6.      HOUSING PLAN

 

 

Sections 2 through 5 of the Housing Element establish the housing needs, opportunities and constraints in the City of El Segundo.  The Housing Plan presented in this section sets forth the City's goals, policies, and programs to address El Segundo’s identified housing needs.

 

 

A.    GOALS AND POLICIES

 

 

This section of the Housing Element contains the goals and policies the City of El Segundo intends to implement to address a number of important housing‑related issues.  With a very limited supply of land and limited public funding sources, El Segundo’s housing objectives are primarily to protect and preserve its existing housing stock.  In addition to the small amount of new construction anticipated on presently underdeveloped residential land, the City will also provide an opportunity for private development of new units within the Smoky Hollow Mixed-Use district, on the Imperial School site, and in the Downtown and Neighborhood Commercial Zones.

 

The following five major issue areas are addressed by the goals and policies of this Element. Each issue area and the supporting goals and policies are identified and discussed in the following section.

 

·            Conserving and improving the condition of the existing stock of affordable housing;

 

·            Assisting in the development of affordable housing;

 

·            Providing adequate sites to achieve a diversity of housing;

 

·            Removing governmental constraints, as necessary; and

 

·            Promoting equal housing opportunity.

 

 

 

Conserving Existing Affordable Housing Stock

 

According to the 1990 Census, about 68 percent of El Segundo's housing units are more than 30 years old, the age at which a housing unit will typically begin to require major repairs. This represents a significant proportion of the City's housing stock, and indicates that programs which assist with preventive maintenance may be necessary to avoid housing deterioration.

 

GOAL 1: Preserve and protect the existing housing stock by encouraging the  rehabilitation of deteriorating dwelling units and the conservation of the currently sound housing stock.

Policy 1.1:  Continue to promote the use of rehabilitation assistance programs to encourage property owners to rehabilitate owner-occupied and rental housing where feasible.

 

Policy 1.2:  Encourage investment of  public and private resources to foster neighborhood improvement.

 

Policy 1.3: Encourage the maintenance of sound owner-occupied and renter-occupied housing.

 

Policy 1.4: Continue to promote sound attenuation improvements to the existing housing stock.

 

 

Assisting in the Development of Affordable Housing

 

There is a range of household types in El Segundo that need housing to fit their particular circumstances.  For example, about 35 percent of the population is between the ages of 25 and 44.  This may indicate a need for affordable homeownership opportunities.  The City seeks to expand the range of housing opportunities, including those for low- and moderate income first-time homebuyers, senior citizens on fixed incomes, very low-, low-, and moderate-income residents, the disabled, military personnel, and the homeless.

 

GOAL 2: Provide sufficient new, affordable housing opportunities in the City to meet the needs of groups with special requirements, including the needs of lower and moderate income households.

 

Policy 2.1:  Provide regulations, as required by State law, to facilitate additional senior housing and develop programs to serve related special needs.

 

Policy 2.2:  Facilitate the creation of affordable home ownership opportunities for low and moderate income households.

 

Policy 2.3: Provide an allowance in the City’s Zoning Ordinance, as required by State law, to permit transitional housing facilities in multi-family residential zones and emergency shelters in commercial zones.

 

Policy 2.4: Provide funding for the development of plans for a Community Center to provide expanded and consolidated services for seniors and large families.

 

 

Providing Adequate Sites

 

As described in the Constraints section of the Housing Element, historically, less than 25 percent 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.  A total of 335 acres are designated residential/commercial mixed use in El Segundo. Limited land resources thus restrict the amount of residential development that could occur in the City.

 

GOAL 3:  Provide opportunities for new housing construction in a variety of locations and a variety of densities in accordance with the land use designations and policies in the Land Use Element.

 

Policy 3.1: Provide for the construction of 78 new housing units during the 2000-2005 planning period in order to meet the goals of the Regional Housing Needs Assessment (RHNA). 

 

Policy 3.2: Allow property designated for multi-family use which currently contains single-family development to be recycled for multi-family residential development.

 

Policy 3.3:  Permit vacant and underdeveloped property designated as residential to develop with a diversity of types, price and tenure.

 

Policy 3.4: Encourage new housing to be developed within the Smoky Hollow Mixed-Use  district, and on the Imperial School site.

 

Policy 3.5: Continue to permit a second dwelling on selected single-family lots when such lots abut higher intensity land use designations.

 

Policy 3.6: Continue to permit a second dwelling on the front of select single-family lots which have a small older dwelling at the rear of the lot.

 

Policy 3.7: Continue to permit a third and fourth dwelling on selected two-family lots when such lots abut higher intensity land use designations.

 

 

Removing Governmental Constraints

 

In addition to the private sector, actions by City and other governmental regulations can have an impact on the price and availability of housing.  Land use controls, site improvement requirements, building codes, fees, and other local programs intended to improve the overall quality of housing may serve as a constraint to housing development.

 

 

GOAL 4: Remove governmental constraints on housing development.

 

Policy 4.1: Continue to allow second units, condominium conversions, caretaker units and second floor residential use in commercial zones as specified in the City’s zoning ordinance.

 

Policy 4.2: Continue to allow factory-produced housing according to the City’s zoning ordinance.

 

Policy 4.3: Facilitate timely development processing for residential construction projects and expedite project review process.

 

Policy 4.4: Facilitate provision of infrastructure to accommodate residential development.

 

 

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 5.1: Disseminate and provide information on fair housing laws and practices to the community.

 

Policy 5.2:  Promote governmental efforts to provide equal opportunity housing for existing and projected demands in El Segundo.

 

Policy 5.3:  Monitor the 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.

B.                EVALUATION OF ACCOMPLISHMENTS UNDER ADOPTED HOUSING ELEMENT

 

 

State Housing Element law requires communities to assess the achievements under adopted housing programs as part of the five year update to their housing elements.  These results should be quantified where possible (e.g. the number of units that were rehabilitated), but may be qualitative where necessary (e.g. mitigation of governmental constraints).  These results then need to be compared with what was projected or planned in the earlier element. Where significant shortfalls exist between what was planned and what was achieved, the reasons for such differences must be discussed.

 

The El Segundo 1992 Housing Element contains a series of housing programs with related quantified objectives for the following topic areas: Fair Housing Opportunities; Groups with Special Needs; Preservation of Existing Housing Stock; New Housing Opportunities; and Resource Conservation.  The following section reviews the progress in implementation of these programs, and the continued appropriateness of identified programs.  The results of this analysis will provide the basis for developing the comprehensive housing program strategy presented in the final section of this Housing Element.

 

 

GOAL H1:  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 H1-1 (Fair Housing):  Disseminate and provide information on fair housing laws and practices to the community.

 

Program H1-1A.  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 H1-1B.  The City will implement a program of referrals to the appropriate agencies for complaints on fair housing issues.  These complaints will be monitored by the referral agency (Planning Division) as to the status of the complaint and will direct any action, if required, to the appropriate local, state, or federal agencies for further actions.

 

Progress to Date:  The City has made information available as requests are received through a referral program that utilizes the services provided by the Westside Fair Housing Council.  This program is funded through the City’s General Fund.

 

Program H1-1C (Low Income Referrals): The City will assure that information on the availability of assisted, or below-market housing is made available to all lower income and special needs groups.

 

Progress to Date:  The City continues to refer requests for information on availability to the Los Angeles County Community Development Commission or the Los Angeles Housing Authority.  The City refers low-income seniors to the Park Vista senior housing development located in El Segundo.

 

 

GOAL H2:  GROUPS WITH SPECIAL NEEDS

 

Provide sufficient new, affordable housing opportunities in the City to meet the needs of groups with special requirements, including the needs of current military lower and moderate income households.

 

Objective H2-1 (Military):  Provide funding through a Joint Powers Authority to subsidize market rents for military personnel employed at the Air Force Base in El Segundo.

 

Program H2-1A.  The City shall provide a maximum of $50,000 per year for a 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 employees work at the U.S. Air Force base in the City of El Segundo.  Currently, there are 574 units provided at Fort MacArthur in San Pedro for all ranks of air force military personnel and their families.  These units include two, three and four bedroom units.  Another 71 units are currently under construction at Fort MacArthur.  In addition, there are 52 single occupancy units available in three dormitories.  There are also leased units available for enlisted personnel located throughout Los Angeles County. All military personnel are required to check with the Housing Referral office at Fort MacArthur before searching for off-base housing. 

 

 

Objective H2-2 (Senior/Elderly):  Provide regulations to facilitate additional senior housing.

 

Program H2-2A.  Establish Senior Citizens’ housing regulations that conform to the provisions of Government Code Section 65913.4 and 65915 (density bonus).  Establish standards for location, parking, safety, recreation facilities, medical care, and other aspects of senior-orientated housing.  Consider requiring all senior citizen projects to be approved under Conditional Use Permit.  Establish appropriate monitoring and reporting procedures to assure compliance with approved project conditions.

 

Progress to Date:  The City’s Zoning Ordinance has been revised to provide for senior housing in  the Multi-family Residential (R-3) zone through a CUP process, and 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-2-3.1A.  The City will monitor and evaluate local lending institutions’ compliance with the CRA.  Lending institutions which are deficient in meeting CRA lending responsibilities in areas such as multi-family construction and lending for affordable housing will be identified.  The City will explore means to encourage greater lending activities in El Segundo.

 

Progress to Date: The City itself has not monitored and evaluated compliance with the Community Reinvestment Act.  However, under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information on the disposition of loan applications and the income, gender, and race of loan applicants. 

 

Objective H2-4 (Housing Element/Annual Report):  Ensure that the Housing Element retains its viability and usefulness through annual amendments, review, and monitoring.

 

Program H2-4A.  To retain the Housing Element as a viable policy document, the Planning Division will undertake an annual review of the Housing Element and schedule an amendment, if required.  Staff will also develop a monitoring program and report to the City Council annually on the progress and effectiveness of the housing programs.  This monitoring program will be in conjunction with new State of California requirements regarding annual reports.

 

Progress to Date: The City is currently updating its Housing Element for the 2000-2005 cycle.  State law requires that the City report annually to the City Council on the progress of its housing programs, and forward this report to the Department of Housing and Community Development (HCD).

 

 

GOAL H3:  PRESERVATION OF EXISTING HOUSING STOCK

 

Preserve and protect the existing housing stock with special attention to housing located in the City’s older neighborhoods.

 

Objective H3-1 (Neighborhood Improvement):  Assist in the creation of a Neighborhood Improvement Program to provide local resident input and participation into neighborhood preservation and improvement programs.

 

Program H3-1A.  Assist residents, especially in older neighborhoods, in the creation of a Neighborhood Improvement Program under which the City staff would: 1) promote organizations directed at fostering neighborhood pride and improvement; and 2) provide information on funding resources.  Activities might include housing rehabilitation and repair, infrastructure maintenance and repair, weed abatement, abatement of code violations, neighborhood pride and awareness activities, charitable activities, and information outreach, among others.

 

Progress to Date: Although El Segundo has not established a formal Neighborhood Improvement Program, CDBG funds are utilized to support the City’s Minor Home Repair program.  In addition, inspectors from the City’s Building Safety Division conduct a quarterly windshield survey to identify structures that are in disrepair or have other code violations.  The Minor Home Repair and Code Compliance Inspection programs help identify structures in need of maintenance and repair as well as homeowners who may be eligible for assistance.  Department staff for the Code Compliance program provide referrals to the Minor Home Repair program. Additionally, the Fire Department conducts an annual weed abatement program.

 

 

Objective H3-2 (Noise Mitigation):  To improve the quality of living within the City of El Segundo by promoting sound attenuation improvements to the existing housing stock.

 

Program H3-2A.  The City shall purchase and renovate an existing home, utilizing all modern sound attenuation devices.  This home will serve as a model to citizens to illustrate the appearance and effectiveness of the sound attenuation devices.  This program is primarily funded by the Federal Aviation Administration - FAA Part 150 Grant, Los Angeles Board of Airports.

 

Progress to Date:  The City purchased and renovated a home which has served as a model for the sound attenuation process.

 

Program H3-2B.  The City shall request funding from the FAA to renovate 707 existing homes with modern sound attenuation devices to reduce interior dBA ranges to acceptable levels.

 

Progress to Date: Through grants provided by the FAA’s Residential Sound Insulation program, the City has renovated 122 homes to date with sound attenuation devices.  The FAA supports 80 percent of the cost to insulate the residence, with the remaining 20 percent provided by the homeowner.  For income-eligible homeowners, CDBG funds can be provided through the Residential Sound Insulation Program to pay the owner’s 20 percent share of the cost.

 

 

Objective H3-3 (Condominium Conversion):  Develop and implement a program to enforce the Condominium Conversion Ordinance and create a program to monitor conversions to condominium of those rental apartments which house primarily low and moderate income households and limit those conversions that reduce the supply of affordable housing for those income ranges.

 

Program H3-3.1A.  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 H3-4A.  The City shall develop and implement a program in which it will periodically collect information on the factors affecting supply and demand of existing rental stock within the City.  This information will be used in analysis of rental housing to be contained in the annual Housing Element Report.

 

Progress to Date: The City maintains a current inventory of the physical conditions of existing rental stock through its Code Compliance Inspection program. As confirmed through the Needs Assessment of this Housing Element, the rental rates in El Segundo are reasonable compared to other nearby coastal communities, and the City has a stable rental market.  Therefore, it is not necessary to include a program for analysis of the rental market in the current Housing Element.

 

 

Objective H3-5 (Rehabilitation):  Identify and rehabilitate substandard and deteriorating housing.

 

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 and/or deteriorating.  Identified structures will be reported to the Planning Division for assistance under the City’s rehabilitation and assistance programs.

 

Progress to Date:  As described previously, the City has a quarterly Code Compliance Inspection Program which identifies structures that may be in violation of code due to lack of property maintenance, including poor landscape maintenance, buildings in disrepair, peeling paint and abandoned buildings.  These cases are referred to the Code Compliance program and the Minor Home Repair program (as appropriate), under which the property owner may be eligible for a zero interest deferred loan payable when the property changes ownership.  This program is supported by CDBG funds.

 

Objective H3-6 (Rehabilitation Incentives):  Provide incentives for the rehabilitation and preservation of deteriorating rental units which house lower income residents.

 

Program H3-6A.  The City will develop and implement a program to provide processing incentives for the owners of lower income rental stock in need of rehabilitation and preservation.  These incentives will include, but not be limited to, the waiving or reduction of planning and building fees and priority processing.

 

Progress to Date: The City’s programs and limited funding have been focused on the maintenance and rehabilitation of owner occupied residences.  In the future the existing programs described below may be modified to accommodate rental units.

 

         

Objective H3-7 (Rehabilitation-Homeowners):  Provide rehabilitation assistance, loan subsidies, and loan rebates for lower income households, persons of special needs, and senior homeowners, to preserve and rehabilitate deteriorating homes.

 

Program H3-7.1A.  The City will develop and implement a homeowner rehabilitation program targeted to lower income, special needs (handicapped, low income large-family, etc.), and senior households that will consist of financial and processing incentives, such as low interest and deferred repayment loans, loan rebates, and priority processing.

 

Progress to Date: The City provides deferred zero interest loans due at change of ownership up to $7,500 for low income property owners in order to make repairs.  In addition, grants of up to $1,500 are available to make handicapped related improvements.  Grants of up to $8,000 are provided for sound insulation.  The CDBG Minor Home Repair and Residential Sound Insulation Programs provide the funding for these programs.  Approximately 30 loans have been financed to date.

 

 

GOAL H4:  NEW HOUSING OPPORTUNITIES

 

To provide opportunities for new housing construction in a variety of locations and a variety of densities.

 

Objective H4-1:  Permit vacant and underdeveloped property designated as residential to develop with a diversity of types, price, and tenure.

 

Program H4-1.1:  New housing development in existing and potential residential zones will be achieved through private sector efforts.  New development will be achieved through the auspices of State Planning Law and the City’s General Plan and Municipal Code.  Although there is no special program for this overall objective, it is recognized that achievement of 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 City of El Segundo.

 

 

 

Progress to Date: The City’s Regional Housing Growth needs (RHNA) from the prior planning period were for 1,112 units, including 156 very-low income, 171 low income, 224 moderate income, and 561 upper income units.  Like other cities in Southern California, El Segundo was hit hard by the recession in the early 1990's and has only recently recovered.  During the 1989-1999 period, a total of 149 units have been developed or are under construction in El Segundo.  These include 71 single family homes, 56 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 ordinance provides for a second dwelling unit on a single-family zoned lot that has a side lot line that immediately abuts a lot zoned for the following:

 

1.   R-3, Multi-Family Residential;

2.   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 new and redeveloped housing which conserves natural resources, in particular, energy, and water.

 

Objective H5-1 (Energy Conservation):  Promote energy conservation in new housing development.

 

Program H5-1A.  The City will continue to implement energy conservation measures in new housing development through State Building Code, Title 24 Regulations, and solar orientation of major subdivisions through Title 19 and 20 of the Municipal Code.

 

Progress to Date: The City complies with all regulations as set forth by State law, and all new development will be in accordance with these energy conservation measures.  

 

Objective H5-2 (Water Conservation):  Promote resource conservation including water conservation in new housing development.

 

Program H5-2A.  New housing construction developed under a water emergency may be required to develop strict conservation guidelines, including, but not limited to, mandatory installation of low-flush and low-flow bathroom and kitchen fixtures, drought-tolerant landscaping or modification of landscaping requirements until the water emergency is lifted, and requiring the use of reclaimed water in all construction grading projects.  Any such actions shall be in accord with policies adopted by the City in response to declared emergencies.

 

Progress to Date:  The City has not been subject to a water emergency since the last housing element was prepared.  In the event that a water emergency is declared, the City would follow the water conservation guidelines specified.  This would include adhering to the City’s water conserving landscape ordinance and guidelines.  

 

C.  HOUSING PROGRAMS

 

 

The goals and policies contained in the Housing Element address El Segundo’s identified housing needs and are implemented through a series of housing programs.  Housing programs define the specific actions the City will take to achieve specific goals and policies.

 

The City of El Segundo’s overall housing program strategy for addressing its housing needs has been defined according to the following issue areas: 

 

 

·          Conserving and improving the condition of the existing stock of affordable housing;

 

·          Assisting in the development of affordable housing;

 

·          Providing adequate sites to achieve a diversity of housing;

 

·          Removing governmental constraints, as necessary; and

 

·          Promoting equal housing opportunity

 

 

 

 

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 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. .

 

 

1.  Home Rehabilitation Loan Programs

 

The goal of these programs are to offer residents an opportunity to live in a safe and sanitary environment, by offering rehabilitation assistance to lower income single family households. These programs include a grant program for handicapped improvements, and zero interest loans for single- and multi-family rehabilitation.

  

1a. 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 $7,500 for low-income property owners.  In addition, grants of up $1,500 are available to make handicapped related improvements.

 

Five Year Goal:  Provide assistance to  six households annually, and advertise program availability through brochures, placement on the City’s website, and in conjunction with the City’s Code Compliance program.

 

1b. 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 $6,000 for condominiums, for low-income property 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.

 

1c.  Countywide HOME Rental Rehabilitation Loan Program

 

As a participating city in the Urban County program, El Segundo is eligible to participate in the County’s Rental Rehabilitation Loan Program. This program provides financial 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 Goal:  Advertise program availability through placement of program brochures at the public counter, on the City’s website, and in conjunction with the Code Compliance program.

 

2.  Code Compliance Inspection Program

 

The Building Safety Division of El Segundo conducts quarterly code compliance inspections to monitor housing conditions throughout the City.  This allows for early detection and prevention of deterioration in neighborhoods and helps to eliminate deteriorated property conditions in residential areas.  Residents cited for code violations are informed of rehabilitation assistance available through the City and County.

 

Five Year Goal:  Continue quarterly code compliance inspections.

 

 

Assist in Production of Affordable Housing 

 

The Housing Element proposes several first-time homebuyer programs aimed at moving renters into homeownership and promoting neighborhood stability.  In addition, new construction is a major source of housing for prospective homeowners and renters.  However, the cost of new construction is substantially greater than other program categories.  Incentive programs, such as density bonus, offer a cost effective means of supporting affordable housing development.  The City can take advantage of several programs offered through the County that provide funding support for the development of affordable housing.

 

 

3.      First-Time Homebuyer Programs

 

While single-family housing comprises the dominant housing type in El Segundo, the City has become a predominant renter community.  Homeownership prices are well above levels affordable to low and most moderate income households.  The goal of these programs is to increase homeownership in the community by providing mortgage and downpayment assistance to the City’s low and moderate income renters.

 

3a.  Countywide Affordable Homeownership Program (HOP)

 

The County offers a first-time homebuyer program for low-income households (at or below 80% MFI), including qualified El Segundo residents.  The program provides loans secured by a second deed of trust which homebuyers may use to pay their downpayment and closing costs.  Where appropriate, this program can be used in conjunction with new construction of ownership housing, as well as the Mortgage Credit Certificate (MCC) Program. 

 

Five Year Goal:  Advertise program availability through placement of program brochures at the public counter, on the City’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 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.  To initiate this program, a joint powers authority from participating governments needs to be created to issue tax exempt bonds to buy homes for lease-purchase.  The bonds are fully insured by the private sector.  Eligible housing stock may be new or existing single-family homes or condominiums, and must be owner-occupied.

 

Under this lease/purchase program, the lease/purchasers must contribute the first month’s rent plus an initial fee equal to 1% of a home’s purchase price.  The joint powers authority will put 3% down on each home.  The lease/purchasers will then make monthly payments roughly equivalent to mortgage payments. After three years of leasing the property, the lease/purchasers can purchase the homes by assuming the mortgages.  The joint powers authority will also pay closing costs which will be discounted by the lenders and escrow companies participating in the program.

 

Five Year Goal:  Contact the California Communities Home Ownership Alliance (CCHOA), and Pacific Finance Agency to pursue participation in a Lease-to-Own program.

 

 

3c.  Mortgage Credit Certificate (MCC)

 

As a means of further leveraging homeownership assistance, the City can participate with the County in implementation of a Mortgage Credit Certificate Program.  An MCC is a certificate awarded by the CDC authorizing the holder to take a federal income tax credit. A qualified applicant who is awarded an MCC may take an annual credit against federal income taxes of up to twenty percent of the annual interest paid on the applicant's mortgage. This allows more available income to qualify for a mortgage loan and to make the monthly mortgage payments.  The value of the MCC must be taken into consideration by the mortgage lender in underwriting the loan and may be used to adjust the borrower's federal income tax withholding. 

 

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 partnership that includes the Southern California Association of Governments.  The program rewards homebuyers for purchasing homes within neighborhoods that reduce the need for a car, by allowing them to qualify for up to $50,000 more when applying for a home loan.  These “location efficient” neighborhoods are those in urban communities that are well served by public transit and where destinations are located close together so that residents can walk or bike instead of driving.  The homebuyers’ savings in reduced annual vehicle expenses are then counted as available income when lenders calculate the loan amount that a borrower can qualify for.  Local lenders have been trained on how to originate the loan.  The residential area west of Sheldon Street in El Segundo is identified as an area where potential  home purchasers are eligible to apply for an LEM.

 

Five Year Goal:  Promote use of the LEM program through the City’s newsletter, flyers and website, and direct contact with local realtors and lenders.

 

 

Providing Adequate Sites

 

A key element in satisfying the housing needs of all segments of the community is the provision of adequate sites for all types, sizes and prices of housing.  Both the general plan and zoning ordinance dictate where housing may be located, thereby affecting the supply of land available for housing.  The Housing Element is required to demonstrate the provision of adequate sites under General Plan and zoning to address the City’s share of regional housing needs (RHNA), identified as 78 units for El Segundo, including 14 very low income, 11 low income, 16 moderate income, and 37 upper income units. 

 

 

4.  Land Use Element

 

The residential sites analysis completed for the Housing Element indicates the City can accommodate just over 400 additional dwelling units under existing General Plan and Zoning designations.  Close to half of these units are located within the Smoky Hollow Specific Plan Medium Density Residential Overlay District (122 units) and on the Imperial School site (65 units), which would require removal of existing uses prior to development. Only 4.1 acres of vacant residential land remain in the City.

 

Residential uses are also permitted as accessory uses in several of the commercial and industrial zones. The Neighborhood Commercial (C-2), Small Business (SB), and Medium Manufacturing (MM) Zones all allow one residential unit per lot.  The SB and MM Zones are limited to one “caretaker” unit per lot with a maximum size of 500 square feet per unit.  These zones have the potential to provide new residential units, which could provide affordable housing opportunities due to their limited size and restriction as for use by a caretaker on the property.  Additionally, the City’s Zoning Code allows the opportunity for joint use, off-site, uncovered and tandem parking which allows more flexibility for new development of residential units, particularly on sites that also have commercial or industrial uses.

 

Five Year Goal:  Continue to provide adequate sites through General Plan and zoning to accommodate the City’s share of regional housing needs.

 

 

5.  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.

 

Five Year Goal:  In order to bring the sites and funding together as a package before the development community, the City will conduct a Developer’s Workshop to discuss residential development opportunities, available funding sources and local incentives for affordable housing development.

 

 

6.      Sites for Transitional Housing/Homeless Shelters

 

The City’s Zoning Ordinance does not explicitly allow for homeless facilities in El Segundo. The City will modify its zoning ordinance to permit transitional housing in appropriate residential zones and emergency housing in commercial and industrial zones, all subject to approval of a Conditional Use Permit (CUP). 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. 

 

Five Year Goal:  Amend the Zoning Ordinance to reflect provisions for emergency shelters and transitional housing by the year 2002.

 

 

Removing Governmental and Other Constraints

 

Like all jurisdictions in California, El Segundo has governmental regulations that affect housing development.  These include the charging of permit processing and development fees, adoption of the Uniform Building Code, and the establishing of processing times for tentative tract maps, and conditional use permits or variances.  Under present State law, the El Segundo Housing Element must address, and where legally possible, remove governmental constraints affecting the maintenance, improvement, and development of housing.  The following programs are designed to lessen governmental constraints on housing development.

 

 

7.  Density Bonus/Development Incentives Ordinance

 

Pursuant to State density bonus law, if a developer allocates at least 20 percent of the units in a housing project to lower income households, 10 percent for very low income households, or at least 50 percent for "qualifying residents" (e.g. seniors), the City must either: a) grant a density bonus of 25 percent, along with one additional regulatory concession to ensure that the housing development will be produced at reduced cost, or b) provide other incentives of equivalent financial value based upon the land cost per dwelling unit.  The developer shall agree to and the City shall ensure continued affordability of all lower income density bonus units for a minimum 30-year period.

 

The City will adopt a 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 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 Goal:  Adopt a local density 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 City’s newsletter and website. The City will also conduct a “Developer’s Workshop” to present information on available residential sites, funding sources, and regulatory incentives under the Development Incentives Ordinance.

 

 

8.  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.  In addition, the City has fully implemented the provisions of AB884^[1], as well as one-stop permit coordination.

 

Five Year Goal:  Continue to provide prompt project review to minimize project holding costs.

 

 

 

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 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.

 

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 low 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 City’s website.