5.      HOUSING OPPORTUNITIES

 

 

This section of the Housing Element evaluates the potential additional residential development which could occur in El Segundo, and discusses opportunities for energy conservation in residential development.

 

 

A.               AVAILABILITY OF SITES FOR HOUSING

 

 

An important component of the El Segundo Housing Element is the identification of sites for future housing development, and evaluation of the adequacy of these sites in fulfilling the City’s share of regional housing needs. 

 

Since completion of the residential sites inventory conducted as part of the City’s 1992 Housing Element, the City has purchased a land use database from the County Assessor’s Office which includes information on parcel size and existing land use, including number of residential units, for every parcel in the City.  This database can now be evaluated using the City’s GIS (Geographic Information System) and cross tabulated with residential zoning to assess growth potential on every vacant and underutilized residential parcel in the City.  Table 26 presents the results of this residential sites analysis.  As illustrated in this table, only 4.1 acres (17 parcels) of vacant residential land remain in El Segundo, and can accommodate a total of 44 new units.

 

Underutilized residential properties represent the area of greatest growth potential in the City, and R-3 properties in particular.  The following methodology was used to quantify potential new units on underutilized multi-family properties.  Using the City’s GIS, the analysis assigned a divisor to R-2 and R-3 zones based on allowable density, calculated the allowable units based on parcel size, and then calculated the number of potential net new units based upon the difference between existing and allowable units.  In order to give a more realistic assessment of those parcels where land economics are most likely to support recycling, only those parcels where at least a doubling of the existing unit count could be achieved under zoning were included in the residential sites inventory in Table 26.   As illustrated in this table, a total of six acres of R-2 zoned property (32 parcels) and 21.9 acres of R-3 zoned property (82 parcels) are developed at densities well below those permitted under zoning. Buildout of these properties to their maximum densities could result in a net increase in 32 units in R-2 areas at densities up to 12 units per acre, and 403 units in R-3 areas at densities up to 18 or 27 units per acre, depending on parcel size.

 

In addition to development on underutilized residential parcels, the City has designated two significant non-residential parcels/areas for future housing use.  These properties are accounted for under Recyclable Acres in Table 26, and are described below.

 

The El Segundo General Plan designates the 5.7 acre former Imperial School site as Planned Residential Development, the only location of this land use district in the City.  This mixed density residential designation is intended to encourage design flexibility and provide transitional densities and uses compatible with the surrounding residential neighborhood. The General Plan permits a maximum of 29 single-family detached and 36 multi-family dwelling units on this site.   

 

The City has adopted a Specific Plan for the area known as Smoky Hollow located north of the Chevron Refinery which permits primarily light industrial uses.  The Plan does designate a total of 14 acres currently developed with light industrial use for transition to medium density residential (18 du/acre).  Since adoption of the Specific Plan, one residential project known as Grand Tropez has been developed providing 88 units.  Additionally, two other developments, a 28 unit and a 26 unit, condominium projects have been approved immediately to the east of Grand Tropez. The remaining 6.8 acres, which could be developed at 18 units/acre, could provide for an additional 122 units in Smoky Hollow. Existing infrastructure which serves the existing light industrial uses within the Smoky Hollow Specific Plan would be adequate to serve the future residential uses.

 

In addition to the properties that are zoned for residential use in the City, there are several commercial and industrial zones that could accommodate accessory residential uses, in a mixed-use environment.  The Downtown Commercial (C-RS) and the Neighborhood Commercial (C-2) Zones allow one dwelling unit per parcel, or 10 dwelling units per acre, above ground floor commercial uses.  Currently there are 8.8 acres of C-RS zoned property with 18 units and the C-2 Zone has 7.1 acres and 85 dwelling units.  The Small Business (SB) and Medium Manufacturing (MM) zones, located within the Smoky Hollow Specific Plan area, also allow one “caretaker” unit per lot with a maximum size of 500 square feet per unit.  Currently there are several existing caretaker units in the Smoky Hollow area.  These zones have the potential to provide new residential units.  These new units could provide affordable rental housing opportunities, particularly in the SB and MM Zones due to the limited unit size and restriction to use by a caretaker only. Additionally, the City’s Zoning Code allows the opportunity for 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.

 

As indicated previously in Table 21, El Segundo's draft regional housing growth needs for the 1998-2005 planning period have been determined by SCAG to be 78 housing units, including 14 very low, 11 low, 16 moderate, and 37 upper income units. The City’s residential sites analysis indicates potential for 419 net new units in the City based on existing zoning and General Plan designations.  The majority of these units are provided at densities of 18 units and acre and above, thereby reducing per units development costs to levels affordable to low income households for rental housing and moderate income households for ownership housing.     

Table 26

City of El Segundo

Residential Development Potential

 

Land Use Designation	Vacant Acres	Underutilized Acres	Recyclable Acres	Net Potential New Units
R-1 - Low Density (8 du/ac)	1.3			10
R-2 - Medium Density (12 du/ac)	0.2	6.0		33
R-3 - High Density (18 du/ac,27 du/ac)	2.6	8.2		189
Planned Residential (29 SFR/36 MFR)			5.7	65
Medium Density Residential (MDR) - (18 du/ac, 27 du/ac)			6.8	122
Total	4.1	14.2	12.5	419 units

 

Source:  City of El Segundo 1999 GIS Database.  Tabulated by Cotton/Beland/Associates.

Parcels under 15,000 sq. ft. are permitted at densities up to 27 du/acre.  Parcels over 15,000 sq. ft. are limited to 18 du/acre.

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. 

 

 

In turn, the home building industry must comply with these standards while localities are responsible for enforcing the energy conservation regulations.  Some additional opportunities for energy conservation include various passive design techniques.  Among the range of techniques that could be used for purposes of reducing energy consumption are the following:

 

·Locating the structure on the northern portion of the sunniest portion of the site;

 

·Designing the structure to admit the maximum amount of sunlight into the building and to reduce exposure to extreme weather conditions;

 

·Locating indoor areas of maximum usage along the south face of the building and placing corridors, closets, laundry rooms, power core, and garages along the north face to the building to serve as a buffer between heated spaces and the colder north face;

 

In addition to energy-conserving design, local utilities offer the following energy conservation assistance programs to El Segundo residents:

 

 

 

 

 

 

 

Southern California Edison Customer Assistance Program

 

Southern California Edison (SCE) offers a variety of energy conservation services under Customer Assistance Programs (CAP).  These services are designed to help low-income households, senior citizens, permanently disabled, and non-English speaking customers control their energy use.  All CAP participants must meet the federally-established income guidelines.  Most services are available free of charge.

 

Southern California Gas Company Involvement Program

 

The Southern California Gas Company offers an energy conservation service known as the Community Involvement Program (CIP).  This service provides weatherization for the homes or apartments of low-income families, provided they meet the federally-established income guidelines.  These services are provided to the low-income families free of charge while later being reimbursed by the Gas Company.