Single-parent households are at particular risk of fair housing access issues and displacement due to income and childcare challenges. Furthermore, single-parent female-headed households are considered to have a greater risk of experiencing poverty and displacement than single-parent male-headed households due to factors including the gender wage gap and difficulty in securing higher-wage jobs. As shown in Figure H-9, Laguna Hills and the surrounding region sees generally low rates of children in single-parent female-headed households, with higher rates in Laguna Hills found in the Via Lomas neighborhood, the Urban Village Specific Plan area, and in the eastern half of North Laguna Hills. These areas coincide with TCAC/HCD Opportunity area designations indicating low and moderate-resource access.
The City will implement Program H-15 to develop partnerships with affordable housing developers and Program H-7 to update the Zoning Code to facilitate the development of housing, ensuring the development of a variety of affordable housing types, including in high-resource areas.
6.1.a
Packet Pg. 505 Attachment: Attachment A - Proposed Resolution including Exhibits 1-4 (2907 : 2021-2029 Housing Element Update and Safety Element Pacific Ocean
Lake
Me li nda Rd
Muirlands Blvd
Culver Dr
Trabuco Rd
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rguerite Pky
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Fel ipe Rd
E Edinger Ave
E Pico
DeValencia
Sand Canyon Ave
S Main St
Yale Ave
Oso Pky
Crown
Valley Pky
Barranca Pky
WYale Loop
Jamboree Rd
Edinger Ave
La P
a
z
Rd
Al iso Cr eek Rd
University Dr
Bake Pky
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fic Is land Dr
Irvine Blvd
De La Carlota
JeronimoRd
Golde
n Lante r nSt
Toledo Way
E Yale Loop
Turt
le Rock Dr
E DyerRd
Red Hill Ave
Moulton
Pky
San Joaqui n Hills Rd
Capistrano
LakeFore st Dr
18 Irvine Center Dr
Harvard Ave
MichelsonDr
Campus Dr
Del Avion
Alton Pky
Newport
Coast Dr
Ra
n
ch o Viejo Rd
Olympiad
Rd
Jeffrey Rd
Antonio Pky
Santiago
Ca nyon Rd
405
5 74
241
1 55
1 261
73 133
ORANGE
San Juan
Capistrano
San Clemente
Laguna Niguel
Dana
Point
Ladera
Ranch
Rancho
Santa
Margarita
Mission Viejo
Lake Forest
Coto de
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Laguna Beach
Tustin Santa
Ana
Newport Beach Laguna Woods
Laguna Hills
Irvine
Costa
Mesa
Aliso Viejo
Figure H-6
Median Household Income (2015-2019)
AFFH MAPPING
CITY OF LAGUNA HILLS
HOUSING ELEMENT
0 2 4
Miles
Laguna Hills City Limit
Median Household Income
≤ $48,000
≤ $ 72,000
≤ $102,000
≤ $145,000
> $145,000
0 2 4
Miles
Source: ACS 5-year estimate (2015-2019), by tract.
6.1.a
Packet Pg. 506 Attachment: Attachment A - Proposed Resolution including Exhibits 1-4 (2907 : 2021-2029 Housing Element Update and Safety Element Pacific Ocean
Lake
Me li nda Rd
Muirlands Blvd
Culver Dr
Trabuco Rd
Alicia Pky
Ma
rguerite Pky
Glenwood Dr
Del Obispo St Nigu el Rd
Coast Hwy
P acific ParkDr
Portola P ky
La
Novi a
Ave
LosAli s o s Blvd
Walnut Ave
Santa Margarita Pky
Main St
Fel ipe Rd
E Edinger Ave
E Pico
DeValencia
Sand Canyon Ave
S Main St
Yale Ave
Oso Pky
Crown
Valley Pky
Barranca Pky
WYale Loop
Jamboree Rd
Edinger Ave
La P
a
z
Rd
Al iso Cr eek Rd
University Dr
Bake Pky
Paci
fic Is land Dr
Irvine Blvd
De La Carlota
JeronimoRd
Golde
n Lante r nSt
Toledo Way
E Yale Loop
Turt
le Rock Dr
E DyerRd
Red Hill Ave
Moulton
Pky
San Joaqui n Hills Rd
Capistrano
LakeFore st Dr
18 Irvine Center Dr
Harvard Ave
MichelsonDr
Campus Dr
Del Avion
Alton Pky
Newport
Coast Dr
Ra
n
ch o Viejo Rd
Olympiad
Rd
Jeffrey Rd
Antonio Pky
Santiago
Ca nyon Rd
405
5 74
241
1 55
1 261
73 133
ORANGE
San Juan
Capistrano
San Clemente
Laguna Niguel
Dana
Point
Ladera
Ranch
Rancho
Santa
Margarita
Mission Viejo
Lake Forest
Coto de
Las Caza
Flores
Laguna Beach
Tustin Santa
Ana
Newport Beach Laguna Woods
Laguna Hills
Irvine
Costa
Mesa
Aliso Viejo
Figure H-7
Percent of Population Linguistically Isolated
Source: CalEnviroScreen 3.0, June 2018.
AFFH MAPPING
CITY OF LAGUNA HILLS
HOUSING ELEMENT
0 2 4
Miles
Laguna Hills City Limit
Percentage of Population
Linguistically Isolated
≤ 20%
≤ 40%
≤ 60%
≤ 80%
> 80%
0 2 4
Miles
6.1.a
Packet Pg. 507 Attachment: Attachment A - Proposed Resolution including Exhibits 1-4 (2907 : 2021-2029 Housing Element Update and Safety Element � PLACEWORKS
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6.1.a
Packet Pg. 508 Attachment: Attachment A - Proposed Resolution including Exhibits 1-4 (2907 : 2021-2029 Housing Element Update and Safety Element ■■■■■ Laguna Hills City Limit
Percent o f Children in
Female House holde� No
Spouse/Partner Pre;ent
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HOUS ELEMENT l�t CITY OF LA NA HILLS
AFFH MAPPING
Figure H-9
Female-heade d Househo Id s (2015-2019)
6.1.a
Packet Pg. 509 Attachment: Attachment A - Proposed Resolution including Exhibits 1-4 (2907 : 2021-2029 Housing Element Update and Safety Element H-127
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Similarly, residents of Laguna Hills living with a disability primarily reside in the low-resource areas along Interstate 5, with between 20 and 30 percent of the resident population in these neighborhoods living with a disability (see Figure H-10, Population with Disability [2015-2019]). Less than 10 percent of residents in the moderate and high resource neighborhoods in south Laguna Hills live with a disability. Individuals living with disabilities are particularly vulnerable from a fair housing perspective because of accessibility concerns or risk of discriminatory actions from landlords. Further, individuals with disabilities can have specific considerations for housing, such as affordability for fixed incomes, accessibility features, and access to transit and other resources, that limit access to available housing types. The type and affordability of housing available in the moderate- and high-resource areas in south Laguna Hills may preclude disabled individuals from residing in these neighborhoods. The adjacent city of Laguna Woods has a higher population of persons with a disability (between 20 and 30 percent), likely from the significant senior population that live in Laguna Woods Village, a private gated retirement community that comprises about 90 percent of the city. Outside of Laguna Woods, higher percentages of persons with disabilities are concentrated in the low-resource areas in northern Orange County, particularly Westminster, Stanton, Fountain Valley, and Cypress.
This indicates that Laguna Hills and surrounding high-resource cities of Alisa Viejo and Laguna Niguel do not have sufficient housing available and/or do not have housing appropriate for persons with disabilities.
Respondents of an online survey that were supportive of increasing housing supply expressly identified the need for housing for senior citizens and persons with disabilities, suggesting that housing needs for seniors and persons with disabilities are not fully met in Laguna Hills. For these reasons, this Housing Element includes programs to ensure that existing housing may be appropriately retrofitted for Americans with Disability Act (ADA) accessibility through continuing code enforcement and rehabilitation programs and developing informational material on housing services available for persons with disabilities (Program H-1, H-3, H-16, and H-17).
6.1.a
Packet Pg. 510 Attachment: Attachment A - Proposed Resolution including Exhibits 1-4 (2907 : 2021-2029 Housing Element Update and Safety Element Pacific Ocean
Lake
Me li nda Rd
Muirlands Blvd
Culver Dr
Trabuco Rd
Alicia Pky
Ma
rguerite Pky
Glenwood Dr
Del Obispo St Nigu el Rd
Coast Hwy
P acific ParkDr
Portola P ky
La
Novi a
Ave
LosAli s o s Blvd
Walnut Ave
Santa Margarita Pky
Main St
Fel ipe Rd
E Edinger Ave
E Pico
DeValencia
Sand Canyon Ave
S Main St
Yale Ave
Oso Pky
Crown
Valley Pky
Barranca Pky
WYale Loop
Jamboree Rd
Edinger Ave
La P
a
z
Rd
Al iso Cr eek Rd
University Dr
Bake Pky
Paci
fic Is land Dr
Irvine Blvd
De La Carlota
JeronimoRd
Golde
n Lante r nSt
Toledo Way
E Yale Loop
Turt
le Rock Dr
E DyerRd
Red Hill Ave
Moulton
Pky
San Joaqui n Hills Rd
Capistrano
LakeFore st Dr
18 Irvine Center Dr
Harvard Ave
MichelsonDr
Campus Dr
Del Avion
Alton Pky
Newport
Coast Dr
Ra
n
ch o Viejo Rd
Olympiad
Rd
Jeffrey Rd
Antonio Pky
Santiago
Ca nyon Rd
405
5 74
241
1 55
1 261
73 133
ORANGE
San Juan
Capistrano
San Clemente
Laguna Niguel
Dana
Point
Ladera
Ranch
Rancho
Santa
Margarita
Mission Viejo
Lake Forest
Coto de
Las Caza
Flores
Laguna Beach
Tustin Santa
Ana
Newport Beach Laguna Woods
Laguna Hills
Irvine
Costa
Mesa
Aliso Viejo
Figure H-10
Population with a Disability (2015-2019)
Source: ACS 5-year estimate (2015-2019), by tract.
AFFH MAPPING
CITY OF LAGUNA HILLS
HOUSING ELEMENT
0 2 4
Miles
Laguna Hills City Limit
Percent of Population with
a Disability
≤ 10%
≤ 15%
≤ 20%
≤ 30%
> 30%
0 2 4
Miles
6.1.a
Packet Pg. 511 Attachment: Attachment A - Proposed Resolution including Exhibits 1-4 (2907 : 2021-2029 Housing Element Update and Safety Element H-129
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
2. Displacement Risk
The annual rate of increase in average home value or rental prices compared with annual changes in the average income in the City indicates an increased risk of displacement due to housing costs outpacing wage increases, a trend that is felt throughout the region, state, and nation. The American Community Survey reported 5-year estimates for median rent gross rent in Laguna Hills as $2,111 in 2019, $1,819 in 2015, and $1,727 in 2010, with median household incomes of $102,358 in 2019, $89,754 in 2015, and $87,337 in 2010. During this period rent increased 22.2 percent, while median household income increased only 17.2 percent. This data indicates that increases in rental prices have outpaced rises in income in Laguna Hills, suggesting that renting residents, comprising most the City’s lower-income households, may be at risk of displacement.
The Urban Displacement Project has developed a database identifying neighborhoods in Southern California that are vulnerable to gentrification and displacement as a part of their project to predict trends of gentrification and displacement based on community-engaged research process of market trends, housing, and jobs growth. The Urban Displacement Project defines gentrification as “a process of neighborhood change that includes economic change in a historically disinvested neighborhood — by means of real estate investment and new higher-income residents moving in — as well as demographic change — not only in terms of income level, but also in terms of changes in the education level or racial make-up of residents”. 1 Renewed interest in city neighborhoods can lead to or accelerate the displacement of city residents, typically low-income communities of color, due to rising commercial and residential rents.
The final version of the database (updated in July 2018) includes Los Angeles, Orange, and San Diego Counties, with gentrification and sociodemographic indicators based on 2015 data from the American Community Survey. It shows whether each Census tract comprising these three Southern California counties gentrified between 1990 and 2000; gentrified between 2000 and 2015; gentrified during both of these periods; or exhibited characteristics of a “disadvantaged” tract that did not gentrify between 1990 and 2015.
As of 2018, the Urban Displacement Project found that census tracts in Laguna Hills coinciding with moderate, high, and highest TCAC/HCD Opportunity MAP designations are in a stage of “Stable/Advanced Exclusive” status, indicating that these tracts were high income in 2000 and 2018, were affordable to high or mixed high-income households in 2018, and have seen marginal change in housing cost over time. Census tracts coinciding with low-resource designations in the TCAC/HCD Opportunity Map are in a stage of “Low Income/Susceptible to Displacement,” indicating that these were low-income tracts in 2018. This data indicates that residents living in low-resource areas may be at higher risk of displacement, while moderate and higher-resource areas are also areas of less housing accessibility.
6.1.a
Packet Pg. 512 Attachment: Attachment A - Proposed Resolution including Exhibits 1-4 (2907 : 2021-2029 Housing Element Update and Safety Element H-130
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
3. Access to Opportunity
Access to proficient schools was a significant compelling factor in the development of suburban cities in Southern California between the 1960s and 1980s, and continues to hold considerable influence in housing choice. A New York Times article from 1977 titled “Los Angeles Schools Plan Busing Amid White Flight” suggested that middle-class families that could not afford private school transplanted to suburban areas, such as Orange County, to avoid court-ordered busing (Lindsey, 1977). During the in-person workshop for the Housing Element, the potential for decreased school quality was a frequently expressed concern among Laguna Hills residents that opposed more housing development, suggesting that retaining access to high quality schools is a high priority for residents. There are four public schools within Laguna Hills city limits, three of which are located in south Laguna Hills (two elementary schools and a high school) and one located in north Laguna Hills (an elementary school). All four schools are within the Saddleback Valley Unified School District, which encompasses all of Laguna Hills as well as Mission Viejo, Lake Forest, Rancho Santa Margarita, and Foothill Ranch. In a state review of 2016 California Assessment of Student Performance and Progress (CAASPP) test scores listed on SchoolRatings.com, the three schools located in south Laguna Hills are ranked in the 74th percentile or higher when compared to other similar schools across the state. The elementary school located in north Laguna Hills is only ranked in the 34th percentile and serves students residing in the low- and moderateresource areas of north Laguna Hills, including the low-resource areas adjacent to Interstate 5. According to data provided on School-Ratings.com, the ethnicity of a majority of the student population of the elementary school located in north Laguna Hills is Hispanic or Latino (61 percent). The other two elementary schools serve central and south Laguna Hills; however, this does not include the Via Lomas neighborhood despite its location in westcentral Laguna Hills. Elementary students residing in the Via Lomas neighborhood attend elementary school in Mission Viejo, located east of Laguna Hills. The assigned elementary school is over two miles from the Via Lomas neighborhood, exceeding reasonable walking or cycling distance for students. This school ranked in the 35th percentile, indicating that 65 percent of similar schools performed higher than this school, including the two elementary schools located closer to the Via Lomas neighborhood. The high school, which ranked in the 89th percentile, serves all of Laguna Hills. While all Laguna Hills residents have access to a high-performing high school, residents of the low-resource areas in north Laguna Hills and the Via Lomas neighborhood have limited access to proficient school opportunities for early education because of the quality of the schools. To address this, the City will engage with the local school district to create a program to address school boundaries and access to proficient education, specifically for the Via Lomas neighborhood (Program H-16).
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Packet Pg. 513 Attachment: Attachment A - Proposed Resolution including Exhibits 1-4 (2907 : 2021-2029 Housing Element Update and Safety Element H-131
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Laguna Hills is served by the OC Bus system, which provides public transportation for Orange County, and Metrolink, a train system providing connection across Southern California. The Laguna Hills Transportation Center (located close to the former Laguna Hills Mall) serves as the central transportation hub in the city with bus lines running north-south and eastwest to connect the city. The OC Bus system has three lines that run northsouth (lines 90, 83, and 91) and three lines that run east-west (lines 177, 87, and 89). However, there are no lines within Laguna Hills that offer 15 minutes weekday rush-hour frequency, which is offered in north and west Orange County. Standard fare for OC Bus is $2.00 to board and $5.00 for a one-day pass (unlimited transfers). Seniors, individuals with disabilities, and youth are eligible for discounted fares; and unlimited 30-day passes are available for $69.00. The local Metrolink station (Laguna Niguel/Mission Viejo Station) is located in south Laguna Hills and provides transport through north Orange County to the Los Angeles Union Station. Residents in north Laguna Hills are closer to the Irvine station and would need to travel there to access Metrolink. Metrolink lines provide service Monday through Friday from roughly 4 a.m. to 8 p.m. on weekdays. A reduced schedule is offered on weekends.
As a suburban city of Los Angeles, Santa Ana, and other urban areas in North Orange County and Los Angeles County, Laguna Hills as it is known today was developed to provide middle-class families a separation between urban employment centers and suburban residential areas, relying on a network of freeways to provide access to employment centers. Laguna Hills is predominantly comprised of single-family residential subdivisions with limited commercial areas, but has grown to offer employment opportunities for range of incomes and education level. The MemorialCare Saddleback Hospital, located near the former Laguna Hills Mall, is the largest employer of Laguna Hills residents, employing approximately 10 percent of Laguna Hills civilian labor force. Figure H-11, Jobs Proximity Index, shows that lowwage workers across Laguna Hills, including the city’s low-resource areas, benefit from greater access to nearby job centers based on the United States Department of Housing and Urban Development’s (HUD’s) job proximity index for 2014-2017, which calculates scores based on the number of jobs filled by workers with less than a bachelor’s degree that fall within a typical commute distance in the region. No areas of Laguna Hills receive scores falling into “furthest proximity” categories, indicating low-wage workers would have to travel long distances to access jobs or job centers. North and south Laguna Hills have very close proximity to local job centers that can employ low-wage workers, most notably to the job centers in Irvine, Santa Ana, and other areas of north Orange County. The mean commute time for Laguna Hills is 25 minutes, which is less than the mean travel time for the Los Angeles-Long Beach-Anaheim Metro Area (31 minutes), which includes Orange County, and the national average (27 minutes). Neighboring cities, including Mission Viejo, Laguna Woods, Laguna Beach, and Laguna Niguel have respective mean commute times of approximately 28, 23, 27, and 28 minutes. In the wake of the pandemic in 2020, local real estate leaders shared through consultations that shifting to work-from-home has accelerated home
6.1.a
Packet Pg. 514 Attachment: Attachment A - Proposed Resolution including Exhibits 1-4 (2907 : 2021-2029 Housing Element Update and Safety Element H-132
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
sales and selling prices. While Laguna Hills features relatively good access to employment centers locally and in the County, flexible work schedules renewed interest in suburban cities like Laguna Hills since access to employment centers is less of a priority.
6.1.a
Packet Pg. 515 Attachment: Attachment A - Proposed Resolution including Exhibits 1-4 (2907 : 2021-2029 Housing Element Update and Safety Element Pacific Ocean
Lake
Me li nda Rd
Muirlands Blvd
Culver Dr
Trabuco Rd
Alicia Pky
Ma
rguerite Pky
Glenwood Dr
Del Obispo S
N
t
igu e
l
R
d
Coast Hwy
P acific ParkDr
Portola P ky
La
Novi a
Ave
LosAli s o s Blvd
Walnut Ave
Santa Margarita Pky
Main St
Fel ipe Rd
E Edinger Ave
E Pico
DeValencia
Sand Canyon Ave
S Main St
Yale
Ave
Oso Pky
Crown
Valley Pky
Barranca Pky
WYale Loop
Jamboree Rd Edinger Ave
La Paz Rd
Al iso Cr eek Rd
University Dr
Bake Pky
Paci
fi
c Is land Dr
Irvine Blvd
De La Carlota
JeronimoRd
Golde
n Lante r nSt
Toledo Way
E Yale Loop
Turt
le Rock Dr
E DyerRd
Red Hill Ave
Moulton
Pky
San Joaqui n Hills Rd
Capistrano
LakeFore st Dr
18 Irvine Center Dr
Harvard Ave
MichelsonDr
Campus Dr
Del Avion
Alton Pky
Newport
Coast Dr
Ra
n
ch o Viejo Rd
Olymp
iad
Rd
Jeffrey Rd
Antonio Pky
Santiago
Ca nyon Rd
405
5 74
241
1 55
1 261
73 133
ORANGE
San Juan
Capistrano
San Clemente
Laguna Niguel
Dana
Point
Ladera
Ranch
Rancho
Santa
Margarita
Mission Viejo
Lake Forest
Coto de
Las Caza
Flores
Laguna Beach
Tustin Santa
Ana
Newport Beach Laguna Woods
Laguna Hills
Irvine
Costa
Mesa
Aliso Viejo
Figure H-11
Jobs Proximity Index
AFFH MAPPING
CITY OF LAGUNA HILLS
HOUSING ELEMENT
0 2 4
Miles
Laguna Hills City Limit
Jobs Proximity Index
≤20 - Furthest Proximity
≤40
≤60
≤80
>80 - Closest Proximity
0 2 4
Miles
Source: CalEnviroScreen 3.0, June 2018.
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Packet Pg. 516 Attachment: Attachment A - Proposed Resolution including Exhibits 1-4 (2907 : 2021-2029 Housing Element Update and Safety Element H-134
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
As discussed in the Housing Needs Assessment section (see Table H-2, Total Population by Age, 2014-2018), Laguna Hills has a high percentage of residents between the ages of 60 and 74 (17 percent of the resident population). To meet the needs of the older population, there are two housing developments that provide housing specifically for seniors: the Willows, which contains 152 ground-level units, and Meridian, which contains 396 units with options for independent living, assisted living, and nursing care. Additionally, Laguna Hills offers a Dial-A-Taxi program for seniors to provide curb-to-curb transport within Laguna Hills, Mission Viejo, and Laguna Woods. The DialA-Taxi program includes vans with lift equipment and standard sedans. The Orange County Transportation Authority (OCTA) provides Access Paratransit for seniors and individuals with disabilities for transport throughout Orange County. Laguna Hills residents living with disabilities can access resources for housing referrals, adult day programs, employment programs, therapy, and vocational training through the Regional Center of Orange County (RCOC), which serves as the point of entry for Laguna Hills residents with developmental disabilities. The closest RCOC office is located in Santa Ana. The City requires new developments to comply with Title 24 of the California Building Code to ensure that all new construction meets accessible design standards, thus ensuring that all new housing is accessible for all residents regardless of disability. Furthermore, the City ensures that existing housing that may not meet the same accessibility requirements can be adapted as needed through their reasonable accommodation process, discussed in the Governmental Constraints section of this Housing Element, and assistance with rehabilitations (Program H-3).
In February 2021, the California Office for Environmental Health Hazard Assessment (COEHHA) released the fourth version of CalEnviroScreen, a tool that uses environmental, health, and socioeconomic indicators to map and compare community’s environmental scores. A community with a high score has higher levels of pollution and other negative environmental indicators. Laguna Hills largely scored below the 40th percentile, with the highest scores (between 1 and 10 percent) concentrated in southern Laguna Hills within the City’s high-resource areas. The only area to exceed the 40th percentile is the low-resource area along Interstate 5, which received a score of 54th percentile. This implies that compared to the rest of Laguna Hills, residents of this area are disproportionately burdened by multiple sources of pollution, possibly from the proximity to a major interstate. On the whole, Laguna Hills’ environmental conditions reflect the surrounding coastal communities that offer access to open space, coastal areas, and parks, including the Orange County-managed park Aliso and Wood Canyons Wilderness, which has over 30 miles of trails. The dense, urban cities in north Orange County received drastically higher scores and are highest in the lowresource areas of Santa Ana, Stanton, Anaheim, and Buena Park. To address environmental justice concerns in Laguna Hills, the City is concurrently
6.1.a
Packet Pg. 517 Attachment: Attachment A - Proposed Resolution including Exhibits 1-4 (2907 : 2021-2029 Housing Element Update and Safety Element H-135
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
updating its Safety Element, which includes an assessment to identify neighborhoods that are disproportionately affected by pollution and other hazards that contribute to negative health effects, exposure, and environmental degradation as well as access to parks, grocery stores, and bicycle routes to inform policies to be included in the General Plan.
4. Disproportionate Housing Need
As discussed in the Housing Needs Assessment chapter, overpayment is a significant issue for Laguna Hills residents, with 40.7 percent of Laguna Hills households with housing cost burden. Housing cost burden impacts a majority of renting households (51.3 percent) and over a third of owner households (36.3 percent). As shown in Figure H-12, Overpayment by Renters (2015-2019), housing cost burden for renting households is experienced across the city, with up to 50 percent of renting households paying over 30 percent of monthly income toward housing expenses in most areas of the city. In the low-resource areas along Interstate 5, the Via Lomas neighborhood, and the high-resource area in south Laguna Hills, costburdened renting households exceed 65 percent of the population.
Overpayment in Laguna Hills impacts extremely low-, very low-, and lowincome households (see Table H-11, Overpayment by Income and Tenure, 2013- 2017, in the Housing Needs Assessment chapter). This pattern can be seen geographically, with highest levels of cost-burdened renters observed in the Via Lomas neighborhood and in the low-resource areas along Interstate 5.
While less severe citywide, Laguna Hills owner households in the Via Lomas neighborhood, low-resource areas along Interstate 5, and the high-resource areas in south Laguna Hills experience the highest levels of cost burden in the city (Figure H-13, Overpayment by Owners [2015-2019]). Rates of overpayment in Laguna Hills are consistent with trends countywide, with about 40.5 percent of Orange County households overpaying for housing.
The significant portion of cost-burdened Laguna Hills residents across the city may indicate that housing is unaffordable for all income levels. As described in the Housing Needs Assessment chapter, very low- and lowincome households can afford some rental housing in Laguna Hills; however, fewer options are available for homeownership (see Tables H-26 through H29). The City will seek to address overpayment by helping to facilitate the development of below-market rate housing and addressing the overall need for increased housing. The following programs, enumerated in greater detail in other sections, would work together to address affordable housing creation and mitigate displacement through land use changes, preserving atrisk units, density bonuses, Section 8 rental assistance, and other means:
Program H-1, Program H-3, Program H-4, Program H-7, H-14, H-15, and H-16.
6.1.a
Packet Pg. 518 Attachment: Attachment A - Proposed Resolution including Exhibits 1-4 (2907 : 2021-2029 Housing Element Update and Safety Element Pacific Ocean
Lake
Me li nda Rd
Muirlands Blvd
Culver Dr
Trabuco Rd
Alicia Pky
Ma
rguerite Pky
Glenwood Dr
Del Obispo St Nigu el Rd
Coast Hwy
P acific ParkDr
Portola P ky
La
Novi a
Ave
LosAli s o s Blvd
Walnut Ave
Santa Margarita Pky
Main St
Fel ipe Rd
E Edinger Ave
E Pico
DeValencia
Sand Canyon Ave
S Main St
Yale Ave
Oso Pky
Crown
Valley Pky
Barranca Pky
WYale Loop
Jamboree Rd
Edinger Ave
La P
a
z
Rd
Al iso Cr eek Rd
University Dr
Bake Pky
Paci
fic Is land Dr
Irvine Blvd
De La Carlota
JeronimoRd
Golde
n Lante r nSt
Toledo Way
E Yale Loop
Turt
le Rock Dr
E DyerRd
Red Hill Ave
Moulton
Pky
San Joaqui n Hills Rd
Capistrano
LakeFore st Dr
18 Irvine Center Dr
Harvard Ave
MichelsonDr
Campus Dr
Del Avion
Alton Pky
Newport
Coast Dr
Ra
n
ch o Viejo Rd
Olympiad
Rd
Jeffrey Rd
Antonio Pky
Santiago
Ca nyon Rd
405
5 74
241
1 55
1 261
73 133
ORANGE
San Juan
Capistrano
San Clemente
Laguna Niguel
Dana
Point
Ladera
Ranch
Rancho
Santa
Margarita
Mission Viejo
Lake Forest
Coto de
Las Caza
Flores
Laguna Beach
Tustin Santa
Ana
Newport Beach Laguna Woods
Laguna Hills
Irvine
Costa
Mesa
Aliso Viejo
Figure H-12
Overpayment by Renters (2015-2019)
AFFH MAPPING
CITY OF LAGUNA HILLS
HOUSING ELEMENT
0 2 4
Miles
Laguna Hills City Limit
Percent of Renter
Households for whom
Gross Rent (Contract Rent
Plus Tenant-Paid Utilities) is
30.0 Percent or More of
Household Income
≤ 20%
≤ 35%
≤ 50%
≤ 65%
> 65%
0 2 4
Miles
Source: ACS 5-year estimate (2015-2019), by block group.
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Packet Pg. 519 Attachment: Attachment A - Proposed Resolution including Exhibits 1-4 (2907 : 2021-2029 Housing Element Update and Safety Element Pacific Ocean
Lake
Me li nda Rd
Muirlands Blvd
Culver Dr
Trabuco Rd
Alicia Pky
Ma
rguerite Pky
Glenwood Dr
Del Obispo St Nigu el Rd
Coast Hwy
P acific ParkDr
Portola P ky
La
Novi a
Ave
LosAli s o s Blvd
Walnut Ave
Santa Margarita Pky
Main St
Fel ipe Rd
E Edinger Ave
E Pico
DeValencia
Sand Canyon Ave
S Main St
Yale Ave
Oso Pky
Crown
Valley Pky
Barranca Pky
WYale Loop
Jamboree Rd
Edinger Ave
La P
a
z
Rd
Al iso Cr eek Rd
University Dr
Bake Pky
Paci
fic Is land Dr
Irvine Blvd
De La Carlota
JeronimoRd
Golde
n Lante r nSt
Toledo Way
E Yale Loop
Turt
le Rock Dr
E DyerRd
Red Hill Ave
Moulton
Pky
San Joaqui n Hills Rd
Capistrano
LakeFore st Dr
18 Irvine Center Dr
Harvard Ave
MichelsonDr
Campus Dr
Del Avion
Alton Pky
Newport
Coast Dr
Ra
n
ch o Viejo Rd
Olympiad
Rd
Jeffrey Rd
Antonio Pky
Santiago
Ca nyon Rd
405
5 74
241
1 55
1 261
73 133
ORANGE
San Juan
Capistrano
San Clemente
Laguna Niguel
Dana
Point
Ladera
Ranch
Rancho
Santa
Margarita
Mission Viejo
Lake Forest
Coto de
Las Caza
Flores
Laguna Beach
Tustin Santa
Ana
Newport Beach Laguna Woods
Laguna Hills
Irvine
Costa
Mesa
Aliso Viejo
Figure H-13
Overpayment by Owners (2015-2019)
AFFH MAPPING
CITY OF LAGUNA HILLS
HOUSING ELEMENT
0 2 4
Miles
Laguna Hills City Limit
Percent of Owner
Households with Mortgages
whose Monthly Owner
Costs are 30.0 Percent or
More of Household Income
≤ 20%
≤ 35%
≤ 50%
≤ 65%
> 65%
0 2 4
Miles
Source: ACS 5-year estimate (2015-2019), by block group.
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CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Overcrowding is not a significant issue in Laguna Hills, with less than 5 percent of households living in an overcrowded living situation and less than 2 percent living in a severely overcrowded situation (Table H-10, Overcrowded Households, 2014-2018, in the Housing Needs Assessment chapter). In Orange County as a whole, the rate of overcrowding is very high (9.51 overall and
15.97 among renters), according to the 2020-2024 Orange County Regional AI, but found that “most housing units in the county contain 2 (28%), 3 (30%), or 4 (21%) bedrooms, indicating that on paper, accessing housing units with enough bedrooms to house families or live-in aides using a voucher is likely.” However, when overcrowding is reviewed by race countywide, White, Black, and Asian American residents live in overcrowded conditions at a rate of 6 or 7 percent, while Hispanic residents are overcrowded at a rate of 26 percent. As shown in Figure H-14 Laguna Hills exhibits very low rates of overcrowding citywide, the rate of overcrowding increases to 13 percent of households in the Via Lomas neighborhood, coinciding with a concentrated, predominantly Hispanic neighborhood (83 percent Hispanic). This pattern of overcrowding matches the region, with higher rates of overcrowding observed in areas characterized by higher amounts of multifamily housing, which tends to be more affordable, such as the dense, urban cities in north Orange County. The rate of overcrowding in the Via Lomas neighborhood could indicate that appropriately sized housing is unaffordable to current residents. Laguna Hills has supply of housing units to accommodate larger households, including 5,126 two or three-bedroom housing units and another 4,206 housing units with four or more bedrooms (ACS 2014-2018). However, lower-income large renter households may have greater difficulty securing adequately sized units than other large renter households. As discussed, in the Housing Needs Assessment, much of Laguna Hills’ single-family housing is unaffordable to low-income households: low-income households can afford some condominiums and houses (Table H-26) and rental housing (Table H-27), but low vacancy rates compound an already competitive market. As higher density and affordable single-family houses was not a priority at the time of development, they are underrepresented in Laguna Hills today. Overcrowding in the Via Lomas neighborhood demonstrates a greater need for affordable, larger housing units in Via Lomas neighborhood and access to affordable larger housing units citywide. The City anticipates that Programs H-11 and H-21 will ensure adequate housing sites are provided and encourage a variety of housing types to meet the needs of diverse households and family structures.
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Packet Pg. 521 Attachment: Attachment A - Proposed Resolution including Exhibits 1-4 (2907 : 2021-2029 Housing Element Update and Safety Element � PLACEWORKS
■■■■■ Laguna H"lls City I Limit
Overcrowded
Households Data
CH HS_ (Tract)
D < 8_2% (Sta e t wide Average)
D s.3%-12%
12.01% - lS%
-15.01 % -20%
->20%
Source.
o
'
mate oup.
Percent o
HOUS ELEMENT l�t CITY OF LA NA HILLS
AFFH MAPPING
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Figure H-14
f Househo Id s Experiencing . Overcrowding
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CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Although the housing stock in Laguna Hills tends to be between 30 and 50 years of age (Table H-25, Housing Units by Year Built, 2014-2018, in the Housing Needs Assessment chapter), the city is not characterized by major deficiencies regarding housing deterioration or livability issues. As discussed in the Housing Needs Assessment, less than 10 percent of the City’s housing units were built prior to 1970. As discussed, the majority of housing stock in Laguna Hills is well maintained and in good condition. The Aliso Meadows condominiums were renovated with Community Development Block Grant (CDBG) funds during the 2014-2015 program year. As the housing stock ages, need for repair and rehabilitation may become more common, thus increasing the risk of displacement for occupants of those units. Countywide, disproportionate housing needs, including substandard housing, impact a majority of Hispanic households according the 2020-2024 Orange County Regional AI. Over 60 percent of Hispanic households experience at least one of the four housing problems, which is a higher rate of incidence than any other racial or ethnic group in the county. The cities of Anaheim, Buena Park, Costa Mesa, Fullerton, Garden Grove, Laguna Niguel, Lake Forest, Orange, Rancho Santa Margarita, San Clemente, San Juan Capistrano, Santa Ana and Tustin all exhibited at least 60 percent of Hispanic households experiencing at least one housing problem. In Laguna Hills, the Via Lomas neighborhood has the highest concentration of Hispanic households and as discussed, has the highest rates of overcrowding, which can exacerbate substandard housing conditions.
Therefore, while the Aliso Meadows condominiums were renovated in 2014-2015, other housing in the Via Lomas neighborhood may benefit from repair, maintenance, or rehabilitation. The City will continue to use its code enforcement program to bring substandard units into compliance with City codes and improve overall housing conditions in Laguna Hills (Program H1). The City will continue to work with the Orange County Housing and Community Services Department to help secure rehabilitation loans and grants for low- and moderate-income homeowners and rental property owners who need assistance to rehabilitate or repair their homes (Program H-3).
5. Enforcement and Outreach Capacity
The City enforces fair housing and complies with fair housing laws and regulation through a twofold process: review of City policies and code for compliance with State law and referring fair housing complaints to appropriate agencies. The City complies or intends to comply with fair housing laws through the following:
• Density Bonus Law (Government Code Section 65915). The City demonstrates compliance with Density Bonus through Chapter 9-72 of the Municipal Code, which currently allows for an increase of up to 35 percent over the maximum allowable residential density. Assembly Bills 2753, 2372, 1763, 1227, and 2345 were passed in 2018, 2019, and 2020 and revised density bonus law to provide additional benefits for qualifying projects. The City has included Program H-7 to update the density bonus ordinance to be consistent with the most recent State laws.
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CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
• No-Net-Loss (Gov. Code Section 65863).The City intends to continue to comply with No-Net-Loss law by identifying a surplus of sites available to meet the County’s RHNA allocation. In total, the City’s surplus unit capacity is 1,381, composed of 924 lower-income units, 51 moderateincome units, and 406 above moderate-income units. • Housing Accountability Act (HAA) (Gov. Code, Section 65589.5). The City intends to comply with the Housing Accountability Act by allowing emergency shelters by right in residential zones through Program H-7. • Senate Bill (SB) 35 (Gov. Code Section 65913.4). The City will comply with SB 35 by establishing a written policy or procedure, as well as other guidance as appropriate, to streamline the approval process and standards for eligible projects within two years of Housing Element adoption (Program H-10).
• Senate Bill (SB) 330 (Gov. Code Section 65589.5). The City complies with SB 330, relying on regulations set forth in the law for processing preliminary application for housing development projects, conducting no more than five hearings for housing projects that comply with objective general plan and development standards, and making a decision on a residential project within 90 days after certification of an environmental impact report, or 60 days after adoption of a mitigated negative declaration or an environmental report for an affordable housing project. • California Fair Employment and Housing Act (FEHA) and Federal Fair Housing Act. The City provides protections to residents through referrals to legal assistance organizations regarding housing discrimination based on protected characteristics.
• Review Processes (Government Code Section 65008). The City will review affordable development projects in the same manner as marketrate developments, except in cases where affordable housing projects are eligible for preferential treatment including, but not limited to, on sites subject to AB 1397 (Programs H-10, H-15).
• Assembly Bill (AB) 686 (Government Code Section 8899.50): The City will comply with AB 686 by completing an updated Assessment of Fair Housing (AFH) and will identify strategies to alleviate fair housing issues. • Equal Access (Government Code Section 11135 et seq.). The City will comply with Equal Access law by ensuring all programs and activities are accessible and that translation services are made available. (Program H17) Laguna Hills refers fair housing complaints to the Fair Housing Council of Orange County. The Fair Housing Council investigates housing discrimination complaints, assists complainants with referrals to government enforcement agencies and assists in, or becomes a party to, litigation aimed at halting illegal discriminatory housing practices. In addition, the Fair Housing Council provides fair housing education, landlord/tenant counseling, mediation, and homebuyer HUD counseling, which includes first-time homebuyer education and mortgage default counseling. Services are available in English, Spanish, and Vietnamese and provided free of charge to low- to
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CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
moderate-income clients and to others for a moderate donation. The City disseminates information about fair housing laws, resident rights, and remedies for fair housing complaints. The City will continue to ensure that fair-housing literature is available in the Community Development Department, on the City’s website, and at the Laguna Hills Technology Library (Program H-16).
As part of the Fair Housing Assistance Program (FHAP), the California Department of Fair Employment and Housing (DFEH) dual-files fair housing cases with HUD’s Region IX Office of Fair Housing and Equal Opportunity (FHEO); HUD FHEO reported that six cases were filed by residents of the City of Laguna Hills between January 1, 2013, and March 23, 2021. Among these cases, three were based on national origin and three bases were unknown. Of these six cases, five resulted in a no-cause determination and one failed to respond. None of these fair-housing agencies provided specific location information for cases; either because they do not track the geographic origin of complaints or because of confidentiality concerns.
Therefore, the City was unable to conduct a spatial analysis of fair-housing cases to identify any patterns or concentrations of fair-housing issues in the city. Countywide, the 2020-2024 Orange County Regional AI identified “lack of local private fair housing outreach and enforcement,” “lack of local public fair housing enforcement” and “lack of resources for fair housing agencies and organizations” as contributing factors to fair housing issues that analysis was able to identify. The Regional AI established a countywide goal to increase fair housing enforcement, education, and outreach, recognizing the critical role nonprofit fair housing organizations and legal service providers play to address fair housing issues but face limitations due to financial and staff capacity. The Regional AI finds that by “supporting these organizations, jurisdictions can help ensure that these organizations can address existing and critical emerging issues, like those that have stemmed from the passage of S.B. 329, which extends source of income protections to Housing Choice Voucher holders, and A.B. 1482, which caps annual rent increases in at five percent plus the regionally-adjusted Consumer Price Index and requires landlords to have “just cause” in order to evict tenants. It would also make proactive audit testing of housing providers rather than reactive complaintbased testing more feasible.” The Cities of Aliso Viejo, Anaheim, Buena Park, Orange, Costa Mesa, Garden Grove, Irvine, Laguna Niguel, Lake Forest, Mission Viejo, Rancho Santa Margarita, San Clemente, San Juan Capistrano, City of Santa Ana, and Tustin all committed to jurisdictionspecific efforts to increase access to fair housing education and services.
6. Land Use
Laguna Hills incorporated and officially became a city in 1991. At the time of incorporation, the City was primarily built out, with single family residential development subdivisions approved for construction by Orange County in remaining undeveloped areas. Even Laguna Hills’ two assisted housing developments (the Rancho Moulton apartments and Rancho Niguel apartments) and the mobile home development in North Laguna Hills preexisted the City’s incorporation. Laguna Hills’ growth can be characterized as
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a conglomeration of pre-existing uses, with residential development primarily taking place in the 30 years prior to incorporation. Similar to much of southern California, the Laguna Hills area and surrounding cities have their roots in ranching for cattle grazing and developed as a suburban, predominantly single-family residential city in the latter half of the 20th century. Laguna Hills is built on one of the major land grants developed during the Rancho Era following Mexico’s independence from Spain in 1821.
Laguna Hills and the surrounding cities were owned by the Moulton Family for dry farming and raising sheep and cattle. Residential development began in earnest during the 1960s when the Moulton Ranch was first subdivided, likely propelled by the exodus of White families from urban centers to pursue suburban life and higher-performing schools, including Los Angeles, between 1960 and 19801. During this time, Orange County’s population grew by 174 percent, starting at 703,925 in 1960 and growing to 1,420,386 in 1970 (with the White population comprising 88 percent of County’s population) and 1,932,709 in 1980 (Schneider, 2008). Following incorporation in 1991, the City approved two annexations, which were fully built out at the time of annexation. In 1995, the City Council approved annexation of North Laguna Hills and in 2000 City Council approved annexation of the “Westside,” which added 149 acres of residential land.
Stakeholders acknowledged the overall desirability of Laguna Hills as a suburban community, and the continued demand for single-family homes within Laguna Hills and the surrounding area. As higher-density housing was not a priority or in demand at the time of development, and consequently underrepresented in Laguna Hills today, stakeholders encouraged redevelopment to incorporate housing at a variety of densities that could be affordable to lower income households. Local developers indicated that for affordable housing development, developers may need at least 60 units per project to be profitable.
7. Mortgage Lending
Data related to home loan applications is made available annually through the Consumer Financial Protection Bureau, through the Home Mortgage Disclosure Act (HMDA). The Consumer Financial Protection Bureau provides mortgage data specific to census tracts as opposed to jurisdiction boundaries, so data for Laguna Hills exceeds City boundaries and encompasses surrounding areas, including parts of Laguna Woods, Aliso Viejo, and Laguna Niguel. In 2020, White applicants accounted for 43 percent of all mortgage loan applications for home purchase and 46 percent of all originated loans in the Laguna Hills and surrounding area. Asian applicants made up 14 percent of loan applications and 15 percent of originated loans. This reflects Laguna Hills’ racial composition, which is predominantly White with a growing Asian population. While Hispanic residents make up 20 percent of Laguna Hills’ racial composition, Hispanic 1 Schneider, Jack. (2008). Escape From Los Angeles: White Flight from Los Angeles and Its Schools, 1960-1980. Journal of Urban History - J URBAN HIST. 34. 995-1012.
10.1177/0096144208317600.
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CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
applicants (applicants of any race indicating their ethnicity as “Hispanic or Latino”) made up only 6 percent of loan applications and 6 percent of total applications originated. Black, American Indian, and Native Hawaiian applicants each represented less than 1 percent of loan applications and originated loans, reflecting a similar representation in Laguna Hills’ population. However, the low rate of applications from these groups may indicate difficulty building capital necessary to pursue home ownership. In 2020, applicants applied for three types of loans for home purchase:
conventional, Federal Housing Administration (FHA), and Veterans Administration (VA) loans. In 2020, Asian applicants had the lowest denial rate across all loan types. Asian applicants primarily applied for conventional loans; of 151 total applications made by Asian applicants, 107 were originated (71 percent) and 4 were denied (3 percent). Few Asian applicants applied for FHA or VA loans; of those who did, none were denied by the financial institution. White applicants had the highest participation in each of the loan types and similar success rate across the three loans, with a denial rate of 7 percent for conventional, 8 percent for FHA, and 6 percent for VA, indicating relative ease for White applicants to purchase a home with any loan type. Similar to Asian applicants, Hispanic applicants had very low participation in applying for home purchase with FHA and VA loans, primarily applying for conventional loans. The denial rate for Hispanic applicants (18 percent) is over double the White applicant denial rate, suggesting that Hispanic applicants have less success originating loans, which can deny access to securing housing in high-resource areas. The overall lack of applications for FHA and VA loans by groups other than Whites implies communities of color, particularly low- or moderate-income communities of color that cannot afford a conventional loan, have less access to capital to access homeownership compounded by limited availability of affordable housing. Homeownership is a primary means of building equity and intergenerational wealth. Overall, White households experience low barriers to homeownership in Laguna Hills utilizing all loan types and Asian households have the most success in originating conventional loans, allowing for economic mobility through homeownership. Communities of color, including low- and moderate-income communities of color, have limited access to economic mobility through homeownership. To address this disparity in access, the City of Laguna Hills will partner with local non-profits to provide education and support through the home buying process (Program H-16).
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CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Sites Inventory
Government Code Section 65583(c)(10)(A) added a new requirement for Housing Elements to analyze the location of lower-income sites in relation to areas of opportunity. The location of housing in relation to resources is integral in fostering inclusive communities and addressing disparities in access to opportunity.
To assess whether sites improve or exacerbate fair housing conditions and whether sites are isolated by income group, the City examined the 2021 Opportunity Areas map prepared by TCAC and HCD (Figure H-15), which identifies areas where characteristics have been shown by research to support positive economic, educational, and health outcomes for lowincome households and positive long-term outcomes for children in particular. As seen in Figure H-15, Laguna Hills includes census tracts with TCAC/HCD designations including Low, Moderate, Moderate (Rapidly Changing), High, and Highest Resource. Sites identified to accommodate the RHNA are found in Low, Moderate, and Moderate (Rapidly Changing) areas. Low-income units are well distributed across census tracts designated as low, moderate, and moderate (rapidly changing). Moderate-income units are primarily found in low-resource areas. There is no available vacant land in areas designated high-resource – in these areas, the City will pursue an strategy aimed at the promotion of ADU development. The City has introduced sites in an effort improve fair housing conditions to the greatest extent possible in the context created by City’s existing development. As will be described in this section, in cases where identified sites may introduce the potential to exacerbate existing fair housing issues, the City will promote greater access to opportunity and quality of life improvements in these areas through the place-based anti-displacement and community revitalization strategies as reflected in Policies H1.1, H1.3, and H3.2, and implemented through Programs H-1, H-2, H-3, H-4, H-5, H-6, H-7, H-9, H-15, H-16, and H-17. Figures H-15 through H-24 and accompanying charts included in this sites inventory analysis present the number of projected units by income category and overall site acreage and assess how the sites’ locations will affirmatively further fair housing in terms of the sites’ impacts on patterns of segregation and integration and access to opportunity for Laguna Hills residents.
Laguna Hills’ 6th Cycle RHNA allocation totals 1,985 units, separated by income level and number of units as follows: very low, 568; low, 353; moderate, 354; above moderate, 710 (Table H-45). There are no vacant parcels suitable for development in Laguna Hills, so the City has identified underutilized sites to accommodate the RHNA allocation resulting in a total unit count of 3,348, exceeding the City’s allocation. Additionally, the City will promote the development of ADUs in all residential areas, pursuant to Programs H-7 and H-8. As shown in Figure H-15, the City has committed to a distribution of sites across different neighborhoods and districts in an effort to prevent a concentration of sites in any single section
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CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
of the City. Identified housing opportunity sites comprise a total of 161 acres, approximately 4 percent of the City’s total acreage. As described in the Housing Resources section and shown on Figures H-25 and H-26, three categories of underutilized sites are included to meet the City’s RHNA:
1. Underutilized Sites with Anticipated Projects
a. Oakbrook Village
b. The Village at Laguna Hills
c. Planned Community Via Lomas (PCV)
2. Underutilized Sites, Candidates for Rezoning
3. Underutilized Sites, VC Zone
Pursuant to Program H-7, sites planned for rezoning must allow for a density of at least 30 units per acre, meeting the mandatory minimum requirement for low-income housing density. As described in the Housing Resources section, while 30 units per acre is the default density for lowerincome units assigned to Laguna Hills by the State, the City intends to rezone sites to allow up to 50 units per acres. Redevelopment of the underutilized sites is considered likely due to a confluence of several factors.
Refer to the subsection “Underutilized Sites Analysis” in the Housing Resources chapter for detailed descriptions of these factors. Units on identified sites are distributed across different sections of the City and are targeted for affordability across multiple income categories pursuant to Program H-6 and Policies H-2.1, H2.2, and H2.3. Table H-44A shows the distribution of total unit capacity on identified sites organized by TCAC/HCD Opportunity Area.
Table H-44A
Identified RHNA Site Unit Capacity by
TCAC/HCD Opportunity Area
Opportunity
Area
Site
Acreage
Lower-Income
Units
ModerateIncome UnitsHigh-Income
Units TOTAL
Low
Resource 102 689 400 863 1,952
Moderate
Resource 38 597 0 250 847
Moderate
Resource
(Rapidly
Changing)
22 549 0 0 549
Total 161 1,835 400 1,113 3,348
Source: HCD Regional Housing Needs Allocation, TCAC/HCD Opportunity Area Maps, City of Laguna Hills.
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CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
POTENTIAL EFFECT ON PATTERNS OF
INTEGRATION AND SEGREGATION
Racial/Ethnic Demographic Composition
As described previously, Laguna Hills has become an increasingly diverse city between 2010 and 2018 (see “Patterns of Integration and Segregation”).
However, residents identifying as White continue to comprise the majority citywide and in all census tracts other than the Via Lomas neighborhood. As described previously, the City’s most diverse census tracts include the areas in and around the Via Lomas neighborhood, the Urban Village Specific Plan area, and North Laguna Hills (Figure H-16). The City’s least diverse areas are found south of the Alicia Parkway in residential areas characterized by concentrations of single-family residences (Figure H-17). All of the sites identified to meet the RHNA are found in census tracts where the proportion of non-White residents is 40 percent or higher. The City’s relatively less diverse neighborhoods do not have land available for development – in these areas, the City will pursue an ADU promotion strategy pursuant to Program H-8. As shown in Charts 1 and 2, sites identified to accommodate above-moderate income units are located in areas of relatively higher diversity. Of these above-moderate income units, 863 units are located in high diversity tracts, and 250 units are located highest diversity tracts. Moderate- and low-income units are found in areas of the City characterized primarily as high diversity or moderate diversity tracts. By distributing units affordable to households of different incomes across neighborhoods with different median household incomes, the City will help integrate households of varied incomes. Sites in North Laguna Hills and the Urban Village Specific Plan Area are identified to accommodate mixed-incomes and low-income households and are located in areas of relatively high diversity. In instances where introducing additional low-income sites into neighborhoods where these units have the potential to exacerbate patterns of isolation by racial/demographic group, the City will pursue anti-displacement strategies and place-based revitalization initiatives through Policies H1.1, H1.3, and H3.2, and Programs H-1, H-2, H-3, H4, H-5, H-6, H-7, H-9, H-15, and H-16.
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CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Moderate Diversity High Diversity Highest Diversity
Site Acreage 38 107 17
Lower Income Units 938 897 0
Moderate Income Units 0 400 0
Above Moderate Income Units 0 863 250
38 107
17 938
897
0 0
400
0 0
863
250
0 100
200
300
400
500
600
700
800
900
1000
Units
Chart 1: Sites Inventory Analysis by Diversity Index (2018)
71.0% White;
0.4% Black;
19.0% Asian;
7.9% Latinx;
1.7% Other
56.8% White;
3.7% Black;
17.3% Asian;
21.8% Latinx;
0.3% Other
51.5% White;
1.6% Black;
29.3% Asian;
12.6% Latinx;
5.0% Other
51.3% White;
0.3% Black;
12.9% Asian;
32.5% Latinx;
3.0% Other
47.3% White;
2.6% Black;
19.3% Asian;
24.8% Latinx;
6.0% Other
Site Acreage 16 86 22 17 21
Lower Income Units 389 300 549 0 597
Moderate Income Units 0 400 0 0 0
Above Moderate Income Units 0 863 0 250 0
0 100
200
300
400
500
600
700
800
900
1000
Units
Chart 2: Sites Inventory Analysis by Racial/Ethnic Demographic Composition (2018)
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CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Median Income
As described previously, Laguna Hills sees a range of median household incomes, with the highest-income households concentrated in the lessdiverse southern part of the City and the lowest income households concentrated in more diverse northern parts of the City (Figure H-18). The City will introduce the most lower income units (1,146 units) in census tracts with median household incomes between $111,425 to $125,709, promoting a greater mix of household incomes in communities which have historically been exclusively high-income neighborhoods and helping to promote integration in the City. In areas of relatively lower income for Laguna Hills, including the Via Lomas neighborhood and the primarily mixed-use areas within the Urban Village Specific Plan area, the City will introduce a wide range of income-targeted households, as shown in Chart 3. Units in the mixed-income North Laguna Hills area are primarily targeted for lowincome households. In accordance with the TCAC/HCD Opportunity categories designated for these areas and their relatively lower median incomes in comparison with the highest-income parts of the City, the City will pursue anti-displacement strategies and place-based revitalization initiatives through Policies H1.1, H1.3, and H3.2, and Programs H-1, H2, H-3, H-4, H-5, H-6, H-7, H-9, H-15, and H-16. Due to an absence of vacant land available for development in the City’s highest-income areas south of Alicia Parkway, there are no identified sites in these areas.
Nonvacant sites in these areas are unlikely to redevelop. In this area, the City will pursue an aggressive ADU promotion strategy pursuant to Program H-8. The City will further the integration of households of differing incomes by distributing units affordable to households of different incomes across neighborhoods with different median household incomes.
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CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Median Income
<$48,000
Median Income
<$72,000
Median Income
$111,425-$125,709
Site Acreage 32 86 43
Lower Income Units 389 300 1146
Moderate Income Units 0 400 0
Above Moderate Income Units 250 863 0
0 200
400
600
800
1000
1200
1400
Units
Chart 3: Sites Inventory Analysis by Median Household
Income (2015-2019)
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CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Persons with Disabilities
As described previously, residents of Laguna Hills living with disabilities primarily reside in low-resource areas along Interstate 5. Rates of disability are higher in areas north of Alicia Parkway and in North Laguna Hills east of Moulton Parkway. As shown in Chart 4, a total of 1,146 low-income units have been identified on sites in areas with relatively low rates of disability (less than 8 percent); 389 low-income units are located in areas of relatively higher rates of disability (23 percent). The majority of units on sites identified to meet the RHNA allocation (1,813 units) are found in neighborhoods where rates of disability range between 14 and 17 percent.
Although the census tract with the highest rate of disability in the City (23 percent) coincides with several low-income sites, this tract also extends into the neighboring jurisdiction of Laguna Woods, likely capturing elevated rates of disability due to age among residents in the Laguna Woods Village senior community. This data indicates that units introduced through identified sites will not exacerbate concentrations of low-income housing in neighborhoods with high rates of disability. The City has committed to Programs H-16 and H-17 to promote fair access to accessible housing for Laguna Hills residents living with disabilities.
Less than 8 percent 14 to 17 percent 23 percent
Site Acreage 43 102 16
Lower Income Units 1146 300 389
Moderate Income Units 0 400 0
Above Moderate Income Units 0 1113 0
0 200
400
600
800
1000
1200
1400
Units
Chart 4: Sites Inventory Analysis by Percentage of
Population Living with a Disability
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CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Familial Status
Single-parent female-headed households are considered to be at elevated risk of housing insecurity due to several factors including gender-based wage disparities and other types of employment discrimination. As described previously and shown in Figure H-20, Laguna Hills sees generally low rates of children in single-parent female-headed households. However, slightly higher rates are found in the Via Lomas neighborhood, the Urban Village Specific Plan area, and in the eastern half of North Laguna Hills, areas where some housing opportunity sites have been identified. As shown in Figure H-20 and Chart 5, the City is introducing a variety of housing targeted at low, moderate, and above-moderate income households into census tracts with relatively higher rates of children living in single-parent female headed households. Approximately 64 percent of low-income units are anticipated on housing opportunity sites identified in census tracts with rates of children in single-parent female-headed households below 11.5 percent, indicating that these identified sites are not exacerbating a concentration of low-income housing in areas with high rates of such households. In cases where the introduction of additional low-income units in areas with elevated rates of children living in single-parent female-headed households has the potential to exacerbate patterns of concentration for this household type, the City will implement Program H-15 to develop partnerships with affordable housing developers and Program H-7 to update the Zoning Code to facilitate the development of housing affordable to single-parent female-headed households.
9.0%-11.5% 20.4% 34.1%-37.8%
Site Acreage 43 17 101
Lower Income Units 1146 0 689
Moderate Income Units 0 0 400
Above Moderate Income Units 0 250 863
43 17
101
1146
0 689
0 0
400
0 250
863
0 200
400
600
800
1000
1200
1400
Units
Chart 5: Sites Inventory Analysis by Children in SingleParent Female-Headed Households
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CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
POTENTIAL EFFECT ON ACCESS TO OPPORTUNITY
Employment Opportunities
Residents in Laguna Hills enjoy consistently strong access to employment opportunities throughout the City. As described previously, low-wage workers living in Laguna Hills, including in low-resource areas, benefit from access to nearby job centers based on the United States Department of Housing and Urban Development’s (HUD’s) job proximity index for 2014- 2017. As shown in Chart 6, identified sites are primarily located in areas with access to employment meeting criteria to receive Jobs Proximity index scores of 73 or higher, with almost half of low-income sites located in areas with scores between 96-98. The MemorialCare Saddleback Hospital is the City’s largest employer and is located near the site of the recently approved Villages at Laguna Hills project within the Urban Village Specific Plan area and in close proximity to several mixed-income housing opportunity sites (Figure H-21). Most residents in Laguna Hills do not have long commutes (see “Commute Patterns”), and no areas of Laguna Hills receive Jobs Proximity Index scores falling into “furthest proximity” categories, indicating low-wage workers would have excessive commutes. North and south Laguna Hills have very close proximity to local job centers in Irvine, Santa Ana, and other parts of the County. The introduction of additional low-income units in a community with generally strong access to employment centers will help improve employment access conditions and housing access for low-wage workers regionally who live and/or work in Laguna Hills and may experience barriers to access to employment elsewhere related to housing and employment proximity.
57-63 73 88 96-98
Site Acreage 38 86 3 35
Lower Income Units 597 300 83 855
Moderate Income Units 0 400 0 0
Above Moderate Income Units 250 863 0 0
38 86
3 35
597
300
83 855
0 400
0 0
250
863
0 0
0 100
200
300
400
500
600
700
800
900
1000
Units
Chart 6: Sites Inventory Analysis by Jobs Proximity Index
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CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Educational Opportunities
As described previously (see “Access to Opportunity”), four public elementary schools are sited within Laguna Hills city limits, with state reviews reporting that students at the three schools in higher-resourced south Laguna Hills experience better education outcomes than students at the single school located in relatively lower-resourced North Laguna Hills in state reviews. Additionally, students at the lower-performing school in North Laguna Hills are disproportionately Hispanic or Latino (61 percent).
Students living in the Via Lomas neighborhood attend school in Mission Viejo, at a school that is also lower-performing than schools in south Laguna Hills. Although there is significantly disparate access to proficient elementary schools between different parts of Laguna Hills, all students in Laguna Hills attend the same high school which ranks in the 89th percentile, indicating that it is among the highest performing schools among comparable schools. While sites identified to meet the RHNA are primarily located in areas with relatively lower performing elementary schools, all sites identified to meet the RHNA provide residents access to a high-performing high school, creating an opportunity to improve educational outcomes for low-income households (Chart 7). In areas where the introduction of lowincome units has the potential to exacerbate patterns of relatively lower access to proficient elementary schools for low-income households, the City will engage with the local school district to create a program to address school boundaries and access to proficient education, with an emphasis on the Via Lomas neighborhood (Program H-16).
0.2 0.34 - 0.38 0.50 - 0.64
Site Acreage 16 108 38
Lower Income Units 389 849 597
Moderate Income Units 0 400 0
Above Moderate Income Units 0 863 250
16 108
38 389
849
597
0 400
0 0
863
250
0 100
200
300
400
500
600
700
800
900
1000
Units
Chart 7: Sites Inventory Analysis by TCAC Education Domain Score
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CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
POTENTIAL EFFECT ON DISPROPORTIONATE
HOUSING NEED AND DISPLACEMENT RISK
Overpayment/Cost Burden
As described previously, overpayment is an issue that impacts all Laguna Hills and Orange County residents, and disproportionately impacts lowincome renting households. Citywide, up to 50 percent of renting households paying over 30 percent of monthly income toward housing expenses in most areas of the city, meeting the criteria for overpayment.
This pattern generally coincides with TCAC/HCD opportunity area designations, with highest levels of cost-burdened renters observed in the Via Lomas neighborhood and in the low-resource areas along Interstate 5.
In these neighborhoods, the rate of cost-burden among renting households exceeds 65 percent. As shown in Chart 8, All housing opportunity sites identified are in areas where renter overpayment exceeds 46 percent. The City will seek to address overpayment by helping to facilitate the development of below-market rate housing and addressing the overall need for increased housing. Approximately 64 percent of low-income units are anticipated on housing opportunity sites located in areas where rates of renter overpayment are approximately 46.0 percent to 46.9 percent.
Moderate and above-moderate units are anticipated in areas within which rates of renter overpayment range between 65.2 and 69 percent. An additional 389 low-income units are anticipated in areas where rates of renter overpayment are approximately 77.0 percent. Units added on identified sites will help to increase available housing supply in neighborhoods with high rates of overcrowding, helping to improve conditions for overcrowded households. The following programs, address affordable housing creation and mitigate displacement through land use changes, preserving at-risk units, density bonuses, Section 8 rental assistance, and other means: Programs H-1, H-3, H-4, H-7, H-14, H-15, and H-16.
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CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
46.0%-46.9% 65.2%-69.0% 77%
Site Acreage 43 102 16
Lower Income Units 1146 300 389
Moderate Income Units 0 400 0
Above Moderate Income Units 0 1113 0
43 102
16 1146
300
389
0 400
0 0
1113
0 0
200
400
600
800
1000
1200
1400
Units
Chart 8: Sites Inventory Analysis by Renter Cost Burden
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CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Overcrowding
As described previously, approximately 4.5 percent of Laguna Hills households experience overcrowding, with approximately 11.5 percent of renting households experiencing overcrowding (see “Disproportionate Housing Need”. A majority of housing opportunity sites are identified in areas where the rate of overcrowding is between 1.3 percent and 3.4 percent (Chart 9). Overcrowding is more prevalent in Orange County as a whole, where on average 9.5 percent of all households experience overcrowding, with a higher rate of 15.9 percent among renting households only. The rate of overcrowding in Laguna Hills is generally consistent and low outside of the Via Lomas neighborhood, where the rate of overcrowding rate increases to 13 percent of households. Via Lomas is also home to a concentration of Hispanic residents (83 percent). This pattern of is consistent with the region, with higher rates coinciding with areas characterized by higher amounts of multifamily housing which tends to be more affordable. The rate of overcrowding in the Via Lomas neighborhood could indicate that appropriately sized and/or affordable housing is not accessible or available to current residents. Overcrowding in the Via Lomas neighborhood demonstrates a greater need for affordable, larger housing units in the area and access to affordable larger housing units citywide. Through housing opportunity sites, the City anticipates 597 low-income units in close proximity to the Via Lomas area (Figure H-24). An additional 250 units are identified on Site 3 within the Via Lomas area. In an effort to promote greater access to opportunity and quality of life improvements in the Via Lomas area, the City will implement place-based anti-displacement and community revitalization strategies as reflected in Policies H1.1, H1.3, and H3.2, and Programs H-1, H-2, H-3, H-4, H-5, H-6, H-7, H-9, H-15, H16, and H-17.
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CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
0% 1.3% - 3.4 % 5.4% 13.4%
Site Acreage 16 107 22 17
Lower Income Units 389 897 549 0
Moderate Income Units 0 400 0 0
Above Moderate Income Units 0 863 0 250
16 107
22 17
389
897
549
0 0
400
0 0 0
863
0 250
0 100
200
300
400
500
600
700
800
900
1000
Units
Chart 9: Sites Inventory Analysis by Rate of Overcrowding
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CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
As is described in the Housing Resources section, the City cannot rely on vacant sites to meet its RHNA. Therefore, the City’s approach to accommodate its RHNA is comprised of underutilized sites throughout the City where redevelopment is likely. The sites include anticipated projects (Table H-47), underutilized sites that do not require rezoning (Table 48A) and underutilized sites that are candidates for rezoning (Table H-48B).
These are shown on Figures H-25 and H-26.
The sites with anticipated projects provide important opportunities to both expand affordable housing (including affordable ownership opportunities) and increase access to opportunity in the Urban Village Specific Plan area (see sites 1 and 2 on Figure H-26), which is designated as a low resource area, and the Via Lomas neighborhood (see site 3 on Figure H-26), which is designated as moderate resource area but currently supports the City’s two publicly assisted housing developments.
Although the Urban Village Specific Plan area (Village Commercial zone) is in an area designated by TCAC/HUD as a low resource area, locating affordable housing in this area will support the needs of low-income residents by providing convenient access to employment centers, public transit, essential services, and commercial areas, most within walking distance. The Village at Laguna Hills redevelopment site is adjacent to MemorialCare Saddleback Medical Center and surrounding medical complex, which can provide jobs for residents with varying levels of education and access to essential health services. The commercial uses within the Village at Laguna Hills redevelopment project provide additional employment opportunities and access to necessities, including a grocery store within walking distance of the sites. Laguna Hills’ transit hub, the Laguna Hills Transportation Center, is also adjacent to the former Laguna Hills Mall site (Village at Laguna Hills project), allowing residents to access all commuter routes and local routes serving the city. The Village at Laguna Hills redevelopment project is an infill project, currently served by utilities and sidewalk. The existing sidewalk supports pedestrian access to the services and commercial areas stated previously and the Aliso Creek Riding and Hiking Trail, a series of bike paths and hiking trails less than a half-mile from the Laguna Hills Mall site. Despite the low-resource designation, locating affordable housing as a part of the Village at Laguna Hills redevelopment project furthers fair-housing choice by providing convenient access to job centers, essential services, and amenities, supporting economic mobility of low-income residents.
The General Plan designation for the Via Lomas neighborhood, Planned Community Via Lomas, provides an opportunity for a total 600 units within the area through a variety of densities. This neighborhood is located in the center of the City, near the intersection of Alicia Parkway and Moulton Parkway. As an area with concentrated poverty and higher diversity, introducing a mixture of units targeted at multiple income levels in the Via Lomas neighborhoods will help address issues of concentrated median income citywide. Expanding residential development in the Via Lomas
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CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
neighborhood can provide additional resources to the neighborhood that could address existing discrepancies in access to opportunity, such as access to proficient schools and expanding park and recreational opportunities.
As shown in Figure H-25, candidate rezone sites are located in north Laguna Hills, in an area that largely supports business-park development with limited resources (access to grocery stores, schools, and essential services) accessible to the existing mobile park, Laguna Hills Estates, leaving residents of Laguna Hills Estates isolated from essential resources. Through rezoning this area to permit higher densities within the existing mixed-use zone existing and future residents would benefit from convenient access to commercial services than the area currently provides.
The City’s commitment to the rezoning effort to meet its RHNA is addressed in Program H-11.
Contributing Factors
Through an evaluation of the Regional AI, input from City staff, the Fair Housing Council of Orange County, and this assessment of fair housing issues, the City identified factors that contribute to fair housing issues in Laguna Hills, as shown in Table H-44B. These contributing factors have been incorporated into programs that specifically address anti-displacement, housing mobility, preservation of affordable housing, and tenant protections, among other fair housing issues, including Programs H-3, H-4, H-5, H-6, H-12, and H-16. Prioritized contributing factors are bolded in the table.
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CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Table H-44B
Factors that Contribute to Fair-Housing Issues
AFH Identified Fair -
Housing Issues Contributing Factor Meaningful Action
Displacement/
exclusion of lowerincome residents and
overpayment for
housing by renters and
homeowners
Housing shortages regionally in
Orange County
Unaffordable rents and home prices
Neighborhoods in south Laguna
Hills are more desirable, therefore
more costly, than neighborhoods
in central and north Laguna Hills
Lack of partnerships with affordable
housing developers
Concentrated areas of poverty in
low-resource areas
Require property owners to proactively
relocate tenants while addressing code
enforcement violations (Program H-1)
Preserve 51 at-risk units and seek out
opportunities for publicly assisted units in
high resource areas of the city (Program H4)
Promote development opportunities in the
UVSP area, encouraging affordable
housing development (H-6)
Expand HCV acceptance in high-resource
areas (H-15)
Develop first-time homebuyer assistance
program through partnership with local nonprofits and Orange County Housing and Community Services Department (H-16)
Concentration of lowincome households
Availability of affordable units in a
range of sizes
Availability of rentals that accept
Housing Choice Vouchers
Linguistic isolation of non-Englishspeaking households Concentration of more affordable
housing (e.g., multifamily, mobile
home park) in north Laguna Hills
and the Via Lomas neighborhood
Neighborhoods in south Laguna
Hills are more desirable, therefore
more costly, than neighborhoods
in central and north Laguna Hills
Promote development opportunities in the
UVSP area, encouraging affordable
housing development (H-6)
Expand HCV acceptance in high-resource
areas (H-15)
Develop first-time homebuyer assistance
program through partnership with local nonprofits and Orange County Housing and Community Services Department (H-16)
Rehabilitate at least 30 homes during the
planning period through rehabilitation
programs (H-3)
Develop informational/educational material
on housing services in multiple languages
(H-1, H-3, H-16, H-17)
Concentration of
single-person
households
Limited variety of housing types
to meet a range of incomes
Availability of affordable units in a
range of sizes
Concentration of more affordable
housing (e.g., multifamily, mobile
home park) in north Laguna Hills
and the Via Lomas neighborhood
Promote development opportunities in the
UVSP area, encouraging affordable
housing development (H-6)
Expand HCV acceptance in high-resource
areas (H-15)
Develop first-time homebuyer assistance
program through partnership with local nonprofits and Orange County Housing and Community Services Department (H-16)
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CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Table H-44B
Factors that Contribute to Fair-Housing Issues
AFH Identified Fair -
Housing Issues Contributing Factor Meaningful Action
Concentration of
persons with
disabilities
Limited variety of housing types
to meet a range of incomes
Availability of affordable units in a
range of sizes
Availability of rentals that accept
Housing Choice Vouchers
Cost of rehabilitation or repair
Promote accessibility programs focused on
improving access to housing, transit, public
buildings, and facilities through developing
partnerships with local non-profits and
services providers (H-16 and H-17)
Expand HCV acceptance in high-resource
areas (H-15)
Rehabilitate at least 30 homes during the
planning period through rehabilitation
programs and develop informational
materials for assistance programs to
support rehabilitation projects (H-3)
Access to proficient
schools
Availability of high-ranked
elementary schools to serve north
Laguna Hills and the Via Lomas
neighborhood
Engage with the local school district to
explore a program to address school
boundaries and access to proficient
education, specifically for the Via Lomas
neighborhood (H-16)
Note: Prioritized contributing factors are shown in bold text.
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CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Housing Resources
State law (California Government Code Section 65584) requires that a local jurisdiction accommodate a share of the region’s projected housing needs for the planning period. This share, called the Regional Housing Needs Allocation (RHNA), is important because state law mandates that jurisdictions provide sufficient land to accommodate a variety of housing opportunities for all economic segments of the community. Compliance with this requirement is measured by the jurisdiction’s ability to provide adequate land to accommodate the RHNA. This section summarizes the resources available for the development of housing in Laguna Hills. The analysis includes an evaluation of the adequacy of the City’s land inventory to accommodate Laguna Hills’ regional housing need goals for the 2021-2029 planning period. This section also analyzes the financial resources available to support housing activities and the administrative resources available to assist in implementing the City’s housing programs. Finally, this section documents the City’s accomplishments during the 2013-2021 Housing Element planning period.
Available Sites for Housing
State law requires communities to play an active role in ensuring that enough housing is available to meet expected population growth in the Southern California region. Approximately every eight years, the Southern California Association of Governments (SCAG) is authorized to set forth specific goals for the amount of new housing that should be planned in each jurisdiction over a specified time period, in this case, 2021-2029. This section discusses how Laguna Hills will plan for the provision of housing for all economic segments by 2029.
FUTURE HOUSING NEED
For the 2021-2029 Housing Element cycle, the California Department of Housing and Community Development (HCD) projected a need for 1,341,827 new housing units in the six-county Southern California region (encompassing the counties of Los Angeles, Orange, Riverside, San Bernardino, Ventura, and Imperial). SCAG developed a RHNA that determines each jurisdiction’s share of the forecasted growth based on several factors, including recent growth trends, income distribution, access to high-quality transportation corridors and capacity for future growth. The allocation for Orange County is 183,861 new units. Of Orange County’s 183,861 units, 1,985 were allocated to Laguna Hills. Laguna Hills’ share of the regional housing need for the 2021-2029 period is allocated by SCAG.
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CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
As shown in Table H-45, the RHNA is divided into four income groups established by HCD. Pursuant to state housing element law, a jurisdiction must demonstrate in its housing element that it has adequate residential sites at appropriate densities and development standards to accommodate its RHNA. See Program H-21. Facilitating Housing on Identified Sites.
Table H-45
Regional Housing Needs Allocation, 2021–2029
Income Level Allocation Percentage of Total
Very Low-Income 568* 29%
Low-Income 353 18%
Moderate-Income 354 18%
Above Moderate-Income 710 36%
Total 1,985 100%
Sources: SCAG 2021–2029 Regional Housing Needs Plan, July 2021 *Assumes 50 percent of the very low-income need is allocated for extremely low-income households.
PROGRESS TOWARDS RHNA
There are no vacant sites in Laguna Hills suitable to meet the RHNA; however, there are many underutilized sites throughout the City where redevelopment is likely. For the Housing Element, underutilized parcels are defined as property that is either developed but could accommodate greater intensity or vacant land that is not currently zoned for residential uses. Three categories of underutilized sites are described here and shown on Figures H25 and H-26:
1. Underutilized Sites with Anticipated Projects
a. Oakbrook Village
b. The Village at Laguna Hills
c. Planned Community Via Lomas (PCV)
2. Underutilized Sites, Candidates for Rezoning
3. Underutilized Sites, VC Zone
As described in the Constraints chapter, there is sufficient water and sewer capacity for current and anticipated residential growth in Laguna Hills. Dry utilities are readily available throughout the city.
Accessory Dwelling Units (ADUs)
Ten accessory dwelling units (ADUs) were built between 2016 and October 2021. This analysis assumes that the number of ADU applications and permits will increase slightly during the 2021-2029 projection period, averaging 1.9 ADU’s per year, for a total of 18 ADU’s during the planning period. To promote ADU’s, the City has included Program H-8 to comply
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CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
with state law and make construction of ADU’s feasible for more property owners. To determine assumptions on ADU affordability in the SCAG region, SCAG conducted a regional analysis of existing ADU rents in April and June 2020. The analysis resulted in affordability assumptions for Orange County jurisdictions that allocate 68 percent of ADU’s to lower-income households, 30 percent to moderate-income households, and 2 percent to above moderate-income households. Affordability of ADU’s projected to be built within the city during the planning period were based on the SCAG analysis. Of the 18 ADU’s projected to be built, it is estimated that 10 will be for lower-income households, 5 for moderate income households, and three for above moderate-income households. In many of these instances the units may be occupied by low and moderate income seniors who may be related to the owners of the principal dwelling. Anticipated ADUs are shown in Table H-46.
Table H-46
Progress Towards RHNA
Income
Category RHNA VC ZoneSites
Anticipated Projects
Anticipated
ADUs
Subtotal
Progress
Towards
RHNA
Remaining
Need
Candidate
Rezone
Sites
RHNA
Oakbrook Surplus
Village
The
Village at
Laguna
Hills
Planned
Community
Via Lomas
(PCV)
Lower 921 283 0 100 0 10 393 528 1,452 924
Moderate 354 0 50 350 0 5 405 -51 51
Above
Moderate 710 0 150 713 250 3 1,116 -406 406
Total 1985 283 200 1,163 250 18 1,914 528 1,452 1,381
Note: No sites identified in the 6th cycle land inventory for lower income were identified in the 5th or 4th for lower income.
ANTICIPATED PROJECTS
There are a total of 1,613 anticipated units at the Oakbrook Village (site 1), Village at Laguna Hills (site 2), and Planned Community Via Lomas (PCV) (site 3). These projects are described in greater detail herein. Site-specific information is shown in Table H-47. The sites are mapped in Figure H-25.
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The total 1,613 anticipated units at these three sites are counted towards the City’s RHNA by income categories:
• Lower-income: 100 deed-restricted units at the Village at Laguna Hills, • Moderate-income: 100 deed-restricted units and 250 market-rate units at the Village at Laguna Hills and 50 market-rate units at Oakbrook Village (see affordability analysis herein),
Above moderate-income: all market-rate units, 713 at
the Village at Laguna Hills, 150 at Oakbrook Village and 250 at Planned Community Via Lomas (PCV)Affordability
of Market-Rate Moderate-Income Units
HUD considers a household’s housing costs to be affordable if they are no more than 30 percent of the household’s income. According to HCD’s income limits for 2021, at the moderate-income level (earning between 81 and 120 percent of AMI), monthly rental costs are considered affordable if they are:
• $2,241 or less for one-person households,
• $2,561 or less for two-person households, and
• $2,881 or less for three-person households.
As shown in Table H-28, in a survey of rental listings on Zillow.com in February 2021, out of five rental developments in Laguna Hills, the average rent for a one-bedroom apartment was $1,955 and the average rent for a two-bedroom apartment was $2,325. Based on this analysis, it is reasonable to assume that at least 250 units at the Village at Laguna Hills and 50 units at Oakbrook Village will be affordable to moderate-income households at a market-rate.
Oakbrook Village: In 2012, the City worked with the Fritz Duda Company (owner of the Oakbrook Village Shopping Center) for almost a year to approve plans for a two-phased, mixed-use, redevelopment project of a portion of the Oakbrook Village Shopping Center. At that time, 289 marketrate units were built. The owner has not exercised their rights under the development agreement to build the remaining 200 units. The development agreement expires in December 2023. However, due to the high demand for housing, it is likely that these 200 units will be built. Of the 200 anticipated market-rate units, 150 are anticipated to be affordable to households with above moderate incomes and 50 are anticipated to be affordable to households with moderate incomes. More information on the site is shown in Table H-47: Anticipated Projects. The total units are shown in Table H-46:
Progress Towards RHNA.
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The Village at Laguna Hills (Formerly Five Lagunas): In March 2016, the City originally approved a plan for the renovation of the Laguna Hills Mall, which included approximately 880,000 square feet of new and renovated commercial retail space, movie theaters, restaurants, and 988 residential units. The approved plan was known as Five Lagunas.
Subsequently, the property owner of Five Lagunas, Merlone Geier Partners (MGP), informed City staff that they could not move forward with the approved 2016 plan because they did not think the market would support the approved Five Lagunas project. Since then, several revised configurations have been discussed for the project, renamed as The Village at Laguna Hills.
Most recently (April 2022), the City approved a revised proposal that contains increased the development’s capacity, including approximately 250,000 square feet of retail and restaurants, up to 465,000 square feet of commercial office, up to 1,500 residential units and a hotel with 100-150 rooms. Five multi-story residential buildings, one mixed-use retail/residential building and four residential buildings, will support the anticipated 1,500 proposed units.
Of the approved 1,500 units, there will be 200 deed-restricted affordable units, (100 moderate income and 100 low income units). The rental priority for the affordable units will be given to seniors, veterans, and City residents.
More information on the site is shown in Table H-47: Anticipated Projects.
The total units are shown in Table H-46: Progress Towards RHNA. For the purposes of this housing element, 1,163 units of the total 1,500 units anticipated during this cycle, including all 200 affordable units. As indicated in the approved proposal, the last building to be built will not contain any of the affordable units. Of the remaining 963 anticipated units (1,163-200), 713 are anticipated to be affordable to households with above moderate incomes and 250 are anticipated to be affordable to households with moderate incomes.
Planned Community Via Lomas (PCV): As described in the City’s Land Use Element of its General Plan, the Planned Community Via Lomas (PCV) is located along Via Lomas in the west-central portion of the City and consists of 39 acres. The area is currently developed with 350 apartments and condominiums, consisting of one-story cluster condos and two-story apartments. A total of 102 units are within the Rancho Moulton and Rancho Niguel apartment complexes (51 units each). Both Rancho Moulton and Rancho Niguel were built in the early 1980s with Section 8 construction funds and provide affordable housing to low- and moderate-income residents. The Aliso Meadows condominiums have 248 units and provide an affordable home ownership opportunity for low- and moderate-income households. The General Plan designates this site as Planned Community Via Lomas. This designation will allow a maximum of 600 dwelling units through a variety of different densities, which is an increase of 250 dwelling units over existing conditions. Building height will be a combination of two- and three6.1.a Packet Pg. 560 Attachment: Attachment A - Proposed Resolution including Exhibits 1-4 (2907 : 2021-2029 Housing Element Update and Safety Element H-178
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story structures. Additionally, up to approximately 13 acres of parks and recreation amenities will be added.
The 250 units anticipated in the City’s Land Use Element of its General Plan, for the Planned Community Via Lomas (PCV) area are anticipated to be affordable to households with above-moderate incomes. More information on the site is shown in Table H-47: Anticipated Projects. The total units are shown in Table H-46: Progress Towards RHNA.
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Table H-47
Anticipated Projects
Map
ID # Location APN Address
Zoning
and
General
Plan
Acres
Minimu
m
Density
(units/
acre)
Current
Maximum
Density
(units/
acre)
Lower
Income
Units
Moderate
Income
Units
Above
Moderate
Income
Units
Total
Units
Existing
Uses Area
1 Oakbrook
Village 62049121
West
side of
Avenida
de la
Carlota,
north of
Los
Alisos
Blvd.
VC 13.35 30 500 50 150 200 Strip Mall UVSP
2 Village at
Laguna
Hills
62114181
24100
and
24126
Laguna
Hills
Mall
23531
and
24300
Calle
De La
Louisa
24032
El Toro
Road
24102
Ronda
Del
Rossmo
or
VC 3.19 30 50
100 350 713 1,163
Retail,
restaurant
s and
services
UVSP
62105129 VC 15.41 30 50 UVSP
62114150 VC 1.89 30 50 UVSP
62114153 VC 0.63 30 50 UVSP
62105133 VC 16.43 30 50 UVSP
62114154 VC 1.80 30 50 UVSP
62114158 VC 1.29 30 50 UVSP
62114155 VC 1.20 30 50 UVSP
62114149 VC 2.42 30 50 UVSP
62105135 VC 12.23 30 50 UVSP
62114151 VC 3.53 30 50 UVSP
62105125 VC 2.18 30 50 UVSP
62105134 VC 2.11 30 50 UVSP
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Table H-47
Anticipated Projects
Map
ID # Location APN Address
Zoning
and
General
Plan
Acres
Minimu
m
Density
(units/
acre)
Current
Maximum
Density
(units/
acre)
Lower
Income
Units
Moderate
Income
Units
Above
Moderate
Income
Units
Total
Units
Existing
Uses Area
3 Planned
Community
Via Lomas
(PCV)
62521105
South
side of
Via
Lomas,
betwee
n
Moulton
Pkwy.
and
Alicia
Pkwy.
PCR 16.73 N/A
24 units/
ac. on a
project;
average of
15.3 units/
ac. across
PCR zone
00 250 250 Residential
Via
Loma s
TOTAL 94.39 100 400 1,113 1,613
VC = Village Commercial
UVSP = Urban Village Specific Plan
PCR = Planned Community Residential
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UNDERUTILIZED SITES
Village Commercial (VC) Zone
Table H-48A shows three underutilized sites, totaling 11.4 acres. They are shown as sites 114, 115 and 116 on Figure H-26. They are located in the Urban Village Specific Plan (UVSP). The UVSP allows projects that are 100- percent residential; however, there is no required residential component for mixed-use projects. 50 units per acre is the maximum residential density. The realistic capacity is calculated at 50 percent of the maximum allowed units for each site, given its size. A 50 percent assumption is reasonable, given the market demand for housing development and the numerous examples of high-density mixed-use developments in Laguna Hills and surrounding cities (see the subsection Recent Development Trends, after Table H-48B and the subsection with the underutilized analysis). As seen in Table H-46, 283 units are counted towards the lower income RHNA categories. Because these three sites are not vacant, an underutilized analysis is included. All underutilized sites are described and analyzed following Table H-48B.
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Table H-48A
Underutilized Sites, VC Zone
Map
ID # APN Address
Zoning
and
General
Plan
Acres
Minimum
Density
(units/
acre)
Current
Maximum
Density
(units/acre)
Realistic
Capacity
(Percent
Maximum)
Lower
Income
Units
Existing
Uses
Specific
Plan
114 62114127 23511 Paseo
de Valencia VC 1.30 30 50 0.5 32 Commercial UVSP
115 61602203 23802 Avenida
de la Carlota VC 3.35 30 50 0.5 83 Religious UVSP
116 62049201 24422 Avenida
de la Carlota VC 6.73 30 50 0.5 168 Commercial UVSP
Total 11.37 283
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CANDIDATES FOR REZONING
As shown in Table H-46: Progress Towards RHNA, after accounting for anticipated development from ADUs, Oakbrook Village, The Village at Laguna Hills, the Planned Community Via Lomas (PCV), and underutilized sites in the VC zone, for the moderate and above moderate-income categories have been met and there is a remaining unaccommodated need of 528 units in the lower-income categories. The City does not have land adequately zoned to accommodate these units. This section describes the plan for meeting the City’s RHNA by rezoning underutilized sites.
Redevelopment with new mixed-use buildings is anticipated in several areas of the city. New mixed-use developments will likely have apartments and/or condominiums with a range of sizes and price points. Density is one of the most important factors that affect the feasibility of affordable housing.
Higher density reduces the land cost for each housing unit, thereby reducing total development cost. “Default” densities that are presumed to be suitable for lower-income housing are set by California statute Section (65583.2(c)(3)(B)). For Laguna Hills, like most cities in metropolitan areas, the default density is 30 housing units per acre. The remaining unaccommodated 528 units in the lower-income category can be accommodated on 17.6 acres rezoned to allow 30 units per acre. However, the City is interested in allowing up to 50 units per acre on the rezoned sites.
For the sake of this analysis, it is assumed that the remaining unaccommodated 528 units in the lower-income category will be accommodated by rezoning certain sites in certain zones to allow 50 units per acre. At 50 units per acres, a minimum of 10.56 acres would need to be rezoned. Although 50 units per acre is greater than the default density assigned by the State, the City’s Village Commercial zone already allows 50 units per acre. The realistic capacity is calculated at 50 percent of the maximum allowed units for each candidate rezone site, given its size. A 50 percent assumption is reasonable, given the market demand for housing development and the numerous examples of high-density mixed-use developments in Laguna Hills and surrounding cities (see the subsection Recent Development Trends, after Table H-48B and the subsection with the underutilized analysis). Two of the candidate rezone sites (Map ID# AV Apts and AP Apts) are calculated differently. As described in the underutilized analysis following Table H-48B, these two sites have existing apartment buildings at built densities of 23 and 20 units per acre, respectively.
The realistic capacity of these two sites is calculated at 100 percent of the unit yield given the proposed density of 50 units per acre and their size, minus the number of existing residences (252 and 205, respectively). All candidate rezone sites are non-vacant and included in the underutilized analysis that follows Table H-48B.
Figures H-25 and H-26 and Table H-48B show underutilized, candidate rezone sites.
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Table H-48B
Underutilized, Candidate Rezone Sites
Map
ID # APN Address
Zoning/
General
Plan
Acres
Minimum
Density
(units/
acre)
Current
Maximum
Density
(units/
acre)
Proposed
Maximum
Density (units/
acre)
Realistic
Capacity
(Percent
Maximum)
Lower
Income
Units
Existing
Uses
Potential for
Lot
Consolidation
Area
70 58814208
23201
Mill
Creek Dr
3 MXU 1.77 N/A 20 50 0.5 44 Commercial
North
Laguna
Hills
71 58814108
23212
Mill
Creek Dr
MXU 1.01 N/A 20 50 0.5 25 Commercial
North
Laguna
Hills
81 58814111
23272
Mill
Creek Dr
330
MXU 1.81 N/A 20 50 0.5 45 Commercial
North
Laguna
Hills
87 58814112
23282
Mill
Creek Dr
100
MXU 1.66 N/A 20 50 0.5 41 Commercial
North
Laguna
Hills
113
58816110
23332
Mill
Creek Dr
MXU 0.70 N/A 20 50 0.5 17 Commercial Yes
North
Laguna
Hills
58816109
23382
Mill
Creek Dr
MXU 0.71 N/A 20 50 0.5 17 Commercial Yes
North
Laguna
Hills
58816108
23422
Mill
Creek Dr
MXU 0.71 N/A 20 50 0.5 17 Commercial Yes
North
Laguna
Hills
58816107
24411
Mill
Creek Dr
MXU 0.57 N/A 20 50 0.5 14 Commercial Yes
North
Laguna
Hills
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Table H-48B
Underutilized, Candidate Rezone Sites
Map
ID # APN Address
Zoning/
General
Plan
Acres
Minimum
Density
(units/
acre)
Current
Maximum
Density
(units/
acre)
Proposed
Maximum
Density (units/
acre)
Realistic
Capacity
(Percent
Maximum)
Lower
Income
Units
Existing
Uses
Potential for
Lot
Consolidation
Area
58816106
24411-
24461
Ridge
Route
MXU 0.29 N/A 20 50 0.5 7 Commercial Yes
North
Laguna
Hills
58816113
24411-
24461
Ridge
Route
MXU 12.89 N/A 20 50 0.5 322 Commercial Yes
North
Laguna
Hills
63 58811119
23172
Plaza
Pointe Dr
MXU 1.94 N/A 20 50 0.5 48 Commercial
North
Laguna
Hills
90 58811117 23297 S
Pointe Dr MXU 1.93 N/A 20 50 0.5 48 Commercial
North
Laguna
Hills
99 58811113
23342 S
Pointe Dr
B
MXU 1.69 N/A 20 50 0.5 42 Industrial
North
Laguna
Hills
101 58811108 23402 S
Pointe Dr MXU 0.76 N/A 20 50 0.5 19 Industrial Yes
North
Laguna
Hills
105 58811107 23432 S
Pointe Dr MXU 0.74 N/A 20 50 0.5 18 Industrial Yes
North
Laguna
Hills
103 58811115 23421 S
Pointe Dr MXU 2.58 N/A 20 50 0.5 64 Commercial
North
Laguna
Hills
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Table H-48B
Underutilized, Candidate Rezone Sites
Map
ID # APN Address
Zoning/
General
Plan
Acres
Minimum
Density
(units/
acre)
Current
Maximum
Density
(units/
acre)
Proposed
Maximum
Density (units/
acre)
Realistic
Capacity
(Percent
Maximum)
Lower
Income
Units
Existing
Uses
Potential for
Lot
Consolidation
Area
106 58811116 23441 S
Pointe Dr MXU 1.45 N/A 20 50 0.5 36 Commercial
North
Laguna
Hills
107 58811106 23456 S
Pointe Dr MXU 1.27 N/A 20 50 0.5 31 Industrial
North
Laguna
Hills
AV
Apts. 62033102
25211
Stockport
St.
MDR 10.92 N/A 18 50 1 294 Residential
Central
Laguna
Hills
AP
Apts. 62025102
25212
Stockport
St.
MDR 10.17 N/A 18 50 1 303 Residential
Central
Laguna
Hills
Total 55.57 1,452
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Underutilized Sites Analysis
All underutilized sites have access to commercial and retail shopping opportunities, schools, transit and transportation networks and job centers.
Site 114: 23511 Paseo de Valencia
This 1.3-acre site is currently used as a bank. According to County Assessor records, the site is improved with a 13,688-square-foot, two-story bank building constructed in 1980, currently occupied by Union Bank. Since US bank has acquired Union Bank, and there is a newer US bank building less than three-fourths of a mile away on El Toro Road, US Bank has indicated the bank at the subject property will likely be closed, but no final decision has been made as of April 2022. This is an ideal redevelopment site because the existing use is expected to discontinue soon. This site has a low as-built floor area ratio (FAR), 0.24, indicating that the site is underutilized.
Site 115: 23802 Avenida de la Carlota
This 3.35-acre site is currently used by a religious institution, St. George's Episcopal Church. According to County Assessor records, the site is improved with a 14,163 square foot building, built in 1969. It has come to the City’s attention that the church is looking for a new location, making the site potentially available once it is unoccupied. This is an ideal redevelopment site because the existing use is expected to discontinue if the church finds the new location they are seeking. This site has a very low asbuilt FAR of 0.97, indicating that the site is underutilized. According to the Orange County Office of the Treasurer-Tax Collector, the assessed improvement value on this site is 36 percent of the total assessed value (land plus improvements), which also indicates that redevelopment is likely.
Because the site is likely to be redeveloped with mixed-uses, the realistic unit yield is calculated at 50 percent of the maximum allowed (50 units per acre) under current zoning.
Site 116: 24422 Avenida de la Carlota
This 6.73-acre site is known as Oakbrook Plaza. Existing uses are commercial. According to LoopNet, a commercial broker website, the site is improved with a 119,900-square-foot, four-story office building constructed in 1983. There are approximately 478 surface parking spaces occupying 85 percent of the site. There is a low as-built FAR of 0.41, indicating that the site is underutilized. Lot coverage is 10 percent; however, 70 percent lot coverage is allowed on the site. There is an opportunity with this site to use all or some of the 6-acre parking lot to develop housing. Because the site is likely to be redeveloped with mixed-uses, the realistic unit yield is calculated at 50 percent of the maximum allowed (50 units per acre) under current zoning.
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Site 70: 23201 Mill Creek Drive 3
This 1.77-acre site is known as Professional Land Plaza. Existing uses are commercial. According to LoopNet, a commercial broker website, the site consists of 60 parking spaces and a three-story professional office building built in 1982 and renovated in 1992. Current tenants include counseling services and real estate offices. As patterns of employment in professional occupations shift to virtual and remote work, office culture is evolving and the use of in-person office spaces can be predicted to decline. There is a low as-built FAR of 0.35, indicating that the site is underutilized. According to the Orange County Office of the Treasurer-Tax Collector, the assessed improvement value on this site is 49 percent of the total assessed value (land plus improvements), which also indicates that redevelopment is likely.
Because the site is likely to be redeveloped with mixed-uses, the realistic unit yield is calculated at 50 percent of the maximum allowed (50 units per acre) under current zoning.
Site 71: 23212 Mill Creek Drive
This 1.01-acre site is known as Vacation Resorts International. Existing uses are commercial. According to LoopNet, a commercial broker website, the site consists of a 50 parking spaces and a three-story professional office building with built in 1983. Current tenants include an attorney office. As patterns of employment in professional occupations shift to virtual and remote work, office culture is evolving and the use of in-person office spaces can be predicted to decline. According to a search on Property Shark, an online real estate information website, on May 11, 2022, approximately two-thirds of the suites in the existing building were empty and are available for lease. This site currently has a low as-built FAR of 0.26, indicating that the site is underutilized. According to the Orange County Office of the Treasurer-Tax Collector, the assessed improvement value on this site is 47 percent of the total assessed value (land plus improvements), which also indicates that redevelopment is likely.
Site 81: 23272 Mill Creek Drive 330
This 1.81-acre site is known as Summit Office Plaza (West). Existing uses are commercial. According to LoopNet, a commercial broker website, the site consists of 140 parking spaces and a three-story professional office building built in 1984. Tenants include a massage therapist, financial office, and software developer. This site has a low as-built FAR of 0.75 FAR, indicating that the site is underutilized. According to the Orange County Office of the Treasurer-Tax Collector, the assessed improvement value on this site is 44 percent of the total assessed value (land plus improvements), which also indicates that redevelopment is likely.
Site 87: 23282 Mill Creek Drive 100
This 1.66-acre site is known as Summit Office Plaza (East). Existing uses are commercial. According to LoopNet, a commercial broker website, the site consists of 140 parking spaces and a three-story professional office building
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built in 1984. Tenants include environmental consultants, mortgage lenders, and a financial office. This site has a low as-built FAR of 0.42, indicating that the site is underutilized. According to the Orange County Office of the Treasurer-Tax Collector, the assessed improvement value on this site is 44 percent of the total assessed value (land plus improvements), which also indicates that redevelopment is likely.
Site 113: 23332 Mill Creek Dr, 23382 Mill Creek Dr, 23422 Mill Creek Dr, 24411 Mill Creek Dr, and 24411-24461 Ridge Route
This 15.9-acre site is known as HERE (formerly Lakehills Corporate Park).
Existing uses are commercial. This site consists of five 2-story professional office buildings totaling to 223,888 square feet constructed in 1988 and renovated in 2017. It also consists of a parking lot containing 865 spaces.
The owners are very interested in the possibility of residential use of the property. The City has had several meetings with Ron Harari, President and CEO of Tova Capital, Inc., and have received a letter of support for future residential development of the site. As of May 11, 2022, the property is being actively marketed for sale. Staff has been contacted by at least a halfdozen developers interested in developing some type of residential use on the property. There are active long leases on site, however, the size and layout of the site has the opportunity for phasing, subdividing, and grouping remaining office uses in the same building(s) while allowing the site to incrementally realize residential development potential. This site has a low as-built FAR of 0.32 indicating that the site is underutilized. This property has lakefront views, is located very close to services and primary arterials for regional accessibility.
Site 63: 23172 Plaza Pointe Drive
This 1.84-acre site is known as Plaza Laguna Hills. Existing uses are commercial. According to LoopNet, a commercial broker website, the site consists of 147 parking spaces and a two-story, 35,437 square foot office building built in 1989. This site has a low as-built FAR of 0.41, indicating that the site is underutilized. According to the Orange County Office of the Treasurer-Tax Collector, the assessed improvement value on this site is 52 percent of the total assessed value (land plus improvements), which also indicates that redevelopment is likely. City staff spoke with the property owner who expressed interest in developing the site with residential uses and support for rezoning the property to allow 50 units per acre.
Site 90: 23297 S Pointe Drive
This 1.93-acre site is known as Water Garden Business Plaza. Existing uses are commercial. According to LoopNet, a commercial broker website, the site consists of 64 parking spaces and a two-story, 23,724 square foot office building built in 1980. This site has a low as-built FAR of 0.28, indicating that the site is underutilized. According to the Orange County Office of the Treasurer-Tax Collector, the assessed improvement value on this site is 35 percent of the total assessed value (land plus improvements), which also indicates that redevelopment is likely.
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Site 99: 23342 S Pointe Drive
The 1.69-acre site is known as the Antoyan Industrial Park. Existing uses are commercial. According to County Assessor records, the site is improved with three one-story tilt-up construction buildings totaling to approximately 43,800 square feet, constructed in 1980. The building currently appears to be 25 percent to 30 percent vacant. With vacancies, and no significant investment since original construction, the property appears suitable for redevelopment. This site has a low as-built FAR of 0.39, indicating that the site is underutilized. According to the Orange County Office of the Treasurer-Tax Collector, the assessed improvement value on this site is 37 percent of the total assessed value (land plus improvements), which also indicates that redevelopment is likely.
Site 101: 23402 S Pointe Drive
This 0.76-acre site is known as Park West. Existing uses are industrial.
According to County Assessor records, the site is improved with a two-story office and warehouse building totaling 11,640 square feet constructed in 1980. It has the same owner, Adams-Voit LLC, as the adjacent parcel, site 105, providing the opportunity for lot consolidation. This site has a low asbuilt FAR of 0.35, indicating that the site is underutilized. According to the Orange County Office of the Treasurer-Tax Collector, the assessed improvement value on this site is 65 percent of the total assessed value (land plus improvements), which also indicates that redevelopment is likely.
Site 105: 23432 S Pointe Drive
This 0.74-acre site is known as the SiteOne Landscape Supply. Existing uses are industrial. According to County Assessor records, the site is improved with a two-story office and warehouse building totaling 11,542 square feet constructed in 1980. This site has the same owner, Adams-Voit LLC as site 101 providing the opportunity for lot consolidation. This site has a low asbuilt FAR of 0.36, indicating that the site is underutilized. According to the Orange County Office of the Treasurer-Tax Collector, the assessed improvement value on this site is 64 percent of the total assessed value (land plus improvements), which also indicates that redevelopment is likely.
Site 103: 23421 S Pointe Drive
This 2.58-acre site is known as the Fountain Plaza. Existing uses are commercial. According to LoopNet, a commercial broker website, it consists of 205 parking spaces and a three-story, 54,677 square foot office building built in 1981. This site has a low as-built FAR of 0.49, indicating that the site is underutilized. According to the Orange County Office of the Treasurer-Tax Collector, the assessed improvement value on this site is 56 percent of the total assessed value (land plus improvements), which also indicates that redevelopment is likely.
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Site 106: 23441 S Pointe Drive
This 1.45-acre site is known as the Water Garden Business Plaza. Existing uses are commercial. According to LoopNet, a commercial broker website, it consists of 85 parking spaces and a two-story, 22,556 square foot office building built in 1988. This site has a low as-built FAR of 0.36, indicating that the site is underutilized. According to the Orange County Office of the Treasurer-Tax Collector, the assessed improvement value on this site is 43 percent of the total assessed value (land plus improvements), which also indicates that redevelopment is likely.
Site 107: 23456 S Pointe Drive
This 1.27-acre site is known as ACPro & Decision Point. Existing uses are industrial. According to County Assessor records, the site is improved with a two-story office and warehouse building totaling 27,498 square feet constructed in 1979. This site has a low as-built FAR of 0.49, indicating that the site is underutilized. According to the Orange County Office of the Treasurer-Tax Collector, the assessed improvement value on this site is 39 percent of the total assessed value (land plus improvements), which also indicates that redevelopment is likely.
Site AV Apts.: 25211 Stockport Street
This 10.92-acre site is known as the Alicia Village Apartments. Existing uses are residential. According to County Assessor records, the site is improved with 252 apartment units clustered in two-story buildings constructed in 1974 at a density of 23 dwelling units per acre. No significant improvements have been made since the buildings were constructed. Current leases are maximum of one year. The owner has provided verbal support for upzoning, particularly if 50 units per acre are allowed, which would make redevelopment financially feasible. This site is large enough for development to occur on a portion of the site, and/or in phases to allow current tenants to stay on site and minimize disruption. These are the oldest apartments in the City and were built at medium density. In order for an upzone to 50 units per acre to occur, a 150 percent increase in allowed density must be made.
Site AP Apts.: 25212 Stockport Street
This 10.17-acre site is known as the Alicia Plaza Apartments. Existing uses are residential. According to County Assessor records, the site is improved with 205 apartment units clustered in two-story buildings constructed in 1975 at a density of 20 dwelling units per acre. No significant improvements have been made since the buildings were constructed. Current leases are maximum of one year. The owner has provided verbal support for upzoning, particularly if 50 units per acre are allowed, which would make redevelopment financially feasible. This site is large enough for development to occur on a portion of the site, and/or in phases to allow current tenants to stay on site and minimize disruption. These are the oldest apartments in the City and were built at medium density. In order for an upzone to 50
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units per acre to occur, a 150 percent increase in allowed density must be made.
Recent Development Trends
Recent planned and entitled projects in Southern California demonstrate that developed retail uses are redeveloping into new, more intense mixeduse and stand-alone residential projects. Current trends in the redevelopment of retail centers began with the introduction of online retail, which is currently (2021) capturing 20 percent of every retail dollar spent in the US economy. Recent industry reports (Barclay’s Bank in October 2020 and Coresight Research in July 2020), find that the current retailers will likely be substantially reduced by 2030, with predictions that online retail will account for 40 percent of retail sales by 2030. The COVID-19 pandemic has only accelerated past trends.
As retail stores opt to relocate or retail properties become due for major reinvestments/improvements, property owners find few retailers looking to replace existing tenants or can find greater value in the development of new residential uses. This even includes grocery stores, once thought to be insulated from the impacts of online retail, are closing stores in Southern California (e.g., such as Kroger (parent company of Ralphs and Food4Less) and Northgate Market). An example of grocery-store mixed-use redevelopment can be found in Santa Ana, a northern City in Orange County, (4th and Mortimer, Santa Ana), where two parcels (one containing an existing Northgate Market) were consolidated into a 2.72-acre site to be redeveloped into 169 housing units and 11,361 square feet of commercial space. Laguna Hills can even plan a redevelopment that retains a grocery component, as was done in a North Hollywood mixed-use development (5101 Lankershim, opened 2020), where 297 units, including 25 very low income units, and a 26,000-square foot Amazon Fresh grocery store were built on a 1.37-acre site.
As the City considers mixed-use development as an opportunity to develop more housing, it has the responsibility to also evaluate the implications of the City’s requirement for multifamily to be developed above a ground floor consisting of commercial, office, or other nonresidential uses. Development potential has previously been limited by three factors, including the absence of developers and builders familiar with the mixed-use development process, reluctance from lending institutions and/or equity investors to finance or fund mixed-use buildings, and community concern about high density multifamily projects. However, mixed-use projects have increasingly been developed over the past few decades and minimized or eliminated the challenges presented by the previously mentioned factors.
Mixed-use residential projects that include affordable housing are less common. Although there is no difference in construction complexity compared to market-rate projects, the availability of community concern and funding may still present some challenges. While lending institutions and equity investors are familiar with and have a track recording of funding
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both mixed-use residential and affordable housing, Local trends of mixeduse affordable housing developments incorporate nonresidential into most, if not all, of the ground floor demonstrating the willingness of equity partners and lenders to invest in such projects.
Several other multifamily and mixed-use residential projects have redeveloped or plan to redevelop existing commercial areas within or near Laguna Hills during the past several years. These projects include:
• The Village at Laguna Hills (3 buildings: 49.9 units per acre, and 2 buildings: 50.0 units per acre), 24155 Laguna Hills Mall, Laguna Hills • Reata/Oakbrook Village (289 units at 48 units per acre), 4391 Avenida De La Carlota #100, Laguna Hills
• Los Olivos at Irvine Spectrum (1,750 units), 350 Gitano, Irvine • Apex (284 units), 27960 Cabot Rd, Laguna Niguel
• Broadstone Cavora (348 units with 5,900 square feet of comercial space, 26033 Cape Dr, Laguna Niguel
• Blu Laguna Niguel (233 units), 27930 Cabot Rd, Laguna Niguel • Vantis (435 units), 90 Vantis Dr, Aliso Viejo
• Paseo Adelanto Mixed-Use (50 units with 3,800 square feet of community space and office), 32400 Paseo Adelanto, San Juan Capistrano
• La Placita Cinco (51 units above 3,360 square feet of community space with an additional 13,000 square feet of retail) 2239 W 5th St, Santa Ana
PROGRAM TO ADDRESS UNACCOMMODATED NEED
Program H-11 commits the City to updating its zoning code to make sufficient acreage available to meet the RHNA. As a part of this program, the City will evaluate allowable uses and development standards for the rezone sites, including open space requirements, lot coverage, and heights, as well as permit requirements for multifamily developments. The City will ensure these standards are not so restrictive that they constrain residential development.
Per California Government Code Section 65583.2(h), if a jurisdiction does not have adequate capacity for lower-income housing, the following requirements apply:
• Must rezone within one year of the beginning of the planning period, which started October 15, 2021
• Zoning must have 20 units/acre minimum density
• Minimum density and development standards must permit at least 16 units per site
• Residential uses must be allowed by-right:
o No conditional use permit
o No planned unit development permit
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o No discretionary review that would constitute a project under the California Environmental Quality Act (CEQA)
o Design review is allowed but it must be limited to the design and not the use itself
See also Program H-21. Facilitating Housing on Identified Sites.
Financial and Administrative Resources
The City of Laguna Hills has access to several federal and local resources to achieve its housing and community development goals. Specific funding sources will be used based on the eligibility and requirements of each project or program. The City leverages, to the maximum extent feasible, local funds with federal and state funds in meeting its housing and community development objectives.
The City has retained the non-profit service provider Mercy House to help homeless residents obtain services.
COMMUNITY DEVELOPMENT BLOCK GRANT
The Community Development Block Grant (CDBG) program is administered by the United States Department of Housing and Urban Development (HUD). Through this program, the federal government provides funds for certain kinds of community development and housing activities.
Activities proposed by the City must meet the objectives and eligibility criteria of CDBG legislation. The primary CDBG objective is the development of viable urban communities, including decent housing and a suitable living environment, and expanding economic opportunity, principally for persons of low and moderate income. Each activity must meet one of the three broad national objectives:
1 Benefit low- and moderate-income families
2 Aid in the prevention or elimination of slums or blight 3 Meet other community development needs having a particular urgency because existing conditions pose a serious and immediate threat to the health or welfare of the community
Over the past eight years, the City has been awarded CDBG funds totaling approximately $2.1 million. These funds were used to renovate over 136 housing units in the 248-unit Aliso Meadows Condominium Development, which primarily houses low-income households, although this development is not deed restricted as such.
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SECTION 8 HOUSING CHOICE VOUCHER PROGRAM
The Housing Choice (Section 8) voucher program (HCVP) is the federal government’s major program for assisting very low-income families, seniors, and the disabled to rent decent, safe, and sanitary housing in the private market. Since the rental assistance is provided on behalf of the family or individual, participants are able to find and lease privately owned housing, including single-family homes, townhouses, and apartments from landlords who accept vouchers.
The Orange County Housing Authority (OCHA) coordinates and administers Section 8 rental assistance on behalf of the City of Laguna Hills. According to OCHA, approximately 17 households are receiving Section 8 assistance in Laguna Hills. The City will continue to encourage OCHA to provide vouchers in Laguna Hills (Program H-14) and coordinate with OCHA to develop affirmative marketing targeted at property owners to encourage acceptance of vouchers and/or other rental assistance programs, promote equal access to government-assisted housing and to promote housing opportunities outside low-resource neighborhoods (Program H-16).
Like many other urban areas, the demand for rental assistance in Orange County is very high. For the first time in more than seven years, OCHA opened the HCVP waiting list during the month of February 2021. As of March 2021, this was the most recent time that the list was opened. More than 48,000 applications were received in a two-week period. At this time, approximately 8,600 applicants remain on the list.
SENATE BILL 2
As part of the 2017 Housing Package, the State Legislature enacted a $75 recording fee on all real estate documents that funded two phases of a planning grant program along with funding for homelessness programming and state-administered funding for housing. This program is referred to as the Senate Bill (SB 2) Planning Grant program. In its first year, funds were awarded on a non-competitive basis for planning projects with a demonstrated nexus to streamline housing approvals and accelerating housing production. The City submitted an application in the 2019 funding cycle and was awarded $160,000 to be used for the development of objective design standards and implementing a program to encourage the development of ADUs or other innovative building strategies.
LOCAL EARLY ACTION PLANNING GRANT
As part of the 2019-20 Budget Act, the State allocated $250 million to assist planning activities that accelerate housing production, including $119 for the Local Early Action Planning (LEAP) Grant. LEAP Grant awards fund a variety of housing-related planning activities that are expected to accelerate housing production. The City has applied for a grant of $100,000 to help fund the City’s sixth-cycle Housing Element and associated CEQA documentation.
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HOMEBUYER ASSISTANCE
The Orange County Housing and Community Development’s MAP Program provides silent (deferred payment) down payment assistance loans to assist low-income first-time homebuyers. The guidelines allow the County to support first-time homebuyers with a maximum of $80,000 down payment assistance loans to qualified individuals.
Additional Funding Sources for Affordable Housing
In addition to the funding programs available through the City and County, there are several county, state, and federal funding programs that assist firsttime homebuyers, build affordable housing, and help special-needs groups, such as seniors and large households, as listed in Table H-49. In most cases, other entities, including for-profit and nonprofit developers, apply for funds or other program benefits. For example, developers apply directly for Section 202 grants. In general, the City relies on the private sector to develop new affordable units.
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Table H-49
Federal, State, and Private Housing Funding Programs
Program Name Description Eligible Activities
Federal Programs
Community
Development
Block Grant
(CDBG)
Program
The Department of Housing and
Urban Development (HUD) awards
Community Development Block
Grants annually to entitlement
jurisdictions and states for general
activities, including housing, and
economic development activities.
HUD also offers various other
programs that can be used by the City
and nonprofit and for-profit agencies
for the preservation of low-income
housing units, such as Section 202
and Section 108 loan guarantees.
The annual appropriation for CDBG is
split between states and local
jurisdictions called “entitlement
communities.”
Acquisition
Rehabilitation
Homebuyer
Assistance
Economic
Development
Assistance
Homeless
Assistance
Public Services
Infrastructure
Replacement
HOME
Investment
Partnerships
Program
The Home Investment Partnerships
Program (HOME) was created under
the Cranston Gonzalez National
Affordable Housing Act enacted in
November 1990. HOME funds are
awarded annually as formula grants to
participating jurisdictions. HUD
establishes Home Investment Trust
Funds for each grantee, providing a
line of credit that the jurisdiction may
draw upon as needed. The program’s
flexibility allows states and local
governments to use HOME funds for
grants, direct loans, loan guarantees,
or other forms of credit enhancement
or rental assistance or security
deposits.
Acquisition
Rehabilitation
Homebuyer
Assistance
Rental Assistance
Housing Choice
Voucher (HCV)
Rental
Assistance
(Section 8)
Provides rental assistance payments
to owners of market-rate properties on
behalf of very low-income tenants.
Rental Assistance
Section 811
Provides grants to nonprofit
developers of supportive housing for
disabled persons. The grants may be
used to construct or rehabilitate group
homes, independent living facilities,
and intermediate care facilities. The
grants may also have a rental
assistance component.
Acquisition
Rehabilitation
New Construction
Rental Assistance
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Table H-49
Federal, State, and Private Housing Funding Programs
Program Name Description Eligible Activities
Section 203(k)
Provides fixed-rate, low-interest loans
to organizations wishing to acquire
and rehabilitate property.
Land Acquisition
Rehabilitation
Refinancing of
Existing Debt
Section 202
Grants to private nonprofit developers
of supportive housing for very lowincome seniors.New Construction Low-Income
Housing Tax
Credits (LIHTC)
In 1986, Congress created the federal
Low-Income Housing Tax Credits to
encourage private investment in the
acquisition, rehabilitation, and
construction of low-income rental
housing. Because high housing costs
in California make it difficult, even with
federal credits, to produce affordable
rental housing, the California
legislature created a state low-income
housing tax credit program to
supplement the federal credit. The
state credit is essentially identical to
the federal credit, the Tax Credit
Allocation Committee allocates both,
and state credits are only available to
projects receiving federal credits.
Twenty percent of federal credits are
reserved for rural areas and 10
percent for nonprofit sponsors. To
compete for the credit, rental housing
developments have to reserve units at
affordable rents to households at or
below 46 percent of area median
income. The targeted units must be
reserved for the target population for
55 years.
New Construction
Mortgage Credit
Certificate
Program
Offers income tax credits to first-time
homebuyers. The County distributes
the credits.
Homebuyer
Assistance
Supportive
Housing
Program (SHP)
Offers grants to agencies who offer
supportive housing and services to
the homeless.
Transitional
Housing
Housing for
Disabled Persons
Supportive
Housing
Support Services
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Table H-49
Federal, State, and Private Housing Funding Programs
Program Name Description Eligible Activities
Community
Reinvestment
Act
The Community Reinvestment Act
(CRA), enacted by Congress in 1977,
is intended to encourage depository
institutions to help meet the credit
needs of the communities in which
they operate, including low- and
moderate-income neighborhoods,
consistent with safe and sound
banking operations. The CRA
requires that each insured depository
institution’s record in helping meet the
credit needs of its entire community
be evaluated periodically. That record
is taken into account in considering an
institution’s application for deposit
facilities, including mergers and
acquisitions.
New Construction
Rehabilitation
Acquisition
Support Services
Supportive
Housing
Homebuyer
Assistance
State Programs
Emergency
Solutions Grant
Awards grants to nonprofits for the
provision of shelter support services. Support Services Multifamily
Housing
Program (MHP)
Provides loans for new construction,
rehabilitation, and preservation of
affordable rental housing. Payments
on the loans are deferred for a
specified period of time.
New Construction
Rehabilitation
Preservation
CalHOME
Provides grants to local governments
and nonprofit agencies for homebuyer
assistance, rehabilitation, and new
construction. The agency also
finances acquisition, rehabilitation,
and replacement of manufactured
homes.
Homebuyer
Assistance
Rehabilitation
New Construction
California SelfHelp Housing
Program
Provides grants for the administration
of mutual self-help housing projects.
Homebuyer
Assistance
New Construction
Administrative
Costs
Emergency
Housing and
Assistance
Program
Provides grants to support emergency
housing.
Shelters
Transitional
Housing
Affordable
Housing and
Sustainable
Communities
Program
Provides funding to support infill
development projects with the goal of
reducing greenhouse gas emissions.
New Construction
Rehabilitation
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Table H-49
Federal, State, and Private Housing Funding Programs
Program Name Description Eligible Activities
Veterans
Housing and
Homeless
Prevention
Program
Provides funding to buy, construct,
rehabilitate, or preserve affordable
multifamily housing for veterans and
their families.
Acquisition
Construction
Rehabilitation
Preservation
SB2 – Building
Jobs and
Homes Act
Provides planning grant funding to
jurisdictions for plans and process
improvements that will help to
accelerate housing production.
Technical
Assistance
Planning
Document
Updates
Local Early
Action Planning
(LEAP) Grants
The LEAP grants provide over-thecounter grants complemented with technical assistance to local
governments for the preparation and
adoption of planning documents, and
process improvements that:
- Accelerate housing production
- Facilitate compliance to implement
the sixth-cycle Regional Housing
Needs Assessment.
Housing element
updates
Updates to zoning,
plans or
procedures to
increase/
accelerate
housing
production
Pre-approved
architectural
and site plans
Establishing Statedefined Prohousing policies
No Place Like
Home
Through a County application
process, provides loans to acquire,
develop, preserve, or rehabilitate
permanent supportive housing
facilities.
Permanent
Supportive
Housing
Infrastructure
Infill Grant
Provides gap financing for
infrastructure improvements
necessary to support the development
of affordable infill housing.
Infrastructure
Improvements
Local Housing
Trust Fund
Program
Provides matching grants to funds
provided by Local Housing Trust
Funds.
Site Acquisition
Site Development
Homebuyer
Assistance
Transitional
Housing
Emergency
Shelter
Multifamily
Housing
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Table H-49
Federal, State, and Private Housing Funding Programs
Program Name Description Eligible Activities
Transit Oriented
Development
Program
Supports the development of
affordable multifamily rental housing
near transit stations through lowinterest loans.
New Construction
Rehabilitation
Infrastructure
Improvements
Homekey
Program
Homekey Program provides grants to
local entities (including cities,
counties, and other local public
entities, such as housing authorities
and federally recognized tribes) to
acquire and rehabilitate a variety of
housing types.
Site Acquisition
Rehabilitation
Housing
opportunities for
People with
AIDS
Provides housing assistance and
related supportive services for lowincome people living with HIV/AIDS and their families.
Housing
Social services
Program planning
Development
costs
Site Acquisition
Housing
Rehabilitation
New construction
Facility operations
Rental assistance
Golden State
Acquisition Fund
(GSAF)
Combined with matching funds, the
GSAF makes up to five-year loans to
developers.
Site Acquisition
Preservation of
Affordable
Housing
Housing for a
Healthy
California
Provides funding on a competitive
basis to deliver supportive housing
opportunities to developers.
Supportive
housing for MediCal Recipients
Housing
Navigators
Program
Allocates $5 million in funding to
counties for the support of young
adults in the foster care system.
Rental assistance
CalHFA Programs
Affordable
Housing
Partnership
Program
(AHPP)
Provides lower interest rate CalHFA
loans to homebuyers who receive
local secondary financing.
Homebuyer
Assistance
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Table H-49
Federal, State, and Private Housing Funding Programs
Program Name Description Eligible Activities
Self-Help
Builder
Assistance
Program
Provides lower interest rate CalHFA
loans to owner-builders who
participate in mutual self-help housing
projects. Also provides site
acquisition, development financing,
and construction financing for selfhelp projects.
Homebuyer
Assistance
Site Acquisition
Site Development
Home
Construction
California
Housing
Assistance
Program
Provides 3% silent second loans in
conjunction with 97% CalHFA first
loans to give eligible homebuyers
100% financing.
Homebuyer
Assistance
Extra Credit
Teacher
Program
Provides $7,500 silent second loan
with forgivable interest in conjunction
with lower-interest-rate CalHFA first
loans to assist eligible teachers in
buying homes.
Homebuyer
Assistance
Housing
Enabled by
Local
Partnerships
Provides 3% interest rate loans, with
repayment terms up to 10 years, to
local government entities for locally
determined affordable housing
priorities.
Wide Range of
Eligible Activities
Predevelopment
Loan Program
The California Department of Housing
and Community Development (HCD)
administers the program, which
provides funds to pay the initial costs
of developing affordable housing.
Priority is given to applications with
matching financing from local
redevelopment agencies or federal
programs.
Pre-development
Multifamily
Housing
Program
HCD conducts the acquisition and
rehabilitation component of the
Multifamily Housing Program to
acquire and rehabilitate existing
affordable rental housing. Priority is
given to projects currently subject to
regulatory restrictions that may be
terminated. Assistance is provided
through low-interest construction and
permanent loans. Eligible applicants
include local government agencies,
private nonprofit organizations, and
for-profit organizations.
Rental Acquisition
Rental
Rehabilitation
Transitional
Housing
Program for
Emancipated
Foster/Probation
Youth
(THP-Plus)
This program provides funds for
housing and services for persons who
need support services for transitionage youth.
Supportive
Housing
Foster Care
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Table H-49
Federal, State, and Private Housing Funding Programs
Program Name Description Eligible Activities
Special-Needs
Housing
Program
Allows local governments to use
Mental Health Services Act (MHSA)
funds to finance the development of
permanent supportive rental housing.
New Construction
Supportive
Housing
Home Mortgage
Purchase
Program
CalHFA sells bonds to raise funds for
providing below-market-rate loans to
qualifying first-time homebuyers.
Homebuyer
Assistance
Local Programs and Private Sources
Federal Home
Loan Bank
System
Facilitates affordable housing
programs (AHP), which subsidize the
interest rates for affordable housing.
The San Francisco Federal Home
Loan Bank District provides local
service in California. Interest rate
subsidies under the AHP can be used
to finance the purchase, construction,
and/or rehabilitation of rental housing.
Very low-income households must
occupy at least 20% of the units for
the useful life of the housing or the
mortgage term.
Acquisition
New Construction
Rehabilitation
Tax-Exempt
Housing
Revenue Bond
Housing mortgage revenue bonds can
be provided, which require the
developer to lease a fixed percentage
of the units to low-income families at
specific rental rates.
New Construction
Rehabilitation
Acquisition
Federal National
Mortgage
Association
(Fannie Mae)
Fannie Mae offers a variety of
mortgages, including traditional fixedrate, low down-payment for underserved low-income areas, and
mortgages that fund the purchase and
rehabilitation of a home.
Homebuyer
Assistance
Rehabilitation
California
Community
Reinvestment
Corporation
Nonprofit mortgage banking
consortium designed to provide longterm debt financing for affordable multifamily rental housing. Nonprofit
and for-profit developers contact
member banks.
New Construction
Rehabilitation
Acquisition
Freddie Mac
HomeOne and
Renovation
Mortgages
Provides down-payment assistance to
first-time homebuyers and second
mortgages that include a rehabilitation
loan.
Homebuyer
Assistance
Rehabilitation
Orange County
Housing
Finance Trust
(OCHFT)
The OCHFT has the ability to
leverage additional state funding
sources and provides additional gap
funding.
Permanent
supportive
housing
Affordable housing
development
projects for lowincome
households
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Energy Conservation
California Government Code Section 65583(a)(78) requires that the City of Laguna Hills Housing Element include an analysis of opportunities for energy conservation with respect to residential development.
The City of Laguna Hills fully enforces provisions of Title 24 of the California Administrative Code, which requires energy conservation measures in all new residential buildings (and additions to residential buildings) except hotels, motels, and buildings with four or more habitable stores and hotels. The regulations specify energy-saving design for walls, ceilings, and floor installations, as well as heating and cooling equipment and systems, gas cooling devices, conservation standards, and the use of nondepleting energy sources, such as solar energy or wind power. Standards in Title 24 create energy savings of approximately 50 percent over residential construction practices used prior to the Title 24 enactment.
Planning to maximize energy efficiency and the incorporation of energy conservation and green building features can contribute to reduced housing costs for homeowners and renters, in addition to promoting sustainable community design, reduced dependence on vehicles, and reduced greenhouse gases.
The City updated its General Plan and incorporated sustainability measures into the General Plan, including energy conservation opportunities.
The City will adopt a sustainable development program (Land Use Implementation Program LU-8) with the goal of reducing ownership costs, reducing water and energy consumption, reducing driving, and reducing greenhouse gas emissions.
The current General Plan incorporates sustainability by establishing implementation programs that address the following: green building standards; mixed-use; additional bikeways, sidewalks, walkways, crosswalks to reduce driving; increasing transit use by coordinating with the Orange County Transportation Authority; drafting a climate action plan; increasing water conservation; increasing recycled and reclaimed water; and promoting community gardens. In addition to the above implementation programs in the General Plan, the City will also consider incorporating additional components into the Sustainable Development Program not directly addressed in these implementation programs, such as:
Adopting a formal green building program, such as Leadership in Energy and Environmental Design (LEED), GreenPoint Rated, and/or other programs applicable to Laguna Hills.
Providing developer incentives for green buildings.
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Adopting a native tree preservation ordinance and encourage planting of new, drought-tolerant trees.
Promoting and incentivizing alternative energy, such as wind and solar in new development and revitalization projects.
Instituting green purchasing practices in all City operations, including alternative or very fuel-efficient vehicles.
Establishing a marketing and education plan for City residents to encourage green building standards, alternatives to driving, energy conservation through high-efficiency lighting and appliances, and alternative energy, such as wind and solar.
Measuring annual progress in City operations and private development, as applicable.
Participating in utility-sponsored (e.g., SouthernCalifornia Edison) sustainability programs.
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Housing Plan
Evaluation of Accomplishments under
Adopted Housing Element
California Government Code Section 65588(a) requires each jurisdiction to review its housing element as frequently as appropriate to evaluate:
• The appropriateness of the housing goals, objectives, and policies in contributing to the attainment of the state housing goal; • The effectiveness of the housing element in attainment of the community’s housing goals and objectives; and
• The progress of the city, county, or city and county in implementation of the housing element.
This section documents the City’s achievements under the 2013-2021 Housing Element and describes the relative success of the City’s efforts to implement the programs identified in the previous housing element. This section contains recommendations for program retention, revision, deletion, or addition to address current and projected needs and state requirements between 2013 and 2021.
Table H-50 lists the housing programs found in the 2013-2021 Housing Element and provides a summary of accomplishments.
2013–2021 Special Housing Needs:
Summary of Accomplishments
California Government Code Section 65588 requires that local governments review the effectiveness of the housing element goals, policies, and related actions to meet the community’s special housing needs. Special needs are those associated with specific demographic or occupational groups that call for specific program responses, such as preservation of single-room occupancy hotels or the development of units with larger bedroom counts.
The statute specifically requires analysis of the special housing needs of people who are elderly or disabled (including developmental disabilities), female-headed households, large families, farmworkers, and people experiencing homelessness. These special-needs groups often spend a disproportionate amount of their income to secure safe and decent housing and are sometimes subject to discrimination based on their specific needs or circumstances.
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As shown in Table H-50, the 2013-2021 Housing Element included several programs that addressed the community’s special housing needs. Some of the accomplishments are highlighted below:
• The City approved plans for a residential care facility. As of October 2021, it was under construction and expected to open in the fourth quarter of 2021.
• From 2013-2021, the City retained the non-profit service provider Mercy House to help homeless residents obtain services.
• The City updated the Second Unit provisions to comply with the new State Accessory Dwelling Unit (ADU) regulations. Residential second units can provide additional affordable housing opportunities for lowerincome seniors, single persons, or small households within existing neighborhoods.
• From 2013-2021, City staff continued to monitor and respond to housing complaints and referred residents to various agencies that provide fair housing services in Orange County.
• In December 2012, City Council adopted an amendment to the City’s Municipal Code to allow emergency shelters by-right in the mixed-use zone and to allow supportive housing and transitional housing as residential uses in all residential zones.
• The City was awarded Community Development Block Grant (CDBG) funding in 2014 and 2015 ($80,000 each program year). Those funds were spent rehabilitating Aliso Meadows.
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Table H-50
Review of Previous Housing Element
Implementation Programs Progress Continue / Amend / Delete Specific Implementation Program: Neighborhood and Housing Preservation H-1. Code Enforcement Program
The City of Laguna Hills will enforce building code regulations and abate code violations, nuisances, and existing uses, activities, buildings, or structures that pose a threat to public health, safety, or welfare. Enforcement activities will focus on property maintenance, such as eliminating derelict or abandoned vehicles, outdoor storage, or other situations that may constitute health, safety, or fire hazards.
Responsible Agency: Community Development Funding
Source: General fund
Time Frame: Ongoing
The City’s Code Enforcement staff continues to
monitor and address complaints related to property
maintenance. Staff investigated hundreds of
complaints associated with housing or property
maintenance and took appropriate steps to work
with the property owner to resolve code violations
or referred unresponsive owners to the City
Attorney’s office for prosecution and/or issue
Administrative Citations. The City’s program is
highly effective and results in a 95-percent
compliance rate within 30 days of the City receiving
a violation. Complaints can be submitted to the City
anonymously, which encourages residents to
submit them.
Continue and modify:
Code enforcement program
will require that owners
proactively plan for tenant
relocation during renovations
and minimize displacement.
The code enforcement
program will provide
information with a notice of
violation, including available
funding programs.
H-2. State Franchise Tax Board Code Enforcement
To promote maintenance of existing rental properties, the City shall work with the California State Franchise Tax Board to enforce provisions of California Revenue and Taxation code Sections 17274 and 24436.5, which prohibit owners of
substandard rental housing from claiming depreciation,
amortization, mortgage interest, and property tax deductions of state income tax. The City will notify the State Franchise Tax Board if substandard rental housing is identified.
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: Ongoing
The City is not aware of any substandard housing
within the community. If such housing is identified,
the City will notify the California State Franchise
Tax Board.
Continue
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Table H-50
Review of Previous Housing Element
Implementation Programs Progress Continue / Amend / Delete H-3. Housing Rehabilitation
The City will continue to work with the Orange County Housing and Community Services Department to receive rehabilitation loans and grants for low- and moderate-income homeowners and rental property owners, including senior/disabled
households, to maintain housing stock.
Efforts will focus on rehabilitating approximately 148 units in the Aliso Meadows Condominium Development. The rehabilitation loan and grant program will use CDBG funds distributed by the County as appropriate.
The City will publicize the availability of this program in local newspapers, on the City’s website, at the Community
Development Department, and in information items at Planning Agency Public Hearings. Modifications for accessibility/universal design are eligible activities under this program (see also Housing Element Implementation Program H-6 and H-17).
Responsible Agency: Community Development
Funding Source: CDBG
Time Frame: Annually by September of each year or as
otherwise required by the County CDBG schedule
The City was awarded Community Development
Block Grant (CDBG) funding in 2014 and 2015
($80,000 each program year). Those funds were
spent rehabilitating Aliso Meadows.
The City did not participate in the CDBG program
in Fiscal Year (FY) 16/17, FY 17/18, and FY 18/19
due to staffing/resource limitations.
The City continues to monitor opportunities and will
pursue funds as appropriate to further the housing
goals of this Housing Element.
Continue and modify. The
City will create a rehabilitation
program that will be available
to lower-income households
but also have citywide
applicability.
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Table H-50
Review of Previous Housing Element
Implementation Programs Progress Continue / Amend / Delete H-4. At-Risk Units
The City will continue to pursue the extension of affordability controls for 51 units, either in the existing Rancho Moulton housing development or as part of new or redevelopment
activities in the Via Lomas area or other areas of the City. The City will annually prepare a “Risk Assessment” report provided by the California Housing Partnership Corporation (CHPC).
Projects determined high risk are those most likely to decline continued federal assistance because they currently have rents below market rate(s) and are owned by profit-motivated entities.
The City will work with potential purchasers to preserve 51 units in the existing development or in new development by finding an interested non- profit entity and securing funding to acquire and preserve the property. The City will use HCD resources listed on the HCD website, as well as other resources, to locate potential funding sources as needed for the preservation of affordable housing. As needed, the City will work with tenants of at-risk units and provide them with education regarding tenant rights, notification procedures, and conversion procedures. The City will also provide tenants in at-risk projects information from the Orange County Housing Authority regarding Section 8 rental assistance.
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: By January of each year.
The City monitored existing at-risk units and
referred prospective tenants to the County of
Orange regarding Section 8 housing. Rancho
Moulton apartments continued to participate in the
County’s Section 8 rental assistance program,
which requires the owner to renew their projectbased vouchers annually.
Continue
H-5. Foreclosure Referral Program
Based on current dynamics, the City seeks to address the increased incidence of residents facing foreclosure. The City will provide foreclosure information on the City’s website, and provide resources at the City to refer residents to external agencies to assist in reducing incidents of foreclosures in Laguna Hills.
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: January 2014
As necessary, the City referred people to the
County’s foreclosure websites, which provides
information regarding foreclosures.
Continue
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Table H-50
Review of Previous Housing Element
Implementation Programs Progress Continue / Amend / Delete Specific Implementation Programs: H-6: HOUSING AVAILABILITY H-6. Urban Village Specific Plan Area for Housing Opportunities The City shall inform existing property owners and prospective developers that housing opportunities are available in the Urban Village Specific Plan area. Housing opportunities include market rate housing units and could also include housing for low and moderate income households, families, seniors, and special needs households. City staff will inform prospective developers at time of project application meeting(s).
Additionally, the City will promote the UVSP area on the City’s website and will also promote housing development incentives consistent with Chapter 9-72 of the Zoning Ordinance. The UVSP area will also be promoted through the City’s Economic Development Strategy (see the Land Use Element
Implementation Program LU-14).
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: Ongoing; The City will post the information on the website by December 2013 and it will be updated annually.
The City met with multiple developers interested in
development within the Urban Village Specific Area
(UVSP) that may incorporate housing. Staff
provided direction to the developers to a variety of
development regulations and density-bonus
provisions.
The City is working currently with the applicant,
Merlone Geier Partners, on redevelopment of the
mall site in the UVSP area. The City met with the
owner of the mall site dozens of times since they
purchased in 2013. The site was entitled in 2016
for 988 market-rate units. As of April 2021, Merlone
Geier Partners is before the City Planning Agency
with a request to modify the 2016 approval to
increase the housing, and other features of the
site, to include 1500 housing units, inclusive of
100-Low and 100-Mod units. This proposal, the
Village at Laguna Hills, is still in the Public Hearing process.
Continue
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Table H-50
Review of Previous Housing Element
Implementation Programs Progress Continue / Amend / Delete H-7. Alicia Gateway for Housing Opportunities
The City shall inform existing property owners and prospective developers that housing opportunities are available in the Alicia Gateway. Housing opportunities could include market rate housing units and could also include housing for low and moderate income households, families, seniors and special needs households. City staff will inform prospective developers at time of project application meeting(s). Additionally, the City will promote Alicia Gateway on the City’s website and will also promote housing development incentives consistent with
Chapter 9-72 of the Zoning Ordinance. Alicia Gateway will also be promoted through the City’s Economic Development Strategy (see the Land Use Element Implementation Program LU-14).
Responsible Agency: Community Development
Funding Source: CDBG
Time Frame: The information will be posted on the website by December 2013 and will be updated annually. Additionally, the City participates annually in the ICSC conferences to promote the opportunity areas in the City.
The City met with multiple developers interested in
development within the Alicia Gateway
neighborhood that may incorporate housing. Staff
referred the developers to a variety of development
regulations and density-bonus provisions. Staff
processed an application for a residential care
facility for elderly within the Alicia Gateway
neighborhood. As of March 2021, it was under
construction and expected to open in the fourth
quarter of 2021.
Staff met with Van Daele Development and had
developer and neighborhood meetings from 2014
to 2016. At least 10 meetings were held, including
with the local neighborhood group. The developer
relented to the wishes of the neighborhood group
and the owner went in a different direction. Other
owners opted to retain existing uses given
neighborhood opposition to Van Daele project.
Delete
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Table H-50
Review of Previous Housing Element
Implementation Programs Progress Continue / Amend / Delete H-8. Zoning Ordinance Update
The implementation of housing goals, policies, and programs will require updating the City’s Zoning Ordinance. In addition, certain City rules and regulations may constrain the
development of housing affordable to low and moderate income households with special needs. To mitigate potential constraints and implement housing goals, policies, and programs, the City will update the following regulations in the Zoning Ordinance:
1. Consolidate and remove duplicitous definitions of
manufactured housing and mobile homes and ensure
consistency in the Zoning Ordinance, use regulations, and development standards.
2. Reduce the open space requirement in the High Density Residential district;
3. Increase the maximum lot coverage requirement in the Mixed Use district.
4. Transitional and supportive housing will be permitted as a residential use and only subject to those restrictions that apply to other residential dwellings of the same type in the same zone (Government Code Section 65583 (a)(5)).
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: October 2014
Manufactured housing and mobile homes are
treated as different land uses in Municipal Code
Section 9-10.050, Uses within Zones. However,
they have the same definition in the code. This
program will be continued to address this.
The City has not yet reduced the open space
requirement in the High-Density Residential district
or increased maximum lot coverage in the MixedUse district.
In December 2012, City Council adopted an
amendment to the City’s Municipal Code to allow
emergency shelters by-right in the mixed-use zone
and to allow supportive housing and transitional
housing as residential uses in all residential zones.
Continue and modify to
address any other updates to
the Zoning Ordinance needed
to comply with State law.
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Table H-50
Review of Previous Housing Element
Implementation Programs Progress Continue / Amend / Delete H-9. Second Units
The City shall continue to implement the Second Unit provisions of the Zoning Ordinance consistent with state law. The City will continue to permit second units by right in all residential zones of the City, requiring only ministerial approval. Residential second units provide a viable option for providing additional housing opportunities which could include affordable housing for lower income seniors, single persons, or small households within existing neighborhoods.
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: Ongoing
The City has updated the Second Unit provisions
to comply with the new State Accessory Dwelling
Unit (ADU) regulations. Staff will continue to
monitor any future updates to ADU law.
Continue and update.
“Second Units” will be
changed to “Accessory
Dwelling Unit (ADU).” City will
update the Zoning Ordinance
to comply with all recent ADU
laws. City will promote ADUs
to property owners.
H-10. CDBG Funding for Shelter for the Homeless
The City shall apply for United States Department of Housing and Urban Development CDBG funds and allocate a portion of such funds to subrecipients who provide shelter for the homeless.
Responsible Agency: Community Development
Funding Source: CDBG
Time Frame: Annually by September of each year or as
otherwise required by the County CDBG schedule
Laguna Hills is a non-entitlement city and therefore
relies on the County of Orange to receive and
administer CDBG funding on the City’s behalf. The
City relied on the County of Orange to coordinate a
comprehensive regional Continuum of Care (CoC)
strategy that includes the participation of all 34
cities in Orange County, County agencies, the
County’s homeless housing and services
providers, and other community groups (including
non-profit, local governmental agencies, faithbased organizations, the homeless and formerly homeless, interested business leaders, schools,
and many other stakeholders) to identify the gaps
and unmet needs of the County’s homeless.
Through cooperative agreement between the City
and the County, the County has pursued funding
for housing and related social services for the
City’s special-needs population.
The City has retained the non-profit service
provider Mercy House to help homeless residents
obtain services.
Continue
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Table H-50
Review of Previous Housing Element
Implementation Programs Progress Continue / Amend / Delete H-11. Continuum of Care Funding and Consolidated Plan
Participation
The City shall continue to participate in the Orange County Consolidated Plan Programs and in the Orange County
Continuum of Care local housing planning process to facilitate obtaining funds for affordable housing and related social services for special needs populations. The Continuum of Care local housing and service delivery system focuses on homeless prevention, outreach, and assessment, emergency shelters, transitional housing, supportive services, and permanent supportive housing for homeless individuals and families. The City shall pursue homeless assistance grants through the Continuum. The City will assist public and private nonprofit housing developers in preparation of funding applications for special needs populations.
Responsible Agency: Community Development
Funding Source: CDBG
Time Frame: Annually by September of each year or as
otherwise required by the County CDBG schedule.
Laguna Hills is a non-entitlement city and therefore
relies on the County of Orange to receive and
administer CDBG funding on the City’s behalf. The
City relied on the County of Orange to coordinate a
comprehensive regional CoC strategy that includes
the participation of all 34 cities in Orange County,
County agencies, the County’s homeless housing
and services providers, and other community
groups (including non-profit, local governmental
agencies, faith-based organizations, the homeless
and formerly homeless, interested business
leaders, schools, and many other stakeholders) to
identify the gaps and unmet needs of the County’s
homeless. Through cooperative agreement
between the City and the County, the County has
pursued funding for housing and related social
services for the City’s special-needs population.
Continue
H-12. Section 8 Rental Assistance
The Orange County Housing Authority currently administers the Section 8 Rental Assistance program on behalf of the City.
Currently the program assists renter households in the City of Laguna Hills. Based on future congressional appropriations, the County Housing Authority will apply for additional funding which will enable the Housing Authority to administer additional vouchers for families, seniors, and disabled persons over the Housing Element planning period. The City of Laguna Hills will continue to provide referral services and information to the City’s residents.
Responsible Agency: Community Development
Funding Source: HUD
Time Frame: Ongoing
The City continued to refer interested residents to
the Orange County Housing Authority.
Continue
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Table H-50
Review of Previous Housing Element
Implementation Programs Progress Continue / Amend / Delete H-13. Affordable Housing Developer Partnerships
The City will continue to develop partnerships with mainstream and/or special needs affordable housing developers that could result in set-asides in existing and planned low income housing projects. These partnerships may include incentives (such as expedited processing, fee waivers, and density bonuses) provided by the City to facilitate the set-asides for planned low income units and actively cooperating with the owners of existing units to secure appropriate federal funding necessary to maintain existing affordability. The City will promote lower income housing development incentives on the City’s website, consistent with Chapter 9-72 of the Zoning Ordinance. The City will use HCD’s housing resources website to locate available sites and potential funding sources as needed for the
development of affordable housing.
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: Ongoing; The information will be posted on the website by December 2013 and updated annually.
The City met with multiple developers interested in
development within the city that might incorporate
affordable housing into their projects. Staff referred
the developers to a variety of development
regulations and density bonus provisions.
The City is working currently with the applicant,
Merlone Geier Partners, on redevelopment of the
mall site in the UVSP area. The City met with the
owner of the mall site dozens of times since
purchase in 2013. The site was entitled in 2016 for
988 market-rate units. As of April 2021, a new
project for the mall site, the Village at Laguna Hills, is before the Planning Agency to include 1500
units, inclusive of 100-Low and 100-Mod units. The
Public Hearing process is ongoing.
Continue
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Table H-50
Review of Previous Housing Element
Implementation Programs Progress Continue / Amend / Delete Specific Implementation Programs: EQUAL HOUSING OPPORTUNITY H-14. Fair Housing Program
The City will continue to maintain services and personnel to receive housing complaints and continue to address or resolve complaints. The City will also continue to refer fair housing complaints to the Fair Housing Council if they cannot be resolved at the City level. The City will also continue to disseminate written literature about fair housing laws, resident rights, and remedies for fair housing complaints The City will ensure that fair housing literature is available in the Community Development Department, on the City’s website, and at the Laguna Hills Technology Library. The City will monitor these sites to ensure timely, accurate information is available.
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: Ongoing; The information will be posted on the website by December 2013 and updated annually.
City staff continued to monitor and respond to
housing complaints and referred residents to
various agencies that provide fair housing services
in Orange County.
The City continued to refer tenants to the Fair
Housing Council as needed. Issues were mostly
related to the condition of dwellings, which the City
investigated through its code enforcement powers.
Where the issues fell outside of the City’s ability to
resolve, residents were referred to fair housing for
further assistance. The City disseminated written
literature, as described in the program.
Continue and expand to
comply with Assembly Bill
686.
H-15. Universal Design Features in Housing
The City recognizes that all people have varying abilities and that many people will encounter temporary or permanent
changes in ability to conduct the tasks necessary for daily living throughout their lives. Universal design features create housing suited for people of all abilities and can allow residents to stay in their homes over their lifetime. The City will explore programs, an ordinance, and incentives to encourage provision of universal design features in housing. The City will refer to the HCD website for guidelines and a model ordinance consistent with the principles of universal design. The universal design ordinance will address such topics as findings, definitions, scope and application, standards, and enforcement. City staff will encourage prospective developers to provide universal design features at the time of project application meeting(s).
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: October 2014
Staff continued to explore programs and incentives
related to universal design in housing.
Continue and update.
City will continue to
implement Municipal Code
Chapter 9-93,
Reasonable Accommodations
for Persons with Disabilities.
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Table H-50
Review of Previous Housing Element
Implementation Programs Progress Continue / Amend / Delete Specific Implementation Program: IMPLEMENTATION AND MONITORING H-16. Annual Progress Reports
The City will report annually on progress toward implementation of the Housing Element and residential development activities citywide.
State law requires that each local jurisdiction submit an annual progress report on the implementation of its General Plan. For the Housing Element, the reporting must include the following:
1. Annual building activity by unit type, tenure, affordability level, deed restriction, and financial assistance;
2. Progress in achieving its RHNA;
3. Program-by-program account of implementation status; and
4. Outcome/disposition of development applications identifying location, size, type, and status of residential development proposals for citywide use and for submittal to Center for Demographic Research at California State University and to the California Department of Finance.
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: Prepare an annual report for submittal to HCD by April 1 of each year in the planning period
The City reported annually on the progress toward
the implementation of the Housing Element
through the preparation of Annual Progress
Reports (APRs), which included progress on
Housing Element programs and residential
development activities. Each year, the APRs were
reviewed and approved by the City Council and
transmitted to the California Department of
Housing and Community Development (HCD), as
directed by California Government Code Section
65400.
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Table H-50
Review of Previous Housing Element
Implementation Programs Progress Continue / Amend / Delete H-17. Housing Issues Monitoring
The City will monitor existing and proposed affordable housing developments in the City. The City will also monitor legislation, trends, and policy issues related to the development and maintenance of affordable housing in Laguna Hills. Ongoing efforts throughout the planning period include but are not limited to:
1. Monitoring development proposals in the City that could be used to maintain, increase, or enhance affordable housing opportunities;
2. Monitoring and market housing opportunities in the UVSP area, including affordable housing opportunities, through Planning Agency public hearings and project preapplication meetings;
3. Monitoring existing programs designed to preserve assisted housing developments for low income households to
determine whether additional actions are needed to protect these developments;
4. Monitoring of mobile home park for conversion to
nonresidential use;
5. Attending housing and legislative review conferences;
6. Attending training workshops;
7. Participating in regional planning efforts coordinated by the SCAG; and
8. Interfacing with City agencies and the public.
Responsible Agency: Community Development Funding
Source: General Fund
Time Frame: Ongoing
City staff continued to monitor existing and
proposed affordable housing developments in the
city, as well as legislation, trends, and policy issues related to the development and maintenance of
affordable housing.
The City entitled 1,277 units – 289 moderateincome units built. The City is working currently with the applicant, Merlone Geier Partners, on
redevelopment of the mall site in the UVSP area.
The City met with the owner of the mall site dozens
of times since purchase in 2013. The site was
entitled in 2016 for 988 market-rate units. As of
April 2021, a revised mall development proposal,
Village at Laguna Hills, is pending before the
Planning Agency to include 1500 units, inclusive of
100-Low and 100-Mod.. The City retained several
consultants to advise on the redevelopment of the
mall site from 2019 to 2021.
City staff attended Orange County Housing
Summits, California American Planning Association
(APA) conferences, League of California Cities
Leg. Review Sessions, County of Orange
Homeless SPA meetings, OCP-2018, Connect
SoCal, SCAG RHNA meetings, South County
Working Group (OCTA), local grass roots housing
groups (Kennedy Commission & Welcoming
Neighbors), Urban Land Institute (ULI), Building
Industry Association of Southern California,
Orange County Chapter (BIA/OC), and Orange
County Housing Finance Trust.
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Table H-50
Review of Previous Housing Element
Implementation Programs Progress Continue / Amend / Delete H-20. Local Housing Efforts Coordination
The City shall coordinate local housing efforts with appropriate federal, state, regional, and local government and/or agencies and cooperate in implementation of intergovernmental housing programs to ensure maximum effectiveness in solving local and regional housing problems. The City will submit CDBG
applications to assist in preserving existing affordable housing stock.
Responsible Agency: Community Development
Funding Source: CDBG and General Fund
Time Frame: December 2009
The City coordinated local housing efforts with
federal, state, regional, and local government
agencies and cooperated in implementation of
intergovernmental housing programs to ensure
maximum effectiveness in solving local and
regional housing problems. The City coordinated
with Orange County, and other cities in the South
Special Planning Area to coordinate response to
homelessness in south Orange County. The City
applied to HCD and was approved for Senate Bill 2
and LEAP grants for Housing Element preparation
and ADU objective standards.
Continue
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Goals and Policies of 2021-2029
Housing Element
The goals and policies described in this section will formulate the City’s housing strategy and guide the implementation of the Housing Element programs. The policies are intended to guide the City in making decisions related to housing issues, the City staff in the daily administration of the General Plan, and the public in understanding the general direction of the City’s housing policies.
NEIGHBORHOOD AND HOUSING PRESERVATION
Preserving the City’s residential neighborhoods and maintaining the City’s housing stock are essential steps to retaining the City’s livability and character. Preserving and or replacing units affordable to low income households and those with special needs is also important.
Preservation efforts must carefully consider environmental, physical, and economic constraints. To this end, the following policies seek to facilitate neighborhood and housing preservation in Laguna Hills.
GOAL H-1: Maintain and preserve existing housing and residential neighborhoods in Laguna Hills.
Policy H-1.1: Invest public and private resources in the maintenance and rehabilitation of existing housing to prevent or reverse neighborhood deterioration.
Policy H-1.2: Allocate federal and state resources toward the preservation of residential units, particularly those that are affordable to extremely low, very low, and lower income households.
Policy H-1.3: Maintain and improve community facilities, public housing services, and infrastructure, where necessary, to enhance the livability and vitality of neighborhoods.
Policy H-1.4: Support neighborhood preservation programs, such as graffiti abatement, code enforcement, abandoned or inoperative automobile removal, tree planting, and trash and debris removal.
Policy H-1.5: Preserve the City’s affordable housing stock for low and moderate income households and special needs households.
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HOUSING AVAILABILITY
Residents of Laguna Hills recognize the need to provide housing opportunities for all segments of the community. Providing a greater diversity of housing types, such as multifamily apartments, condominiums, townhomes, and senior housing facilities, will allow both younger and older generations of Laguna Hills’s residents to remain in the community. Housing variety will also enable citizens from a wide range of economic levels to live within the City. Accordingly, the following policies are designed to facilitate a diverse housing supply. The amount, type, and design of new development should be compatible with existing neighborhoods.
GOAL H-2: Facilitate the development of a range of housing types, densities, and affordability levels to meet the diverse needs of the community for all economic levels and age groups and special needs groups, such as large families, female-headed households, the disabled, seniors, and the homeless.
Policy H-2.1: Provide opportunities for higher density residential development, mixed use residential/commercial development, and transitoriented development in appropriate areas of the City.
Policy H-2.2: Promote zoning designations and commensurate development standards for residential development that encourage flexibility in permitted land use types, which also respond to changing market forces and/or urban planning trends.
Policy H-2.3: Consider standards and incentives that encourage higher density and mixed use development in appropriate areas such as the Urban Village Specific Plan area, Via Lomas housing area, and Alicia Gateway.
Policy H-2.4: Support the development of more sustainable projects that reduce demand for water and energy resources, reduce commute times, and incorporate alternative modes of travel.
Policy H-2.5: Revise governmental regulations and policies that constrain the provision of housing production, including affordable housing and housing for persons with special needs.
Policy H-2.6: Coordinate with the private sector in the development of affordable and special needs, rental, and ownership housing.
Policy H-2.7: Continue to support public and private sector organizations in their efforts to construct, acquire, and improve housing to provide access to housing affordable to lower and moderate income households.
Policy H-2.8: Expand and extend affordability of Rancho Niguel and Rancho Moulton apartments.
Policy H-2.9: Work with nonprofit agencies and private sector developers to encourage development of housing and services that meet the needs of the disabled and elderly, such as assisted living facilities (single-story houses and apartments), and the use of universal design features.
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EQUAL HOUSING OPPORTUNITY
Obtaining adequate housing without discrimination is an important component of a diverse housing supply. Laguna Hills will support the provision of fair housing opportunities through the following goal and policies.
GOAL H-3: Ensure that adequate housing opportunities are available to all persons in Laguna Hills without discrimination in accordance with federal and state fair housing laws.
Policy H-3.1: Support the enforcement of laws against illegal acts of housing discrimination based on race, color, ancestry, national origin, religion, sexual orientation, marital status, familial status, age, disability, source of income, or any arbitrary reason excluding persons from housing choice.
Policy H-3.2: Promote equal opportunity in housing and community development programs citywide.
Policy H-3.3: Encourage housing design to accommodate the special needs of the disabled, seniors, large families, single-parent households, and low income households. Designs may include single-story units, units with three, four, or five bedrooms; on-site childcare facilities; or on-site job training facilities.
IMPLEMENTATION AND MONITORING
Monitoring, enforcement, and preservation in housing should be established and maintained as an ongoing function of the City. An effective monitoring program provides the City with an important tool to gauge the success of the City’s housing programs and to address emerging housing needs as appropriate.
GOAL H-4: Plan for and monitor the long-term affordability of sound, quality housing.
Policy H-4.1: Enforce and enhance the housing monitoring system to ensure compliance with funding program regulations and compliance with local, state, and federal laws.
Policy H-4.2: Ensure collaboration among various City departments in the delivery of housing and related services.
.
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CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Appendix A:
Implementation Program
SPECIFIC IMPLEMENTATION PROGRAMS
Neighborhood and Housing
Preservation
H-1. CODE ENFORCEMENT PROGRAM
The City of Laguna Hills (City) will enforce building code regulations and abate code violations, nuisances, and existing uses, activities, buildings, or structures that pose a threat to public health, safety, or welfare. Enforcement activities will focus on property maintenance, such as eliminating derelict or abandoned vehicles, outdoor storage, or other situations that may constitute health, safety, or fire hazards. The City’s Code Enforcement staff monitor and address complaints related to property maintenance. This City’s program is highly effective and results in a 95-percent compliance rate within 30 days of the City receiving a violation. To minimize the risk of displacement resulting from addressing code enforcement violations, the City will update regulations for code enforcement procedure to require property owners to proactively plan for tenant relocation during renovations. Additionally, the City will develop informational materials to include with violation notices that will educate property owners on available funding programs to assist with rehabilitations (see also Housing Element Implementation Program H-3). The information materials will be provided in multiple languages.
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: Ongoing code enforcement; update regulations for code enforcement procedure by June 2023; develop
informational materials by December 2022
Quantified Objective: 30 units rehabilitated
H-2. STATE FRANCHISE TAX BOARD CODE
ENFORCEMENT
To promote maintenance of existing rental properties, the City shall work with the California State Franchise Tax Board to enforce provisions of California Revenue and Taxation code Sections 17274 and 24436.5, which prohibit owners of substandard rental housing from claiming depreciation, amortization, mortgage interest, and property tax deductions of state income
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tax. The City will notify the State Franchise Tax Board if substandard rental housing is identified.
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: Ongoing
H-3. HOUSING REHABILITATION
The City will continue to work with the Orange County Housing and Community Services Department to receive rehabilitation loans and grants for low- and moderate-income homeowners and rental property owners, including senior/disabled households, to maintain housing stock. The City’s rehabilitation program will be available to lower- and moderate-income households but have citywide applicability. The program will pay particular attention to the Via Lomas neighborhood. The rehabilitation loan and grant program will use Community Development Block Grant (CDBG) funds distributed by the County as funding becomes available.
The City will continue to work with the private sector and nonprofit agencies and to secure funds and be supportive of developers or sponsors pursuing funds through state and federal programs for rehabilitation of existing lower-income housing units (including mobile homes). The City continues to monitor opportunities and will pursue funds as appropriate to further the housing goals of this Housing Element.
The City will publicize the availability of rehabilitation programs in local newspapers, on the City’s website, at the Community Development Department, in materials accompanying Code Enforcement notice of violations (see Housing Element Implementation Program H-1), and in information items at Planning Agency public hearings. Informational materials will be offered in multiple languages to ensure there are no language barriers to participation.
Responsible Agency: Community Development
Funding Source: CDBG, HOME, and others as they come available Time Frame: Annually by September of each year or as otherwise required by the County CDBG schedule. Apply for
additional funding resources annually.
Quantified Objective: 30 units rehabilitated
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H-4. AT-RISK UNITS
The City will continue to pursue the extension of affordability controls for 51 units that are set to expire in 2022, and provide technical assistance to preserve the units in the existing Rancho Moulton housing development or as part of new or redevelopment activities in the Via Lomas area or other areas of the City (particularly in moderate- and high-resource areas of the city), as deemed feasible. The Rancho Moulton Apartments continued to participate in the County’s Section 8 rental assistance program, which requires the owner to renew their project-based vouchers annually. The City will work with potential purchasers to preserve 51 units in the existing development or in new development by finding an interested non-profit entity and securing funding to acquire and preserve the property. The City will not take part directly in negotiations regarding the property but will apply for state or federal funding on behalf of an interested non-profit entity, if necessary, to protect the affordability of the rental units. The City will request that the property owners provide evidence that they have complied with state and federal regulations regarding notice to tenants and other procedural matters related to conversion, and the City will contact the United States Department of Housing and Urban Development (HUD), if necessary, to verify compliance with notice requirements. The City will use California Department of Housing and Community Development (HCD) resources listed on the HCD website, as well as other resources, to locate potential funding sources as needed for the preservation of affordable housing. Should the units convert to market rate, the City will work with the Orange County Housing Authority to ensure that low-income tenants displaced as a result of a conversion receive priority for federal housing vouchers.
The City will annually prepare a “Risk Assessment” report provided by the California Housing Partnership Corporation (CHPC). Projects determined high risk are those most likely to decline continued federal assistance because they currently have rents below market rate(s) and are owned by profitmotivated entities.
As needed, the City will ensure tenants are adequately notified throughout the preservation/acquisition process as to the status of their housing units, impacts of the ownership change or preservation process on occupancy and rents, their rights and responsibilities as tenants, and who to contact with questions or concerns. The City will work with the responsible entity (whether the existing property owner, the Housing Authority, a nonprofit entity, or a new for-profit entity) to distribute information and conduct tenant meetings, as needed, to keep residents informed of the preservation process, tenant options, and what to expect once the process has been completed.
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: 2022; the City will provide Technical Assistance to preserve 51 at-risk units in 2022.
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Annually; the City will prepare “Risk Assessment”
reports by January of each year.
Ongoing; Work with responsible entities to ensure
tenants receive education of housing rights and
preservation/acquisition status.
Quantified Objective: Preserve 51 units in the Rancho Moulton housing development.
H-5. FORECLOSURE REFERRAL PROGRAM
Based on current dynamics, the City seeks to address the increased incidence of residents facing foreclosure. The City will provide foreclosure information on its website, and provide resources at the City to refer residents to external agencies to assist in reducing incidents of foreclosures in Laguna Hills.
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: Ongoing
Housing Availability
H-6. URBAN VILLAGE SPECIFIC PLAN AREA FOR
HOUSING OPPORTUNITIES
The City shall inform existing property owners that housing opportunities are available in the Urban Village Specific Plan (UVSP) area and will continue to meet with prospective developers to encourage incorporating housing for multiple income levels. Housing opportunities include marketrate housing units and could also include housing for low- and moderateincome households, families, seniors, and special-needs households. City staff will inform prospective developers at the time of project application meeting(s). Additionally, the City will promote the UVSP area on the City’s website and will also promote housing development incentives consistent with Chapter 9-72 of the Zoning Ordinance. The UVSP area will also be promoted through the City’s Economic Development Strategy (see the Land Use Element Implementation Program LU-14).
Responsible Agency: Community Development
Funding Source: CDBG
Time Frame: Ongoing; the City will post information on their website within the first year after Housing Element
adoption and it will be updated annually.
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H-7. ZONING ORDINANCE UPDATE
The implementation of housing goals, policies, and programs will require updating the City’s Zoning Ordinance. In addition, certain City rules and regulations may constrain the development of housing affordable to lowand moderate-income households with special needs. To mitigate potential constraints; bring the Zoning Ordinance into compliance with State law; and implement housing goals, policies, and programs, the City will update the following regulations in the Zoning Ordinance:
1. Density Bonuses. Within two years of Housing Element adoption, pursuant to California Government Code Section 65915 et seq., amend the Zoning Ordinance to update the density bonus ordinance to address recent updates to state law. If additional changes to state law occur during the planning period, the density bonus ordinance will be updated to comply with those changes.
2. Accessory Dwelling Units (ADUs). In 2018, the City adopted an ordinance that amended the Laguna Hills Zoning Ordinance to permit ADUs in accordance with state law. Within two years of Housing Element adoption, the City will amend its adopted ADU ordinance to comply with update to state ADU law with Senate Bill (SB) 2 grant funding (see Housing Element Implementation Program H-9), including parking requirements. Per Government Code Section 65852.150, the City will allow ADUs in all zones where single-family and multifamily housing are allowed. The City will amend all standards in its Municipal Code that are not compliant with Government Code Section 65852.2. During the planning period, the City will implement the ADU ordinance (see Housing Element Implementation Program H-8) and update it to comply with any new state requirements.
3. Transitional and Supportive Housing. Allow transitional and supportive housing (including transitional and supportive housing with seven or more residents) as a residential use in all zones allowing residential uses, subject only to those restrictions that apply to other residential uses of the same type in the same zone and without any discretionary action. Additionally, permit supportive housing by-right in any non-residential or mixed-use zone that permits multifamily (Assembly Bill 2162, California Government Code Section 65583(c)(3)).
4. Employee Housing. To encourage employee housing, as needed, the City will establish a use category for employee housing as a residential use in the use tables. The Zoning Ordinance will be amended to ensure that permit processing procedures for employee housing do not conflict with Health and Safety Code, Section 17021.5, which states that employee housing for six or fewer employees should be “deemed a single-family structure with a residential land use designation,” Section 17021.6, which states that for ”employee housing consisting of no more than 36 beds in a group quarters or 12 units or spaces designed for use by a single family or household … [n]o CUP, zoning variance, or other
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discretionary zoning clearance shall be required of this employee housing that is not required of any other agricultural activity in the same zone,” and Section 17021.8, which requires ministerial approval of certain farmworker housing projects that meet the criteria in that section.
5. Emergency Shelters. Continue to allow emergency shelters byright within the Mixed-Use (MXU) district subject to objective development standards without a conditional use permit or other discretionary approval. Amend the regulations for emergency shelters to ensure compliance with Government Code Section 65583(a)(4)), including siting requirements in relationship to schools and other emergency shelters and revise parking requirements for emergency shelters to ensure that parking standards are sufficient to accommodate all staff, provided standards do not require more parking for emergency shelters than other residential or commercial uses within the MXU district. The City will additionally update standards for emergency shelters to allow a greater number of beds. Review the City’s Zoning Ordinance and make revisions, if necessary, to allow low-barrier navigation centers for the homeless per Government Code Sections 65660-65668.
6. Residential Care Facilities. Amend the Development Code to permit residential care facilities regardless of size, in all zones that permit residential uses of the same type, in accordance with state law and the City’s definition of family.
7. Inclusionary Housing Requirements: The City intends to consider implementing inclusionary housing requirements.
Considerations may include identifying acceptable methods to provide affordable housing such as: (a) construction of housing on-site, (b) construction of housing off-site, (c) dedication of land for housing, and (d) possibly other similar measures.
8. Manufactured Homes Manufactured housing and mobile homes are treated as different land uses in Municipal Code Section 9-
10.050, Uses within Zones. However, they have the same
definition in the code. The City will correct this and ensure compliance with Government Code Section 65852.3 by allowing both manufactured housing and mobile homes in all zones where single-family homes are allowed with the same approval process that is used with single-family homes.
9. Development Standards and Permitting Requirements The City will evaluate development standards including open space requirements, lot coverage, and heights, as well as permit requirements for multifamily developments. The City will ensure these requirements are not so restrictive that they constrain residential development and update the Municipal Code as needed.
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10. Definition of Family To ensure that the City does not unduly restrict or constrain the development of housing for persons with disabilities, it will update its definition of family to "One or more persons, related or unrelated, living together in a dwelling unit, with common access to, and common use of all living, kitchen, and eating areas within the dwelling unit."
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: Within two years of Housing Element adoption H-8. ACCESSORY DWELLING UNITS
As a part of the City’s SB2 program, the City will amend its Accessory Dwelling Unit (ADU) ordinance to comply with recent changes to state law regarding ADUs and create reference information available to property owners listing benefits and opportunities for constructing ADUs (see Housing Element Implementation Program H-9). The City shall continue to implement the ADU provisions of the Zoning Ordinance consistent with state law (see Housing Element Implementation Program H-7). The City will continue to permit ADUs by-right in all residential zones of the City, requiring only ministerial approval. Per Government Code Section 65852.150, the City will allow ADUs in all zones where single-family and multifamily housing are allowed. The City will amend all standards in its Municipal Code that are not compliant with Government Code Section 65852.2 (see also Program H-7).
The City will promote ADUs to property owners as a viable option for providing additional housing opportunities that could include affordable housing for lower-income seniors, single persons, or small households within existing neighborhoods. The City will encourage and promote ADUs by providing information on the City’s website about ADU standards and options and informing people at the public counter of ADUs as an option and informing property owners with an existing unpermitted ADU of the option to bring the unit up to code as a legal ADU. The City will monitor ADU production. Halfway through the planning cycle, if the production numbers are not on par with the midpoint of the number of ADUs estimated in Table H-46, the City will adjust its approach to meeting the RHNA.
The City will also make the following efforts to promote ADU development:
1 Research and coordinate with non-profit organizations, builders, and banks regarding funding/assisting with construction costs and connect ADU owners and renters with that information. This will include encouraging financial institutions to appoint an “ADU Ambassador” who will be the local representative within the financial institution. The City would provide training and
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educational materials to the ambassadors. The City will maintain a list of ADU Ambassadors and distribute the list to interested homeowners seeking information about finding loans for ADU development.
2 Expand educational efforts to include active property owner outreach. Marketing and promotional materials will be prepared to inform eligible homeowners of new ADU programs as they are adopted and launched. The City will work to identify the types of homeowners most likely to be interested in building an ADU and reach out to them directly.
3 Reach out to local homeowners that have added an ADU to involve them in supporting other homeowners who are considering adding an ADU to their property. Hold a community “ADU Open House” to share ideas and inspire homeowners to build ADUs.
4 Create short flyers and brochures (digital and print). Distribute though social media promotions, direct mailings to property owners, water bill inserts, and the dedicated City webpage.
5 Establish an ADU point person at the City to serve as a central point of information and a resource for enhancing awareness. 6 The City will explore funding options to create an ADU Forgivable Loan Program.
Responsible Agency: Community Development
Funding Source: SB2
Time Frame: Add promotional/educational materials on the City’s website on ADU information by June 1,
2022, including examples of ADUs on webpage.
Develop list of resources, and coordinate with
ADU development and financing community and
directly reach out to potential owners by 2023.
H-9. SB2 GRANT PROGRAM IMPLEMENTATION
As a part of the City’s SB2 program, the City plans to establish objective design standards for residential development in the MXU zoning district in north Laguna Hills to encourage infill residential development. The City will additionally analyze opportunities to permit multifamily residential in an existing commercial center in north Laguna Hills zoned Community Commercial (CC), which currently does not permit residential uses. The City will hold one or more community workshops to gather community input, including from the developer community. Through establishing objective design standards, the City anticipates reducing the entitlement process by up to six months. The City also plans to use its awarded SB2 grant funding to update its ADU ordinance to comply with state law, as well as create reference information for homeowners about the benefits and opportunities for constructing ADUs.
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Responsible Agency: Community Development
Funding Source: SB2
Time Frame: All tasks completed by August 2023
H-10. PERMIT STREAMLINING
The City will establish a written policy or procedure and other guidance as appropriate to specify the Senate Bill (SB) 35 (2017) streamlining approval process and standards for eligible projects, as set forth under California Government Code Section 65913.4. See also Program H-15.
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: Within two years of Housing Element adoption H-11. 2021–2029 REGIONAL HOUSING NEED
To meet state law requirements (California Government Code Sections 65583(c)(1)(A) and 65583(c)(1)(B)) to address the 2021-2029 Regional Housing Needs Allocation (RHNA) and to ensure a sufficient selection of sites are available for higher-density development, the City shall amend the General Plan and the Zoning Codes, as needed, to provide adequate sites for 528 lower-income units on certain sites or in certain zones. The City will increase allowable density on certain sites in the MXU and/or MDR zones and/or allow multifamily uses on certain sites in zones where they are not currently allowed. Sites for lower-income units must allow at least 30 dwelling units per acre. To accommodate the remaining unaccommodated 528 units in the lower-income category by rezoning sites to allow up to 30 units per acre, a minimum of 17.6 acres would need to be rezoned. To accommodate the remaining unaccommodated 528 units in the lower-income category by rezoning sites to allow up to 50 units per acre, a minimum of
10.56 acres would need to be rezoned.
Sites rezoned under this housing element program are subject to the requirements of Section 65583.2(h), including allowing owner-occupied and rental multifamily housing “by right” without discretionary review if 20 percent or more of the units in a project proposed on the site are affordable to those with lower incomes. The sites rezoned to accommodate lowerincome RHNA must be able to accommodate a minimum of 16 units per site. At least 50 percent of the very low and low-income housing need shall be accommodated on sites designated/zoned for residential uses only, except that all of the very low- and low-income housing need may be accommodated on sites designated for mixed uses if those sites allow 100- percent residential use and require that residential uses occupy 50 percent of the total floor area of a mixed-use project. The applications can be subject to design review as long as the project does not trigger the California Environmental Quality Act review process. Water, sewer, and dry utilities are either already available at sites that will be rezoned or the City will plan for
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extensions so that services will be available as needed. The City will avoid sites with unmitigable environmental hazards when selecting sites to rezone including, steep slopes (over 30 percent), high liquefaction risk, moderate and severe wildfire risk, Federal Emergency Management Agency (FEMA) 100- year and 500-year flood zones. As a part of this program, the City will evaluate development standards for the rezone sites, including open space requirements, lot coverage, and heights, as well as permit requirements for multifamily developments. The City will ensure these requirements are not so restrictive that they constrain residential development.
See also Program H-21.
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: Specific sites will be rezoned prior to October 15, 2022
H-12. CDBG FUNDING FOR SHELTER FOR THE
HOMELESS
The City shall apply for United States Department of Housing and Urban Development CDBG funds and allocate a portion of such funds to subrecipients who provide shelter for the homeless. The City will continue to contract with Mercy House, or equivalent, a non-profit service provider, to help residents experiencing homelessness obtain services.
Responsible Agency: Community Development
Funding Source: CDBG
Time Frame: Annually by September of each year or as otherwise required by the County CDBG schedule
H-13. CONTINUUM OF CARE FUNDING AND
CONSOLIDATED PLAN PARTICIPATION
The City shall continue to participate in the Orange County Consolidated Plan Programs and in the Orange County Continuum of Care local housing planning process to facilitate obtaining funds for affordable housing and related social services for special-needs populations. The Continuum of Care local housing and service delivery system focuses on homeless prevention, outreach, and assessment, emergency shelters, transitional housing, supportive services, and permanent supportive housing for homeless individuals and families. The City shall pursue homeless assistance grants through the Continuum. The City will assist public and private nonprofit housing developers in preparation of funding applications for special-needs populations. The City will conduct outreach to service providers annually to discuss ways the City can assist in the development for lower-income households.
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Responsible Agency: Community Development
Funding Source: CDBG
Time Frame: Annually by September of each year or as otherwise required by the County CDBG schedule
H-14. SECTION 8 RENTAL ASSISTANCE
The Orange County Housing Authority currently administers the Section 8 Rental Assistance program on behalf of the City. Currently, the program assists renter households in the City of Laguna Hills. Based on future congressional appropriations, the County Housing Authority will apply for additional funding that will enable the Housing Authority to administer additional vouchers for families, seniors, and disabled persons over the Housing Element planning period.
To promote housing mobility in high-resource neighborhoods the City will 1 Provide referral services and information to the City’s residents. on housing choice voucher programs, ensuring that all information offered digitally and physically is provided in multiple languages. 2 Coordinate with community-based organizations that serve Laguna Hills’ special-needs populations to reach households that would qualify for housing choice voucher programs.
3 Work with the Housing Authority increase voucher acceptance in areas of higher income to increase opportunities for housing mobility, as identified in the Assessment of Fair Housing. 4 Partner with the Housing Authority to provide biannual training to landlords regarding fair-housing requirements, including the requirement that they accept vouchers, and educate property owners in Moderate Resource Areas, as defined by TCAC higher-income neighborhoods about the benefits of voucher holding-tenants, encouraging them to market available units at their rental properties to voucher holders.
5 Consider the feasibility of a landlord incentive program for landlords that choose to accept voucher holding tenants. The landlord incentive program could be focused on Low Resource Areas, as defined by TCAC, or neighborhoods that experience higher rates of rental increases.
See also Housing Element Implementation Program H-16, Fair Housing Program.
Responsible Agency: Community Development
Funding Source: United States Department of Housing and Urban Development (HUD)
Time Frame: Ongoing
Quantified Objective: Preserve the 17 Section 8 vouchers used by Laguna Hills households.
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H-15. AFFORDABLE HOUSING DEVELOPER
PARTNERSHIPS
The City will continue to develop partnerships with mainstream and specialneeds affordable housing developers that could result in set-asides in existing and planned low-income housing projects for extremely low-, very low-, and low-income households. These partnerships may include incentives (such as expedited processing, fee waivers, and density bonuses) provided by the City to facilitate the set-asides for planned low-income units and actively cooperating with the owners of existing units to secure appropriate federal funding necessary to maintain existing affordability. The City will take subsequent action, as appropriate, to make the development of such units more financially feasible including providing financial incentives, such as reducing, waiving, and/or deferring fees, where feasible, offering fast track/priority processing and permit streamlining, density bonuses, and flexibility in development standards. The City will promote lower-income housing development incentives on the City’s website, consistent with Chapter 9-72 of the Zoning Ordinance. The City will use HCD’s housing resources website to locate available sites and potential funding sources as needed for the development of affordable housing. The City will conduct outreach to developers annually to discuss ways the City can assist in the development for lower-income households.
Additionally, the City will amend the Zoning Code to comply with State Density Bonus Law (Program H-7).
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: Ongoing; the information will be posted on the website within the first year after Housing Element
adoption and updated annually. Annually outreach
to developers, review and prioritize local funding at
least twice in the planning period, and support
expediting applications on an ongoing basis.
Equal Housing Opportunity
H-16. FAIR HOUSING PROGRAM
The City will continue to maintain services and personnel to receive housing complaints and continue to address or resolve complaints. The City will also continue to refer fair housing complaints to the Fair Housing Council if they cannot be resolved at the City level.
The City will also continue to disseminate written literature about fair housing laws, resident rights, and remedies for fair housing complaints. The City will ensure that fair housing literature is provided in multiple languages and available in the Community Development Department, on the City’s
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website, and at the Laguna Hills Technology Library. The City will monitor these sites to ensure timely, accurate information is available.
To further comply with AB 686, the City will implement actions to Affirmatively Furthering Fair Housing (AFFH). The ongoing and additional actions the City will take to address AFFH shall address significant disparities in housing needs and in access to opportunity for all persons regardless of race, color, religion, sex, gender, sexual orientation, marital status, national origin, ancestry, familial status, source of income, or disability, and other characteristic protected by the California Fair Employment and Housing Act (Part 2.8, commencing with Section 12900, of Division 3 of Title 2), Section 65008, and any other state and federal fair housing and planning law. In this effort to address fair housing issues identified in the Assessment of Fair Housing of this Housing Element, the City commits to the following.
1 Develop affirmative marketing targeted at property owners to encourage acceptance of vouchers and/or other rental assistance programs, promoting equal access to government-assisted housing and to promote housing opportunities outside low-resource neighborhoods and neighborhoods along Via Lomas. Additionally, develop affirmative marketing strategies to promote services for persons at-risk of homelessness or experiencing homelessness through partnership with Mercy House, aimed at protecting residents from risk of displacement.
2 Promote accessibility programs focused on improving access to housing, transit, public buildings and facilities, sidewalks, pedestrian crossings, and businesses. Partner with local organizations serving persons with disabilities to implement outreach programs (see Housing Element Implementation Program H-17).
3 Explore policies to protect mobile home parks in low-resource areas in north Laguna Hills, minimizing displacement risk of existing residents.
4 Explore programs and/or partnerships to ensure that a share of the jurisdiction’s purchases of goods and services come from local businesses.
5 Engage with the local school district to explore a program to address school boundaries and access to proficient education, specifically for the Via Lomas neighborhood.
6 Partner with Orange County Housing and Community Services Department and/or local non-profits to consider expanding programs offering first-time homebuyer assistance and prepare educational materials in multiple languages on mortgage lending discrimination.
7 Encourage development of affordable housing that meets the needs of diverse households and family structures, including affordable units with three or more bedrooms, during meetings with prospective developers.
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Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: Ongoing; the information will be posted on the website within one year of Housing Element
adoption and updated annually. The City will meet
with non profit organizations, governmental
agencies, property owners and other parties named
in this program at least annually to implement this
program.
H-17. ACCESSIBILITY IN HOUSING
The City recognizes that all people have varying abilities and that many people will encounter temporary or permanent changes in ability to conduct the tasks necessary for daily living throughout their lives. The City will continue to implement its existing Reasonable Accommodation ordinance (Zoning Ordinance Chapter 9-93). The City will identify and work with local organizations that provide assistance to persons with disabilities, including developmental disabilities, to implement an outreach program that informs persons with disabilities and their families about housing and available services. Informational materials can include a brochure that will be offered in multiple languages and direct people to service information on the City’s website, which will be reviewed annually to make updates as necessary. City staff will encourage prospective developers to provide universal design features in housing developments at the time of project application meeting(s).
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: Within one year of Housing Element adoption, review City website and make updates to reflect
available programs as necessary and identify local
organizations for ongoing collaboration to educate
residents with disabilities about available services.
Ongoing; implement Reasonable Accommodation
ordinance
Implementation and Monitoring
H-18. ANNUAL PROGRESS REPORTS
The City will report annually on progress toward implementation of the Housing Element and residential development activities citywide.
State law requires that each local jurisdiction submit an annual progress report on the implementation of its General Plan. For the Housing Element, the reporting must include the following:
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1 Annual building activity by unit type, tenure, affordability level, deed restriction, and financial assistance;
2 Progress in achieving its RHNA;
3 Program-by-program account of implementation status; and 4 Outcome/disposition of development applications identifying location, size, type, and status of residential development proposals for citywide use and for submittal to Center for Demographic Research at California State University and to the California Department of Finance.
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: Prepare an annual report for submittal to HCD by April 1 of each year in the planning period
H-19. HOUSING ISSUES MONITORING
The City will monitor existing and proposed affordable housing developments in the City. The City will also monitor legislation, trends, and policy issues related to the development and maintenance of affordable housing in Laguna Hills. Ongoing efforts throughout the planning period include, but are not limited to:
1 Monitoring development proposals in the city that could be used to maintain, increase, or enhance affordable housing opportunities; 2 Monitoring and market housing opportunities in the UVSP area, including affordable housing opportunities, through Planning Agency public hearings and project preapplication meetings; 3 Monitoring existing programs designed to preserve assisted housing developments for low-income households to determine whether additional actions are needed to protect these developments; 4 Monitoring of mobile home park for conversion to nonresidential use;
5 Attending housing and legislative review conferences; 6 Attending training workshops;
7 Participating in regional planning efforts coordinated by the SCAG; and
8 Interfacing with City agencies and the public.
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: Ongoing
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H-20. LOCAL HOUSING EFFORTS COORDINATION
The City shall coordinate local housing efforts with appropriate federal, state, regional, and local government and/or agencies and cooperate in implementation of intergovernmental housing programs to ensure maximum effectiveness in solving local and regional housing problems. The City will submit CDBG applications to assist in preserving existing affordable housing stock. The City will provide the adopted Housing Element to the South Orange County Wastewater Authority (SOCWA). The City will assist SOCWA in adopting written procedures to provide priority service to lower-income residential projects.
Responsible Agency: Community Development
Funding Source: CDBG and General Fund
Time Frame: Ongoing
H-21. FACILITATING HOUSING ON IDENTIFIED SITES
To ensure that housing is developed that is appropriate for identified income categories on identified sites, the City will take the following steps:
1 The City will develop and implement strategies to encourage and facilitate lot consolidation and phasing of residential and mixed-use developments on large sites to make sites more developable for housing. The City will meet with local developers and property owners to discuss development opportunities and incentives for lot consolidation on smaller sites and/or phasing of development on larger sites to accommodate affordable housing units and consider additional incentives brought forth by developers. As
developers/owners approach the City with interest in lot consolidation or phased development on larger sites for the development of affordable housing, the City could defer certain fees, allow more height or additional stories, waive lot merger fees for certain small contiguous lots, and provide concurrent/fast tracking of project application reviews to developers who provide affordable housing. The City will also pursue grant funding for parcel assemblage land banking when it is available.
The City shall provide incentives for residential and mixed-use development on the sites in the land inventory, including reductions of development standards where feasible.
2 The City will conduct regular outreach to owners of properties in the land inventory to inform them of regulatory incentives and available funding programs for housing development.
3 The City will conduct outreach to attract and support affordable housing developers in the City, including developers of senior housing, extremely low-income units, and permanent supportive housing for persons with disabilities and developmental disabilities.
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4 The City shall create information online and in brochure formats explaining the City’s residential and mixed-use property development standards and make it available on the City’s website and at the City’s permit counter.
5 As residential developments are approved by the City and building permits or final maps have not been obtained, the City will make diligent efforts to contact applicants to learn why units have not been constructed within two years after approval. If these impediments are due to nongovernmental constraints, such as accelerating construction costs, shortages of labor or materials, or rising interest rates, to the extent appropriate and legally possible, the City will seek to identify actions that may help to remove these constraints. In addition, the City will aim to work with stakeholders to identify nongovernmental constraints or other circumstances that may impede the construction of housing in Laguna Hills and work collaboratively to find strategies and actions that can eliminate or reduce identified constraints.
6 If this program is not effective, the City will immediately implement alternative strategies such as incorporating feedback from developers on how to better encourage residential development, as well as, considering additional actions the City can take to encourage residential development.
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: Ongoing
Quantified Objective: New construction of 1,985 units, including very low, 568; low, 353; moderate, 354; above moderate,
710.
Quantified Objectives
Identifying quantified objectives refers to the number of new units that may potentially be constructed over the planning period, the number of existing units that can be expected to be rehabilitated, and the conservation of existing affordable housing stock. This information is presented in Table HA1.
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Table H-A1
Quantified Objectives
Housing Program
Quantified Objectives per Income Group
Totals
Extremely
Low
Very
Low Low Moderate Above Moderate
New Construction 284 284 353 354 710 1,985
Rehabilitation1 10 10 10 0 0 30
Housing
Conservation/
Preservation2
18 19 31 0 0 51
Source: City of Laguna Hills
1 Based on Housing Element Implementation Programs H-1 and H-3. 2 Based on Housing Element Implementation Program H-4 to preserve 51 units and Program H-14 to encourage OCHA to continue to offer the 17 rental assistance vouchers currently in use.
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Appendix B:
Summary of Public Input
Public Outreach
As noted in the Introduction to this Housing Element, as part of this update, the City conducted outreach activities including:
• City Council Meeting: November 10, 2020
• Stakeholder Consultations: January - February 2021
• Online Survey: June 15 - August 15, 2021
• Virtual Public Workshop: June 30, 2021
• In-Person Public Workshop: August 5, 2021
• City Council Meeting for Public Review Draft Launch: October 26, 2021 Additionally, as of September 21, 2021, the City received four comment letters. All four letters were from community-based organizations and encouraged the City Council to enact bold measures to increase the quality and quantity of affordable housing and to consider the needs of the most vulnerable populations. Participants in the stakeholder consultations included two building industry experts, two homelessness service providers and three community-based organizations. Participants from the stakeholder consultations strongly agreed that more housing, particularly affordable housing is needed in Laguna Hills and surrounding cities. Participants shared many ideas for strategic and innovative opportunities to help accelerate the production of housing. The input from the letters and consultations is summarized in the Introduction to this Housing Element. No public comments were submitted at the City Council Meeting on November 10, 2020, or the Virtual Public Workshop on June 30, 2021. The results of the online survey and the input received at in person-public workshop are described herein.
Online Survey
The City hosted a survey online from mid-June 2021 to mid-August 2021, with a link available on the City’s website. 287 respondents answered one or more questions. General trends that were apparent from the answers to the multiple-choice questions include:
• Thirty-six percent of respondents indicated that they or someone they know have experienced difficulty finding housing that is affordable in Laguna Hills. However, overall the community generally opposes the creation of additional housing, particularly multifamily, affordable and workforce housing.
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• Approximately half of respondents are opposed to Accessory Dwelling Units (ADUs) being added to existing properties in the city.
Approximately 18 percent of homeowners responded that they might be interested in building an ADU on their property.
• The community strongly opposes reducing the number of required onsite parking space for new townhouses and multi‐family development throughout Laguna Hills.
• The community is generally opposed to the City adjusting zoning requirements to increase the number of units per acre in the MXU (The MXU Zone currently allows 20 units per acre). The community also expressed opposition to the City requiring that a certain portion of the sites in the Mixed Use (MXU) Zone be redeveloped with projects that are at least 50 percent residential.
• While the community is generally opposed to allowing multi‐family development on commercial properties in the Office Professional (OP), Community Commercial (CC) and Freeway Commercial (FC) Zones there is more support for relying on enhancements to the Village Commercial zone to allow more residential development in that area. • The community generally opposes adjusting zoning requirements to allow new multi‐family buildings and mixed‐use buildings to be up to 70’ in height.
• There is strong opposition to reducing development fees for affordable housing and workforce housing developments by allocating additional funds from the General Fund, and most of the community also opposes revising the development fee structure to reduce fees for affordable housing developments while increasing them for market rate projects. • The community is strongly opposed to a bond measure to fund affordable housing.
The final question asked respondents to write in any additional thoughts that they wanted to share. Common themes included:
• Most respondents expressed opposition to building housing, particularly housing affordable to households with lower incomes and ADUs; however, several respondents submitted opposite sentiments. • Those who were opposed to more housing expressed concerns about the impact new multifamily housing would have on property values, the need for parking and infrastructure upgrades, as well as an increases in traffic, crime and overcrowding.
• Those who were in favor of more housing expressed the importance of considering the needs of senior citizens, people with disabilities, veterans, young people (particularly those who grew up in Laguna Hills and who cannot afford to raise their children near family members) and those earning “working class” salaries.
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• The community generally favors redeveloping the Laguna Malls site.
However, many expressed frustrations that commercial businesses have already been destroyed there, while plans for redevelopment appear to be stalled out for an extended period of time. Suggestions for this site included mixed-uses with restaurants and entertainment-oriented businesses, a nursing school, outdoor space for events, parking and condominiums to provide opportunities for home ownership.
In-Person Public Workshop
An interactive workshop about the Housing Element Update was held on August 5, 2021, at the Laguna Hills Community Center. Based on the signin sheet, at least fifty-five members of the public were in attendance. City staff planned the event with multiple booths to encourage information sharing between the City and attendees on a selection of topics. A large TV played short videos on a loop. The videos were produced by the Orange County Council of Governments and the Association of California Cities - Orange County to explain the basics of the Regional Housing Needs Allocation (RHNA) and Housing Element process. The first interactive booth showed photos and diagrams of examples of multifamily residential and mixed-use developments at a range of densities throughout California.
The second booth showed a sample of the maps included in the Housing Element, in the Assessment of Fair Housing section and included a fact sheet about Affirmatively Furthering Fair Housing. At the third booth, a map of the City’s zoning districts was displayed and information was shared about the allowable uses and residential densities in each zone. At the final booth, attendees were asked to apply stickers to maps of the City to identify the locations that are most suitable for new housing developments. At each booth, attendees provided insight and perspectives about the City’s approach to planning for future of housing in their community. Attendees also provided input via comment cards and post-it notes at the event, as well as emails sent to City staff afterwards.
Overall, there are concerns over where future housing will go, the type of housing that could potentially be built, limited resources for new developments, and the need to preserve Laguna Hills’ culture and suburban aesthetic. Many residents shared their disapproval of the Regional Housing Needs Assessment (RHNA) allocation and suggested challenging it, such as with legal action. On the contrary, several attendees expressed support for housing development, especially affordable housing and mixed-use, as long as its responsibly planned and provides appropriate resources and infrastructure to ensure the continued quality of life that Laguna Hills residents enjoy. Attendees demonstrated interest in continuing to be included in the housing element process and are interest in learning more about the future of housing in their community.
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The most frequently stated comments include:
• Disapproval of the RHNA allocation and State mandates. • Some attendees thought Laguna Hills has enough housing while others think it does not.
• The City should take actions that reflect the community’s needs and represent its constituents
o For some this meant the City should consider the housing needs of residents in extremely low-, very low-, and low- income brackets, including senior citizens, veterans, and essential workers.
o For others this meant the City should consider the desires of existing residents that do not want more housing built. • There is a lack of resources and infrastructure for additional housing. • There is a need to responsibly develop new housing while keeping in mind other urban factors (i.e., crime, traffic, pedestrian safety, providing adequate parking, water availability, maintaining and updating infrastructure to accommodate new developments).
• Concerns that more housing will negatively change the City’s culture, safety, and suburban aesthetic.
• Concerns that property values and school quality will decrease. • Questions related to the housing element included who pays for new housing, whether eminent domain would be used, and
options/willingness to contest RHNA allocation.
• More parks, green spaces and beautification of the city would be good. • Mixed-use development is appropriate for Laguna Hills. • Some homeowners are interested in building accessory dwelling units (ADUs) on their properties.
Other comments include:
• Require solar or wind electricity generation with new development. • New developments should favor homeownership opportunities over rentals.
• Residents should get to vote on zoning changes.
• Look to European design to make denser developments more aesthetically appealing and include high-quality landscaping.
POTENTIAL FUTURE HOUSING LOCATIONS
Attendees were asked to apply stickers to maps of the City to identify the locations that are most suitable for new housing developments. Some attendees followed up after the workshop by emailing City staff with additional input on these locations. The maps that attendees were asked to use blocked out existing residential neighborhoods that are fully built out.
Staff guided attendees towards existing commercial and mixed-use districts where there is opportunity for redevelopment.
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The two most popular areas for future housing are Areas #1 and #5, with 10 “yes” votes for each area. Area #1 is in north Laguna Hills, bounded by Lake Forest Drive to the north and Ridge Route Drive to the south. This area is near the cities of Irvine, Laguna Woods and Lake Forest. One attendee said they “could see housing components going into the areas along Lake Forest Drive, Mill Creek Drive, and Ridge Route Drive.” The current zoning is Mixed Use (MXU). The other most popular area is #5, which includes the Laguna Hills Mall redevelopment site and the surrounding area. This area is in the Urban Village Specific Plan (UVSP). One attendee gave this area a “no” vote.
The two areas with the next highest amounts of “yes” votes are both zoned Freeway Commercial (FC) but are not adjacent to each other. Area #2 received 4 “yes” votes. It is in north Laguna Hills, bounded by Ridge Route Drive and Interstate 5. Area #3 received 3 “yes” votes. It is on the eastern edge of Laguna Hills, This area borders Interstate 5 with through routes on La Paz and Cabot.
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Packet Pg. 634 Attachment: Attachment A - Proposed Resolution including Exhibits 1-4 (2907 : 2021-2029 Housing Element Update and Safety Element ORANGE COUNTY • BAY A REA • SACRAMENTO • CENTRAL COA ST • LOS ANGELES • INLAND EMPIRE 101 Parkshore Drive, Suite 200
Folsom, California 95630
t 916.245.7500
www.placeworks.com
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1695010.1
EXHIBIT 4
SAFETY ELEMENT UPDATE
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Packet Pg. 636 Attachment: Attachment A - Proposed Resolution including Exhibits 1-4 (2907 : 2021-2029 Housing Element Update and Safety Element ORANGE COUNTY • BAY A REA • SACRAMENTO • CENTRAL COA ST • LOS ANGELES • INLAND EMPIRE www.placeworks.com
Prepared By: PlaceWorks
2040 Bancroft Way, Suite 400
Berkeley, California 94704
t 510.848.3815
City of Laguna Hills
Safety Element Update
Final Draft | May 2022
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Table of Contents
Safety ...................................................................................................................... S-1 Introduction ...................................................................................................... S-1 Purpose and Scope of the Safety Element ........................................................ S-1 Background ...................................................................................................... S-1 Local Hazard Mitigation Plan........................................................................... S-2 Safety Plan........................................................................................................ S-3 Goals and Policies.......................................................................................... S-29 Summary of Approach ................................................................................... S-37 Appendices
Appendix A: Vulnerability Assessment Results Matrix................................. S-39 Appendix B: Implementation Programs......................................................... S-43 Tables
Table S-1 Reservoir and Dams within/near Laguna Hills ..................................... S-11 Table S-2 Description of Actions to Address Safety Issues................................. S-38 Figures
Figure S-1 Deep-Seated Landslide Susceptibility................................................ S-5 Figure S-2 Regional Fault Lines.......................................................................... S-7 Figure S-3 Liquefaction Zones............................................................................. S-9 Figure S-4 Dam Inundation Areas ..................................................................... S-10 Figure S-5 Fire Hazard Severity Zones.............................................................. S-14 Figure S-6 Wildland-Urban Interface ................................................................ S-15 Figure S-7 Historic Wildfires............................................................................. S-16 Figure S-8 Flood Hazard Zones (100-year and 500-year).................................. S-21 Figure S-9 Evacuation Routes............................................................................ S-27 Figure S-10 Evacuation-Constrained Areas......................................................... S-28
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Safety
Introduction
Laguna Hills residents consider their City one of the safest and best places to live in Southern California. The City has a strong sense of community and is composed of established residential neighborhoods that are deeply valued by their residents. Laguna Hills also has a low crime rate and good schools, important indicators of a community’s quality of life. However, this idyllic setting can be impacted by natural hazards that have the potential to cause death, injuries, property damage, and substantial economic and social dislocation. The Safety Element addresses these safety issues, with emphasis on the naturally occurring conditions that pose a risk to Laguna Hills and provides goals and policies aimed at reducing the City’s risk from these hazards. The Safety Element assesses these safety issues and assigns vulnerability scores in Appendix A. Implementation programs aimed at accomplishing the identified goals and policies are included in Appendix B.
Purpose and Scope of the Safety
Element
All urban areas in California are subject to both natural and human-caused hazards. None of these hazards can be avoided entirely, but their impacts can be reduced through the recognition of safety risks and the application of policies designed to protect life and property to the greatest feasible extent.
The purpose of the Safety Element is to address existing or anticipated safety threats that may cause adverse effects in Laguna Hills. This Element specifically covers seismic and geologic hazards, fires, neighborhood safety, hazardous materials and waste, nuclear power, flood hazards, stormwater management, and climate change vulnerability. Emergency preparedness planning, such as identifying actions needed to manage crisis situations, is also addressed. By establishing goals and policies to minimize danger to residents and visitors, the Safety Element sets forth the framework that will regulate existing and proposed development in hazard-prone areas, promote urban design to ensure safe streets and neighborhoods, and establish methods to ensure safety and organization during emergency situations.
Background
The City of Laguna Hills (City)strivesto maintain a safe environment for all members ofthe community. However, numerous potential hazardsthat could affect life and property are present in and around the City. For example, LagunaHillsisin a seismically active region and residents could potentially be
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exposed to dangers caused by earthquakes. The presenceof hillside terrainand steep slopes couldpotentially cause residents and property tobe vulnerable to fire hazards. The City can experience flooding and inundation from severe rain events and dam and reservoir failures. Further, climate change may exacerbate hazards, such as, but not limited to, flooding, extreme storms, air quality, drought, extreme heat,
1 warm nights,2 and human health hazards.
The City recognizesitmay bevulnerable to a number ofhazards andthat maintaining a safe environmentrequires constant assessment ofthe City’s needs regarding these hazards.
Local Hazard Mitigation Plan
A Local Hazard Mitigation Plan (LHMP) identifies and profiles hazard conditions, analyzes risk to people and facilities, and provides hazard mitigation actions to reduce or eliminate hazard risks. A LHMP and Safety Element address similar issues, but the Safety Element provides a higherlevel framework and set of policies, while a LHMP focuses on more specific mitigation, often short-term, actions. LHMPs focus on hazard mitigationrelated actions, while the Safety Element also includes policies for emergency response, recovery, and preparedness.
The City is currently in the process of developing a LHMP, in accordance with the federal Disaster Mitigation Action of 200 and the Federal Emergency Management Agency (FEMA), to ensure hazard risks are minimized for community members, as well as infrastructure and buildings citywide. The mitigation actions in the LHMP will include both short-term and long-term strategies, and involve planning, policy changes, programs, projects, and other activities. When adopted by the City and certified by FEMA, the current LHMP will be incorporated into this Safety Element by reference, as permitted by California Government Code Section 65302.6.
Orange County also has an LHMP, which, focuses on addressing natural hazards impacting unincorporated areas and County facilities. The Orange County LHMP also provides a history of disasters in Orange County, including historical flooding events. The Orange County LHMP further lists a number of resources, including administrative and technical resources, that can support Laguna Hills in the event of a disaster. Laguna Hills contracts with a number of County agencies, including Orange County Fire Authority and Orange County Sheriff’s Department.
1. An extreme heat day in Laguna Hills is defined as a day when the high temperature is at least 90.1 degrees Fahrenheit (°F).
2. Warm nights in Laguna Hills is defined as temperatures above 65°F at nighttime.
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Safety Plan
Laguna Hills faces both natural and human-related hazards, including earthquakes, urban and wildland fires, geologic hazards, climate change hazards, and hazards caused by the use of hazardous and/or toxic materials.
Protection from the risks of natural and human-caused hazardsis essential in continuing to provide a sense ofsafety and well-being for the residents and visitors of Laguna Hills. In addition, safety is a significant consideration in attracting new businesses to the City. While the likelihood of occurrence for most of these natural and human-caused hazards is low, the consequences can bevery serious. Understandinghazards, vulnerabilities, andpreparing to deal with themon both an incident-related and ongoing basis are important objectives. Proper planning and preparation for potential hazardsis an essential action to minimize the disruption, personal injury, and property damage associated with such hazards and resulting emergency conditions.
TheCity has established goals and policiesto maintain community safety and reduce the risks associatedwith natural and human-caused hazards. TheSafety Planaddressesthese issues andprovides strategiestominimizehazard potential and vulnerabilities and protectthe overallwell-being of the residents and visitors in the community.
GEOLOGY AND SEISMICITY
Geologic Hazards
Landslides, Mudflows, and Slope Instability
The topography of Laguna Hillsincludesseveral hills and valleys and therefore has the potential for slope instability and landslides. Slopes steeper than 25 degrees (approximately 2:1) are potentially subject to instability. Such areas may be prone to hazardssuch as surficial failures, mudflows, debris flows, rock falls, soil creep, and erosion. Failures of human-made slopes could also occurin some ofthe previously developed areasoftheCity. In addition, wildfires can destabilize hillsides and create hydrophobic soils, leading to an increased potential of landslides and debris flows. The potential for earthquake-induced landslides in hillside terrain is also present. Areas of known landslides or areas generally susceptible to landslides and slope instability within Laguna Hills have been identified and mapped by the California Geological Survey (CGS) (Figure S-1, Deep-Seated Landslide Susceptibility). Laguna Hills continues to update development standards and adopt the latest building and construction codes to guide future development throughout the City, including in areas that could be potentially vulnerable to landslides and slope instability.
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Figure S-1, Deep-Seated Landslide Susceptibility, shows the areas that are vulnerable to landslides in Laguna Hills. Landslide susceptibility is a function of rock strength and slope angle. Landslide susceptibility is classified on a scoring system ranging from 0 to 10 using roman numerals. The lower classifications show low landslide susceptibility, and higher classifications signify very high landside susceptibility.
Shallow Groundwater
Shallow groundwater is characterized as an area where the water table is within 20 to 30 feet of the ground surface at any time during the year. The areas described in the liquefaction discussion are also the areas most likely to encounter shallow groundwater that could interfere with construction. The shallowest water levels are found in Sulphur Creek (and its main tributary), Aliso Creek, and Oso Creek, where groundwater is estimated to be approximately 5 to 10 feet deep. At these depths, water can interfere with subsurface excavations (e.g., underground parking) and deep foundations (e.g., piles).
Additionally, some shallow perched water may be encountered within the more southerly portions of Laguna Hills. In the remaining creeks, the levels are expected to be closer to 20 feet deep.
Unstable Soils
Unstable soils include expansive, compressible, erodible, corrosive, or collapsible soils. Natural soil, colluvium, and young alluvial deposits may be susceptible to expansion; consolidation; collapsing; or hydro-collapsing, which occurs with the addition of water. For each of these factors, minor to severe damage to overlying structures is possible. Based on the reported soil types within and around Laguna Hills, it is possible that one or more of these soil characteristics are present during the necessary engineering, geology, and geotechnical investigations for new development and redevelopment projects.
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Figure S-1
Deep-Seated Landslide Susceptibility
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Seismic Hazards
Ground Shaking
Southern California as a whole is subject to potential ground shaking in the event of an earthquake. Ground shaking can result in extensive structural damage, injury, and death. Safety planning must prepare for both frequent moderate earthquakes and infrequent large earthquakes (both local and regional) since any type of ground shaking may affect standard construction and infrastructure.
Earthquakes of low to moderate magnitude have occurred infrequently in the region around the City based on instrumental recordings. The level of impact resulting from any seismic activity depends on factors such as distance from epicenter, earthquake magnitude, and characteristics of soils and subsurface geology. Figure S-2, Regional Fault Lines, depicts regional faults in the vicinity of Laguna Hills delineated by the United States Geological Survey. Figure S-2 shows the San Joaquin Hills thrust fault running along the northern border of the City. However, the major regional faults likely to generate significant earthquakes of a magnitude of 7 or higher are the San Andreas, San Jacinto, Elsinore-Whittier, and Newport-Inglewood faults. The Newport-Inglewood Fault Zone is the nearest major active fault and lies approximately three miles to the southwest of Laguna Hills. The San Joaquin Hills fault that underlies the City is believed to be capable of a large local earthquake, but it is considered unlikely to rupture in the near future. As development and redevelopment occur within Laguna Hills, the City will require a proper investigation of the expected level of ground shaking in a major earthquake based on the Uniform California Earthquake Rupture Forecast and the California Geological Survey’s Probabilistic Seismic Hazard Map, and the level of risk to the buildings and other structures associated with seismic ground shaking.
Fault Rupture and Surface Deformation
Fault rupture is a ground movement that occurs during an earthquake.
Although impact is limited, these ground movements can cause structures to collapse, make roads impassable due to offsets, and sever utility lines. In Laguna Hills, the chance of an earthquake leading to surface rupture hazards is minimal, but both “active” faults and “potentially active” faults should not be discounted as sources of potential seismic harm. Due to the absence of active faults in the City, the risk of damage from fault rupture during an earthquake is limited. In addition, no faults within or near the City are within State of California-established Alquist-Priolo Earthquake Fault Zones, which are subject to special land use controls and building standards.
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Figure S-2
Regional Fault Lines
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Earthquake-Induced Liquefaction
Liquefaction occurswhen severe ground shaking leadsto loss ofshear strength of a soil and is a function of soil type and groundwater. Soils that are poorly consolidated and combine with groundwater during an earthquake lose their shearstrength and take on the properties of a heavy liquid. Liquefaction generally occurswithin areasthat have high groundwater(lessthan20 to30 feet belowthe surface), loose sandy alluvial deposits(usually ofrecent age), and the potentialforsignificant ground shaking.
Portions oftheCity occupied by alluvial valleys have these characteristics, as mapped by the CGS (shown in liquefaction Figure S-3). In particular, the following areas within the City are susceptible to liquefaction:
The northern portion of the City in drainages south of Lake Forest and along Ridge Route Drive.
Aliso Creek (Laguna Hills Mall area) and tributaries to the south (including Alicia Parkway).
Sulphur Creek and a tributary.
Oso Creek along southbound Interstate 5 (I-5).
Laguna Hills recognizes that planning for a safe community requires consideration of all geologic hazards, including liquefaction. Incorporating proper geotechnical engineering techniques in development projects within these areas can reduce the risks associated with seismic hazards to people and property.
Inundation due to Seismically Induced Ground Movement or Seiche Seismically induced inundation refers to flooding that occurs when water retention structures fail during an earthquake. Often, inundation is triggered by damage from a seiche. A seiche is a wave that reverberates on the surface of water in an enclosed or semi-enclosed basin, such as a reservoir, lake, bay, or harbor, in response to ground shaking during an earthquake. Seismically induced inundation can also occur if strong ground shaking causes structural damage to aboveground water tanks.
There are several small reservoirs and water storage tanks located within, and just outside of City boundaries (Figure S-4, Dam Inundation Areas). These reservoirs and water tanks store water for various purposes, such as ensuring adequate water supply reserves, providing recreational opportunities, and/or providing non-potable water for irrigation. Table S-1 lists reservoirs within and near Laguna Hills.
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Figure S-3
Liquefaction Zones
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Figure S-4
Dam Inundation Areas
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Table S-1
Reservoir and Dams within/near Laguna Hills
Reservoir/Dam Name Location (City or County)
Veeh Reservoir Laguna Hills
Rossmoor No. 1 Reservoir Laguna Woods
Sulphur Creek Reservoir Laguna Niguel
Upper Oso Reservoir County of Orange
El Toro Reservoir Mission Viejo
Lake Mission Viejo Reservoir Mission Viejo
Upper Chiquita Reservoir Rancho Santa Margarita
Source: Department of Water Resources, Division of Safety of Dams The primary hazards that could cause failure of the reservoirs and their associated dams are strong earthquake ground shaking, seiche, and liquefaction; however, none of the sites listed above are associated with known faults or landslides. Water tank sites could also potentially be impacted by slope instability. The flood impacts of reservoir failures could be somewhat significant for Lake Mission Viejo, Upper Oso Reservoir, and El Toro Reservoir since water flows down Oso Creek and might also affect the southeastern most edge of the City adjacent to I-5. Local inundation and erosion effects could impact the area and water tanks immediately adjacent to the Veeh Reservoir and Rossmoor No. 1 Reservoir, depending on the amount of water impounded at the time of the reservoir failure. However, water from Sulphur Creek Reservoir in Laguna Niguel and Upper Chiquita Reservoir in Rancho Santa Margarita would likely not reach the City. Should any of the reservoirs or water tanks fail, persons and property in Laguna Hills could be subjected to inundation, flooding, and/or erosion. These potential hazards are addressed in the County of Orange and Orange County Fire Authority (OCFA) LHMP.
URBAN AND WILDLAND FIRE HAZARDS
Urban Fires
Urbanfireshave thepotentialtocause significantlossoflife and property; however, improvements in architecture, building and landscape design and maintenance, constructionmaterials, and emergency response have helped reduce the likelihoodof catastrophicoccurrences. Nevertheless,residentsof Laguna Hills could potentially be exposed to structuralfire hazardswithin the City forseveralreasons. OCFA, the agency responsible for providing fire servicesin the event of a fire emergency, noted the top causes ofstructural fires are triggered by electrical equipment,smoking, candlesleft unattended,smoke alarms deficiency, and arson. OCFA’s Standard of Cover for fire services for urban areas include:
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First‐in engines should arrive on scene to medical aids and/or fires within 7 minutes and 20 seconds 80 percent of the time. First‐in truck companies should arrive on scene to fires within 12 minutes 80 percent of the time.
First‐in paramedic companies should arrive on scene at all medical aids within 10 minutes 80 percent of the time.
Response times are based on receipt of the service call to a unit and its arrival on scene.
Wildland Fires
While major wildfires pose a significant risk in the large, open space hillsides andareasinotherpartsofOrangeCounty,theurbanized nature of LagunaHills and the adjacent areassignificantly reducesthe threat of large, catastrophic wildfires within the City. Nevertheless, wildlandfirehazardsdoexist. While there arenoareasofLaguna Hillsthat are within designated Very High Fire Hazard Severity Zones (see Figure S-5, Fire Hazard Severity Zones), the northwestern neighborhoods of the City are adjacent to areas designated as High and Very High Fire Hazard areas by the California Department of Forestry and Fire Protection (CAL FIRE), including the open space in the Laguna Coast Wilderness Park in the City of Irvine. Due to the City’s proximity to these wildland areas, the northwest portion of the City is within a wildland-urban interface (see Figure S-6, Wildland-Urban Interface). In addition,areaswithinthe southern portion oftheCity, aswell assome hillside corridorswith naturalterrainandopenareas, are alsoatriskforfirehazards.
Historically, there have been few wildfires within and near Laguna Hills (see Figure S-7, Historic Wildfires).
According to California’s Fourth Climate Change Assessment, the frequency of wildfires and acreage of burn area are anticipated to increase because of climate change. Wildfires with conflagration potential can occur during any time of the year; however, wildfire potential is typically greatest during the months of August, September, and October with the presence of dry and hot Santa Ana winds and dry vegetation. Drought conditions further exacerbate fire hazard conditions, especially in areas susceptible to wildfires, as discussed previously.
OCFA has several community resources to educate residents on fire safety and on ways they can protect themselves from potential wildfire threats, such as creating defensible space around homes. Defensible space describes a bare or sparsely planted area around a home or building that is clear of dry grass, brush, and dead leaves, which acts as a fire break and gives firefighters a safe place to stand while protecting properties from approaching flames. The City will continue to support the public education efforts of the OCFA as well as integrate new technologies, such as using geographic information systems (GIS) for mapping fire hazard data from CAL FIRE, and fire prevention concepts, such asfire-resistant landscaping, into the design and construction of “Over 70% of
residential fires occur
in homes without a
working smoke alarm.
Be sure to test your
alarm monthly,
replace the batteries
every 6 months, and
replace your alarm
every 10 years or as
directed by the
manufacturer”
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new development and redevelopment. The City also manages an annual weed abatement program, in accordance with Government Code Section 39560 et seq., in which all private properties and City open spaces are subject to direction to remove dry weeds and other debris that may contribute to a fire.
The community and City operations responsibly respond to such direction, and the City has annually maintained a reduced local fire risk.
Wildfire Smoke
Wildfire smoke consists of air pollutants and particulate matter (including fine particulate matter, PM2.5). PM2.5 is particularly damaging to human health since particulate matter of this size can deeply penetrate lung tissue and affect a person’s respiratory and cardiovascular systems. While poor air quality affects everyone, persons with weakened immune systems or preexisting conditions, children, seniors, and persons who spend a disproportionate amount of time outside are at an increased risk to wildfire smoke. The increase in wildfire frequency and size can contribute to periods of unhealthy to hazardous air quality, which leads to respiratory health impacts and worsens health impacts in persons with preexisting health conditions.
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Figure S-5
Fire Hazard Severity Zones
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Figure S-6
Wildland-Urban Interface
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Figure S-7
Historic Wildfires
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LAW ENFORCEMENT AND CRIMINAL ACTIVITIES
Crime and Neighborhood Safety
Laguna Hills sets high standards for neighborhood safety and maintains a low crime rate amongst cities in Orange County. The City is committed to maintaining this level of safety by providing superior police protection and crime prevention programs.
Police services are provided by theOrangeCounty Sheriff’sDepartment (OCSD). Deputies are responsible for general patrol, traffic enforcement, criminal investigations, and other law enforcement-related duties.
OCSDpridesitselfonmaintaining a workingpartnershipwith the community ofLagunaHillsto serve and protectits neighborhoods. Crime prevention and community-oriented policing programs, including Neighborhood Watch, Speed Watch, Business Watch, and school resource programs designed to educate and build a stronger partnership with our youth, as well as help residents of all ages take a proactive approach to crime prevention and protection. Refer to the Community Services and Facilities Element for further discussion of police services.
Response Times
In accordance with the Laguna Hills Police Services annual report for 2019, emergency calls are all calls that have the potential to be life threatening.
Priority 2 calls are serious crimes that just occurred, incidents likely to escalate to a crime against a person, or any incident where a delay would impede further investigation or put someone in jeopardy. During 2019, the average reconciled response time for emergency response calls was 4 minutes and 57 seconds and average response time for priority 2 calls was 15 minutes and 6 seconds from when the call was received to deputies arriving at the location. These response times are within standard and reflect an appropriate staffing level for Police Services.
Crime Prevention through Environmental Design
Crime Prevention through Environmental Design (CPTED) is based on the premise thatthe proper design and effective use of the built environment can lead to a reduction in the fear of crime and incidence of crime. While traditional methods of policing are important to maintain security in Laguna Hills, CPTED guidelines can be used to prevent crime before it occurs.
CPTED is a multi-disciplinary method of using physical and psychological strategiestodeter crime.
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While crime in Laguna Hills is low, the application of this method in the existing and new built environment can further reduce the opportunity for, and the likelihood of, crime. In addition, the development and redevelopment of certain areas within the City also allows the opportunity to incorporate CPTED principles into the design of development as well as operational aspects.
HAZARDOUS MATERIALS AND NUCLEAR POWER
PRODUCTION
Hazardous Materials and Waste
A hazardous material is defined as any injurious substance, including pesticides, herbicides, toxic metal and chemicals, explosives, and nuclear fuels and materials. The use of these hazardous materials is common in commercial, industrial, and manufacturing activities. Because these materials are increasingly used in urban settings, there are activities within the City that expose residents to certain risks associated with hazardous materials. The use of combustibles, and the use, transport, and disposal of hazardous and toxic wastes pose certain risks to the general population of the City. Interstate 5 and the San Joaquin Hills Transportation Corridor (State Route [SR-] 73) are major transportation arterials that border Laguna Hills and it is likely that hazardous materials are transported along these roadways, thus potentially exposing people to potential catastrophic events. Hazardous materials require special methods of disposal, storage, and treatment, and the release of hazardous materials requires an immediate response to protect human health and safety and/or the environment.
OCFA provides 24-hour emergency response services to hazardous materials incidents occurring throughout Orange County, including Laguna Hills. In addition, the Safety and Environmental Services Section (SESS) of OCFA is responsible for gathering and maintaining inventories of chemicals stored, handled, and used within Laguna Hills. Once identified, SESS is responsible for compiling this information into a database, which can be accessed through the Community’s Right to Know program. This program responds to all requests from the public for hazardous materials information and disclosure. In addition, OCFA has developed a Hazardous Materials Area Plan addressing day-to-day hazardous material operations as well as extreme emergencies. The role of Laguna Hills in the event of a hazardous materials emergency is focused on discovery, notification evaluation, and initiation of immediate on-scene action.
The City will continue to maintain permitting requirements that parallel County requirements for businesses within Laguna Hills that handle, store, or generate hazardous waste. In addition, common household items, such as medical waste (syringes), latex and oil-based paints, antifreeze, batteries, used motor oil, fertilizers, pesticides, herbicides, and electronic waste, such as used cell phones and computers, are considered hazardous waste, and cannot be
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disposed of along with other residential trash. To ensure that household hazardous wastes are collected and disposed of in a safe manner, Orange County Waste and Recycling (Integrated Waste Management Department) developed a household hazardous waste collection program at Orange County landfills. Four permanent collection facilities are located throughout the County, with the nearest Household Hazardous Waste Collection Center (HHWCC) located approximately 5 miles north of Laguna Hills in the City of Irvine. The City of Laguna Hills will continue to support this program and supporting programs, as appropriate, to address the City’s hazardous waste disposal needs.
Nuclear Power Production
The San Onofre Nuclear Generating Station (SONGS) is located in San Diego County approximately 15 miles south of Laguna Hills within the Camp Pendleton military reserve. The U.S. Nuclear Regulatory Commission has identified the area surrounding SONGS, and every nuclear power facility, as an Emergency Planning Zone, and the State of California has defined the area outside and adjacent to the Emergency Planning Zone as a Public Education Zone. Laguna Hills is located outside of the Emergency Planning Zone but lies within the Public Education Zone. For areas within this zone, the State of California and Southern California Edison have created education programs to ensure that residents are prepared for any potential problems associated with the facility.
Radioactive by-products are primarily contained within the plant; however, small quantities of radioactive gas are released into the air and liquids into the Pacific Ocean. The releases are monitored by SONGS personnel; according to SONGS, radiation exposure due to material release is less than typical exposure from natural background radiation. The two most likely sources of radiation contamination are transportation accidents involving the transport of radioactive materials and uncontrolled releases at the plant site.
SONGS was granted Permanently Defueled Status in 2015 and is in the process of being decommissioned and dismantled. Dismantlement of the facility began in 2020and decommissioning activities are anticipated to be completed by 2045. While the decommissioning process is regulated by the Nuclear Regulatory Commission (NRC), spent radioactive material continues to be stored onsite and the potential for accidental release is possible.
Continued safety and emergency response policies and protocols are still needed until SONGS is fully decommissioned and the land returned to the U.S. Navy.
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FLOODING AND STORMWATER MANAGEMENT
Floods have the potential to cause extensive property damage and injury to the community. Some areas of Laguna Hills are determined to be within a Federal Emergency Management Agency (FEMA)-designated flood zone; therefore, the City participates in the Federal Flood Insurance Program to determine the mandatory insurance necessary for identified properties. As shown on Federal Insurance Rate Maps (FIRMs), flood areas that have a 1- percent annual chance of flooding (the “100-year floodplain”) are identified around Aliso Creek, Veeh Reservoir, Mill Creek, and in a zone northwest of Alicia Parkway in the southern portion of the City (Figure S-8). Additional zones in the periphery of these flood areas may pose a flood risk, but since they are outside the designated 1-percent annual chance floodplain, they do not require additional flood insurance. Lower risk areas are also located along the La Paz Channel on the eastern border of Laguna Hills, and along North Sulfur Creek around Moulton Parkway.
According to California’s Fourth Climate Change Assessment for the Los Angeles region, dry and wet extremes are anticipated to increase in the future, which can lead to increased flooding. While the short-term and long-term risks associated with climate change are uncertain, experts agree that increased heat and precipitation events increase the frequency and severity of flooding.
Increases in flood events endanger public health and safety, damage property, and can lead to displacement and loss of life.
The County of Orange and the City maintain an extensive storm drain system that would normally divert any excessive rainfall into appropriate channels. However, a significant rain event could cause flooding in the zones identified below, or minor, localized flooding elsewhere in the City. Most of the City does not lie downstream from any Dam Inundation Area or major levees, so there is little risk of inundation from structural failures. However, strong seismic events and more intense precipitation events could result in impacts to a residential area surrounding Veeh Reservoir in the northwestern area of the City. Figure S-4 shows dam inundation areas within and surrounding the City.
The City will continue to coordinate with the Orange County Flood Control District to maintain the necessary flood control and stormwater management facilities. In addition to the City and County, the U.S. Army Corps of Engineers, the Federal Insurance Administration, FEMA, and the California Department of Water Resources manage and protect waterways and are responsible for flood-control infrastructure.
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Figure S-8
Flood Hazard Zones (100-year and 500-year)
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CLIMATE CHANGE VULNERABILITY
Changes to the global climate system are expected to affect future occurrences of natural hazards in and around Laguna Hills. Many hazards are projected to become more frequent and intense in coming years and decades, and in some cases, these trends have already begun. According to California’s Fourth Climate Change Assessment,3 the Los Angeles region, where Laguna Hills is located, is projected to experience various changes due to climate-related hazards.
Air Quality
Pollution burden4 throughout Laguna Hills ranges between 12 and 69, with the southern portion of the City (south of Paseo de Valencia) generally having less pollution burden and the northern portion of the City (north of Paseo de Valencia) having a higher pollution burden. Climate change can exacerbate poor air quality due to the increase of ozone, particulate matter, and other pollutants. Worsening air quality affects human health and compounds preexisting health problems, such as asthma, pulmonary disease, and cardiovascular disease. Health impacts from poor air quality are most often associated with senior citizens, persons with chronic illnesses, households in poverty, and populations that spend a significant amount of time outdoors, such as children, outdoor workers, and individuals experiencing homelessness.
Drought
A drought occurs when conditions are drier than normal for a long period of time, making less water available for people and ecosystems. Drought conditions are projected to become more frequent and severe, as precipitation is expected to occur in fewer, more intense storms. With drought events becoming more severe and prolonged, soils can dry out and condense, leading to more surface runoff and flooding when it does rain.
The Moulton Niguel Water District (MNWD) and the El Toro Water District (ETWD) supply the City with potable water. Water from both districts comes from the Colorado River and State Water Project. Water service and infrastructure is further discussed in the Conservation and Open Space Element and the Community Services and Facilities Element. Both water districts include programs that can help residents respond to drought 3 Bedsworth, Louise, Dan Cayan, Guido Franco, Leah Fisher, Sonya Ziaja. (California Governor’s Office of Planning and Research, Scripps Institution of Oceanography, California Energy Commission, California Public Utilities Commission). 2018. Statewide Summary Report. California’s Fourth Climate Change Assessment. Publication number: SUMCCCA4-2018-013.
4 Pollution burden is based on CalEnviroScreen, which is a health screening tool developed by the California Office of Environmental Health Hazards Assessment that helps identify communities that are affected by pollution and environmental conditions caused by pollution. Pollution burden is reported as a percentile that is made up of many indicators that include exposure and environmental effects.
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conditions. The ETWD provides conservation pricing, public education and outreach, and rebate programs. MNWD establishes water budgets for customers and price penalties for exceeding water budget. Both water districts can further prohibit water waste activities and restrict water use.
MNWD provides an extensive system of recycled water for use by the City and major commercial properties for landscaping irrigation.
Extreme Heat and Warm Nights
Climate change is projected to increase extreme heat events during the day and at night and average daily temperature. The number of extreme heat days in Laguna Hills, defined as a day when the high temperature is at least 90.1 degrees Fahrenheit (°F), is expected to rise from a historical annual average of five (5) days per year to 12 days per year by the middle of the century (2040-2069), and to an average of 25 days per year by the end of the century (2070 to 2099). The number of warm nights in Laguna Hills is also expected to increase, which is defined as temperatures above 65°F. Climate change is expected to increase the number of warm nights from a historical annual average of four nights per year to 41 warm nights per year by the middle of the century and 80 warm nights per year by the end of the century.
Human Health Hazards
Climate-related human health hazards are usually diseases carried by animals (i.e., vectors), such as mice and rats, mosquitos, and ticks. Climate change can increase the rates of infections from these vectors because many of the animals that carry diseases are more active during warmer weather. This can lead to an increase of reported cases of vector-borne diseases, such as with the West Nile Virus, Lyme disease, hantavirus pulmonary syndrome, and influenza.
Extreme Storms
Extreme storm events can include strong storms and high winds, which are anticipated to become more frequent and intense due to climate change.
Laguna Hills is projected to experience a slight increase in overall annual precipitation levels, with precipitation expected to fall in fewer, more extreme events, such as atmospheric rivers. Heavy rainfall can contribute to an increased risk of landslides in hillside areas in and around Laguna Hills. The types of dangers posed by extreme storms may include injuries or deaths, damage to properties, roadway closures or damages, fallen trees, and fires sparked by lightning.
Vulnerability Assessment Results
Under California law, the Safety Element is required to include a vulnerability assessment that looks at how populations and assets may be affected by climate change. The City conducted a Climate Change Vulnerability
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Assessment in 2021 to analyze Laguna Hills’ susceptibility to climate-related hazards. The Laguna Hills’ vulnerability assessment, prepared in accordance with the most recent available guidance in the California Adaptation Planning Guide, assesses how eight different climate-related hazards (air quality, drought, extreme heat and warm nights, extreme storms, flooding, human health hazards, landslides, and wildfire) may affect 51 population groups and assets. Each population or asset received a score of low, medium, or high for each climate-related hazard. The Climate Change Vulnerability Assessment indicates that the City’s populations and assets are most vulnerable to extreme heat and warm nights, extreme storms, landslides, and wildfire.
Most vulnerable populations in the city include households in poverty, persons experiencing homelessness, persons with chronic medical conditions, and seniors living alone. Results from the vulnerability assessment indicate that these populations rank high in vulnerability with at least six hazards.
These populations are less likely to have the financial resources and social network to rely on and are more likely to have limited mobility to quickly evacuate (e.g., lack access to a vehicle).
Climate hazards affect populations differently. Populations especially vulnerable to poor air quality include seniors and persons with chronic medical conditions who have weaker immune systems, and populations that may be disproportionately exposed to poor air quality, such as children, outdoor workers, households in poverty, and undocumented persons.
Drought affects water availability and prices and disproportionately affects populations that have financial hardships. Populations especially vulnerable to extreme heat include children, seniors, households in poverty, outdoor workers, persons with chronic medical conditions, undocumented persons, and persons experiencing homelessness.
Populations most vulnerable to extreme storms, flooding, and landslides include populations that lack financial resources to prepare and respond to these hazards, such as weatherizing one’s home; populations that have reduced mobility to prepare for and quickly evacuate in the event of a hazard; households on single-access roads that may be blocked during these hazards; and persons experiencing homelessness. Populations with weakened immune systems or populations that may be more exposed to vectors are most vulnerable to human health hazards. Lastly, wildfires can lead to property damage and wildfire smoke, which contributes to decreased air quality.
Within the City, populations within the wildland-urban interface are more likely to experience property damage, personal injury, and loss of life, and populations throughout the City would be exposed to reduced air quality from wildfire smoke. Populations with weak immune systems or reduced mobility, populations with financial hardship, and persons living on singleaccess roads are most vulnerable to wildfires and smoke.
Citywide, energy delivery is vulnerable to multiple hazards, including severe weather, such as high winds, severe storms, landslides, and wildfire that could
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disrupt energy service. Furthermore, energy delivery services, specifically electricity delivery, is subject to harm during extreme heat events. Extreme heat puts more stress on power lines and energy infrastructure, which can cause the energy grid to perform less efficiently. This, coupled with more electricity demand from air conditioning units, can lead to power shutoffs, which exacerbate extreme heat risks.
Additionally, hazards can damage infrastructure or block roadways, which affect the availability of services. For example, damage to roadways and bus stops can hinder or halt public transit service throughout the City.
Channels/streams, riparian habitat, and wetlands are most vulnerable to drought, extreme heat, and warm nights, which can decrease water availability and change the water chemistry of these resources. Channels, streams, and riparian habitat are also vulnerable to extreme storms and landslides, which can disrupt or block these resources.
The Safety Element includes goals, policies, and implementation measures to increase community resilience and help lower vulnerability scores, particularly for the populations and assets that received a score of high vulnerability in the Vulnerability Assessment. A full list of the Vulnerability Assessment results can be found in Appendix A.
EMERGENCY PREPAREDNESS
All urban areas are faced with the possibility of major disasters that threaten life, safety, and property, and Laguna Hills is no exception. Laguna Hills is committed to providing the most effective and economical use of all available resourcesforthemaximumbenefit and protection of population and structures within the City.
As discussed throughout this element, Laguna Hills is exposed to multiple hazards, all of which have the potential to disrupt the community, and cause damage and casualties. Inresponse to these realities,Laguna Hills operates under the Orange County Operational area, which has an Operational Area Emergency Operations Plan (EOP) and has conducted training exercises with the Office of Homeland Security and the State Office of Emergency Services to ensure that the plan serves as an extension to, and is consistent with, the guidelines provided in the statewide StandardizedEmergency Management System (SEMS). The EOP takes the “all hazards” approach and determines the actions that need to be taken by the City to (1) prevent disasters where possible; (2) reduce vulnerability of residents to any disasters that cannot be prevented; (3) respond effectively to actual occurrences of disasters; and (4) provide recovery in the aftermath of any emergency involving extensive damage orother debilitating influenceonthenormal patternoflifewithinthe community. The EOP is not intended for day-to-day emergencies, but rather for disaster situations where normal resources are exhausted or nearly exhausted. The EOP becomes activated when a threat to lives and property is so great that the City needs to expand beyond normal
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day-to-day operations to meet the demands. While it is likely that outside assistance would be available in most large-scale disaster situations and plans have been created to facilitate the coordination of this mutual aid, the City is prepared to carry out disaster response and short-term recovery operations on an independent basis.
Two Emergency Operation Centers (EOCs) can be used as emergency facilities and sheltersin the event of an emergency or disaster. They are as follows:
Primary Emergency Operation Center (EOC) is located at:
Laguna Hills Civic Center 24035 El Toro Road Laguna Hills, CA 92653
Alternate Emergency Operation Center (EOC) is located at:
Laguna Hills Community Center
25555 Alicia Parkway Laguna Hills, CA 92653
Evacuation can be effective to minimize injury and death during a hazardous event. The City maintains evacuation routes, as shown in Figure S-9.
Roadways identified as evacuation routes include primary thoroughfares through the City, which are classified as major, primary, secondary, and smart arterial streets by the Mobility Element. Many of the major roadways in the City connect to larger evacuation routes, including I-5 and SR-73. Figure S10 shows residential parcels that have evacuation constraints, which is defined as residential parcels that have only one ingress or egress point. The lack of multiple roadway access points may increase difficulties in an evacuation. Evacuation routes through the City may be disrupted or blocked in the event of a hazard, such as flooding or wildfire. If an evacuation route becomes unusable, other evacuation routes may become congested.
The City sponsors a Community Emergency PreparednessAcademy to educate citizens aboutfirst-aidtechniques and also offerstraining techniquesto first respondersfor dutiesin the event of a hazard or disaster. The City will continually educate its residents on the need to adequately prepare for emergencies and will make the EOP a readily available documentso the community can gain familiaritywith the City’s emergency plans and policies.
One community in the city, Nellie Gail Ranch, has an Emergency Preparedness Committee (EPC) to help organize and prepare for the earliest stages of disaster response. This committee is comprised of eight members and several volunteer teams that support emergency communications, first aid needs, and the needs of the equestrian community at the neighborhood and block levels. The EPC also established an Emergency Command Center that is active during an emergency to communicate with first responders to ensure effective distribution of fire, police, and rescue services. Several emergency preparedness articles are published throughout the year by the EPC to help residents prepare for different types of emergencies and disasters.
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Figure S-9
Evacuation Routes
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Figure S-10
Evacuation-Constrained Areas
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Goals and Policies
This section sets both broad and specific direction for the future of Laguna Hills based on identified issues, as captured in the City’s Guiding Themes and expressed by the community, City staff, and decision makers.
Seven major issue areas are addressed in the goals and policies of the Safety Element. The major issues are:
Reducing the risk and damage caused to residents from natural geologic and seismic hazards through proper land use planning and geotechnical investigations.
Reducing the risks associated with urban and wildland fires through education and fire prevention measures.
Providing effective law enforcement that helps maintain community safety and further reduces crime.
Protecting the community from hazardous waste and nuclear power production risks.
Reducing the risks associated with flooding and improper stormwater management.
Reducing the impacts of climate hazards by reducing vulnerability and promoting adaptive capacity.
Maintaining a high level of emergency preparedness to protect public health and safety in emergency situations.
GEOLOGY AND SEISMICITY
Geologic and seismic hazards are constraints to development and could potentially pose safety risks to the residents of Laguna Hills. Because of the active seismic nature of the Southern California region, residents of Laguna Hills are vulnerable to seismic hazards due to the City’s proximity to nearby faults. Current and future residents could be exposed to geologic hazards such as landslides, particularly in hillside locations or areas of unstable soil.
The goals and policies in this Section emphasize the need for careful investigation of geologic conditions to help assess their potential threats. The goals and policies will also ensure that Laguna Hills will regulate the standards for development and address the need for preventative land use planning and development requirements to minimize structural damage and protect residents from unforeseeable seismic and geologic hazards.
Goal S-1: Reduce the risk of injury and the loss of life and property from seismic activity and geologic conditions.
Policy S-1.1: Investigate specific geologic conditions underlying all proposed significant development proposals in areas where potential fault rupture, liquefaction, slope instability, ground failure, subsidence, or other geologic hazards are suspected.
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Policy S-1.2: Apply current and proper land use planning, development engineering, building construction, and retrofitting requirements.
Policy S-1.3: Require that grading activities be designed, per City standards, to avoid obstructing or impeding the natural flow of stormwaters, causing accelerated erosion, or aggravating any existing flooding condition.
URBAN AND WILDLAND FIRE HAZARDS
Since the City is potentially vulnerable to wildland fire and urban fire events, the City will continue to administer proper fire protection services and promote fire prevention measures through community education; design features, such as fire-resistant landscaping; and technological advances.
Goal S-2: Reduce the threat to life, structures, and the environment from urban and wildland fires.
Policy S-2.1: Provide a sufficient level of fire protection service to reduce the risk from urban and wildland fires.
Policy S-2.2: Continue to involve the Orange County Fire Authority (OCFA) personnel in the development review process for new development and redevelopment activities.
Policy S-2.3: Work with OCFA Community Educators on public education efforts, including elementary and secondary school students, and training programs about fire hazard prevention measures and evacuation routes.
Policy S-2.4: Continue to work with OCFA to integrate new technologies and fire prevention concepts into the design and construction of new development projects and redevelopment activities.
Policy S-2.5: Continue to work with OCFA to reduce the risk of wildland fire hazards by requiring fire-resistant landscaping and incorporate site design and maintenance standards for new development located in areas of high wildfire risk.
Policy S-2.6: Enforce the California Fire Safe Standards and City’s Building Code and Fire Code to support fire safety in new and existing developments.
Require that new developments demonstrate compliance with local and state standards for fire safety.
Policy S-2.7: Encourage the use of fuel breaks and vegetation clearance to maintain emergency access on public and private roads.
Policy S-2.8: Ensure that infrastructure and assets that are essential for public health and safety are hardened against fire hazards and critical community services continue to function during and after a fire hazard event.
Policy S-2.9: Work with OCFA and water providers in the City to ensure adequate water supply and pressure is available to fight fires.
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LAW ENFORCEMENT
The City is committed to maintaining the low crime rate and further reducing the instances of criminal activity within the community. The City takes a proactive approach to crime prevention and the goals and policies below will enable the City to continue to maintain high quality and efficiency in police services as well as emphasize the pivotal role community involvement plays in crime prevention.
Goal S-3: Provide a safe, peaceful, and orderly community through effective law enforcement and community involvement.
Policy S-3.1: Provide a sufficient level of law enforcement service to reduce the risk of criminal activity and terrorism.
Policy S-3.2: Continue to involve law enforcement personnel in the development review process for new development and redevelopment activities.
Policy S-3.3: Continue public education efforts and community outreach, including elementary and secondary school students, about crime and drug prevention measures.
Goal S-4: Maintain and design neighborhoods and buildings in a manner that can help reduce crime and provide security and safety for people and property.
Policy S-4.1: Integrate appropriate Crime Prevention Through Environmental Design (CPTED) principles in the design or redevelopment of projects and buildings.
HAZARDOUS MATERIALS AND NUCLEAR POWER
PRODUCTION
To reduce or eliminate potential dangers posed by the misuse and mismanagement of hazardous materials, waste, and nuclear power production, the City will continue to establish and enforce measures to identify hazard areas and to review and regulate development and redevelopment where such hazards may occur. The City will also promote the proper disposal of hazardous waste materials by educating the community of the dangers of improperly handled hazardous materials and adhering to the guidelines set forth by OC Waste & Recycling and other applicable regulations.
Goal S-5: Protect life, structures, and the environment from hazardous materials.
Policy S-5.1: Promote and support the proper disposal, handling, transport, delivery, treatment, recovery, recycling, and storage of hazardous materials in accordance with applicable federal, state, and local regulations.
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Policy S-5.2: Encourage businesses and residents to use practices and technologies that will reduce the generation of hazardous wastes at the source.
Policy S-5.3: Continue to cooperate with the Orange County Fire Authority and Orange County Integrated Waste Management Department to address hazardous materials.
Policy S-5.4: Continue public education efforts regarding proper use, storage, and disposal of household hazardous materials.
Policy S-5.5: Coordinate with the County, Caltrans, rail line authorities, and other hazardous materials regulating agencies, to identify designated routes for the ground transportation of hazardous materials through Laguna Hills.
Policy S-5.6: Coordinate public education and emergency response activities addressing nuclear power production risks with other local, state, and federal agencies.
FLOODING AND STORMWATER MANAGEMENT
The City of Laguna Hills will seek to protect its residents and visitors from flood hazards through structural planning and design, as well as facilitate efforts with local, state, and federal agencies, including special districts, to address flooding issues. Since the existing flood-control and stormwater drainage system has been designed and constructed to accommodate anticipated population increases as well as future land development and redevelopment projects, the following goals and policies will optimize this existing system and seek to maintain the natural drainage courses as they are, in their natural condition to ensure proper flood control and stormwater drainage facilities.
Goal S-6: Reduce injuries and danger to life, property damage, and public health hazards associated with flooding.
Policy S-6.1: Cooperate with the Orange County Flood Control District to provide well-maintained regional flood-control facilities capable of accommodating, at a minimum, 100-year storm flows consistent with federal requirements.
Policy S-6.2: Require that new development and redevelopment minimize stormwater and urban runoff into drainage facilities by incorporating on-site design features, such as detention basins, water features, or other suitable strategies. Where feasible, support the use of common detention facilities serving more than one development.
Policy S-6.3: Prohibit new development in flood-hazard zones. When not possible, require construction and operation strategies that would minimize the flood damage to new buildings within flood zones.
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Policy S-6.4: Continue to implement National Pollutant Discharge Elimination System (NPDES) stormwater permits issued by the state and regional water quality control boards.
Policy S-6.5: Require design and development practices for transportation and utilities infrastructure that would maintain the structural and operational integrity of essential public services during flooding.
Policy S-6.6: When feasible, locate new essential public facilities outside of flood hazard zones, including hospitals and health care facilities, emergency shelters, fire stations, emergency operation centers, and emergency communications facilities.
CLIMATE CHANGE
As mandated by the State of California pursuant to (legislation references here), Laguna Hills will reduce the impacts of climate change to its residents, businesses, and visitors through goals and policies that focus on reducing vulnerability and increasing resilience. Climate change affects multiple natural hazards, including wildfire, flooding, air quality, drought, extreme heat and warm nights, human health hazards, and extreme storms. The goals and policies in this Safety Element provide guidance to minimize exposure to natural hazards, which are exacerbated by climate change.
Air Quality
Goal S-7: A resilient community with healthy air quality that minimizes health risk from pollution sources.
Policy S-7.1: Work with the South Coast Air Quality Management District to monitor air pollutants of concern in the City.
Policy S-7.2: Encourage the siting of new developments for sensitive receptors, such as schools, playgrounds, childcare centers, senior services and housing, and health care facilities, away from significant pollution sources.
When this is not possible, consider appropriate mitigation measures to protect human health (e.g., enhanced indoor air filtration systems).
Policy S-7.3: Support training and workshop opportunities for residents to learn about strategies to promote safe indoor air quality and protect themselves from poor outdoor air quality, such as wildfire smoke.
Policy S-7.4: Prioritize new street tree plantings and increase the tree canopy to reduce community health impacts from exposure to elevated concentrations of diesel, ozone, and PM2.5.
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Drought
Goal S-8: A resilient community able to adapt to short-term and longterm drought impacts, including reduced water supply.
Policy S-8.1: Use the most current data to maintain a continuous understanding of drought impacts in Laguna Hills, including natural resources.
Policy S-8.2: Prepare for a reduced, long-term water supply resulting from more frequent and severe drought events, including working with state and regional water providers to implement extensive water conservation measures and ensure sustainable water supplies.
Policy S-8.3: Transition towards less water-intensive landscaping on Cityowned properties and encourage native, drought-tolerant, and low-water use landscaping on private properties.
Policy S-8.4: Work with water agencies to ensure that vulnerable populations, including households with financial instability and persons that spend an extended amount of time outdoors have access to safe and affordable water.
Policy S-8.5: Install water-efficient irrigation at the City’s trees to maintain a thriving urban forest.
Policy S-8.6: Coordinate with water agencies to explore ways to improve and increase storage capacity and generation efficiency.
Extreme Heat and Warm Nights
Goal S-9: A population and community resilient to extreme heat and warm nights.
Policy S-9.1: Provide an equitable distribution of shade structures, trees, and drinking fountains at bus stops, City parks, and other public outdoor spaces.
Policy S-9.2: Weatherize City buildings and adopt standards encouraging private property owners to weatherize buildings to maintain a comfortable and healthy indoor temperature.
Policy S-9.3: Provide an equitable distribution of cooling centers throughout the City where residents and visitors seek relief from extreme heat and establish a temperature threshold for when these facilities open.
Policy S-9.4: Work with electricity providers to maintain access to electricity and prepare for potential brown-outs and black-outs during extreme heat events, to the extent feasible in the City.
Policy S-9.5: Support the restoration of natural habitats that are vulnerable and may be degraded from extreme heat, drought, and extreme storms.
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Human Health Hazards
Goal S-10: A community and population safe from vector-borne health hazards.
Policy S-10.1: Continue to collaborate with local and regional partners, such as the Orange County Mosquito and Vector Control District (OCVCD), to reduce vectors within the City.
Policy S-10.2: Distribute informational material for property owners on methods to reduce vectors, such as eliminating standing water and open refuse containers as provided by the OCVCD.
Policy S-10.3: Support the implementation of vector abatement measures in public spaces, including parks and along bicycle paths and sidewalks in a manner that maintains public and environmental health in coordination with OCVCD.
Extreme Storms
Goal S-11: A population and community resilient to extreme storm events.
Policy S-11.1: Collaborate with regional partners to provide messaging to residents and visitors on emerging weather conditions and forecasted extreme weather.
Policy S-11.2: Coordinate with local and regional organizations to provide evacuation assistance and emergency housing to vulnerable populations, which includes, but is not limited to, seniors, persons experiencing homelessness, persons with chronic medical conditions, or persons with limited resources.
Policy S-11.3: Coordinate with local and regional organizations to provide low-cost weatherization programs for households with financial instability.
Policy S-11.4: Work with regional partners to reduce impacts of extreme storm events on public property and critical infrastructure and services.
Policy S-11.5: Ensure the community is prepared during times of power shutoff events.
EMERGENCY PREPAREDNESS
The City recognizes that preparing for emergencies is essential to minimize the potential damage associated with a disastrous event. The City will work to provide proper response and preparedness by establishing preventative measures, implementing its local Emergency Operation Plan (EOP), and educating its residents on how to respond and recover in emergency situations.
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Goal S-12: Maintain a high level of emergency preparedness to limit damage and risks to public health and safety from natural and other disasters.
Policy S-12.1: Coordinate with local Homeowners Associations, businesses, and surrounding jurisdictions to create public-private partnerships and support the development of local preparedness plans and multi-jurisdictional cooperation and communication agreements for emergency situations.
Policy S-12.2: In coordination with the Orange County Fire Authority and Orange County Sheriff’s Office, educate residents and businesses regarding appropriate actions to safeguard life and property before, during and immediately after emergencies, in languages appropriate to the demographics of City residents.
Policy S-12.3: Participate in federal, state, and local hazard preparedness programs, emergency response education programs, and evacuation plans.
Policy S-12.4: Ensure emergency evacuation routes are clearly identified with adequate signage throughout the City.
Policy S-12.5: Ensure evacuation transportation services are available for populations with limited mobility or populations that lack access to a personal vehicle.
Policy S-12.6: Establish equitably distributed resilience hubs5 at existing facilities throughout the City that provide safe refuge from hazards and disasters, including, but not limited to, poor air quality, wildfire smoke, flooding, storms, and extreme heat. Facilities should be easily accessible, have a reliable energy supply, and available for all persons.
Policy S-12.7: Incorporate an adopted Local Hazard Mitigation Plan into this Safety Element by reference, as permitted by California Government Code Section 65302.6 to ensure that emergency response and evacuation routes are accessible throughout the City.
5 As defined by the California Adaptation Planning Guide (2020), resilience hubs are “well-used, existing community-serving facilities that are upgraded to provide local communities with shelter and electricity during extreme heat events, poor air quality, and disasters”.
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Summary of Approach
The goals, policies, and programs in the Safety Element will help the City to minimize the threat of both natural and human-caused hazards on the community, protect public health, maintain safe neighborhoods, and provide timely and effective response in the event of an emergency by continually assessing the City’s needs and taking proactive measures to ensure Laguna Hills is a safe environment in which to live, learn, work, and play. Table S-2 identifies the seven major issue areas described in the Goals and Policies section. These major issues represent the direction the City will take in its safety goals, policies, and programs to implement the vision of Laguna Hills as captured in the Guiding Themes and expressed in the Safety Plan.
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Table S-2
Description of Actions to Address Safety Issues
Issues Element Section Policy Programs Figure Table
Geology and
Seismicity Safety Geology and Seismicity S-1.1 and S-1.3 S-1 through S-4 S-1 (Landslide Zones);
S-2 (Fault Locations);
S-3 (Liquefaction Zones)
S-4 (Flood Hazards)
S-1 (Reservoirs
and Dams in/
near Laguna Hills)
Urban and
Wildland Fire
Hazards
Safety Urban and Wildland Fire
Hazards S-2.1 through S-2.9 S-2, S-5 through S-7 S-5 (Fire Hazard Zones) Community
Services and
Facilities
Fire Protection and
Emergency Services CSF-3.1 CSF-3 CSF-1 (Community Facilities) CSF-1 (Fire
Station Locations)
Law Enforcement
and Criminal
Activities
Safety Law Enforcement and
Criminal Activities
S-3.1 though S-3.3;
S-4.1 S-7
Hazardous
Materials and
Nuclear Power
Production
Safety
Hazardous Materials and
Nuclear Power
Production
S-5.1through S-5.6 S-7, S-9, S-11
Flooding and
Stormwater
Management
Safety Flooding and Stormwater
Management S-6.1 through S-6.6 S-2, S-10 S-4 (Flood Hazards) Community
Services and
Facilities
Flood Control and
Stormwater Drainage
CSF-11.1 and
CSF-11.2 CSF-9
Conservation and
Open Space
Sustaining Our
Resources
COS-1.3 and
COS-1.4 COS-3
Climate Change Safety
Air Quality S-7.1 through S-7.4 S-7, S-14, S-17, S-18
Drought S-8.1 through S-8.6 S-17, S-18
Extreme Heat and
Warm Nights S-9.1 through S-9.5 S-11, S-13, S-16, S-18
Human Health Hazards S-10.1 through S-10.3 S-7, S-18
Extreme Storms S-11.1 through S-11.5 S-13, S-16
Emergency
Preparedness Safety Emergency Preparedness S-12.1 through S-12.6 S-11, S-15, S-16
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Appendix A: Vulnerability
Assessment Results Matrix
In 2021, Laguna Hills completed a Climate Change Vulnerability Assessment consistent with California Government Code Section 65302(g)(4) as part of the update to the Safety Element. This analysis assesses the extent to which the diverse populations and assets in Laguna Hills are vulnerable to different hazards that may be created or made worse by climate change. The primary categories of populations and assets assessed include populations, buildings and infrastructure, important economic assets, natural systems, and key community services. The assessment follows the recommended process in the California Adaptation Planning Guide, which is the state’s guidance for how local communities should conduct climate adaptation planning efforts, including vulnerability assessments. As defined by the California Adaptation Planning Guide, climate change vulnerability is considered the degree to which natural, built, and human systems are susceptible to harm from exposure or stresses associated with climate change and from the absence of adaptive capacity.
Table A-1 shows the results of the vulnerability assessment prepared for Laguna Hills, in accordance with Senate Bill 379, as codified by California Government Code Section 65302(g)(4)(A). For each population or asset that may be vulnerable to each climate-related hazard, the population or asset is scored on a scale of low, medium, and high. The vulnerability scores reflect the severity of climate-related impacts on the populations and assets in Laguna Hills, as well as the ability of Laguna Hills’ populations and assets to resist and recover from these hazards.
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Table A-1. Vulnerability Assessment Results
Populations and Assets Air Quality Drought
Extreme
Heat &
Warm
Nights
Extreme
Storms Flooding
Human
Health
Hazards
Landslides Wildfire
Population
Children (Under 10) High -- High Low Low Medium Low High Cost-burdened
households Medium Low Low Medium Medium Medium Medium Low Households in poverty High High High High High High High High Low-income households Medium Medium Medium High High Medium High Medium Low-resourced people of
color Medium High Medium High High High Medium High
Outdoor Workers High Medium High Medium Medium Medium Medium High Persons experiencing
homelessness High High High High High High High High
Persons with chronic
medical conditions High Low High High Medium High High High Persons with disabilities
and/or cognitive function Medium Low Medium Medium Medium Medium High Medium Persons with limited
English proficiency Low Low Low Medium Medium Low Low Low Renters Low Medium Low Medium Medium Low Low Low
Seniors (65 years of age
or older) High Medium High Medium Medium High High High Seniors living alone High Medium High High High High High High Undocumented persons High Low High High High High Medium Medium Persons living on single
access roads Low -- Low Medium High Low High High
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Populations and Assets Air Quality Drought
Extreme
Heat &
Warm
Nights
Extreme
Storms Flooding
Human
Health
Hazards
Landslides Wildfire
Infrastructure
Bicycle and equestrian
paths -- Low Low Low Low -- Medium Medium
Communication facilities -- -- Low Low -- -- Medium --
Electrical transmission and
distribution lines -- -- High Low -- -- High --
Flood control and
stormwater drainage -- -- -- Medium High -- Medium Medium Gas transmission and
hazardous liquid pipelines -- -- -- -- -- -- Medium --
Major Roadways and
Highways -- -- Medium Medium Medium -- High Low
Bus routes -- -- -- Medium Low -- High --
Parks and open space Medium Medium Low Medium Low Low Low Medium Union Pacific Railroad
corridor/Metrolink -- -- Medium Medium High -- Medium -- Water and Sewer System -- Low -- Medium Medium -- Medium -- Buildings
City Hall and Civic Center -- -- Low Low -- -- -- --
Community and recreation
centers -- Medium Low Medium Low -- Medium --
Government and
administration facilities -- -- Low Medium -- -- -- --
Laguna Hills Technology
Library -- -- Low Medium -- -- Medium --
Memorial Care
Saddleback Medical
Center
-- -- Medium Low -- -- -- --
Laguna Hills Police Station -- -- Low Medium -- -- -- -- Schools -- -- Low Medium -- -- Medium --
Transit Center -- -- Low Medium -- -- -- --
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Packet Pg. 680 Attachment: Attachment A - Proposed Resolution including Exhibits 1-4 (2907 : 2021-2029 Housing S-42
CITY OF LAGUNA HILLS GENERAL PLAN | SAFETY
Populations and Assets Air Quality Drought
Extreme
Heat &
Warm
Nights
Extreme
Storms Flooding
Human
Health
Hazards
Landslides Wildfire
Economic Drivers
Commercial plazas and
strip malls Medium -- Medium Medium Medium Medium Medium Medium Education Medium -- Medium Low Low Medium Low Medium
Healthcare Medium Low Medium Medium Medium Medium Low Low Major Employers Medium Low Medium Medium Medium Medium Medium Low Ecosystems and
Natural Resources
Scenic Resources -- Medium -- Low Low -- Low High
Sensitive vegetation
communities -- Medium Medium Medium Medium -- Low --
Water channels, streams,
and riparian habitats -- High High High Medium -- High Low Wetlands -- High High Medium Low -- Medium Low
Key Services
Communication services -- -- Medium High Medium -- Medium Medium Emergency medical
response and fire
protection
Medium -- Medium Low Low High Medium Low
Energy delivery Low Low High High -- -- High High
Government
administration and
community services
Low -- Low Low Low Low Medium Low
Non-Profit/
Non-Governmental
Organization Services
Low -- Low Low Low Low Low Low
Public safety response Low -- Low Low Low Medium Medium Low Public Transit Medium -- Medium High Medium Low High Medium Educational Services Medium -- Medium Medium Medium Low Low Medium Solid waste removal Medium -- Low Medium Medium Low Medium Medium Water and Wastewater
Services -- High Medium Low High Low Medium High
6.1.a
Packet Pg. 681 Attachment: Attachment A - Proposed Resolution including Exhibits 1-4 (2907 : 2021-2029 Housing S-43
CITY OF LAGUNA HILLS GENERAL PLAN | SAFETY
Appendix B: Implementation Programs
Safety
2022- 2024
Annual
Bi-annual
Ongoing
S-1. Geologic Hazard Assessments
Pursuant to state law, geologic and/or geotechnical studies are required for proposed new development projects in areas identified as susceptible to landslides and liquefaction, and binding mitigation strategies must be adopted.
Compliance with the recommendations set forth in site-specific geologic and/or geotechnical studies will be made a condition of the site development permit for subsequent projects. In addition, the City may require applicants to incorporate measures to stabilize and maintain slopes on a site-by-site basis, such as, but not limited to, proper planting, irrigation, retaining walls, and benching.
Figures S-1 through S-4 in the Safety Element depict the location of known geologic/seismic hazards in Laguna Hills.
Implements policy(ies): S-1.1, S-1.2
Responsible department: Community Development, Public Services Funding source: Applicant provided
S-2. Natural Hazards Risk Reduction
Reduce the risk to the community from hazards related to geologic conditions, seismic activity, flooding, and structural damage and wildfires by requiring feasible mitigation of such impactson discretionary development projects. Assess development proposals for potential hazardspursuant to CEQA. Require measures to mitigate all identified significant public safety hazards.
Implements policy(ies): S-1.2
Responsible department: Community Development, Public Services Funding source: Applicant provided
S-3. Slope Monitoring and Remediation
Continually monitor and encourage remediation of unstable slope areas, particularly in areas characterized by the presence of crib walls or where evidence of instability exists.
Implements policy(ies): S-1.1, S-1.2
Responsible department: Community Development, Public Services Funding source: General Fund for Public Properties, otherwise privately funded
6.1.a
Packet Pg. 682 Attachment: Attachment A - Proposed Resolution including Exhibits 1-4 (2907 : 2021-2029 Housing S-44
CITY OF LAGUNA HILLS GENERAL PLAN | SAFETY
Safety
2022- 2024
Annual
Bi-annual
Ongoing
S-4. Building Codes
Continually update development standards and adopt the latest building construction codes to guide future development and redevelopment throughout the City, especially in areas with known geologic and seismic- related hazards and wildfire hazards.
Implements policy(ies): S-1.2, S-2.6
Responsible department: Community Development
Funding source: General Fund, development fees
S-5. Orange County Fire Authority
Work closely with the Orange County Fire Authority (OCFA) to implement fire hazard education and fire prevention programs, including fuel modification programs and controlled burns. Coordinate with OCFA to ensure that response times and water pressure is adequate for firefighting purposes in all areas of the City, particularly in redevelopment projects/areas. Coordinate with OCFA to implement the Hazardous Materials Area Plan within Laguna Hills.
Implements policy(ies): S-5.1, 5.2, 5.3, 5.4
Responsible department: Community Development, Public Services Funding source: General Fund, OCFA property taxes
S-6. New Fire Prevention Technology
Support research and development of new technologies to prevent and suppress fires (e.g., foam treatments for new construction and other means). If appropriate, encourage OCFA to use such technologies to improve fire safety in Laguna Hills.
Implements policy(ies): S-2.4
Responsible department: Community Development, OCFA, Public Safety Funding source: General Fund
6.1.a
Packet Pg. 683 Attachment: Attachment A - Proposed Resolution including Exhibits 1-4 (2907 : 2021-2029 Housing S-45
CITY OF LAGUNA HILLS GENERAL PLAN | SAFETY
Safety
2022- 2024
Annual
Bi-annual
Ongoing
S-7. Public Education Programs
Use public education activities to accomplish the following objectives:
1. Raise public awareness of fire safety issues, including urban and wildland fire prevention, where to take pets during fire-related evacuations, and the benefits of fire-resistant slope cover. Continue to educate elementary and secondary school students about fire hazards and prevention measures.
2. Coordinate with the Orange County Sheriff’s Department (OCSD) to increase public awareness about criminal activity and crime prevention activities. Continue to educate elementary and secondary school students about crime and drug prevention awareness.
3. Educate the public regarding proper disposal of household hazardous waste (including medical wastes) and other safety concerns related to improper use or storage of hazardous materials.
4. Ensure that residents are prepared for any problems associated with the San Onofre Nuclear Generating Station (SONGS). Coordinate education activities and make materials available to residents. Use forums, flyers, brochures, and the City’s website to accomplish these objectives.
5. Raise public awareness regarding the City’s Emergency Operations Plan to ensure that residents and businesses are prepared to safeguard life and property during and after emergencies/disasters.
6. Continue to work with the Orange County Fire Authority (OCFA) to raise public awareness on urban and wildland fire prevention and response, including evacuation when needed.
7. Raise public awareness and provide training and workshop opportunities for residents to learn about how to protect themselves against wildfire smoke and poor indoor and outdoor air quality.
8. Continue hosting a yearly Community Emergency Preparedness Academy through the Public Safety Department to provide education on emergency and disaster preparedness skills.
9. Educate property owners and provide informational material, such as brochures and pamphlets, on methods to reduce vectors that may cause a risk to human health.
Implements policy(ies): S-2.3, S-3.3, S-5.4, S-5.6, S-12.2, S-7.4, S-10.2 Responsible department: Community Development, Public Services, Public Safety, OCSD, OCFA Funding source: General Fund
S-8. County Hazardous Waste Reduction Program
The City shall promote the use of the County of Orange’s Household Hazardous WasteCollection Centers for the proper disposal of hazardous waste. Continue to identify locations where residents can properly dispose of hazardous waste and advertise theselocations at public counters and on the City’s website.
6.1.a
Packet Pg. 684 Attachment: Attachment A - Proposed Resolution including Exhibits 1-4 (2907 : 2021-2029 Housing S-46
CITY OF LAGUNA HILLS GENERAL PLAN | SAFETY
Safety
2022- 2024
Annual
Bi-annual
Ongoing
Implements policy(ies): S-5.1, S-5.2, S-5.3, S-5.4
Responsible department: Community Services, Administration/Finance Funding source: General Fund
S-9. Nuclear Power Risks Reduction
Participate in programs and emergency response exercises with federal and state agenciesand Southern California Edison to minimize community risks related to nuclear power production at SONGS. Implement measures related to SONGS within the City’s EmergencyOperations Plan (EOP) to ensure that residents are prepared for any problems associated with the facility.
Implements policy(ies): S-5.6
Responsible department: Community Development, Public Services, Police Services Funding source: General Fund
S-10. Project-Related Flood Control and Stormwater Management and Comprehensive Drainage Studies As a condition of project approval, require new development and redevelopment to provide adequate on-site and offsite stormwater and flood management facilities to control direct and indirect erosion and discharges of pollutants and/or sediments. To determine the facility needs and best management practices (BMP), the City will require, when necessary,a hydrological/drainage analysis be performed by a state-licensed and City-approved engineer, with the cost of said analysis the responsibility of the project applicant.
Implements policy(ies): S-6.2; S-6.3; COS-1.3
Responsible department: Public Services
Funding source: Development fees
S-11. Emergency Operations Plan
Implement the City’s Emergency Operations Plan (EOP) according to requirements and provisions of the State Emergency Management System and National Incident ManagementSystem. Ensure that the EOP establishes community emergency shelter facilities and is easily available to the public. Ensure that the EOP establishes emergency evacuation routes, consistent with the General Plan, and cooling centers. Work with nearby jurisdictions to enhance multi-jurisdictional coordination during emergency situations. Coordinate with the Orange County Sheriff’s Department and the Orange County Fire Authority on countywide emergency planning efforts, including the County’s Local Hazard Mitigation Plan.
6.1.a
Packet Pg. 685 Attachment: Attachment A - Proposed Resolution including Exhibits 1-4 (2907 : 2021-2029 Housing S-47
CITY OF LAGUNA HILLS GENERAL PLAN | SAFETY
Safety
2022- 2024
Annual
Bi-annual
Ongoing
Implements policy(ies): S-9.2, S-11.5, S-12.1, S-12.3, S-12.6 Responsible department: All departments
Funding source: General Fund
S-12. Community Emergency Preparedness Academy
Continue to educate and promote Laguna Hills residents and businesses in eight-week training programs focusing on survival and recovery from disasters.
Implements policy(ies): S-12.2
Responsible department: Public Safety
Funding source: General Fund
S-13. Essential Infrastructure and Buildings
Harden essential infrastructure and buildings, such as resilience hubs, power and electricity infrastructure, stormwater infrastructure, and encourage maintenance procedures around essential infrastructure and buildings, such as vegetation clearance, to withstand hazardous and emergency events. Coordinate with local and regional organizations, such as non-profits and religious organizations, to provide low-cost weatherization programs and financial support to property owners and residents that have financial instability.
Implements policy(ies): S-2.7, S-2.8, S-6.5, S-9.2, S-11.3, S-11.4 Responsible department: Community Development and Public Services Funding source: General Fund
S-14. Siting of Critical Facilities and Sensitive Receptors Encourage the siting of essential public services and buildings outside of areas that are susceptible to hazards, such as wildfire and flooding, Encourage the siting of new developments for sensitive receptors, such as schools, playgrounds, childcare centers, senior services and housing, and health care facilities, away from significant pollution sources.
Implements policy(ies): S-2.8, S-6.3, S-7.3
Responsible department: Community Development and Public Services Funding source: General Fund, development fees
6.1.a
Packet Pg. 686 Attachment: Attachment A - Proposed Resolution including Exhibits 1-4 (2907 : 2021-2029 Housing S-48
CITY OF LAGUNA HILLS GENERAL PLAN | SAFETY
Safety
2022- 2024
Annual
Bi-annual
Ongoing
S-15. Resilience Hubs
Work with local school and community centers to establish resilience hubs that can serve as gathering places during emergencies and hazardous conditions. Ensure that these resilience hubs are adequately hardened to maintain access to water and electricity.
Implements policy(ies): S-9.2, S-12.6
Responsible department: Community Development and Public Services Funding source: General Fund
S-16. Emergency Accessibility
Work with OCFA to provide and maintain emergency evacuation transportation programs for persons with limited mobility or populations that may lack access to a personal vehicle.
Implements policy(ies): S-11.2, S-12.1, S-12.3, S-12.5
Responsible department: Public Safety and Public Services Funding source: General Fund
S-17. Vulnerability Assessment
Update the Vulnerability Assessment every three to five years to incorporate new technology, programs, and policies to improve adaptation to climate-related hazards. Integrate the results of the Climate Vulnerability Assessment into other City planning documents where feasible, such as elements throughout the General Plan and specific plans. Review and update resiliency strategies to ensure compliance with state laws and community needs.
Implements policy(ies): S-7.1, S-8.1
Responsible department: Community Development
Funding source: General Fund
6.1.a
Packet Pg. 687 Attachment: Attachment A - Proposed Resolution including Exhibits 1-4 (2907 : 2021-2029 Housing S-49
CITY OF LAGUNA HILLS GENERAL PLAN | SAFETY
Safety
2022- 2024
Annual
Bi-annual
Ongoing
S-18. Natural Infrastructure
Encourage the use of existing natural features and ecosystem processes, or the restoration thereof, when considering climate adaptation and resilience projects and when weatherizing infrastructure and properties and open space. This includes, but is not limited to, the conservation, preservation, or sustainable management of any form of aquatic or terrestrial vegetated open space, such as parks, rain gardens, and urban tree canopies. It also includes systems and practices that use or mimic natural processes, such as permeable pavements, bioswales, and other engineered systems, such as levees that are combined with restored natural systems, to provide clean water, conserve ecosystem values and functions, and provide a wide array of benefits to people and wildlife.
Implements policy(ies): S-7.5, S-8.2, S-8.3, S-8.5, S-8.6, S-9.1, S-10.3 Responsible department: Community Development, Public Services Funding source: General Fund / Development Fees
6.1.a
Packet Pg. 688 Attachment: Attachment A - Proposed Resolution including Exhibits 1-4 (2907 : 2021-2029 Housing ORANGE COUNTY • BAY A REA • SACRAMENTO • CENTRAL COA ST • LOS ANGELES • INLAND EMPIRE 2040 Bancroft Way, Suite 400
Berkeley, California 94704
t 510.848.3815
www.placeworks.com
6.1.a
Packet Pg. 689 Attachment: Attachment A - Proposed Resolution including Exhibits 1-4 (2907 : 2021-2029 Housing Element Update and Safety Element City of Laguna Hills
City Council/Planning Agency
Staff Report
DATE: January 11, 2022
TO: Mayor and Council Members
FROM: George Buell
Contract Planner
ISSUE: Second Public Review of the Draft 2021-2029 Housing Element Update RECOMMENDATION: That the City Council review and comment on the second Public Review Draft of the 2021-2029 Housing Element Update.
SUMMARY:
The City is required by State mandate to update the General Plan Housing Element on an eight-year cycle, following the issuance of the Regional Housing Needs Allocation (RHNA). In order to adhere to a February 11, 2022 adoption date, the City Council is requested to review and comment on the second Public Review Draft of the 2021-2029 Housing Element Update, attached in redline format. It is anticipated that Staff will return to Council on February 8, 2022, with a final draft document and a recommendation for adoption and transmittal to the State Department of Housing and Community Development (HCD) for their required certification. Failure to timely adopt the Housing Element may expose the City to adverse financial and local control consequences. Separately, but as a related requirement, on January 25, 2022, Staff will also be seeking review and comment on a Public Review Draft of the General Plan Safety Element Update, another State requirement. The Safety Element and Housing Element Updates will be provided together for said subsequent City Council approval.
BACKGROUND:
The City’s General Plan is a comprehensive long-range planning document that directs the physical development of the City. The Housing Element is one of a number of state mandated elements that comprise the City’s General Plan serving as a policy document
6.1.b
Packet Pg. 690 Attachment: Attachment B - January 11, 2022 Staff Report, No Attachments (2907 : 2021-2029 Housing Element Update and Safety Element Second Public Review of the Draft 2021-2029 Housing Element Update January 11, 2022