.
City of El Segundo
Housing Element C-18 September 2022
Figure C-9: Regional Percent of Children in ).,ennale- leaded Households lds by'Fr act
,✓ 1 J (
�XCA� �� II�O'rurf.0 1
'
S ..� i r r� V ra✓ u'`h�' "rOMI �11�. ✓ �; .....�MpN
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ly
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col'"', 14 R i t. `'
hl tl JC:hi� Half,?*l FI �.I'dn .I I',.1��3rl r.r .ehr,lrt F, �.USp'r-, I^ it:.t 0 a.lun
1. r
fu),II II r ^If�"'rP
x ncu
..vrF.l I eI IL II/nrr rt .r.H F 1, 1 1 1.,'.EP 1 IIf_ F ..'N l IH"I IF 21.EFIII I"-�.2�21.T ..(__ Fl3.e /r.c <<I I 1 a mt`fi 11 Ire Grev, =12.IE^r.NEFE
Source: HCD AFFH Data Viewer, 2015-2019 ACS, 2021.
City of El Segundo
Housing Element C-19 September 2022
Figure -I0d Children :in .Married Couple Households byTract ract and Sites Inventory
Source: HCD AFFH Data Viewer, 2015-2019 ACS, 2021.
City of El Segundo
Housing Element C-20 September 2022
INCOME
Identifying low- or moderate -income (LMI) geographies and individuals is important to overcome
patterns of segregation. HUD defines a LMI area as a census tract or block group where over 51% of
the population is LMI (based on HUD's income definition of up to 80% of the AMI).
Regional Trend. Table C-7 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-7: 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 mixed use overlay sites and potential redevelopment
sites in the housing overlay 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 60% of lower income units and 62% of
moderate income units are in tracts where more than 25% of the population is LMI compared to only
50% of above moderate income units. Despite this, none of the sites selected are in LMI areas. The
City's RHNA strategy does not exacerbate existing conditions related to LMI households. Further,
sites are located in various areas of the residential section of El Segundo, promoting housing suitable
for households of all income levels throughout the City to the greatest extent possible.
City of El Segundo
Housing Element C-21 September 2022
Table C-8: Distribution of RHNA Units by Concentration of LMI Households
City of El Segundo
Housing Element C-22 September 2022
1. ii: tCe,rt1oIl'ta.d N,ivu tiousetYCl' a d..(1'ncentrations d)V ira.Ct
Source: HCD AFFH Data Viewer, HUD LAII database (based on 2011-2015 ACS), 2021.
City of El Segundo
Housing Element C-23 September 2022
Figure -I2: LMI Household Concentrations by Block Group and Sites Inventory
Source: HCD AFFH Data Viewer, HUD LMI database (based on 2011-2015 ACS), 2021.
City of El Segundo
Housing Element C-24 September 2022
3. Racially or Ethnically Concentrated Areas of Poverty
RACIALLY/ETHNICALLY CONCENTRATED AREAS OF POVERTY (R/ECAPs)
In an effort to identify racially/ethnically concentrated areas of poverty (R/ECAPs), HUD identified
census tracts with a majority non-White population with a poverty rate that exceeds 40% or is three
times the average tract poverty rate for the metro/micro area, whichever threshold is lower. HCD and
the California Tac Credit Allocation Committee (TCAC) convened as the Fair Housing Task Force to
create opportunity maps. The maps also identify areas of high segregation and poverty. TCAC
Opportunity Maps are discussed in more detail in the following section of this fair housing assessment.
Regional Trend. Approximately 15% of the County population is below the federal poverty level
(Table C-9). Black/African American, American Indian/Alaska Native, persons of a race not listed
("Some other race"), and Hispanic/Latino populations all experience poverty at a higher rate than the
average countywide. The proportion of non -Hispanic White residents under the poverty level is the
lowest compared to other racial/ethnic groups in the County. Over 21% of persons with disabilities
are also below the poverty level.
Table C-9: Poverty Status by Race/Ethnicity and Disability Status
Black or African American
aNative
American Indian and Alaska Native
Hawaiian and Other Pacific Islander
)Vh1te alone, not Hispanic or Latino
With a disability
Population for whom poverty status is determined
o�Note:
-- = Data not available.
Figure C-13 shows R/ECAPs, TCAC designated areas of high segregation and poverty, and poverty
status in the Los Angeles County region. R/ECAPs and areas of high segregation and poverty are
concentrated in the central County areas around the City of Los Angeles. Areas of high segregation
and poverty have also been identified in tracts east of El Segundo in Hawthorne and Inglewood. Tracts
with larger populations of persons experiencing poverty are also concentrated in these areas.
Local Trend. As presented in Table C-9 above, only 5.9% of the El Segundo population is below the
poverty level, significantly lower than the rate countywide. American Indian and Alaska Native
residents experienced poverty at the highest rate. Nearly 60% the American Indian and Alaska Native
population, 31.2% of the population belonging to a race not listed ("some other race"), and 11.9% of
the Hispanic or Latino population is below the poverty level.
There are no R/ECAPs or TCAC-designated areas of high segregation and poverty in the City and
fewer than 10% of the population in all El Segundo tracts have incomes below the poverty level.
City of El Segundo
Housing Element C-25 September 2022
Sites Inventory. There are no R/ECAPs or TCAC areas of high segregation and poverty in El
Segundo; therefore, no sites selected to meet the RHNA are in tracts with these designations.
City of El Segundo
Housing Element C-26 September 2022
Figure C- 3. R/ECAPs, TCAC Areas of High Segregation and Poverty, and Poverty Status byTract
i � r
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lty/i,,:,r ,C3 xl rl,acte,:; tR1 arm teatw AC,3 20 201o) Ti,.,, i
._.. (IR) IC.A(, A ,, ligh .,c ➢it 7raCr,rr i,,I I wwy (: C, r 1, Iracs - 1U% r 4 75 s
R) RI-JIlly,l Etlrr, ,,By C,r .i11 It,,J kHa. ,fP,,H-y'FECAPC' H, 2009-20,1) Trart _ 10 204t
'J �r as l CAP N O .:0%
7271 la r t.r,r Im a ,i vry,
=,40
Ccuf tL. .v ec.E E,,,HEPE G.;.EA II.P—V. ur._,_ H 21 EITI 1' —,l 0C bG�n. tie Ec�i. HERE
Source: HCD AFFH Data Viewer, HUD 2009-2013 R/ECAP database, TCAC 2021, 2015-2019 ACS, 2021.
City of El Segundo
Housing Element C-27 September 2022
RACIALLY/ETHNICALLY CONCENTRATED AREAS OF AFFLUENCE (RCAAs
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 or
ethnic minority group. The remaining 62% of the population is 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.
On July 8, 2022, HCD released a map illustrating census tracts designated as RCAAS, in addition to
an updated data methodology. A census tract is designated an RCAA if its proportions of non -
Hispanic White residents and households earning above the region's area median income are
overrepresented. The map in Figure C-16 illustrates that there is one tract in El Segundo that is
considered an RCAA. According to HCD AFFH Data Viewer data, this tract contains block groups
with racial/ethnic minority populations ranging from 29.6% to 40.7%, similar to the Citywide trend.
Like the remainder of the City, this tract is designated as a TCAC highest resource area.
Sites Inventory. Of the 678 units identified to meet the RHNA in El Segundo, 291 (43%) are located
in the RCAA, including 40.1% of lower income units, 38.2% of moderate income units, and 49.8% of
above moderate income units. The City's RHNA strategy ensures above moderate income units alone
are not allocated in the RCAA. The strategy promotes a mix of housing types that can adequately
serve populations of various income levels in the RCAA. Further, sites selected to meet the RHNA
are not located in the RCAA alone and can serve existing and future El Segundo residents throughout
the City.
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-28 September 2022
Source: HCD AFFH Data Viewer, 2015-2019 ACS, 2021
City of El Segundo
Housing Element C-29 September 2022
l'1g'ure l.allJ. liaciw/ ii,,V.1 nic ivii 9
anct 1V.ie4.Y imi AIldconne Uny Y5doc K
agm 7
u
�r
346 112
01?'I , 'Y 1 It �l'1 I" Py
u � 7 rra
pro.... ........ ...... ,
Source: HCD AFFH Data Viewer, 2015-2019 ACS, 2021.
City of El Segundo
Housing Element
C-30
September 2022
Figure C-16: IICAAs
4�1 I,
,
r4m, gal
"0
1W
1) 25
I U,11,.:011ralctl Ar?,,�, ul' AVIL,unc(a RUN, (AC0 I :lU I 3 rldf:,l
C I ],A au RC.,AA
I RCAA
Source: HCD AFFH Data Viewer, 2015-2019 ACS, 2021.
City of El Segundo
Housing Element C-31 September 2022
4. Access to Opportunities
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-10 shows the full list of indicators.
City of El Segundo
Housing Element C-32 September 2022
Table C-10: Domains and List of Indicators for Opportunity Maps
Poverty
Adult education
Economic
Employment
Job proximity
Median home value
Environmental
CalEnVlroScreen 3.0 pollution Indicators and values
Math proficiency
Education
Reading proficiency
High School graduation rates
Student over crates
Poverty: tracts with at least 30% of population under
federal poverty line
Poverty and Racial Segregation
Racial Segregation: Tracts with location quotient higher
than 1.25 for Blacks, Hispanics, Asians, or all people of
color in comparison to the County
Source: California Fair Housing Task Force, Methodology for TCAC/HCD Opportunity Maps,
December 2020.
Regional Trend. HUD Opportunity Indicator scores for Los Angeles County are shown in Table
C-11. 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
participation and Black communities scored the lowest in school proficiency, jobs proximity, and
environmental health. Black residents were most likely to use public transit and have the lowest
transportation costs.
Table C-11: HUD Opportunity Indicators by Race/Ethnicity — Los Angeles County
Total Population
White, non -Hispanic
Black, non -Hispanic
Asian or Pacific Islander, non -
Hispanic
Native American, non -Hispanic
Population below federal poverty line
White, non -Hispanic
Black, non -Hispanic
Asian or Pacific Islander, non -
Hispanic
Native American, non -Hispanic
City of El Segundo
Housing Element C-33 September 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. Opportunity map scores for El Segundo census tracts are presented in Figure C-18
along with the City's sites inventory. As discussed previously, nearly all El Segundo residents reside in
the northwestern corner of the City. A majority 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-12.
Sites Inventory. All units selected to meet the RHNA are in highest resource areas. The City's RHNA
strategy does not exacerbate fair housing conditions related to TCAC opportunity areas.
Table C-12: Opportunity Map Scores and Categorization
City of El Segundo
Housing Element C-34 September 2022
Source: HCD AFFH Data Viewer, TCAC 2021, 2021.
City of El Segundo
Housing Element C-35 September 2022
Figure C-18:TCAC Opportunity Areas by Tract and Sites Inventory
I
1
�
y
0;
"A
l r
.
P
s
Cfty of EJ Segundo, County of L"" W � ��� � � tt
Bureau of Land Management, EP1� l w
City of El Segundo Housing Element Update, 2021-2029
TCAIC Opportunity Areas 2021 with 'Sites Inventory
TI CAC Opportunity Areas 202t 0511 Mixed use overlay Sites
Highest Resource Redevelopment Sites in Housing Oveday
�,.
High Resource . �, City Boundary
„ Moderate Resource (Rapidly Changing)
Moderate ReSaurce
Lonny Resource
High Segregation u poverty
Missmg)InSUffcieint Data,
Source: HCD AFFH Data Viewer, TCAC 2021, 2021.
01 1,500 3,000
Feet
hI
..rlJi yn�vua n>( ury eol :v „ryn�wit
. nisi n.an f ax'.�F:ee IC in p'? #
1 n T(.ilh JAr saws r;ib Ylodi.v�r, .� i
City of El Segundo
Housing Element C-36 September 2022
Frn�TnMir
As described previously, the Fair Housing Task Force calculates economic scores based on poverty,
adult education, employment, job proximity, and median home values. See Table C-10 for the
complete list of TCAC Opportunity Map domains and indicators.
Regional Trend. As presented in Table C-11 above, in Los Angeles County, White residents have
the highest labor market participation, while Hispanic residents have the lowest labor market
participation. Figure C-19 shows TCAC Opportunity Map economic scores in the Los Angeles region
by tract. Consistent with final TCAC categories, tracts with the highest economic scores are in
concentrated in coastal communities, from the Rancho Palos Verdes to Santa Monica, and areas
around Beverly Hills, Pasadena, and Arcadia. Tracts with economic scores in the lowest 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-20, the northwestern corner of the City is comprised of tracts
with economic scores in the highest quartile. As discussed previously, the tracts along the eastern and
southern City boundaries are comprised of mostly industrial, corporate, and commercial 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-37 September 2022
kl-AL9.' t(e,rt'1oIl' w .i k,iik, �,Pnn rtumty iiri'ea i,,cfl'Ild(1'nmc Y.'cores r)V Tract
Source: HCD AFFH Data Viewer, TCAC 2021, 2021
City of El Segundo
Housing Element C-38 September 2022
Figure ure Ca20: '.l'd AC Opportunity Area 4_'con onn c Scores by '.l'r act
1
�r ��� 9 %L �o
% 1% Or � KIM
10
+�
�i
Ne
'i rr
W
il
f
i
jfi 1 ��/✓ � /i j� ryj
,. i/ k��'4arnQwwvro.e wean✓i9rr,�Yh frJri � � IiOii� �n�J � o i
r 4k1�a,,
/fV7, 4 34 1911°10 1 16,112.
Pi TC C _ I E.�un(. a - Try„ J . F<J '._, -
ri 2E ,,,,F,rit-E,-, ni, Out,-, ������ti -.i.F lii(r Pcr.9fdv E, r rnct.,f CM
Source: HCD AFFH Data Viewer, TCAC 2021, 2021.
City of El Segundo
Housing Element C-39 September 2022
FDUCATION
As described above, the Fair Housing Task Force determines education scores based on math and
reading proficiency, high school graduation rates, and student poverty rates. See Table C-10 for the
complete list of TCAC Opportunity Map domains and indicators.
Regional Trend. As presented in Table C-11 previously, White Los Angeles County communities
are located closest to the highest quality school systems, while Black communities are typically located
near lower quality school systems. TCAC Opportunity Map education scores for the region are shown
in Figure C-21. The central County areas have the highest concentration of tracts with education
scores in the lowest percentile. There is also a concentration of tracts with low education 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-22 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-40 September 2022
kl-zl: t(e,rt'1oIl' w ik,iil. �,Pnn rtumty iirea i,,ciucation Y.'cores nV iract
Source: HCD AFFH Data Viewer, TCAC 2021, 2021
City of El Segundo
Housing Element C-41 September 2022
Figure ure Cgy22. '.l'd AC Opportunity Area 4_'d uc ation Scores by '.l'r act
%
MEN
r /
Jgg' gyfp' or
j
fi/Im
/ FP 1 'mww«^9frlrl.�m}"11
LYK
Mar- u ,
rr
Allrp r
j"7
��j� r �Y4,r' �r✓sr a+i✓aa r , irW R�� lei � ���i// ff� �� /F%// t / �",
JA/ / r
Ctl %,iaf9h nr/frrtp� r r ilr� /�
r
i! f';'y, 111 I'fsh
AW
iFi TC:AC Opp, rtui 7 A , ,� & u:zr ,r,�rr-Tr:��l 7. °d,). �� 75
��,, ,� ii �a fL .,F,�ifi,r E.h r�i"lnitr.;in �-„ �iH�h������ *(t3, ry „rn F��,au, �l.i 1:•n if.t 1. .i. es1 i, a ..� ,.
Source: HCD AFFH Data Viewer, TCAC 2021, 2021
City of El Segundo
Housing Element C-42 September 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-23). 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-24. 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).
Access to parks, recreation, and open space is also crucial to healthy communities. To affirmatively
further fair housing, all residents, regardless of demographics, should have access to recreational areas
and open space. Figure C-25 shows protected open space in the City, including City and County land.
There are many open space areas accessible to El Segundo residents in all areas of the City. The areas
mapped include a variety of uses from national forests to small urban parks. In the case of El Segundo,
most areas are parks and smaller open space areas. The northwestern section of the City, where nearly
all residential units are located, has the highest density of open space. There are additional open space
areas on the eastern side of the City and in the coastal area.
Sites Inventory. The February 2021 update to the CalEnviroScreen (CalEnviroScreen 4.0) and the
City's sites inventory is shown in Figure C-26. 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; however, nearly
all residential units in the City, including potential sites for future residential development projects, are
located in this corner.
The distribution of RHNA units by CalEnviroScreen 4.0 score is shown in Table C-13. Approximately
54% of lower income units, 55% of moderate income units, and 45% of above moderate income units
are in tracts scoring between the 51" and 601' percentile, the worst scores amongst El Segundo tracts.
As shown in Figure C-26, tracts with CalEnviroScreen 4.0 scores include the tract bound by City
boundaries to the north and west, Sheldon Street to the east, and W. Mariposa Avenue to the south,
and the tract bound by W. Mariposa Avenue to the north, the Pacific Coast Highway to the east, El
Segundo Boulevard to the south, and Sheldon Street to the west. While there are a significant number
of RHNA units in these tracts, it is also relevant to note that 40.1% of lower income units, 38.2% of
moderate income units, and 49.5% of above moderate income units are also in tracts with
City of El Segundo
Housing Element C-43 September 2022
CalEnviroScreen 4.0 scores in the 20" percentile or lower (best scores). RHNA units of all income
levels are distributed throughout tracts with variable CalEnviroScreen 4.0 scores, ensuring housing
units, specifically lower income units, are not concentrated in areas with worse environmental
conditions. Further, all units are located in the northwestern area of the City where open space areas
are prevalent and accessible (Figure C-25).
Table C-13: Distribution of RHNA Units by CalEnviroScreen 4.0 Percentile Score
City of El Segundo
Housing Element C-44 September 2022
i'lr�'ure l.aL3: Kee, 1oIl' W .1 k,lll. �,Pnn rtumlV Area, B mvir'(1nnne'YBtW '.'cores t)V .1 tact
VW202 I, I'2:93:4) AM 1:2R8,895
l.lylI wil BE) [Aal IC, f,7 :;y6 D E '2 "
r....... ......
R) T0'A0: C7pp nt,mity ,4reuRr (2U21) - Ewraortiu En�al S, my T.,� t SCE- 75 a o J.c .......
„ '..25 (Lr„ F sftivw_ Evlran—nlal O stw,n-) �������� ,�� ry _ (M rr, 4 r,=V c l iv�n ur cror l �7 rlr retie„s)
k HCli
.„nry ,t L..... ,or.;. 1i if L, id E:.. HERE. 11, �,�.E:-✓.I F..o—,: _(c1HL'2,IUIF .liL1. —I 1 S .. ,t:E',F :; 21 TI ..f_e1� I I I. NHf Ew•i.FEFE ,. t..
Source: HCD AFFH Data Viewer, TCAC 2021, 2021
City of El Segundo
Housing Element C-45 September 2022
Figure Ca24: '.l'd AC Opportunity Area E'nviron nnental Scores by '.l'r act
f r ri n ,
� rii 1
r �r
err
or �+if r
i it r
/ r
r
i
Zan
t r
u 'aftlwll .� fr
1 ;05 112.
C'il r."i lki L, rtr�J3 ra r'Ai", i711
Ih lrli:C:)tl.nliuiihr fR3�i.�r.):?1f I iiJir.nir=rn�n(. .,,ir.-iT�atl� l,50JE
��NN
L6J (LF F .�,.Ei�fF rvr��ranerit�l iq rt:<n7iesl �UN�v�� 7, it Ii rx„ 1-u nli<<� I'.n�rir nr iiil a3 C,J ,I r•iT
Source: HCD AFFH Data Viewer, TCAC 2021, 2021.
City of El Segundo
Housing Element C-46 September 2022
Figure ure C-25: Protected Open Space on City of El Segundo o (2019)
NINE
m
m
x� w�
Protected Open Space in City of El Segundo
US poorest Service ,,, ", CalVfolrnia NL)epartmentof Palrksal7d Reeseatdorn
BIflIM Nor¢ Governmental Clrpanlzatlon
JS Bureau oIf Land Management. California Department of fish and WNdIYfe
Speciii Distrtct
III National park Service V%//07 Other State
M US Military/Defense
US Fish and Mildlife Service County
Prlvace
Clahrer pederM €!!/////, City
....
Tha lsl^�L951xr i'VA f51'dYi,��'rl'f91'Il YY �d�G n�kC:irin,alC(74K�,S[S 4b Vkl"y51TIx1N IJYlla4h l')inrk,r0i9{PLI, �it;a4C 2LbIJ�Yrl�(,L'16,�,..pLL:':9l d�s[rl4v andllfJfl-�'2Y4K
rC dINPI�i"ul.�l'�P&P�i'�BkOVIIVVl�,5 �P61114111[I�(01i1 L'8'615 Y@Sp.
I'll note PI —Ma 0—Irs aims nrn —rentlt hlC4udcol fire s.'.GAD, except ors a f— of C,i for i� s HOA parks,.
r_S — (.I f'a1 VA,( 'A_orii00V)
City of El Segimclo
Housing Element C-47 September 2022
Figure -26: CalEnviroScreen 4.0 Percentile Score byTract ract and Sites Inventory
Source: HCD AFFH Data Viewer, CalEnviroScreen 4.0, 2021.
City of El Segundo
Housing Element C-48 September 2022
TRANSPORTATION
HUD's Job Proximity Index, shown in Table C-11, can be used to show transportation need
geographically. Block groups with lower jobs proximity indices are located further from employment
opportunities and have a higher need for transportation. Availability of efficient, affordable
transportation can be used to measure fair housing and access to opportunities. SCAG developed a
mapping tool for High Quality Transit Areas (HQTA) as part of the Connect SoCal 2020-2045
Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS). SCAG defines HQTAs
as areas within one-half mile from a major transit stop and a high -quality transit corridor. This section
also utilizes All Transit metrics to identify transportation opportunities in Los Angeles County and El
Segundo.
Regional Trend. All Transit explores metrics that reveal the social and economic impact of transit,
specifically looking at connectivity, access to jobs, and frequency of service. El Segundo's All Transit
Performance score of 5.8 Hawthorne (7.3), Hermosa Beach (6.4), Inglewood (7.7), Lawndale (7.8),
Redondo Beach (6.6), and the County (6.8). The City scored slightly higher than Manhattan Beach
(5.6). Los Angeles County All Transit metrics are shown in Figure C-27. The County's All Transit
score of 6.8 indicates a moderate combination of trips per week and number of accessible jobs
enabling a moderate number of people to take transit to work. All Transit estimates 93.9% of jobs and
90.1% of workers are located within 1/2 a mile from transit.
Figure C-27: Los Angeles County ARTransit Metrics
qWff`_ ,
-
.. It° ...
Overall transit score that looks at connectivity, access to jobs„ and frequency of servke.
< 1 0 1. 2 10 2-4 IfS4-5 ifff, 5 5 i 6-7 7-9 9+
AIITranSit71 Performance Scare
County: LosAngeles,CA
Moderate corrhinatlon of trips pen -week and
nu mbee of jobs accessible enalAng moderate
number of people to take transit to work
On FA'era�g'e tic iui h.ld, Move
• -a Transit Trips pei Weeks iithin°_',Miie
®Tren.,1€iR..tesvvithin Y Mile
M lobs AccUe in 70-rminute trip
MKS. ComtensWhru IJ-Transit
Shawl T, t Agenciies (42)
Source: All Transit Metrics: All Transit Performance Score — Los Angeles County, 2019.
As shown in Figure C-29, 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-28. 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-49 September 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.
U-2 d ] Segundo All l ransA IVIetrics
t it Transit "' Ma 'SHIe lite
v ilia �
IN
1 � � Ilr�plcwarnd m�aa�,r��,arirr n ,
allit9'" - ra
oFX M%.M�Wtl'.4 I°laraa
vYo,&neraur W[G'rm
• I ,i i ru, INoa9i��iru�l _ _ .
Overall transit score that looks at connectivity, access to jobs, and frequency of serv'ce.
, 1 IN 1.2 II 2 4 11,1-5 it), 6b-7 7-'? 9,
Source: All Transit Metrics: All Transit Performance Score — El Segundo, 2019.
AIITransit "' Perforrrrarce Sere
City: El Segundo, CA
Moderate combination of trips per week and
nu mber of yobs accessi isle enabpi ng moderate
num:ber of people to take transit to work
On Average douse
KIM Transit Trips per Week w thin "A Mile
' Tramsit Ranrtesvulthiav / Mile
namJobs Accessible in 30-rminutetrip
C+uminrrters Who Use Tra of
Shnwe Tr.-IlltAgenclesg5)
As shown in Figure C-30, 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-29).
Figure C-31 shows bikeways throughout the City. El Segundo has a widespread network of proposed
or planned interconnected bikeways according to the SCAG Data/Map Book for the City of El
Segundo. Additional bikeways throughout the City will encourage mobility, specifically in the
northwestern corner of the City where nearly all residential units are located.
City of El Segundo
Housing Element C-50 September 2022
I,ig ure C-29, Reg onal1itldb Dohs From tin ity Index by Block Group up and 91Q.1'Aa;
4`a( i ikir L._.......
3r3�k��7�t
,, II Il Ilf �il� 1J,'
t �( � � ,CR+M f CI � �� ll � � � - _ °�,nt;��,r"�'a}u„� �6 � ry✓°" a�r + � �
vki2021, 12:O�C I O HM
= Hlryh [1 r Airy f nnn,vn FVrr,a• fl Ir)TAI lO4S Cii;AG Rraglan - hl rgh O alky ='o - Ao
= cltylTov rn ®.ourrdirl- .. 40 - EO
47 _fobc P,-im4ity Irid- (HUD. 2014 - LO 17) - Bla:k (,'r'oru4 p�Jw) -€fib
2O 0 V ".i @'iro,xirnit�/) Ell 11 80 (CIc,-tPy-unify)
Source: HCD AFFH Data Viewer, HUD 2014-2017, 2021.
I:LBfS, f595
r--
D 4 krn
City of El Segundo
Housing Element C-51 September 2022
d_, )u: m i l d wns Y roxinnity AIldctex trey imoc1K
CiCy+ Tnwn Bourwi�Oes, S0 (Closest Pmxuntb )
1 1" roxinty Nn(fex rl IlM,;JO I 1 N f /l &;lock Group
Source: HCD AFFH Data Viewer, HUD 2014-2017, 2021.
City of El Segundo
Housing Element C-52 September 2022
Figure ure C-31. Bikeways on the City of l Segundo
i
r
4
N
p
V V �
II jl Y
I
N
City of El Segundo
Housing Element C-53 September 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-14 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:
• Substandard Housing (measured by incomplete plumbing or kitchen facilities)
• Overcrowding (more than 1 person per room)
• 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
problem compared to the County, where 38.9% of owner -occupied households and 62.3% of renter -
occupied households experience a housing problem. In El Segundo, all Pacific Islander renter -
households experience a housing problem. White owner -occupied households, Asian owner -occupied
households, and Hispanic renter -occupied households also experience housing problems at a higher
rate than the City average.
Table C-14: Housing Problems by Race/Ethnicity
COST BURDEN
Households are considered cost burdened if housing costs exceed 30% of their gross income for
housing, and severely cost burdened if housing costs exceed 50% of their gross income. Cost burden
in El Segundo and Los Angeles County is assessed using 2020 HUD CHAS data (based on 2013-2017
ACS estimates) and the HCD Data Viewer (based on 2010-2014 and 2015-2019 ACS estimates).
Regional Trend. Cost burden by tenure and race/ethnicity for Los Angeles County is shown in Table
C-15. Approximately 45% of Los Angeles County households are cost burdened, including 35% of
owner -occupied households and 54.2% 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 and non -Hispanic Pacific Islander owner households have the lowest rate of
cost burden of 31.1% and 33.3%, respectively. Cost burden is more common amongst renter
households than owner households regardless of race or ethnicity.
City of El Segundo
Housing Element C-54 September 2022
Table C-15: Cost Burden by Race/Ethnicity and Tenure - Los Angeles County
MENNEN= 0' z 0'
Owner -Occupied
White, non -Hispanic
31.1%
14.8%
648,620
Black, non -Hispanic
40.0%
19.6%
104,895
Asian, non -Hispanic
34.4%
15.8%
255,890
American Indian, non -Hispanic
36.9%
16.3%
3,215
Pacific Islander, non -Hispanic
33.3%
14.8%
2,165
Hispanic
39.5%
17.8%
470,670
Other
34.9%
17.2%
26,905
Renter -Occupied
White, non -Hispanic
49.4%
27.5%
541,545
Black, non -Hispanic
59.6%
34.8%
206,950
Asian, non -Hispanic
47.6%
25.5%
226,765
American Indian, non -Hispanic
48.8%
26.8%
4,420
Pacific Islander, non -Hispanic
47.9%
22.5%
4,355
Hispanic
58.3%
30.5%
755,590
Other
50.9%
27.5%
43,210
Source: HUD CHAS Data (based on 2013-2017 ACS), 2020.
Cost burden Figure C-32 and Figure C-33 show concentrations of cost burdened owners and renters
by tract for the region. Tracts with high concentrations of cost burdened owners are generally
dispersed throughout the County. Overpaying owners are most prevalent in the central County areas,
in the westside cities of Santa Monica and Beverly Hills, and parts of the San Gabriel Valley. In most
tracts in coastal areas from Rolling Hills to El Segundo, 20% to 60% 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
C-16. Pacific Islander, Hispanic, and Black renter -occupied households have the highest rate of cost
burden in the city (100%, 45.3%, and 43.8% respectively). There are no cost burdened Hispanic
owners or owners of a race not listed ("other") in El Segundo. For all racial and ethnic groups other
than Asians, cost burden is more prevalent amongst renter -occupied households. Overall, 31.9% of
El Segundo households are cost burdened, and 14.6% are severally cost burdened. Only 24% of
owners in El Segundo spend more than 30% 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-55 September 2022
Table C-16: Cost Burden by Race/Ethnicity and Tenure — El Segundo
White, non -Hispanic
Black, non -Hispanic
Asian, non -Hispanic
American Indian, non -Hispanic
Pacific Islander, non -Hispanic
)nite, non -Hispanic
Black, non -Hispanic
Asian, non -Hispanic
American Indian, non -Hispanic
Pacific Islander, non -Hispanic
Source: HUD CHAS Data (based on 2013-2017
ACS), 2020.
Figure C-34 through Figure C-37 compare cost burden by tract in using the 2010-2014 and 2015-2019
ACS. The rate of cost burdened owners has decreased or remained the same in all tracts in El 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
Segundo tracts; therefore, all RHNA units are located in tracts with populations of cost burdened
owners in this range. The distribution of RHNA units by cost burdened renters is shown below. Over
half (51.2%) of RHNA units are in tracts where 20% to 40% of renters overpay for housing, including
53.7% of lower income units, 55.4% of moderate income units, and 45.1% of above moderate income
units. The other 48.8% of RHNA units are in tracts where 40% to 60% of renters overpay. As shown
in Figure C-37, the distribution of RHNA units is consistent with the Citywide trend where 40% and
60% of renters are cost burdened in a majority of the City. The City's RHNA strategy does not
exacerbate existing fair housing conditions related to cost burden.
Table C-17: Distribution of RHNA Units by Percent of Cost Burdened Renters
City of El Segundo
Housing Element C-56 September 2022
Total 1 257 1 100.0% 1 186 1 100.0% 1 235 1 100.0% 1 678 100.0%
City of El Segundo
Housing Element C-57 September 2022
KeL' 'i.0'nW k,ost Yb4Yr4.11k'Ye.ect �Avn.ers F)V .@. Fact
Source: HCll riNNH llata Viewer, ZUl U-ZUl4 riCS, 2U21.
City of El Segundo
Housing Element C-58 September 2022
Kee, '1CbIl' W k,ost tbtYrclenect Kenters F)V t t"act
2021, 12,'-'3:I5HM IIII''II''IIpp,,77 1:28B 89:;
J C'kW I' H��und�rie; WlAW�1 4of,r, C, li '2
t}vertxxymenfi by R?n[zr {Ar".5, 2015DAhn-Tract tltltlmtltl�tltltltlmq 6U„-yo<,; fi a 7C 2.: J,an
20°/ IVHVVWIWIWWu > Rn
.�7,1 roi ❑ire:,
fu
Goi ..t L..,.y fe.,.9 H 2191E w.�. ��., �I ��. E11I 11 Cr F .s., 21.T Al< FI,.,; W., <<1 .. ��. 1n�..iH.. ➢- I C—is,1 2'�2�� 1 Ei .HERE ,.,•..1:
Source: HCD AFFH Data Viewer, 2010-2014 ACS, 2021.
City of El Segundo
Housing Element C-59 September 2022
Figure C-34: Cost Burdened Owners by '.l'r act (2014)
f
�d
vh,
e
u f
f ,
,a
IFV
i
1,
li
I
µ
C;itylLw"n
I in ,
A()vHrj:7}.4yYY ent IAY H IY k Y)wi,i
i%I . (AC ; 2011, - 2014 1 - Ti act
Source: HCD AFFH Data Viewer, 2010-2014 ACS, 2021.
City of El Segundo
Housing Element C-60
September 2022
Figure C-35: Cost Burdened ttenVers by'.l'r act (2014)
4Jy
r.
i
„r
�y
ry�
II
� I
r
gem
Avaft
IS
%
i
U
/
%ri
i I ,t3 P'I,,q
J
City" Iova Hound.axl,nz.�
,j1,�p,��j
n;
,4) O�dPrj:7ayvl lyr�t l;ry f�.ynPNr, (A.f'„ 201 I) - 'el rld� - Tract Xl.�: _4 40.._ ISI)
Source: HCD AFFH Data Viewer, 2010-2014 ACS, 2021.
City of El Segundo
Housing Element C-61
September 2022
Figure -36: Cost Burdened Owners byTract ract and Sates Inventory (2019)
p
M
r
w
Wr :
1
I y -
r
.KI
/
d!
IRA i I i 1
/�'
y of 1 Segundo,ownty as 6lfr�'��, Pack, Esn,
ureau of land Management ��� ��� � �� uac�aua, us
N�gE� anf%I�aiI
City of El Segundo Housing Element Update 2021-2029
Cost Burden 20119 - Owners with Sites Inventory
Overpayment by Horne Owners (2015-2019) - ACS Tract Level
625091_ca1c_pdMo tGE3apdE
Nl%
1,,..,.., 40Mb ^ 60,1%
NIy�NµE%y 6f)% fl'f1�5n
'
of IN d N)w 0-6,11 SM.4
IM PuhranW l PYr,dra k4, ne.d .Mt- In f ]rr l q
Source: HCD AFFH Data Viewer, 2015-2019 ACS, 2021.
N
D&0l4v4 C AP
0-1S
01 1,500 3,000
ee
.ittM.rv�Yryr aa�.�ft �nsn ya�l.......roy O"'
1 lNwr i
su /�.ilh .4Aw va w ae:'&W lo.di
City of El Segundo
Housing Element C-62 September 2022
Figure —aid Cost Burdened Resters byTract ract and Sites Inventory (2019)
Source: HCD AFFH Data Viewer, 2015-2019 ACS, 2021.
City of El Segundo
Housing Element C-63 September 2022
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 CHAS 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-18, 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, especially amongst renter households. More than 1 % of owner households and 7.6% of renter
households are severely overcrowded.
Table C-18: Overcrowding by Tenure
Figure C-38 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-18 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-39 shows overcrowding by tract in the City. There are no tracts in El Segundo where the
percent of overcrowded households exceeds the statewide average of 8.2%.
Sites Inventory. There are no RHNA units in tracts where the population of overcrowded
households exceeds the statewide average of 8.2%. The City's RHNA strategy does not exacerbate
conditions related to overcrowding.
City of El Segundo
Housing Element C-64 September 2022
KeL' 'i.0'PbW klverC'r(1'4W4.11ect 19.(Y4YSE'G7.Mclls i"9V .@. Fact
"Man I
XPQ021, 12:25'.47AM I'.288,89G
r, 77 I I, UI/l 1>%
(P)(.➢veFrraWt rlHaL¢eq"IcI l:((,W;)-T,-T15. ,8 2-'Q r 4 vr� �Iar�
Gcu ft L—ll',cr ,n;H = IIE SG.'i.1.. Iv.. Fl H C22Gtd P ., ,, ,f FIRI .F ., .. .;,'J2 i. iC A(.__ ,FIB.: �1, &1 l"", I,l» C,. Iaye Y2 "t 1EC I. HEPE i
Source: HCD AFFH Data Viewer, 2020 HUD CHAS data, 2021.
City of El Segundo
Housing Element C-65 September 2022
3
�w
P
ri
,I
�
f ltf
e
uJ
ry
ro
Ri Oveicno ✓ch--d H,us�holrlc, (,CC'HH
>} - TracR 15 01 2i;
Source: HCD AFFH Data Viewer, 2020 HUD CHAS data, 2021.
City of El Segundo
Housing Element C-66
September 2022
SUBSTANDARD HOUSING
Incomplete plumbing or kitchen facilities and housing stock age can be used to measure substandard
housing conditions. Incomplete facilities and housing age are based on the 2015-2019 ACS. In general,
residential structures over 30 years of age require minor repairs and modernization improvements,
while units over 50 years of age are likely to require major rehabilitation such as roofing, plumbing,
and electrical system repairs.
Regional Trend. Less than 1% households in the County lack complete plumbing facilities, and 1.5%
lack complete kitchen facilities. Incomplete facilities are more common amongst renter -occupied
households. Only 0.4% of owner households lack complete kitchen facilities compared to 2.5% of
renters (Table C-19).
Table C-19: Incomplete Facilities
Housing age can also be used as an indicator for substandard housing and rehabilitation needs. In
general, residential structures over 30 years of age require minor repairs and modernization
improvements, while units over 50 years of age are likely to require major rehabilitation such as
roofing, plumbing, and electrical system repairs. In the County, 86% of the housing stock was built
prior to 1990, including 60.5% built prior to 1970 (Table C-20).
Local Trend. There are no owner -occupied households lacking complete plumbing or kitchen
facilities in El Segundo (Table C-19). A larger proportion of renter -occupied households in El
Segundo lack complete kitchen facilities compared to the share countywide. Of renter households,
0.5% lack complete plumbing facilities and 3.6% lack complete kitchen facilities.
Table C-20 shows the housing stock age in El Segundo and El Segundo block groups. Nearly 90% of
the City's housing stock was built prior to 1990, a slightly higher share than the County. Tract 6200.01
block groups 1 and 3, and tract 6201.01 block group 2 have the largest share of housing units aged 50
or older. More than 70% of housing units in these block groups were built prior to 1970. Figure C-40
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-67 September 2022
Table C-20: Housing Unit Age
•® �
Block Group 1, Tract 6200.01
o
73.1%
0 0
21.0%
0
5.9%
442
Block 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%
29.7%
27.7%
602
Block Group 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
Block Group 3, Tract 6201.01
56.8%
33.3%
9.9%
718
Block Group 1, Tract 6201.02
57.5%
23.1%
19.4%
381
Block Group 2, Tract 6201.02
55.1%
36.7%
8.2%
403
Block Group 3, Tract 6201.02
62.0%
29.9%
8.1%
803
Block Group 1, Tract 9800.13
--
--
--
0
Block Group 1, Tract 9800.30
--
--
--
0
El Segundo
61.7%
27.4%
10.9%
6,771
Los Angeles County
60.5%
25.4%
14.1%
3,542,800
Source: 2015-2019 ACS (5-Year Estimates).
Figure U-41): 14ousmg Nook by Block Uroup -- Med:ian Year Built
Mlledian year structure built --Estimate - in 14 Gaeos v in 2019
"''>uurvey/P'ro grmre Tu A inc., .aui ti ornnn urIiv Survey Product 201 3 ACS 5xrYe, ai r .I I I n a Lie' De Iwled Table,,,,
'davrago etrRdrwr,; 2err ri 91 ,<;kc Ci r013 ^v
�.
Sale�ct ClearGeias Basemalp Table Notes
ILeglend''
W1d(�III�� 1 966-1 978 t
1 962-I 965
1 91,19 961
1954-1957' 7
1953-I,953 +
No Data
Source: 2015-2019 ACS (5-Year Estimate).
. �.. 502103a 6021.04 �-
rDm4r�.
_". W2 p a's 602.1.05 ..
#HtDdr}."G7! �....... -- -
` 602rbM
024,02,
6023,011
eaaa2w m2 � u
MIDI I eual
City of El Segundo
Housing Element C-68 September 2022
DISPLACEMENT 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 20%; and
• The tract meets two of the following criteria:
■ 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-43 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-44, 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.
As discussed previously, vulnerability is measured based on several variables including: share of renters
exceeding 40%, share of people of color exceeding 50%, share of low income households severely
rent burdened, and proximity to displacement pressures. Displacement pressures were defined based
on median rent increases and rent gaps. According to 2015-2019 ACS estimates, 56.5% of households
in El Segundo are renter -occupied, a slight increase from 55.7% during the 2006-2010 ACS. All
racial/ethnic minority groups are more likely to be renters compared to White householders. As
presented in Figure C-41, 100% of American Indian and Alaska Native householder (15 total
households), 73% of households of some other race, 70.6% of households of two or more races,
68.7% of Hispanic or Latino households, 59.8% of Asian households, and 53.7% of Black or African
American households are renter -occupied compared to only 52.7% of non -Hispanic White
households. As discussed previously, some racial/ethnic minority groups are more likely to experience
housing problems including cost burden (see Table C-16). Based on this demographic data,
racial/ethnic minority populations in El Segundo are more likely to be at risk of displacement.
City of El Segundo
Housing Element C-69 September 2022
100.0%
90,01/a
80.c��
70.cr/o
6a. OP/o
soar,.
4o'.a%
36,t1°/.
2 0, 00/6
1o.Qr/.
V'.0%
Figure C-41d Tenure by Race (2019)
Non -Hispanic Black or African Arnerican Indian Asian Sonme other race Two orirnore Hispanic or
White Arnerican and Alaska races Latino origin
Native
o Owner m Benter
Source: 2015-2019 ACS (5-Year Estimate).
Figure C-42 shows the median contract rent in El Segundo and Los Angeles from 2010 to 2019. El
Segundo tends to have higher median contract rental prices compared to the County. As of 2019, the
median contract rent in El Segundo was $1,855 compared to $1,356 in Los Angeles County. During
this period, both the County and El Segundo have seen significantly median rental price increases.
Between 2010 and 2019, the median contract rental price in El Segundo increased by 36.3% compared
to only 33.3% Countywide. As presented above, increasing rental prices in the City are more likely to
disproportionately affect people of color.
City of El Segundo
Housing Element C-70 September 2022
Figure -42:Median Contract Remit (2010-2019)
$2,000
$1,855
,M
Vk
1,600
$1400
$1,361
�,1110r1'
d 11D xm
$1,356
$1, 200
$1,139
bs'
�1,017
$1,000
$800
$600
2010 2011.
2012 2013 2014 2015
2016 2017 2018 2019
Los Angeles0ounty m—ElSegundo
Source: 2006-2010 through 2015-2019 ACS (5-Year Estimate).
City of El Segundo
Housing Element C-71 September 2022
Scm
20211, 1?:, 1 hug AM
up�I—IT Hnifillil I,,,.
a1 "171"r Guu iiu riitr OJLE: Iban Dk pl,r. e I)I(,, N P irl�el?
vulrrer'able
Source: HCD AFFH Data Viewer, 2020 Urban Displacement Project, 2021.
1. m
City of El Segundo
Housing Element C-72 September 2022
k,-4 b: °.+en.4OV ve k,on[lri[14u'b1V. es iit t(: sK of
1 r:V9 414F'6IIVV
771 c'Iw.(Tuhn Other
A) 1 rhar C7i �FzLiT ��i1 n9 1 ri,�h.r:f''r
Source: HCD AFFH Data Viewer, 2020 Urban Displacement Project, 2021.
1 722.21.
i,.G.,
s
s ti;�rr
City of El Segundo
Housing Element C-73 September 2022
HOMELESSNESS
Regional Trend. The Los Angeles Homeless Services Authority (LAHSA) estimates there were
66,436 persons experiencing homelessness in the Los Angeles County, based on the 2020 Greater Los
Angeles Homeless Point -in -Time (PIT) Count. Figure C-45 shows the Los Angeles County homeless
populations from 2015 to 2020. Approximately 72% of the homeless population is unsheltered and
the remaining 28% is sheltered. The homeless 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.
Figure C-45. Laos Angeles County Homeless Population "Trend (2015-2020)
80,000
66,436
60,000 55,048
40,000
20,000
IIII
IIIII Urii,l'ielltere(d IIIII "°lIie1l1ered
Source: Los Angeles Homeless Services Authority (LAHSA), 2015-2020 LA County/LA Continuum of
Care (CoC) Homeless Counts.
Table C-21 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 homeless family members (+45.7%), persons experiencing chronic homelessness
(+54.2%), persons fleeing domestic violence (+40%), non-binary/gender non -conforming persons
(+325.5%), and persons with a substance use disorder (+104%) have increased the most drastically.
The population of transgender persons and persons with HIV/AIDS experiencing homelessness have
decreased by 81.4% and 4.7%, respectively.
City of El Segundo
Housing Element C-74 September 2022
Table C-21: Los Angeles County Homeless Population Demographics (2019-2020)
NEEMENE M02=070=
Total 58,936 100.0% 66,436 100.0% 12.7%
Individuals
50,071
85.0%
53,619
80.7%
7.1%
Transitional Aged Youth (18-
3,635
6.2%
4,278
6.4%
17.7%
24)
Unaccompanied Minors (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/o °
Homelessness
Fleeing Domestic/Intimate
3,111
5.3%
4,356
6.6%
40.0%
Partner Violence
Gender
Male
39,348
66.8%
44,259
66.6%
12.5%
Female
18,331
31.1%
21,129
31.8%
15.3%
Non-Binary/Gender Non-
200
0.3%
851
1.3%
325.5%
Conforming
Transgender
1 1,057
1 1.8%
1 197
1 0.3%
1 -81.4%
Health and Disability"
Substance Use Disorder
7,836
13.3%
15,983
24.1%
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%
8.2%
Percent of Total County
0.6%
--
0.7%
Population
*Members 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)
lFlomeless 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-22).
City of El Segundo
Housing Element C-75 September 2022
Table C-22: Homeless Populations and Special Needs Groups
Figure C-46 and Table C-23 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.
0
Source: LAHSA, 2020 LA CoC Homeless Count.
City of El Segundo
Housing Element C-76 September 2022
Figure C-47 and Table C-24 show the distribution of homeless persons in the Los Angeles CoC region
by age. Adults aged 25 to 54 make up most of the homeless population, followed by adults aged 55 to
61, and children under 18. Children account for 11.8% of the homeless population and seniors (age
62+) account for 9.9% of the population; 6.6% of the homeless population is transitional aged youths
between the ages of 18 and 24.
Figure C-47: Los Angeles CoC Homeless Population by Age
Source: LAHSA, 2020 LA CoC Homeless Count.
City of El Segundo
Housing Element C-77 September 2022
Table C-24: Los Angeles CoC Homeless Igo
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
9.9%
16.4%
Source: LAHSA, 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-48, 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-48: El Segundo Homelessness Population Summary
'Ts.AA Porni Irn'T"nw Homeless Papua4xion120162hni 2020)
Select t,. weir Seep w S(Aect a d +srrm urnty/City (ert.al iom k ss Polawrha[ion
ifs aaptxYrr o /"(
�..e>u�uu.�nlfs
LA aetpa.uPIdo
4
al^x tr ee IY I ;s ,. "n.nnt
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i
Yi,elkzrecl Nr5ons
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.
6. Other Relevant Factors
HISTORICAL TRENDS
The City of El Segundo was incorporated in 1917. El Segundo was originally purchased by the
City of El Segundo
Housing Element C-78 September 2022
Standard Oil refinery in 1911 and remained a "one -industry town" until the 1920s. The Los Angeles
International Airport (LAX) opened in 1930, making El Segundo an aerospace hub.' While El
Segundo is predominantly White, historically, the City was given a Grating under HOLC's redlining
maps, further described below. Lower ratings generally indicated a higher concentration of
racial/ethnic minority populations while higher ratings were considered areas better for investments
and were typically predominantly White neighborhoods. El Segundo likely received a Crating 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 in the Jim Crow Era of racial segregation and disenfranchisement. This sentiment
spread beyond the South, where African Americans and other minority groups were expelled from
predominantly White communities, through the adoption of policies forbidding them from residing
or even being within town borders after dark, known as `sundown towns.' Contrary to the widespread
misconception that these existed only in the deep south, sundown towns were prominent throughout
the Country, including more than 100 California towns, several of which in Los Angeles 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 corner of El Segundo received a C-
rating, indicating the community was "declining" and a higher loan risk. Redlined, or D-rated
communities, were typically comprised of large minority communities. Segregation achieved through
red -lining was further exacerbated through the establishment of the Federal Housing Administration
in 1934. The FHA insured bank mortgages that covered 80% of purchase prices and had terms of 20
years and were fully amortized. However, the FHA also conducted its own appraisals; mortgages were
granted only to Whites and mixed -race neighborhoods or White neighborhoods in the vicinity of
Black neighborhoods were deemed "too risky. Figure C-44 shows the redlining maps for El Segundo
and the surrounding areas.
6 Megowan Realty Group, Bruce and Maureen Megowan. 2020. fll;,�„aaa/(ii„ rpi„Iarp,„air(;a„fl,fay,
Iii ;tea„ry/I�i ;Mary Accessed January 2022.
Rothstein, Richard. (2017). The Color of Law: A Forgotten History of How Our Government Segregated America.
Liveright Publishing Corporation.
City of El Segundo
Housing Element C-79 September 2022
Figure C-49: Redlining .Map .-- El Segundo and Surrounding Areas
LENDING PRACTICES
Home loan applications in El Segundo by race and income are shown in Table C-25. Black and joint
race applicants were denied loans at the highest rates (25% and 18%, respectively), while American
Indian/Alaska Native (one applicant; 0 percent), Asian (5.4%), two or more minority race (one
applicant; 0%) and Hispanic/Latino (8.7%) applicants were denied at the lowest rates. Applicants
belonging to lower income categories had higher denial rates; 50% of loan applications submitted by
low income residents were denied compared to 33.3% of moderate income residents, 13.8% of middle
income residents, and only 6.1% of applications submitted by upper income residents.
City of El Segundo
Housing Element C-80 September 2022
Table C-25. Horne Loan Approval and Denial Rates .-- El Segundo (2020)
®« ,�MEN
Loan Purpose and Type
Purchase - Conventional
77.0%
7.0%
213
Purchase - Government
45.5%
18.2%
11
Home Improvement
66.7%
14.6%
48
Refinancing
71.3%
11.7%
349
Applicant Race/Ethnicity
American Indian/Alaska
Native
100.0%
0.0%
1
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
2 or More Minority Races
100.0%
0.0%
1
Joint Race
(White/Minority)
71.4%
17.9%
28
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
Applicant Income
Low (0-49% of Median)
50.0%
50.0%
2
Moderate (50-79% of
Median
22.2%
33.3%
9
Middle (80-119% of
Median
72.4%
13.8%
29
Upper (>=120% of
Median
72.4%
10.2%
532
Income Not Available
83.7%
6.1%
49
Note: This dataset excludes withdrawn/incomplete applications. Sum of percentages
may not total 100%.
Source: Home Mortgage Disclosure Act HMDA Data - City of El Segundo, 2020.
ZONING DESIGNATIONS
The El Segundo Zoning Map is shown in Figure C-50. The northwestern section of the City north of
El Segundo Boulevard and west of the Pacific Coast Highway, where a majority of residential
households are located, is primarily zoned for single-family residential (R-1) and multi -family
residential (R-3). There are also two-family residential (R-2) designations as well as the following
specific plans: Smoky Hollow East (SHE), Smoky Hollow West (SHW), 222 Kansas Street (222KSSP),
and 540 E Imperial Avenue (450EIASP). This area contains block groups with smaller racial/ethnic
minority populations compared to the eastern side of the City but slightly larger LMI household
populations (see Figure C-4 and Figure C-12). All tracts in this corner of the City are highest resource
areas (see Figure C-18). As shown in Figure C-51, there are more renter -occupied households on the
southern side of this area compared to the northern side. This area has more R-3 and specific plan
zoning designations, whereas the northern area, where there are fewer renter -occupied units, is
City of El Segundo
Housing Element C-81 September 2022
predominantly zoned R-1. Housing units also tend to be older in this section of the City (see Figure
C-40).
The northeastern section of the City, north of El Segundo Boulevard and east of the Pacific Coast
Highway, is primarily zoned for Urban Mixed Use North (MU-N) and Corporate Office (CO). There
are also smaller pockets of Light Manufacturing (M-1) and General Commercial (C-3) zones in this
section of El Segundo. There are few households residing in this section of the City, therefore
demographic data is limited. The tract encompassing the eastern side of the City has a larger
racial/ethnic minority population of 90.2% compared to the northwestern area of the City. There are
no RHNA sites in this section of the City.
Similarly, there are few households residing in the southeast section of the City, south of El Segundo
Boulevard and east of the Pacific Coast Highway. This area is primarily zoned for Light Manufacturing
(M-1), Commercial Center (C-4), and The Lakes Specific Plan (TLSP). This area of El Segundo is also
located in the tract where 90.2% of the population belongs to a racial or ethnic minority group. There
are no RHNA sites in this section of the City.
The southwestern section of the City, south of El Segundo Boulevard and west of the Pacific Coast
Highway, is zoned only for Heavy Manufacturing (M-2) and contains no residential units. There are
no RHNA sites proposed in this section of the City.
City of El Segundo
Housing Element C-82 September 2022
Figure C-50: El Segundo Zoning Map
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City of El Segundo
Housing Element C-83 September 2022
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City of El Segundo
Housing Element C-84 September 2022
REGIONAL ANALYSIS OF IMPEDIMENTS TO FAIR HOUSING CHOICE
The 2018 Los Angeles County Regional Analysis of Impediments to Fair Housing Choice (AI) cites
the following contributing factors as high priority items. These factors are described below as they
relate to the City of El Segundo.
Significant disparities in the proportion of members of protected classes experiencing
substandard housing when compared to the total population. In El Segundo, Pacific Islander
and Hispanic renter households are most likely to experience housing problems compared to other
racial or ethnic groups. Renter -occupied households are significantly more likely to experience housing
problems including cost burden. Approximately 37 percent of renter households in El Segundo have
householders of a racial or ethnic minority group compared to only 21 percent of owner -occupied
households according to 2020 HUD CHAS data.
Noise Pollution due to plane traffic from Los Angeles International Airport (LAX). According
to the 2018 Al, there are an estimated 8,424 dwelling units impacted by noise from LAX. The 2018
Al states that noise pollution continues to be a hazard for low income households and R/ECAPs.
While there are no concentrations of LMI households or R/ECAPs in the City, the northern side of
El Segundo is directly adjacent to LAX.
Lack on information on affordable housing. According to HCD AFFH Data Viewer data, there
are few to no households in El Segundo receiving housing choice vouchers (HCV) despite populations
of cost burdened renters exceeding 40 percent in two City tracts. Outreach related to fair housing is
minimal and there is limited fair housing information available on the City website.
Discrimination in private rental and home sales markets. The 2018 Al states that racial and ethnic
minorities are more likely to be denied a mortgage and that most HUD fair housing complaints were
filed on the basis of disability status, race, or familial status. In El Segundo, Black/African American
home loan applicants are significantly more likely to be denied compared to other racial/ethnic groups.
Lack of opportunities for residents to obtain housing i u higher opportunity areas. The 2018
Al states there is a lack of affordable housing options in higher opportunity areas, with access to
transportation, jobs, and education. El Segundo is considered a TCAC highest resource area.
However, there are no public housing buildings or subsidized housing projects in the City. There are
also very few renters receiving HCVs in El Segundo.
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. The City's sites inventory is further described below. Table C-26shows the
distribution of RHNA units at the tract level by AFFH variables. Figure C-52 presents the mixed use
overlay sites and Figure C-53 shows the potential redevelopment sites in the housing overlay. Sites
selected to meet the RHNA are generally distributed throughout the residential area of El Segundo
and are not concentrated in a single area of the City. As mentioned previously, much of the City is
zoned for manufacturing, commercial uses, or corporate office uses and is not suitable for residential
City of El Segundo
Housing Element C-85 September 2022
development. Therefore, nearly all existing residential homes, and all sites selected to mee the RHNA,
are in the northwest corner of the City. RHNA sites will not be exposed to adverse fair housing
conditions in excess of the Citywide trend. The City's RHNA strategy will not exacerbate fair housing
conditions.
1. Tract 6200.01
Tract 6200.01 is located in the northeastern section of the residential area of El Segundo, bound by
the northern City boundary, Pacific Coast Highway to the east, W. Mariposa Avenue to the south, and
Sheldon Street to the west. As shown in Figure C-50 previously, this tract is predominantly zoned for
single-family residential (R-1) uses. There are also areas, mostly located along the borders of this tract,
zoned for two-family residential (R-2) and multi -family residential (R-3). The following sites have been
identified in the tract to meet the City's RHNA:
• 835 N. Sepulveda Boulevard (Mixed Use Overlay) —137 units (55 lower income, 41 moderate
income, 41 above moderate income).
• 703 N. Pacific Coast Highway (Mixed Use Overlay) — 60 units (10 lower income, 50 above
moderate income)
• 739 and 755 N. Pacific Coast Highway (Mixed Use Overlay) — 50 units (20 lower income, 16
moderate income, 14 above moderate income)
• 1300 E. Imperial Avenue (Housing Overlay) — 22 units (9 lower income, 7 moderate income,
6 above moderate income)
• 1306 E. Imperial Avenue (Housing Overlay) — 22 units (9 lower income, 7 moderate income,
6 above moderate income)
A total of 291 RHNA units, 103 lower income, 71 moderate income, and 117 above moderate income
units, have been allocated in tract 6200.01. Tracts 6200.01 and 6200.02, discussed below, contain the
largest concentration of RHNA units. Like the remainder of the City, tract 6200.01 is a TCAC highest
resource tract. This tract contains block groups with smaller racial/ethnic minority populations,
ranging from 29.6% to 40.7%, and LMI household populations, ranging from 15.1% to 19.3%. Tract
6200.01 has a moderate renter population (49.9%) compared to other El Segundo tracts and a
population of cost burdened renters (42.9%) comparable to the Citywide trend. This tract is the only
tract in the City that is considered an RCAA. This tract has few fair housing issues or populations of
sensitive/protected persons in excess of the Citywide average. While this tract is considered an RCAA,
the City's RHNA strategy allocates a variety of RHNA units that can adequately serve lower, moderate,
and above moderate income populations, ensuring units serving a single income level are not
concentrated in the RCAA. The City's RHNA strategy in tract 6200.01 does not exacerbate existing
fair housing conditions and promotes mixed income communities in El Segundo.
2. Tract 6200.02
Tract 6200.02 is located in the southeastern section of the residential area of the City, generally bound
by E. Mariposa Avenue to the north, the Pacific Coast Highway to the east, El Segundo Boulevard to
the south, and Sheldon Street to the west. Zoning designations in this tract, presented in Figure C-50
previously, include R-1, R-3, and the Smoky Hollow Specific Plan (SHW and SHE). A small pocket
of R-2 zone and the 222 Kansas Street Specific Plan (222KSSP) are also located in this tract. The
following sites have been identified in tract 6200.02:
City of El Segundo
Housing Element C-86 September 2022
• Wiley Park (Mixed Use Overlay) — 99 units (39 lower income, 29 moderate income, 31 above
moderate income)
• 205 Lomita Street (Housing Overlay) —170 units (68 lower income, 51 moderate income, 51
above moderate income)
• 210 Penn Street (Housing Overlay) — 38 units (15 lower income, 11 moderate income, 12
above moderate income)
• 710 E Grand Avenue (Housing Overlay) — 40 units (16 lower income, 12 moderate income,
12 above moderate income)
Tract 6200.02 has the highest concentration of RHNA units compared to other tracts in El Segundo.
A total of 347 units have been allocated in this tract, including 138 lower income units, 103 moderate
income units, and 106 above moderate income units. Like all of El Segundo, tract 6200.02 is a highest
resource area. Tract 6200.02 has a racial/ethnic minority population comparable to the remainder of
El Segundo (40.5%), and a slightly larger LMI population compared to other areas (44%). This tract
has the largest renter population compared to other El Segundo tracts (73.1%) but the smallest
proportion of cost burdened renters (37.7%). Like El Segundo in general, fair housing issues are not
prevalent in tract 6200.02. Though there is a slightly larger population of low and moderate income
households in this block group compared to other areas of the City, El Segundo's RHNA strategy
ensures lower and moderate income units are no allocated in this tract alone. RHNA sites in tract
6200.02 promote mixed income communities and housing units in an area with the highest access to
opportunities. Sites in tract 6200.02 do not exacerbate fair housing conditions.
3. Tract 6201.01
Tract 6201.01 is located in the northwestern corner of the City, bound by Sheldon Street to the east,
W. Mariposa Avenue to the south, and City boundaries to the north and west. This tract is
predominantly zoned R-1 with R-3 zones generally along Imperial Avenue and Main Street. There are
also smaller pockets of R-2 zones in this tract. The following RHNA sites are located in tract 6201.01:
• 514 W. Imperial Avenue (Housing Overlay) — 33 units (13 lower income, 10 moderate income,
and 10 above moderate income)
546 W. Imperial Avenue (Housing Overlay) — 7 units (3 lower income, 2 moderate income,
and 2 above moderate income)
This tract is a highest resource area where 43.6% of the population belongs to a racial or ethnic
minority group and 30% of households are low or moderate income. The racial/ethnic minority and
LMI household populations are consistent with the populations Citywide. Tract 6201.01 has the
smallest population of renters (39.7%) compared to other tracts but the largest proportion of cost
burdened renters (44.3%). However, the proportion of cost burdened renters in tract 6201.01 is still
comparable to the rate Citywide. Like the RHNA strategy in all El Segundo tracts, a variety of units
suitable for households of all income levels are allocated in tract 6201.01. RHNA units allocated in
this section of the City represent a small proportion of the total units identified, but continue to
promote mixed income communities within the City. Further, future households in this area of El
Segundo will not be exposed to adverse fair housing conditions in excess of the Citywide trend. Like
all of El Segundo, educational, economic, transportation, and environmental opportunities are
prevalent in tract 6201.01. RHNA units in this section of the City will not exacerbate conditions related
to fair housing.
City of El Segundo
Housing Element C-87 September 2022
Table C-26: Distribution of MINA I Jnits byTract and AFFII Variable
* Data may be presented as ranges as multiple block groups may be located within a single tract.
City of El Segundo
Housing Element C-88 September 2022
Figure -52:M:ixed lJse Overlay RHNA Sites
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City of El Segundo Housing Element Update 2021-2029
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City of El Segundo
Housing Element C-89 September 2022
Figure -53: Potential Redevelopment Sites :in Housing Overlay
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City of El Segundo
Housing Element C-90 September 2022
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 FHEO 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.
Contributing Factors
Lack of monitoring
Lack of a variety of media inputs
Lack of marketing communities
2. Concentration of Protected Groups
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.
Contributing Factors
Location and type of affordable housing, lack of HCVs
3. Substandard Housing Conditions
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.
Contributing Factors
Age of housing stock
Cost of repairs/rehabilitation
4. Displacement Risk
Though there are no sensitive communities at risk of displacement identified in El Segundo, there are
areas in the City where up to 60% of households overpay for housing. Many of these tracts also have
higher concentrations of non-White populations and LMI households. The homeless population in
City of El Segundo
Housing Element C-91 September 2022
the City has more than doubled since 2016.
Contributing Factors
Displacement risk due to economic pressures
Increasing rents
City of El Segundo
Housing Element C-92 September 2022