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2009 SEPT 01 - CC PACKET - PART IAGENDA EL SEGUNDO CITY COUNCIL COUNCIL CHAMBERS - 350 Main Street The City Council, with certain statutory exceptions, can only take action upon properly posted and listed agenda items. Any writings or documents given to a majority of the City Council regarding any matter on this agenda that the City received after issuing the agenda packet, are available for public inspection in the City Clerk's office during normal business hours. Such Documents may also be posted on the City's website at www.elsegundo.org and additional copies will be available at the City Council meeting. Unless otherwise noted in the Agenda, the Public can only comment on City - related business that is within the jurisdiction of the City Council and /or items listed on the Agenda during the Public Communications portions of the Meeting. Additionally, the Public can comment on any Public Hearing item on the Agenda during the Public Hearing portion of such item. The time limit for comments is five (5) minutes per person. Before speaking to the City Council, please come to the podium and state: Your name and residence and the organization you represent, if desired. Please respect the time limits. Members of the Public may place items on the Agenda by submitting a Written Request to the City Clerk or City Manager's Office at least six days prior to the City Council Meeting (by 2:00 p.m. the prior Tuesday). The request must include a brief general description of the business to be transacted or discussed at the meeting. Playing of video tapes or use of visual aids may be permitted during meetings if they are submitted to the City Clerk two (2) working days prior to the meeting and they do not exceed five (5) minutes in length. In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact City Clerk, 524 -2305. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting. REGULAR MEETING OF THE EL SEGUNDO CITY COUNCIL TUESDAY, SEPTEMBER 1, 2009 — 6:00 P.M. Next Resolution # 4611 Next Ordinance # 1432 6:00 P.M. SESSION CALL TO ORDER ROLL CALL PUBLIC COMMUNICATION — (Related to City Business Only — 5 minute limit per person, 30 minute limit total) Individuals who have received value of $50 or more to communicate to the City Council on behalf of another, and employees speaking on behalf of their employer, must so identify themselves prior to addressing the City Council. Failure to do so shall be a misdemeanor and punishable by a fine of $250. SPECIAL ORDER OF BUSINESS: CLOSED SESSION: The City Council may move into a closed session pursuant to applicable law, including the Brown Act (Government Code Section §54960, et sue.) for the purposes of conferring with the City's Real Property Negotiator; and /or conferring with the City Attorney on potential and /or existing litigation; and /or discussing matters covered under Government Code Section §54957 (Personnel); and /or conferring with the City's Labor Negotiators; as follows: CONFERENCE WITH LEGAL COUNSEL — EXISTING LITIGATION (Gov't Code §54956.9(a) -0- matter CONFERENCE WITH LEGAL COUNSEL — ANTICIPATED LITIGATION Significant exposure to litigation pursuant to Government Code §54956.9(b): -0- potential case (no further public statement is required at this time); Initiation of litigation pursuant to Government Code §54956.9(c): -0- matter. DISCUSSION OF PERSONNEL MATTERS (Gov't Code §54957): - 0- matters CONFERENCE WITH CITY'S LABOR NEGOTIATOR (Gov't Code §54957.6): -0 matters CONFERENCE WITH REAL PROPERTY NEGOTIATOR (Gov't Code §54956.8): - 1- matter Property: 2161 El Segundo Blvd., El Segundo Agency Negotiator: Jack Wayt (City Manager), Bill Crowe, (Assistant City Manager) Negotiating Party: PFK Enterprises, Inc. Under Negotiation: Proposal to lease or purchase City -owned property SPECIAL MATTERS: - 0- matter 2 00 2 AGENDA EL SEGUNDO CITY COUNCIL COUNCIL CHAMBERS - 350 Main Street The City Council, with certain statutory exceptions, can only take action upon properly posted and listed agenda items. Any writings or documents given to a majority of the City Council regarding any matter on this agenda that the City received after issuing the agenda packet, are available for public inspection in the City Clerk's office during normal business hours. Such Documents may also be posted on the City's website at www.elsegundo.org and additional copies will be available at the City Council meeting. Unless otherwise noted in the Agenda, the Public can only comment on City - related business that is within the jurisdiction of the City Council and /or items listed on the Agenda during the Public Communications portions of the Meeting. Additionally, the Public can comment on any Public Hearing item on the Agenda during the Public Hearing portion of such item. The time limit for comments is five (5) minutes per person. Before speaking to the City Council, please come to the podium and state: Your name and residence and the organization you represent, if desired. Please respect the time limits. Members of the Public may place items on the Agenda by submitting a Written Request to the City Clerk or City Manager's Office at least six days prior to the City Council Meeting (by 2:00 p.m. the prior Tuesday). The request must include a brief general description of the business to be transacted or discussed at the meeting. Playing of video tapes or use of visual aids may be permitted during meetings if they are submitted to the City Clerk two (2) working days prior to the meeting and they do not exceed five (5) minutes in length. In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact City Clerk, 524 -2305. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting. REGULAR MEETING OF THE EL SEGUNDO CITY COUNCIL TUESDAY, SEPTEMBER 1, 2009 - 7:00 P.M. 7:00 P.M. SESSION CALL TO ORDER Next Resolution # 4611 Next Ordinance # 1432 INVOCATION — Pastor John Svendsen, First Baptist Church PLEDGE OF ALLEGIANCE — Mayor Pro Tern Eric Busch 003 3 PRESENTATIONS ROLL CALL PUBLIC COMMUNICATIONS — (Related to City Business Only — 5 minute limit per person, 30 minute limit total) Individuals who have received value of $50 or more to communicate to the City Council on behalf of another, and employees speaking on behalf of their employer, must so identify themselves prior to addressing the City Council. Failure to do so shall be a misdemeanor and punishable by a fine of $250. While all comments are welcome, the Brown Act does not allow Council to take action on any item not on the agenda. The Council will respond to comments after Public Communications is closed. A. PROCEDURAL MOTIONS Consideration of a motion to read all ordinances and resolutions on the Agenda by title only. Recommendation — Approval. B. SPECIAL ORDERS OF BUSINESS (PUBLIC HEARING) 1. Consideration and possible action (Public Hearing) regarding the FY 2009- 2010 Preliminary Budget and Five -Year Capital Improvement Plan including discussion and possible direction regarding all City revenues and expenditures. (Fiscal Impact: None) Recommendation — (1) Open Public Hearing; (2) Staff presentation of the 2009- 2010 Preliminary Budget and Council direction to staff regarding all City revenues and expenditures (includes potential discussion and direction relating to all City Department revenues and expenditures); (3) Continue the Public Hearing to September 15, 2009; (4) Schedule the budget adoption for the September 15, 2009 meeting; (5) Alternatively discuss and take other action related to this item. 2. Consideration and possible action to open a public hearing and receive testimony regarding: 1) an Environmental Assessment for a proposed Negative Declaration; and 2) a General Plan Amendment for the City's Housing Element Update for the 8 1/2 year, planning period extending from January 2006 to June 2014. Applicant: City of El Segundo (Fiscal Impact: None) Recommendation — (1) Open the public hearing; (2) Discussion; (3) Adopt Resolution approving Environmental Assessment No. 722 and General Plan Amendment No. 07 -01; (4) Alternatively, discuss and take other possible action related to this item. 4 GO 3. Open a public hearing and receive testimony to consider and possibly act, regarding: 1) an Environmental Assessment of Environmental Impacts for a proposed Mitigated Negative Declaration and Addendum; 2) a General Plan Amendment to change the Land Use Designation from General Commercial to Corporate Office; 3) a Zone Change from the General Commercial (C -3) Zone to the Corporate Office (CO) Zone; and 4) an off -site parking covenant for 283 parking spaces, to allow the conversion of warehouse and storage uses into office uses and a building addition of 40,791 square feet of office uses for a maximum of 205,284 square feet of development on the site located at 900, 950, 960 Sepulveda Boulevard and 901 and 915 Selby Street. Applicant: The Boeing Company (Fiscal Impact: None) Recommendation — (1) Open the public hearing; (2) Discussion; (3) Adopt Resolution approving Environmental Assessment No. 819 and General Plan Amendment No. 08 -02 and Off -Site Parking Covenant (Misc. 09 -02); (4) Introduce, and waive first reading, of Ordinance for Zone Change No. 08 -01; (5) Schedule second reading and adoption of Ordinance on September 15, 2009; (6) Alternatively, discuss and take other possible action related to this item. C. UNFINISHED BUSINESS 4. Consideration and possible action regarding the Adoption of Ordinance No.1431 to approve an Amendment to the Contract between the Board of Administration of the California Public Employees' Retirement System (CaIPERS) and the El Segundo City Council providing Section 20903 (Two Years Additional Service Credit) for the City's Local Miscellaneous (Non - Safety) Members, with the exception of Department Directors, Assistant City Manager and City Manager. (Fiscal Impact: 1) Estimated increase in the City's PERS miscellaneous employer rate of 0.327% and an estimated annual cost increase in FY 2011 -2012 of $50,235; 2) Salary savings based on the number of employees retiring during the Designated Retirement Period, less the $5,000 payment for entering into a Date - Certain Retirement Separation Agreement.) Recommendation — (1) Waive Second Reading and adopt Ordinance No. 1431; (2) Alternatively, discuss and take other action related to this item. 5. Consideration and possible action regarding an application for a special permit (Applicant - Chekesha Palmer, a sole proprietor) to sell ice cream and miscellaneous packaged snacks from a vehicle. (Fiscal Impact: $0) Recommendation — (1) Determine whether to approve, deny or further condition the special permit; issue a business license; and potentially amend the El Segundo Municipal Code regulating vending from vehicles; (2) Alternatively, take such additional, related, action that may be desirable. 5 005 6. Consideration and possible action to review the water rate study, direct staff to commence the Proposition 218 protest procedures regarding potential increases to the City's water rates for FY 2009 -2010 through FY 2014 -2015 and set a public hearing to consider an ordinance increasing water rates and fees. (Fiscal Impact: $20,000 for ballot mailing, Potential Fiscal Impact = Approximately $3,640,000 loss in water revenue in FY 2009- 2010) Recommendation — (1) Present water rate study and proposed potable water rate increases; (2) Direct staff to implement the Proposition 218 protest ballot procedures for proposed potable water rate increases; (3) Adopt resolution establishing procedures for mailing, handling and counting Proposition 218 protest ballots; (4) Set Public Hearing on November 4, 2009 for Council consideration of the proposed water rate increases; (5) Alternatively, discuss and take other action related to this item. 7. Consideration and possible action to introduce and waive first reading of an ordinance adding a new Chapter 10 -5 to the El Segundo Municipal Code ( "ESMC ") regulating water conservation methods and amending ESMC §§ 1 -2A -1, 1 -2A -2, and 1 -2A -3 to enforce Chapter 10 -5 with administrative citations. (Fiscal Impact: None) Recommendation — (1) Introduce and waive first reading of an ordinance adding Chapter 10 -5 to the ESMC and amending ESMC § 1 -2A -1, 1 -2A -2, and 1 -2A -3; (2) Schedule second reading and adoption for September 15, 2009; (3) Alternatively, discuss and take other action related to this item. D. REPORTS OF COMMITTEES, COMMISSIONS AND BOARDS E. CONSENT AGENDA All items listed are to be adopted by one motion without discussion and passed unanimously. If a call for discussion of an item is made, the item(s) will be considered individually under the next heading of business. 8. Warrant Numbers 2573245 to 2573483 on Register No. 22 in the total amount of $1,176,002.19 and Wire Transfers from 08/07/09 through 8/20/09 in the total amount of $2,358,545.02. Recommendation — Approve Warrant Demand Register and authorize staff to release. Ratify: Payroll and Employee Benefit checks; checks released early due to contracts or agreement; emergency disbursements and /or adjustments; and wire transfers. 6 006 9. Regular City Council Meeting Minutes of August 18, 2009. Recommendation — Approval. 10. Consideration and possible action to award a three year contract to Johnson Controls for a Heating, Ventilation and Air Conditioning (HVAC) 100% coverage maintenance contract for City buildings and additional repair services as required. RFP No. 09 -13. (Fiscal Impact: Year 1 = $118,140; Year 2 = $60,400; Year 3 = $62,212). Recommendation — (1) Award a three year contract to the lowest responsible bidder, Johnson Controls, in the amount of $240,752; (2) Authorize the City Manager to execute a Maintenance Agreement in a form as approved by the City Attorney and to extend the contract for up to three additional years upon mutual consent of the contractor and City; (3) Alternatively discuss and take other action related to this item. 11. Consideration and possible action regarding the Award of the Lease of 1051 acre feet of ground water rights to the City of Manhattan Beach. (Fiscal Impact: $105,100 Revenue to the Water Fund) Recommendation — (1) Authorize the Mayor to execute a lease with the City of Manhattan Beach in a form approved by the City Attorney; (2) Alternatively, discuss and take other action related to this item. 12. Consideration and possible action regarding acceptance of the project for the installation of new carpets at the El Segundo Police Department (348 Main Street). Project No.: PW 09 -02 (Fiscal Impact: $76,124.91) Recommendation — (1) Accept the work as complete; (2) Authorize the City Clerk to file a Notice of Completion in the County Recorder's Office; (3) Alternatively, discuss and take other action related to this item. 13. Consideration and possible action to award a standard Public Works Contract to Pavement Coatings Company for the slurry sealing of the streets in the area bounded by Sheldon Street, Mariposa and Imperial Avenues and Sepulveda Boulevard.: Project No.: PW 09 -10 (Fiscal Impact: $199,987.00) Recommendation — (1) Authorize the City Manager to execute a Standard Public Works Contract in a form as approved by the City Attorney with Pavement Coatings Company, in the amount of $199,987.00; (2) Alternatively, discuss and take other action related to this item. 7 007 14. Consideration and possible action to award a standard Public Works Contract to CJ Concrete Construction, Inc., for the 2008 -2009 annual contract for curb, gutter, handicap ramps, sidewalk and other minor improvements at various locations citywide. Approved Capital Improvement Program. Project No.: PW 09 -08, CDBG Project No. 601209 -09 (Fiscal Impact: $158,863.00) Recommendation — (1) Authorize the City Manager to execute a Standard Public Works Contract in a form as approved by the City Attorney with CJ Concrete Construction, Inc., in the amount of $158,863.00; (2) Alternatively, discuss and take other action related to this item. 15. Consideration and possible action regarding award of contract to Professional Building Contractors, Inc. for construction related to Group 38 (26 homes) of the City's Residential Sound Insulation Program. (RSI 09 -16) (Fiscal impact: $839,531) Recommendation — (1) Award a contract to Professional Building Contractors, Inc. (PBC) for construction related to Group 38 of the Residential Sound Insulation Program; (2) Authorize the City Manager to execute a contract in a form approved by the City Attorney; (3) Alternatively discuss and take other action related to this item. 16. Consideration and possible action to waive City fees and costs in accordance with ESMC § 8 -8 -7 D 1, for the 33rd Annual Richmond Street Fair; use of the City's ligature artwork for event - related promotional merchandise; authorize the City Manager to execute a License Agreement with the El Segundo Kiwanis in a form approved by the City Attorney; operation of a "Beer Garden;" and support of a CalTrans permit application for installation of an event banner across Sepulveda Blvd. (Fiscal Impact: $3,118) Recommendation — (1) Waive City fees and costs per ESMC § 8 -8 -7 D 1, and as authorized in the adopted budget; (2) Approve request for permission to use City's ligature artwork on Richmond Street Fair event - related promotional items; (3) Authorize the City Manager to execute a License Agreement with the El Segundo Kiwanis in a form approved by the City Attorney; (4) Authorize operation of a "Beer Garden" in the food court section of the Fair subject to compliance with all Alcohol Beverage Commission regulations and permits; (5) Support the Kiwanis permit application to CalTrans for permission to install an event banner across Sepulveda Blvd., at no cost to City; (6) Alternatively, discuss and take other action related to this item. 8 ()()8 17. Consideration and possible action regarding adoption of a resolution authorizing the annual destruction of identified records in accordance with the provisions of Section 34090 of the Government Code of the State of California. (Fiscal Impact: Not to exceed $1,000) Recommendation — (1) Adopt Resolution authorizing the destruction of certain records; (2) Alternatively, discuss and take other action related to this item. CALL ITEMS FROM CONSENT AGENDA F. NEW BUSINESS G. REPORTS — CITY MANAGER H. REPORTS — CITY ATTORNEY REPORTS — CITY CLERK J. REPORTS — CITY TREASURER K. REPORTS — CITY COUNCIL MEMBERS Council Member Brann — Council Member Fisher — Council Member Jacobson — Mayor Pro Tern Busch — Mayor McDowell — 9 ()09 PUBLIC COMMUNICATIONS - (Related to City Business Only - 5 minute limit per person, 30 minute limit total) Individuals who have receive value of $50 or more to communicate to the City Council on behalf of another, and employees speaking on behalf of their employer, must so identify themselves prior to addressing the City Council. Failure to do so shall be a misdemeanor and punishable by a fine of $250. While all comments are welcome, the Brown Act does not allow Council to take action on any item not on the agenda. The Council will respond to comments after Public Communications is closed. MEMORIALS - CLOSED SESSION The City Council may move into a closed session pursuant to applicable law, including the Brown Act (Government Code Section §54960, gt sue.) for the purposes of conferring with the City's Real Property Negotiator, and /or conferring with the City Attorney on potential and /or existing litigation; and /or discussing matters covered under Government Code Section §54957 (Personnel); and /or conferring with the City's Labor Negotiators. REPORT OF ACTION TAKEN IN CLOSED SESSION (if required) ADJOURNMENT POSTED: D DATE: I ,_ 6r TIME: �,, P ' NAME: to ('i0 EL SEGUNDO CITY COUNCIL MEETING DATE: September 1, 2009 AGENDA STATEMENT AGENDA HEADING: Special Orders of Business AGENDA DESCRIPTION: Consideration and possible action (Public Hearing) regarding the FY 2009 -2010 Preliminary Budget and Five -Year Capital Improvement Plan including discussion and possible direction regarding all City revenues and expenditures. (Fiscal Impact: None) RECOMMENDED COUNCIL ACTION: 1) Open Public Hearing; 2) Staff presentation of the 2009 -2010 Preliminary Budget and Council direction to staff regarding all City revenues and expenditures (includes potential discussion and direction relating to all City Department revenues and expenditures); 3) Continue the Public Hearing to September 15, 2009; 4) Schedule the budget adoption for the September 15, 2009 meeting; 5) Alternatively discuss and take other action related to this item. ATTACHED SUPPORTING DOCUMENTS: Report of purchases and contracts $10,001 to $25,000 for the 3rd quarter. FISCAL IMPACT: None Amount Budgeted: $ Additional Appropriation: N/A Account Number(s): ORIGINATED BY: Deborah Cullen, Director of Finance REVIEWED BY: APPROVED BY: Jack Wayt, City BACKGROUND AND DISCUSSION: Initial planning for the FY 2009 -2010 budget started in early April. Staff identified an approximate budget gap of $5.9 million and two Strategic Planning Sessions were held to identify a series of options for balancing the FY 2009 -2010 budget deficit. Additionally, once the State passed its budget and suspended Proposition IA the City was burdened with an additional $1 million budget reduction. 0 11 At the Strategic Planning Session many options were discussed and the following items were approved by Council to be included in the FY 2009 -2010 budget: Shortfall: $ (5,972,342) SALARIES & BENEFITS CITY CLERK $ 500,000 Transfer from Workers Compensation Fund CITY TREASURER $ 750,000 Transfer from General Liability Fund CITY MANAGER $ 730,500 Transfer from Equipment Replacement Fund (unallocated funds) HUMAN RESOURCES $ 1,094,620 Transfer 10% of fund balance from Equipment Replacement Fund Subtotal: $ (2,897,222) 35,000 PLANNING AND Portion of Fire Station #2 Contingency Designation from BUILDING SAFETY $ 500,000 Economic Uncertainty Fund Subtotal: $ (2,397,222) - POLICE DEPARTMENT $ 155,100 Fund Equipment Replacement charges @ 90% Subtotal: $ (2,242,122) 354,651 PUBLIC WORKS $ 260,000 Appropriate excess of 20% - Current @ 22% in Unres /Undesig. Subtotal: $ (1,982,122) PARKS $ 400,000 -Run short 1 position in Fire ( reduction of overtime) Subtotal: $ (1,582,122) 32,800 TRANSFERS OUT Athletic Field Naming Rights Designation from Economic (CDBG) $ 1,200,000 Uncertainty Fund Adjusted $1,463,041 791,197 671,844 Shortfall: $ (382,122) State Budget Impact $ (1,024,000) General Fund Impact Shortfall $ (1,406,122) Council directed the City Manager to work with staff to bridge the adjusted shortfall plus any State impact with an emphasis on protecting the current workforce and minimal impact on services. The following options have been included in the Preliminary Budget to cover the additional $1.4 million gap: EXPENDITURE SAVINGS: DEPARTMENT: PROPOSED SAVINGS: NON - PERSONNEL SALARIES & BENEFITS CITY CLERK $10,200 10,200 - CITY TREASURER 2,000 2,000 - CITY MANAGER 55,000 32,000 23,000 HUMAN RESOURCES 10,000 10,000 - FINANCE 35,000 - 35,000 PLANNING AND BUILDING SAFETY 270,200 270,200 - NON DEPARTMENT 70,000 70,000 - POLICE DEPARTMENT 452,663 264,317 188,346 FIRE DEPARTMENT 354,651 - 354,651 PUBLIC WORKS 59,750 59,750 - RECREATION AND PARKS 80,577 42,530 38,047 LIBRARY SERVICES 45,000 12,200 32,800 TRANSFERS OUT (CDBG) 18,000 18,000 - $1,463,041 791,197 671,844 012 Summary of Significant Changes from FY 2008 -2009 Budget: ➢ Salary Increases — 2% to 5% depending on bargaining units; $1,905,200 ➢ Workers' Compensation — 24.4% increase in rates $301,900 ➢ Health Benefits — 3.67% increase in rates - $322,000 ➢ PERS Pension Contribution — 5.2% combination of increase in rates and salaries - $1,356,300 ➢ Equipment Replacement Costs — Funded at 90% - $1,472,000 ➢ Annual OPEB Payment — Funded at 100% - $2,205,050 ➢ ESUSD Funding - $250,000 cash payment & continue funding crossing guard contract of $80,000 and in -kind contributions ($1,000,000 estimated for FY 09/10) ➢ Capital Funding - $500,000 ➢ ETRC — Fund $175,000 ➢ Reclassifications — 3 positions proposed to move from Supervisory to Management; Fiscal Impact: $30,000 The Preliminary Budget includes General Fund Expenditures of $62.6 million offset by General Fund Revenues of $62.6 million. General Fund Revenues Revenue Source FY 2008- 2009 Adopted Budget FY 2008- 2009 Year -End Estimate FY 2009- 2010 Preliminary Budget Variance Over/ (Under)YE Estimate Variance Over/ (Under) FY 2008 - 2009 Budget Business License 9,912,700 9,214,022 9,450,000 235,978 (462,700) Sales & Use Tax 9,149,800 9,149,800 9,315,000 165,200 165,200 Property Tax 5,781,000 5,949,130 6,350,000 400,870 569,000 Transient Occupancy (TOT) 4,853,800 4,212,259 4,450,000 237,741 (403,800) Charges for Services 4,444,000 3,892,511 3,562,700 - 329,811 (881,300) Electric Utility Tax 3,502,000 3,603,858 3,750,000 146,142 248,000 Franchise Tax 3,319,680 3,426,238 3,700,000 273,762 380,320 Sales Tax in Lieu 3,200,000 3,467,910 3,742,900 274,990 542,900 Cogeneration Electric 2,750,000 1,859,223 2,100,000 240,777 (650,000) License & Permits 1,557,200 1,305,850 1,191,100 - 114,750 (366,100) Gas Utility Tax 1,250,000 1,617,068 1,650,000 32,932 400,000 Other Revenues 6,133,070 5,494,407 5,566,750 445,274 (566,320) Total General Fund Revenues Net of Transfers 55,853,250 52,819,345 54,828,450 2,009,105 - 1,024,800 Transfers In 4,931,700 4,931,700 7,729,650 2,797,950 2,797,950 Total General Fund Revenues 60,784,950 58,123,975 62,558,100 4,807,055 1,773,150 013 General Fund Expenditures Open items for Council direction: • Business License Indexing and processing fees • UUT Ordinance 14 % (Over) FY 2008- FY 2008- FY 2009- Under 2009 2009 2010 2008 -2009 Adopted Projected Preliminary Projected Department Budget Yearend Budget Yearend Administrative Support/Elected Officials $ 6,583,600 6,053,614 6,853,750 13.22% Police 15,836,450 15,189,157 16,834,300 10.83% Fire 14,613,850 14,724,295 15,657,200 6.34% Communication Center 1,775,250 1,857,453 2,036,450 9.64% Planning Building Safety 3,361,400 2,719,067 3,577,150 31.56% Public Works 5,990,900 6,137,211 6,104,850 - 0.53% Recreation and Parks 4,647,150 4,508,081 4,579,100 1.58% Library 2,150,050 2,166,606 2,296,450 5.99% Nondepartment 4,782,300 4,891,703 3,967,850 - 18.89% Transfers to Other Funds 1,044,000 1,044,000 651,000 - 37.64% Total General Fund Expenditures $60,784,950 59,291,187 62,558,100 5.51% Open items for Council direction: • Business License Indexing and processing fees • UUT Ordinance 14 CITY OF EL SEGUNDO PURCHASE ORDERS ISSUED VALUED $10,000 - $25,000 MAY 8, 2009 - AUGUST 31, 2009 25 -00334 DELL MARKETING L.P. MICROSOFT LICENSING 18,726.26 25 -00336 DR. MAUREEN SASSOON PROFESSIONAL SERVICES 20,260.00 29 -00233 BARTEL ASSOCIATES, LLC ACTUARIAL SERVICES 16,250.00 30 -00216 TANGRAM INTERIORS FURNITURE - CITY HALL 15,803.62 30 -00217 DCA CIVIL ENGINEERING GROUP PROFESSIONAL ENGINEERING SERVICES 25,000.00 60 -00893 PC MALL CISCO CATALYST PORTS 23,336.94 60 -00896 NEXUS CATALYST 6500 -7600 24,933.93 60 -00901 PC MALL CITY HALL WIRELESS NETWORK 23,252.44 60 -00905 PC MALL CISCO EQUIPMENT 14,949.15 60 -00908 VLA WINDOWS SERVER 17,904.60 60 -00909 PC MALL CALL MANAGER SYSTEM 17,472.33 60 -00912 3WIRE SYSTEMS FIBER SWITCH - LIBRARY 22,054.12 60 -00914 B & H PHOTO- VIDEO -PRO AUDIO VIDEO CAMERA EQUIPMENT 17,207.31 60 -00915 VLA SQL SERVER 24,645.94 i 60 -00919 NEXUS FIBER BLADE SERVER 24,564.50 i 60 -00920 NEXUS FIRE STATION NO. 2 WIRELESS ROUTER 24,928.15 60 -00922 TANGRAM INTERIORS FURNITURE - H.R.CONFERENCE ROOM 18,387.05 S 60 -00925 NEXUS FIRE STATION NO. 2 SWITCH 14,178.99 60 -00930 ERGONOMICALLY CORRECT FURNITURE 15,788.39 60 -00931 PC MALL HITACHI MODULAR STORAGE 23,650.03 403,293.75 %I4 EL SEGUNDO CITY COUNCIL MEETING DATE: September 1, 2009 AGENDA STATEMENT AGENDA HEADING: Special Orders of Business — Public Hearing AGENDA DESCRIPTION: Consideration and possible action to open a public hearing and receive testimony regarding: 1) an Environmental Assessment for a proposed Negative Declaration; and 2) a General Plan Amendment for the City's Housing Element from January 2006 to June 2014. Applicant: RECOMMENDED COUNCIL ACTION: Update for the 8 1/2 year, planning period extending City of El Segundo (Fiscal Impact: None) 1. Open the public hearing; 2. Discussion; 3. Adopt Resolution approving Environmental Assessment No. 722 and General Plan Amendment No. 07 -01; and /or, 4. Alternatively, discuss and take other possible action related to this item. ATTACHED SUPPORTING DOCUMENTS: 1. Draft Resolution and Exhibits 2. Planning Commission Staff Report, dated August 13, 2009 and attachments 3. Negative Declaration (distributed under separate cover) 4. Housing Element (distributed under separate cover) FISCAL IMPACT: None Amount Budgeted: N/A Additional Appropriation: N/A Account Number(s): N/A ORIGINATED BY: Kimberly Christensen, AICP, Planning Manager ti REVIEWED BY: Greg Carpenter, Director of planning and Building Safety APPROVED BY: Jack Wayt, City BACKGROUND AND DISCUSSION: I. Introduction State Housing Element Law requires cities to plan for needed housing through an update and amendment of the City's General Plan Housing Element (Government Code §§ 65580- 65890). El Segundo's Housing Element was last updated in 2000 and is currently being updated through the year 2014 as part of an extended 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 an 81/2 -year plan, extending from January 2006 to June 2014. In accordance with California law, the 2 G U Housing Element must be submitted to the California Department of Housing and Community Development (HCD) for review and certification. II. Public Participation The Housing Element update process requires public participation via workshops or hearings before the Planning Commission and the City Council. On October 25, 2007 and again on November 20, 2007, public workshops were held before the Planning Commission and City Council to provide an overview of the Housing Element process including a review of applicable state law; Community Profile information and an existing conditions report; an overview of the existing Housing Element Goals, Policies, and Objectives; and an opportunity to receive public input regarding the Housing Element Update. Various comments were received from the public, the Commission and the Council and were incorporated into this final version of the Housing Element. III. Background State Law Various amendments have been made to State law since adoption of the City's current Housing Element. These include changes that allow for local jurisdictions to take "credits" for actual construction activities in the 3 -year gap period (2005 -2008) that are above the growth forecasted for the period, and apply those credits to the housing needs forecasted for the period between 2006 and 2014. Additional changes include required preparation of a more detailed inventory of sites to accommodate projected housing needs (AB 2348); requiring sites to be rezoned within prescribed timeframes to accommodate sites identified for housing in the prior Element (AB 1233); and notifying water and sewer purveyors of Housing Element goals and policies and establishing priority service for units affordable to lower - income households (SB 1087). The contents of this updated Housing Element comply with these amendments and all other requirements of Housing Element law including the provision of SB 2 which requires that the City identify a zone or zones where emergency shelters are allowed as a use by right without the requirement of a conditional use or other discretionary permit. SB 2 also requires that transitional and supportive housing be considered a residential use and only subject to those restrictions that apply to other residential uses of the same type in the same zone. Regional Housing Needs Assessment (RHNA) As a part of the update to the Housing Element, State law requires that jurisdictions provide their "fair share" of regional housing needs. Local governments and Council of Governments (COGs) are charged with determining the existing and future housing need. These must be approved by the California Department of Housing and Community Development (HCD). The Southern California Association of Governments is responsible for preparing the Regional Housing Needs Assessment for the following six counties: Los Angeles County, Orange County, Ventura County, San Bernardino County, Riverside County and Imperial County. SCAG's original draft allocation ( "fair share" of the regional total) for El Segundo was a total of 219 units. In response, the City prepared a letter of protest requesting a reduction in the total number of units allocated to El Segundo. SCAG granted a reduction in the total number of units of approximately 25% to 168 total units in the final draft allocation. The 168 housing units for El Segundo are 2 01C out of the anticipated total regional construction need of 732,710 units (13,763 of which are in the South Bay Cities in the SCAG Region). The allocation of 168 units for El Segundo is broken down into the four categories as follows: Table 1 City of El Segundo RHNA Fair Share Housing Allocations Household Type Unit Requirement Very Low Income 44 Low Income 27 Moderate Income 28 Above Moderate Income 69 Total 168 Source: Southern California Association of Governments The City has 13 net new units for 2006, 14 net new units for 2007, and 3 net new units for 2008, totaling 30 net new housing units, which can be credited toward the above moderate income requirements for the 2006 -2014 planning period. Thus, the total unit requirement remaining is further reduced from 168 to 138. Housing Element Summary and Organization The 2006 -2014 Housing Element Update is a policy document that sets the goals and policies to address the City's housing needs. This includes provisions to meet the City's "fair share" housing allocation, described above, and programs to protect and preserve the existing housing stock. To accomplish this, the following components are included in the document: -Chapter 1- Introduction: This chapter provides a brief overview of the City, Current Housing Element Law, Regional Housing Needs Assessment, and the process of preparation and organization of the document. -Chapter 2- Community Profile: This section discusses the demographic, socio- economic, and housing characteristics of the City of El Segundo. -Chapter 3- Housing Characteristics: Provides an overview of the City's housing stock relative to general condition, age, housing type, rental rates and housing costs, etc. -Chapter 4- Summary of Housing Needs: Summarizes the major housing need categories in the City in terms of income groups as defined by Federal and State Law including the Regional Housing Needs Assessment (RHNA), Fair Share allocations. -Chapter 5- Housing Constraints: Discusses governmental and non - governmental constraints to housing development in El Segundo through an examination of market conditions, environmental conditions, and governmental programs and regulations that affect the provision of adequate and affordable housing. Chapter 6- Housing Opportunities: This section evaluates the potential for additional residential development that could occur in the City, and discusses opportunities for energy conservation in residential development. 3 017 Chapter 7- Housing Accomplishments: This section includes the housing goals and policies contained in the current Housing Element (2000 -2005) and summarizes and evaluates the City's progress in meeting those stated goals and accomplishments. -Chapter 8- Housing Programs: This section discusses the City's plan for addressing unmet housing needs, removal of constraints to housing, and achieving quantitative objectives based on the same goals identified in the 2000 -2005 Housing Element which will remain in effect for the updated Element. IV. Analysis Chapter 7 Chapter 7 of the proposed 2006 -2014 Housing Element discusses the goals and policies of the current Housing Element (2000- 2005)(Exhibit B). The following five major issue areas are addressed by the goals and policies of the current Housing Element: • Conserving and improving the condition of existing affordable housing stock; • Assisting in the development of affordable housing; • Providing adequate sites to achieve a diversity of housing; • Removing governmental constraints, as necessary; and • Promoting equal housing opportunity. These same issue areas, along with the goals, policies and most of the programs associated with them, will be continued in the new Housing Element. Some policies and programs, however, have been modified from the adopted Element to address current housing issues, the new RHNA (fair share allocations), and requirements of State Housing Element Law that are applicable to the current planning period. These laws include: SB 2 — Which requires local jurisdictions to identify a zone or zones where emergency shelters are allowed by right without a conditional use or other discretionary permit. SB 2 also requires that transitional and supportive housing be considered a residential use and only subject to those restrictions that apply to other residential uses of the same type in the same zone. SB 1087 — Requires local governments to provide a copy of the adopted housing element to water and sewer providers. In addition the providers must grant priority for service allocations for developments that include units affordable to lower- income households. AB 2348 — City must provide a detailed and quantified available sites inventory. AB 1233 — Requires local governments to zone or rezone adequate sites, within the first year of the new planning period, to address any portion of the RHNA for which the City failed to identify of make sites available in the prior planning period. This statute does not apply during this housing cycle because El Segundo exceeded the RHNA requirement for the last housing cycle by 21 units. 4 018 SB 520 — Requires local governments to analyze, remove constraints, and provide programs addressing the housing needs of the disabled. Chapter 8 Chapter 8 of the proposed Element focuses on the programs that the City will implement over the 2006 -2014 planning period. Where programs were successful during the last planning period, they were carried forward into the new cycle, and where there were either no program participants, no qualified applicants in El Segundo, or where the programs were no longer available through county or state funding, they were not carried forward. The eliminated programs include the Countywide Affordable home ownership Program (no participation), the Lease -to -own Program (no participation), the Mortgage Credit Certificate (MCC) Program (no qualified applicants in El Segundo and all funds have been allocated until further notice), and the Location Efficient Mortgage (LEM) Program (no participation). The programs for the 2006 -2014 planning period are briefly summarized in the table below; new or modified programs are highlighted in bold text. Table 2 Housing Program Summary Housing Program I In 2000 -2005 Element In 2006 -2014 Element A. Conserve Existing Affordable Housing Stock la. Minor Home Repair Yes Yes Program Description: Maintain and improve the City's housing stock through CDBG funds that provide for minor maintenance and repairs on income qualified owner occupied units Also Program la. in the 2000 -2005 Element Pa a 8 -2 in the 2006 -2014 Element . 1b. Residential Sound Yes Yes Insulation (RSI) Program Description: provides eligible property owners a means of having improvements made to their residential property to reduce the impacts of noise from Los Angeles International Airport (LAX) to the interior habitable portions of the residence(s) Also Pro ram lb. in the 2000 -2005 Element (Page 8 -2 in the 2006 -2014 Element . Ic. Countywide HOME Yes Yes Rental Rehabilitation Loan Program Description: As a participating city in the Urban County CDBG program, El Segundo is eligible to participate in the County's Rental Rehabilitation Loan Program. This program provides financial assistance to rental property owners for the rehabilitation of multi - family units that are made available to tenants at or below 80 percent MFI (Also Program lc. in the 2000 -2005 Element ) ((Page 8 -3 in the 2006 -2014 Element . 5 019 Id. Energy Conservation No Yes (New Program) Program Description: The City supports Energy conservation measures that are available to local businesses and residents through the formation of an Environmental Work Plan (2008) and an Environmental Committee that develop environmental action items for implementation citywide (Page 8 -3 in the 2006 -2014 Element . 2. Code Compliance Yes Yes Inspection Program Description: The Building and Safety Division monitors housing conditions and other code violations throughout the City (Also Program 2 in the 2000 -2005 Element) (Page 8 -4 in the 2006 -2014 Element). B. Assist in the Production of Affordable Housing 3. Second Units on R -1 No Yes (New Program) Zoned Parcels Description: While this was not a program in the 2000 -2005 Element, The City has allowed for Second units in certain R -1 Zones through the Zoning Code however, with the passage of AB 2348, the City is now required to make more detailed parcel specific inventories available for those who may be interested. (Page 8 -5 in the 2006 -2014 Element . 4. Imperial School Site No Yes (New Program) Description: The El Segundo General Plan currently designates the 5.7 -acre Imperial School site as Planned Residential Development. This new program will encourage outreach efforts by the City in conjunction with the school district to encourage the development of a mix of residential units on site to include both market rate and affordable housing units (Page 8 -5 in the 2006 -2014 Element . 5. Support for Non - Profit No Yes (New Program) Organizations Description: The City seeks to proactively support efforts of non - profit organizations to procure Federal /State funding for affordable housing construction by initiating contacts with such organizations and financially assisting them with such efforts to the extent possible (Page 8 -6 in the 2006 -2014 Element 6. Land Use Element Yes Yes (Modified) Description: This program continues the City's commitment to continue to provide adequate sites through its General Plan and zoning to increase housing opportunities for all economic segments of the community to fulfill the City's RHNA (Fair Share) units. Zoning categories that were not included in the 2000 -2005 Element have been included (Program 4 in the 2000 -2005 Element Pa a 8 -7 in the 2006 -2014 Element . 026. 7. Facilitate Development Yes Yes on Underutilized Sites Description: The City will continue to facilitate development on underutilized properties by providing potential housing developers with a detailed list of underutilized multi - family zoned properties (AB 2348) (Program 5 in the 2000 -2005 Element ) ((Page 8 -7 in the 2006 -2014 Element . 8. Transitional Supportive Yes Yes (Modified) Housing and Emergency Shelters Description: This program was included in the 2000 -2005 Element however the City never modified the zoning ordinance to accommodate them subject to the approval of a Conditional Use Permit. SB 2 now requires that cities adopt zone text amendments to principally permit transitional supportive housing in a multifamily residential zone subject only to the same permitting processes and regulatory requirements as other residential uses in the same zone and emergency shelters as a principally permitted use in either the City's MM or Mlindustrial zones (Program 6 in the 2000 -2005 Element) (Page 8 -8 in the 2006 -2014 Element . 9. Single Room No Yes (New Program) Occupancy (SRO) Housing Description: This became a requirement in 2001 after the current Element was certified by HCD via SB 520. As such, the City must now revise the ESMC to permit SROs as a permitted use in a multifamily residential zone and as a permitted use in either the City's MM or M1 Zone districts. Code amendment to establish standards for SROs can be no more restrictive than standards that apply to other residential uses of the same type permitted in the same zone (Page 8 -8 in the 2006 -2014 Element . 10. Density Bonus Yes Yes (Modified) Development Incentives Ordinance Description: Government Code §§ 65915, et seq. provides for the California density bonus law. El Segundo does not currently have its own density bonus provisions and, therefore, is obligated to implement State density bonus law provisions. The City does, however, intend to adopt a local density bonus ordinance to comply with all provisions of State law and which will specify regulatory concessions to be offered. The ordinance will primarily be aimed at providing 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, reduced setbacks, and/or reduced open space requirements (Program 7 in the 2000 -2005 Element) (Page 8 -9 in the 2006 -2014 Element). 11. Expedite Project Yes Yes Review Description: The City will continue to provide accelerated plan check service and will continue to monitor processing time and look for was to further streamline if 021 necessary (Program 8 in the 2000 -2005 Element) (Page 8 -10 in the 2006 -2014 Element). 12. Provide No Yes (New Program) Accommodations for Persons with Disabilities Description: Pursuant to Government Code § 65583, the City is obligated to remove potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels and for persons with disabilities. According, the City will continue to implement provisions of the Americans with Disabilities Act (ADA) in the review and approval of housing projects, and will adopt a "reasonable accommodation" ordinance addressing the housing needs of the disabled (Page 8 -10 in the 2006 -2014 Element l. 13. Water and Sewer No Yes (New Program) Service Priority for Affordable Housing Description: Pursuant to Chapter 727, Statutes of 2005 (SB 1087), the City of El Segundo is required to deliver its adopted housing element and any amendments thereto to local water and sewer service providers. This is in order to facilitate the coordination between the City and the water and sewer providers when considering approval of new residential projects, to ensure that the providers have had an opportunity to provide input on the element, and to grant priority water and sewer services to projects that propose affordable housing to lower- income households (AB 1087) (Page 8 -10 in the 2006 -20014 Element l. 14. Fair Housing Program I Yes Yes Description: 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 continue to advertise the program and continue to promote fair housing practices and provide educational information on fair housing at the public counter. Complaints will be referred to the appropriate agencies. Additionally, the City contracts with Dispute Resolution Services (DRS) which provides no and low cost dispute resolution for a variety of issues including housing disputes. (Page 8 -11 in the 2006 -2014 Element). Source: 2006 -2014 Housing Element V. Environmental Review An initial study of environmental impacts was prepared pursuant to Public Resources Code § 15063 (CEQA). A Negative Declaration of Environmental Impacts is proposed for this project pursuant to CEQA § 15070. The document was sent to the State Clearinghouse and to various other agencies for review and comment. The review and comment period began on July 3, 2009 and ended on August 6, 2009. During the public M. comment period, and as stated in the letter dated August 7, 2009 (Exhibit F) from the Governor's Office of Planning and Research, Planning Division staff received no comment letters. As shown in the attached Initial Study, the project will not result in or create any significant impacts to Aesthetics, Agricultural Resources, Air Quality, Biological Resources, Cultural Resources, Geology and Soils, Hazards and Hazardous Materials, Hydrology and Water Quality, Land Use and Planning, Mineral Resources, Noise, Population and Housing, Public Services, Recreation, Transportation/Traffic, or Utilities and Service Systems. As such, staff has concluded that a Negative Declaration may be adopted for the proposed project. VI. Public Notice/Response To Comments A one - eighth page public hearing notice was posted in the El Segundo Herald, and mailed to the State Clearinghouse and affected public agencies, as well as to various groups and organizations interested in housing issues. One comment letter was received from the California Public Utilities Commission (see Exhibit E). The concerns raised in the letter related to the safety of highway -rail crossings. Specifically, the letter requests that language be added to the General Plan so that any future planned housing development adjacent to or near railroad rights -of -way be planned to consider the safety of the rail corridor and that new developments include consideration for pedestrian circulation patterns /destinations with respect to railroad right -of -way and crossings. Furthermore, the request includes that traffic impact studies address traffic and pedestrian impacts over affected crossings. Mitigation measures consider planning for grade separations for major thoroughfares, improvements to existing at -grade highway -rail crossings for pedestrian safety and the use of continuous vandal resistant fencing to direct pedestrians to safe designated crossing locations. VII. Planning Commission Hearing and Public Input The Planning Commission held its public hearing on the proposed project on August 13, 2009. No members of the public provided testimony at the public hearing. The Commission recommended approval. VIII. Conclusion and Recommendation This Housing Element Update complies with the requirements of State Housing Element Law, including recent legislative changes; thus, staff recommends that the City Council adopt a Resolution approving Environmental Assessment No. EA -722 to adopt the Draft Negative Declaration and approving General Plan Amendment No 07 -01 for the City's Housing Element Update. Additionally, Planning Division Staff recommends that the City Council direct staff to submit the amended Housing Element to the State of California Department of Housing and Community Development (HCD) for review and certification. PAPlanning & Building Safety\PROJECTS \700- 725\EA- 722 \CC 09,01.09\I-lousing Element.EA- 722.CC Report.090109.doc 0 6123 RESOLUTION NO. A RESOLUTION APPROVING A NEGATIVE DECLARATION FOR ENVIRONMENTAL ASSESSMENT NO. EA -722, AND ADOPT GENERAL PLAN AMENDMENT NO. 07 -01 (THE 2006 -2014 HOUSING ELEMENT) AMENDING THE HOUSING ELEMENT OF THE GENERAL PLAN. The City Council of the City of El Segundo does resolve as follows: SECTION 1: The City Council finds and declares that: A. In accordance with California law, the City is required to prepare a Housing Element for its General Plan every 5 years. This time period was extended beyond the normal 5 year period to cover an 8 1/2 year cycle, from January 1, 2006 through June 30, 2014, for jurisdictions within the Southern California Association of Governments (SCAG) region; B. In general, the Housing Element must identify and analyze existing and projected housing needs and establish goals, policies, and quantified objectives, financial resources, and scheduled programs for the preservation, improvement and development of housing within the City's jurisdiction; C. On August 29, 2006, the City Council directed that the 2006 -2014 Housing Element be prepared; D. On February 20, 2007 and on October 25, 2007, the Planning Commission held workshops to provide an overview of the Housing Element process including a review of applicable state law and the Regional Housing Needs Assessment ( "RHNA "); community profile information and an existing conditions report; and an overview of the existing Housing Element Goals, Policies, and Objectives; E. On March 8, 2007 and on November 20, 2007, the City Council held workshops to provide an overview of the Housing Element process including a review of applicable state law and RHNA; community profile information and an existing conditions report; and an overview of the existing Housing Element Goals, Policies, and Objectives; F. Based on comments received from the public, governmental agencies, the Planning Commission and the City Council, the Housing Element was 1 PAPlanning & Building Safety \0 Planning - Old \PROJECTS (Plan n ing)\701 -725\EA-722\City Council\CC 09.01.09\2009.09.01.EA- 722 CC.reso.doc prepared for submission to the California Department of Housing and Community Development (HCD) for review and certification; G. In addition, the City reviewed the project's environmental impacts under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., "CEQA"), the regulations promulgated thereunder (14 Cal. Code of Regulations § §15000, et seq., the "CEQA Guidelines "), and the City's Environmental Guidelines (City Council Resolution No. 3805, adopted March 16, 1993) ; H. An Initial Study of Environmental Impacts was prepared pursuant to the requirements of CEQA Guidelines § 15063. The Initial Study demonstrated that the proposed project would not cause any significant environmental impacts. A Negative Declaration was prepared and circulated for public review and comment from July 3, 2009 to August 6, 2009; The Planning and Building Safety Department completed its review and scheduled a public hearing regarding the application before the Planning Commission on August 13, 2009; J. On August 13, 2009, the Planning Commission held a public hearing to receive public testimony and other evidence regarding the application including, without limitation, information set forth in the staff report submitted by the Planning and Building Safety Department. Following the public hearing, the Commission considered the evidence; K. Following the public hearing, the Planning Commission adopted Resolution No. 2661 recommending that City Council approve the Negative Declaration for Environmental Assessment No. 722 and General Plan Amendment No. 07 -01, approve and adopt an amendment to the City's General Plan Housing Element; and direct staff to submit the Housing Element to the State of California Department of Housing and Community Development for review and certification; L. On September 1, 2009 the City Council held a public hearing to receive public testimony and other evidence regarding the application, including without limitation, information provided by City staff; and M. This Resolution, and its findings, are made based upon the entire administrative record including, without limitation, testimony and evidence presented to the City Council at its September 1, 2009 public hearing 2 PAPlanning & Building Safety \0 Planning - Old \PROJECTS (Plan ning) \701 - 725 \EA - 722 \City Council\CC 09.01.09\2009.09.01.EA- 722 CC.reso.doc 0 including the staff report submitted by the Planning and Building Safety Department. SECTION 2: Factual Findings and Conclusions. The City Council finds that the following facts exist: A. The purpose of the revisions to the Housing Element of the General Plan are to refine and make appropriate adjustments to the programs, goals, policies and objectives to comply with State law and to address concerns raised by the community regarding housing needs in the City in furtherance of the general welfare of the City. B. The proposed Housing Element identifies and analyzes of existing and projected housing needs. It also provides a statement of goals, policies, quantified objectives, financial resources, and scheduled programs for the preservation, improvement, and development of housing. The Housing Element identifies adequate sites for housing, including rental housing, factory-built housing, mobile homes, and emergency shelters, and makes adequate provisions for the existing and projected needs of all economic segments of the community as required by Government Code § 65583. C. The proposed 2006 -2014 Housing Element will not facilitate the creation of any additional housing units beyond those anticipated and accounted for in the 1992 General Plan which projected 7,850 units at buildout. The Housing Element will facilitate the creation of 168 housing units as required by the Regional Housing Needs Assessment (RHNA), for the 2006 -2014 planning period. D. The proposed new housing programs will protect and preserve existing housing stock and encourage and facilitate the provision of housing for all economic segments of the community. E. During the preparation of the Housing Element Update, the public, civic organizations, public agencies and other community groups were provided the opportunity to participate in the preparation of the Element at meetings held on February 20, 2007, March 8, 2007, October 25, 2007, and November 20, 2007 as required by Government Code § 65351. SECTION 3: Environmental Assessment. The City Council finds that the Negative Declaration prepared for the draft 2008 -2014 Housing Element was completed in compliance with the requirements of the California Environmental Quality Act (CEQA Guidelines § 15063) and reflects the independent judgment of the City. Adopting the �� PAPlanning & Building Safety \0 Planning - Old \PROJECTS (Planning) \701 - 725 \EA - 722 \City Council\CC 09.01.09\2009.09.01.EA- 722 CC.reso.doc 10 v 2008 -2014 Housing Element Update will have no significant negative impact on the area's resources, cumulative or otherwise. SECTION 4: General Plan. The proposed project conforms to the City's General Plan as follows: A. The proposed Housing Element General Plan Amendment is consistent with the 1992 General Plan as amended since it provides a set of goals, objectives and policies, and programs to meet housing needs in the City capable of supporting the urban development anticipated in the Land Use Element of the General Plan; B. The proposed Housing Element would not create an internal inconsistency within the General Plan; and C. The proposed Housing Element, in conjunction with the existing General Plan comprises an integrated and compatible statement of policies. SECTION 5: Approvals. A. The City Council adopts a Negative Declaration, which is incorporated into this Resolution by reference; and B. The City Council adopts the "Housing Elemenf' attached as Exhibit "A," which is incorporated by reference. SECTION 6: Reliance on Record. Each and every one of the findings and determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the project. The findings and determinations constitute the independent findings and determinations of the City Council in all respects and are fully and completely supported by substantial evidence in the record as a whole. SECTION 7: Limitations. The City Council's analysis and evaluation of the project is based on the best information currently available. It is inevitable that in evaluating a project that absolute and perfect knowledge of all possible aspects of the project will not exist. One of the major limitations on analysis of the project is the City Council's knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are the limitations on the City's ability to solve what are in effect regional, state, and national problems and issues. The City must work within the political framework within which it exists and with the limitations inherent in that framework. El PAPlanning & Building Safety \0 Planning - Old \PROJECTS (Planning) \701 - 725 \EA - 722 \City Council\CC 09.01.09\2009.09.01.EA- 722 CC.reso.doc 27 SECTION 8: Summaries of Information. All summaries of information in the findings which precede this section, are based on the substantial evidence in the record. The absence of any particular fact from any such summary is not an indication that a particular finding, is not based in part on that fact. SECTION 9: This Resolution will remain effective until superseded by a subsequent resolution. SECTION 10: A copy of this Resolution will be made available to any person requesting a copy. SECTION 11: This Resolution is City Council's final decision and will become effective immediately upon adoption. 6 PAPlanning & Building Safety \0 Planning - Old \PROJECTS (Planning) \701 - 725 \EA - 722 \City Council\CC 09.01.09\2009.09.01.EA- 722 CC.reso.doc 0 28 PASSED, APPROVED AND ADOPTED this 1st day of September, 2009. Kelly McDowell, 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 Resolution No. 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 1st day of September 2009, and the same was so passed and adopted by the following vote: AYES: NOES: ABSENT: ABSTAIN: Cindy Mortesen, City Clerk A APPROVED AS TO FORM: Mark D. Hensley, City Attorney Karl Berger, Assistant City Attorney C-1 PAPlanning & Building Safety \0 Planning - Old \PROJECTS (Planning) \701 - 725 \EA - 722 \City Council= 09.01.09\2009.09.01.EA- 722 CC.reso.doc 029 EXHIBIT "A" City of E1 Segundo 2006 -2014 Housing Element Update July 2009 000 CITY OF EL SEGUNDO HOUSING ELEMENT UPDATE COMMUNITY PROFILE TABLE OF CONTENTS Page 1. INTRODUCTION ................................................... ............................... 1 -1 2. COMMUNITY PROFILE ....................................... ............................... 2 -1 3. HOUSING CHARACTERISTICS ........................... ............................... 3 -1 4. SUMMARY OF HOUSING NEEDS ....................... ............................... 4 -1 5. HOUSING CONSTRAINTS ................................... ............................... 5 -1 6. HOUSING OPPORTUNITIES ............................... ............................... 6 -1 7. HOUSING ACCOMPLISHMENTS ....................... ............................... 7 -1 8. HOUSING PROGRAMS .......................................... ............................... 8 -1 TABLES 1 -1 State Housing Element Requirements ..................... ............................... 1 -5 2 -1 Population Growth Trends ....................................... ............................... 2 -2 2 -2 Age Distribution ........................................................ ............................... 2 -3 2 -3 School Enrollment by Grade — Vistamar School ...... ............................... 2 -4 2 -4 School Enrollment by Grade — El Segundo Unified School District....... 2 -5 2 -5 Racial and Ethnic Change 1990 to 2000 .................... ............................... 2 -6 2 -6 Jobs Held by El Segundo Residents ......................... ............................... 2 -7 2 -7 Household Characteristics ........................................ ............................... 2 -9 2 -8 Average Household Sizes for the City of El Segundo and Neighboring Communities — 2007 Estimates ........... ............................... 2 -9 2 -9 Family Income — 2000 ............................................... ............................... 2 -11 City ofEl Segundo Housing Element Update i July(2#3 2 -10 Summary of Housing Overpayment ......................... ............................... 2 -11 2 -11 Special Needs Groups ............................................... ............................... 2 -12 2 -12 Disability Status of Non - institutional Persons ......... ............................... 2 -14 2 -13 Housing Problems for All Households ..................... ............................... 2 -16 2 -14 Inventory of Homeless Services and Facilities in the South BayRegion ................................................................ ............................... 2 -18 3 -1 Housing Growth Trends in El Segundo and Neighboring Communities............................................................. ............................... 3 -1 3 -2 Comparative Housing Unit Mix in 2000 -2007 .......... ............................... 3 -2 3 -3 Age of Housing Stock ............................................... ............................... 3 -3 3 -4 2000 Median Housing Unit Values ........................... ............................... 3 -4 3 -5 Sales Price of Single- Family Housing Units Summer 2007 ..................... 3 -5 3 -6 Sales Price of Condominiums /Townhomes Summer 2007 ..................... 3 -5 3 -7 Number of Bedrooms ............................................... ............................... 3 -6 3 -8 2000 Median Housing Rental Rates ......................... ............................... 3 -7 3 -9 Tenure by Number of Units in Structure ................. ............................... 3 -7 3 -10 Comparison of Rental Rates — El Segundo and Neighboring Communities- Summer 2007 ..................................... ............................... 3 -9 3 -11 Maximum Affordable Rent and For -Sale Housing Costs LosAngles County — 2007 ......................................... ............................... 3 -10 4 -1 Summary of Existing and Projected Housing Needs ............................. 4 -3 5 -1 Disposition of Conventional Loans — Los Angeles -Long Beach - Glendale Metropolitan Statistical Area 2006 ............. ............................... 5 -2 5 -2 Residential Development Standards ......................... ............................... 5 -7 5 -3 Planning Entitlement Fees ....................................... ............................... 5 -10 5 -4 Development Impact Fees ........................................ ............................... 5 -10 6 -1 Vacant and Under Utilized Parcel Inventory Summary .......................... 6 -7 7 -1 2000 -2005 Quantified Objectives ............................... ............................... 7 -4 8 -1 2006 -2014 Quantified Objectives ............................... ............................... 8 -12 FIGURES 1 -1 El Segundo Location Map ........................................ ............................... 1 -2 6 -1 Residential Opportunities Areas, City of El Segundo ............................. 6 -4 APPENDIX Vacant and Under Utilized Parcel Inventory 16794 /0408/06 -190 R01(v5) City ofE1 Segundo Housing Element Update u Viuly2009 G�� 1. INTRODUCTION 1. INTRODUCTION The City of El Segundo was incorporated in 1917 and is located in the South Bay Region of Los Angeles County, approximately 20 miles southwest of downtown Los Angeles (see Figure 1 -1). The City occupies an area of approximately 5.46 square miles, and is home to approximately 16,033 residents according to the 2000 Census. The daytime population of the City is approximately 75,000 persons. 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. There were a total of 7,217 known dwelling units in the City in 2000. All of the residential population is located west of Sepulveda Boulevard on approximately 532.8 acres of land. The office /industrial /commercial areas east of Sepulveda Boulevard include a broad range of businesses including Fortune 500 companies, aerospace, computer related companies, and travel related companies. Commercial and industrial development east of Sepulveda Boulevard has increased in the past several years: over one million square feet of office development occurred within the last year. The City experienced limited residential growth over the past seven years with an increase of 130 units (1.8 percent) since 2000. However, the City was able to produce a total of 151 housing units (193 %) of its Regional Housing Needs Assessment (RHNA) over the entire planning period of the currently adopted Housing Element (2000- 2005), which exceeded the City's RHNA requirements by 21 units. The City's stock of 7,347 dwelling units is characterized by a relatively even balance between single and multi - family residences, although the 2000 census documents a majority of the City's units (58.1 percent) are renter - occupied. Similar to other communities in the South Bay area, home prices have increased dramatically since adoption of the current Housing Element making both owner occupied and rental housing units less affordable. However, compared with adjoining jurisdictions, El Segundo still provides a range of housing opportunities to the varied income levels of residents in the community. This 2006 -2014 Housing Element of El Segundo's General Plan sets forth the City's strategy to preserve and enhance the community's residential character, expand housing opportunities for all economic segments, and provide guidance and direction for local government decision - making in all matters relating to housing. City ofE1 Segundo Housing Element Update 1 -1 �) �jn{y2009 Santa Pacific Ocean ca t. West Hollywood Beverly Hills ulver 0-ity Los Angeles LAX nhatton Beach Hermosa Beach Redondo Beach Figure 1-1 - Regional Location Map L INTRODUCTION Los Angeles -7 170 7 Inglewood ]-�awthorne, Gardena ............ x Torrance City ofEt Segundo Housing Element Update 1-2 July 2009 034 1. INTRODUCTION A. CALIFORNIA STATE HOUSING ELEMENT LAW California State Housing Element Law (California Government Code Article 10.6) establishes the requirements for Housing Elements of the General Plan. Specifically, Government Code § 65588 requires that local governments review and revise the Housing Element of their General Plans not less than once every five years. Table 1 -1 summarizes State requirements and identifies the applicable sections in the current El Segundo Housing Element where these requirements are addressed. El Segundo's Housing Element was last updated in 2000 and is currently being updated through the year 2014 as part of an extended 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 an 8' /a -year plan, extending from January 2006 to June 2014. Other General Plan elements typically address a 10 to 20 year planning horizon. Various amendments have been made to State law since adoption of the City's current Housing Element. These include changes that allow for local jurisdictions to take "credits" for actual construction activities in the 3 -year gap period (2005 -2008) that are above the growth forecasted for the period, and apply those credits to the housing needs forecasted for the period between 2006 and 2014. Additional changes include required preparation of a more detailed inventory of sites to accommodate projected housing needs (AB 2348); requiring sites to be rezoned within prescribed timeframes to accommodate sites identified for housing in the prior Element (AB 1233); and notifying water and sewer purveyors of Housing Element goals and policies and establishing priority service for units affordable to lower- income households (SB 1087). The contents of this updated Housing Element comply with these amendments and all other requirements of Housing Element law including the provision of SB -2. Regional Housing Needs Assessment Government Code § 65583 sets forth the specific components to be contained in the Housing Element. Included in these requirements is an obligation on the part of local jurisdictions to provide their "fair share" of regional housing needs. Local governments and Councils of Governments (COGs) are required to determine existing and future housing needs. Allocation of such needs must be approved by the California Department of Housing and Community Development (HCD). El Segundo is a member of the Southern California Association of Governments (SCAG) and SCAG is generally responsible for preparing the Regional Housing Needs Assessment for the six - county territory that it represents. City ofE1 Segundo (� Housing ng Element Update 1 -3 03j- July 2009 1. INTRODUCTION HCD established the planning period for the current Regional Housing Needs Assessment (RHNA) from January 1, 2006 to June 30, 2014. The planning period originally ran from July 1, 2005 to June 30, 2014, however, it was reduced by six months (eliminating the last 6 months of 2005) by HCD, thus shortening the planning period from 9 years to 8' /z years. SCAG's original draft allocation for El Segundo was a total of 219 units. In response, the City prepared a letter of protest requesting a reduction in the total number of units allocated to El Segundo. SCAG granted a reduction in the total number of units of approximately 25% to 168 total units in the final draft allocation. The 168 housing units for El Segundo are out of the anticipated total regional construction need of 732,710 units (13,763 of which are in the South Bay Cities in the SCAG Region). The allocation of 168 units for El Segundo is broken down into the four categories as follows; 44 very low income households, 27 low income households, 28 moderate income households, and 69 above moderate income households. The City has 13 units for 2006, and 30 units for 2007 and 2008, totaling 43 units, which can be credited toward the above moderate income requirements for the 2006 -2014 planning period. B. ORGANIZATION OF THE HOUSING ELEMENT The Housing Element sets forth housing goals and policies for El Segundo to address the City's existing and projected needs. Specific housing programs to implement these goals and policies will be identified in the Housing Program section of the updated document. The updated El Segundo Housing Element will be comprised of the following major components: An assessment of past housing achievements. 2. An analysis of the City's population, household and employment base, and the characteristics of the City's housing stock. 3. An updated evaluation of housing need. 4. Preparation of an inventory of potential housing sites in the community. a. An examination of governmental and non - governmental constraints on the production, maintenance, and affordability of housing. b. Preparation of a Housing Program to address El Segundo's identified housing needs, including housing goals, policies and programs. City of El Segundo Housing Element Update 1 -4 U J (u1y2009 L INTRODUCTION Table 1 -1 State Housing Element Requirements City ofEl Segundo Housing Element Update 1 -5 i 7J-1y2009 Current Housing Required Housing Element Component Element Document Reference A. Housing Needs Assessment 1. Analysis of population trends in El Segundo in relation to Section 2 -A -1 regional trends. 2. Analysis of employment trends in El Segundo in relation to Section 2 -A -4 regional trends. 3. Projection and quantification of El Segundo's existing and Section 4 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 3 -D b. overcrowding; Section 4 Section 3 -C C. housing stock condition. 5. An inventory of land suitable for residential development, including vacant sites, land having redevelopment potential, Section 6 -A and an analysis of the relationship of zoning, public facilities, Appendix A and services to these sites. 6. Analysis of existing and potential governmental constraints upon the maintenance, improvement, or development of Section 5 -C housing for all income levels. 7. Analysis of existing and potential non - governmental and market constraints upon the maintenance, improvement, or Sections 5 -A development of housing for all income levels. 8. Analysis of special needs households: disabled, elderly, large families, female- headed households, and farmworkers. Section 5 -C -4 9. Analysis concerning the needs of homeless individuals and families in El Segundo. Section 2 -13-5 10. Analysis of opportunities for energy conservation with respect to residential development. Section 6 -B City ofEl Segundo Housing Element Update 1 -5 i 7J-1y2009 L INTRODUCTION C. RELATIONSHIP TO OTHER GENERAL PLAN ELEMENTS City ofE1 Segundo (� Housing Element Update 1 -6 v 3 $dy2009 Current Housing Required Housing Element Component Element Document Reference B. Goals and Policies 1. Identification of El Segundo's goals and policies relative to maintenance, improvement, and development of housing. Section 8 C. Implementation Program An implementation program should do the following: 1. Identify adequate sites which will be made available through appropriate action with required public services and facilities Section 8 for a variety of housing types for all income levels. 2. Program to assist in the development of adequate housing to meet the needs of low and moderate income households. Section 8 3. Identify and, when appropriate and possible, remove governmental constraints to the maintenance, improvement, Section 8 and development of housing in El Segundo. 4. Conserve and improve the condition of the existing and affordable housing stock in El Segundo. Section 8 5. Promote housing opportunities for all persons. Section 8 6. Preserve lower income households assisted housing developments. Section 8 C. RELATIONSHIP TO OTHER GENERAL PLAN ELEMENTS City ofE1 Segundo (� Housing Element Update 1 -6 v 3 $dy2009 L INTRODUCTION D. PUBLIC PARTICIPATION Government Code � 65583 (c)(7) states that, "[t]he local government shall make diligent effort to achieve public participation of all economic segments of the community in the development of the housing element, and the program shall describe this effort." City residents have been given several opportunities to recommend strategies, review, and comment on the El Segundo Housing Element. The City, for example, conducted public workshops on the Housing Element update at a regularly- scheduled Planning Commission meeting (October 25, 2007) and at a City Council meeting (November 20, 2007). Each of these study sessions were advertised in the local newspaper. Copies of the draft Housing Element were also 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). Notification for upcoming hearings on the Draft Housing Element will be published in the local newspaper in advance of each hearing and hearings. As a means of specifically soliciting input on the Draft Housing Element from organizations representing lower income and special needs populations, the City will send copies of the draft Element to the following non - profit housing and service providers, along with notification of public 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 before adoption. E. SOURCES OF INFORMATION The data collected from various sources and utilized in the preparation of this document, may reflect totals, which are not identical. In general, the totals are not as significant as the trends illustrated in the data collected. However, where totals of population and housing counts were reported for the same period, they may have been adjusted to be consistent with the most valid source know. The Housing Element needs assessment is based primarily on the sources listed below: 1. U.S. Department of Commerce, Bureau of Census, 1990 and 2000 Census reports 2. State Department of Finance, 2007 Population and Housing Estimates 3. Housing Element Update of the El Segundo General Plan, July 2001 4. Housing Element Community Profile, September 2007 5. City of El Segundo Zoning Ordinance, 1993 6. SCAG Regional Housing Needs Assessment, 2007 City ofE1 Segundo ( j Housing Element Update 1 -7 v 3 J July 2oo9 L INTRODUCTION California Association of Realtors 2006/2007 Sales Data 8. Daily Breetie rental listings (August - September 2007) 9. SCAG Growth Forecasts 1994 -2020 10. City of El Segundo Quarterly Code Compliance Reports City ofEl Segundo V� T ul 2009 Housing Element Update 1 -8 v J y 2. COMMUNITYPROFILE 2. COMMUNITY PROFILE Assuring the availability of adequate housing for all social and economic sectors of the present and future population is an important goal for El Segundo. To achieve this goal requires an assessment of the housing needs of the community and region. This section discusses the demographic, socio- economic, and housing characteristics of the City of El Segundo in an effort to determine the specific housing needs of the City and its residents. A. POPULATION 1. Population Growth Trends The 1990 U.S. Census reported that the City of El Segundo's population was 15,223 persons, marking a population increase of nearly 11% percent since the 1980 U.S. 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. The 2000 U.S. Census reported that the population of El Segundo had increased to 163033 persons by the 1990 Census. The population increased by 5% for the ten year period from 1990 to 2000. As of January 1, 2007, the State Department of Finance estimated that the City's population numbered approximately 17,076, an increase of about 6% percent in the seven years since the 2000 U.S. Census. This rate of growth is just slightly below that for Los Angeles County and that of most of El Segundo's adjacent communities as shown on Table 2 -1. City ofE1 Segundo (� + 1 , Housing Element Update 2 -1 61 ul Y 2oo9 2. COMMUNITYPROFILE Table 2 -1 Population Growth Trends Jurisdiction 2000 2007 Change 2000 -2007 El Segundo 16,033 17,076 6.1% Hawthorne 84,112 89,080 5.5% Hermosa Beach 18,556 19,474 4.7% Inglewood 112,580 119,212 5.5% Manhattan Beach 33,852 36,573 7.4% Redondo each 63,261 67,495 6.2% Los Angeles County 9,519,338 10,331,939 7.8% Source: California State Department of Finance 2. Age Characteristics Age distribution is an important indicator in determining the future demand of certain types of housing. Traditional assumptions indicate that the young adult population (20 to 34 years old) has a trend of choosing apartments, low to moderate cost condominiums, and smaller single - family units. The adult population (35 to 65 years old) is the primary market for moderate to high -end apartments, condominiums, and larger single - family homes. This age group traditionally has higher incomes and larger household sizes. The senior population (65 years and older) generates demand for low to moderate cost apartments and condominiums, group quarters, and mobile homes. Table 2 -2 shows the age distribution of the population of the City of El Segundo in 1990 and 2000, and the proportionate age distribution of all Los Angeles County residents in 2000. City ofEl Segundo C 1j 4 9 Housing Element Update 2 -2 Juty2vu9 2 COMMUNITYPROFILE Table 2 -2 Age Distribution Age Group 1990 2000 L.A. County % of Total Persons % of Total Persons % of Total Under 5 years 850 5.6% 956 6.0% 6.8% -9 796 5.2% 1,069 6.6% 7.3% 10 -14 746 4.9% 1,037 6.4% 7.3% 15 -19 769 5.1% 856 5.3% 7.2% 20 -24 1,097 7.2% 715 4.4% 6.7% 25 -34 3,682 24.2% 2,855 18.0% 14.2% 35 -44 2,747 18.0% 3,348 21.8% 16.0% 45 -54 1,824 12.0% 2,444 15.2% 13.8% 55 -64 1,249 8.2% 990 6.9% 8.6% 65 -74 906 6.0% 794 4.9% 6.4% 75+ 557 3.7% 735 4.5% 5.9% Total 15,223 100.0% 16,033 100.0% 100.0% Median Age 33.1 yrs 36.4 yrs 35.3 yrs Source: 1990 and 2000 U.S. Census City ofEl Segundo 043 Housing Element Update 2 -3 July 2009 2 COMMUNITYPROFILE As shown in Table 2 -2, the 2000 U.S. Census indicated median age in El Segundo of 36.4 years is higher than the County median age of 35.3 years. While the City has seen a drop in the population of young adults (age 25 -34), the City witnessed significant proportional and numeric growth during the 1990s in its mid -adult populations (age 35 -44) and higher -adult populations (age 45 -54). This increase is likely attributed to the previous existing young adult populations continuing to live in the City. The current young adult population has been attracted to the City based on the growth of 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 an employment center with comparatively modest housing costs have resulted in stable neighborhoods and a tightening of the housing market in El Segundo. El Segundo is a predominantly renter- occupied community, with approximately 58% percent of all households occupied by renters. Associated with growth in the young and mid -adult populations, this may be an indication of the potential need for increasing first -time homebuyer opportunities in the City. Growth in younger age groups has seen a small increase in population. There was 1.8% percent growth in the City's early school age population (age 0 -9 years), and growth of 1.5% percent increase in population for children ages 10 to 24. Vistamar School, a co- educational 9 -12 independent private school was opened in 2005 with a limited enrollment that has increased since opening; enrollment figures provided by Vistamar School are shown in Table 2 -3. Enrollment statistics provided by the California Department of Education for the El Segundo Unified School District are provided in Table 2 -4. Table 2 -3 School Enrollment by Grade - Vistamar School Grade 2005 2006 2007 9 40 39 39 10 13 42 42 11 - 16 41 12 - - 14 Total 53 97 136 Source: Vistamar School, 2007 City of El Segundo Housing Element Update 2 -4 0 4 4 July2oo9 2. COMMUNITYPROFILE Table 2 -4 School Enrollment by Grade - El Segundo Unified School District Grade 2000 2001 2002 2003 2004 2005 2006 K 171 194 201 218 235 228 211 1 175 183 186 179 197 199 197 2 215 171 181 186 182 204 201 3 211 218 180 183 195 182 214 4 215 214 222 192 208 196 204 5 191 221 219 223 207 218 213 6 199 227 243 263 288 255 249 7 219 196 237 256 270 278 262 8 221 224 203 249 271 294 282 9 265 263 277 280 315 330 307 10 279 260 269 277 286 311 336 11 240 269 264 267 274 284 322 12 213 244 262 271 271 274 274 Total 2814 2884 2944 3044 3199 3253 3272 Source: California Department of Education, 2007. Seniors El Segundo has a larger proportion of seniors (12.3% percent age 65 and older) than the County (9.7% percent). Between 1990 and 2000, the City experienced only a small proportional increase in seniors, who in 1990 represented 9.7% percent of the total population. This increase, although small, 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 2 -5 shows the changes in the racial /ethnic composition of El Segundo between 1990 and 2000. City ofEl Segundo Housing Element Update 2 -9 (� July 2M9 2 COMMUNITYPROFILE There were several dramatic shifts in the years between 1990 and 2000. The most notable of these changes were increases in the Asian /Pacific Islander, Hispanic and Black populations, although these ethnic groups still comprise less than 20% percent of the City's total population. El Segundo's ethnic composition continues to be predominately White at 80.0% percent of the population. However, this represents a decrease from 1990 when the White population comprised 84.8% percent of the population total. Table 2 -5 Racial and Ethnic Change 1990 to 2000 Race /Ethnicity 1990 2000 Change Persons % of Total Persons % of Total Absolute Change Percent Change White 12,987 84.8% 12,356 79.7% -631 -4.8% Hispanic 1,382 9.02% 1,765 11.4% 383 +2.38% Asian /Pacific Islander. 733 4.8% 1,052 6.8% 319 +2.2% Black 133 .87% 181 1.2% 48 +.33% American Indian 59 .38% 52 .34% -7 -.006% Other 19 .13% 87 .56% 68 +.046% Total 15,313 100% 15,493 100% 180 +.25% Source: 1990 and 2000 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 of El Segundo residents are White compared to 48.7% 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 (44.6% percent Hispanic, 11.9% Asian, and 9.8% Black). The distribution of the American Indian population is smaller than the County but the Other Races population of 0.6% is significantly smaller than the countywide population of 23.5% percent. 4. Employment The 2000 U.S. Census reports, as shown in Table 2 -6, that there were 9,625 El Segundo residents in the labor force, representing a labor force participation rate of 75.1 percent of persons between the ages of 16 and 64. A majority of the City's residents are employed in managerial and professional specialty occupations (44.5 percent) or in technical, sales, and administrative support capacities (25.6 percent). The unemployment rate reported in the 2000 Census was 3.0% percent, compared to the countywide unemployment rate of 5.0% percent. The City's unemployment has continued to be below the County, with the 2006 annual average documented at 3.0% percent compared to 6.5% percent in the County. City ofEl Segundo Housing Element Update 2 -6 ( (1dy2009 2. COMMUNITYPROFILE Table 2 -6 Jobs Held by El Segundo Residents Job Category Number Percent Managerial /Professional 4,291 44.5% Sales, Technical, Admin (Support) 2,468 25.6% Service Occupations 1,134 11.7% Precision Production, Craft and Repair 659 6.8% Operators, Fabricators, and Laborers 649 6.7% Farming, Forestry, and Fishing 13 0.01% Total Employed Persons Total Persons in Labor Force (16 years and over) 9,214 9,625 95.7% 100.0% Source: 2000 U.S. Census In 1998, the Southern California Association of Governments (SLAG) prepared growth projections for each jurisdiction 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 "jobs- housing balance" test. A balanced community would have a match between employment and housing opportunities so that most of the residents could also work in the community. Comparing the number of jobs in El Segundo in 2007 (approximately 75,0001) to the current 2007 population estimates (17,076) indicates a high job - population ratio of 1:4.3. This is reflective of the large employment base in El Segundo. Large employers include the Chevron Refinery as well as major aerospace corporations such as the Aerospace Corporation, Boeing Corporation and Raytheon. In addition, El Segundo is a community whose daytime population far exceeds the nighttime population due to the large employment base in the City. The SCAG projections indicate that El Segundo will continue to grow, 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 to continually seek ways to add housing in the community. 1 Source: www.elsegundobusiness.com/stats _ demo.html City of El Segundo Housing Element Update 2 -7 �� % July 2009 I COMMUNITYPROFILE Temporary employment levels in the City will increase as a result of major new expansions to industrial -type facilities in El Segundo. For instance, Chevron's planned expansion to its refinery facility will include up to 3,000 contractors employed at the facility in the 4`h quarter of 2007. In 2008, temporary employment levels will average 1,500 contractors in the first 3 quarters and leveling off to 500 contractors in the 4th quarter. In 2009, temporary contractor workers at the refinery will average 3,000 persons. In 2010 and beyond, the average number of temporary contractors will number 500 persons. B. HOUSEHOLD CHARACTERISTICS Information on household characteristics is an important indicator of housing needs in a community. Income and affordability are best measured at the household level, as are the special needs of certain groups, such as large - family households or female- headed households. 1. Household Composition and Size The Bureau of the Census defines a "household" as all persons who occupy a housing unit, which may include single persons living alone, families related through marriage or blood, or unrelated persons sharing living quarters. Persons living in retirement or convalescent homes, dormitories, or other group living situations are not considered households. The characteristics of the households in a city are important indicators of the type of housing needed in that community. Table 2 -7 below describes the household characteristics for El Segundo. According to the 2000 U.S. Census, there were 7,060 households in the City of El Segundo, about 55.3% percent of which were family households. This proportion is less than that of Los Angeles County, where 68.2% percent of all households consisted of families. Single- person households represent the second largest household group in the City, comprising about 34.2% percent of all households. The remaining 10.3% percent of households fall into the unrelated non - family household category, which consist of unrelated persons living together. City ofEl Segundo Housing Element Update 2 -8 �i 4 a July 2009 2. COMMUNITYPROFILE Table 2 -7 Household Characteristics Source: 1990 and 2000 U.S. Census Household size is an important indicator of a source of population growth. A city's average household size can depend on household trends such as a trend towards larger families will increase the city's average household size over time while, average household size will often decline in communities where the population is aging. Between 1990 and 2000, the average persons per household in El Segundo increased slightly from 2.25 to 2.27 persons per household. The California State Department of Finance estimates the average household size in El Segundo to be approximately 2.38 persons per household as of January 1, 2007. This figure is significantly less than the estimates for the City and County of Los Angeles (2.98 persons per household and 3.13 persons per household in 2007 respectively), and is fairly comparable with the relatively small average household sizes of all of El Segundo's adjacent neighbors. Average household size in nearby cities is shown in Table 2 -8. Table 2 -8 Average Household Sizes For the City of El Segundo and Neighboring Communities -- 2007 Estimates City 1990 2000 Household Type Hawthorne 3.08 Hermosa Beach 2.05 Inglewood 3.18 Manhattan Beach Number Percent Number Percent Total Population 15,223 100.0% 16,033 100.0% In Group Quarters 97 0.63% 23 0.1% Total Households 6,773 100.0% 7,060 100.0% Average Household Size 2.25 56.0% 2.27 Families 3,769 31.4% 3,908 55.3% Single Households 2,125 13.0% 2,420 34.2% Unrelated Non - Family Households 879 7.0% 732 10.3% Source: 1990 and 2000 U.S. Census Household size is an important indicator of a source of population growth. A city's average household size can depend on household trends such as a trend towards larger families will increase the city's average household size over time while, average household size will often decline in communities where the population is aging. Between 1990 and 2000, the average persons per household in El Segundo increased slightly from 2.25 to 2.27 persons per household. The California State Department of Finance estimates the average household size in El Segundo to be approximately 2.38 persons per household as of January 1, 2007. This figure is significantly less than the estimates for the City and County of Los Angeles (2.98 persons per household and 3.13 persons per household in 2007 respectively), and is fairly comparable with the relatively small average household sizes of all of El Segundo's adjacent neighbors. Average household size in nearby cities is shown in Table 2 -8. Table 2 -8 Average Household Sizes For the City of El Segundo and Neighboring Communities -- 2007 Estimates City Persons Per Household El Segundo 2.38 Hawthorne 3.08 Hermosa Beach 2.05 Inglewood 3.18 Manhattan Beach 2.46 Redondo Beach 2.32 Source: California Department of Finance, January 2007 City ofEl Segundo Housing Element Update 2 -9 �` a 4 9 July 2009 2. COMMUNITYPROFILE 2. Overcrowding The federal government defines an overcrowded household as one with more than one occupant per room, excluding bathrooms, kitchens, hallways, and porches. Overcrowding in households results from either a lack of affordable housing (which forces more than one household to live together) and /or a lack of available housing units of adequate size. According to the 2000 U.S. Census, 4.8% percent (333 households) of households in El Segundo were living in overcrowded conditions, compared to 22.9% percent Countywide. Overcrowding among renter - households was more prevalent than among owner - households. Of the total 333 overcrowded households, 286 were renter occupied households. In contrast, of the total overcrowded households, only 47 were owner occupied households. The 2000 U.S. Census indicates that 76% percent of the households in El Segundo have less than .50 persons per room; therefore, overcrowding of households does not appear to be a primary issue for the City. 3. Household Income and Income Distribution Income is a major factor in evaluating the affordability of housing in a community. According to the 2000 Census the median household income in El Segundo was $61,131 per year, which is significantly more than the County median household income of $42,189 per year. In comparison with its neighbors, the median household income in El Segundo was higher than that of Hawthorne and Inglewood; somewhat lower than Hermosa Beach and Redondo Beach; and significantly lower than that of Manhattan Beach. 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 2006 MFI for the Los Angeles County MSA ($49,300) 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 based on 2000 U.S. Census data is presented in Table 2 -9. City ofEl Segundo ; Housing Element Update 2 -10 J July 2009 I COMMUNITYPROFILE Table 2 -9 Family Income — 2000 Income Level No. of Households % of Total < $10,000 75 1.9% $10,000 - $14,999 41 1.04% $15,000 - $24,999 232 5.8% $25,000 - $34,999 245 6.2% $35,000 - $49,999 570 14.4% $50,000 - $74,999 832 21.1% $75,000 - $99,999 788 20.0% $100,000 - $149,000 705 17.9% $150,000+ 448 11.3% Total 3,936 100.0% Source: 2000 U.S. Census 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 2000 U.S. Census, there were 7,032 occupied housing units in El Segundo. Of these occupied units, 2,945 (41.8% percent) units were owner - occupied, with 4,087 (58.1% percent) units occupied by renters. Table 2 -10 summarizes housing overpayment statistics by tenure for the City of El Segundo. Table 2 -10 Summary of Housing Overpayment Overpaying <$20,000 $20,000 to $35,000 to $50,000 or Total Households $34,999 $49,999 More Renters 387 341 148 69 945 Owners 89 69 112 426 696 Total 476 410 260 495 1,641 Source: 2000 U.S. Census City ofEl Segundo Housing Element Update 2 -11j 5 July 2009 2. COMMUNHYPROFILE According to the 2000 U.S. Census, 1,641 of El Segundo households (23.2% percent of the City's total households) were spending 30% percent or more of their household income on housing costs. Of these households, 945 (57.5% percent) were renters, representing 22.3% percent of the total renter households in the City. 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 may be a need for assistance to low and very low- income homeowners. In 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, farm workers, extremely low- income households and the homeless. In addition, military households are a group with special housing needs in El Segundo. Table 2 -11 summarizes the numbers of households /persons in each of these special needs groups in the City of El Segundo. Table 2 -11 Special Needs Groups Special Need Group No. Of Persons/ Households % Total Population/ Households Elderly Households (age 65 +) Elderly Living Alone 532 173 7.5% 2.4% Disabled Persons (Age 16 +) 1,876 11.7 %' Large Households (5 or more members) 456 6.45% Female- Headed Households With Children (< 18 years old) 708 393 10.02% 5.5% Farmworkers 13 .0008% Military Personnel (in labor force) 27 .85% Extremely Low Income Households 222 75% Source: 2000 U.S. Census, El Segundo Police Department (Homeless persons) 'Percent of population 16 years and over. 25o% of very-low income need from Regional Housing Needs Assessment. City ofE1 Segundo Housing Element Update 2 -12 �� J July 2009 2 COMMUNITYPROFILE The Census shows that roughly 7.5% percent of the City's households were headed by elderly persons age 65 and above. Of these approximately 532 households, 173 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 aged 75 and older who are more likely to among the "frail elderly." The 2000 U.S. Census also indicates that there were at least 90 persons age 65 and over living below the poverty level. This indicates that there may be 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 that there is a need for further affordable senior housing facilities as there are extensive waiting lists for such facilities in the City. Additionally, management at Park Vista indicated that there is a need for assisted living facilities in the City. 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 2 -12, the 2000 U.S. Census indicates that approximately 7.1% 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 ofEl Segundo Housing Element Update 2 -13 f. r� jut 2009 2 COMMUNITYPROFILE Table 2 -12 Disability Status of Non - institutional Persons Age and Disability Status Number Percent Persons 16 -64 Years Old 3,190 19.8% With Work Disability only 934 5.8% With Mobility /Self -care Limitations only 115 0.7% Persons 65 Years and Over 922 5.7% With Mobility /Self -care Limitations only 92 0.057% Total Persons, 16 Years and Over 4,112 25.6% With Work Disability only 934 5.7% With Mobility /Self -care Limitations only 207 1.2% Total Disabled Persons 16 Years and Over 4,112 25.6% Source: 2000 U.S. Census Large Households According to the 2000 U.S. Census, only 6.45% 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. 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. 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. City of El Segundo Housing Element Update 2 -14 0-04 July 2009 2 COMMUN17YPROFILE The 2000 Census indicates that there are 708 female- headed households in the City of El Segundo, 393 of which have children under the age of 18. These numbers account for approximately 10% and 5.5% respectively of all households in the city. 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 2000 U.S. Census reported that less than one percent (13 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 2000 Census, there were 27 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. Extremely Low- Income Households According to CHAS data generated for the City, there are approximately 557 very low- income households in the City. Very low- income households are those households that earn 50% or below of the median family income (MFI) for the statistical region in which they are located. Extremely low- income households are those households which earn less than 30% of the MFL There are approximately 270 such households in El Segundo (renters and owners). Table 2 -13, below, includes data characterizing housing problems in El Segundo including affordability problems for various income categories. City ofEl Segundo Housing Element Update 2 -15 fulv2009 GJ5 2 COMMUNITYPROFILE Table 2 -13 Housing Problems for All Households' City of El Segundo State of the Cities Data Systems: Comprehensive Housing 'affordability Strategy (CHAS) data. There are limited opportunities to address the housing needs of extremely low- income households in El Segundo. However, the needs of this special needs group are taken into consideration and are generally addressed through the City's overall programs for housing affordability. Homeless Persons According to the 2005 Greater Los Angeles Homeless Count (published on January 12, 2006) and sponsored by the Los Angeles Homeless Services Authority, the overall homeless population of the Los Angeles Continuum of Care (CoC) Region at a given point in time is estimated to be 82,291 people. Approximately 72,413 are unsheltered, and 9,878 people are living in either emergency shelters or transitional housing programs at the time of the 2000 Census. A specific "point -in- time" count of the homeless (2005) indicated that there were 82,291 homeless persons in the greater Los Angeles region. This same study analyzed homelessness by separate regions in Los Angeles County and determined that the number of homeless person in the South Bay /Harbor area (which excludes Long Beach) numbered 7,369 person on any one night (point -in -time) but that the number people per year that are homeless number 23,654 individuals in this region. According to the survey, most of these individuals are male, are living outside of shelters, and have substance abuse problems. Homelessness in El Segundo does not appear to be as critical as statistics indicate for the South Bay /Harbor region. The El Segundo Police Department was contacted and its representatives indicated 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 characterized as single men with drug or alcohol dependencies, and /or City of El Segundo Housing Element Update 2 -16 July 2009 Total Renters Total Owners Total Households Household Income < =30% MFI 179 91 270 % with any housing problems 88.8% 56% 79% % Cost Burden >30% 88.1% 56% 79% % Cost Burden >50% 72.1% 41% 62% Household Income >30% to < =50% MFI 214 73 287 % with any housing problems 84% 74% 81.2% % Cost Burden >30% 84% 74% 81.2% Household Income >50% to < =80% MFI 469 203 672 % with any housing problems 75% 29% 61% % Cost Burden >30% 64% 29% 53% State of the Cities Data Systems: Comprehensive Housing 'affordability Strategy (CHAS) data. There are limited opportunities to address the housing needs of extremely low- income households in El Segundo. However, the needs of this special needs group are taken into consideration and are generally addressed through the City's overall programs for housing affordability. Homeless Persons According to the 2005 Greater Los Angeles Homeless Count (published on January 12, 2006) and sponsored by the Los Angeles Homeless Services Authority, the overall homeless population of the Los Angeles Continuum of Care (CoC) Region at a given point in time is estimated to be 82,291 people. Approximately 72,413 are unsheltered, and 9,878 people are living in either emergency shelters or transitional housing programs at the time of the 2000 Census. A specific "point -in- time" count of the homeless (2005) indicated that there were 82,291 homeless persons in the greater Los Angeles region. This same study analyzed homelessness by separate regions in Los Angeles County and determined that the number of homeless person in the South Bay /Harbor area (which excludes Long Beach) numbered 7,369 person on any one night (point -in -time) but that the number people per year that are homeless number 23,654 individuals in this region. According to the survey, most of these individuals are male, are living outside of shelters, and have substance abuse problems. Homelessness in El Segundo does not appear to be as critical as statistics indicate for the South Bay /Harbor region. The El Segundo Police Department was contacted and its representatives indicated 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 characterized as single men with drug or alcohol dependencies, and /or City of El Segundo Housing Element Update 2 -16 July 2009 2 COMMUNITYPROFILE mental illnesses. The 2000 Census reported that in El Segundo there were no persons visible in street locations or emergency shelters for the homeless. There are no emergency shelters or transitional housing facilities in the City of El Segundo. The closest shelters are located five miles away in Redondo Beach or in nearby Lawndale. However, the Salvation Army continues to provide the Police Department with nominal funding on an ad hoc basis to assist homeless persons that come through El Segundo. These funds are used to provide fast food coupons, and bus fare, which would allow transportation to overnight facilities. Since they are located outside of El Segundo, any resident homeless population would seek emergency or transitional shelter in an outside jurisdiction such as Redondo Beach, Lawndale, Long Beach, Carson or San Pedro. Table 2 -14 lists some of the key service providers for homeless persons in the South Bay region and which are capable of servicing the needs of homeless persons in El Segundo. City ofEl Segundo Housing Element Update 2 -17 11 J* 2009 2. COMMUNITYPROFILE Table 2 -14 Inventory of Homeless Services and Facilities in the South Bay Region Organization Services Provided Catholic Charities - Family Shelter Provides transitional housing for homeless men, women 123 East 14th. and children. Single residents must be elderly or disabled. Long Beach, CA 90813 Stays of up to 45 days are permitted. (562) 591 -1351 Christian Outreach Appeal Provides programs and informational resources for 515 E. Third Street women and single mothers of jobs, training, and housing Long Beach, CA 90802 opportunities. (562) 436 -9877 Provides beds for up to 15 women with children under Family Crisis Center 18 who are victims of domestic violence. Shelter for 601 Pacific Coast Highway adolescents at risk of becoming homeless is also Redondo Beach, CA 90277 provided. Services include referrals to homeless shelters (310) 792 -5900 and outpatient counseling. Stays of up to 6 months are permitted. Harbor Interfaith Shelter Provides 20 single- bedroom units for families and 670 W 911, Street children for up to 90 days. Provides food services to the San Pedro, CA 90732 public. (310) 831 -0589 House of Yahweh Provides transitional housing with 10 trailer units for 4430 West 147t1i Street families with children for up to 2 years. Provides food Lawndale, CA 90260 services to public. (310) 675 -1384 Long Beach Rescue Mission Provides shelter and a 12 -month substance abuse 1335 Pacific Avenue program for men and women. Up to 120 beds are Long Beach, CA 90801 provided. The length of stay varies. Provides food (562) 591 -1292 services to the public. Salvation Army Provides 286 beds for men and women for up to a stay of 809 E. 5,h St. one year. Provides food services to the public. Los Angeles, CA 90013 (213) 626 -4786 Transitional Living Centers Provides residential stay for up to 12 persons for 16119 Prairie Avenue chronically mentally ill persons. Lawndale, CA 90260 (310) 542 -4825 Source: California Department of Housing and Community Development, The Multi- Service Center City of Long Beach Health and Human Services; Willdan and Associates. City ofEl Segundo Housing Element Update 2 -18 S JuIv2009 3. HOUSING CHARACTERISTICS 3. HOUSING 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. A. HOUSING GROWTH As of January 2007, the State Department of Finance documents that there are 7,457 dwelling units in El Segundo, an increase of only 130 units (1.8 percent) since 2000. This growth rate is almost one -half the housing growth rate for the County of Los Angeles. A comparison of housing growth trends for El Segundo and neighboring cities is provided in Table 3 -1. El Segundo's population is estimated to have grown by 1,043 persons (6.5 percent) during this same time period. There has been an increase in the average household size from 2.27 in 2000 and an estimated 2.38 in 2007. Table 3 -1 Housing Growth Trends in El Segundo and Neighboring Communities City or Jurisdiction Housing Units Change 2000 - 2007 2000 2007 El Segundo 7,228 7,347 1.8% Hawthorne 29,574 29,859 1.0% Hermosa Beach 9,813 9,827 0.1% Inglewood 38,639 39,956 3.4% Manhattan Beach 15,094 15,466 2.5% Redondo Beach 29,543 29,988 1.5% City of Los Angeles 1,337,668 1,326,774 0.8% Los Angeles County 3,270,909 3,382,356 3.4% Sources: 2000 U.S. Census California State Department of Finance, Population and Housing. Estimates as of January 1, 2007. City ofE1 Segundo Housing Element Update 3 -1 G 59 June 2009 3. HOUSING CHARACTERISTICS B. HOUSING TYPE AND TENURE Table 3 -2 provides the breakdown of the City's housing stock in 2000 and 2007 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 scarcity of vacant residential land in the City, most of the housing unit 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, in 2000, the proportion of owner - occupied households in El Segundo (41.9 percent) is significantly lower than that of renter - occupied households (58.1 percent). Table 3 -2 Comparative Housing Unit Mix in 2000 -2007 Housing Type 2000 2007 No. Of _T Units % of Total No. Of Units % of Total Single- Family Detached 3,079 42.7% 3,145 42.8% Attached 414 5.7% 426 5.8% Total 3,493 48.4% 3,571 48.6% Multi - Family 2 -4 Units 813 11.3% 820 11.2% 5+ Units 2,911 40.3% 2,955 40.2% Total 3,724 51.6% 3,775 51.4% Mobile Homes 0 0.0% 1 .01% Total Housing Units 7,217 100.0% 7,347 100.0% Total Occupied Owner- occupied Renter - occupied 7,032 2,945 4,087 100.0% 41.9% 58.1% 7,154 n/a n/a -- n/a n/a Vacancy Rate 2.6% 2.76% Source: 1000 U.S. Census; California State Department of Finance, Population and Housing Estimates as of January 1, 2007. 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 ofEl Segundo Housing Element Update 3 -2 j 0 July 2009 VE 3. HOUSING CHARACTERISTICS C. AGE AND CONDITION OF HOUSING STOCK Table 3 -3 shows the age of the housing stock in El Segundo. In general, housing over 30 years old is usually in need of some major rehabilitation, such as a new roof, foundation work, plumbing, etc. As indicated in Table 3 -3, the majority (about 68 percent) of El Segundo's housing units were constructed before 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 just be able to afford their monthly housing costs. For such households, the cost of major repairs or renovation may be impossible. Assistance however, may be available through the City's housing rehabilitation assistance programs, including the Minor Home Repair Program and the Residential Sound Insulation Programs. These existing programs can help preserve the City's existing affordable housing stock. Table 3 -3 Age of Housing Stock Structures Built Number Percent 1999 to March 2000 24 0.3 1995 to 1998 88 1.2 1990 to 1994 316 4.4 1980 to 1989 920 12.7 1970 to 1979 1,064 14.7 1960 to 1969 1,200 16.6 1940 to 1959 2,760 38.3 1939 or earlier 850 11.8 The Planning and Building Safety Department of El Segundo maintains statistic pertaining to the condition of the City's housing stock. According to the Planning and Building Safety Department, there are relatively few substandard dwellings in the City. Most building violations are related to property maintenance issues and to the illegal conversion of garages and accessory structures to dwellings and single - family to multi- family unit conversions. These violations are added to the list City ofE1 Segundo C Housing Element Update 3 -3 U Ju1y2009 3. HOUSING CHARACTERISTICS of active Code Compliance cases and are followed up by code compliance staff. During 2006, the City identified a total of 44 residential violations, or an average of 11 per quarter. The majority of these violations were related to property maintenance. D. HOUSING COSTS Housing Prices The 2000 Census documents a median housing unit value of $371,900 in El Segundo, about 78 percent above the countywide median of $209,300, but well below Manhattan Beach ($672,600) and Hermosa Beach ($579,200). Table 3 -4 2000 Median Housing Unit Values jurisdiction Median Housing Values El Segundo $371,900 Hawthorne $183,700 Hermosa Beach $579,200 Inglewood $175,000 Manhattan Beach $672,600 Redondo Beach $353,300 City of Los Angeles $221,600 County of Los Angeles $209,300 Source: U.S. Census Bureau More recent figures from Data Quick Inc. indicate that the sales price of housing in El Segundo has increased dramatically since the 2000 census. A summary of this data is shown below in Tables 3 -5 and 3 -6. The median price of a single- family detached home sold in El Segundo in the summer of 2007 was $997,000. Condominiums and townhouses sold at a median price of $558,000 during that same period. These median prices are two and three times the overall median home value listed in the 2000 U.S Census for the City. City ofEl Segundo Housing Element Update 34 b 2 July2oo9 3. HOUSING CHARACTERISTICS Table 3 -5 Sales Price of Single - Family Housing Units Summer 2007 Number of Bedrooms Median Price Average Price Price Range Number of Units 1 Bedroom $625,000 $625,000 $625,000 - $625,000 1 2 Bedrooms $680,000 $680,000 $610,000 - $750,000 2 3 Bedrooms $956,722 $990,000 $375,000 - $1,250,000 10 4 Bedrooms $1,189,167 $1,102,500 $850,000 - $1,650,000 7 5 Bedrooms $1,667,500 $1,660,000 $1,660,000 - $1,675,000 2 Combined $997,000 $1,053,275 $375,000 - $1,675,000 22 Source: Data Quick Inc., June, July, August 2007 Table 3 -6 Sales Price of Condominiums /Townhouses Summer 2007 Number of Bedrooms Median Average Price Number of Price Price Range Units 2 Bedroom $543,167 $547,500 $524,000 - $558,000 3 3 Bedrooms $697,500 $697,500 $690,000 - $705,000 3 Combined $558,000 $604,900 $524,000 - $705,000 6 Source: Data Quick Inc., June, July, August 2007 The majority of the single- family homes recently sold have 3 and 4 bedrooms, Table 3 -7 which is reflective of the significant proportion of large -unit housing in the City where more than one -third of the City's housing have three or more bedrooms. A significant portion of the housing stock, 39.7 percent have 2 bedrooms. Of the 28 housing units sold in the Summer of 2007, including the 6 condominiums and townhouses, 18 percent were 2- bedroom units, 46 percent were 3- bedroom units, and 32 percent were 4 or more bedroom units. City ofE1 Segundo t V ' !� Housing Element Update 3 -5 3 July2o09 3. HOUSING CHARACTERISTICS Table 3 -7 Number of Bedrooms Bedrooms Number Percent No Bedroom 429 5.9 1- bedroom 1,460 20.2 2- bedrooms 2,870 39.7 3- bedrooms 1,696 23.5 4- bedrooms 659 9.1 5 or more bedrooms 114 1.6 Housing Rental Rates The median contract rent for El Segundo according to the 2000 Census was $882 per month. This was lower than that for Manhattan Beach ($1,358) and higher than that for Hawthorne ($704). Hermosa Beach ($1,146), but ($636) or Los Angeles County The 2000 Census also indicated that of the 4,087 renter - occupied units, about 10 percent were single- family detached homes, and 2.0 percent were attached (includes condominiums or townhouses). The remainder of the renter occupied units, 45.8 percent were in buildings with 2 or more units. City of El Segundo Housing Element Update 3 -6 JuIv2009 3. HOUSING CHARACTERISTICS Table 3 -8 2000 Median Housing Rental Rates jurisdiction Median Gross Rent E1Segundo $882 Hawthorne $636 Hermosa Beach $1,146 Inglewood $673 Manhattan Beach $1,358 Redondo Beach $995 City of Los Angeles $672 County of Los Angeles $704 Table 3 -9 Tenure by Number of Units in Structure Tenure by Units in Structure Number Percent Total Housing Units 7,032 - - -- Owner- Occupied 2,945 41.3 1- detached 2,280 32.4 1- attached 247 3.5 2 units 32 0.4 3 - 4 units 56 0.8 5 or more units 330 4.7 Other Unit Types 0 0.0 Renter - Occupied 4,087 58.1 1- detached 709 10.1 2- attached 143 2.0 2 units 161 2.3 3 — 4 units 537 7.6 5 or more units 2,526 35.9 Other Unit Types 11 0.2 City ofEl Segundo -% Housing Element Update 3 -7 .,- J July 2009 3. HOUSING CHARACTERISTICS A review of the Daily Breeze, a local community newspaper, Craig's List Los Angeles, a regional internet rental classified list, and South Bay Rentals, a rental real estate services; indicates that rental rates in El Segundo are fairly comparable to those in immediate coastal neighboring cities. A summary of these rental rate ranges is shown below in Table 3 -10, as compiled from a recent review of the three sources listed above. There are limited apartment and condominium /townhouses opportunities in El Segundo and they are more plentiful in Hermosa Beach and Manhattan Beach. In El Segundo, the available monthly rental rate range was much narrower for apartments ranging from $1,750 to $2,500 than that for Hermosa and Manhattan Beach, which together ranged from $1,000 to $4,000. For condominium and townhouses, El Segundo again had a much narrower monthly rental rate range from $1,800 to $3,500 while Hermosa Beach ranged from $1,650 and $7,900, with Manhattan Beach ranging from $1,990 to $14,000. Only one single- family listing was found available for rent from the entire survey of three listing for El Segundo with $1,995. However, Hermosa Beach rental rates were from $2,400 to $20,000 per month and Manhattan Beach rental rates were from $2,000 to $18,900. Condominium /townhouses and single - family housing units' monthly rental rates vary greatly in Hermosa and Manhattan Beach when compared to El Segundo. This is perhaps due to the variation in unit size, structure age, yard size, quality of construction and beach /view locations within Manhattan Beach and Hermosa Beach. These physical attributes vary greatly between properties in these communities. City ofEl Segundo 066 Housing Element Update 3 -8 July 2009 3. HOUSING CHARACTERISTICS Table 3 -10 Comparison of Rental Rates El Segundo and Neighboring Coastal Communities Summer 2007 Sources: DailyBregv, 9/01 /07- 9/11/07 Craig's List Los .Angeles, 9/01/07 - 9/11/07 South Bay Rentals, 09/07/07 - 09/14/07 Housing Costs and Affordability The costs of home ownership and rent can be compared to a household's ability to pay for housing, using the 2006 HUD - established Area Median Family Income (MFI) limits for Los Angeles County of $49,300. Table 3 -11 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 sold in El Segundo. It should be noted however that asking prices can often be higher than actual sales prices. With earning power to purchase a home valued up to $294,000, not even 1 and 2 bedroom condominiums and townhouses are within the range of affordability of moderate income households. At a maximum affordable purchase price of about $122,000, it is not likely that very -low income households (51% to 80% MFI) could afford even a small condominium unit. 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 City ofEl Segundo (; 6 Housing Element Update 3 -9 6 lJ July 2009 Range of Rental Costs Housing Type by Number of Bedrooms El Segundo Hermosa Beach Manhattan Beach Apartments Studios no listings $1,275 - 1,750 $975 - $2,950 1 Bedroom $1,700 $1,395 - $2,700 $1,200 to $1,995 2 Bedrooms $1,500 - $2,500 $1,975 - $2,950 $1,975 - 2,950 3 Bedrooms or more no listings $1,475 - $3.900 $4,000 Condominiums and Townhouses 2 Bedrooms $1,800 - $2,500 $1,650 - $4,500 $1,990 - $2,850 3 Bedrooms or more $3,300 - $3,500 $3,900 - $7,900 $1,900 - $14,000 Single - Family Homes $1,995 $2,400 - $20,000 $2,000 - $19,800 Sources: DailyBregv, 9/01 /07- 9/11/07 Craig's List Los .Angeles, 9/01/07 - 9/11/07 South Bay Rentals, 09/07/07 - 09/14/07 Housing Costs and Affordability The costs of home ownership and rent can be compared to a household's ability to pay for housing, using the 2006 HUD - established Area Median Family Income (MFI) limits for Los Angeles County of $49,300. Table 3 -11 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 sold in El Segundo. It should be noted however that asking prices can often be higher than actual sales prices. With earning power to purchase a home valued up to $294,000, not even 1 and 2 bedroom condominiums and townhouses are within the range of affordability of moderate income households. At a maximum affordable purchase price of about $122,000, it is not likely that very -low income households (51% to 80% MFI) could afford even a small condominium unit. 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 City ofEl Segundo (; 6 Housing Element Update 3 -9 6 lJ July 2009 3. HOUSING CHARACTERISTICS limited for lower and moderate income groups. In addition, the down payment and closing costs may still represent a significant obstacle to home purchase. In terms of rental housing costs (Table 3 -10), low- income households can afford some 1 -2 bedroom apartments in El Segundo. Very low - income households (0 -50% MFI) cannot even afford a one - bedroom apartment in El Segundo. Moderate - income households (81% -120% MFI) can afford some rental options advertised in El Segundo, with the exception of three - bedroom condominiums or single - family homes. Table 3 -11 Maximum Affordable Rent and For -Sale Housing Costs Los Angeles County -2007 Income Level Utility Allowance Max. Affordable Mo. Rent Max. Affordable Purchase Price' Very Low Income (0 -50% MFI) $30,850 $50 $771 $122,000 Low Income (51 -80% MFI) $49,360 $50 $1,234 $196,000 Moderate Income (81 -120% MFI) $74,040 $50 $1,851 $294,000 Based on ten percent down payment, 30 -year mortgage at 7.5% interest. Does not include insurance, closing costs and other fees. E. 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 Government Code § 65583 (A) (8). City ofEl Segundo 4� Housing Element Update 3 -10 U 4 8july2009 3. HOUSING CHARACTERISTICS The City does own Park Vista, a 97 -unit senior housing project developed in 1984 using City funds which is operated and regulated by the non - profit El Segundo Senior Citizens Housing Corporation. The Articles of Incorporation for the corporation require rentals in Park Visa to be rentals only to low- income seniors. Current (2007) rents are $459 for the 414 square foot efficiency units. Standard 520 square foot one - bedroom units rent for $544. There are also 6 handicap accessible, 537 square foot one - bedroom units also renting for $544. Applications for occupancy is limited to persons who are 62 years of age and older, have lived in the City for at least one year and are capable of independent living. Five percent of the applicants annual incomes and net worth combined, must not exceed $30,000 for single- person households and $35,000 for two person households. According to Park Vista managers, units in the project are in great demand. There is a three -year waiting list for occupancy. There are no other senior or senior assisted living facilities in El Segundo. City of El Segundo Housing Element Update 3 -11 j b 9 July 2009 4. SUMMARYOFHOUSING NEEDS 4. SUMMARY OF HOUSING NEEDS This section of the Housing Element summarizes the major housing need categories in the City in terms of income groups as defined by Federal and State law. These major housing needs includes the City's share the 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 4 -1, the areas of greatest housing assistance need include the following: 1. Households Overpaying for Housing — Twenty -three percent of all households in El Segundo are spending more than 30 percent of their income on housing. Households paying more than 30 percent of their income on housing are classified as overpaying by the Federal Government. Among the overpaying households in El Segundo, 57 percent were renters. Among renter households, 23.1 percent were overpaying. 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. The Community Profile documents the following groups with special housing needs: ➢ There are 532 households headed by elderly persons. Of these, 173 consist of elderly persons living alone; ➢ 1,876 Persons age 16 and over with physical disabilities; ➢ 456 Large households (households with 5 or more members); ➢ 708 Female- headed households, over half of which (393 households) included children less than 18 years of age; ➢ 13 Farm workers; ➢ 270 Extremely low- income households; and ➢ 27 U.S. military personnel 3. Age and Condition of Housing Stock — According to the 2000 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 Planning and Building Safety Department maintains statistics that identifies housing units that are in need of property maintenance or substandard. For all of 2007, 44 residential structures were identified with maintenance and structural code violations. These include properties determined to be out of compliance with the local building and municipal code, with some requiring substantial repair as well as rehabilitation. City ofEl Segundo J " Housing Element Update 4 -1 U ( OJuly2009 4. SUMMARYOFHOUSING NEEDS 4. Housing Costs and Affordability — The 2000 census reports that the median home value in the City of El Segundo was $371,900. This amount is 78 percent greater than the County- wide median of $209,300. More recent figures from Data Quick Inc., indicate that the sales price of single family homes in El Segundo has increased dramatically since the 2000 Census. The median home value in El Segundo as of Summer 2007 was $997,000 for single - family homes and $558,000 for condominiums. The summer of 2007 saw the peak of the rise in housing market prices for southern California. Recent reports reveal increasing levels of loan defaults and foreclosures which has slowed the housing sales market substantially. This condition has been exacerbated by defaults in sub -prime loans. In some neighborhoods, the values of the homes have begun to depreciate. Still, in El Segundo, single - family housing prices in the City are well above levels affordable even to moderate income households, with only 1 -2 bedroom condominiums generally priced at levels affordable to moderate income households. Apartments and condominiums provide the primary form of rental housing in El Segundo and rent for a median of $882 per month according to the 2000 Census. A recent review of local rental publications reveals that one - bedroom apartments rent around $1,700 per month and two- bedrooms rent between $1,500 and $2,500 per month. These rental rates are barely affordable to moderate income households. Very low and low- income households are priced out of the El Segundo rental market even for one - bedroom units. 5. Overcrowded Households —Household overcrowding in El Segundo is relatively nominal, with only 4.8 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. Overcrowding among renter - households was more prevalent than among owner - households, with renters comprising 85.6 percent of the City's overcrowded households. 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 completed the process of developing the Regional Housing Needs Assessment (RHNA) model for the 2006 -2014 period. RHNA figures published by SCAG identify an overall construction need for 168 new units in El Segundo. This construction need is further categorized by income level as follows: 22 extremely low income; 22 very -low income, 27 low income, 28 moderate income and 69 upper income. The City has zoning in place to accommodate up to 997 additional residential units. Over 420 potential units would be multi - family units at densities of 18 -27 units per acre. However, it was determined, using historical residential development records between 2000 and 2006 that the actual total construction expected would be no greater than 401 total units and 246 multiple family units. City ofEl Segundo Housing Element Update 4 -2 ` j Ju1y2009 4. SUMMARYOFHOUSING NEEDS Table 4 -1 Summary of Existing and Projected Housing Needs Overpaying Households Special Needs Groups Total 1,641 Elderly Households 532 Renter 945 Elderly Living Alone 173 Owner 696 Disabled Persons 1,876 Large Households 456 Female Headed Households 575 w /Children 393 Farm Workers 13 Extremely Low - Income 270 Military Personnel 1 27 Units in Need of Repair Housin Construction Need: 2006 - 2014 Total 44 Total Construction Need 168 Substandard, Low Extremely Low Income 22 Maintenance and Needing Very Low Income 22 Rehabilitation Low Income 27 Moderate Income 28 Upper Income 69 Note: Special needs figures cannot be totaled because categories are not exclusive of one another. Sources: U.S. Department of Commerce, Bureau of the Census, 2000 Report; El Segundo Planning and Building Safety Department; SCAG 2006 Regional Housing Needs Assessment. City ofEl Segundo Housing Element Update 4 -3U r y July 2009 5. HOUSING CONSTRAINTS 5. HOUSING CONSTRAINTS Market conditions, environmental conditions, and governmental programs and regulations affect the provision of adequate and affordable housing. Housing Element law requires a city to examine potential and actual governmental and non - governmental constraints to the development of new housing and the maintenance of existing units for all income levels. Market, governmental, and environmental constraints to housing development in El Segundo are discussed below. A. MARKET CONSTRAINTS 1. Construction Costs Together, the cost of building material and construction labor are the most significant cost components of developing residential units and act as a constraint on the construction of affordable housing. In the current southern California market, for example, construction costs are estimated to account for upwards of 50 percent of the sales price of a new home. Typical construction costs for a standard quality single - family home built in the Los Angeles area is estimated to be $114 dollars per square foot. Typical construction costs for standard quality apartment /condominiums are estimated to be $129 dollars per square foot. Variations in the quality of materials, type of amenities, labor costs and the quality of building materials could result in higher or lower construction costs for a new home. Pre- fabricated factory built housing, with variation on the quality of materials and amenities may also affect the final construction cost per square foot of a housing project. Furthermore, the unit volume - that is the number of units being built at one time - can change the cost of a housing project by varying the economies of scale. Generally, as the number of units under construction at one time increases, the overall costs decrease. With a greater number of units under construction, the builder is often able to benefit by making larger orders of construction materials and pay lower costs per material unit. Density bonuses granted to a project can serve to reduce per unit building costs and thus help mitigate this constraint. The granting of a density bonus provides the builder with the opportunity to create more housing units and therefore more units for sale or lease than would otherwise be allowed without the bonus. Since greater units can potentially increase the economy of scale, the bonus units could potentially reduce the construction costs per unit. This type of cost reduction is of particular benefit when density bonuses are used to provide affordable housing. Allowances for manufactured housing in residential zones also addresses housing cost constraints by avoiding the use of costly building materials and construction techniques that can drive up the costs of housing. 2. Land Costs The price of raw land and any necessary improvements is a key component of the total cost of housing. The diminishing supply of land available for residential construction combined with a fairly steady demand for such development has served to keep the cost of land high and rising in southern California. In addition, the two factors which most influence land holding costs are the interest rate on acquisition and development loans, and government processing times for plans and permits. The time it takes to hold land for development increase the overall cost of the project. City ofEl Segundo Housing Element Update 9 -1 �{ July2009 5. HOUSING CONSTRAINTS This cost increase is primarily due to the accruement of interest on the loan, the preparation of the site for construction and processing applications for entitlements and permits. Due to its desirable location, land costs in El Segundo are high, but not as high as land costs in neighboring cities such as Manhattan Beach. Nevertheless, high land costs in this area of the South Bay are a constraint to the construction of affordable housing. Options available to address this constraint include, without limitation, the application of density bonuses, assistance in the write down of land costs, and the timely processing of permits for new residential construction. 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. Jurisdictions can, however, offer interest rate write- downs to extend home purchasing opportunities to a broader economic segment of the population. In addition, government insured loan programs may be available to reduce mortgage down payment requirements. Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information on the disposition of loan applications and the income, gender, and race of loan applicants. As shown in Table 5 -1, "Disposition of Conventional Loans- Los Angeles -Long Beach — Glendale Metropolitan Statistical Area" in 2006, there were 273,767 households applied for conventional mortgage loans to purchase homes in the region. Fifty -one (51) percent of the applications were originated (approved by lenders and accepted by applicants) and 23 percent were denied. The remaining 25 percent were withdrawn, closed for incompleteness, or not accepted by the applicants. Table 5 -1 Disposition of Conventional Loans Los Angeles -Long Beach - Glendale Metropolitan Statistical Area 2006 Applicant Income Home Purchase Loans Home Improvement Loans Total % % % Total % % % Appl'ns Originated Denied Other AppPns Originated Denied Other Low Income 3,533 28.8% 33.3% 37.9% 6,828 38.0% 56.7% 52.6% (< 80% MFI) Moderate 10,220 44.8% 25.8% 29.5% 11,886 47.4% 37.9% 20.0% Income (80-119% MFI) Upper 260,014 52.2% 22.8% 25.0% 49,276 50.2% 26.2% 23.6% Income >= 120% MFI) Total 273,767 51.6% 23.1% 25.3% 67,990 48.5% 30.0% 21.1% City ofEl Segundo Housing Element Update 5 -2 'f July 2009 5. HOUSING CONSTRAINTS Source: Home Mortgage Disclosure Act (HMDA) data for 2006 for the Los Angeles -Long Beach - Glendale Metropolitan Statistical Area. Overall, home improvement loans had lower approval rates. In 2006, 67,990 households in the region applied for home improvement loans. Just under half (48.5 percent) were approved, indicating the continued need for City assistance in providing rehabilitation loans. B. ENVIRONMENTAL CONSTRAINTS As a 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, a United States Air Force Base, chemical production and corporate research and supporting office, as well as retail commercial, restaurants, and hotels. The development invested in these properties is substantial, making conversion to residential uses economically infeasible. When sufficient amounts of these properties have become available for 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 boundaries of the City are particularly subject to these impacts. The Circulation, Air Quality, and Noise Elements of the City's General Plan all contain policies that seek to minimize the negative effects upon these residential areas, and help ensure the protection of area residents. Many of the industries operating in El Segundo use hazardous materials in their operations and have sites that are contaminated by toxins. Since heavy industry is 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. C. GOVERNMENTAL CONSTRAINTS Housing affordability is affected by factors in both the private and public sectors. In the public sector, additional city government requirements can contribute to the reduction of the affordability and availability of new housing although the intent of local legislative action is to maintain or improve the quality of life within a community. Necessary land use controls, site improvement requirements, building codes, fees, and other local programs intended to improve the urban environment can add cost and perhaps time delays to the construction of new housing projects. However, this only becomes a constraint when the goal of the developer is to build truly affordable housing. In recent years, under pressure from the building industries, local municipalities have City ofEJ Segundo Housing Element Update 9 -3 r F7 J July 2009 5. HOUSING CONSTRAINTS made attempts at streamlining the permitting process without gutting the effectiveness of the development requirements that protect the public interest. Even if their projects come in under budget, most builders set sales prices or rental rates to the highest level that the market will bear; a private sector market constraint. For market rate housing, any private or public sector constraints come out of builder's development budgets and profits. 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 location, amount and distribution of land to be allocated for various land uses within the City. The City of El Segundo General Plan and ESMC provide for a range of residential land use development densities as follows: a) Single - Family Residential (R -1) (8 du /ac) — a maximum of one dwelling unit per parcel with a minimum parcel size of 5,000 square feet. A second dwelling unit is permitted when the side lot line forms a common boundary with the side yard abutting lots zoned for R -3, P, C -RS, C -2, C -3, CO, or MU. In no case shall an R -1 property proposed to be used for a second dwelling unit consist of more than one lot nor be more than fifty feet (50') wide. b) Two -Fam& Residential (R -2) (12 du /acre) — up to 2 units per lot with a minimum of 7,000 square feet required per lot. Lots less than 4,000 square feet may have only one dwelling unit. Third and /or fourth units are permitted where the side yard of an R -2 property is adjacent property in the C -RS, C -2, C -3, CO, MU -N, MU -S, M -1, and M -2 zones, but in no case shall consist of more than one lot, exceed a density of 12 units per acre, or have less than 3,500 square feet of lot area per unit. c) Multi- Family Residential (R -3)(18 du /acre. 27 du /acre) — multifamily residential with up to 27 dwelling units per acre. On property of 15,000 square feet or less, one unit for every 1,613 square feet is allowed. A fraction of a lot greater than 1,075 square feet will allow an additional unit. On property greater than 15,000 square feet in size, one unit for every 2,400 square feet of lot area is allowed. A fraction of a lot greater than 1,603 square feet will allow an additional unit. d) Neighborhood Commercial (C -2) - residential uses as an accessory use on the floor above street level only, above a ground floor use, with a maximum density of 10 units per acre. e) Downtown Commercial (C -RS) — residential uses as an accessory use on the floor above street level only, above a ground floor use, with a maximum density of 10 dwelling units per acre. City ofEl Segundo r� Housing Element Update 5 -4 0 10' Ju1Y2009 5. HOUSING CONSTRAINTS f) Downtown Specific Plan (DSP) — The DSP consists of 25.8 acres. The majority of the lots within the DSP are 25 -feet wide by 140 -feet deep and 3,500 square feet in area. As of Year 2000, there were approximately 82 residential units in the DSP area. The DSP does not permit the development of any new residential units except owner and /or tenant occupied units at the ratio of one per legal building site or business establishment (whichever is greater) up to a density of 10 dwelling units per acre (above ground floor commercial use). g) Medium Manufacturing GAU - caretaker units at the ratio of one per legal building site or business establishment (whichever is greater) up to a density of 10 dwelling units per acre (above ground floor manufacturing use). h) Small Business (SB) — caretaker units at the ratio of one per legal building site or business establishment (whichever is greater) up to a density of 10 dwelling units per acre (above ground floor business use). i) Medium Density Residential (MDRl In addition to the residential categories described above, the MDR zone is used as a type of "floating zone" which can be activated within certain areas of the Smoky Hollow Specific Plan and used in place of the base zone regulations. This zone allows densities ranging from 18 to 27 units per acre with common open space areas while sustaining residential and supporting commercial uses in the Specific Plan area. Additionally, this zone allows live /work dwelling units for artists, artisans, and industrial design professionals with densities ranging from 18 to 27 units. j) Planned Residential Zone (!!RD) - An additional residential designation, the PRD zone, 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. Multifamily units are by far the most common residential uses 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 Land Use Element of the General Plan, amended in 1992, documents the residential build out in the City at 7,674 residential units. By 1998, it was estimated that there were 7,340 residential units, 334 units less than the projected build -out. These figures include vacant residential land and underdeveloped land. By 2007, the California Department of Finance estimated that a total of 7,357 residential units existed in the City which is 317 units less than the 1992 General Plan build -out projection and 17 units above the 7,340 residential units existing in 1998. City ofEl Segundo Housing Element Update 5 -5 y ..July 2009 t 5. HOUSING CONSTRAINTS 2. Vacant and Underutilized Land There is very little vacant residential land available in the City. This is a significant constraint to the development of new housing within the City. Another constraint to the development of additional residential units can occur on underdeveloped properties, and particularly on R -3 and other multiple - family zoned properties. The economy of land value and the cost of new construction can limit what a property owner can do on an underdeveloped property. Even with the 27 units per acre permitted by the El Segundo Municipal Code, recycling and redevelopment can be difficult. For the Housing Element Update, vacant single - family zoned parcels were identified and inventoried to determine the number of single- family dwellings that could be built. If a parcel was more than twice the minimum lot size required for a single - family dwelling (5,000 square feet), additional unit capacity was counted. Furthermore, where a single - family residential property qualified for a "second unit," that unit was added to the total unit capacity count. Only 31 vacant residential parcels were found in the City. Although this is a major constraint to the development of housing, the ESMC provides additional capacity within the R3 zone, and in other selected non- residential zones. The El Segundo Municipal Code allows residential uses in five non - residential zones: the Neighborhood Commercial (C -2) Zone, the Downtown Commercial (C -RS) Zone, the Downtown Specific Plan (DSP) Zone, the Small Business (SB) Zone, and the Medium Manufacturing (MM) Zone. The C -2, C -RS and DSP zones allow residential units only above ground floor commercial uses. Residential units in the SB and MM zones are permitted only as caretaker units. These provisions of the ESMC adds significantly to the overall residential capacity of the City. Finally, there is the Imperial School Site, an excess school district property, that is zoned Planned Residential Development (PRD) Zone. Under the PRD zoning this property can accommodate up to 65 new residential units. All of the units from each parcel were totaled by category to determine the overall residential unit capacity in the City. The method used to determine the 1992 General Plan build -out estimate was based upon the gross acreage for each residential land use category and calculated as a whole to determine the residential development capacity for the City. This method, although simpler, uses a broad instrument that is not capable of measuring the nuances of constraint and opportunities that occur at the parcel level. The results of the current parcel inventory (See Appendix A), found a residential unit capacity quite different from the 1992 amended Land Use Element of the General Plan. From this survey it was determined that, under the current zoning regulations, there would be a net new residential capacity of 523 units. This includes potential new residential units on residential and non - residential zoned parcels. Furthermore, it was projected that 401 residential units could be built by 2014 leaving a 596 unit residential capacity and a total City -wide housing unit capacity of 8,354 units. City of El Segundo Housing Element Update 5 -6 7 8 July 2009 5. HOUSING CONSTRAINTS 3. Residential Development Standards The City's residential development standards are within and typical of the range of standards of other nearby cities. The density, setback, and other standards regulating residential development within the City are in concert with those being used by other surrounding municipalities. The ESMC limits all residential building heights to 26 feet and two stories. Residential development standards for the City of El Segundo are as summarized below in Table 5 -2. Table 5 -2 Residential Development Standards Source: City of El Segundo Zoning Ordinance, December 2007. Notes: (1) .Lot coverage permitted varies according to specific conditions on the site. (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.). The ESMC requires covered parking for each housing type as follows: 1. Single - family dwelling - fully enclosed two -car garage for each home; 2. Two - family dwelling - fully enclosed two -car garage per unit; 3. Multiple - family dwelling - covered two -auto structure per unit, enclosed on three sides. Multiple - family dwellings include condominiums and townhouses. City ofEl Segundo 5-7 2009 Housing Element Update 5 -7 I � .� Y Min. Min. Min. Min. Zoning Lot Front Rear Side Max. Parking Max. Lot Area Setback Setback Setbacks Height Requirements Coverage R -1 5,000 22 ft./ 5 ft. 3 - 5 ft. 26 ft./ 2 spaces /unit 35 - 60 %' s.f. 30 ft. 10% 2 Story & 1 additional total Modulation space for du when Required >3,000 sf' combined with rear and R -2 7,000 20 ft. 5 ft. 3 - 5 ft. 26 ft./ 2 spaces /unit 50% s.f. 10% 2 Story & 1 additional space for du >3,000 sf' R -3 7,000 15 ft. 10 ft. 3 - 5 ft. 26 ft. 2 spaces /unit 53% s.f. 10% & 2 visitor z,3 spaces Source: City of El Segundo Zoning Ordinance, December 2007. Notes: (1) .Lot coverage permitted varies according to specific conditions on the site. (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.). The ESMC requires covered parking for each housing type as follows: 1. Single - family dwelling - fully enclosed two -car garage for each home; 2. Two - family dwelling - fully enclosed two -car garage per unit; 3. Multiple - family dwelling - covered two -auto structure per unit, enclosed on three sides. Multiple - family dwellings include condominiums and townhouses. City ofEl Segundo 5-7 2009 Housing Element Update 5 -7 I � .� Y 5. HOUSING CONSTRAINTS 4. Provisions for a Variety of Housing Types Housing element law requires jurisdictions to identify available sites in appropriate zoning districts with development standards that encourage the development of a variety of housing types for all income levels, including multi - family rental housing, factory -built housing, mobile homes, emergency shelters, and transitional housing. The following paragraphs describe how the City provides for these types of housing: Multi- Family Rental Housing: Multiple - family housing is the predominant dwelling type in the City, comprising close to 53 percent of the total housing units. The total number of multi- family housing units has increased over the last seven years as single and two family homes in the Multiple Family Residential (R -3) Zone, are raised to make way for the development of new multiple- family units in two -story apartment buildings. 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); Medium Density Residential (MDR), and in the Smoky Hollow Specific Plan (SHSP) area. Mobile Homes/ Manufactured Housing: The City provides for mobile or manufactured homes within its residential zoning districts if they meet specific standards. Both mobile homes and manufactured housing units must be certified according to the National Manufactured Housing Construction and Safety Standards Act of 1974, and cannot have been altered in violation of applicable 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 regulations provide 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 ESMC 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; 0 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); and j) M -2, Heavy Industrial (Two - family residential only) City ofEl Segundo Housing Element Update 9 -8 Ur, 0 July 2009 5. HOUSING CONSTRAINTS 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 before 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 ESMC does not define or specifically allow for, or prohibit these types of facilities. Programs have been included in this Housing Element in which the City will modify its zoning regulations to principally permit transitional and supportive housing in a multifamily residential zone, and emergency shelters as a permitted use in two industrial zones in the City. Housing for the Disabled: The City of El Segundo seeks to provide housing for special needs groups, including housing for the disabled. The Building Safety Department implements the provisions of the Americans with Disabilities Act (ADA) in their routine application and enforcement of building code requirements. Additionally, a program has been included in this Housing Element that requires the City to adopt a "reasonable accommodation" ordinance addressing the housing needs of the disabled. 5. Development Entitlement Fees The City collects various fees from developers to cover the costs of processing permits and providing necessary services and infrastructure. Fees are typically collected upon filing of an application for development projects that require discretionary approval. Development in Single Family Residential (R -1), Two Family Residential (R -2) and Multi - Family Residential (R -3) Zones does not require entitlements except for subdivisions of land and for residential condominiums. Table 5 -3 provides a listing of development entitlement fees the City of El Segundo charges for residential development. Entitlements and fees for those entitlements, other than for subdivisions of land and condominiums, are limited primarily to the Planned Residential Development (PRD), Small Business (SB), Medium Manufacturing (MM) and Medium Density Residential (MDR) Zones. 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. The fees listed in Table 5 -3 are those entitlement fees which are typically charged for residential development. City of El Segundo 0 8 1 Housing Element Update 5 -9 July 2009 5. HOUSING CONSTRAINTS Table 5 -3 Plar►nina Ftitith-ment FPPC Fee Type Amount Planned Residential Development (PRD) Cost is based on Zone Precise Plan Review hourly charge for Libra staff time Subdivision (Condominiums or Division of $4,475 to $4,845 Land Conditional Use Permit (For Use of Vehicle $6,855 Lifts to Comply with Parking Standards in R- 1 & R -2 Zones Smoky Hollow Site Plan Approval (SM, MM, $2,080 — $4,180 and MDR Zones Appeals $1,100 to $1,550 Source: City of El Segundo Planning Division, January 2009 6. Development Impact Fees Development impact fees are also collected for development projects. Most are collected at the time the City issues certificates of occupancy. For example, for any new construction greater than 500 square feet there is a school fee collected. However, there are no "Quimby" (parkland dedication), art or childcare fees required for any new development projects. Impact fees charged by the City (fire, police, library and traffic) are required for new and expanded development and the fees must be paid before the City issues a certificate of occupancy. These fees are shown in Table 5- 4. Refuse collection is free for single - family residences; however there is a fee for all other uses. Residents are charged a utility users tax (electric, gas, phone and water). Table 5 -4 Development Impact Fees Fee Type Amount Fire $.14 per s . foot' Police $.11 p er s . foot' Libra $.03 p er s . foot' Traffic Congestion Mitigation Fee $63 -$105 per d.uz 'Cost per square -foot of residential construction (single and multi - family) 2Single- family residential (Zone 2): $105 /unit; Zone 3: $116 /unit Multi - family residential (Zone 2): $63 /unit; Zone 3: $69 /unit Source: City of El Segundo Planning Division, May 2009 City ofE1 Segundo Housing Element Update 9 -10 r p July 2009 5. HOUSING CONSTRAINTS 7. Building Codes and Enforcement In addition to land use controls, local building codes affect the cost and quality of construction of new housing units. El Segundo has adopted the California Building Standards of the International Code Conference (ICC) which establish minimum construction standards. These minimum standards cannot be revised to be less stringent without sacrificing basic safety considerations and amenities. No major reductions in construction costs are anticipated through revisions to local building codes. 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 Planning and Building Safety Department. The Planning Division enforces zoning regulations. 8. Local Processing and Permit Procedures Generally, local processing times are quite comparable to those experienced in neighboring communities. Currently it takes approximately 2 to 8 weeks to review and process non - discretionary plans. Minor permits are issued in a much shorter time frame including "over- the - counter" approval and permit issuance for small interior and exterior alterations and the installation of household utilities such as water heaters. Additionally, the City allows the issuance of separate grading and foundation permits before it issues building permits. Plans can be submitted to plan check before the Planning Commission and City Council approval of the project with an "at risk" letter. Planned Residential Developments (PRD) are processed within 4 to 8 months. Appeals of Planning Commission decisions require City Council approval. City Council approval is required for zone changes, general plan amendments, specific plan amendments, zone text amendments and development agreements. City ofE1 Segundo �1 8 3 July 2009 Housing Element Update 5 -11 6. HOUSING OPPORTUNITIES 6. HOUSING OPPORTUNITIES This section of the Housing Element evaluates the potential for additional residential development that could occur in El Segundo, and discusses opportunities for energy conservation in residential development. A. AVAILABILITY OF SITES FOR HOUSING An important component of the El Segundo Housing Element is the identification of sites for future housing development, and an evaluation of the adequacy of those sites in fulfilling the City's share of regional housing needs. To accomplish this, all city parcels were surveyed to determine their development capacity. Each was analyzed in light of the development standards for its respective zoning designation. The survey resulted in the identification of the number of residential units permitted on each site as established by the maximum allowable densities in the Land Use Element of the General Plan. The sites with the potential for additional residential units were highlighted, and identified as vacant or underdeveloped. There are ten zoning districts that correspond to land use designations in the General Plan. The zones in which housing is permitted are: the Single- Family Residential Zone (R -1), including the second unit provision for the Single Family (R -1) Zone; the Two - Family Residential (R -2) Zone, including the additional unit provision of the Two - Family Residential (R -2) Zone; the Multi Family Residential (R -3) Zone; the Planned Residential Development (PRD) Zone; the Medium Density Residential (MDR) Zone; the Downtown Specific Plan (DSP) Zone; the Small Business (SB) Zone; Neighborhood Commercial (C -2) Zone, Downtown Commercial (CR -S) Zone, and the Medium Manufacturing (MM) Zone. Residential Densities Each zoning district that permits residential development has development standards that dictate the maximum residential density permitted. These standards, together with existing General Plan policies, establish the location, amount and distribution of land to be allocated for various land uses within the City. The City of El Segundo General Plan and ESMC provide for a range of development densities as follows: 1. Single - Family Residential (R -1) (8 du /ac) — a maximum of one dwelling unit per parcel with a minimum parcel size of 5,000 square feet. A second dwelling unit is permitted when the side lot line forms a common boundary with the side yard abutting lots zoned for R -3, P, C -RS, C -2, C -3, CO, or MU. In no case shall an R -1 property proposed to be used for a second dwelling unit consist of more than one lot nor be more than fifty feet (50') wide. 2. Two - Family Residential (R -2)(12 du /acre) — up to 2 units per lot with a minimum of 7,000 square feet required per lot. Lots less than 4,000 square feet may have only one dwelling unit. City of El Segundo Housing Element Update 6 -1 C-84 j*2009 6. HOUSING OPPORTUNITIES Third and /or fourth units are permitted where the side yard of an R -2 property is adjacent property in the C -RS, C -2, C -3, CO, MU -N, MU -S, M -1, and M -2 zones, but in no case shall consist of more than one lot, exceed a density of 12 units per acre, or have less than 3,500 square feet of lot area per unit. 3. Multi -Family Residential (R -3) (18 du /acre. 27 du /acre) - multifamily residential with up to 27 dwelling units per acre. On property of 15,000 square feet or less, one unit for every 1,613 square feet is allowed. A fraction of a lot greater than 1,075 square feet will allow an additional unit. On property greater than 15,000 square feet in size, one unit for every 2,400 square feet of lot area is allowed. A fraction of a lot greater than 1,603 square feet will allow an additional unit. 4. Neighborhood Commercial (C -2) - residential uses as an accessory use on the floor above street level only, above a ground floor commercial use, with a maximum density of 10 dwelling units per acre. 5. Downtown Commercial-(C--RS) - residential uses as an accessory use on the floor above street level only, above a ground floor commercial use, with a maximum density of 10 dwelling units per acre. 6. Downtown Specific Plan (DSP) - The DSP consists of 25.8 acres. The majority of the lots within the DSP are 25 -feet wide by 140 -feet deep and 3,500 square feet in area. As of Year 2000, there were approximately 82 residential units in the DSP area. The DSP does not permit the development of any new residential units except owner and /or tenant occupied units at the ratio of one per legal building site or business establishment (whichever is greater) up to a density of 10 dwelling units per acre (above ground floor commercial use). 7. Medium ManufacturinglMM) - caretaker units at the ratio of one per legal building site or business establishment (whichever is greater) up to a density of 10 dwelling units per acre (above ground floor manufacturing use). S. Small Business (SB) - caretaker units at the ratio of one per legal building site or business establishment (whichever is greater) up to a density of 10 dwelling units per acre (above ground floor business use). 9. Medium Density Residential (MDR I In addition to the residential categories described above, the MDR zone is used as a type of "floating zone" which can be activated within certain areas of the Smoky Hollow Specific Plan and used in place of the base zone regulations. This zone allows densities ranging from 18 to 27 units per acre with common open space areas while sustaining residential and supporting commercial uses in the Specific Plan area. Additionally, this zone allows live /work dwelling units for artists, artisans, and industrial design professionals with densities ranging from 18 to 27 units per acre. City of El Segundo 08- Housing Element Update 6 -2 Ju1y2009 6. HOUSING OPPORTUNITIES 10. Planned Residential Zone (PRD) - An additional residential designation, the PRD zone, 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. Vacant and Underutilized Land Inventory Methodology Housing Element law requires that local jurisdictions revising their housing elements conduct a comprehensive inventory of sites to determine the maximum housing capacity of the city and to assess the number of additional units that could be built within the current planning period. To complete this analysis, the zoning districts where housing units are permitted were identified (See Figure 6 -1). The property within each zone was then examined to determine whether it was vacant, underdeveloped, or built out. Finally, the permitted densities were applied to the vacant and under- developed sites to calculate their residential development potential. City oPEI Segundo Housing Element Update 6 -3 U 6 July 2009 f 1 _ �- I lr 7�iTj L 11 1111 A �_I ffi 6. HOUSING OPPORTUNITIES T7_ _ J RESIDENTIAL OPPORTUNITY AREAS RESIDENTIAL COMMERCIAL INDUSTRIAL OVERLAY DISTRICTS SPECIFIC PLAN DISTRICTS Q Single Famiy Residential (P-i) Q Down rwn Commercial (C -RS) ® Small Business (SB) Q GRAND MENUE COMMERCIAL (CAC) Q Dmvnmwn Specific Plan (DSP) QTwo- FamiyResioertial(R -2) 0NeiytoomoodCommerciN(G2) MedtimManufacturnng (MM ) ®NEDIUMDENSTVRESIDENTIAL(MDR) j.'.DOWNTOWNSPECIFIC PLAN BOUNDARY Mdl Family Residential (R -3) ©SMOKEY HOLLOW BOUNDARY Q Planned Residertial Dev (PRD) CITY BOUNDARY Medwm Densty Residential (MDR) i City of El Segundo RESIDENTIAL OPPORTUNITY AREAS (ZONE DISTRICTS THAT PERMIT RESIDENTIAL UNITS) City ofEl Segundo Housing Element Update 6 -4 g I '7 July 2009 .. � 6. HOUSING OPPORTUNITIES An inventory of parcels in the City was conducted using the following methodologies and resources: 1. A windshield field survey was conducted to physically identify the development status of each parcel; 2. The City's GIS mapping system was used to confirm the development potential on each site that could not easily be determined by the windshield field survey; 3. Building Safety Division property data files were reviewed to verify the number of legal units on parcels; 4. The El Segundo Municipal Code and General Plan were reviewed to determine the maximum unit potential with the application of typical site development standards. Survey information was collected for each zoning district in which residential units are permitted and recorded on spreadsheets. City staff determined that two major categories of residential properties had to be evaluated, which included vacant parcels and under developed parcels. Vacant Parcels In order to evaluate the potential for additional dwellings within the City, staff located and recorded all of the vacant residentially -zoned properties known to exist in the City. It was determined that all of the vacant parcels are located in the Single - Family Residential (R1) Zone. The vacant single - family residential parcels were identified and measured for total square footage for each property. Where the square footage of a particular parcel exceeded 5,000 square feet (the minimum lot size in the R -1 Zone district is 5,000 square -feet) the survey team calculated the number of 5,000 square -foot parcels that could be created. Each additional 5,000 square feet of lot area was counted as one additional single - family unit, so long as the additional area met the parcel configuration standards prescribed by the El Segundo Municipal Code. Underutilized Properties Most of the potential housing development capacity for the City was determined to be from underutilized parcels in multi - family zoned districts. Underutilized residential properties represent the area of greatest growth potential in the City. Underutilized properties were identified by zoning district as follows: Single Family Residential (R -1) — those properties with a long side yard abutting a higher intensity zoned parcel are permitted to be developed with second units that must to be built under very specific development and design standards. Two Family (R -2) — Many of theses properties were found to have only one housing unit on- site. Many of these properties had sufficient space and adequate dimensions to be eligible for a second unit. In addition, the R -2 development standards of the Municipal Code permit R -2 zoned properties to have two accessory units above the two units permitted by right, provided that they meet the applicable development standards. Multifamily (R -3) These properties have the greatest potential for providing additional housing units. Each R -3 zoned property was surveyed to determine whether it is "built- City ofEl Segundo Housing Element Update 6 -9 �} ( 8 Julv2009 6. HOUSING OPPORTUNITIES out." Those that did not appear to be built -out were identified and analyzed for the number of potential future units that could be constructed. Staff was able to determine the additional number of units that could be built at each identified underdeveloped parcel. Staff lowered the estimated dwelling unit maximum by 50% of the gross housing unit capacity to provide a conservative but realistic assessment of the number of parcels that would support additional capacity either by infill development or recycling of existing development. See Table 6 -1 In addition to the foregoing, the El Segundo General Plan designates the 5.7 -acre former Imperial School site as Planned Residential Development, the only location at which this land use district occurs. This mixed density residential designation is intended to encourage design flexibility and provide 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. Residentially underutilized parcels were also discovered throughout the City in non - residential zones. These non - residential zones include the Neighborhood Commercial (C -2) Zone, Downtown Commercial (C -RS) Zone, Downtown Specific Plan (DSP) Zone, Small Business (SB) Zone, and the Medium Manufacturing (MM) Zone. The SB and MM zoning districts allow the development of caretaker units at a ratio of one per legal building site or business establishment whichever is greater, as long as two (2) on -site parking spaces are provided for each dwelling unit. Using GIS aerial and zoning maps, staff surveyed each legal building site and business establishment. Staff was also able to determine which properties had already been developed with a caretaker unit. All of the remaining legal building sites then became eligible for one caretaker unit. The C -2, C -RS and DSP zoning districts allow one dwelling unit per lot above ground floor commercial only. Staff was able to determine which properties had already been developed and identified the remaining legal building sites eligible for a residential unit. The City has adopted a specific plan for the area known as Smoky Hollow located north of the Chevron Refinery, across El Segundo Boulevard. This area permits primarily light industrial uses. The Plan designated 14 acres formerly developed with light industrial uses for transition to medium density residential (18 du /acre). Since adoption of the Specific Plan, three residential projects have been developed. They are the Grand Tropez with 88 units, and two other developments located at the northwest corner of Grand and Kansas, and 1225 East Grand, containing 27 units and 9 live /work units, respectively. The remaining 6.8 acres are developed with commercial and industrial uses. The remaining capacity to build additional units within the Specific Plan area is not anticipated to occur during the next planning period. The Regional Housing Needs Assessment (RHNA) allocation for the City of El Segundo is 168 housing units. This includes 44 units for very low- income households, 27 units for low- income households, 28 units for moderate - income households, and 69 units for upper income households. The City's residential sites inventory analysis indicates the potential for 523 net new units in the City based on existing zoning and General Plan designations and utilizing the methodology described above to determine actual net new units that could potentially be produced for this same planning period. See Table 6 -1, below. City oFEI Segundo Housing Element Update 6 -6 089 July 2009 6. HOUSING OPPORTUNITIES Table 6 -1 Vaunt and Under Utilized Parcel Inventory Summarvt City ofE1 Segundo Housing Element Update 6 -7 O1u1y2009 Governmental Physical /Infrastructure Zone Districts Number of Parcels Projected Units Constraints; Constraints4 Under Vacant Developed Acres Gross Nett Residential R -1 Single Family 11 0 3.0 21 15 1 home per 5,000 Limited number of square foot parcel vacant parcels R -1 Second Units 0 17 7.8 109 19 1 second unit per Size and configuration of parcel parcels R -2 Two Families 0 125 16.2 250 125 2 units per 7,000 Size and configuration of square foot parcel parcels R -2 3rd & 4d, 0 0 0 0 0 Only permitted No R -2 parcels are Units' adjacent to high located adjacent to intensity zone higher intensity zones districts R -3 Multiple 6 154 25.7 573 273 Limited to 18 — 27 Size and configuration Family units per acre of parcels PDR Planned 1 0 5.6 65 65 A Planned Unit Parcel sizes Development Development (see (Imperial School plans) Res. Totals 18 296 58.3 1,018 497 N/A N/A Non -Res Zones6 SB Small 0 112 N/A 112 11 One caretaker unit None Business per parcel /business C -2 0 21 N /A 21 2 One unit limited number of Neighborhood Per parcels zoned Commercial Budding Site C -2 DSP 0 59 N/A 59 6 One Unit None Downtown Per Specific Plan Building Site MM- Medium 0 74 N /A 74 7 One caretaker None Manufacturing Unit per parcel/business Smoky IIollow 0 0 14 0 0 N/A Residential portion Specific Plan built -out Totals 1 0 266 14 266 26 N/A I N/A City ofE1 Segundo Housing Element Update 6 -7 O1u1y2009 6. HOUSING OPPORTUNITIES lTable 6 -1 is a summary of the results of the parcel- specific inventory of vacant and underutilized lots in the City, which is included in 'appendix A. As such it is intended for informational purposes only and not to satisfy the requirements of Chapter 724, amended (AB 2348). The reader is directed to r1 pendix A for the parcel-specific detailed inventory of land' for future residential development that complies with Section 65583.2 (6) of the Government Code. 2Net projected units refers to the number of units that could realistically be developed in the zone after compliance with the site development standards of the applicable zone. Those standards are described in Chapter 5 of this element. 3Governmental constraints are discussed in Chapter 5 of this element. 4Physical and infrastructure constraints %picall consists of constraints that would prevent the achievement of the net new number of units described in this chart. That would include the inability to serve the identified arcels with City service and utilities, including water, sewer, and electrical and other utilities. With the exception of the number of parcels available, parcel sizes and configuration issues, there are no such environmental (infrastructure - related) constraints on residential development in the City. 'The R -2 Two Family zone permits additional units (including 3 or more units) under limited circumstances, such as on R -2 zoned parcels located adjacent to higher intensity residential and commercial zones. Currently, there are no such parcels that are either vacant or underutilized in the City. 'Residential uses in non - residential zones consist of caretaker units with one care -taker unit permitted per parcel /business. The City estimates that the future construction of caretaker units in the City will be limited to approximately 10% of all such parcels /businesses that could potentially accommodate caretaker units. City ofE1 Segundo Housing Element Update 6 -8 091 July 2009 6. HOUSING OPPORTUNITIES Regional Housing Needs Assessment As indicated in Chapter 1, the Regional Housing Needs Assessment (RHNA) allocation for the City of El Segundo for the 2006 - 2014 planning period is 168 units. The allocation for these units by income category are as follows: 44 units for very -low income households, 27 units for low- income households, 28 units for moderate - income households, and 69 units for above - moderate income households. The City facilitated the construction of 25 units during the second half of 2005 and 13 units during 2006, totaling 38 units, which can be credited toward the above moderate income requirements for the 2006 -2014 planning period. Based on the results of the vacant and underutilized land inventory, there is sufficient development capacity on vacant and underdeveloped parcels to produce an additional 497 units in residential zoning districts and 26 additional units in non - residential zoning districts in the City. Additional residential units in residentially zoned areas of the City largely include second dwelling units in R -1 zone district, and in -fill units in the City's R -2 Two Family and R -3 Multifamily zone districts. Additional residential units in non - residentially zoned areas of the City include caretaker units in the Neighborhood Commercial (C -2), Small Business (SB) and Medium Manufacturing (MM) zones and residential uses above ground floors in the Downtown Specific Plan (DSP) and the Downtown Commercial (C -RS) Zones. Many of the units described above are anticipated to be available to satisfy only the City's moderate - income and above - moderate income housing needs. However, opportunities for both low- income and very -low income housing units to be constructed are available in the R1 zone district where second units are proposed. Another area in which the potential for the development of units affordable to low- income and very -low income households exists is the Downtown Specific Plan area, where affordability requirements can be implemented in conjunction with the planned introduction of a density bonus program, or in conjunction with various other programs described in Chapter 8 of this Housing Element. B. OPPORTUNITIES FOR ENERGY CONSERVATION As residential energy costs rise, increasing utility costs reduce the affordability of housing. The City has many opportunities to directly affect energy use within its jurisdiction. 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. City ofEl Segundo Q 7 Housing Element Update 6 -9 J (. July 2009 6. HOUSING OPPORTUNITIES In turn, the home building industry must comply with these standards while localities are responsible for enforcing the energy conservation regulations. Some additional opportunities for energy conservation include various passive design techniques. Among the range of techniques that could be used for purposes of reducing energy consumption are the following: ■ locating the structure on the northern portion of the sunniest portion of the site; ■ designing the structure to admit the maximum amount of sunlight into the building and to reduce exposure to extreme weather conditions; and ■ locating indoor areas of maximum usage along the south face of the building and placing corridors, closets, laundry rooms, power core, and garages along the north face to the building to serve as a buffer between heated spaces and the colder north face. Insulation and Weatherproofing Most homes in El Segundo are greater than 30 years old. Therefore, to conserve the heat generated by older heating units and minimize the heat loss ratio, the earlier -built homes in El Segundo can be insulated in the attic space and exterior walls. Windows and exterior doors, in these less recent homes, can be fitted with air -tight devices or caulking, or can be replaced with the more energy efficient (dual pane) windows and doors that now available. In addition to the foregoing, the City provides eligible property owners a means of having improvements made to their residential property to reduce noise impacts from the Los Angeles International Airport (LAX) to the interior habitable portions of their residences. This is the City's Residential Sound Insulation (RSI) Program which is described in Chapter 8. Although this program is primarily intended to insulate homes to reduce interior noise levels, the insulation improvements that are available also result in reduced energy costs for the individual homeowner. Natural Lighting Daytime interior lighting costs can be significantly reduced or eliminated with the use of properly designed and located skylights. Skylights /solar tubes can be easily installed at reasonable expense in existing houses, thereby substantially reducing electricity costs and energy consumption. Solar Energy Implementing solar energy strategies, noted above, is a practical, cost effective, and environmentally sound way to heat and cool a home. In California, with its plentiful year -round sunshine, the potential uses of solar energy are numerous. With proper building designs, this resource provides for cooling in the summer and heating in the winter; it can also heat water for domestic use and swimming pools and generate electricity. Unlike oil or natural gas, solar energy is an unlimited resource which will always be available. Once a solar system is installed, the only additional costs are for the maintenance or replacement of the system itself. The user is not subject to unpredictable fuel price increases. Moreover, solar energy can be utilized without any serious safety or environmental concerns. City ofE1 Segundo Housing Element Update 6 -10 0 9 3 July2009 6. HOUSING OPPORTUNITIES Solar heating and cooling systems are of three general types: passive, active, or a combination thereof. In passive solar systems, the building structure itself is designed to collect the sun's energy, then store and circulate the resulting heat similar to a green house. Passive buildings are typically designed with a southerly orientation to maximize solar exposure, and constructed with dense materials such as concrete or adobe to better absorb the heat. Properly placed windows and overhanging eaves also contribute to keeping a house cool. Active systems collect and store solar energy in panels attached to the exterior of a house. This type of system utilizes mechanical fans or pumps to circulate the warm /cool air, while heated water can flow directly into a home's hot water system. Although passive systems generally maximize use of the sun's energy and are less costly to install, active systems have greater potential application to both cool and heat the house and provide hot water. This may mean lower energy costs for El Segundo residents presently dependent on conventional fuels. The City should also encourage the use of passive solar systems in new residential construction to improve energy efficiency for its citizens. Water Conservation Simple water conservation techniques can save a family thousands of gallons of water per year, plus many dollars in water and associated energy consumption costs. Many plumbing products are now available which eliminate unnecessary water waste by restricting the volume of water flow from faucets, showerheads, and toilets. In this regard, the City will continue to require the incorporation of low flow plumbing fixtures into the design of all new residential units. The use of plant materials in residential landscaping that are well adapted to the climate in the El Segundo area, and the use of ample mulch to retain soil moisture, can measurably contribute to water conservation by reducing the need for irrigation, much of which is often lost through evaporation. A family can also save water by simply fixing dripping faucets and using water more conservatively. In addition, such conservation practices save on gas and electricity needed to heat water and the sewage system facilities needed to treat it. By encouraging residents to conserve water and retrofit existing plumbing fixtures with water saving devices, the City can greatly reduce its water consumption needs and expenses. Energy Audits The Southern California Edison Company provides energy audits to local residents on request. Many citizens are not aware of this program. The City can aid in expanding this program by supplying the public with pertinent information regarding the process including the appropriate contacts. Energy audits are extremely valuable in pinpointing specific areas in residences, which are responsible for energy losses. The inspections also result in specific recommendations to remedy energy inefficiency. City of El Segundo 9 /� Housing Element Update 6 -11 T July mq 6. HOUSING OPPORTUNITIES New Construction The City of El Segundo will continue to require the incorporation of energy conserving (i.e., Energy Star) appliances, fixtures, and other devices into the design of new residential units. The City will also continue to review new subdivisions to ensure that each lot optimizes proper solar access and orientation to the extent possible. The City will also continue to require the incorporation of low flow plumbing fixtures into the design of all new residential units. South Bay Environmental Services Center The South Bay Environmental Services Center ( SBESC) partners with local agencies, including the City of El Segundo and local utility providers. The SBESC acts as a central clearinghouse for energy efficiency information and resources. The purpose of the organization is to help significantly increase the availability of information and resources to the people in the South Bay region to help them save water, energy, money, and the environment. The SBESC assists public agencies, businesses, and residents of the South Bay to best utilize the many resources available to them through a wide variety of statewide and local energy efficiency and water conservation programs. It recently expanded their services through implementation of an Energy Efficiency Plus (EE +) program to deliver energy savings to local public agencies, including the City of El Segundo. City of El Segundo Housing Element Update 6 -12 0 9 5 July 2009 7. HOUSING ACCOMPLISHMENTS 7. HOUSING ACCOMPLISHMENTS Housing Goals and Policies This section of the Housing Element includes the housing goals and policies of the City of El Segundo currently in the adopted Housing Element. The City intends to continue to implement these goals to address a number of important housing - related issues. Some policies, however, have been modified from the adopted Housing Element to address current housing issues, the new RHNA, and requirements of State Housing Element Law applicable to the current planning period. These revised policies are presented in Section 8. 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. Small amounts of new construction is anticipated on presently underdeveloped residential land, with the City increasing opportunities for private development of new units through revisions of the ESMC (specifically adding density bonus provisions) as well as facilitating new development on the Imperial School site, and in the Downtown Specific Plan and Neighborhood Commercial Zones. The following five major issue areas are addressed by the goals and policies of the current Housing Element. These same goals are proposed to be carried over to this Housing Element. Several policies, however, have been changed or updated to reflect current housing issues and these are presented in Section 8. A. Conserving and improving the condition of the existing affordable housing stock; B. Assisting in the development of affordable housing; C. Providing adequate sites to achieve a diversity of housing; D. Removing governmental constraints, as necessary; and E. Promoting equal housing opportunity. A. CONSERVING EXISTING AFFORDABLE HOUSING STOCK According to the 2000 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. Policy 1.1: Continue to promote the use of rehabilitation assistance programs to encourage property owners to rehabilitate owner- occupied and rental housing where feasible. City of El Segundo Housing Element Update 7 -1 0 ((''� J U my2oo9 7. HOUSING ACCOMPLISHMENTS 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. B. ASSISTING IN THE DEVELOPMENT OF AFFORDABLE HOUSING There is a range of household types in El Segundo that need housing to fit their particular circumstances. For example, the housing needs assessment indicates there may be a need for additional senior housing in El Segundo. The City seeks to expand the range of housing opportunities, including those for low- and moderate income first -time homebuyers, senior citizens on fixed incomes, extremely low -,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 pro grams to serve related special needs. Policy 2.2.• Facilitate the creation of affordable home ownership opportunities for extremely low, very low and low - 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 ,ones and emergency shelters in commercial -ones. Policy 2.4: Provide funding for the development of plans for a Community Center to provide expanded and consolidated services for seniors and large families. C. PROVIDING ADEQUATE SITES As described in the Constraints chapter of the Housing Element, 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 and is not available for residential use, except for caretaker units. A total of 335 acres are designated for residential/ commercial mixed use in El Segundo. Limited land resources thus restrict the amount of residential development that could occur in the City. 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.Z 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). City ofEl Segundo Housing Element Update 7 -2 �Ju/y2009 7. HOUSING ACCOMPLISHMENTS 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, prices 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 singlefamiy 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. D. REMOVING GOVERNMENTAL CONSTRAINTS In addition to the private sector, actions by the City and other governmental regulations can have an impact on the price and availability of housing. Land use controls, site improvement requirements, building codes, fees, and other local programs intended to improve the overall quality of housing may serve as a constraint to housing development. 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 ,ones as specified in the 00 '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 the project review process. Policy 4.4. Facilitate provision of infrastructure to accommodate residential development. E PROMOTING EQUAL HOUSING OPPORTUNITIES 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.L• Disseminate and provide information on fair housing laws and practices to the community. City ofE1 Segundo Housing Element Update 7 -3 U July 2009 7. HOUSING ACCOMPLISHMENTS Policy 5.2.• Promote governmental efforts to provide equal opportunity housing for existing and projected demands in El Segundo. Policy 5.3: 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. Progress in Meeting Goals and Objectives Progress in meeting the City's 2001 Housing Element goals can be determined by measuring the progress in production, rehabilitation, and conservation since the element was adopted. Between 2000 and 2005 the City was able to produce 151 net new housing units, exceeding the number of units required by the SCAG RHNA. In 2006, the City produced 13 units and an additional 16 units in 2007. Most of the housing units produced were market -rate priced housing units. Table 7 -1 describes the City's progress towards meeting its 2000 -2005 RHNA obligations. Table 7 -1 2000 — 2005 Quantified Objectives Housing Affordability Goals 2000 to 2005 Progress 2005 Percent Housing Production Number of Units Allocated Units Achieved Very Low Income 14 0 0.0% Low Income 11 5 45.5% Moderate Income 16 25 156% Above Moderate Income 37 121 327% Total Units 78 151 1 193% Rehabilitation Low Income 20 units annually 51 units annually Conservation' 500 units annually 828 units annually Source: City of El Segundo Planning and Building Safety Department lConservation refers to units inspected annually by Planning and Building Safety Department The City's rehabilitation programs have exceeded the quantified objectives set forth in the 2001 Housing Element. From 2000 through 2005, 51 units were rehabilitated annually, including units that were rehabilitated under the senior paint /fix up program. All of the programs targeted lower - income households. Altogether, many programs from the 2001 Housing Element remain appropriate for the 2006 -2014 period. The City will continue providing rehabilitation loan programs, homebuyer assistance, and assisting developers in providing affordable housing. In addition, programs to remove constraints, including expediting project reviews for residential development applications remain appropriate for 2006 -2014. City ofEl Segundo Housing Element Update 7 -4 099 9 July2009 7. HOUSING ACCOMPLISHMENTS Evaluation of Past Program Accomplishments 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 2000 -2005 Housing Element contains a series of housing programs with related quantified objectives for the following topic areas: Conserve and Improve Existing Affordable Housing Stock; Assist in the Development of Affordable Housing; Provide Adequate Housing Sites; Remove Governmental and Other Constraints; and Promote Equal Housing Opportunity. 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 1: CONSERVE EXISTING AFFORDABLE HOUSING STOCK Preserve and protect the existing housing stock by encouraging the rehabilitation of deteriorating dwelling units and the conservation of the currently sound housing stock. Program 1a. — Minor Home Repair Program (MHR). This ongoing 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. In addition, grants of up $1,500 are available to make handicapped related improvements. Progress to Date. The City committed to providing assistance to six households annually and to advertise program availability through brochures, placement on the City's website, and to make information available on an ongoing basis. The City provided assistance to 1 to 2 households annually. The City continues to advertise the availability of this program to the public via the methods described above. Program 1b. — Residential Sound Insulation Program (RSI). This program provides eligible property owners a means of having improvements made to their residential property to reduce the impacts of noise from Los Angeles International Airport (LAX) to the interior habitable portions of the residence(s). There is no cost to the property owner for improvements deemed necessary for reducing interior noise levels, and the City does allow property owners to pay for certain requested improvements in limited circumstances. City ofEl Segundo u/ 2009 Housing Element Update 7 -5 u 0 .% .Y 7. HOUSING ACCOMPLISHMENTS The program funded by the Federal Aviation Administration (FAA) and the City of Los Angeles' Department of Airports (LADOA), more commonly referred to as Los Angeles World Airports (LAWA). The City applies for and receives federal grant funding annually from the FAA which can only be used to cover a maximum of 80% of eligible expenses incurred, with remaining expenses being funded by LAWA as part of local grant funding. Progress to Date. The City continues to encourage impacted residents to take advantage of this program and advertises its availability through various methods, including posting on the City's website. A total of 628 homes have been insulated under this program since its adoption in 1993. Program 1c. — Countywide HOME Rental Rehabilitation Loan Program. This program provides financial 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 owners to rehabilitate affordable rental housing for low- income families by providing financial support through the utilization of public /private funding sources to maintain existing rental properties. Progress to Date: The City continues to advertise the availability of this program through placement of program brochures at the public counter, on the City's website, and in conjunction with its Code Compliance program. Program 2. — Code Compliance Program. The Building Safety Division of El Segundo committed to conducting a Code Compliance program (on a quarterly basis) consisting of compliance inspections and the monitoring of housing conditions throughout the City. Progress to Date: The Building Safety Division responds to violations brought to their attention on a case -by -case basis in addition to the pursuit of Code violations noted in the field. Only 44 residential Code violations were reported during 2006. GOAL 2: ASSIST IN THE DEVELOPMENT OF AFFORDABLE HOUSING Provide sufficient new, affordable housing opportunities in the City to meet the needs of groups with special requirements, including the needs of lower and moderate - income households. Program 3a. Countywide Affordable Homeownership Program. The City committed to participation in this County program, which provides loans secured by a second deed of trust that homebuyers may use to pay their down payment and closing costs. Where appropriate, this program was to be used in conjunction with new construction of ownership housing, as well as the Mortgage Credit Certificate (MCC) Program. Progress to Date: Although the City advertised this program's availability through placement of program brochures at the public counter, no El Segundo residents took advantage of the program and no loans were issued during the planning period. City of El Segundo Housing Element Update 7 -6 101 ,./v 2009 7. HOUSING ACCOMPLISHMENTS Program 3b. — Lease -to -Own 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 utilized by a growing number of cities in Southern California and is financed through tax - exempt bond issues and private long -term mortgage financing. Progress to Date: The City did not implement the Lease -to -Own Program during the planning period, therefore there were no program participants in El Segundo. Furthermore, this program (administered by the County Community Development Commission) is no longer in existence. Program 3c. — Mortgage Credit Certificate (MCC). The City participates with the County Community Development Commission 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. Progress to Date: Although the City participated with the Los Angeles County Community Development Commission in implementing the MCC program, there were no qualified applicants in El Segundo who participated in the program during the planning period. Program 3d. — Location Efficient Mortgage (LEM). The City participated in the LEM Program which is a 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. Progress to Date: Although the City promoted the use of the LEM program through the City's newsletter, flyers, and website, and through direct contact with local realtors and lenders, no residents of El Segundo participated in this program. GOAL 3: PROVIDING ADEQUATE SITES Provide opportunities for new housing construction in a variety of locations and a variety of densities in accordance with the land use designations and policies in the Land Use Element. Program 4. — Land Use Element. The City committed to continuing to provide adequate sites through its General Plan and zoning to increase the provision of housing for all economic segments of the community. This included identifying sites within the Smoky Hollow Specific Plan area and on the Imperial School site, promoting the development of second units in single - family zones, and caretaker's units in Small Business (SB) and Medium Manufacturing (MM) zones. City ofEl Segundo Housing Element Update 7 -7 0 2 "'2009 7. HOUSING ACCOMPLISHMENTS Progress to Date: No quantified goal was established for providing adequate sites through General Plan and zoning. However, since adoption of the 2000 -2005 Housing Element, 151 units have been constructed in the City. In 2006, 13 units were newly constructed in the City. These units consist largely of the addition of dwelling units on underutilized parcels located in the City's Multifamily Residential (R -3) Zone. Program 5. — Facilitate Development on Underutilized Sites. The City committed to providing information to prospective developers on sites suitable for residential development. The City also sought to 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) zoned properties. In addition, the City undertook to advise homebuyers and developers that they may pursue a variety of public and private funding sources in support of affordable housing development. Progress to Date: The City continues to work with the development community in identifying opportunities for new unit construction on underutilized sites. As a result of past efforts, the City was able to meet and exceed the quantified housing objectives of its Housing Element (78 new units) by constructing 151 units over the 5 -year planning period. Program 6. — Sites for Transitional Housing/ Homeless Shelters. The City committed to modifying its zoning ordinance to permit transitional housing in appropriate residential zones and emergency housing in commercial and industrial zones, subject to approval of a Conditional Use Permit (CUP), by the year 2002. Progress to Date: The City has not modified its zoning ordinance to permit transitional housing in appropriate residential zones and emergency housing in commercial and industrial zones, subject to approval of a Conditional Use Permit (CUP). GOAL 4: REMOVE GOVERNMENTAL CONSTRAINTS Remove governmental constraints on housing development. Program 7. — Density Bonus/ Development Incentives Ordinance. The City committed to adopting a local density bonus ordinance, pursuant to State density bonus law by the year 2002 and to promote development of a brochure for distribution to the local Board of Realtors and local developers describing the regulatory incentives under the proposed "Development Incentives Ordinance." Progress to Date: The City has not yet adopted a local density bonus ordinance to comply with State law and to specify regulatory concessions to be offered. However, the City was able to exceed its RHNA obligation for the planning period under existing zoning regulations. Program 8. — Expedite Project Review. The City determined that its processing times for development applicants were comparable to those in other communities. Additionally, the City offers an accelerated plan check process where applicants can pay a fee for staff to work City of El Segundo f 'l Housing Element Update 7 -8 1 V 3 July 2009 7. HOUSING ACCOMPLISHMENTS overtime to complete plan check review in one -half the time that the plan check process would otherwise take. The City reaffirmed its commitment to implement the requirements of the Permit Streamlining Act and to provide prompt review of projects. Progress to Date: The City was able to process projects in compliance with the Permit Streamlining Act and to provide prompt project review services. GOAL 5: PROMOTE EQUAL HOUSING OPPORTUNITIES Program 9. — Fair Housing Program. Fair Housing is a citywide program that El Segundo provides through a contract with the Westside Fair Housing Council. The primary services include fair housing outreach and educational information and landlord /tenant dispute resolution. Additionally, the City contracts with the Dispute Resolution Services (DRS) that provides no and low cost dispute resolution for a variety of issues including housing disputes. Progress to Date: The City continued to advertise the program services described above and continued to promote fair housing practices, and provide educational information on fair housing at the public counter. Complaints were referred to the appropriate agencies. City ofEl Segundo 104 Housing Element Update 7 -9 July 2009 8. HOUSING PROGRAMS 8. HOUSING PROGRAMS The goals and policies contained in the City's adopted Housing Element address El Segundo's identified housing needs and are being implemented through a series of on -going housing programs and activities. At public workshops before both the Planning Commission and City Council, these programs were reviewed and a determination was made by both policy- making bodies to continue implementing programs that included some level of resident participation and accomplishments for the prior planning period, eliminate those programs that were not effective or had no participation by El Segundo residents, and provide new programs that address the new requirements of State Housing Element Law. The City of El Segundo's overall housing program strategy for addressing its housing needs has been defined according to the following issue areas, which will remain in effect for the updated Housing Element: A. Conserving and improving the condition of the existing stock of affordable housing; B. Assisting in the development of affordable housing; C. Providing adequate sites to achieve a diversity of housing; D. Removing governmental constraints, as necessary; and E. Promoting equal housing opportunity 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 past programs that are currently in operation and showed accomplishments during the prior planning period and new programs which have been added to address the City's unmet housing needs and to fulfill the requirements of State Housing Element law. A. CONSERVING AND IMPROVING EXISTING AFFORDABLE HOUSING 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. GOAL 1: Preserve and protect the existing housing stock by encouraging the rehabilitation of deteriorating dwelling units and the conservation of the currently sound housing stock. Policy Ll. Continue to promote the use of rehabilitation assistance programs to encourage property owners to rehabilitate owner- occupied and rental housing where feasible. City ofEl Segundo Housing Element Update 8 -1 q Ju1y2009 X05 8. HOUSING PROGRAMS Policy 1.2.• Encourage investment of public and private resources to foster neighborhood improvement. Policy L3: Encourage the maintenance of sound owner- occupied and renter - occupied housing. Policy L4: Continue to promote sound attenuation improvements to the existing housing stock. Program 1— Home Rehabilitation Loan Programs The goals of these programs are to offer residents an opportunity to live in a safe and sanitary environment, by offering rehabilitation assistance to lower income homeowners and renters. These programs include a grant program for handicapped improvements, and zero interest loans for single - family and multi - family rehabilitation. 1a. Minor Home Repair Program (MHR) This program represents a major 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 grants up to a maximum of $5,000 for low- income property owners, zero interest deferred loans (due upon sale or transfer of ownership) up to a maximum of $15,000 for low- income property owners, or a combination of a grant and a loan totaling up to $15,000 with the grant not to exceed $5,000. Handicapped related improvements are allowed as a grant and /or loan. Five Year Objective: Continue program implementation with 10 units to be rehabilitated during the current planning period. Funding Source: CDBG Responsible Agency: Planning dam' Building Safety Department Time Frame: 2006 -2014 1b. Residential Sound Insulation Program (RSI) This program provides eligible property owners a means of having improvements made to their residential property to reduce the impacts of noise from Los Angeles International Airport (LAX) to the interior habitable portions of the residence(s). There is no cost to the property owner for improvements deemed necessary for reducing interior noise levels, and the City does allow property owners to pay for certain requested improvements in limited circumstances. The program funded by the Federal Aviation Administration (FAA) and the City of Los Angeles' Department of Airports (LADOA), more commonly referred to as Los Angeles World Airports (LAWA). The City applies for and receives federal grant funding annually from the FAA which can only be used to cover a maximum of 80% of eligible expenses incurred, with remaining expenses being funded by LAWA as part of local grant funding. City ofE1 Segundo Il Housing Element Update 8 -2 V July 2009 8. HOUSING PROGRAMS Approximately 5,700 homes in El Segundo have been identified as eligible for insulation under this program, with over 628 homes completed since inception in 1993. More than 300 homes were completed in 2007 and there are 1,700 residences on the program waiting list. Five Year Objective: Continue to make improvements at as many homer as annual funding allows which is anticipated to be approximately 300 homes annually, or 2,550 homes over the planning period. Funding Source: City of El Segundo Responsible Agency: Planning & Building Safety Department Time Frame: 2006 -2014 1c. Countywide HOME Rental Rehabilitation Loan Program As a participating city in the Urban County CDBG program, El Segundo is eligible to participate in the County's Rental Rehabilitation Loan Program. This program provides financial 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 by providing financial support through the utilization of public /private funding sources to maintain existing rental properties. Five Year Objective: Provide loans for rehabilitation of 30 units annually. Funding Source: HOME Responsible Agency: Planning & Building Safety Department Time Frame: 2006 -2014 with assistance to 180 homeowners to be provided between January 2009 and December 2014 1d. Energy Conservation Program The City supports energy conservation measures that are available to local residents. For example, the City recently adopted (2008) an Environmental Work Plan and formed an Environmental Committee that developed environmental action items for implementation. In April 2009 this same committee made recommendations to the City Council to approve a green building kiosk to be located inside City Hall. This kiosk will serve as a one -stop shop for residents to gather information on energy conservation techniques for their homes. Also the City will host its first green building workshop in early 2010 for local residents. The purpose of these workshops will be to provide ongoing information and instructions to residents on incorporating green building techniques and technologies in residential construction. The City also partners with the South Bay Environmental Services Center (SBESC) which acts as a central clearinghouse for energy efficiency information and resources. The purpose of the organization is to help significantly increase the availability of information and resources to the people in the South Bay region to help them save City ofEJ Segundo Housing Element Update 8 -3 10 7 Juty2009 8. HOUSING PROGRAMS water, energy, money, and the environment. The SBESC assists public agencies, businesses, and residents of the South Bay to best utilize the many resources available to them through a wide variety of statewide and local energy efficiency and water conservation programs. It recently expanded their services through implementation of an Energy Efficiency Plus (EE +) program to deliver energy savings to local public agencies, including the City of El Segundo. Finally, the City will conduct a comprehensive review and consider adopting possible new regulatory incentives to promote energy conservation and green building techniques in the City. This review will be conducted after implementation of mandatory provisions in the California Green Building Code in order to avoid duplicate or conflicting regulations between City regulatory requirements and requirements in the Green Building Code. Five Year Objective: Continue to undertake outreach efforts that promote energy conservation and the utilitiation of green building techniques and continue to coordinate with the SBESC to make information resources available to the community. Conduct a review and consider the adoption of regulatory incentives that promote energy conservation and green building techniques after an evaluation is conducted of requirements in the California Green Building Code Funding Source: General Fund Responsible Agency: Planning Building Safety Department Time Frame: 2006 -2014 Program 2 — Code Compliance Inspection Program The Building Safety Division of El Segundo maintains statistics pertaining to Code compliance inspections and monitors housing conditions throughout the City. The Building Safety Division responds to violations brought to their attention on a case -by -case basis. Although Code violations are somewhat limited (an average of 11 per quarter), their early detection and resolution are to preventing deterioration in residential neighborhoods. Residents cited for code violations are informed of rehabilitation assistance available through the City and County. Five Year Objective: Continue to conduct inspections on a complaint basis through the City's Building Safety Division. Based on past experience, 264 Code violations should be inspected and corrected between .January 2009 and December 2014. Funding Source: General Fund Responsible Agency: Building Safety Division Time Frame: 2006 -2014 B. ASSIST IN THE PRODUCTION OF AFFORDABLE HOUSING The Housing Element proposes to introduce several new programs aimed at assisting in the production of affordable housing. These programs replace programs from the prior Housing Element that had little or no participation by residents. The new programs include the City's on- going efforts to encourage the construction of lower -cost 2 " units on R -1 zoned properties in the City ofEI Segundo p Housing Element Update 8 -4 0 J*2009 S. HOUSING PROGRAMS City, facilitating the development of the Imperial School site with a variety of housing (including affordable housing), and soliciting the participation of non - profit organizations to help secure funding for affordable housing. 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. Establish and maintain land use controls to accommodate the housing needs of elderly, disabled and other special needs households. Policy 2.2.• Facilitate the creation of affordable home ownership opportunities for extremely low, very loin and low - income households. Policy 2.3. Provide an allowance in the El Segundo Municipal Code to permit transitional and supportive housing facilities as a principally permitted use in multi family residential -ones subject only to the same permitting processes and regulatory requirements as other residential uses in the same ,one and emergency shelters as permitted uses in either the M M or M -1 industrial ,ones. Program 3 — Second Units on R -1 Zoned Parcels The City continues to encourage the development of underutilized sites to accommodate its RHNA for lower - income households. This includes providing for 2 "d units on R -1 zoned lots in the City with side yards abutting properties zoned R -3, P, C -RS, C -2, COor MU. The City has tentatively identified 47 potential sites for 2 "d units on parcels that meet the side yard requirement. Development of these units provides rental housing within a single - family neighborhood setting which is generally affordable to lower- income households. Five Year Objective: Continue to facilitate the development of 2 d units on R -1 -oned parcels through various outreach methods such as through updated handouts and information on the City's website. Funding Source: General Fund Responsible Agency: Planning Building Safety Department Time Frame: 2006 -2014 with preparation of an updated parcel survey to be completed and posted on the City's website by December 2009 along with links provided to residents on how to apply for a permit to construct a 2 d unit on an R -1 -oned lot in the City that meets the side yard requirements. Program 4 — Imperial School Site The El Segundo General Plan currently designates the 5.7 -acre Imperial School site as Planned Residential Development. This is the only location at which this land use district designation occurs and represents one of the few areas in the City where design flexibility can be "built in" to a future mixed -use project on the site, that can provide both transitional densities and uses compatible with the surrounding residential neighborhood, and that can include a mix of market rate and affordable housing. Five Year Objective: Facilitate the development of the Imperial School site with a mix of residential densities (both single-family and multi family) that include both market rate and affordable housing units. City ofEl Segundo Housing Element Update 8 -5 i 7 July 2009 S. HOUSING PROGRAMS Funding Source: General Fund Responsible Agency: Planning & Building Safety Department Time Frame: 2006 -2014 with outreach efforts to solicit proposals for development of the site with a mix of residential densities and housing affordability, including the possible participation of non-profit organitiations (see Program 5, below) to assist in providing an affordable housing component within the future development of the site. Program 5 — Support for Non - Profit Organizations The City seeks to proactively support efforts of non - profit organizations to procure Federal /State funding for affordable housing construction by initiating contacts with such organizations and financially assisting them with such efforts to the extent possible. Five Year Objective: Utilization of non - profit organizations as sponsors for development and management of affordable housing. Funding Source: General Fund, CDBG, HOME, Section 202, Section 811, Tax Credits Responsible Agency: Planning & Building Safety Department Time Frame: 2006 -2014 with preparation of an updated contact list of nonprofit organitiations in the South Bay. C. PROVIDING ADEQUATE SITES A key element in satisfying the housing needs of all segments of the community is the provision of adequate sites for all types, sizes and prices of housing. Both the general plan and zoning regulations identify where housing may be located, thereby affecting the supply of land available for housing. The Housing Element is required to contain adequate sites under General Plan and zoning to address the City's share of regional housing needs (RHNA), identified as 168 units for El Segundo, including 44 very low income, 27 low income, 28 moderate income, and 69 upper income units. 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 168 new housing units during the 2006-2014 planning period in order to meet the goals of the Kegional 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, prices and tenure. Policy 3.4.• Encourage new housing to be developed within the Smoky Hollow Mixed -Use district, and on the Imperial School site. City ofEl Segundo Housing Element Update 8 -6 Auly2009 8. HOUSING PROGRAMS 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 singlefamiy 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. Program 6 — Land Use Element The residential sites analysis completed for the Housing Element indicates the City can accommodate just over 520 additional dwelling units under existing General Plan and Zoning designations. The Imperial School site is anticipated to accommodate 65 units; however the development of these units would require removal of existing uses. A limited amount of vacant residentially zoned land is available for new housing. Most new housing in the City will be in -fill housing constructed on sites currently occupied with housing or in non- residential zones where caretaker units are permitted. Residential uses are also permitted as accessory uses in several of the commercial and industrial zones. The Neighborhood Commercial (C -2), Downtown Specific Plan (DSP), Downtown Commercial (C -RS), 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 because they are restricted for use by a caretaker on the property. Additionally, the ESMC 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. Five Year Objective: Provide appropriate land use designations to fulfill the City's RHNA, which is 44 very low- income; 27 low- income; 28 moderate - income; and 69 upper income residential units. Funding Source: General Fund Responsible Agency: Planning Building Safety Department Time Frame: Adopt final density and site development standards for the Imperial School site by September 2010. Program 7 — Facilitate Development on Underutilized Sites 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 a variety of public and private funding sources in support of affordable housing development. City ofEl Segundo 1 Housing Element Update 8 -7 July 2009 S. HOUSING PROGRAMS Five Year Objective: Continue to facilitate the redevelopment of underutilitied sites through various outreach methods to the development community. Funding Source: City General Fund; CDBG; HOME Responsible Agency: Planning ate' Building Safety Department Time Frame: 2006 -2014 with preparation of an underutilitied site survey to be completed and posted on the Cio's website by December 2009 along with links provided on hose to apply for afordable housing funds from Sate and Federal funding sources. Program 8 — Transitional Supportive Housing and Emergency Shelters The ESMC does not explicitly allow for homeless facilities or emergency shelters in El Segundo. Therefore, the City will modify its zoning regulations to permit emergency shelters in one of two industrial zones as permitted uses and transitional and supportive housing as a principally permitted use in a multifamily residential zone. This Code amendment will establish standards for said supportive housing and shelters that are no more restrictive than standards that apply to other residential uses of the same type permitted in the same zone. Five Year Objective: Revise the ESMC to permit transitional and supportive housing facilities as a pfin(ioaly permitted use in a multi family residential -one subject only to the same permitting processes and regulatory requirements as other residential uses in the same tione and emergency shelters as permitted uses in either the Medium Manufactuting (MM) or Light Industrial (M I)industtial -ones. Funding Source: General Fund Responsible Agency: Planning and Building Safety Department Time Frame: September 2010: Adopt ,one text amendment to principaly permit transitional supportive housing in a multifamily residential tione subject only to the same permitting processes and regulatory requirements as other residential uses in the same ,one and emergency shelters as a pfincipaly permitted use in either the City's MM or M I industrial :Zones. Program 9 — Single Room Occupancy (SRO) Housing The ESMC currently does not contain provisions for Single Room Occupancy (SRO) housing. Therefore, the ESMC is proposed to be amended to principally permit SROs in at least one multifamily residential zone, as well as a principally permitted use in either the Medium Manufacturing (MM) Zone district or the Light Industrial (M1) Zone district. Five Year Objective: Revise the SSMC to permit SROs as a permitted use in a multifamily residential ,one and as a permitted use in either the City's MM or MI tione districts. Code amendment to establish standards for SROs can be no more restrictive than standards that apply to other residential uses of the same type permitted in the same -one. Funding Source: General Fund Responsible Agency: Planning and Building Safety Department Time Frame: September 2010: Adopt Zone Text Amendment to permit SROs as a permitted use in a multifamily residential -one and as a permitted use in either the City's MM or MI ,one districts. Code amendment to establish standards for SROs can be no more restrictive than standards that apply to other residential uses of the same type permitted in the same ,one. City ofEl Segundo a Housing Element Update 8 -8 .1 �Ju1y2009 8. HOUSING PROGRAMS D. REMOVING GOVERNMENTAL AND OTHER CONSTRAINTS Similar to other 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 California 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. This also includes the removal of constraints to allow for greater accommodation for housing for person with disabilities. The following programs are designed to lessen governmental constraints on 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 -ones as specified in the El Segundo Municipal Cade. Policy 4.2.• Continue to allow factory produced housing according to the El Segundo Municipal Cade. Policy 4.3. Facilitate timely development processing for residential construction projects and expedite the project review process. Policy 4.4. Facilitate provision of infrastructure to accommodate residential development. Program 10 — Density Bonus/ Development Incentives Ordinance Government Code §§ 65915, et seq. provides for the California density bonus law. El Segundo does not currently have its own density bonus provisions and, therefore, is obligated to implement State density bonus law provisions. The City does, however, intend to adopt a local density bonus ordinance to comply with all provisions of State law and which will specify regulatory concessions to be offered. The ordinance will primarily be aimed at providing 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, reduced setbacks, and /or reduced open space requirements. Five Year Objective: Adopt Density Bonusl Development Incentives regulations and inform developers of the pro gram availability. Provide information on City's website. Funding Source: General Fund Responsible Agency: Planning and Building Safety Department Time Frame: September 2010: Adopt ordinance amending the ESMC and establishing Density Bonus / Development Incentives program. Said ordinance may include a range of regulatory concessions to encourage the development of affordable housing. City ofEl Segundo Housing Element Update 8 -9 i July 2009 8. HOUSING PROGRAMS Program 11— 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 price. Periodic surveys conducted by the City indicate that local processing times are quite comparable to those experienced in neighboring communities. The City provides accelerated plan check service. Five Year Objective: Continue to monitor permit processing timer and investigate ways to streamline. Continue computeritiing information including building permits and the SSMC. Continue to provide accelerated plan check service. Funding Source: General Fund Responsible Agency: Planning and Building Safety Department Time Frame: 2006 -2014 Program 12 — Provide Accommodations for Persons with Disabilities Pursuant to Government Code § 65583, the City is obligated to remove potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels and for persons with disabilities. According, the City will continue to implement provisions of the Americans with Disabilities Act (ADA) in the review and approval of housing projects, and will adopt a "reasonable accommodation" ordinance addressing the housing needs of the disabled. Five- Year Goal: Continue to implement Americans with Disabilities Act (ADA regulations to assist disabled households with architectural modifications to their homes. Consider adopting a "reasonable accommodation" ordinance that expands upon the provisions of the ADA, provides for accessibility improvements using CDBG funds, and make information on this program more widely available to residents. Funding Source: General Fund Responsible Agency: Planning and Building Safety Department Time Frame: December 2010: Consider adopting reasonable accommodation ordinance and provide informational handouts and information on the City's website regarding programs and resources available to disabled households. Program 13 — Water and Sewer Service Priority for Affordable Housing Pursuant to Chapter 727, Statutes of 2005 (SB 1087), the City of El Segundo is required to deliver its adopted housing element and any amendments thereto to local water and sewer service providers. This is in order to facilitate the coordination between the City and the water and sewer providers when considering approval of new residential projects, to ensure that the providers have had an opportunity to provide input on the element, and to grant priority water and sewer services to projects that propose affordable housing to lower - income households. Five- Year Goal: Submit the adopted Housing Element to local water and sewerproviders for their review and input. City ofE1 Segundo 11 Housing Element Update 8 -10 Ju1y2009 8. HOUSING PROGRAMS Funding Source: General Fund Responsible Agency: Planning and Building Safety Department Time Frame: 2009 E. PROMOTE EQUAL HOUSING OPPORTUNITIES 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. 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 lams 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 lending practices of local lending institutions for compliance under the Community Reinvestment Act to evaluate lending activities andgoals toward meeting the community' credit needs. Program 14 — 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 continue to advertise the program and continue to promote fair housing practices and provide educational information on fair housing at the public counter. Complaints will be referred to the appropriate agencies. Additionally, the City contracts with Dispute Resolution Services (DRS) which provides no and low cost dispute resolution for a variety of issues including housing disputes. Five Year Objective: Continue providing fair housing services and continue contractual arrangement with the Vestside Fair Housing Council and Dispute Resolution Services. Inform public of the availability of fair housing services. Funding Source: General Fund Responsible Agency: Planning and Building Safety Department Time Frame: 2006 -2014; Complete informational brochures and conduct educational sessions by December 2010. City olEJ Segundo Housing Element Update 8 -11 iii i J* 2009 8. HOUSING PROGRAMS Quantified Objectives Progress in meeting the City's 2001 Housing Element housing production goals are assessed in Chapter 7 of this element. As previously indicated, between 2000 and 2005 the City was able to produce 151 net new housing units, exceeding the number of units required by the SCAG RHNA. This averages approximately 30 dwelling units produced annually during the 2000 -2005 planning period. A strong reduction in housing production in more recent years has occurred, however, because of a nation -wide housing recession. This is reflected in the number of dwelling units constructed in the City in 2006 (13 units), in 2007 (16 units), and in 2008 (14 units) which averages approximately 14 units annually. Table 8 -1 acknowledges this most recent downward trend in housing production and establishes the City's quantified objectives for the current 2006 -2014 planning period accordingly. Table 8 -1 2006 -2014 Quantified Objectives Housing Goals 2006 to 2014 Objective Percent of Housing Production Number of Units Allocated Units' Total Extremely Low Income 22 10 45 Very Low Income 22 10 45 Low Income 27 20 74 Moderate Income 28 25 89 Above Moderate Income 69 50 72 Total Units 168 115 68 Rehabilitation 55 units annually Conservation 1 52 units annually `Includes 43 units that can be "credited" against the above - moderate income allocation. 2Conservation activities consist of Building & Safety inspections and code enforcement activities. 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CD v > > > U3 U m 0 m 4. 41 N (D N C CD O C d N � 3 .i W I L LDAN youending Engineering I reach 3 i CITY OF EL SEGUNDO PLANNING COMMISSION STAFF REPORT PUBLIC HEARING: August 13, 2009 SUBJECT: Environmental Assessment No. 722, General Plan Amendment No. 07 -01 (Housing Element Update) Review of State Law, Existing Conditions and Community Profile Report, and Existing Housing Element Goals, Policies and Objectives APPLICANT: PROPERTY OWNER: REQUEST: PROPERTY INVOLVED: Introduction City of El Segundo Citywide 2006 -2014 Housing Element Update Citywide State Housing Element Law requires cities to plan for needed housing through an update and amendment of the City's General Plan Housing Element (Government Code §§ 65580- 65890). El Segundo's Housing Element was last updated in 2000 and is currently being updated through the year 2014 as part of an extended 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 an 81/2 -year plan, extending from January 2006 to June 2014. In accordance with California law, the Housing Element must be submitted to the California Department of Housing and Community Development (HCD) for review and certification. Recommendation Planning Staff recommends that the Planning Commission adopt Planning Commission Resolution No. 2661, recommending that the City Council certify a Negative Declaration for Environmental Assessment No. 722 and General Plan Amendment No. 07 -01; approving and adopting an amendment to the City's General Plan Housing Element; and direct staff to submit the Housing Element to the State of California Department of Housing and Community Development for review and certification. 133 III. Public Participation The Housing Element update process requires public participation via workshops or hearings before the Planning Commission and the City Council. On October 25, 2007 and again on November 20, 2007, public workshops were held before the Planning Commission and City Council to provide an overview of the Housing Element process including a review of applicable state law; Community Profile information and an existing conditions report; an overview of the existing Housing Element Goals, Policies, and Objectives; and an opportunity to receive public input regarding the Housing Element Update. Various comments were received from the public, the Commission and the Council and were incorporated into this final version of the Housing Element. IV. Background State Law Various amendments have been made to State law since adoption of the City's current Housing Element. These include changes that allow for local jurisdictions to take "credits" for actual construction activities in the 3 -year gap period (2005 -2008) that are above the growth forecasted for the period, and apply those credits to the housing needs forecasted for the period between 2006 and 2014. Additional changes include required preparation of a more detailed inventory of sites to accommodate projected housing needs (AB 2348); requiring sites to be rezoned within prescribed timeframes to accommodate sites identified for housing in the prior Element (AB 1233); and notifying water and sewer purveyors of Housing Element goals and policies and establishing priority service for units affordable to lower- income households (SB 1087). The contents of this updated Housing Element comply with these amendments and all other requirements of Housing Element law including the provision of SB 2 which requires that the City identify a zone or zones where emergency shelters are allowed as a use by right without the requirement of a conditional use or other discretionary permit. SB 2 also requires that transitional and supportive housing be considered a residential use and only subject to those restrictions that apply to other residential uses of the same type in the same zone. Reaional Housing Needs Assessment (RHNA) As a part of the update to the Housing Element, State law requires that jurisdictions provide their "fair share" of regional housing needs. Local governments and Council of Governments (COGs) are charged with determining the existing and future housing need. These must be approved by the California Department of Housing and Community Development (HCD). The Southern California Association of Governments is responsible for preparing the Regional Housing Needs Assessment for the following six counties: Los Angeles County, Orange County, Ventura County, San Bernardino County, Riverside County and Imperial County. SCAG's original draft allocation ( "fair share" of the regional total) for El Segundo was a total of 219 units. In response, the City prepared a letter of protest requesting a reduction in the total number of units allocated to El 2 Al Segundo. SCAG granted a reduction in the total number of units of approximately 25% to 168 total units in the final draft allocation. The 168 housing units for El Segundo are out of the anticipated total regional construction need of 732,710 units (13,763 of which are in the South Bay Cities in the SCAG Region). The allocation of 168 units for El Segundo is broken down into the four categories as follows: Table 1 City of El Segundo RHNA Fair Share Housing Allocations Household Type Unit Requirement Very Low Income 44 Low Income 27 Moderate Income 28 Above Moderate Income 69 Total 168 Source: Southern California Association of Governments The City has 13 net new units for 2006, 14 net new units for 2007, and 3 net new units for 2008, totaling 30 net new housing units, which can be credited toward the above moderate income requirements for the 2006 -2014 planning period. Thus, the total unit requirement remaining is further reduced from 168 to 138. Housing Element Summary and Organization The 2006 -2014 Housing Element Update is a policy document that sets the goals and policies to address the City's housing needs. This includes provisions to meet the City's "fair share" housing allocation, described above, and programs to protect and preserve the existing housing stock. To accomplish this, the following components are included in the document: - Chapter 1- Introduction: This chapter provides a brief overview of the City, Current Housing Element Law, Regional Housing Needs Assessment, and the process of preparation and organization of the document. - Chapter 2- Community Profile: This section discusses the demographic, socio- economic, and housing characteristics of the City of El Segundo. - Chapter 3- Housing Characteristics: Provides an overview of the City's housing stock relative to general condition, age, housing type, rental rates and housing costs, etc. - Chapter 4- Summary of Housing Needs: Summarizes the major housing need categories in the City in terms of income groups as defined by Federal and State Law including the Regional Housing Needs Assessment (RHNA), Fair Share allocations. - Chapter 5- Housing Constraints: Discusses governmental and non - governmental constraints to housing development in El Segundo through an examination of 3 �� market conditions, environmental conditions, and governmental programs and regulations that affect the provision of adequate and affordable housing. - Chapter 6- Housing Opportunities: This section evaluates the potential for additional residential development that could occur in the City, and discusses opportunities for energy conservation in residential development. - Chapter 7- Housing Accomplishments: This section includes the housing goals and policies contained in the current Housing Element (2000 -2005) and summarizes and evaluates the City's progress in meeting those stated goals and accomplishments. - Chapter 8- Housing Programs: This section discusses the City's plan for addressing unmet housing needs, removal of constraints to housing, and achieving quantitative objectives based on the same goals identified in the 2000- 2005 Housing Element which will remain in effect for the updated Element. V. Analysis Chapter 7 Chapter 7 of the proposed 2006 -2014 Housing Element discusses the goals and policies of the current Housing Element (2000- 2005)(Exhibit B). The following five major issue areas are addressed by the goals and policies of the current Housing Element: • Conserving and improving the condition of existing affordable housing stock; • Assisting in the development of affordable housing, • Providing adequate sites to achieve a diversity of housing; • Removing governmental constraints, as necessary, and • Promoting equal housing opportunity. These same issue areas, along with the goals, policies and most of the programs associated with them, will be continued in the new Housing Element. Some policies and programs, however, have been modified from the adopted Element to address current housing issues, the new RHNA (fair share allocations), and requirements of State Housing Element Law that are applicable to the current planning period. These laws include: SB 2 — Which requires local jurisdictions to identify a zone or zones where emergency shelters are allowed by right without a conditional use or other discretionary permit. SB 2 also requires that transitional and supportive housing be considered a residential use and only subject to those restrictions that apply to other residential uses of the same type in the same zone. SB 1087— Requires local governments to provide a copy of the adopted housing element to water and sewer providers. In addition the providers must grant priority for service allocations for developments that include units affordable to lower- income households. 4 AB 2348 — City must provide a detailed and quantified available sites inventory. AB 1233 — Requires local governments to zone or rezone adequate sites, within the first year of the new planning period, to address any portion of the RHNA for which the City failed to identify of make sites available in the prior planning period. This statute does not apply during this housing cycle because El Segundo exceeded the RHNA requirement for the last housing cycle by 21 units. Chapter 8 Chapter 8 of the proposed Element focuses on the programs that the City will implement over the 2006 -2014 planning period. Where programs were successful during the last planning period, they were carried forward into the new cycle, and where there were either no program participants, no qualified applicants in El Segundo, or where the programs were no longer available through county or state funding, they were not carried forward. The eliminated programs include the Countywide Affordable home ownership Program (no participation), the Lease -to -own Program (no participation), the Mortgage Credit Certificate (MCC) Program (no qualified applicants in El Segundo and all funds have been allocated until further notice), and the Location Efficient Mortgage (LEM) Program (no participation). The programs for the 2006 -2014 planning period are briefly summarized in the table below; new or modified programs are highlighted in bold text. Table 2 Housing Program Summary Housing Program I In 2000 -2005 Element In 2006 -2014 Element A. Conserve Existing Affordable Housing Stock la. Minor Home Repair Yes I Yes Program F Description: Maintain and improve the City s housing stock through CDBG funds that provide for minor maintenance and repairs on income qualified owner occupied units (Also Program 1a. in the 2000 -2005 Element ) (Pa a 8 -2 in the 2006 -2014 Element). 1b. Residential Sound Yes Yes Insulation RSI Program Description: provides eligible property owners a means of having improvements made to their residential property to reduce the impacts of noise from Los Angeles International Airport (LAX) to the interior habitable portions of the residence(s) (Also Program 1b. in the 2000 -2005 Element ) ((Page 8 -2 in the 2006 -2014 Element). 1c. Countywide HOME Rental Yes -7 Yes Rehabilitation Loan Program Description: As a participating city in the Urban County CDBG program, El Segundo is eligible to participate in the County's Rental Rehabilitation Loan Program. This program provides financial assistance to rental property owners for the rehabilitation of multi - family units that are made available to tenants at or below 80 percent MFI Also Program 1c. in the 2000 -2005 Element Pa a 8 -3 in the 2006 -2014 Element). 5 137 1d. Energy Conservation No I Yes (New Program) T Program Description: The City supports Energy conservation measures that are available to local businesses and residents through the formation of an Environmental Work Plan (2008) and an Environmental Committee that develop environmental action items for implementation citywide (Page 8 -3 in the 2006 -2014 Element). 2. Code Compliance Yes I Yes T Inspection Program Description: The Building and Safety Division monitors housing conditions and other code violations throughout the City (Also Program 2 in the 2000 -2005 Element) (Page 8 -4 in the 2006 -2014 Element). B. Assist in the Production of Affordable Housing 3. Second Units on R -1 No Yes (New Program) Zoned Parcels Description: While this was not a program in the 2000 -2005 Element, The City has allowed for Second units in certain R -1 Zones through the Zoning Code however, with the passage of AB 2348, the City is now required to make more detailed parcel specific inventories available for those who may be interested. (Page 8 -5 in the 2006 -2014 Element). 4. Imperial School Site I No I Yes New Program) Description: The El Segundo General Plan currently designates the 5.7 -acre Imperial School site as Planned Residential Development. This new program will encourage outreach efforts by the City in conjunction with the school district to encourage the development of a mix of residential units on site to include both market rate and affordable housing units (Page 8 -5 in the 2006 -2014 Element). 5. Support for Non - Profit No Yes (New Program) Organizations Description: The City seeks to proactively support efforts of non - profit organizations to procure Federal /State funding for affordable housing construction by initiating contacts with such organizations and financially assisting them with such efforts to the extent possible (Page 8 -6 in the 2006 -2014 Element 6. Land Use Element Yes Yes Modified Description: This program continues the City's commitment to continue to provide adequate sites through its General Plan and zoning to increase housing opportunities for all economic segments of the community to fulfill the City's RHNA (Fair Share) units. Zoning categories that were not included in the 2000 -2005 Element have been included (Program 4 in the 2000 -2005 Element ) (Pa a 8 -7 in the 2006 -2014 Element). 7. Facilitate Development on Yes Yes Underutilized Sites Description: The City will continue to facilitate development on underutilized properties by providing potential housing developers with a detailed list of underutilized multi - family zoned properties (AB 2348) (Program 5 in the 2000 -2005 Element) (Page 8 -7 in the 2006 -2014 Element). 8. Transitional Supportive Yes Yes (Modified) Housing and Emergency Shelters Description: This program was included in the 2000 -2005 Element however the City never modified the zoning ordinance to accommodate them subject to the approval of a Conditional '138 Use Permit. SB 2 now requires that cities adopt zone text amendments to principally permit transitional supportive housing in a multifamily residential zone subject only to the same permitting processes and regulatory requirements as other residential uses in the same zone and emergency shelters as a principally permitted use in either the City's MM or M1 industrial zones (Program 6 in the 2000 -2005 Element (Page 8 -8 in the 2006 -2014 Element). 9. Single Room Occupancy No Yes (New Program) SRO Housing Description: This became a requirement in 2001 after the current Element was certified by HCD via SB 520. As such, the City must now revise the ESMC to permit SROs as a permitted use in a multifamily residential zone and as a permitted use in either the City's MM or M1 Zone districts. Code amendment to establish standards for SROs can be no more restrictive than standards that apply to other residential uses of the same type permitted in the same zone Pa a 8 -8 in the 2006 -2014 Element). 10. Density Bonus Yes Yes (Modified) Development Incentives Ordinance Description: Government Code §§ 65915, et seq. provides for the California density bonus law. El Segundo does not currently have its own density bonus provisions and, therefore, is obligated to implement State density bonus law provisions. The City does, however, intend to adopt a local density bonus ordinance to comply with all provisions of State law and which will specify regulatory concessions to be offered. The ordinance will primarily be aimed at providing 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, reduced setbacks, and /or reduced open space requirements (Program 7 in the 2000- 2005 Element ) ((Page 8 -9 in the 2006 -2014 Element). 11. Expedite Project Review Yes Yes Description: The City will continue to provide accelerated plan check service and will continue to monitor processing time and look for ways to further streamline if necessary (Program 8 in the 2000 -2005 Element (Page 8 -10 in the 2006 -2014 Element). 12. Provide No Yes (New Program) Accommodations for Persons with Disabilities Description: Pursuant to Government Code § 65583, the City is obligated to remove potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels and for persons with disabilities. According, the City will continue to implement provisions of the Americans with Disabilities Act (ADA) in the review and approval of housing projects, and will adopt a "reasonable accommodation" ordinance addressing the housing needs of the disabled (Page 8 -10 in the 2006 -2014 Element). 13. Water and Sewer No Yes (New Program) Service Priority for Affordable Housing Description: Pursuant to Chapter 727, Statutes of 2005 (SB 1087), the City of El Segundo is required to deliver its adopted housing element and any amendments thereto to local water and sewer service providers. This is in order to facilitate the coordination between the City and the water and sewer providers when considering approval of new residential projects, to ensure that the providers have had an opportunity to provide input on the element, and to grant priority water and sewer services to projects that propose affordable housing to lower- income households AB 1087 (Page 8 -10 in the 2006 -20014 Element). 14. Fair Housing Program Yes Yes Description: Fair Housing is a citywide program that provides assistance to El Segundo 33 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 continue to advertise the program and continue to promote fair housing practices and provide educational information on fair housing at the public counter. Complaints will be referred to the appropriate agencies. Additionally, the City contracts with Dispute Resolution Services (DRS) which provides no and low cost dispute resolution for a variety of issues including housing disputes. (Page 8 -11 in the 2006 -2014 Element). JOUrce: zuut) -zU14 Housing tlement VI. Environmental Review An initial study of environmental impacts was prepared pursuant to Public Resources Code § 15063 (CEQA). A Negative Declaration of Environmental Impacts is proposed for this project pursuant to CEQA § 15070. The document was sent to the State Clearinghouse and to various other agencies for review and comment. The review and comment period began on July 3, 2009 and ended on August 6, 2009. During the public comment period, and as stated in the letter dated August 7, 2009 (Exhibit F) from the Governor's Office of Planning and Research, Planning Division staff received no comment letters. As shown in the attached Initial Study, the project will not result in or create any significant impacts to Aesthetics, Agricultural Resources, Air Quality, Biological Resources, Cultural Resources, Geology and Soils, Hazards and Hazardous Materials, Hydrology and Water Quality, Land Use and Planning, Mineral Resources, Noise, Population and Housing, Public Services, Recreation, Transportation/Traffic, or Utilities and Service Systems. As such, staff has concluded that a Negative Declaration may be adopted for the proposed project. VII. Public Notice /Response To Comments A one - eighth page public hearing notice was posted in the El Segundo Herald, and mailed to the State Clearinghouse and affected public agencies, as well as to various groups and organizations interested in housing issues. One comment letter was received from the California Public Utilities Commission (see Exhibit E). The concerns raised in the letter related to the safety of highway -rail crossings. Specifically, the letter requests that language be added to the General Plan so that any future planned housing development adjacent to or near railroad rights -of -way be planned to consider the safety of the rail corridor and that new developments include consideration for pedestrian circulation patterns /destinations with respect to railroad right -of -way and crossings. Furthermore, the request includes that traffic impact studies address traffic and pedestrian impacts over affected crossings. Mitigation measures consider planning for grade separations for major thoroughfares, improvements to existing at -grade highway -rail crossings for pedestrian safety and the use of continuous vandal resistant fencing to direct pedestrians to safe designated crossing locations. 8 1 4o VIII. Conclusion This Housing Element Update complies with the requirements of State Housing Element Law, including recent legislative changes; thus, staff recommends that the Planning Commission adopt Planning Commission Resolution No. 2661 recommending that the City Council certify the Negative Declaration and approve Environmental Assessment No. 722 and General Plan Amendment No 07 -01 for the City's Housing Element Update and forward the amended Housing Element to Housing and Community Development (HDC) for review and certification. VIIII. Attachments A. Draft Resolution B. 2000 -2005 Housing Element: Section 6, Housing Plan Goals and Policies C. 2008 -2014 Housing Element (distributed under separate cover) D. Initial Study /Negative Declaration (distributed under separate cover) E. Letter from California Public Utilities Commission dated August 3, 2009 F. Letter from Governor's Office of Planning and Research dated August 7, 2009 Prepared by: Trayci Nelson, Senior Planning Consultant �f'c.2d�c'�t�r?�..J Kimberly Chri nsen, AICP, Planning Manager Planning and Building Safety Department Greg rpent , Director Pla ng and Building Safety Department PAPlanning & Building Safety \0 Planning - Old \PROJECTS (Planning) \701 - 725 \EA - 722 \Planning Commission\PC 08.13.09\2009 - 08-13.EA-722.PC SR.doc 9 141 RESOLUTION NO. 2661 A RESOLUTION RECOMMENDING THAT THE CITY COUNCIL APPROVE ENVIRONMENTAL ASSESSMENT NO. 722 AND ADOPT GENERAL PLAN AMENDMENT NO. 07 -01 (2006 -2014 HOUSING ELEMENT), AMENDING THE HOUSING ELEMENT OF THE EL SEGUNDO GENERAL PLAN. The Planning Commission of the City of El Segundo does resolve as follows: SECTION 1: The Planning Commission finds and declares that: A. In accordance with California law, the City is required to prepare a Housing Element for its General Plan every 5 years. this time period was extended beyond the normal 5 year period to cover an 8 1/2 year cycle, from January 1, 2006 through June 30, 2014, for jurisdictions within the Southern California Association of Governments (SCAG) region; B. In general, the Housing Element must identify and analyze existing and projected housing needs and establish goals, policies, and quantified objectives, financial resources, and scheduled programs for the preservation, improvement and development of housing within the City's jurisdiction; C. The City Council directed that the 2006 -2014 Housing Element be prepared; D. On February 20, 2007 and on October 25, 2007, the Planning Commission held workshops to provide an overview of the Housing Element process including a review of applicable state law and the Regional Housing Needs Assessment ( "RHNA "); community profile information and an existing conditions report; and an overview of the existing Housing Element Goals, Policies, and Objectives; E. On March 8, 2007 and on November 20, 2007, the City Council held workshops to provide an overview of the Housing Element process including a review of applicable state law and RHNA; community profile information and an existing conditions report; and an overview of the existing Housing Element Goals, Policies, and Objectives; F. Based on comments received from the public, governmental agencies, the Planning Commission and the City Council, the Housing Element was prepared for submission to the California Department of Housing and Community Development (HCD) for review and certification; -I- 142 G. In addition, the City reviewed the project's environmental impacts under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., "CEQA "), the regulations promulgated thereunder (14 Cal. Code of Regulations § §15000, et seq., the "CEQA Guidelines "), and the City's Environmental Guidelines (City Council Resolution No. 3805, adopted March 16, 1993) ; H. An Initial Study of Environmental Impacts was prepared pursuant to the requirements of CEQA Guidelines § 15063. The Initial Study demonstrated that the proposed project would not cause any significant environmental impacts. A Negative Declaration was prepared and circulated for public review and comment from July 3, 2009 to August 6, 2009; I. The Planning and Building Safety Department completed its review and scheduled a public hearing regarding the application before this Commission on August 13, 2009; J. On August 13, 2009, the Commission held a public hearing to receive public testimony and other evidence regarding the application including, without limitation, information set forth in the staff report. Following the public hearing, the Commission considered the evidence; and K. This Resolution, and its findings, are made based upon the evidence presented to the Commission at its August 13, 2009, hearing including, without limitation, the staff report submitted by the Planning and Building Safety Department. SECTION 2: Factual Findings and Conclusions. The Commission finds the following: A. The purpose of the revisions to the Housing Element of the General Plan are to refine and make appropriate adjustments to the programs, goals, policies and objectives to comply with State law and to address concerns raised by the community regarding housing needs in the City in furtherance of the general welfare of the City. B. The proposed Housing Element identifies and analyzes of existing and projected housing needs. It also provides a statement of goals, policies, quantified objectives, financial resources, and scheduled programs for the preservation, improvement, and development of housing. The Housing Element identifies adequate sites for housing, including rental housing, factory-built housing, mobile homes, and emergency shelters, and makes adequate provisions for the existing and projected needs of all economic segments of the community as required by Government Code § 65583. -2- 43 E C. The proposed 2006 -2014 Housing Element will not facilitate the creation of any additional housing units beyond those anticipated and accounted for in the 1992 General Plan which projected 7,850 units at buildout. The Housing Element will facilitate the creation of 168 housing units as required by the Regional Housing Needs Assessment (RHNA), for the 2006 -2014 planning period. D. The proposed new housing programs will protect and preserve existing housing stock and encourage and facilitate the provision of housing for all economic segments of the community. E. During the preparation of the Housing Element Update, the public, civic organizations, public agencies and other community groups were provided the opportunity to participate in the preparation of the Element at meetings held on February 20, 2007, March 8, 2007, October 25, 2007, and November 20, 2007 as required by Government Code § 65351. SECTION 3: Environmental Assessment. The Planning Commission finds that the Negative Declaration prepared for the draft 2008 -2014 Housing Element was completed in compliance with the requirements of the California Environmental Quality Act (CEQA Guidelines § 15063) and reflects the independent judgment of the City. Adopting the 2008 -2014 Housing Element Update will have no significant negative impact on the area's resources, cumulative or otherwise. SECTION 4: General Plan. The proposed project conforms with the City's General Plan as follows: A. The proposed General Plan Amendment is consistent with the 1992 General Plan as amended; B. The General Plan Amendment is internally consistent; and C. The General Plan Amendment in conjunction with the existing General Plan comprises an integrated and compatible statement of policies. SECTION 5: Recommendations. A. The City Council should adopt a Negative Declaration; and B. The City Council should adopt the "Housing Element" attached as Exhibit "A," and incorporated by reference. -3- A 4 SECTION 6: Reliance on Record. Each and every one of the findings and determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the project. The findings and determinations constitute the independent findings and determinations of the Planning Commission in all respects and are fully and completely supported by substantial evidence in the record as a whole. SECTION 7: Limitations. The Planning Commission's analysis and evaluation of the project is based on the best information currently available. It is inevitable that in evaluating a project that absolute and perfect knowledge of all possible aspects of the project will not exist. One of the major limitations on analysis of the project is the Planning Commission's knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are the limitations on the City's ability to solve what are in effect regional, state, and national problems and issues. The City must work within the political framework within which it exists and with the limitations inherent in that framework. SECTION 8: Summaries of Information. All summaries of information in the findings which precede this section are based on the substantial evidence in the record. The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact. SECTION 9: This Resolution will remain effective unless superseded by a subsequent resolution. SECTION 10: A copy of this Resolution will be made available to any person requesting a copy. -4- 5 J PASSED, APPROVED AND ADOPTED this 13th day of August, 2009. ATTEST: Greg Carpenter, Secretary APPROVED AS TO FORM: Mark D. Hensley, City Attorney David Wagner, Chairperson City of El Segundo Planning Commission Karl H. Berger, Assistant City Attorney Wagner Fellhauer Baldino Fuentes Newman PAPlanning & Building Safety\Planning — Old\PROJECTS (Planning) \701- 725\EA- 722\Planning Conunission\PC 08.13.09\PC Reso EA- 722.doc -5- .i 46 6. HOUSING PLAN Sections 2 through 5 of the Housing Element establish the housing needs, opportunities and constraints in the City of E1 Segundo. The Housing Plan presented in this section sets forth the City's goals. policies, and programs to address El Se eundo'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 Se do's housing objectives are pnmarily 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 Wi l I also providc an opportunity for phvate developmenrof new units within the Smoky Hollow :Mixed -Use district. on t}te Imperial School site, and in the Downtown and Netchborhood 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 foilowtnu section. • Consen inc and improving the condition of the existing stock of affordable housing; • Assisting in the development of affordable housing; *.Prov idmc 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 E1 Segundo's housing units,are more than ?(► vears old, the aec at which a housing unit will typically " to require major repairs. This represents a significant proportion of the City's housing stock;, and indicates that Programs which assist with preventive maintenance maybe necessary to avoid housing detenoratton. 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. rn O• E.' 1rRunpn Housing Plan Hmaine Eiewenr i4 t Policy 1.1: Continue to promote the use of rehabilitation assistance programs to encourage property owners to rehabilitate owner-occupied and rental housing.wherefeasible.- . 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. Polio• 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 E1 Segundo that need housing to fit their particular circumstances_. For example, about 35 percent of the population is between the ages of25 and a.:. 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. Polio- _.1: Provide regulations. as required by State lax•, to facilitate additional senior housing and develop programs to serve related special needs. Polio-2?: Facilitate the creation o_faflordable home ownership opportunities for low and modcraic income households. Polies• 2.3: Provide an allowance in the Cin 's Zoning Ordinance, as required bt State lak, to permit transitional housing facilities in multi- fami1v residential zones and emergence- shelters in commercial --ones. Polio- :.4: Provide funding for the development ofplans for a Communist• Center to provide crponded and consolidated services for seniors and large families. Providine Adeauste Sites As described in the Constraints section of the Housing Element, historically, less than 25 percent of the land 'within the City has been used for residential development. The remaining land has been used primari ly for a mixture of light and heavy industrial purposes and is not available for residential use. _ A total of 335 acres are designated. residential/corttmercial mixed use to El Segundo.. Limited eland resources thus restrict the amount of midential development that could occur to the Cit} . (in of Ei Scgundv Housing Pkn Hawing Elemen, 6- .L 4 r 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, Polio• 3.1: Provide for the construction of 78 new housing units during the 2000 -2003 planning period in order to meet the goals of the Regional Housing Needs Assessment fRHAAl. 'Polio• 3.2: Allow property designatedfor multi family use which currently contains single - famih- development to be recycled for multi familt- residential development. Polio- 3.3: Permit vacant and underdeveloped propern designated as residential to develop ,A-ith a diversity• oftpes. price and tenure. Policy 3.4: Encourage ne>~ housing to be developed within the Smok • 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 intensin land use designations. Polio• 3.6: Continue to permit a second dwelling on the front of select single famili. lots which have a small older dwelling at the rear of the lot. Polio• 3. -: Continue to permit a third and fourth dwelling on selected two - Tamil_►• lots when suer; lots abut higher intensin. land use designations. Removing Governmental Constraints In addition to the private sector. actions by City and other governmental re gulations can have lit an impact on the price and ayailabi� of housing. Land use controls, site improvement requirements. building codes. fees. and other local programs intended to improve the overall qualit% of housing may serve as a constraint to housing development. GOAL 4: Remove governmental constraints on housing development. Polio• 4.1: Continue to allom second units. condominium conversions. caretaker units and second Boor residential use in commcrcial. ones as specified to the Cin- •s zoning ordinance. Polio• 4.2: Continue to 0110m %acton - produced housing according to the Cin•'s zoning ordinance Policy 4.3: Facilitatc timeli development processing for residential construction projects and expedue protect rm-ieu process Polio- 4.4. Facilitate provision of infrastructure to accommodate residential development. (irk of V ,kgundy Housing Pict Housing Eirmenr t 149 Promoting Equal Housing Opportunities 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 discriminator• practices. Polict• 5.1: Disseminate and provide information on fair housing laws and practices to the communm . Polict• 5.2: Promote governmental efforts to provide equal opportunity housing for existing and protected demands in El Segundo. Polio- 5.3: Monitor the lending practices oflocal lending institutions for compliance under the Comm untn -Rein vestment Act to evaluate lending acttvittes and goals toward meeting the communtn s credit needs ( rn of Homing Plan Hnustng Ekvnent 6-1 B. EVALUATION OF ACCOMPLISHMENTS UNDER ADOPTED HOUSING ELEMENT State Housing Element law requires communities to assess the achievements under adopted housing programs as pan of the five year update to their housing elements. These results should be quantified where possible le.g. the number of units that were rehabilitated), but may be qualitative where necessary le.g. mineation 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 !seeds: 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 strateg-v presented in the final section of this Housing Element. GOAL H 1: 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 H 1 -1 (Fair Housing): Disseminate and provide information on fair housing laws and practices to the community Program H14A. 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 H11-1 B. The Cim u ill implement a program of referrals to the appropriate agencies for complaints on fair housing issues These complaints will be monitored by the referral aszenc% (Planning Division t 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 pro gram that utilizes the services provided b% the Westside Fair Housing Council. This program is funded through the City's.Geneml Fund.. [ to rr, E; .kTUna�• Hnus►n� Eir�ntnr 6-5 Housing Plan 1 Program Hl -1 C (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 inquests 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 Para: � ista senior housing -development located in El Segundo. GOAL H2: GROUPS WITH SPECIAL NEEDS Provide sufficient nevi-, 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 142 -1 (Military): Provide funding through a Joint Powers Authority, to subsidize market rents for mil, tar , personnel emploved at the Air Force Base in El Segundo. Program H2 -1 A. The City shall provide a maximum of 550.000 per year for a minimum 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 employes 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 am 52 single occupancy units available in-three dormitories. There are also leased units available for enlisted personnel located throughout Los Angeles Count%. Al l military personnel are required to check with the Housing Referral office at Fort MacArthur before searching for off -base housing. Objective 1­12 -2 (Senior/Elderh•): Provide regulations to- facilitate additional senior housinc Program H2.2 A. Establish Senior Citizens' housing regulations that conform to the provisions of Government Code Section 65913.4 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 Cit%•'s Zoning Ordinance has been re vised to provide for senior housing in the Multi- family Residential (R -3) zone through a CUP process, and C in of E Serundn HoUxief Pion Housing Denvenr 6-6 152 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 H2 =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.IA. 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 Dare: The Cin- itself has not monitored and evaluated compliance With the Community Reinvestment Act. However, under the Home Mortgage Disclosure Act (HMD A ), lending institutions are required to disclose information on the disposition of loan applications and the income, gender, and race of loan applicants. Objective H24 (Housing Elemeot/Annual Report): Ensure that the Housing Element retains its %•iability and usefulness through annual amendments, review, and monitoring. Program H24A. To retain the Housing Element as a viable policy document, the Paanninc Division will undertake an annual review of the Housing Element and sirhedule 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 monitonne program will be in conjunction with new State of California requirements regarding annual reports. Progress ro Date: The City is currently updating its Housing Element for the 2000- 2005 cl.•cle. State law requires that the City report annually to the Citv Council on the progress of its housing programs. and forward this report to the Department of Housine and Community Development (HCD). GOAL H3: PRESERVATION OF EXISTING HOUSING STOCK Preserve and protect the existing housing stock with special attention to housing located in the Cin-'s older neighborhoods. Objective H3 -1 (!neighborhood Improvement): Assist in the creation ofa Neighborhood Improvement Program to provide local resident input and panicipation into neighborhood preservation and improvement programs ( in of El JrRundo Housing Plan Housing Eirmen: �- 1.53 .4- 14 Program H3 -1 A. 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 E1 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 b,, 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 pnmarily funded by the Federal Aviation Administration - FAA Part 150 Grant. Los Angeles Board of Airports. Progress to Dare: The City purchased and renovated a home which has served as a model for the sound attenuation process. Program H3 -213. The City shall request funding from the FAA to renovate 707 existing homes with modem sound attenuation devices to reiduce 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 thmugh the Residential Sound Insulation Program 'to pay the ov►-ner'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 housine for those income ranges. ( fn o� E.' Jc Rundu Housing Plan Huusinr Elrment 6-8 j�4 f E Program 113 -3.1 A. 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 H3-4 (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 H34A. 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 Cit} . This information will be used in analysis of rental housing to be contained in the annual Housing Element Report. Progress to Dater The Cite 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 testes in El Segundo are reasonable compared to other nearby coastal communities, and the Cityhas astable rental market. Therefore, it is not necessary to include a program for analysis of the rental market in the current Housing Element. Objective H3-5 (Rehabilitation): ldentifv and rehabilitate substandard and deteriorating housinc Program H3-5A. 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 an&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 descri bed 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 painrand 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 1-13-6 (Rehabilitation Incentives): Provide incentives for the rehabilitation and presen•ation of deteriorating rental units which house lower income residents. ( in o! V .kTunan Housing Plan Housing Eirmen! 6-9. J i .lp F Program M -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 focusedon 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 (Reba bilitation- 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 -7.1 A. 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 love interest and deferred repayment loans, loan rebates, and pnonty processing. Progress to Date: The City provides deferred zero interest loans due at change of ownership up to 57,500 for loin income property owners in order to make repairs. In addition, grants of up to 51.500 are available to make handicapped related improvements.. Grants of up to.S8.000 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. H4: NEW HOUSING OPPO.RTUNITIES To provide opportunities for new housing construction in a variety of locations and a variety of densities. Objective H44: Permit vacant and underdeveloped property designated as residential to de%•elop with a diversity of types, price, and tenure.. Program H4-1.1: Nt-A- 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 Muntcnpal Code. Although there is no special program for this overall objective, it is recognized that achievement of this 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 Cityof El Segundo. Ctn ofEL,URundu Housing Plan [� Housing Element 6-10 J Z) 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 lowincome, 224 moderate income., and 561 upper income units. Like other cities in Southern California. E1 Segundo was hit hard by the recession in the early 1990's and has only recent]• 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 condominium 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 H4-2: 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 H4-3: 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 ordinanceprovides fora second dwelling unit ,on a sinele- family zoned lot that has a side lot line that immediately abuts a lot zoned for the following: 1 R -3. Multi - Family Residential, C -RS. Downtown Commercial. 3 C -2, Neighborhood Commercial; 4. C -3. General Commercial: 5. C -O. Corporate - Office, 6. MU-N. Urban Mixed -Use North: 7. MU-S. Urban Mixed -Use South GOAL H5: RESOURCE CONSERVATION Create ne% and redeveloped bousing wbicb conserves natural resources. in particular, energy, and water. Objective HS-1 (Energy Conservation): Promote energy conservation in new housing development. On w F! .Segundo Housing Plan Housin,c Elcn+en: �!! �y .15 t Program H5-IA. 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 ofthe Municipal.Code. Progress to Date: The City complies with all regulations as set forth by State lave, and all new development will be in accordance with these energy conservation measures. Objective H5-' (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 eater emergency is lifted, and requiring the use of reclaimed water in all construction' grading projects: Any such actions shall be in accord with policies adopted by the City to response to declared emergencies. Progress to Date: The City has not been subject to a water emergency since the last housing element w•as.prepared. In the event that a water emergency is declared, the Cite would follow the water conservation guidelines specified. This would include adhering to the City's water conserving landscape ordinance and guidelines. rn r+• � J�•RunEr� Housing Plan Housing Eirmenr 6-1. J 8 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 Citv of E1 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 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 Presm-ing the existing housing stock in El Segundo is a top priority for the City and maintaining the Citv's older neighborhoods is vital to conserving the overall quality of housing in the community. Approximately 68 percent ofEl Segundo's housing stock is more than 30-years old, indicating that there is.a strong future need for rehabilitation. . 1. Home Rebabilitatioo 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. ( }n of Er Jc:Xvndo Housing Plan Hnusing Eitrnenr (�� j � J r Ia. Minor Home Repair Program (MHR) This program represents the major 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 57.500 for low- income property owners. In addition, grants of up S1.500 are available to make handicapped related improvements. Five Year Goal: Provide assistance to six households annually. and advertise program ovailabiltn, through brochures. placement on the City's website, and in conjunction with the Gn- s Code Compliance program. 1 b. Residential Sound Insulation Program (RSI) The FAA (Federal Aviation Administration) provides rehabilitation grants for up to 80 percent of the cost required to 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 56,000 for condominiums. for low-- income prop", owners not to exceed the property owner's 20 percent obligation. Approximately 700 homes in El Segundo have been identified for insulation under this program. with over 120 homes completed to date. Five Year Goal: Encourage impacted .residences to take:advantage of program, with the goal of completing: insulation of all 700 impacted homes. I c. Countywide HOME Rental Rehabilitation Loan Program As a panicipating city in the urban County program, El Segundo is eligible to participate in the County's Rental Rehabilitation Loan Program. This program provides financial 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 love- income families byprovidi.ng financial support through the utilization of public ! pnv -ate funding sources to maintain existing rental properties. Five) Year Goal: Advertise progrom availahiltn through placement of program brochures at the Public counter. on the Cin s wchsitc. and in conjunction with the Code Compliance Program 2. Code Compliance Inspection Program The Building Safety Division of El Segundo conducts quarterlycode 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 (in of Et Serundo Housing Plon Housing Element 6-14 16 conditions in residential areas. Residents cited for code violations are informed of rehabilitation assistance available through the City and County. Five Year Goal: Continue quarterly code compliance inspections. Assist in Production of Affordable Housin 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 forprospective homeowriers -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. I 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 communit }, by providing mortgage and downpayment assistance to the City's low and moderate income renters. C in of E AcRunar, Housing PJon Hnusing Eicment 6-tS 1 C q 3a. Countywide Affordable Homeownership Program (HOP) The County offers a first -time homebuyer program for low- income households (at or below 8007' MFI), including qualified E1 Segundo residents. The program provides loans secured by a second deed of trust which homebuyers may use to pay their do%%mpavment 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 (M.CC).Program. Five Year Goal: Advertise program availabilin, through placement ofprogram brochures at the public counter, on the Cite- 's website, and through contact with the local real estate - community. 3b. Lease- to-Own Program This program promotes affordable home ownership opportunities for low and moderate income households earning up to 140 percent of the M.R. This program is utilized by a growing number of cities in Southern California and is financed through tax exempt bond issues and private long -term mortgage financing. To initiate this program, a joint powers authonty 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 leaseipurchase program. the lease!purchasem must contribute the first month's rent plus an initial fee equal to 196 of a home's purchase price. The joint powers authority Will put 3% down on each home. The leasvpurchasers will then make monthly payments roughly equivalent to mortgage pavmcnts. 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. Five fear Goal: Contact the California Communities Home Ownership Alliance (CCHOA). and Pacific Finance Agenp- to pursue participation in a Lease -to-Own program. 3c. Mortgage Credit Certificate (1fCC) Asa means of further leveragrog homeownership assistance, the City can participate with the County in implementation of a Mongagc Credit Certificate Program. An MCC is a ceni icate awarded by the CDC authonzing 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 undem- rating the loan and may be used to adjust the borrower's federal income tax withholding C,n of El Sequndv Housing Pion Houstnp Element 6-16 I - Five Year Goal: Contact the Los Angeles County .Community Development Commission regarding participation in the MCC program. 3d. Location Efficient Mortgage (LEM) The LEM Program is a new demonstration program implemented by a parmership 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 homebuvers' savings in reduced annual vehicle expenses are 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 Kest of Sheldon Street in E1 Segundo is identified as an area where potential home purchasers are eligible to apply for an LEM. Five fear Goal: Promote use of the LEM program through the Cin- 's newsletter, flyers and websitc. and direct contact with local realtors and lenders. Providing Adequate Sites A kex 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 (HRH'* A ). 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 accommodatejust over 400 additional dwelling units tinder existing General Plan and Zoning designation. Close to half of these units are located within the Smoky Hollow Specific Plan Medium Density Residential Overlay District (12-2 units) and on the Imperial School site (65 units). which would require removal of existing uses prior to development. Only4.1 acres of vacant residential land remain in the Cite. Residential uses are also pertnined as accessory uses in several of the commercial and industrial zones. The Neighborhood Commercial (C -?), 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 On o/ El st*yo!do Housing Plan Housing E /eteent 6-1- I J 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 neu, development of residential units, particularly on sites that also have commercial or industrial uses. Five Year Goal: Continue to provide adequate sites through General Plan and zoning to accommodate the Cin- ' share of regional housing needs. 5. Facilitate Development on Underutilized Sites Due to the scarcity of vacant land remaining in E1 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 homebuvers and developers that they may pursue a variety of public and private funding sources in support of affordable housing development. Five Fear Goal: In order to bring the sites and funding together as a package before the development communin-. the Cinv will conduct a Developer .s Kbrkshop to discuss residential development opportunities. available funding sources and local incentives for affordable housing de--vlopment. 6. Sites for Transitional Housing/Homeless Shelters The Cite's.Zoning Ordinance does not explicitly allow.for homeless facilities.in El Segundo. The City will modifNI its .zoning ordinance;:t o. permit transition] housing inappropriate residential zones and emergency.housing in commercial and industrial zones, all subject to approval of a Conditional Use Permit (CLIP). The CUP will set forth conditions aimed at enhancing the compatibility of transitional - housing and emergency shelters with the surrounding neighborhood or commercial district. and will not unduly constrain the creation of such facilities. Fi,.;e Year Goal: Amend the Zoning Ordinance to reflect provisions for emergency shelters and transitional housing kv the vear 200_. 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 E! Segundo Housing Element must. address, and where legally possible, remove governmental constraints affecting the maintenance, improvement, and development of Cin of Et Segundo Horsing Plan Housing Elernew 6.18 bit r housing. The following programs are designed to lessen governmental constraints on housing development. 7. Density Bonus/Development Incentives Ordinance Pursuant to State density bonus law, if a developer allocates at least 2Upercent 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 local density bonus ordinance 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 ranee of potential regulatory concessions will be set forth in the ordinance, such as flexibility in height limits, reduced parking. reduced setbacks. and/or reduced open space requirements. Five Year Goal: Adopt a local densin• bonus ordinance by 2002, and promote through development of a brochure for distribution to the local Board of Realtors and local developers. and through the Cm• s newsletter and website. The Cifv will also conduct a "Developer's K'orkshop'* to present information on available residential sites. funding sources. .and regulator- incentives under the Development Incentives Ordinance. 8. Expedite Project Review A communitv's evaluation and review process for housing projects contributes to the cost of housing because holding costs incurred by developers arc ultimately reflected in the unit's selling price. 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. Five Year Goal: Conrtnuc to provide prompt project review- to minimize project holding costs ABSW took effect on Januar% 1. 197& and irm,ts processing rime to "M cases to I W. and regatres a�ettctes to sPectf% the tnforymnon needed to eompiete an acceptable appheanon (in of El beyuneo Housing pion Housing Eirme"I 6-19 1 b� "` C' V Promoting Equal Housing Opportunities 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 opporttatities for all persons regardless of race, religion, sex, family size, marital status, ancestry, national origin. color, age, or physical disability. More grnerally, this program component entails ways to further fair housing practices. 9. 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 lo%k- cost dispute resolution for a variety of issues including housing disputes. Five Year Goal: Continue to offer fair housing services through a local service provider, and distribute program brochures at the public counter and on the Cin• •s website. Cin ofE!,kgundo Housing Pion Housink Eirment 6.20 ibEi Assist in Production of Affordable Housing Table 27 ? F,rsi -Time Homebuver Proms= Housing Program Summary a ► Counrvwide Affordable Housing Program nQi Objective I Program Action j Funding Responsible i Time I CDBG Source Azenev Frame Conserving and Improving E-zisting Affordable Housing 1. Horne Rehabilitation Loan Programs b► Lease-to-Own I Contact, finance lax - exempt a) Minor Home Provide City Planning CDBG City Planning 2000-2005 Repair Program deferred loans Provide assistance to 6 I Division I (MHR) I for minor powers boarr d pttrticrpaaon t:saiiitenaace to households annually, and � I low- income advertise program c i Mortgage Credit oppornutiues I Coraact Count}• CDC to O�TS ` availability. 2001 Certificate (MCC) to low and pursue pamctpaoon i owners Division. moderate b► Residential Sound I Provide grants Encourage residents to I Federal; FAA, City 1 2000 -2005 Insulation Program I for sound take advantage of I CDBG Planning ' households ro pgrm insulation program with goal of I Division resulting from , insulating all 700 , ! atrrraft I impacted homes. I overflight c) Counn -wide I Provide loans 1 Advertise program HOME County CDC 2000-2005 HOME Rental to rnulti- I availability, and provide I Rehabilitation Loan family rental i m formation m Program property for i conjunction with_code rehabilitation i enforcetitcni Code Compliance 1 Mativatn Conduct quarterly code General Fund Building 2000.2005 Inspection P ropam I existing I compliance utspecaons I Safety boustnP aric , . Assist in Production of Affordable Housing ? F,rsi -Time Homebuver Proms= a ► Counrvwide Affordable I I I Ad mm program I ava,labibn I Cottaey HOME, ^ County CDC 2000 -2005 Homcot%menhip I CDBG Program I b► Lease-to-Own I Contact, finance lax - exempt City Planning 2001 Program I authorines'm soutbern bond issues; Division. Joint I Pmvsde California to pursue I private > long- powers boarr d pttrticrpaaon I term awbonly ° w ownership I I mwtpge futanc c i Mortgage Credit oppornutiues I Coraact Count}• CDC to Federal city Planning 2001 Certificate (MCC) to low and pursue pamctpaoon i mcome tax I Division. moderate credit County CDC d► Location Effcieni income Actively promote use o f I SCAG City P 1 aug 2005 Mortgage ' households ro pgrm Transport. Division. fundutg SCAG Cin of El Segundo Hoisting Plop Housing Element 6 �l 1 b 7 Table 27 Housing Program Summary On 01 11 Segundo Housing Plan Housing Dement ti == Program I Program Action I Funding Responsible Time Housing Program Objective Source Agency Frame Providing Adequate Sites 4. Land Use Element Connnue to Maintain current General General Fund City Planning 2000 -2005 provide Plan and Zoning Division adequate sites to address I regional i housing needs :. Facilitate i Promote I Provide potennal housing General Fund City.Plamung 2001 Development on development developers with list of i Division Lnderutilized Sites on ( underutilized properties underutilized and conduct funding sites sources workshop 6. Sites for Transitional i Provide zoning j Modify zoning ordinance I General Fund I City Planning 2002 Housing'Homeless for tmnstuonal I to provide appropriate Division Shelters ! housing locations for facilities homeless shelters Removing Governmental and Other Constraints Densin Provide Adopt a local density General Fund City Planning 2002 Bonus Development incentives for i bonus ordinance Division Incentives the i Ordinance developm=t ! of affordable I housingi b Expedite Protect Encourage i Continue to provide General Fund City Planning 2000 -2005 Revieu I development I prompt project review. Division of affordable housing Promoting Equal Housing Opportunities 4 Fair Housing Assure equal Con tuuie contracting with i CDBG Westside Fair 2000.2005 Program access to the Westside Fair Housing Housing housing for all Council to provide fair ; Council: City residents housing smices ' Manager Five fear Goals Summary: Total units to be constructed. 78 (14 Vcry Lou. I 1 LoN. 16 Moderate. 37 upper) Total units to be rehabilitated 30 low mcon w Total units in be conserved-. 97lowrncome (Park Vista senior) On 01 11 Segundo Housing Plan Housing Dement ti == Exhibit C emeof distributed under se erile cmrl 169 Y00�2014 Housing emeof distributed under se erile cmrl 169 Exhibit D Housing Element I nitial Stu dy/N egative Declaration (distributed under seperate cover) 7 (� STATE OF CALIFORNIA ARNOLD SCHWARZENEGGER, Governor PUBLIC UTILITIES COMMISSION 320 WEST 4'" STREET, SUITE 500 LOS ANGELES, CA 90013 August 3, 2009 Kimberly Christensen City of El Segundo 350 Main Street El Segundo, CA 90245 Dear Ms. Christensen: Re: SCH# 2009071016; Housing Element Update ECEOVED AUG u 4 2009 planning and Building Safety Dept. The California Public Utilities Commission (Commission) has jurisdiction over the safety of highway -rail crossings (crossings) in California. The California Public Utilities Code requires Commission approval for the construction or alteration of crossings and grants the Commission exclusive power on the design, alteration, and closure of crossings. iN The Commission's Rail Crossings Engineering Section (RCES) is in receipt of the Notice of Completion & Environmental Document Transmittal - Mitigated Negative Declaration from the State Clearinghouse for the city's housing element update. This letter summarizes our comments and concerns. RCES recommends that the City add language to the General Plan so that any future planned housing development adjacent to or near the railroad right -of -way be planned with the safety of the rail corridor in mind. New developments may increase traffic volumes not only on streets and at intersections, but also at at -grade highway -rail crossings. This includes considering pedestrian circulation patterns /destinations with respect to railroad right -of -way and crossings. Language should be in place so that any traffic impact studies undertaken should also address traffic and pedestrian impacts over affected crossings and associated proposed mitigation measures. Mitigation measures to consider include, but are not limited to, the planning for grade separations for major thoroughfares, improvements to existing at -grade highway -rail crossings due to increase in traffic volumes with pedestrian safety treatments and continuous vandal resistant fencing to channelize pedestrians to safe designated crossing locations. If you have any questions, please contact Licon, Utilities Engineer at 213 -576 -7085, sal @cpuc.ca.gov, or me at rxm @cpuc.ca.gov, 213 -576 -7078. Utilities Engineer Rail Crossings Engineering Section Consumer Protection & Safety Division i71 �fsrj w J�1 STATE OF CALIFORNIA GOVERNOR'S OFFICE of PLANNING AND RESEARCH STATE CLEARINGHOUSE AND PLANNING UNIT ARNOLD SCHWAUENEGGER GOVERNOR August 4, 2009 Kimberly Christensen City of El Segundo 350 Main Street El Segundo, CA 90245 Subject: Housing Element Update SCH #: 2009071016 Dear Kimberly Christensen: �EOF PLA,yy�hs O �OFOALI� CYNTHIA BRYANT DIRECTOR E0" AUG 0 l au Planning and Buiidintg Safety Dept. The State Clearinghouse submitted the above named Negative Declaration to selected state agencies for review. The review period closed on August 3, 2009, and no state agencies submitted comments by that date. This letter acluiowledges that you have complied with the State Clearinghouse review requirements for draft environmental documents, pursuant to the California Environmental Quality Act. Please call the Stafe C- iearinghouse at (916) 445 -0613 if you have any questions regarding the environmental review process. If you have a question about the above -named project, please refer to the ten -digit State Clearinghouse number when contacting this office. SincereI Scott Morgan Acting Director, State Clearinghouse 140010th Street P.O. Box 3044 Sacramento, California 95812 -3044 (916) 445 -0613 FAX (916) 323 -3018 www.opr.ca.gov �7 1 I � SCH# 2009071016 Project Title Housing Element Update Lead Agency El Segundo, City of Document Details Repo State Clearinghouse Data Ba_a Type Neg Negative Declaration Description The proposed project is an update and amendment of the City's General Plan Housing Element in compliance with the State of California Government Code Section 65580 - 65589.8. Lead Agency Contact Name Kimberly Christensen Agency City of El Segundo Phone 310 - 524 -2340 email Address 350 Main Street City El Segundo Project Location County Los Angeles City El Segundo Region Lat /Long Cross Streets Citywide Parcel No. Township Proximity to: Highways Airports Railways Waterways Schools Land Use Citywide Range Fax State CA Zip 90245 Section Base Project Issues AestheticNisual; Agricultural Land; Air Quality; Archaeologic- Historic; Biological Resources; Cumulative Effects; Geologic /Seismic; Landuse; Minerals; Noise; Population /Housing Balance; Public Services; Recreation /Parks; Sewer Capacity; Solid Waste; Toxic /Hazardous; Traffic /Circulation; Water Quality; Water Supply Reviewing Resources Agency; Department of Fish and Game, Region 5; Department of Parks and Recreation; Agencies Department of Water Resources; California Highway Patrol; Caltrans, District 7; Department of Housing and Community Development; Regional Water Quality Control Board, Region 4; Department of Toxic Substances Control; Native American Heritage Commission Date Received 07/03/2009 Start of Review 07/03/2009 End of Review 08/03/2009 1'73 Note: Blanks in data fields result from insufficient information provided by lead agency. EL SEGUNDO CITY COUNCIL MEETING DATE: September 1, 2009 AGENDA STATEMENT AGENDA HEADING: Special Orders of Business — Public Hearing AGENDA DESCRIPTION: Open a public hearing and receive testimony to consider and possibly act, regarding: 1) an Environmental Assessment of Environmental Impacts for a proposed Mitigated Negative Declaration and Addendum; 2) a General Plan Amendment to change the Land Use Designation from General Commercial to Corporate Office; 3) a Zone Change from the General Commercial (C -3) Zone to the Corporate Office (CO) Zone; and 4) an off -site parking covenant for 283 parking spaces, to allow the conversion of warehouse and storage uses into office uses and a building addition of 40,791 square feet of office uses for a maximum of 205,284 square feet of development on the site located at 900, 950, 960 Sepulveda Boulevard and 901 and 915 Selby Street. Applicant: The Boeing Company (Fiscal Impact: None) RECOMMENDED COUNCIL ACTION: 1. Open the public hearing; 2. Discussion; 3. Adopt Resolution approving Environmental Assessment No. 819 and General Plan Amendment No. 08 -02 and Off -Site Parking Covenant (Misc. 09 -02); 4. Introduce, and waive first reading, of Ordinance for Zone Change No. 08 -01; 5. Schedule second reading and adoption of Ordinance on September 15, 2009; and /or, 6. Alternatively, discuss and take other possible action related to this item. ATTACHED SUPPORTING DOCUMENTS: 1. Draft Resolution and Exhibits, including the Mitigation Monitoring and Reporting Program 2. Draft Ordinance and Exhibits 3. Planning Commission Staff Report, dated August 13, 2009 and attachments 4. Draft Mitigated Negative Declaration (MND) (distributed under separate cover) 5. Addendum to the Draft Mitigated Negative Declaration 6. Draft MND Corrections and Additions, and Responses to Comments 7. Letter from Los Angeles World Airports received August 12, 2009 8. Letter from City of Los Angeles Dept. of Transportation received August 21, 2009 FISCAL IMPACT: None Amount Budgeted: N/A Additional Appropriation: N/A Account Number(s): N/A ORIGINATED BY: Kimberly Christensen, AICP, Planning Managers , REVIEWED BY: Greg Carpenter, Director oUlanning and Building Safety, APPROVED BY: Jack Wayt, City Manag 3 .t < BACKGROUND AND DISCUSSION: On August 13, 2009, the Planning Commission held a public hearing on the proposed project. After receiving testimony and documentary evidence, the Commission adopted Resolution No. 2662, recommending City Council approve Environmental Assessment No. 819, Zone Change No. 08 -01, General Plan Amendment No. 08 -02, and Off -Site Parking Covenant (Misc. 09 -02) with conditions. I. Proiect Background The Boeing Company is consolidating its operations on Boeing owned property from leased properties within the City and facilities located in Seal Beach. It is Boeing's intention to convert existing buildings at the project location, which include existing legal non - conforming warehouse, storage and office space, into additional office and research and development manufacturing space. These improvements will allow Boeing to move approximately 500 additional employees to this location. The project site is currently located in the General Commercial (C -3) Zone and is designated General Commercial in the City's General Plan. It is proposed that the General Plan designation change to Corporate Office and the project site be re -zoned to the Corporate Office (CO) Zone to accommodate additional office uses. The Zone Change is needed because the General Commercial (C -3) Zone limits office uses to 5,000 square feet. The project requires 432 parking spaces, of which 149 will be located on -site. An off -site parking covenant is required to meet the project's parking requirements. If approved, the off -site parking covenant will locate 283 required parking spaces in existing nearby Boeing Company parking lots. The building is proposed to be 50 feet in height. The project site is located in the block located bounded by North Sepulveda Boulevard to the west, East Imperial Avenue to the north, Selby Street to the east and East Walnut Avenue to the south. The project involves the extensive renovations to the existing S21, S22, S30 and S31 buildings. The four buildings will be renovated to facilitate a new mix of uses, which will predominately be offices. Currently the four buildings on the site total 159,743 square feet of development with the uses being evenly distributed between office (77,024 square feet) and storage (80,165 square feet), with a small component of manufacturing (2,554 square feet). The four buildings will also be connected by a three story addition (proposed at 40,791 square feet). The addition at the middle of the site will change the appearance so that all the buildings will appear integrated into one large building. The exterior treatment of the entire building will be updated and be uniform in appearance. The proposed project would shift the range of uses heavily towards office (164,327 square feet), with a modest increase in on -site research and development manufacturing (13,904 square feet) and a significant reduction in storage (to 20,645 square feet). The total proposed development analyzed in the environmental analysis is 205,284 square feet. In order to complete the most conservative analysis possible the amount of total development reviewed in the environmental analysis is 6,408 square feet greater than the amount of development proposed on the project plans (198,876 square feet). The project site is 5.89 acres (256,606 square feet), therefore the total proposed development has a floor area ratio (FAR) of 0.8. The requested change in zoning would reduce the maximum FAR allowed of the site from 1.0 to 0.8. 2 II. Project Description and Analysis The project applications include: 1) Environmental Assessment No. 819 (EA No. 819) California Environmental Ouality Act (CEOA) — A Mitigated Negative Declaration is proposed for this project pursuant to the requirements of CEQA. The public review and comment period for the Environmental Document began on June 26, 2009 and ended on July 27, 2009. An addendum to the Environmental Document has also been prepared. 2) General Plan Amendment (GPA 08 -02) — Change the General Plan designation from General Commercial to Corporate Office. The requested designation allows for a project that consists primarily of office uses. 3) Zone Change (ZC 08 -01) — Rezone the project site from the General Commercial (CO) Zone to Corporate Office (CO) Zone. The requested rezoning will allow for a project that consists primarily of office uses and be consistent with the requested General Plan Amendment. 4) Off -Site Parking Covenant (Mjsc 09 -02) An off -site parking covenant is required to meet the ESMC §15 -15 -8 requirement for Planning Commission approval to locate parking off -site. The Boeing Company currently shares parking across its buildings and facilities located in El Segundo in a campus arrangement. An off -site parking covenant for 283 parking spaces will formalize the proposed project's participation in the campus parking arrangement. The Parking Covenant will be reviewed and approved as to form by the Planning and Building Safety Director and the City Attorney. 5) Lot Line Adjustment (SUB 09 -04) — A Lot Line Adjustment (LLA) application to merge three parcels into one. The LLA was requested to consolidate the site into one parcel to accommodate the parking configuration and floor area calculations. The LLA was administratively approved on August 6, 2009. III. General Plan Consistency The proposed project would be consistent with several Goals, Objectives, and Policies of the City of El Segundo General Plan, if the proposed Zone Change and General Plan Amendment Land Use Designation are approved, as discussed in detail in the attached Planning Commission staff report and as outlined in the attached Resolution. IV. Zoning Consistencv The General Commercial (C -3) caps the amount of general office allowed to 5000 square feet per site. This maximum has limited the Boeing Company's ability to change the mix of uses at the project site. Specifically, the expansion of office uses at the site is not possible under the current C -3 zoning designation because any new office space would exceed the amount permitted by current standards. 3 If the requested Zone Change is allowed from General Commercial (C -3) Zone to Corporate Office (CO) Zone, the proposed project would meet or exceed all of the Corporate Office (CO) zoning standards as discussed in detail in the attached Planning Commission staff report and as outlined in the attached Ordinance. V. Off -Site Parking The project will require a total of 432 spaces to meet the requirements for the proposed uses. 149 parking spaces will be provided on site and 283 will be provided at off -site locations considered within the Boeing campus. The Boeing Company has operated in El Segundo as a multi -site campus for many years. Boeing has regularly reported the availability of parking campus -wide to the City to verify that the campus as a whole meets City parking requirements. After the project is incorporated into the shared parking arrangement a surplus of 446 spaces will be still available campus -wide. In order to formalize the participation of this site into the Boeing Campus parking arrangement an off -site parking covenant (Misc 09 -02) is included in the project application. VI. LEED Design The project architect is currently working with a sub - consultant that specializes in LEED (Leadership in Energy and Environmental Design) to qualify the project for LEED certification. Based on the current potential design elements the project could qualify as high as a `silver' LEED certification, one step above the basic LEED certification level. Currently the `silver' level is a target for the project and would involve the incorporation of design elements including: Water efficient landscaping and water use reduction, innovative wastewater technologies, optimization of energy usage by at least 14 %, reuse of existing structures and recycled content, low - emitting construction materials and control of thermal comfort and lighting. VII. City Gateway Monument Sian The applicant has voluntarily agreed to a condition of approval requiring them to pay for and install a "City of El Segundo" monument sign at the corner of Imperial Avenue and Sepulveda Boulevard. This monument sign would demarcate the northern gateway into the City at Sepulveda Boulevard and Imperial Avenue. Additional background information regarding issues related to on -site landscaping and street trees along Sepulveda Boulevard, street dedication and modifications to a sewer easement are detailed in the attached Planning Commission report (Exhibit 3). VIII. Environmental Review The proposed project was analyzed for its environmental impacts and an Initial Study of Environmental Impacts (Exhibit 4) was prepared pursuant to Public Resources Code § 15063 (California Environmental Quality Act). A Mitigated Negative Declaration of Environmental Impacts is proposed for this project pursuant to CEQA §15070. The draft Initial Study and Mitigated Negative Declaration were available for public comment from June 26, 2009 to July F 1 � I 27, 2009. Two letters regarding the Mitigated Negative Declaration were received, one from the Metropolitan Transportation Authority and one from the County of Los Angeles Public Works Department. Responses to the two comments have been prepared and are attached (Exhibit 6). The State Office of Planning and Research sent an acknowledgement letter dated July 28, 2009 that the State Clearinghouse review has been completed and no State agencies submitted comments during the review period. A letter from the California Department of Transportation was received 9 days after the comment period ended. A response to this letter is also included in the response to comments (Exhibit 6). A letter from Los Angeles World Airports (LAWA) was received on August 12, 2009, sixteen days after the public comment period had ended (Exhibit 7). There is no CEQA requirement that the City respond to this letter, however staff believes all issues raised in this letter are properly analyzed. The conditions of approval were revised to address one of the comments included in the letter. The added condition states "To the extent applicable, the applicant must comply with the requirements of the stipulated settlement between Los Angeles World Airports and the City of El Segundo, dated February 17, 2006, which is incorporated by reference." The draft Initial Study (IS) and Mitigated Negative Declaration (MND) concluded that no impacts would occur for the following issue areas: Agricultural Resources, Biological Resources and Mineral Resources. The draft Initial Study and Mitigated Negative Declaration concluded that impacts would be less than significant for the following issue areas: Air Quality, Land Use and Planning, Population and Housing, Recreation, and Utilities and Service Systems. Several areas of concern were noted as potentially significant if not mitigated. These areas include: Aesthetics, Cultural Resources, Geology and Soils, Hazards and Hazardous Materials, Hydrology and Water Quality, Public Services and Transportation/Traffic. Staff has incorporated Mitigation Measures that reduce the impacts for each of these areas to "Less Than Significant" when mitigated. The Mitigation Measures are incorporated into the Initial Study document as well as included in the Mitigation Monitoring & Reporting Program attached to the Resolution and Ordinance. A detailed analysis of environmental impacts is provided in the draft Initial Study and Mitigated Negative Declaration of Environmental Impacts. At the conclusion of the public review period, staff identified certain inaccuracies in the Initial Study (IS) that were corrected in the attached corrections and additions section (See Exhibit 6). Two of the errors are typographical and are not substantial. The third error was that the project needs a Storm Water Pollution Protection Program (SWPPP). The proposed project does not disturb more than one acre of land and therefore does not require the preparation of a SWPPP. The Water Quality Management Plan mitigation has been removed as this is a component of a SWPPP. The corrections are necessary to clarify the environmental document and ensure the document is as accurate as possible. The corrections are an insignificant modification to the negative declaration and no new significant impacts or increase in impacts will occur. The traffic impact analysis referenced in the IS was prepared in June of 2009. In this traffic impact analysis identified a significant traffic impact at the un- signalized intersection of Imperial Avenue and Selby Street in the morning peak period. During the review period of the draft document it was identified that a signal at this intersection may be an unfeasible mitigation because of the close spacing of this intersection to the Sepulveda Boulevard and Imperial Avenue intersection. The traffic consultant, Kimley Horn and Associates, was asked to examine feasible alternative mitigations at this intersection. Traffic assumptions needed to be revised after careful review of the intersection data again and determining that changes in information were 5 �� 8 needed regarding the cumulative projects in the project vicinity. When the project was re- analyzed with this revised data and with revised assumptions, it was concluded that background traffic at some of the intersections, including Selby Street and Imperial Avenue, was less than originally identified. An Addendum to the IS was prepared in August of 2009 that presents the revised traffic analysis results (Exhibit 5). The Addendum identifies that the project's impact at the intersection of Selby Street and Imperial Avenue is less than significant and therefore the originally identified traffic signal mitigation measure at the intersection is not required. Pursuant to CEQA §15073.5 recirculation of the negative declaration is not required as new information has been added that merely clarifies information and makes an insignificant modification to the negative declaration. IX. Application Findinss In order to approve the project, the City Council must take certain actions related to the environmental review, zone change, General Plan amendment land use designation and off -site parking covenant. The required findings for each application are discussed in detail in the attached Planning Commission staff report. Staff believes that the City Council may make the required findings to adopt the mitigated negative declaration, and to approve the zone change, General Plan amendment, and the off -site parking as outlined in the draft Resolution and Ordinance. X. PlanninE Commission Hearing: and Public Input The Planning Commission held its public hearing on the proposed project on August 13, 2009. The Applicant presented testimony at the public hearing. Four written comments were received from other responsible agencies prior to the Commission hearing. The Commission recommended approval. XI. Conclusion and Recommendation Planning staff believes that the proposed Boeing Selby Block project meets the mandatory findings as set forth in the staff report if the proposed mitigation measures are adopted and the proposed conditions of approval are incorporated. Therefore, Planning staff recommends that the City Council adopt the Draft Mitigated Negative Declaration (Environmental Assessment No. 819) and Addendum, and approve General Plan Amendment No. 08 -02, Zone Change No. 08 -01, and off -site parking (Miscellaneous File No. 09 -02), with conditions, since the required findings for support have been made. PAPlanning & Building Safety\PROJECTS \801- 825\EA- 819 \Staff Report Resos and Ordinances\ CC\EA- 819.CCREPORT.09012009.doc on RESOLUTION NO. A RESOLUTION APPROVING A MITIGATED NEGATIVE DECLARATION AND ADDENDUM FOR ENVIRONMENTAL ASSESSMENT NO. 819, GENERAL PLAN AMENDMENT NO. 08 -02, ZONE CHANGE NO. 08 -01 AND PARKING COVENANT (MISCELLANEOUS NO. 09 -02) FOR THE BOEING SELBY BLOCK PROJECT (900, 950 AND 960 SEPULVEDA AND 901 AND 915 SELBY STREET). The City Council of the City of El Segundo does resolve as follows: SECTION 1: The City Council finds and declares that: A. On December 23, 2008, The Boeing Company filed an application for an Environmental Assessment (EA -819), General Plan Amendment (GPA No. 08 -02) and Zone Change (ZC No. 03 -2) to re- designate and rezone an approximately 5.89 -acre property at the southeast corner of Sepulveda Boulevard and Imperial Avenue. On August 5, 2009, The Boeing Company filed the additional application for an off -site parking covenant (MISC No. 09 -02) requesting to locate 283 parking spaces off -site at other locations within the Boeing Campus area. If these matters are approved, the applicant proposes to renovate the four existing buildings at the project site and connect the buildings with a 40,791 square -foot, three -story addition for office uses. B. The applications from the Boeing Company were reviewed by the City of El Segundo Planning and Building Safety Department for, in part, consistency with the General Plan and conformity with the El Segundo Municipal Code ( "ESMC "); C. In addition, the City reviewed the project's environmental impacts under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., "CEQA "), the regulations promulgated thereunder (14 Cal. Code of Regulations § §15000, et seq., the "CEQA Guidelines "), and the City's Environmental Guidelines (City Council Resolution No. 3805, adopted March 16, 1993); D. The proposed project was analyzed for its environmental impacts and an Initial Study of Environmental Impacts was prepared pursuant to CEQA §15063. A Mitigated Negative Declaration of Environmental Impacts is proposed for this project pursuant to CEQA §15070. The Draft Initial Study and Mitigated Negative Declaration were circulated and available for public review and comment from June 26, 2009 to July 27, 2009; �U� E. An Addendum to the Initial Study and proposed Mitigated Negative Declaration was prepared pursuant to CEQA §15164. F. The Planning and Building Safety Department completed its review and scheduled a public hearing regarding the application before the Planning Commission for August 13, 2009; G. On August 13, 2009, the Planning Commission opened a public hearing to receive public testimony and other evidence regarding the applications including, without limitation, information provided to the Commission by City staff, public testimony, and representatives of the Boeing Company; H. Following the public hearing, the Planning Commission adopted Resolution No. 2662 recommending City Council approval of Environmental Assessment (EA No. 819), Zone Change No. 08 -01, and Off -Site Parking Covenant (Misc. No. 09 -02); On September 1, 2009 the City Council held a public hearing and considered the information provided by City staff, public testimony and the Boeing Company; J. On September 1, 2009 the City Council introduced Ordinance No. approving Zone Change No. 08 -01; and K. This Resolution and its findings. are made based upon the entire administrative record including, without limitation, testimony and evidence presented to the Council at its September 1, 2009 hearing including, without limitation, the staff report submitted by the Planning and Building Safety Department. SECTION 2: Factual Findings and Conclusions. The City Council finds that the following facts exist: A. The 5.89 acre (256,606 square feet) subject property is located in the southern portion of the City of El Segundo. The site is comprised of a single parcel created by lot line adjustment on August 6, 2009. The entire subject property is roughly bounded by Imperial Avenue to the north, Selby Street to the east, Walnut Avenue to the south, and Sepulveda Boulevard to the west. B. The buildings currently located on the project site are identified as Boeing buildings S21, S22, S30 and S31. These buildings were all originally constructed in the late 1950s and early 1960s and have been altered over time to meet the changing needs of the Boeing Company. Currently Buildings S21 and S22 contain primarily office uses. Buildings S30 and -2- 18.1 S31 contain some office uses but a larger proportion of the two buildings is currently devoted to warehouse and storage. C. The parcel directly abutting the project site to the northeast is the location of an industrial operation, which repairs and maintains Fed Ex shipping equipment and containers, and is located in the General Commercial (C -3) Zone. Across Sepulveda to the west of the project site are office buildings and street level casual dining restaurants located in the Corporate Office (CO) Zone. Two office buildings, one of which is occupied by Boeing (S- 23) and the other owned by Trammell Crow, are located south of the site in the Corporate Office (CO) Zone. To the east of the project site are Boeing Company occupied buildings in the Light Industrial (M -1) Zone that contain a mix of office, research and development and industrial uses. D. The amount of office uses currently located within the four buildings at the project site is greater than the 5,000 square foot general office limit identified in C -3 Zoning, thus the current office uses within the buildings are considered legal non - conforming. E. The proposed General Plan re- designation and rezoning of the site would change the General Plan land use designation from General Commercial to the Corporate Office designation and rezone the area from the General Commercial (C -3) Zone to the Corporate Office (CO) Zone. F. The re- zoning and General Plan re- designation would decrease the allowed floor area ratio (FAR) of the site. The FAR will be reduced from 1.0 to 0.8. The 20% reduction in allowable floor area results in a reduction of 51,322 square feet of potential development at the project site. The total development possible at the project site at 0.8 FAR is 205,284 square feet. G. The proposed project, as identified on the project plans, would result in 164,327 square feet of office, 13,904 square feet of on -site research and development manufacturing, and 20,645 s.f. of storage. The total proposed development identified on submitted project plans is 198,876 square feet. The proposed building will be LEED certified. H. The amount of total development reviewed in the environmental analysis is 6,408 square feet greater than the amount of development proposed on the project plans. This approach was taken to ensure that the environmental review would capture potential impacts of the rezoning and General Plan Amendment to the fullest extent possible. I. On June 26, 2009 the Los Angeles County Department of Regional Planning was informed of the proposed General Plan Amendment within the Airport Influence Area Planning Boundary pursuant to Public Utilities -3- 1 Code §21676(b). No Los Angeles County Department of Regional Planning correspondence or notification has been received by the City regarding this General Plan Amendment. The City Council finds, based on the change from one non - residential commercial zone to another non- residential commercial zone with the same height limit development standard and lower maximum allowed floor area development standard, that this General Plan amendment will not introduce incompatible development on lands subject to the Los Angeles County Airport Land Use Plan and Los Angeles County. J. Vehicular access will continue to be provided from existing curb cuts to the existing parking lots located on Imperial Avenue and Selby Street. The location of the curb cut to the existing parking lot on Walnut Avenue will be slightly adjusted to the west. A total of 71 parking spaces and three loading spaces will be removed from the site. The total parking available on site will be 149 spaces and a code compliant three loading spaces will be provided. K. This project will participate in the Boeing campus pooled parking arrangement. The project will require a total of 432 spaces to meet the requirements for the proposed uses at the site. 283 of these spaces are to be provided at off -site locations considered within the Boeing Campus. An off -site parking covenant is included in this project application to formalize participation in the Boeing Campus parking plan. L. A new City of El Segundo monument sign would be constructed by the Boeing Company at the corner of Imperial Highway and Sepulveda Boulevard. SECTION 3: Environmental Assessment. The City Council makes the following environmental findings: A. Because of the facts identified in Section 2 of this Resolution, the proposed project was analyzed for its environmental impacts and a Initial Study was prepared pursuant to CEQA Guidelines §15063. The Initial Study demonstrated that the project would not have a significant effect on the environment with the implementation of mitigation measures. A Mitigated Negative Declaration of Environmental Impacts is proposed for this project pursuant to CEQA Guidelines §15070. A Notice of Intent to Adopt a Mitigated Negative Declaration was prepared pursuant to CEQA Guidelines §§ 15072 and 15073, and was available for public comment from June 26, 2009 to July 27, 2009. B. Before the August 13, 2009 Planning Commission meeting, an Addendum to the Initial Study and proposed Negative Declaration was prepared pursuant to CEQA Guidelines §15164 with changes to the traffic impact -4- analysis. Based on new, more detailed information and assumptions, the Addendum concluded that the project would not result in a significant impact at the Selby Street and Imperial Avenue intersection and the traffic signal mitigation measure identified at the intersection is not required. In addition, a corrections and comments section was prepared to clarify aspects of the Draft Mitigated Negative Declaration. The corrections and comments section identifies that the draft document erroneously states the project is required to complete a Storm Water Pollution Protection Program (SWPPP). The project does not involve the disturbance of an area large enough to require a SWPPP, therefore the mitigation requiring a Water Quality Management Plan is not required as this item is associated with the preparation of a SWPPP. The Addendum and corrections section of the document merely adds new information to the Mitigated Negative Declaration and no new significant impacts or increase in impacts are identified. Therefore, recirculation of the document is not required. C. The mitigation measures identified in the mitigated negative declaration, with the omission of the traffic signal mitigation and the mitigation requiring a water quality management plan, are sufficient to reduce all identified environmental impacts to less than significant levels. Accordingly, based upon the evidence presented to the Council, the City need not prepare an environmental impact report for the proposed project. D. In accordance with § 15074 of the CEQA Guidelines, the record on which the City Council's findings are based is located at the Planning and Building Safety Department, City of El Segundo, 350 Main Street, El Segundo, California 90245. The custodian of records is the Director of Planning and Building Safety. E. That when considering the whole record for the draft Initial Study and Mitigated Negative Declaration, there is no evidence that the project will have the potential for an adverse effect on wildlife resources or the habitat on which the wildlife depends, because the project is in a built -out urban environment. F. These findings are based on the various mitigation measures to be required in the implementation of the project as adopted in the Mitigated Negative Declaration as already having been incorporated into the Project. The City Council finds that all the mitigation measures now incorporated into the project are desirable and feasible. G. Accordingly, based upon the evidence presented to the City Council, the City need not prepare an environmental impact report for the proposed project. -5- $� SECTION 4: General Plan. The proposed project conforms with the City's General Plan as follows: A. Implementation of the proposed project will meet relevant goals and policies of the Land Use Element. Implementation of the project will help achieve Land Use Element Goal LU4, which is the "provision of a stable tax base for El Segundo through commercial uses." The maintenance and up- grading existing corporate facilities within the City of El Segundo will help contribute to the stability of the tax base in the City. B. Objective LU4 -3 of the Land Use Element is the provision of new office and research and development uses. Consistent with this objective approval of the project would allow the Boeing Company to provide new office and research and development uses. C. The proposed project is consistent with Land Use Element Policy LU 4 -3.6 to "require landscaping, its maintenance, and permanent upkeep in all new office and mixed -use developments" in that the project will maintain existing landscape areas and provide additional permanent landscape areas around the entire project site. D. The proposed project is consistent with Policy LU7 -1.2 of the Land Use Element, which is "no new development shall be allowed unless adequate public facilities are in place or provided for." Pursuant to CEQA, an initial study was conducted, which included a review of the adequacy public facilities for the proposed project. The study concluded that there are adequate facilities for wastewater, storm - water, water supply and solid waste disposal. E. The General Plan contains relevant Goals, Objectives, and Policies in the Economic Development Element. The goal of Objective ED1 -1 is building "support and cooperation among the City of El Segundo and its businesses and residential communities for the mutual benefits derived from the maintenance and expansion of El Segundo's economic base." The benefits of the development will be shared and supported by all constituencies in the City. The development will provide allow Boeing to maintain long term operations within the City and thus continue their contribution towards the City's economic base. F. According to Policy ED1 -1.1, maintaining "economic development is one of the City's and the business and residential communities' top priorities." Re- designating this property Corporate Office is consistent with this policy as the action allows the Boeing Company meet its corporate goals on land it already owns within the City of El Segundo and thus helps maintain economic development in the City. 1�J G. Policy ED2 -1.1 states the City should "take steps to maintain public sector support of the business community." The re- designation action would be consistent with this policy statement as the current General Plan designation does not meet the Boeing Company's corporate needs and the City's re- designation of the project site will help maintain and expand economic activity. H. Implementation of the proposed project will met relevant goals and policies of the Circulation Element. The proposed project is consistent with Circulation Element Objective C1 -1 to "provide a roadway system that accommodates the City's existing and projected land use and circulation needs." The existing roadway system is adequate for the existing and proposed uses. However, the applicant will be required to offer to dedicate land along Selby Street to allow for potential future right of way improvements. I. The proposed project is consistent with General Plan Circulation Element Policies C1 -1.2 "Pursue implementation of all Circulation Element policies such that all Master Plan roadways are upgraded and maintained at acceptable levels of service "; C1 -1.3 "Provide adequate roadway capacity on all Mater Plan roadways "; and C1 -1.5 "Implement roadway and intersection upgrades to full Circulation Element standards when needed to improve traffic operating conditions and to serve development." The proposed project involves an offer to dedicate a 19 -foot wide strip of land along Selby Street to allow for potential future right -of -way improvements. If the City pursues connecting Lairport Street to Selby Street at a future date, then the area affected by the offer to dedicate may be needed to upgrade Selby Street to full Circulation Element standards. The proposed project is consistent with General Plan Circulation Element Policy C1 -1.14 to "require a full evaluation of potential traffic impacts associated with proposed new development prior to project approval. Further, require the implementation of appropriate mitigation measures prior to, or in conjunction with, project development. Mitigation measures may include new roadway links on segments that would connect the new development to the existing roadway system, intersection improvements, and other measures. Mitigation measures shall be provided by or paid for by the project developer." A traffic study was conducted to evaluate the traffic impacts of the proposed development and mitigations have been established in the Mitigated Negative declaration and addendum to that document. The applicant is required to pay for the proposed turn movement restriction mitigation as well as pay the City's traffic mitigation fee. K. The proposed project is consistent with General Plan Circulation Element Policy C1 -1.15 to "pursue and protect adequate right -of -way to accommodate future circulation system improvements." The proposed project involves an offer to dedicate land along Selby Street to accommodate the potential future right -of -way improvement of this street. L. The proposed project is consistent with Circulation Element policy C1 -1.16 to "encourage the widening of substandard streets and alleys to meet City standards wherever feasible." Taking an offer to dedicate .on Selby Street instead of a street dedication is a feasible approach given the existence of a legally permitted building in the area required by the Master Plan of Streets. In addition the Lairport Street extension has not yet occurred so there is uncertainty as to the need for Selby Street to be 98 feet in width. M. The proposed project is consistent with General Plan Circulation Element Policy C1 -3.2 to "ensure that the development review process incorporates consideration of off - street commercial loading requirements for all new projects." The project meets the minimum code requirements for onsite loading spaces. It will provide three loading spaces measuring 50'x 13' each. N. The proposed project is consistent with General Plan Circulation Element Objective C2 -1 to "provide a pedestrian circulation system to support and encourage walking as a safe and convenient travel mode within the City's circulation system" and Policy C2 -1.3 to "encourage new developments in the City to participate in the development of the citywide system of pedestrian walkways and require participation funded by the project developer where appropriate." The developer will be required to repair and /or replace sections of the sidewalk that are damaged within the City of El Segundo Right of way and in the Sepulveda Boulevard right of way controlled by Caltrans. O. Implementation of the proposed project will met relevant goals and policies of the Air Quality Element. The project is consistent with Air Quality Element Policy AQ 3 -1.2 which requires "development of transit and ridesharing facilities" The project is required to meet the ESMC Transportation Demand Management requirements which includes the provision of ride -share parking spaces and drop -off zones at the project site. P. The project is consistent with Air Quality Element Goal AQ4 to "reduce motorized transportation." The applicable ESMC Transportation Demand Management requirements include the provision of secured bicycle parking at the project site. -8- 1 � i Q. The project is consistent with Air Quality Element Goal AQ7 to "reduce vehicle emissions through traffic flow improvements." The required intersection improvements at the corner of Selby Street and Imperial Avenue will mitigate delays at this intersection. R. The proposed project is consistent with General Plan Air Quality Element Policy AQ12 -1.2 to "encourage the incorporation of energy conservation features in the design of new projects and the installation of conservation devices in existing developments." The project will meet all the California Building Code requirements regarding energy conservation. In addition, the project will meet, at a minimum, the basic LEED certification level. In order to obtain LEED certification the project will have to incorporate controls on the thermal comfort and lighting systems, and design elements that optimize energy usage. S. Implementation of the proposed project will met relevant goals and policies of the Noise Element. The project is consistent with Noise Element Policy N1 -2.1 to "require all new projects to meet the City's Noise Ordinance Standards as a condition of building permit approval" and Program N1 -2.1A to "Address noise impacts in all environmental documents for discretionary approval projects." The Mitigated Negative Declaration prepared for the proposed project contains numerous mitigation measures that will ensure consistency with the relevant requirements of the City's Noise Element. T. Implementation of the proposed project will met relevant goals and policies of the Public Safety Element. The project is consistent with Public Safety Element Objective PS1 -1 to "reduce exposure to potentially hazardous geological conditions through land use planning and project review" and Program PS2 -1.1A "to enforce the Uniform Building Code." The Building and Safety Division's plan check of the proposed project will ensure compliance with current building code requirements and adequate geotechnical investigation. U. The project is consistent with Public Safety Element Policy PS6 -1.1 to "review projects and development proposals, and upgrade fire prevention standards and mitigation measures in areas of high urban fire hazard." The City's Fire Department has preliminarily reviewed the project and will conduct a full review of the project as part of the City's plan check process. V. Implementation of the proposed project will met relevant goals and policies of the Hazardous Materials and Waste Management (HMWM) Element. The project is consistent with HMWM Element Policy HM3 -1.1 to Objective PS1 -1 to ensure "through appropriate cooperation with State and County enforcement agencies that all companies within the City -9 1LiO comply with applicable hazardous material management laws." The MND includes a mitigation to ensure that proceeding with construction of the proposed project will not conflict with on -going State Department of Toxic Substances Control operations at the project site. SECTION 5: Approvals. The City Council makes the following approvals: A. The City Council adopts the Findings of Fact as set forth in Exhibit "A" which are incorporated into this Resolution by reference. B. The City Council, in accordance with the requirements of Public Resources Code § §21081(a) and 21081.6, adopts a Mitigation Monitoring and Reporting Program (MMRP) as set forth in attached Exhibit "B," which is incorporated into this Resolution by reference. The City Council adopts each of the mitigation measures expressly set forth in the MMRP as conditions of approval of the project. The other project conditions of approval and compliance with applicable codes, policies, and regulations will further ensure that the environmental impacts of the proposed project will not be greater than set forth in the Mitigated Negative Declaration. C. The City Council amends the proposed Land Use Plan ( "Northeast Quadrant" subsection) of the Land Use Element of the General Plan to reflect the change of the area bounded by Imperial Avenue on the north, Selby Street on the east, Walnut Avenue on the south, and Sepulveda Boulevard on the west from General Commercial to Corporate Office. The corresponding changes as set forth in attached Exhibit "C" are incorporated into this resolution by reference. D. The City Council amends the 1992 General Plan Summary of Existing Trends Buildout (Exhibit LU -3) of the Land Use Element to reflect the change of the area bounded by Imperial Avenue on the north, Selby Street on the east, Walnut Avenue on the south, and Sepulveda Boulevard on the west from General Commercial to Corporate Office. The corresponding changes to the Land Use Element as set forth in attached Exhibit "D," which is incorporated into this Resolution by reference. E. The City Council amends the General Plan Land Use Map to reflect the change of the area bounded by Imperial Avenue on the north, Selby Street on the east, Walnut Avenue on the south, and Sepulveda Boulevard on the west from General Commercial to Corporate Office. The corresponding changes to the Land Use Map as set forth in attached Exhibit "E," which is incorporated into this Resolution by reference. F. As set forth in Ordinance No. , the City Council amends the current Zoning Map to reflect a change of the area bounded by Imperial Avenue on the north, Selby Street on the east, Walnut Avenue on the south, and Sepulveda Boulevard on the west from General Commercial to -10- Corporate Office. The corresponding changes to the Zoning Map are set forth in Exhibit "A" to Ordinance No. G. Subject to the conditions listed on the attached Exhibit "F," which are incorporated into this Resolution by reference, the City Council adopts the Draft Mitigated Negative Declaration of Environmental Impacts and Addendum for Environmental Assessment No. 819, General Plan Amendment No. 08 -02, Zone Change No. 08 -01 and Off -Site Parking Covenant (Misc. 09 -02). SECTION 6: Reliance on Record. Each and every one of the findings and determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the project. The findings and determinations constitute the independent findings and determinations of the City Council in all respects and are fully and completely supported by substantial evidence in the record as a whole. SECTION 7: Limitations. The City Council's analysis and evaluation of the project is based on the best information currently available. It is inevitable that in evaluating a project that absolute and perfect knowledge of all possible aspects of the project will not exist. One of the major limitations on analysis of the project is the City Council's lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are the limitations on the City's ability to solve what are in effect regional, state, and national problems and issues. The City must work within the political framework within which it exists and with the limitations inherent in that framework. SECTION 8: Summaries of Information. All summaries of information in the findings, which precede this section, are based on the substantial evidence in the record. The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact. SECTION 9: This Resolution will remain effective until superseded by a subsequent resolution. SECTION 10: A copy of this Resolution must be mailed to the Boeing Company, and to any other person requesting a copy. SECTION 11: This Resolution is the City Council's final decision and will become effective immediately upon adoption. PASSED, APPROVED AND ADOPTED this 1st day of SEPTEMBER 2009. Kelly McDowell, Mayor -11- 1J0 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 Resolution No. 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 1st day of September 2009, and the same was so passed and adopted by the following vote: AYES: NOES: ABSENT: ABSTAIN: Cindy Mortensen, City Clerk APPROVED AS TO FORM: Mark D. Hensley, City Attorney A, Karl H. Berger, Assistant City Attorney PAPlanning & Building Safety \Projects \800 - 825 \EA - 819 \City Council\EA- 819.reso.cc -12- I.-4 1 CITY COUNCIL RESOLUTION NO. Exhibit A After receiving, reviewing, and considering all the information in the administrative record for Environmental Assessment (EA No. 819), General Plan Amendment No. 08 -02, Zone Change No. 08 -01, And Parking Covenant (Misc. 09 -02), including, without limitation, the factual information and conclusions set forth in this Resolution and its attachment, the City Council finds, determines, and declares for the Boeing Selby Block project as follows: FINDINGS REQUIRED BY CEQA. Public Resources Code § 21080 and CEQA Guidelines § 15074 require the City, before approving a project, to determine that the project would not have a significant effect on the environment and that the lead agency shall adopt a negative declaration to that effect. The negative declaration shall be prepared for the proposed project in either of the following circumstances: 1. There is no substantial evidence, in light of the whole record before the lead agency, that the project may have a significant effect on the environment. 2. An initial study identifies potentially significant effects on the environment, but (A) revisions in the project plans or proposals made by, or agreed to by, the applicant before the proposed negative declaration and initial study are released for public review would avoid the effects or mitigate the effects to a point where clearly no significant effect on the environment would occur, and (B) there is no substantial evidence, in light of the whole record before the lead agency, that the project, as revised, may have a significant effect on the environment. Further, the decision - making body can adopt the proposed negative declaration or mitigated negative declaration only if it finds on the basis of the whole record before it (including the initial study and any comments received), that there is no substantial evidence that the project will have a significant effect on the environment and that the negative declaration or mitigated negative declaration reflects the lead agency's independent judgment and analysis. II. FINDINGS REGARDING THE POTENTIAL ENVIRONMENTAL EFFECTS OF THE PROJECT. A. Impacts Found to be Not Potentially Significant by the Initial Study. The Initial Study identified the following environmental effects as not potentially significant. Accordingly, the City Council finds that the Initial Study, the Mitigated Negative Declaration and Addendum, and the record of proceedings for the Boeing Selby Block project do not identify or contain substantial evidence identifying significant environmental effects of the Boeing Selby Block project with respect to the areas listed below. 1. Agricultural Resources. 2. Biology. 3. Mineral Resources. B. Impacts Identified as Less Than Significant in the Initial Study. The Initial Study identified the following environmental effects as less than significant. Accordingly, the City Council finds that the Initial Study, the Mitigated Negative Declaration and Addendum, and the record of proceedings for the Boeing Selby Block project do not identify or contain substantial evidence identifying significant environmental effects of the Boeing Selby Block project with respect to the areas listed below. 1. Air Quality 2. Land Use and Planning. 3. Population and Housing. 4. Recreation. 5. Utilities and Service Systems. C. Impacts Identified as Potentially Significant But Which Can Be Reduced to Less - Than - Significant Levels with Mitigation Measures. The City Council finds that the following environmental effects were identified as Less Than Significant with Mitigation Incorporated in the Mitigated Negative Declaration and Addendum, and implementation of the identified mitigation measures would avoid or lessen the potential environmental effects listed below to a level of significance. Aesthetics. a) Facts /Effects. (1) Construction Impacts. Project construction activities would introduce a new structure and a variety of equipment onto the project site, potentially including scaffolding, cranes, and support vehicles. Construction would not be anticipated to substantially block any existing prominent visual resources as existing views of surrounding topographic features are entirely obstructed by area development. Additionally, implementation of mitigation measure 1 below, which requires screening of construction equipment staging areas, would help to reduce impacts to visual character related to construction activities. Further, the impact due to construction itself would be temporary in nature and thus less than significant with mitigation. (2) Light or Glare. Roadways adjacent to the project site include El Segundo Boulevard, Imperial Highway, Selby Street, and Walnut Avenue. Motorists on these roadways could potentially be impacted by light (e.g., sunlight, vehicle headlights) reflecting off of on -site structures. In general, the proposed structures would be constructed of materials with low reflectivity, including concrete, painted metal, cinder block, and stucco. On -site buildings containing warehouse and manufacturing uses would generally 2 1J3 contain few windows, if any. On -site structures containing office uses would include low- reflectivity windows that would reduce light reflecting off of the window surface. Additionally, implementation of mitigation measure 2 below, which prohibits expansive areas of highly reflective material, would help to reduce impacts related to glare. Therefore, the Project would result in a less than significant impact with regard to glare. (3) Artificial Light. The Project would result in the renovation of on- site buildings, and the development of one new on -site building. As existing structures include security lighting, the renovation of existing on -site buildings and the additional of a new building would only result in a negligible increase in on -site artificial lighting sources. The renovated and new buildings would also include building identification signage. Further, as more office uses, which often provide windows in employee areas, would be present on the project site, there would be a negligible increase in light emanating from the interior of the buildings on the project site. However, the artificial lighting associated with the Project is not anticipated to substantially increase the amount of artificial light on the project site over existing conditions. As mentioned previously, there is already a substantial amount of light emanating from the project site from security and parking lot lighting. Additionally, the vicinity of the project site experiences a relatively high nighttime light level from adjacent lighting sources (e.g., street lighting, vehicle headlights, off -site signage, and light emanating from the interior of nearby commercial buildings). Thus, any increase in ambient nighttime light resulting from the Project would be negligible in comparison to the surrounding ambient nighttime light levels. Further, as mentioned above, there are no receptors in the vicinity of the project site that are considered sensitive. Lastly, implementation of mitigation measures 3 and 4 below, which would require that lighting be designed to minimize off -site glare to the extent possible, would further reduce impacts related to glare. Thus, with implementation of the mitigation measures below, the Project would result in a less than significant impact with mitigation with regard to light impacts. b) Mitigations: (1) Construction equipment staging areas must use appropriate screening (e.g., temporary fencing with opaque material) to buffer views of construction equipment and material, when feasible. Staging locations must be identified on Final Development Plans and Grading Plans. (2) Expansive areas of highly reflective materials, such as mirrored glass, are prohibited. Non - reflective building materials must be used to the maximum extent possible to reduce potential glare impacts. Building materials must be identified on the Architectural Plans submitted for plan check for the Planning Division's review and approval. 3 1:�` (3) All exterior lighting must be shielded downward and away from adjoining properties and the public right -of -way. A lighting plan must be submitted for Planning Division approval. This lighting plan must specify lighting type and placement to ensure lighting does not spill over onto adjoining properties. (4) A construction lighting plan must be submitted before the City issues building permits. Construction lighting must be shielded downward and not shine onto adjoining properties and the public right -of -way. c) Finding: (1) Changes or alterations have been required in or incorporated into the project and the project has been conditioned to avoid or substantially lessen the potential environmental effect as identified in the MND. 2. Cultural Resources. a) Facts /Effects. (1) Archaeological Resources. The project site is located in an urbanized area which has been previously disturbed by past development. Any surficial archaeological resources which may have existed at one time have likely been previously unearthed or disturbed. Four surveys and /or excavations have been conducted within the City boundaries, including an area encompassing the northern boundary of the project site. Only one of the four areas surveyed, located on LAX property approximately 1.25 miles northwest of the project site, was determined to be of archaeological significance. This site was found to contain shell remains, however, no tools or other prehistoric cultural debris were discovered. Thus, the project site is not located in a designated archaeologically sensitive area. Nevertheless, excavation and grading for the Project may extend to a depth greater than previously required for the construction of the previous and existing on -site structures. Thus, archaeological materials could be discovered during construction activities. Adherence to mitigation measure 1 below would ensure impacts remain less than significant. (2) Paleontological Resource. The proposed improvements associated with the Project would require some excavation and grading. However, the project site has been previously disturbed and /or consists of fill that does not have a high probability of uncovering significant vertebrate fossil remains; thus, any paleontological resources that may have existed at one time have likely been previously disturbed. Nevertheless, excavation and grading for the Project may extend to a depth greater than previously required for the construction of the previous on -site structures. Thus, paleontological materials could be discovered during construction activities. If paleontological resources are F11 �J discovered during construction activities, they would be handled in accordance with mitigation measure 2 below, which would require ceasing work in the vicinity of paleontological resources and the implementation of any recommendations. Thus, adherence to mitigation measure 2 below would ensure impacts remain less than significant. (3) Human Remains. The project site is currently paved and developed with office, manufacturing, and warehouse uses as well as an associated paved surface parking lot. The only excavations associated with the Project would be for foundations of buildings and utilities. The likelihood of encountering human remains on the project site is minimal. However, with implementation of mitigation measure 3 below, impacts with respect to the discovery and /or disturbance of human remains would be less than significant. b) Mitigation: (1) In that archaeological resources are unearthed during project subsurface activities, all earth- disturbing work within a 100 -meter radius must be temporarily suspended or redirected until an archaeologist is provided the opportunity to assess the significance of the find and implement appropriate measures to protect or scientifically remove the find. Construction personnel must be informed that unauthorized collection of cultural resources is prohibited. If the resource is determined to be significant, the archaeologist (as appropriate) must prepare a research design for recovery of the resources in consultation with the State Office of Historic Preservation that satisfies the requirements of CEQA § 21083.2. The archaeologist must complete a report of excavations and findings, and must submit the report for peer review by three certified archaeologists or paleontologists, as appropriate. Upon approval of the report, the report must be submitted to the South Central Coastal Information Center and keep the report on file at the South Central Coastal Information Center. After the find is appropriately mitigated, work in the area may resume. (2) In the event that subsurface paleontological resources are unearthed during project subsurface activities, all earth - disturbing work within a 100 -meter radius must be temporarily suspended or redirected until a paleontologist has been provided the opportunity to assess the significance of the find and implement appropriate measures to protect or scientifically remove the find. Construction personnel must be informed that unauthorized collection of cultural resources is prohibited. If the resource is determined to be significant, the paleontologist, as appropriate, must prepare a research design for recovery of the resources in consultation with the State Office of Historic Preservation that satisfies the requirements of CEQA § 21083.2. The paleontologist must complete a report of excavations and 5 findings, and must submit the report for peer review by three certified archaeologists or paleontologists, as appropriate. Upon approval of the report, the report must be submitted to the South Central Coastal Information Center and keep the report on file at the South Central Coastal Information Center. After the find is appropriately mitigated, work in the area may resume. (3) If human remains are unearthed, Health and Safety Code § 7050.5 requires that no further disturbance can occur until the County coroner makes the necessary findings as to origin and disposition pursuant to Public Resources Code § 5097.98. If the remains are determined to be of Native American descent, the coroner has 24 hours to notify the Native American Heritage Commission (NAHC). The NAHC will then contact the most likely descendant of the deceased Native American, who will then serve as consultant on how to proceed with the remains. c) Finding: (1) Changes or alterations have been required in or incorporated into the project and the project has been conditioned to avoid or substantially lessen the potential environmental effect as identified in the MND. 3. Geology and Soils a) Facts /Effects (1) Liquefaction. The possibility of liquefaction occurring at a given site is dependent upon the occurrence of a significant earthquake in the vicinity, sufficient groundwater to cause high pore pressures, and on the grain size, relative density, and confining pressures of the soil at the site. The General Plan EIR indicates that the majority of the project site has a low liquefaction potential while the southwest corner of the project site has a high liquefaction potential. Therefore, a potentially significant impact could occur. Mitigation measure 1 below would reduce potential impacts with respect to liquefaction to a less than significant level. (2) Soil Erosion. Construction of the Project (i.e., during the grading phase) would expose soils for a limited time, allowing for possible erosion. However, construction activities are temporary in nature and substantial erosion would not occur. Additionally, excavation of the project site would be limited to that necessary for the installation of building foundations and utilities. Further, all grading activities require grading permits from the Building Safety Division. Before the City issues grading permits, and pursuant to ESMC § 5 -4 -9, the Applicant is required to submit a grading and construction activity runoff control program to the City. The majority of the area surrounding the project site is completely developed and would not be susceptible to indirect erosional processes (e.g., uncontrolled runoff) caused by the Project. During construction, the Project would be required to prevent the transport of sediments 6 from the site by stormwater runoff and winds through the use of appropriate Best Management Practices (BMPs). With the implementation of the required construction BMPs, soil erosion impacts would be less than significant. Implementation of mitigation measure 2 below would reduce potential impacts related to soil erosion or loss of topsoil during construction activities to a less than significant level. (3) Unstable Soils. Since its founding in 1911, much of the City has been used for oil exploration and drilling, although production has declined since 1967. The project site is predominantly underlain with sand /sandy silt (to approximately 70 feet below ground surface (bgs)), with clayey silt/silty clay occurring from approximately 70 to 80 feet bgs. Soils with higher sand content tend to have increased permeability (the rate at which water percolates through soils). As such, a significant impact could occur. Implementation of mitigation measure 3 below would reduce potential impacts with respect to unstable soils to a less than significant level. (4) Expansive Soils. The Project may expose people and /or property to risks of expansive soils. The project site is underlain with sand /sandy silt and clayey silt/silty clay soils. Soils with higher sand content and lower clay content tend to have increased permeability and decreased shrink -swell potential. Nonetheless, a potentially significant impact could occur. Implementation of mitigation measure 4 below would reduce potential impacts with respect to expansive soils to a less than significant level. b) Mitigation (1) A geotechnical report must be prepared and submitted to the City that addresses soil conditions in the project vicinity with respect to liquefaction potential. The Project must be designed and constructed in accordance with the recommendations provided in the geotechnical report. (2) All soil disturbance and travel on unpaved surfaces must be suspended if winds exceed 25 miles per hour. (3) A geotechnical report must be prepared and submitted to the City that addresses soil conditions in the project vicinity with respect to unstable soils. The Project must be designed and constructed in accordance with recommendations provided in the geotechnical report. (4) A geotechnical report must be prepared and submitted to the City that addresses soil conditions in the project vicinity with respect to expansive soils. The Project must be designed and constructed in accordance with recommendations provided in the geotechnical report. c) Finding: 7 �8 (1) Changes or alterations have been required in or incorporated into the project and the project has been conditioned to avoid or substantially lessen the potential environmental effect as identified in the MND. 4. Hazards and Hazardous Materials. a) Facts /Effects. (1) Release of Hazardous Materials. Due to previous on -site operations, three below - ground hazardous materials concerns have been reported on the project site. The three on -site hazardous materials concerns include an underground wastewater clarifier at the S30 Building; an underground storage tank (UST) formerly used to store industrial solvents at the S30 and S31 Buildings; and an historic release at the northwest corner of the project site associated with USTs as part of a former fueling station at that location. As the source for each of these hazardous materials concerns were removed over ten years ago, it is likely that residual concentrations of these components are below regulatory standards. Additionally, remediation activities at the project site have reduced concentrations of IPA, acetone, and MEK to below regulatory standards. Due to the characteristics of the hazardous materials concerns and below - ground groundwater barriers, the potential for these below - ground hazardous materials to enter groundwater is considered low. Additionally, as the project site is currently covered with structures and parking lots, and ground- disturbing activities are currently not completed on site, the potential for these below - ground hazardous materials to be released into the surrounding environment is low. Nevertheless, a Corrective Action Consent Agreement (CACA) was issued by the Department of Toxic Substances Control (DTSC) on November 16, 2006, that mandates the remediation of any remaining on -site hazardous materials. Construction of the Project would require ground- disturbing activities including excavation, grading, and foundation construction. These ground- disturbing activities would encounter shallow soils, and thus, have the potential to release remaining below - ground hazardous materials into the environment. This is considered a potentially significant impact. However, pursuant to mitigation measure 1 below, which requires the submittal of a health and safety plan, proof of a proper soil disposal plan, and DTSC acknowledgement that proceeding with the Project will not conflict with completion of the work necessary for CACA compliance before the City issues grading or building permits, the impacts associated with the release of identified below - ground hazardous materials concerns would be reduced to less than significant levels. Additionally, the potential exists for encountering asbestos containing materials (AGMs), lead -based paint (LBP), or polychlorinated biphenyls (PCBs) during project demolition 8 activities. When left intact and undisturbed, ACMs do not pose a health risk to building occupants. There is, however, potential for exposure when ACMs become damaged to the extent that asbestos fibers become airborne and are inhaled. These airborne fibers are carcinogenic and can cause lung disease. The age of a building is directly related to its potential for containing elevated levels of ACMS. LBP was once widely used to coat and decorate buildings, however, LBP can result in lead poisoning when consumed or inhaled. Like ACMs, LBP generally does not pose a health risk to building occupants when left undisturbed, however, deterioration, damage, or disturbance will result in hazardous exposure. Buildings built before the 1978 federal ban of LBP are likely to contain LBP, as well as buildings built shortly thereafter. PCBs are mixtures of chlorinated compounds which can exist as vapor, oily liquids, or solids and have been used as coolants and lubricants in transformers and other electrical equipment. When PCBs leak into the air, water, and soil, they can result in skin rashes and liver damage in humans. Consequently, due to age of the existing structures on the project site, it is possible that ACMs, LBP, or PCBs associated with building components may exist on the project site. Congress enacted the Toxic Substances Control Act (TSCA) to control the distribution, use, and disposal of harmful chemicals, including Asbestos, LBPs, and PCBs. Should ACMs, LBPs, or PCBs be discovered on the project site, removal and disposal of such substances would be carried out in accordance with the Code of Federal Regulations, Title 40. Mitigation measure 2 below is required to ensure proper removal and disposal of ACMs, LBP, and PCBs should these substances be detected. With implementation of mitigation measure 2 below, impacts would be less than significant. (2) Airport. The project site is located within the boundaries of the LAX Planning Boundary. However, structures under the Project would not exceed the height of those in the vicinity of the project site and would adhere to all Federal Aviation Administration regulations, including those related to building identification and lighting. Further, implementation of mitigation measure 3 below would ensure impacts with respect to hazards for people residing or working in the project area would be less than significant. b) Mitigation: (1) Before the City issues grading or building permits, the Applicant must submit to the City written acknowledgment from DTSC that proceeding with Project construction will not be detrimental to the required remediation of on -site hazardous materials as required by the CACA; written acknowledgement that the DTSC approves of any well monitoring relocation; approval by the ESFD of a Health and Safety Plan regarding the excavation of potentially hazardous materials; and any necessary permitting for Los Angeles County regarding well installations. E �UU (2) The Applicant will provide the Building and Safety Division with ACM, LBP, and PCB surveys on all buildings and associated infrastructure scheduled for demolition. If ACMs LBP, and /or PCBs are detected, they must be abated in accordance with all applicable Federal, State, and local regulations before renovation or demolition. (3) Before the City issues a building permit, the Applicant must submit one of the following: Acknowledgement from LAWA that construction of the project will not conflict with the airport operations OR Proof of completion of an FAA type 77 review. c) Finding: (1) Changes or alterations have been required in or incorporated into the project and the project has been conditioned to avoid or substantially lessen the potential environmental effect as identified in the MND. 5. Hydrology and Water Quality a) Facts /Effects (1) Operational Impacts. While manufacturing and warehouse uses would be located on -site, any pollution generated from these uses would be retained indoors and would not be permitted to enter the stormwater flow. The primary source of operation - related water pollutants would be from the deposition of certain chemicals by cars in the parking areas and on internal driveway surfaces. Chemicals that vehicles typically contribute to the storm drain system include metals, oil and grease, solvents, phosphates, hydrocarbons, and suspended solids. Implementation of the Project would continue to direct all stormwater flows to the existing City stormwater drainage system. All contaminants gathered on- site would be disposed of in compliance with applicable stormwater pollution prevention permits, water quality standards, and wastewater discharge BMPs set forth by the City and the SWRCB. Furthermore, the Project would be required to incorporate design criteria requirements established in the SUSMP for Los Angeles County and City of El Segundo and approved by the LARWQCB to minimize the off -site conveyance of pollutants. As such, with the implementation of the following mitigation measures, the Project's impacts related to stormwater runoff would be reduced to a less than significant level. b) Mitigation (1) The Applicant must maintain all structural or treatment control BMPs for the life of the project. (2) Materials with the potential to contaminate stormwater must be: (1) placed in an enclosure such as, without limitation, a 10 6�l cabinet, shed, or similar sheltered enclosure; or (2) protected by secondary containment structures such as berms, dikes, or curbs. c) Finding (1) Changes or alterations have been required in or incorporated into the project and the project has been conditioned to avoid or substantially lessen the potential environmental effect as identified in the MND. 6. Noise. a) Facts /Effects. (1) Construction Noise. Construction - related noise impacts would be significant if, as indicated in ESMC § 7 -2 -10, construction activity occurs between the hours of 6:00 P.M. and 7:00 A.M. Monday through Saturday, or at any time on Sunday or a federal holiday. In addition, noise levels generated during construction are not allowed to exceed 65 dBA at the property line of any residential receptors. Although the City's 65 dBA standard is only identified in the ESMC for residential properties, this noise standard is also extended to other noise - sensitive receptors (e.g., schools, hotels, churches) in the project area in recognition of the sensitivity of these uses to increased noise levels and to provide a conservative analysis. During project construction, three basic types of activities would be expected to occur and generate noise. The first activity would involve the renovation of the existing S30 and S31 buildings. The second activity would involve the preparation and excavation of the project site to accommodate the building foundation for the new structure that is being proposed which would connect buildings S21, S22, S30, and S31 on their respective ground floors. The last activity that would generate noise during construction would involve the physical construction and finishing of the new proposed structure, the renovation of the existing S30 and S31 buildings, and updating the exteriors of the existing S21 and S22 buildings. Currently, land uses immediately surrounding the project site include commercial, manufacturing, office, and parking uses. Noise - sensitive receptors such as residential and hotel uses are located further away to the west and southwest, beyond the non- residential land uses that surround the project site. Due to distance and the presence of existing intervening structures between the project site and the off -site sensitive receptors, typical construction noise levels associated with the Project would not exceed the 65 dBA standard at any of the off -site sensitive receptors. As such, construction - related noise impacts associated with the Project would be less than significant. To ensure that construction activities associated with the Project would comply with the hours indicated in the ESMC, mitigation measure 1 below is included. In addition, to further reduce the construction noise �s n levels associated with the Project to the maximum extent feasible, mitigation measures 2 through 5 are included. (2) Operational Noise. Upon completion and operation of the Project, on -site operational noise would be generated by heating, ventilation, and air conditioning (HVAC) equipment for the new office uses. However, due to the distance of the proposed structure at the project site from the surrounding off -site uses and its location between existing on -site structures, it is not anticipated that the noise generated by the rooftop HVAC equipment would result in any adverse noise impacts on the surrounding off -site uses. Nonetheless, in order to ensure that the on -site operational noise associated with any new rooftop HVAC equipment at the project site would not adversely affect the surrounding off -site uses, mitigation measure 6 below would be implemented to ensure that the new HVAC equipment for the Project would be equipped with shielding design measures. (3) Ground -borne Vibration. ESMC § 7 -2 -9 prohibits any ground vibration that is perceptible to any reasonable person of normal sensitivity at any point on any affected property. However, ESMC § 7 -2 -9 exempts construction - related vibration from the above provision as long as the vibration created does not endanger the public health, welfare, and safety. As the City does not identify a numerical significance threshold to assess vibration impacts to buildings during construction, the Federal Transit Administration (FTA) and the California Department of Transportation's (Caltrans) adopted vibration standards for buildings are used to evaluate potential impacts related to project construction. These thresholds adopted by the FTA include 80 VdB at residences and buildings where people normally sleep (e.g., nearby residences) and 83 VdB at institutional buildings, which includes schools and churches. None of the vibration level experienced by the nearest off -site sensitive receptors to the project site would not exceed the FTA's 80 VdB threshold for residential uses or places where people may sleep. Thus, these impacts would be less than significant. In order to ensure impacts will be less than significant mitigation measure 7 below is included. b) Mitigation: (1) As stated in the ESMC, construction activities are restricted to the hours of 7:00 A.M. to 6:00 P.M. Monday through Saturday, and are prohibited on Sundays and federal holidays (2) Construction activities must be scheduled so as to avoid operating several pieces of equipment simultaneously, which causes high noise levels, to the maximum extent feasible. (3) Construction contracts must specify that all construction equipment, fixed or mobile, must be equipped with properly operating and maintained mufflers and other noise attenuating devices. 12 c U .� 7 (4) All construction truck traffic must be restricted to truck routes approved by the City of El Segundo Department of Planning and Building Safety, and must generally avoid residential areas and other sensitive receptors to the extent feasible. (5) All construction entrances must post construction hours, allowable workdays, and the phone number of the construction superintendent. (6) All new rooftop equipment associated with the Project must be either screened from view by parapets or fully enclosed. (7) The operation of construction equipment that generates high levels of vibration in excess of 80 VdB, including, without limitation large bulldozers, loaded trucks, caisson drills, and jackhammers, must be prohibited within 52 feet of the existing off -site industrial building that abuts the northeast corner of the project site. Instead, small rubber -tired bulldozers must be used within this area during demolition, grading, and site preparation operations. c) Finding: (1) Changes or alterations have been required in or incorporated into the project and the project has been conditioned to avoid or substantially lessen the potential environmental effect as identified in the MND. Public Services a) Facts /Effects. (1) Fire Protection. The Project would comply with all applicable ESFD and ESMC fire - safety regulations, as well as those established by the California Fire Code, as adopted by the ESMC, including those related to fire- protection systems (e.g., automatic sprinkler systems, life- safety alarm systems). Adherence to these regulations is anticipated to reduce the increase in demand for fire- protection services to levels where additional staff would not be required to accommodate the additional demand. Further, access to the project site would not be restricted and would continue to be provided through access points on Imperial Highway, Selby Street, and Walnut Avenue. Implementation of the Project is not anticipated to increase response times to the project site or surrounding vicinity. Lastly, the ESFD will be provided an opportunity to review and comment on all project development plans before the issuance of building permits. The ESFD review would ensure adequate emergency access, fire hydrant availability, and compliance with all applicable codes. Thus, the Project would result in a less than significant impact with regard to fire - protection services. Nonetheless, Mitigation measure 1 below, which requires the payment of a fire service mitigation fee, would further reduce impacts to ESFD fire - protection services. 13 (2) Police Protection. This increase in employees is not anticipated to increase demand for police - protection services to levels where additional staff would be required to accommodate the additional demand. The Project would be designed to deter crime by limiting on -site "dead zone" spaces. The building and layout design of the Project would also include crime prevention features, such as nighttime security lighting. Further, access to the project site would be restricted and would continue to be provided through entrances on Imperial Highway, Selby Street, and Walnut Avenue. Implementation of the Project is not anticipated to increase response times to the project site or surrounding vicinity. The ESPD will be provided an opportunity to review and comment on all project development plans before the issuance of building permits. The ESPD review would ensure adequate design features are included to reduce any potential increase in demand for police - protection services. No new or expanded police station facilities would be required as a result of the Project. Mitigation measure 2 below, which requires the payment of a police service mitigation fee, would further reduce impacts to ESPD police - protection services to a less than significant level. (3) Schools. Education Code § 17620(a)(1) authorizes any school district to levy a fee, charge, dedication, or other requirement against any construction within the boundaries of the district, for the purpose of funding the construction or reconstruction of school facilities. The Wiseburn School District has calculated developer fees of $0.47 per square foot for commercial and industrial development. Mitigation measure 3 below, which requires the payment of developer impact fees, would offset the cost of providing service for any additional students generated by the Project, and impacts on school services would be less than significant. (4) Library. Library services for the project area are provided by the El Segundo Public Library, located at 111 W. Mariposa Avenue. In general, residential development results in a direct increase in demand on library services. The Project would not generate new residents; therefore, the Project would not generate an additional need for library space or volumes of permanent collection. Furthermore, as outlined in mitigation measure 4 below, the Applicant will be required to pay a Library fee of $0.03 per square foot of development. Therefore, impacts on library services would be less than significant. b) Mitigation: (1) The Applicant is responsible for paying a Fire Service Mitigation Fee to the ESFD for the provision of fire- protection services. Per the SSMC, the current fee is levied at $0.14 cents per square foot of net new building area for commercial and industrial uses. 14 (2) The Applicant is responsible for paying a Police Service Mitigation Fee of $0.11 per gross square foot of net new building area to the ESPD for the provision of police - protection services. (3) The Applicant is responsible for paying a School District Developer Fee of $0.47 per square foot of net new commercial, industrial, or warehouse development to the WSD for the provision of school services. (4) The Applicant is responsible for paying a Library Fee of $0.03 per square foot of net new development to the City of El Segundo Public Library for the provision of library services. c) Finding: (1) Changes or alterations have been required in or incorporated into the project and the project has been conditioned to avoid or substantially lessen the potential environmental effect as identified in the MND. 8. Transportation/Traffic (a) Facts /Effects: (1) Traffic Analysis. To assess the Project's traffic- related impact on area roadways, an analysis of existing conditions was conducted on the streets and highways serving the project area. The following eight study intersections were selected for analysis in order to determine potential project - related impacts: I. Imperial Highway at California Street II. Imperial Highway at Sepulveda Boulevard III. Imperial Highway at Selby Street IV. Imperial Highway at Hughes Way V. Sepulveda Boulevard at Walnut Avenue VI. Sepulveda Boulevard at Mariposa Avenue VII. Sepulveda Boulevard at Grand Avenue VIII. Sepulveda Boulevard at El Segundo Boulevard Peak hour operating conditions at signalized intersections were evaluated using the Intersection Capacity Utilization (ICU) methodology, in accordance with the City of El Segundo and LA County Congestion Management Program (CMP) requirements. The ICU methodology provides a comparison of the theoretical hourly vehicular capacity of an intersection to the number of vehicles actually passing through that intersection during a given hour. The ICU calculation returns a volume -to- capacity (V /C) ratio that translates into a corresponding Level of Service (LOS) measure, ranging from LOS "A," representing uncongested free - flowing conditions, to LOS "F," representing over - capacity conditions. Study intersections under Caltrans jurisdiction are also analyzed per Caltrans requirements using the Highway Capacity Manual (HCM) methodology. Sepulveda Boulevard is a Caltrans 15 �.i�0 facility; therefore all intersections along Sepulveda Boulevard were analyzed using the HCM methodology. Using the identified methodology; the Project would not result in significant impacts at any study intersection. Therefore, no mitigation measures would be required for any study intersection. Mitigation measure 1 below, which requires payment of a Traffic Mitigation Fee, would further reduce impacts to traffic on area roadways. (2) Bus Operations. A comment letter concerning the contacting of the Metro Bus Operations Control Special Events Coordinator and other Municipal Bus Service Operator was received during the public comment period. This issue would not create a new significant environmental effect. Implementation of mitigation measure 2 below will ensure any potential impacts to bus operations are less than significant. (b) Mitigation: (1) The Applicant is responsible for paying a Traffic Mitigation Fee per Resolution No. 4443. (2) The Applicant shall contact the Metro Bus Operations Control Special Events Coordinator and other Municipal Bus Service Operators prior to the start of construction. (c) Finding: (1) Changes or alterations have been required in or incorporated into the project and the project has been conditioned to avoid or substantially lessen the potential environmental effect as identified in the MND. A. Insignificant Cumulative Impacts. The City Council finds that the Mitigated Negative Declaration and addendum and the record of proceedings in this matter do not identify or contain substantial evidence which identifies significant adverse cumulative environmental effects associated with the Boeing Selby Block Project with respect to the areas listed below: Aesthetics 2. Agricultural Resources 3. Air Quality 4. Biological Resources 5. Cultural Resources 6. Geology and Soils 7. Hazards and Hazardous Materials 16 8. Hydrology and Water Quality 9. Land Use and Planning 10. Mineral Resources 11. Noise 12. Population and Housing 13. Public Services 14. Recreation 15. Transportation/Traffic 16. Utilities and Service Systems VI. SUBSTANTIAL EVIDENCE. The City Council finds and declares that substantial evidence for each and every finding made herein is contained in the Mitigated Negative Declaration and addendum, which are incorporated herein by this reference, and in the record of proceedings in the matter. To the extent applicable, each of the other findings made by the City Council in connection with its approval of the entitlement applications listed in Section I above are also incorporated herein by this reference. PAPlanning & Building Safety \PROJECTS \800- 825\EA- 819 \City Council\EA- 819.CEQA Resolution findings Exh A.doc 17 Iu EXHIBIT B MITIGATION MONITORING AND REPORTING PROGRAM MITIGATION MONITORING AND REPORTING PROGRAM PROCEDURES Section 21081.6 of the Public Resources Code requires a Lead Agency to adopt a "reporting or monitoring program for the changes to the project or conditions of project approval, adopted in order to mitigate or avoid significant effects on the environment" (Mitigation Monitoring Program, Section 15097 of the CEQA Guidelines provides additional direction on mitigation monitoring or reporting). The City of El Segundo Planning and Building Safety Department is the Lead Agency for the Proposed Boeing Selby Block Zone Change and General Plan Land Use Map Designation Amendment. An Initial Study /Mitigated Negative Declaration (IS /MND) has been prepared to address the potential environmental impacts of the Project. Where appropriate, this environmental document identified project design features or recommended mitigation measures to avoid or to reduce potentially significant environmental impacts of the Project. This Mitigation Monitoring and Reporting Program (MMRP) is designed to monitor implementation of mitigation measures identified for the Project. The required mitigation measures are listed separately and categorized by impact area, with an accompanying identification of the following: • Monitoring Phase, the phase of the Project during which the mitigation measure must be monitored; - Pre - Construction, including the design phase - Construction - Post - Construction The Implementing Party, the agency with the power to implement the mitigation measure; The Enforcement Agency, the agency with the power to enforce the mitigation measure, and The Monitoring Agency, the agency to which reports involving feasibility, compliance, implementation and development are made. The MMRP for the Proposed Boeing Selby Block Zone Change and General Plan Land Use Map Designation Amendment will be in place throughout all phases of the Project. The Applicant shall be responsible for implementing all mitigation measures unless otherwise noted. The applicant shall also be obligated to provide certification, as identified below, to the appropriate monitoring agency and the appropriate enforcement agency that compliance with the required mitigation measure has been implemented. The City's existing planning, engineering, review, and inspection processes will be used as the basic foundation for the MMRP procedures and will also serve to provide the documentation for the reporting program. The substance and timing of each certification report that is submitted to Planning and Building Safety Department shall be at the discretion of the Planning and Building Safety Department. Generally, each report will be submitted to the Planning and Building Safety Department in a timely manner following completion /implementation of the applicable mitigation measure and shall include sufficient information to reasonably determine whether the intent of the measure has been satisfied. The Planning and Building Safety Department in conjunction with the Applicant shall assure that project construction occurs in accordance with the MMRP. The South Coast Air Quality Management District (SCAQMD) shall be responsible for the implementation of corrective actions relative to violations of SCAQMD rules associated 2,l i) v�J with mitigation. Departments listed below are all departments of the City of El Segundo unless otherwise noted. AESTHETICS MM AE -1. Construction equipment staging areas must use appropriate screening (e.g., temporary fencing with opaque material) to buffer views of construction equipment and material, when feasible. Staging locations must be identified on Final Development Plans and Grading Plans. Monitoring Phase: Construction Implementation Party: Applicant Enforcement Agency: Planning and Building Safety Department, Public Works Department Monitoring Agency: Planning and Building Safety Department, Public Works Department MM AE -2. Expansive areas of highly reflective materials, such as mirrored glass, are prohibited. Non - reflective building materials must be used to the maximum extent possible to reduce potential glare impacts. Building materials must be identified on the Architectural Plans submitted for plan check for the Planning Division's review and approval. Monitoring Phase: Construction, Post - Construction Implementation Party: Applicant Enforcement Agency: Planning and Building Safety Department Monitoring Agency: Planning and Building Safety Department MM AE -3. All exterior lighting must be shielded downward and away from adjoining properties and the public right -of -way. A lighting plan must be submitted for Planning Division approval. This lighting plan must specify lighting type and placement to ensure lighting does not spill over onto adjoining properties. Monitoring Phase: Pre - Construction, Construction, Post - Construction Implementation Party: Applicant Enforcement Agency: Planning and Building Safety Department, Public Works Pre - Construction Department Monitoring Agency: Planning and Building Safety Department, Public Works Planning and Building Safety Department, Public Works Department MM AE-4. A construction lighting plan must be submitted before the City issues building permits. Construction lighting must be shielded downward and not shine onto adjoining properties and the public right -of -way. Monitoring Phase: Pre - Construction Implementation Party: Applicant Enforcement Agency: Planning and Building Safety Department, Public Works Department Monitoring Agency: Planning and Building Safety Department, Public Works Department II. AGRICULTURAL RESOURCES No mitigation measures are required. III. AIR QUALITY No mitigation measures are required. rl IV. BIOLOGICAL RESOURCES No mitigation measures are required. V. CULTURAL RESOURCES MM CR -1. In the event that archaeological resources are unearthed during project subsurface activities, all earth - disturbing work within a 100 -meter radius must be temporarily suspended or redirected until an archaeologist is provided the opportunity to assess the significance of the find and implement appropriate measures to protect or scientifically remove the find. Construction personnel must be informed that unauthorized collection of cultural resources is prohibited. If the resource is determined to be significant, the archaeologist (as appropriate) must prepare a research design for recovery of the resources in consultation with the State Office of Historic Preservation that satisfies the requirements of CEQA § 21083.2. The archaeologist must complete a report of excavations and findings, and must submit the report for peer review by three certified archaeologists or paleontologists, as appropriate. Upon approval of the report, the report must be submitted to the South Central Coastal Information Center and keep the report on file at the South Central Coastal Information Center. After the find is appropriately mitigated, work in the area may resume. Monitoring Phase: Construction Implementation Party: Applicant Enforcement Agency: Planning and Building Safety Department Monitoring Agency: Planning and Building Safety Department MM CR -2. In the event that subsurface paleontological resources are unearthed during project subsurface activities, all earth- disturbing work within a 100 -meter radius must be temporarily suspended or redirected until a paleontologist has been provided the opportunity to assess the significance of the find and implement appropriate measures to protect or scientifically remove the find. Construction personnel must be informed that unauthorized collection of cultural resources is prohibited. If the resource is determined to be significant, the paleontologist, as appropriate, must prepare a research design for recovery of the resources in consultation with the State Office of Historic Preservation that satisfies the requirements of CEQA § 21083.2. The paleontologist must complete a report of excavations and findings, and must submit the report for peer review by three certified archaeologists or paleontologists, as appropriate. Upon approval of the report, the report must be submitted to the South Central Coastal Information Center and keep the report on file at the South Central Coastal Information Center. After the find is appropriately mitigated, work in the area may resume. Monitoring Phase: Construction Implementation Party: Applicant Enforcement Agency: Planning and Building Safety Department Monitoring Agency: Planning and Building Safety Department MM CR -3. If human remains are unearthed, Health and Safety Code § 7050.5 requires that no further disturbance can occur until the County coroner makes the necessary findings as to origin and disposition pursuant to Public Resources Code § 5097.98. If the remains are determined to be of Native American descent, the coroner has 24 hours to notify the Native American Heritage Commission (NAHC). The NAHC will then contact the most likely descendant of the deceased Native American, who will then serve as consultant on how to proceed with the remains. Monitoring Phase: Construction Implementation Party: Applicant Enforcement Agency: Planning and Building Safety Department � 1 Monitoring Agency: VI. GEOLOGY AND SOILS Planning and Building Safety Department MM GS -1. A geotechnical report must be prepared and submitted to the City that addresses soil conditions in the project vicinity with respect to liquefaction potential. The Project must be designed and constructed in accordance with the recommendations provided in the geotechnical report. Monitoring Phase: Pre - Construction, Construction Implementation Party: Applicant Enforcement Agency: Planning and Building Safety Department, Public Works Department Monitoring Agency: Planning and Building Safety Department, Public Works Department MM GS -2. All soil disturbance and travel on unpaved surfaces must be suspended if winds exceed 25 miles per hour. Monitoring Phase: Construction Implementation Party: Applicant Enforcement Agency: Planning and Building Safety Department Monitoring Agency: Planning and Building Safety Department MM GS -3. A geotechnical report must be prepared and submitted to the City that addresses soil conditions in the project vicinity with respect to unstable soils. The Project must be designed and constructed in accordance with recommendations provided in the geotechnical report. Monitoring Phase: Pre - Construction, Construction Implementation Party: Applicant Enforcement Agency: Planning and Building Safety Department, Public Works Department Monitoring Agency: Planning and Building Safety Department, Public Works Department MM GS-4. A geotechnical report must be prepared and submitted to the City that addresses soil conditions in the project vicinity with respect to expansive soils. The Project must be designed and constructed in accordance with recommendations provided in the geotechnical report. Monitoring Phase: Pre - Construction, Construction Implementation Party: Applicant Enforcement Agency: Planning and Building Safety Department, Public Works Department Monitoring Agency: Planning and Building Safety Department, Public Works Department HAZARDS AND HAZARDOUS MATERIALS MM HM -1. Before the City issues grading or building permits, the Applicant must submit to the City written acknowledgment from DTSC that proceeding with Project construction will not be detrimental to the required remediation of on -site hazardous materials as required by the Corrective Action Consent Agreement (CACA); written acknowledgement that the Department of Toxic Substances Control (DTSC) approves of any well monitoring relocation; approval by the El Segundo Fire Department (ESFD) of a Health and Safety Plan regarding the excavation of potentially hazardous materials; and any necessary permitting for Los Angeles County regarding well installations. 4 Monitoring Phase: Pre - Construction Implementation Party: Applicant Enforcement Agency: Planning and Building Safety Department Monitoring Agency: Planning and Building Safety Department MM HM -2. The Applicant will provide the Building and Safety Division with asbestos containing materials (ACM), lead based paint (LBP), and polychlorinated biphenyls (PCB) surveys on all buildings and associated infrastructure scheduled for demolition. If ACMs LBP, and /or PCBs are detected, they must be abated in accordance with all applicable Federal, State, and local regulations before renovation or demolition. Monitoring Phase: Pre - Construction Implementation Party: Applicant Enforcement Agency: Planning and Building Safety Department Monitoring Agency: Planning and Building Safety Department MM HM -3. Before the City issues a building permit, the Applicant must submit one of the following: Acknowledgement from Los Angeles World Airports (LAWA) that construction of the project will not conflict with the airport operations. -OR- Proof of completion of a Monitoring Phase: Implementation Party: Enforcement Agency: Monitoring Agency: n FAA type 77 review. Pre - Construction Applicant Planning and Building Safety Department; Planning Division Planning and Building Safety Department; Planning Division VII. HYDROLOGY AND WATER QUALITY MM HY -1. The Applicant must maintain all structural or treatment control best management practices (BMPs) for the life of the project. Monitoring Phase: Construction, Post - Construction Implementation Party: Applicant Enforcement Agency: Planning and Building Safety Department, Public Works Department Monitoring Agency: Planning and Building Safety Department, Public Works Department MM HY -2. Materials with the potential to contaminate stormwater must be: (1) placed in an enclosure such as, without limitation, a cabinet, shed, or similar sheltered enclosure; or (2) protected by secondary containment structures such as berms, dikes, or curbs. Monitoring Phase: Construction, Post - Construction Implementation Party: Applicant Enforcement Agency: Planning and Building Safety Department, Los Angeles Regional Water Quality Control Board Monitoring Agency: Planning and Building Safety Department, Public Works Department VIII. LAND USE AND PLANNING No mitigation measures are required. 5 � J IX. MINERAL RESOURCES No mitigation measures are required. X. NOISE MM NS -1. As stated in the El Segundo Municipal Code, construction activities are restricted to the hours of 7:00 A.M. to 6:00 P.M. Monday through Saturday, and are prohibited on Sundays and federal holidays. Monitoring Phase: Construction Implementation Party: Applicant Enforcement Agency: Planning and Building Safety Department Monitoring Agency: Planning and Building Safety Department MM NS -2. Construction activities must be scheduled so as to avoid operating several pieces of equipment simultaneously, which causes high noise levels, to the maximum extent feasible. Monitoring Phase: Construction Implementation Party: Applicant Enforcement Agency: Planning and Building Safety Department Monitoring Agency: Planning and Building Safety Department MM NS -3. Construction contracts must specify that all construction equipment, fixed or mobile, must be equipped with properly operating and maintained mufflers and other noise attenuating devices. Monitoring Phase: Construction Implementation Party: Applicant Enforcement Agency: Planning and Building Safety Department Monitoring Agency: Planning and Building Safety Department MM NS-4. All construction truck traffic must be restricted to truck routes approved by the City of El Segundo Department of Planning and Building Safety, and must generally avoid residential areas and other sensitive receptors to the extent feasible. Monitoring Phase: Pre - Construction Implementation Party: Applicant Enforcement Agency: Planning and Building Safety Department Monitoring Agency: Planning and Building Safety Department MM NS -5. All construction entrances must post construction hours, allowable workdays, and the phone number of the construction superintendent. Monitoring Phase: Pre - Construction Implementation Party: Applicant Enforcement Agency: Planning and Building Safety Department Monitoring Agency: Planning and Building Safety Department MM NS -6. All new rooftop equipment associated with the Project must be either screened from view by parapets or fully enclosed. Monitoring Phase: Construction, Post - Construction Implementation Party: Applicant Enforcement Agency: Planning and Building Safety Department Monitoring Agency: Planning and Building Safety Department 0 ro w A- ,:.�. MM NS -7. The operation of construction equipment that generates high levels of vibration in excess of 80 VdB, including, without limitation large bulldozers, loaded trucks, caisson drills, and jackhammers, must be prohibited within 52 feet of the existing off -site industrial building that abuts the northeast corner of the project site. Instead, small rubber -tired bulldozers must be used within this area during demolition, grading, and site preparation operations. Monitoring Phase: Implementation Party: Enforcement Agency: Monitoring Agency: XI. POPULATION AND HOUSING No mitigation measures are required. Construction Applicant Planning and Building Safety Department Planning and Building Safety Department XII. PUBLIC SERVICES MM PS -1. The Applicant is responsible for paying a Fire Service Mitigation Fee to the ESFD for the provision of fire- protection services. Per the ESMC, the current fee is levied at $0.14 cents per square foot of net new building area for commercial and industrial uses. Monitoring Phase: Pre - Construction Implementation Party: Applicant Enforcement Agency: Planning and Building Safety Department Monitoring Agency: Planning and Building Safety Department MM PS -2. The Applicant is responsible for paying a Police Service Mitigation Fee of $0.11 per gross square foot of net new building area to the ESPD for the provision of police - protection services. Monitoring Phase: Pre - Construction Implementation Party: Applicant Enforcement Agency: Planning and Building Safety Department Monitoring Agency: Planning and Building Safety Department MM PS -3. The Applicant is responsible for paying a School District Developer Fee of $0.47 per square foot of net new commercial, industrial, or warehouse development to the WSD for the provision of school services. Monitoring Phase: Pre- Construction Implementation Party: Applicant Enforcement Agency: Planning and Building Safety Department Monitoring Agency: Planning and Building Safety Department MM PS-4. The Applicant is responsible for paying a Library Fee of $0.03 per square foot of net new development to the City of El Segundo Public Library for the provision of library services. Monitoring Phase: Pre - Construction Implementation Party: Applicant Enforcement Agency: Planning and Building Safety Department Monitoring Agency: Planning and Building Safety Department XIII. RECREATION No mitigation measures are required. "15 XIV. TRANSPORTATION/TRAFFIC MM TRA. The Applicant is responsible for paying a Traffic Mitigation Fee per Resolution No. 4443 Monitoring Phase: Pre - Construction Implementation Party: Applicant Enforcement Agency: Public Works Department, Planning and Building Safety Department Monitoring Agency: Public Works Department, Planning and Building Safety Department MM TR -2. The Applicant shall contact the Metro Bus Operations Control Special Events Coordinator and other Municipal Bus Service Operators prior to the start of construction. Monitoring Phase: Pre - Construction Implementation Party: Applicant Enforcement Agency: Los Angeles County Metropolitan Transportation Authority Monitoring Agency: Los Angeles County Metropolitan Transportation Authority XV. UTILITIES AND SERVICE SYSTEMS No mitigation measures are required. s: 1 ( ) City Council Resolution Exhibit C Excerpt from Pages 3 -11 and 3 -12 of the El Segundo General Plan Land Use Element Proposed Land Use Plan Northeast Quadrant On the 1992 Land Use Plan, the majority of the northeast quadrant is designated either Corporate Office (217.1 211.3 ac) or Urban Mixed -Use (232.5 ac). The Corporate Campus Specific Plan (46.5 ac) also allows a mixture of office and commercial uses. Corporate Office allows a mixture of office uses with retail in the lobby. This designation covers the "Superblock Area" and will allow uses similar to those currently in that area. (Ord. 1345, GPA 01 -2, 1/2/02) The Urban Mixed -Use North and South designations allow a mixture of uses, including office, hotels, and retail and light industrial with discretionary approval. The Urban Mixed -Use North and South designations are designed to allow for a flexibility of uses near the three existing, and one future, Green Line transit stations. For the most part, the types of uses allowed are different from the light and heavy industrial uses currently in this area. These designations will accommodate a transition from these uses, which is being driven by the market forces described in the Economic Development Element. (Ord. 1272, GPA 97 -1, 6/17/97). General Commercial uses are proposed along Sepulveda Boulevard and along El Segundo Boulevard, east of Aviation Boulevard. This designation allows retail and hotel uses. The site along El Segundo Boulevard, east of Aviation Boulevard (3.8 ac), as well as the site at the northeast corner of Sepulveda Boulevard and Mariposa Avenue (3.2 ac) are already in commercial use. The site on the southeast corner of Sepulveda Boulevard and Mariposa Avenue (7.1 ac) is currently vacant, except for an existing bank building. The site at the southeast eemer- ef Sepulveda Beulevar-d and imperial Avenue (7.3 ae�� used- €or-of€ree, but ° desi,,,,atio., of General C l w&UW allow r ^ling of the site to ° eemmefeial use. The area bounded by Nash Street, Maple Avenue, Lairport Street, and Imperial Avenue is designated as light industrial, which is consistent with the uses currently operating in that area, primarily the Hughes facility (50.4 ac). The area bounded generally by Aviation Boulevard, El Segundo Boulevard, and Douglas Street is currently a U.S. Government Air Force Base (48.5 ac), which is expected to remain for the life of the Plan. The Federal Government designation placed on this area will allow the types of uses that are existing. The narrow parcel near the northwest intersection of El Segundo Boulevard and Aviation Boulevard (3.93 ac), between El Segundo Boulevard and 124th Street, is a Specific Plan area (" 124th Street Specific Plan ") which encourages primarily warehousing and storage uses; however, a City Water Facility may also be developed on the site. (Ord. 1309, GPA 99 -1, 8/17/99) �'l� City Council Resolution Exhibit D 1992 General Plan Summary of Existing Trends Buildout Land Use Category Acres Dwelling Square Footage Units Single - Family Residential 357.2 2,858 - Two- Family Residential 57.4 934 - Planned Residential 5.7 65 - Multi- Family Residential 119.7 3,389 - Neighborhood Commercial 6.6 851 89,110 Downtown Commercial 8.8 181 383,328 General Commercial 38.4 444 - 1,673,394 1,930,000 Corporate Office 217.1 21-1.3 - 12,556,285 12,51,000 Commercial Center 85.8 - 850,000 Smoky Hollow 94.1 268 2,019,454 Urban Mixed -Use North 232.5 - 13,166,010 Urban Mixed -Use South 70.6 - 3,997,936 124`x' Street Specific Plan 3.9 1 73,530 Aviation Specific Plan 5.4 - 66,000 Downtown Specific Plan 26.3 2321 1,145,628 Corporate Campus Specific Plan 46.5 - 2,550,000 Parking 11.8 - - Light Industrial 356.1 - 18,529,000 Heavy Industrial 1001 - a Public Facilities 87.9 - - Federal Government 90.6 - - Open Space 78.3 - - Parks 50 - - Street and Railroad R.O.W 442.6 - - Totals 3,494.3 7,850 57,099,675 5'','°o Population Projection 17,287 1 Existing construction and recently constructed, renovated commercial centers and legal non - conforming residential uses at densities that are currently higher than allowed by the land use designations in this plan will not realistically be converted to mixed commercial /residential uses and these buildings are expected to remain for the life of the Plan. 2 The heavy industrial shown on this plan includes the Chevron Refinery and former Southern California Edison Generation Station. These facilities have processing equipment and tanks rather than buildings and are expected to remain for the life of the Plan. Therefore, no estimated building square footage is shown. 900 N. Sepulveda Boulevard Proposed General Plan Amendment O City of El Segundo Land Use Map CITY COUNCIL RESOLUTION NO. Exhibit F CONDITIONS OF APPROVAL In addition to all applicable provisions of the El Segundo Municipal Code ( "ESMC "), The Boeing Company, agrees to comply with the following provisions as conditions for the City of El Segundo's approval of a Draft Mitigated Negative Declaration and Addendum for Environmental Assessment (EA No. 819), General Plan Amendment (GPA No. 08 -02), Zone Change (ZC No. 08 -01) and Off -Site Parking Covenant (Misc. 09 -02) ( "Project Conditions "). Planning and Building Safety Department Before building permits are issued, the applicant must submit plans that demonstrate substantial compliance with the plans and conditions of approval on file with the Planning and Building Safety Department. Any subsequent modification to the project as approved, including the site plan, floor plan, elevations, landscaping and materials, must be referred to the Director of Planning and Building Safety to determine whether the Planning Commission should review the proposed modification. 2. Before building permits are issued, the applicant must obtain all the necessary approvals, licenses and permits and pay all the appropriate fees as required by the City. 3. All mitigation measures in the Mitigated Negative Declaration of Environmental Impacts and Addendum for the proposed Boeing Selby Block project are incorporated by this reference into these conditions of approval. All mitigation measures and conditions of approval must be listed on the plans submitted for plan check and on the plans for which a building permit is issued. 4. Before the City issues a building permit, the applicant must submit final landscaping and irrigation plans to the City of El Segundo Planning and Building Safety Department and the Parks and Recreation Department for review and approval to demonstrate compliance with the City's Water Conservation regulations and Guidelines for Water Conservation in Landscaping (ESMC § §10 -2 -1, of seq.). The plant materials used in landscaping must be compatible with the El Segundo climate pursuant to Sunset Western Garden Book's Zone 24 published by Sunset Books, Inc., Revised and Updated 2001 edition, which is available for review at the Planning and Building Safety Department. Additionally, the landscaping and irrigation must be completely installed before the City issues a final Certificate of Occupancy. Additionally, the final landscaping and irrigation plans must comply with the following: A. Efficient irrigation systems must be installed which minimize runoff and evaporation and maximize the water which will reach plant roots (e.g., drip irrigation, automatic sprinklers equipped with moisture sensors). B. Automatic sprinkler systems must be set to irrigate landscaping during early morning hours or during the evening to reduce water losses from evaporation. Sprinklers must also be reset to water less often in cooler months and during the rainfall season so that water is not wasted by excessive landscaping irrigation. C. Selection of drought - tolerant, low -water consuming plant varieties must be used to reduce irrigation water consumption, in compliance with ESMC §§ 10 -2 -1, et seq. 5. Pursuant to the City's Transportation Demand Management requirements (ESMC § 15- 16- 3(A)), the applicant must display transportation information on a bulletin board, display area or kiosk. Employees must be provided current maps, routes and schedules for public transit routes serving the site; telephone numbers for referrals on transportation information including numbers for the regional ridesharing agency and local transit operators; ridesharing promotional materials; and bicycle route and facility information. 6. Pursuant to the City's Transportation Demand Management requirements (ESMC § 15- 16- 3(B)(5)), the applicant must provide a sufficient number of bicycle racks to accommodate the storage of at least eight bicycles. The bicycle racks are to be located in a secured area in close proximity to building entrances to the satisfaction of the Planning and Building Safety Director. 7. Pursuant to the City's Transportation Demand Management requirements (ESMC § 15- 16- 3(B)(1) and (2)), the applicant must provide preferential parking areas for carpool /vanpool parking and a HOV Loading Area. 8. Before the City issues a Certificate of Occupancy for the development, the applicant must submit a comprehensive sign program for the entire development to the Planning and Building Safety Department for review and approval. 2 22 9. The trash and recycling enclosures shown on the site plan must be sufficiently large enough to store the necessary bins required for the regular collection of commercial solid waste and recyclable materials. The site plan with the location and dimensions of the trash and recycling enclosure and an elevation view of the enclosure must be provided to the Planning and Building Safety Department for review and approval before the City issues building permits. 10. Ground level mechanical equipment, refuse collectors, storage tanks, monitoring wells, generators, and other similar facilities must be screened from view with dense landscaping and walls of materials and finishes compatible with adjacent buildings. 11. Exterior lighting must be designed to minimize off -site glare. Additionally, parking lot lighting must be designed with shields that direct light downward. A lighting plan must be reviewed and approved to the satisfaction of the Planning and Building Safety Department. 12. The building must be designed to comply with the ESMC standards for the attenuation of interior noise. 13. Before the City issues a Certificate of Occupancy, the applicant must submit an executed parking covenant for the 283 parking spaces located at adjacent sites within the Boeing Campus for review and approval by the Planning and Building Safety Director. The parking covenant must be reviewed and approved as to form by the Planning and Building Safety Director and City Attorney before recordation. The applicant must pay for all fees incurred by the City as a result of the City Attorney's review of the Parking Covenant before the City issues a Certificate of Occupancy. 14. Before the City issues a Certificate of Occupancy, the approved Lot Line Adjustment No. 09 -04 must be recorded. 15. Before the City issues a Certificate of Occupancy the applicant must provide the Planning and Building Safety Department a status report on the LEED certification process that includes the GBCI scorecard. The Planning and Building Safety Director will determine if the items identified on the scorecard and report show a good faith effort to obtaining LEED certification and warrant release of this condition. Within one month of receiving LEED certification, the applicant must furnish proof of certification to the Planning and Building Safety Department. 16. Before the City issues a Certificate of Occupancy, the applicant must install a "City of El Segundo" wall sign on the project site adjacent to the 3 corner of Imperial Avenue and Sepulveda Boulevard. All costs associated with this sign will be incurred by the Boeing Company. The design of the sign is subject to the review and approval of the Director of Planning and Building Safety. 17. To the extent applicable, the applicant must comply with the requirements of the stipulated settlement between Los Angeles World Airports and the City of El Segundo, dated February 17, 2006, which is incorporated by reference. Building Division Conditions 18. Before building permits are issued, the applicant must submit a geotechnical /soils report, along with an associated grading plan that addresses the current code to the Planning and Building Safety Director for review and approval. 19. Before grading permits are issued, the applicant must submit a soils report to the Planning and Building Safety Director for review and approval. 20. Before grading permits are issued, the applicant must submit a grading plan to the Planning and Building Safety Director for review and approval. 21. Before building permits are issued, plans must show conformance with the 2007 California Building Code, 2007 California Mechanical Code, 2007 California Plumbing Code, 2007 California Electrical Code, and 2007 California Energy Code, all as amended by the ESMC. 22. Before building permits are issued, plans must show compliance with accessibility requirements per Chapter 11 of the 2007 California Building Code, as amended by the ESMC. Fire Department Conditions 23. The project must comply with all applicable requirements in the California Building and Fire Codes, adopted by the City of El Segundo and El Segundo Fire Department Regulations that are applicable to the project and occupancy. 24. The applicant must provide a fire apparatus access roadway on the north side of 950 North Sepulveda Boulevard and in the parking lot between 901 and 915 Selby Street. The fire apparatus access roadway must comply with California Fire Code and International Fire Code requirements as adopted by the City of El Segundo. 25. The applicant must provide on -site fire hydrants on the north side of 950 North Sepulveda Boulevard and in the parking lot between 901 and 915 Selby Street. 26. The applicant must provide at building plan check submittal, a confirmation letter from the affected underground pipeline operators that the proposed project will not place structures within the dedicated pipeline right of ways and /or the structures are allowed by the affected underground pipeline operators. Public Works Department Conditions 27. Before the City issues a Certificate of Occupancy any and all damaged or off -grade curb, sidewalk and pavement must be removed and replaced as required by the Public Works Department by an appropriately licensed contractor. 28. Before the City issues a Certificate of Occupancy the applicant must repair the portions of sidewalk along the Sepulveda Boulevard frontage that have been uplifted by tree roots. The applicant must repair these portions of sidewalk to City of El Segundo Public Works Department and Caltrans standards. 29. Before the City issues a Certificate of Occupancy the applicant must provide an irrevocable offer to dedicate 19 feet along the entire Selby Street frontage of the subject property to the satisfaction of the Public Works Department and the City Attorney. The City has the right to exercise its option to accept the property subject to the offer of dedication before September 1, 2029. If the City amends its Circulation Element such that property that is subject to the offer of dedication is no longer required for public right -of -way purposes, then the offer of dedication will automatically expire. The applicant must enter into an agreement, in a form approved by the City Attorney, holding the City harmless and indemnifying it from any hazardous materials or contamination that may affect the property offered for dedication. 30. The relocated mid -block crossing on Selby Street must include enhanced marking to emphasize pedestrian movement. The enhanced markings are subject to the review and approval of the Director of Public Works. 31. Before the City issues a Certificate of Occupancy the applicant must provide a plan showing the abandonment of the existing sewer, obtain approval from the Director of Public Works for a new configuration of the sewer easement and have the new easement area recorded. 221 32. Before the City issues a building permit the locations and sizes of all proposed water meters must be approved by the City's Water Division. 33. Before the City issues a building permit the applicant must submit a utility plan to the Public Works Department showing water, sewer, and storm drain lines. The utility plan information will be used to determine fees, if necessary, and to determine applicable standard requirements that must be evaluated and conveyed. 34. The project must comply with the latest NPDES requirements and provide Best Management Practices (BMPs) for sediment control, construction material control and erosion control. 35. Before the City issues a building permit the applicant must provide a SUSMP (Standard Urban Storm Water Mitigation Plan). 36. The applicant must ensure that encroachment permits if required and /or deemed to be required by the City are secured from the Public Works Department before commencing any and all work in the public right -of- way. Police Department Conditions 37. The addressing, all types of exterior doors to each building, pedestrian walkways, open parking lots, driving surfaces and trash dumpsters must be illuminated with a maintained minimum of one foot - candle of light on the ground surface during hours of darkness. 38. Aisles, passageways and recesses related to and within all sides of the buildings must be illuminated with a maintained minimum of .25-.50 foot - candles on the ground surface during hours of darkness. 39. Lighting devices must be enclosed and protected by weather and vandal resistant covers. Construction Conditions 40. Before any construction occurs the perimeter of the property must be fenced with a minimum 6 -foot high fence. The fence must be covered with a material approved by the Planning and Building Safety Department to prevent dust from leaving the site. 41. Public sidewalks must remain open at all times. 42. All haul trucks hauling soil, sand, and other loose materials must either be covered or maintain two feet of freeboard. 6 22t, 43. NOx emissions during construction must be reduced by limiting the operation of heavy -duty construction equipment to no more than 5 pieces of equipment at any one time. 44. Staging of construction vehicles and vehicle entry and egress to the site must occur on Walnut Avenue, Selby Street or Imperial Avenue. Entry and Egress on Imperial Avenue during peak traffic periods (7 -9 am and 3- 5 pm) should be minimized to the extent feasible. Construction vehicle entry and egress to the site is prohibited on Sepulveda Boulevard. 45. Construction vehicles cannot use any route except the City's designated Truck Routes. 46. The applicant must develop and implement a construction management plan, as approved by the Public Works Department, which includes the following measures recommended by the SCAQMD: A. Configure construction parking to minimize traffic interference. B. Provide temporary traffic controls during all phases of construction activities to maintain traffic flow (e.g., flag person). C. Re -route construction trucks away from congested streets. D. Maintain equipment and vehicles engines in good condition and in proper tune as per manufacturer's specifications and per SCAQMD rules, to minimize dust emissions. E. Suspend use of all construction equipment during second stage smog alerts. Contact SCAQMD at (800) 242 -4022 for daily forecasts. F. Use electricity from temporary power poles rather than temporary diesel or gasoline - powered generators. G. Diesel- powered equipment such as booster pumps or generators should be replaced by electric equipment, if feasible. H. Catalytic converters must be installed, if feasible. I. Equipment must be equipped with two -to- four - degree engine time retard or pre- combustion chamber engines. J. Use methanol or natural gas powered mobile equipment and pile drivers instead of diesel if readily available at competitive prices. K. Use propane or butane powered on -site mobile equipment instead of gasoline if readily available at competitive prices. 47. During construction and operations, all waste must be disposed of in accordance with all applicable laws and regulations. Toxic wastes must be discarded at a licensed, regulated disposal site by a licensed waste hauler. 2 r) 48. All leaks, drips and spills occurring during construction must be cleaned up promptly and in compliance with all applicable laws and regulations to prevent contaminated soil on paved surfaces that can be washed away into the storm drains. 49. If materials spills occur, they must be cleaned up in a way that will not affect the storm drain system. 50. The project must comply with ESMC Chapter 5 -4, which establishes storm water and urban pollution controls. 51. Before anticipated rainfall, construction dumpsters must be covered with tarps or plastic sheeting. 52. Inspections of the project site before and after storm events must be conducted to determine whether Best Management Practices have been implemented to reduce pollutant loadings. 53. The owner or contractor must conduct daily street sweeping and truck wheel cleaning to prevent dirt in the storm drain system. 54. Storm drain system must be safeguarded at all times during construction. 55. All diesel equipment must be operated with closed engine doors and must be equipped with factory- recommended mufflers. 56. Electrical power must be used to run air compressors and similar power tools. 57. The applicant must provide a telephone number for local residents to call to submit complaints associated with the construction noise. The number must be posted on the project site and must be easily viewed from adjacent public areas. 58. As stated in ESMC Chapter 7 -2, construction related noise is restricted to the hours of 7:00 a.m. to 6:00 p.m. Monday through Saturday, and prohibited at anytime on Sunday or a Federal holiday. Service Fee Conditions 59. Pursuant to ESMC §§ 15- 27A -1, et seq., and before building permits are issued, the applicant must pay a one -time library services mitigation fee of $0.03 per gross square -foot of new floor area. 8 60. Pursuant to ESMC §§ 15- 27A -1, et seq., and before building permits are issued, the applicant must pay a one -time fire services fee of $0.14 per gross square -foot of new floor area. 61. Pursuant to ESMC §§ 15- 27A -1, et seq., and before building permits are issued, the applicant must pay a one -time police services mitigation fee of $0.11 cents per gross square -foot of new floor area. 62. Before building permits are issued, the applicant must pay the required sewer connection fees (as specified in ESMC Title 12 -3). 63. Pursuant to ESMC §§ 15- 27A -1, et seq., and before the City issues certificates of occupancy, the applicant must pay the required traffic mitigation fees as calculated in accordance with City Council Resolution No. 4443. 64. Before building permits are issued, the applicant must pay the required School Fees. Miscellaneous 65. The Boeing Company agrees to indemnify and hold the City harmless from and against any claim, action, damages, costs (including, without limitation, attorney's fees), injuries, or liability, arising from the City's approval of Environmental Assessment No. 819, General Plan Amendment (GPA 08 -02), Zone Change (ZC 08 -01), and Off -Site Parking Covenant (MISC 09 -02). Should the City be named in any suit, or should any claim be brought against it by suit or otherwise, whether the same be groundless or not, arising out of the City approval of Environmental Assessment No. 819, General Plan Amendment (GPA 08 -02), Zone Change (ZC 08 -01), and Off -Site Parking Covenant (MISC 09 -02), The Boeing Company, agrees to defend the City (at the City's request and with counsel satisfactory to the City) and will indemnify the City for any judgment rendered against it or any sums paid out in settlement or otherwise, except for such loss or damage arising from the City's sole negligence or willful misconduct. For purposes of this section "the City" includes the City of El Segundo's elected officials, appointed officials, officers, consultants and employees. `- 9 By signing this document, Mona Simpson on behalf of The Boeing Company, certifies that his has read, understood, and agrees to the Project Conditions listed in this document. Mona Simpson The Boeing Company Park, LLC PAPlanning & Building Safety \PROJECTS \800- 825\EA -819 \Staff Report Reso and Ordinance \City Council \Reso Exhibit A Conditions of Approval.doc 10 ORDINANCE NO. AN ORDINANCE APPROVING ZONE CHANGE NO. 08 -01 FOR THE BOEING SELBY BLOCK PROJECT (900, 950 AND 960 SEPULVEDA AND 901 AND 915 SELBY STREET). The City Council of the City of El Segundo does ordain as follows: SECTION 1: The City Council finds and declares that: A. On December 23, 2008, The Boeing Company filed an application for an Environmental Assessment (EA -819), General Plan Amendment (GPA No. 08 -02) and Zone Change (ZC No. 03 -2) to re- designate and rezone an approximately 5.89 -acre property at the southeast corner of Sepulveda Boulevard and Imperial Avenue. On August 5, 2009, The Boeing Company filed the additional application for an off -site parking covenant (MISC No. 09 -02) requesting to locate 283 parking spaces off -site at other locations within the Boeing Campus area. If these matters are approved, the applicant proposes to renovate the four existing buildings at the project site and connect the buildings with a 40,791 square -foot, three -story addition for office uses. B. The applications from the Boeing Company were reviewed by the City of El Segundo Planning and Building Safety Department for, in part, consistency with the General Plan and conformity with the El Segundo Municipal Code ( "ESMC "); C. , In addition, the City reviewed the project's environmental impacts under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., "CEQA "), the regulations promulgated thereunder (14 Cal. Code of Regulations § §15000, et seq., the "CEQA Guidelines "), and the City's Environmental Guidelines (City Council Resolution No. 3805, adopted March 16, 1993); D. An Initial Study was prepared pursuant to the requirements of CEQA. A Mitigated Negative Declaration was prepared and circulated for public review and comment from June 26, 2009 to July 27, 2009; E. The Planning and Building Safety Department completed its review and scheduled a public hearing regarding the application before the Planning Commission for August 13, 2009. Following the August (i J x1 L 13th public hearing, the Planning Commission recommended that the City Council adopt this Ordinance; F. On September 1, 2009 the City Council held a public hearing and considered the information provided by City staff, public testimony and the Boeing Company; and G. This Ordinance and its findings are made based upon testimony and evidence presented to the Council at its September 1, 2009 hearing including, without limitation, the staff report submitted by the Department of Planning and Building Safety. SECTION 2: Factual Findings and Conclusions. The City Council finds and declares as follows: A. The factual findings and conclusions set forth in Resolution No. adopted on September 1, 2009, are incorporated as if fully set forth. SECTION 3: Zone Change Findings. A. Based on the factual findings and conclusions of this Ordinance, the proposed Zone Change is necessary to carry out the proposed project because the proposed General Plan Amendment would change the land use classification on portions of the project site from General Commercial to Corporate Office. The proposed Zone Change is necessary to maintain consistency with the proposed General Plan land uses designation of Corporate Office. B. ESMC Title 15 is intended to be the primary tool for implementing the goals, objectives and policies of the El Segundo General Plan. The zone change will maintain consistency with the proposed change in General Plan land use designation to Corporate Office and also is consistent with the following General Plan goals, objectives and policies discussed in Section 4 of Resolution No. , adopted on September 1, 2009, which is incorporated as if fully set forth: 1. Land Use Element Goal LU4 "provision of a stable tax base for El Segundo through commercial uses." 2. Land Use Element Objective LU4 -3 "provide for new office and research and development uses." 2 ��ti 3. Land Use Element Policy LU 4 -3.6 to "require landscaping, its maintenance, and permanent upkeep in all new office and mixed -use developments." 4. Land Use Element Policy LU 7 -1.2 that "no new development shall be allowed unless adequate public facilities are in place or provided for." 3. Economic Development Objective ED 1 -1 "To build support and cooperation among the City of El Segundo and its business and residential communities for the mutual benefits derived from the maintenance and expansion of El Segundo's economic base." 4. Economic Development Policy ED 1 -1.1 "Maintain economic development as one of the City's and the business and residential communities' top priorities." 5. Economic Development Policy ED2 -1.1 "Take steps to maintain public sector support of the business community." Section 4: Approvals. The City Council amends the current Zoning Map to reflect a change of the area bounded by East Imperial Avenue on the north, Selby Street on the east, East Walnut Avenue on the south, and Sepulveda Boulevard on the west, excluding the parcel on the southwest corner of Selby Street and East Imperial Avenue, from General Commercial (C -3) to Corporate Office (CO). The corresponding changes to the Zoning Map as set forth in attached Exhibit 'A" which is incorporated into this Ordinance by reference. SECTION 5: Environmental Assessment. Resolution No. adopted an MND for this Project which, among other things, properly assesses the environmental impact of this Ordinance, and the Project, in accordance with CEQA. This Ordinance incorporates by reference the findings and analysis set forth in Resolution No. SECTION 6: Repeal or amendment of any provision of the ESMC will not affect any penalty, forfeiture, or liability incurred before, or preclude prosecution and imposition of penalties for any violation occurring before this Ordinance's effective date. Any such repealed part will remain in full force and effect for sustaining action or prosecuting violations occurring before the effective date of this Ordinance. SECTION 7: The City Clerk is directed to certify the passage and adoption of this Ordinance; cause it to be entered into the City of El Segundo's book of original ordinances; make a note of the passage and adoption in the records of 3 ":3J this meeting; and, within fifteen (15) days after the passage and adoption of this Ordinance, cause it to be published or posted in accordance with California law. SECTION 8: Severability. 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 9: Effective Date. This Ordinance will become effective on the thirty - first (31 st) day following its passage and adoption. PASSED, APPROVED AND ADOPTED this _ day of September 2009. Kelly McDowell, 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. was duly introduced by said City Council at a regular meeting held on the _ day of September 2009, 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 — day of September, 2009, and the same was so passed and adopted by the following vote: AYES: NOES: ABSENT: ABSTAIN: Cindy Mortesen, City Clerk 4 :: 3 4 APPROVED AS TO FORM: Mark D. Hensley, City Attorney Karl H. Berger, Assistant City Attorney P:\Planning & Building Safety\PROJECTS \800 - 825 \EA - 819 \City Council \EA- 819.CC.Ordinance. doc ,235 E IMPERIAL AVE O J Qm O W J CL CL W Vl 2 E WALNUT AVE E SYCAMORE AVE H U IMPERIAL HWY 900 N. Sepulveda Boulevard Proposed Zone Change City of El Segundo Zoning Map EXHIBIT A H m J W Vl Proposed change to Corporate Office (CO) E MAPLE AVE CITY OF EL SEGUNDO PLANNING COMMISSION STAFF REPORT PUBLIC HEARING: August 13, 2009 ��kl.1� j SUBJECT: Environmental Assessment (EA) No. 819, General Plan Amendment (GPA 08 -02), Zone Change (ZC 08 -01), Lot Line Adjustment (LLA 09 -04) and Off -Site Parking Covenant (Misc. 09 -02) APPLICANT: The Boeing Company PROPERTY OWNER: The Boeing Company REQUEST: Change the Zoning of the project site from the General Commercial (C -3) to Corporate Office (CO) Zone and change the General Plan Land Use Designation from General Commercial to Corporate Office. Currently the project site is developed with 159,743 square feet of development containing a mix of warehouse, storage and office uses. The project involves the conversion of warehouse and storage uses in the existing buildings into office uses. The project also includes a building addition of 40,791 square feet of office uses for a total of up to 205,284 square feet of development on the site. PROPERTY INVOLVED: 900, 950 and 960 Sepulveda Boulevard and 901 and 915 Selby Street. I. Introduction The Boeing Company is consolidating its operations on Boeing owned property from leased properties within the City and facilities located in Seal Beach. It is Boeing's intention to convert existing buildings at the project location, which include existing legal non - conforming warehouse, storage and office space, into additional office and research and development manufacturing space. The proposed General Plan re- designation and re- zoning project consists of Environmental Assessment No. 819, General Plan Amendment (GPA 08 -02), Zone Change (ZC 08- 01), Lot Line Adjustment (LLA 09 -04) and Off -Site Parking Covenant (Misc. 09 -02). The project site is currently located in the General Commercial (C -3) Zone and is designated General Commercial in the City's General Plan. It is proposed that the General Plan designation change to Corporate Office and the project site be re -zoned to the Corporate Office (CO) Zone to accommodate additional office uses. A lot line adjustment is requested to merge the three existing parcels at the project site into one parcel. The lot line adjustment is necessary to accommodate the new office addition that is proposed to connect the four existing buildings at the project site. The project requires 432 parking spaces, of which 149 will be located on -site. An off -site parking covenant is required to meet the project's parking requirements. If approved, the off -site parking covenant will locate 283 required parking spaces in existing nearby Boeing Company parking lots. The proposed floor area ratio (FAR) for the project is less than 0.8 FAR and the building is proposed to be less than 50 feet in height. The project site is located in the block located bounded by North Sepulveda Boulevard to the west, East Imperial Avenue to the north, Selby Street to the east and East Walnut Avenue to the south. Project Description The following applications are proposed: 1) Environmental Assessment No. 819 (EA No. 819) California Environmental Quality Act (CEQA) — A Mitigated Negative Declaration is proposed for this project pursuant to the requirements of CEQA. The public review and comment period for the Environmental Document began on June 26, 2009 and ended on July 27, 2009. An addendum to the Environmental Document has also been prepared (See Exhibits B and C). 2) General Plan Amendment (GPA 08 -02) — Change the General Plan designation from General Commercial to Corporate Office. The requested designation - allows for a project that consists primarily of office uses. (See Exhibit N - Applications). 3) Zone Change (ZC 08 -01) — Rezone the project site from the General Commercial (CO) Zone to Corporate Office (CO) Zone. The requested rezoning will allow for a project that consists primarily of office uses and be consistent with the requested General Plan Amendment. (See Exhibit N - Applications). 238 2 4) Off -Site Parking Covenant (Misc 09 -02) An off -site parking covenant is required to meet the ESMC §15 -15 -8 requirement for Planning Commission approval to locate parking off -site. The Boeing Company currently shares parking across its buildings and facilities located in El Segundo in a campus arrangement. An off -site parking covenant for 283 parking spaces will formalize the proposed project's participation in the campus parking arrangement. The Parking Covenant application is attached (Exhibit N - Applications). The Parking Covenant will be reviewed and approved as to form by the Planning and Building Safety Director and the City Attorney. 5) Lot Line Adjustment (SUB 09 -04) — A Lot Line Adjustment (LLA) application to merge three parcels into one. The LLA was requested to consolidate the site into one parcel to accommodate the parking configuration and floor area calculations. The LLA was administratively approved on August 6, 2009 (See Exhibit L). The first four applications require review by the Planning Commission for recommendations to the City Council. The lot line adjustment was reviewed and approved administratively by the Director of Planning and Building Safety. II. Recommendation Staff recommends that the Planning Commission consider the facts in this report and public testimony, conduct a public hearing, and adopt Resolution No. 2662, recommending that the City Council approve Environmental Assessment No. 819, General Plan Amendment GPA 08- 02, Zone Change ZC 08 -01 and Parking Covenant Misc. 09 -02, with conditions. III. Background Site Description The project site is generally located at the southeast corner of Sepulveda Boulevard and Imperial Highway. The site is relatively flat, and consists of the majority of the block bounded by Sepulveda Boulevard to the west, Imperial Avenue to the north, Selby Street to the east and Walnut Avenue to the south. The buildings currently located on the project site are identified as Boeing buildings S21, S22, S30 and S31. These buildings were all originally constructed in the late 1950s and early 1960s and have been altered over time to meet the changing needs of the Boeing Company. The exteriors of the four buildings have not been substantially updated for many years. Currently Buildings S21 and S22 contain primarily office uses. Buildings S30 and S31 contain some office uses but 3 4JJ a larger proportion of the two buildings is currently devoted to warehouse and storage. Buildings S30 and S31 are both currently underutilized. The amount of office uses currently housed within the four buildings is greater than the 5,000 square foot general office limit identified in C -3 Zoning, thus the current office uses within the buildings are considered legal non- conforming. Surrounding Land Uses The parcel directly abutting the project site to the northeast is the location of an industrial operation, which repairs and maintains Fed Ex shipping equipment and containers, and is located in the C -3 Zone. Across Sepulveda to the west of the project site are office buildings and street level casual dining restaurants located in the CO Zone. Two office buildings, one of which is occupied by Boeing (S -23) and the other owned by Trammell Crow, are located south of the site in the CO zone. To the east of the project site are Boeing Company occupied buildings in the M -1 Zone that contain a mix of office, research and development and industrial uses. Surrounding land uses are as described in the following table: X110 4 ZI E =01 % " North Imperial Highway (State City of LA - Airport Airside Route 90) and LAX Zoning (LAX — A) Northeast Air freight container General Commercial (C -3) repair facility Boeing buildings S15, S16 and S17; Boeing East parking lots P15, P16 Light Industrial (M -1) and P17 Boeing building S23 and South parking lot P23A; Multi- Corporate Office (CO) tenant office building Multi- tenant office West buildings, ground floor Corporate Office (CO) casual dining X110 4 IV. Analysis Project Description and Land Use The Boeing Company is proposing to change the Zoning and General Plan Designation of the project site in order to bring existing legal non- conforming office uses at the project site into conformance with current City development standards and to facilitate the expansion of office and research and development uses at the site. The project involves the extensive renovations to the existing S21, S22, S30 and S31 buildings on the Boeing owned property. The four buildings will be renovated to facilitate a new mix of uses, which will predominately be offices. Currently the four buildings on the site total 159,743 square feet of development with the uses being evenly distributed between office (77,024 s.f.) and storage (80,165 s.f.), with a small component of manufacturing (2,554 s.f.). The four buildings will also be connected by a three story addition (proposed at 40,791 s.f.). The addition at the middle of the site will change the appearance so that all the buildings will appear integrated into one large building. The exterior treatment of the entire building will be updated and be uniform in appearance. The proposed project would shift the range of uses heavily towards office (164,327 s.f.), with a modest increase in on -site research and development manufacturing (13,904 s.f.) and a significant reduction in storage (20,645 s.f.). The total proposed development analyzed in the application is 205,284 square feet. The project site is 5.89 acres (256,606 s.f.), therefore the total proposed development has a floor area ratio (FAR) of 0.8. The requested change in zoning would reduce the maximum FAR allowed of the site from 1.0 to 0.8. This floor area is the maximum allowed in the requested Corporate Office Zone. In order to complete the most conservative analysis possible the amount of total development reviewed in the environmental analysis is 6,408 square feet greater than the amount of development proposed on the project plans (198,876 s.f.). This approach was taken to ensure that the environmental review would capture potential impacts of the rezoning and General Plan amendment to the fullest extent possible. The project site previously consisted of three parcels. As identified on sheet A100 (Exhibit O) the two existing parking lots in the northwest corner of the project site were each located on a separate parcel. The four buildings were located on one parcel created through a lot line adjustment approved by the City in 2000. As part of processing the current application, Boeing submitted a new lot line adjustment application to consolidate the three existing parcels into one parcel. The Planning 5 and Building Safety Director administratively approved this lot line adjustment on August 6, 2009. The additional topics of shared parking, the landscaping and LEED design of the remodeled buildings and addition, a new monument sign for the City, the partial abandonment of the sewer, and alterations to the Caltrans right of way on Sepulveda are discussed later in this report. General Plan Amendment and Rezoning On December 1, 1992 the City adopted a General Plan for the years 1992 to 2010. In order to provide consistency with the new General Plan, the City adopted substantial amendments the City's zoning regulations on March 9, 1993. The Corporate Office (CO) Zoning District was added the Code and properties along Sepulveda Boulevard were re- designated CO. The project location, on the east side of Sepulveda between Imperial and Walnut, remained in the General Commercial (C -3) Zone even though directly across Sepulveda Boulevard to the west and parcels directly to the south were included in the new CO zoning. Before 1993, office uses were permitted without any floor area limitations in the C -3 Zone. The zone changes adopted in 1993 capped the amount of general office allowed in the C -3 Zone to 5000 square feet per site. This code change limited the Boeing Company's ability to change the mix of uses at the project site. Specifically, the expansion of office uses at the site is not possible under the current C -3 zoning designation because any new office would exceed the amount permitted by current standards. The office uses at the site that existed before the code changes to the C -3 zoning district are considered legal non - conforming. The Boeing Company's current corporate needs are additional office space with related research and development manufacturing space. The Boeing Company would like to provide space for these needs on Boeing owned property and move out of currently leased space. Currently, portions of Buildings S30 and S31 are not in use. This project is an opportunity to consolidate certain units of Boeing's satellite development operations and associated executive offices at the site. The current zoning and general plan designations, with their office -area limitations, are barriers to consolidation effort, which necessitates this application. The proposed General Plan re- designation and re- zoning would result in a range of uses at the project site that would not conflict with the adjacent uses located on neighboring parcels with street frontage on Sepulveda Boulevard. Multi -story general office with ancillary ground floor retail characterizes this portion of Sepulveda Boulevard. Changing the Boeing project site to CO zoning would actually result in a range of uses more 6 �► .� �4� consistent with existing surrounding uses than the current C -3 zoning, a zone oriented towards the provision of retail and other consumer oriented establishments. In addition, the Corporate Office General Plan and Zoning designations are more consistent with the needs of the Boeing Company, a large multinational industrial conglomerate focused on high technology manufacturing. A site with a General Plan and zoning designation oriented towards retail uses does not match the needs of the Boeing Company, the long time owner of the project site or the City's goal of providing a supportive and economically profitable environment to locally based businesses. The requested zone change is not projected to increase the intensity of potential development at the project site. The re- zoning and General Plan re- designation would actually decrease the allowed floor area ratio (FAR) of the site. The FAR will be reduced from 1.0 to 0.8. This 20% reduction in allowable floor area results in a reduction of 51,322 square feet of potential development at the project site. General Plan Consistency If the General Plan Amendment is approved, the land use designation for the project site will be Corporate Office. This designation permits a mix of office and food - serving uses. The designation allows for research and development uses east of Sepulveda Boulevard. The proposed project would be consistent with the General Plan Goals, Policies and Objectives as generally set forth in the draft Resolution. Circulation Element The project is consistent with the General Plan Circulation Element, in that the project has incorporated appropriate conditions of approval to ensure consistency with the policy goals of the General Plan. The potential environmental impacts of the project have been analyzed in a traffic impact analysis produced by Kimley -Horn and Associates in June 2009 as re- analyzed in the Addendum to the Mitigated Negative Declaration (MND) completed in August 2009. The conclusion of the revised analysis is that the project traffic and circulation impacts will not result in any significant impacts. The MND includes a mitigation that the applicant is responsible for paying the City's traffic mitigation fee authorized by Resolution No. 4443. The mitigation fee will help the city in achieving Circulation Element Goal C1, the provision for a safe convenient and cost effective circulation system. The 2004 Circulation Element General Plan Master Plan of Streets designates Selby Street as a secondary arterial with a minimum right of way requirement of 98 feet. The designation of Selby Street as a 7: 4 3 secondary arterial was intended to facilitate the future connection of Lairport Street and Selby Street. Currently Selby Street has 60 foot right of way, a roadway width that adequately serves the current vehicle traffic on this one block street. An expanded right of way will not be necessary unless the Lairport Street and Selby Street connection is completed. In order to ensure compliance with Circulation Element policies, the project is conditioned so that Boeing will grant an irrevocable offer to dedicate nineteen feet of right -of -way on the portion of the project site fronting Selby Street. The City would use this dedicated area to facilitate the Lairport Street extension if this Circulation element goal were to be completed. This irrevocable offer to dedicate will be in effect for a period of 20 years which should allow the City enough time to either pursue this current Circulation Element goal or decide on new Master Plan of Streets policies to incorporate into a future Circulation Element. Currently building S21 is setback approximately 10 feet from the edge of the existing Selby Street right -of -way. Requiring an irrevocable offer to dedicate is a feasible approach given the existence of a building in the minimum required right - of -way area identified in the Master Plan of Streets. This approach is consistent with Circulation Element policy C1 -1.16 to "encourage the widening of substandard streets and alleys to meet City standards wherever feasible." Air Quality Element The analysis contained in the MND for the project found that the proposed development at the site would have a less than significant environmental impact on air quality. As a result the MND does not contain air quality mitigations. However implementation of MND Traffic Mitigation TR -1, which would result in restrictions on turn movements at the Selby Street and Imperial Avenue intersection will improve traffic flow and therefore be consistent with Air Quality Element Goal A07 "Reduce Vehicle Emissions through Traffic Flow Improvements." The project will result in an increase in the amount of gross floor area greater than 25% than the existing floor area at the project site. The increase in floor area at the site results in the project being subject to the requirements of ESMC Chapter 16 (Developer Transportation Demand Management). The project is conditioned to incorporate preferential parking for vanpools /carpools, an HOV loading area and bicycle facilities. The implementation of these measures will provide compliance with the air quality element policy of encouraging reduction in vehicle trips (AQ3 -1.2) and the goal of promotion of non - motorized transportation (AQ4). 8 `f144 ' Zoning Consistency The following chart reflects development standards for the Corporate Office (CO) Zone and those proposed by the applicant based upon the proposed General Plan Amendment and Zone Change. As described below, the project meets Corporate Office (CO) Zone development standards, with the exception of the setbacks on portions of existing structures. The deviations from required setbacks are considered legal non - conforming as permits had previously obtained from the City of El Segundo to legally construct the buildings. 9 ►.�2,} General Offices; Medical - Dental Offices, existing and new; offices; Public uses, including, but Existing legal non - conforming not limited to, Fire and Police Warehousing and Storage; stations, Post Offices and Research and Development Permitted Uses Libraries; Recreational Facilities Manufacturing, existing and (public and private); Research and proposed. Development uses, located east of Sepulveda only; Restaurants and Cafes. Complies. ESMC §15 -5D -2 Minimum Lot Size 10,000 square -foot minimum. 5.89 acres ESMC § 15- 5D -7(B) Complies. Height 200 feet maximum. 50 feet. ESMC 15-6D-7 ('C) Com lies. 25 foot front yard setback required. Imperial Av=idered front Front Setback yard as it is reet ESMC § 15- 5D- 7(D)(1) facing front plies with a setbaet. If side setback adjoins a public On Sepulveda, existing legal street, 25 foot setback. non - conforming setbacks on building S30 (10 feet) and S31 (10 feet). On Selby, existing legal Side Setbacks non- conforming setback on building S21 (10 feet). Interior setbacks - Minimum 15 feet New construction complies. (average of CO and C3 zoning). Existing building S21 legal non - ESMC § 15- 5D- 7(D)(2) conforming 0 setback). 25 foot front yard setback required Building S31 has a legal non - Rear Setback on Walnut Avenue as this parcel conforming 10 foot setback on considered a through lot. Walnut Avenue. ESMC § 15- 5D- 7(D)(1) 9 ►.�2,} 10 � It U Minimum Lot 100 foot requirement. Approximately 1,117 feet. Frontage ESMC § 15- 5D -7(E) Complies. 0.8 FAR (205,284 s.f.) analyzec in environmental document. 0.7; Floor Area Ratio 0.8 maximum FAR (205, 284 s. f.) FAR (198,502 s.f.) proposed or ESMC § 15- 5D -7(F) submitted plan. Complies. Project required to meet City's Project conditioned to meet Transportation Demand relevant provisions of the City's Management (TDM) program TDM Program. Access (ESMC § 15 -16) Provide pedestrian access Project connects all buildings on between buildings. site. ESMC § 15-5D-7(H) Complies. Landscaping: Existing legal non - conforming Purpose of the landscape section parking lots and landscaped is to ensure adequate landscape setback areas exist at the project areas in vehicular use areas, site. Applicant is voluntarily Landscaping setbacks, building perimeter and upgrading the parking lot and property perimeter are provided for setback areas with improved all new development. landscaping in planters. Additionally, new landscaping will ESMC § 15 -5D -8 and §15 -2 -14 be provided at the perimeter of the new construction. Complies. 150 on site spaces provided. Parking Spaces 445 parking spaces are required. 295 additional off —site spaces ESMC §§ 15 -5D -9 and 15- 15 -3(B) located within the Boeing Campus provided. Complies Three 13' by 50' parking spaces Three loading spaces are are required for CO buildings proposed within the parking area. Loading Spaces between 100,001 and 250,000 The project is conditioned so that square feet. the ESMC § 15 -15 -6 loading spaces must meet the 13 by 50 foot dimension requirements. cts which increase floor space The project is conditioned to: Transportation % or more above exis ting Provide a bulletin board with Demand Tby area must meet TDM transportation information; Management ements.. provide preferential parking for carpool ESMC § 15-16-2(C). sot /vanpool, HOV Drop -off and provide bicvcle facilities_ 10 � It U Parking On Site Parkinq Existing curb cuts will continue to be used for the existing parking lots located on Imperial Avenue and Selby Street. The location of the curb cut to the existing parking lot on Walnut Avenue will be slightly adjusted to the west. Some of the existing parking spaces and existing loading spaces in the northern portion of the site will be removed in order to facilitate the building addition. Additional parking spaces will be removed throughout the project site to facilitate additional parking area landscaping. The applicant has indicated code compliant aisle widths and parking stall dimensions in the reconfigured parking areas. A total of 71 parking spaces and three loading spaces will be removed from the site. The total parking available on site will be 149 spaces and a code compliant three loading spaces will be provided. Boeing Campus Parking Plan (Off -Site Parking) The Boeing Company has operated in El Segundo as a multi -site campus for many years. Boeing has regularly reported the availability of parking campus -wide to the City to verify that the campus as a whole meets City parking requirements. This project will participate in this campus -wide pooled parking arrangement. The project will require a total of 432 spaces to meet the requirements for the proposed uses at the site. 283 of these spaces are to be provided at off -site locations considered within the Boeing campus. Currently the campus has ample excess parking above City requirements. After the project is incorporated into the shared parking arrangement a surplus of 446 spaces will be still available campus -wide. In order to formalize the participation of this site into the Boeing Campus parking arrangement an off -site parking covenant (Misc 09 -02) is included in the project application. Landscaping Building and site perimeter landscaping already exists as part of the current development at the project site. While existing landscaping does not meet current code requirements, it is considered a legal non- conforming condition of the site's existing development. The applicant has located landscaping at the perimeter of the building addition and is in compliance with the landscaping requirements for the new construction. In addition, the applicant has added planting areas to the existing vehicular use areas, which brings the project into closer compliance with current ESMC landscaping requirements. Existing planting areas will continue to allow water to infiltrate directly into the site's soil. New landscaping will not infiltrate into the local soil. These planters will be waterproofed and have weep holes to route drainage into the local storm water system. The project is designed in this manner to avoid disturbing the potential underground hazardous materials condition resulting from the prior use of underground storage tanks at the site. Boeing is working with the State Department of Toxic Substances Control to remediate the site and wants to ensure that this project does not conflict with this on -going program. An additional design feature of some of the above ground planters is that they are 'flow through' planters intended to capture redirected site storm -water to: first, serve as irrigation water and second, slow down the amount of water leaving the site during rain events. Architecture and LEED Design The proposed building addition will internally connect the four existing structures on the site. This addition area is 50 feet in height and will contain three levels. The third floor of the addition will contain Boeing Company executive offices, the second floor is devoted to building equipment and the first floor is new office and conference areas. The interiors of the existing four buildings will undergo extensive renovation and conversion to office and research and development uses. All existing buildings and the addition will receive a consistent exterior appearance. The new exterior treatment will be applied over existing masonry on the existing buildings and will give the entire project a clean contemporary appearance as is evident in the submitted project renderings. A new corporate signage program will be subject to sign code verification when submitted for plan check. The project architect is currently working with a sub - consultant that specializes in LEED (Leader in Energy and Environmental Design) to qualify the project for LEED certification. Based on the current potential design elements the project could qualify as high as a 'silver' LEED certification, one step above the basic LEED certification level. Currently the 'silver' level is a target for the project and would involve the incorporation of design elements including: Water efficient landscaping and water use reduction, innovative wastewater technologies, optimization of energy usage by at least 14 %, reuse of existing structures and recycled content, low- emitting construction materials and control of thermal comfort and lighting. City Gateway Monument Sign The applicant has voluntarily proposed to pay for and install a "City of El Segundo" monument sign at the corner of Imperial Avenue and Sepulveda 12 As Boulevard. This monument sign would demarcate the northern gateway into the City at Sepulveda Boulevard and Imperial Avenue. The design of the sign would be similar to the sign installed at the southern gateway into the City at Sepulveda Boulevard and Rosecrans Avenue as part of the Plaza El Segundo project. The project is conditioned so that the applicant will install the sign prior to receiving the Certificate of Occupancy. Sepulveda Boulevard Caltrans right -of -way and underground pipeline easement Along the Sepulveda Boulevard frontage of the project site there are five existing mature Ficus street trees. The roots of these existing trees have caused minor damage to the sidewalk near the tree wells. While Caltrans maintains the Sepulveda right of way, it is within the City of El Segundo's authority to condition appropriate right of way improvements on the proposed project fronting this street. The City's Tree Master Plan does not include Ficus trees as a recommended tree species and under normal circumstances City staff would recommend a condition to replace these existing trees with a species recommended in the Tree Master Plan. However, an existing Chevron pipeline is roughly contiguous with the eastern edge of the Sepulveda right -of -way and a large portion of the root systems for these existing trees are located within the oil pipeline easement area. Planning Staff discussed replacing the trees with Chevron Staff and was informed that if trees are removed from an easement area, Chevron prohibits the installation of replacement trees. Chevron will only allow five - gallon, box -size ground cover to be installed in place of removed trees. Chevron Staff indicated that existing trees are allowed to remain in easement areas. Staff is recommending a project condition that the applicant repair existing sidewalk damage adjacent to the existing street trees. Staff is not recommending a condition to replace the trees. While Ficus trees are not consistent with the Tree Master Plan, the existing mature street trees are a better amenity on this portion of Sepulveda Boulevard than groundcover. Chevron's rights to the easement area may supersede those of the City's Tree Master Plan as the oil pipeline is under Federal jurisdiction per 49 C.F.R. Part 195. Modifying the Existing Sewer Easement The unusual condition of the City sewer line easement running across private property exists at the project site. This City easement is currently located under a portion of Building S30 and continues across the neighboring Fedex container repair facility site to the east before connecting to the sewer line running down Selby Street. It is preferable to have a City sewer line that does not have a private structure built on top of f V 13 it. The project is conditioned so that the applicant is required to modify the City sewer easement and sewer line so that no portion of the building addition is located above the City's sewer easement area. The result will be a shorter City sewer easement area that is located in the side setback area adjacent to the Fedex container repair property. This will ensure that the City has easy ground access to the sewer easement in the future. Applicant had a visual inspection performed the sewer line and submitted that information to the City Public Works Department and is working with the Public Works Department for a partial vacation of the sewer line (See Exhibit M). The project is conditioned so that the new easement area is finalized before the City issues the Certificate of Occupancy. V. Inter- Departmental Comments The project application and plans were circulated for comment. All inter- departmental comments are attached as Exhibit K. Staff has incorporated those comments that are applicable and demonstrate a legal nexus as conditions of approval in the Resolution. VI. Environmental Review The proposed project has been analyzed for its environmental impacts and an Initial Study of Environmental Impacts (Exhibit B) was prepared pursuant to Public Resources Code § 15063 (California Environmental Quality Act). A Mitigated Negative Declaration of Environmental Impacts is proposed for this project pursuant to CEQA §15070. The draft Initial Study and Mitigated Negative Declaration were available for public comment from June 26, 2009 to July 27, 2009. Two letters regarding the Mitigated Negative Declaration were received, one from the Metropolitan Transportation Authority (See Exhibit G) and one from the County of Los Angeles Public Works Department (See Exhibit H). Responses to the two comments have been prepared and are attached (See Exhibit F). The State Office of Planning and Research sent an acknowledgement letter dated July 28, 2009 (See Exhibit 1) that the State Clearinghouse review has been completed and no State agencies submitted comments during the review period. A letter from the California Department of Transportation was received 9 days after the comment period ended (See Exhibit J). A response to this letter is also included in the response to comments (Exhibit F). The draft Initial Study and Mitigated Negative Declaration concluded that no impacts would occur for the following issue areas: Agricultural Resources, Biological Resources and Mineral Resources. The draft Initial Study and Mitigated Negative Declaration concluded that impacts would be less than significant for the following issue areas: Air Quality, Land Use and Planning, Population and Housing, Recreation, and Utilities and 14 230 Service Systems. Several areas of concern were noted as potentially significant if not mitigated. These areas include: Aesthetics, Cultural Resources, Geology and Soils, Hazards and Hazardous Materials, Hydrology and Water Quality, Public Services and Transportation/Traffic. Staff has incorporated Mitigation Measures that reduce the impacts for each of these areas to "Less Than Significant" when mitigated. The Mitigation Measures are incorporated into the Initial Study document as well as included in the attached Mitigation Monitoring & Reporting Program (Exhibit D). A detailed analysis of environmental impacts is provided in the draft Initial Study and Mitigated Negative Declaration of Environmental Impacts. At the conclusion of the public review period, staff identified certain inaccuracies in the Initial Study (IS) that were corrected in the attached corrections and additions section (See Exhibit E). Two of the errors are typographical and are not substantial. The third error was that the project needs a Storm Water Pollution Protection Program (SWPPP). The proposed project does not disturb more than one acre of land and therefore does not require the preparation of a SWPPP. The Water Quality Management Plan mitigation has been removed as this is a component of a SWPPP. The corrections are necessary to clarify the environmental document and ensure the document is as accurate as possible. The corrections are an insignificant modification to the negative declaration and no new significant impacts or increase in impacts will occur. The traffic impact analysis referenced in the IS was prepared in June of 2009. In this traffic impact analysis identified a significant traffic impact at the un- signalized intersection of Imperial Avenue and Selby Street in the morning peak period. During the review period of the draft document it was identified that a signal at this intersection may be an unfeasible mitigation because of the close spacing of this intersection to the Sepulveda Boulevard and Imperial Avenue intersection. The traffic consultant, Kimley Horn and Associates, was asked to examine feasible alternative mitigations at this intersection. Traffic assumptions needed to be revised after careful review of the intersection data again and determining that changes in information were needed regarding the cumulative projects in the project vicinity. When the project was re- analyzed with this revised data and with revised assumptions, it was concluded that background traffic at some of the intersections, including Selby Street and Imperial Avenue, was less than originally identified. An Addendum to the IS was prepared in August of 2009 that presents the revised traffic analysis results. The Addendum identifies that the project's impact at the intersection of Selby Street and Imperial Avenue is less than significant and therefore the originally identified traffic signal mitigation measure at the intersection is not required. Pursuant to CEQA §15073.5 15 �� recirculation of the negative declaration is not required as new information has been added that merely clarifies information and makes an insignificant modification to the negative declaration. VII. Application Findings General Plan Amendment Findinas There are no required findings for a General Plan Amendment. However, an amendment must be internally consistent with the rest of the General Plan. As discussed earlier in the staff report, the proposed Commercial Office General Plan Designation is consistent with the elements of the General Plan. The proposed change in land use designation should also be consistent with the build -out assumptions of the General Plan, including the updated Circulation Element, in that the allowable floor area at the site will be reduced under the proposed land use designation. Zone Change Findings The amendments chapter of the ESMC requires the Planning Commission to make the findings that, in the opinion of the Planning Commission, approval of the proposed Zone Change will carry out the general purpose of Title 15 — Zoning Regulations (ESMC §15- 26 -3B). The purpose section of Title 15 — Zoning Regulations states that "This Title is the primary tool for implementing the goals, objectives and policies of the El Segundo General Plan" (ESMC §15 -1 -1). Staff is recommending the Planning Commission recommend approval of the Zone change to the City Council because the project is consistent with the general purpose of Title 15 — Zoning Regulations, as set forth in the draft Resolution. VII. Conclusion Based on the analysis contained in this report, staff recommend$ that the Commission adopt Resolution No. 2662 recommending to the City Council to approve the Mitigated Negative Declaration of Environmental Impacts and the Addendum for Environmental Assessment No. 819, General Plan Amendment No. 08 -02, Zone Change No. 08 -01, and Miscellaneous File No. 09 -02 for off -site parking, subject to the conditions contained therein. IX. Exhibits A. Draft Planning Commission Resolution No. 2662 and attachments B. Draft Initial Study and Mitigated Negative Declaration (MND) (distributed under separate cover) 16 252 C. Addendum to the Draft Initial Study and MND D. Mitigation Monitoring & Reporting Program (MMRP) E. Draft MND Corrections and Additions F. Response to Comments G. Metropolitan Transportation Authority letter dated July 22, 2009 H. County of Los Angeles Public Works letter dated July 28, 2009 I. State Office of Planning and Research letter dated July 28, 2009 J. California Department of Transportation letter dated August 4, 2009 K. Interdepartmental Comments L. Lot Line Adjustment 08 -07 letter of approval, dated August 6, 2009 M. Proposed Sewer Easement Vacation Diagram N. Applications O. Site Plan and Renderings Prepared by: Masa Alkire, AICP, Principal Planner Kimberly Chrissen, AICP, Planning Manager Planning and ; uilding Safety Department Greg Cyoenter,1pirector Plannio and Building Safety Department PAPlanning & Building Safety \PROJECTS \800 - 825 \EA 819 \EA 819 PC report 8.13.09 17 253