6.1.c
Packet Pg. 262 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / Laguna Hills
PACIFIC PARK DR
ALICIA PKWY
CROWN VALLEY PKWY
PASEO DE VALENCIA
MUIRLANDS BLVD
ROCKFIELD BLVD
ALI SO CREEK RD
LOS ALISOS BLVD
BAKE PKWY
MOULTON
PKWY
AL SI O V EI JO
PKWY
EL TORO
RD
JERONIMO RD
TRABUCO RD
LA PAZ R
D
GLENWOOD DR
CA
BOT RD
LAKE FOREST DR
OSO PKWY
LAGUNA HILLS DR
RIDGE ROUTE DR
LAGUNA CAN
Y
O
N
RD
133
133
73 73
5 5
5 Aliso Viejo
Irvine
Laguna Beach
Laguna Niguel
Laguna Woods
Lake Forest
Mission Viejo
Newport Beach
O R A N G E C O U N T Y
Laguna
Hills
73 133
55 74
261
1 241
5 5
405
Aliso Viejo
Costa Mesa
Dana Point
Fountain
Valley
Irvine
Laguna
Beach
Laguna Niguel
Laguna Woods
Lake Forest
Newport Beach Mission Viejo
Rancho
Santa
Margarita
San Clemente
San Juan
Capistrano
Santa Ana Tustin
Legend
City of Laguna Hills
County Boundary
Racially or Ethnically
Concentrated Areas of Poverty
No Data
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "Racially_or_Ethnically_Concentrated_Areas_Poverty_RECAPs." Map date: February 14, 2023.
FIGURE H-2: RACIALLY AND ETHNICALLY CONCENTRATED AREAS OF POVERTY - CENSUS TRACT (2009-2013) 0 1,000 2,000
US Feet
±
0 21
Miles
6.1.c
Packet Pg. 263 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing H-126
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
The 2010 Diversity Index (Figure H-3) largely matches the patterns of opportunity seen in the HCD/TCAC map. The diversity analysis assigns a diversity score based on the probability that two persons within a block group will be of differing races and ethnicities, signaling levels of integration or segregation. In Laguna Hills in 2010, diversity increased moving northward, with areas of least diversity coinciding with Laguna Hills’ highestresource areas in the south and areas of high diversity located in moderateand high-resource areas, including areas adjacent to Interstate 5. The 2018 Diversity Index (Figure H-4) shows diversity increased citywide since 2010, including in the highest-resource areas in south Laguna Hills, suggesting that Laguna Hills neighborhoods are moving towards greater integration.
Consistently since 2010, the Via Lomas neighborhood has the highest diversity in the City (Diversity Index score of greater than 85), which is designated as a high-resource area on the HCD/TCAC map. The Via Lomas neighborhood has a predominantly Hispanic population, with 83 percent of the population identifying as Hispanic. This is the only neighborhood with a majority Hispanic population. The former Laguna Hills Mall and neighborhood south of Stockport Park and north of Alicia Parkway each have a Hispanic population greater than 30 percent, but the White population is still the predominant population in the block group (Figure H5). This history of high diversity within the Via Lomas neighborhood compared to the rest of the City suggests high rates of racial and/or ethnic concentration persist and coincides with the location of the City’s two assisted housing developments. Laguna Hills and surrounding cities of Alisa Viejo, Laguna Niguel, and Mission Viejo have higher diversity than the coastal cities of Laguna Beach and Dana Point, which are predominantly low diversity. While Laguna Hills and surrounding areas-maintained neighborhoods of low diversity since 2010, the larger, denser cities in northern Orange County, such as Irvine, Garden Grove, Anaheim, and Buena Park are predominantly highly diverse, with diversity scores of 70 and above. To address factors that result in the high rates of racial and/or ethnic concentration in the Via Lomas neighborhood, the City will encourage the development of publicly assisted units in moderate and high resource areas of the City (Program H-4), promote development (particularly housing affordable to lower-income households) in the USVP area (H-6), and develop affirmative marketing strategy targeted at property owners in moderate and high resources areas to expand Housing Choice Voucher acceptance (H-16). The City will focus its Rehabilitation Program in the Via Lomas neighborhood (Program H-3).
6.1.c
Packet Pg. 264 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / Laguna Hills
PACIFIC PARK DR
ALICIA PKWY
CROWN VALLEY PKWY
PASEO DE VALENCIA
MUIRLANDS BLVD
ROCKFIELD BLVD
ALI SO CREEK RD
LOS ALISOS BLVD
BAKE PKWY
MOULTON
PKWY
AL SI O V EI JO
PKWY
EL TORO
RD
JERONIMO RD
TRABUCO RD
LA PAZ R
D
GLENWOOD DR
CA
BOT RD
LAKE FOREST DR
OSO PKWY
LAGUNA HILLS DR
RIDGE ROUTE DR
LAGUNA CAN
Y
O
N
RD
133
133
73 73
5 5
5 Aliso Viejo
Irvine
Laguna Beach
Laguna Niguel
Laguna Woods
Lake Forest
Mission Viejo
Newport Beach
O R A N G E C O U N T Y
Laguna
Hills
73 133
55 74
261
1 241
5 5
405
Aliso Viejo
Costa Mesa
Dana Point
Fountain
Valley
Irvine
Laguna
Beach
Laguna Niguel
Laguna Woods
Lake Forest
Newport Beach Mission Viejo
Rancho
Santa
Margarita
San Clemente
San Juan
Capistrano
Santa Ana Tustin
Legend
City of Laguna Hills
County Boundary
Diversity Index (2010)
Higher Diversity
70-85
55-70
40-55
Lower Diversity
No Data
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "RaceDemographics_BlockGrp_2010." Map date: February 14, 2023.
FIGURE H-3: DIVERSITY INDEX (2010)
0 1,000 2,000
US Feet
±
0 21
Miles
6.1.c
Packet Pg. 265 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Laguna Hills
PACIFIC PARK DR
ALICIA PKWY
CROWN VALLEY PKWY
PASEO DE VALENCIA
MUIRLANDS BLVD
ROCKFIELD BLVD
ALI SO CREEK RD
LOS ALISOS BLVD
BAKE PKWY
MOULTON
PKWY
AL SI O V EI JO
PKWY
EL TORO
RD
JERONIMO RD
TRABUCO RD
LA PAZ R
D
GLENWOOD DR
CA
BOT RD
LAKE FOREST DR
OSO PKWY
LAGUNA HILLS DR
RIDGE ROUTE DR
LAGUNA CAN
Y
O
N
RD
133
133
73 73
5 5
5 Aliso Viejo
Irvine
Laguna Beach
Laguna Niguel
Laguna Woods
Lake Forest
Mission Viejo
Newport Beach
O R A N G E C O U N T Y
Laguna
Hills
73 133
55 74
261
1 241
5 5
405
Aliso Viejo
Costa Mesa
Dana Point
Fountain
Valley
Irvine
Laguna
Beach
Laguna Niguel
Laguna Woods
Lake Forest
Newport Beach Mission Viejo
Rancho
Santa
Margarita
San Clemente
San Juan
Capistrano
Santa Ana Tustin
Legend
City of Laguna Hills
County Boundary
Diversity Index (2018)
Higher Diversity
70-85
55-70
40-55
Lower Diversity
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "RaceDemographics_BlockGrp_2018." Map date: February 14, 2023.
FIGURE H-4: DIVERSITY INDEX (2018)
0 1,000 2,000
US Feet
±
0 21
Miles
6.1.c
Packet Pg. 266 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing FIGURE H-5: RACIAL DEMOGRAPHICS (2018)
Laguna Hills
PACIFIC PARK DR
ALICIA PKWY
CROWN VALLEY PKWY
PASEO DE VALENCIA
MUIRLANDS BLVD
ROCKFIELD BLVD
ALI SO CREEK RD
LOS ALISOS BLVD
BAKE PKWY
MOULTON
PKWY
AL SI O V EI JO
PKWY
EL TORO
RD
JERONIMO RD
TRABUCO RD
LA PAZ R
D
GLENWOOD DR
CA
BOT RD
LAKE FOREST DR
OSO PKWY
LAGUNA HILLS DR
RIDGE ROUTE DR
LAGUNA CAN
Y
O
N
RD
133
133
73 73
5 5
5 Aliso Viejo
Irvine
Laguna Beach
Laguna Niguel
Laguna Woods
Lake Forest
Mission Viejo
Newport Beach
O R A N G E C O U N T Y
Laguna
Hills
73 133
55 74
261
1 241
5 5
405
Aliso Viejo
Costa Mesa
Dana Point
Fountain
Valley
Irvine
Laguna
Beach
Laguna Niguel
Laguna Woods
Lake Forest
Newport Beach Mission Viejo
Rancho
Santa
Margarita
San Clemente
San Juan
Capistrano
Santa Ana Tustin
Legend
City of Laguna Hills
County Boundary
Percent of Total Non-White
Population
0% - 20%
21% - 40%
41% - 60%
61% - 80%
81% - 100%
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "RaceDemographics_BlockGrp_2018." Map date: February 14, 2023. 0 1,000 2,000
US Feet
±
0 21
Miles
6.1.c
Packet Pg. 267 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing H-130
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
As shown in Figure-H-6, Median Household Income (2015-2019), the areas with the highest median household income (over $145,000) are concentrated in Laguna Hills’ southern, highest-resource areas. Areas with the lowest median household income (up to $48,000) are concentrated in moderate- and highresource areas, including the housing adjacent to Interstate 5 and the former Laguna Hills Mall, and areas of high diversity. Households in the Via Lomas neighborhood, the neighborhood with the highest diversity in the City, have the lowest median income. While Laguna Hills largely maintains low rates of poverty within the City, poverty has increased in Laguna Hills since 2010. In 2010, Laguna Hills’ individuals experiencing poverty was concentrated in the Via Lomas neighborhood (about 10-20 percent of the neighborhood); by 2018, poverty status grew to include the moderate- and high-resource areas along Interstate 5 in central and north Laguna Hills, where between 10 and 20 percent of residents in these neighborhoods experienced poverty. As one of few neighborhoods with affordable housing, the concentration of low median income in the Via Lomas neighborhood reflects concerns shared by both stakeholders and some residents that the lack of affordable housing limits access to securing housing for lower-income residents (such as seniors, veterans, and essential workers), resulting in creating income-exclusive neighborhoods. Overall, Laguna Hills households and the surrounding areas have very high incomes, especially moving westward toward the coast. This contrasts drastically with north Orange County, particularly the denser, urban cities of Santa Ana, Garden Grove, and Anaheim, where many households earn less than the 2020 HCD State Median Income ($87,100). This may be an indication that Laguna Hills and surrounding cities may be generally unaffordable to those living in poverty, restricting housing opportunities in south and west Orange County. To address potential fair housing issues with respect to areas of homogeneous incomes, the City will implement Program H-15, committing the City to develop partnerships with affordable housing developers to expand affordable housing opportunities, including projects that could offer ownership opportunities to lower income households. The City will also seek out partnerships with Orange County Housing and Community Services Department or other non-profits to create programs offering first-time homebuyer assistance program (Program H-16).
Laguna Hills’ areas of concentrations of poverty and high diversity are also consistent with areas of linguistic isolation, as shown in Figure H-7, Percentage of Population Linguistically Isolated, particularly in the Via Lomas neighborhood and the moderate- and high-resource areas adjacent to Interstate 5. Up to 80 percent of the population in the Via Lomas neighborhood and the Laguna Hills Estate mobile home park experience linguistic isolation. Wealth inequality can result in areas of homogeneous incomes. Factors affecting wealth inequality include access to education, transportation, social networks, and primary language. Laguna Woods, Mission Viejo, and San Juan Capistrano similarly have neighborhoods along the Interstate 5 corridor that experience linguistic isolation. Conversely, the coastal cities of Newport Beach and Laguna Beach have low rates of linguistic isolation, likely due to the conformity of languages spoken in these areas (English). The City will address potential fair housing issues related to linguistic barriers through
6.1.c
Packet Pg. 268 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-131
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
offering resources in multiple languages and providing translation services (Program H-1, H-3, H-16, and H-17)
As shown in Figure H-8, Percentage of Population 18 Years and Over Living Alone, the percentage of Laguna Hills residents over 18 years living alone (versus with a spouse and/or children) increases in the City’s moderate- and highresource areas along Interstate 5 and the Via Lomas neighborhood, with single-person households comprising up to 35 percent of the resident population in these areas and exceeding 35 percent in the Laguna Hills Estate mobile home park neighborhood. Single-person households only comprise up to 10 percent of resident population living in the highest-resource areas in south Laguna Hills. The excessive concentration of single-person households in Laguna Hills indicates an uneven distribution of unit types and reflects concerns shared by Laguna Hills residents during public outreach events that seniors and young adults (including young adults that grew up in Laguna Hills) have limited affordable housing opportunities in Laguna Hills. The moderate- and high-resource areas adjacent to Interstate 5 and the Via Loma neighborhood provide multifamily residential in addition to single-family homes, which are more likely to provide studio and one-bedroom units appropriately sized for a single-person household. The highest-resource areas in south Laguna Hills are characterized by single-family residential that may be both inappropriately sized for a single-person household and unaffordable for a single income. Single-person households are more integrated in the cities surrounding Laguna Hills, with single adults typically comprising between 15 and 25 percent of the resident population, suggesting these cities provide a more even distribution of housing types. This includes highresource coastal cities of Laguna Beach, Laguna Niguel, and Dana Point.
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 moderate- and high-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.c
Packet Pg. 269 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / Laguna Hills
PACIFIC PARK DR
ALICIA PKWY
CROWN VALLEY PKWY
PASEO DE VALENCIA
MUIRLANDS BLVD
ROCKFIELD BLVD
ALI SO CREEK RD
LOS ALISOS BLVD
BAKE PKWY
MOULTON
PKWY
AL SI O V EI JO
PKWY
EL TORO
RD
JERONIMO RD
TRABUCO RD
LA PAZ R
D
GLENWOOD DR
CA
BOT RD
LAKE FOREST DR
OSO PKWY
LAGUNA HILLS DR
RIDGE ROUTE DR
LAGUNA CAN
Y
O
N
RD
133
133
73 73
5 5
5 Aliso Viejo
Irvine
Laguna Beach
Laguna Niguel
Laguna Woods
Lake Forest
Mission Viejo
Newport Beach
O R A N G E C O U N T Y
Laguna
Hills
73 133
55 74
261
1 241
5 5
405
Aliso Viejo
Costa Mesa
Dana Point
Fountain
Valley
Irvine
Laguna
Beach
Laguna Niguel
Laguna Woods
Lake Forest
Newport Beach Mission Viejo
Rancho
Santa
Margarita
San Clemente
San Juan
Capistrano
Santa Ana Tustin
Legend
City of Laguna Hills
County Boundary
Median Income by Block Group
< $30,000
$30,000 - $55,000
$55,000 - $87,100*
$87,100 - $125,000
> $125,000
No Data
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "MedianIncome_BlockGrp_2015_19." Map date: February 14, 2023. * $87,100 is the HCD State Median Income
FIGURE H-6: MEDIAN HOUSEHOLD INCOME (2015-2019)
0 1,000 2,000
US Feet
±
0 21
Miles
6.1.c
Packet Pg. 270 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing FIGURE H-7: PERCENT OF POPULATION LINGUISTICALLY ISOLATED Laguna Hills
PACIFIC PARK DR
ALICIA PKWY
CROWN VALLEY PKWY
PASEO DE VALENCIA
MUIRLANDS BLVD
ROCKFIELD BLVD
ALI SO CREEK RD
LOS ALISOS BLVD
BAKE PKWY
MOULTON
PKWY
AL SO I V EI JO PKWY
EL
TORO RD
JERONIMO RD
TRABUCO RD
LA
PAZ
R
D
GLENWOOD DR
CA
BOT RD
LAKE FOREST DR
OSO PKWY
LAGUNA HILLS DR
RIDGE ROUTE DR
LAGUNA CAN
Y
O
N
RD
133
133
73 73
5 5
5 Aliso Viejo
Irvine
Laguna Beach
Laguna Niguel
Laguna Woods
Lake Forest
Mission Viejo
Newport Beach
O R A N G E C O U N T Y
Laguna
Hills
73 133
55 74
261
1 241
5 5
405
Aliso Viejo
Costa Mesa
Dana Point
Fountain
Valley
Irvine
Laguna
Beach
Laguna Niguel
Laguna Woods
Lake Forest
Newport Beach Mission Viejo
Rancho
Santa
Margarita
San Clemente
San Juan
Capistrano
Santa Ana Tustin
Legend
City of Laguna Hills
County Boundary
Percent limited English-speaking
households (2015-2019)
0-12.4%
12.5-16.3% (Top 30%)
16.4-22.8% (Top 20%)
22.9-100% (Top 10%)
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "CalEnviroScreen04_DraftResults_2021." Map date: February 14, 2023. 0 1,000 2,000
US Feet
±
0 21
Miles
6.1.c
Packet Pg. 271 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing FIGURE H-8: PERCENT OF POPULATION 18 YEARS AND OVER LIVING ALONE Laguna Hills
PACIFIC PARK DR
ALICIA PKWY
CROWN VALLEY PKWY
PASEO DE VALENCIA
MUIRLANDS BLVD
ROCKFIELD BLVD
ALI SO CREEK RD
LOS ALISOS BLVD
BAKE PKWY
MOULTON
PKWY
AL SI O V EI JO
PKWY
EL TORO
RD
JERONIMO RD
TRABUCO RD
LA PAZ R
D
GLENWOOD DR
CA
BOT RD
LAKE FOREST DR
OSO PKWY
LAGUNA HILLS DR
RIDGE ROUTE DR
LAGUNA CAN
Y
O
N
RD
133
133
73 73
5 5
5 Aliso Viejo
Irvine
Laguna Beach
Laguna Niguel
Laguna Woods
Lake Forest
Mission Viejo
Newport Beach
O R A N G E C O U N T Y
Laguna
Hills
73 133
55 74
261
1 241
5 5
405
Aliso Viejo
Costa Mesa
Dana Point
Fountain
Valley
Irvine
Laguna
Beach
Laguna Niguel
Laguna Woods
Lake Forest
Newport Beach Mission Viejo
Rancho
Santa
Margarita
San Clemente
San Juan
Capistrano
Santa Ana Tustin
Legend
City of Laguna Hills
County Boundary
Percent of Population 18 Years and
Over in Households Living Alone
0% - 10%
11% - 20%
21% - 30%
31% - 40%
41% - 50%
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "FamilyStatus_Tract_2015_19." Map date: February 14, 2023. 0 1,000 2,000
US Feet
±
0 21
Miles
6.1.c
Packet Pg. 272 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Laguna Hills
PACIFIC PARK DR
ALICIA PKWY
CROWN VALLEY PKWY
PASEO DE VALENCIA
MUIRLANDS BLVD
ROCKFIELD BLVD
ALI SO CREEK RD
LOS ALISOS BLVD
BAKE PKWY
MOULTON
PKWY
AL SI O V EI JO
PKWY
EL TORO
RD
JERONIMO RD
TRABUCO RD
LA PAZ R
D
GLENWOOD DR
CA
BOT RD
LAKE FOREST DR
OSO PKWY
LAGUNA HILLS DR
RIDGE ROUTE DR
LAGUNA CAN
Y
O
N
RD
133
133
73 73
5 5
5 Aliso Viejo
Irvine
Laguna Beach
Laguna Niguel
Laguna Woods
Lake Forest
Mission Viejo
Newport Beach
O R A N G E C O U N T Y
Laguna
Hills
73 133
55 74
261
1 241
5 5
405
Aliso Viejo
Costa Mesa
Dana Point
Fountain
Valley
Irvine
Laguna
Beach
Laguna Niguel
Laguna Woods
Lake Forest
Newport Beach Mission Viejo
Rancho
Santa
Margarita
San Clemente
San Juan
Capistrano
Santa Ana Tustin
Legend
City of Laguna Hills
County Boundary
Percent of Children in FemaleHeaded Household in which No Spouse or Partner Present is
Present
< 20%
20 - 40%
40 - 60%
60 - 80%
> 80%
No Data
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "FamilyStatus_Tract_2015_19." Map date: February 14, 2023.
FIGURE H-9: PERCENTAGE OF CHILDREN LIVING IN SINGLE-PARENT FEMALE-HEADED HOUSEHOLDS (2015-2019) 0 1,000 2,000
US Feet
±
0 21
Miles
6.1.c
Packet Pg. 273 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing H-136
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Similarly, residents of Laguna Hills living with a disability primarily reside in the moderate- and high-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 highest 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 highest-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.c
Packet Pg. 274 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / Laguna Hills
PACIFIC PARK DR
ALICIA PKWY
CROWN VALLEY PKWY
PASEO DE VALENCIA
MUIRLANDS BLVD
ROCKFIELD BLVD
ALI SO CREEK RD
LOS ALISOS BLVD
BAKE PKWY
MOULTON
PKWY
AL SI O V EI JO
PKWY
EL TORO
RD
JERONIMO RD
TRABUCO RD
LA PAZ R
D
GLENWOOD DR
CA
BOT RD
LAKE FOREST DR
OSO PKWY
LAGUNA HILLS DR
RIDGE ROUTE DR
LAGUNA CAN
Y
O
N
RD
133
133
73 73
5 5
5 Aliso Viejo
Irvine
Laguna Beach
Laguna Niguel
Laguna Woods
Lake Forest
Mission Viejo
Newport Beach
O R A N G E C O U N T Y
Laguna
Hills
73 133
55 74
261
1 241
5 5
405
Aliso Viejo
Costa Mesa
Dana Point
Fountain
Valley
Irvine
Laguna
Beach
Laguna Niguel
Laguna Woods
Lake Forest
Newport Beach Mission Viejo
Rancho
Santa
Margarita
San Clemente
San Juan
Capistrano
Santa Ana Tustin
Legend
City of Laguna Hills
County Boundary
Percent of Population with a
Disability
< 10%
10 - 20%
20 - 30%
30 - 40%
> 40%
No Data
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "DisabilityPopulation_Tract_2015_19." Map date: February 14, 2023.
FIGURE H-10: POPULATION WITH A DISABILITY (2015-2019)
0 1,000 2,000
US Feet
±
0 21
Miles
6.1.c
Packet Pg. 275 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing H-138
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 of the City’s lowerincome 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 HCD/Urban Displacement Project’s Estimated Displacement Risk model for California identifies two census tracts within Laguna Hills as “at risk of displacement” (06059062647 and 06059062622); the rest of the City is identified as having a “lower displacement risk”. The “at risk” areas of Laguna Hills correspond to areas identified as moderate- or highopportunity areas and include the Laguna Hills Estate mobile home park and the multifamily apartments, Prado, south of the former Laguna Hills Mall. The data indicate that residents living in the City’s relatively lower (i.e., moderate- and high-) opportunity areas have a higher risk of displacement than the highest-opportunity areas in the southern half of Laguna Hills.
Areas with a higher risk of displacement generally have a higher proportion of renters and low-income households than areas with a lower displacement risk. It is important to note that both of the “at risk” census tracts in Laguna Hills are only partially located within city limits, with approximately half of the land area located outside of city limits in the Laguna Woods Village, an age-restricted retirement community. Residents of Laguna Woods Village are likely to be seniors on a fixed income; therefore, the high proportion of renters and low-income households is not necessarily representative of conditions within adjacent areas of Laguna Hills. Nonetheless, the City recognizes the importance of protecting residents from displacement and
6.1.c
Packet Pg. 276 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-139
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
has included a number of programs to prevent and/or mitigate the effects of displacement, including Programs H-5, H-12, H-14, H-15, and H-16.
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).There are nine census tracts located wholly or partially in Laguna Hills. All census tracts except one are designated as TCAC high or highest opportunity areas, and this designation applies to tracts in the north (north of Santa Marie Avenue/west of Moulton Parkway) and south areas (south of El Toro Road) of the community. Access to opportunity is not concentrated in any one specific geographic area. Table H-44A identifies the TCAC/HCD Opportunity resources levels by census tract and the corresponding scores for economic, educational, and environmental indicators. Possible scores range from 0.0 (least positive) to
1.0 (most positive).
Table H-44A
Opportunity Resource Levels by Census Tract
Census Tract Opportunity
Category
Economic
Score
Educational
Score
Environmental
Score
626.21 Highest 0.84 0.73 0.80
626.22 Moderate 0.25 0.54 0.74
626.47 High 0.50 0.61 0.66
626.25 High 0.55 0.74 0.90
423.07 Highest 0.71 0.86 0.67
423.20 Highest 0.70 0.87 0.94
423.27 Highest 0.70 0.86 0.98
423.28 Highest 0.90 0.81 0.93
423.33 Highest 0.90 0.89 0.91
Source: HCD Regional Housing Needs Allocation, TCAC/HCD Opportunity Area Maps, City of Laguna Hills, 2022.
There is one census tract (06059062622), only partially located in Laguna Hills (approximately 50% of the total census tract area), that is identified as an area of moderate opportunity. The portion of this tract that is in Laguna Hills is primarily composed of lower intensity commercial development (majority office), public uses (including the Laguna Hills Civic Center), and very limited residential development (Laguna Hills Estates, an all-age mobile home community). The other half of this tract, located in the City of Laguna Woods, is composed of the Laguna Woods Golf Course (approximately 25%
6.1.c
Packet Pg. 277 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-140
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
of the total census tract area) and age-restricted low intensity multifamily development.
All census tracts in Laguna Hills have positive levels of education and environmental opportunity, with domain scores of 0.50 or greater. These patterns are described below in more detail and are generally consistent with the region, where census tracts in adjacent jurisdictions exhibit similar scores and patterns of opportunity (it is noted that across I-5, Laguna Hills’ neighbor the City of Lake Forest has lower environmental domain scores for tracts along the freeway). The differentiating factor between the majority of Laguna Hills’ census tracts (where levels of opportunity are high or highest) and the single tract with a moderate level of opportunity is the economic domain score; for this single tract, half of which is located in Laguna Woods, the lower economic domain score reduces the composite score enough to designate the tract as moderate resource opportunity. However, as described below, the indicators used to determine the economic domain score would be expected to be low in a community like Laguna Woods, where most residents are retired and living on fixed incomes (this is reinforced by the fact that the other tracts located exclusively in Laguna Woods have similarly low economic domain scores). When focusing exclusively on the portion of the census tract that is in Laguna Hills, the indicators related to economic opportunity are largely consistent with the other tracts in the City.
Education
As shown in HCD’s AFFH Data Viewer (Figure H-1c) and Table H-44-A, the majority of Laguna Hills has positive educational opportunity (i.e., domain scores above 0.5), with educational scores ranging from 0.54 to 0.89 and a median score of 0.81. Educational scores are based on three indicators:
math and reading proficiency, high school graduation rate, and student poverty. Education scores in Laguna Hills as a whole are relatively high when compared to other areas within the COG; however, within Laguna Hills, lower educational scores are located in the northern half of the City and correspond to moderate-, high-, and highest-opportunity areas, while the southern half of the City has relatively higher educational scores and correspond to highest-opportunity areas. This indicates that while all areas of the City have access to high-quality education, there is somewhat of an educational disparity between the more diverse and lower-income northern portion of the City and the wealthier and less racially-diverse southern portion of the City.
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
6.1.c
Packet Pg. 278 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-141
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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 School-Ratings.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 lowand moderate-resource areas of north Laguna Hills, including the lowresource 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 west-central 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 moderate- and high-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).
6.1.c
Packet Pg. 279 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-142
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Transportation
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.
All Transit, an online resource for transit connectivity, access and frequency data, explores metrics that reveal the social and economic impact of transit, specifically looking at the economy, equity, health, transit quality and mobility network. According to All Transit, Laguna Hills has a score of 4.1 out of 10, with a score of 10 being high connectivity, access to jobs and frequency of service. Areas of the City with relatively high transit scores are generally located near the former Laguna Hills Mall site, in the middle and eastern portion of the City, and along Paseo de Valencia.
Regionally, the Orange County Regional Analysis of Impediments to Fair Housing (AI) found that for the County as a whole, White residents have the lowest scores on the low transportation cost index (indicating greater access to low-cost transportation), while Hispanic residents have the highest score.
There are no significant disparities between racial/ethnic groups in the low transportation cost index in most jurisdictions in Orange County. The County AI also found that transit index scores do not vary significantly by racial or ethnic group in most jurisdictions. Low transportation cost index scores as well as transit index scores are generally higher in north Orange County than south Orange County. Scores are generally higher in jurisdictions with greater levels of density.
6.1.c
Packet Pg. 280 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-143
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Economic
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 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.c
Packet Pg. 281 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-144
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
As shown in in HCD’s AFFH Data Viewer (Figure H-1b) and Table H-44-A, the majority of Laguna Hills has positive economic opportunity (i.e., domain scores above 0.5), with a median economic score of 0.70. The single census tract in Laguna Hills with a moderate opportunity score has relatively low economic domain score (0.25), which is the primary factor in reducing the composite opportunity score for this tract below the other tracts in the City (i.e., those with high or highest levels of opportunity). The indicators used to influence the economic domain score include poverty, adult education, employment, job proximity, and median home value. As described below, one of these indicatorsemploymentshould be expected to be significantly lower in the Laguna Woods portion of the census tract that the Laguna Hills portion, given that Laguna Woods is an age-restricted retirement community and its residents are primarily retired. Another indicatormedian home valueis also significantly different when comparing values (by block group) between the Laguna Woods portion of the moderate resource census tract to the median home values of Laguna Hills homes on the north side of the City. The remaining economic indicatorspoverty, adult education, job proximityare not significantly different between this census tract and other tracts in Laguna Hills, which illustrates that these factors are not contributing to this tract’s designation as a moderate opportunity area. Rather, the designation of moderate opportunity is primarily a result of the fact that half of this single census tract is located in the City of Laguna Woods and includes a golf course and agerestricted residential development. The natural characteristics of the development pattern in Laguna Woods, combined with the very limited existing residential development in the Laguna Hills side of the census tract, has resulted in a low economic score for the tract as a whole, but should not be taken to indicate that future residents who locate to this area as a result of development of the City’s opportunity sites would have lower levels of opportunity; rather, based on this research, it would be expected that if TCAC scores were assigned at the block group level, it would be expected that the Laguna Hills portion of the tract would be an area of high or highest opportunity, consistent with tract 06059062621, immediately to the west.
New residents of this area will enjoy similar access to opportunity consistent with the other neighborhoods of Laguna Hills, and the introduction of new residents, at all income levels, will help to improve some of the indicators of this tract with lower scores, such as employment. Moreover, new residential development is expected to occur as part of mixed-use projects, where new development can introduce a broader array of jobs, housing, and recreation opportunities to an area in need of private investment.
6.1.c
Packet Pg. 282 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-145
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Environment
In October 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. CalEnviroScreen relies on a number of indicators that measure an area’s pollution burden, including ozone and particulate matter concentrations, drinking water contaminants, pesticide use, toxic release sites, and proximity to hazardous waste and solid waste sites and facilities. As shown in in HCD’s AFFH Data Viewer (Figure H-1d) and Table H-44-A, Laguna Hills has generally high environmental domain scores (indicating positive environmental outcomes), with environmental scores ranging between 0.66 to 0.98 and a median score of
0.90. The highest (most positive) scores in the City are concentrated in southern Laguna Hills within the City’s highest-resource areas. The lowest scores in the City are located in the middle-northeastern portion of the City, generally along Interstate 5, in moderate- and high-resource areas. 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 low-resource areas of Santa Ana, Stanton, Anaheim, and Buena Park. To address environmental justice concerns in Laguna Hills, the City is concurrently 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. Additionally, as described further in the Sites Inventory section below, the Housing Plan and Sites Inventory seeks to develop more affordable opportunities throughout Laguna Hills, including in areas with the highest environmental domain scores.
6.1.c
Packet Pg. 283 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-146
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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 moderate- and high-resource areas along Interstate 5, the Via Lomas neighborhood, and the highest-resource area in south Laguna Hills, cost-burdened 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 moderate- and high-resource areas along Interstate 5. While less severe citywide, Laguna Hills owner households in the Via Lomas neighborhood, moderate- and high-resource areas along Interstate 5, and the highest-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 low-income households can afford some rental housing in Laguna Hills; however, fewer options are available for homeownership (see Tables H-26 through H-29). The City will seek to address overpayment by helping to facilitate the development of belowmarket 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 at-risk 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.c
Packet Pg. 284 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / Laguna Hills
PACIFIC PARK DR
ALICIA PKWY
CROWN VALLEY PKWY
PASEO DE VALENCIA
MUIRLANDS BLVD
ROCKFIELD BLVD
ALI SO CREEK RD
LOS ALISOS BLVD
BAKE PKWY
MOULTON
PKWY
AL SI O V EI JO
PKWY
EL TORO
RD
JERONIMO RD
TRABUCO RD
LA PAZ R
D
GLENWOOD DR
CA
BOT RD
LAKE FOREST DR
OSO PKWY
LAGUNA HILLS DR
RIDGE ROUTE DR
LAGUNA CAN
Y
O
N
RD
133
133
73 73
5 5
5 Aliso Viejo
Irvine
Laguna Beach
Laguna Niguel
Laguna Woods
Lake Forest
Mission Viejo
Newport Beach
O R A N G E C O U N T Y
Laguna
Hills
73 133
55 74
261
1 241
5 5
405
Aliso Viejo
Costa Mesa
Dana Point
Fountain
Valley
Irvine
Laguna
Beach
Laguna Niguel
Laguna Woods
Lake Forest
Newport Beach Mission Viejo
Rancho
Santa
Margarita
San Clemente
San Juan
Capistrano
Santa Ana Tustin
Legend
City of Laguna Hills
County Boundary
Job Proximity Index Score
> 80 (Closest Proximity)
61 - 80
41 - 60
20 - 40
< 20 (Furthest Proximity)
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "JobsProximityIndex_BlockGrp_2014_17." Map date: February 14, 2023.
FIGURE H-11: JOB PROXIMITY
0 1,000 2,000
US Feet
±
0 21
Miles
6.1.c
Packet Pg. 285 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Laguna Hills
PACIFIC PARK DR
ALICIA PKWY
CROWN VALLEY PKWY
PASEO DE VALENCIA
MUIRLANDS BLVD
ROCKFIELD BLVD
ALI SO CREEK RD
LOS ALISOS BLVD
BAKE PKWY
MOULTON
PKWY
AL SI O V EI JO
PKWY
EL TORO
RD
JERONIMO RD
TRABUCO RD
LA PAZ R
D
GLENWOOD DR
CA
BOT RD
LAKE FOREST DR
OSO PKWY
LAGUNA HILLS DR
RIDGE ROUTE DR
LAGUNA CAN
Y
O
N
RD
133
133
73 73
5 5
5 Aliso Viejo
Irvine
Laguna Beach
Laguna Niguel
Laguna Woods
Lake Forest
Mission Viejo
Newport Beach
O R A N G E C O U N T Y
Laguna
Hills
73 133
55 74
261
1 241
5 5
405
Aliso Viejo
Costa Mesa
Dana Point
Fountain
Valley
Irvine
Laguna
Beach
Laguna Niguel
Laguna Woods
Lake Forest
Newport Beach Mission Viejo
Rancho
Santa
Margarita
San Clemente
San Juan
Capistrano
Santa Ana Tustin
Legend
City of Laguna Hills
County Boundary
Percent of Renter Households for
whom Gross Rent (Contract Rent
Plus Tenant-Paid Utilities) is 30% or
More of Household Income
< 20%
20 - 40%
40 - 60%
60 - 80%
> 80%
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "Overpayment_Tract_2015-19." Map date: February 14, 2023.
FIGURE H-12: COST-BURDENED RENTER HOUSEHOLDS BY CENSUS TRACT 0 1,000 2,000
US Feet
±
0 21
Miles
6.1.c
Packet Pg. 286 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Laguna Hills
PACIFIC PARK DR
ALICIA PKWY
CROWN VALLEY PKWY
PASEO DE VALENCIA
MUIRLANDS BLVD
ROCKFIELD BLVD
ALI SO CREEK RD
LOS ALISOS BLVD
BAKE PKWY
MOULTON
PKWY
AL SI O V EI JO
PKWY
EL TORO
RD
JERONIMO RD
TRABUCO RD
LA PAZ R
D
GLENWOOD DR
CA
BOT RD
LAKE FOREST DR
OSO PKWY
LAGUNA HILLS DR
RIDGE ROUTE DR
LAGUNA CAN
Y
O
N
RD
133
133
73 73
5 5
5 Aliso Viejo
Irvine
Laguna Beach
Laguna Niguel
Laguna Woods
Lake Forest
Mission Viejo
Newport Beach
O R A N G E C O U N T Y
Laguna
Hills
73 133
55 74
261
1 241
5 5
405
Aliso Viejo
Costa Mesa
Dana Point
Fountain
Valley
Irvine
Laguna
Beach
Laguna Niguel
Laguna Woods
Lake Forest
Newport Beach Mission Viejo
Rancho
Santa
Margarita
San Clemente
San Juan
Capistrano
Santa Ana Tustin
Legend
City of Laguna Hills
County Boundary
Percent of Owner Households with
Mortgages whose Monthly Owner
Costs are 30% or More of Household
Income
< 20%
20 - 40%
40 - 60%
60 - 80%
> 80%
No Data
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "Overpayment_Tract_2015-19." Map date: February 14, 2023.
FIGURE H-13: COST-BURDENED OWNER HOUSEHOLDS BY CENSUS TRACT 0 1,000 2,000
US Feet
±
0 21
Miles
6.1.c
Packet Pg. 287 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing H-150
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, while 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.
6.1.c
Packet Pg. 288 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / Laguna Hills
PACIFIC PARK DR
ALICIA PKWY
CROWN VALLEY PKWY
PASEO DE VALENCIA
MUIRLANDS BLVD
ROCKFIELD BLVD
ALI SO CREEK RD
LOS ALISOS BLVD
BAKE PKWY
MOULTON
PKWY
AL SI O V EI JO
PKWY
EL TORO
RD
JERONIMO RD
TRABUCO RD
LA PAZ R
D
GLENWOOD DR
CA
BOT RD
LAKE FOREST DR
OSO PKWY
LAGUNA HILLS DR
RIDGE ROUTE DR
LAGUNA CAN
Y
O
N
RD
133
133
73 73
5 5
5 Aliso Viejo
Irvine
Laguna Beach
Laguna Niguel
Laguna Woods
Lake Forest
Mission Viejo
Newport Beach
O R A N G E C O U N T Y
Laguna
Hills
73 133
55 74
261
1 241
5 5
405
Aliso Viejo
Costa Mesa
Dana Point
Fountain
Valley
Irvine
Laguna
Beach
Laguna Niguel
Laguna Woods
Lake Forest
Newport Beach Mission Viejo
Rancho
Santa
Margarita
San Clemente
San Juan
Capistrano
Santa Ana Tustin
Legend
City of Laguna Hills
County Boundary
Severely Overcrowded Households
by Census Tract
< 5%
5% - 20%
20% - 35%
35% - 65%
65% - 100%
Percentage of Households that are
Overcrowded
< 8.2% (Statewide Average)
9% - 12%
12% - 15%
15% - 20%
< 20%
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "OvercrowdedHouseholds_Tract," and "OvercrowdedHouseholds_Severe_Tract." Map date: February 14, 2023.
FIGURE H-14: OVERCROWDED HOUSEHOLDS
0 1,000 2,000
US Feet
±
0 21
Miles
6.1.c
Packet Pg. 289 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing H-152
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).
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
6.1.c
Packet Pg. 290 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-153
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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).
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. • 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
6.1.c
Packet Pg. 291 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-154
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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 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
6.1.c
Packet Pg. 292 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-155
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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 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 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.
6.1.c
Packet Pg. 293 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-156
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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 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
6.1.c
Packet Pg. 294 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-157
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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).
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 2022 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 Moderate, High, and Highest Resource.
Sites identified to accommodate the RHNA are found in Moderate, High, and Highest Resource areas. Low-income units are well distributed across census tracts designated as Moderate, High, and Highest Resource areas.
Moderate-income units are primarily found in high-resource areas. There is no available vacant land in the southern portion of the City, which consists primarily of low-density residential uses and is designated as highestresource – in order to provide additional housing opportunities these areas, the City will pursue a 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
6.1.c
Packet Pg. 295 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-158
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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 antidisplacement and community revitalization strategies as reflected in Policies H1.1, H1.3, and H3.2, and implemented through Programs H-1, H-2, H3, 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 3,043, 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 of the City. Identified housing opportunity sites comprise a total of 135 acres, approximately 3 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-44B shows the distribution of total unit capacity on identified sites organized by TCAC/HCD Opportunity Area.
6.1.c
Packet Pg. 296 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-159
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Table H-44B
Identified RHNA Site Unit Capacity by
TCAC/HCD Opportunity Area*
Opportunity
Area
Site
Acreage
Lower-Income
Units
ModerateIncome Units
Above
ModerateIncome
Units
TOTAL
Moderate
Resource 10 363 0 0 363
High
Resource 102 381 400 1,113 1,894
Highest
Resource 23 786 0 0 786
Total 135 1,530 400 1,113 3,043
Source: HCD Regional Housing Needs Allocation, TCAC/HCD Opportunity Area Maps, City of Laguna Hills.
Note: Does not include ADU development, which is permitted throughout the City.
6.1.c
Packet Pg. 297 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / Laguna Hills
PACIFIC PARK DR
ROCKFIELD BLVD
ALISO
CREEK RD
MOULTON PKWY
ALISO VIEJO PKWY
CROWN VALLEY PKWY
MUIRLANDS
BLVD
IRVINE CENTER DR
LA PAZ RD ALICIA
PKWY
BAKE PKWY
OSO PKWY
GLENWOOD DR
EL TORO
RD
PASEO DE VALENCIA
CABOT RD
LAKE FOREST DR
TRABUCO RD
LAGUNA HILLS DR
RIDGE ROUTE DR
73 73
5 5
5 Aliso Viejo
Irvine
Laguna Niguel
Laguna Woods
Lake Forest
Mission Viejo
Legend
City of Laguna Hills
County Boundary
Sites Inventory
Above Moderate Income
Low Income
Multiple Income Categories
Opportunity Areas
Highest Resource
High Resource
Moderate Resource
High Segregation & Poverty
Low Resource
Missing or Insufficient Data
FIGURE H-15A: SITES INVENTORY ANALYSIS BY TCAC/HCD OPPORTUNITY AREAS 0 ¼ ½
Miles
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "TCAC_OpportunityAreas_Tract_2022." Map date: February 14, 2023. \
6.1.c
Packet Pg. 298 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / Laguna Hills
PACIFIC PARK DR
ROCKFIELD BLVD
ALISO
CREEK RD
MOULTON PKWY
ALISO VIEJO PKWY
CROWN VALLEY PKWY
MUIRLANDS
BLVD
IRVINE CENTER DR
LA
PAZ
R
D
ALICIA
PKWY
BAKE PKWY
OSO PKWY
GLENWOOD DR
EL TORO
RD
PASEO DE VALENCIA
CABOT RD
LAKE FOREST DR
TRABUCO RD
LAGUNA HILLS DR
RIDGE ROUTE DR
73 73
5 5
5 Aliso Viejo
Irvine
Laguna Niguel
Laguna Woods
Lake Forest
Mission Viejo
Legend
City of Laguna Hills
County Boundary
Sites Inventory
Above Moderate Income
Low Income
Multiple Income Categories
TCAC Economic Score
< 0.25 (Less Positive Economic
Outcome)
0.25 - 0.50
0.50 - 0.75
> 0.75 (More Positive Economic
Outcome)
FIGURE H-15B: SITES INVENTORY ANALYSIS BY TCAC ECONOMIC SCORE 0 ¼ ½
Miles
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "TCAC_OpportunityAreas_Tract_2022." Map date: February 14, 2023. \
6.1.c
Packet Pg. 299 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / Laguna Hills
PACIFIC PARK DR
ROCKFIELD BLVD
ALISO
CREEK RD
MOULTON PKWY
ALISO VIEJO PKWY
CROWN VALLEY PKWY
MUIRLANDS
BLVD
IRVINE CENTER DR
LA
PAZ
R
D
ALICIA
PKWY
BAKE PKWY
OSO PKWY
GLENWOOD DR
EL TORO
RD
PASEO DE VALENCIA
CABOT RD
LAKE FOREST DR
TRABUCO RD
LAGUNA HILLS DR
RIDGE ROUTE DR
73 73
5 5
5 Aliso Viejo
Irvine
Laguna Niguel
Laguna Woods
Lake Forest
Mission Viejo
Legend
City of Laguna Hills
County Boundary
Sites Inventory
Above Moderate Income
Low Income
Multiple Income Categories
TCAC Education Score
< 0.25 (Less Positive Education
Outcomes)
0.25 - 0.50
0.50 - 0.75
> 0.75 (More Positive Education
Outcomes)
0 ¼ ½
Miles
Sources:AFFH Data and Mapping Resources, California Department of Housing and Community Development, "TCAC_OpportunityAreas_Tract_2022." Map date: February 14, 2023. \
FIGURE H-15C: SITES INVENTORY ANALYSIS BY TCAC EDUCATIONAL SCORE
6.1.c
Packet Pg. 300 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / Laguna Hills
PACIFIC PARK DR
ROCKFIELD BLVD
ALISO
CREEK RD
MOULTON PKWY
ALISO VIEJO PKWY
CROWN VALLEY PKWY
MUIRLANDS
BLVD
IRVINE CENTER DR
LA
PAZ
R
D
ALICIA
PKWY
BAKE PKWY
OSO PKWY
GLENWOOD DR
EL TORO
RD
PASEO DE VALENCIA
CABOT RD
LAKE FOREST DR
TRABUCO RD
LAGUNA HILLS DR
RIDGE ROUTE DR
73 73
5 5
5 Aliso Viejo
Irvine
Laguna Niguel
Laguna Woods
Lake Forest
Mission Viejo
Legend
City of Laguna Hills
County Boundary
Sites Inventory
Above Moderate Income
Low Income
Multiple Income Categories
TCAC Environmental Score
<0.25 (Less Positive
Environmental Outcomes)
0.25 - 0.50
0.50 - 0.75
< 0.75 (More Positive
Environmental Outcomes)
0 ¼ ½
Miles
Sources:AFFH Data and Mapping Resources, California Department of Housing and Community Development, "TCAC_OpportunityAreas_Tract_2022." Map date: February 14, 2023. \
FIGURE H-15D: SITES INVENTORY ANALYSIS BY TCAC ENVIRONMENTAL SCORE
6.1.c
Packet Pg. 301 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-164
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 non-Hispanic 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). 88% of sites at all income levels identified to meet the RHNA are found in census tracts where the proportion of non-White residents is 40 percent or higher. The City is largely built out, and the relatively less diverse single-family neighborhoods south of Alicia Parkway do not have land available for the larger-scale residential multi-family development typical of lower-cost housing – to develop more affordable housing options 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 all income levels are located in areas of relatively high or higher diversity. Of these, 250 above-moderate income units (22% of above moderate-income category) are located in higher diversity tracts; and 863 above moderate-income units (78% of above moderate-income category), 400 moderate-income units (100% of moderate-income category), and 381 lower-income units (25% of lower-income units) are located in high diversity tracts. 1,149 lower-income units (75% of lower-income category) are located in moderate diversity tracts; however, the low diversity score of 44 is part of a tract that extends into the neighboring jurisdiction of Laguna Woods, likely capturing less racial/ethnic diversity among residents in the Laguna Woods Village senior community. By distributing units affordable to households of different incomes across neighborhoods with different racial/ethnic compositions, the City will help integrate and diversity 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, or where introducing higherincome sites into more diverse neighborhoods, the City will pursue antidisplacement strategies and place-based revitalization initiatives through 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, and H-16.
6.1.c
Packet Pg. 302 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-165
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
44-68 (Moderate
Diversity)
68 (Moderate
Diversity)
78 (High
Diversity)
90 (Higher
Diversity)
Lower Income Units 363 786 381 0
Moderate Income Units 0 0 400 0
Above Moderate Income Units 0 0 863 250
363
786
381
0 0 0
400
0 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)
51.5% White;
1.6% Black;
29.3% Asian;
12.6% Hispanic
5.0% Other
71.0% White;
0.4% Black;
19.0% Asian;
7.9% Hispanic
1.7% Other
51.3% White;
0.3% Black;
12.9% Asian;
32.5% Hispanic
3.0% Other
56.8% White;
3.7% Black;
17.3% Asian;
12.8% Hispanic
0.3% Other
Lower Income Units 786 363 0 381
Moderate Income Units 0 0 0 400
Above Moderate Income Units 0 0 250 863
0 100
200
300
400
500
600
700
800
900
1000
Units
Chart 2: Sites Inventory Analysis by Racial/Ethnic Demographic Composition (2018)
6.1.c
Packet Pg. 303 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / Laguna Hills
PACIFIC PARK DR
ROCKFIELD BLVD
ALISO
CREEK RD
MOULTON PKWY
ALISO VIEJO PKWY
CROWN VALLEY PKWY
MUIRLANDS
BLVD
IRVINE CENTER DR
LA PAZ RD ALICIA
PKWY
BAKE PKWY
OSO PKWY
GLENWOOD DR
EL TORO
RD
PASEO DE VALENCIA
CABOT RD
LAKE FOREST DR
TRABUCO RD
LAGUNA HILLS DR
RIDGE ROUTE DR
73 73
5 5
5 Aliso Viejo
Irvine
Laguna Niguel
Laguna Woods
Lake Forest
Mission Viejo
Legend
City of Laguna Hills
County Boundary
Sites Inventory
Above Moderate Income
Low Income
Multiple Income Categories
Percent of Total Non-White Population
0% - 20%
21% - 40%
41% - 60%
61% - 80%
81% - 100%
0 ¼ ½
Miles
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "RaceDemographics_BlockGrp_2018." Map date: February 14, 2023. \
FIGURE H-16: SITES INVENTORY ANALYSIS BY RACIAL DEMOGRAPHICS (2019)
6.1.c
Packet Pg. 304 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / Laguna Hills
PACIFIC PARK DR
ROCKFIELD BLVD
ALISO
CREEK RD
MOULTON PKWY
ALISO VIEJO PKWY
CROWN VALLEY PKWY
MUIRLANDS
BLVD
IRVINE CENTER DR
LA
PAZ
R
D
ALICIA
PKWY
BAKE PKWY
OSO PKWY
GLENWOOD DR
EL TORO
RD
PASEO DE VALENCIA
CABOT RD
LAKE FOREST DR
TRABUCO RD
LAGUNA HILLS DR
RIDGE ROUTE DR
73 73
5 5
5 Aliso Viejo
Irvine
Laguna Niguel
Laguna Woods
Lake Forest
Mission Viejo
Legend
City of Laguna Hills
County Boundary
Sites Inventory
Above Moderate Income
Low Income
Multiple Income Categories
Diversity Index (2018)
Higher Diversity
70-85
55-70
40-55
Lower Diversity
0 ¼ ½
Miles
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "RaceDemographics_BlockGrp_2018." Map date: February 14, 2023. \
FIGURE H-17: SITES INVENTORY ANALYSIS BY DIVERSITY INDEX (2018)
6.1.c
Packet Pg. 305 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-168
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 most lower income units (786 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. In these areas, the City will pursue an aggressive ADU promotion strategy pursuant to Program H-8 in order to further integrate these areas provide additional housing opportunities at all income levels. Therefore, the City’s sites inventory would further the integration of households of differing incomes by distributing units affordable to households of different incomes across neighborhoods with different median household incomes.
Median Income
<$48,000
Median Income
$48,000-$72,000
Median Income
>72,000
Lower Income Units 363 381 786
Moderate Income Units 0 400 0
Above Moderate Income Units 250 863 0
0 100
200
300
400
500
600
700
800
900
1000
Units
Chart 3: Sites Inventory Analysis by Median Household
Income (2015-2019)
6.1.c
Packet Pg. 306 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / Laguna Hills
PACIFIC PARK DR
ROCKFIELD BLVD
ALISO
CREEK RD
MOULTON PKWY
ALISO VIEJO PKWY
CROWN VALLEY PKWY
MUIRLANDS
BLVD
IRVINE CENTER DR
LA
PAZ
R
D
ALICIA
PKWY
BAKE PKWY
OSO PKWY
GLENWOOD DR
EL TORO
RD
PASEO DE VALENCIA
CABOT RD
LAKE FOREST DR
TRABUCO RD
LAGUNA HILLS DR
RIDGE ROUTE DR
73 73
5 5
5 Aliso Viejo
Irvine
Laguna Niguel
Laguna Woods
Lake Forest
Mission Viejo
Legend
City of Laguna Hills
County Boundary
Sites Inventory
Above Moderate Income
Low Income
Multiple Income Categories
Median Income by Block Group
< $30,000
$30,000 - $55,000
$55,000 - $87,100*
$87,100 - $125,000
> $125,000
0 ¼ ½
Miles
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "MedianIncome_BlockGrp_2015_19." Map date: February 14, 2023. \
FIGURE H-18: SITES INVENTORY ANALYSIS BY MEDIAN HOUSEHOLD INCOME (2015-2019)
6.1.c
Packet Pg. 307 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-170
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 786 lower-income units (51% of lower-income category) have been identified on sites in areas with relatively low rates of disability (less than 8 percent); 363 low-income units are located in areas of relatively higher rates of disability (above 17 percent). The majority of units on sites identified to meet the RHNA allocation (1,894 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 Above 17 percent
Lower Income Units 786 381 363
Moderate Income Units 0 400 0
Above Moderate Income Units 0 1113 0
0 200
400
600
800
1000
1200
Units
Chart 4: Sites Inventory Analysis by Percentage of
Population Living with a Disability
6.1.c
Packet Pg. 308 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / Laguna Hills
PACIFIC PARK DR
ROCKFIELD BLVD
ALISO
CREEK RD
MOULTON PKWY
ALISO VIEJO PKWY
CROWN VALLEY PKWY
MUIRLANDS
BLVD
IRVINE CENTER DR
LA
PAZ
R
D
ALICIA
PKWY
BAKE PKWY
OSO PKWY
GLENWOOD DR
EL TORO
RD
PASEO DE VALENCIA
CABOT RD
LAKE FOREST DR
TRABUCO RD
LAGUNA HILLS DR
RIDGE ROUTE DR
73 73
5 5
5 Aliso Viejo
Irvine
Laguna Niguel
Laguna Woods
Lake Forest
Mission Viejo
Legend
City of Laguna Hills
County Boundary
Sites Inventory
Above Moderate Income
Low Income
Multiple Income Categories
Percent of Population with a Disability
< 10%
10 - 20%
20 - 30%
30 - 40%
> 40%
0 ¼ ½
Miles
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "DisabilityPopulation_Tract_2015_19." Map date: February 14, 2023. \
FIGURE H-19: SITES INVENTORY ANALYSIS BY POPULATION WITH A DISABILITY (2015-2019)
6.1.c
Packet Pg. 309 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-172
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 51 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.
Less than 20% 20%-30% 30%-40%
Lower Income Units 786 0 744
Moderate Income Units 0 0 400
Above Moderate Income Units 0 250 863
786
0 744
0 0
400
0 250
863
0 100
200
300
400
500
600
700
800
900
1000
Units
Chart 5: Sites Inventory Analysis by Children in SingleParent Female-Headed Households
6.1.c
Packet Pg. 310 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / Laguna Hills
PACIFIC PARK DR
ROCKFIELD BLVD
ALISO
CREEK RD
MOULTON PKWY
ALISO VIEJO PKWY
CROWN VALLEY PKWY
MUIRLANDS
BLVD
IRVINE CENTER DR
LA
PAZ
R
D
ALICIA
PKWY
BAKE PKWY
OSO PKWY
GLENWOOD DR
EL TORO
RD
PASEO DE VALENCIA
CABOT RD
LAKE FOREST DR
TRABUCO RD
LAGUNA HILLS DR
RIDGE ROUTE DR
73 73
5 5
5 Aliso Viejo
Irvine
Laguna Niguel
Laguna Woods
Lake Forest
Mission Viejo
Legend
City of Laguna Hills
County Boundary
Sites Inventory
Above Moderate Income
Low Income
Multiple Income Categories
Percent of Children in Female-Headed
Household in which No Spouse or
Partner Present is Present
< 20%
20 - 40%
40 - 60%
60 - 80%
> 80%
No Data
0 ¼ ½
Miles
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "FamilyStatus_Tract_2015_19." Map date: February 14, 2023. \
FIGURE H-20: SITES INVENTORY ANALYSIS BY PERCENTAGE OF CHILDREN LIVING IN SINGLE-PARENT FEMALE HEADED HOUSEHOLDS (2015-2019)
6.1.c
Packet Pg. 311 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-174
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 at all income levels are primarily located in areas with access to employment (meeting criteria to receive Jobs Proximity index scores of 71 or higher), with about one-fourth of lowincome sites located in areas with scores between 95-98. 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 mixedincome 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.
Index 57-63 Index 71-73 Index 88-96 Index 95-98
Lower Income Units 786 363 0 381
Moderate Income Units 0 0 0 400
Above Moderate Income Units 0 0 250 863
786
363
0 381
0 0 0
400
0 0
250
863
0 100
200
300
400
500
600
700
800
900
1000
Units
Chart 6: Sites Inventory Analysis by Jobs Proximity Index
6.1.c
Packet Pg. 312 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / Laguna Hills
PACIFIC PARK DR
ROCKFIELD BLVD
ALISO
CREEK RD
MOULTON PKWY
ALISO VIEJO PKWY
CROWN VALLEY PKWY
MUIRLANDS
BLVD
IRVINE CENTER DR
LA
PAZ
R
D
ALICIA
PKWY
BAKE PKWY
OSO PKWY
GLENWOOD DR
EL TORO
RD
PASEO DE VALENCIA
CABOT RD
LAKE FOREST DR
TRABUCO RD
LAGUNA HILLS DR
RIDGE ROUTE DR
73 73
5 5
5 Aliso Viejo
Irvine
Laguna Niguel
Laguna Woods
Lake Forest
Mission Viejo
Legend
City of Laguna Hills
County Boundary
Sites Inventory
Above Moderate Income
Low Income
Multiple Income Categories
Job Proximity Index Score
> 80 (Closest Proximity)
61 - 80
41 - 60
20 - 40
< 20 (Furthest Proximity)
0 ¼ ½
Miles
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "JobsProximityIndex_BlockGrp_2014_17." Map date: February 14, 2023. \
FIGURE H-21: SITES INVENTORY ANALYSIS BY JOB PROXIMITY
6.1.c
Packet Pg. 313 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-176
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Resource Level (Overall Access to Opportunity)
Laguna Hills is made up of census tracts that are considered either Moderate-, High-, or Highest-Resource opportunity areas, with highestresource areas located in the northwest corner and southern portions of the City. As shown in Chart 7a, the majority of sites at all income levels are located within High-Resource opportunity areas. Approximately half of all lower-income units are located in Highest-Resource areas, and approximately one-fourth are located in Moderate-Resource Areas. As discussed previously, the one census tract in the City designated as a Moderate-Resource area is only partially located in Laguna Hills. The other half of this tract, located in the City of Laguna Woods, is composed of an age-restricted low intensity multifamily development and may not be representative of conditions within Laguna Hills due to the high proportion of retired residents on fixed incomes. By designating sites at all income levels throughout different resource areas, and at permitted densities which promote a variety of housing types to meet all income needs, the sites affirmatively further fair housing and would further integrate housing in the moderate-, high-, and highest-resource areas. Further, the City has included a number of anti-displacement strategies and place-based revitalization initiatives (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, and H-16) in order to improve conditions throughout the City and protect existing residents.
Moderate Resource High Resource Highest Resource
Lower Income Units 363 381 786
Moderate Income Units 0 400 0
Above Moderate Income Units 0 1113 0
363 381
786
0 400
0 0
1113
0 0
200
400
600
800
1000
1200
Units
Chart 7a: Sites Inventory Analysis by TCAC Resource Level (Overall Access to Opportunity)
6.1.c
Packet Pg. 314 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-177
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Economic Opportunities
As shown in Chart 7b, the majority of sites at all income levels are located within areas with relatively high TCAC Economic scores (greater than 0.5).
Approximately half of lower-income sites are located in areas with an economic score greater than 0.75, indicating areas with more positive economic opportunities. Approximately one-fourth of lower-income sites are located in a census tract with economic score less than 0.5. However, as previously discussed, this low score is primarily because half of the census tract is located in the City of Laguna Woods. The natural characteristics of the development pattern in Laguna Woods, combined with the very limited existing residential development in the Laguna Hills side of the census tract, has resulted in a low economic score for the tract as a whole, but should not be taken to indicate that future residents who locate to this area would have lower levels of opportunity. New residents to the moderate-resource area will enjoy similar access to opportunity consistent with the other neighborhoods of Laguna Hills, and the introduction of new residents will help to integrate and improve some of the indicators of this tract with lower scores, such as employment. Moreover, new residential development is expected to occur as part of mixed-use projects, where new development can introduce a broader array of jobs, housing, and recreation opportunities to an area in need of private investment. Overall, the sites inventory would affirmatively further fair housing by integrating and improving access to economic opportunity for residents at all income levels.
Less than 0.5 0.5-0.75 Greater than
0.75 Lower Income Units 363 381 786
Moderate Income Units 0 400 0
Above Moderate Income Units 0 1,113 0
363 381
786
0 400
0 0
1,113
0 0
200
400
600
800
1,000
1,200
Units
Chart 7b: Sites Inventory Analysis by TCAC Economic
Domain Score
6.1.c
Packet Pg. 315 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-178
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.
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 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. As shown in Chart 7c, all RHNA sites are located in areas with relatively high (above 0.5) educational scores. Approximately half of all lower-income sites are located in an area with an educational score greater than 0.7 (indicating more positive educational opportunities). While approximately one-fourth of lowerincome sites are 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. In areas where the introduction of low-income 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).
0.5-0.6 0.6-0.7 Greater than 0.7
Lower Income Units 363 381 786
Moderate Income Units 0 400 0
Above Moderate Income Units 0 863 250
363 381
786
0 400
0 0
863
250
0 100
200
300
400
500
600
700
800
900
1000
Units
Chart 7c: Sites Inventory Analysis by TCAC Education
Domain Score
6.1.c
Packet Pg. 316 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-179
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Environmental Opportunities
As shown in Chart 7d, the majority of sites at all income levels are located within areas with very high TCAC Economic scores. The entire City of Laguna Hills has generally high environmental domain scores (indicating positive environmental outcomes). The lowest scores in the City are located in the middle-northeastern portion of the City, generally along Interstate 5, in moderate- and high-resource areas. Approximately half of lower-income sites are located in areas with an environmental score greater than 0.8.
Although land use constraints prevent the development of larger-scale multifamily development in southern Laguna Hills, which has the City’s highest (most positive) scores, the City has included Program H-8 to pursue an aggressive ADU promotion strategy in order to further integrate these areas provide additional housing opportunities at all income levels.
Additionally, the sites inventory distributes sites all income levels throughout areas of relatively high environmental scores, and does not concentrate lower-income sites in areas associated with poor environmental opportunities. This would further integrate and improve housing conditions throughout Laguna Hills.
Less than 0.7 0.7-0.8 Greater than 0.8
Lower Income Units 381 363 786
Moderate Income Units 400 0 0
Above Moderate Income Units 863 0 250
381 363
786
400
0 0
863
0 250
0 100
200
300
400
500
600
700
800
900
1,000
Units
Chart 7d: Sites Inventory Analysis by TCAC Environmental Domain Score
6.1.c
Packet Pg. 317 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-180
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 moderate- and high-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 identified housing opportunity sites are located in areas where renter overpayment is significant. 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 half of lower-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 363 lower-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.
Less than 50% 50%-70% Greater than 70%
Lower Income Units 786 381 363
Moderate Income Units 0 400 0
Above Moderate Income Units 0 1113 0
786
381 363
0 400
0 0
1113
0 0
200
400
600
800
1000
1200
Units
Chart 8: Sites Inventory Analysis by Renter Cost Burden
6.1.c
Packet Pg. 318 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / Laguna Hills
PACIFIC PARK DR
ROCKFIELD BLVD
ALISO
CREEK RD
MOULTON PKWY
ALISO VIEJO PKWY
CROWN VALLEY PKWY
MUIRLANDS
BLVD
IRVINE CENTER DR
LA
PAZ
R
D
ALICIA
PKWY
BAKE PKWY
OSO PKWY
GLENWOOD DR
EL TORO
RD
PASEO DE VALENCIA
CABOT RD
LAKE FOREST DR
TRABUCO RD
LAGUNA HILLS DR
RIDGE ROUTE DR
73 73
5 5
5 Aliso Viejo
Irvine
Laguna Niguel
Laguna Woods
Lake Forest
Mission Viejo
Legend
City of Laguna Hills
County Boundary
Sites Inventory
Above Moderate Income
Low Income
Multiple Income Categories
Percent of Renter Households for whom
Gross Rent (Contract Rent Plus TenantPaid Utilities) is 30% or More of Household Income
< 20%
20 - 40%
40 - 60%
60 - 80%
> 80%
0 ¼ ½
Miles
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "Overpayment_Tract_2015-19." Map date: February 14, 2023. \
FIGURE H-22: SITES INVENTORY ANALYSIS BY OVERPAYMENT BY RENTERS (2015-2019)
6.1.c
Packet Pg. 319 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / Laguna Hills
PACIFIC PARK DR
ROCKFIELD BLVD
ALISO
CREEK RD
MOULTON PKWY
ALISO VIEJO PKWY
CROWN VALLEY PKWY
MUIRLANDS
BLVD
IRVINE CENTER DR
LA
PAZ
R
D
ALICIA
PKWY
BAKE PKWY
OSO PKWY
GLENWOOD DR
EL TORO
RD
PASEO DE VALENCIA
CABOT RD
LAKE FOREST DR
TRABUCO RD
LAGUNA HILLS DR
RIDGE ROUTE DR
73 73
5 5
5 Aliso Viejo
Irvine
Laguna Niguel
Laguna Woods
Lake Forest
Mission Viejo
Legend
City of Laguna Hills
County Boundary
Sites Inventory
Above Moderate Income
Low Income
Multiple Income Categories
Percent of Owner Households with
Mortgages whose Monthly Owner Costs
are 30% or More of Household Income
< 20%
20 - 40%
40 - 60%
60 - 80%
> 80%
0 ¼ ½
Miles
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "Overpayment_Tract_2015-19." Map date: February 14, 2023. \
FIGURE H-23: SITES INVENTORY ANALYSIS BY OVERPAYMENT BY OWNERS (2015-2019)
6.1.c
Packet Pg. 320 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-183
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 at all income levels are identified in areas where the rate of overcrowding is low (between 1.3 percent and 5.4 percent) (Chart 9). No lower-income sites are identified in areas with overcrowding rates above 5.4 percent. 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 381 lowerincome 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, H-16, and H-17.
0% Between 0% and
6% Greater than 6%
Lower Income Units 363 1,167 0
Moderate Income Units 0 400 0
Above Moderate Income Units 0 863 250
363
1,167
0 0
400
0 0
863
250
0 200
400
600
800
1,000
1,200
1,400
Units
Chart 9: Sites Inventory Analysis by Rate of
Overcrowding
6.1.c
Packet Pg. 321 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / Laguna Hills
PACIFIC PARK DR
ROCKFIELD BLVD
ALISO
CREEK RD
MOULTON PKWY
ALISO VIEJO PKWY
CROWN VALLEY PKWY
MUIRLANDS
BLVD
IRVINE CENTER DR
LA
PAZ
R
D
ALICIA
PKWY
BAKE PKWY
OSO PKWY
GLENWOOD DR
EL TORO
RD
PASEO DE VALENCIA
CABOT RD
LAKE FOREST DR
TRABUCO RD
LAGUNA HILLS DR
RIDGE ROUTE DR
73 73
5 5
5 Aliso Viejo
Irvine
Laguna Niguel
Laguna Woods
Lake Forest
Mission Viejo
Legend
City of Laguna Hills
County Boundary
Sites Inventory
Above Moderate Income
Low Income
Multiple Income Categories
Percentage of Households that are
Overcrowded
< 8.2% (Statewide Average)
9% - 12%
12% - 15%
15% - 20%
< 20%
Severely Overcrowded Households by
Census Tract
< 5%
5% - 20%
20% - 35%
35% - 65%
65% - 100%
0 ¼ ½
Miles
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "OvercrowdedHouseholds_Tract," and "OvercrowdedHouseholds_Severe_Tract." Map date: February 14, 2023. \
FIGURE H-24: SITES INVENTORY ANALYSIS BY HOUSEHOLDS EXPERIENCING
OVERCROWDING
6.1.c
Packet Pg. 322 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-185
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 high-resource area, and the Via Lomas neighborhood (see site 3 on Figure H-26), which is also designated as high-resource area and currently supports the City’s two publicly assisted housing developments.
Locating affordable housing in the high-resource Urban Village Specific Plan (Village Commercial zone) 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. 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.
6.1.c
Packet Pg. 323 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-186
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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 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.
6.1.c
Packet Pg. 324 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-187
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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-44C. 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. See the introduction to Appendix A Implementation Programs for a description of how the program actions support the four categories of AFFH actions as specified by HCD:
1. Enhancing mobility strategies and promoting inclusion for protected classes
2. Encouraging development of new affordable housing in highresource areas
3. Implementing place-based strategies to encourage community revitalization, including preservation of existing affordable housing
4. Protecting existing residents from displacement
Prioritized contributing factors are bolded in the table.
6.1.c
Packet Pg. 325 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-188
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
This page intentionally left blank.
6.1.c
Packet Pg. 326 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-189
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Table H-44C
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
H-4)
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)
6.1.c
Packet Pg. 327 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-190
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Table H-44C
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.
6.1.c
Packet Pg. 328 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-191
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.
6.1.c
Packet Pg. 329 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-192
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.
6.1.c
Packet Pg. 330 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-193
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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 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 921 398 0 100 0 10 508 413 1,032 619
Moderate 354 0 50 350 0 5 405 -51 51
Above
Moderate 710 0 150 713 250 3 1,116 -406 406
Total 1985 398 200 1,163 250 18 2,029 413 1,032 1,076
Note: No sites identified in the 6th cycle land inventory for lower income were identified in the 5th or 4th for lower income.
6.1.c
Packet Pg. 331 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-194
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
ANTICIPATED PROJECTS
There is 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.
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. In addition, rents at newer developments in neighboring communities was surveyed in July 2022 with the following list prices for monthly rents for one-bedroom apartments:
• $2,482 at Los Alisos in Mission Viejo
• $2,495 at Apex in Laguna Niguel
• $2,490 at Portola Place in Irvine
• $2,490 at Los Olivios in Irvine
6.1.c
Packet Pg. 332 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-195
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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.
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
6.1.c
Packet Pg. 333 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-196
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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 threestory 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.
6.1.c
Packet Pg. 334 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program /
IRVINE CENTER DR
ROCKFIELD
BLVD
MOULTON PKWY RIDGE ROUTE DR
LAKE FOREST DR
5 63
70 71
81 87
90 99
106
113
Legend
City of Laguna Hills
Site Boundary - Multiple Parcels
City Zone Code
MIXED USE
0 500 1,000
US Feet
Sources: De Novo Planning Group. City of Laguna Hills. Map date: February 14, 2023. \
FIGURE H-25: SITES INVENTORY (1 OF 2)
6.1.c
Packet Pg. 335 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program /
MOULTON
PKWY
ALICIA PKWY
ALISO VIEJO PKWY
MUIRLANDS BLVD
GLENWOOD DR
ROCKFIELD BLVD
PASEO
DE VALENCIA
LA
PAZ
RD
EL TORO RD
LAGUNA HILLS DR
5 5
1 2
3 114
115
116
Legend
City of Laguna Hills
Site Boundary - Multiple Parcels
City Zone Code
PLANNED COMMUNITY
RESIDENTIAL
VILLAGE COMMERCIAL
0 500 1,000
US Feet
Sources: De Novo Planning Group. City of Laguna Hills. Map date: February 14, 2023. \
FIGURE H-26: SITES INVENTORY (2 OF 2)
6.1.c
Packet Pg. 336 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-199
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Table H-47
Anticipated Projects
Map
ID # Location APN Address
Zoning
and
General
Plan
Acres
Minimum
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 50 0 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 Rossmoor
VC 3.19 30 50
100 350 713 1,163
Retail,
restaurants
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
3 Planned
Community
Via Lomas
(PCV)
62521105
South side of Via
Lomas, between
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
0 0 250 250 Residential Via Lomas
TOTAL 94.39 100 400 1,113 1,613
VC = Village Commercial
UVSP = Urban Village Specific Plan
PCR = Planned Community Residential
6.1.c
Packet Pg. 337 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing H-200
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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 70 percent of the maximum allowed units for each site, given its size. A 70 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, 398 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.
6.1.c
Packet Pg. 338 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-201
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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 0.7 45 Commercial UVSP 115 61602203 23802 Avenida de la
Carlota VC 3.35 30 50 0.7 117 Religious UVSP
116 62049201 24422 Avenida de la
Carlota VC 6.73 30 50 0.7 236 Commercial UVSP
Total 11.37 398
6.1.c
Packet Pg. 339 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing H-202
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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 413 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 413 units in the lower-income category can be accommodated on 13.7 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 413 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 8.26 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, and projects have been approved and built with utilizing the 50 units per acre density allowed. The realistic capacity is calculated at 70 percent of the maximum allowed units for each candidate rezone site, given its size. A 70 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). With no vacant sites available in Laguna Hills, 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.
6.1.c
Packet Pg. 340 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-203
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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 0.70 62 Commercial
North
Laguna
Hills
71 58814108 23212 Mill
Creek Dr MXU 1.01 N/A 20 50 0.70 35 Commercial
North
Laguna
Hills
81 58814111
23272 Mill
Creek Dr
330
MXU 1.81 N/A 20 50 0.70 63 Commercial
North
Laguna
Hills
87 58814112
23282 Mill
Creek Dr
100
MXU 1.66 N/A 20 50 0.70 58 Commercial
North
Laguna
Hills
113
58816112 23330 Mill
Creek Dr MXU 0.35 N/A 20 50 0.70 12 Commercial Yes
North
Laguna
Hills
58816110 23332 Mill
Creek Dr MXU 0.70 N/A 20 50 0.70 25 Commercial Yes
North
Laguna
Hills
58816109 23382 Mill
Creek Dr MXU 0.71 N/A 20 50 0.70 25 Commercial Yes
North
Laguna
Hills
58816108 23422 Mill
Creek Dr MXU 0.71 N/A 20 50 0.70 25 Commercial Yes
North
Laguna
Hills
58816107 24411 Mill
Creek Dr MXU 0.57 N/A 20 50 0.70 20 Commercial Yes
North
Laguna
Hills
6.1.c
Packet Pg. 341 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing H-204
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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 24461 Mill
Creek Dr MXU 0.29 N/A 20 50 0.70 10 Commercial Yes
North
Laguna
Hills
58816113
23330-
24461 Mill
Creek Dr
MXU 12.89 N/A 20 50 0.70 451 Commercial Yes
North
Laguna
Hills
63 58811119 23172 Plaza
Pointe Dr MXU 1.94 N/A 20 50 0.70 68 Commercial
North
Laguna
Hills
90 58811117 23441 S
Pointe Dr MXU 1.93 N/A 20 50 0.70 68 Commercial
North
Laguna
Hills
99 58811113 23342 S
Pointe Dr B MXU 1.69 N/A 20 50 0.70 59 Industrial
North
Laguna
Hills
106 58811116 23421 S
Pointe Dr MXU 1.45 N/A 20 50 0.70 51 Commercial
North
Laguna
Hills
Total 29.48 1,032
6.1.c
Packet Pg. 342 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing H-205
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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, where no maximum is prescribed, 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. The church directorship has indicated the church has considered relocating if a Caltrans project currently under consideration takes any of their site, as they cannot afford to lose any site area and continue all of the current church services.
The directorship also indicated the church would relocate if it were to be purchased by an entity that would help with relocation in the area.
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 indicates that redevelopment is likely. Because the site may be redeveloped with mixed-uses, the realistic unit yield is calculated at 70 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, where no maximum is prescribed, indicating that the site is underutilized. Lot coverage is 10 percent; however, 70 percent lot coverage is allowed on the site. Online listings (commercialcafe.com) indicate the building occupancy is more than 1/3 vacant. Buchannan Street Partners, which purchased the site in December 2022, corresponded with City staff prior to and during the purchase process, indicating their plans to add approximately 250 units to the site, while preserving the existing office building. Buchanan Street Partners has submitted a letter of explanation provided in Appendix C.
6.1.c
Packet Pg. 343 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-206
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
There is an opportunity with this site to use all or some of the 6-acre parking lot to develop housing. Because the site may be redeveloped with mixed-uses, the realistic unit yield is calculated at 70 percent of the maximum allowed (50 units per acre) under current zoning, which is consistent to the yield indicated by new owners Buchanan Street Partners.
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 70 percent of the maximum allowed (50 units per acre) under current zoning. The property owners indicate the existing allowed residential density of 20 dwelling units per acre does not support redevelopment of the site, but that 50 dwelling units per acre does, and the owners indicate they are very interested in housing for the site at that density.
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, where 0.38 is allowed, 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.
According to a search on Property Shark (an online real estate information website) on May 11, 2022, two-thirds of the suites in the building were empty and are available for lease. City staff Site visits to this property confirm an unusually high number of vacancies. Staff has been contacted by multiple housing developers interested in this site, including wholly residential development, or as a mixed-use project adding residential units and preserving existing office space.
6.1.c
Packet Pg. 344 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-207
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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 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. The City has received a letter of support from the property owner conveying strong support for including Site 81 in the Housing Element as an opportunity site. The property was listed for sale in October 2022 and since that time, nearly 100% of the serious interest from buyers is for redevelopment of the site to residential uses. Given this strong level of interest and the owner’s willingness to consider a sale, there is a clear path towards this location being redeveloped for residential in the next several years. Staff has also discussed this site with multiple housing developers with interest in this site for residential development. This site owner also owns adjacent Site 87.
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 built in 1984. Tenants include environmental consultants, mortgage lenders, and a financial office. 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 indicates that redevelopment is likely. The site currently has multiple vacancies. The site is located adjacent to Site 113, which is being purchased by a residential developer, as detailed below. The City has received a letter of support from the property owner conveying strong support for including Site 81 in the Housing Element as an opportunity site. The property was listed for sale in October 2022 and since that time, nearly 100% of the serious interest from buyers is for redevelopment of the site to residential uses. Given this strong level of interest and the owner’s willingness to consider a sale, there is a clear path towards this location being redeveloped for residential in the next several years. Staff has also discussed this site with multiple housing developers with interest in this site for residential development. This site owner also owns adjacent Site 81.
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
6.1.c
Packet Pg. 345 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-208
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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 (see Appendix C). The property was marketed in May 2022 and staff has been contacted by at least a half-dozen developers interested in developing some type of residential use on the property. The property has been purchased by the Kelemen Company and Kingsbarn (a housing developer) who have indicated plans to develop the site with residential land uses, built in four phases to accommodate current office-space leases and to control timing for roll-out of new residential units ensuring adequate market absorption with each phase. See support letter, with concept plans, in Appendix C. There are some 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 where 0.38 is permitted, 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. 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. The owner has submitted a letter of intent provided in Appendix C.
Site 90: 23441 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. The property owners considered residential development of the site in the past, but could not develop a viable project with only 20 dwelling units per acre, the current maximum density allowed on the site. The owners indicate a density of 50 dwelling units per acre make housing development of the site realistic and are interested in pursuing this option. This Site and Site 106 are owned by the same entity and the lots can be merged to accommodate a larger project. A support letter from the property ownership is provided in Appendix C.
6.1.c
Packet Pg. 346 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-209
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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 106: 23421 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. The property owners considered residential development of the site in the past, but could not develop a viable project with only 20 dwelling units per acre, the current maximum density allowed on the site. The owners indicate a density of 50 dwelling units per acre make housing development of the site realistic and are interested in pursuing this option. This Site and Site 90 are owned by the same entity and the lots can be merged to accommodate a larger project. A support letter from the property ownership is provided in Appendix C 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
6.1.c
Packet Pg. 347 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-210
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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 lowincome 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 both mixed-use residential and affordable housing, Local trends of mixed-use 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 commercial 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
6.1.c
Packet Pg. 348 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-211
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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 Realistic Capacity Assumptions
A review of recent development projects in Laguna Hills and within the neighboring cities helps to identify the realistic density that can be anticipated for potential development. In general, the reasonable residential development potential of underutilized sites in the VC zone and the candidate sites to be rezoned is 70% of maximum permitted density of the applicable zone.
Moreover, the City’s commitment to increasing residential development opportunities, in combination with developers’ desire to maximize the return on their investments, results in increasingly efficient development at higher densities than was typical in past decades. The City expects that future housing development project applications will match the current trend of proposed residential densities near the maximum density allowed or will seek density bonuses as allowed by state law.
For each of the underutilized VC zone sites and the candidate sites to be rezoned, development trends vary by lot size whereby the larger the property the more likely the development will meet or exceed the maximum density allowance. Additionally, with larger projects, developers have more flexibility in using the density bonus provisions (although density bonus units are not assumed as part of this analysis). However, since all the underutilized and candidate sites for rezoning are >0.5 acre in size, they are all assumed to develop at 70% of maximum capacity. Projects surveyed are identified in Table H-49 and include:
• Reata/Oakbrook Village is part of a larger mixed-use development in Laguna Hills on the 13.35-acre Oakbrook Village Shopping Center site in the VC zone. The project was approved to develop at 37 du/ac, or 73% of the maximum density of 50 du/ac.
• Milani Apartments is a 287-unit residential community currently under construction on a 3.66-acre site in the Irvine Business Complex area. The project was approved to develop at 78 du/ac, or over 100% maximum capacity of 63 du/ac.
• 15 Degrees South is a 150-unit mixed-use development currently under construction on a 3.73-acre site in Irvine. The project was approved to develop at 40 du/ac, or over 100% maximum capacity of 32 du/ac. • Broadstone Cavora is a 348-unit mixed-use project with a small commercial component on a 5.11-acre site in Laguna Niguel, which equates to a density of approximately 68 du/ac, or over 100% maximum capacity of 50 du/ac.
• Paseo Adelanto is a 50-unit permanent supportive housing project proposed to share a site with a new San Juan Capistrano City Hall building. The project was approved to develop at 23 du/ac, or 77% of the maximum density of 30 du/ac.
6.1.c
Packet Pg. 349 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-212
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Table H-50 summarizes how the various factors identified in housing element law (Government Code Section 65583.2(c)(2)) result in an adjusted site capacity of 70% of the maximum densities for the underutilized sites in the VC zone and the candidate sites for rezoning. Of the five factors, only land use controls and site improvements, realistic capacity of the site, and typical densities are relevant when considering the capacity of sites in Laguna Hills. Infrastructure constraints are not applicable as the City is largely built out; no vacant, developable land or proposed infill sites are located in areas subject to flooding or special hillside development regulations and there are no environmental constraints. The City finds that it is not financially feasible or desirable for developers to redevelop any of the sites listed in the sites inventory for 100% nonresidential uses. In an abundance of caution, the City has applied a reduction to the maximum site capacity, but all evidence suggests that residential uses will comprise the vast majority of new development in the City, even if the zoning allows for 100% nonresidential uses.
Table H-49
Development on Nonvacant Sites
Project/
Location # of Units
Maximum
Density
(units/
acre)
Actual
Density
(units/
acre)
% of Max
Capacity Type
Reata / Oakbrook Village
(Laguna Hills) 489 50 37 73% Mixed Use/
Apts.
Village at Laguna Hills
(Laguna Hills) 1,500 50 23 47% Mixed Use/
Apts.
Via Lomas (Laguna Hills) 250 24 15 62% Condos/
Apts.
Milani Apartments (Irvine) 287 63 78 >100% Apts.
15 Degrees South (Irvine) 150 32 40 >100% Mixed Use/
Apts.
Volar (Irvine) 876 50 67 >100% Apts.
Elements Phase II (Irvine) 960 50 70 >100% Apts.
Apex (Laguna Niguel) 284 80 86 >100% Apts.
Broadstone Cavora
(Laguna Niguel) 348 50 68 >100% Mixed Use/
Apts.
Blu (Laguna Niguel) 233 50 100 >100% Apts.
Paseo Adelanto
(San Juan Capistrano) 50 30 23 77%
Mixed Use/
Supportive
Housing
6.1.c
Packet Pg. 350 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-213
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Table H-50
Capacity Adjustment Factors for Underutilized Sites
Capacity Factor Adjustment Reasoning
Land use controls and
site improvements 95%
For net acreage due to
building setbacks and on-site
improvements, including
sidewalks, utility easements
Realistic capacity of
the site 80%
Adjustment based on past
development trends for
residential redevelopment on
nonvacant sites
Typical densities 95%
Affordable housing projects
are built out to almost
maximum density
Infrastructure
availability
No
adjustment Not applicable; no constraint
Environmental
constraints
No
adjustment No known site constraint
Realistic Capacity = 1.0(.95)(.80)(.95) = 70% (approx.)
6.1.c
Packet Pg. 351 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-214
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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
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.
6.1.c
Packet Pg. 352 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-215
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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.
6.1.c
Packet Pg. 353 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-216
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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.
6.1.c
Packet Pg. 354 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-217
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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.
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.
6.1.c
Packet Pg. 355 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-218
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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 lowincome 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
6.1.c
Packet Pg. 356 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-219
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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 low-income 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
6.1.c
Packet Pg. 357 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-220
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Table H-49
Federal, State, and Private Housing Funding Programs
Program Name Description Eligible Activities
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
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
6.1.c
Packet Pg. 358 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-221
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Table H-49
Federal, State, and Private Housing Funding Programs
Program Name Description Eligible Activities
Affordable
Housing and
Sustainable
Communities
Program
Provides funding to support infill
development projects with the goal of
reducing greenhouse gas emissions.
New Construction
Rehabilitation
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
6.1.c
Packet Pg. 359 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-222
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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 Medi-Cal
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
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
6.1.c
Packet Pg. 360 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-223
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Table H-49
Federal, State, and Private Housing Funding Programs
Program Name Description Eligible Activities
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
transition-age youth.
Supportive
Housing
Foster Care
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
6.1.c
Packet Pg. 361 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-224
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Table H-49
Federal, State, and Private Housing Funding Programs
Program Name Description Eligible Activities
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
6.1.c
Packet Pg. 362 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-225
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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:
6.1.c
Packet Pg. 363 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-226
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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.
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., SouthernCaliforniaEdison) sustainability programs.
6.1.c
Packet Pg. 364 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-227
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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.
6.1.c
Packet Pg. 365 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-228
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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.
6.1.c
Packet Pg. 366 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-229
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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: CommunityDevelopment 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
6.1.c
Packet Pg. 367 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing H-230
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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.
6.1.c
Packet Pg. 368 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing H-231
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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
6.1.c
Packet Pg. 369 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing H-232
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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
6.1.c
Packet Pg. 370 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing H-233
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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
6.1.c
Packet Pg. 371 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing H-234
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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.
6.1.c
Packet Pg. 372 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing H-235
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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
6.1.c
Packet Pg. 373 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing H-236
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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
6.1.c
Packet Pg. 374 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing H-237
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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
6.1.c
Packet Pg. 375 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing H-238
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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.
6.1.c
Packet Pg. 376 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing H-239
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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.
Continue
6.1.c
Packet Pg. 377 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing H-240
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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-Moderate. 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.
Continue
6.1.c
Packet Pg. 378 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing H-241
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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
6.1.c
Packet Pg. 379 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing H-242
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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.
6.1.c
Packet Pg. 380 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-243
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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.
6.1.c
Packet Pg. 381 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / H-244
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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 lowincome 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.
6.1.c
Packet Pg. 382 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / A-1
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Appendix A:
Implementation Program
This Chapter contains the Programs that the City will implement during the 2021-2029 planning period. As described in Table H-50, many programs from the 2013-2021 Housing Element are continued. Modifications to some continuing programs and new programs were prompted based upon new state legislation and the housing needs that were identified during the drafting of this Housing Element. In compliance with AB 686, the City has included several meaningful actions to Affirmatively Furthering Fair Housing (AFFH) in Program 16. Fair Housing Program and in various other programs. These actions support the four categories of AFFH actions as specified by HCD:
1. Enhancing mobility strategies and promoting inclusion for protected classes:
a. Program H-6: Urban Village Specific Plan Area promotes continued relationships with developers to inform existing property owners that housing development potential is an allowed land use in the Urban Village Specific Plan (UVSP) area to encourage mixed-income housing, with potential for
amendment to UVSP to incorporate inclusionary housing
requirements.
b. Program H-7: Update Zoning Ordinance commits the City to update the City’s Zoning Ordinance to increase the ability to develop multifamily and higher density housing in the City, particularly in higher resource areas, and remove regulatory barriers to development of affordable housing and housing to accommodate special needs populations in the City, including studying opportunities related to inclusionary housing
requirements, adaptive reuse, and a congregational housing overlay.
c. Program H-8: Accessory Dwelling Units to amend the
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 as part of the City’s SB2 program and to encourage production in the City’s higher resource areas.
d. Program H-9: SB2 Grant Implementation establishes
objective design standards for residential development in the MXU zone to encourage infill residential development. As well, directs City to analyze opportunities for multifamily residential in a CC zone, which removes barriers to housing in areas of opportunity and strategically enhance access to resources and
6.1.c
Packet Pg. 383 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / A-2
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
more integrated neighborhoods
e. Program H-12: CDBG Funding for Shelter for the
Homeless commits the City to apply for HUD- CDBG funds
and allocate a portion of such funds to subrecipients, including an existing contract with Mercy House, who provide shelter for the homeless.
f. Program H-13: Continuum of Care commits the City to
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.
g. Program H-14: Displacement Prevention and Mitigation directs the City to take measures to alleviate overpayment and overcrowding, and assist residents in the prevention of potential displacement, as well as increase housing mobility opportunities through assistance with HCVs.
h. Program H-15: Affordable Housing Developer
Partnerships will develop partnerships with mainstream and special-needs affordable housing developers, including the provision of financial, regulatory and processing incentives that could result in housing set-asides in existing and planned lowincome housing projects to facilitate housing mobility, and increase lower-income and special needs housing resources. i. Program H-16: Fair Housing commits the City to maintain services and personnel to receive and refer housing complaints to the Fair Housing Council, as well as disseminate information in both written and community outreach sessions about fair housing laws, resident rights, and remedies for fair housing complaints, HCV acceptance and rental assistance marketing programs, promotion of housing opportunities outside lowresource neighborhoods, and actions supporting housing, Community investment and quality of life for special needs populations.
j. Program H-17: Accessibility in Housing stipulates the City will continue to implement its existing Reasonable
Accommodation Ordinance, and 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.
k. Program H-19: Housing Issues Monitoring of 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.
6.1.c
Packet Pg. 384 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / A-3
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
2. Encouraging development of new affordable housing in highresource areas:
a. Program H-6: Urban Village Specific Plan Area promotes continued relationships with developers to inform existing property owners that housing development potential is an allowed land use in the Urban Village Specific Plan (UVSP) area to encourage mixed-income housing, with potential for
amendment to UVSP to incorporate inclusionary housing
requirements.
b. Program H-7: Update Zoning Ordinance commits City to update the City’s Zoning Ordinance to increase the ability to develop multifamily and higher density housing in the City, particularly in higher resource areas, and remove regulatory barriers to development of affordable housing and housing to accommodate special needs populations in the City, including studying opportunities related to inclusionary housing
requirements, adaptive reuse, and a congregational housing overlay.
c. Program H-8: Accessory Dwelling Units to amend the
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 as part of the City’s SB2 program and to encourage production in the City’s higher resource areas.
d. Program H-9: SB2 Grant Implementation establishes
objective design standards for residential development in the MXU zone to encourage infill residential development. As well as analyzing opportunities for multifamily residential in a CC zone, which removes barriers to housing in areas of opportunity and strategically enhance access to resources and more
integrated neighborhoods.
e. Program H-10: Permit Streamlining to 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 well as consideration of expedited processing or other prioritizing strategies for projects with 100 percent affordable units. f. Program 11: 2021-2029 Regional Housing Need to address the 2021-2029 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 413 lower-income units on identified sites within targeted development areas.
g. Program H-15: Affordable Housing Developer
6.1.c
Packet Pg. 385 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / A-4
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Partnerships will develop partnerships with mainstream and special-needs affordable housing developers, including the provision of financial, regulatory and processing incentives that could result in housing set-asides in existing and planned lowincome housing projects to facilitate housing mobility, and increase lower-income and special needs housing resources. h. Program H-18: Annual Progress Reports requires annual reporting on progress toward implementation of the Housing Element and residential development activities citywide and commits the City to review the success of its programs and make modifications if necessary in order to affirmatively further fair housing.
i. Program H-21: Facilitating Housing on Identified Sites ensures that housing quantified by income is developed on identified sites by evaluating feasibility of implementing actions including: identifying measures that would raise local funding for providing assistance for the construction of affordable and special needs housing; community land trusts, agreements with other public entities, and 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.
3. Implementing place-based strategies to encourage community revitalization, including preservation of existing affordable housing:
a. Program H-1 targets areas of concentrated rehabilitation needs, results in repairs and mitigates potential cost, displacement and relocation impacts on residents with a quantified objective of rehabilitating 30 housing units.
b. Program H-2 promotes maintenance of existing rental
properties through a working relationship between the City and the California State Franchise Tax Board.
c. Program H-3 will reduce potential for displacement due to housing conditions by continuing the relationship of the City and the Orange County Housing and Community Services
Department to receive rehabilitation loans and grants for lowand moderate-income homeowners and rental property owners, including senior/disabled households, to maintain housing stock.
d. Program H-4 will take measures to preserve existing affordable housing stock by working with property owners to extend affordability covenants on units at risk of conversion to market rate.
e. Program H-5 will provide foreclosure information on the City’s website and provide resources at the City to refer
6.1.c
Packet Pg. 386 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / A-5
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
residents to external agencies to assist in reducing incidents of foreclosures in Laguna Hills in order to deter displacement. f. Program H-16: Fair Housing commits the City to maintain services and personnel to receive and refer housing complaints to the Fair Housing Council, as well as disseminate information in both written and community outreach sessions about fair housing laws, resident rights, and remedies for fair housing complaints, HCV acceptance and rental assistance marketing programs, promotion of housing opportunities outside lowresource neighborhoods, and actions supporting housing, Community investment and quality of life for special needs populations.
g. Program H-20: Local Housing Efforts Coordination shall coordinate local housing efforts with appropriate agencies and cooperate in implementation of intergovernmental housing programs, as well as submit CDBG applications to assist in preserving existing affordable housing stock, and proactively address local opposition to higher density and lower-income housing.
4. Protecting existing residents from displacement:
a. Program H-3: Rehabilitation Program will reduce potential for displacement due to housing conditions by continuing the relationship of the City and 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.
b. Program H-4: At Risk Units will continue to pursue the extension of affordability controls for 51 units that are set to expire in 2032, 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
c. Program H-5: Foreclosure Referral Program 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.
d. Program H-12: CDBG Funding for Shelter for the
Homeless commits the City to apply for HUD- CDBG funds
and allocate a portion of such funds to subrecipients, including an existing contract with Mercy House, who provide shelter for the homeless.
e. Program H-14: Displacement Prevention and Mitigation
6.1.c
Packet Pg. 387 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / A-6
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
directs the City to take measures to alleviate overpayment and overcrowding, and assist residents in the prevention of potential displacement, as well as increase housing mobility opportunities through assistance with HCVs, piloting a multi-lingual Right to Counsel program to ensure legal representation for tenants in landlord-tenant proceedings, including those involving the application of new laws like A.B. 1482, providing replacement housing, landlord and public education on fair housing laws to reduce income discrimination and barriers to accessing rental housing, and consider adoption of Local Just Cause and Rent Stability ordinances.
6.1.c
Packet Pg. 388 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / A-7
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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 temporary displacement resulting from addressing code enforcement violations, the City will update regulations for code enforcement procedures to require property owners to proactively plan for tenant relocation during renovations. Additionally, to reduce the risk of displacement due to housing condition, 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. The City will target neighborhoods with the greatest concentrations of low-income households.
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: Ongoing code enforcement; update regulations for code enforcement procedures by June 2023;
develop informational materials by December 2023
Quantified Objective/
AFFH Metric: 30 units rehabilitated
6.1.c
Packet Pg. 389 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / A-8
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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 and aim for full compliance following any Notice of Property Noncompliance letter issued by the Franchise Tax Board.
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: Ongoing
Quantified Objective/
AFFH Metric: 100% compliance following any Notice of Property Noncompliance letter
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. The City will provide information (for examples, flyers and brochures) to businesses (for example, laundromats) and organizations (for example, churches) and encourage businesses and organizations to post information where it can be easily seen and to distribute it to the public. Informational materials will be offered in multiple languages to ensure there are no language barriers to participation.
6.1.c
Packet Pg. 390 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / A-9
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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. Post
information on City website and distribute hard
copies to local businesses and organizations by June
2024 and update and redistribute annually.
Quantified Objective/
AFFH Metric: 30 units rehabilitated
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 2032, 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
6.1.c
Packet Pg. 391 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / A-10
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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, rental voucher assistance, 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.
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/
AFFH Metric: 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 and potential displacement when they can no longer afford housing. Often, low- and moderate-income homeowners with protected characteristics, including communities of color, seniors, people with disabilities and other special needs populations do not understand their rights and/or their obligations. Assisting these homeowners to procure legal counsel is a less costly option than serving homeless households. 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. The City will provide information in multiple languages. The City will provide information (for example, flyers and brochures) to businesses (for example, laundromats) and organizations (for example, churches) and encourage businesses and organizations to post information where it can be easily seen and to distribute it to the public. The City will target census tracts identified as having a high risk of displacement, e.g., cost-burdened owners.
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: Ongoing. Post information on City website and distribute hard copies to local businesses and
organizations by June 2023 and update and
redistribute annually.
6.1.c
Packet Pg. 392 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / A-11
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Quantified Objective/
AFFH Metric: Directly assist five residents annually through the provision of information and resources to reduce
incidents of foreclosures.
Housing Availability
H-6. URBAN VILLAGE SPECIFIC PLAN AREA FOR
HOUSING OPPORTUNITIES
The City shall inform existing property owners that housing development 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 to promote housing mobility opportunities for all income levels within higher resource areas of the City. 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 the time of project application meeting(s). Consider amendment to UVSP to incorporate inclusionary housing requirements in accord with Program H-7. to expand housing resources and housing mobility opportunities in higher resource areas and foster mixed-income housing creation. 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 its website by June 2023 and it will be updated
annually; development of sites 114, 115, and 116 of
the sites inventory during the planning period.
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. 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
6.1.c
Packet Pg. 393 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / A-12
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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. 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 singlefamily 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 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
6.1.c
Packet Pg. 394 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / A-13
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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. Adaptive Reuse Ordinance. The City shall study the
appropriateness of an adaptive reuse ordinance to facilitate the conversion of underutilized commercial properties for diverse housing opportunities, including interim and permanent
affordable housing. An Adaptive Reuse Ordinance could be developed in line with existing anti-displacement efforts, and may include incentives to encourage adaptive reuse for special needs populations, including persons with disabilities, large households, or female headed households. If incentives are adopted, this program will include a proactive outreach effort to property owners via fact sheets, letters, and social media to publicize the incentives.
8. Inclusionary Housing Requirements: The City will study other inclusionary housing ordinances in southern California to learn about effective practices being used to provide affordable housing, especially housing for extremely low, very low, and lowincome households. As part of this study, the City will review how other cities have prepared, adopted, and implemented their inclusionary programs in response to recent court rulings, affordable housing nexus studies, affordable housing impact fees, and commercial linkage fees. City staff will report the study’s findings and input from the community and residential
developers to the City Council and seek direction on methods that should be pursued to provide affordable housing such as (a) construction of housing on-site, (b) construction of housing offsite, (c) dedication of land for housing, and (d) possible other similar measures; methods shall not constrain the overall production of housing in the City.
9. 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
6.1.c
Packet Pg. 395 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / A-14
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
process that is used with single-family homes.
10. 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 is
committed to amending development standards to ensure these requirements are not so restrictive that they constrain residential development. The City will continue to update the Municipal Code as needed to implement this program. The City will consider allowing developers the opportunity to provide creative parking solutions, where feasible, that could result in reductions in parking requirements. Creative solutions may include supplemental transit passes, increased bicycle parking, a shared vehicles program, or other solutions agreed on by the City and the developer.
11. 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 individuals, living together as a single-family housekeeping unit. Members of the family do not need to be related by blood, marriage or in any other legal capacity.”
12. Congregational Overlay. The City will study the impacts of establishing a zoning overlay or other mechanism to allow affordable housing developments at a maximum density of 50 units per acre on properties occupied by a religious institution.
City staff will report the study’s findings and input from the community, religious institutions, and affordable housing developers to the City Council and seek direction on next steps regarding how residential development could be allowed on property occupied by a religious institution.
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: Consider an adaptive reuse ordinance by June 2024 and implement, if appropriate, by June 2025.
Consider an inclusionary housing ordinance and
present findings to the City Council by June 2024
and implement, if appropriate, by June 2025.
Consider a congregational overlay by June 2024 and
implement, if appropriate, by June 2025
Conduct initial review of development standards
and permitting requirements by June 2025 and
update the Zoning Ordinance as needed.
Complete State-required mandatory Zoning
Ordinance amendments by June 2025.
6.1.c
Packet Pg. 396 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / A-15
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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).
1. The City will promote ADUs to property owners (particularly in high and moderate resource areas) as a viable option for providing additional housing opportunities that could include affordable housing for lower-income seniors, single persons, persons with disabilities, 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, as well as 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 educational materials to the ambassadors. The City will maintain a list of ADU Ambassadors and distribute the list to interested homeowners (particularly in high and moderate resource areas) 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 (particularly in high and moderate resource areas) 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
6.1.c
Packet Pg. 397 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / A-16
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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 and promote the use of the loan program citywide, but particularly in high and moderate resource areas.
7 The City will target 20% of ADU production to be within higher opportunity areas.
Responsible Agency: Community Development
Funding Source: SB2
Time Frame: Add promotional/educational materials on the City’s website on ADU information by June 2023,
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 June 2024.
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.
Responsible Agency: Community Development
Funding Source: SB2
Time Frame: All tasks completed by August 2024
H-10. PERMIT STREAMLINING
The City will establish a written policy or procedure and other guidance as
6.1.c
Packet Pg. 398 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / A-17
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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 to increase housing choices and affordability in higher opportunity areas. Consider expedited processing or other prioritizing strategies for projects with 100 percent affordable units. See also Program H-15.
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: June 2024
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 413 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 413 units in the lower-income category by rezoning sites to allow up to 30 units per acre, a minimum of 13.76 acres would need to be rezoned. To accommodate the remaining unaccommodated 413 units in the lower-income category by rezoning sites to allow up to 50 units per acre, a minimum of
8.26 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 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
6.1.c
Packet Pg. 399 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / A-18
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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 is committed to amending development standards to ensure these requirements are not so restrictive that they constrain residential development.
The sites rezoned under this program will be a geographic focus for the City to target efforts included in other programs that promote new housing opportunities in higher opportunity areas and implement place-based strategies to improve community revitalization.
See also Program H-21.
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: Specific sites will be rezoned by January 31, 2024 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. The program will aim to reduce the City’s unsheltered homeless population by 10% over the planning period.
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 and endeavor to secure at least two grants during the planning period. 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
6.1.c
Packet Pg. 400 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / A-19
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
discuss ways the City can assist in the development for lower-income households.
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. DISPLACEMENT PREVENTION AND MITIGATION
a. Section 8 Rental Assistance (Housing Choice Vouchers (HCV)) 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 to increase diversity, promote a more mixed-income community, alleviate overpayment and overcrowding, and assist residents in the prevention of potential displacement 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 equal access to housing choice voucher programs.
3. Work with the Housing Authority to conduct affirmative marketing to 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. To reduce income discrimination, develop a campaign to combat local opposition - conduct outreach to educate property owners in Moderate Resource Areas, as defined by TCAC higher-income
neighborhoods, to increase awareness about the benefits of housing mobility for voucher holding-tenants, and providing clarification defining lower-income workforce individuals, encouraging landlords and property owners to market available units at their properties to voucher holders.
6.1.c
Packet Pg. 401 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / A-20
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
5. Reduce barriers to accessing rental housing by encouraging landlords to follow HUD’s guidance on the use of criminal backgrounds in screening tenants and encouraging them to eliminate application fees for voucher holders.
6. 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. Consider providing assistance with security deposits or moving expenses for voucher
recipients.
b. Replacement Housing
The City will require replacement housing units subject to the requirements of SB 330 and Government Code, section 65915, subdivision (c)(3) on sites identified in the site inventory when any new development (residential, mixed-use or non-residential) occurs on a site that has been occupied by or restricted for the use of lower-income households at any time during the previous five years. This requirement applies to non-vacant sites and vacant sites with previous residential uses that have been vacated or demolished. Prioritize siting of replacement units in targeted growth areas in the vicinity of available public transit routes, job and housing rich areas, the village center, and revitalization areas and on sites identified to accommodate the housing needs of lower income households. When existing residents are displaced, include a first right of return to existing residents policy that includes moving expenses.
c. Local Just Cause Eviction Ordinance
The City shall consider adopting a local Just Cause Eviction Ordinance which strengthens the requirements of AB 1482 to further protect renters from unreasonable evictions, foreclosure-related evictions, or other arbitrary and discriminatory actions which lead to displacement. d. Local Rent Stabilization Ordinance
The City shall explore the feasibility of adopting a rent stabilization ordinance strengthening the requirements established by AB 1482 to further protect renters against displacement from arbitrary or significant rent hikes. Local rent stabilization ordinances must adhere to the framework established in state law by the Costa-Hawkins Rental Housing Act. This law establishes certain parameters for the policy features of local ordinances, such as prohibiting rent stabilization on single-family homes, preventing rent stabilization’s application to buildings constructed after 1995, and allowing landlords to reset rents to market rate after a tenant leaves their unit (known as “vacancy decontrol”).
e. Multi-Lingual Right to Counsel Program
6.1.c
Packet Pg. 402 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / A-21
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Explore the feasibility of piloting a multi-lingual Right to Counsel program to ensure legal representation for tenants in landlord-tenant proceedings, including those involving the application of new laws like A.B. 1482. According to legal services and fair housing organizations, many evictions occur because tenants do not understand their rights and/or their obligations. It is estimated that only a small percentage of tenants facing eviction have legal representation, and those without representation almost always are evicted, regardless of a viable defense.
There are several legal providers in the county such as Community Legal Aid SoCal and Public Law Center that are well-positioned to serve low-income tenants with financial support
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. By June 2023 and twice a year after that:
communicate with community-based organizations
that serve Laguna Hills’ special-needs populations,
conduct affirmative marketing to increase voucher
acceptance, and partner with the Housing Authority
to provide training to landlords. By June 2024
consider the feasibility of a landlord incentive
program, a local Just Cause Eviction Ordinance, a
Local Rent Stabilization Ordinance and a MultiLingual Right to Counsel Program and implement selected approaches within the following year.
Enforce replacement housing requirements as
projects arise.
Quantified Objective/
AFFH Metric: Preserve the 17 Section 8 vouchers used by Laguna Hills households. Prevent the displacement of 10
lower income households.
6.1.c
Packet Pg. 403 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / A-22
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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 to facilitate housing mobility, increase housing resources and assist in alleviating overpayment and overcrowding which may result from a lack of affordable housing opportunities. 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 with expedited processing for 100 percent affordable projects, 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 and strive to collaborate on two affordable housing developments during the planning period.
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 by June 2023 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.
6.1.c
Packet Pg. 404 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / A-23
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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 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 meaningful 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
6.1.c
Packet Pg. 405 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / A-24
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
units with three or more bedrooms, during meetings with prospective developers.
Table H-A1below, in addition to the introduction to Appendix A:
Implementation Programs, provides a summary that links program actions across all programs with the four categories of AFFH actions as specified by HCD: enhancing mobility strategies and promoting inclusion for protected classes; encouraging development of new affordable housing in high-resource areas; implementing place-based strategies to encourage community revitalization, including preservation of existing affordable housing; and protecting existing residents from displacement.The actions listed in Table H-A1were developed to cumulatively address the AFFH goals to counteract the disparities and issues that were identified in the AFFH analysis. The timeframes and priority levels are added to ensure the implementation of these actions in a timely manner. The priority levels for these actions are defined as follows:
• High Priority contributing factors are those that have a direct and substantial impact on fair housing, and are core municipal functions that the City can control;
• Medium Priority factors are those that have a direct and substantial impact on fair housing, but the City has limited capacity to control their implementation;
• Low Priority factors may have a direct and substantial impact on fair housing choice, but the City lacks capacity to address it, or the factor may have only a slight or indirect impact on fair housing choice.
As shown in Table H-A1, the City intends to complete the necessary actions to meet the State AFFH requirements. These actions are integrated into the Housing Plan for the overall 6th Cycle Housing Element with the specialized timeframes for expedited implementation. The rationale for identifying these actions is to ensure they are implemented in a timely manner to better serve the Laguna Hills community. These actions are intended to alleviate the main issues identified in the AFFH analysis and the City intends to implement these and all the programs outlined in the Implementation Program during the 2021-2029 planning period. In addition, the City intends to monitor the AFFH actions on an annual basis in conjunction with the preparation of the Annual Progress Report (APR) to ensure the goals are being met. If any action items are not being achieved, the City will adjust its metrics, timeframes, and commitments as necessary to ensure it meets its AFFH goals.
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: Ongoing for the 2021-2029 planning period, and as
6.1.c
Packet Pg. 406 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / A-25
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
further outlined in Table H-A1; the information
will be posted on the website by June 2023 and
updated annually. The City will meet with nonprofit organizations, governmental agencies, property owners and other parties named in this
program at least annually to implement this
program.
6.1.c
Packet Pg. 407 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / A-0
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Table H-A1
Fair Housing Program Action Items
Action Area Programs Specific Commitment Timeframe Geographic Targeting Metrics
Fair Housing Education and Outreach
Intergovernmental
Cooperation on Local and
Regional Housing
Program H-20: Local Housing Efforts
Coordination
Coordinate local housing efforts with
federal, state, regional, and local
government and/or agencies and
cooperate in implementation of
intergovernmental housing programs.
• Coordinate with
appropriate federal, state,
regional, and local
government and/or
agencies to ensure
maximum effectiveness in
solving local and regional
housing problems;
• Submit CDBG applications
to assist in preserving
existing affordable
housing stock;
• Continue to publicize
programs, such as
energy-efficiency
programs and state and
federal funding programs;
• Encourage local housing
advocates to make
presentations to local
builders and developers,
Chamber of Commerce,
civic groups, and the local
community re: affordable
and multifamily/higher
density development.
• High priority/
within 18
months of
Housing
Element
adoption;
• Post info by
June 2023
• Citywide • Submit CDBG
applications
annually;
• Post information
on the City’s
website (June
2023) and review
annually to
ensure that any
materials, links,
and info provided
are current;
• Facilitate
discussions
between local
housing
advocates,
developers, and
community
stakeholders on a
biannual basis.
Housing Mobility Enhancement
Accessory Dwelling Units
(ADUs)
Program H-8: Accessory Dwelling Units
Encourage the development of ADUs
throughout the City to expand housing
opportunities for all income levels within
existing neighborhoods, particularly for
lower-income seniors, single persons,
persons with disabilities, and small
households.
• Update the City’s current
ADU Ordinance;
• Promote development of
ADUs through City website
and informational
material;Identify and
implement potential
incentives to encourage
production of affordable
• High priority/
within 18
months of
Housing
Element
adoption
• Citywide;
target
marketing in
higher
opportunity
areas
• Update ADU
Ordinance (June
2023);
• Add promotional/
educational
materials on the
City’s website
(June 2023);
• Identify additional
6.1.c
Packet Pg. 408 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing A-1
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Table H-A1
Fair Housing Program Action Items
Action Area Programs Specific Commitment Timeframe Geographic Targeting Metrics
ADUs;
• Monitor the production and
affordability of ADUs
annually to ensure the City
will meet the assumption
of 18 ADUs during the
planning period;
• Explore funding options to
create an ADU Forgivable
Loan Program.
incentives to
encourage ADU
production
(ongoing);
• Monitor
production of
ADUs by income
level at the time
of the Annual
Progress Report
(APR);Explore
funding options
for an ADU
Forgivable Loan
Program (June
2024);
• Target 20% of
ADUs in higher
opportunity areas.
Objective Design
Standards
Program H-9: SB2 Grant Program
Implementation
Establish objective design standards for
residential development and analyze
opportunities to permit multifamily
residential in an existing commercial
center.
• Adopt objective design
standards for residential
development in the MXU
zone to encourage infill
residential development;
• Analyze opportunities to
permit multifamily
residential in an existing
commercial center in north
Laguna Hills in the CC
zone.
• Medium
priority/
within 24
months of
Housing
Element
adoption;
• All tasks
completed
by August
2024
• Target MXU
zone and VC
zone which are
in moderate
and high
resource
areas.
• Adopt objective
design standards
by August 2024;
• Analyze allowing
multifamily
residential in an
existing
commercial
center and amend
the Zoning Ord.
accordingly by
August 2024;
• Reduce
processing times
by up to 6 mons.
6.1.c
Packet Pg. 409 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing A-2
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Table H-A1
Fair Housing Program Action Items
Action Area Programs Specific Commitment Timeframe Geographic Targeting Metrics
Homeless Assistance Program H-13: Continuum of Care
Funding and Consolidated Plan
Participation
• Pursue homeless
assistance grants through
the Continuum;
• Assist public and private
nonprofit housing
developers in preparation
of funding applications for
special-needs populations;
• Conduct outreach to
service providers to
discuss ways the City can
assist in the development
of housing for lowerincome households.
• Medium
priority/
within 24
months of
Housing
Element
adoption;
• Annually by
September
of each year
• Citywide with
focus on
census tracts
with highest
concentrations
of LMI
households,
seniors, and/or
persons with
disabilities.
• Apply for
homeless
assistance grants
annually;
• Conduct annual
outreach to
service providers;
• Secure two
homeless
assistance grants
during the
planning period.
Reasonable
Accommodations
Program H-17: Accessibility in Housing
Continue to implement Reasonable
Accommodation ordinance.
• Work with local
organizations that provide
assistance to persons with
disabilities to implement an
outreach program that
informs persons with
disabilities and their
families about housing and
available services;
• Prepare and distribute
Informational material that
will direct people to service
information on the City
website;
• Encourage developers to
provide universal design
features in housing
developments;
• Provide fair housing
education and information
to apartment managers
and homeowners
associations on why denial
of reasonable
modifications/
• High priority/
within 18
months of
Housing
Element
adoption
• Citywide with
focus on
census tracts
with higher
populations of
persons with a
disability.
• Identify local
organizations for
ongoing
collaboration to
educate residents
with disabilities
about available
services (June
2024);
• Prepare and
distribute
informational
material (June
2024);
• Ongoing
implementation of
reasonable
accommodations.
6.1.c
Packet Pg. 410 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing A-3
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Table H-A1
Fair Housing Program Action Items
Action Area Programs Specific Commitment Timeframe Geographic Targeting Metrics
accommodations is
unlawful.
New Housing Choices and Affordability in Higher Opportunity Areas Provide Additional Housing
Opportunities for all
Members of the
Community
Program H-6: Urban Village Specific Plan
Area
• Promote the Urban Village
Specific Plan (UVSP) area
as a location for residential
development;
• Meet with prospective
developers to encourage
incorporating housing for
multiple income levels;
• Consider amending UVSP
to incorporate inclusionary
housing requirements;
• Provide regulatory
incentives on a case-bycase basis consistent with
Chapter 9-72 of the Zoning
Ordinance.
• High priority/
within 18
months of
Housing
Element
adoption
• Urban Village
Specific Plan
area
• Add promotional
material re: UVSP
housing
opportunities on
the City’s website
(June 2023);
• Annual outreach
to the
development
community;
• Identify methods
to provide
affordable
housing through
inclusionary
housing
requirements
(June 2024);
• Provide ongoing
assistance and
incentives to
interested
affordable and
special needs
housing
developers;
• Development of
sites 114, 115,
and 116 of the
sites inventory
during the
planning period.
Provide Housing Program H-7: Zoning Ordinance Update • Amend the Zoning • Medium • Citywide with • Complete amendments to
6.1.c
Packet Pg. 411 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing A-4
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Table H-A1
Fair Housing Program Action Items
Action Area Programs Specific Commitment Timeframe Geographic Targeting Metrics
Opportunities in Higher
Opportunity Areas for all
Members of the
Community
Ordinance to implement
the goals, policies, and
programs of the Housing
Element;
• Mitigate regulatory
constraints on the
production of housing.
priority/
within 24
months of
Housing
Element
adoption
the intent to
facilitate
housing
development in
higher
opportunity
areas.
the Zoning
Ordinance by
2025;
• Consider adaptive
reuse ordinance
by June 2024 and
implement, if
appropriate, by
June 2025;
• Consider
inclusionary
housing
ordinance and
present findings
to City Council by
June 2024 and
implement, if
appropriate, by
June 2025;
• Consider
congregational
overlay by June
2024 and
implement, if
appropriate, by
June 2025;
• Conduct initial
review of
development
standards and
permitting
requirements by
June 2025 and
update Zoning
Ordinance as
needed.
Provide Housing
Opportunities in Higher
Opportunity Areas for all
Program H-11: 2021-2029 Regional
Housing Need
• Amend the General Plan
and Zoning Code, as
needed, to provide
• High priority/
within 18
months of
• Rezone
specific sites
as identified in
• Rezone by
January 31, 2024.
6.1.c
Packet Pg. 412 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing A-5
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Table H-A1
Fair Housing Program Action Items
Action Area Programs Specific Commitment Timeframe Geographic Targeting Metrics
Members of the
Community
Address the 2021-2029 Regional Housing
Needs Allocation (RHNA) and ensure a
sufficient selection of sites are available for
higher-density development.
adequate sites for 413
lower-income units.
Housing
Element
adoption
the sites
inventory.
Collaborate with Affordable
Housing Developers
Program H-15: Affordable Housing
Developer Partnerships
Develop partnerships with mainstream and
special needs affordable housing
developers.
• Provide incentives (e.g.,
expedited processing, fee
waivers, and density
bonuses) to facilitate setasides for planned lowincome units; • Cooperate with owners of
existing affordable units to
secure appropriate federal
funding necessary to
maintain existing
affordability;
• Promote lower-income
housing development
incentives on the City
website;
• Conduct annual outreach
to developers.
• High priority/
within 18
months of
Housing
Element
adoption
• Citywide with
focus on sites
identified for
lower income
units.
• Ongoing provision
of incentives;
• Promote
incentives on City
website (June
2023) and update
annually;
• Annual outreach
to developers;
• Review and
prioritize local
funding at least
twice in the
planning period;
• Collaborate on
two affordable
housing
developments
during the
planning period.
Provide Housing
Opportunities in Higher
Opportunity Areas for all
Members of the
Community
Program H-21: Facilitating Housing on
Identified Sites
Ensure housing is developed that is
appropriate for identified income
categories on identified sites.
• Enact new measures that
will raise local funding for
construction of affordable
and other needed housing
types;
• Develop and implement
strategies to encourage
and facilitate lot
consolidation and phasing
of residential and mixeduse developments on
• Medium
priority/
within 24
months of
Housing
Element
adoption
• Citywide with
focus on sites
identified for
lower income
units.
• Implement new
measures to raise
local funding for
construction of
affordable
housing (June
2025);
• Annually meet
with local
developers and
property owners
to discuss
development
6.1.c
Packet Pg. 413 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing A-6
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Table H-A1
Fair Housing Program Action Items
Action Area Programs Specific Commitment Timeframe Geographic Targeting Metrics
large sites;
• Provide incentives for
residential and mixed-use
development;
• Conduct regular outreach
to owners of properties in
the land inventory to
inform them of regulatory
incentives and available
funding programs for
housing development;
• Explore the potential to
partner with a nonprofit
organization to offer a
program based on the
Community Land Trust
model;
• Work with stakeholders to
identify nongovernmental
constraints that may
impede the construction of
housing;
• Incorporate feedback from
developers on how to
better encourage
residential development.
opportunities;
• Conduct regular
outreach to
owners of
properties in the
land inventory,
twice a year;
• Explore potential
to partner with a
nonprofit
organization to
offer a program
based on the
Community Land
Trust model (June
2025);
• New construction
of 1,985 units
across all income
categories.
Place-Based Strategies for Community Preservation and Revitalization Property Maintenance Program H-1: Code Enforcement Program Target areas of concentrated rehabilitation
needs to result in repairs and mitigation of
potential cost, displacement, and
relocation impacts on residents.
• Enforce the Municipal
Code and address matters
related to property
maintenance that pose a
threat to public health,
safety, or welfare;
• Develop informational
• High priority/
within 18
months of
Housing
Element
adoption
• Target
neighborhoods
with the
greatest
concentrations
of low-income
• Ongoing code
enforcement;
• Develop
informational
materials by
December 2023;
6.1.c
Packet Pg. 414 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing A-7
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Table H-A1
Fair Housing Program Action Items
Action Area Programs Specific Commitment Timeframe Geographic Targeting Metrics
materials to help educate
property owners on
available funding
programs to assist with
rehabilitation (also see
Program H-3).
households. • 30 units
rehabilitated.
Property Maintenance Program H-2: State Franchise Tax Board Code Enforcement • Promote maintenance of
existing rental properties;
• Notify the State Franchise
Tax Board if substandard
rental housing is identified.
• High priority/
within 18
months of
Housing
Element
adoption
• Citywide with
focus on
census tracts
with highest
concentrations
of LMI
households.
• Ongoing
implementation
• Target 100%
compliance
following any
Notice of Property
Noncompliance
letter issued by
the State
Franchise Tax
Board.
Public Investment in
Specific Neighborhoods,
Including Services and
Amenities
Program H-3: Housing Rehabilitation
Mitigate blight, preserve housing stock,
and reduce potential for displacement due
to housing conditions.
• Work with Orange County
Housing and Community
Services Dept. to receive
rehabilitation loans and
grants for low and
moderate-income
homeowners and rental
property owners;
• Use CDBG funds as
funding becomes available
and pursue other funding
sources;
• Prepare and distribute
informational material
advertising the
rehabilitation program.
• Medium
priority/
within 24
months of
Housing
Element
adoption
• Citywide with
focus on Via
Lomas
neighborhood
and census
tracts with
highest
concentrations
of LMI
households.
• Apply for CDBG
and other funding
sources annually;
• Advertise
program on City
website and with
brochures (June
2024);
• 30 units
rehabilitated.
Public Investment in
Specific Neighborhoods,
Program H-4: At-Risk Units • Continue to pursue the
extension of affordability
controls for 51 units that
• High priority/
within 18
• Rancho
Moulton
• Annually prepare
a “Risk
6.1.c
Packet Pg. 415 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing A-8
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Table H-A1
Fair Housing Program Action Items
Action Area Programs Specific Commitment Timeframe Geographic Targeting Metrics
Including Services and
Amenities
Work with property owners to extend
affordability covenants on units at risk of
conversion to market rate.
are set to expire in 2032;
• Provide technical
assistance to preserve atrisk units;
• Apply for state or federal
funding on behalf of
interested non-profit
entities, if necessary, to
protect the affordability of
rental units.
months of
Housing
Element
adoption;
• Annually
housing
development;
• Via Lomas
neighborhood.
Assessment”
report provided by
the California
Housing
Partnership
Corporation;
• Preserve 51 units
in the Rancho
Moulton housing
development.
Displacement Protection
Displacement Risk of
Lower Income Residents
Due to Economic
Pressures
Program H-5: Foreclosure Referral
Program
• Provide foreclosure
information on City
website;
• Refer residents to external
agencies to assist in
reducing incidents of
foreclosures.
• High priority/
within 18
months of
Housing
Element
adoption
• Target census
tracts identified
as having a
high risk of
displacement,
e.g., costburdened
owners.
• Post information
on City website
(June 2023) and
update annually;
• Ongoing referral
to appropriate
agencies;
• Directly assist five
residents annually
through the
provision of
information and
resources to
reduce incidents
of foreclosures.
Homeless Assistance Program H-12: CDBG Funding for Shelter for the Homeless
• Allocate CDBG funds to
nonprofits providing
shelter for the homeless;
• Contract with Mercy
House or other housing
services providers to help
residents experiencing
homelessness obtain
services.
• High priority/
within 18
months of
Housing
Element
adoption;
• Annually by
September
of each year
• Citywide • Annually allocate
CDBG funding;
• Reduce
unsheltered
homeless
population by
10% during
planning period.
6.1.c
Packet Pg. 416 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing A-9
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Table H-A1
Fair Housing Program Action Items
Action Area Programs Specific Commitment Timeframe Geographic Targeting Metrics
Displacement Risk of
Lower Income Residents
Due to Economic
Pressures
Program H-14: Displacement Prevention
and Mitigation
• Provide referral services
and information to City
residents on housing
choice voucher programs;
• Study the feasibility of a
landlord incentive program
for landlords that choose
to accept voucher holding
tenants;
• Require replacement
housing units subject to
the requirements of SB
330 on sites identified in
the sites inventory when
any new development
occurs on a site that has
been occupied by or
restricted for the use of
lower-income households
at any time during the
previous five years;
• Consider adopting a local
Just Cause Eviction
ordinance;
• Study the feasibility of
adopting a Rent
Stabilization ordinance;
• Study the feasibility of
piloting a multi-lingual
Right to Counsel program.
• High priority/
within 18
months of
Housing
Element
adoption
• Citywide with
focus on
census tracts
with highest
concentrations
of LMI
households,
seniors, and/or
persons with
disabilities.
• Ongoing referral
on housing choice
voucher
programs;
• Within two years
of Housing
Element adoption
(June 2024),
consider the
feasibility of a
landlord incentive
program, a local
Just Cause
Eviction
ordinance, a
Local Rent
Stabilization
ordinance, and a
multi-lingual Right
to Counsel
program;
• Preserve the 17
housing choice
vouchers used by
Laguna Hills
households;
prevent the
displacement of
ten lower income
households.
6.1.c
Packet Pg. 417 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing A-10
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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. The City will provide information (for examples, flyers and brochures) to businesses (for example, laundromats) and organizations (for example, churches) and encourage businesses and organizations to post information where it can be easily seen and to distribute it to the public. City staff will encourage prospective developers to provide universal design features in housing developments at the time of project application meeting(s). The City will provide fair housing education and information to apartment managers and homeowner associations on why denial of reasonable modifications/accommodations is unlawful.
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: By June 2024, 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:
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
6.1.c
Packet Pg. 418 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / A-11
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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.
The City will use the Annual Progress Report (APR) to ensure the Housing Element goals are being met and to monitor progress with Affirmatively Furthering Fair Housing. If any implementation or action items are not being achieved, the City will adjust its metrics, timeframes, and commitments as necessary and within six months of submittal of the APR to meet its Housing Element and AFFH goals.
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; adjust
metrics, timeframes, and commitments as needed
within six months of submittal of the APR to
continue meeting Housing Element and AFFH
goals
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
6.1.c
Packet Pg. 419 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / A-12
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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.
The City shall provide information to address public opposition to affordable and multifamily/higher density development that describes the myths and realities of multifamily and affordable housing development. This will include promoting ADUs as a housing option in the City. The City will also continue to publicize programs, such as energy-efficiency programs and state and federal funding programs currently available to Laguna Hills residents. Information is available on the City’s website and, when needed, the City makes the presentation/slide show on myths and realities of multifamily and affordable housing development available to housing advocates and to developers involved in local affordable housing projects.
The City shall continue to encourage local housing advocates to make presentations to local builders and developers, Chamber of Commerce, civic groups, and the local community. Additionally, the City shall publicize the City’s website as a source of information on housing programs.
Responsible Agency: Community Development
Funding Source: CDBG and General Fund
Time Frame: Ongoing. Post information on City website within by June 2023 and update annually.
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 evaluate the feasibility of enacting new measures that would raise local funding for the construction of affordable and other needed housing types. Funding sources to evaluate could include a housing trust fund, an affordable housing linkage fee, an increase in the City’s sales tax or transient occupancy tax rate, a General Obligation bond, or other dedicated funding source.
2. The City will develop and implement strategies to encourage and facilitate lot consolidation and phasing of residential and mixeduse 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
6.1.c
Packet Pg. 420 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / A-13
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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. Specifically, for site 113, the City will facilitate parceling the site at appropriate sizes to facilitate the development of affordable housing.
3. 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, particularly for projects that include deed-restricted affordable housing.
4. 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, particularly for projects that include deed-restricted affordable housing.
5. 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.
6. The City will explore the potential to partner with a nonprofit organization to offer a program based on the Community Land Trust model, where a community-controlled organization retains ownership of the land and sells or rents the housing on that land to lower-income household development projects aimed at providing homeownership opportunities for lower income
families and individuals. 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.
7. 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
6.1.c
Packet Pg. 421 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / A-14
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
strategies and actions that can eliminate or reduce identified constraints.
8. 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. Evaluate the feasibility of enacting new measures that would raise local funding for the
construction of affordable and other needed
housing types by June 2025 and implement selected
measure(s) within the year after that. Post
information on City website by June 2023 and
update annually. Meet with local developers and
property owners to discuss development
opportunities and incentives upon request. Conduct
regular outreach to owners of properties in the land
inventory, twice a year. Explore the potential to
partner with a nonprofit organization to offer a
program based on the Community Land Trust
model by June 2025 and implement selected
measure(s) within the year after that.
Quantified Objective/
AFFH Metric: 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 H-A2.
6.1.c
Packet Pg. 422 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / A-15
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Table H-A2
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.
6.1.c
Packet Pg. 423 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program /
6.1.c
Packet Pg. 424 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / B-1
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Appendix B:
Summary of Online Survey and
Public Workshop
Public Outreach
As noted in the Introduction to this Housing Element, as part of this update, the City conducted outreach activities including several public meetings with the City Council, stakeholder consultations, one virtual and one in-person community workshop and an online survey. The City also hosted a dedicated Housing Element webpage throughout the process and received several letters from advocates and residents. The Introduction to this Housing Element summarizes the input received through those activities and links the input with specific program actions the City will implement during the Housing Element planning period. The purpose of Appendix B is to provide additional details about the online survey and public workshop.
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.
• 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
6.1.c
Packet Pg. 425 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / B-2
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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.
• 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
6.1.c
Packet Pg. 426 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / B-3
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
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.
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.
6.1.c
Packet Pg. 427 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / B-4
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
• 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.
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.
6.1.c
Packet Pg. 428 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / B-5
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
This page intentionally left blank.
6.1.c
Packet Pg. 429 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program /
6.1.c
Packet Pg. 430 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / C-1
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING
Appendix C:
Owner Interest Letters
6.1.c
Packet Pg. 431 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / C-2
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING 6.1.c
Packet Pg. 432 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / C-3
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING 6.1.c
Packet Pg. 433 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / C-4
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING 6.1.c
Packet Pg. 434 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / C-5
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING 6.1.c
Packet Pg. 435 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / C-6
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING 6.1.c
Packet Pg. 436 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / C-7
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING 6.1.c
Packet Pg. 437 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / C-8
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING 6.1.c
Packet Pg. 438 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / C-9
CITY OF LAGUNA HILLS GENERAL PLAN | HOUSING 6.1.c
Packet Pg. 439 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program /
6.1.c
Packet Pg. 440 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program /
6.1.c
Packet Pg. 441 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program /
6.1.c
Packet Pg. 442 Attachment: Attachment B, Exhibit 1 - Amended 2021-2029 Housing Element Update (3470 : Housing Element Update / Rezone Program / 1820492.1
ORDINANCE NO. 2024-X
AN ORDINANCE OF THE CITY OF LAGUNA HILLS,
CALIFORNIA, ADOPTING ZONING TEXT AMENDMENT
AND ZONING MAP AMENDMENT NO. RZNE-0011-2024,
(1) A TEXT AMENDMENT TO TITLE 9 (ZONING AND
SUBDIVISIONS) OF THE LAGUNA HILLS MUNICIPAL
CODE TO IMPLEMENT THE GENERAL PLAN HOUSING
ELEMENT BY AMENDING CHAPTER 9-30 (MXU MIXED
USE DISTRICT) TO MODIFY DEVELOPMENT
STANDARDS RELATED TO HIGH DENSITY RESIDENTIAL
LAND USES AND CHAPTER 9-11 (OVERLAY DISTRICTS)
TO ESTABLISH A NEW HOUSING (H) OVERLAY ZONE
AND RELATED PROVISIONS AND DEVELOPMENT
STANDARDS; AND (2) AN AMENDMENT TO THE CITY’S
OFFICIAL ZONING MAP TO DESIGNATE SPECIFIC SITES
WITHIN THE HOUSING OVERLAY ZONE
THE CITY COUNCIL OF THE CITY OF LAGUNA HILLS, CALIFORNIA, HEREBY FINDS AND DETERMINES AS FOLLOWS:
WHEREAS, Title 9 (Zoning and Subdivisions) of the Laguna Hills Municipal Code (LHMC) establishes allowable uses of property and related development standards within all zoning districts in the City; and WHEREAS, Title 9 (Zoning and Subdivisions) of the Laguna Hills Municipal Code (LHMC) establishes an official Zoning Map portraying the location and extent of the various zoning districts within the City; and WHEREAS, Government Code Section 65584 requires local jurisdictions to encourage, promote, and facilitate the development of housing to accommodate its regional housing need; and
WHEREAS, the City of Laguna Hills has been assigned an allocation of 1,985 new housing units as its share of the Regional Housing Needs Assessment (“RHNA”) in Southern California for the 6th Housing Element cycle covering the 2021-2029 Planning Period; and
WHEREAS, on June 28, 2022, the City Council adopted General Plan Amendment No. RZNE-0003-2020 approving the 2021-2029 Housing Element Update and an update to the General Plan Safety Element, as required in accordance with, and substantially compliant with, State Law; and
6.1.d
Packet Pg. 443 Attachment: Attachment C - Proposed Ordinance for Zoning Text Amendment and Zoning Map Amendment No. RZNE-0011-2024 (3470 :
Ordinance No. 2024-X