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ORDINANCE 1337ORDINANCE NO. 1337 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF EL SEGUNDO, CALIFORNIA APPROVING ENVIRONMENTAL ASSESSMENT NO. 451 -98 AND ADOPTING GENERAL PLAN AMENDMENT NO. 98 -03, THE 2000 -2005 HOUSING ELEMENT FOR THE CITY OF EL SEGUNDO'S GENERAL. PLAN. The city council of the city of El Segundo does ordain as follows SECTION I The city council finds as follows A In accordance with California law, the City is required to prepare a Housing Element for Its General Plan every five (5) years, B In general, the Housing Element must Identify and analyze existing and projected housing needs and establish goals, policies, 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 2000 -2005 Housing Element be prepared D The proposed 2000 -2005 Housing Element was submitted to the California Department of Housing and Community Development ( "HCD ") for review as required by California law HCD completed its review of the proposed Housing Element and Its comments were considered by the City Council when adopting this Ordinance E Pursuant to the California Environmental Quality Act (Public Resources Code §§ 21000, et seq , "CEQA ") and the regulations promulgated thereunder (14 Cal Code of Regulations §§ 15000, et seq , the "CEQA Guidelines "), the City prepared an Initial study regarding the proposed 2000 -2005 Housing Element F Prepared In accordance with § 15063 of the CEQA Guidelines, the City's initial study showed that the proposed project would not cause any significant environmental Impacts G Accordingly, pursuant to CEQA § 21091, the City prepared a Negative Declaration of Environmental Impacts for the proposed project That Negative Declaration distributed between May 31, 2001 and June 30, 2001 for public comment The basis of the Negative Declaration is that, when considering the entire record, there Is no evidence that the proposed project will potentially have a significant physical effect on the environment since, among other things, the project is located in a built -out urban environment ORDINANCE NO 1337 HOUSING ELEMENT PAGE NO I H On June 28, 2001 the City's Planning Commission held a properly noticed public hearing regarding the 2000 -2005 Housing Element After considering the evidence and testimony presented during that hearing, the Planning Commission adopted Planning Commission Resolution No 1211 which recommends that the City Council adopt Environmental Assessment No 451 -89 and General Plan Amendment No 89 -03 On July 17, 2001 the City Council held a properly noticed public hearing regarding the 2000 -2005 Housing Element Based upon the evidence presented to the City Council on July 17, 2001 including, without limitation, the evidence previously gathered by the Planning Commission, comments from the HCD, and the testimony presented to the City Council, the City Council believes it is in the public interest to adopt the 2000- 2005 Housing Element and amend the General Plan as set forth in this Ordinance SECTION 2 After considering its findings set forth above, and based upon the evidence before it, the City Council adopts the 2000 -2005 Housing Element, EA No 451 -98 and GPA No 98 -03 SECTION 3 Chapter 5, entitled "Housing Element," of the El Segundo General Plan is repealed SECTION 4 A new Chapter 5, entitled "2000 -2005 Housing Element," is added to the El Segundo General Plan to read as set forth in the attached "Exhibit A," which is incorporated herein SECTION 5 The City Manager, or designee, is directed to file a Notice of Determination in accordance with Pub Res Code §§ 21152, 211670, 14 CCR § 15094, and any other applicable law SECTION 6 If any part of this Ordinance or its application is deemed invalid by a court of competent jurisdiction, the city council intends that such invalidity will not affect the effectiveness of the remaining provisions or applications and, to this end, the provisions of this Ordinance are severable SECTION 7 This Ordinance will become effective thirty (30) days following its passage and adoption 1337 ORDINANCE NO HOUSING ELEMENT PAGE NO 2 SECTION 8 The City Clerk shall certify to the passage and adoption of this ordinance, shall cause the same to be entered in the book of original ordinances of said City, shall make a note of the passage and adoption thereof in the records of the meeting at which the same is passed and adopted, and, shall within 15 days after the passage or adoption thereof cause the same to be published or posted in accordance with the law PASSED, APPROVED AND ADOPTED this 7th day of August 2001. Mike Gordon, Mayor ATTEST STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) SS CITY OF EL SEGUNDO ) I, Cindy Mortesen, 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 Ordinance No 1337 was duly introduced by said City Council at a regular meeting held on the 17thday of July , 2001, and was duly passed and adopted by said City Council, approved and signed by the Mayor, and attested to by the City Clerk, all at a regular meeting of said Council held on the 7th day of August 2001, and the same was so passed and adopted by the following vote AYES Gordon, Jacobs, Gaines, McDowell NOES None ABSENT wernick ABSTAIN None NTIIPATING None e n, ity Clerk J APPROORM Ay Attorney ORDINANCE NO 1337 HOUSING ELEMENT PAGE NO 3 CITY OF EL SEGUNDO 2000 -2005 HOUSING ELEMENT Draft February 2001 Cotton/Bridges/Associates 747 East Green Street, Suite 300 Pasadena, California 91101 #1075 00 CITY OF EL SEGUNDO HOUSING ELEMENT TABLE OF CONTENTS Section Page 1 INTRODUCTION 1 -1 A State Policy and Authorization 1 -1 B Organization of the Housing Element 1 -3 C Relationship to Other General Plan Elements 1 -5 D Public Participation 1 -5 E Sources of Information ... 1 -6 2 HOUSING NEEDS ASSESSMENT 2 -1 A Population 2 -1 B Household Characteristics 2 -9 C Housing Stock Characteristics 2 -21 D Regional Housing Needs 2 -29 E Housing in the Coastal Zone .... 2 -29 3. SUMMARY OF HOUSING NEED 3 -1 4 HOUSING CONSTRAINTS 4 -1 A Market Constraints 4 -1 B Governmental Constraints 4 -4 C Environmental Constraints 4 -10 5 HOUSING OPPORTUNITIES ..... 5 -1 A Availability of Sites for Housing ......... 5 -1 B Opportunities for Energy Conservation 5 -4 6 HOUSING PLAN 6 -1 A Goals and Policies 6 -1 B Evaluation of Accomplishments Under Adopted Housing Element 6 -5 C Housing Programs 6 -13 City of El Segundo Table of Contents Housing Element ii CITY OF El SEGUNDO HOUSING ELEMENT TABLE OF CONTENTS (Continued) LIST OF TABLES Table Page 1 State Housing Element Requirements 1 -4 2 Population Growth Trends .2-2 3 Age Distribution 2 -3 4 School Enrollment 2 -5 5 Racial and Ethnic Change 2 -6 6 Jobs Held by El Segundo Residents 2 -7 7 Household Characteristics I . .. 2 -9 8 Average Household Size for El Segundo and Neighboring Communities 2 -10 9 Income Distribution 2 -12 10 HUD Income Groups 2 -12 11 Summary of Housing Overpayment 2 -13 12 Special Need Groups 2 -14 13 Disability Status of Non-Institutional Persons ... 2 -16 14 Inventory of Homeless Services and Facilities -South Bay Region. 2 -20 15 Housing Growth Trends in El Segundo and Neighboring Communities .2-21 16 Comparative Housing Unit Mix I ., 2 -22 17 Listing Prices of Single - Family Housing Units 2 -25 18 Listing Prices of Condominiums /Townhomes 2 -25 19 Comparison of Rental Rates 2 -26 20 Maximum Affordable Rent and For -Sale Housing Costs 2 -28 21 Summary of Existing and Projected Housing Needs ... 3 -3 22 Disposition of Conventional Loans 4 -2 23 Primary Mortgage Lenders .4-3 24 Residential Development Standards 4 -6 25 Fees Charged For Residential Development ... 4 -8 26 Residential Development Potential .5-3 27 Housing Program Summary 6 -21 City of El Segundo Table of Contents Housing Element u CITY OF El SEGUNDO HOUSING ELEMENT TABLE OF CONTENTS (Continued) LIST OF FIGURES Figure Page 1 Regional Location Map 1 -2 2 Population Change 1990 -1998 ... 2 -2 3 Household Income Characteristics 2 -11 4 Composition of Homeless Population LA County 1993 -94 2 -18 5 Age of Housing Stock 2 -23 6 Median Housing Sale Prices 2 -24 7 Hazardous Waste Generators 4 -11 City of ElSegundo Table of Contents Housing Element lv 1. INTRODUCTION The City of El Segundo is located in the South Bay Region of Los Angeles County, approximately 20 miles southwest of downtown Los Angeles The City occupies an area of approximately 5 46 square miles, and is home to approximately 16,400 residents and a large daytime employee population of about 80,000 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 Chevron Refinery, 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 depicts El Segundo's regional location and City boundaries respectively Given the lack of vacant residential land in El Segundo, combined with the City's predommately commercial and industrial orientation, the City has experienced only limited residential growth over the past two decades, with an average annual growth of only three units per year since 1995 Many residents view El Segundo's stable residential neighborhoods and sound housing stock as one of the City's greatest attributes The City's stock of 7,300 dwelling units is characterized by a relatively even split between single and multi- family residences, although the 1990 census documents a majority of the City's units (60 percent) are renter - occupied With relatively affordable home prices and rental rates compared to neighboring coastal communities, El Segundo offers a range of housing opportunities to the vaned income levels of residents in the community This 2000 -2005 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 A. STATE POLICY AND AUTHORIZATION The California State Legislature has identified the attainment of a decent home and suitable living environment for every Californian as the State's major housing goal Recognizing the important role of local planning programs in the pursuit of this goal, the Legislature has mandated that all cities and counties prepare a housing element as part of their comprehensive General Plans Section 65302 (c) of the Government Code sets forth the specific components to be contained in a community's housing element Table 1 summarizes these State requirements and identifies the applicable sections in the El Segundo Housing Element where these requirements are addressed City of El Segundo Introduction Housing Element L -1 West Hollywood 405 Beverly Hills Los Angeles Santa nica Culver City 110 Los Angeles Inglewood LAX 105 El Segundo awthorn Gardena Manhattan Beach Pacific Ocean Hermosa Beach Torrance Redondo Beach North 0 2 4 miles ! -2 Figure 1 Regional Location City of El Segundo Housing Element State law requires Housing Elements to be updated at least every five years to reflect a commumty's changing housing needs El Segundo's Housing Element was last updated in 1992 and is currently being updated through the year 2005 as part of the five -year update cycle for jurisdictions within the SCAG (Southern California Association of Governments) region The Element sets forth a strategy to address the City's identified housing needs, including specific implementing programs and activities The Housing Element is a five -year plan, extending from 2000 to 2005 The other General Plan elements typically cover a ten- to 20 -year planning horizon 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 protected needs Specific housing programs to implement these goals and policies are identified in the final Housing Plan section of the document The El Segundo Housing Element is comprised of the following mayor components 1 An analysis of the City's population, household and employment base, and the characteristics of the City s housing stock (Section 2) 2 A summary of the present and projected housing needs of the City's households (Section 3) 3 A review of potential constraints to meeting the City's identified housing needs (Section 4) 4 An evaluation of opportunities that will further the development of new housing (Section 5) 5. A statement of the Housing Plan to address El Segundo's identified housing needs, including housing goals, policies and programs (Section 6) City of El Segundo Introduction Housing Element 1 -3 Table 1 State Housing Element Requirements City of El Segundo Introduction Housing Element 1-4 Required Housing Element Component Document Reference A. Housing Needs Assessment 1 Analysts of population trends in El Segundo in relation to Section 2 -A regional trends 2 Analysts of employment trends in El Segundo in relation to Section 2 -A regional trends 3 Projection and quantification of El Segundo's existing and Section 3 projected housing needs for all income groups 4 Analysis and documentation of El Segundo's housing characteristics including the following a level of housing cost compared to ability to pay, Section 2 -13 b overcrowding, Section 2 -B c housing stock condition Section 2 -C 5 An inventory of land suitable for residential development, Section 5 -A including vacant sites, land having redevelopment potential, and an analysts of the relationship of zoning, public facilities, and services to these sites 6 Analysis of existing and potential governmental constraints Section 4 -B upon the maintenance, improvement, or development of housing for all income levels 7 Analysts of existing and potential non - governmental and Sections 4 -A market constraints upon the maintenance, improvement, or development of housing for all income levels 8 Analysts of special needs households disabled, elderly, large Section 2 -B families, female- headed households, farmworkers 9 Analysis concerning the needs of homeless individuals and Section 2 -11 families in El Segundo 10 Analysis of opportunities for energy conservation with Section 5 -13 respect to residential development B. Goals and Policies 1 Identification of El Segundo's goals and policies relative to Section 6 -A maintenance, improvement, and development of housing City of El Segundo Introduction Housing Element 1-4 C. RELATIONSHIP TO OTHER GENERAL PLAN ELEMENTS The City of El Segundo General Plan is comprised of the following ten elements 1) Land Use, 2) Economic Development, 3) Circulation, 4) Housing, 5) Open Space & Recreation, 6) Conservation, 7) Air Quality, 8) Noise, 9) Public Safety, and 10) Hazardous Materials & Waste Management The Housing Element builds upon the other General Plan elements and is entirely consistent with the policies and proposals set forth by the Plan As portions of the General Plan are amended in the future, the Plan (including the Housing Element) will be reviewed to ensure internal consistency is maintained D. PUBLIC PARTICIPATION Section 65583 (c)(5) of the Government Code states that, "The 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 " City of El Segundo Introduction Housing Element 1 -5 Required Housing Element Component Document Reference C. Implementation Program An implementation program should do the following 1 Identify adequate sites which will be made available through Section 6 -D appropriate action with required public services and facilities for a variety of housing types for all income levels 2 Program to assist in the development of adequate housing to Section 6 -D meet the needs of low and moderate income households 3 Identify and, when appropriate and possible, remove Section 6 -D governmental constraints to the maintenance, improvement, and development of housing in El Segundo 4 Conserve and improve the condition of the existing and Section 6 -D affordable housing stock in El Segundo 5 Promote housing opportunities for all persons Section 6 -D 6 Preserve lower income households assisted housing Section 6 -D developments C. RELATIONSHIP TO OTHER GENERAL PLAN ELEMENTS The City of El Segundo General Plan is comprised of the following ten elements 1) Land Use, 2) Economic Development, 3) Circulation, 4) Housing, 5) Open Space & Recreation, 6) Conservation, 7) Air Quality, 8) Noise, 9) Public Safety, and 10) Hazardous Materials & Waste Management The Housing Element builds upon the other General Plan elements and is entirely consistent with the policies and proposals set forth by the Plan As portions of the General Plan are amended in the future, the Plan (including the Housing Element) will be reviewed to ensure internal consistency is maintained D. PUBLIC PARTICIPATION Section 65583 (c)(5) of the Government Code states that, "The 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 " City of El Segundo Introduction Housing Element 1 -5 City residents have several opportunities to recommend strategies, review, and comment on the El Segundo Housing Element The Planning Commission conducted three public study sessions, and the City Council conducted two study sessions during development of the Element Each of these study sessions was advertised in the local newspaper, and was televised on the City's local channel Copies of the draft Housing Element were made available in public locations, including the public library and City Planning Department public counter, the Joselyn Community Center, and sent directly to the local Board of Realtors and the Park Vista Senior Housing Board (represents City's low- income housing project) After the State Department of Housing and Community Development has reviewed the draft Element, public hearings were conducted before both the Planning Commission and City Council Notification was published in the local newspaper in advance of each hearing and hearings were televised As a means of specifically soliciting input on the Draft Housing Element from organizations representing lower income and special needs populations, the City sent copies of the draft Element to the following non -profit housing and service providers, along with notification ofpubhc hearings on the Element Access Community Housing (elderly /disabled/homeless), Habitat for Humanity -Los Angeles, Corridor Economic Development Corporation (families), Los Angeles Community Design Center (families /special needs), and Southern California Housing Development Corporation Planning Commission and City Council will consider all public comments received and will make appropriate revisions to the Draft Housing Element prior to adoption E. SOURCES OF INFORMATION The Housing Element needs assessment is based primarily on the sources listed below U S Department of Commerce, Bureau of Census, 1980 and 1990 Census reports State Department of Finance, 1998 Population and Housing Estimates Housing Element Update of the El Segundo General Plan, 1992 4 Housing Element Existing Conditions Report, 1992 City of El Segundo Zoning Ordinance, 1993 SCAG Regional Housing Needs Assessment, 1999 California Association of Realtors 1998/1999 Sales Data Daily Breeze rental listings (April -May 1999) SCAG Growth Forecasts 1994 -2020 10 City of El Segundo Quarterly Code Compliance Reports City of El Segundo Introduction Housing Element 1 -6 City of El Segundo Introduction Housing Element 1-7 2. HOUSING NEEDS ASSESSMENT Assuring the availability of adequate housing for all social and economic sectors of the City s 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 The Needs Assessment section of the Housing Element will serve to identify the nature and extent of unmet housing needs in the City A. POPULATION 1. Population Growth Trends The City saw a 12 percent average annual decrease in its population growth during the 1970's, resulting in a population decrease of 12 percent from 1970 to 1980 In contrast, the 1990 Census reported that El Segundo's population was 15,223 persons, marking a population increase of nearly 11 percent in the span of ten years since the 1980 census This growth rate was noticeably less than the 17 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 1970's and modest increases in the 1980's As of January 1998, the State Department of Finance estimated that the City's population numbered approximately 16,424, an increase of about 8 percent in the eight years since the Census This rate of growth is just slightly below that for Los Angeles County as a whole or that of most of El Segundo's neighboring communities as shown on Table 2 and Figure 2 City of El Segundo Housing Needs Assessment Housing Element 2 -1 Table 2 Population Growth Trends Jurisdiction 1990 1998 Change 1990 -1998 El Se undo 15,223 16,424 7.9% Hawthorne 71,349 78,573 101% Hermosa Beach 18,219 19,098 48% Jn lewood 109,602 118,484 81% Manhattan Beach 32,063 34,898 88% Redondo Beach 60,167 65,755 93% Los Angeles County 8,863,164 9,603,291 84% Figure 2 Population Change 1990 - 1998 140,000 i 120,000, i I i', 100,000 80,000 ! }990 60,000 �� 1 ■1998 0,000 20,000 0 0�'JCaO yl� �C0 OaGr r � �O�Opa �¢�4r ��4r ocao Sources 1990 US Census Cahforma State Department of Finance, Pop & Hsg Estimates as of January 1, 1998 City of El Segundo Housing Needs Assessment Housing Element 2 -2 2. Age Characteristics Age distribution is an important factor in determining market housing demand Traditional assumptions are that the young adult population (20 to 34 years old) tend to favor apartments, low to moderate cost condommums, and smaller single family units The adult population (35 to 65 years old) provides the mayor market for moderate to high end apartments, condominiums, and single family homes This age group tends to have higher incomes and larger household sizes The senior population (65 years and older) tends to generate demand for low to moderate cost apartments and condominiums, group quarters, and mobile homes Table 3 shows the age distribution of the population of the City of El Segundo in 1980 and 1990, and the proportionate age distribution of all Los Angeles County residents in 1990 Table 3 Age Distribution Source 1980 and 1990 U S Census City of El Segundo Housing Needs Assessment Housing Element 2 -3 1980 1990 Age Group Persons % of Total Persons % of Total L.A. County % of Total Under 5 years 652 47% 850 56% 83% 5 -9 1 617 45% 796 52% 73% 10 -14 918 67% 746 1 49% 66% 15 -19 1,217 89% 769 51% 72% 20 -24 1,400 102% 1,097 72% 91% 25 -34 2,698 196% 3,682 242% 198% 3544 1,847 134% 2,747 180% 15 1% 45 -54 1,912 139% 1,824 120% 95% 55 -64 1,382 100% 1,249 82% 73% 65 -74 707 51% 906 60% 57% 75+ 402 29% 557 37% 40% Total 13,752 1000% 15,223 1000% 1000% Median Age 32 6 yrs 33 1 yrs 30 7 yrs Source 1980 and 1990 U S Census City of El Segundo Housing Needs Assessment Housing Element 2 -3 As shown in Table 3, the 1990 median age in El Segundo of 33 1 years is higher than the County-wide median of 30 7 years The City witnessed significant proportional and numeric growth dunng the 1980s m its young adult (age 25 -34 years) and mid -adult populations (age 35- 44) This working age population has likely been attracted to the City based on the tremendous growth in the local employment base, particularly in the aerospace industry, and in the City's comparatively affordable housing relative to other coastal communities in the South Bay These characteristics, as an employment center with relatively modest cost housing, have resulted in stable neighborhoods and a tightening of the housing market in El Segundo El Segundo is a predominantly renter - occupied community according to the 1990 Census, with 60 percent of all households occupied by renters In conjunction with the growth in the young and mid -adult populations, this may indicate a potential need for increased first -time homebuyer opportunities in the City In the younger age groups, growth has not been as pronounced, or has declined There was less than a 1 percent increase in the City's early school age population (age 0 -9 years), and there was an actual numeric decline in population for ages 10 to 24 More recent information provided by the El Segundo School District is shown in Table 4. This data indicates that from 1990 to 1996 there was an increase in enrollment for all grades, with the most pronounced increase in kindergarten and the smallest increase in tenth grade Overall, there has been about a 15 percent increase in enrollment, indicating steady growth in the school age population Of the total enrolled students, approximately 10 percent are permit students, who live outside the distnct but go there because their parents work in the City About 40% of these permit students are in high school City of El Segundo Housing Needs Assessment Housing Element 2 -4 Table 4 School Enrollment by Grade - El Segundo Unified School District Grade 1990 1992 1994 1996 Change 1990- 1996 % Change K 131 152 214 225 94 718% 1 150 146 151 202 52 347% 2 139 159 160 193 54 388% 3 122 164 159 165 43 352% 4 139 158 159 167 28 201% 5 147 140 156 166 19 129% 6 132 166 165 192 60 455% 7 153 173 180 222 69 45 1% 8 148 151 188 191 43 291% 9 181 195 213 223 42 232% 10 211 181 216 224 13 62% 11 163 178 185 210 47 281% 12 180 181 178 201 21 117% Total 3,986 4,136 4,318 4,577 591 148% Source El Segundo Unified School District, 1999 El Segundo has about the same proportion of seniors (9 7 percent age 65 and older) as the County as a whole (9 7 percent) Between 1980 and 1990, the City experienced only a slight proportional increase in seniors, who in 1980 represented 8 0 percent of the total population. This increase, although slight, will likely continue to grow, and may indicate a need for expanded housing programs such as senior shared housing, senior housing repair assistance, and assisted supportive housing 3. Race and Ethnicity The racial and ethnic composition of a community effects housing needs due to the unique household characteristics of different groups Table 5 shows the changes in the racial /ethnic composition of El Segundo between 1980 and 1990 City of El Segundo Housing Needs Assessment Housing Element 2 -5 There were several dramatic shifts in the years between 1980 and 1990 The most notable of these changes were proportionate increases in the Asian/Pacific Islander, Hispanic and Black populations, although these ethmc groups still comprise less than 15 percent of the City's total population El Segundo's ethnic composition continues to be predominately White at 84 5 percent of the population However, this represents a decrease from 1980 when the White population comprised 88 8 percent of the total More recent data from the El Segundo Unified School District indicates that during the 1998 -99 school year 73 5 percent of all enrolled students in kindergarten through secondary grades were White, 14 4 percent were Hispanic, 9 5 percent were Asian/Pacific Islander, and 2 6 percent were Black. These ethnic characteristics of the student population indicate that the White population has decreased since 1990, while other ethnic groups have increased Table 5 Racial and Ethnic Change from 1980 to 1990 Race/Ethnicity 1980 1990 Change Persons % of Total Persons % of Total Absolute Change Percent Change White 12,208 888% 12,987 848% 779 +64% Hispanic 1,082 79% 1,382 90% 300 +277% Asian/Pacific Islander 244 18% 733 48% 489 +2004% Black 49 04% 133 09% 84 +1714% American Indian 90 0 7% 59 04% -31 Other 79 060/(0 19 01% -60 LA Total 13,752 100% 15,313 100% 1,561 Source 1980 and 1990 U S Census 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 41 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 (37 3 percent Hispanic, 10 4 Asian, and 10 7 Black) The distribution of the remaining racial or ethnic groups is similar to the County -wide distribution City of El Segundo Housing Needs Assessment Housing Element 2 -6 Because of the predominance of one racial group in El Segundo, successful housing policies and programs must be sensitive to the different needs and preferences of other cultural groups Household size, household composition, income levels and preferences in tenure are among the factors which must be considered 4. Employment According to the 1990 Census, and as shown on Table 6, there were 9,665 El Segundo residents in the labor force, representing a labor force participation rate of 76 3 percent ofpersons between the ages of 16 and 64 Most of the City's residents are employed in managerial and professional specialty occupations (42 7 percent) or in technical, sales, and administrative support capacities (32 2 percent) The unemployment rate reported in the 1990 Census was 3 4 percent, compared to the County -wide unemployment rate of 8 percent The City's unemployment has continued to fall well below the County, with the 1998 annual average documented at 3 0 percent compared to 6.5 percent in the County In April of 1999, El Segundo had an unemployment rate of 2 7 percent, compared to 6 0 percent for the County Table 6 Jobs Held by El Segundo Residents Job Category Number Percent Mans enal/Professional 3,936 427% Sales, Technical, Admm (Support) 2,970 322% Service Occupations 788 86% Precision Production, Craft & Repair 892 97% Operators, Fabricators, & Laborers 543 59% Farming, Forestry, & Fishing 85 09% Total Employed Persons Total Persons in Labor Force (16 years & over) 9,214 9,665 953% 1000% Source 1990 U S Census In 1998, the Southern California Association of Governments (SCAG) prepared growth protections for each 3unsdiction in the region for population, households, and employment through the year 2020 The employment projections for the City of El Segundo were as follows. Year 1994 2000 2010 2015 2020 #Jobs 55,106 66,490 80,405 87,024 95,256 A general measure of the balance of a community's employment opportunities with the needs of its residents is through a ",lobs- housing balance" test A balanced community would have a City of El Segundo Housing Needs Assessment Housing Element 2 -7 match between employment and housing opportunities so that most of the residents could also work in the community Comparing the number ofjobs in El Segundo in 1994 (55,106) to the number of housing units in that same year (7,254) indicates a high fob- housing ratio of 7.59 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 El Segundo is a lobs -rich community, and the SCAG projections indicate that it will continue to be, with an estimated increase of almost 29,000 jobs projected from 2000 to 2020 The City's large employment base relative to the small number of housing units, and the projected job increases for the City, indicate that there may be a need for additional housing in the community City of El Segundo Housing Needs Assessment Housing Element 2 -8 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 For example, if a city has a substantial number of young family households whose incomes compared with local housing costs preclude the option of buying a home, that city may wish to initiate a homebuyer assistance program 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 7 below describes the household characteristics for El Segundo According to the 1990 Census, there were 6,773 households in the City of El Segundo, about 56 percent of which were family households This proportion is less than that of Los Angeles County as a whole, where 68 percent of all households consisted of families Single- person households represent the second largest household group in the City, comprising about 31 percent of all households (2,125) The remaining 879 households fall into the unrelated non - family household category, which consist of unrelated persons living together About 13 percent of El Segundo's households belonged to this category according to the 1990 Census Table 7 Household Characteristics Household 1980 1990 Type Number Percent Number Percent Total Population 13,752 1000% 15,223 1000% In Group Quarters 60 043% 97 063% Total Households 5,985 1000% 6,773 1000% Average Household Size 229 225 Families 3,535 590% 3,769 560% Single Households 1,988 332% 2,125 314% Unrelated Non - Family Households 462 70% 879 130% Source 1980 and 1990 U S Census City of El Segundo Housing Needs Assessment Housing Element 2 -9 Household size is an important indicator of a source of population growth A city's average household size will increase overtime if there is a trend towards larger families In communities where the population is aging, the average household size will often decline Between 1980 and 1990, the average household size in El Segundo decreased slightly from 2 29 to 2 25 persons per household The California State Department of Finance estimates household size in El Segundo at approximately 2 37 persons as of January 1, 1998 This figure is significantly less than the estimates for the City and County of Los Angeles (2 93 and 3.06 persons per household in 1998 respectively), and is fairly comparable with the relatively small average household sizes of all of El Segundo's coastal neighbors Average household size in nearby cities is shown in Table 8 Table 8 Average Household Sizes For the City of El Segundo and Neighboring Communities - -1998 Estimates City Persons Per Household El Se undo 2.37 Hawthorne 284 Hermosa Beach 206 Inglewood 320 Manhattan Beach 242 Redondo Beach 239 Source California Department of Finance, January 1998 2. Overcrowding The federal government defines an overcrowded household as one with more than one person 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 1990 Census, there were a total of 261 households (3.8 percent) in El Segundo that were living in overcrowded conditions, compared to 19 percent Countywide Overcrowding among renter - households was more prevalent than among owner - households Of the total 261 overcrowded households, about 204 were renter - households In contrast, of the total overcrowded households, only 57 were owner - households The Census indicates that 66 percent of the households in El Segundo have less than 50 persons per room, therefore, overcrowding does not appear to be a primary issue for the City City of El Segundo Housing Needs Assessment Housing Element 2 -10 3. Household Income and Income Distribution Income is a major factor in evaluating the affordability of housing in a community According to the 1990 Census the median household income in El Segundo was $46,352, which is well above the County -wide median household income of $34,965 In comparison with its neighbors, the median household income in El Segundo was higher than that of Hawthorne and Inglewood, somewhat lower than Hermosa Beach and Redondo Beach, and significantly lower than that of Manhattan Beach Figure 3 shows the City's median household income in comparison to neighboring cities as well as to the Los Angeles County average Figure 3 Household Income Characteristics For El Segundo and Neighboring Communities - 1990 El Segundo Hawthorne Hermosa Inglewood Manhattan Redondo Los Beach Beach Beach Angeles County Source 1990 U S Census City of El Segundo Housing Needs Assessment Housing Element 2 -11 The State Department of Housing and Community Development has developed the following income categories based on the Median Family Income (MFI) of a Metropolitan Statistical Area (MSA) established by the U S Department of housing and Urban Development • Very Low Income 50 percent or less of the area MFI, • Low Income between 51 and 80 percent of the area MFI; • Moderate Income between 81 and 120 percent of the area MFI, • Upper Income greater than 120 percent of the area MFI The 1989 MFI for the Los Angeles -Long Beach MSA ($38,000) was used to interpolate the City's income distribution from the census according to the above categories The income distribution of the City of El Segundo is presented in Table 9 Table 10 breaks the income distribution of the City's residents down into the income categories designated by HUD Table 9 Income Distribution - 1990 Income Level No. of Households % of Total Cumulative Percentage <$5,000 129 19% 19% $5,000 - $9,999 230 34% 53% $10,000 - $14,999 295 43% 96% $15,000 - $24,999 680 99% 195% $25,000 - $34,999 975 143% 33 8% $35,000 - $49,999 1,408 206% 544% $50,000 - $74,999 1,722 252% 796% $75,000 - $99,999 788 11 5% 91 1% $100,000 - $149,000 499 73% 984% $150,000+ 109 16% 1000% Total 6,835 1000% 1000% Source 1990 US Census City of El Segundo Housing Needs Assessment Housing Element 2 -12 Table 10 HUD Income Groups -1990 Income Group No. of Households % of Total Very Low Income (0 -50% of County Median) 926 13 5% Low Income (51 -80% of County Median) 935 137% Moderate Income (81 -120% of County Median) 2,429 35 5% Upper Income ( +120% of County Median ) 2,545 372% Total 6,835 1000% Source 1990 US Census As shown, the 1990 Census documents about 27 percent of the City's households as earning very low or low incomes The City is predominately a moderate and upper income community with about 73 percent of its households earning incomes in these ranges 4. Housing Affordability and Overpayment State and Federal standards specify that a household overpays for its housing costs if it pays 30 percent or more of its gross income on housing According to the 1990 Census, there were 6,773 occupied housing units in El Segundo Of these occupied units, 2,736 (40 4 percent) were owner - occupied, and 4,037 (59 6 percent) were occupied by renters Table 11 summarizes housing overpayment statistics by tenure for the City of El Segundo Table 11 Summary of Housing Overpayment Overpaying $20,000 to $35,000 to $50,000 or <$20,000 Total Households $34,999 $49,999 More Renters 552 616 235 58 1,461 Owners 101 98 114 468 781 Total 653 714 349 526 2,242 Source 1990 US Census According to the Census, 2,242 El Segundo households (33 percent of the City's total households), were spending 30 percent or more of their income on housing Of these households, 1,461 (65 percent) were renters, constituting slightly more than one -third of the total renter households in the City The majority of these overpaying renter households earned less than $35,000, with 37% earning less than $20,000 This may indicate a need for more affordable rental housing in El Segundo, and/or rent subsidies for very low income households City of El Segundo Housing Needs Assessment Housing Element 2 -13 In households with incomes of $50,000 or more, the majority of households overpaying were owner households While the extent of owner households overpaying for housing is not as great as that for renter households, there still maybe a need for assistance to low and very low income homeowners hi particular, seniors tend to have limited and fixed incomes, as well as physical limitations which may hinder their abilities to adequately maintain their properties 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, farmworkers, and the homeless In addition, military households are a group with special housing needs in El Segundo Table 12 summarizes the numbers of households /persons in each of these special needs groups in the City of El Segundo Table 12 Special Needs Groups Source 1990 U S Census, El Segundo Police Department (Homeless persons) 'Percent of population 16 years and over Elderly Persons The special needs of many elderly households result from their lower, fixed incomes, physical disabilities, and dependence needs The population over 65 years of age has four main concerns • Income People over 65 are usually retired and living on a fixed income, • Health Care Because they have a higher rate of illness and dependency, healthcare and supportive housing are important, City of El Segundo Housing Needs Assessment Housing Element 2 -14 No. Of % Total Special Need Group Persons/Households Population/Households Elderly Households (age 65 +) 1,120 165% Elderly Living Alone 454 67% Disabled Persons (Age 16+ 1,251 99%, Large Households 5 or more members 385 57% Female- Headed Households 575 8 5% With Children < 18 years old 325 48% Farmworkers 85 56% Military Personnel (in labor force ) 130 85% Homeless persons 7-10 04% Source 1990 U S Census, El Segundo Police Department (Homeless persons) 'Percent of population 16 years and over Elderly Persons The special needs of many elderly households result from their lower, fixed incomes, physical disabilities, and dependence needs The population over 65 years of age has four main concerns • Income People over 65 are usually retired and living on a fixed income, • Health Care Because they have a higher rate of illness and dependency, healthcare and supportive housing are important, City of El Segundo Housing Needs Assessment Housing Element 2 -14 Transportation Many seniors use public transit, however a significant number of seniors have disabilities and require alternative transportation, Housing Many seniors live alone and many of them are renters These characteristics indicate a need for smaller, lower cost housing units with easy access to public transit and health care facilities The Census shows that roughly 16 5 percent of the City's households were headed by elderly persons age 65 and above Of these approximately 1,120 households, 454 consisted of elderly persons living alone 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 age 75 and older who are more likely to be the "frail elderly " The City currently provides services for seniors through its Senior In -Home Care and Home Delivered Meals programs, which are supported with CDBG and City General funds. The City has approved $300,000 in funding for the 2000/2001 FY for the development of architectural plans for a new Community Center in Recreation Park, in the center of the City's residential area The Center will allow the existing senior services to be consolidated and expanded into the existing Joslyn Center, as the offices currently located within the Joslyn Center will be relocated to the new Community Center The 1990 Census indicates that there were at least 57 persons age 65 and over living at the poverty level This indicates that there maybe a need for additional affordable senior housing In 1984, the City developed Park Vista, 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 which fall below moderate income levels Discussions with management at Park Vista indicate there is a need for an assisted care facility in the City as a continuum for residents needing to move into a more supportive housing environment Disabled Persons 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 13, the 1990 Census indicates that approximately 10 0 percent of El Segundo's population age 16 years and older, has some form of work or mobility /self -care disability 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 federal Section 8 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 City of El Segundo Housing Needs Assessment Housing Element 2 -15 Housing opportunities for individuals with disabilities can be addressed through the provision of affordable, bamer -free housing Rehabilitation assistance can be targeted toward disabled renters and homeowners for unit modification to improve accessibility Accessible housing can also be provided through senior housing development Table 13 Disability Status of Non - institutional Persons Age and Disability Status Number Percent Persons 16 -64 Years Old 11,070 882% With Work Disability only 513 46% With Mobility /Self -care Limitations only 174 16% With both Work and Mobility/Self-care Limitations 87 78% Persons 65 Years and Over 1,475 117% With Work Disability only 198 134% With Mobility /Self -care Limitations only 97 66% With both Work and Mobility/Self-care Limitations 182 123% Total Persons, 16 Years and Over 12,545 100% With Work Disability only 711 57% With Mobility /Self -care Limitations only 271 22% With both Work and Mobility /Self -care Limitations 269 21% Total Disabled Persons 16 Years and Over 1,251 ---990/.] Source 1990 US Census Large Households Large Households are defined as those with five or more 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 The City will expand the services provided to large households with the development of the new Community Center The Center is envisioned as providing a gymnasium, basketball court, multi- purpose /lecture facilities, dance /aerobic studios, a banquet room, community cable facilities and other community serving facilities According to the 1990 Census, only 5 7 percent of all households in the City of El Segundo consisted of large family households In contrast to many communities where large households consist predominately of ethnic minorities and renters, large households in El Segundo are predominately non - minority homeowners, and therefore do not experience the same household overcrowding problems as in many communities. City of El Segundo Housing Needs Assessment Housing Element 2 -16 With one third of the City's housing stock comprised of three or more bedroom - units, the City has more than an adequate supply of housing units to accommodate the needs of its large family households Female- Headed Households Single- parent households often require special consideration and assistance due to their greater need for affordable and accessible day care, health care, and other supportive services 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 The 1990 Census indicates that there are 575 female- headed households in the City of El Segundo, 325 of which have cluldren under the age of 18 These numbers account for approximately 8 5% and 4 8% respectively of all households in the city There are 38 female - headed households with minor children that have incomes below the poverty level 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 1990 Census reported that less than one percent (85 persons) of the City of El Segundo's residents were employed in farming, forestry, and fishing occupations 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 Military Personnel According to the 1990 Census, there were 130 persons in the labor force employed in military occupations The U S Air Force base in El Segundo currently employs approximately 1,500 persons of whom the majority are military personnel Housing for base personnel is provided at Fort MacArthur, Pacific Heights and Pacific Crest in San Pedro for all military ranks and their families There are currently 574 units, including two -, three- and four - bedroom units. Another 71 units are currently under construction at Fort MacArthur In addition, there are 52 single occupancy units available in three dormitories Air Force personnel unable to be housed in military housing contribute to the demand for affordable housing in the community City of El Segundo Housing Needs Assessment Housing Element 2 -17 Homeless Persons According to the most recent homeless study prepared by Shelter Partnership, up to 84,300 people in Los Angeles county were homeless on any given night between July 1993 and June 1994 i Among these homeless people, there were approximately 12,400 homeless family members, including 8,800 homeless children In the course of that year, up to 236,400 people in the County were homeless Among these homeless people, there were up to 49,000 homeless family members, including 12,000 homeless children As shown in Figure 4, the Shelter Partnership data reflects a diverse homeless population Figure 4 Composition of Homeless Population - Los Angeles County July 1993 and June 1994 Unaccompanied Parents & Youth Children 5% 20% IndiNduals 75% Homelessness in El Segundo does not appear to be as critical as statistics indicate for the County Recent discussions with the El Segundo Police Department indicate that the City has a small number of homeless relative to its total population, with an estimated average of seven to ten homeless individuals on any given night These individuals are fairly constant, and are 'Shelter Partnership, Inc The Number of Homeless People in Los Angeles City and County, July 1993 to June 1994 City of El Segundo Housing Needs Assessment Housing Element 2 -18 characterized as single men with drug or alcohol dependencies, and/or mental illnesses The 1990 Census reported that in El Segundo there were no persons visible in street locations or emergency shelters for the homeless At the present time there are no emergency shelters or transitional housing facilities within the City of El Segundo, with the closest shelters located five miles away in Redondo Beach or in nearby Lawndale However, the Salvation Army does 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 A spokesperson for the Family Crisis Center in Redondo Beach indicated that most of the South Bay region's shelters are located in Long Beach, Carson or San Pedro Table 14 lists some of the key service providers for homeless persons in the South Bay region City of El Segundo Housing Needs Assessment Housing Element 2 -19 Table 14 Inventory of Homeless Services and Facilities In the South Bay Region Organization Services Provided Catholic Charities - Family Shelter Provides 68 beds for homeless men, women and 123 East 14th children Single residents must be elderly or disabled Long Beach, CA 90813 Stays of up to 45 days are permitted (310 ) 591 -1351 Christian Outreach Appeal Provides 30 beds for low - income men, women and 318 Elm Avenue families with children for up to 2 years Long Beach, CA 90802 (310) 436 -9877 Excelsior House Provides 8 beds for men and women with alcohol/drug 1007 Myrtle Ave or mental disorders for up to 3 weeks Persons must be Inglewood, CA 90301 referred by a mental health agency, psychiatrist, or social (310) 412 -4191 worker Family Crisis Center Provides beds for up to 15 women with children under 103 West Torrance Blvd 18 who are victims of domestic violence Shelter for Redondo Beach, CA 90277 adolescents at risk of becoming homeless is also (310) 379 -3620 provided Services include referrals to homeless shelters and outpatient counseling Stays of up to 6 months are permitted Harbor Interfaith Shelter Provides 70 beds for families and children for up to 2 1420 W 81" Street months San Pedro, CA 90732 (310) 831 -0589 House of Yahweh Provides transitional housing with 16 beds for men and 4430 West 147" Street women including families with children for up to 6 Lawndale, CA 90260 months (310) 675 -1384 Long Beach Rescue Mission Provides shelter and a 12 month substance abuse P O Box 1969 program for men and women Up to 133 beds are Long Beach, CA 90801 provided The length of stay vanes (310) 591 -1292 Salvation Army Provides 286 beds for men and women for up to a stay 809 E 5" St of one year Los Angeles, CA 90013 (213) 626 -4786 Transitional Living Centers Provides 12 beds for up to 4 months for chronically 16119 Prairie Avenue mentally ill persons Lawndalc, CA 90260 (310) 542 -4825 Source Community Development Commission County of Los Angeles, Housing and Community Development Plan, 1995 -1998, Cotton /Beland/Associates, 1999 City of El Segundo Housing Needs Assessment Housing Element 2 -20 C. HOUSING STOCK CHARACTERISTICS A housing unit is defined as a house, apartment, or single room, occupied as separate living quarters, or if vacant, 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 1. Housing Growth As of January, 1998, the State Department of Finance documents there are 7,340 dwelling units in El Segundo, an increase of only 150 units (2 1 percent) since 1990 This growth rate was approximately the same as that of the City of Los Angeles, but slightly less than the County (Table 15) Meanwhile, El Segundo's population is estimated to have grown by nearly 1,201 persons (7 8 percent) during this time period There has been only a slight increase in the 1998 average household size of 2 35, compared to 2 25 in 1990 Table 15 Housing Growth Trends in El Segundo And Neighboring Communities City or Jurisdiction Housin g Units Change 1990 - 1998 1990 1998 El Segundo 7,190 7,340 2.1% Hawthorne 29,214 29,578 12% Hermosa Beach 9,689 9,772 09% Inglewood 38,713 39,173 12% Manhattan Beach 14,695 15,123 29% Redondo Beach 28,220 29,022 28% City of Los Angeles 1,299,343 1,326,774 21% Los Angeles County 3,163,343 3,247,372 27% Sources 1990 US Census, California State Department of Finance, Pop & Hsg Estimates as of January 1, 1998 City of EI Segundo Housing Needs Assessment Housing Element 2 -21 2. Housing Type and Tenure Table 16 provides the breakdown of the City's housing stock in 1990 and 1998 by unit type As shown, while single- family detached homes remain the predominant housing type, the majority of growth occurring in the City has been comprised of condominium and apartment complexes with five or more units Due to the City's scarcity of vacant residential land, most of the growth has been accommodated through recycling of existing lower density residential, and particularly of smaller multi - family projects with 2 -4 units As indicated previously, the proportion of owner - occupied households m El Segundo (40 4 percent) in 1990 is significantly lower than that of renter - occupied households (59 6 percent) Table 16 Comparative Housing Unit Mix in 1990 -1998 Housing Type 1990 1998 No. Of Units % of Total No. Of Units °!° of Total Sm le -Fanul Detached 3,129 435% 1 3,159 430% Attached 252 35% 293 40% Total 3,381 470% 3,452 470% Multi -Farml 2 -4 Units 926 129% 858 117% 5+ Units 2,794 389% 3,029 413% Total 3,720 517% 3,887 530% Mobile Homes 89 12% 1 001% Total Housing Units 7,190 1000% 71340 1 1000% Total Occupied Owner- occupied Renter -occupied 6,773 2,736 4,037 1000% 404% 596% 6,915 n/a n/a n/a n/a Vacancy Rate 58% 58% Source 1990 US Census, California State Department of Finance, Pop & Hsg Estimates as of January 1, 1998 Notes The 1990 census includes recreational vehicles (RVs) and other non - permanent mobile homes in its definition of "mobile homes - other " Department of Finance also includes manufactured housing under the count of mobile homes City of El Segundo Housing Needs Assessment Housing Element 2 -22 3. Age and Condition of Housing Stock Figure 5 shows the age of the housing stock in El Segundo In general, housing over 30 years old is usually in need of some mayor rehabilitation, such as a new roof, foundation work, plumbing, etc As indicated in Figure 6, the majority (about 68 percent) of El Segundo's housing units were constructed prior to 1970 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 lust be able to afford their monthly housing costs For such households, the cost of mayor repairs or renovation maybe impossible Assisting these households through a housing rehabilitation assistance program, such as the existing Minor Home Repair and Residential Sound Insulation Programs, can help preserve the City's existing affordable housing stock Figure 5 Age of Housing Stock Source 1990 US Census The Building and Safety Department of El Segundo conducts quarterly code compliance inspections in order to identify those structures which may be in substandard condition or not compliant The inspection is conducted via a windshield survey only and does not involve interior inspections, therefore it identifies structures which appear to be in violation rather than individual units These violations are added to the list of active Code Compliance cases and are followed up by code compliance staff During the first quarter of 1999, the survey showed a total of 18 residential violations Citywide which involved illegal construction or additions, illegal home occupation businesses, or property maintenance issues such as disrepair or lack of landscape maintenance According to the City, most of these violations were related to property maintenance, and no unit was found to be substandard or illegal City of E1 Segundo Housing Needs Assessment Housing Element 2 -23 Illegal units include garage, accessory structure, or single- family to multi - family unit conversions During 1998, the City identified a total of 44 residential violations, or an average of 11 per quarter The majority of these violations were also related to property maintenance 4. Housing Costs Housing Prices The 1990 Census documents a median housing unit value of $357,300 in El Segundo, about 58 percent above the county -wide median of $226,400, but well below Manhattan Beach ($500,001) and Hermosa Beach ($431,500) More recent figures from the California Association of Realtors (CAR) indicate that the sales price of housing in El Segundo has dropped since that time During February-March 1999 the median price of a single - family detached home sold in El Segundo was $313,250, lower than in the same time period for 1998, when the median price was $329,250 Median single - family home prices for this time period are shown below in Figure 6 for El Segundo and selected neighboring cities. El Segundo, Inglewood, and Lawndale showed a decrease in median price during the 1998 - 1999 time period whereas Hawthorne, Hermosa Beach, and Manhattan Beach, and Redondo Beach showed an increase The City of Hermosa Beach, approximately four miles south of El Segundo, showed the largest increase in price during this time period Figure 6 Median Housing Sales Prices 1998 - 1999 El Segundo and Neighboring Communities Source California Association of Realtors, April 1999 City of El Segundo Housing Needs Assessment Housing Element 2 -24 Although not representative of final home prices, the CAR multiple listings provide a more detailed illustration of the current market for single - family homes and condominiums A summary of this data is shown below in Tables 17 and 18, and documents average asking pnces well above the actual sales prices illustrated in Figure 6 Discussions with the City and realtors indicate that the current market in Et Segundo is "hot", and that typically a single - family home is on the market a maximum of 30 days, with many being sold in the first week they are listed One local realtor reported that there were currently only 30 properties listed compared to the usual 100 or more Table 17 Listing Prices of Single- Family Housing Units April 1999 Number of Bedrooms Median Price Average Price Price Range Number of Units 1 Bedroom Price n/a n/a n/a 2 Bedrooms $314,900 $323,543 $298 -000 - $389,000 7 3 Bedrooms $349,937 $358,222 $338,900 - $385,000 8 4 Bedrooms $592,000 $556,492 $365,000 - $764,900 12 5 Bedrooms $479,000 $554,200 $449,000 - $779,000 5 6 Bedrooms $488,998 $488,998 $478,995 - $499,000 2 Totals $402,000 $457,573 $298,000 - $779,000 34 Source California Association of Realtors Multiple Listing Data, April 13 to 28th, 1999 Table 18 Listing Price of Condominiums /Townhomes April 1999 Number of Bedrooms Median Average Price Range Number of Price Price Units 1 Bedroom $94,900 $94,900 $94,900 1 2Bedrooms $199,000 $193,215 $117,950- $289,500 23 3 Bedrooms $279,995 $281,556 $279,995 - $281,556 7 Totals $239,000 $221,651 $94,900 - $289,500 31 Source California Association of Realtors Multiple Listing Data, April 13`" to 28th, 1999 City of El Segundo Housing Needs Assessment Housing Element 2 -25 The majority of the single - family homes shown have 4 bedrooms, which is reflective of the significant proportion of large -unit housing in the City, with one -third of the City's housing having three or more bedrooms Of the total units listed, about half are condominiums /townhomes The majority of these consist of 2- bedroom units As shown in Table 18, there is only one 1- bedroom condominium unit listed for sale, reflective ofthe fact that only one condominium project exists in the City with one - bedroom units. This project is a recent apartment to condominium conversion The scarcity of 1- bedroom condominiums limits entry into the homeownership market, which means that low and moderate income households maybe forced to remain in the rental market Housing Rental Rates The median contract rent for El Segundo according to the 1990 Census was $754 per month. This was lower than that for Manhattan Beach ($1,001) and Hermosa Beach ($863), but higher than that for Hawthorne ($593) or Los Angeles County ($570) The 1990 Census also indicated that of the 4,037 renter - occupied units, about 17 percent were single - family detached homes, and 3 percent were condominiums or townhomes Discussions with a local property manager indicate that current (1999) rental rates in El Segundo are fairly reasonable compared to those in immediate coastal neighboring cities A summary of these rental ranges is shown below in Table 19, as compiled from recent newspaper advertisements For example, a 2- bedroom apartment could rent for as low as $750 per month in El Segundo, whereas in Hermosa Beach and Manhattan Beach a 2- bedroom apartment begins at $1,200 Table 19 Comparison of Rental Rates El Segundo and Neighboring Coastal Communities April 1999 Source Daily Bi eeze, 4 113199 - 5/13/99 City of El Segundo Housing Needs Assessment Housing Element 2 -26 Range of Rental Costs Housing Type and Number of Bedrooms El Se undo Hermosa Beach Manhattan Apartments 1 Bedroom $650-$895 $975 - $1,300 $975 - $1,500 2 Bedrooms $875 - $1,200 $1,200 - $1,500 $1,200 - $2,100 3Bedrooms $1,150 - $1,750 $2,995 n/a Condominiums & Townhouses 2Bedrooms $1,100 - $1,200 $1,200 - $1,500 $1,725- $2,100 3 Bedrooms $1,650 $2,995 n/a Single - Family Homes 3 Bedrooms $1,500 - $2,200 n/a n/a Source Daily Bi eeze, 4 113199 - 5/13/99 City of El Segundo Housing Needs Assessment Housing Element 2 -26 The Apnl -May 1999 listings from the Daily Breeze document a median rent of $735 for a one - bedroom apartment, $1,050 for a two - bedroom apartment, and $1,700 for a three - bedroom apartment Rental rates for condominiums and townhomes were significantly higher A total of 20 different units were listed in El Segundo during this one -month period, with only four units having three or more bedrooms Housing Costs and Affordability The costs of homeownership and rent can be compared to a household's ability to pay for housing, using the 1999 HUD - established Area Median Family Income (MFI) limits for Los Angeles County of $51,300 Table 20 illustrates maximum affordable mortgage payments and rents for a four - person household in Los Angeles County Affordable housing cost is based on a maximum of 30 percent of gross household income going towards mortgage or rental costs These maximum affordable costs would be adjusted downward for smaller households Comparison of these maximum affordable housing costs with the sales price data shown previously, indicates that not even moderate income households (81 to 120 percent MFI) would be able to afford the lowest priced single - family homes listed for sale in El Segundo It should be noted however that asking prices are higher than actual sales prices. With earning power to purchase a home valued up to $234,300, only 1 and 2 bedroom condominiums and townhomes are within the range of affordability of moderate income households At a maximum affordable purchase price of about $93,000, it is not likely that very -low income households (51% to 80% MFI) could afford even a small condominium unit Although the condominium conversion project at 770 W Imperial has 1- bedroom units that range from a selling price of $90,000 to $102,000 that may be affordable to very -low income households, the affordability limit is based on a four- person household A four - person household would most likely not purchase a 1- bedroom unit due to overcrowding The 2- bedroom units at 770 W Imperial sell from $119,000 to $139,000, which are affordable to low- income households The high price of single - family housing, along with the shortage of 1- bedroom condominiums, indicate that the opportunities for home ownership in the City are limited for lower and moderate income groups In addition, the downpayment and closing costs may still represent a significant obstacle to home purchase In terms of rental housing costs (Table 20), low income households can afford 1 -2 bedroom apartments m El Segundo With the median rent of a one bedroom at $735, when adjusted for utilities, very low- income households (0 -50% MFI) can not even afford a one - bedroom apartment in El Segundo Moderate income households (81%-120% MFI) can afford virtually all rental options advertised in El Segundo, with the exception of three bedroom condominiums or single- family homes Rental rates at 770 W Imperial range from $650 to $675 for a I- bedroom unit, and from $850 to $1,000 for a 2- bedroom unit Although low- income households could afford units in this complex, very -low income households could not City of El Segundo Housing Needs Assessment Housing Element 2 -27 Table 20 Maximum Affordable Rent and For -Sale Housing Costs Los Angeles County-1999 Income Level Utility Allowance Max. Affordable Mo. Rent Max. Affordable Purchase Price' Very Low Income (0-50% MFI) $25,650 $50 $591 $93,010 Low Income (51 -80 %MFI) $41,050 $50 $976 $153,780 Moderate Income (81- 120 %MFI) $61,550 $50 $1,489 $234,300 i Based on ten percent downpayment, 30 -year mortgage at 7 5% interest 5. Assisted Housing At Risk of Conversion State 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" in El Segundo as defined by State and Government Code Section 65583 (A) (8) The City does own Park Vista, a 97 -unit senior housing project developed in 1984 using City funds. While there are no affordability covenants associated with the project, rents are maintained at levels well below market Current (1999) rents are $248 for efficiency units, $398 for one - bedroom handicapped accessible units, and $498 for standard one - bedroom units. Occupancy is limited to persons who have lived in the City for at least one year, are capable of independent living, and whose annual incomes fall below $30,000 for single- person households and $35,000 for two person households The project is managed by the non - profit Park Vista Board According to the project's managers, one - bedroom units are in greatest demand, with a long waiting list for occupancy In addition, management indicates many seniors have to be turned away from Park Vista who are no longer capable of fully independent living, and there are no assisted living facilities in El Segundo for seniors in need of a more supportive housing environment City of El Segundo Housing Needs Assessment Housing Element 2 -28 D. REGIONAL HOUSING NEEDS California's Housing Element law requires that each city and county develop local housing programs designed to meet its "fair share" of existing and future housing needs for all income groups, as determined by the jurisdiction's Council of Governments This "fair share" allocation concept seeks to ensure that each j unsdiction accepts responsibility for the housing needs of not only its resident population, but also for the jurisdiction's projected share of regional housing growth across all income categories Regional growth needs are defined as the number of units that would have to be added in each jurisdiction to accommodate the forecasted number of households, as well as the number of units that would have to be added to compensate for anticipated demolitions and changes to achieve an "ideal' vacancy rate In the six- county southern California region, which includes El Segundo, the agency responsible for assigning these regional housing needs to each jurisdiction is the Southern California Association of Governments (SCAG) The regional growth allocation process begins with the State Department of Finance's projection of Statewide housing demand for a five -year planning period, which is then apportioned by the State Department of Housing and Community Development (BCD) among each of the State's official regions SCAG developed the Regional Housing Needs Assessment (RHNA) model for the 2000 -2005 period RHNA figures published by SCAG identify an overall construction need for 78 new units in El Segundo This construction need is further broken down by income category 14 very- low income, 11 low income, 16 moderate income and 37 upper income, with an annual need of 10 new housing units E. HOUSING IN THE COASTAL ZONE Approximately 50 acres within the City lies within the coastal zone The area is a narrow strip, approximately 0 8 of a mile wide and 200 yards in length All of this area is Zoned and has a Land Use Designation of Heavy Industrial (M -2) The coastal zone is completely developed with a major electrical power generating station owned by El Segundo PowerlDynegy, a Manne Petroleum Transfer Terminal, owned by Chevron and a small retail service station Currently there is no residential development within the coastal zone, the General Plan, Zoning and Local Coastal Plan do not allow residential development within the coastal zone, and no changes are anticipated in the future which would allow the development of new residential uses City of El Segundo Housing Needs Assessment Housing Element 2 -29 3. SUMMARY OF HOUSING NEED Assuring the availability of adequate housing for all social and economic segments of El Segundo's present and future population is an important goal for the City To implement this goal, the City must target its programs and monetary assistance toward those households with the greatest need This section of the Housing Element is a summary of the major housing need categories in terms of income groups as defined by Federal and State law It includes the City's share of regional housing need as defined by the Southern California Association of Governments' (SCAG) Regional Housing Needs Assessment (RHNA). The City recognizes the special status of lower income households, which in many cases are comprised of elderly or disabled persons, single- parent households, or military households As summarized in Table 21, the areas of greatest housing assistance need include the following 1. Households Overpaying for Housing - Approximately one -third of all households in El Segundo are spending more than 30 percent of their income on housing. Of these overpaying households, two - thirds were renters, representing 36 percent of the total renter households in the City 2. Special Needs Households - Certain segments of the population may have a more difficult time finding decent, affordable housing due to their special circumstances or needs In El Segundo, the Needs Assessment documents the following groups with special housing needs • 1,120 households headed by elderly persons. Of these households, 454 consist of elderly persons living alone, • 1,251 persons age 16 and over with physical disabilities, • 575 female- headed households, over half of which (325 households) included minor children Over ten percent of the City's female- headed households with children were living in poverty, • U S Air Force base military personnel, • 7 -10 chronic homeless individuals 3. Age and Condition of Housing Stock - According to the Census, 68 percent of the City's housing units are greater than 30 years of age, the age at which housing typically begins to require major repairs This represents a significant proportion of the City's housing stock, and indicates that preventive maintenance will be essential to ward off widespread housing deterioration The City's quarterly Code Inspection Compliance program identifies housing units that are in need of property maintenance or substandard In all of 1998, the City identified 44 residential structures with code violations These included properties containing units requiring substantial repair as well as rehabilitation The highest concentration of residential properties cited for code violations are found in the northwest section of City 4. Housing Costs and Affordability - Spring 1999 residential multiple listings in El Segundo document an average listing price of $457,573 for single family homes and City of El Segundo Summary ofHousmg Need Housing Element 3 -1 $221,651 for condominiums According to local realtors, the local housing market is "hot ", with units typically on the market less than 30 days, Single- family housing prices in the City are well above levels affordable even to moderate income households, and while 1 -2 bedroom condominiums are generally priced at levels affordable to moderate income households, there is only one condominium project in the City containing I- bedroom units Thus, the high price of housing, along with the shortage of 1- bedroom condominiums, indicates that opportunities for home ownership in the City are limited for moderate income households Apartments provide the primary form of rental housing in El Segundo and rent for a median of $735 per month for a 1- bedroom, $1,050 for a 2- bedroom, and $1,700 for a 3- bedroom While these rent levels are generally affordable to low income households, very low income households are priced out of the rental market even for one bedroom units In addition, discussions with a local rental agency indicate that the demand for rentals is high in El Segundo, and the availability of vacant units are scarce 5. Overcrowded Households - Household overcrowding in El Segundo is relatively nominal, with only 3 8 percent of the City's households documented as having greater than 1 01 persons per room, compared to an overcrowding rate of 19 percent in Los Angeles County Overciowdmg among renter - households was more prevalent than among owner - households, with renters comprising 78 percent of the City's overcrowded households, The low incidence of overcrowding in El Segundo is reflective of several factors almost 50 percent of the housing stock has 5 or more rooms; relatively limited numbers of large family and minority households, and overall higher median incomes in the City 6. Regional Housing Needs - The City is required to demonstrate in its Housing Element the availability of adequate sites to fulfill the City's identified share of regional housing needs by income category SCAG is currently in the process of developing the Regional Housing Needs Assessment (RHNA) model for the 2000 -2005 period Draft RHNA figures published by SLAG in June 1999 identify an overall construction need for 78 new units in El Segundo This construction need is further broken down by income category 14 very -low income, i l low income, 16 moderate income and 37 upper income The City has zoning in place to accommodate over 400 additional units. Over 300 of these are multi- family units at densities of 18 -27 units per acre, thereby reducing development costs to levels affordable to low income households for rental housing and moderate income households for ownership housing City of El Segundo Summary of Housing Need Housing Element 3 -2 Table 21 Summary of Existing and Projected Housing Needs Overpaying Households Special Needs Groups Total 2,242 Elderly Households 1,120 Renter 1,461 Elderly Living Alone 454 Owner 781 Disabled Persons 1,251 Female Headed Households 575 wlChildren 325 Military Personnel 130 Homeless 7 -10 Units in Need of Repair Housing Construction Need: January 1998 - June 2005 Total 44 Total Construction Need 78 Substandard, Need Very Low Income 14 Rehabilitation 44 Low Income 11 Substandard, Need Moderate Income 16 Replacement 0 Upper Income 37 Note Special needs figures cannot be totaled because categories are not exclusive of one another Sources US Department of Conuiierce, Bureau of the Census, 1990 Report, El Segundo Police Department City of El Segundo Quaiterly Code Compliance Inspection Reports, 1999, SCAG 1999 Regional Housing Needs Assessment City ojEl Segundo Summary ojHousmg Need Housing Element 3 -3 4. HOUSING CONSTRAINTS The provision of adequate and affordable housing is affected by both market conditions and governmental programs and regulations Housing Element law requires a city to examine potential and actual governmental and non - governmental constraints to the development ofnew housing and the maintenance of existing units for all income levels. Market, governmental, and environmental constraints that contribute to housing development in El Segundo are discussed below A. MARKET CONSTRAINTS Construction Costs A major cost associated with building a new unit is the cost of building materials In the current Southern California real estate market, the single factor which has the most impact on the cost of building anew house is the cost of building materials It is estimated that these costs account for approximately 40 to 50 percent of the sales price of a new home Typical residential construction costs for a single -family home are approximately $78 per square foot. A reduction in amenities and the quality of building materials (above a minimum acceptability for health, safety, and adequate performance) could result in lower sales prices. In addition, pre- fabricated factory built housing may provide for lower priced housing by reducing construction and labor costs Another factor related to construction costs is the number of units built at one time As that number increases, overall costs generally decrease as builders are able to take advantage of the benefits of economies of scale. This type of cost reduction is of particular benefit when density bonuses are used for the provision of affordable 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 fairly high, particularly in South Bay coastal communities Land holding costs incurred during the development process also add to the ultimate price of a new home 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 Cary of Et Segundo Housing Constraints Housing Element 4 -1 3. Availability of Financing Interest rates are determined by national policies and economic conditions, and there is little that local governments can do to affect these rates Junsdictions can, however, offer interest rate wnte -downs to extend home purchasing opportunities to a broader economic segment of the population In addition, government insured loan programs maybe available to reduce mortgage downpayment 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 22, in 1997, a total of 343 households applied for conventional mortgage loans to purchase homes in El Segundo About 70 percent of the applications were originated (approved by lenders and accepted by applicants) and 11 percent were denied, with the remaining 19 percent of the applications withdrawn, closed for incompleteness, or not accepted by the applicants The overall denial rates for conventional home purchase loans by income of applicant shown in Table 22 are logical, with low income applicants exhibiting the highest denial rate (30 percent), and moderate and upper income households a much lower denial rate (10 percent) While the earlier analysis of housing sales prices indicates low income households are effectively priced out of the market in El Segundo, a greater number of moderate income renter households maybe able to move into homeownership in the City's condominiums with limited public assistance. The small number of applications received from low income households (7 percent), indicates there may also be a need to provide informational and loan counseling services to lower income groups in the City Table 22 Disposition of Conventional Loans source Home Mortgage Disclosure Act (HMDA) data for 1997 Tabulated with the Centrax software Overall, home improvement loans have tower approval rates In 1997, 28 households in El Segundo applied for home improvement loans and only 36 percent were approved, indicating the City of El Segundo Housing Constraints Housing Element 4 -2 Home Purchase Loans Home Improvement Loans Applicant Income Total % % % Total % % % Appl'ns Originated Dented Other Appl'ns Originated Denied Other Low Income 23 43% 30 °% 26% 3 0% 67% 33% (< 80"% MFI) Moderate Income 38 79°% 10% 10% 2 50% 50% 0% (80 -119 % MFI) Upper Income 269 69% 10% 20% 22 41% 32% 27% » 120% MR) Not Available 13 85% 0% 15°% 1 0% 100% 0% Total 343 70% It°% t9% 28 36% 39% 25% source Home Mortgage Disclosure Act (HMDA) data for 1997 Tabulated with the Centrax software Overall, home improvement loans have tower approval rates In 1997, 28 households in El Segundo applied for home improvement loans and only 36 percent were approved, indicating the City of El Segundo Housing Constraints Housing Element 4 -2 continued need for City assistance in providing rehabilitation loans Again, the percentage of loans denied is highest in the low income category This supports the need for a government - assisted rehabilitation assistance program for low income households. The top mortgage lenders for El Segundo applicants in 1997 are summarized below in Table 23. The remaining lenders not shown processed ten or fewer applications each Table 23 Primary Mortgage Lenders in El Segundo: 1997 Institution Number of Applications Platinum Capital Gf oup 34 Countrywide Home Loans 31 Bank of America, NT &SA 27 First Nationwide Mortgage 24 Washm ton Mutual Bank, FA 20 Glendale Federal Bank 14 Source Home Mortgage Disclosure Act (HMDA) data for 1997 Tabulated with the Centrax software City of El Segundo Housing Constraints Housing Element 4 -3 B. GOVERNMENTAL CONSTRAINTS Housing affordability is affected by factors in both the private and public sectors. Actions by the City 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 1. Land Use Controls The Land Use Element of the City of El Segundo's General Plan sets forth the City's policies for guiding local development These policies, together with existing zoning regulations, establish the amount and distribution of land to be allocated for different uses within the City The City of El Segundo General Plan and Zoning Ordinance provide for a range of different intensities of residential land use, including the following a) Single - Family Residential (R -1) - up to 8 7 dwelling units per acre b) Two - Family Residential (R -2) - up to 12 4 dwelling units per acre. c) Multi- Family Residential (R -3) - up to 18 - 27 dwelling units per acre d) Neighborhood Commercial (C -2) - up to 10 dwelling units per acre (above ground floor commercial use) e) Downtown Commercial (C -RS) — up to 10 dwelling units per acre (above ground floor commercial use) In addition to the residential categories described above, the Medium Density Residential (MDR) zone is used as a type of "holding zone" which can be activated within certain areas of the Smoky Hollow Specific Plan and used in place of the base zone regulations This zone allows densities from 18 to 27 units per acre to allow sufficient buffering and open space areas while sustaining residential and supporting commercial uses in the Specific Plan area An additional residential designation, the Planned Residential Zone (PRD), is to be used specifically for the former Imperial Elementary School Site This zone permits up to 29 single - family detached units and 36 multi - family units The purpose of this zone is to encourage the long -range development of residential property under an overall development plan for the site Housing supply and cost are greatly affected by the amount of land designated for residential use and the density at which development is permitted In El Segundo, 15 percent of the City's land area (533 acres) is designated for residential use Multi - Family neighborhoods are by far the most common residential use in El Segundo, accounting for over one -half of the residential units in the City This designation includes apartment complexes, "stacked flat" -style condominiums, and "townhome" -style condominiums The City's Land Use Element as amended in 1992 documents a residential "build out" of 7,674 units, or 334 above the City's existing (1998) housing stock of 7,340 units. This figure includes vacant residential land and underdeveloped land The lack of available vacant land, therefore, is a major constraint to the development of housing within the City The majority of the vacant land available is currently in non - residential zoning categories, therefore, the principal options City of El Segundo Housing Constraints Housing Element 4 -4 available to expand the housing supply consist of mfilllrecychng of lower density development or underutilized land to higher densities 2. Residential Development Standards The City's residential development standards, both on and off -site, are not considered overly restrictive The density, setback, and other standards regulating residential development within the City are in concert with those being used by other surrounding communities The zoning ordinance limits all residential building heights to 26 feet and two stones The City does not offer a height bonus for affordable units, which could potentially inhibit the development of affordable housing Residential development standards for the City of El Segundo are summarized in Table 24 City of El Segundo Housing Constraints Housing Element 4 -5 Table 24 Residential Development Standards Source City of El Segundo Zoning Ordinance, March 17, 1998 Notes: (1) Lot coverage may be increased to 47% if the height of the structure is limited to 18 feet (2) Provides for 2 visitor spaces for the first 5 units and 2 visitor spaces for each additional 3 units (e g 3 -5 units = 2 visitor spaces. 6 -8 units = 4, 9 -11 units = 6, 12 -14 units = 8, etc ) (3) Additional parking only required for new units Existing units may expand without adding parking The City's covered parking requirements for each housing type are- one - family dwelling - fully enclosed garage, two - family dwelling - fully enclosed garage, and multiple - family dwelling - covered structure enclosed on three sides Multiple - family dwellings include condominiums 3. Provisions for a Variety of Housing Types Housing element law specifies that jurisdictions must identify adequate sites to be made available through appropriate zoning and development standards to encourage the development of a variety of types of housing for all income levels, including multi- family rental housing, factory -built housing, mobile homes, emergency shelters, and transitional housing The following paragraphs describe the City's provisions for these types of housing Multi - Family Rental Housing: Multiple - family housing is the predominant dwelling type in the City, comprising about 53 percent of the total housing units The number of multi - family units has also been increasing due to recycling of underdeveloped single- family lots There are still single- family homes located on land that is designated for multi - family use The City's zoning ordinance provides for multiple- family units in the following three zones Planned Residential Development (PRD), Multi - Family Residential (R -3), and Medium Density Residential (MDR) City of El Segundo Housing Constraints Housing Element 4 -6 Min. Zoning Lot Setbacks Max. Parking Max. Lot Area Front Rear Side Height Requirements Coverage R -1 5,000 sf 22 it / 5 it 3 - 5 ft, 26 ft / 2 spaces /unit & 40 %' 30 ft 10% 2 Story 1 additional Combined space for du >3,000 sf R -2 7,000 sf 20 ft 5 ft 3 - 5 ft 26 ft/ 2 spaces /unit & 50% 10% 2 Story 1 additional space for du >3,000 sf R -3 7,000 sf 15 ft 10 ft 3 - 5 ft 26 ft 2 spaces /unit & 53% 10% 2 visitor SpaCOS2 3 Source City of El Segundo Zoning Ordinance, March 17, 1998 Notes: (1) Lot coverage may be increased to 47% if the height of the structure is limited to 18 feet (2) Provides for 2 visitor spaces for the first 5 units and 2 visitor spaces for each additional 3 units (e g 3 -5 units = 2 visitor spaces. 6 -8 units = 4, 9 -11 units = 6, 12 -14 units = 8, etc ) (3) Additional parking only required for new units Existing units may expand without adding parking The City's covered parking requirements for each housing type are- one - family dwelling - fully enclosed garage, two - family dwelling - fully enclosed garage, and multiple - family dwelling - covered structure enclosed on three sides Multiple - family dwellings include condominiums 3. Provisions for a Variety of Housing Types Housing element law specifies that jurisdictions must identify adequate sites to be made available through appropriate zoning and development standards to encourage the development of a variety of types of housing for all income levels, including multi- family rental housing, factory -built housing, mobile homes, emergency shelters, and transitional housing The following paragraphs describe the City's provisions for these types of housing Multi - Family Rental Housing: Multiple - family housing is the predominant dwelling type in the City, comprising about 53 percent of the total housing units The number of multi - family units has also been increasing due to recycling of underdeveloped single- family lots There are still single- family homes located on land that is designated for multi - family use The City's zoning ordinance provides for multiple- family units in the following three zones Planned Residential Development (PRD), Multi - Family Residential (R -3), and Medium Density Residential (MDR) City of El Segundo Housing Constraints Housing Element 4 -6 Mobile Homes /Manufactured Housing: The City provides for mobile or manufactured homes within its residential zone 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 can not have been altered in violation of applicable Codes The units must also be installed on a permanent foundation in compliance with all applicable building regulations and Title 25 of the California Health and Safety Code Second, Third and Fourth Units: The City's zoning ordinance provides for second dwelling units on single - family residential zoned lots when the side lot line forms a common boundary line with lots zoned for higher intensity uses The Code also allows a 3- family or 4- family dwelling on two - family residential zoned lots which meet the same criteria The side lot line must be adjacent to one of the following higher intensity zones a) R -3, Multi - Family Residential,b) C -RS, Downtown Commercial, c) C -2, Neighborhood Commercial, d) C -3, General Commercial, e) CO, Corporate Office, f) MU -N, Urban Mixed -Use North, g) MU -S, Urban Mixed -Use South, h) P, Automobile Parking i) M -1, Light Industrial (Two - family residential only) ,l) M -2, Heavy Industrial (Two - family residential only) Second units are also allowed on the front of any single family lot that does not meet the above zoning conditions, if the existing unit does not exceed 700 square feet and was built on the rear portion of the lot prior to December 26, 1947 Transitional Housing and Emergency Shelters: There are currently no transitional housing facilities or emergency shelters within the City of El Segundo, and the City zoning ordinance does not define or specifically allow for, or prohibit these types of facilities A program has been included in this Housing Element to establish an allowance in the zoning ordinance to permit transitional housing facilities in multi - family residential zones and emergency shelters in areas zoned for commercial use under a Conditional Use Permit process 4. Development and Planning Fees The City collects various fees from developers to cover the costs of processing permits and providing necessary services and infrastructure Fees are collected upon filing of an application for developments that require a discretionary approval Fees are also collected at the time of building permit issuance No school fees are required for new development west of Sepulveda Boulevard, and there are no "Quimby" (Parkland dedication), art or childcare fees required for any new development projects Additionally, refuse collection is free for single - family residences and there is no utility users tax (electric, gas, phone and water) for any residential users Impact fees (Fire, Police, Library and Traffic) are required to be paid prior to the issuance of a certificate of occupancy All of these factors help to reduce the cost of housing in El Segundo City of El Segundo Housing Constraints Housing Element 4 -7 Table 25 provides a listing of fees the City of El Segundo charges for residential development In addition, there may be other fees assessed depending upon the circumstances of the development For example, the builder may need to pay an inspection fee for sidewalks, curbs, and gutters if their installation is needed, or the builder may need a Variance, Conditional Use Permit, or Site Plan Review The fees listed in Table 25 show those which are typically charged for a standard residential development Table 25 Fees Charged For Residential Development Fee Type Single- Farmly > 9 units Multi - Family > 6 units Single - Family < 10 units Multi-Family < 7 units Adjustments $520 $375 Appeals $235 or $50' $170 or $501 Precise Plan Residential $1,135 $810 Preliminary Review $80 $55 Subdivision $935 $675 Conditional Use Permit $935 $675 Zone Amendment $1,320 $935 Environmental EIR Preparation (plus consultant costs) $3,650 $3,650 Environmental Review $37 $37 Smoky Hollow Floating Zone $1,060 n/a Smoky Hollow Site Plan $750 n/a Source City of El Segundo Planning Division, April 1999 A 50 % Appeal fee for a citizen's principal residence applies under certain conditions City of EI Segundo Housing Constraints Housing Element 4 -8 5. Building Codes and Enforcement In addition to land use controls, local building codes also affect the cost of housing El Segundo has adopted the Uniform Building Code (UBC) which establishes minimum construction standards These minimum standards can not 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 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, Economic and Development Services Department The Planning Division enforces the Zoning Ordinance 6. Local Processing and Permit Procedures The processing time needed to obtain development permits and required approvals is often cited as a prime contributor to the high cost of housing Additional time may be necessary for environmental review, depending on the location and nature of a project In response to State law, California cities have been working to improve the efficiency of permit and review processes by providing 'one -stop processing,' thereby eliminating duplication of effort. The passage of Assembly Bill 884, which took effect on January 1, 1978, has also helped to reduce governmental delays by 1) limiting processing time in most cases to a one year, and 2) eliminating some of the "red tape" by requiring agencies to specify the information needed to complete an acceptable application The City of El Segundo has fully implemented the provisions of AB 884, as well as more recent legislation requiring the establishment of one -stop permit coordination Based on periodic surveys conducted by the City, local processing times are quite comparable to those experienced in neighboring communities Currently it takes approximately 2 to 6 weeks to review and process plans Many minor permits are issued in a much shorter time frame including "over- the - counter" approval and permit issuance Additionally, the City allows the issuance of separate grading and foundation permits prior to the issuance of the building pen mts Plans are allowed to be submitted to plan check prior to the Planning Commission and City Council approval of the project Zone changes and Planned Residential Developments (PRD) are typically taking 3 to 4 months to review and process for a public hearing, although this may vary depending upon the type of environmental review required The Planning Commission remains the only entity in the review process, unless the Planning Commission decision is appealed In this case, approval by the City Council is required In addition, City Council approval is required for a zone change and General Plan Amendment City of El Segundo Housing Constraints Housing Element 4 -9 C. ENVIRONMENTAL CONSTRAINTS Asa City with a large industrial base, 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, chemical production, corporate research and supporting office, commercial, 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 recycling, the City has permitted residential uses in a mixed -use environment west of Sepulveda Boulevard, 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 Airport Those residential areas located near the northern boundanes 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 which are contaminated by toxins Since heavy industry is the largest single 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, which is made up almost entirely of the Chevron Refinery The uses associated with the Refinery, Hyperion Treatment plant, and two power plants preclude the development of additional housing in close proximity to these facilities Although industries in El Segundo generate a diverse mix of hazardous waste, all heavy industrial uses must conform to the policies of the City's Hazardous Materials Element The location of major waste generators and industrial land uses are shown in Figure 7 City of El Segundo Housing Constraints Housing Element 4-10 Pacific Ocean OCity Boundary T north not to scale Los Angeles International Airport Low Degree of Risk © Medium Degree of Risk • High Degree of Risk 0 Industrial Land Use SOURCE City of El Segundo General Plan, 1988 4 -11 Interstate 105 City of attan Beach Redondo Beach Figure 7 Hazardous Waste Generators City of El Segundo Housing Element 5. HOUSING OPPORTUNITIES This section of the Housing Element evaluates the potential additional residential development which could occur in El Segundo, and discusses opportunities for energy conservation in residential development A. AVAILABILITY OF SITES FOR HOUSING An important component of the El Segundo Housing Element is the identification of sites for future housing development, and evaluation of the adequacy of these sites in fulfilling the City's share of regional housing needs Since completion of the residential sites inventory conducted as part of the City's 1992 Housing Element, the City has purchased a land use database from the County Assessor's Office which includes information on parcel size and existing land use, including number of residential units, for every parcel in the City This database can now be evaluated using the City's GIS (Geographic Information System) and cross tabulated with residential zoning to assess growth potential on every vacant and underutilized residential parcel in the City Table 26 presents the results of this residential sites analysis As illustrated in this table, only 4 1 acres (17 parcels) of vacant residential land remain in El Segundo, and can accommodate a total of 44 new units Underutilized residential properties represent the area of greatest growth potential in the City, and R -3 properties in particular The following methodology was used to quantify potential new units on underutilized multi - family properties Using the City's GIS, the analysis assigned a divisor to R -2 and R -3 zones based on allowable density, calculated the allowable units based on parcel size, and then calculated the number of potential net new units based upon the difference between existing and allowable units In order to give a more realistic assessment of those parcels where land economics are most likely to support recycling, only those parcels where at least a doubling of the existing unit count could be achieved under zoning were included in the residential sites inventory in Table 26 As illustrated in this table, a total of six acres of R -2 zoned property (32 parcels) and 219 acres of R -3 zoned property (82 parcels) are developed at densities well below those permitted under zoning Buildout of these properties to their maximum densities could result in a net increase in 32 units in R -2 areas at densities up to 12 units per acre, and 403 units in R -3 areas at densities up to 18 or 27 units per acre, depending on parcel size In addition to development on underutilized residential parcels, the City has designated two significant non - residential parcels /areas for future housing use These properties are accounted for under Recyclable Acres in Table 26, and are described below The El Segundo General Plan designates the 5 7 acre former Imperial School site as Planned Residential Development, the only location of this land use district in the City This mixed density residential designation is intended to encourage design flexibility and provide City of El Segundo Housing Opportunities Housing Element 5 -1 transitional densities and uses compatible with the surrounding residential neighborhood The General Plan permits a maximum of 29 single - family detached and 36 multi -family dwelling units on this site The City has adopted a Specific Plan for the area known as Smoky Hollow located north of the Chevron Refinery which pennits pnmanly light industrial uses The Plan does designate a total of 14 acres currently developed with light industrial use for transition to medium density residential (18 du/acre) Since adoption of the Specific Plan, one residential project known as Grand Tropez has been developed providing 88 units Additionally, two other developments, a 28 unit and a 26 unit, condominium projects have been approved immediately to the east of Grand Tropez The remaining 6 8 acres, which could be developed at 18 units /acre, could provide for an additional 122 units in Smoky Hollow Existing infrastructure which serves the existing light industrial uses within the Smoky Hollow Specific Plan would be adequate to serve the future residential uses In addition to the properties that are zoned for residential use in the City, there are several commercial and industrial zones that could accommodate accessory residential uses, in a mixed -use environment The Downtown Commercial (C -RS) and the Neighborhood Commercial (C -2) Zones allow one dwelling unit per parcel, or 10 dwelling units per acre, above ground floor commercial uses Currently there are 8 8 acres of C -RS zoned property with 18 units and the C -2 Zone has 7 1 acres and 85 dwelling units The Small Business (SB) and Medium Manufacturing (MM) zones, located within the Smoky Hollow Specific Plan area, also allow one "caretaker" unit per lot with a maximum size of 500 square feet per unit Currently there are several existing caretaker units in the Smoky Hollow area These zones have the potential to provide new residential units These new units could provide affordable rental housing opportunities, particularly in the SB and MM Zones due to the limited unit size and restriction to use by a caretaker only Additionally, the City's Zoning Code allows the opportunity for point -use, off -site, uncovered and tandem parking which allows more flexibility for new development of residential units particularly on sites that also have commercial or industrial uses As indicated previously in Table 21, El Segundo's draft regional housing growth needs for the 1998 -2005 planning period have been determmed by SCAG to be 78 housing units, including 14 very low, 11 low, 16 moderate, and 37 upper income units The City's residential sites analysis indicates potential for 419 net new units in the City based on existing zoning and General Plan designations The malonty of these units are provided at densities of 18 units and acre and above, thereby reducing per units development costs to levels affordable to low income households for rental housing and moderate income households for ownership housing City of E1 Segundo Housing Opportunities Housing Element 5 -2 Table 26 City of El Segundo Residential Development Potential Land Use Designation Vacant Acres Underutilized Recyclable Net Potential Acres Acres New Units R -1 - Low Density 1 3 10 ium Density n 02 60 33 R -3 - High Density 26 82 189 18 du/ac,27 du/ac) Planned Residential 57 65 29 SFR/36 MFR) Medium Density Residential 68 122 (MDR) - (18 du/ac, 27 du/ac) Total 41 142 125 419 units Source City of El Segundo 1999 GIS Database Tabulated by Cotton/Beland/Associates Parcels under 15,000 sq ft are permitted at densities up to 27 du/acre Parcels over 15,000 sq ft are limited to 18 du/acre City of El Segundo Housing Opportunities Housing Element 5 -3 B. OPPORTUNITIES FOR ENERGY CONSERVATION As residential energy costs rise, increasing utility costs reduce the affordability of housing The City has many opportunities to directly affect energy use within its j unsdiction Title 24 of the California Administrative 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, *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, In addition to energy - conserving design, local utilities offer the following energy conservation assistance programs to El Segundo residents City of El Segundo Housing Opportunities Housing Element 5 -4 Southern California Edison Customer Assistance Program Southern California Edison (SCE) offers a variety of energy conservation services under Customer Assistance Programs (CAP) These services are designed to help low - income households, senior citizens, permanently disabled, and non - English speaking customers control their energy use All CAP participants must meet the federally - established income guidelines Most services are available free of charge Southern California Gas Company Involvement Program The Southern California Gas Company offers an energy conservation service known as the Community Involvement Program (CIP) This service provides weathenzation for the homes or apartments of low- income families, provided they meet the federally - established income guidelines These services are provided to the low- income families free of charge while later being reimbursed by the Gas Company City of El Segundo Housing Opportunities Housing Element 5 -5 6. HOUSING PLAN Sections 2 through 5 of the Housing Element establish the housing needs, opportunities and constraints in the City of El Segundo The Housing Plan presented in this section sets forth the City's goals, policies, and programs to address El Segundo's identified housing needs A. GOALS AND POLICIES This section of the Housing Element contains the goals and policies the City of El Segundo intends to implement to address a number of important housing- related issues With a very limited supply of land and limited public funding sources, El Segundo's housing objectives are primarily to protect and preserve its existing housing stock In addition to the small amount of new construction anticipated on presently underdeveloped residential land, the City will also provide an opportunity for private development of new units within the Smoky Hollow Mixed -Use district, on the Imperial School site, and in the Downtown and Neighborhood Commercial Zones The following five major issue areas are addressed by the goals and policies of this Element Each issue area and the supporting goals and policies are identified and discussed in the following section • Conserving and improving the condition of the existing stock of affordable housing, • Assisting in the development of affordable housing, • Providing adequate sites to achieve a diversity of housing, •Removing governmental constraints, as necessary, and *Promoting equal housing opportunity Conserving Existing Affordable Housing Stock According to the 1990 Census, about 68 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. City of El Segundo Housing Plan Housing Element 6 -1 Policy 1.1: Continue to promote the use ofrehabilitation 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 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, about 35 percent of the population is between the ages of 25 and 44 This may indicate a need for affordable homeownership opportunities The City seeks to expand the range of housing opportunities, including those for low- and moderate income first -time homebuyers, senior citizens on fixed incomes, very low -, low -, and moderate - income residents, the disabled, military personnel, and the homeless GOAL 2: Provide sufficient new, affordable housing opportunities in the City to meet the needs of groups with special requirements, including the needs of lower and moderate income households. Policy 2.1: Provide regulations, as required by State law, to facilitate additional senior housing and develop programs to serve related special needs Policy 2.2: Facilitate the creation of affordable home ownership opportunities for low and moderate income households Policy 2.3: Provide an allowance in the City's Zoning Ordinance, as required by State law, to permit transitional housing facilities in multi family residential zones and emergency shelters in commercial zones Policy 2 4 Provide funding for the development ofplans for a Community Center to provide expanded and consolidated services for seniors and large families Providing Adequate Sites As described in the Constraints section of the Housing Element, historically, less than 25 percent ofthe 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 and is not available for residential use A total of 335 acres are designated residential/commercial mixed use in El Segundo Limited land resources thus restrict the amount of residential development that could occur in the City City of El Segundo Housing Plan Housing Element 6 -2 GOAL 3: Provide opportunities for new housing construction in a variety of locations and a variety of densities in accordance with the land use designations and policies in the Land Use Element. Policy 3.1: Provide for the construction of 78 new housing units during the 2000 -2005 planning period in order to meet the goals of the Regional Housing Needs Assessment (RHNA) Policy 3.2: Allow property designated for multi family use which currently contains single - family development to be recycled for multi family residential development Policy 3.3: Permit vacant and underdeveloped property designated as residential to develop with a diversity of types, price and tenure Policy 3.4. Encourage new housing to be developed within the Smoky Hollow Mixed -Use district, and on the Imperial School site Policy 3.5: Continue to permit a second dwelling on selected single-family lots when such lots abut higher intensity land use designations Policy 3.6: Continue to permit a second dwelling on the front of select single-family lots which have a small older dwelling at the rear of the lot Policy 3.7: Continue to permit a third and fourth dwelling on selected two-family lots when such lots abut higher intensity land use designations Removing Governmental Constraints In addition to the private sector, actions by 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 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 City's zoning ordinance Policy 4.2: Continue to allow factory produced housing according to the City's zoning ordinance Policy 4.3: Facilitate timely development processing for residential construction projects and expedite project review process Policy 4.4: Facilitate provision of infrastructure to accommodate residential development City of El Segundo Housing Plan Housing Element 6 -3 Promoting Eaual Housing Ouuortunities 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 governmental efforts to provide equal opportunity housing for existing and projected demands in El Segundo Policy 5.3: Monitor the lendingpractices oflocal lending institutions for compliance under the Community Reinvestment Act to evaluate lending activities andgoals toward meeting the community's credit needs City of El Segundo Housing Plan Housing Element 6 -4 B. EVALUATION OF ACCOMPLISHMENTS UNDER ADOPTED HOUSING ELEMENT State Housing Element law requires communities to assess the achievements under adopted housing programs as part of the five year update to their housing elements These results should be quantified where possible (e.g the number of units that were rehabilitated), but may be qualitative where necessary (e g mitigation of governmental constraints) These results then need to be compared with what was projected or planned in the earlier element Where significant shortfalls exist between what was planned and what was achieved, the reasons for such differences must be discussed The El Segundo 1992 Housing Element contains a series of housing programs with related quantified objectives for the following topic areas Fair Housing Opportunities, Groups with Special Needs, Preservation of Existing Housing Stock, New Housing Opportunities, and Resource Conservation The following section reviews the progress in implementation of these programs, and the continued appropriateness of identified programs The results of this analysis will provide the basis for developing the comprehensive housing program strategy presented in the final section of this Housing Element GOAL Hl: OPEN AND FAIR HOUSING OPPORTUNITIES All El Segundo housing opportunities (ownership and rental, fair - market and assisted) will be offered in conformance with open housing policies and free of discriminatory practices. Objective 111-1 (Fair Housing): Disseminate and provide information on fair housing laws and practices to the community Program Hl -lA. The City will make information on "Fair Housing Law and Practices" available to all tenants, property owners, and other persons involved in the sale and rental of housing throughout El Segundo on an ongoing basis Progress to Date: The City continues to make information available on an ongoing basis Program HI -1B. The City will implement a program of referrals to the appropriate agencies for complaints on fair housing issues. These complaints will be monitored by the referral agency (Planning Division) as to the status of the complaint and will direct any action, if required, to the appropriate local, state, or federal agencies for further actions. Progress to Date: The City has made information available as requests are received through a referral program that utilizes the services provided by the Westside Fair Housing Council This program is funded through the City's General Fund City of El Segundo Housing Plan Housing Element 6 -5 Program H1 -1C (Low Income Referrals): The City will assure that information on the availability of assisted, or below - market housing is made available to all lower income and special needs groups Progress to Date: The City continues to refer requests for information on availability to the Los Angeles County Community Development Commission or the Los Angeles Housing Authority The City refers low- income seniors to the Park Vista senior housing development located in El Segundo GOAL 112: GROUPS WITH SPECIAL NEEDS Provide sufficient new, affordable housing opportunities in the City to meet the needs of groups with special requirements, including the needs of current military lower and moderate income households. Objective 112 -1 (Military): Provide funding through a Joint Powers Authority to subsidize market rents for military personnel employed at the Air Force Base in El Segundo Program H2 -1A. The City shall provide a maximum of $50,000 per year for a mimmum of two (2) years to a Joint Powers Authority to subsidize military personnel rents until new military housing can be provided Progress to Date: This program is no longer active, and is not considered necessary given the expansion of military housing at Fort MacArthur Approximately 1,500 employees work at the U S Air Force base in the City of El Segundo Currently, there are 574 units provided at Fort MacArthur in San Pedro for all ranks of air force military personnel and their families These units include two, three and four bedroom units Another 71 units are currently under construction at Fort MacArthur In addition, there are 52 single occupancy units available in three dormitories There are also leased units available for enlisted personnel located throughout Los Angeles County All military personnel are required to check with the Housing Referral office at Fort MacArthur before searching for off -base housing Objective 112 -2 (Senior /Elderly): Provide regulations to facilitate additional senior housing Program H2 -2A. Establish Senior Citizens' housing regulations that conform to the provisions of Government Code Section 659134 and 65915 (density bonus) Establish standards for location, parking, safety, recreation facilities, medical care, and other aspects of senior - onentated housing Consider requiring all senior citizen projects to be approved under Conditional Use Permit Establish appropriate monitoring and reporting procedures to assure compliance with approved project conditions Progress to Date: The City's Zoning Ordinance has been revised to provide for senior housing in the Multi - family Residential (R -3) zone through a CUP process, and City of El Segundo Housing Plan Housing Element 6 -6 provides for use of a density bonus pursuant to State law However, the City has not established specific development standards tailored to senior housing To date there have been no applications for senior housing projects, therefore the City has not had the need to establish the applicable monitoring and reporting procedures The 97 -unit Park Vista senior housing development was built prior to the 1992 Housing Element Objective 112 -3 (Community Reinvestment Act): Monitor the lending practices of local lending institutions for compliance under the Community Reinvestment Act to evaluate lending activities and goals toward meeting the community's credit needs Program H- 2 -3.1A. The City will monitor and evaluate local lending institutions' compliance with the CRA Lending institutions which are deficient in meeting CRA lending responsibilities in areas such as multi - family construction and lending for affordable housing will be identified The City will explore means to encourage greater lending activities in El Segundo Progress to Date: The City itself has not monitored and evaluated compliance with the Community Reinvestment Act However, 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 Objective 1124 (Housing Element/Annual Report): Ensure that the Housing Element retains its viability and usefulness through annual amendments, review, and monitoring Program 1124A. To retain the Housing Element as a viable policy document, the Planning Division will undertake an annual review of the Housing Element and schedule an amendment, if required Staff will also develop a monitoring program and report to the City Council annually on the progress and effectiveness of the housing programs This monitoring program will be in conjunction with new State of California requirements regarding annual reports Progress to Date: The City is currently updating its Housing Element for the 2000- 2005 cycle State law requires that the City report annually to the City Council on the progress of its housing programs, and forward this report to the Department of Housing and Community Development (HCD) GOAL 113: PRESERVATION OF EXISTING HOUSING STOCK Preserve and protect the existing housing stock with special attention to housing located in the City's older neighborhoods. Objective 113 -1 (Neighborhood Improvement): Assist in the creation of a Neighborhood Improvement Program to provide local resident input and participation into neighborhood preservation and improvement programs City of El Segundo Housing Plan Housing Element 6 -7 Program H3 -1A. Assist residents, especially in older neighborhoods, in the creation of a Neighborhood Improvement Program under which the City staff would 1) promote organizations directed at fostering neighborhood pride and improvement, and 2) provide information on funding resources Activities might include housing rehabilitation and repair, infrastructure maintenance and repair, weed abatement, abatement of code violations, neighborhood pride and awareness activities, charitable activities, and information outreach, among others Progress to Date: Although El Segundo has not established a formal Neighborhood Improvement Program, CDBG funds are utilized to support the City's Minor Home Repair program In addition, inspectors from the City's Building Safety Division conduct a quarterly windshield survey to identify structures that are in disrepair or have other code violations The Minor Home Repair and Code Compliance Inspection programs help identify structures in need of maintenance and repair as well as homeowners who may be eligible for assistance Department staff for the Code Compliance program provide referrals to the Minor Home Repair program Additionally, the Fire Department conducts an annual weed abatement program Objective H3 -2 (Noise Mitigation): To improve the quality of living within the City of El Segundo by promoting sound attenuation improvements to the existing housing stock Program H3 -2A. The City shall purchase and renovate an existing home, utilizing all modern sound attenuation devices This home will serve as a model to citizens to illustrate the appearance and effectiveness of the sound attenuation devices This program is primarily funded by the Federal Aviation Administration - FAA Part 150 Grant, Los Angeles Board of Airports Progress to Date: The City purchased and renovated a home which has served as a model for the sound attenuation process Program H3 -2B. The City shall request funding from the FAA to renovate 707 existing homes with modern sound attenuation devices to reduce interior dBA ranges to acceptable levels Progress to Date: Through grants provided by the FAA's Residential Sound Insulation program, the City has renovated 122 homes to date with sound attenuation devices The FAA supports 80 percent of the cost to insulate the residence, with the remaining 20 percent provided by the homeowner For income - eligible homeowners, CDBG funds can be provided through the Residential Sound Insulation Program to pay the owner's 20 percent share of the cost Objective H3 -3 (Condominium Conversion): Develop and implement a program to enforce the Condominium Conversion Ordinance and create a program to monitor conversions to condominium of those rental apartments which house primarily low and moderate income households and limit those conversions that reduce the supply of affordable housing for those income ranges City of El Segundo Housing Plan Housing Element 6 -8 Program 113 -11A. Develop a program to limit condominium conversion when such conversions would reduce the number of low or moderate housing units available throughout the City Progress to Date: The City has received only two requests for conversion of apartment buildings to condominiums since adoption of the 1992 Housing Element These projects were reviewed on a case by case basis, and were both approved for conversion based partially on a determination they did not reduce the availability of low or moderate housing units Objective 113 -4 (Rental Stock Monitoring): Maintain a database of information on vacancy rates, rental rates, and physical condition of the City's existing rental housing stock, and utilize this database to evaluate programs affecting rental stock Program 1134A. The City shall develop and implement a program in which it will periodically collect information on the factors affecting supply and demand of existing rental stock within the City This information will be used in analysis of rental housing to be contained in the annual Housing Element Report Progress to Date: The City maintains a current inventory of the physical conditions of existing rental stock through its Code Compliance Inspection program As confirmed through the Needs Assessment of this Housing Element, the rental rates in El Segundo are reasonable compared to other nearby coastal communities, and the City has a stable rental market Therefore, it is not necessary to include a program for analysis of the rental market in the current Housing Element Objective 113 -5 (Rehabilitation): Identify and rehabilitate substandard and deteriorating housing Program 113 -5A. The Building Safety Division will develop and implement a program to monitor and report to the Planning Division information on housing stock that is substandard and/or deteriorating Identified structures will be reported to the Planning Division for assistance under the City's rehabilitation and assistance programs Progress to Date: As described previously, the City has a quarterly Code Compliance Inspection Program which identifies structures that may be in violation of code due to lack of property maintenance, including poor landscape maintenance, buildings in disrepair, peeling paint and abandoned buildings These cases are referred to the Code Compliance program and the Minor Home Repair program (as appropriate), under which the property owner may be eligible for a zero interest deferred loan payable when the property changes ownership This program is supported by CDBG funds Objective 113 -6 (Rehabilitation Incentives): Provide incentives for the rehabilitation and preservation of detenorating rental units which house lower income residents City of El Segundo Housing Plan Housing Element 6 -9 Program 113 -6A. The City will develop and implement a program to provide processing incentives for the owners of lower income rental stock in need of rehabilitation and preservation These incentives will include, but not be limited to, the waiving or reduction of planning and building fees and priority processing Progress to Date The City's programs and limited funding have been focused on the maintenance and rehabilitation of owner occupied residences In the future the existing programs described below may be modified to accommodate rental units Objective 113 -7 (Rehabilitation - Homeowners): Provide rehabilitation assistance, loan subsidies, and loan rebates for lower income households, persons of special needs, and senior homeowners, to preserve and rehabilitate deteriorating homes Program H3 -7.1A. The City will develop and implement a homeowner rehabilitation program targeted to lower income, special needs (handicapped, low income large - family, etc ), and senior households that will consist of financial and processing incentives, such as low interest and deferred repayment loans, loan rebates, and priority processing Progress to Date The City provides deferred zero interest loans due at change of ownership up to $7,500 for low income property owners in order to make repairs In addition, grants of up to $1,500 are available to make handicapped related unprovements Grants of up to $8,000 are provided for sound insulation The CDBG Minor Home Repair and Residential Sound Insulation Programs provide the funding for these programs. Approximately 30 loans have been financed to date GOAL 114: NEW HOUSING OPPORTUNITIES To provide opportunities for new housing construction in a variety of locations and a variety of densities. Objective 114 -1: Permit vacant and underdeveloped property designated as residential to develop with a diversity of types, price, and tenure Program H4 -1.1: New housing development in existing and potential residential zones will be achieved through private sector efforts New development will be achieved through the auspices of State Planning Law and the City's General Plan and Municipal Code Although there is no special program for this overall objective, it is recognized that achievement of tlus objective will be heavily influenced by private sector marketing strategies, local, state, and national economic trends, availability of regional infrastructure and services, and other factors beyond the control of the City of E1 Segundo City of El Segundo Housing Plan Housing Element 6 -10 Progress to Date: The City's Regional Housing Growth needs (RHNA) from the prior planning period were for 1,112 units, including 156 very-low income, 171 low income, 224 moderate income, and 561 upper income units Like other cities in Southern California, El Segundo was hit hard by the recession in the early 1990's and has only recently recovered During the 1989 -1999 period, a total of 149 units have been developed or are under construction in El Segundo These include 71 single family homes, 56 condomimum units and 22 apartment units Over half of this development occurred in 1989, with the last condominium or apartment unit developed in 1990 However, three condominium developments (a 10, 3, and 26 -unit project) have been recently approved for construction, reflecting the upswing in the economy Objective 114 -2: To allow new opportunities to be developed within the Smoky Hollow Mixed -Use designation as indicated by the 1992 Land Use Element Progress to Date: A 28 -unit project was approved in 1993 for construction in the Smoky Hollow Specific Plan While this project was never constructed, the application is still currently active A second 28 -unit project (Holly Park Townhomes) was also approved in 1993 but the application has expired A new proposal for a 26- unit condominium project was approved for the site in August of 2000 Objective 114 -3: Continue to permit a second dwelling on selected single- family lots when such lots abut higher intensity land use designations Progress to Date: The City has adopted provisions within its Zoning Ordinance to accommodate second units where single family lots abut higher intensity uses such as multi - family, and commercial uses The ordinance provides for a second dwelling unit on a single- family zoned lot that has a side lot line that immediately abuts a lot zoned for the following R -3, Multi- Family Residential, C -RS, Downtown Commercial, C -2, Neighborhood Commercial, C -3, General Commercial, C -O, Corporate- Office, MU -N, Urban Mixed -Use North; MU -S, Urban Mixed -Use South GOAL 115: RESOURCE CONSERVATION Create new and redeveloped housing which conserves natural resources, in particular, energy, and water. Objective 115 -1 (Energy Conservation): Promote energy conservation in new housing development City of El Segundo Housing Plan Housing Element 6 -11 Program 1154A. The City will continue to implement energy conservation measures in new housing development through State Building Code, Title 24 Regulations, and solar orientation of major subdivisions through Title 19 and 20 of the Municipal Code Progress to Date: The City complies with all regulations as set forth by State law, and all new development will be in accordance with these energy conservation measures. Objective 115 -2 (Water Conservation): Promote resource conservation including water conservation in new housing development Program H5 -2A New housing construction developed under a water emergency may be required to develop strict conservation guidelines, including, but not limited to, mandatory installation of low -flush and low -flow bathroom and kitchen fixtures, drought - tolerant landscaping or modification of landscaping requirements until the water emergency is lifted, and requiring the use of reclaimed water in all construction grading prod ects Any such actions shall be in accord with policies adopted by the City in response to declared emergencies Progress to Date: The City has not been subject to a water emergency since the last housing element was prepared In the event that a water emergency is declared, the City would follow the water conservation guidelines specified This would include adhering to the City's water conserving landscape ordinance and guidelines C. HOUSING PROGRAMS The goals and policies contained in the Housing Element address El Segundo's identified housing needs and are implemented through a series of housing programs Housing programs define the specific actions the City will take to achieve specific goals and policies The City of El Segundo's overall housing program strategy for addressing its housing needs has been defined according to the following issue areas • Conserving and improving the condition of the existing stock of affordable housing, • Assisting in the development of affordable housing, • Providing adequate sites to achieve a diversity of housing, • Removing governmental constraints, as necessary, and • Promoting equal housing opportunity City of El Segundo Housing Plan Housing Element 6 -12 El Segundo's housing plan for addressing unmet needs, removing constraints, and achieving quantitative objectives is described in this section according to the above five areas The housing programs introduced on the following pages include programs that are currently in operation and new programs which have been added to address the City's unmet housing needs Conserving and Improving Existing Affordable Housin Preserving the existing housing stock in El Segundo is a top priority for the City and maintaining the City's older neighborhoods is vital to conserving the overall quality of housing in the community Approximately 68 percent of El Segundo's housing stock is more than 30 -years old, indicating that there is a strong future need for rehabilitation 1. Home Rehabilitation Loan Programs The goal of these programs are to offer residents an opportunity to live in a safe and sanitary environment, by offering rehabilitation assistance to lower income single family households These programs include a grant program for handicapped improvements, and zero interest loans for single- and multi- family rehabilitation la. Minor Home Repair Program (MHR) Tlus program represents the mayor effort by El Segundo to maintain and improve the City's housing stock The Program is supported by CDBG funds that provide for minor maintenance and repairs on income qualified owner occupied units The City provides zero interest deferred loans, due upon sale or transfer of ownership, up to a maximum of $7,500 for low- income property owners hi addition, grants of up $1,500 are available to make handicapped related improvements Approximately 30 homes have received funding through this program to date lb. Residential Sound Insulation Program (RSI) The FAA (Federal Aeronautics Administration) provides rehabilitation grants for up to 80 percent of the cost required insulate owner occupied single - family and condominium ownership homes The purpose of this program is to renovate the home with modern sound attenuation devices to reduce interior decibel ranges to acceptable levels The remaining 20 percent of the cost must be provided by the homeowner, but may be provided through the City's CDBG funds for low income homeowners The City provides direct grants up to a maximum of $8,000 for owner occupied single - family residences and $6,000 for condominiums, for low - income property owners not to exceed the property owners 20 percent obligation Approximately 700 homes in El Segundo have been identified for Insulation under this program, with over 120 homes completed to date lc. Countywide HOME Rental Rehabilitation Loan Program As a participating city In the Urban County program, El Segundo Is eligible to participate In the County's Rental Rehabilitation Loan Program This program provides financial City of El Segundo Housing Plan Housing Element 6 -13 assistance to rental property owners for the rehabilitation of multi - family units that are made available to tenants at or below 80 percent MFI It allows the rental owners to rehabilitate affordable rental housing for low- income families byprovidmg financial support through the utilization of public /private funding sources to maintain existing rental properties 2. Code Compliance Inspection Program The Building Safety Division of El Segundo conducts quarterly code compliance inspections to monitor housing conditions throughout the City. This allows for early detection and prevention of deterioration in neighborhoods and helps to eliminate deteriorated property conditions in residential areas Residents cited for code violations are informed of rehabilitation assistance available through the City and County. Assist in Production of Affordable Housing The Housing Element proposes several first -time homebuyer programs aimed at moving renters into homeownership and promoting neighborhood stability In addition, new construction is a major source of housing for prospective homeowners and renters However, the cost of new construction is substantially greater than other program categories Incentive programs, such as density bonus, offer a cost effective means of supporting affordable housing development The City can take advantage of several programs offered through the County that provide funding support for the development of affordable housing 3. First -Time Homebuyer Programs] While single - family housing comprises the dominant housing type in El Segundo, the City has become a predominant renter community Homeownership prices are well above levels affordable to low and most moderate income households. The goal of these programs is to increase homeownership in the community by providing mortgage and downpayment assistance to the City's low and moderate income renters 3a. Countywide Affordable Homeownership Program (HOP) The County offers a first -time homebuyer program for low- income households (at or below 80% MFI), including qualified El Segundo residents. The program provides loans secured by a second deed of trust which homebuyers may use to pay their downpayment and closing costs Where appropriate, this program can be used in conjunction with new construction of ownership housing, as well as the Mortgage Credit Certificate (MCC) Program 3b. Lease -to -Own Program- (New program) This program promotes affordable home ownership opportunities for low and moderate income households earning up to 140 percent of the MFI This program is currently utilized City of El Segundo Housing Plan Housing Element 6 -14 in more than 20 cities in the state and is financed through tax exempt bond issues and private long -term mortgage financing To initiate this program, a joint powers authority from participating governments needs to be created to issue tax exempt bonds to buy homes for lease - purchase The bonds are fully insured by the private sector Eligible housing stock may be new or existing single - family homes or condominiums, and must be owner - occupied Under this lease /purchase program, the lease /purchasers must contribute the first month's rent plus an initial fee equal to 1% of a home's purchase price The joint powers authority will put 3% down on each home The lease /purchasers will then make monthly payments roughly equivalent to mortgage payments After three years of leasing the property, the lease /purchasers can purchase the homes by assuming the mortgages The joint powers authority will also pay closing costs which will be discounted by the lenders and escrow companies participating in the program The following are a few of the cities that participate in JPA's Artesia Bell Gardens Chino Hills Compton Cudahy Hawaiian Gardens Huntington Park Maywood Pasadena Rancho Cucamonga Santa Clanta Upland A second JPA is currently being formed in San Diego County The City of El Segundo could consider participating in a JPA for the lease /purchase program to promote homeownership in the community 3c. Mortgage Credit Certificate (MCC) — [New program] As a means of further leveraging homeownership assistance, the City participates with the County in implementation of a Mortgage Credit Certificate Program. An MCC is a certificate awarded by the CDC authorizing the holder to take a federal income tax credit A qualified applicant who is awarded an MCC may take an annual credit against federal income taxes of up to twenty percent of the annual interest paid on the applicant's mortgage This allows more available income to qualify for a mortgage loan and to make the monthly mortgage payments The value of the MCC must be taken into consideration by the mortgage lender in underwriting the loan and may be used to adjust the borrower's federal income tax withholding 3d. Location Efficient Mortgage (LEM) —[New program] The LEM Program is a new demonstration program implemented by a partnership that includes the Southern California Association of Governments The program rewards homebuyers for purchasing homes within neighborhoods that reduce the need for a car, by allowing them to qualify for up to $50,000 more when applying for a home loan These "location efficient" neighborhoods are those in urban communities that are well served by public transit and where destinations are located close together so that residents can walk or bike instead of driving The homebuyers' savings in reduced annual vehicle expenses are City of El Segundo Housing Plan Housing Element 6 -15 then counted as available income when lenders calculate the loan amount that a borrower can qualify for Local lenders have been trained on how to originate the loan. The residential area west of Sheldon Street is identified as an area where homeowners could apply for an LEM City staff would promote the program through the City's newsletter, flyers, and website 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 ordinance dictate where housing may be located, thereby affecting the supply of land available for housing The Housing Element is required to demonstrate the provision of adequate sites under General Plan and zoning to address the City's share of regional housing needs (RHNA), identified as 78 units for El Segundo, including 14 very low income, l l low income, 16 moderate income, and 37 upper income units 4. Land Use Element The residential sites analysis completed for the Housing Element indicates the City can accommodate just over 400 additional dwelling units under existing General Plan and Zoning designations Close to half of these units are located within the Smoky Hollow Specific Plan Medium Density Residential Overlay District (122 units) and on the Imperial School site (65 units), which would require removal of existing uses prior to development Only 4 1 acres of vacant residential land remain in the City. Residential uses are also permitted as accessory uses in several of the commercial and industrial zones The Downtown Commercial (C -RS), Neighborhood Commercial (C -2), Small Business (SB), and Medium Manufacturing (MM) Zones all allow one residential unit per lot The SB and MM Zones are limited to one "caretaker" unit per lot with a maximum size of 500 square feet per unit These zones have the potential to provide new residential units, which could provide affordable housing opportunities due to their limited size and restriction as for use by a caretaker on the property Additionally, the City's Zoning Code allows the opportunity for joint use, off -site, uncovered and tandem parking which allows more flexibility for new development of residential units, particularly on sites that also have commercial or industrial uses 5. Facilitate Development on Underutilized Sites (New program) Due to the scarcity of vacant land remaining in El Segundo, the City can play an important role in providing information to prospective developers on sites suitable for residential development The City will facilitate development on underutilized properties by providing potential housing developers with a list of underutilized Multi - Family Residential (R -3) and Medium Density Residential (MDR) properties In addition, the city intends to advise homebuyers and developers that they may pursue different funding sources for affordable housing development, such as those described above City of El Segundo Housing Plan Housing Element 6 -16 In order to bring the sites and funding together as a package before the development community, the City proposes to conduct a Developer's Workshop to discuss residential development opportunities and available funding sources for housing. Removing Governmental and Other Constraints Like all jurisdictions in California, El Segundo has governmental regulations that affect housing development These include the charging of permit processing and development fees, adoption of the Uniform Building Code, and the establishing of processing times for tentative tract maps, and conditional use permits or variances Under present State law, the El Segundo Housing Element must address, and where legally possible, remove governmental constraints affecting the maintenance, improvement, and development of housing The following programs are designed to lessen governmental constraints on housing development 6. Density Bonus/Development Incentives Ordinance (New program) Pursuant to State density bonus law, if a developer allocates at least 20 percent of the units in a housing project to lower income households, 10 percent for very low income households, or at least 50 percent for "qualifying residents" (e g. seniors), the City must either a) grant a density bonus of 25 percent, along with one additional regulatory concession to ensure that the housing Development will be produced at reduced cost, or b) provide other incentives of equivalent financial value based upon the land cost per dwelling unit The developer shall agree to and the City shall ensure continued affordability of all lower income density bonus units for a minimum 30 -year period The City will adopt a density bonus ordinance by the year 2000 to comply with State law and to specify regulatory concessions to be offered The Ordinance will provide density incentives for multi- family projects in the R -3 Zone. A range of potential regulatory concessions will be set forth in the ordinance, such as flexibility in height limits, reduced parking, reducedsetbacks, and/or reduced open space requirements The Ordinance will be promoted through development of a brochure for distribution to the local Board of Realtors and local developers, and through the City's newsletter and website The City may also wish to consider conducting a "Developer's Workshop" to present information on available residential sites, funding sources, and regulatory incentives under the Development Incentives Ordinance 7. Expedite Project Review A community's evaluation and review process for housing projects contributes to the cost of housing because holding costs incurred by developers are ultimately reflected in the unit's selling pnce Periodic surveys conducted by the City indicate that local processing times are quite comparable to those experienced in neighboring communities In addition, the City has fully implemented the provisions of AB884 , as well as one -stop permit coordination i AB884 took effect on January 1, 1978 and mints processing time to most eases to I yew, and requires agencies to specify the information needed to complete an acceptable application Cary of El Segundo Housing Plan Housing Element 6 -17 Promotine Eaual Housing Ouaortunities In order to make adequate provision for the housing needs of all economic segments of the community, the housing program must include actions that promote housing opportunities for all persons regardless of race, religion, sex, family size, marital status, ancestry, national origin, color, age, or physical disability. More generally, this program component entails ways to further fair housing practices S. Fair Housing Program Fair Housing is a citywide program that provides assistance to El Segundo residents to settle disputes related to violations of local, State, and Federal housing laws. Also, Fair Housing provides an educational program concerning housing issues for tenants and landlords El Segundo contracts with the Westside Fair Housing Council , for fair housing outreach and educational information and landlord/tenant dispute resolution. The City will advertise the program and continue to promote fair housing practices, provide educational information on fair housing at the public counter Complaints will be referred to the appropriate agencies Additionally, the City contracts with the Dispute Resolution Services (DRS) which provide no and low cost dispute resolution for a variety of issues including housing disputes City of El Segundo Housing Plan Housing Element 6 -18 CITY OF EL SEGUNDO AFFIDAVIT OF POSTING: STATE OF CALIFORNIA } COUNTY OF LOS ANGELES } ss CITY OF EL SEGUNDO } AFFIDAVIT OF POSTING: (Insert title of document below) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF EL SEGUNDO, CALIFORNIA APPROVING ENVIRONMENTAL ASSESSMENT NO. 451 -98 AND ADOPTING GENERAL PLAN AMENDMENT NO. 98 -03, THE 2000 -2005 HOUSING ELEMENT FOR THE CITY OF EL SEGUNDO'S GENERAL PLAN. I, Cindy Mortesen , declare as follows That I am the City Clark acting as a Secretary to the El Segundo City Council, that a copy of the document listed above for the meeting of August 7, 9001 was posted at the following conspicuous place City Hall front Window on August 15, 9001 , at 1 30 pm I declare under the penalty of perjury that the foregoing is true and correct Executed on August 15 9n01 ( %west date d a a#/d aW &q a) a re h��i