Agenda packet — Laguna Woods City Council, August 21, 2024 (part 4 of 5)

PUBLIC NOTICE/NOTICE OF PREPARATION OF

DRAFT ENVIRONMENTAL IMPACT REPORT
Project: Laguna Woods General Plan and Zoning Code Update Lead Agency: City of Laguna Woods
Project Applicant: City of Laguna Woods
The City of Laguna Woods (City) is preparing a Program Environmental Impact Report (EIR) addressing potential environmental impacts associated with a proposed update to its General Plan and Zoning Code (proposed project). The purpose of this notice is to: (1) serve as a Notice of Preparation (NOP) of an EIR pursuant to the State California Environmental Quality Act (CEQA) Guidelines Section 15082; (2) advise and solicit comments and suggestions regarding the scope and content of the EIR to be prepared for the proposed project; and, (3) provide notice of the public scoping meeting.

PROJECT DESCRIPTION: The proposed project would:
• Create the following four new overlay zoning districts that allow housing development:
○ Residential High Density Overlay – would allow 30 to 50 dwelling units per acre ○ Residential Medium Density Overlay – would allow 20 to 30 dwelling units per acre ○ Residential Medium-Low Density Overlay – would allow 15 to 20 dwelling units per acre ○ Residential Low Density Overlay – would allow 8 to 10 dwelling units per acre Creation of the new overlay zoning districts also includes the creation of development standards for each. • Rezone 17 properties (a total of 18 parcels) to allow housing development in addition to the uses already allowed under the existing zoning on those properties. This action would accommodate the City’s 6th Cycle Regional Housing Needs Assessment (RHNA) housing needs allocation. The City plans to apply one of the four new overlay zoning districts to each parcel; no change in General Plan land use designation is proposed. See summary table below. • Change the General Plan land use designation and rezone 12 properties (a total of 14 parcels) to better correlate existing uses with land use designations and zoning. See summary table below. • Update the City’s General Plan Circulation Element and Noise Element to ensure internal consistency with the City’s General Plan Housing Element, update background and existing condition information, update the identification of priority issues, update goals and policy objectives, and make other changes intended to modernize the documents while also promoting clarity and ease of use.

Page 2 of 5 ends

Site [Existing Use / Assessor’s
Parcel Number (APN) / Address]
Existing General Plan
Land Use Designation
Proposed General Plan
Land Use Designation
Existing Zoning District Proposed Overlay
Zoning District or
Zoning District
Animal Hospital
616-012-03
24271 El Toro Road
Commercial (No Change) Community Commercial Residential High Density Overlay
PS Business Park (excludes Jackin-the-Box)
616-021-30
23582 Moulton Parkway
Commercial (No Change) Community Commercial Residential High Density Overlay
Smart Parke
621-211-09
24334 El Toro Road
Commercial (No Change) Community Commercial Residential High Density Overlay
McCormick & Son Mortuary
621-091-016
25002 Moulton Parkway
Commercial (No Change) Community Commercial Residential MediumLow Density Overlay Lutheran Church of the Cross
616-041-01
24231 El Toro Road
Community Facilities (No Change) Community FacilitiesPrivateResidential MediumLow Density Overlay Geneva Presbyterian Church
616-191-05 & 616-191-06
24301 El Toro Road
Community Facilities (No Change) Community FacilitiesPrivateResidential MediumLow Density Overlay Saint Nicholas Catholic Church
621-121-11
24252 El Toro Road
Community Facilities (No Change) Community FacilitiesPrivateResidential MediumLow Density Overlay Temple Judea
621-121-18
24512 Moulton Parkway
Community Facilities (No Change) Community FacilitiesPrivateResidential Low Density Overlay
Laguna Country United Methodist
Church
621-121-23
24442 Moulton Parkway
Community Facilities (No Change) Community FacilitiesPrivateResidential Medium Density Overlay
Medical Building in Town Centre
616-012-24
24331 El Toro Road
Commercial (No Change) Professional &
Administrative Office
Residential High Density
Overlay
Willow Tree Center East
621-121-30
24260 El Toro Road
Commercial (No Change) Community Commercial Residential Low Density Overlay
Helm Center
621-091-15
24902 Moulton Parkway
Commercial (No Change) Professional &
Administrative Office
Residential MediumLow Density Overlay
City of Laguna Woods - City Hall
621-121-29
24264 El Toro Road
Commercial Community Facilities Community Commercial Community FacilitiesPublic/Institutional City of Laguna Woods - Santa
Vittoria Open Space
616-351-06
N/A (West of San Remo & Santa
Vittoria)
Residential Community Open Space Residential Community Open Space-Passive Golden Rain Foundation - Garden
Center #1
616-021-18
23742 Moulton Parkway
High Density Residential Open Space Residential Multifamily Open Space-Recreation El Toro Water District - Rossmoor
No. 1 Dam
616-021-33
23600 Moulton Parkway
Open Space Community Facilities Open Space-Recreation Community FacilitiesPublic/Institutional El Toro Water District - R-1 & R-2
Reservoirs
616-012-02
24141 Moulton Parkway
Commercial Community Facilities Community Commercial Community FacilitiesPublic/Institutional El Toro Water District - Oso Lift
Station
Open Space Community Facilities Open Space-Passive Community FacilitiesPublic/Institutional

Page 3 of 5 ends

Site [Existing Use / Assessor’s
Parcel Number (APN) / Address]
Existing General Plan
Land Use Designation
Proposed General Plan
Land Use Designation
Existing Zoning District Proposed Overlay
Zoning District or
Zoning District
622-071-21
N/A (Intersection of El Toro Road
& Aliso Creek Road)
El Toro Water District - Pump
Station P-4 & Reservoir R-4
621-201-06 & 621-201-07
N/A (off Calle Sonora Oeste,
behind buildings)
Residential Community Community Facilities Residential Community Community FacilitiesPublic/Institutional El Toro Water District - Pump
Station P-3 & Reservoir R-3
622-061-11
N/A (North of Avenida Sosiega &
Bahia Blanca West)
Residential Community Community Facilities Residential Community Community FacilitiesPublic/Institutional El Toro Water District - Gate 11
Lift Station
616-351-04
N/A (San Remo & Santa Vittoria)
Residential Community Community Facilities Residential Community Community FacilitiesPublic/Institutional El Toro Water District - Recycled
Water Treatment Plant
616-021-03
23542 Moulton Parkway
Open Space Community Facilities Open Space-Recreation Community FacilitiesPublic/Institutional El Toro Water District - Northline
Sewage Lift Station
616-021-05 & 616-021-35
23201 Ridge Route Drive
Open Space Community Facilities Open Space-Recreation Community FacilitiesPublic/Institutional El Toro Water District - Aliso Creek
Lift Station
621-101-18
24091 Avenida Sevilla
Residential Community Community Facilities Residential Community Community FacilitiesPublic/Institutional Discretionary Actions. Required discretionary actions associated with the proposed project include the following:
certification of the EIR; approval of updates to the General Plan Land Use Element; approval of updates to the General Plan Noise Element; and, approval of updates to the Zoning Code.

PROPOSED PROJECT LOCATION: The City of Laguna Woods is located in the southern portion of Orange County within Southern California. Given that the City’s General Plan addresses policy issues throughout the City, the project area includes all lands within the City’s boundaries. The map below and table provided immediately prior to this paragraph show the locations of all affected properties.

POTENTIAL ENVIRONMENTAL IMPACTS: The EIR will examine potential environmental impacts of the proposed project in relation to the following Environmental Analysis categories: Aesthetics, Air Quality, Biological Resources, Cultural Resources, Energy, Greenhouse Gas Emissions, Hazards and Hazardous Materials, Land Use and Planning, Noise, Population and Housing, Public Services, Recreation, Transportation, Tribal Cultural Resources, and Utilities and Service Systems, and Wildfire. These categories reflect the probable environmental effects of the proposed project and are subject to change based on the analysis conducted as part of the EIR.

The EIR will also identify appropriate and feasible mitigation measures, if necessary, for each of the environmental impacts listed above. Although the proposed project is not anticipated to result in impacts related to Agriculture and Forestry Resources, Biological Resources, Geology and Soils, Hydrology and Water Quality, and Mineral Resources, these topics will be briefly discussed in the EIR. An Initial Study has not been prepared for the proposed project and is not required pursuant to CEQA Guidelines Section 15063.

PROJECT SCOPING PROCESS: Circulation of this Notice of Preparation (NOP) starts a 30-day public review and comment period on the scope of the EIR that begins on August 1, 2022, and ends on August 30, 2022, at 5:00 p.m. All interested parties, including the public, responsible agencies, and trustee agencies, are invited to provide comments and input on

Page 4 of 5 ends

the scope and content of the environmental analysis to be addressed in the EIR. Responsible and trustee agencies should provide comments and input related to the agencies’ respective areas of statutory responsibility. Comments received during the scoping period will be considered during the preparation of the EIR. Public agencies and interested parties will have an additional opportunity to comment on the proposed project during the 45-day public review period to be held after the publication and circulation of the EIR.

Address Comments To
City of Laguna Woods
Attn: General Plan and Zoning Code Update
24264 El Toro Road
Laguna Woods, CA 92637
or via e-mail to:
[email protected]
(please reference “General Plan and Zoning Code Update”) SCOPING MEETING: The City will conduct a public scoping meeting in order to present the proposed project and the EIR process and provide direction to the public on comments. The City encourages and invites all interested parties to participate in the following public scoping meeting in order to learn more about the project, ask questions, and submit comments.

Date/Time: Tuesday, August 16, 2022 at 2 p.m.

Location: Laguna Woods City Hall, 24264 El Toro Road, Laguna Woods, CA 92637. Participation will also be possible via telephone or computer. Instructions for participating remotely will be posted 72 hours prior to the public scoping meeting at Laguna Woods City Hall (address above) and www.cityoflagunawoods.org.

For more information, please contact Rebecca M. Pennington, Development Programs Analyst, City of Laguna Woods, at (949) 639-0561 or [email protected].

Page 5 of 5 ends

Map of Affected Properties

AFFILIATED AGENCIES

Orange County
Transit District
Local Transportation
Authority
Service Authority for
Freeway Emergencies
Consolidated Transportation
Service Agency
Congestion Management
Agency

Orange County Transportation Authority
550 South Main Street / P.O Box 14184 / Orange / California 92863-1584 / (714) 560-OCTA (6282) August 29, 2022
Ms. Rebecca M. Pennington
Development Programs Analyst
City of Laguna Woods
24264 El Toro Road
Laguna Woods, CA 92637
Subject: Notice of Preparation of a Draft Program Environmental Impact Report for the Laguna Woods General Plan and Zoning Code Update
Dear Ms. Pennington:

Thank you for providing the Orange County Transportation Authority (OCTA) with the Notice of Preparation for the Laguna Woods General Plan and Zoning Code Update (Project) and keeping OCTA apprised of the Project. Please continue to coordinate with OCTA to maintain consistency between the Circulation Element and the Orange County Master Plan of Arterial Highways.

Throughout the development of this project, we encourage communication with OCTA on any matters discussed herein. If you have any questions or comments, please contact me at (714)-560-5907 or at [email protected].

Sincerely,
Dan Phu
Manager, Environmental Programs
STATE OF CALIFORNIA------- CALIFORNIA STATE TRANSPORTATION AGENCY GAVIN NEWSOM., Governor

DEPARTMENT OF TRANSPORTATION
DISTRICT 12
1750 EAST FOURTH STREET, SUITE 100
SANTA ANA, CA 92705
PHONE (657) 328-6000
FAX (657) 328-6522
TTY 711
www.dot.ca.gov/caltrans-near-me/district12
Making Conservation
a California Way of Life.

August 30, 2022
Mr. Christopher Macon
City Manager
City of Laguna Woods
24264 El Toro Road
Laguna Woods, CA 92637
File: IGR/CEQA
SCH#: 2022080022
12-ORA-2022-02039
SR 133, PM R4.534-R6.548
I-5, PM 17.821-19.386
SR 73, PM 14.819-16.282
Dear Mr. Macon,
Thank you for including the California Department of Transportation (Caltrans) in the review of the Notice of Preparation for the Laguna Woods General Plan and Zoning Code Update. The mission of Caltrans is to provide a safe and reliable transportation network that serves all people and respects the environment.

The project pro th
Cycle Regional Housing Needs Assessment (RHNA) housing needs allocation. In addition, the project
Element. Regional access to the project area is provided by State Route 133 (SR 133), Interstate 5 (I-5), and State Route 73 (SR 73). Caltrans is a responsible agency for this project and upon review, we have the following comments:

Transportation Planning

1. Caltrans recognizes our responsibility to assist communities of color and underserved communities by removing barriers to provide a more equitable transportation system for all.

The Department firmly embraces racial equity, inclusion, and diversity. These values are foundational to achieving our vision of a cleaner, safer, and more accessible and more connected transportation system.

Please consider including a discussion on equity in General Plan Element updates.

2. Caltrans supports projects which provide a diversity of housing choices and destinations accessible by Active Transportation (i.e. bicycle and pedestrian) and transit users.
mobility strategies relating to transit bus and rail services as well as active transportation for local and regional connectivity. Improving multimodal City of Laguna Woods
August 30, 2022

Page 2 ends

connections to housing will encourage future residents, visitors, and workers in the city to utilize all modes of transportation.

3. Increased density can have traffic impacts. Consider opportunities to encourage multimodal transportation and mode shifts through the planning and implementation of high-quality Complete Streets that are safe and accessible for people of all ages and abilities. Encouraging the use of transit in the proposed plan may lead to reduction in congestion

4. Consider discussion about wayfinding signage to transit stops within the project vicinity and local roadways.

5. Any pedestrian facility enhancements from future housing development projects Information Bulletin (DIB) 82-06. The aforementioned DIB can be found here:
https://dot.ca.gov/-/media/dot-media/programs/design/documents/dib82-06- a11y.pdf 6. According to Government Code 65302,
Element on or after January 1, 2020, the Safety Element shall be reviewed and updated as necessary to identify residential developments in any hazard areas identified in the Safety Element that do not have at least two emergency Safety elements are also now required to include more information about wildfire risks in the community and how to improve wildfire safety. As well as identifying new information related to flood hazards and climate adaptation and resiliency strategies applicable to the city.

For further information regarding required background information and policy program guidance for Safety Element updates, please see https://leginfo.legislature.ca.gov. 7.
ambitious goals, we will pursue meaningful collaboration with our partners.

We encourage the implementation of new technologies, innovations, and best practices that will enhance the safety on the transportation network. These pursuits are both ambitious and urgent, and their accomplishment involves a focused departure from the status quo as we continue to institutionalize safety in all our work.

8. Please consider including a discussion on incorporating designated areas/parking for freight delivery, package, and transportation network -off.

City of Laguna Woods
August 30, 2022

Page 3 ends

9. Please consider including a discussion on potential impacts to the circulation element from freight traveling into, from and/or through the City, as a result of the General Plan updates.

Traffic Impact Study

10. New
provide a Vehicle Miles Traveled (VMT) based Traffic Impact Study (TIS). Please related impacts.

11. The TIS may a -term and long-term
safety or operational issues, on or adjacent to any existing or proposed State facilities.

Encroachment Permit

12. Any project work proposed in the vicinity of the State Right-of-Way (ROW) would require an encroachment permit and all environmental concerns must be adequately addressed. If the environmental documentation for the project does documentation would be required before approval of the encroachment permit. Please coordinate with Caltrans to meet requirements for any work within or near State ROW. For specific details for Encroachment Permits procedure, t:
http://www.dot.ca.gov/hq/traffops/developserv/permits/ Please continue to keep us informed of this project and any future developments that could potentially impact State transportation facilities. If you have any questions or need to contact us, please do not hesitate to contact Joseph Jamoralin at (657) 328- 6276 or [email protected]
Sincerely,

SCOTT SHELLEY
Branch Chief, Regional-IGR-Transit Planning
District 12
State of California – Natural Resources Agency GAVIN NEWSOM, Governor DEPARTMENT OF FISH AND WILDLIFE CHARLTON H. BONHAM, Director South Coast Region
3883 Ruffin Road
San Diego, CA 92123
(858) 467-4201
www.wildlife.ca.gov
August 30, 2022
Christopher Macon
City Manager
City of Laguna Woods
24264 El Toro Road
Laguna Woods, CA 92637
[email protected]
Subject: City of Laguna Woods General Plan and Zoning Code Update (Project), Notice of Preparation (NOP), SCH #2022080022
Dear Mr. Macon:

The California Department of Fish and Wildlife (CDFW) received a Notice of Preparation (NOP) of a draft programmatic environmental impact report (PEIR) from the City of Laguna Woods (City) for the Project pursuant the California Environmental Quality Act (CEQA) and CEQA Guidelines.1
Thank you for the opportunity to provide comments and recommendations regarding those activities involved in the Project that may affect California fish and wildlife. Likewise, we appreciate the opportunity to provide comments regarding those aspects of the Project that CDFW, by law, may be required to carry out or approve through the exercise of its own regulatory authority under the Fish and Game Code.

CDFW ROLE
CDFW is California’s Trustee Agency for fish and wildlife resources and holds those resources in trust by statute for all the people of the State. (Fish & G. Code, §§ 711.7, subd. (a) & 1802; Pub. Resources Code, § 21070; CEQA Guidelines § 15386, subd. (a).) CDFW, in its trustee capacity, has jurisdiction over the conservation, protection, and management of fish, wildlife, native plants, and habitat necessary for biologically sustainable populations of those species. (Id., § 1802.) Similarly, for purposes of CEQA, CDFW is charged by law to provide, as available, biological expertise during public agency environmental review efforts, focusing specifically on projects and related activities that have the potential to adversely affect fish and wildlife resources.

CDFW is also submitting comments as a Responsible Agency under CEQA. (Pub.

Resources Code, § 21069; CEQA Guidelines, § 15381.) CDFW expects that it may need to exercise regulatory authority as provided by the Fish and Game Code. As proposed, for example, the Project may be subject to CDFW’s lake and streambed alteration regulatory authority. (Fish & G. Code, § 1600 et seq.) Likewise, to the extent implementation of the Project as proposed may result in “take” as defined by State law of any species protected

1 CEQA is codified in the California Public Resources Code in section 21000 et seq. The “CEQA Guidelines” are found in Title 14 of the California Code of Regulations, commencing with section 15000.

DocuSign Envelope ID: 69D7E72E-0D0D-46AE-AC22-7180E30FC2C3 Christopher Macon, City Manager
City of Laguna Woods
August 30, 2022

Page 2 of 5 ends

under the California Endangered Species Act (CESA) (Fish & G. Code, § 2050 et seq.), the project proponent may seek related take authorization as provided by the Fish and Game Code.

PROJECT DESCRIPTION SUMMARY
Proponent: City of Laguna Woods (City)
Objective: The objective of the Project is to prepare an update to parts of the City’s General Plan and Zoning Code.

Key project components are outlined below:

Overlay Zoning Districts: creating new overlay districts to increase housing density.

Rezoning: rezoning of 17 properties to allow housing development in addition to the uses already allowed under existing zoning.

Change in General Plan Land Use Designation: rezoning 12 properties to better correlate existing uses with land use designations and zoning.

Circulation and Noise: updating the City’s General Plan Circulation Element and Noise Element to ensure internal consistency with the City’s General Plan Housing Element, including background and existing condition information, identification of priority issues, goals and policy objectives, and other changes intended to modernize the documents.

Location: The Project encompasses the City of Laguna Woods, which is located in the southern portion of Orange County. Given that the City’s General Plan addresses policy issues throughout the City, the Project area includes all lands within the City’s boundaries. The City is surrounded by Laguna Hills on the north and east, Aliso Viejo on the south, Laguna Beach on the southwest, the Crystal Cove State Park on the west, and Irvine on the northwest.

Biological Setting: CDFW acknowledges that the properties/sites identified in the Project documents are located within urbanized and developed areas; however, a few are located on the western and southern boundaries of the City, adjacent to areas containing biological resources. Specifically, the western portion of the City is adjacent to the Central Coastal Reserve and portions of the southern boundary are adjacent to Aliso Creek. Both the Central Coastal Reserve and Aliso Creek contain biological resources of regional significance, including conserved lands, sensitive species, and high-value upland and riparian habitats.

COMMENTS AND RECOMMENDATIONS
CDFW offers the comments and recommendations below to assist the City in adequately identifying and/or mitigating the Project’s significant, or potentially significant, direct and indirect impacts on fish and wildlife (biological) resources. Editorial comments or other suggestions may also be included to improve the document.

To enable CDFW to adequately review and comment on the proposed Project from the standpoint of the protection of plants, fish, wildlife, and natural habitats, we recommend the following information be included in the PEIR:

DocuSign Envelope ID: 69D7E72E-0D0D-46AE-AC22-7180E30FC2C3 Christopher Macon, City Manager
City of Laguna Woods
August 30, 2022

Page 3 of 5 ends

1) NCCP Compliance: CDFW administers the Natural Community Conservation Planning (NCCP) program. The County of Orange participates in the NCCP program through its role as a Permitted Jurisdiction and Participating Landowner under the County of Orange Central and Coastal Subregion Natural Community Conservation Plan/Habitat Conservation Plan (NCCP/HCP). Although the City of Laguna Woods is not a Participating Landowner under the NCCP/HCP, based on the close proximity to the boundaries to the Central and Coastal NCCP, CDFW recommends that the City follow the guidelines set forth in the NCCP/HCP during the implementation of this Project in order to adequately avoid and minimize potential impacts to biological resources. CDFW requests that Project design be in alignment with the NCCP. 2) Land Use Designations and Housing: While CDFW recognizes that the shift in land use designations to provide additional housing sites is planned to have minimal impact on biological resources, CDFW recommends maximizing open space when planning future housing projects. For instance, housing developments should remain compact and near to developed areas in order to preserve existing open space. 3) Biological Impacts: To provide a thorough discussion of direct, indirect, and cumulative impacts expected to adversely affect biological resources for related subsequent housing projects, with specific measures to offset such impacts, the following should be addressed in the draft PEIR:
a) a discussion of potential adverse impacts from lighting, noise, human activity, sensitive species, recreational uses, and potential impacts to Aliso Creek. The latter subject should address: Project-related changes to drainage patterns on, and downstream of, the Project site; the volume, velocity, and frequency of existing and post-Project surface flows; polluted runoff; soil erosion and/or sedimentation in the stream; and post-Project fate of runoff from the Project site. Mitigation measures proposed to alleviate such impacts should be included;
b) discussion regarding indirect Project impacts on biological resources, including resources in nearby public lands, open space, adjacent natural habitats, riparian ecosystems, and any designated and/or proposed or existing reserve lands (e.g., existing preserve lands or lands designated as within the County of Orange Central and Coastal Subregion NCCP/HCP);
c) the zoning of areas for development projects or other uses that are nearby or adjacent to natural areas may inadvertently contribute to wildlife-human interactions. A discussion of possible wildlife conflicts and mitigation measures to reduce these conflicts should be included in the environmental document; and, d) CDFW also recommends that a habitat gain/loss table be included, if applicable, which calculates the expected net habitat losses and gains of each type of habitat area lost, restored, enhanced, and created.
4) Cumulative Effects Analysis: A cumulative effects analysis should be developed as described under CEQA Guidelines, section 15130. General and specific plans, as well as past, present, and anticipated future projects, should be analyzed relative to their impacts on similar plant communities and wildlife habitats. The draft PEIR should DocuSign Envelope ID: 69D7E72E-0D0D-46AE-AC22-7180E30FC2C3 Christopher Macon, City Manager
City of Laguna Woods
August 30, 2022

Page 4 of 5 ends

evaluate the full scope of potential actions as part of the cumulative impact analysis and discussion of related actions.
5) Lake and Streambed Alteration Notification: The Project area covers the entire City of Laguna Woods which includes Aliso Creek. Based on the NOP, it is unclear if impacts to Aliso Creek may occur from individual development projects associated with the PEIR. CDFW has regulatory authority over activities in streams and/or lakes that will divert or obstruct the natural flow, or change the bed, channel, or bank (which may include associated riparian resources) of any river, stream, or lake or use material from a river, stream, or lake. For any such activities, the Project applicant (or “entity”) must provide written notification to CDFW pursuant to section 1600 et seq. of the Fish and Game Code. Based on this notification and other information, CDFW determines whether a Lake and Streambed Alteration Agreement (LSAA) with the applicant is required prior to conducting the proposed activities. CDFW’s issuance of a LSAA for a Project that is subject to CEQA will require CEQA compliance actions by CDFW as a Responsible Agency. CDFW as a Responsible Agency under CEQA may consider the City’s PEIR for the Project. To minimize additional requirements by CDFW pursuant to section 1600 et seq. and/or under CEQA, the document should fully identify the potential impacts to the stream or riparian resources and provide adequate avoidance, mitigation, monitoring and reporting commitments for issuance of the LSAA.

ENVIRONMENTAL DATA
CEQA requires that information developed in environmental impact reports and negative declarations be incorporated into a database which may be used to make subsequent or supplemental environmental determinations. (Pub. Resources Code, § 21003, subd. (e).) Accordingly, please report any special status species and natural communities detected during Project surveys to the California Natural Diversity Database (CNDDB). The CNNDB field survey form can be filled out and submitted online at the following link:
https://wildlife.ca.gov/Data/CNDDB/Submitting-Data. The types of information reported to CNDDB can be found at the following link: https://www.wildlife.ca.gov/Data/CNDDB/Plantsand-Animals.

ENVIRONMENTAL DOCUMENT FILING FEES
The Project, as proposed, would have an impact on fish and/or wildlife, and assessment of environmental document filing fees is necessary. Fees are payable upon filing of the Notice of Determination by the Lead Agency and serve to help defray the cost of environmental review by CDFW. Payment of the environmental document filing fee is required in order for the underlying project approval to be operative, vested, and final. (Cal. Code Regs, tit. 14, § 753.5; Fish & G. Code, § 711.4; Pub. Resources Code, § 21089.)

CONCLUSION
CDFW appreciates the opportunity to comment on the NOP assist the City of Laguna Woods in identifying and mitigating Project impacts on biological resources.

Questions regarding this letter or further coordination should be directed to Alex Troeller, Environmental Scientist at [email protected].

DocuSign Envelope ID: 69D7E72E-0D0D-46AE-AC22-7180E30FC2C3 Christopher Macon, City Manager
City of Laguna Woods
August 30, 2022

Page 5 of 5 ends

Sincerely,
Jennifer Turner signing for
David Mayer
Environmental Program Manager
South Coast Region
ec: CDFW
Jennifer Turner, San Diego – [email protected] Cindy Hailey, San Diego – [email protected]
Office of Planning and Research
State Clearinghouse, Sacramento – [email protected] DocuSign Envelope ID: 69D7E72E-0D0D-46AE-AC22-7180E30FC2C3 1 Tamar Gharibian
From: Ryan Bensley
Sent: Tuesday, August 16, 2022 3:28 PM
To: Kerrie Collison
Cc: Ashley Davis; Scott Vurbeff; Tamar Gharibian
Subject: FW: EIR
Attachments: 08162022 PrepDEIRLagunaWds.pdf
For your reference as part of the tribal consultation process.

Ryan Bensley, AICP | Associate/Environmental Planner
LSA | 20 Executive Park, Suite 200
Irvine, CA 92614
– – – – – – – – – – –
949‐553‐0666 Tel
714‐926‐9283 Mobile
Website
From: Chris Macon <[email protected]>
Sent: Tuesday, August 16, 2022 3:12 PM
To: Ashley Davis <[email protected]>; Ryan Bensley <[email protected]> Cc: Rebecca Pennington <[email protected]> Subject: FW: EIR
FYI
Christopher Macon
City Manager
City of Laguna Woods
(949) 639‐0525
From: Raslich, Nicole (TRBL) <[email protected]> Sent: Tuesday, August 16, 2022 3:08 PM
To: City Hall ‐ City of Laguna Woods <[email protected]> Subject: EIR
Hello,
We appreciate your effort and thank you for your inquiry.

A records check of the Tribal Historic preservation office’s cultural registry revealed that this project is not located within the Tribe’s Traditional Use Area. Therefore, we defer to the other tribes in the area. This letter shall conclude our consultation efforts.

Best,
Nicole A. Raslich, M.A.
2 Archaeological Technician
Tribal Historic Preservation Office
Agua Caliente Band of Cahuilla Indians
D: +1 (760) 883‐1134
C: +1 (760) 985‐3615
[email protected]
August 15, 2022
Rebecca M. Pennington, Development Programs Analyst
City of Laguna Woods
24264 El Toro Road
Laguna Woods, California 92637
Phone: (949) 639-0561
E-mail: [email protected]
RE: SCAG Comments on the Notice of Preparation of a Program Environmental Impact Report for the Laguna Woods General Plan and Zoning Code Update [SCAG NO. IGR10684] Dear Rebecca Pennington,
Thank you for submitting the Notice of Preparation of a Program Environmental Impact Report for the Laguna Woods General Plan and Zoning Code Update (“proposed project”) to the Southern California Association of Governments (SCAG) for review and comment. SCAG is responsible for providing informational resources to regionally significant plans, projects, and programs per the California Environmental Quality Act (CEQA) to facilitate the consistency of these projects with SCAG’s adopted regional plans, to be determined by the lead agencies.1 Pursuant to Senate Bill (SB) 375, SCAG is the designated Regional Transportation Planning Agency under state law and is responsible for preparation of the Regional Transportation Plan (RTP) including the Sustainable Communities Strategy (SCS). SCAG’s feedback is intended to assist local jurisdictions and project proponents to implement projects that have the potential to contribute to attainment of Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS) goals and align with RTP/SCS policies. Finally, SCAG is the authorized regional agency for Intergovernmental Review (IGR) of programs proposed for Federal financial assistance and direct Federal development activities, pursuant to Presidential Executive Order 12372.

SCAG staff has reviewed the Notice of Preparation of a Program Environmental Impact Report for the Laguna Woods General Plan and Zoning Code Update in Orange County. The proposed project includes the creation of four new overlay zoning districts, rezoning of 17 properties, changing the General Plan land use designation for 12 properties, and updates to the City's General Plan Circulation Element and Noise Element to ensure consistency with the Housing Element and accommodate housing development as required by RHNA.

When available, please email environmental documentation to [email protected] providing, at a minimum, the full public comment period for review.

If you have any questions regarding the attached comments, please contact the Intergovernmental Review (IGR) Program, attn.: Annaleigh Ekman, Associate Regional Planner, at (213) 630-1427 or [email protected]. Thank you.

Sincerely,
Frank Wen, Ph.D.

Manager, Planning Strategy Department
1 Lead agencies such as local jurisdictions have the sole discretion in determining a local project’s consistency with the 2020 RTP/SCS (Connect SoCal) for the purpose of determining consistency for CEQA.

August 15, 2022 SCAG No. IGR10684
Rebecca M. Pennington Page 2

COMMENTS ON THE NOTICE OF PREPARATION OF A

PROGRAM ENVIRONMENTAL IMPACT REPORT FOR THE
LAGUNA WOODS GENERAL PLAN AND ZONING CODE UPDATE [SCAG NO. IGR10684]

CONSISTENCY WITH CONNECT SOCAL
SCAG provides informational resources to facilitate the consistency of the proposed project with the adopted 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS or Connect SoCal). For the purpose of determining consistency with CEQA, lead agencies such as local jurisdictions have the sole discretion in determining a local project’s consistency with Connect SoCal.

CONNECT SOCAL GOALS
The SCAG Regional Council fully adopted Connect SoCal in September 2020. Connect SoCal, also known as the 2020 – 2045 RTP/SCS, builds upon and expands land use and transportation strategies established over several planning cycles to increase mobility options and achieve a more sustainable growth pattern. The long-range visioning plan balances future mobility and housing needs with goals for the environment, the regional economy, social equity and environmental justice, and public health. The goals included in Connect SoCal may be pertinent to the proposed project.

These goals are meant to provide guidance for considering the proposed project. Among the relevant goals of Connect SoCal are the following:

SCAG CONNECT SOCAL GOALS
Goal #1: Encourage regional economic prosperity and global competitiveness Goal #2: Improve mobility, accessibility, reliability and travel safety for people and goods Goal #3: Enhance the preservation, security, and resilience of the regional transportation system Goal #4: Increase person and goods movement and travel choices within the transportation system Goal #5: Reduce greenhouse gas emissions and improve air quality Goal #6: Support healthy and equitable communities
Goal #7: Adapt to a changing climate and support an integrated regional development pattern and transportation network
Goal #8: Leverage new transportation technologies and data-driven solutions that result in more efficient travel Goal #9: Encourage development of diverse housing types in areas that are supported by multiple transportation options
Goal #10: Promote conservation of natural and agricultural lands and restoration of habitats For ease of review, we encourage the use of a side-by-side comparison of SCAG goals with discussions of the consistency, non-consistency or non-applicability of the goals and supportive analysis in a table format. Suggested format is as follows:

August 15, 2022 SCAG No. IGR10684
Rebecca M. Pennington Page 3

SCAG CONNECT SOCAL GOALS
Goal Analysis
Goal #1: Encourage regional economic prosperity and global competitiveness
Consistent: Statement as to why;
Not-Consistent: Statement as to why;
Or
Not Applicable: Statement as to why;
DEIR page number reference
Goal #2: Improve mobility, accessibility, reliability and travel safety for people and goods
Consistent: Statement as to why;
Not-Consistent: Statement as to why;
Or
Not Applicable: Statement as to why;
DEIR page number reference
etc. etc.

Connect SoCal Strategies
To achieve the goals of Connect SoCal, a wide range of land use and transportation strategies are included in the accompanying twenty (20) technical reports. Of particular note are multiple strategies included in Chapter 3 of Connect SoCal intended to support implementation of the regional Sustainable Communities Strategy (SCS) framed within the context of focusing growth near destinations and mobility options; promoting diverse housing choices; leveraging technology innovations; supporting implementation of sustainability policies; and promoting a Green Region. To view Connect SoCal and the accompanying technical reports, please visit the Connect SoCal webpage.

Connect SoCal builds upon the progress from previous RTP/SCS cycles and continues to focus on integrated, coordinated, and balanced planning for land use and transportation that helps the SCAG region strive towards a more sustainable region, while meeting statutory requirements pertinent to RTP/SCSs. These strategies within the regional context are provided as guidance for lead agencies such as local jurisdictions when the proposed project is under consideration.

DEMOGRAPHICS AND GROWTH FORECASTS
A key, formative step in projecting future population, households, and employment through 2045 for Connect SoCal was the generation of a forecast of regional and county level growth in collaboration with expert demographers and economists on Southern California. From there, jurisdictional level forecasts were ground-truthed by subregions and local agencies, which helped SCAG identify opportunities and barriers to future development. This forecast helps the region understand, in a very general sense, where we are expected to grow, and allows SCAG to focus attention on areas that are experiencing change and may have increased transportation needs. After a year-long engagement effort with all 197 jurisdictions one-on-one, 82 percent of SCAG’s 197 jurisdictions provided feedback on the forecast of future growth for Connect SoCal. SCAG also sought feedback on potential sustainable growth strategies from a broad range of stakeholder groups – including local jurisdictions, county transportation commissions, other partner agencies, industry groups, community-based organizations, and the general public. Connect SoCal utilizes a bottomup approach in that total projected growth for each jurisdiction reflects feedback received from jurisdiction staff, including city managers, community development/planning directors, and local staff. Growth at the neighborhood level (i.e., transportation analysis zone (TAZ) reflects entitled projects and adheres to current general and specific plan maximum densities as conveyed by jurisdictions (except in cases where entitled projects and development agreements exceed these capacities as calculated by SCAG). Neighborhood level growth projections also feature strategies that help to reduce greenhouse gas emissions (GHG) from automobiles and light trucks to achieve Southern California’s GHG reduction target, approved by the California Air Resources Board (CARB) in accordance with state planning law. Connect SoCal’s Forecasted Development Pattern is utilized for long range modeling purposes and does not supersede actions taken by elected bodies on future development, including entitlements and development agreements. SCAG does not have the authority to implement the plan -- neither through decisions about what type of development is built where, nor what transportation projects are ultimately built, as Connect August 15, 2022 SCAG No. IGR10684
Rebecca M. Pennington Page 4
SoCal is adopted at the jurisdictional level. Achieving a sustained regional outcome depends upon informed and intentional local action. To access jurisdictional level growth estimates and forecasts for years 2016 and 2045, please refer to the Connect SoCal Demographics and Growth Forecast Technical Report. The growth forecasts for the region and applicable jurisdictions are below.

Adopted SCAG Region Wide Forecasts Adopted City of Laguna Woods Forecasts Year 2020 Year 2030 Year 2035 Year 2045 Year 2020 Year 2030 Year 2035 Year 2045 Population 19,517,731 20,821,171 21,443,006 22,503,899 16,303 16,668 16,669 16,532 Households 6,333,458 6,902,821 7,170,110 7,633,451 11,415 11,439 11,418 11,513 Employment 8,695,427 9,303,627 9,566,384 10,048,822 5,762 6,415 6,642 6,809

MITIGATION MEASURES
SCAG staff recommends that you review the Final Program Environmental Impact Report (Final PEIR) for Connect SoCal for guidance, as appropriate. SCAG’s Regional Council certified the PEIR and adopted the associated Findings of Fact and a Statement of Overriding Considerations (FOF/SOC) and Mitigation Monitoring and Reporting Program (MMRP) on May 7, 2020 and also adopted a PEIR Addendum and amended the MMRP on September 3, 2020 (please see the PEIR webpage and scroll to the bottom of the page for the PEIR Addendum). The PEIR includes a list of project-level performance standards-based mitigation measures that may be considered for adoption and implementation by lead, responsible, or trustee agencies in the region, as applicable and feasible. Project-level mitigation measures are within responsibility, authority, and/or jurisdiction of project-implementing agency or other public agency serving as lead agency under CEQA in subsequent project- and site- specific design, CEQA review, and decision-making processes, to meet the performance standards for each of the CEQA resource categories.

REGIONAL HOUSING NEEDS ALLOCATION
On March 4, 2021 SCAG’s Regional Council adopted the 6
th cycle Final Regional Housing Needs Assessment (RHNA) Allocation Plan which covers the planning period October 2021 through October 2029. The 6th cycle Final RHNA allocation for the applicable jurisdiction is below.

SCAG 6th Cycle Final RHNA Allocation for City of Laguna Woods Income Category RHNA Allocation (Units)
Very low income 127
Low income 136
Moderate income 192
Above moderate income 542
Total RHNA Allocation 997
Sixth cycle housing elements were due to the California Department of Housing and Community Development (HCD) by October 15, 2021. SCAG encourages jurisdictions to adopt a housing element in compliance with State housing law as determined by review from HCD. Jurisdictions that do not have an adopted compliant housing element may be ineligible for certain State funding and grant opportunities and may be at risk for legal action from stakeholders or HCD.

SCAG staff would like to call your attention to SCAG’s HELPR 2.0, a web-mapping tool developed by SCAG to help local jurisdictions and stakeholders understand local land use, site opportunities, and environmental sensitivities for aligning housing planning with the state Department of Housing and Community Development’s (HCD) 6th cycle housing element requirements.

DR A F T P ROG R AM EN V I RONME N T A L I M P A CT RE P O RT M a y 20 2 4

L AGUNA WOODS GENERAL PLAN AND ZONING CODE UPDATE

L AGUNA WOODS , C ALIFORNIA
P:\LWD2102.03\04.1 - Admin Draft EIR\Appendices\Old\Appendix B - AQ-Energy-GHG.docx «04/13/23»

APPENDIX B

AIR QUALITY/ENERGY/GREENHOUSE GAS

CALEEMOD MODELING DATA

L AGUNA WOODS GENERAL PLAN AND ZONING CODE UPDATE

L AGUNA WOODS , C ALIFORNIA

DR A FT P ROG R AM EN V I RONME NT A L I M P A CT RE P ORT M a y 20 2 4
P:\LWD2102.03\04.1 - Admin Draft EIR\Appendices\Old\Appendix B - AQ-Energy-GHG.docx «04/13/23» This page intentionally left blank
Laguna Woods General Plan and Zoning Update Project
Orange County, Annual
Project Characteristics -
Land Use - The project proposes to develop a total of 1,197 residential units across 17 different sites.

Construction Phase - Construction assumed to start 2023 and end in 2045. Overlap of building construction and architectural coating.

Off-road Equipment - Default
Off-road Equipment - Default
Grading - Assumed balanced sites
Vehicle Trips - Based on a net trip generation of 746 ADT Construction Off-road Equipment Mitigation - Use of construction equipment tier 2, water exposed area twice, and reduced vehicle speed to 15 mph Area Mitigation - Only natural gas hearths
Off-road Equipment - Default
Demolition - Demolition of existing buildings
Fleet Mix - Default fleet mix

1.1 Land Usage
Land Uses Size Metric Lot Acreage Floor Surface Area Population Single Family Housing 1,197.00 Dwelling Unit 388.64 2,154,600.00 3423

1.2 Other Project Characteristics
Urbanization
Climate Zone
Urban
8 Wind Speed (m/s) 2.2 Precipitation Freq (Days) 30

1.3 User Entered Comments & Non-Default Data

1.0 Project Characteristics
Utility Company Southern California Edison
Operational Year 2045
CO2 Intensity
(lb/MWhr)
390.98 CH4 Intensity 0.033
(lb/MWhr)
N2O Intensity 0.004
(lb/MWhr)
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Table Name Column Name Default Value New Value
tblConstDustMitigation WaterUnpavedRoadVehicleSpeed 0 15 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 5.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 3.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 6.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 9.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00 tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
CalEEMod Version: CalEEMod.2020.4.0 Page 2 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

2.0 Emissions Summary

2.1 Overall Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year tons/yr MT/yr
2023 0.3014 2.8549 2.6295 5.4900e0030.1295 0.1302 0.2596 0.0230 0.1211 0.1441 0.0000 485.2361 485.2361 0.1268 4.7000e003489.8083 2024 0.3001 2.7967 2.6547 5.5200e0030.1305 0.1263 0.2568 0.0232 0.1173 0.1405 0.0000 488.2515 488.2515 0.1277 4.6600e003492.8316 2025 0.3099 3.0223 2.4752 5.2900e0031.6964 0.1306 1.8270 0.8395 0.1205 0.9600 0.0000 466.8795 466.8795 0.1361 1.9700e003470.8690 2026 0.3768 3.6003 3.3429 7.8700e0031.9914 0.1469 2.1383 0.6650 0.1351 0.8002 0.0000 692.6169 692.6169 0.2178 4.3000e004698.1918 2027 0.3845 3.6502 3.4966 8.3100e0031.6099 0.1477 1.7576 0.5255 0.1359 0.6614 0.0000 731.4045 731.4045 0.2304 4.2000e004737.2893 2028 0.3181 2.3642 3.5682 0.0105 1.5206 0.0784 1.5990 0.2936 0.0736 0.3671 0.0000 980.8459 980.8459 0.1042 0.0456 997.0356 Unmitigated Construction
tblConstEquipMitigation Tier No Change Tier 2
tblConstEquipMitigation Tier No Change Tier 2
tblConstructionPhase NumDays 440.00 2,250.00
tblConstructionPhase NumDays 6,200.00 4,450.00
tblConstructionPhase NumDays 400.00 620.00
tblConstructionPhase NumDays 620.00 500.00
tblConstructionPhase NumDays 440.00 150.00
tblConstructionPhase NumDays 240.00 200.00
tblVehicleTrips ST_TR 9.54 0.62
tblVehicleTrips SU_TR 8.55 0.62
tblVehicleTrips WD_TR 9.44 0.62
CalEEMod Version: CalEEMod.2020.4.0 Page 3 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year tons/yr MT/yr
2029 0.3091 2.2864 3.5400 0.0105 0.7227 0.0743 0.7970 0.1943 0.0699 0.2642 0.0000 987.7843 987.7843 0.0965 0.0476 1,004.378 8 2030 0.2955 1.6867 3.5087 0.0108 0.7227 0.0246 0.7473 0.1943 0.0243 0.2186 0.0000 1,016.960 0 1,016.960
0 0.0388 0.0467 1,031.847
5 2031 0.2894 1.6774 3.4734 0.0107 0.7227 0.0244 0.7471 0.1943 0.0241 0.2184 0.0000 1,005.443 5 1,005.443
5 0.0385 0.0458 1,020.049
3 2032 0.2851 1.6778 3.4557 0.0106 0.7255 0.0243 0.7498 0.1951 0.0241 0.2191 0.0000 1,000.341 7 1,000.341
7 0.0384 0.0452 1,014.784
0 2033 0.2781 1.6600 3.4030 0.0104 0.7199 0.0240 0.7440 0.1936 0.0238 0.2173 0.0000 984.8122 984.8122 0.0379 0.0443 998.9513 2034 0.2738 1.6552 3.3792 0.0103 0.7199 0.0239 0.7438 0.1936 0.0237 0.2172 0.0000 977.7028 977.7028 0.0377 0.0437 991.6646 2035 0.2588 1.5565 3.3668 0.0103 0.7227 0.0164 0.7391 0.1943 0.0161 0.2104 0.0000 975.1881 975.1881 0.0367 0.0433 989.0187 2036 0.2598 1.5624 3.3797 0.0103 0.7255 0.0164 0.7419 0.1951 0.0162 0.2112 0.0000 978.9244 978.9244 0.0369 0.0435 992.8081 2037 1.0202 1.6583 3.7760 0.0114 0.8379 0.0179 0.8557 0.2249 0.0176 0.2425 0.0000 1,079.252 1 1,079.252
1 0.0387 0.0447 1,093.538
3 2038 1.0733 1.6654 3.8045 0.0115 0.8459 0.0180 0.8639 0.2270 0.0177 0.2447 0.0000 1,086.502 4 1,086.502
4 0.0388 0.0448 1,100.820
4 2039 1.0692 1.6590 3.7900 0.0114 0.8427 0.0179 0.8606 0.2262 0.0176 0.2438 0.0000 1,082.339 6 1,082.339
6 0.0387 0.0446 1,096.602
7 2040 1.0529 1.6136 3.7211 0.0112 0.8459 0.0151 0.8610 0.2271 0.0148 0.2419 0.0000 1,063.351 3 1,063.351
3 0.0373 0.0429 1,077.062
0 2041 1.0529 1.6136 3.7211 0.0112 0.8459 0.0151 0.8610 0.2271 0.0148 0.2419 0.0000 1,063.351 3 1,063.351
3 0.0373 0.0429 1,077.062
0 2042 1.0529 1.6136 3.7211 0.0112 0.8459 0.0151 0.8610 0.2271 0.0148 0.2419 0.0000 1,063.351 3 1,063.351
3 0.0373 0.0429 1,077.062
0 2043 1.0529 1.6136 3.7211 0.0112 0.8459 0.0151 0.8610 0.2271 0.0148 0.2419 0.0000 1,063.351 3 1,063.351
3 0.0373 0.0429 1,077.062
0 2044 1.0529 1.6136 3.7211 0.0112 0.8459 0.0151 0.8610 0.2271 0.0148 0.2419 0.0000 1,063.351 3 1,063.351
3 0.0373 0.0429 1,077.062
0 2045 0.6627 0.5197 1.8679 4.0900e0030.1804 0.0112 0.1916 0.0482 0.0111 0.0593 0.0000 371.7175 371.7175 0.0114 5.7500e003373.7157 Maximum 1.0733 3.6502 3.8045 0.0115 1.9914 0.1477 2.1383 0.8395 0.1359 0.9600 0.0000 1,086.502 4 1,086.502
4 0.2304 0.0476 1,100.820
4 CalEEMod Version: CalEEMod.2020.4.0 Page 4 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

2.1 Overall Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year tons/yr MT/yr
2023 0.1705 4.3083 3.2835 5.4900e0030.0744 0.1192 0.1936 0.0147 0.1192 0.1339 0.0000 485.2356 485.2356 0.1268 4.7000e003489.8078 2024 0.1714 4.3406 3.3053 5.5200e0030.0750 0.1202 0.1951 0.0148 0.1201 0.1349 0.0000 488.2510 488.2510 0.1277 4.6600e003492.8311 2025 0.1663 4.3739 3.1441 5.2900e0030.7783 0.1221 0.9005 0.3818 0.1221 0.5039 0.0000 466.8790 466.8790 0.1361 1.9700e003470.8684 2026 0.2313 6.3664 4.6001 7.8700e0030.9117 0.1670 1.0786 0.3034 0.1670 0.4703 0.0000 692.6161 692.6161 0.2178 4.3000e004698.1909 2027 0.2422 6.6903 4.8526 8.3100e0030.7402 0.1741 0.9143 0.2407 0.1741 0.4148 0.0000 731.4037 731.4037 0.2304 4.2000e004737.2885 2028 0.2748 3.8968 3.8653 0.0105 1.0583 0.1260 1.1842 0.2327 0.1256 0.3583 0.0000 980.8455 980.8455 0.1042 0.0456 997.0352 2029 0.2717 3.7329 3.7735 0.0105 0.7227 0.1233 0.8460 0.1943 0.1230 0.3174 0.0000 987.7840 987.7840 0.0965 0.0476 1,004.378 5 2030 0.2657 3.7250 3.7327 0.0108 0.7227 0.1232 0.8459 0.1943 0.1229 0.3172 0.0000 1,016.959 6 1,016.959
6 0.0388 0.0467 1,031.847
1 2031 0.2596 3.7158 3.6974 0.0107 0.7227 0.1230 0.8457 0.1943 0.1227 0.3170 0.0000 1,005.443 1 1,005.443
1 0.0385 0.0458 1,020.048
9 2032 0.2552 3.7240 3.6806 0.0106 0.7255 0.1233 0.8488 0.1951 0.1230 0.3181 0.0000 1,000.341 3 1,000.341
3 0.0384 0.0452 1,014.783
6 2033 0.2484 3.6905 3.6261 0.0104 0.7199 0.1222 0.8422 0.1936 0.1220 0.3156 0.0000 984.8118 984.8118 0.0379 0.0443 998.9509 2034 0.2441 3.6858 3.6024 0.0103 0.7199 0.1221 0.8420 0.1936 0.1219 0.3154 0.0000 977.7024 977.7024 0.0377 0.0437 991.6642 2035 0.2411 3.6958 3.5960 0.0103 0.7227 0.1225 0.8452 0.1943 0.1222 0.3166 0.0000 975.1876 975.1876 0.0367 0.0433 989.0183 2036 0.2420 3.7099 3.6097 0.0103 0.7255 0.1230 0.8484 0.1951 0.1227 0.3178 0.0000 978.9240 978.9240 0.0369 0.0435 992.8077 2037 1.0020 3.9922 4.0098 0.0114 0.8379 0.1344 0.9723 0.2249 0.1341 0.3590 0.0000 1,079.251 6 1,079.251
6 0.0387 0.0447 1,093.537
8 2038 1.0550 4.0128 4.0387 0.0115 0.8459 0.1352 0.9811 0.2270 0.1349 0.3620 0.0000 1,086.502 0 1,086.502
0 0.0388 0.0448 1,100.819
9 Mitigated Construction
CalEEMod Version: CalEEMod.2020.4.0 Page 5 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year tons/yr MT/yr
2039 1.0510 3.9974 4.0232 0.0114 0.8427 0.1347 0.9773 0.2262 0.1344 0.3606 0.0000 1,082.339 1 1,082.339
1 0.0387 0.0446 1,096.602
2 2040 1.0376 4.0003 3.9554 0.0112 0.8459 0.1348 0.9807 0.2271 0.1346 0.3616 0.0000 1,063.350 9 1,063.350
9 0.0373 0.0429 1,077.061
5 2041 1.0376 4.0003 3.9554 0.0112 0.8459 0.1348 0.9807 0.2271 0.1346 0.3616 0.0000 1,063.350 9 1,063.350
9 0.0373 0.0429 1,077.061
5 2042 1.0376 4.0003 3.9554 0.0112 0.8459 0.1348 0.9807 0.2271 0.1346 0.3616 0.0000 1,063.350 9 1,063.350
9 0.0373 0.0429 1,077.061
5 2043 1.0376 4.0003 3.9554 0.0112 0.8459 0.1348 0.9807 0.2271 0.1346 0.3616 0.0000 1,063.350 9 1,063.350
9 0.0373 0.0429 1,077.061
5 2044 1.0376 4.0003 3.9554 0.0112 0.8459 0.1348 0.9807 0.2271 0.1346 0.3616 0.0000 1,063.350 9 1,063.350
9 0.0373 0.0429 1,077.061
5 2045 0.6548 2.1503 2.0087 4.0900e0030.1804 0.0728 0.2532 0.0482 0.0727 0.1209 0.0000 371.7172 371.7172 0.0114 5.7500e003373.7154 Maximum 1.0550 6.6903 4.8526 0.0115 1.0583 0.1741 1.1842 0.3818 0.1741 0.5039 0.0000 1,086.502 0 1,086.502
0 0.2304 0.0476 1,100.819
9 ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction

8.21 -105.63 -11.24 0.00 17.38 -162.46 7.68 20.43 -178.03 -10.39 0.00 0.00 0.00 0.00 0.00 0.00 Quarter Start Date End Date Maximum Unmitigated ROG + NOX (tons/quarter) Maximum Mitigated ROG + NOX (tons/quarter) 1 1-2-2023 4-1-2023 0.7804 1.1073
2 4-2-2023 7-1-2023 0.7883 1.1189
3 7-2-2023 10-1-2023 0.7969 1.1312
4 10-2-2023 1-1-2024 0.7975 1.1319
5 1-2-2024 4-1-2024 0.7682 1.1193
6 4-2-2024 7-1-2024 0.7675 1.1186
7 7-2-2024 10-1-2024 0.7759 1.1309
8 10-2-2024 1-1-2025 0.7760 1.1317
CalEEMod Version: CalEEMod.2020.4.0 Page 6 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 9 1-2-2025 4-1-2025 0.7006 1.1067
10 4-2-2025 7-1-2025 0.7864 1.1030
11 7-2-2025 10-1-2025 0.9127 1.1501
12 10-2-2025 1-1-2026 0.9129 1.1503
13 1-2-2026 4-1-2026 0.9158 1.3461
14 4-2-2026 7-1-2026 1.0048 1.7265
15 7-2-2026 10-1-2026 1.0159 1.7455
16 10-2-2026 1-1-2027 1.0161 1.7457
17 1-2-2027 4-1-2027 0.9939 1.7076
18 4-2-2027 7-1-2027 1.0047 1.7264
19 7-2-2027 10-1-2027 1.0157 1.7453
20 10-2-2027 1-1-2028 1.0160 1.7456
21 1-2-2028 4-1-2028 0.7154 1.1401
22 4-2-2028 7-1-2028 0.6414 0.9923
23 7-2-2028 10-1-2028 0.6485 1.0033
24 10-2-2028 1-1-2029 0.6596 1.0143
25 1-2-2029 4-1-2029 0.6414 0.9885
26 4-2-2029 7-1-2029 0.6378 0.9887
27 7-2-2029 10-1-2029 0.6449 0.9997
28 10-2-2029 1-1-2030 0.6541 1.0105
29 1-2-2030 4-1-2030 0.4903 0.9850
30 4-2-2030 7-1-2030 0.4852 0.9854
31 7-2-2030 10-1-2030 0.4906 0.9964
32 10-2-2030 1-1-2031 0.5012 1.0069
33 1-2-2031 4-1-2031 0.4864 0.9811
34 4-2-2031 7-1-2031 0.4815 0.9818
35 7-2-2031 10-1-2031 0.4869 0.9927
36 10-2-2031 1-1-2032 0.4973 1.0030
37 1-2-2032 4-1-2032 0.4889 0.9891
CalEEMod Version: CalEEMod.2020.4.0 Page 7 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 38 4-2-2032 7-1-2032 0.4788 0.9790
39 7-2-2032 10-1-2032 0.4842 0.9899
40 10-2-2032 1-1-2033 0.4944 1.0001
41 1-2-2033 4-1-2033 0.4810 0.9758
42 4-2-2033 7-1-2033 0.4765 0.9767
43 7-2-2033 10-1-2033 0.4818 0.9875
44 10-2-2033 1-1-2034 0.4918 0.9975
45 1-2-2034 4-1-2034 0.4787 0.9735
46 4-2-2034 7-1-2034 0.4743 0.9745
47 7-2-2034 10-1-2034 0.4796 0.9853
48 10-2-2034 1-1-2035 0.4892 0.9952
49 1-2-2035 4-1-2035 0.4489 0.9714
50 4-2-2035 7-1-2035 0.4442 0.9725
51 7-2-2035 10-1-2035 0.4492 0.9833
52 10-2-2035 1-1-2036 0.4589 0.9931
53 1-2-2036 4-1-2036 0.4539 0.9822
54 4-2-2036 7-1-2036 0.4442 0.9725
55 7-2-2036 10-1-2036 0.4492 0.9833
56 10-2-2036 1-1-2037 0.4589 0.9931
57 1-2-2037 4-1-2037 0.6159 1.1760
58 4-2-2037 7-1-2037 0.6738 1.2539
59 7-2-2037 10-1-2037 0.6813 1.2678
60 10-2-2037 1-1-2038 0.6919 1.2783
61 1-2-2038 4-1-2038 0.6767 1.2504
62 4-2-2038 7-1-2038 0.6738 1.2539
63 7-2-2038 10-1-2038 0.6813 1.2678
64 10-2-2038 1-1-2039 0.6919 1.2783
65 1-2-2039 4-1-2039 0.6767 1.2504
66 4-2-2039 7-1-2039 0.6738 1.2539
CalEEMod Version: CalEEMod.2020.4.0 Page 8 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 67 7-2-2039 10-1-2039 0.6813 1.2678
68 10-2-2039 1-1-2040 0.6917 1.2782
69 1-2-2040 4-1-2040 0.6660 1.2566
70 4-2-2040 7-1-2040 0.6560 1.2466
71 7-2-2040 10-1-2040 0.6633 1.2604
72 10-2-2040 1-1-2041 0.6734 1.2705
73 1-2-2041 4-1-2041 0.6586 1.2428
74 4-2-2041 7-1-2041 0.6560 1.2466
75 7-2-2041 10-1-2041 0.6633 1.2604
76 10-2-2041 1-1-2042 0.6734 1.2705
77 1-2-2042 4-1-2042 0.6586 1.2428
78 4-2-2042 7-1-2042 0.6560 1.2466
79 7-2-2042 10-1-2042 0.6633 1.2604
80 10-2-2042 1-1-2043 0.6734 1.2705
81 1-2-2043 4-1-2043 0.6586 1.2428
82 4-2-2043 7-1-2043 0.6560 1.2466
83 7-2-2043 10-1-2043 0.6633 1.2604
84 10-2-2043 1-1-2044 0.6734 1.2705
85 1-2-2044 4-1-2044 0.6660 1.2566
86 4-2-2044 7-1-2044 0.6560 1.2466
87 7-2-2044 10-1-2044 0.6633 1.2604
88 10-2-2044 1-1-2045 0.6734 1.2705
89 1-2-2045 4-1-2045 0.5089 1.1192
90 4-2-2045 7-1-2045 0.3798 0.9649
91 7-2-2045 9-30-2045 0.2763 0.6789
Highest 1.0161 1.7457
CalEEMod Version: CalEEMod.2020.4.0 Page 9 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Area 12.7480 0.4523 19.8992 0.0201 1.2114 1.2114 1.2114 1.2114 127.1442 264.4917 391.6359 0.3984 8.6300e003404.1666 Energy 0.1543 1.3181 0.5609 8.4100e0030.1066 0.1066 0.1066 0.1066 0.0000 3,186.148 7 3,186.148
7 0.1693 0.0450 3,203.781
8 Mobile 0.2749 0.2710 2.9000 6.3900e0030.9554 2.8900e0030.9583 0.2550 2.7000e0030.2577 0.0000 649.7722 649.7722 0.0385 0.0267 658.6800 Waste 0.0000 0.0000 0.0000 0.0000 284.8836 0.0000 284.8836 16.8361 0.0000 705.7871 Water 0.0000 0.0000 0.0000 0.0000 24.7424 276.9689 301.7114 2.5647 0.0628 384.5539 Total 13.1772 2.0414 23.3601 0.0349 0.9554 1.3209 2.2763 0.2550 1.3207 1.5757 436.7703 4,377.381 5 4,814.151
8 20.0070 0.1431 5,356.969
3 Unmitigated Operational
CalEEMod Version: CalEEMod.2020.4.0 Page 10 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Area 8.8535 0.3652 12.3851 2.0800e0030.0865 0.0865 0.0865 0.0865 0.0000 278.8639 278.8639 0.0242 4.7400e003280.8810 Energy 0.1543 1.3181 0.5609 8.4100e0030.1066 0.1066 0.1066 0.1066 0.0000 3,186.148 7 3,186.148
7 0.1693 0.0450 3,203.781
8 Mobile 0.2749 0.2710 2.9000 6.3900e0030.9554 2.8900e0030.9583 0.2550 2.7000e0030.2577 0.0000 649.7722 649.7722 0.0385 0.0267 658.6800 Waste 0.0000 0.0000 0.0000 0.0000 284.8836 0.0000 284.8836 16.8361 0.0000 705.7871 Water 0.0000 0.0000 0.0000 0.0000 24.7424 276.9689 301.7114 2.5647 0.0628 384.5539 Total 9.2826 1.9544 15.8460 0.0169 0.9554 0.1960 1.1514 0.2550 0.1958 0.4508 309.6260 4,391.753 7 4,701.379
8 19.6328 0.1392 5,233.683
8 Mitigated Operational

3.0 Construction Detail
Construction Phase
Phase
Number
Phase Name Phase Type Start Date End Date Num Days
Week
Num Days Phase Description
1 Demolition Demolition 1/2/2023 5/16/2025 5 620
2 Site Preparation Site Preparation 5/19/2025 2/20/2026 5 200 3 Grading Grading 2/23/2026 1/21/2028 5 500
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction

29.56 4.27 32.17 51.58 0.00 85.16 49.42 0.00 85.18 71.39 29.11 -0.33 2.34 1.87 2.72 2.30 CalEEMod Version: CalEEMod.2020.4.0 Page 11 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 4 Building Construction Building Construction 1/24/2028 2/10/2045 5 4450 5 Architectural Coating Architectural Coating 1/26/2037 9/8/2045 5 2250 6 Paving Paving 2/6/2045 9/1/2045 5 150
OffRoad Equipment
Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor Demolition Concrete/Industrial Saws 1 8.00 81 0.73
Demolition Excavators 3 8.00 158 0.38
Demolition Rubber Tired Dozers 2 8.00 247 0.40
Site Preparation Rubber Tired Dozers 3 8.00 247 0.40
Site Preparation Tractors/Loaders/Backhoes 4 8.00 97 0.37 Grading Excavators 2 8.00 158 0.38
Grading Graders 1 8.00 187 0.41
Grading Rubber Tired Dozers 1 8.00 247 0.40
Grading Scrapers 2 8.00 367 0.48
Grading Tractors/Loaders/Backhoes 2 8.00 97 0.37
Building Construction Cranes 1 7.00 231 0.29
Building Construction Forklifts 3 8.00 89 0.20
Building Construction Generator Sets 1 8.00 84 0.74
Building Construction Tractors/Loaders/Backhoes 3 7.00 97 0.37 Building Construction Welders 1 8.00 46 0.45
Architectural Coating Air Compressors 1 6.00 78 0.48
Paving Pavers 2 8.00 130 0.42
Residential Indoor: 4,363,065; Residential Outdoor: 1,454,355; Non-Residential Indoor: 0; Non-Residential Outdoor: 0; Striped Parking Area: 0 (Architectural Coating – sqft)
Acres of Grading (Site Preparation Phase): 300
Acres of Grading (Grading Phase): 1500
Acres of Paving: 0
CalEEMod Version: CalEEMod.2020.4.0 Page 12 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.1 Mitigation Measures Construction
Use Cleaner Engines for Construction Equipment
Water Exposed Area
Reduce Vehicle Speed on Unpaved Roads
Paving Paving Equipment 2 8.00 132 0.36
Paving Rollers 2 8.00 80 0.38
Trips and VMT
Phase Name Offroad Equipment
Count
Worker Trip
Number
Vendor Trip
Number
Hauling Trip
Number
Worker Trip
Length
Vendor Trip
Length
Hauling Trip
Length
Worker Vehicle
Class
Vendor
Vehicle Class
Hauling
Vehicle Class
Demolition 6 15.00 0.00 2,207.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Site Preparation 7 18.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Grading 8 20.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Building Construction 9 431.00 128.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Architectural Coating 1 86.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Paving 6 15.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT CalEEMod Version: CalEEMod.2020.4.0 Page 13 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.2 Demolition - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.1001 0.0000 0.1001 0.0152 0.0000 0.0152 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.2950 2.7930 2.5536 5.0500e0030.1297 0.1297 0.1206 0.1206 0.0000 441.8969 441.8969 0.1238 0.0000 444.9908 Total 0.2950 2.7930 2.5536 5.0500e0030.1001 0.1297 0.2298 0.0152 0.1206 0.1358 0.0000 441.8969 441.8969 0.1238 0.0000 444.9908 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 9.4000e0040.0580 0.0190 2.6000e0047.9400e0033.6000e0048.3000e0032.1800e0033.4000e0042.5200e0030.0000 26.8590 26.8590 2.7100e0034.3100e00328.2107 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 5.5100e0033.9400e0030.0569 1.8000e0040.0214 1.1000e0040.0215 5.6800e0031.0000e0045.7900e0030.0000 16.4803 16.4803 3.8000e0043.9000e00416.6069 Total 6.4500e0030.0620 0.0759 4.4000e0040.0294 4.7000e0040.0298 7.8600e0034.4000e0048.3100e0030.0000 43.3393 43.3393 3.0900e0034.7000e00344.8176 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 14 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.2 Demolition - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.0451 0.0000 0.0451 6.8200e0030.0000 6.8200e0030.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.1640 4.2463 3.2076 5.0500e0030.1188 0.1188 0.1188 0.1188 0.0000 441.8964 441.8964 0.1238 0.0000 444.9903 Total 0.1640 4.2463 3.2076 5.0500e0030.0451 0.1188 0.1638 6.8200e0030.1188 0.1256 0.0000 441.8964 441.8964 0.1238 0.0000 444.9903 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 9.4000e0040.0580 0.0190 2.6000e0047.9400e0033.6000e0048.3000e0032.1800e0033.4000e0042.5200e0030.0000 26.8590 26.8590 2.7100e0034.3100e00328.2107 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 5.5100e0033.9400e0030.0569 1.8000e0040.0214 1.1000e0040.0215 5.6800e0031.0000e0045.7900e0030.0000 16.4803 16.4803 3.8000e0043.9000e00416.6069 Total 6.4500e0030.0620 0.0759 4.4000e0040.0294 4.7000e0040.0298 7.8600e0034.4000e0048.3100e0030.0000 43.3393 43.3393 3.0900e0034.7000e00344.8176 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 15 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.2 Demolition - 2024
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.1009 0.0000 0.1009 0.0153 0.0000 0.0153 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.2939 2.7350 2.5817 5.0900e0030.1258 0.1258 0.1169 0.1169 0.0000 445.3482 445.3482 0.1246 0.0000 448.4633 Total 0.2939 2.7350 2.5817 5.0900e0030.1009 0.1258 0.2267 0.0153 0.1169 0.1322 0.0000 445.3482 445.3482 0.1246 0.0000 448.4633 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 9.4000e0040.0581 0.0196 2.6000e0048.0100e0033.7000e0048.3800e0032.2000e0033.6000e0042.5500e0030.0000 26.6949 26.6949 2.7600e0034.2900e00328.0409 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 5.2300e0033.5600e0030.0535 1.7000e0040.0216 1.1000e0040.0217 5.7300e0031.0000e0045.8300e0030.0000 16.2085 16.2085 3.5000e0043.7000e00416.3275 Total 6.1700e0030.0616 0.0730 4.3000e0040.0296 4.8000e0040.0301 7.9300e0034.6000e0048.3800e0030.0000 42.9033 42.9033 3.1100e0034.6600e00344.3684 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 16 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.2 Demolition - 2024
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.0454 0.0000 0.0454 6.8800e0030.0000 6.8800e0030.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.1653 4.2790 3.2323 5.0900e0030.1197 0.1197 0.1197 0.1197 0.0000 445.3477 445.3477 0.1246 0.0000 448.4627 Total 0.1653 4.2790 3.2323 5.0900e0030.0454 0.1197 0.1651 6.8800e0030.1197 0.1266 0.0000 445.3477 445.3477 0.1246 0.0000 448.4627 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 9.4000e0040.0581 0.0196 2.6000e0048.0100e0033.7000e0048.3800e0032.2000e0033.6000e0042.5500e0030.0000 26.6949 26.6949 2.7600e0034.2900e00328.0409 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 5.2300e0033.5600e0030.0535 1.7000e0040.0216 1.1000e0040.0217 5.7300e0031.0000e0045.8300e0030.0000 16.2085 16.2085 3.5000e0043.7000e00416.3275 Total 6.1700e0030.0616 0.0730 4.3000e0040.0296 4.8000e0040.0301 7.9300e0034.6000e0048.3800e0030.0000 42.9033 42.9033 3.1100e0034.6600e00344.3684 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 17 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.2 Demolition - 2025
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.0378 0.0000 0.0378 5.7200e0030.0000 5.7200e0030.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.1025 0.9406 0.9515 1.9000e0030.0418 0.0418 0.0388 0.0388 0.0000 166.5885 166.5885 0.0465 0.0000 167.7514 Total 0.1025 0.9406 0.9515 1.9000e0030.0378 0.0418 0.0795 5.7200e0030.0388 0.0445 0.0000 166.5885 166.5885 0.0465 0.0000 167.7514 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 3.5000e0040.0215 7.4700e0039.0000e0052.9900e0031.4000e0043.1300e0038.2000e0041.3000e0049.6000e0040.0000 9.8146 9.8146 1.0500e0031.5800e00310.3106 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 1.8500e0031.2100e0030.0188 6.0000e0058.0700e0034.0000e0058.1100e0032.1400e0034.0000e0052.1800e0030.0000 5.9149 5.9149 1.2000e0041.3000e0045.9567 Total 2.2000e0030.0227 0.0263 1.5000e0040.0111 1.8000e0040.0112 2.9600e0031.7000e0043.1400e0030.0000 15.7295 15.7295 1.1700e0031.7100e00316.2673 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 18 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.2 Demolition - 2025
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.0170 0.0000 0.0170 2.5700e0030.0000 2.5700e0030.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0618 1.6005 1.2090 1.9000e0030.0448 0.0448 0.0448 0.0448 0.0000 166.5883 166.5883 0.0465 0.0000 167.7512 Total 0.0618 1.6005 1.2090 1.9000e0030.0170 0.0448 0.0618 2.5700e0030.0448 0.0473 0.0000 166.5883 166.5883 0.0465 0.0000 167.7512 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 3.5000e0040.0215 7.4700e0039.0000e0052.9900e0031.4000e0043.1300e0038.2000e0041.3000e0049.6000e0040.0000 9.8146 9.8146 1.0500e0031.5800e00310.3106 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 1.8500e0031.2100e0030.0188 6.0000e0058.0700e0034.0000e0058.1100e0032.1400e0034.0000e0052.1800e0030.0000 5.9149 5.9149 1.2000e0041.3000e0045.9567 Total 2.2000e0030.0227 0.0263 1.5000e0040.0111 1.8000e0040.0112 2.9600e0031.7000e0043.1400e0030.0000 15.7295 15.7295 1.1700e0031.7100e00316.2673 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 19 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.3 Site Preparation - 2025
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 1.6315 0.0000 1.6315 0.8265 0.0000 0.8265 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.2015 2.0566 1.4598 3.1000e0030.0886 0.0886 0.0815 0.0815 0.0000 272.7559 272.7559 0.0882 0.0000 274.9613 Total 0.2015 2.0566 1.4598 3.1000e0031.6315 0.0886 1.7201 0.8265 0.0815 0.9080 0.0000 272.7559 272.7559 0.0882 0.0000 274.9613 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 3.6900e0032.4100e0030.0376 1.2000e0040.0161 8.0000e0050.0162 4.2800e0037.0000e0054.3500e0030.0000 11.8056 11.8056 2.4000e0042.6000e00411.8890 Total 3.6900e0032.4100e0030.0376 1.2000e0040.0161 8.0000e0050.0162 4.2800e0037.0000e0054.3500e0030.0000 11.8056 11.8056 2.4000e0042.6000e00411.8890 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 20 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.3 Site Preparation - 2025
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.7342 0.0000 0.7342 0.3719 0.0000 0.3719 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0986 2.7483 1.8712 3.1000e0030.0771 0.0771 0.0771 0.0771 0.0000 272.7556 272.7556 0.0882 0.0000 274.9610 Total 0.0986 2.7483 1.8712 3.1000e0030.7342 0.0771 0.8113 0.3719 0.0771 0.4491 0.0000 272.7556 272.7556 0.0882 0.0000 274.9610 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 3.6900e0032.4100e0030.0376 1.2000e0040.0161 8.0000e0050.0162 4.2800e0037.0000e0054.3500e0030.0000 11.8056 11.8056 2.4000e0042.6000e00411.8890 Total 3.6900e0032.4100e0030.0376 1.2000e0040.0161 8.0000e0050.0162 4.2800e0037.0000e0054.3500e0030.0000 11.8056 11.8056 2.4000e0042.6000e00411.8890 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 21 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.3 Site Preparation - 2026
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.4933 0.0000 0.4933 0.2009 0.0000 0.2009 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0458 0.4668 0.3314 7.0000e0040.0201 0.0201 0.0185 0.0185 0.0000 61.9139 61.9139 0.0200 0.0000 62.4145 Total 0.0458 0.4668 0.3314 7.0000e0040.4933 0.0201 0.5134 0.2009 0.0185 0.2194 0.0000 61.9139 61.9139 0.0200 0.0000 62.4145 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 7.9000e0045.0000e0048.0800e0033.0000e0053.6600e0032.0000e0053.6700e0039.7000e0042.0000e0059.9000e0040.0000 2.6186 2.6186 5.0000e0056.0000e0052.6365 Total 7.9000e0045.0000e0048.0800e0033.0000e0053.6600e0032.0000e0053.6700e0039.7000e0042.0000e0059.9000e0040.0000 2.6186 2.6186 5.0000e0056.0000e0052.6365 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 22 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.3 Site Preparation - 2026
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.2220 0.0000 0.2220 0.0904 0.0000 0.0904 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0224 0.6238 0.4248 7.0000e0040.0175 0.0175 0.0175 0.0175 0.0000 61.9139 61.9139 0.0200 0.0000 62.4145 Total 0.0224 0.6238 0.4248 7.0000e0040.2220 0.0175 0.2395 0.0904 0.0175 0.1079 0.0000 61.9139 61.9139 0.0200 0.0000 62.4145 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 7.9000e0045.0000e0048.0800e0033.0000e0053.6600e0032.0000e0053.6700e0039.7000e0042.0000e0059.9000e0040.0000 2.6186 2.6186 5.0000e0056.0000e0052.6365 Total 7.9000e0045.0000e0048.0800e0033.0000e0053.6600e0032.0000e0053.6700e0039.7000e0042.0000e0059.9000e0040.0000 2.6186 2.6186 5.0000e0056.0000e0052.6365 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 23 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.4 Grading - 2026
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 1.4699 0.0000 1.4699 0.4566 0.0000 0.4566 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.3249 3.1296 2.9491 6.9500e0030.1267 0.1267 0.1165 0.1165 0.0000 610.4696 610.4696 0.1974 0.0000 615.4055 Total 0.3249 3.1296 2.9491 6.9500e0031.4699 0.1267 1.5965 0.4566 0.1165 0.5732 0.0000 610.4696 610.4696 0.1974 0.0000 615.4055 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 5.3500e0033.3700e0030.0544 1.8000e0040.0246 1.1000e0040.0247 6.5300e0031.0000e0046.6300e0030.0000 17.6148 17.6148 3.3000e0043.8000e00417.7352 Total 5.3500e0033.3700e0030.0544 1.8000e0040.0246 1.1000e0040.0247 6.5300e0031.0000e0046.6300e0030.0000 17.6148 17.6148 3.3000e0043.8000e00417.7352 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 24 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.4 Grading - 2026
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.6614 0.0000 0.6614 0.2055 0.0000 0.2055 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.2028 5.7387 4.1129 6.9500e0030.1493 0.1493 0.1493 0.1493 0.0000 610.4689 610.4689 0.1974 0.0000 615.4048 Total 0.2028 5.7387 4.1129 6.9500e0030.6614 0.1493 0.8108 0.2055 0.1493 0.3548 0.0000 610.4689 610.4689 0.1974 0.0000 615.4048 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 5.3500e0033.3700e0030.0544 1.8000e0040.0246 1.1000e0040.0247 6.5300e0031.0000e0046.6300e0030.0000 17.6148 17.6148 3.3000e0043.8000e00417.7352 Total 5.3500e0033.3700e0030.0544 1.8000e0040.0246 1.1000e0040.0247 6.5300e0031.0000e0046.6300e0030.0000 17.6148 17.6148 3.3000e0043.8000e00417.7352 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 25 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.4 Grading - 2027
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 1.5813 0.0000 1.5813 0.5179 0.0000 0.5179 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.3786 3.6466 3.4362 8.1000e0030.1476 0.1476 0.1358 0.1358 0.0000 711.3061 711.3061 0.2301 0.0000 717.0573 Total 0.3786 3.6466 3.4362 8.1000e0031.5813 0.1476 1.7288 0.5179 0.1358 0.6536 0.0000 711.3061 711.3061 0.2301 0.0000 717.0573 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 5.9200e0033.6200e0030.0604 2.1000e0040.0287 1.2000e0040.0288 7.6100e0031.1000e0047.7200e0030.0000 20.0984 20.0984 3.5000e0044.2000e00420.2320 Total 5.9200e0033.6200e0030.0604 2.1000e0040.0287 1.2000e0040.0288 7.6100e0031.1000e0047.7200e0030.0000 20.0984 20.0984 3.5000e0044.2000e00420.2320 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 26 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.4 Grading - 2027
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.7116 0.0000 0.7116 0.2330 0.0000 0.2330 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.2363 6.6866 4.7923 8.1000e0030.1740 0.1740 0.1740 0.1740 0.0000 711.3052 711.3052 0.2301 0.0000 717.0565 Total 0.2363 6.6866 4.7923 8.1000e0030.7116 0.1740 0.8856 0.2330 0.1740 0.4070 0.0000 711.3052 711.3052 0.2301 0.0000 717.0565 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 5.9200e0033.6200e0030.0604 2.1000e0040.0287 1.2000e0040.0288 7.6100e0031.1000e0047.7200e0030.0000 20.0984 20.0984 3.5000e0044.2000e00420.2320 Total 5.9200e0033.6200e0030.0604 2.1000e0040.0287 1.2000e0040.0288 7.6100e0031.1000e0047.7200e0030.0000 20.0984 20.0984 3.5000e0044.2000e00420.2320 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 27 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.4 Grading - 2028
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.8405 0.0000 0.8405 0.1107 0.0000 0.1107 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0218 0.2096 0.1975 4.7000e0048.4800e0038.4800e0037.8000e0037.8000e0030.0000 40.8797 40.8797 0.0132 0.0000 41.2102 Total 0.0218 0.2096 0.1975 4.7000e0040.8405 8.4800e0030.8490 0.1107 7.8000e0030.1185 0.0000 40.8797 40.8797 0.0132 0.0000 41.2102 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 3.2000e0041.9000e0043.3200e0031.0000e0051.6500e0031.0000e0051.6500e0034.4000e0041.0000e0054.4000e0040.0000 1.1338 1.1338 2.0000e0052.0000e0051.1411 Total 3.2000e0041.9000e0043.3200e0031.0000e0051.6500e0031.0000e0051.6500e0034.4000e0041.0000e0054.4000e0040.0000 1.1338 1.1338 2.0000e0052.0000e0051.1411 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 28 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.4 Grading - 2028
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.3782 0.0000 0.3782 0.0498 0.0000 0.0498 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0136 0.3843 0.2754 4.7000e0040.0100 0.0100 0.0100 0.0100 0.0000 40.8796 40.8796 0.0132 0.0000 41.2101 Total 0.0136 0.3843 0.2754 4.7000e0040.3782 0.0100 0.3882 0.0498 0.0100 0.0598 0.0000 40.8796 40.8796 0.0132 0.0000 41.2101 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 3.2000e0041.9000e0043.3200e0031.0000e0051.6500e0031.0000e0051.6500e0034.4000e0041.0000e0054.4000e0040.0000 1.1338 1.1338 2.0000e0052.0000e0051.1411 Total 3.2000e0041.9000e0043.3200e0031.0000e0051.6500e0031.0000e0051.6500e0034.4000e0041.0000e0054.4000e0040.0000 1.1338 1.1338 2.0000e0052.0000e0051.1411 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 29 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2028
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1675 1.5275 1.9704 3.3000e0030.0646 0.0646 0.0608 0.0608 0.0000 284.1013 284.1013 0.0668 0.0000 285.7709 Total 0.1675 1.5275 1.9704 3.3000e0030.0646 0.0646 0.0608 0.0608 0.0000 284.1013 284.1013 0.0668 0.0000 285.7709 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0145 0.5589 0.2267 2.5400e0030.0988 2.9500e0030.1017 0.0285 2.8300e0030.0313 0.0000 255.6603 255.6603 0.0176 0.0374 267.2553 Worker 0.1140 0.0680 1.1703 4.1200e0030.5796 2.3100e0030.5819 0.1539 2.1200e0030.1561 0.0000 399.0708 399.0708 6.5800e0038.1300e003401.6581 Total 0.1285 0.6269 1.3970 6.6600e0030.6784 5.2600e0030.6837 0.1824 4.9500e0030.1874 0.0000 654.7311 654.7311 0.0241 0.0456 668.9134 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 30 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2028
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1324 2.8854 2.1895 3.3000e0030.1107 0.1107 0.1107 0.1107 0.0000 284.1010 284.1010 0.0668 0.0000 285.7706 Total 0.1324 2.8854 2.1895 3.3000e0030.1107 0.1107 0.1107 0.1107 0.0000 284.1010 284.1010 0.0668 0.0000 285.7706 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0145 0.5589 0.2267 2.5400e0030.0988 2.9500e0030.1017 0.0285 2.8300e0030.0313 0.0000 255.6603 255.6603 0.0176 0.0374 267.2553 Worker 0.1140 0.0680 1.1703 4.1200e0030.5796 2.3100e0030.5819 0.1539 2.1200e0030.1561 0.0000 399.0708 399.0708 6.5800e0038.1300e003401.6581 Total 0.1285 0.6269 1.3970 6.6600e0030.6784 5.2600e0030.6837 0.1824 4.9500e0030.1874 0.0000 654.7311 654.7311 0.0241 0.0456 668.9134 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 31 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2029
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1785 1.6273 2.0991 3.5200e0030.0689 0.0689 0.0648 0.0648 0.0000 302.6549 302.6549 0.0711 0.0000 304.4335 Total 0.1785 1.6273 2.0991 3.5200e0030.0689 0.0689 0.0648 0.0648 0.0000 302.6549 302.6549 0.0711 0.0000 304.4335 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0153 0.5915 0.2414 2.6500e0030.1052 3.1300e0030.1084 0.0304 3.0000e0030.0334 0.0000 267.0410 267.0410 0.0189 0.0392 279.2045 Worker 0.1154 0.0676 1.1996 4.2900e0030.6175 2.2900e0030.6198 0.1640 2.1100e0030.1661 0.0000 418.0884 418.0884 6.5000e0038.3600e003420.7408 Total 0.1307 0.6591 1.4410 6.9400e0030.7227 5.4200e0030.7281 0.1943 5.1100e0030.1994 0.0000 685.1294 685.1294 0.0254 0.0476 699.9453 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 32 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2029
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1411 3.0739 2.3325 3.5200e0030.1179 0.1179 0.1179 0.1179 0.0000 302.6545 302.6545 0.0711 0.0000 304.4331 Total 0.1411 3.0739 2.3325 3.5200e0030.1179 0.1179 0.1179 0.1179 0.0000 302.6545 302.6545 0.0711 0.0000 304.4331 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0153 0.5915 0.2414 2.6500e0030.1052 3.1300e0030.1084 0.0304 3.0000e0030.0334 0.0000 267.0410 267.0410 0.0189 0.0392 279.2045 Worker 0.1154 0.0676 1.1996 4.2900e0030.6175 2.2900e0030.6198 0.1640 2.1100e0030.1661 0.0000 418.0884 418.0884 6.5000e0038.3600e003420.7408 Total 0.1307 0.6591 1.4410 6.9400e0030.7227 5.4200e0030.7281 0.1943 5.1100e0030.1994 0.0000 685.1294 685.1294 0.0254 0.0476 699.9453 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 33 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2030
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1708 1.0355 2.1085 4.0400e0030.0193 0.0193 0.0193 0.0193 0.0000 343.0336 343.0336 0.0138 0.0000 343.3777 Total 0.1708 1.0355 2.1085 4.0400e0030.0193 0.0193 0.0193 0.0193 0.0000 343.0336 343.0336 0.0138 0.0000 343.3777 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0151 0.5877 0.2412 2.6000e0030.1052 3.1200e0030.1084 0.0304 2.9800e0030.0333 0.0000 261.9407 261.9407 0.0190 0.0386 273.9204 Worker 0.1096 0.0635 1.1590 4.2000e0030.6175 2.1500e0030.6196 0.1640 1.9700e0030.1660 0.0000 411.9857 411.9857 6.0500e0038.1000e003414.5495 Total 0.1247 0.6512 1.4002 6.8000e0030.7227 5.2700e0030.7280 0.1943 4.9500e0030.1993 0.0000 673.9264 673.9264 0.0250 0.0467 688.4699 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 34 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2030
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1411 3.0739 2.3325 4.0400e0030.1179 0.1179 0.1179 0.1179 0.0000 343.0332 343.0332 0.0138 0.0000 343.3773 Total 0.1411 3.0739 2.3325 4.0400e0030.1179 0.1179 0.1179 0.1179 0.0000 343.0332 343.0332 0.0138 0.0000 343.3773 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0151 0.5877 0.2412 2.6000e0030.1052 3.1200e0030.1084 0.0304 2.9800e0030.0333 0.0000 261.9407 261.9407 0.0190 0.0386 273.9204 Worker 0.1096 0.0635 1.1590 4.2000e0030.6175 2.1500e0030.6196 0.1640 1.9700e0030.1660 0.0000 411.9857 411.9857 6.0500e0038.1000e003414.5495 Total 0.1247 0.6512 1.4002 6.8000e0030.7227 5.2700e0030.7280 0.1943 4.9500e0030.1993 0.0000 673.9264 673.9264 0.0250 0.0467 688.4699 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 35 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2031
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1708 1.0355 2.1085 4.0400e0030.0193 0.0193 0.0193 0.0193 0.0000 343.0336 343.0336 0.0138 0.0000 343.3777 Total 0.1708 1.0355 2.1085 4.0400e0030.0193 0.0193 0.0193 0.0193 0.0000 343.0336 343.0336 0.0138 0.0000 343.3777 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0149 0.5822 0.2413 2.5400e0030.1052 3.0500e0030.1083 0.0304 2.9100e0030.0333 0.0000 256.4429 256.4429 0.0191 0.0379 268.2197 Worker 0.1037 0.0598 1.1236 4.1100e0030.6175 2.0000e0030.6195 0.1640 1.8400e0030.1658 0.0000 405.9670 405.9670 5.6400e0037.8700e003408.4519 Total 0.1186 0.6419 1.3649 6.6500e0030.7227 5.0500e0030.7277 0.1943 4.7500e0030.1991 0.0000 662.4099 662.4099 0.0248 0.0458 676.6716 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 36 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2031
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1411 3.0739 2.3325 4.0400e0030.1179 0.1179 0.1179 0.1179 0.0000 343.0332 343.0332 0.0138 0.0000 343.3773 Total 0.1411 3.0739 2.3325 4.0400e0030.1179 0.1179 0.1179 0.1179 0.0000 343.0332 343.0332 0.0138 0.0000 343.3773 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0149 0.5822 0.2413 2.5400e0030.1052 3.0500e0030.1083 0.0304 2.9100e0030.0333 0.0000 256.4429 256.4429 0.0191 0.0379 268.2197 Worker 0.1037 0.0598 1.1236 4.1100e0030.6175 2.0000e0030.6195 0.1640 1.8400e0030.1658 0.0000 405.9670 405.9670 5.6400e0037.8700e003408.4519 Total 0.1186 0.6419 1.3649 6.6500e0030.7227 5.0500e0030.7277 0.1943 4.7500e0030.1991 0.0000 662.4099 662.4099 0.0248 0.0458 676.6716 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 37 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2032
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1715 1.0394 2.1166 4.0600e0030.0194 0.0194 0.0194 0.0194 0.0000 344.3479 344.3479 0.0138 0.0000 344.6933 Total 0.1715 1.0394 2.1166 4.0600e0030.0194 0.0194 0.0194 0.0194 0.0000 344.3479 344.3479 0.0138 0.0000 344.6933 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0148 0.5815 0.2427 2.5100e0030.1056 3.0500e0030.1087 0.0305 2.9100e0030.0334 0.0000 253.1305 253.1305 0.0193 0.0375 264.7974 Worker 0.0988 0.0569 1.0965 4.0600e0030.6198 1.8900e0030.6217 0.1646 1.7400e0030.1663 0.0000 402.8633 402.8633 5.3000e0037.7100e003405.2933 Total 0.1136 0.6384 1.3391 6.5700e0030.7255 4.9400e0030.7304 0.1951 4.6500e0030.1997 0.0000 655.9938 655.9938 0.0246 0.0452 670.0907 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 38 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2032
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1416 3.0856 2.3415 4.0600e0030.1184 0.1184 0.1184 0.1184 0.0000 344.3475 344.3475 0.0138 0.0000 344.6929 Total 0.1416 3.0856 2.3415 4.0600e0030.1184 0.1184 0.1184 0.1184 0.0000 344.3475 344.3475 0.0138 0.0000 344.6929 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0148 0.5815 0.2427 2.5100e0030.1056 3.0500e0030.1087 0.0305 2.9100e0030.0334 0.0000 253.1305 253.1305 0.0193 0.0375 264.7974 Worker 0.0988 0.0569 1.0965 4.0600e0030.6198 1.8900e0030.6217 0.1646 1.7400e0030.1663 0.0000 402.8633 402.8633 5.3000e0037.7100e003405.2933 Total 0.1136 0.6384 1.3391 6.5700e0030.7255 4.9400e0030.7304 0.1951 4.6500e0030.1997 0.0000 655.9938 655.9938 0.0246 0.0452 670.0907 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 39 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2033
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1702 1.0315 2.1004 4.0200e0030.0193 0.0193 0.0193 0.0193 0.0000 341.7193 341.7193 0.0137 0.0000 342.0621 Total 0.1702 1.0315 2.1004 4.0200e0030.0193 0.0193 0.0193 0.0193 0.0000 341.7193 341.7193 0.0137 0.0000 342.0621 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0146 0.5745 0.2414 2.4500e0030.1048 3.0100e0030.1078 0.0302 2.8800e0030.0331 0.0000 247.3145 247.3145 0.0193 0.0368 258.7523 Worker 0.0934 0.0540 1.0612 3.9600e0030.6151 1.7600e0030.6169 0.1634 1.6200e0030.1650 0.0000 395.7784 395.7784 4.9500e0037.5000e003398.1370 Total 0.1079 0.6285 1.3026 6.4100e0030.7199 4.7700e0030.7247 0.1936 4.5000e0030.1981 0.0000 643.0929 643.0929 0.0242 0.0443 656.8893 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 40 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2033
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1405 3.0621 2.3236 4.0200e0030.1175 0.1175 0.1175 0.1175 0.0000 341.7189 341.7189 0.0137 0.0000 342.0617 Total 0.1405 3.0621 2.3236 4.0200e0030.1175 0.1175 0.1175 0.1175 0.0000 341.7189 341.7189 0.0137 0.0000 342.0617 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0146 0.5745 0.2414 2.4500e0030.1048 3.0100e0030.1078 0.0302 2.8800e0030.0331 0.0000 247.3145 247.3145 0.0193 0.0368 258.7523 Worker 0.0934 0.0540 1.0612 3.9600e0030.6151 1.7600e0030.6169 0.1634 1.6200e0030.1650 0.0000 395.7784 395.7784 4.9500e0037.5000e003398.1370 Total 0.1079 0.6285 1.3026 6.4100e0030.7199 4.7700e0030.7247 0.1936 4.5000e0030.1981 0.0000 643.0929 643.0929 0.0242 0.0443 656.8893 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 41 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2034
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1702 1.0315 2.1004 4.0200e0030.0193 0.0193 0.0193 0.0193 0.0000 341.7193 341.7193 0.0137 0.0000 342.0621 Total 0.1702 1.0315 2.1004 4.0200e0030.0193 0.0193 0.0193 0.0193 0.0000 341.7193 341.7193 0.0137 0.0000 342.0621 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0145 0.5718 0.2419 2.4100e0030.1048 2.9900e0030.1078 0.0302 2.8600e0030.0331 0.0000 243.6765 243.6765 0.0194 0.0363 254.9812 Worker 0.0891 0.0519 1.0369 3.9100e0030.6151 1.6600e0030.6168 0.1634 1.5300e0030.1649 0.0000 392.3070 392.3070 4.6700e0037.3700e003394.6213 Total 0.1036 0.6237 1.2788 6.3200e0030.7199 4.6500e0030.7246 0.1936 4.3900e0030.1980 0.0000 635.9835 635.9835 0.0240 0.0437 649.6025 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 42 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2034
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1405 3.0621 2.3236 4.0200e0030.1175 0.1175 0.1175 0.1175 0.0000 341.7189 341.7189 0.0137 0.0000 342.0617 Total 0.1405 3.0621 2.3236 4.0200e0030.1175 0.1175 0.1175 0.1175 0.0000 341.7189 341.7189 0.0137 0.0000 342.0617 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0145 0.5718 0.2419 2.4100e0030.1048 2.9900e0030.1078 0.0302 2.8600e0030.0331 0.0000 243.6765 243.6765 0.0194 0.0363 254.9812 Worker 0.0891 0.0519 1.0369 3.9100e0030.6151 1.6600e0030.6168 0.1634 1.5300e0030.1649 0.0000 392.3070 392.3070 4.6700e0037.3700e003394.6213 Total 0.1036 0.6237 1.2788 6.3200e0030.7199 4.6500e0030.7246 0.1936 4.3900e0030.1980 0.0000 635.9835 635.9835 0.0240 0.0437 649.6025 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 43 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2035
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1588 0.9346 2.1034 4.0400e0030.0118 0.0118 0.0118 0.0118 0.0000 343.0336 343.0336 0.0128 0.0000 343.3530 Total 0.1588 0.9346 2.1034 4.0400e0030.0118 0.0118 0.0118 0.0118 0.0000 343.0336 343.0336 0.0128 0.0000 343.3530 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0144 0.5714 0.2432 2.3800e0030.1052 2.9900e0030.1082 0.0304 2.8600e0030.0332 0.0000 241.2755 241.2755 0.0195 0.0360 252.4990 Worker 0.0857 0.0505 1.0203 3.8800e0030.6175 1.5800e0030.6190 0.1640 1.4500e0030.1654 0.0000 390.8789 390.8789 4.4500e0037.3000e003393.1667 Total 0.1001 0.6219 1.2634 6.2600e0030.7227 4.5700e0030.7273 0.1943 4.3100e0030.1986 0.0000 632.1544 632.1544 0.0239 0.0433 645.6657 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 44 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2035
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1411 3.0739 2.3325 4.0400e0030.1179 0.1179 0.1179 0.1179 0.0000 343.0332 343.0332 0.0128 0.0000 343.3526 Total 0.1411 3.0739 2.3325 4.0400e0030.1179 0.1179 0.1179 0.1179 0.0000 343.0332 343.0332 0.0128 0.0000 343.3526 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0144 0.5714 0.2432 2.3800e0030.1052 2.9900e0030.1082 0.0304 2.8600e0030.0332 0.0000 241.2755 241.2755 0.0195 0.0360 252.4990 Worker 0.0857 0.0505 1.0203 3.8800e0030.6175 1.5800e0030.6190 0.1640 1.4500e0030.1654 0.0000 390.8789 390.8789 4.4500e0037.3000e003393.1667 Total 0.1001 0.6219 1.2634 6.2600e0030.7227 4.5700e0030.7273 0.1943 4.3100e0030.1986 0.0000 632.1544 632.1544 0.0239 0.0433 645.6657 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 45 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2036
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1594 0.9381 2.1114 4.0600e0030.0118 0.0118 0.0118 0.0118 0.0000 344.3479 344.3479 0.0128 0.0000 344.6686 Total 0.1594 0.9381 2.1114 4.0600e0030.0118 0.0118 0.0118 0.0118 0.0000 344.3479 344.3479 0.0128 0.0000 344.6686 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0144 0.5736 0.2441 2.3900e0030.1056 3.0000e0030.1086 0.0305 2.8700e0030.0333 0.0000 242.1999 242.1999 0.0196 0.0362 253.4664 Worker 0.0860 0.0507 1.0242 3.8900e0030.6198 1.5800e0030.6214 0.1646 1.4600e0030.1661 0.0000 392.3765 392.3765 4.4700e0037.3300e003394.6731 Total 0.1004 0.6243 1.2683 6.2800e0030.7255 4.5800e0030.7300 0.1951 4.3300e0030.1994 0.0000 634.5765 634.5765 0.0240 0.0435 648.1395 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 46 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2036
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1416 3.0856 2.3415 4.0600e0030.1184 0.1184 0.1184 0.1184 0.0000 344.3475 344.3475 0.0128 0.0000 344.6682 Total 0.1416 3.0856 2.3415 4.0600e0030.1184 0.1184 0.1184 0.1184 0.0000 344.3475 344.3475 0.0128 0.0000 344.6682 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0144 0.5736 0.2441 2.3900e0030.1056 3.0000e0030.1086 0.0305 2.8700e0030.0333 0.0000 242.1999 242.1999 0.0196 0.0362 253.4664 Worker 0.0860 0.0507 1.0242 3.8900e0030.6198 1.5800e0030.6214 0.1646 1.4600e0030.1661 0.0000 392.3765 392.3765 4.4700e0037.3300e003394.6731 Total 0.1004 0.6243 1.2683 6.2800e0030.7255 4.5800e0030.7300 0.1951 4.3300e0030.1994 0.0000 634.5765 634.5765 0.0240 0.0435 648.1395 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 47 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2037
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1588 0.9346 2.1034 4.0400e0030.0118 0.0118 0.0118 0.0118 0.0000 343.0336 343.0336 0.0128 0.0000 343.3530 Total 0.1588 0.9346 2.1034 4.0400e0030.0118 0.0118 0.0118 0.0118 0.0000 343.0336 343.0336 0.0128 0.0000 343.3530 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0144 0.5714 0.2432 2.3800e0030.1052 2.9900e0030.1082 0.0304 2.8600e0030.0332 0.0000 241.2755 241.2755 0.0195 0.0360 252.4990 Worker 0.0857 0.0505 1.0203 3.8800e0030.6175 1.5800e0030.6190 0.1640 1.4500e0030.1654 0.0000 390.8789 390.8789 4.4500e0037.3000e003393.1667 Total 0.1001 0.6219 1.2634 6.2600e0030.7227 4.5700e0030.7273 0.1943 4.3100e0030.1986 0.0000 632.1544 632.1544 0.0239 0.0433 645.6657 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 48 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2037
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1411 3.0739 2.3325 4.0400e0030.1179 0.1179 0.1179 0.1179 0.0000 343.0332 343.0332 0.0128 0.0000 343.3526 Total 0.1411 3.0739 2.3325 4.0400e0030.1179 0.1179 0.1179 0.1179 0.0000 343.0332 343.0332 0.0128 0.0000 343.3526 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0144 0.5714 0.2432 2.3800e0030.1052 2.9900e0030.1082 0.0304 2.8600e0030.0332 0.0000 241.2755 241.2755 0.0195 0.0360 252.4990 Worker 0.0857 0.0505 1.0203 3.8800e0030.6175 1.5800e0030.6190 0.1640 1.4500e0030.1654 0.0000 390.8789 390.8789 4.4500e0037.3000e003393.1667 Total 0.1001 0.6219 1.2634 6.2600e0030.7227 4.5700e0030.7273 0.1943 4.3100e0030.1986 0.0000 632.1544 632.1544 0.0239 0.0433 645.6657 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 49 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2038
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1588 0.9346 2.1034 4.0400e0030.0118 0.0118 0.0118 0.0118 0.0000 343.0336 343.0336 0.0128 0.0000 343.3530 Total 0.1588 0.9346 2.1034 4.0400e0030.0118 0.0118 0.0118 0.0118 0.0000 343.0336 343.0336 0.0128 0.0000 343.3530 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0144 0.5714 0.2432 2.3800e0030.1052 2.9900e0030.1082 0.0304 2.8600e0030.0332 0.0000 241.2755 241.2755 0.0195 0.0360 252.4990 Worker 0.0857 0.0505 1.0203 3.8800e0030.6175 1.5800e0030.6190 0.1640 1.4500e0030.1654 0.0000 390.8789 390.8789 4.4500e0037.3000e003393.1667 Total 0.1001 0.6219 1.2634 6.2600e0030.7227 4.5700e0030.7273 0.1943 4.3100e0030.1986 0.0000 632.1544 632.1544 0.0239 0.0433 645.6657 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 50 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2038
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1411 3.0739 2.3325 4.0400e0030.1179 0.1179 0.1179 0.1179 0.0000 343.0332 343.0332 0.0128 0.0000 343.3526 Total 0.1411 3.0739 2.3325 4.0400e0030.1179 0.1179 0.1179 0.1179 0.0000 343.0332 343.0332 0.0128 0.0000 343.3526 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0144 0.5714 0.2432 2.3800e0030.1052 2.9900e0030.1082 0.0304 2.8600e0030.0332 0.0000 241.2755 241.2755 0.0195 0.0360 252.4990 Worker 0.0857 0.0505 1.0203 3.8800e0030.6175 1.5800e0030.6190 0.1640 1.4500e0030.1654 0.0000 390.8789 390.8789 4.4500e0037.3000e003393.1667 Total 0.1001 0.6219 1.2634 6.2600e0030.7227 4.5700e0030.7273 0.1943 4.3100e0030.1986 0.0000 632.1544 632.1544 0.0239 0.0433 645.6657 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 51 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2039
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1582 0.9310 2.0953 4.0200e0030.0118 0.0118 0.0118 0.0118 0.0000 341.7193 341.7193 0.0127 0.0000 342.0375 Total 0.1582 0.9310 2.0953 4.0200e0030.0118 0.0118 0.0118 0.0118 0.0000 341.7193 341.7193 0.0127 0.0000 342.0375 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0143 0.5692 0.2422 2.3700e0030.1048 2.9800e0030.1078 0.0302 2.8500e0030.0331 0.0000 240.3511 240.3511 0.0194 0.0359 251.5316 Worker 0.0853 0.0503 1.0164 3.8600e0030.6151 1.5700e0030.6167 0.1634 1.4500e0030.1648 0.0000 389.3813 389.3813 4.4300e0037.2800e003391.6603 Total 0.0997 0.6195 1.2586 6.2300e0030.7199 4.5500e0030.7245 0.1936 4.3000e0030.1979 0.0000 629.7324 629.7324 0.0239 0.0432 643.1919 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 52 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2039
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1405 3.0621 2.3236 4.0200e0030.1175 0.1175 0.1175 0.1175 0.0000 341.7189 341.7189 0.0127 0.0000 342.0371 Total 0.1405 3.0621 2.3236 4.0200e0030.1175 0.1175 0.1175 0.1175 0.0000 341.7189 341.7189 0.0127 0.0000 342.0371 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0143 0.5692 0.2422 2.3700e0030.1048 2.9800e0030.1078 0.0302 2.8500e0030.0331 0.0000 240.3511 240.3511 0.0194 0.0359 251.5316 Worker 0.0853 0.0503 1.0164 3.8600e0030.6151 1.5700e0030.6167 0.1634 1.4500e0030.1648 0.0000 389.3813 389.3813 4.4300e0037.2800e003391.6603 Total 0.0997 0.6195 1.2586 6.2300e0030.7199 4.5500e0030.7245 0.1936 4.3000e0030.1979 0.0000 629.7324 629.7324 0.0239 0.0432 643.1919 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 53 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2040
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1562 0.8992 2.1035 4.0400e0039.6200e0039.6200e0039.6200e0039.6200e0030.0000 343.0337 343.0337 0.0123 0.0000 343.3419 Total 0.1562 0.8992 2.1035 4.0400e0039.6200e0039.6200e0039.6200e0039.6200e0030.0000 343.0337 343.0337 0.0123 0.0000 343.3419 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0139 0.5648 0.2436 2.2600e0030.1052 2.9600e0030.1082 0.0304 2.8300e0030.0332 0.0000 229.2437 229.2437 0.0194 0.0345 240.0002 Worker 0.0715 0.0456 0.9505 3.7300e0030.6175 1.2700e0030.6187 0.1640 1.1700e0030.1651 0.0000 381.6092 381.6092 3.6100e0037.0200e003383.7906 Total 0.0854 0.6104 1.1941 5.9900e0030.7227 4.2300e0030.7269 0.1943 4.0000e0030.1983 0.0000 610.8529 610.8529 0.0231 0.0415 623.7908 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 54 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2040
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1411 3.0739 2.3325 4.0400e0030.1179 0.1179 0.1179 0.1179 0.0000 343.0333 343.0333 0.0123 0.0000 343.3415 Total 0.1411 3.0739 2.3325 4.0400e0030.1179 0.1179 0.1179 0.1179 0.0000 343.0333 343.0333 0.0123 0.0000 343.3415 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0139 0.5648 0.2436 2.2600e0030.1052 2.9600e0030.1082 0.0304 2.8300e0030.0332 0.0000 229.2437 229.2437 0.0194 0.0345 240.0002 Worker 0.0715 0.0456 0.9505 3.7300e0030.6175 1.2700e0030.6187 0.1640 1.1700e0030.1651 0.0000 381.6092 381.6092 3.6100e0037.0200e003383.7906 Total 0.0854 0.6104 1.1941 5.9900e0030.7227 4.2300e0030.7269 0.1943 4.0000e0030.1983 0.0000 610.8529 610.8529 0.0231 0.0415 623.7908 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 55 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2041
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1562 0.8992 2.1035 4.0400e0039.6200e0039.6200e0039.6200e0039.6200e0030.0000 343.0337 343.0337 0.0123 0.0000 343.3419 Total 0.1562 0.8992 2.1035 4.0400e0039.6200e0039.6200e0039.6200e0039.6200e0030.0000 343.0337 343.0337 0.0123 0.0000 343.3419 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0139 0.5648 0.2436 2.2600e0030.1052 2.9600e0030.1082 0.0304 2.8300e0030.0332 0.0000 229.2437 229.2437 0.0194 0.0345 240.0002 Worker 0.0715 0.0456 0.9505 3.7300e0030.6175 1.2700e0030.6187 0.1640 1.1700e0030.1651 0.0000 381.6092 381.6092 3.6100e0037.0200e003383.7906 Total 0.0854 0.6104 1.1941 5.9900e0030.7227 4.2300e0030.7269 0.1943 4.0000e0030.1983 0.0000 610.8529 610.8529 0.0231 0.0415 623.7908 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 56 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2041
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1411 3.0739 2.3325 4.0400e0030.1179 0.1179 0.1179 0.1179 0.0000 343.0333 343.0333 0.0123 0.0000 343.3415 Total 0.1411 3.0739 2.3325 4.0400e0030.1179 0.1179 0.1179 0.1179 0.0000 343.0333 343.0333 0.0123 0.0000 343.3415 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0139 0.5648 0.2436 2.2600e0030.1052 2.9600e0030.1082 0.0304 2.8300e0030.0332 0.0000 229.2437 229.2437 0.0194 0.0345 240.0002 Worker 0.0715 0.0456 0.9505 3.7300e0030.6175 1.2700e0030.6187 0.1640 1.1700e0030.1651 0.0000 381.6092 381.6092 3.6100e0037.0200e003383.7906 Total 0.0854 0.6104 1.1941 5.9900e0030.7227 4.2300e0030.7269 0.1943 4.0000e0030.1983 0.0000 610.8529 610.8529 0.0231 0.0415 623.7908 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 57 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2042
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1562 0.8992 2.1035 4.0400e0039.6200e0039.6200e0039.6200e0039.6200e0030.0000 343.0337 343.0337 0.0123 0.0000 343.3419 Total 0.1562 0.8992 2.1035 4.0400e0039.6200e0039.6200e0039.6200e0039.6200e0030.0000 343.0337 343.0337 0.0123 0.0000 343.3419 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0139 0.5648 0.2436 2.2600e0030.1052 2.9600e0030.1082 0.0304 2.8300e0030.0332 0.0000 229.2437 229.2437 0.0194 0.0345 240.0002 Worker 0.0715 0.0456 0.9505 3.7300e0030.6175 1.2700e0030.6187 0.1640 1.1700e0030.1651 0.0000 381.6092 381.6092 3.6100e0037.0200e003383.7906 Total 0.0854 0.6104 1.1941 5.9900e0030.7227 4.2300e0030.7269 0.1943 4.0000e0030.1983 0.0000 610.8529 610.8529 0.0231 0.0415 623.7908 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 58 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2042
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1411 3.0739 2.3325 4.0400e0030.1179 0.1179 0.1179 0.1179 0.0000 343.0333 343.0333 0.0123 0.0000 343.3415 Total 0.1411 3.0739 2.3325 4.0400e0030.1179 0.1179 0.1179 0.1179 0.0000 343.0333 343.0333 0.0123 0.0000 343.3415 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0139 0.5648 0.2436 2.2600e0030.1052 2.9600e0030.1082 0.0304 2.8300e0030.0332 0.0000 229.2437 229.2437 0.0194 0.0345 240.0002 Worker 0.0715 0.0456 0.9505 3.7300e0030.6175 1.2700e0030.6187 0.1640 1.1700e0030.1651 0.0000 381.6092 381.6092 3.6100e0037.0200e003383.7906 Total 0.0854 0.6104 1.1941 5.9900e0030.7227 4.2300e0030.7269 0.1943 4.0000e0030.1983 0.0000 610.8529 610.8529 0.0231 0.0415 623.7908 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 59 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2043
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1562 0.8992 2.1035 4.0400e0039.6200e0039.6200e0039.6200e0039.6200e0030.0000 343.0337 343.0337 0.0123 0.0000 343.3419 Total 0.1562 0.8992 2.1035 4.0400e0039.6200e0039.6200e0039.6200e0039.6200e0030.0000 343.0337 343.0337 0.0123 0.0000 343.3419 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0139 0.5648 0.2436 2.2600e0030.1052 2.9600e0030.1082 0.0304 2.8300e0030.0332 0.0000 229.2437 229.2437 0.0194 0.0345 240.0002 Worker 0.0715 0.0456 0.9505 3.7300e0030.6175 1.2700e0030.6187 0.1640 1.1700e0030.1651 0.0000 381.6092 381.6092 3.6100e0037.0200e003383.7906 Total 0.0854 0.6104 1.1941 5.9900e0030.7227 4.2300e0030.7269 0.1943 4.0000e0030.1983 0.0000 610.8529 610.8529 0.0231 0.0415 623.7908 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 60 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2043
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1411 3.0739 2.3325 4.0400e0030.1179 0.1179 0.1179 0.1179 0.0000 343.0333 343.0333 0.0123 0.0000 343.3415 Total 0.1411 3.0739 2.3325 4.0400e0030.1179 0.1179 0.1179 0.1179 0.0000 343.0333 343.0333 0.0123 0.0000 343.3415 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0139 0.5648 0.2436 2.2600e0030.1052 2.9600e0030.1082 0.0304 2.8300e0030.0332 0.0000 229.2437 229.2437 0.0194 0.0345 240.0002 Worker 0.0715 0.0456 0.9505 3.7300e0030.6175 1.2700e0030.6187 0.1640 1.1700e0030.1651 0.0000 381.6092 381.6092 3.6100e0037.0200e003383.7906 Total 0.0854 0.6104 1.1941 5.9900e0030.7227 4.2300e0030.7269 0.1943 4.0000e0030.1983 0.0000 610.8529 610.8529 0.0231 0.0415 623.7908 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 61 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2044
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1562 0.8992 2.1035 4.0400e0039.6200e0039.6200e0039.6200e0039.6200e0030.0000 343.0337 343.0337 0.0123 0.0000 343.3419 Total 0.1562 0.8992 2.1035 4.0400e0039.6200e0039.6200e0039.6200e0039.6200e0030.0000 343.0337 343.0337 0.0123 0.0000 343.3419 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0139 0.5648 0.2436 2.2600e0030.1052 2.9600e0030.1082 0.0304 2.8300e0030.0332 0.0000 229.2437 229.2437 0.0194 0.0345 240.0002 Worker 0.0715 0.0456 0.9505 3.7300e0030.6175 1.2700e0030.6187 0.1640 1.1700e0030.1651 0.0000 381.6092 381.6092 3.6100e0037.0200e003383.7906 Total 0.0854 0.6104 1.1941 5.9900e0030.7227 4.2300e0030.7269 0.1943 4.0000e0030.1983 0.0000 610.8529 610.8529 0.0231 0.0415 623.7908 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 62 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2044
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1411 3.0739 2.3325 4.0400e0030.1179 0.1179 0.1179 0.1179 0.0000 343.0333 343.0333 0.0123 0.0000 343.3415 Total 0.1411 3.0739 2.3325 4.0400e0030.1179 0.1179 0.1179 0.1179 0.0000 343.0333 343.0333 0.0123 0.0000 343.3415 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0139 0.5648 0.2436 2.2600e0030.1052 2.9600e0030.1082 0.0304 2.8300e0030.0332 0.0000 229.2437 229.2437 0.0194 0.0345 240.0002 Worker 0.0715 0.0456 0.9505 3.7300e0030.6175 1.2700e0030.6187 0.1640 1.1700e0030.1651 0.0000 381.6092 381.6092 3.6100e0037.0200e003383.7906 Total 0.0854 0.6104 1.1941 5.9900e0030.7227 4.2300e0030.7269 0.1943 4.0000e0030.1983 0.0000 610.8529 610.8529 0.0231 0.0415 623.7908 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 63 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2045
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.0180 0.1034 0.2418 4.6000e0041.1100e0031.1100e0031.1100e0031.1100e0030.0000 39.4292 39.4292 1.4200e0030.0000 39.4646 Total 0.0180 0.1034 0.2418 4.6000e0041.1100e0031.1100e0031.1100e0031.1100e0030.0000 39.4292 39.4292 1.4200e0030.0000 39.4646 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 1.5700e0030.0647 0.0279 2.5000e0040.0121 3.4000e0040.0124 3.4900e0033.3000e0043.8100e0030.0000 25.6159 25.6159 2.2000e0033.8700e00326.8232 Worker 7.4700e0035.0400e0030.1057 4.2000e0040.0710 1.3000e0040.0711 0.0189 1.2000e0040.0190 0.0000 43.4149 43.4149 3.7000e0047.9000e00443.6610 Total 9.0400e0030.0697 0.1336 6.7000e0040.0831 4.7000e0040.0835 0.0223 4.5000e0040.0228 0.0000 69.0309 69.0309 2.5700e0034.6600e00370.4842 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 64 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.5 Building Construction - 2045
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.0162 0.3533 0.2681 4.6000e0040.0136 0.0136 0.0136 0.0136 0.0000 39.4291 39.4291 1.4200e0030.0000 39.4645 Total 0.0162 0.3533 0.2681 4.6000e0040.0136 0.0136 0.0136 0.0136 0.0000 39.4291 39.4291 1.4200e0030.0000 39.4645 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 1.5700e0030.0647 0.0279 2.5000e0040.0121 3.4000e0040.0124 3.4900e0033.3000e0043.8100e0030.0000 25.6159 25.6159 2.2000e0033.8700e00326.8232 Worker 7.4700e0035.0400e0030.1057 4.2000e0040.0710 1.3000e0040.0711 0.0189 1.2000e0040.0190 0.0000 43.4149 43.4149 3.7000e0047.9000e00443.6610 Total 9.0400e0030.0697 0.1336 6.7000e0040.0831 4.7000e0040.0835 0.0223 4.5000e0040.0228 0.0000 69.0309 69.0309 2.5700e0034.6600e00370.4842 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 65 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.6 Architectural Coating - 2037
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 0.7310 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0144 0.0924 0.2189 3.6000e0041.2100e0031.2100e0031.2100e0031.2100e0030.0000 31.1497 31.1497 1.1500e0030.0000 31.1785 Total 0.7454 0.0924 0.2189 3.6000e0041.2100e0031.2100e0031.2100e0031.2100e0030.0000 31.1497 31.1497 1.1500e0030.0000 31.1785 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0160 9.4200e0030.1903 7.2000e0040.1152 2.9000e0040.1155 0.0306 2.7000e0040.0309 0.0000 72.9143 72.9143 8.3000e0041.3600e00373.3411 Total 0.0160 9.4200e0030.1903 7.2000e0040.1152 2.9000e0040.1155 0.0306 2.7000e0040.0309 0.0000 72.9143 72.9143 8.3000e0041.3600e00373.3411 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 66 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.6 Architectural Coating - 2037
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 0.7310 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0139 0.2870 0.2236 3.6000e0040.0116 0.0116 0.0116 0.0116 0.0000 31.1497 31.1497 1.1500e0030.0000 31.1784 Total 0.7449 0.2870 0.2236 3.6000e0040.0116 0.0116 0.0116 0.0116 0.0000 31.1497 31.1497 1.1500e0030.0000 31.1784 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0160 9.4200e0030.1903 7.2000e0040.1152 2.9000e0040.1155 0.0306 2.7000e0040.0309 0.0000 72.9143 72.9143 8.3000e0041.3600e00373.3411 Total 0.0160 9.4200e0030.1903 7.2000e0040.1152 2.9000e0040.1155 0.0306 2.7000e0040.0309 0.0000 72.9143 72.9143 8.3000e0041.3600e00373.3411 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 67 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.6 Architectural Coating - 2038
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 0.7820 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0154 0.0989 0.2342 3.9000e0041.2900e0031.2900e0031.2900e0031.2900e0030.0000 33.3200 33.3200 1.2300e0030.0000 33.3507 Total 0.7973 0.0989 0.2342 3.9000e0041.2900e0031.2900e0031.2900e0031.2900e0030.0000 33.3200 33.3200 1.2300e0030.0000 33.3507 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0171 0.0101 0.2036 7.7000e0040.1232 3.1000e0040.1235 0.0327 2.9000e0040.0330 0.0000 77.9944 77.9944 8.9000e0041.4600e00378.4509 Total 0.0171 0.0101 0.2036 7.7000e0040.1232 3.1000e0040.1235 0.0327 2.9000e0040.0330 0.0000 77.9944 77.9944 8.9000e0041.4600e00378.4509 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 68 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.6 Architectural Coating - 2038
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 0.7820 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0149 0.3070 0.2391 3.9000e0040.0124 0.0124 0.0124 0.0124 0.0000 33.3199 33.3199 1.2300e0030.0000 33.3507 Total 0.7968 0.3070 0.2391 3.9000e0040.0124 0.0124 0.0124 0.0124 0.0000 33.3199 33.3199 1.2300e0030.0000 33.3507 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0171 0.0101 0.2036 7.7000e0040.1232 3.1000e0040.1235 0.0327 2.9000e0040.0330 0.0000 77.9944 77.9944 8.9000e0041.4600e00378.4509 Total 0.0171 0.0101 0.2036 7.7000e0040.1232 3.1000e0040.1235 0.0327 2.9000e0040.0330 0.0000 77.9944 77.9944 8.9000e0041.4600e00378.4509 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 69 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.6 Architectural Coating - 2039
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 0.7790 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0153 0.0985 0.2333 3.9000e0041.2900e0031.2900e0031.2900e0031.2900e0030.0000 33.1923 33.1923 1.2300e0030.0000 33.2230 Total 0.7943 0.0985 0.2333 3.9000e0041.2900e0031.2900e0031.2900e0031.2900e0030.0000 33.1923 33.1923 1.2300e0030.0000 33.2230 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0170 0.0100 0.2028 7.7000e0040.1227 3.1000e0040.1231 0.0326 2.9000e0040.0329 0.0000 77.6956 77.6956 8.8000e0041.4500e00378.1503 Total 0.0170 0.0100 0.2028 7.7000e0040.1227 3.1000e0040.1231 0.0326 2.9000e0040.0329 0.0000 77.6956 77.6956 8.8000e0041.4500e00378.1503 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 70 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.6 Architectural Coating - 2039
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 0.7790 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0148 0.3058 0.2382 3.9000e0040.0124 0.0124 0.0124 0.0124 0.0000 33.1923 33.1923 1.2300e0030.0000 33.2229 Total 0.7938 0.3058 0.2382 3.9000e0040.0124 0.0124 0.0124 0.0124 0.0000 33.1923 33.1923 1.2300e0030.0000 33.2229 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0170 0.0100 0.2028 7.7000e0040.1227 3.1000e0040.1231 0.0326 2.9000e0040.0329 0.0000 77.6956 77.6956 8.8000e0041.4500e00378.1503 Total 0.0170 0.0100 0.2028 7.7000e0040.1227 3.1000e0040.1231 0.0326 2.9000e0040.0329 0.0000 77.6956 77.6956 8.8000e0041.4500e00378.1503 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 71 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.6 Architectural Coating - 2040
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 0.7820 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0150 0.0949 0.2339 3.9000e0049.7000e0049.7000e0049.7000e0049.7000e0040.0000 33.3200 33.3200 1.1700e0030.0000 33.3493 Total 0.7969 0.0949 0.2339 3.9000e0049.7000e0049.7000e0049.7000e0049.7000e0040.0000 33.3200 33.3200 1.1700e0030.0000 33.3493 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0143 9.1000e0030.1897 7.4000e0040.1232 2.5000e0040.1235 0.0327 2.3000e0040.0330 0.0000 76.1448 76.1448 7.2000e0041.4000e00376.5800 Total 0.0143 9.1000e0030.1897 7.4000e0040.1232 2.5000e0040.1235 0.0327 2.3000e0040.0330 0.0000 76.1448 76.1448 7.2000e0041.4000e00376.5800 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 72 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.6 Architectural Coating - 2040
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 0.7820 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0149 0.3070 0.2391 3.9000e0040.0124 0.0124 0.0124 0.0124 0.0000 33.3199 33.3199 1.1700e0030.0000 33.3492 Total 0.7968 0.3070 0.2391 3.9000e0040.0124 0.0124 0.0124 0.0124 0.0000 33.3199 33.3199 1.1700e0030.0000 33.3492 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0143 9.1000e0030.1897 7.4000e0040.1232 2.5000e0040.1235 0.0327 2.3000e0040.0330 0.0000 76.1448 76.1448 7.2000e0041.4000e00376.5800 Total 0.0143 9.1000e0030.1897 7.4000e0040.1232 2.5000e0040.1235 0.0327 2.3000e0040.0330 0.0000 76.1448 76.1448 7.2000e0041.4000e00376.5800 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 73 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.6 Architectural Coating - 2041
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 0.7820 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0150 0.0949 0.2339 3.9000e0049.7000e0049.7000e0049.7000e0049.7000e0040.0000 33.3200 33.3200 1.1700e0030.0000 33.3493 Total 0.7969 0.0949 0.2339 3.9000e0049.7000e0049.7000e0049.7000e0049.7000e0040.0000 33.3200 33.3200 1.1700e0030.0000 33.3493 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0143 9.1000e0030.1897 7.4000e0040.1232 2.5000e0040.1235 0.0327 2.3000e0040.0330 0.0000 76.1448 76.1448 7.2000e0041.4000e00376.5800 Total 0.0143 9.1000e0030.1897 7.4000e0040.1232 2.5000e0040.1235 0.0327 2.3000e0040.0330 0.0000 76.1448 76.1448 7.2000e0041.4000e00376.5800 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 74 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.6 Architectural Coating - 2041
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 0.7820 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0149 0.3070 0.2391 3.9000e0040.0124 0.0124 0.0124 0.0124 0.0000 33.3199 33.3199 1.1700e0030.0000 33.3492 Total 0.7968 0.3070 0.2391 3.9000e0040.0124 0.0124 0.0124 0.0124 0.0000 33.3199 33.3199 1.1700e0030.0000 33.3492 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0143 9.1000e0030.1897 7.4000e0040.1232 2.5000e0040.1235 0.0327 2.3000e0040.0330 0.0000 76.1448 76.1448 7.2000e0041.4000e00376.5800 Total 0.0143 9.1000e0030.1897 7.4000e0040.1232 2.5000e0040.1235 0.0327 2.3000e0040.0330 0.0000 76.1448 76.1448 7.2000e0041.4000e00376.5800 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 75 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.6 Architectural Coating - 2042
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 0.7820 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0150 0.0949 0.2339 3.9000e0049.7000e0049.7000e0049.7000e0049.7000e0040.0000 33.3200 33.3200 1.1700e0030.0000 33.3493 Total 0.7969 0.0949 0.2339 3.9000e0049.7000e0049.7000e0049.7000e0049.7000e0040.0000 33.3200 33.3200 1.1700e0030.0000 33.3493 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0143 9.1000e0030.1897 7.4000e0040.1232 2.5000e0040.1235 0.0327 2.3000e0040.0330 0.0000 76.1448 76.1448 7.2000e0041.4000e00376.5800 Total 0.0143 9.1000e0030.1897 7.4000e0040.1232 2.5000e0040.1235 0.0327 2.3000e0040.0330 0.0000 76.1448 76.1448 7.2000e0041.4000e00376.5800 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 76 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.6 Architectural Coating - 2042
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 0.7820 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0149 0.3070 0.2391 3.9000e0040.0124 0.0124 0.0124 0.0124 0.0000 33.3199 33.3199 1.1700e0030.0000 33.3492 Total 0.7968 0.3070 0.2391 3.9000e0040.0124 0.0124 0.0124 0.0124 0.0000 33.3199 33.3199 1.1700e0030.0000 33.3492 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0143 9.1000e0030.1897 7.4000e0040.1232 2.5000e0040.1235 0.0327 2.3000e0040.0330 0.0000 76.1448 76.1448 7.2000e0041.4000e00376.5800 Total 0.0143 9.1000e0030.1897 7.4000e0040.1232 2.5000e0040.1235 0.0327 2.3000e0040.0330 0.0000 76.1448 76.1448 7.2000e0041.4000e00376.5800 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 77 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.6 Architectural Coating - 2043
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 0.7820 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0150 0.0949 0.2339 3.9000e0049.7000e0049.7000e0049.7000e0049.7000e0040.0000 33.3200 33.3200 1.1700e0030.0000 33.3493 Total 0.7969 0.0949 0.2339 3.9000e0049.7000e0049.7000e0049.7000e0049.7000e0040.0000 33.3200 33.3200 1.1700e0030.0000 33.3493 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0143 9.1000e0030.1897 7.4000e0040.1232 2.5000e0040.1235 0.0327 2.3000e0040.0330 0.0000 76.1448 76.1448 7.2000e0041.4000e00376.5800 Total 0.0143 9.1000e0030.1897 7.4000e0040.1232 2.5000e0040.1235 0.0327 2.3000e0040.0330 0.0000 76.1448 76.1448 7.2000e0041.4000e00376.5800 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 78 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.6 Architectural Coating - 2043
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 0.7820 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0149 0.3070 0.2391 3.9000e0040.0124 0.0124 0.0124 0.0124 0.0000 33.3199 33.3199 1.1700e0030.0000 33.3492 Total 0.7968 0.3070 0.2391 3.9000e0040.0124 0.0124 0.0124 0.0124 0.0000 33.3199 33.3199 1.1700e0030.0000 33.3492 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0143 9.1000e0030.1897 7.4000e0040.1232 2.5000e0040.1235 0.0327 2.3000e0040.0330 0.0000 76.1448 76.1448 7.2000e0041.4000e00376.5800 Total 0.0143 9.1000e0030.1897 7.4000e0040.1232 2.5000e0040.1235 0.0327 2.3000e0040.0330 0.0000 76.1448 76.1448 7.2000e0041.4000e00376.5800 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 79 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.6 Architectural Coating - 2044
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 0.7820 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0150 0.0949 0.2339 3.9000e0049.7000e0049.7000e0049.7000e0049.7000e0040.0000 33.3200 33.3200 1.1700e0030.0000 33.3493 Total 0.7969 0.0949 0.2339 3.9000e0049.7000e0049.7000e0049.7000e0049.7000e0040.0000 33.3200 33.3200 1.1700e0030.0000 33.3493 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0143 9.1000e0030.1897 7.4000e0040.1232 2.5000e0040.1235 0.0327 2.3000e0040.0330 0.0000 76.1448 76.1448 7.2000e0041.4000e00376.5800 Total 0.0143 9.1000e0030.1897 7.4000e0040.1232 2.5000e0040.1235 0.0327 2.3000e0040.0330 0.0000 76.1448 76.1448 7.2000e0041.4000e00376.5800 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 80 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.6 Architectural Coating - 2044
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 0.7820 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0149 0.3070 0.2391 3.9000e0040.0124 0.0124 0.0124 0.0124 0.0000 33.3199 33.3199 1.1700e0030.0000 33.3492 Total 0.7968 0.3070 0.2391 3.9000e0040.0124 0.0124 0.0124 0.0124 0.0000 33.3199 33.3199 1.1700e0030.0000 33.3492 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0143 9.1000e0030.1897 7.4000e0040.1232 2.5000e0040.1235 0.0327 2.3000e0040.0330 0.0000 76.1448 76.1448 7.2000e0041.4000e00376.5800 Total 0.0143 9.1000e0030.1897 7.4000e0040.1232 2.5000e0040.1235 0.0327 2.3000e0040.0330 0.0000 76.1448 76.1448 7.2000e0041.4000e00376.5800 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 81 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.6 Architectural Coating - 2045
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 0.5393 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0103 0.0654 0.1613 2.7000e0046.7000e0046.7000e0046.7000e0046.7000e0040.0000 22.9793 22.9793 8.1000e0040.0000 22.9995 Total 0.5496 0.0654 0.1613 2.7000e0046.7000e0046.7000e0046.7000e0046.7000e0040.0000 22.9793 22.9793 8.1000e0040.0000 22.9995 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 8.9400e0036.0300e0030.1265 5.0000e0040.0850 1.6000e0040.0851 0.0226 1.4000e0040.0227 0.0000 51.9771 51.9771 4.5000e0049.5000e00452.2716 Total 8.9400e0036.0300e0030.1265 5.0000e0040.0850 1.6000e0040.0851 0.0226 1.4000e0040.0227 0.0000 51.9771 51.9771 4.5000e0049.5000e00452.2716 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 82 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.6 Architectural Coating - 2045
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 0.5393 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0103 0.2117 0.1649 2.7000e0048.5600e0038.5600e0038.5600e0038.5600e0030.0000 22.9793 22.9793 8.1000e0040.0000 22.9995 Total 0.5495 0.2117 0.1649 2.7000e0048.5600e0038.5600e0038.5600e0038.5600e0030.0000 22.9793 22.9793 8.1000e0040.0000 22.9995 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 8.9400e0036.0300e0030.1265 5.0000e0040.0850 1.6000e0040.0851 0.0226 1.4000e0040.0227 0.0000 51.9771 51.9771 4.5000e0049.5000e00452.2716 Total 8.9400e0036.0300e0030.1265 5.0000e0040.0850 1.6000e0040.0851 0.0226 1.4000e0040.0227 0.0000 51.9771 51.9771 4.5000e0049.5000e00452.2716 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 83 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.7 Paving - 2045
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.0758 0.2742 1.1863 2.1000e0038.7300e0038.7300e0038.7300e0038.7300e0030.0000 180.7464 180.7464 6.0700e0030.0000 180.8982 Paving 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.0758 0.2742 1.1863 2.1000e0038.7300e0038.7300e0038.7300e0038.7300e0030.0000 180.7464 180.7464 6.0700e0030.0000 180.8982 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 1.3000e0038.8000e0040.0184 7.0000e0050.0124 2.0000e0050.0124 3.2800e0032.0000e0053.3000e0030.0000 7.5548 7.5548 6.0000e0051.4000e0047.5976 Total 1.3000e0038.8000e0040.0184 7.0000e0050.0124 2.0000e0050.0124 3.2800e0032.0000e0053.3000e0030.0000 7.5548 7.5548 6.0000e0051.4000e0047.5976 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 84 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

3.7 Paving - 2045
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.0698 1.5086 1.2972 2.1000e0030.0500 0.0500 0.0500 0.0500 0.0000 180.7462 180.7462 6.0700e0030.0000 180.8980 Paving 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.0698 1.5086 1.2972 2.1000e0030.0500 0.0500 0.0500 0.0500 0.0000 180.7462 180.7462 6.0700e0030.0000 180.8980 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 1.3000e0038.8000e0040.0184 7.0000e0050.0124 2.0000e0050.0124 3.2800e0032.0000e0053.3000e0030.0000 7.5548 7.5548 6.0000e0051.4000e0047.5976 Total 1.3000e0038.8000e0040.0184 7.0000e0050.0124 2.0000e0050.0124 3.2800e0032.0000e0053.3000e0030.0000 7.5548 7.5548 6.0000e0051.4000e0047.5976 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 85 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

4.0 Operational Detail - Mobile
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Mitigated 0.2749 0.2710 2.9000 6.3900e0030.9554 2.8900e0030.9583 0.2550 2.7000e0030.2577 0.0000 649.7722 649.7722 0.0385 0.0267 658.6800 Unmitigated 0.2749 0.2710 2.9000 6.3900e0030.9554 2.8900e0030.9583 0.2550 2.7000e0030.2577 0.0000 649.7722 649.7722 0.0385 0.0267 658.6800

4.1 Mitigation Measures Mobile

4.2 Trip Summary Information

4.3 Trip Type Information
Average Daily Trip Rate Unmitigated Mitigated
Land Use Weekday Saturday Sunday Annual VMT Annual VMT
Single Family Housing 742.14 742.14 742.14 2,536,005 2,536,005 Total 742.14 742.14 742.14 2,536,005 2,536,005
Miles Trip % Trip Purpose %
Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by Single Family Housing 14.70 5.90 8.70 40.20 19.20 40.60 86 11 3

4.4 Fleet Mix
Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH Single Family Housing 0.550761 0.065856 0.179366 0.118816 0.024700 0.007586 0.015311 0.004749 0.000700 0.000340 0.027741 0.000733 0.003342 CalEEMod Version: CalEEMod.2020.4.0 Page 86 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

5.0 Energy Detail
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Electricity
Mitigated

0.0000 0.0000 0.0000 0.0000 0.0000 1,659.644
6 1,659.644
6 0.1401 0.0170 1,668.206
4 Electricity
Unmitigated

0.0000 0.0000 0.0000 0.0000 0.0000 1,659.644
6 1,659.644
6 0.1401 0.0170 1,668.206
4 NaturalGas
Mitigated

0.1543 1.3181 0.5609 8.4100e0030.1066 0.1066 0.1066 0.1066 0.0000 1,526.504 1 1,526.504
1 0.0293 0.0280 1,535.575
4 NaturalGas
Unmitigated

0.1543 1.3181 0.5609 8.4100e0030.1066 0.1066 0.1066 0.1066 0.0000 1,526.504 1 1,526.504
1 0.0293 0.0280 1,535.575
4 5.1 Mitigation Measures Energy
Historical Energy Use: N
CalEEMod Version: CalEEMod.2020.4.0 Page 87 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

5.2 Energy by Land Use - NaturalGas
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr tons/yr MT/yr
Single Family
Housing

2.86056e
+007

0.1543 1.3181 0.5609 8.4100e0030.1066 0.1066 0.1066 0.1066 0.0000 1,526.504 1 1,526.504
1 0.0293 0.0280 1,535.575
4 Total 0.1543 1.3181 0.5609 8.4100e0030.1066 0.1066 0.1066 0.1066 0.0000 1,526.504 1 1,526.504
1 0.0293 0.0280 1,535.575
4 Unmitigated
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr tons/yr MT/yr
Single Family
Housing

2.86056e
+007

0.1543 1.3181 0.5609 8.4100e0030.1066 0.1066 0.1066 0.1066 0.0000 1,526.504 1 1,526.504
1 0.0293 0.0280 1,535.575
4 Total 0.1543 1.3181 0.5609 8.4100e0030.1066 0.1066 0.1066 0.1066 0.0000 1,526.504 1 1,526.504
1 0.0293 0.0280 1,535.575
4 Mitigated
CalEEMod Version: CalEEMod.2020.4.0 Page 88 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Use only Natural Gas Hearths

6.1 Mitigation Measures Area

6.0 Area Detail

5.3 Energy by Land Use - Electricity
Electricity
Use
Total CO2 CH4 N2O CO2e
Land Use kWh/yr MT/yr
Single Family
Housing

9.35825e
+006
1,659.644
6 0.1401 0.0170 1,668.206
4 Total 1,659.644
6 0.1401 0.0170 1,668.206
4 Unmitigated
Electricity
Use
Total CO2 CH4 N2O CO2e
Land Use kWh/yr MT/yr
Single Family
Housing

9.35825e
+006
1,659.644
6 0.1401 0.0170 1,668.206
4 Total 1,659.644
6 0.1401 0.0170 1,668.206
4 Mitigated
CalEEMod Version: CalEEMod.2020.4.0 Page 89 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Mitigated 8.8535 0.3652 12.3851 2.0800e0030.0865 0.0865 0.0865 0.0865 0.0000 278.8639 278.8639 0.0242 4.7400e003280.8810 Unmitigated 12.7480 0.4523 19.8992 0.0201 1.2114 1.2114 1.2114 1.2114 127.1442 264.4917 391.6359 0.3984 8.6300e003404.1666

6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory tons/yr MT/yr
Architectural
Coating

0.6741 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer
Products

7.7857 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 3.9207 0.3105 7.6092 0.0194 1.1430 1.1430 1.1430 1.1430 127.1442 244.3275 371.4718 0.3792 8.6300e003383.5226 Landscaping 0.3676 0.1419 12.2900 6.5000e0040.0685 0.0685 0.0685 0.0685 0.0000 20.1641 20.1641 0.0192 0.0000 20.6439 Total 12.7480 0.4523 19.8992 0.0201 1.2114 1.2114 1.2114 1.2114 127.1442 264.4917 391.6359 0.3984 8.6300e003404.1666 Unmitigated
CalEEMod Version: CalEEMod.2020.4.0 Page 90 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

7.1 Mitigation Measures Water

7.0 Water Detail

0.6741 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer
Products

7.7857 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 0.0261 0.2234 0.0951 1.4300e0030.0181 0.0181 0.0181 0.0181 0.0000 258.6997 258.6997 4.9600e0034.7400e003260.2371 Landscaping 0.3676 0.1419 12.2900 6.5000e0040.0685 0.0685 0.0685 0.0685 0.0000 20.1641 20.1641 0.0192 0.0000 20.6439 Total 8.8535 0.3652 12.3851 2.0800e0030.0865 0.0865 0.0865 0.0865 0.0000 278.8639 278.8639 0.0242 4.7400e003280.8810 Mitigated
CalEEMod Version: CalEEMod.2020.4.0 Page 91 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Total CO2 CH4 N2O CO2e
Category MT/yr
Mitigated 301.7114 2.5647 0.0628 384.5539
Unmitigated 301.7114 2.5647 0.0628 384.5539

7.2 Water by Land Use
Indoor/Out
door Use
Total CO2 CH4 N2O CO2e
Land Use Mgal MT/yr
Single Family
Housing

77.9894 /

49.1672
301.7114 2.5647 0.0628 384.5539
Total 301.7114 2.5647 0.0628 384.5539
Unmitigated
CalEEMod Version: CalEEMod.2020.4.0 Page 92 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

7.2 Water by Land Use
Indoor/Out
door Use
Total CO2 CH4 N2O CO2e
Land Use Mgal MT/yr
Single Family
Housing

77.9894 /

49.1672
301.7114 2.5647 0.0628 384.5539
Total 301.7114 2.5647 0.0628 384.5539
Mitigated

8.1 Mitigation Measures Waste

8.0 Waste Detail
Total CO2 CH4 N2O CO2e
MT/yr
Mitigated 284.8836 16.8361 0.0000 705.7871
Unmitigated 284.8836 16.8361 0.0000 705.7871
Category/Year
CalEEMod Version: CalEEMod.2020.4.0 Page 93 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

8.2 Waste by Land Use
Waste
Disposed
Total CO2 CH4 N2O CO2e
Land Use tons MT/yr
Single Family
Housing
1403.43 284.8836 16.8361 0.0000 705.7871
Total 284.8836 16.8361 0.0000 705.7871
Unmitigated
Waste
Disposed
Total CO2 CH4 N2O CO2e
Land Use tons MT/yr
Single Family
Housing
1403.43 284.8836 16.8361 0.0000 705.7871
Total 284.8836 16.8361 0.0000 705.7871
Mitigated

9.0 Operational Offroad
Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type CalEEMod Version: CalEEMod.2020.4.0 Page 94 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

11.0 Vegetation

10.0 Stationary Equipment
Fire Pumps and Emergency Generators
Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type Boilers
Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type User Defined Equipment
Equipment Type Number
CalEEMod Version: CalEEMod.2020.4.0 Page 95 of 95 Date: 11/16/2022 10:39 AM Laguna Woods General Plan and Zoning Update Project - Orange County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied This page intentionally left blank

DR A F T P ROG R AM EN V I RONME N T A L I M P A CT RE P O RT M a y 20 2 4

L AGUNA WOODS GENERAL PLAN AND ZONING CODE UPDATE

L AGUNA WOODS , C ALIFORNIA
P:\LWD2102.03\04.1 - Admin Draft EIR\Appendices\Old\Appendix C - VMT Analysis Memo.docx «04/13/23»

APPENDIX C

VEHICLE MILES TRAVELED ANALYSIS MEMORANDUM

L AGUNA WOODS GENERAL PLAN AND ZONING CODE UPDATE

L AGUNA WOODS , C ALIFORNIA

DR A FT P ROG R AM EN V I RONME NT A L I M P A CT RE P ORT M a y 20 2 4
P:\LWD2102.03\04.1 - Admin Draft EIR\Appendices\Old\Appendix C - VMT Analysis Memo.docx «04/13/23» This page intentionally left blank

CARLSBAD
CLOVIS
IRVINE

LOS ANGELES

PALM SPRINGS

POINT RICHMOND

RIVERSIDE

ROSEVILLE

SAN LUIS OBISPO
20 Executive Park, Suite 200, Irvine, California 92614 949.553.0666 www.lsa.net

MEMORANDUM
DATE: October 25, 2022
TO: Christopher Macon, City Manager, City of Laguna Woods FROM: Ambarish Mukherjee, P.E., AICP
SUBJECT: City of Laguna Woods General Plan and Zoning Code Update - Vehicle Miles Traveled Analysis
LSA has prepared this memorandum documenting the methodology and findings of the Vehicle Miles Traveled (VMT) analysis for the City of Laguna Woods’ (City) General Plan and Zoning Code Update project.

BACKGROUND
On December 28, 2018, the California Office of Administrative Law cleared the revised California Environmental Quality Act (CEQA) guidelines for use. Among the changes to the guidelines was removal of vehicle delay and level of service analysis from consideration under CEQA. With the adopted guidelines, transportation impacts are now to be evaluated based on project-generated VMT.

PROJECT DESCRIPTION
The City prepared its 2021–2029 Housing Element Update in 2021. The State Housing Element law requires that the City update its General Plan and Zoning Code to be consistent with its new Housing Element within three years of its adoption. LSA is assisting the City in the preparation of a Program Environmental Impact Report (EIR) for its General Plan and Zoning Code Update. LSA has prepared a transportation analysis associated with the rezoning of the sites identified in the recently updated Housing Element as required by CEQA. The transportation analysis consists of a trip generation comparison of the existing and proposed uses, including a VMT evaluation.

ANALYSIS METRICS
The City has yet to adopt specific Senate Bill (SB) 743 guidelines and therefore, this VMT analysis was conducted using the methodologies and significance threshold criteria identified in the California Governor’s Office of Planning and Research (OPR) Technical Advisory On Evaluating Transportation Impacts in CEQA (TA), dated December 2018. Given that the proposed project is a General Plan update, it can be considered a land use plan. For land use plans, the OPR TA recommends comparison of project VMT per capita or VMT per employee under the forecast/cumulative scenario to the corresponding base year VMT per capita/employee to determine the project impacts. If the forecast VMT per capita/employee is greater than 85 percent 4/13/23 (P:\LWD2102.03\02 - Technical Reports\Traffic\Doc\Laguna Woods_VMT Analysis_Memo_10-25-2022.docx) 2 of the existing regional VMT per capita/employee, then the General Plan update/project would constitute a significant impact.

As per the OPR TA, a region should be defined based on where the majority of project trips are contained. As such, a majority of the project trips are estimated to start or end within the region defined for VMT analysis purposes. Typically, it is the county boundary within which the majority of those trips are contained. While the City boundary can also be considered as the region, based on the understanding of the local trip patterns, it can be determined that the county can be considered as the region. Therefore, if the forecasted citywide VMT per capita with inclusion of the Housing Element is greater than 85 percent of the existing countywide VMT per capita, the project constitutes a significant VMT impact.

METHODOLOGY
The OPR TA provides multiple screening criteria for land use projects. One of the screening criterion is a daily trip threshold. If the land use project generates less than 110 daily trips, the project can be screened from a detailed VMT analysis. The project includes demolishing existing uses on the 17 residential overlay sites and replacing them with residential land uses. A trip generation analysis was conducted that looked at the differences in daily and peak hour trips between the existing land uses and the proposed land uses. That analysis is provided in Attachment A. It was observed that while the proposed residential land uses produce lower peak hour trips than existing land uses, the project would generate 746 more daily trips than the existing uses. As this is over the threshold of 110 daily trips, it was concluded that a detailed VMT analysis would be required to evaluate the project VMT impact for the General Plan and Zoning Code Update project.

The Orange County Transportation Analysis Model (OCTAM) was used to determine the VMT impact of the updated Housing Element. The Housing Element overlay consisted of 17 different sites in the City as shown in Figure 1 (provided in Attachment A). Fifteen of the 17 sites include existing nonresidential land uses on them. For the overlay sites, the project proposes to remove the existing non-residential uses and replace them with residential uses. All 17 overlay sites are contained within four Traffic Analysis Zones (TAZs) in OCTAM.

As the project consisted of modification of the existing General Plan, a cursory review of current OCTAM forecast data was conducted to verify the consistency of the model with the General Plan land uses. As OCTAM is a socioeconomic data-based model, in order to review the consistency, the General Plan land uses needed conversion to socioeconomic data (households and employment).

The General Plan residential uses included density ranges whereas non-residential uses consisted of building square footage as development intensities. Average residential densities along with the residential acreage were used to convert the residential land uses into dwelling unit estimates.

Similarly, general rule of thumb conversion factors were used to convert non-residential development intensities to employees.

The resulting household and total employment estimates were compared to the current OCTAM forecast assumptions. While the dwelling unit/household estimates from the General Plan matched closely with current OCTAM forecast data, the employment estimates varied significantly. Given the 4/13/23 (P:\LWD2102.03\02 - Technical Reports\Traffic\Doc\Laguna Woods_VMT Analysis_Memo_10-25-2022.docx) 3 use of average densities for residential and general conversion factors for non-residential uses, a close match between General Plan land uses and OCTAM forecast data was not expected.

In addition to the forecast dataset, a review of model base year dataset and growth (forecast – base) was performed. It was observed that the model assumptions included minimal growth of households and employment for the City. Given the amount of growth assumed in the model, consistency of household estimates between the General Plan and the model, and use of generic assumptions to convert General Plan land uses to socioeconomic data, it was concluded that the forecast OCTAM assumptions are consistent with the existing City General Plan.

PROJECT TRAFFIC ANALYSIS ZONES UPDATE
As indicated before, the proposed project includes replacement of existing non-residential uses with new residential uses. Existing land use information was available for 15 overlay sites (out of 17 total sites). The existing land use information was converted to employees using the Institute of Transportation Engineers’ (ITE) Trip Generation Manual, 11th Edition. The ITE Trip Generation Manual includes trip rates for different types of land uses by multiple unit types that were used to develop land use to employee conversion factors (employees per thousand square feet). Other data sources were also used for land use to employee conversion factors in case no data were available from ITE. No conversion factors were available for some types of land uses where a nominal number of employees were assumed for existing use (e.g., churches). The existing land uses were converted to employees and aggregated to the OCTAM model TAZs. Employment due to existing land uses was removed from the project location TAZs and the number of dwelling units from the project were added to the corresponding TAZs. Table A shows the overlay sites with existing land uses, model TAZ IDs, and estimated number of employees. Table B aggregates the number of dwelling units to be added and the existing number of employees to be removed from the OCTAM model TAZs.

OCTAM does not include the capability to split/add new TAZs and given that the VMT metrics will be evaluated for the entire City (with the General Plan Update), the socioeconomic data modifications were conducted directly to the project locations TAZs.

MODEL RUNS AND PROJECT VMT ESTIMATION
A horizon year (2045) model run was conducted using the adjusted socioeconomic data for the project location TAZs (modifications from Table B). No circulation/network modifications were identified for inclusion in the model network. The outputs from this updated model run were used to calculate the VMT per capita for the City with the proposed amendments. The detailed VMT tables are provided in Attachment B.

As indicated before, for land use plans, the OPR TA recommends use of VMT per capita to evaluate residential land uses and VMT per employee to evaluate non-residential land uses. Since the project contains only residential uses, LSA estimated VMT per capita for the City with addition of proposed residential land uses.
4/13/23 (P:\LWD2102.03\02 - Technical Reports\Traffic\Doc\Laguna Woods_VMT Analysis_Memo_10-25-2022.docx) 4 Table A: Overlay Sites - Existing Land Uses and Employment (Estimated) Site ID
Model
TAZ Existing Use Land Use
Land Use
Quantity
(KSF)
Total
Employees
(Estimated)
1 1448 Town Centre Vacant Lot 0.0 -
2 1456 Pacific Hills Calvary Chapel
Parking Lot

0.0 -
3 1456 Rossmoor Electric Retail 11.4 16
3 1456 Medical Building 11.4 16
4 1456 Saddleback Golf Cars Retail 20.1 29
5 1448 Laguna Woods Self Storage Storage 92.9 5
5 1448 Office 1.6 5
6 1448 Animal Hospital Animal Hospital 5.5 9
7 1447 PS Business Park
(excludes Jack-in-the-Box)
Storage 81.1 5
7 1447 Retail 14.0 20
7 1447 Restaurant 1.2 10
8 1456 Smart Parke Retail 23.5 34
9 1451 McCormick & Son Mortuary Mortuary 7.4 5
10 1447 Lutheran Church of the Cross Church 15.6 5
11 1448 Geneva Presbyterian Church Church 46.8 5
12 1451 Saint Nicholas Catholic Church Church 43.0 5
13 1451 Temple Judea Temple 11.0 15
14 1451 Laguna Country United
Methodist Church
Church 32.1 5
15 1448 Medical Building in Town Centre Medical Office 35.5 147 16 1451 Restaurant 7.9 40
16 1451 Willow Tree Center East Retail 3.5 5
16 1451 Adult Daycare 10.4 34
17 1451 Helm Center Medical Office 9.2 38
Source: LSA (2022).

KSF = thousand square feet
TAZ = Traffic Analysis Zone
Table B: OCTAM Socioeconomic Changes by TAZ
Model TAZ
Total Employment
(to remove)
Total Dwelling
Units
(to add)
1447 40 205
1448 171 606
1451 146 370
1456 95 278
Source: LSA (2022).

OCTAM = Orange County Transportation Analysis Model
TAZ = Traffic Analysis Zones
4/13/23 (P:\LWD2102.03\02 - Technical Reports\Traffic\Doc\Laguna Woods_VMT Analysis_Memo_10-25-2022.docx) 5

PROJECT VMT ANALYSIS
The proposed project (General Plan Update) would constitute a significant impact if the forecast VMT metric for the project is greater than 85 percent of the regional existing VMT metric. Hence the proposed project would constitute a significant impact if the 2045 citywide VMT per capita is greater than 85 percent of the Orange County VMT per capita (threshold). As can be seen from the following Table C, citywide VMT per capita with the project is lower than the Orange County regional threshold.

Table C: 2045 City of Laguna Woods VMT Per Capita (With Project) Comparison with Regional Threshold
2045 City of Laguna Woods
(With Project)
Existing Entire
Orange County1 Threshold2
Significant
Impact
VMT per Capita 13.0 17.9 15.2 No
Source: LSA (2022). 1 Obtained from Final Draft Guidelines For Evaluating Vehicle Miles Traveled Under CEQA for the County of Orange, September 17, 2020. 2 85% of the regional average (17.9*0.85=15.2).

CEQA = California Environmental Quality Act
VMT = vehicle miles traveled
Also, given that the project included demolition of existing non-residential uses, LSA reviewed the effect of non-residential use removal by evaluating the efficiency metric of origin-destination (OD) VMT per service population. Given that the OPR recommends use of different efficiency metrics to evaluate residential and non-residential uses, to evaluate a combined effect of both types of land uses such as with this project, OD VMT per service population was used. Similar to VMT per capita, 2045 citywide OD VMT per service population was compared with Orange County existing VMT per service population to assess project VMT impact. As shown in the following Table D, the 2045 citywide VMT per service population is lower than the Orange County regional threshold.

Table D: 2045 City of Laguna Woods VMT Per Service Population (With Project) Comparison with Regional Threshold
2045 City of Laguna Woods
(With Project)
Existing Entire
Orange County1 Threshold2
Significant
Impact
VMT per Service Population 24.9 30.3 25.7 No
Source: LSA (2022). 1 Obtained from LSA 2016 no project OCTAM run. 2 85% of the regional average (30.3*0.85=25.7).

OCTAM = Orange County Transportation Analysis Model
VMT = vehicle miles traveled
Hence the General Plan and Zoning Code Update due to the 2021–2029 Housing Element Update does not constitute a significant VMT impact.
4/13/23 (P:\LWD2102.03\02 - Technical Reports\Traffic\Doc\Laguna Woods_VMT Analysis_Memo_10-25-2022.docx) 6

CONCLUSIONS
Based on the recommendations from the OPR TA, the proposed Laguna Woods General Plan and Zoning Code Update project was evaluated based on VMT per capita. An assessment of the trip generation comparison of existing uses and proposed uses did not screen out from a VMT analysis. A detailed VMT analysis was conducted for the project based on the OCTAM model, using the County of Orange as the region. Based on the significance threshold criteria determined within the OPR TA, the VMT per capita of the project does not exceed the threshold. A secondary analysis was performed to evaluate the VMT per service population. The results also showed that the project would not exceed the threshold based on service population. Therefore, the project would have a less than significant transportation impact.

Attachments: A – Trip Generation Analysis
B – Detailed VMT Calculation Worksheets

VEHICLE MILES T RAVELED ANALYSIS
OCTOBER 2022

C ITY OF L AGUNA WOODS GENERAL PLAN AND ZONING CODE UPDATE

L AGUNA WOODS , C ALIFORNIA
P:\LWD2102.03\02 - Technical Reports\Traffic\Doc\Laguna Woods_VMT Analysis_Memo_10-25-2022.docx (04/13/23)

ATTACHMENT A

TRIP GENERATION ANALYSIS
Existing Use
Potential Density
Range1
Parcel Size
(acre)1 Proposed Use Address APN No. Existing Land Use Designation Proposed Land Use Existing Zoning District Proposed Overlay Zoning District 1 Town Centre Vacant Lot ‐ 30 ‐ 50 du per acre 1.800 90 du apartments N/A (East of 24331 El Toro Road) 616‐012‐29 Commercial No Change Community Commerical Residential High Density Overlay 2 Pacific Hills Calvary Chapel Parking Lot ‐ 30 ‐ 50 du per acre 0.696 35 du apartments 24481 Moulton Parkway 621‐131‐38 Commercial No Change Professional & Administrative Office Residential High Density Overlay 3 Rossmoor Electric 11,405 sf retail,
11,405 sf medical building 30 ‐ 50 du per acre 1.232 62 du apartments 24351 Moulton Parkway 621‐131‐21 Commercial No Change Community Commerical Residential High Density Overlay 4 Saddleback Golf Cars 20,133 sf retail 30 ‐ 50 du per acre 1.235 62 du apartments 23252 Via Campo Verde 621‐131‐26 Commercial No Change Community Commerical Residential High Density Overlay 5 Laguna Woods Self Storage 92,890 sf storage, 1,620 sf office 30 ‐ 50 du per acre 5.249 263 du apartments 24151 Moulton Parkway 616‐012‐19 Commercial No Change Community Commerical Residential High Density Overlay 6 Animal Hospital 5,529 sf animal hospital 30 ‐ 50 du per acre 0.760 38 du apartment 24271 El Toro Road 616‐012‐03 Commercial No Change Community Commerical Residential High Density Overlay 7 PS Business Park
(excludes Jack‐in‐the‐Box)
81,100 sf storage, 14,000 sf retail,
1,200 sf restaurant 30 ‐ 50 du per acre 2.867 144 du apartments 23582 Moulton Parkway 616‐021‐30 Commercial No Change Community Commerical Residential High Density Overlay 8 Smart Parke 23,498 sf retail 30 ‐ 50 du per acre 2.373 119 du apartments 24334 El Toro Road 621‐211‐09 Commercial No Change Community Commerical Residential High Density Overlay 9 McCormick & Son Mortuary 7,392 sf mortuary 20 ‐ 30 du per acre 1.411 43 du apartments 25002 Moulton Parkway 621‐091‐016 Commercial No Change Community Commerical Residential Medium‐Low Density Overlay 10 Lutheran Church of the Cross 15,644 sf church 15 ‐ 20 du per acre 3.028 61 du apartments 24231 El Toro Road 616‐041‐01 Community Facilities No Change Community Facilities‐Private Residential Medium‐Low Density Overlay11 Geneva Presbyterian Church 46,802 sf church 15 ‐ 20 du per acre 3.955 80 du apartments 24301 El Toro Road 616‐191‐05 & 616‐191‐06 Community Facilities No Change Community Facilities‐Private Residential Medium‐Low Density Overlay 12 Saint Nicholas Catholic Church 43,034 sf church 15 ‐ 20 du per acre 4.596 92 du apartments 24252 El Toro Road 621‐121‐11 Community Facilities No Change Community Facilities‐Private Residential Medium‐Low Density Overlay 13 Temple Judea 10,972 sf temple 15 ‐ 20 du per acre 1.757 36 du apartments 24512 Moulton Parkway 621‐121‐18 Community Facilities No Change Community Facilities‐Private Residential Low Density Overlay 14 Laguna Country United Methodist Church 32,132 sf church 20 ‐ 30 du per acre 3.899 117 du apartments 24442 Moulton Parkway 621‐121‐23 Community Facilities No Change Community Facilities‐Private Residential Medium Density Overlay 15 Medical Building in Town Centre 35,508 sf medical office 30 ‐ 50 du per acre 2.690 135 du apartments 24331 El Toro Road 616‐012‐24 Commercial No Change Professional & Administrative Office Residential High Density Overlay 16 Willow Tree Center East 7,858 sf restaurant, 3,487 sf retail, 10,364 sf adult daycare 15 ‐ 20 du per acre 3.095 62 du apartments 24260 El Toro Road 621‐121‐30 Commercial No Change Community Commerical Residential Low Density Overlay 17 Helm Center 9,222 sf medical office 20 ‐ 30 du per acre 0.650 20 du apartments 24902 Moulton Parkway 621‐091‐15 Commercial No Change Professional & Administrative Office Residential Medium‐Low Density Overlay 1 Potential density range and parcel size referenced from the City of Laguna Woods 2021‐2029 General Plan Housing Element Update.

For the purposes of trip generation, the highest residential density was used.

Existing Use
Table A: City of Laguna Woods Housing Element – Residential Overlay Sites In Out Total In Out Total
Site 1, Town Centre Vacant Lot East of 24331 El Toro Road 607 9 27 36 29 16 45 Site 2, Pacific Hills Calvary Chapel Parking Lot 24481 Moulton Parkway 236 4 10 14 11 6 17 Site 3, Rossmoor Electric 24351 Moulton Parkway ‐614 ‐38 1 ‐37 ‐31 ‐58 ‐89 Site 4, Saddleback Golf Cars 23252 Via Campo Verde ‐678 ‐23 0 ‐23 ‐46 ‐56 ‐102 Site 5, Laguna Woods Self Storage 24151 Moulton Parkway 1,620 19 76 95 77 41 118 Site 6, Animal Hospital 24271 El Toro Road 137 ‐94 ‐54 ‐5 ‐1 Site 7, Public Storage Business Park 23582 Moulton Parkway ‐450 ‐40 6 ‐34 ‐26 ‐45 ‐71 Site 8, Smart Parke 24334 El Toro Road ‐477 ‐21 14 ‐7 ‐40 ‐55 ‐95 Site 9, McCormick & Son Mortuary 25002 Moulton Parkway 234 3 12 15 12 5 17 Site 10, Lutheran Church of the Cross 24231 El Toro Road 292 3 16 19 17 6 23 Site 11, Geneva Presbyterian Church 24301 El Toro Road 183 ‐1 18 17 16 1 17 Site 12, Saint Nicholas Catholic Church 24252 El Toro Road 293 0 23 23 20 5 25 Site 13, Temple Judea 24512 Moulton Parkway 213 2 10 12 10 5 15 Site 14, Laguna Country United Methodist Church 24442 Moulton Parkway 545 6 31 37 30 13 43 Site 15, Medical Building at Town Centre 24331 El Toro Road ‐368 ‐73 17 ‐56 1 ‐73 ‐72 Site 16, Willow Tree Center East 24260 El Toro Road ‐879 ‐67 ‐32 ‐99 ‐26 ‐30 ‐56 Site 17, Helm Medical Center 24902 Moulton Parkway ‐148 ‐17 1 ‐16 ‐3 ‐18 ‐21 746 ‐243 234 ‐9 55 ‐242 ‐187
Note:

The table shows the net trip generation at each site.

Table B: City of Laguna Woods Housing Element – Trip Generation Summary Total
Site Address ADT
AM Peak Hour PM Peak Hour
Sites
Service Layer Credits:
") ")
")
") ")
")
")
")
")
")
")
")
")
")
")
")
")

EL TORO RD

EL TORO RD
M
O

ULTON PKWY

RIDGE ROUTE DR

SANTA MARIAAV

MOULTON PKWY
§¨¦5

AVENIDA SEVILLA

AVENIDA MAJORCA
AVE
NIDA

SOSIEGA

ALISO CREEK RD

VIA CARRIZO

CALLE ARAGON
11 1
10 2 13
14 12
16 3
5 6
7 9
4 8
15 17
SOURCE: Google Maps (2021)
I:\LWD2102.03\GIS\MXD\Traffic\Key_Map_Traffic.mxd (6/15/2022) FIGURE 1
City of Laguna Woods
General Plan and Zoning Update
Housing Sites Key Map
LEGEND
") Potential Housing Sites
City of Laguna Woods
0 750 1500
FEET
1: Town Centre Vacant Lot
2: Pacific Hills Calvary Chapel Parking Lot
3: Rossmoor Electric
4: Saddleback Golf Cars
5: Laguna Woods Self Storage
6: Animal Hospital
7: PS Business Park (excludes Jack in the Box)
8: Smart Parke
9: McCormick & Son Mortuary
10: Lutheran Church of the Cross
11: Geneva Presbyterian Church
12: Saint Nicholas Catholic Church
13: Temple Judea
14: Laguna Country United Methodist Church
15: Medical Building at Town Centre
16: Willow Tree Center East
17: Helm Center
Potential Housing Sites
In Out Total In Out Total
Multifamily Housing (Low‐Rise) DU 6.74 0.10 0.30 0.40 0.32 0.19 0.51 Vacant Lot 0000000
Multifamily Housing (Low‐Rise)2 90 DU 607 9 27 36 29 16 45 Net Trip Generation (Project ‐ Existing) 607 9 27 36 29 16 45 1 Trip rates referenced from the Institute of Transportation Engineers (ITE)Trip Generation Manual , 11th Edition (2021).

Land Use Code 220 ‐ Multifamily Housing (Low‐Rise) ‐ Not Close to Rail Transit 2 Site 1 is 1.800 acre. The proposed land use is based on 50 du per acre.

ADT = average daily trips
DU = dwelling unit
Trip Rates1
Project Trip Generation
Existing Trip Generation
Land Use Size Unit ADT
AM Peak Hour PM Peak Hour
Site 1, Town Centre Vacant Lot
Trip Generation Summary
P:\LWD2102.03\02 ‐ Technical Reports\Traffic\Tables\Trip Gen Tables.xlsx\Site 1 (6/16/2022) In Out Total In Out Total
Multifamily Housing (Low‐Rise) DU 6.74 0.10 0.30 0.40 0.32 0.19 0.51 Parking Lot 0000000
Multifamily Housing (Low‐Rise)2 35 DU 236 4 10 14 11 6 17 Net Trip Generation (Project ‐ Existing) 236 4 10 14 11 6 17 1 Trip rates referenced from the Institute of Transportation Engineers (ITE)Trip Generation Manual , 11th Edition (2021).

Land Use Code 220 ‐ Multifamily Housing (Low‐Rise) ‐ Not Close to Rail Transit 2 Site 2 is 0.696 acre. The proposed land use is based on 50 du per acre.

ADT = average daily trips
DU = dwelling unit
Trip Rates1
Existing Trip Generation
Project Trip Generation
Land Use Size Unit ADT
AM Peak Hour PM Peak Hour
Site 2, Pacific Hills Calvary Chapel Parking Lot
Trip Generation Summary
P:\LWD2102.03\02 ‐ Technical Reports\Traffic\Tables\Trip Gen Tables.xlsx\Site 2 (6/16/2022) In Out Total In Out Total
Multifamily Housing (Low‐Rise) DU 6.74 0.10 0.30 0.40 0.32 0.19 0.51 Strip Retail Plaza (<40k) TSF 54.45 1.42 0.94 2.36 3.30 3.29 6.59 Medical‐Dental Office Building TSF 36.00 2.45 0.65 3.10 1.18 2.75 3.93 Rossmoor Electric 11.405 TSF 621 16 11 27 38 37 75
Medical Office Building 11.405 TSF 411 28 7 35 13 32 45 Total Trip Generation 22.810 TSF 1,032 44 18 62 51 69 120 Multifamily Housing (Low‐Rise)2 62 DU 418 6 19 25 20 11 31 Net Trip Generation (Project ‐ Existing) (614) (38) 1 (37) (31) (58) (89) 1 Trip rates referenced from the Institute of Transportation Engineers (ITE)Trip Generation Manual , 11th Edition (2021).

Land Use Code 220 ‐ Multifamily Housing (Low‐Rise) ‐ Not Close to Rail Transit Land Use Code 822 ‐ Strip Retail Plaza (<40k)
2 Site 3 is 1.232 acre. The proposed land use is based on 50 du per acre.

ADT = average daily trips
DU = dwelling unit
TSF = thousand square feet
Trip Rates1
Existing Trip Generation
Project Trip Generation
Land Use Size Unit ADT
AM Peak Hour PM Peak Hour
Site 3, Rossmoor Electric
Trip Generation Summary
P:\LWD2102.03\02 ‐ Technical Reports\Traffic\Tables\Trip Gen Tables.xlsx\Site 3 (6/16/2022) In Out Total In Out Total
Multifamily Housing (Low‐Rise) DU 6.74 0.10 0.30 0.40 0.32 0.19 0.51 Strip Retail Plaza (<40k) TSF 54.45 1.42 0.94 2.36 3.30 3.29 6.59 Saddleback Golf Cars 20.133 TSF 1,096 29 19 48 66 67 133 Multifamily Housing (Low‐Rise)2 62 DU 418 6 19 25 20 11 31 Net Trip Generation (Project ‐ Existing) (678) (23) 0 (23) (46) (56) (102) 1 Trip rates referenced from the Institute of Transportation Engineers (ITE)Trip Generation Manual , 11th Edition (2021).

Land Use Code 220 ‐ Multifamily Housing (Low‐Rise) ‐ Not Close to Rail Transit Land Use Code 822 ‐ Strip Retail Plaza (<40k)
2 Site 4 is 1.235 acre. The proposed land use is based on 50 du per acre.

ADT = average daily trips
DU = dwelling unit
TSF = thousand square feet
Land Use Size Unit ADT
AM Peak Hour PM Peak Hour
Site 4, Saddleback Golf Cars
Trip Generation Summary
Trip Rates1
Existing Trip Generation
Project Trip Generation
P:\LWD2102.03\02 ‐ Technical Reports\Traffic\Tables\Trip Gen Tables.xlsx\Site 4 (6/16/2022) In Out Total In Out Total
Multifamily Housing (Low‐Rise) DU 6.74 0.10 0.30 0.40 0.32 0.19 0.51 Mini‐Warehouse TSF 1.45 0.05 0.04 0.09 0.07 0.08 0.15
General Office Building TSF 10.84 1.34 0.18 1.52 0.24 1.20 1.44 Self Storage 92.890 TSF 135 5 3 8 7 7 14
Office 1.620 TSF 18 202022
Total Trip Generation 94.510 TSF 153 7 3 10 7 9 16
Multifamily Housing (Low‐Rise)2 263 DU 1,773 26 79 105 84 50 134 Net Trip Generation (Project ‐ Existing) 1,620 19 76 95 77 41 118 1 Trip rates referenced from the Institute of Transportation Engineers (ITE)Trip Generation Manual , 11th Edition (2021).

Land Use Code 221 ‐ Multifamily Housing (Low‐Rise) ‐ Not Close to Rail Transit Land Use Code 151 ‐ Mini‐Warehouse
Land Use Code 710 ‐ General Office Building
2 Site 5 is 5.249 acre. The proposed land use is based on 50 du per acre.

ADT = average daily trips
DU = dwelling unit
TSF = thousand square feet
Land Use Size Unit ADT
AM Peak Hour PM Peak Hour
Site 5, Laguna Woods Self Storage
Trip Generation Summary
Trip Rates1
Existing Trip Generation
Project Trip Generation
P:\LWD2102.03\02 ‐ Technical Reports\Traffic\Tables\Trip Gen Tables.xlsx\Site 5 (6/16/2022) In Out Total In Out Total
Multifamily Housing (Low‐Rise) DU 6.74 0.10 0.30 0.40 0.32 0.19 0.51 Animal Hospital TSF 21.50 2.44 1.20 3.64 1.41 2.12 3.53 Animal Hospital 5.529 TSF 119 13 7 20 8 12 20
Multifamily Housing (Low‐Rise)2 38 DU 256 4 11 15 12 7 19 Net Trip Generation (Project ‐ Existing) 137 (9) 4 (5) 4 (5) (1) 1 Trip rates referenced from the Institute of Transportation Engineers (ITE)Trip Generation Manual , 11th Edition (2021).

Land Use Code 220 ‐ Multifamily Housing (Low‐Rise) ‐ Not Close to Rail Transit Land Use Code 640 ‐ Animal Hospital/Veterinary Clinic
2 Site 6 is 0.760 acre. The proposed land use is based on 50 du per acre.

ADT = average daily trips
DU = dwelling unit
TSF = thousand square feet
Trip Rates1
Existing Trip Generation
Project Trip Generation
Land Use Size Unit ADT
AM Peak Hour PM Peak Hour
Site 6, Animal Hospital
Trip Generation Summary
P:\LWD2102.03\02 ‐ Technical Reports\Traffic\Tables\Trip Gen Tables.xlsx\Site 6 (6/16/2022) In Out Total In Out Total
Multifamily Housing (Low‐Rise) DU 6.74 0.10 0.30 0.40 0.32 0.19 0.51 Mini‐Warehouse TSF 1.45 0.05 0.04 0.09 0.07 0.08 0.15
Strip Retail Plaza (<40k) TSF 54.45 1.42 0.94 2.36 3.30 3.29 6.59 Fast‐Food Restaurant Without Drive‐Through Window TSF 450.49 25.04 18.14 43.18 16.61 16.60 33.21 Self‐Storage 81.100 TSF 118 4 3 7 6 6 12
Strip Retail Plaza (<40k) 14.000 TSF 762 20 13 33 46 46 92 Fast‐Food Restaurant Without Drive‐Through Window 1.200 TSF 541 30 22 52 20 20 40 Total Trip Generation 1,421 54 38 92 72 72 144
Multifamily Housing (Low‐Rise)2 144 DU 971 14 44 58 46 27 73 Net Trip Generation (Project ‐ Existing) (450) (40) 6 (34) (26) (45) (71) 1 Trip rates referenced from the Institute of Transportation Engineers (ITE) Trip Generation Manual , 11th Edition (2021).

Land Use Code 220 ‐ Multifamily Housing (Low‐Rise) ‐ Not Close to Rail Transit Land Use Code 151 ‐ Mini‐Warehouse
Land Use Code 822 ‐ Strip Retail Plaza (<40k)
Land Use Code 933 ‐ Fast‐Food Restaurant Without Drive‐Through Window 2 Site 7 is 2.867 acre. The proposed land use is based on 50 du per acre.

ADT = average daily trips
DU = dwelling unit
TSF = thousand square feet
Trip Rates1
Existing Trip Generation
Project Trip Generation
Land Use Size Unit ADT
AM Peak Hour PM Peak Hour
Site 7, Public Storage Business Park
Trip Generation Summary
P:\LWD2102.03\02 ‐ Technical Reports\Traffic\Tables\Trip Gen Tables.xlsx\Site 7 (6/16/2022) In Out Total In Out Total
Multifamily Housing (Low‐Rise) DU 6.74 0.10 0.30 0.40 0.32 0.19 0.51 Strip Retail Plaza (<40k) TSF 54.45 1.42 0.94 2.36 3.30 3.29 6.59 Smart Parke 23.498 TSF 1,279 33 22 55 78 77 155
Multifamily Housing (Low‐Rise)2 119 DU 802 12 36 48 38 22 60 Net Trip Generation (Project ‐ Existing) (477) (21) 14 (7) (40) (55) (95) 1 Trip rates referenced from the Institute of Transportation Engineers (ITE)Trip Generation Manual , 11th Edition (2021).

Land Use Code 220 ‐ Multifamily Housing (Low‐Rise) ‐ Not Close to Rail Transit Land Use Code 822 ‐ Strip Retail Plaza (<40k)
2 Site 8 is 2.373 acre. The proposed land use is based on 50 du per acre.

Land Use Code 220 ‐ Multifamily Housing (Low‐Rise) ‐ Not Close to Rail Transit Land Use Code 560 ‐ Church
2 Site 9 is 1.411 acre. The proposed land use is based on 30 du per acre.

Land Use Code 220 ‐ Multifamily Housing (Low‐Rise) ‐ Not Close to Rail Transit Land Use Code 560 ‐ Church
2 Site 10 is 3.028 acre. The proposed land use is based on 20 du per acre.

Land Use Code 220 ‐ Multifamily Housing (Low‐Rise) ‐ Not Close to Rail Transit Land Use Code 560 ‐ Church
2 Site 11 is 3.955 acre. The proposed land use is based on 20 du per acre.

Land Use Code 220 ‐ Multifamily Housing (Low‐Rise) ‐ Not Close to Rail Transit Land Use Code 560 ‐ Church
2 Site 12 is 4.596 acre. The proposed land use is based on 20 du per acre.

Land Use Code 220 ‐ Multifamily Housing (Low‐Rise) ‐ Not Close to Rail Transit Land Use Code 561 ‐ Synagogue
2 Site 13 is 1.757 acre. The proposed land use is based on 20 du per acre.

Land Use Code 220 ‐ Multifamily Housing (Low‐Rise) ‐ Not Close to Rail Transit Land Use Code 560 ‐ Church
2 Site 14 is 3.899 acre. The proposed land use is based on 30 du per acre.

ADT = average daily trips
DU = dwelling unit
TSF = thousand square feet
Land Use Size Unit ADT
AM Peak Hour PM Peak Hour
Site 14, Laguna Country United Methodist Church
Trip Generation Summary
Trip Rates1
Existing Trip Generation
Project Trip Generation
P:\LWD2102.03\02 ‐ Technical Reports\Traffic\Tables\Trip Gen Tables.xlsx\Site 14 (6/16/2022) In Out Total In Out Total
Multifamily Housing (Low‐Rise) DU 6.74 0.10 0.30 0.40 0.32 0.19 0.51 Medical‐Dental Office Building TSF 36.00 2.45 0.65 3.10 1.18 2.75 3.93 Medical Building at Town Centre 35.508 TSF 1,278 87 23 110 42 98 140 Multifamily Housing (Low‐Rise)2 135 DU 910 14 40 54 43 25 68 Net Trip Generation (Project ‐ Existing) (368) (73) 17 (56) 1 (73) (72) 1 Trip rates referenced from the Institute of Transportation Engineers (ITE)Trip Generation Manual , 11th Edition (2021).

Land Use Code 220 ‐ Multifamily Housing (Low‐Rise) ‐ Not Close to Rail Transit Land Use Code 720 ‐Medical‐Dental Office Building ‐ Stand‐Alone 2 Site 15 is 2.690 acre. The proposed land use is based on 50 du per acre.

ADT = average daily trips
DU = dwelling unit
TSF = thousand square feet
Land Use Size Unit ADT
AM Peak Hour PM Peak Hour
Site 15, Medical Building at Town Centre
Trip Generation Summary
Trip Rates1
Existing Trip Generation
Project Trip Generation
P:\LWD2102.03\02 ‐ Technical Reports\Traffic\Tables\Trip Gen Tables.xlsx\Site 15 (6/16/2022) In Out Total In Out Total
Multifamily Housing (Low‐Rise) DU 6.74 0.10 0.30 0.40 0.32 0.19 0.51 High‐Turnover (Sit‐Down) Restaurant TSF 107.20 5.26 4.31 9.57 5.52 3.53 9.05 Strip Retail Plaza (<40k) TSF 54.45 1.42 0.94 2.36 3.30 3.29 6.59 General Office Building TSF 10.84 1.34 0.18 1.52 0.24 1.20 1.44 High‐Turnover (Sit‐Down) Restaurant 7.858 TSF 842 41 34 75 43 28 71 Pass‐by Reduction (43% PM) (31) 0 0 0 (18) (13) (31)
Strip Retail Plaza (<40k) 3.487 TSF 374 18 15 33 19 13 32 Adult Day Care 10.364 TSF 112 14 2 16 2 13 15
Total Trip Generation 21.709 TSF 1,297 73 51 124 46 41 87 Multifamily Housing (Low‐Rise)2 62 DU 418 6 19 25 20 11 31 Net Trip Generation (Project ‐ Existing) (879) (67) (32) (99) (26) (30) (56) 1 Trip rates referenced from the Institute of Transportation Engineers (ITE)Trip Generation Manual , 11th Edition (2021).

Land Use Code 220 ‐ Multifamily Housing (Low‐Rise) ‐ Not Close to Rail Transit Land Use Code 932 ‐ High‐Turnover (Sit‐down) Restaurant Land Use Code 822 ‐ Strip Retail Plaza (<40k)
Land Use Code 710 ‐ General Office Building
2 Site 16 is 3.095 acre. The proposed land use is based on 20 du per acre.

ADT = average daily trips
DU = dwelling unit
TSF = thousand square feet
Trip Rates1
Existing Trip Generation
Project Trip Generation
Land Use Size Unit ADT
AM Peak Hour PM Peak Hour
Site 16, Willow Tree Center East
Trip Generation Summary
P:\LWD2102.03\02 ‐ Technical Reports\Traffic\Tables\Trip Gen Tables.xlsx\Site 16 (6/16/2022) In Out Total In Out Total
Multifamily Housing (Low‐Rise) DU 6.74 0.10 0.30 0.40 0.32 0.19 0.51 Medical‐Dental Office Building TSF 36.00 2.45 0.65 3.10 1.18 2.75 3.93 Helm Medical Center 7.858 TSF 283 19 5 24 9 22 31
Multifamily Housing (Low‐Rise)2 20 DU 135 2 6 8 6 4 10
Net Trip Generation (Project ‐ Existing) (148) (17) 1 (16) (3) (18) (21) 1 Trip rates referenced from the Institute of Transportation Engineers (ITE)Trip Generation Manual , 11th Edition (2021).

Land Use Code 220 ‐ Multifamily Housing (Low‐Rise) ‐ Not Close to Rail Transit Land Use Code 720 ‐Medical‐Dental Office Building ‐ Stand‐Alone 2 Site 17 is 0.650 acre. The proposed land use is based on 30 du per acre.

VEHICLE MILES T RAVELED ANALYSIS
OCTOBER 2022

C ITY OF L AGUNA WOODS GENERAL PLAN AND ZONING CODE UPDAT E

L AGUNA WOODS , C ALIFORNIA
P:\LWD2102.03\02 - Technical Reports\Traffic\Doc\Laguna Woods_VMT Analysis_Memo_10-25-2022.docx (04/13/23)

ATTACHMENT B

DETAILED VMT CALCULATION WORKSHEETS
2045 City of Laguna
Woods (With Project)
Exsiting entire Orange
County * Threshold **
Households 13,928
Population 23,028 3,179,626
Homebased (HB) VMT 298,685 56,757,571
HB VMT per capita 13.0 17.9 15.2
*: Obtained from Final Draft Guidelines For Evaluating Vehicle Miles Traveled Under CEQA for the County of Orange, September 17, 2020 **: 85% of the regional average (17.9*0.85=15.2)
Attachment B ‐ VMT Calculation Worksheet
Housing Element Overlay, City of Laguna Woods ‐ VMT Analysis P:\LWD2102.03\02 ‐ Technical Reports\Traffic\laguna_vmt.xlsx 2045 City of Laguna
Woods (With Project)
Exsiting entire Orange
County * Threshold **
Population 23,028 3,179,626
Employment 7,005 1,710,147
Service Population 30,033 4,889,773
Origin‐Destination (OD) VMT 748,776 148,018,452
OD VMT per service population 24.9 30.3 25.7
*: Obtained from LSA 2016 no project OCTAM run
**: 85% of the regional average (30.3*0.85=25.7)
Attachment B ‐ VMT Calculation Worksheet
Housing Element Overlay, City of Laguna Woods ‐ VMT Analysis P:\LWD2102.03\02 ‐ Technical Reports\Traffic\laguna_vmt.xlsx

DR A F T P ROG R AM EN V I RONME N T A L I M P A CT RE P O RT M a y 20 2 4

L AGUNA WOODS GENERAL PLAN AND ZONING CODE UPDATE

L AGUNA WOODS , C ALIFORNIA
P:\LWD2102.03\04.1 - Admin Draft EIR\Appendices\Old\Appendix D - Historic Period.docx «04/13/23»

APPENDIX D

HISTORIC PERIOD BUILD ENVIRONMENT SENSITIVITY STUDY

L AGUNA WOODS GENERAL PLAN AND ZONING CODE UPDATE

L AGUNA WOODS , C ALIFORNIA

DR A FT P ROG R AM EN V I RONME NT A L I M P A CT RE P ORT M a y 20 2 4
P:\LWD2102.03\04.1 - Admin Draft EIR\Appendices\Old\Appendix D - Historic Period.docx «04/13/23» This page intentionally left blank

CARLSBAD
CLOVIS
IRVINE

LOS ANGELES

PALM SPRINGS

POINT RICHMOND

RIVERSIDE

ROSEVILLE

SAN LUIS OBISPO
3210 El Camino Real, Suite 100, Irvine, California 92602 949.553.0666 www.lsa.net

MEMORANDUM
DATE: June 20, 2022
TO: Ryan Bensley, LSA Project Manager
FROM: Casey Tibbet, M.A., Associate/Cultural Resources Manager/Architectural Historian SUBJECT: Historic-Period Built Environment Sensitivity Study for the Laguna Woods General Plan and Zoning Code Update, Laguna Woods, California (LSA Project Number LWD2102.03)
LSA, under contract to the City of Laguna Woods (City), has prepared a sensitivity study for the historic-period (50 years of age or older) built environment as part of the environmental documentation for the City’s General Plan and Zoning Code Update. More specifically, this study focuses on the 17 potential housing sites identified by the City as part of the Housing Element Update, which was adopted in February 2022. As described below, LSA researched these 17 sites and surveyed the historic-period buildings in order to provide preliminary determinations regarding potential historical significance.

Research Methods
LSA conducted research to determine when the buildings on the properties were constructed and identify their architects and builders and any associations with historically significant events. To accomplish this, LSA obtained information from City staff regarding dates of construction and/or occupancy and then cross-checked this information with Orange County Assessor parcel data, historic aerial photographs, and news articles.

Field Survey Methods
LSA conducted a virtual survey of the buildings using Google street view and other online images to determine whether any of the historic-period buildings appears to be architecturally significant.

Research and Field Survey Results
Research determined that seven properties, consisting of six different entities, are developed with historic-period (pre-1973) buildings (refer to Table A below). Of these, one is developed with an animal hospital and five are developed with religious facilities; all date to between 1966 and 1973.

More detailed descriptions of each of the six properties with historic-period buildings are provided below.
4/13/23 (P:\LWD2102.03\04.1 - Admin Draft EIR\Appendices\Appendix D Historic Period Built Environment Sensitivity Study.docx) 2 Table A: Potential Housing Sites with Historic-Period Buildings APN Address Name Year Built Year Built Source
616-012-03 24271 El Toro Road Laguna Hills Animal
Hospital
1968 Orange County
Assessor var.
616-041-01 24231 El Toro Road Lutheran Church of the
Cross
1966-1968 Orange County
Assessor var.,
Independent Sun
1966, Tustin News
1966a, 1967a, 1968
616-191-05
616-191-06
24301 El Toro Road Geneva Presbyterian
Church
1968 Tustin News 1968a,
1968b
621-121-11 24525 El Toro Road Saint Nicholas Catholic
Church
1966 Tustin News 1966b;
Los Angeles Times
1966; The Tidings
1966
621-121-18 24512 Moulton Parkway Temple Judea 1967
1971
Orange County
Assessor var.,
Tustin News 1967b,
Los Angeles Times
1971a
621-121-23 24442 Moulton Parkway Laguna Country United
Methodist Church
1966
1972-1973
City of Laguna Woods
var., Los Angeles
Times 1971b; Aerial
photographs var.

Laguna Hills Animal Hospital (24271 El Toro Road)
Research indicates that the Laguna Hills Animal Hospital was built in 1968, although the earliest certificate of occupancy found by the City dates to 1972 (Orange County Assessor var.; City of Laguna Woods var.). A review of historic aerial photographs confirms that the property was developed sometime after 1967 and before 1970 (Aerial Photographs var.). Research did not identify the architect or builder. The facility was mentioned in the Los Angeles Times in 1970 because veterinarians, Dr. Dennis Morley and Dr. Norman Fohrman, were examining two lion cubs who were being relocated from Florida to Lion Country Safari (Los Angeles Times 1970). Cursory research did not find the veterinarians or the facility to be associated with historically important events or contributions to the field of veterinary medicine. Based on an online reconnaissance-level survey of the building, there does not appear to be anything unique or exceptional about its design and it does not appear to be architecturally significant.

Lutheran Church of the Cross (24231 El Toro Road)
Research indicates that the Lutheran Church of the Cross was built in 1966 (Orange County Assessor var.; Independent Sun 1966; Tustin News 1966a). News articles reveal that in April 1966 a permit was issued for construction of a sanctuary and in October 1966 it was reported that Daniel Bros Construction Co. of Costa Mesa had been awarded the $190,000 contract for construction of the church (Tustin News 1966a; Independent Sun 1966). The church was completed in 1967 (Tustin News 1967a). No information was found regarding the architect of the church. Cursory research for Daniel Bros. Construction Co. indicates the company was formed in 1952 by Gerald V. Daniel and was initially 4/13/23 (P:\LWD2102.03\04.1 - Admin Draft EIR\Appendices\Appendix D Historic Period Built Environment Sensitivity Study.docx) 3 based in Pasadena (Pasadena Independent 1952). An online search of news articles revealed only a dozen mentions of the company, however, most of the Orange County papers are not easily accessible online and were not searched. Some of the company’s projects include the Los Angeles County Arboretum administration building and gatehouse in Arcadia (1955), civic center improvements in Arcadia and Monterey Park (1956 and 1959, respectively), and Faith Lutheran Church in Pasadena (1962). No articles after 1966 were found. Based on this limited research, the builder does not appear to be historically significant. Based on an online reconnaissance-level survey of the building, the sanctuary includes Mid-Century Modern elements such as the symmetrical plan, the arches, and the steeple and may be significant for its architecture.

Geneva Presbyterian Church (24301 El Toro Road)
Although both the Orange County Assessor and City data indicate the Geneva Presbyterian Church was built in 1970, the property appears to have been graded in a 1967 aerial photograph and a 1968 news article says the dedication for the new sanctuary occurred in August 1968 (Orange County Assessor var.; City of Laguna Wood var.; Aerial Photographs var.; Tustin News 1968a, 1968b). News articles also reveal that the church was organized in 1965 and designed by the renowned architectural firm William L. Pereira and Associates (Tustin News 1968a). Additional research was not conducted since the association with William L. Pereira and Associates is enough to give the church a high potential for significance.

Saint Nicholas Catholic Church (24252 El Toro Road)
Saint Nicholas Catholic Church was built in 1966 (Orange County Assessor var.; City of Laguna Woods var.; The Tidings 1966). According to news articles, it was constructed by builder/developer S. V.

Hunsaker and Sons, Inc. (Los Angeles Times 1966). Although no architect for the church was found, it is possible that it was designed by S. V. Hunsaker and Sons, Inc. since they reportedly designed at least some of the homes they built. Cursory research indicates that S. V. Hunsaker and Sons, Inc. was primarily a developer of residential properties. From 1954 to 1961, Richard Hunsaker and his father S. V. Hunsaker, Sr. built and sold more than 5,000 homes through various joint ventures (Leagle, Inc. 2019). Richard, his brother S. V. Hunsaker, Jr. and others also subdivided land and built homes during this period (Leagle, Inc. 2019). In 1957, the three Hunsakers formed a partnership, SRS Investments, and in 1962, S. V. Hunsaker & Sons was formed (Leagle, Inc. 2019). The Hunsakers are not mentioned in Tract Housing in California, 1945-1973: A Context for National Register Evaluation, which is a fairly comprehensive study of tract housing in California and significant people/companies associated with it (California Department of Transportation 2011). Furthermore, S. V. Hunsaker & Sons does not appear to be known for the design or construction of churches, therefore, it seems unlikely that Saint Nicholas Church would be one of the best representations of their work and, in any case, based on an online reconnaissance-level survey of the building, it does not appear to be exceptional from an architectural standpoint.

Temple Judea (24512 Moulton Parkway)
Permits were issued for Temple Judea in July 1967 and a certificate of occupancy was issued in 1968 (Tustin News 1967b; City of Laguna Woods var.). By 1970, aerial photographs reveal that only the part of the building closest to Moulton Parkway had been constructed (Aerial Photographs var.). In 1971, a news article reported that Richard Grossgold Associates, Seal Beach architects, had been chosen to 4/13/23 (P:\LWD2102.03\04.1 - Admin Draft EIR\Appendices\Appendix D Historic Period Built Environment Sensitivity Study.docx) 4 design the new Temple Judea sanctuary; this was the final phase of the master plan for the Temple (Los Angeles Times 1971a). Cursory research revealed that in 1967, Grossgold apparently worked for the Rossmore Corporation and formed Richard Grossgold Associates in 1969 (Tustin News 1967c; Bizapedia 2012-2022). Richard Grossgold Associates has designed numerous projects including the following around the time of Saint Nicholas Catholic Church: Leisure World Clubhouse 3 and Clubhouse 4; the Helena model residence (Costa del Sol) for the Mission Viejo Company; and 181 condominium units in Kuffel Canyon (Lake Arrowhead area) (Historical Society of Laguna Woods 2007; Calishpere n.d.; Press-Telegram 1972). A 1971 article announced that Richard Grossgold Associates, architects and land planners, were expanding their services to include complete environmental design services “backed by the experience of designing more than 3,000 apartments to conventional and FHA/HUD standards” (Los Angeles Times 1971c). Based on this limited research, Mr. Grossgold does not appear to be a master architect. Based on the online reconnaissance-level survey of Temple Judea, it does not appear to be an exceptional example of a particular architectural style.

Laguna Country United Methodist Church (24442 Moulton Parkway) The Laguna Country United Methodist Church was built in 1966 with a new sanctuary added in 1972- 1973 (City of Laguna Woods var.; Los Angeles Times 1971b; Aerial Photographs var.). Research did not identify the architect or builder. Based on the online reconnaissance-level survey, the church embodies characteristics of the Sweeping Roof and Mid-Century Modern styles and may be potentially significant for its architecture.

Conclusion
Of the 17 potential housing sites identified by the City as part of the Housing Element Update adopted in February 2022, seven have buildings that date to the historic-period (pre-1973). These are developed with an animal hospital and five religious facilities (two of the properties are developed with one church). The buildings were constructed between 1966 and 1973.

Based on the limited research and an online reconnaissance-level survey, only three of the buildings appear to be potentially significant. These are: Lutheran Church of the Cross, Geneva Presbyterian Church, and Laguna Country United Methodist Church. While all of the buildings will require formal evaluations for significance simply based on their age, these three appear to have potential to be historically significant for their architecture and/or as the work of a master architect.

Recommendations
It is recommended that all of the properties that have buildings that are 50 years of age or older be evaluated for historical significance using the California Register of Historical Resources criteria and any applicable criteria adopted by the City of Laguna Woods. At a minimum, the buildings should be documented and evaluated on the appropriate Department of Parks and Recreation (DPR) 523 forms and should be assigned California Historical Resources status codes. In addition, consideration should be given to the potential for the churches to be contributors to a thematic historic district composed of religious institutions associated with the themes of Leisure World and/or postwar (1945-1973) development.
4/13/23 (P:\LWD2102.03\04.1 - Admin Draft EIR\Appendices\Appendix D Historic Period Built Environment Sensitivity Study.docx) 5 Table B: Potential Historical Significance
APN Address Name Year
Built
Potential
Significance
616-012-03 24271 El Toro Road Laguna Hills Animal Hospital 1968 None apparent 616-041-01 24231 El Toro Road Lutheran Church of the Cross 1966-1968 Architecture 616-191-05
616-191-06
24301 El Toro Road Geneva Presbyterian Church 1968 Architecture and architect (William L.

Pereira Associates)
621-121-11 24525 El Toro Road Saint Nicholas Catholic
Church
1966 None apparent
621-121-18 24512 Moulton Parkway Temple Judea 1967
1971
None apparent
621-121-23 24442 Moulton Parkway Laguna Country United
Methodist Church
1966
1972-1973
Architecture
4/13/23 (P:\LWD2102.03\04.1 - Admin Draft EIR\Appendices\Appendix D Historic Period Built Environment Sensitivity Study.docx) 6 References
Aerial Photographs
Var. 1963, 1967, 1972, and 1980 aerial photographs accessed online in May and June 2022 at:
https://www.historicaerials.com/viewer
Var. 1970 aerial photographs accessed online in June 2022 at: https://www.ocgis.com/ ocpw/historicalimagery/
Bizapedia
2012–2022 Grossgold Associates. Accessed online in June 2022 at: https://www.bizapedia.com/ ca/grossgold-associates.html
Calisphere
n.d. Costa del Sol, Helena, plan H-r. Online archive of California. Accessed online in June 2022 at: https://calisphere.org/item/ark:/13030/kt5x0nd3j6/
City of Laguna Woods
Var. Building permit and other planning information provided by XXX in May 2022.

Historical Society of Laguna Woods
2007 The Historian, Preserving Today for Tomorrow. Clubhouse 4, When is a Cul-de-Sac Not a Culde-Sac?. Volume 1, Number 3. Accessed online in June 2022 at: https://lagunawoods history.org/wp-content/uploads/2016/02/2007_07_Journal.pdf Independent Sun
1966 New Stores Soon in Bixby Knolls Area. August 7, page 66.

Leagle, Inc.
2019 Hunsaker v. Commissioner. Accessed online in June 2022 at: https://www.leagle.com/ decision/1975101934hrtcm9851794
Los Angeles Times
1966 Two Churches Building Near Pasaverde. February 27, page 126. 1970 Nice Kitty! (photo caption). February 9, page 6.
1971A Architects Chosen. April 4, page 144.
1971b Drive Nets $343,632 for Church. October 14, page 8. 1971 Architect Firm Offers New Services. May 2, page 140. 1973 Worship with us this Week. April 21, page 23.

Orange County Assessor
Var. Information included parcel data purchased from Orange County in 2022. 4/13/23 (P:\LWD2102.03\04.1 - Admin Draft EIR\Appendices\Appendix D Historic Period Built Environment Sensitivity Study.docx) 7 Pasadena Independent
1952 Certificate of Fictitious Firm Name. February 15, page 39.

Press-Telegram
1972 Grossgold firm obtains canyon job. June 18, page 63.

The Tidings
1966 Church Completed in Laguna Hills. September 16, page 6.

Tustin News
1966a PD Patios on Nisson Okayed. April 14, page 2.
1966b Catholic Milestone (photo caption). January 5, page 8. 1967a Church of the Cross Plans 2 Christmas Observances. December 21, page 7. 1967b Building. July 20, page 16.
1967c Summer Goings-on Told Through Photos. Negotiations completed (photo caption). August 17, page 15.
1968a Dedication of Geneva Church Set Sunday in Laguna Hills. August 22, page 10. 1968b New Presbyterian Church Dedicated in El Toro Area. August 29, page 3.

This page is intentionally blank.

ITEM 8.1
Attachment B
Proposed Resolution
This page is intentionally blank.

ITEM 8.1 – Attachment B
R 24-XX 1 XX-XX-2024
RESOLUTION NO. 24-XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAGUNA

WOODS, CALIFORNIA, ADOPTING AMENDMENTS TO THE

GENERAL PLAN CIRCULATION, LAND USE, AND NOISE

ELEMENTS, AND DETERMINING AND CERTIFYING THAT SUCH

ACTIONS ARE CONSISTENT WITH THE PROGRAM

ENVIRONMENTAL IMPACT REPORT PREPARED FOR THE

LAGUNA WOODS GENERAL PLAN AND ZONING CODE UPDATE,
STATE CLEARINGHOUSE NUMBER 2022080022
WHEREAS, California Government Code Section 65300 requires every city to adopt a comprehensive, long-term general plan to guide physical development of the city and of any land outside its boundaries which, in the City’s judgment, bears relation to its planning; and
WHEREAS, California Government Code Section 65302 requires general plans to include circulation, land use, and noise elements; and WHEREAS, the Laguna Woods General Plan and Zoning Code Update, State Clearinghouse Number 2022080022, includes proposed amendments to the General Plan Circulation Element, General Plan Land Use Element, and General Plan Noise Element (“General Plan Amendments”); and
WHEREAS, staff has recommended that the City Council adopt the General Plan Amendments in order to; and
• Update the General Plan Land Use Element to change the land use designations of 12 properties (a total of 14 parcels), and undertake a corresponding rezone of the 12 properties, to better represent their existing uses; and
• Update the General Plan Circulation Element, General Plan Land Use Element, and General Plan Noise Element to ensure internal consistency with the General Plan Housing Element, update background and existing condition information, update the identification of priority issues, update goals and policy objectives, and make other changes intended to modernize the documents while also promoting clarity and ease of use. The General Plan Circulation Element would be renamed the “General Plan Mobility Element”; and
ITEM 8.1 – Attachment B
R 24-XX 2 XX-XX-2024
WHEREAS, on August 21, 2024, the City Council adopted a resolution certifying the Final Program Environmental Impact Report for the Laguna Woods General Plan and Zoning Code Update, State Clearinghouse Number 2022080022, including adoption of a statement of overriding considerations per California Code of Regulations, Title 14, Section 15093, and adoption of a mitigation monitoring and reporting program per California Code of Regulations, Title 14, Section 15091 (“PEIR”); and
WHEREAS, on August 21, 2024, the City Council held a duly noticed public meeting regarding this Resolution at which the members of the City Council, utilizing their independent judgement, reviewed and considered all of the information, evidence, and testimony presented, both written and oral.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAGUNA

WOODS, DOES HEREBY RESOLVE, DECLARE, DETERMINE AND ORDER AS FOLLOWS:

SECTION 1. The above recitals are true and correct.

SECTION 2. After reviewing the entire project record, the City Council hereby determines and certifies that this Resolution is consistent with the PEIR prepared for the Laguna Woods General Plan and Zoning Code Update, State Clearinghouse Number 2022080022.

SECTION 3. The City Council hereby adopts the General Plan Amendments as set forth in Exhibit A (General Plan Land Use Element), Exhibit B (General Plan Mobility Element), and Exhibit C (General Plan Noise Element), attached to this Resolution and incorporated herein by this reference.

SECTION 4. The Mayor shall sign this Resolution and the City Clerk shall attest and certify to the passage and adoption thereof.

PASSED, APPROVED AND ADOPTED on this XX day of XX 2024. _______________________________
NOEL HATCH, Mayor
ITEM 8.1 – Attachment B
R 24-XX 3 XX-XX-2024
ATTEST:
________________________________
YOLIE TRIPPY, CMC, City Clerk

STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.

CITY OF LAGUNA WOODS )
I, YOLIE TRIPPY, City Clerk of the City of Laguna Woods, do HEREBY CERTIFY that the foregoing Resolution No. 24-XX was duly adopted by the City Council of the City of Laguna Woods at a regular meeting thereof, held on the XX day of XX 2024, by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSTAIN: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:
_________________________________
YOLIE TRIPPY, CMC, City Clerk
This page is intentionally blank.

ITEM 8.1
Exhibit A to Attachment B
Proposed General Plan Land Use Element
This page is intentionally blank.

AUGUST 2024

CITY OF LAGUNA WOODS

GENERAL PLAN

LAND USE ELEMENT
This page is intentionally blank.

City of Laguna Woods General Plan

LAND USE ELEMENT
August 2024
Page L-1 of L-9

INTRODUCTION
California Government Code Section 65300 requires each city to adopt a comprehensive, long-term general plan to guide physical development. The Laguna Woods General Plan reflects the City of Laguna Woods’ intentions about land use and its relationship to conservation, housing, mobility, noise, open space, and safety. This element identifies priority land use issues in Laguna Woods and sets forth goals and policies to achieve balance between the needs of the community and future development.

PURPOSE AND SCOPE
State law requires that general plans include a land use element, as follows:

California Government Code Section 65302(a): [The general plan must include] a land use element that designates the proposed general distribution and general location and extent of the uses of the land for housing, business, industry, open space, including agriculture, natural resources, recreation, and enjoyment of scenic beauty, education, public buildings and grounds, solid and liquid waste disposal facilities, greenways, […], and other categories of public and private uses of land.

California Government Code further requires land use elements to establish standards for population density and building intensity.

The identification of areas that are subject to flooding identified by floodplain mapping prepared by the Federal Emergency Management Agency (FEMA) or the California Department of Water Resources is included in this General Plan’s Safety Element.

This element addresses the following priority issues:
• Community character
• Commercial development
• Fiscal health and viability
City of Laguna Woods General Plan

LAND USE ELEMENT
August 2024
Page L-2 of L-9

LAND USE PLAN

LAND USE DESIGNATIONS
This General Plan establishes seven base land use designations, each with a unique set of use characteristics, density and intensity limitations, and land use standards. Land use designations are intentionally broad and are intended to guide the development patterns of specified areas. Using the guidance established for each land use designation, the Laguna Woods Zoning Code sets forth more specific land use regulations, standards, and procedures.

One of the following base land use designations is applied to each parcel. As a matter of policy, and in the interest of clarity, the City does not generally allow more than one base land use designation on a single parcel. In instances where separate uses on a single parcel may logically be applied differing base land use designations, lot line adjustment or subdivision may be considered. • Commercial (C): The Commercial land use designation allows for a broad range of non-residential and non-industrial uses, including administrative and professional offices, entertainment venues, hotels, motels, restaurants, and retail and service businesses. The Commercial land use designation also allows for public agency facilities. • Community Facilities (CF): The Community Facilities land use designation allows for public, institutional, and private uses that provide a variety of government and social services to the community, including churches, temples, places of worship, cultural venues, hospitals, public agency facilities, and schools.
• High Density Residential (HDR): The High Density Residential land use designation allows for single- and multi-family housing with a density of 13 to 35 dwelling units per acre.
• Low Density Residential (LDR): The Low Density Residential land use designation allows for single- and multi-family housing with a density of fewer than 10 dwelling units per acre.
• Medium Density Residential (MDR): The Medium Density Residential land City of Laguna Woods General Plan

LAND USE ELEMENT
August 2024
Page L-3 of L-9
use designation allows for single- and multi-family housing with a density of 10 to fewer than 13 dwelling units per acre.
• Open Space (OS): The Open Space land use designation allows for active and passive recreation facilities, as well as undeveloped and minimally developed areas intended for natural resource conservation or visual enhancement. Clubhouses, gardens, greenbelts, golf courses, parks, tennis courts, and waterbodies are examples of allowable uses within the Open Space land use designation. The Open Space land use designation also allows for public agency facilities.
• Residential Community (RC): The Residential Community land use designation allows for housing within the Laguna Woods Village planned unit development at densities consistent with the Rossmoor Leisure World Planning Community District Regulations. The Residential Community land use designation also allows for open space, recreation facilities, and other amenities serving the planned unit development.

LAND USE MAP
Figure L-1 identifies the application of land use designations by location.

LAND USE DENSITIES AND INTENSITIES
Each land use designation is assigned a maximum density and/or intensity to control the amount of development that can occur in any given area. “Density” applies to residential land use designations and identifies the number of dwelling units that can be accommodated within one net acre of land [dwelling units per net acre (du/ac)]. As a secondary calculation, density can also refer to the population that can be accommodated within one acre of land [persons per acre (per/ac)].
“Intensity” applies to non-residential land use designations and describes the relationship between the total area of a development and the area of the parcel where the development is located [floor-to-area ratio (FAR)]. FAR is calculated by dividing the gross floor area of all buildings on a parcel by the net ground area of the parcel (developable ground area after accounting for (Rev: 05/07/2024 PLO) R:\Projects\CLW\3CLW010100\Graphics\GeneralPlan\General_Plan_Land_Uses.pdf Paseo De Valencia
Santa Maria Ave
Santa Maria Ave
Laguna Hills Dr
El Toro Road
Ridge Route Dr
El Toro Road
El Toro Road
UV133
§¨¦5
UV73
Moulton Pkwy
Moulton Pkwy
Irvine
Lake Forest
Laguna Hills
Laguna Beach
Aliso Viejo
0 1,250 2,500 ² Feet
Source: Nearmap 2023
Land Use Map
Figure L-1

CITY OF LAGUNA WOODS GENERAL PLAN
\\orangecounty1\gis\Projects\CLW\GIS\MXD\General_Plan_Update\GeneralPlan_EIR\GP Land Use Land Use Type
Open Space (OS)
Community Facilities (CF)
Commercial (C)
Residential Community (RC)
Laguna Woods Boundary High Density Residential (HDR)
Legend
\\orangecounty1\gis\Projects\CLW\GIS\MXD\General_Plan_Update\GeneralPlan_EIR\GeneralPlan_EIR.aprx\GP Land Use City of Laguna Woods General Plan

LAND USE ELEMENT
August 2024
Page L-5 of L-9
right-of-way dedications and easements). FARs are typically expressed as a single number rather than a ratio (e.g., 0.5:1 is expressed as 0.5 FAR).

The planned and actual density or intensity of a parcel is usually less than the maximum, and may be influenced by access and infrastructure limitations, compatibility with surrounding uses, historical development trends, market factors, and physical characteristics of the parcel.

Maximum development within the open space land use designation is guided by maximum building area and maximum building height limitations.

Table L-1 summarizes land use designation densities and intensities. References to “planning units” should be interpreted using Figure L-2.

Table L-1: Land Use Densities and Intensities1
Land Use Designation Density/Intensity
Assumed
Population
Density
Commercial (C) FAR: 0.3 maximum -
Community Facilities (CF) FAR: 0.3 maximum -
High Density Residential (HDR) 13 to 35 du/ac 42 per/ac Low Density Residential (LDR) Fewer than 10 du/ac 12 du/ac Medium Density Residential (MDR) 10 to fewer than 13 du/ac 15 du/ac Open Space (OS)
Building Area:
25,000 square foot maximum;
Building Height:
35-foot maximum
-
Residential Community (RC) –
Planning Units 1-A, 1-D, and 4-A Fewer than 10 du/ac 12 per/ac Residential Community (RC) –
Planning Units 3-A and 7-A 10 to fewer than 13 du/ac 15 per/ac 1 Program H-1.1.1 in the Laguna Woods General Plan’s Housing Element calls for the creation of four new overlay zoning districts (Residential High Density, Residential Low Density, Residential Medium Density, and Residential Medium-Low Density) and the adoption of minimum density and development standards for each. For the purpose (Rev: 05/07/2024 PLO) R:\Projects\CLW\3CLW010100\Graphics\GeneralPlan\Residential_Commercial_Land_Uses.pdf Paseo De Valencia
Santa Maria Ave
Santa Maria Ave
Laguna Hills Dr
El Toro Road
Ridge Route Dr
El Toro Road
El Toro Road
UV133
§¨¦5
UV73
Moulton Pkwy
Moulton Pkwy
Irvine
Lake Forest
Laguna Hills
Laguna Beach
Aliso Viejo
0 1,250 2,500 ² Feet
Source: Nearmap 2023
Residential Community (RC) Land Use Densities
Figure L-2

CITY OF LAGUNA WOODS GENERAL PLAN
\\orangecounty1\gis\Projects\CLW\GIS\MXD\General_Plan_Update\GeneralPlan_EIR\RC Land Uses Planning Units
(1A, 1D, 3A, 4A, 7A)
Laguna Woods Boundary Adult Single & Multiple Family
Legend
1-D
1-A
3-A
4-A 7-A
\\orangecounty1\gis\Projects\CLW\GIS\MXD\General_Plan_Update\GeneralPlan_EIR\GeneralPlan_EIR.aprx\RC Land Uses City of Laguna Woods General Plan

LAND USE ELEMENT
August 2024
Page L-7 of L-9
of developing housing units, the standards adopted for those overlay zoning districts shall prevail over the land use densities and intensities set forth in Table L-1.

GOALS AND POLICY OBJECTIVES
This element is organized to be consistent with the other elements of the Laguna Woods General Plan. Goals and policy objectives provide declarative statements that set forth the City’s approach to each of the priority issues.

Goals: General statements of desired outcomes.

Policy Objectives: Specific commitments to support decisions and actions consistent with a stated goal. Policy objectives provide guidance to the City Council, City advisory committees, and City staff when reviewing development applications and making other decisions that affect growth, conservation, and development.

Priority Issue 1. COMMUNITY CHARACTER.

Goal L-1. Maintain a residentially focused land use pattern.

Policy Objective L-1.1. Allow for the development of housing on a majority of total non-open-space acreage within Laguna Woods.

Policy Objective L-1.2. Allow for the development of maintenance and operational support facilities related to the development and preservation of planned unit developments within Laguna Woods.

Policy Objective L-1.3. Encourage development projects to provide open spaces, recreation facilities, and other areas that create opportunities for community-building and the personal enrichment of residents.

Policy Objective L-1.4. Prohibit heavy-industrial-type land uses except as may be pre-empted by federal or state law.

Note: State law requires the City to zone sufficient land to allow for the construction of new housing units to meet a housing needs allocation assigned as part of the Regional Housing Needs Assessment (RHNA) process. For more City of Laguna Woods General Plan

LAND USE ELEMENT
August 2024
Page L-8 of L-9
information on the RHNA process and potential housing sites, please refer to the Laguna Woods General Plan’s Housing Element.

Goal L-2. Promote unique, but visually cohesive development.

Policy Objective L-2.1. Establish and apply standards for development projects to be designed and constructed in a manner that embraces Laguna Woods' aesthetics, character, and sense of place.

Policy Objective L-2.2. Establish and apply standards for development projects to plant new trees and provide shade from trees in a manner that embraces the abundance of trees throughout Laguna Woods.

Policy Objective L-2.3. Establish and apply standards requiring properties and the facilities and improvements on them to be kept clean, complete, and in good structural and functional working order, and to not be allowed to fall into a state of disrepair, damage, or decrepitude.

Policy Objective L-2.4. Encourage development projects to incorporate public art and distinctive landscape and design features.

Policy Objective L-2.5. Develop identifiable city entries and streetscapes through the use of landscaping, signage, and other treatments.

Note: Program H-2.3.1 in the Laguna Woods General Plan’s Housing Element could have a direct impact on property maintenance. Program H-2.3.1 calls for the formalization of a proactive code enforcement program that focuses on housing-related rehabilitation needs and results in repairs.

Priority Issue 2. COMMERCIAL DEVELOPMENT.

Goal L-3. Minimize the need for residents and workers to travel outside of Laguna Woods for commercial purposes.

Policy Objective L-3.1. Allow for commercial development that meets local needs and interests, particularly as it relates to the ability for residents to obtain a diversity of high-quality goods and services close to home.

City of Laguna Woods General Plan

LAND USE ELEMENT
August 2024
Page L-9 of L-9
Policy Objective L-3.2. Encourage the availability of high-speed internet connections, wireless networking technologies, and other utility services to support the operation of local businesses, including through collaboration with utility providers when necessary.

Priority Issue 3. FISCAL HEALTH AND VIABILITY.

Goal L-4. Ensure that development allows the City to maintain and enhance its programs, projects, and services to meet local needs.

Policy Objective L-4.1. Pursue development strategies that enhance the diversity of the City’s revenue sources.

Policy Objective L-4.2. Require the preparation of fiscal impact analyses and/or economic market studies by qualified third party professionals for development agreements and non-governmentally initiated applications for specific plans and zone changes.

This page is intentionally blank.

ITEM 8.1
Exhibit B to Attachment B
Proposed General Plan Mobility Element
This page is intentionally blank.

AUGUST 2024

CITY OF LAGUNA WOODS

GENERAL PLAN

MOBILITY ELEMENT
This page is intentionally blank.

City of Laguna Woods General Plan

MOBILITY ELEMENT
August 2024
Page M-1 of M-16

INTRODUCTION
California Government Code Section 65300 requires each city to adopt a comprehensive, long-term general plan to guide physical development. The Laguna Woods General Plan reflects the City of Laguna Woods’ intentions about land use and its relationship to conservation, housing, mobility, noise, open space, and safety. This element identifies priority mobility issues in Laguna Woods and sets forth goals and policies to achieve balance between the needs of the community and future development.

PURPOSE AND SCOPE
State law requires that general plans include a circulation element, as follows:

California Government Code Section 65302(b): [The general plan must include] a circulation element consisting of the general location and extent of existing and proposed major thoroughfares, transportation routes, terminals, any military airports and ports, and other local public utilities and facilities, all correlated with the land use element of the plan.

This Mobility Element has been designed to meet state law requirements for circulation elements. “Mobility” is purposefully used in this element’s title to emphasize the City’s commitment to maintaining a balanced, multimodal transportation network that meets the needs of all users of streets, roads, and highways for safe and convenient travel. California Government Code Section 65302(b)(2)(B) defines “users of streets, roads, and highways” as including bicyclists, children, persons with disabilities, motorists, movers of commercial goods, pedestrians, users of public transportation, and seniors.

This element addresses the following priority issues:
• Roadway design and performance
• Alternative transportation
• Regional mobility
• Transportation demand management
• Parking and queuing
City of Laguna Woods General Plan

MOBILITY ELEMENT
August 2024
Page M-2 of M-16

CIRCULATION PLAN

ROADWAY TYPES
The public road system in and surrounding Laguna Woods is comprised of five standard classes – principal arterial, major arterial, primary arterial, secondary arterial, and smart street arterial. The following standard class descriptions are adapted from the Orange County Transportation Authority’s Guidance for Administration of the Orange County Master Plan of Arterial Highways (2017). • Principal Arterial: A principal arterial highway is an eight-lane divided (raised or painted) roadway, with a typical right of way width of 144 feet.

Principal arterials may be designed with emphasis for automobile circulation, goods movement, and/or transit, and are designed to accommodate approximately 60,000 vehicle trips per day at Level of Service “C”. Principal arterials carry a large volume of regional through traffic not handled by the freeway system.

Figure M-1: Standard Principal Arterial Cross Sections
• Major Arterial: A major arterial highway is a six-lane divided (raised or painted) roadway, with a typical right of way width of 120 feet. Major arterials may be designed with emphasis for automobile circulation, goods movement, and/or transit, and are designed to accommodate approximately 45,000 vehicle trips per day at Level of Service “C”. Major arterials carry a large volume of regional through traffic not handled by the freeway system.

City of Laguna Woods General Plan

MOBILITY ELEMENT
August 2024
Page M-3 of M-16
Figure M-2: Standard Major Arterial Cross Sections
• Primary Arterial: A primary arterial highway is a four-lane divided (raised or painted median) roadway, with a typical right of way width of 100 feet. Primary arterials may be designed with emphasis for automobile circulation, goods movement, transit, and/or bicycles, and are designed to accommodate approximately 30,000 vehicle trips per day at Level of Service “C”. Primary arterials function similar to major arterials with the principal difference being capacity.

Figure M-3: Standard Primary Arterial Cross Sections
• Secondary Arterial: A secondary arterial highway is a four-lane undivided (no median) roadway, with a typical right of way width of 80 feet. Secondary arterials may be designed with emphasis for automobile circulation and/or bicycles, and are designed to accommodate approximately 20,000 vehicle trips per day at Level of Service “C”.

City of Laguna Woods General Plan

MOBILITY ELEMENT
August 2024
Page M-4 of M-16
Secondary arterials serve as collectors, distributing traffic between local streets and principal, major, and primary arterials. Although some secondary arterials serve as through routes, most provide more direct access to surrounding land uses.

Figure M-4: Standard Secondary Arterial Cross Sections
• Smart Street Arterial: A smart street arterial is a principal, major, or primary arterial with enhanced traffic carrying capacity. Augmentations in capacity are achieved by implementing a variety of measures to minimize conflicts with cross traffic and improve traffic flow.

The public road system is maintained consistent with the requirements of the Orange County Master Plan of Arterial Highways, in order for the City to remain eligible to receive Measure M2 (OC Go) funds. The public road system is also maintained consistent with the Orange County Congestion Management Program, as required by state law.

PUBLIC ROAD SYSTEM MAP
The public road system in Laguna Woods is comprised of El Toro Road, Moulton Parkway, Ridge Route Drive, and Santa Maria Avenue. All other local roads are privately owned and maintained.

Figure M-5 identifies roadway types by location, consistent with the Orange County Transportation Authority’s Master Plan of Arterial Highways (2023). (Rev: 05/07/2024 PLO) R:\Projects\CLW\3CLW010100\Graphics\GeneralPlan\ex_Public_Road_System.pdf Irvine
Lake Forest
Laguna Hills
Laguna Beach
Aliso Viejo
Paseo De Valencia
Santa Maria Ave
Santa Maria Ave
Laguna Hills Dr
El Toro Road
Ridge Route Dr
El Toro Road
El Toro Road
UV133
§¨¦5
UV73
Moulton Pkwy
Moulton Pkwy
0 1,250 2,500 ² Feet
Source: Nearmap 2023
Legend
Laguna Woods Boundary Principal Arterial
Major Arterial
Primary Arterial
Secondary Arterial
Smartstreet Arterial
Undesignated
Public Road System
Figure M-5

CITY OF LAGUNA WOODS GENERAL PLAN
Roadway Types
\\orangecounty1\gis\Projects\CLW\GIS\MXD\General_Plan_Update\GeneralPlan_EIR\Public Road System City of Laguna Woods General Plan

MOBILITY ELEMENT
August 2024
Page M-6 of M-16

ROADWAY PERFORMANCE STANDARDS
Background
The City has historically used lntersection Capacity Utilization (ICU) analysis to quantify both existing traffic conditions and potential future traffic impacts associated with development projects under the California Environmental Quality Act (CEQA). ICU analysis grades intersections using a Level of Service (LOS) scale from “A” through “F” with LOS “A” representing free flow traffic conditions and LOS “F” representing severe traffic congestion.

Table M-1 summarizes the LOS scale, including the corresponding volume-tocapacity ratios (the existing number of vehicle trips through an intersection divided by the maximum number of vehicle trips that can be accommodated through the same intersection) and visual approximations thereof.

Table M-1: Level of Service Summary
Level of Service Volume-to-Capacity
Ratio (ICU Rating) Visual Approximation
A 0.00 – 0.60
B 0.60 – 0.70
C 0.70 – 0.80
City of Laguna Woods General Plan

MOBILITY ELEMENT
August 2024
Page M-7 of M-16
Table M-1: Level of Service Summary
(continued from page M-6)
Level of Service Volume-to-Capacity
Ratio (ICU Rating) Visual Approximation
D 0.80 – 0.90
E 0.90 – 1.00
F > 1.00
California Senate Bill 743 (2013) introduced a Vehicle Miles Traveled (VMT) standard that the City must use in evaluating potential future traffic impacts associated with development projects under CEQA. The VMT standard holds that congestion (i.e., LOS) no longer constitutes a significant environmental effect under CEQA. Instead, CEQA evaluations are required to consider the amount and distance of vehicle travel attributable to development projects.

The State of California intends this shift in focus to promote the reduction of greenhouse gas emissions and achieve other environmental benefits.

Current Approach
As required by state law, the City uses VMT to evaluate potential future traffic impacts associated with proposed development projects under CEQA. LOS is no longer analyzed as part of, or considered in, CEQA evaluations.

City of Laguna Woods General Plan

MOBILITY ELEMENT
August 2024
Page M-8 of M-16
Separate from CEQA evaluations, the City continues to use LOS to quantify existing and potential future traffic conditions associated with development projects, as well as the City’s own operational standards. LOS is also used to prepare conditions of approval for discretionary development projects.

As has historically been the case, the City’s policy is to seek to maintain LOS “D” or better at all intersections. By comparison, California Government Code Section 65089(b)(1)(B) only requires the City to maintain LOS “E” or better at intersections on El Toro Road and Moulton Parkway due to the inclusion of those roadways in the Orange County Congestion Management Program.

ACTIVE TRANSPORTATION
The term “active transportation” refers to walking, bicycling, and other modes of self-propelled and human-powered transportation. Key benefits of active transportation include, but are not limited to, the following:

1. Improved air quality and reduced greenhouse gas emissions as a result of a lessening of the number of vehicle miles travelled;

2. Enhanced ease of use of public transportation as a result of closures of gaps between transit stops and destinations (i.e., improved “first mile” and “last mile” connections); and

3. Conditioning, weight control, and other personal health benefits.

Active transportation also provides a mobility alternative for individuals who no longer desire to, or are no longer able to, drive vehicles.

Pedestrian Mobility
The City has invested heavily in a robust system of interconnected sidewalks that allow for pedestrian movement throughout Laguna Woods.

A hiking trail is also provided within Woods End Wilderness Preserve (a Cityowned public park that is leased to the County of Orange for inclusion in the Laguna Coast Wilderness Park). The Woods End Trail allows for connections to other hiking trails within the Laguna Coast Wilderness Park.

City of Laguna Woods General Plan

MOBILITY ELEMENT
August 2024
Page M-9 of M-16
Bicycle Mobility
The public bikeway system in and surrounding Laguna Woods is comprised of three standard classes – class I, class II, and class III – as described herein. • Class I: A class I bikeway is a dedicated multi-use pathway that provides a paved surface physically separated from the public roadway.

Figure M-6: Standard Class I Bikeway Cross Section
• Class II: A class II bikeway provides a striped lane for one-way travel on a public roadway, typically located adjacent to a curb or parking lane.

Figure M-7: Standard Class II Bikeway Cross Section
• Class III: A class III bikeway provides for shared use with vehicle traffic and is identified by signage and/or Shared Lane Markings (SLMs). SLMs, or “sharrows,” are road markings used to indicate a shared lane environment for bicycles and automobiles.

City of Laguna Woods General Plan

MOBILITY ELEMENT
August 2024
Page M-10 of M-16
Figure M-8: Standard Class III Bikeway Cross Section

GOLF CART TRANSPORTATION
As defined by California Vehicle Code Section 345, a golf cart is “a motor vehicle having not less than three wheels in contact with the ground, having an unladen weight less than 1,300 pounds, which is designed to be and is operated at not more than 15 miles per hour and designed to carry golf equipment and not more than two persons, including the driver.” The City has constructed a network of paths and crossings to help facilitate the use of golf carts throughout Laguna Woods. Golf cart paths and crossings are co-located with sidewalks and/or bicycle lanes and are included within references to “multi-modal trails.” When possible, golf cart paths and crossings are coordinated with private roads, driveways, and golf courses in order to expand the area covered and extent of potential travel.

Golf cart transportation provides a mobility alternative for individuals who no longer desire to, or are no longer able to, drive conventional vehicles.

Figure M-9 identifies the location of golf cart paths and crossings.

EQUESTRIAN TRANSPORTATION
While privately owned and maintained, equestrian trails exist within the private residential community of Laguna Woods Village for which the City has granted easements allowing movement through large public storm drain facilities. (Rev: 05/08/2024 JMC) R:\Projects\CLW\3CLW010100\Graphics\GeneralPlan\ex_Public_Golf_Cart_System.pdf Irvine
Lake Forest
Laguna Hills
Laguna Beach
Aliso Viejo
Paseo De Valencia
Santa Maria Ave
Santa Maria Ave
Laguna Hills Dr
El Toro Road
Ridge Route Dr
El Toro Road
El Toro Road
UV133
§¨¦5
UV73
Moulton Pkwy
Moulton Pkwy
0 1,250 2,500 ² Feet
Source: Nearmap 2023
Public Golf Cart System
Figure M-9

CITY OF LAGUNA WOODS GENERAL PLAN
Golfway Type
\\orangecounty1\gis\Projects\CLW\GIS\MXD\General_Plan_Update\GeneralPlan_EIR\Figure M-11_Public Golf Cart System Legend
Laguna Woods Boundary Golf Cart Path
Golf Cart Crossing
City of Laguna Woods General Plan

MOBILITY ELEMENT
August 2024
Page M-12 of M-16

PUBLIC TRANSIT
Public transportation stations, or “transit stops,” in Laguna Woods serve a dual purpose of allowing pick-up and drop-offs for public transportation provided by the Orange County Transportation Authority, as well as private shuttle bus transportation provided by residential communities.

Goals: General statements of desired outcomes.

Priority Issue 1. ROADWAY DESIGN AND PERFORMANCE.

Goal M-1. Provide a public road system that balances local mobility needs with statewide and regional transportation planning requirements.

Policy Objective M-1.1. Maintain the public road system in a manner that allows for the safe and efficient movement of vehicles within and through Laguna Woods, including Level of Service “D” or better at all intersections.

Policy Objective M-1.2. Establish and apply thresholds for the purpose of California Environmental Quality Act evaluations related to vehicle miles travelled requirements.

Policy Objective M-1.3. Maintain the public road system consistent with the requirements of the Orange County Congestion Management Program.

Policy Objective M-1.4. Maintain the public road system consistent with the City of Laguna Woods General Plan

MOBILITY ELEMENT
August 2024
Page M-13 of M-16
requirements of the Orange County Master Plan of Arterial Highways.

Policy Objective M-1.5. Pursue amendments to the Orange County Master Plan of Arterial Highways to reflect changes in traffic conditions.

Policy Objective M-1.6. Establish and apply standards for development projects to provide for public roadway and traffic control improvements necessary to minimize associated traffic impacts.

Goal M-2. Ensure that public roadways enable safe use and support mobility for all users regardless of age, ability, income, race, ethnicity, other personal characteristic, or mode of transportation.

Policy Objective M-2.1. Manage and operate public roadways using advanced information- and communications-based technologies as part of intelligent transportation systems (ITS).

Policy Objective M-2.2. Install signage on public roadways that provides guidance, regulatory, warning, and wayfinding information.

Policy Objective M-2.3. Maintain sidewalks and other pedestrian facilities on public roadways in a manner that promotes accessibility.

Policy Objective M-2.4. Encourage reciprocal access between properties and joint use of parking facilities as alternatives to constructing driveway curb cuts along public roadways.

Policy Objective M-2.5. Consider opportunities to apply complete streets policies to the design and improvement of public roadways. If feasible and economical, implement such policies.

Policy Objective M-2.6. Consider opportunities to support the deployment of connected and automated vehicles within the public right-of-way. If feasible and economical, implement supportive actions.

Note: Program H-3.1.1 in the Laguna Woods General Plan’s Housing Element could have a direct impact on roadway design and performance. Program H-3.1.1 calls for pedestrian accessibility improvements on sidewalks, curb City of Laguna Woods General Plan

MOBILITY ELEMENT
August 2024
Page M-14 of M-16
ramps, crosswalks, and other public property connecting housing with transit stops, public buildings, businesses, and educational institutions. Improvements are to be prioritized based on factors including certain environmental health and educational proficiency indicators.

Priority Issue 2. ALTERNATIVE TRANSPORTATION.

Goal M-3. Support active transportation.

Policy Objective M-3.1. Maintain in good condition and, as feasible and economical, expand and improve bikeways, hiking trails, sidewalks, and other facilities for self-propelled and human-powered transportation use.

Policy Objective M-3.2. Establish and apply standards for development projects to provide, and integrate with, active transportation facilities.

Goal M-4. Provide an active transportation system that integrates with transit services and vehicle circulation.

Policy Objective M-4.1. Place bicycle parking at hiking trail heads, public transit stops, and other locations within the public road system or otherwise on public property where transportation mode changes occur.

Policy Objective M-4.2. Establish and apply standards for development projects to provide, and integrate with, active transportation connections to key destinations and public transit stops.

Goal M-5. Support golf cart use.

Policy Objective M-5.1. Provide opportunities for the use of golf carts as an alternative to conventional vehicles.

Policy Objective M-5.2. Establish and apply standards for development projects to provide, and integrate with, golf cart paths and crossings.

Note: Program H-3.1.1 in the Laguna Woods General Plan’s Housing Element could have a direct impact on pedestrian facilities. Program H-3.1.1 calls for pedestrian accessibility improvements on sidewalks, curb ramps, crosswalks, City of Laguna Woods General Plan

MOBILITY ELEMENT
August 2024
Page M-15 of M-16
and other public property connecting housing with transit stops, public buildings, businesses, and educational institutions. Improvements are to be prioritized based on factors including certain environmental health and educational proficiency indicators.

Priority Issue 3. REGIONAL MOBILITY.

Goal M-6. Promote a regionally connected transportation system.

Policy Objective M-6.1. Collaborate with other government agencies and private entities on transit services and transportation projects to maximize regional mobility, including regional multi-modal connectivity.

Policy Objective M-6.2. Collaborate with other government agencies to coordinate and synchronize traffic signals across jurisdictional boundaries.

Policy Objective M-6.3. Advocate for the Orange County Transportation Authority to provide robust and accessible public transit services.

Policy Objective M-6.4. Establish and apply standards for development projects to provide, and integrate with, public transit stops.

Policy Objective M-6.5. Advocate for local interests in the consideration of public transit changes, transportation policies, and transportation projects within the jurisdiction of other government agencies that could adversely affect mobility within and through Laguna Woods.

Priority Issue 4. TRANSPORTATION DEMAND MANAGEMENT.

Goal M-7. Reduce single-occupant vehicle use and traffic congestion.

Policy Objective M-7.1. Establish and apply standards for development projects to encourage employees, patrons, and other individuals to use active transportation, golf carts, and public transit services, as well as other transportation demand management strategies including, but not limited to, carpooling, ridesharing, shuttles, and off-peak driving.

Policy Objective M-7.2. Establish and apply thresholds for the purpose of City of Laguna Woods General Plan

MOBILITY ELEMENT
August 2024
Page M-16 of M-16
California Environmental Quality Act evaluations related to transportation demand management mitigation requirements.

Priority Issue 5. PARKING AND QUEUING.

Goal M-8. Ensure that an adequate supply of parking is available.

Policy Objective M-8.1. Establish and apply standards for development projects to provide adequate parking facilities for the proposed land uses based on location and expected trip generation.

Policy Objective M-8.2. Establish and apply standards for development projects with drive-thru facilities, pick-up/drop-off lanes, and similar vehicle queuing elements to provide adequate vehicle queuing areas for the proposed land uses based on location and expected trip generation.

ITEM 8.1
Exhibit C to Attachment B
Proposed General Plan Noise Element
This page is intentionally blank.

AUGUST 2024

CITY OF LAGUNA WOODS

GENERAL PLAN

NOISE ELEMENT
This page is intentionally blank.

City of Laguna Woods General Plan

NOISE ELEMENT
August 2024
Page N-1 of N-11

INTRODUCTION
California Government Code Section 65300 requires each city to adopt a comprehensive, long-term general plan to guide physical development. The Laguna Woods General Plan reflects the City of Laguna Woods’ intentions about land use and its relationship to conservation, housing, mobility, noise, open space, and safety. This element identifies priority noise issues in Laguna Woods and sets forth goals and policies to achieve balance between the needs of the community and future development.

PURPOSE AND SCOPE
State law requires that general plans include a noise element, as follows:

California Government Code Section 65302(f): [The general plan must include] a noise element that shall identify and appraise noise problems in the community. The noise element shall analyze and quantify, to the extent practicable, as determined by the legislative body, current and projected noise levels for all of the following sources:
(A) Highways and freeways.
(B) Primary arterials and major local streets.
(C) Passenger and freight online railroad operations and ground rapid transit systems.
(D) Commercial, general aviation, heliport, helistop, and military airport operations, aircraft overflights, jet engine test stands, and all other ground facilities and maintenance functions related to airport operation.
(E) Local industrial plants, including, but not limited to, railroad classification yards.
(F) Other ground stationary noise sources, including, but not limited to, military installations, identified by local agencies as contributing to the community noise environment.

California Government Code further requires noise elements to include measures and possible solutions for existing and foreseeable noise problems, if any. In doing so, noise elements also serve as guidelines for compliance with the State of California’s noise insulation standards.

City of Laguna Woods General Plan

NOISE ELEMENT
August 2024
Page N-2 of N-11
Noise contours for the noise sources specified in California Government Code Section 65302(f)(A)-(F) must be included in noise elements to serve as a guide for establishing a pattern of land uses in land use elements that minimizes the exposure of community residents to excessive noise.

This element addresses the following priority issues:
• Transportation-related noise
• Construction-related noise
• Noise-sensitive land uses

NOISE PLAN

NOISE MEASUREMENTS
Sound is described in terms of amplitude (loudness) and frequency (pitch). The basic unit of sound is the decibel (dB), which is calculated using a logarithmic ratio of sound pressures. Sound can be measured on several different noiseweighting scales. The scale that most closely approximates human hearing is the A-weighted scale, which measures A-weighted decibels (dBA).

Noise is often defined as unwanted or intrusive sound. In addition to being a general annoyance, excessive noise may cause discomfort, frustration, stress, and disorientation. Excessive noise may also interfere with sleep, disrupt normal activity, impair communication, and contribute to health issues including high blood pressure, anxiety, and hearing loss.

Although sound can be easily measured, noise levels are subjective and the physical response to sound complicates the analysis of its effects on people.

Sound sensation is often discussed in terms such as noisiness or loudness.

The Community Noise Equivalent Level (CNEL) is the noise measurement technique applied by the City throughout this Noise Element to describe the current and future noise environment affected by transportation-generated noise. The CNEL is the average equivalent A-weighted sound level during a 24- hour day, obtained after adding five decibels to sound levels from 7 p.m. to 10 p.m. and 10 decibels to sound levels from 10 p.m. to 7 a.m. As opposed to City of Laguna Woods General Plan

NOISE ELEMENT
August 2024
Page N-3 of N-11
other noise measurement techniques that may focus on noise levels at a point in time, the CNEL better characterizes the continuous nature of transportation noise with weightings to reflect increased sensitivity to noise during evening, overnight, and early morning hours.

NOISE-SENSITIVE LAND USES
Noise-sensitive land uses are those that are associated with activities that are particularly disrupted, or interfered with, by noise. Noise-sensitive land uses generally consist of the following: residences, convalescent homes, hospitals, schools, churches, temples, places of worship, public parks, and sensitive wildlife habitat, including the habitat of rare, threatened, and endangered species. While Laguna Woods contains a variety of noise-sensitive land uses, the most prevalent noise-sensitive land use is residences.

NOISE AND LAND USE COMPATABILITY STANDARDS
Applicable law generally allows the City to regulate noise from both stationary and non-stationary sources, as well as temporary and intended permanent sources; however, certain preemptions exist including, but not limited to, the regulation of aircraft noise and noise from certain facilities regulated by the California Public Utilities Commission. Land use planning and noise standards codified as part of the Laguna Woods Municipal Code are the City’s primary tools for mitigating existing, and reducing future, noise problems.

Land use planning allows the City to control the physical location and siting of noise-generating uses. Land use designation and zoning decisions are made with consideration afforded to the impacts of development on noise-sensitive uses. When applicable, discretionary development review also affords the City the ability to require site-specific noise mitigation measures (e.g., noise barriers, landscape buffers, and sound-attenuating building features) and otherwise condition the approval of development applications to promote compliance with federal, state, and local noise standards.

Table N-1 identifies the City’s standards for evaluating the acceptability of noise in the context of land use decision-making. These standards apply to the prospective evaluation of noise and land use compatibility for projects subject to discretionary development review and other future planning efforts. Land City of Laguna Woods General Plan

NOISE ELEMENT
August 2024
Page N-4 of N-11
Table N-1: Noise and Land Use Compatibility
City of Laguna Woods General Plan

NOISE ELEMENT
August 2024
Page N-5 of N-11
uses and projects approved prior the adoption of these standards may have been evaluated differently, particularly when such evaluation was the County of Orange’s responsibility prior to the City’s incorporation.

The City’s local noise standards are codified in the Laguna Woods Municipal Code and often referred to as the City’s noise ordinance. The noise ordinance establishes decibel-based restrictions and is a primary tool for implementing this Noise Element, particularly as it relates to the existing presence of noise and noise-generating activities.

NOISE CONDITIONS
Existing Noise Conditions
The most significant existing noise sources affecting Laguna Woods are vehicle related. The proximity of Interstate 5 and its high levels of vehicle traffic greatly contribute to noise in northeasterly areas of Laguna Woods. Other significant noise is generated by vehicle traffic on El Toro Road, Moulton Parkway, and Paseo de Valencia (the latter is located in the city of Laguna Hills). While vehicle noise generally lessens with increased distance from Interstate 5 and arterial highways, noise may still originate from any local road or area in which vehicles travel or park (e.g., as a result of emergency response vehicle sirens, heavy truck traffic, vehicle movements in parking lots, and vehicle alarms).

While not as pervasive as vehicle-related noise, construction activity can also create significant noise, often of an intermittent nature. Other existing sources of intermittent noise include aircraft overflight (typically associated with travel to and from John Wayne Airport), amplified music, animal vocalizations (both domesticated and wild), outdoor events, power equipment (e.g., drills, leaf blowers, mowers, saws, and vacuums); and, stationary equipment (e.g., air conditioners, exhaust systems, generators, heaters, and pumps).

Noise environments are documented by delineating noise contours that define areas of equal noise exposure. The noise contours included herein were developed using transportation noise modeling software developed by the Federal Highway Administration (FHA) and data collected from a 2015 noise survey. The FHA software was used to calculate average noise levels based on traffic volumes, posted speed limits, roadway geometry, and environmental City of Laguna Woods General Plan

NOISE ELEMENT
August 2024
Page N-6 of N-11
conditions. Noise contours calculated using the FHA software are generally viewed as conservative as the presence of topography, intervening structures, and noise mitigation measures is not considered.

Figure N-1 depicts noise contours for existing transportation noise conditions based on 2022 traffic counts and a 2015 noise survey.

Future Noise Conditions
The Land Use Element anticipates a modest amount of future development, accompanied by a modest increase in vehicle traffic volumes. Vehicle traffic is anticipated to remain the most significant source of noise in the future.

With the future development anticipated in the Land Use Element, noise levels are expected to rise by a small amount; however, such increases would be barely perceptible to the average person (approximately 3 dBA CNEL or less) and occur gradually over an extended period of time.

Figure N-2 depicts noise contours for future transportation noise conditions based on projected 2045 traffic counts and the noise contours in Figure N-1. [CONTINUED ON NEXT PAGE]
(Rev: 05/07/2024 PLO) R:\Projects\CLW\3CLW010100\Graphics\GeneralPlan\ex_Transportation Noise Contours.pdf Irvine
Lake Forest
Laguna Hills
Laguna Beach
Aliso Viejo
Paseo De Valencia
Santa Maria Ave
Santa Maria Ave
Laguna Hills Dr
El Toro Road
Ridge Route Dr
El Toro Road
El Toro Road
UV133
§¨¦5
UV73
Moulton Pkwy
Moulton Pkwy
0 1,250 2,500 ² Feet
Source: Nearmap 2023
Legend
Laguna Woods Boundary < 50 CNEL
60-65 CNEL
65-70 CNEL
70+ CNEL
Existing Transportation Noise Contours

CITY OF LAGUNA WOODS GENERAL PLAN
Existing Transportation Noise Contours
Figure N-1
\\orangecounty1\gis\Projects\CLW\GIS\MXD\General_Plan_Update\GeneralPlan_EIR\Existing Traffic Noise Contours (Rev: 05/07/2024 PLO) R:\Projects\CLW\3CLW010100\Graphics\GeneralPlan\ex_Future (2045) Transportation Noise Contours.pdf Irvine
Lake Forest
Laguna Hills
Laguna Beach
Aliso Viejo
Paseo De Valencia
Santa Maria Ave
Santa Maria Ave
Laguna Hills Dr
El Toro Road
Ridge Route Dr
El Toro Road
El Toro Road
UV133
§¨¦5
UV73
Moulton Pkwy
Moulton Pkwy
0 1,250 2,500 ² Feet
Source: Nearmap 2023
Legend
Laguna Woods Boundary < 50 CNEL
60-65 CNEL
65-70 CNEL
70+ CNEL
Future (2045) Transportation Noise Contours

CITY OF LAGUNA WOODS GENERAL PLAN
Future (2045) Transportation Noise Contours
Figure N-2
\\orangecounty1\gis\Projects\CLW\GIS\MXD\General_Plan_Update\GeneralPlan_EIR\Future Traffic Noise Contours City of Laguna Woods General Plan

NOISE ELEMENT
August 2024
Page N-9 of N-11

Goals: General statements of desired outcomes.

Priority Issue 1. TRANSPORTATION-RELATED NOISE.

Goal N-1. Minimize the impact of transportation-related noise on land uses affected by Interstate 5 and arterial roadways.

Policy Objective N-1.1. Establish and apply standards for development projects to make siting decisions and provide noise barriers or other noise reduction improvements or strategies appropriate to the proposed land uses based on exposure to noise from Interstate 5 and arterial roadways.

Policy Objective N-1.2. Consider opportunities to provide noise reduction improvements and strategies in conjunction with the new construction or substantial reconfiguration of public roadways. If feasible and economical, implement such improvements and strategies.

Policy Objective N-1.3. Maintain public roadways in a manner that seeks to reduce the presence of cracks, potholes, and other deterioration that may amplify or generate noise during vehicle travel.

Policy Objective N-1.4. Encourage relevant authorities to actively enforce vehicle-related state laws regarding illegal or faulty exhaust systems, and operations that cause excessive tire squealing or exhaust noise.

Policy Objective N-1.5. Advocate for local interests in the consideration of City of Laguna Woods General Plan

NOISE ELEMENT
August 2024
Page N-10 of N-11
development projects within the jurisdiction of other government agencies that could increase transportation noise within Laguna Woods.

Note: The Laguna Woods General Plan’s Mobility Element contains a number of goals that could have a direct impact on transportation-related noise. For example, efforts to “support active transportation” (Goal M-3), “support golf cart use” (Goal M-5), “promote a regionally connected transportation system” (Goal M-6), and “reduce single-occupant vehicle use and traffic congestion” could reduce conventional vehicle traffic and, thereby, lessen noise.

Priority Issue 2. CONSTRUCTION-RELATED NOISE.

Goal N-2. Minimize the impact of construction-related noise on properties not undergoing such construction.

Policy Objective N-2.1. Regulate the timing of construction activities with the potential to result in significant noise affecting uninvolved properties, particularly during evening, overnight, and early morning hours.

Policy Objective N-2.2. Advocate for local interests in the consideration of development projects within the jurisdiction of other government agencies that could generate significant construction noise within Laguna Woods.

Priority Issue 3. NOISE-SENSITIVE LAND USES.

Goal N-3. Protect residences, convalescent homes, and other noise-sensitive land uses from excessive exterior noise exposure.

Policy Objective N-3.1. Establish and apply standards for development projects to make siting decisions and provide noise barriers or other noise reduction improvements or strategies appropriate to the proposed land uses based on expected audible proximity to noise-sensitive land uses.

Policy Objective N-3.2. Regulate the timing of commercial activities with the potential to result in significant noise affecting noise-sensitive land uses, particularly during evening, overnight, and early morning hours.

City of Laguna Woods General Plan

NOISE ELEMENT
August 2024
Page N-11 of N-11
Policy Objective N-3.3. Prohibit the siting of new noise-sensitive land uses in areas of unacceptable noise exposure (Table N-1) without the inclusion of noise barriers or other noise reduction improvements or strategies that provide adequate mitigation.

Policy Objective N-3.4. Prohibit the siting of new multi-family residential buildings within noise contours of 60 dBA and above without the inclusion of insulation as required by state law.

Policy Objective N-3.5. Advocate for local interests in the consideration of development projects within the jurisdiction of other government agencies that could increase noise for noise-sensitive land uses within Laguna Woods.

This page is intentionally blank.

ITEM 8.1
Attachment C
Proposed Ordinance
This page is intentionally blank.

ITEM 8.1 – Attachment C
O 24-XX 1 XX-XX-2024
ORDINANCE NO. 24-XX

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
LAGUNA WOODS, CALIFORNIA, AMENDING SECTION 13.04.020
OF CHAPTER 13.04 (ESTABLISHMENT OF ZONING DISTRICTS) OF TITLE 13 (ZONING) OF THE LAGUNA WOODS MUNICIPAL CODE
AND ADDING SECTION 13.08.050 TO CHAPTER 13.08
(RESIDENTIAL DISTRICTS) OF TITLE 13 (ZONING) OF THE

LAGUNA WOODS MUNICIPAL CODE PERTAINING TO THE

ESTABLISHMENT OF NEW RESIDENTIAL OVERLAY ZONING

DISTRICTS, AND DETERMINING AND CERTIFYING THAT SUCH

ACTIONS ARE CONSISTENT WITH THE PROGRAM

ENVIRONMENTAL IMPACT REPORT PREPARED FOR THE

LAGUNA WOODS GENERAL PLAN AND ZONING CODE UPDATE,
STATE CLEARINGHOUSE NUMBER 2022080022
WHEREAS, the Laguna Woods General Plan and Zoning Code Update, State Clearinghouse Number 2022080022, includes proposed amendments to Section 13.04.020 of Chapter 13.04 (Establishment of Zoning Districts) of Title 13 (Zoning) of the Laguna Woods Municipal Code and the proposed addition of Section 13.08.050 to Chapter 13.08 (Residential Districts) of Title 13 (Zoning) of the Laguna Woods Municipal Code pertaining to the establishment of new residential overlay zoning districts (“Code Amendments”); and WHEREAS, staff has recommended that the City Council adopt the Code Amendments in order to complete General Plan Housing Element Program H1.1.1; and WHEREAS, on August 21, 2024, the City Council adopted a resolution certifying the Final Program Environmental Impact Report for the Laguna Woods General Plan and Zoning Code Update, State Clearinghouse Number 2022080022, including adoption of a statement of overriding considerations per California Code of Regulations, Title 14, Section 15093, and adoption of a mitigation monitoring and reporting program per California Code of Regulations, Title 14, Section 15091 (“PEIR”); and
WHEREAS, on August 21, 2024, the City Council held a duly noticed public hearing on this Ordinance at which the members of the City Council, utilizing their independent judgement, reviewed and considered all of the information, evidence, and testimony presented, both written and oral.

ITEM 8.1 – Attachment C
O 24-XX 2 XX-XX-2024

THE CITY COUNCIL OF THE CITY OF LAGUNA WOODS,
CALIFORNIA, DOES ORDAIN AS FOLLOWS:

SECTION 1. The City Council hereby finds and determines that (i) each of the recitals to this Ordinance are true and correct, and are adopted herein as findings; (ii) the Code Amendments comply with all applicable requirements of State law; (iii) the Code Amendments will not adversely affect the health, safety, or welfare of the residents within the community; (iv) the Code Amendments are in the public interest of the City of Laguna Woods; and, (v) the Code Amendments are consistent with the Laguna Woods General Plan and its various elements.

SECTION 2. After reviewing the entire project record, the City Council hereby determines and certifies that this Ordinance is consistent with the PEIR prepared for the Laguna Woods General Plan and Zoning Code Update, State Clearinghouse Number 2022080022.

SECTION 3. Section 13.04.020 of Title 13 (Zoning) of the Laguna Woods Municipal Code is hereby amended to read as set forth in Exhibit A, attached to this Ordinance and incorporated herein by this reference.

Section 13.08.050 is hereby added to Title 13 (Zoning) of the Laguna Woods Municipal Code, to read as set forth in Exhibit A, attached to this Ordinance and incorporated herein by this reference.

SECTION 4. This Ordinance shall take effect and be in full force and operation thirty (30) calendar days after adoption.

SECTION 5. If any section, subsection, subdivision, paragraph, sentence, clause, or phrase added by this Ordinance, or any part thereof, is for any reason held to be unconstitutional or invalid or ineffective by any court of competent jurisdiction, such decision shall not affect the validity of effectiveness of the remaining portions of this Ordinance or any part thereof. The City Council hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause, or phrase thereof irrespective of the fact that any one or more subsections, subdivisions, paragraphs sentences, clauses, or phrases are declared unconstitutional, invalid, or ineffective.

SECTION 6. The Mayor shall sign this Ordinance.

SECTION 7. The City Clerk shall certify to the passage of this Ordinance and ITEM 8.1 – Attachment C
O 24-XX 3 XX-XX-2024
shall cause this Ordinance to be published or posted as required by law.

SECTION 8. All of the above-referenced documents and information have been and are on file with the City Clerk of the City.

PASSED, APPROVED AND ADOPTED this XX day of XX 2024.
_____________________________________
NOEL HATCH, Mayor
ATTEST:
_____________________________________
YOLIE TRIPPY, CMC, City Clerk
APPROVED AS TO FORM:
_____________________________________
ALISHA PATTERSON, City Attorney
ITEM 8.1 – Attachment C
O 24-XX 4 XX-XX-2024

STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.

CITY OF LAGUNA WOODS )
I, YOLIE TRIPPY, City Clerk of the City of Laguna Woods, do HEREBY CERTIFY that the foregoing Ordinance No. 24-XX was duly introduced and placed upon its first reading at a regular meeting of the City Council on the XX day of XX 2024, and that thereafter, said Ordinance was duly adopted and passed at a regular meeting of the City Council on the XX day of XX 2024 by the following vote to wit:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSTAIN: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:
_______________________________________
YOLIE TRIPPY, CMC, City Clerk
ITEM 8.1 – Exhibit A to Attachment C
-1-

EXHIBIT A

CODE AMENDMENTS
Section 13.04.020 (“Establishment of Districts”) of Chapter 13.04 (“Establishment of Zoning Districts”) of Title 13 (“Zoning”) of the Laguna Woods Municipal Code is amended to read as follows (additions shown with underlining and deletions shown with strike through):

Sec. 13.04.020. - Establishment of districts.
(a) The incorporated territory of the City of Laguna Woods is hereby divided into zones or districts, as set forth in this title, as determined and defined by officially adopted zoning map. The zoning district map showing the classifications and boundaries of the districts shall, upon adoption in the manner required by the Planning and Zoning Law, be a part of this chapter. The following districts are established:

Zoning Districts
RC Residential Community District
RMF Residential Multifamily District
RT Residential Towers District
NC Neighborhood Commercial District
CC Community Commercial District
PA Professional and Administrative Office District
CF–-P Community Facilities–-Private District
CF–-P/I Community Facilities–-Public/Institutional District OS-P Open Space - Passive District
OS-R Open Space - Recreation District
Overlay Zoning Districts
RC-M Residential Community-Maintenance Overlay Zoning District R-HD Residential High Density Overlay Zoning District
R-LD Residential Low Density Overlay Zoning District
R-MD Residential Medium Density Overlay Zoning District R-MLD Residential Medium-Low Density Overlay Zoning District (b) Map exhibit. The following map exhibit designates areas to which each of the zoning districts and overlay zoning districts established by this section are applied:

ITEM 8.1 – Exhibit A to Attachment C
-2-
ITEM 8.1 – Exhibit A to Attachment C
-3-
Section 13.08.050 (“Residential overlays for housing element compliance”) is hereby added to Chapter 13.08 (“Residential Districts”) of Title 13 (“Zoning”) of the Laguna Woods Municipal Code to read as follows:

Sec. 13.08.050. - Residential overlays for housing element compliance. (a) Purpose, generally. The purpose of overlay zoning districts is to allow the City to establish special land use regulations, standards, or procedures in areas with unique land use, site planning, building design, or environmental resource issues. Overlay zoning districts are also an appropriate mechanism to implement long-term goals and land use requirements of the City for a specific property or location, or to coordinate land use and design requirements unique to a large tract of land. Overlay zoning districts are intended to be applied only where special circumstances justify the modification of base zoning district regulations to achieve specific land use and design objectives. Overlay zoning districts are established through rezoning and only in conjunction with base zoning districts.
(b) Establishment and designation, generally. Except as modified by an overlay zoning district, the provisions of the applicable base zoning district shall apply to all development within the boundary of a designated area. If regulations conflict, the applicable overlay zoning district regulations shall prevail to the extent such overlay zoning district authorizes the principally permitted land use or land uses contemplated. Whenever an overlay zoning district is established, any subsequent application to change the base zoning district of a property or properties shall not be construed to be an application to eliminate the overlay zoning district for those properties. An intent to eliminate the overlay zoning district on a property or properties shall be expressly stated in the application.
(c) Residential High Density Overlay Zoning District.
(1) Purpose, specifically. The purpose of the Residential High Density (R-HD) overlay zoning district is to provide for the development of housing units of a type and number necessary to support compliance with the General Plan Housing Element. Accordingly, certain housing-related land uses are principally permitted as part of the RHD overlay zoning district, in addition to the land uses principally permitted in the applicable base zoning district.

ITEM 8.1 – Exhibit A to Attachment C
-4-
(2) Establishment and designation, specifically. The designated area to which the R-HD overlay zoning district is applied shall be the properties located within the R-HD overlay zoning district boundary shown on the map exhibit in subsection (h) of this section. (3) Principally permitted land uses. Land uses permitted as a principal use within the R-HD overlay zoning district, subject to all applicable laws and regulations, include the land uses identified in the applicable base zoning district and the following, which shall be permitted as a “use by right” as that term is defined in California Government Code Section 65583.2(i) as amended from time to time or replaced with a successor statute, and subject to the City’s design review:
a. Housing with a density of 30 to 50 dwelling units per acre (du/ac), subject to the following:

1. Housing shall be constructed as 100% residential
projects or as mixed-use projects with other land uses
identified in the applicable base zoning district provided that, for mixed-use projects, residential use shall occupy at least 50% of the total floor area of the project; and

2. Housing shall be owner-occupied and/or rental
multifamily in nature; and

3. 20% or more of the dwelling units constructed in each project shall be affordable for lower income households, with the determination of affordability based on
applicable state law.
(d) Residential Medium Density Overlay Zoning District. (1) Purpose, specifically. The purpose of the Residential Medium Density (R-MD) overlay zoning district is to provide for the development of housing units of a type and number necessary to support compliance with the General Plan Housing Element.

Accordingly, certain housing-related land uses are principally permitted as part of the R-MD overlay zoning district, in addition to ITEM 8.1 – Exhibit A to Attachment C
-5-
the land uses principally permitted in the applicable base zoning district.
(2) Establishment and designation, specifically. The designated area to which the R-MD overlay zoning district is applied shall be the properties located within the R-MD overlay zoning district boundary shown on the map exhibit in subsection (h) of this section. (3) Principally permitted land uses. Land uses permitted as a principal use within the R-MD overlay zoning district, subject to all applicable laws and regulations, include the land uses identified in the applicable base zoning district and the following, which shall be permitted as a “use by right” as that term is defined in California Government Code Section 65583.2(i), as amended from time to time or replaced with a successor statute, and subject to the City’s design review:
a. Housing with a density of 20 to 30 dwelling units per acre (du/ac), subject to the following:

1. Housing shall be constructed as 100% residential
projects or as mixed-use projects with other land uses
identified in the applicable base zoning district.
(e) Residential Medium-Low Density Overlay Zoning District. (1) Purpose, specifically. The purpose of the Residential MediumLow Density (R-MLD) overlay zoning district is to provide for the development of housing units of a type and number necessary to support compliance with the General Plan Housing Element.

Accordingly, certain housing-related land uses are principally permitted as part of the R-MLD overlay zoning district, in addition to the land uses principally permitted in the applicable base zoning district.
(2) Establishment and designation, specifically. The designated area to which the R-MLD overlay zoning district is applied shall be the properties located within the R-MLD overlay zoning district boundary shown on the map exhibit in subsection (h) of this section.

ITEM 8.1 – Exhibit A to Attachment C
-6-
(3) Principally permitted land uses. Land uses permitted as a principal use within the R-MLD overlay zoning district, subject to all applicable laws and regulations, include the land uses identified in the applicable base zoning district and the following, which shall be permitted as a “use by right” as that term is defined in California Government Code Section 65583.2(i), as amended from time to time or replaced with a successor statute, and subject to the City’s design review:
a. Housing with a density of 15 to 20 dwelling units per acre (du/ac), subject to the following:

1. Housing shall be constructed as 100% residential
projects or as mixed-use projects with other land uses
identified in the applicable base zoning district.
(f) Residential Low Density Overlay Zoning District.
(1) Purpose, specifically. The purpose of the Residential Low Density (R-LD) overlay zoning district is to provide for the development of housing units of a type and number necessary to support compliance with the General Plan Housing Element.

Accordingly, certain housing-related land uses are principally permitted as part of the R-LD overlay zoning district, in addition to the land uses principally permitted in the applicable base zoning district.
(2) Establishment and designation, specifically. The designated area to which the R-LD overlay zoning district is applied shall be the properties located within the R-LD overlay zoning district boundary shown on the map exhibit in subsection (h) of this section. (3) Principally permitted land uses. Land uses permitted as a principal use within the R-LD overlay zoning district, subject to all applicable laws and regulations, include the land uses identified in the applicable base zoning district and the following, which shall be permitted as a “use by right” as that term is defined in California Government Code Section 65583.2(i), as amended from time to time or replaced with a successor statute, and subject to the City’s design review:

ITEM 8.1 – Exhibit A to Attachment C
-7-
a. Housing with a density of eight to 10 dwelling units per acre (du/ac), subject to the following:

1. Housing shall be constructed as 100% residential
projects or as mixed-use projects with other land uses
identified in the applicable base zoning district.
(g) Housing optional. Nothing in this section shall be construed as requiring property owners to construct housing or discontinue any existing nonhousing use. If a property owner does not wish to construct housing, zoning that allows such construction only presents an option for the future. (h) Map exhibit. The following map exhibit designates areas to which each of the overlay zoning districts established by this section are applied:

ITEM 8.1 – Exhibit A to Attachment C
-8-

8.2 INCLUSIONARY HOUSING REGULATIONS
This page is intentionally blank.

ITEM 8.2
CC  08-21-2024 RM ITEM 8.2 – AR Page 1 of 6
City of Laguna Woods
Agenda Report
TO: Honorable Mayor and City Councilmembers
FROM: Christopher Macon, City Manager
FOR: August 21, 2024 Regular Meeting
SUBJECT: Inclusionary Housing Regulations
Recommendation

1. Receive staff report.

AND

2. Open public hearing.

AND

3. Receive public testimony.

AND

4. Close public hearing.

AND

5. Approve the introduction and first reading of an ordinance – read by title with further reading waived – titled:

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LAGUNA
WOODS, CALIFORNIA, AMENDING CHAPTER 13.25 OF TITLE 13
(ZONING) OF THE LAGUNA WOODS MUNICIPAL CODE

PERTAINING TO INCLUSIONARY HOUSING REGULATIONS FOR
ITEM 8.2
ITEM 8.2 – AR Page 2 of 6 CC  08-21-2024 RM

CERTAIN NEW RESIDENTIAL DEVELOPMENT PROJECTS AND

LAWFUL CONVERSION OF EXISTING RESIDENTIAL BUILDING

PROJECTS (CONVERSIONS FROM APARTMENTS TO COMMON

INTEREST OWNERSHIP), AND DETERMINING AND CERTIFYING

THAT THE ORDINANCE IS EXEMPT FROM THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT
Background
Inclusionary housing ordinances generally require that a percentage of the units in qualifying residential development projects be reserved for and made available to households of certain income levels. In certain cases, alternative compliance options are provided (e.g., the payment of in-lieu fees). Though not exclusively, in many cities, inclusionary housing ordinances play a critical role in promoting the construction of affordable units within otherwise market-rate or above-market-rate projects in furtherance of local housing development goals established through the State of California’s Regional Housing Needs Assessment (“RHNA”) process.

The City’s existing inclusionary housing ordinance was adopted on January 21, 2009 and is codified in Laguna Woods Municipal Code Chapter 13.25 (Attachment A). No new housing development has occurred in Laguna Woods since the San Sebastian apartments opened in 2008 and, as a result, the existing inclusionary housing ordinance has never been applied to an actual housing development.

The General Plan Housing Element includes the following program to assist in the development of adequate housing to meet the needs of extremely low, very low, low-, and moderate-income households (Policy Objective H-1.2):

Program H-1.2.3. Conduct a market study and then amend the existing inclusionary housing ordinance to modify the minimum percentages of new housing units that must be deed-restricted for extremely low, very low, and low-income households, as feasible and advantageous to promote the development of affordable housing.

Note: In accordance with [the California Department of Housing and Community Development’s] “Housing Element Site Inventory Guidebook Government Code Section 65583.2” memorandum dated June 10, 2020, amendment of the ordinance will follow consultation with both for-profit and nonprofit developers to determine an appropriate mix of incomes that ITEM 8.2
CC  08-21-2024 RM ITEM 8.2 – AR Page 3 of 6
make development feasible in Laguna Woods. The City will also consult with housing advocates. When applied to rental housing, the ordinance will include options for the developer to meet the inclusionary requirements other than exclusively requiring building affordable units on site.

Discussion
Today’s meeting is an opportunity for City Council action, as well as public input, on a proposed ordinance that would amend Laguna Woods Municipal Code Chapter 13.25 and establish inclusionary housing regulations for certain new residential development projects and lawful conversion of existing residential buildings projects (Attachment B). Staff recommends that the City Council conduct a public hearing and initiate the adoption process for the proposed ordinance in order to enhance the public welfare by ensuring that residential development projects contribute to the attainment of the affordable housing goals set forth in the General Plan Housing Element, specifically goals related to the development of housing affordable to extremely low, very low, and low-income households.

Significant proposed amendments include, but are not limited to:
• Applicability. The existing inclusionary housing ordinance applies only to new residential developments consisting of five or more units. The proposed ordinance would apply to a broader range of residential development projects with the only exceptions being the following:
(1) Projects that are not “residential developments,” as defined. (2) Residential developments that consist only of dwelling units offered exclusively to and affordable to households of extremely low, very low, and/or low-income levels, provided that such dwelling units are deed-restricted for such purposes for at least 45 years, and subject to a finding of sufficiency by the City Council.
(3) Residential developments that deed-restrict the required number of inclusionary units for such purposes for at least 55 years, subject to a finding of sufficiency by the City Council.
(4) Residential units that provide more than the required number of inclusionary units (overall and at one or more of the required income ITEM 8.2
ITEM 8.2 – AR Page 4 of 6 CC  08-21-2024 RM
levels) and deed-restrict the same for such purposes for at least 45 years, subject to a finding of sufficiency by the City Council. (5) Residential developments that consist only of one primary dwelling unit with or without any number of accessory dwelling units allowed under the Laguna Woods Municipal Code and applicable law. (6) Residential developments that consist only of one or more accessory dwelling units.

The proposed ordinance would also apply to lawful conversion of existing residential buildings projects from apartments to common interest ownership (e.g., the conversion of an apartment complex to a condominium complex).

The proposed ordinance would not apply to the replacement, reconstruction, or reconfiguration of dwelling units lawfully constructed as of the date of its effectiveness (e.g., dwelling units that already exist within Laguna Woods Village and other residential communities), provided that such replacement, reconstruction, or reconfiguration does not increase the number of dwelling units (excepting any number of accessory dwelling units allowed under the Laguna Woods Municipal Code and applicable law).
• Percentages of Units. The City retained Economic & Planning Systems, Inc. (“EPS”) to conduct the market study contemplated by General Plan Housing Element Program H-1.2.3. A fact sheet on EPS is included as Attachment C.

Additional information is available at www.epsys.com. EPS staff will make a presentation at today’s meeting and be available to answer questions.

EPS’ market study (Attachment D) included an assessment of the economic and financial feasibility of various scenarios for adjusting the minimum percentage of units to be reserved for and made available to lower-income households, including a scenario proposed by The Kennedy Commission and the Welcoming Neighbors Home Initiative of Tapestry, a Unitarian Universalist Congregation, which is identified as Scenario 5. EPS analyzed a total of seven scenarios and compared them to a “no inclusionary housing requirement” control and the existing inclusionary housing ordinance.

EPS’ findings regarding the existing inclusionary housing ordinance include the following: “... delivery of affordable housing in Laguna Woods under the ITEM 8.2
CC  08-21-2024 RM ITEM 8.2 – AR Page 5 of 6
current [inclusionary housing ordinance] is challenged under near-term conditions because of marginal feasibility for most market-rate housing developments in Laguna Woods, especially denser projects.” Based on EPS’ market study, and to avoid the City’s inclusionary housing regulations being viewed by the State of California or others as impeding the development of housing (which would conflict with the City’s obligations to remove government constraints to housing development under California Government Code Section 65583(a)(5)), staff recommends amending the minimum percentage of units to be reserved for and made available to lower-income households as follows:

Table 1: Percentages of Units Comparison
Project Type Existing Ordinance Proposed Ordinance
For-Sale Projects 15% of units
• 10% low-income
• 5% moderate-income
10% of units
• 5% very low-income
• 5% low-income
Rental Projects 15% of units
• 7.5% very low-income
• 7.5% low-income
5% of units
• 2.5% extremely low-income
• 2.5% very low-income
While the proposed ordinance would reduce the overall number of units to be reserved for and made available to lower-income households, the required levels of affordability (income levels) would be deeper. Unlike the proposed ordinance, the existing ordinance does not require any for-sale units to be reserved for and made available to very low-income households, nor any rental units to be reserved for and made available to extremely low-income households.

If the recommended action is taken at today’s meeting, staff anticipates scheduling the second reading and consideration of adoption of the proposed ordinance for the City Council’s next regular meeting on September 18, 2024. At a future meeting, staff would also anticipate recommending that the City Council adopt a new in-lieu fee to serve as an alternative to the on-site development of inclusionary housing units at rental projects, as contemplated in Section 13.25.050(a) of the proposed ordinance. Providing an in-lieu fee alternative helps to satisfy the requirements of California Assembly Bill 1505 (Bloom, Chapter 376, Statutes of 2017), which ITEM 8.2
ITEM 8.2 – AR Page 6 of 6 CC  08-21-2024 RM
generally requires inclusionary housing ordinances to allow alternatives to the onsite development of inclusionary housing units for rental projects.

Environmental Review
The City Council is asked to find that the proposed ordinance is not subject to the California Environmental Quality Act of 1970, Public Resources Code Section 21000, et. seq., as amended and implementing State CEQA Guidelines, Title 14, Chapter 3 of the California Code of Regulations (collectively “CEQA”) pursuant to sections 15060(c)(2) (the activities will not result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) (the activities are not a project as defined in section 15378) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3. CEQA Guidelines Section 15378(b)(2) excludes “[c]ontinuing administrative. . . activities, such as . . . general policy and procedure making” and Section 15378(b)(5) excludes “[o]rganizational or administrative activities of governments that will not result in direct or indirect physical changes in the environment” from its definition of “project.” The City Council is also asked to find that, even if the proposed ordinance were subject to CEQA, it would be exempt based on CEQA Guideline section 15061(b)(3) because it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment.

Fiscal Impact
Sufficient funds to support this project are included in the City’s budget.

Documents Available for Review
Related documents – including the proposed ordinance and the Laguna Woods Municipal Code – are available for public review at or from City Hall during normal working hours. The Laguna Woods Municipal Code is also available for review at www.cityoflagunawoods.org.

Attachments: A – Existing Inclusionary Housing Ordinance B – Proposed Ordinance
Exhibit A – Proposed Code Amendments
C – EPS Fact Sheet
D – Market Study by EPS
(a)
(b)
(c)
(05)
CHAPTER 13.25 - INCLUSIONARY HOUSING
Sec. 13.25.010. - General provisions.

This chapter shall be known and may be cited and referenced as the "Laguna Woods Inclusionary Housing Ordinance."
(Ord. No. 09-01, § 1, 1-21-2009)
Sec. 13.25.020. - Purpose.

The purpose of this chapter is to enhance the public welfare by ensuring that future residential development projects contribute to the attainment of the affordable housing goals set forth in the Housing Element of the General Plan of the City of Laguna Woods. (Ord. No. 09-01, § 1, 1-21-2009)
Sec. 13.25.030. - Findings.

The City Council of the City of Laguna Woods hereby finds and determines that:

The California Legislature has required each local government agency to develop a comprehensive, long-term general plan establishing policies for future development. As specified in the Government Code §§ 65300, 65302 (c), and 65583 (c), the plan must: (i) "encourage the development of a variety of types of housing for all income levels, including multifamily rental housing;" and (ii) " [a]ssist in the development of adequate housing to meet the needs of low-and moderate-income households."
The City has limited land available for new housing. High land prices have prevented development of new affordable housing. Providing the affordable units required by this chapter will help to ensure that part of the City's remaining developable land is used to provide affordable housing.

The actions contemplated by this chapter are exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061 (b) 3, in that they do not have the potential for causing significant effects on the environment.
(Ord. No. 09-01, § 1, 1-21-2009)
Sec. 13.25.040. - Definitions.

Affordable unit is defined as an ownership or rental housing unit whose price is set at an "affordable housing cost" as defined in this section.
7/22/24, 7:07 PM Laguna Woods, CA Code of Ordinances
about:blank 1/14
ITEM 8.2 - Attachment A EXISTING
(10)
(15)
(20)
(25)
(30)
(35)
(40)
(45)
(50)
a.
b.
(55)
(60)
a.
b.
c.
d.
(65)
Affordable housing cost, affordable ownership housing costs and affordable rental housing costs are defined as the percentage of gross income a household spends on housing costs for a given income group as defined in California Health and Safety Code §§ 50052—50053.

Applicant is defined as any person, firm, partnership, association, joint venture, corporation, or any entity or combination of entities who seek real residential property development permits or approvals from the City of Laguna Woods.

Affordable unit in-lieu fee is defined as a fee alternative to meet affordable housing requirements. The fee shall be set by the City Council in accordance with a specific formula.

Area median income (AMI) is defined as the median income for Orange County as defined annually by the U.S. Department of Housing and Urban Development (HUD) and adopted by the California Department of Housing and Community Development (HCD). Income groupings that are subdivisions of AMI, such as very low, low, and moderate-income households, are also defined and published by HUD and adopted by HCD.

Community Development Director is defined as the City Manager or his/her designee.

Dwelling unit is defined as a dwelling designed and intended for residential occupancy by one household.

Household is defined as a person or persons living together in the same residence.

Household income is defined as the gross annual household income adjusted for household size and includes the income of all wage earners, elderly or disabled family members and any other sources of household income.

Housing costs are defined for:

Ownership units, as the monthly mortgage principal and interest, property taxes, homeowner's insurance, and homeowner/condominium association fees (where applicable); and
Rental units, the monthly rent plus cost water, sewer, electricity and basic telephone services.

Mixed-use development project is defined as a project that may include a mix of commercial, office, industrial or residential uses.

Presumed occupancy levels used to establish the maximum household income to set rent levels and sales prices and are defined as:

One person for a studio unit;
Two people for a one-bedroom unit;
Three people for a two-bedroom unit; and
One additional person for each additional bedroom thereafter. 7/22/24, 7:07 PM Laguna Woods, CA Code of Ordinances
about:blank 2/14
ITEM 8.2 - Attachment A EXISTING
(70)
(75)
(a)
(1)
(2)
(3)
Resale controls and/or rent restrictions are defined as the restrictions, set forth by the City or by state and/or federal law, by which the rents on affordable units are limited to ensure that the unit remains affordable to very-low- and low-income households, as applicable, for a term of no less than 45 years. Such resale controls and/or rental restrictions shall generally be consistent with the requirements of California Health and Safety Code § 33334.3(f)(2). With respect to rental units, such rent restrictions shall generally be in the form of a regulatory agreement recorded against the applicable property. With respect to owner occupied units, such resale controls shall generally be in the form of resale restrictions, deeds of trust and/or other similar documents recorded against the applicable property.

Residential development project is defined as detached single-family dwellings, multiple dwelling structures, groups of dwellings, condominium or townhouse developments, condominium conversions, cooperative developments, and mixed use developments that include housing units.

This definition also includes contiguous or non-contiguous parcels that have one or more applications filed within a 24-month period and which are under the same ownership.

Reserved unit is defined as a residential dwelling unit deed restricted for occupancy by a low or moderate income household pursuant to the requirement of this chapter. (Ord. No. 09-01, § 1, 1-21-2009)
Sec. 13.25.050. - Residential development.

Unit threshold for affordable projects and percentage of affordable units.

All residential development projects consisting of five or more dwelling units designed and intended for permanent occupancy located in any zoning district, for which application for any use permit, site development permit or subdivision map is filed after the effective date of this chapter, shall maintain a percentage of total number of dwelling units or parcels within the development as affordable units, according to the terms of this chapter. The foregoing requirement shall be applied no more than once to an approved development, regardless of changes in the character or ownership of the development, provided the total number of units does not change.

At least 15 percent of the dwelling units of the residential development project shall be set aside as affordable units. Where the calculation of the inclusionary requirement results in a fraction of a unit, such fraction shall be rounded to the next highest number and that resulting unit shall be subject to the affordability requirements of this chapter. If a change in the subdivision design or site plan results in a change in the total number of units, the number of affordable units required will be recalculated to coincide with the final approved project.

For purposes of calculating the number of affordable units, any additional units authorized as a density bonus under California Government Code § 65915(b)(1) or (b)(2) will not be counted 7/22/24, 7:07 PM Laguna Woods, CA Code of Ordinances
about:blank 3/14
ITEM 8.2 - Attachment A EXISTING
(b)
(1)
(2)
(c)
(1)
in determining the required number of affordable units.

Affordability levels and income groups.

All units provided pursuant to the requirements of this chapter shall be made affordable to very-low, low and moderate income households pursuant to the following minimum distributions:

Rental Residential Projects
Reserved for Percentage of Units
Very Low Income 7.5%
Low Income 7.5%
Owner-Occupied Residential Projects
Reserved for Percentage of Units
Low Income 10%
Moderate Income 5%
In applying these percentage allocations, any fraction of a unit shall be rounded up to a whole unit.

If a development is built on a condominium map, but the units are placed on the rental market rather than being sold, then the provisions for rental units shall apply.

Design, distribution and timing of affordable units. Affordable units shall be integrated with residential development project as a whole and shall be comparable in infrastructure (including sewer, water and other utilities), construction quality and exterior design to the market-rate units.

Specifically:

Rental residential development projects. All affordable units shall reflect the range and numbers of bedrooms provided in the project as a whole, and shall not be distinguished by design, construction, or materials. All affordable units shall be reasonably dispersed 7/22/24, 7:07 PM Laguna Woods, CA Code of Ordinances
about:blank 4/14
ITEM 8.2 - Attachment A EXISTING
(2)
(3)
(4)
(d)
(a)
(1)
(2)
(b)
(1)
throughout the project.

Owner-occupied residential development projects. When affordable units are required in owner-occupied residential development projects, the units should be integrated with the project as a whole. Affordable units may be smaller in aggregate size and have different interior finishes and features than market-rate units so long as the interior features are durable, of good quality and consistent with contemporary standards for new housing. The number of bedrooms must be the same as those in the market-rate units, except that if the market-rate units provide more than four bedrooms, the affordable units need not provide more than four bedrooms.

No building permits will be issued for market-rate units until permits for all affordable units have been obtained, unless affordable units are to be constructed in phases pursuant to a plan approved by City Council.

Market-rate units will not be inspected for occupancy until all affordable units have been constructed, unless affordable units are to be constructed in phases pursuant to a plan approved by City Council.

Duration of affordability requirement. Affordable units produced under this chapter must be legally restricted to occupancy by households of the income levels for which the units were designated for a minimum of 45 years.
(Ord. No. 09-01, § 1, 1-21-2009)
Sec. 13.25.060. - Compliance procedures.

General.

The provisions of this [chapter] shall apply to all agents, successors and assignees of an applicant, developer, builder or property owner proposing a residential development project governed by this [chapter]. No tentative map, use permit, special development permit or occupancy permit shall be issued for any residential development project unless exempt from or in compliance with the terms of this chapter.

The City may institute any appropriate legal actions or proceedings necessary to ensure compliance herewith, including but not limited to actions to revoke, deny or suspend any permit or development approval.

Inclusionary housing plan.

The applicant must submit an Inclusionary Housing Plan (IHP) which will be treated as part of the development application. In accordance with the Permit Streamlining Act, and subject to the time limits thereof, the Community Development Director shall determine whether the IHP is complete. If the IHP is incomplete, the IHP will be returned to the applicant with a list of the deficiencies or the information required. No application for a site plan review, tentative 7/22/24, 7:07 PM Laguna Woods, CA Code of Ordinances
about:blank 5/14
ITEM 8.2 - Attachment A EXISTING
a.
b.
c.
d.
e.
f.
g.
h.
i.
(2)
(c)
(1)
a.
b.
c.
map, or building permit to which this article applies shall be finalized until the IHP is deemed complete by the Community Development Director. At any time during the review process, the Community Development Director may require from the applicant additional information reasonably necessary to clarify and supplement the application or determining the consistency of the proposed IHP with the requirements of this chapter.

The IHP must be submitted at time of application and include:

The location, structure (attached, semi-attached, or detached), proposed tenure (for-sale or rental), and size of the proposed market-rate, commercial space and/or affordable units and the basis for calculating the number of affordable units; A floor or site plan depicting the location of the affordable units; The income levels to which each affordable unit will be made affordable; The documents that will be used to assure that the units remain affordable for the desired term, such as resale and rental restrictions, deeds of trust, and rights of first refusal and other documents;
For phased residential development projects, a phasing plan that provides for the timely development of the number of affordable units proportionate to each proposed phase of development as required by this article;
A description of any incentives that are requested by the applicant; Any alternative means proposed for the residential development project along with information necessary to support the findings required for approval of such alternatives; A marketing plan that describes how the applicant will inform the public, and those within the appropriate income groups, of the availability of affordable units; and Any other information reasonably requested by the Community Development Director to assist with evaluation of the IHP under the standards of this article.

Inclusionary housing plans that meet all of the requirements of this article shall be approved by the Community Development Director. An inclusionary housing plan that requests a waiver of any of the requirements set forth in this article shall require approval of City Council.

Inclusionary housing agreement.

The form of the Inclusionary Housing Agreement (IHA) will vary, depending on the manner in which the provisions of this chapter are satisfied for a particular development. An IHA must include, at minimum, the following:

Description of the development, including whether the affordable units will be rented or owner-occupied;
The number, size and location of very low-, low- or moderate-income units; 7/22/24, 7:07 PM Laguna Woods, CA Code of Ordinances
about:blank 6/14
ITEM 8.2 - Attachment A EXISTING
d.
e.
f.
g.
(2)
(3)
(d)
(e)
(1)
(2)
(3)
(4)
a.

Inclusionary incentives by the City (if any), including the nature and amount of any local public funding; Provisions and/or documents for resale restrictions, deeds of trust, rights of first refusal or rental restrictions;
The marketing plan for sale or rental of the affordable units; Provisions for monitoring the ongoing affordability of the units, and the process for qualifying prospective resident households for income eligibility; and Any additional obligations relevant to the compliance with this [chapter].

The form of the IHA resale and rental restrictions, deeds of trust, rights of first refusal and other documents authorized by this section must be approved by the City Manager or his or her designee prior to being executed with respect to any residential development project.

Approval of an IHA and implementation of an approved IHA is a condition of any tentative map or building permit for any residential development project for which this section applies.

Exemptions. The requirements of this section do not apply to the reconstruction of any structures that have been destroyed by fire, flood, earthquake or other act of nature, provided that the reconstruction of the site does not increase the number of residential units by more than four.

Affordable unit in-lieu fee.

In residential development projects consisting solely of for-sale units, the Applicant may request a waiver of the requirement to build affordable units in exchange for the payment of an affordable unit in-lieu fee, as defined in this section.

The applicant shall furnish a report identifying all overriding conditions impacting the for-sale residential development project that prevent the applicant from meeting the requirement to construct the affordable units and provide sufficient independent data, including appropriate financial information, to support the applicant's claim that it is not feasible to construct the required affordable units. A detailed analysis of why the various concessions and incentives identified cannot mitigate the identified conditions that are preventing the applicant from constructing the affordable units.

Such requests shall be considered on a case-by-case basis by the City Council and may be approved, at the City Council's sole discretion, if the City Council determines that there are overriding conditions impacting the project that prevent the applicant from meeting the requirement to construct affordable units and that payment of the in-lieu fee will further housing opportunities.

The amount of the affordable unit in-lieu fee shall be established by resolution of the City Council in accordance with the following formula:
7/22/24, 7:07 PM Laguna Woods, CA Code of Ordinances
about:blank 7/14
ITEM 8.2 - Attachment A EXISTING
b.
(5)
(6)
(7)
(a)
(1)
The median sales price of homes sold in the City of Laguna Woods based on the last quarter of the calendar year prior to the year in which the building permit is issued, minus the maximum affordable sales price for a two-bedroom unit as defined in Subsection [14C.4(a)(1)]. However, the area median income figures in effect during the last quarter of the calendar year prior to the year in which the building permit is being issued shall apply.
(Median sales price of new home - affordable two-bedroom sales price = In-Lieu Fee.) To obtain the per unit in-lieu fee the entire in-lieu fee shall be divided by the total number of units in the project.

The in-lieu fee amount will be reviewed and adjusted as appropriate by the City Council.

Fees shall be paid prior to issuance of the first building permit for the residential development project or secured at that time by an approved letter of credit. No certificate of occupancy will be issued for any dwelling unit in that residential development project unless the fees required under this section have been paid in full.

The in-lieu fee shall be placed in an affordable housing trust fund and used to develop affordable housing units. All in-lieu fees collected hereunder shall be used by the city exclusively to provide housing opportunities for low income households within the City. For the purposes of this subsection, the term "provide housing opportunities for low income households" means any expenditure authorized by law which directly or indirectly makes housing units affordable to low or moderate-income households. (Ord. No. 09-01, § 1, 1-21-2009)
Sec. 13.25.070. - Replacement housing.

If a residential development project results in the loss of currently existing affordable housing, it shall be required to provide an equal number of replacement units. The requirements for inclusionary housing under this chapter shall apply only to residential units in addition to those removed and replaced. (Ord. No. 09-01, § 1, 1-21-2009)
Sec. 13.25.080. - Development alternatives.

In addition to the in lieu fee discussed in Subsection 13.25.060(e), the following alternatives are available to applicant in lieu of the construction of affordable units:

Offsite construction. City policy is that affordable units must be integrated within residential development projects as much as possible. Where affordable units are required, an applicant may instead construct units not physically contiguous to the development (offsite) if the City Council determines that:
7/22/24, 7:07 PM Laguna Woods, CA Code of Ordinances
about:blank 8/14
ITEM 8.2 - Attachment A EXISTING
(2)
(3)
(b)
(1)
(2)
(3)
(c)
(a)
(b)
(c)
Offsite construction will further affordable housing opportunities in the City to a greater extent than construction of the required units as part of the proposed residential project; A schedule for completion of the offsite units concurrently with completion of the related market-rate units is provided and agreed upon as a condition of approval for the project; The offsite units are at least equal in size and amenities to affordable units which would be allowed in the project, or any comparative deficiency in size or amenities is compensated for by additional units, larger units or affordability to households with lower incomes;
Land dedication. Applicant may dedicate land to the City or City- designated local nonprofit housing developer in lieu of construction of some or all of the required affordable units, if the Council finds that:

That dedication of land in lieu of constructing units is consistent with the chapter's goal of creating, preserving, maintaining, and protecting housing for very-low, low- and moderate-income households.

That the dedicated land is useable for its intended purpose, is free of toxic substances and contaminated soils and is fully improved, with infrastructure, adjacent utilities, grading in place.

That the proposed land dedication is of equivalent or greater value than that produced by applying the City's current in lieu fee. The determination of suitability shall be the sole responsibility of the City Council.

Combination of alternatives. The City Council may choose to accept any combination of onsite construction, offsite construction, in-lieu fees and land dedication that at least equal the cost of providing the affordable units onsite as would otherwise be required by this chapter. (Ord. No. 09-01, § 1, 1-21-2009)
Sec. 13.25.090. - Development incentives.

Density bonus. Any units authorized and approved as a density bonus unit pursuant to the City's affordable housing policies and procedures will not be counted in determining the number of inclusionary units or the in-lieu fee required by this chapter.

Expedited processing. Expedited processing of development approvals and permits will be available for residential development projects with affordable units.

Technical and financial assistance. Upon request, information shall be provided to developers, builders or property owners regarding design guidelines and financial subsidy programs, if any, available for residential development projects.
(Ord. No. 09-01, § 1, 1-21-2009)
7/22/24, 7:07 PM Laguna Woods, CA Code of Ordinances
about:blank 9/14
ITEM 8.2 - Attachment A EXISTING
(a)
(b)
(c)
(a)
(1)
(2)
(b)
(1)
Sec. 13.25.100. - Implementing the regulatory agreement or deed restriction.

Term of agreement. Prior to the issuance of a certificate of occupancy, a regulatory agreement shall be recorded against parcels having affordable units and shall be effective for a term of at least 45 years. This term shall begin on the date on which the certificate of occupancy is issued.

Right of first refusal for owner-occupied units. It is the responsibility of the seller of a dwelling unit, subject to the affordability terms of this chapter, to select a purchaser that meets the income requirements of this chapter. Information regarding potential purchasers who may meet the income criteria may be obtained from the City of Laguna Woods Community Development Department. The resale restrictions shall provide that in the event of the sale of a unit subject to the requirements of this chapter, if the seller is unable to find an eligible and qualified purchaser, the City shall have the right to purchase said unit at the price that could be charged to an incomeeligible purchaser.

Recording of agreement. An approved inclusionary housing agreement must be recorded against owner-occupied affordable units and residential development projects containing rental affordable units. Additional rental or resale restrictions, deeds of trust, rights of first refusal and/or other documents acceptable to the Community Development Director must also be recorded against owner-occupied affordable units. In cases where the requirements of this chapter are satisfied through the development of offsite units, the inclusionary housing agreement must simultaneously be recorded against the residential development project site and the property where the offsite units are to be developed. (Ord. No. 09-01, § 1, 1-21-2009)
Sec. 13.25.110. - Eligibility for affordable units.

Selection criteria. No household shall be permitted to occupy an affordable unit unless the Community Development Director has first approved the household's income eligibility. Incomeeligible occupants of affordable units will be qualified on the basis of household income adjusted for household size in accordance with California Health and Safety Code §§ 50052 and 50053, or any successor statute. The developer, property owner or property manager shall use an equitable selection method established in compliance with the terms of this chapter and approved by the Community Development Director. If qualified, persons shall be selected for occupancy of an affordable unit governed by this chapter based on the following criteria:

First priority: Persons who live or work within the City of Laguna Woods.

Second priority: All other eligible households.

Conflict of interest. The following individuals are ineligible to purchase or rent an affordable unit:
7/22/24, 7:07 PM Laguna Woods, CA Code of Ordinances
about:blank 10/14
ITEM 8.2 - Attachment A EXISTING
(2)
(3)
(c)
(d)
(1)
(2)
(3)
(4)
a.

City employees and officials (and their immediate family members) who have policy-making authority or influence regarding City housing programs and do not qualify as having a remote interest as provided by California Government Code.

The applicant and its officers and employees (and their immediate family members) The owner and its officers and employees (and their immediate family members).

Occupancy. Any household who occupies an affordable rental unit or purchases an affordable ownership unit must occupy that unit as a principal residence. Should the household cease to occupy that unit as their primary residence then the household will be in default of their affordable housing agreement or lease.

Owner-occupied units.

Sales price. The initial and subsequent sales prices of the affordable unit shall be set at the affordable ownership housing cost for one-, two-, three- or more bedroom units, as appropriate.

Transfer of restrictions. When the ownership of an owner-occupied affordable unit is transferred, prior to the expiration of the 45-year affordability period, each new owner must sign an inclusionary housing agreement to complete the 45-year term.

Resale. The maximum sales price permitted on resale of an affordable unit designated for owner-occupancy shall be the lower of (i) fair market value or (ii) the seller's lawful purchase price, increased by the lesser of (i) the rate of increase of area median income during the seller's ownership or (ii) the rate at which the consumer price index increased during the seller's ownership. To the extent authorized in any resale restrictions or operative inclusionary housing agreement, seller may recover, at time of sale, the value of capital improvements made by the seller (for which there are receipts) and the seller's necessary and usual costs of sale. The Community Development Director may authorize an increase in the maximum allowable sales price to achieve such recovery. Capital improvements are limited to new construction on the house or property. Repairs of any type, including but not limited to roofs, bathrooms and kitchens, are not considered capital improvements.

Changes in title. Title to the affordable unit may change due to changes in circumstance, including death, marriage and dissolution of marriage. If the owners are joint tenants with right of survivorship, upon the death of one of the owners, title to the property may transfer to the surviving owner without respect to the income-eligibility of the household.

If the owners are tenants-in-common, upon the death of a sole owner, all owners or one of the owners, inheritance of the affordable unit by a non-income-eligible child, stepchild or other party is not allowed. The affordable unit should be sold as soon as feasible; however, there will be a one-year compassion period between the death and the time when the affordable unit must be sold to an income-eligible household. 7/22/24, 7:07 PM Laguna Woods, CA Code of Ordinances
about:blank 11/14
ITEM 8.2 - Attachment A EXISTING
b.
(e)
(1)
(2)
(3)
(f)
(g)
(h)
(i)
(1)
Except as otherwise provided by this section, if a change in title is occasioned by events, such as a marriage or dissolution of a marriage and subsequent remarriage, that change the financial situation of the household so that it is above moderate income, then the property must be sold to an income-eligible household within one year.

Rental units.

Affordable rental units shall be offered to eligible households at an affordable rental housing cost.

The owner of rental affordable units shall certify each tenant's household income to the Community Development Director at the time of initial rental and annually thereafter. The owner must obtain and review documents that demonstrate the prospective tenant's household income, such as income tax returns or W-4's for the previous calendar year, and submit such information on a form approved by the Community Development Director.

The Community Development Director or his designee will review all income verifications and documents that substantiate the prospective tenant household's total income to determine their completeness and accuracy. No tenant may move into an affordable unit prior to authorization by the Community Development Director.

Marketing plan. Owners may fill vacant units by selecting income-eligible households in accordance with the approved marketing plan contained in the inclusionary housing agreement.

Compliance reports. The property owner shall submit quarterly compliance reports summarizing the occupancy of each affordable unit. Annually, the owner shall re-certify the tenant for incomeeligibility and submit an annual report.

Subsequent rental to income-eligible tenant. The property owner shall apply the same rental terms and conditions to tenants of affordable units as are applied to all other tenants, except as required to comply with this chapter (e.g., rent levels, occupancy restrictions and income requirements) or with other applicable government subsidy programs. Discrimination against persons receiving housing assistance is prohibited.

Changes in tenant income. If, after moving into an affordable unit, a tenant's household income exceeds the limit for that unit, the tenant household may remain in the unit as long as his or her household income does not exceed 140 percent of the income limit. Once the tenant's income exceeds 140 percent of the income limit, the following shall apply:

If the tenant's income does not exceed the income limits of other affordable units in the residential development project, the owner may, at the owner's option, allow the tenant to remain in the original unit and re-designate the unit as affordable to households of a higher income level, as long as the next vacant unit is re-designated for the income category previously applicable to the tenant's household. Otherwise, the tenant shall be given one7/22/24, 7:07 PM Laguna Woods, CA Code of Ordinances about:blank 12/14
ITEM 8.2 - Attachment A EXISTING
(2)
(a)
(b)
(c)
year's notice to vacate the unit. If, during the year, an affordable unit becomes available and the tenant meets the income eligibility for that unit, the owner shall allow the tenant to apply for that unit.

If there are no dwelling units designated for a higher income category within the residential development project that may be substituted for the original unit, the tenant shall be given one-year's notice to vacate the unit. If, within that year, another unit in the residential development project is vacated, the property owner may, at owner's option, allow the tenant to remain in the original unit and raise the tenant's rent to market-rate and designate the newly vacated unit as an affordable unit at the income-level previously applicable to the unit converted to market rate. The newly vacated unit must be comparable in size (for example, number of bedrooms, bathrooms, square footage, etc.) as the original unit. (Ord. No. 09-01, § 1, 1-21-2009)
Sec. 13.25.120. - Adjustments and waivers.

If the applicant demonstrates to the City Council that there is not a reasonable relationship between the impact of a proposed residential development project and the requirements of this chapter, or that applying the requirement of this chapter would take property in violation of the United States or California Constitutions, the requirements of this chapter may be adjusted or waived.

To receive an adjustment or waiver, the applicant must make a showing of necessity and demonstrate the lack of reasonable relationship or taking of property when making application for the residential development project, and/or as part of any appeal that the city provides as part of the process for the first approval.

In making a determination on an application to adjust or waive the requirements of this chapter, the City Council may assume each of the following when applicable: (i) that the applicant is subject to the inclusionary housing requirement or in- lieu fee; (ii) the extent to which the applicant will benefit from inclusionary incentives; (iii) that the applicant will be obligated to provide the most economical affordable units feasible in terms of construction, design, location and tenure; and (iv) that the applicant is likely obtain other housing subsidies where such funds are reasonably available.
(Ord. No. 09-01, § 1, 1-21-2009)
Sec. 13.25.130. - Modification of plan.

If the City Council determines that the application of the provisions of this chapter lacks a reasonable relationship between the impact of a proposed residential project and the requirements of this chapter, or that applying the requirement of this chapter would take property in violation of the United States or California Constitutions, the inclusionary housing plan shall be modified, adjusted or waived to reduce the 7/22/24, 7:07 PM Laguna Woods, CA Code of Ordinances
about:blank 13/14
ITEM 8.2 - Attachment A EXISTING
(a)
(b)
(c)
obligations under this chapter to the extent necessary to avoid an unconstitutional result. If the City Council determines no violation of the United States or California Constitutions would occur through application of this chapter, the requirements of this chapter remain applicable. (Ord. No. 09-01, § 1, 1-21-2009)
Sec. 13.25.140. - Affordable housing trust fund.

Trust fund. There is hereby established a separate Affordable Housing Trust Fund ("Fund"). This fund shall receive all in-lieu fees and may also receive monies from other sources.

Purpose, limitations and administration. Monies deposited in the fund must be used to increase and improve the supply of housing affordable to low-, and very low-income households in the City. Monies may also be used to cover reasonable administrative or related expenses associated with the administration of this chapter. The fund shall be administered by the Community Development Director or his/her designee who shall develop procedures to implement the purposes of the fund consistent with the requirements of this chapter and the adopted budget of the City.

Periodic review. Annually, the city council shall review the status of compliance with this chapter, and the degree to which reserved units provided and fees collected pursuant to this chapter are addressing the shortfall of affordable housing units. Not later than five years after the effective date of this chapter, the City Council shall consider a report by the Community Development Director reviewing the reservation requirement and fee formula established to implement the provisions of this chapter to determine whether any adjustments in the reservation requirement or fee formula are warranted.
(Ord. No. 09-01, § 1, 1-21-2009)
7/22/24, 7:07 PM Laguna Woods, CA Code of Ordinances
about:blank 14/14
ITEM 8.2 - Attachment A EXISTING
ITEM 8.2 – Attachment B
O 24-XX 1 XX-XX-2024
ORDINANCE NO. 24-XX

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LAGUNA
WOODS, CALIFORNIA, AMENDING CHAPTER 13.25 OF TITLE 13
(ZONING) OF THE LAGUNA WOODS MUNICIPAL CODE

PERTAINING TO INCLUSIONARY HOUSING REGULATIONS FOR

CERTAIN NEW RESIDENTIAL DEVELOPMENT PROJECTS AND

LAWFUL CONVERSION OF EXISTING RESIDENTIAL BUILDING

PROJECTS (CONVERSIONS FROM APARTMENTS TO COMMON

INTEREST OWNERSHIP), AND DETERMINING AND CERTIFYING

THAT THE ORDINANCE IS EXEMPT FROM THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT
WHEREAS, the City’s existing inclusionary housing ordinance was adopted on January 21, 2009 and is codified in Laguna Woods Municipal Code Chapter 13.25; and
WHEREAS, General Plan Housing Element Program H-1.2.3 calls for the City to “conduct a market study and then amend the existing inclusionary housing ordinance to modify the minimum percentages of new housing units that must be deed-restricted for extremely low, very low, and low-income households, as feasible and advantageous to promote the development of affordable housing”; and WHEREAS, the City retained Economic & Planning Systems, Inc. to conduct the market study contemplated by General Plan Housing Element Project H-1.2.3 and such market study is now complete and its findings were presented to the City Council on August 21, 2024; and
WHEREAS, based on the market study conducted by Economic & Planning Systems, Inc., staff has recommended amending Chapter 13.25 of Title 13 (Zoning) of the Laguna Woods Municipal Code (“Code Amendments”) in order to enhance the public welfare by ensuring that residential development projects contribute to the attainment of the affordable housing goals set forth in the General Plan Housing Element, specifically goals related to the development of housing affordable to extremely low, very low, and low-income households; and WHEREAS, on August 21, 2024, the City Council held a duly noticed public hearing on this Ordinance at which the members of the City Council, utilizing their independent judgement, reviewed and considered all of the information, evidence, and testimony presented, both written and oral.

ITEM 8.2 – Attachment B
O 24-XX 2 XX-XX-2024

THE CITY COUNCIL OF THE CITY OF LAGUNA WOODS,
CALIFORNIA, DOES ORDAIN AS FOLLOWS:

SECTION 2. After reviewing the entire project record, the City Council hereby determines and certifies that this Ordinance is not subject to the California Environmental Quality Act of 1970, Public Resources Code Section 21000, et. seq., as amended and implementing State CEQA Guidelines, Title 14, Chapter 3 of the California Code of Regulations (collectively “CEQA”) pursuant to sections 15060(c)(2) (the activities will not result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) (the activities are not a project as defined in section 15378) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3. CEQA Guidelines Section 15378(b)(2) excludes “[c]ontinuing administrative. . . activities, such as . . . general policy and procedure making” and Section 15378(b)(5) excludes “[o]rganizational or administrative activities of governments that will not result in direct or indirect physical changes in the environment” from its definition of “project.”
After reviewing the entire project record, the City Council also hereby determines and certifies that that, even if this Ordinance were subject to CEQA, it would be exempt based on CEQA Guideline section 15061(b)(3) because it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment.

SECTION 3. Chapter 13.25 of Title 13 (Zoning) of the Laguna Woods Municipal Code is hereby amended to read as set forth in Exhibit A, attached to this Ordinance and incorporated herein by this reference.

SECTION 4. This Ordinance shall take effect and be in full force and operation thirty (30) calendar days after adoption.

SECTION 5. If any section, subsection, subdivision, paragraph, sentence, clause, or phrase added by this Ordinance, or any part thereof, is for any reason ITEM 8.2 – Attachment B
O 24-XX 3 XX-XX-2024
held to be unconstitutional or invalid or ineffective by any court of competent jurisdiction, such decision shall not affect the validity of effectiveness of the remaining portions of this Ordinance or any part thereof. The City Council hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause, or phrase thereof irrespective of the fact that any one or more subsections, subdivisions, paragraphs sentences, clauses, or phrases are declared unconstitutional, invalid, or ineffective.

SECTION 6. The Mayor shall sign this Ordinance.

SECTION 7. The City Clerk shall certify to the passage of this Ordinance and shall cause this Ordinance to be published or posted as required by law.

SECTION 8. All of the above-referenced documents and information have been and are on file with the City Clerk of the City.

STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSTAIN: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:
_______________________________________
YOLIE TRIPPY, CMC, City Clerk
ITEM 8.2 – Exhibit A to Attachment B
-1-

EXHIBIT A

CODE AMENDMENTS
Chapter 13.25 (“Inclusionary Housing”) of Title 13 (“Zoning”) of the Laguna Woods Municipal Code is hereby amended in its entirety to read as follows:

CHAPTER 13.25 - INCLUSIONARY HOUSING
Sec. 13.25.010. - Purpose and intent.

The purpose and intent of this chapter is to enhance the public welfare by ensuring that residential development projects contribute to the attainment of the affordable housing goals set forth in the General Plan Housing Element, specifically goals related to the development of housing affordable to extremely low, very low, and low-income households.

Sec. 13.25.020. - Definitions.

The following words and phrases shall have the meanings set forth below when used in this chapter:
(05) Accessory dwelling unit shall have the same meaning as the term is defined in California Government Code Section 65852.2, as amended from time to time or replaced with a successor statute. “Accessory dwelling unit” shall also include junior accessory dwelling units as the term is defined in California Government Code Section 65852.2, as amended from time to time or replaced with a successor statute
(10) Affordable housing agreement shall mean a legally enforceable agreement between a property owner and the City to ensure that the long-term inclusionary requirements of this chapter are satisfied. (15) Allowable housing expense shall mean the total monthly or annual recurring expenses required of a household to obtain and maintain the housing unit.
a. For an ownership unit, allowable housing expenses include loan principal and interest at the time of initial purchase by the homebuyer, allowances for property and mortgage insurance, ITEM 8.2 – Exhibit A to Attachment B
-2-
property taxes, homeowners’ association dues and a reasonable allowance for utilities as defined in Title 24 of the Code of Federal Regulations Section 982.517, as amended from time to time or replaced with a successor statute.
b. For a rental unit, allowable housing expenses include rent and a utility allowance as established by the Orange County Housing Authority, as well as all monthly payments made by the tenant to the lessor in connection with use and occupancy of a housing unit and land and facilities associated therewith, including any separately charged fees, utility charges, or service charges assessed by the lessor and payable by the tenant. (20) Density bonus shall have the same meaning as the term is defined in California Government Code Section 65917.5, as amended from time to time or replaced with a successor statute.
(25) Dwelling unit shall have the same meaning as the term is defined in the California Building Standards Code, as amended from time to time or replaced with a successor statute. “Dwelling unit” shall also include efficiency dwelling units as the term is defined in the California Building Standards Code, as amended from time to time or replaced with a successor statute.
(30) Extremely low-income household shall mean households that earn 30% or less than the Area Median Income for Orange County as determined, from time to time, by the U.S. Department of Housing and Urban Development.
(35) Incentives or concessions shall mean regulatory incentives and concessions as defined in California Government Code Section 65915(k), as amended from time to time or replaced with a successor statute.
(40) Inclusionary housing project shall mean a residential development or lawful conversion of existing residential buildings in which a percentage of the units of the development or building are reserved for and made affordable to households of certain income levels, as required by this chapter.

ITEM 8.2 – Exhibit A to Attachment B
-3-
(45) Inclusionary unit shall mean a dwelling unit that will be offered for rent or sale exclusively to and which shall be affordable to households of certain income levels, as required by this chapter. (50) Low-income household shall mean households that earn between 50% and 80% than the Area Median Income for Orange County as determined, from time to time, by the U.S. Department of Housing and Urban Development.
(55) Lower-income household shall include low-income, very lowincome and extremely low-income households, whose gross income does not exceed 80% of the Area Median Income for Orange County as determined annually by the U.S. Department of Housing and Urban Development.
(60) Market-rate unit shall mean a dwelling unit in a residential development that is not an inclusionary unit.
(65) Ownership unit shall mean an inclusionary housing project unit intended to be sold individually to owners.
(70) Rental unit shall mean an inclusionary housing project unit intended not to be developed or constructed to be sold individually. (75) Residential development shall mean any new residential construction of ownership or rental units intended for permanent occupancy, or development revisions, including but not limited to, those with and without a master plan or specific plan, planned unit developments, site development plans, mobile home developments and conversions of apartments to condominiums, as well as dwelling units for which the cost of shelter is included in a recurring payment for expenses.
(80) Target income level shall mean the income standards for extremely low-, very low- and low-income levels within Orange County as determined annually by the U.S. Department of Housing and Urban Development, and adjusted for family size.
(85) Total residential units shall mean the total number of dwelling units approved by the final decision-making authority of the City.

ITEM 8.2 – Exhibit A to Attachment B
-4-
Total residential units are composed of the aggregate total of both market-rate units and inclusionary units.
(90) Very low-income household shall mean households that earn between 30% and 50% than the Area Median Income for Orange County as determined, from time to time, by the U.S. Department of Housing and Urban Development.

Sec. 13.25.030. - Applicability.
(a) This chapter shall apply to residential developments. (b) The chapter shall be applied no more than once to an approved residential development and/or vested entitlement by the City, regardless of changes in the ownership of the residential development, provided the total number of residential units does not change.
(c) This chapter shall not be applied to the replacement, reconstruction, or reconfiguration of dwelling units lawfully constructed as of the date this chapter was enacted, provided that such replacement, reconstruction, or reconfiguration does not increase the number of dwelling units (excepting any number of accessory dwelling units allowed under this Code and applicable law).
(d) This chapter shall not apply to the following projects:
(1) Projects that are not residential developments.
(2) Residential developments that consist only of dwelling units offered for rent or sale exclusively to and which shall be affordable to households of extremely low, very low, and/or low-income levels, provided that such dwelling units are deed-restricted for such purposes for at least 45 years, and subject to a finding of sufficiency by the City Council. Deed restrictions shall occur prior to the rent or sale of each unit. Timing of construction shall occur in the manner set forth in Section 13.25.040(c).
(3) Residential developments that deed-restrict the number of inclusionary units required by this chapter for such purposes for at least 55 years, subject to a finding of sufficiency by the City Council.

ITEM 8.2 – Exhibit A to Attachment B
-5-
Deed restrictions shall occur prior to the rent or sale of each unit.

Timing of construction shall occur in the manner set forth in Section

13.25.040(c).
(4) Residential units that provide more than the number of inclusionary units required by this chapter (overall and at one or more of the required income levels) and deed-restrict the same for such purposes for at least 45 years, subject to a finding of sufficiency by the City Council. Deed restrictions shall occur prior to the rent or sale of each unit. Timing of construction shall occur in the manner set forth in Section 13.25.040(c).
(5) Residential developments that consist only of one dwelling unit with or without any number of accessory dwelling units allowed under this Code and applicable law.
(6) Residential developments that consist only of one or more accessory dwelling units.

Sec. 13.25.040. - Standards.
(a) Number and Type of Units Required. Residential developments shall provide inclusionary units as follows:
(1) Rental Units. 2.5% of the new units must be for extremely lowincome households and 2.5% of the new units must be for very lowincome households. (2) For-Sale Units. 5% of the new units must be for very low-income households and 5% of the new units must be for low-income households.
(3) Fractions of a new unit less than 0.5 shall be rounded down to the nearest whole number and fractions of a new unit greater than 0.5 shall be rounded up to the next whole number to establish the required number of new units.
(4) The City Council may consider allowing inclusionary for-sale units to be offered as rental units if requested by the residential development owner.

ITEM 8.2 – Exhibit A to Attachment B
-6-
(b) Integration of Units. Inclusionary units shall be integrated with residential developments as a whole and shall be comparable in infrastructure, construction quality and design to the market-rate units.

Residents of inclusionary units shall have the same rights and unrestricted access to all common amenities in the residentials development including, but not limited to, open space, parking, recreational space, and storage, as do residents of market-rate units.
(c) Timing of construction. Inclusionary units shall be constructed and occupied concurrently with or prior to the construction and occupancy of market-rate units. In phased residential developments, inclusionary units shall be constructed and occupied concurrently or prior to the market-rate units in each applicable phase of the residential development. (d) Duration of affordability requirement. Inclusionary units required under the provisions of this chapter shall be deed restricted for such purposes for 45 years, unless otherwise approved by the City Council pursuant to Section

13.25.050(d).
(e) Affordable housing agreement.
(1) An affordable housing agreement shall be entered into between the City and the residential development owner. The agreement shall record the method and terms by which a residential development owner shall comply with the requirements of this chapter. The approval and recordation of the agreement shall be to the satisfaction of the City Manager and City Attorney, and subject to approval of the City Council. The execution of the agreement shall occur prior to final map approval by the City or, for residential development projects where a map is not being processed, prior to the issuance of building permits by the City.
(2) Affordable housing agreements shall set forth the number and location of required inclusionary units, affordability tenure of the inclusionary units, deed restrictions, methodology for determining each inclusionary unit’s initial and ongoing rent or sales and resale prices, resale restrictions, occupancy requirements, eligibility requirements, City incentives or concessions including, but not limited to, second mortgages and recapture mechanisms in accordance with ITEM 8.2 – Exhibit A to Attachment B
-7-
Title 24 of the Code of Federal Regulations Section 203.41(d)(1)(ii), the administrative process for monitoring inclusionary unit management to assure ongoing affordability and other matters related to the development, maintenance, preservation, and retention of the inclusionary units.
(3) Affordable housing agreements may be amended by the City Council.

Sec. 13.25.050. - Alternatives.

The following alternatives are intended to comply with California Assembly Bill 1505 (Bloom, Chapter 376, Statutes of 2017) and may be used to satisfy the requirement to provide inclusionary units for rent at the site of a residential development, subject to approval by the City Council:
(a) In-Lieu Fee. An in-lieu fee established by resolution of the City Council may be paid to the City for deposit into an affordable housing trust fund.
(1) The intent of allowing an in-lieu fee option is to provide the City with funds to make substitute inclusionary units for rent feasible, thus meeting the purpose and intent of this chapter.

The amount of the in-lieu fee shall be reasonably equal to the cost of constructing the inclusionary units for rent not being provided at the site of the residential development.
(2) In-lieu fees shall be paid prior to the issuance of building permits by the City. For phased residential developments, the developer may pay a pro rata share of the in-lieu fee
concurrently with the issuance of building permits by the City for each development phase.
(b) Land Dedication. An agreed upon area of real property land may be dedicated to the City or to a local nonprofit housing developer. (1) The intent of allowing a land dedication option is to provide the City or a local nonprofit housing developer the no cost land required to make substitute inclusionary units for rent feasible, thus meeting the purpose and intent of this chapter. The land ITEM 8.2 – Exhibit A to Attachment B
-8-
dedicated shall be reasonably equal to the value of the inclusionary units for rent not being provided at the site of the residential development.
(2) The dedicated land must be appropriately zoned for, buildable, free of toxic substances and contaminated soils, and large enough to accommodate the number of inclusionary units for rent required for the residential development.
(3) The City’s acceptance of land dedication shall include, as a precondition, the requirement that the lots be fully improved, with infrastructure, adjacent utilities, grading, and all fees paid. (4) The City’s acceptance of land dedication shall occur prior to the issuance of building permits by the City.
(c) Methods of Compliance Not Expressly Contemplated. The City Council may approve methods of compliance with this chapter if the applicant demonstrates to the City Council’s satisfaction that such alternate method meets the purpose and intent of this chapter. (d) Modified Requirements for Hardship. The City Council may reduce, waive, or provide phasing relief of any of the provisions of this chapter provided the residential development owner submits to the City Council’s satisfaction clear and convincing evidence that full compliance would present a generally accepted unreasonable financial or practical hardship, based on objective, industry standard factors such as project size, site constraints, or financial considerations. (1) Any reduction, waiver, or phasing relief approved by the City Council that requires allows for the provision of fewer inclusionary units than otherwise required by this chapter shall require an extension of the duration of affordability requirement set forth in Section 13.25.040(d) to at least 55 years, except to the extent that the evidence submitted by the residential development owner to the City substantiates to the City Council’s satisfaction that such extension would present a generally accepted unreasonable financial or practical hardship, based on objective, industry standard factors such as project size, site constraints, or financial considerations.

About
Economic &
Planning Systems
213 489 3838
epsys.com
Clients Served
Since 1983 EPS has
provided consulting
services to hundreds
of public- and
private-sector clients
in Colorado and
throughout the United
States. Clients include
cities, counties, special
districts, multijurisdictional authorities,
property owners,
developers, financial
institutions, and land
use attorneys.

Staff Capabilities
The professional staff
includes specialists in
public finance, real estate
development, land use and
transportation planning,
government organization,
and computer applications.

The firm excels in
preparing concise analyses
that disclose risks and
impacts, support decision
making, and provide
solutions to real estate
development and land
use-related problems.

X Real Estate Economics
X Public Finance
X Land Use & Transportation
X Economic Development
& Revitalization
X Fiscal and Economic
Impact Analysis
X Housing Policy
X Public-Private
Partnership (P3)
X Parks and Open Space
Economics
X
X
X
X
X
X
X
X

AREAS OF EXPERTISE
Economic & Planning Systems, Inc. (EPS) is a land economics consulting firm experienced in the full spectrum of services related to real estate development, the financing of public infrastructure and government services, land use and conservation planning, and government organization.

EPS was founded on the principle that real estate development and land use-related public policy should be built on realistic assessment of market forces and economic trends, feasible implementation measures, and recognition of public policy objectives, including provisions for required public facilities and services.

Oakland | Sacramento | Los Angeles | Denver
ITEM 8.2 - Attachment C
This page is intentionally blank.

T ECHNICAL M EMORANDUM
To: Christopher Macon, City of Laguna Woods
From: Darin Smith and Thomas Gonzales
Subject: City of Laguna Woods Inclusionary Housing Market Study; EPS #234001
Date: June 13, 2024
The City of Laguna Woods adopted its existing Inclusionary Housing Program (IHP) in 2009 with the goal of expanding affordable housing options in the City. The existing IHP requires that 15 percent of newly constructed units in an otherwise market-rate rental housing development be priced at levels affordable to Low and Very Low Income households earning up to 80 percent of Area Median Income (AMI) for Orange County, and that 15 percent of units in new for-sale housing be priced at levels affordable to Low and Moderate Income households earning up to 120 percent of AMI.

During a recent process to update the City’s General Plan Housing Element, the City received public comments advocating for changes to the existing affordable set aside requirements.

Specifically, some stakeholders expressed interest in increasing the proportion of units required to be income- and pricerestricted in an otherwise market-rate project, and/or lowering the price points of the affordable units so that they can be affordable to households with even lower incomes.

The City’s adopted Housing Element, under Program H-1.2.3, also calls specifically for a market study to be conducted and the IHP to be amended (including modification to the minimum percentage of units that must be affordable), as feasible and advantageous to promote the development of affordable housing.

Economic & Planning Systems, Inc. (EPS) was engaged to
complete this Inclusionary Housing Market Study (the “Study”) and to review the existing IHP for potential changes. As part of the Study, EPS assessed opportunities to promote the
development of affordable housing through both on-site
affordable set aside requirements and affordable unit in-lieu fees.

This included an economic and financial feasibility of various scenarios for adjusting the minimum percentage of on-site units required to be affordable (income-restricted).

ITEM 8.2 - Attachment D
Memorandum: City of Laguna Woods Inclusionary Housing Market Study Page | 2
Inclusionary Housing Market Study Key
Findings
EPS analysis of the Laguna Woods Inclusionary Housing Program concluded the following:
1) Delivery of affordable housing in Laguna Woods under the current IHP is challenged under near-term conditions because of marginal feasibility for most market-rate housing developments in Laguna Woods, especially denser projects. Based on a study of feasibility, the various allowable project/building types reviewed are not economically promising with current inclusionary requirements. Initial review indicates that factors contributing to feasibility challenges may include: current market conditions including high financing and construction costs, zoning policy limitations on density, and heavy parking requirements.
2) Requiring a greater number of affordable units and/or deeper levels of affordability would make development less feasible, potentially limiting the number of affordable units that the program will produce. The more units that are required to be affordable at lower income levels within a given project, the greater the reduction in potential revenue for developers, ultimately making those projects less feasible. The IHP depends on market-rate project feasibility to deliver units. When projects are not feasible, the IHP will not produce new affordable units.
3) Other modifications to the required percentage of on-site affordable units could improve feasibility and lead to more projects that deliver affordable units. To further the likelihood of projects moving forward, the City could reduce the affordability requirements. Stakeholders expressed interest in serving deeper levels of affordable housing including Very Low Income and Extremely Low Income households. Options exist that would reduce the overall number of required units but require that those units serve households at lower incomes, while also increasing overall project feasibility.
4) The current in-lieu fee formula has shortcomings and could be updated to better reflect the actual cost of subsidizing affordable units. The City’s current formula relies on data from market transactions that may not reflect the economics of constructing new housing, and thus may deliver significantly less funding than is necessary to produce the units that are required of but not provided by market-rate developers. EPS has suggested a formula for calculating the affordability gap for delivering subsidized units and suggested fee amounts that would be justified under such a methodology, which vary by housing type and would be adjusted to reflect any desired changes to the current IHP requirements.
5) Additional incentive programs or changes to development policy (e.g. zoning regulations) could be used to further encourage new housing ITEM 8.2 - Attachment D
Economic & Planning Systems
Page | 3
development that would deliver affordable housing units under the IHP.

Making zoning modifications such as allowing greater density or reducing parking requirements could potentially improve the feasibility of projects under all inclusionary scenarios. Consideration of how such regulations interact with or relate to the existing State Density Bonus program is prudent.

Inclusionary Housing Program Background
The success of an inclusionary housing program in delivering affordable housing depends on the occurrence of market-rate residential development projects. Inclusionary housing programs require developers to build a portion of units on-site (within the proposed project) and rent or sell them at rates below market pricing and affordable to households at specific income levels. These units typically cost the same to construct as a unit that can be rented or sold at market rates, but with lower potential for revenue or value. This requirement thus adds net costs to market-rate residential projects overall and should be considered in the context of whether market-rate rents or sale prices are high enough to cover those costs. The higher the requirements—either in number of units or in how deep the level of affordability—the greater the costs to projects. When the costs cannot be covered, residential projects become infeasible or occur much less frequently, limiting the ability of such programs to deliver new, affordable units.

Regional Housing Needs Allocation
The State of California requires every jurisdiction to adequately plan for its community’s housing needs, as specified by the Regional Housing Needs Allocation (RHNA), which determines the amount of housing units needed for each jurisdiction by income category.

Currently, jurisdictions in the Southern California Association of Governments (SCAG) have adopted or are working towards adopting their 6th Cycle (2021 through 2029) Housing Elements to reflect policies and strategies required to meet current RHNA numbers.

Through the RHNA process, Laguna Woods has received an allocation of 997 total units, for which the City must ensure that there are adequate sites zoned and suitable for housing. Table 1 displays the RHNA allocation breakdown by income levels.

ITEM 8.2 - Attachment D
Memorandum: City of Laguna Woods Inclusionary Housing Market Study Page | 4
Table 1: RHNA Allocation for Laguna Woods
To be responsive to State law, the City’s Housing Element has identified 17 sites that it considers suitable and sufficient to accommodate at least these 997 new housing units.

Of the sites within this developable land inventory, few are currently vacant; most have some existing development on them, and the new housing would need to either replace or augment the existing uses on the sites. Several of the sites are owned by faith-based organizations that may have both a financial and mission-driven interest in developing housing, including units affordable to lower-income households.

These current RHNA requirements represent a significant increase over previous planning cycles, as Laguna Woods had an allocation of only 2 units in the 2014-2021 cycle. This disparity is not uncommon, as many jurisdictions throughout California have seen their current RHNA requirements grow to be several times greater than previous requirements.

HCD Income Limits
To calculate the allowable rents for affordable housing units, and by extension the values of affordable housing units and the subsidy needed to support their development, assumptions must be made regarding income levels of households that would reside in these units. The applicable income levels for households served by affordable housing units are defined by the California Department of Housing and Community Development (HCD) on a county-wide level and are based on the median income for that county (also called the area median income or AMI). For Laguna Woods, these income levels are based on area median income for Orange County. HCD provides maximum household incomes for a range of income levels, including Extremely Low, Very Low, Low, and Moderate; and for a range of household sizes. The 2023 HCD income limits for Orange County are shown in Table 2.

It is important to note that while the area median income and associated affordable income levels for Orange County may differ from median incomes for Laguna Woods households, affordable housing developers and operators must adhere to the county-wide income levels in developing and operating affordable projects, particularly if they are utilizing state and federal funding programs. Therefore, EPS uses these income levels in the following analyses.

Affordablility Category Units Percentage
Very Low Income (<50% of AMI) 127 12.7%
Low Income (50-80% of AMI) 136 13.6%
Moderate Income (80-120% of AMI) 192 19.3%
Above Moderate (>120% of AMI) 542 54.4%
Total 997 100.0%
Source: Laguna Woods Housing Element (August 2023)
ITEM 8.2 - Attachment D
Economic & Planning Systems
Page | 5
It is also worth noting that, while the categories of income levels are nominally associated with various percentages of median income, the actual figures provided by HCD do not always adhere mathematically to those nominal categories. For example, the median income for a three-person household is identified as $115,000. The Low Income category is nominally set at 80 percent of median income, but HCD shows the limit for Low Income households as $103,350, which is 89.9 percent of the $115,000 median income for that household size. HCD makes adjustments like this for areas with unique market circumstances, and the figures below are correct for use even though they do not reflect direct mathematic relationships.

Table 2: Orange County 2023 Maximum Income Limits by Persons in Household Summary of Current Program
The City’s inclusionary housing program (IHP) was first adopted in 2009 with the goal of expanding affordable housing options in Laguna Woods. Developers of new residential projects including five or more units are required to provide 15 percent of affordable units equivalent to 15 percent of new market-rate units, with different income levels prescribed for rental and for-sale projects.

Under the City’s current policy, the proportion of affordable units required is equivalent to 15 percent of the new units built. For rental developments, the 15 percent total requirement consists of 7.5 percent of units at Very Low Income level and 7.5 percent of units at the Low Income level. For ownership development, the 15 percent consists of ten percent of units at Low Income level and five percent of units at the Moderate Income level.

Survey of Comparable Jurisdiction
EPS conducted a survey of inclusionary requirements in comparable jurisdictions in Orange County. Inclusionary requirements adopted by these jurisdictions vary based on 1 2 3 4 5 6
Acutely Low
Income 0% - 15% $13,500 $15,300 $17,250 $19,150 $20,700 $22,200 Extremely
Low Income 30% $30,150 $34,450 $38,750 $43,050 $46,500 $49,950 Very Low
Income 50% $50,250 $57,400 $64,600 $71,750 $77,500 $83,250 Low Income 80% $80,400 $91,850 $103,350 $114,800 $124,000 $133,200 Median
Income 100% $89,450 $102,250 $115,000 $127,800 $138,000 $148,250 Moderate
Income 120% $107,350 $122,700 $138,000 $153,350 $165,600 $177,900 Sources: CA Department of Housing and Community Development; Economic & Planning Systems, Inc.

Affordability
Category
Maximum
Percentage of
County Median
Number of Persons in Household
ITEM 8.2 - Attachment D
Memorandum: City of Laguna Woods Inclusionary Housing Market Study Page | 6
local policy preferences, including factors such as the number of units in the development or the type of housing (i.e., rental, condominium, townhome, or single family). The household income level required for new inclusionary units also differs. Figure 1 and Figure 2 display the inclusionary requirements across all the surveyed jurisdictions for ownership and rental tenure types.

Across both tenures, the lowest total inclusionary requirement is four percent, and the highest requirement is 25 percent. The median inclusionary requirement for both rental and for-sale projects is 10 percent, and often jurisdictions require a mix of income levels within that 10 percent. Laguna Woods’ current requirement falls towards the higher end but is still within the range of inclusionary requirements set by the surveyed jurisdictions.

Laguna Woods and several other cities exempt projects below a certain unit count threshold, typically three (3) to ten (10) units. Brea exempts projects below 20 units, and Costa Mesa is considering and expected to adopt a policy that exempts projects with fewer than 60 units and/or smaller than two acres. Policies in Irvine, Newport Beach, Santa Ana, and Tustin have no such exemptions.

Figure 1: Minimum Inclusionary Requirements for Rental Developments ITEM 8.2 - Attachment D
Economic & Planning Systems
Page | 7
Figure 2: Minimum Inclusionary Requirements for Ownership Developments Feasibility Study Methodology and Findings
A feasible real estate project is a project that appears financeable and could be reasonably expected to be built by a private developer because the value of the finished product is greater than the cost to build it. An infeasible project, on the other hand, is unlikely to ever be built without a change in market conditions or some sort of subsidy, because the cost to build it is greater than the value of the finished building.

Understanding residential project feasibility requires an understanding of the local real estate market. EPS evaluated local residential market activity and interviewed local developers active within the market to confirm market assumptions. This evaluation provides a sense of the need, and the types of market-rate development that is occurring along with the prevailing sales prices and rents of new residential development.

EPS and City staff also met with representatives from local affordable housing developers and affordable housing advocates, including the Kennedy Commission and Welcoming Neighbors Home. EPS solicited input on the City’s general affordable housing policy and approach, as well as on the scope of the Study and specific interests related to the promotion of local affordable housing.

Residual Land Value Calculation
In an inclusionary program, developers are required to set aside a portion of their units for lower-income households. When a developer builds the affordable units on-site, the project’s development costs are not significantly affected. It costs approximately the same to build a market-rate unit as an affordable unit. However, the revenue the developer can expect from the affordable units is often considerably less than the ITEM 8.2 - Attachment D
Memorandum: City of Laguna Woods Inclusionary Housing Market Study Page | 8
revenue from the market-rate units. The developer is, in effect, subsidizing the development of the affordable units. The subsidy is greater for units affordable to Very Low Income households than it is for Low Income households and Moderate Income households.

In some cases, the developer may opt to pay a fee in lieu of providing the units on-site.

When a developer pays an in-lieu fee, all the units are sold or rented as market-rate units, so the revenue potential is not affected. However, the development costs are affected by the amount of the in-lieu fee, which are typically paid at the time of buildingpermit issuance or certificate of occupancy.

Feasibility Threshold Assumptions
In this analysis, the assessment of financial feasibility for real estate development products is based on calculating the “residual land value,” or the amount that developers could afford to pay for land after all costs, and comparing whether it is high enough to cover either the “land value” for a vacant site or the “existing use value” of a site with an existing land use, whichever is higher.

The residual land value can be compared against estimates for land value based on a market analysis of recent land transactions of similarly zoned sites in the surrounding region. The residential land value is a critical element in informing a developer’s “go/nogo” decision.

Based on EPS-collected information from actual property transactions, land values within Laguna Woods have varied from $2.6 million per acre to as high as $6.3 million per acre.

In certain cases, EPS estimates that the existing value of developed and active properties within the City’s developable land inventory could be even higher. Developer interviews further revealed that recent residential development projects within the area have been able to pay in the range of $4 million to $4.6 million per acre to acquire land.

This information on market land values gives a general idea of what prices landowners within Laguna Woods may be expecting for the sale of their properties. It also suggests that real estate projects estimated to generate a residual land value below these amounts may be unable to acquire land at a price that would make the project financially feasible.

Determining residual land value for the feasibility study requires assumptions around target developer return metrics. Based on recent industry experience and developer interviews, EPS assumed developer return metrics of 15% profit for for-sale projects and

5.5% yield-on-cost for rental projects (see Development Cost Assumptions section below for more information).

Market-Rate Product Type Assumptions
To assess the feasibility of inclusionary requirements on new market-rate development, EPS established four hypothetical development prototypes for testing—a detached single family residential for-sale prototype, an attached townhome for-sale prototype, and two multifamily residential rental prototypes at different densities:

ITEM 8.2 - Attachment D
Economic & Planning Systems
Page | 9
• The single-family detached, for-sale prototype is a four-bedroom, 2,800 square foot single family house, developed at a density of ten units per acre. This prototype was established based on EPS research of the profile of typical single family house products at similar densities developed in the past five years within 10 miles of Laguna Woods city limits.
• The townhome, for-sale prototype is a three-bedroom, 1,750 square foot attached townhome, developed at a density of 20 units per acre. This prototype was established based on EPS research of the profile of typical townhome products at similar densities developed in the past five years within 10 miles of Laguna Woods city limits.
• The garden-style and wrap multifamily rental prototypes are based on a generalized assumption that such projects would average one bedroom per unit with a net leasable living space of 825 square feet, but with two different styles of apartments: garden-style at a density of 30 units per acre with primarily surface parking and a denser wrap-style (units “wrapped” around an above-ground parking structure) at 50 units per acre with primarily structured garage parking.

Based on EPS research of the profile of typical rental projects built within the last ten years within 10 miles of Laguna Woods city limits, one-bedroom apartments of approximately 825 square feet are the most common type of unit.

The densities chosen for the various prototypes correspond to the maximum densities envisioned in the various residential overlay zoning districts planned for 17 identified potential housing sites under Housing Element Program H-1.1.1.1 The unit characteristics for each prototype are meant to represent average unit sizes, with the resulting analysis demonstrating feasibility for an average residential project.

The findings of this analysis assume that the unique unit mix of any particular project will, in aggregate, conform to these average unit sizes. While any specific project will have its own cost and revenue factors that may be impacted in part by its unit mix, this approach of using average unit characteristics is intended to robustly represent general development economics. The characteristics for the prototype development products are summarized in Table 3.
1 The proposed Overlay Zoning Districts include Residential Low Density (8-10 dwelling units per acre), Residential Medium-Low Density (15-20 dwelling units per acre), Residential Medium Density (20-30 dwelling units per acre), and Residential High Density (30-50 dwelling units per acre).

ITEM 8.2 - Attachment D
Memorandum: City of Laguna Woods Inclusionary Housing Market Study Page | 10
Table 3 Prototype Residential Products
Development Cost Assumptions
Housing development cost categories include land acquisition, site preparation, direct or hard costs (e.g., construction labor and materials), indirect or “soft” costs (e.g., architecture, entitlement, marketing, etc.) and developer profit. For multifamily projects, EPS also defines parking costs per unit as a separate line item.

EPS reviewed several sources to estimate construction costs, including Rider Levitt Bucknall and Marshall & Swift, as well as feasibility proformas calculated for other projects in Orange County. EPS further confirmed the appropriateness of cost assumptions during developer interviews.2
For ownership or for-sale housing products (typically single family detached and attached homes, including townhomes and condominiums), the developer profit is viewed as the return metric of “profit margin,” calculated as the percentage by which total project value exceeds total project cost. Based on EPS research and feedback from the developer community, the analysis assumes that developers in Laguna Woods and the surrounding region will require at least a 15 percent profit margin on for-sale development projects.

Therefore, any project attaining a profit margin at or above 15 percent would be considered feasible in this analysis.

For rental housing products (typically, multifamily apartments), the developer profit is based on the return metric of “yield on cost,” calculated by dividing the annual net 2 The costs included in the feasibility study represent those typical of market-rate housing development, since those projects are subject to the City’s inclusionary housing requirements. EPS also spoke with local affordable housing developers Jamboree Housing and National CORE about the cost of constructing multifamily, dedicated affordable housing. They reported slightly higher costs in the ranges of $450,000 to $500,000 for garden-style projects and $600,000 to $750,000 for podium projects, inclusive of land costs.

These costs can be compared with “Total Development Cost per Unit” shown in Tables 17 and 18, which combine the multifamily prototype cost assumptions with an estimate for land cost. Podium projects are typically more expensive than the wrap style projects considered in this study’s analysis. The developers indicated that several factors contribute to higher cost for dedicated affordable housing projects, especially strict requirements from funding programs including mandates to pay prevailing wage rates, as well as limited opportunities for refinancing that constrain a project’s maintenance and renovation budgets (and necessitate upfront investment in more durable and expensive project materials).

Item
Single-Family
Detached Units
Townhome
Units
Garden-Style
Apartments
Wrap
Apartments
Building Type Detached Attached Multifamily Multifamily Density 10 units/acre 20 units/acre 30 units/acre 50 units/acre Type 4 Bedrooms 3 Bedrooms 1 Bedrooms 1 Bedrooms
Unit Size 2800 square feet 1750 square feet 825 square feet 825 square feet Parking Type Attached Garage Attached Garage Surface Carports Structured Garage For-Sale Projects Rental Projects
ITEM 8.2 - Attachment D
Economic & Planning Systems
Page | 11
operating income (NOI) by the total costs of development. Based on EPS research and experience, the analysis assumes that developers in Laguna Woods and the surrounding region will require a yield on cost of at least 5.5 percent.

It is important to note that these generalized return metrics do not account for the time value of money and are not based on any assumption regarding project timeline. EPS assumptions for prototype revenues and costs used to calculate the return metrics are detailed in the following sections.

Table 4, Table 5, Table 6, and Table 7 below detail the full set of assumptions and estimated costs per unit for the single-family home, townhome, garden-style apartment, and wrap-style apartment product prototypes, respectively.

ITEM 8.2 - Attachment D
Memorandum: City of Laguna Woods Inclusionary Housing Market Study Page | 12
Table 4: Market-Rate For-Sale Single Family Product Prototype Cost Assumptions Item Per Unit
Development Prototype
Density 10 units/acre
Net Unit Size n/a
Efficiency Factor n/a
Gross Unit Size 2,800 sq.ft.

Number of Bedrooms 4.0 per unit
Amount of Parking 2.0 per unit
Market Value $630 per square foot $1,764,000
Development Costs
Site Improvements $30 per land sq.ft. $130,680
Direct Construction Costs [1] $260 per gross sq.ft. $728,000 Parking Costs included in cost $0
Subtotal, Direct Costs $858,680
Soft Costs [2] 30.0% of direct const. costs $257,604
Subtotal $1,116,284
Development Cost Contingency 5% of direct and indirect costs $55,814 Total Construction Costs $1,172,098
Developer Profit 15% of total development costs $175,815 Total Costs before Land $1,347,913
[1] Includes on-site work, offsite work, vertical construction, general requirements, overhead and builder fees.
[2] Includes costs for architecture and engineering; entitlement and fees; project management; commissions, and general administration; financing and charges; insurance; and contingency.

Sources: Interviews with local residential developers; Rider Levett Bucknall; Marshall & Swift; Economic & Planning Systems, Inc.

For-Sale Single Family Detached Home
Assumptions
ITEM 8.2 - Attachment D
Economic & Planning Systems
Page | 13
Table 5: Market-Rate For-Sale Townhome Product Prototype Cost Assumptions Item Per Unit
Development Prototype
Density 20 units/acre
Net Unit Size n/a
Efficiency Factor n/a
Gross Unit Size 1,750 sq.ft.

Number of Bedrooms 3.0 per unit
Amount of Parking 2.0 per unit
Market Value $540 per square foot $945,000
Development Costs
Site Improvements $30 per land sq.ft. $65,340
Direct Construction Costs [1] $220 per gross sq.ft. $385,000 Parking Costs included in cost $0
Subtotal, Direct Costs $450,340
Soft Costs [2] 30.0% of direct const. costs $135,102
Subtotal $585,442
Development Cost Contingency 5% of direct and indirect costs $29,272 Total Construction Costs $614,714
Developer Profit 15% of total development costs $92,207 Total Costs before Land $706,921
Assumptions
For-Sale Attached Townhome
[1] Includes on-site work, offsite work, vertical construction, general requirements, overhead and builder fees.
[2] Includes costs for architecture and engineering; entitlement and fees; project management; commissions, and general administration; financing and charges; insurance; and contingency.

Sources: Interviews with local residential developers; Rider Levett Bucknall; Marshall & Swift; Economic & Planning Systems, Inc.

ITEM 8.2 - Attachment D
Memorandum: City of Laguna Woods Inclusionary Housing Market Study Page | 14
Table 6: Market-Rate Garden-Style Rental Apartment Product Prototype Cost Assumptions Item Per Unit
Development Prototype
Density 30 units/acre
Net Unit Size 825
Efficiency Factor 0.9
Gross Unit Size 917 sq.ft.

Number of Bedrooms 1.0 per unit
Amount of Parking 1.5 per unit
Market Value Assumptions
Monthly Rent, per sq.ft. $3.95 rent per sq.ft., per month Monthly Rent, per unit $3,258 rent per unit, per month
Annual Rent $39,096 rent per unit, per year
Annual Operating Expenses $12,000 operating expenses per unit, per year Annual Net Operating Income $27,096 NOI per unit, per year Developer Profit Threshold 5.5% yield on cost
Supportable Development Cost including land $492,655
Development Costs
Site Improvements $10 per land sq.ft. $14,520
Direct Construction Costs [1] $265 per gross sq.ft. $243,005 Parking Costs $12,000 per carport space $18,000
Subtotal, Direct Costs $275,525
Soft Costs [2] 30.0% of direct const. costs $82,658
Subtotal $358,183
Development Cost Contingency 5% of direct and indirect costs $17,909 Total Costs before Land $376,092
Multifamily Garden-Style Rental Apartment
Assumptions
[1] Includes on-site work, offsite work, vertical construction, general requirements, overhead and builder fees.
[2] Includes costs for architecture and engineering; entitlement and fees; project management; commissions, and general administration; financing and charges; insurance; and contingency.

Sources: Interviews with local residential developers; Rider Levett Bucknall; Marshall & Swift; Economic & Planning Systems, Inc.

ITEM 8.2 - Attachment D
Economic & Planning Systems
Page | 15
Table 7: Market-Rate Wrap-Style Rental Apartment Product Prototype Cost Assumptions Item Per Unit
Development Prototype
Density 50 units/acre
Net Unit Size 825
Efficiency Factor 0.83
Gross Unit Size 994 sq.ft.

Number of Bedrooms 1.0 per unit
Amount of Parking 1.5 per unit
Market Value Assumptions
Monthly Rent, per sq.ft. $4.15 rent per sq.ft., per month Monthly Rent, per unit $3,421 rent per unit, per month
Annual Rent $41,051 rent per unit, per year
Annual Operating Expenses $12,500 operating expenses per unit, per year Annual Net Operating Income $28,551 NOI per unit, per year Developer Profit Threshold 5.5% yield on cost
Supportable Development Cost including land $519,105
Development Costs
Site Improvements $10 per land sq.ft. $8,712
Direct Construction Costs [1] $280 per gross sq.ft. $278,320 Parking Costs $40,000 per garage space $60,000
Subtotal, Direct Costs $347,032
Soft Costs [2] 30.0% of direct const. costs $104,110
Subtotal $451,142
Development Cost Contingency 5% of direct and indirect costs $22,557 Total Costs before Land $473,699
Assumptions
Multifamily Wrap-Style Rental Apartment
[1] Includes on-site work, offsite work, vertical construction, general requirements, overhead and builder fees.
[2] Includes costs for architecture and engineering; entitlement and fees; project management; commissions, and general administration; financing and charges; insurance; and contingency.

Sources: Interviews with local residential developers; Rider Levett Bucknall; Marshall & Swift; Economic & Planning Systems, Inc.

ITEM 8.2 - Attachment D
Memorandum: City of Laguna Woods Inclusionary Housing Market Study Page | 16
Revenue and Value Assumptions
Market-Rate Residential
This analysis focuses on the values of newly constructed housing units because the inclusionary housing program applies to new development.

The value for rental apartments is based on annual net operating income (NOI), which is calculated as annual rent minus annual operating expenses. For the garden-style apartment prototype in Laguna Woods, annual rent for newly constructed units is assumed at $39,096 per unit (equivalent to $3,258 per month), and annual operating expenses are assumed at $12,500 per unit.3 For the wrap-style apartment prototype, annual rent for newly constructed units is assumed at $41,051 per unit (equivalent to $3,421 per month), and annual operating expenses are assumed at $12,500 per unit.4 For the for-sale prototypes, the value of the unit is equal to the estimated sale price. The sales prices for each prototype are established based on market research and conversations with local developers. The assumed price point of for-sale products in Laguna Woods is $945,00 for attached townhome units ($540 per square foot) and $1,764,000 for detached single family homes ($630 per square foot).5 Affordable Residential Revenue Assumptions
Affordable rents and sales prices for below-market rate (BMR) units are based on maximum housing costs affordable to households at various household income levels.

Income levels in the County of Orange are set by HCD on an annual basis and were shown in Table 2. The income level for each category differs by household size. This analysis assumes a four-bedroom single-family detached unit is occupied by a five-person household, a three-bedroom attached townhome unit is occupied by a four-person household, and a one-bedroom unit in the rental prototypes is occupied by a two-person household. These assumptions are consistent with guidance in State law (Health and Safety Code Section 50052.5).

Consistent with HCD guidelines, the analysis assumes that households spend 30 percent of their gross annual income on total housing costs. For rental units, housing costs include rent and utilities. For for-sale units, housing costs include mortgage and interest payments, insurance, property taxes, and Homeowners Association (HOA) fees. To calculate the maximum affordable sale price for these units, the maximum income available for a mortgage payment is 25 percent of annual household income. This mortgage payment was converted into an affordable home sale price assuming a 10 percent down payment and a 30-year mortgage with a fixed interest rate of seven percent based on recent financing trends.
3 EPS determined rent assumptions based on a review of rent data obtained from CoStar for buildings with over 25 units, located within 5 miles of Laguna Woods city limits, and built since 2018. 4 EPS assumed a five-percent higher rent for wrap apartments than for garden apartments due to the premium that many renters place on amenities common to a wrap building including covered garage parking, elevators, secure corridors, and common area spaces like a lobby, gym, and/or clubhouse. 5 EPS determined sales price assumptions based on a review of recent transaction data obtained from Redfin for homes and townhomes located within 10 miles of Laguna Woods city limits and built since 2018.

ITEM 8.2 - Attachment D
Economic & Planning Systems
Page | 17
Table 8 shows the supportable home price for for-sale prototypes at various income levels; that is, each unit’s maximum financeable value based on what the incomerestricted resident could afford to pay towards a mortgage (per IHP affordability guidelines).

Table 9 shows the supportable development cost for rental prototypes at those same income levels, or the maximum project cost that a developer could finance based on what the income-restricted resident could pay in rent.

Table 8: Supportable Home Price for For-Sale Prototypes at Various Income Levels Item
Extremely
Low
Income
(30% AMI)
Very Low
Income
(50% AMI)
Low
Income
(80% AMI)
Median
Income
(100% AMI)
Moderate
Income
(120% AMI)
For-Sale Single Family Detached Home
Development Program Assumptions
Number of Bedrooms 4 4 4 4 4
Household Size (Occupants) per 4-bedroom Unit [1] 5 5 5 5 5 Maximum Supported Home Price per Unit
Household Income [2] $46,500 $77,500 $124,000 $138,000 $165,600 Income Available for Housing Payments/Year [3] $11,625 $19,375 $31,000 $34,500 $41,400 Estimated Property Tax, Insurance, and HOA Cost $5,699 $6,720 $8,251 $8,712 $9,620 Supportable Mortgage [4] $73,540 $157,043 $282,297 $320,009 $394,357 Supportable Home Price [5] $81,711 $174,492 $313,663 $355,566 $438,174 For-Sale Attached Townhome
Development Program Assumptions
Number of Bedrooms 3 3 3 3 3
Household Size (Occupants) per 3-bedroom Unit [1] 4 4 4 4 4 Maximum Supported Home Price
Household Income [2] $43,050 $71,750 $114,800 $114,800 $127,800 Income Available for Housing Payments/Year [3] $10,763 $17,938 $28,700 $31,950 $38,338 Estimated Property Tax, Insurance, and HOA Cost $5,585 $6,530 $7,947 $8,375 $9,217 Supportable Mortgage [4] $64,243 $141,552 $257,524 $292,543 $361,364 Supportable Home Price [5] $71,381 $157,280 $286,137 $325,048 $401,515 [4] Assumes a 30-year mortgage and a fixed 7% interest rate. [5] Assumes a 10% down payment.

Sources: California Department of Housing and Community Development; Economic & Planning Systems, Inc. [3] Assumes that no more than 25% of household income is spent on mortgage payments. This assumes total housing costs should not exceed 30% of income, and takes into account other housing-related costs, such as taxes, insurance, and Homeowners Association (HOA) fees. [1] Consistent with guidance in State law (Health and Safety Code Section 50052.5), a three-bedroom unit should be assumed to be occupied by a four-person household, and a four-bedroom unit should be assumed to be occupied by a five-person household. [2] Reflects 2023 HCD Income Limits. Incomes are calculated based on household size indicated.

ITEM 8.2 - Attachment D
Memorandum: City of Laguna Woods Inclusionary Housing Market Study Page | 18
Table 9: Supportable Development Cost for Rental Prototypes at Various Income Levels Review of Assumptions with Local Developers
Market-Rate Residential Developers
As part of this Study, EPS reached out to and spoke with two market-rate housing developers active within southern Orange County: City Ventures, which currently focuses its local development efforts on for-sale townhomes; and The Hanover Company, which is currently building a multifamily rental wrap building in Laguna Niguel. EPS reviewed various analysis assumptions, including return metrics, construction costs, and market values, in order to confirm their reasonableness. EPS also asked developers about land values they have typically targeted and/or at which they have purchased land.

Feasibility Findings
At the request of the City, EPS analyzed project feasibility under a wide range of scenarios including without any inclusionary requirement (an all-market rate project), the current IHP policy requirements, and various combinations of affordability level requirements ranging from 5% to 20% in total. For for-sale prototypes, EPS also Item
Extremely
Low
Income
(30% AMI)
Very Low
Income
(50% AMI)
Low
Income
(80% AMI)
Median
Income
(100% AMI)
Moderate
Income
(120% AMI)
Multifamily Garden-Style Rental Apartment
Development Program Assumptions
Number of Bedrooms 1 1 1 1 1
Household Size (Occupants) per 2-bedroom Unit [1] 2 2 2 2 2 Maximum Supportable Development Cost
Household Income [2] $34,450 $57,400 $91,850 $91,850 $102,250 Annual Utility Cost Allowance $197 $197 $197 $197 $197
Income Available for Rent/Year after Utilities [3] $7,971 $14,856 $25,191 $28,311 $34,446 (less) Operating Expenses per Unit/Year [4] $12,000 $12,000 $12,000 $12,000 $12,000 Net Operating Income ($4,029) $2,856 $13,191 $16,311 $22,446 Developer Profit Threshold (Yield on Cost) [5] 5.5% 5.5% 5.5% 5.5% 5.5% Supportable Development Cost ($73,255) $51,927 $239,836 $296,564 $408,109 Multifamily Wrap Rental Apartment
Development Program Assumptions
Number of Bedrooms 1 1 1 1 1
Household Size (Occupants) per 2-bedroom Unit [1] 2 2 2 2 2 Maximum Supportable Development Cost
Household Income [2] $34,450 $57,400 $91,850 $91,850 $102,250 Annual Utility Cost Allowance $197 $197 $197 $197 $197
Income Available for Rent/Year after Utilities [3] $7,971 $14,856 $25,191 $28,311 $34,446 (less) Operating Expenses per Unit/Year [4] $12,500 $12,500 $12,500 $12,500 $12,500 Net Operating Income ($4,529) $2,356 $12,691 $15,811 $21,946 Developer Profit Threshold (Yield on Cost) [5] 5.5% 5.5% 5.5% 5.5% 5.5% Supportable Development Cost ($82,345) $42,836 $230,745 $287,473 $399,018 [3] Assumes that no more than 30% of a household's income should be spent on housing costs for housing to be considered affordable.

Sources: California Department of Housing and Community Development; Economic & Planning Systems, Inc. [5] The yield on cost is a typical target financial return rate used by developers to determine whether to move forward with a project. [2] Reflects 2023 HCD Income Limits. Incomes are calculated for a two-person household. [4] Operating expenses are generally based on EPS feasibility studies in the region and are inclusive of utility costs and property taxes. [1] Consistent with guidance in State law (Health and Safety Code Section 50052.5), a 1-bedroom unit should be assumed to be occupied by a 2- person household.

ITEM 8.2 - Attachment D
Economic & Planning Systems
Page | 19
analyzed the feasibility for projects that pay an in-lieu fee per the formula in the existing City policy.

Table 10 shows the scenarios selected and summarizes the estimated residual land values for each, by prototype. Apart from the all-market rate for-sale prototypes, the residual land values are generally below the range of $4 million to $4.6 million per acre suggested by local residential developers, meaning that projects under all inclusionary scenarios are likely to face feasibility challenges under current market conditions.

Even under the current IHP policy, the for-sale prototypes would be marginally feasible, while the rental prototypes would be likely infeasible, especially the denser wrap project.

Some of the factors that contribute towards feasibility challenges likely include: current market conditions including high interest rates, high construction costs, zoning policy limitations on density, and heavy parking requirements. For example, wrap projects that that have been successfully developed in nearby parts of Orange County have typically been taller, denser, and included less parking than envisioned in the prototypes analyzed in this Study.

Looking at the alternative potential scenarios, increasing the number of affordable units and/or requiring deeper levels of affordability generally makes development less feasible (reduces the residual land value for a given prototype project). Although these would require more affordable units, the likelihood of those units being built becomes lower due to the added cost.

Scenarios that require fewer affordable units provide an opportunity to modify the ordinance to enhance overall feasibility and housing production. Reducing the requirements to include affordable units could increase the likelihood of projects moving forward and being developed. However, stakeholders have expressed a need to provide housing at even deeper levels of affordability. Some of the scenarios analyzed reduce the overall number of affordable units, but serve deeper levels of affordability, even while increasing overall project feasibility.

For example, Scenario 1, requires fewer units to be affordable than the current policy at 10% of for-sale project units and 5% of rental project units. However, those units must be split between Low Income and Very Low Income for for-sale projects and between Very Low Income and Extremely Low Income for rental projects, which are deeper levels of affordability than the current IHP requirement. The resulting residual land value for such projects would be considerably higher than under the current IHP, meaning those projects are more likely feasible. Of the scenarios considered, Scenario 1 results in the most feasible project outcomes across all prototypes tested.

Scenarios 1 through 4 for rental projects similarly require fewer affordable units overall, but they ask that some of those units be affordable to Extremely Low Income households, which is a deeper level of affordability than the current IHP. Yet these scenarios are all at least slightly more feasible for the rental prototypes than the current IHP.

Table 11, Table 12, Table 13, and Table 14 show more detailed feasibility calculations by scenario for each prototype, respectively.

ITEM 8.2 - Attachment D
Memorandum: City of Laguna Woods Inclusionary Housing Market Study Page | 20
Table 10: Feasibility Results Summary showing Residual Land Value by Prototype and Scenario

Prototype & Scenario
Onsite
Inclusionary
Requirement
Moderate Low Very Low Extremely
Low
Residual Land
Value
For-Sale Single Family Detached Home
No Inclusionary Requirement 0.0% 0.0% 0.0% 0.0% 0.0% $4,160,871 Current Policy (15%) 15.0% 5.0% 10.0% 0.0% 0.0% $2,047,621 Scenario 1 (10%) 10.0% 0.0% 5.0% 5.0% 0.0% $2,640,948
Scenario 2 (15%) 15.0% 15.0% 0.0% 0.0% 0.0% $2,172,132
Scenario 3 (15%) 15.0% 10.0% 5.0% 0.0% 0.0% $2,109,877
Scenario 4 (15%) 15.0% 0.0% 5.0% 10.0% 0.0% $1,846,194
Scenario 5 (15%) 15.0% 0.0% 5.0% 5.0% 5.0% $1,799,804
Scenario 6 (20%) 20.0% 20.0% 0.0% 0.0% 0.0% $1,509,219
Scenario 7 (20%) 20.0% 10.0% 5.0% 5.0% 0.0% $1,315,123
For-Sale Attached Townhome
No Inclusionary Requirement 0.0% 0.0% 0.0% 0.0% 0.0% $4,761,576 Current Policy (15%) 15.0% 5.0% 10.0% 0.0% 0.0% $2,900,366 Scenario 1 (10%) 10.0% 0.0% 5.0% 5.0% 0.0% $3,314,993
Scenario 2 (15%) 15.0% 15.0% 0.0% 0.0% 0.0% $3,131,121
Scenario 3 (15%) 15.0% 10.0% 5.0% 0.0% 0.0% $3,015,743
Scenario 4 (15%) 15.0% 0.0% 5.0% 10.0% 0.0% $2,527,274
Scenario 5 (15%) 15.0% 0.0% 5.0% 5.0% 5.0% $2,441,374
Scenario 6 (20%) 20.0% 20.0% 0.0% 0.0% 0.0% $2,587,637
Scenario 7 (20%) 20.0% 10.0% 5.0% 5.0% 0.0% $2,228,024
Multifamily Garden-Style Rental Apartment
No Inclusionary Requirement 0.0% 0.0% 0.0% 0.0% 0.0% $3,496,888 Current Policy(15%) 15.0% 0.0% 7.5% 7.5% 0.0% $1,936,410 Scenario 1 (5%) 5.0% 0.0% 0.0% 2.5% 2.5% $2,741,910
Scenario 2 (5%) 5.0% 0.0% 0.0% 0.0% 5.0% $2,648,024
Scenario 3 (7.5%) 7.5% 0.0% 0.0% 2.5% 5.0% $2,317,479
Scenario 4 (10%) 10.0% 0.0% 0.0% 5.0% 5.0% $1,986,933
Scenario 5 (15%) 15.0% 0.0% 5.0% 5.0% 5.0% $1,607,706
Scenario 6 (20%) 20.0% 5.0% 5.0% 5.0% 5.0% $1,480,888
Scenario 7 (15%) 15.0% 0.0% 0.0% 7.5% 7.5% $1,231,956
Multifamily Wrap-Style Rental Apartment
No Inclusionary Requirement 0.0% 0.0% 0.0% 0.0% 0.0% $2,270,339 Current Policy 15.0% 0.0% 7.5% 7.5% 0.0% -$597,020
Scenario 1 (5%) 5.0% 0.0% 0.0% 2.5% 2.5% $923,189
Scenario 2 (5%) 5.0% 0.0% 0.0% 0.0% 5.0% $766,711
Scenario 3 (7.5%) 7.5% 0.0% 0.0% 2.5% 5.0% $171,375
Scenario 4 (10%) 10.0% 0.0% 0.0% 5.0% 5.0% -$423,961
Scenario 5 (15%) 15.0% 0.0% 5.0% 5.0% 5.0% -$1,144,861
Scenario 6 (20%) 20.0% 5.0% 5.0% 5.0% 5.0% -$1,445,079
Scenario 7 (15%) 15.0% 0.0% 0.0% 7.5% 7.5% -$1,771,111
ITEM 8.2 - Attachment D
Table 11: Feasibility Impacts of Alternative Affordable Housing Requirements, Single Family For-Sale Prototype No Inclusionary
Requirement
Current Policy
(15%)
Scenario 1
(10%)
Scenario 2
(15%)
Scenario 3
(15%)
Scenario 4
(15%)
Scenario 5
(15%)
Scenario 6
(20%)
Scenario 7
(20%)
Current
In-Lieu Fee
Total Units 100 100 100 100 100 100 100 100 100 100
Density (Units/Acre) 10 10 10 10 10 10 10 10 10 10
Parcel Size (Acres) 10.0 10.0 10.0 10.0 10.0 10.0 10.0 10.0 10.0 10.0 Market Rate Units 100 85 90 85 85 85 85 80 80 100
Inclusionary Requirement 0% 15% 10% 15% 15% 15% 15% 20% 20% 0% Moderate 5.0% 15.0% 10.0% 20.0% 10.0%
Low 10.0% 5.0% 5.0% 5.0% 5.0% 5.0%
Very Low 5.0% 10.0% 5.0% 5.0%
Extremely Low 5.0%
Affordable Units 0 15 10 15 15 15 15 20 20 0
Moderate 0 5 0 15 10 0 0 20 10 0
Low 0 10 5 0 5 5 5 0 5 0
Very Low 0 0 5 0 0 10 5 0 5 0
Extremely Low 0 0 0 0 0 0 5 0 0 0
Development Cost before Land
Market Rate Development Cost $134,791,293 $114,572,599 $121,312,164 $114,572,599 $114,572,599 $114,572,599 $114,572,599 $107,833,034 $107,833,034 $134,791,293 Affordable Development Cost $0 $20,218,694 $13,479,129 $20,218,694 $20,218,694 $20,218,694 $20,218,694 $26,958,259 $26,958,259 $0 Affordable Housing Fee per SF n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a Affordable Housing Fee Total [1] $0 $0 $0 $0 $0 $0 $0 $0 $0 $2,148,940 Total Development Cost before Land $134,791,293 $134,791,293 $134,791,293 $134,791,293 $134,791,293 $134,791,293 $134,791,293 $134,791,293 $134,791,293 $136,940,233 Units by Price Point
Market Rate Units 100 85 90 85 85 85 85 80 80 100
Value/Unit $1,764,000 $1,764,000 $1,764,000 $1,764,000 $1,764,000 $1,764,000 $1,764,000 $1,764,000 $1,764,000 $1,764,000 Aggregate Value of Market Rate Units $176,400,000 $149,940,000 $158,760,000 $149,940,000 $149,940,000 $149,940,000 $149,940,000 $141,120,000 $141,120,000 $176,400,000 Moderate Income Units (120% of AMI) 0 5 0 15 10 0 0 20 10 0 Value/Unit $438,174 $438,174 $438,174 $438,174 $438,174 $438,174 $438,174 $438,174 $438,174 $438,174 Aggregate Value of Moderate Income Units $0 $2,190,871 $0 $6,572,614 $4,381,743 $0 $0 $8,763,485 $4,381,743 $0 Low Income Units (80% of AMI) 0 10 5 0 5 5 5 0 5 0
Value/Unit $313,663 $313,663 $313,663 $313,663 $313,663 $313,663 $313,663 $313,663 $313,663 $313,663 Aggregate Value of Low Income Units $0 $3,136,633 $1,568,317 $0 $1,568,317 $1,568,317 $1,568,317 $0 $1,568,317 $0 VLI Units (50% of AMI) 0 0 5 0 0 10 5 0 5 0
Value/Unit $174,492 $174,492 $174,492 $174,492 $174,492 $174,492 $174,492 $174,492 $174,492 $174,492 Aggregate Value of VLI Units $0 $0 $872,459 $0 $0 $1,744,918 $872,459 $0 $872,459 $0 ELI Units (30% of AMI) 0 0 0 0 0 0 5 0 0 0
Value/Unit $81,711 $81,711 $81,711 $81,711 $81,711 $81,711 $81,711 $81,711 $81,711 $81,711 Aggregate Value of VLI Units $0 $0 $0 $0 $0 $0 $408,554 $0 $0 $0 Total Unit Value $176,400,000 $155,267,505 $161,200,776 $156,512,614 $155,890,059 $153,253,235 $152,789,330 $149,883,485 $147,942,518 $176,400,000 Residual Land Value (RLV) $41,608,707 $20,476,212 $26,409,483 $21,721,321 $21,098,766 $18,461,942 $17,998,037 $15,092,192 $13,151,225 $39,459,767 RLV per Acre $4,160,871 $2,047,621 $2,640,948 $2,172,132 $2,109,877 $1,846,194 $1,799,804 $1,509,219 $1,315,123 $3,945,977 [1] Based on formula in Laguna Woods City Code: [median sales price of a home within the City in the last quarter of the prior calendar year] minus the maximum affordable sales price for a two-bedroom unit Sources: Laguna Woods and Economic & Planning Systems, Inc.

For-Sale Single Family Detached Home
ITEM 8.2 - Attachment D
Memorandum: City of Laguna Woods Inclusionary Housing Market Study Page | 22
Table 12: Feasibility Impacts of Alternative Affordable Housing Requirements, For-Sale Townhome Prototype No Inclusionary
Requirement
Current Policy
(15%)
Scenario 1
(10%)
Scenario 2
(15%)
Scenario 3
(15%)
Scenario 4
(15%)
Scenario 5
(15%)
Scenario 6
(20%)
Scenario 7
(20%)
Current
In-Lieu Fee
Total Units 100 100 100 100 100 100 100 100 100 100
Density (Units/Acre) 20 20 20 20 20 20 20 20 20 20
Parcel Size (Acres) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Market Rate Units 100 85 90 85 85 85 85 80 80 100
Inclusionary Requirement 0% 15% 10% 15% 15% 15% 15% 20% 20% 0% Moderate 5.0% 15.0% 10.0% 20.0% 10.0%
Low 10.0% 5.0% 5.0% 5.0% 5.0% 5.0%
Very Low 5.0% 10.0% 5.0% 5.0%
Extremely Low 5.0%
Affordable Units 0 15 10 15 15 15 15 20 20 0
Moderate 0 5 0 15 10 0 0 20 10 0
Low 0 10 5 0 5 5 5 0 5 0
Very Low 0 0 5 0 0 10 5 0 5 0
Extremely Low 0 0 0 0 0 0 5 0 0 0
Development Cost before Land
Market Rate Development Cost $70,692,122 $60,088,303 $63,622,909 $60,088,303 $60,088,303 $60,088,303 $60,088,303 $56,553,697 $56,553,697 $70,692,122 Affordable Development Cost $0 $10,603,818 $7,069,212 $10,603,818 $10,603,818 $10,603,818 $10,603,818 $14,138,424 $14,138,424 $0 Affordable Housing Fee per SF n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a Affordable Housing Fee Total [1] $0 $0 $0 $0 $0 $0 $0 $0 $0 $2,148,940 Total Development Cost before Land $70,692,122 $70,692,122 $70,692,122 $70,692,122 $70,692,122 $70,692,122 $70,692,122 $70,692,122 $70,692,122 $72,841,062 Units by Price Point
Market Rate Units 100 85 90 85 85 85 85 80 80 100
Value/Unit $945,000 $945,000 $945,000 $945,000 $945,000 $945,000 $945,000 $945,000 $945,000 $945,000 Aggregate Value of Market Rate Units $94,500,000 $80,325,000 $85,050,000 $80,325,000 $80,325,000 $80,325,000 $80,325,000 $75,600,000 $75,600,000 $94,500,000 Moderate Income Units (120% of AMI) 0 5 0 15 10 0 0 20 10 0 Value/Unit $401,515 $401,515 $401,515 $401,515 $401,515 $401,515 $401,515 $401,515 $401,515 $401,515 Aggregate Value of Moderate Income Units $0 $2,007,576 $0 $6,022,728 $4,015,152 $0 $0 $8,030,304 $4,015,152 $0 Low Income Units (80% of AMI) 0 10 5 0 5 5 5 0 5 0
Value/Unit $286,137 $286,137 $286,137 $286,137 $286,137 $286,137 $286,137 $286,137 $286,137 $286,137 Aggregate Value of Low Income Units $0 $2,861,373 $1,430,687 $0 $1,430,687 $1,430,687 $1,430,687 $0 $1,430,687 $0 VLI Units (50% of AMI) 0 0 5 0 0 10 5 0 5 0
Value/Unit $157,280 $157,280 $157,280 $157,280 $157,280 $157,280 $157,280 $157,280 $157,280 $157,280 Aggregate Value of VLI Units $0 $0 $786,402 $0 $0 $1,572,805 $786,402 $0 $786,402 $0 ELI Units (30% of AMI) 0 0 0 0 0 0 5 0 0 0
Value/Unit $71,381 $71,381 $71,381 $71,381 $71,381 $71,381 $71,381 $71,381 $71,381 $71,381 Aggregate Value of VLI Units $0 $0 $0 $0 $0 $0 $356,905 $0 $0 $0 Total Unit Value $94,500,000 $85,193,949 $87,267,089 $86,347,728 $85,770,839 $83,328,491 $82,898,994 $83,630,304 $81,832,241 $94,500,000 Residual Land Value (RLV) $23,807,879 $14,501,828 $16,574,967 $15,655,607 $15,078,717 $12,636,370 $12,206,872 $12,938,183 $11,140,120 $21,658,938 RLV per Acre $4,761,576 $2,900,366 $3,314,993 $3,131,121 $3,015,743 $2,527,274 $2,441,374 $2,587,637 $2,228,024 $4,331,788 [1] Based on formula in Laguna Woods City Code: [median sales price of a home within the City in the last quarter of the prior calendar year] minus the maximum affordable sales price for a two-bedroom unit Sources: Laguna Woods and Economic & Planning Systems, Inc.

For-Sale Attached Townhome
ITEM 8.2 - Attachment D
Economic & Planning Systems
Page | 23
Table 13: Feasibility Impacts of Alternative Affordable Housing Requirements, Multifamily Garden-Style Rental Prototype No Inclusionary
Requirement
Current Policy
(15%)
Scenario 1
(5%)
Scenario 2
(5%)
Scenario 3
(7.5%)
Scenario 4
(10%)
Scenario 5
(15%)
Scenario 6
(20%)
Scenario 7
(15%)
Total Units 100 100 100 100 100 100 100 100 100
Density (Units/Acre) 30 30 30 30 30 30 30 30 30
Parcel Size (Acres) 3.33 3.33 3.33 3.33 3.33 3.3 3.3 3.3 3.3 Market Rate Units 100 85 95 95 93 90 85 80 85
Inclusionary Requirement 0% 15% 5% 5% 7.5% 10% 15% 20% 15% Moderate 5.0%
Low 7.5% 5.0% 5.0%
Very Low 7.5% 2.5% 2.5% 5.0% 5.0% 5.0% 7.5%
Extremely Low 2.5% 5.0% 5.0% 5.0% 5.0% 5.0% 7.5%
Affordable Units 0 15 5 5 8 10 15 20 15
Moderate 0 0 0 0 0 0 0 5 0
Low 0 7.5 0 0 0 0 5 5 0
Very Low 0 7.5 3 0 3 5 5 5 7.5
Extremely Low 0 0 3 5 5 5 5 5 7.5
Development Cost before Land
Market Rate Development Cost $37,609,163 $31,967,788 $35,728,704 $35,728,704 $34,788,475 $33,848,246 $31,967,788 $30,087,330 $31,967,788 Affordable Development Cost $0 $5,641,374 $1,880,458 $1,880,458 $2,820,687 $3,760,916 $5,641,374 $7,521,833 $5,641,374 Affordable Housing Fee per SF n/a n/a n/a n/a n/a n/a n/a n/a n/a Affordable Housing Fee Total $0 $0 $0 $0 $0 $0 $0 $0 $0 Total Development Cost before Land $37,609,163 $37,609,163 $37,609,163 $37,609,163 $37,609,163 $37,609,163 $37,609,163 $37,609,163 $37,609,163 Units by Income Level
Market Rate Units 100 85 95 95 93 90 85 80 85
Supportable Development Cost/Unit $492,655 $492,655 $492,655 $492,655 $492,655 $492,655 $492,655 $492,655 $492,655 Aggregate Value of Market Rate Units $49,265,455 $41,875,636 $46,802,182 $46,802,182 $45,570,545 $44,338,909 $41,875,636 $39,412,364 $41,875,636 Moderate Income Units (120% of AMI) 0 0 0 0 0 0 0 5 0
Supportable Development Cost/Unit $408,109 $408,109 $408,109 $408,109 $408,109 $408,109 $408,109 $408,109 $408,109 Aggregate Value of Moderate Income Units $0 $0 $0 $0 $0 $0 $0 $2,040,545 $0 Low Income Units (80% of AMI) 0 7.5 0 0 0 0 5 5 0
Supportable Development Cost/Unit $239,836 $239,836 $239,836 $239,836 $239,836 $239,836 $239,836 $239,836 $239,836 Aggregate Value of Low Income Units $0 $1,798,773 $0 $0 $0 $0 $1,199,182 $1,199,182 $0 VLI Units (50% of AMI) 0 7.5 2.5 0 2.5 5 5 5 7.5
Supportable Development Cost/Unit $51,927 $51,927 $51,927 $51,927 $51,927 $51,927 $51,927 $51,927 $51,927 Aggregate Value of VLI Units $0 $389,455 $129,818 $0 $129,818 $259,636 $259,636 $259,636 $389,455 ELI Units (30% of AMI) 0 0 2.5 5 5 5 5 5 7.5
Supportable Development Cost/Unit ($73,255) ($73,255) ($73,255) ($73,255) ($73,255) ($73,255) ($73,255) ($73,255) ($73,255) Aggregate Value of VLI Units $0 $0 -$183,136 -$366,273 -$366,273 -$366,273 -$366,273 -$366,273 -$549,409 Total Unit Value $49,265,455 $44,063,864 $46,748,864 $46,435,909 $45,334,091 $44,232,273 $42,968,182 $42,545,455 $41,715,682 Residual Land Value (RLV) $11,656,292 $6,454,701 $9,139,701 $8,826,747 $7,724,928 $6,623,110 $5,359,019 $4,936,292 $4,106,519 RLV per Acre $3,496,888 $1,936,410 $2,741,910 $2,648,024 $2,317,479 $1,986,933 $1,607,706 $1,480,888 $1,231,956 Sources: Laguna Woods and Economic & Planning Systems, Inc.

Multifamily Garden-Style Rental Apartment
ITEM 8.2 - Attachment D
Memorandum: City of Laguna Woods Inclusionary Housing Market Study Page | 24
Table 14: Feasibility Impacts of Alternative Affordable Housing Requirements, Multifamily Wrap Rental Prototype No Inclusionary
Requirement Current Policy Scenario 1
(5%)
Scenario 2
(5%)
Scenario 3
(7.5%)
Scenario 4
(10%)
Scenario 5
(15%)
Scenario 6
(20%)
Scenario 7
(15%)
Total Units 100 100 100 100 100 100 100 100 100
Density (Units/Acre) 50 50 50 50 50 50 50 50 50
Parcel Size (Acres) 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Market Rate Units 100 85 95 95 93 90 85 80 85
Inclusionary Requirement 0% 15% 5% 5% 7.5% 10% 15% 20% 15% Moderate 5.0%
Low 7.5% 5.0% 5.0%
Very Low 7.5% 2.5% 2.5% 5.0% 5.0% 5.0% 7.5%
Extremely Low 2.5% 5.0% 5.0% 5.0% 5.0% 5.0% 7.5%
Affordable Units 0 15 5 5 8 10 15 20 15
Moderate 0 0 0 0 0 0 0 5 0
Low 0 7.5 0 0 0 0 5 5 0
Very Low 0 7.5 3 0 3 5 5 5 7.5
Extremely Low 0 0 3 5 5 5 5 5 7.5
Development Cost before Land
Market Rate Development Cost $47,369,868 $40,264,388 $45,001,375 $45,001,375 $43,817,128 $42,632,881 $40,264,388 $37,895,894 $40,264,388 Affordable Development Cost $0 $7,105,480 $2,368,493 $2,368,493 $3,552,740 $4,736,987 $7,105,480 $9,473,974 $7,105,480 Affordable Housing Fee per SF n/a n/a n/a n/a n/a n/a n/a n/a n/a Affordable Housing Fee Total $0 $0 $0 $0 $0 $0 $0 $0 $0 Total Development Cost before Land $47,369,868 $47,369,868 $47,369,868 $47,369,868 $47,369,868 $47,369,868 $47,369,868 $47,369,868 $47,369,868 Units by Income Level
Market Rate Units 100 85 95 95 93 90 85 80 85
Supportable Development Cost/Unit $519,105 $519,105 $519,105 $519,105 $519,105 $519,105 $519,105 $519,105 $519,105 Aggregate Value of Market Rate Units $51,910,545 $44,123,964 $49,315,018 $49,315,018 $48,017,255 $46,719,491 $44,123,964 $41,528,436 $44,123,964 Moderate Income Units (120% of AMI) 0 0 0 0 0 0 0 5 0
Supportable Development Cost/Unit $399,018 $399,018 $399,018 $399,018 $399,018 $399,018 $399,018 $399,018 $399,018 Aggregate Value of Moderate Income Units $0 $0 $0 $0 $0 $0 $0 $1,995,091 $0 Low Income Units (80% of AMI) 0 7.5 0 0 0 0 5 5 0
Supportable Development Cost/Unit $230,745 $230,745 $230,745 $230,745 $230,745 $230,745 $230,745 $230,745 $230,745 Aggregate Value of Low Income Units $0 $1,730,591 $0 $0 $0 $0 $1,153,727 $1,153,727 $0 VLI Units (50% of AMI) 0 7.5 2.5 0 2.5 5 5 5 7.5
Supportable Development Cost/Unit $42,836 $42,836 $42,836 $42,836 $42,836 $42,836 $42,836 $42,836 $42,836 Aggregate Value of VLI Units $0 $321,273 $107,091 $0 $107,091 $214,182 $214,182 $214,182 $321,273 ELI Units (30% of AMI) 0 0 2.5 5 5 5 5 5 7.5
Supportable Development Cost/Unit ($82,345) ($82,345) ($82,345) ($82,345) ($82,345) ($82,345) ($82,345) ($82,345) ($82,345) Aggregate Value of VLI Units $0 $0 -$205,864 -$411,727 -$411,727 -$411,727 -$411,727 -$411,727 -$617,591 Total Unit Value $51,910,545 $46,175,827 $49,216,245 $48,903,291 $47,712,618 $46,521,945 $45,080,145 $44,479,709 $43,827,645 Residual Land Value (RLV) $4,540,677 -$1,194,041 $1,846,377 $1,533,423 $342,750 -$847,923 -$2,289,723 -$2,890,159 -$3,542,223 RLV per Acre $2,270,339 -$597,020 $923,189 $766,711 $171,375 -$423,961 -$1,144,861 -$1,445,079 -$1,771,111 Sources: Laguna Woods and Economic & Planning Systems, Inc.

Multifamily Wrap Rental Apartment
ITEM 8.2 - Attachment D
In -Lieu Fee Review and Analysis
Under Assembly Bill 1505 (2017), California law requires that cities provide alternative means of compliance with an inclusionary housing requirement for rental housing, other than on-site affordable housing construction. An in-lieu fee is a commonplace option for this alternative compliance, both for rental and for-sale housing. An in-lieu fee option allows developers to pay a fee to the city instead of building affordable units on-site within the development project itself.

Current In-Lieu Fee
Currently, the City of Laguna Woods allows developers of for-sale residential projects to pay an in-lieu fee, but only where the developer can prove it is infeasible to construct the required affordable units on-site. Current City policy does not provide an in-lieu fee option for rental development. City code states that City Council will determine whether to allow an in-lieu fee for for-sale housing on a case-by-case basis after the developer has furnished a report outlining why they are prevented from building the units. City code also states that in-lieu fees are to be placed in an affordable housing trust fund. These funds are to be limited in use to “any expenditure authorized by law which directly or indirectly make housing units affordable to low or moderate-income households” within the City.

EPS understands that the in-lieu amount has not been formally established by City Council, but City code outlines a formula based on median sales price of a home within Laguna Woods in the last quarter of the prior calendar year minus the maximum affordable sales price for a two-bedroom unit.

While this fee relates to the current housing market, it is not directly reflective of the actual cost of building affordable housing units and may result in less than sufficient funds for financing equivalent housing opportunities, when applied. In particular, EPS notes that the current housing stock in the for-sale market within Laguna Woods is not necessarily reflective of the types of affordable housing projects envisioned by the City.

Age-restricted condominiums make up the bulk of recent sales within the City and tend to transact at prices much lower than typical new for-sale homes and townhomes. Thus, the fee amount is likely well below the actual cost of subsidizing a new home. Accordingly, EPS estimated that the fee for a project submitted in early 2024 would be $143,000 per affordable unit, which is lower than the affordability gap estimate for all prototypes at all affordability levels except for Moderate Income garden-style apartments, as shown in Tables Table 15 to Table 18.6
Stakeholder Input
Based on discussion with affordable housing advocacy stakeholders, funds collected from a larger in-lieu fee could potentially be used to catalyze affordable housing development 6 The median home price for homes sold in Q4 2023 in Laguna Woods was approximately $429,000 while the two-bedroom affordable sales price (for a Low Income household) was approximately $286,000.

ITEM 8.2 - Attachment D
Memorandum: City of Laguna Woods Inclusionary Housing Market Study Page | 26
in partnership with faith-based property owners in Laguna Woods. Properties owned by faith-based organizations make up a large part of the developable land inventory within Laguna Woods, and recent California legislation has further streamlined the construction of affordable housing on land owned by faith-based organizations.7 EPS also spoke directly with two affordable housing developers active in the area:

Jamboree Housing and National CORE. These developers confirmed interest in building affordable housing projects within the City and working with faith-based property owners, and they indicated that availability of local funds for such projects is a main driver for project success (due to matching requirements needed for many grant funding programs). One developer reported City-related entitlement challenges for a potential affordable housing project previously considered for a faith-based property. In discussing this comment with City staff, it should be noted that, at the time, the City’s land use zoning only allowed housing on faith-based properties as an accessory use. Faith-based properties have since been identified for “by-right” housing in the Housing Element. Both developers expressed interest in working with the City on future projects.

These developers also reported recent project costs at least as high as, if not higher than, those estimated by EPS for construction of new market-rate units: $450,000 to $550,000 per unit inclusive of land cost for garden-style housing projects and $600,000 to $750,000 per unit for podium-style housing projects (typically slightly more expensive than wrap-style projects). Although affordable developers are often able to leverage local housing funds, such as in-lieu fee proceeds to access additional funding from state, federal, and private grant providers, the need for local (match) funds and the higher costs of building dedicated affordable housing projects further indicates the value of setting an in-lieu fee that reflects actual costs to build a new unit of housing.

Affordability Gap Analysis Findings
To estimate the actual cost of subsidizing a new unit of housing, EPS analyzed the affordability gap, which is the difference between the total development cost, including land, and the supportable price or development cost for a given affordability level (that is, the unit’s maximum financeable value based on what the income-restricted resident could afford to pay). This is a common approach used to determine a maximum appropriate in-lieu fee to charge developers.

EPS calculated the cost at different affordability levels for each prototype, which is shown in Table 15, Table 16, Table 17, and Table 18. For each prototype, EPS assumed land could be acquired for $4.0 million per acre, consistent with suggestions from developers regarding supportable land costs in the area.
7 Effective January 1, 2024, California Senate Bill 4 (SB4) makes it legal for faith-based institutions and non-profit colleges to build affordable, multi-family homes on lands they own by streamlining the permitting process and overriding local zoning restrictions.

ITEM 8.2 - Attachment D
Economic & Planning Systems
Page | 27
Table 15: Affordability Gap Analysis, Single Family Detached For-Sale Prototype Table 16: Affordability Gap Analysis, Townhome For-Sale Prototype Table 17: Affordability Gap Analysis, Multifamily Garden-Style Rental Prototype Item
Extremely Low
Income
(30% AMI)
Very Low
Income
(50% AMI)
Low
Income
(80% AMI)
Median
Income
(100% AMI)
Moderate
Income
(120% AMI)
Land Value Assumption $4,000,000 $4,000,000 $4,000,000 $4,000,000 $4,000,000 Density (Units/Acre) 10 10 10 10 10
Development Costs before Land per Unit $1,347,913 $1,347,913 $1,347,913 $1,347,913 $1,347,913 Land Value Assumption per Unit* $400,000 $400,000 $400,000 $400,000 $400,000 Total Development Cost per Unit $1,747,913 $1,747,913 $1,747,913 $1,747,913 $1,747,913 Supportable Home Price per Unit $81,711 $174,492 $313,663 $355,566 $438,174 Affordability Gap per Unit ($1,666,202) ($1,573,421) ($1,434,250) ($1,392,347) ($1,309,739) *Land Value Asusmption dividied by Units per Acre
Sources: HCD; Residential developers in the region; and Economic & Planning Systems, Inc.

For-Sale Single Family Detached Home
Item
Extremely Low
Income
(30% AMI)
Very Low
Income
(50% AMI)
Low
Income
(80% AMI)
Median
Income
(100% AMI)
Moderate
Income
(120% AMI)
Land Value Assumption $4,000,000 $4,000,000 $4,000,000 $4,000,000 $4,000,000 Density (Units/Acre) 20 20 20 20 20
Development Costs before Land per Unit $706,921 $706,921 $706,921 $706,921 $706,921 Land Value Assumption per Unit* $200,000 $200,000 $200,000 $200,000 $200,000 Total Development Cost per Unit $906,921 $906,921 $906,921 $906,921 $906,921 Supportable Home Price per Unit $71,381 $157,280 $286,137 $325,048 $401,515 Affordability Gap per Unit ($835,540) ($749,641) ($620,784) ($581,873) ($505,406) *Land Value Asusmption dividied by Units per Acre
Sources: HCD; Residential developers in the region; and Economic & Planning Systems, Inc.

For-Sale Attached Townhome
Item
Extremely Low
Income
(30% AMI)
Very Low
Income
(50% AMI)
Low
Income
(80% AMI)
Median
Income
(100% AMI)
Moderate
Income
(120% AMI)
Land Value Assumption $4,000,000 $4,000,000 $4,000,000 $4,000,000 $4,000,000 Density (Units/Acre) 30 30 30 30 30
Development Costs before Land per Unit $376,092 $376,092 $376,092 $376,092 $376,092 Land Value Assumption per Unit* $133,333 $133,333 $133,333 $133,333 $133,333 Total Development Cost per Unit $509,425 $509,425 $509,425 $509,425 $509,425 Supportable Development Cost per Unit ($73,255) $51,927 $239,836 $296,564 $408,109 Affordability Gap per Unit ($582,680) ($457,498) ($269,589) ($212,861) ($101,316) *Land Value Asusmption dividied by Units per Acre
Sources: HCD; Residential developers in the region; and Economic & Planning Systems, Inc.

Multifamily Garden-Style Rental Apartment
ITEM 8.2 - Attachment D
Memorandum: City of Laguna Woods Inclusionary Housing Market Study Page | 28
Table 18: Affordability Gap Analysis, Multifamily Wrap Rental Prototype Maximum Recommended Fee Level
Based on the findings of the affordability gap analysis, EPS estimated the cost per market-rate unit that would have to be charged as a fee to provide the same level of affordable housing financial subsidy. Under the current IHP affordability requirements, this amount varies from $87,349 to $208,912 for for-sale projects and from $54,531 to $62,536 for rental projects, depending on the prototype.

The in-lieu fee calculations for a hypothetical 100-unit project under the current IHP requirements are shown in Table 19, Table 20, Table 21, and Table 22 for each prototype, respectively.

These amounts could go up or down depending on changes to the required levels and amounts of affordability required under the City’s IHP program. This should be considered a maximum amount, though the City could charge an amount less than this.

Table 19: In-Lieu Fee Calculation for Single-Family Detached For-Sale Prototype under current IHP
Item
Extremely Low
Income
(30% AMI)
Very Low
Income
(50% AMI)
Low
Income
(80% AMI)
Median
Income
(100% AMI)
Moderate
Income
(120% AMI)
Land Value Assumption $4,000,000 $4,000,000 $4,000,000 $4,000,000 $4,000,000 Density (Units/Acre) 50 50 50 50 50
Development Costs before Land per Unit $473,699 $473,699 $473,699 $473,699 $473,699 Land Value Assumption per Unit* $80,000 $80,000 $80,000 $80,000 $80,000 Total Development Cost per Unit $553,699 $553,699 $553,699 $553,699 $553,699 Supportable Development Cost per Unit ($82,345) $42,836 $230,745 $287,473 $399,018 Affordability Gap per Unit ($636,044) ($510,862) ($322,953) ($266,226) ($154,680) *Land Value Asusmption dividied by Units per Acre
Sources: HCD; Residential developers in the region; and Economic & Planning Systems, Inc.

Multifamily Wrap Rental Apartment
Very Low
Income
Low
Income
Moderate
Income Total per Affordable Unit
per
Market-Rate Unit
per
Market-Rate Sq.Ft.

On-Site Inclusionary Requirement
Units 0.0 10.0 5.0 15.0 15 100
AMI 50% AMI 80% AMI 120% AMI
Subsidy per Unit $1,573,421 $1,434,250 $1,309,739
Total Subsidy Required $0 $14,342,496 $6,548,693 $20,891,189 $1,392,746 $208,912 $74.61 Source: Economic & Planning Systems, Inc.

In-Lieu Fee
ITEM 8.2 - Attachment D
Economic & Planning Systems
Page | 29
Table 20: In-Lieu Fee Calculation for Townhome For-Sale Prototype under current IHP Table 21: In-Lieu Fee Calculation for Multifamily Garden Rental Prototype under current IHP Table 22: In-Lieu Fee Calculation for Multifamily Wrap Rental Prototype under current IHP Next Steps
This Study provides information for the City in considering what potential changes may be appropriate for their IHP going forward. Beyond changing the amount and level of required affordable units, the City could consider other initiatives to support affordable housing production. For example, the City could consider establishing a linkage fee that would apply to commercial (e.g., office, retail, or industrial) projects, somewhat analogous to an in-lieu fee for residential projects.

The City could also consider how best to make use of future potential in-lieu fee revenue to advance affordable housing projects. Nonprofit housing developers typically need a source of local funds to leverage and attract state and federal funding sources. The City could either collect and directly fund projects, or it could pool its funds with other nearby Cities. Direct funding would offer the City greater control over use of funds by focusing Baldwin Park
Very Low
Income
Low
Income
Moderate
Income Total per Affordable Unit
per
Market-Rate Unit
per
Market-Rate Sq.Ft.

On-Site Inclusionary Requirement
Units 0.0 10.0 5.0 15.0 15 100
AMI 50% AMI 80% AMI 120% AMI
Subsidy per Unit $749,641 $620,784 $505,406
Total Subsidy Required $0 $6,207,839 $2,527,030 $8,734,869 $582,325 $87,349 $49.91 Source: Economic & Planning Systems, Inc.

In-Lieu Fee
Very Low
Income
Low
Income
Moderate
Income Total per Affordable Unit
per
Market-Rate Unit
per
Market-Rate Sq.Ft.

On-Site Inclusionary Requirement
Units 7.5 7.5 0.0 15.0 15 100
AMI 50% AMI 80% AMI 120% AMI
Subsidy per Unit $457,498 $269,589 $101,316
Total Subsidy Required $3,431,233 $2,021,914 $0 $5,453,147 $363,543 $54,531 $66.10 Source: Economic & Planning Systems, Inc.

In-Lieu Fee
Very Low
Income
Low
Income
Moderate
Income Total per Affordable Unit
per
Market-Rate Unit
per
Market-Rate Sq.Ft.

On-Site Inclusionary Requirement
Units 7.5 7.5 0.0 15.0 15 100
AMI 50% AMI 80% AMI 120% AMI
Subsidy per Unit $510,862 $322,953 $154,680
Total Subsidy Required $3,831,467 $2,422,149 $0 $6,253,617 $416,908 $62,536 $75.80 Source: Economic & Planning Systems, Inc.

In-Lieu Fee
ITEM 8.2 - Attachment D
Memorandum: City of Laguna Woods Inclusionary Housing Market Study Page | 30
exclusively on projects within the City limits, while pooling funds could allow the City to contribute to larger projects—projects which may also be able to move forward more quickly, though not necessarily located within the immediate vicinity of Laguna Woods.

To finance its own affordable housing projects, the City would need to establish its own housing fund or program. To pool its resources, the City could consider participating in the Orange County Housing Finance Trust, which has over a dozen member cities.

Similar to Program H-1.2.5 in the City’s Housing Element, the City could also consider other incentive programs or changes to development policy for encouraging new housing development that delivers affordable housing units (or funding) within Laguna Woods.

Based on local EPS experience analyzing the effect of development policy changes on project-level feasibility, some such policy changes that may prove impactful and merit further study include allowing greater density or reducing parking requirements. The City could also consider how creating a local density bonus program could improve project feasibility. Specific analysis of and recommendations for such changes are beyond the scope of this current assignment.

ITEM 8.2 - Attachment D

8.3 HEALTH AND SANITATION TITLE OF LAGUNA

WOODS MUNICIPAL CODE
This page is intentionally blank.

ITEM 8.3
CC  08-21-2024 RM ITEM 8.3 – AR Page 1 of 5
City of Laguna Woods
Agenda Report
TO: Honorable Mayor and City Councilmembers
FROM: Christopher Macon, City Manager
FOR: August 21, 2024 Regular Meeting
SUBJECT: Health and Sanitation Title of Laguna Woods Municipal Code Recommendation

1. Receive staff report.

AND

2. Open public hearing.

AND

3. Receive public testimony.

AND

4. Close public hearing.

AND

5. Approve the introduction and first reading of an ordinance – read by title with further reading waived – titled:

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LAGUNA
WOODS, CALIFORNIA, AMENDING CHAPTERS 4.10 AND 4.18 AND
REPEALING CHAPTERS 4.02 AND 4.08 OF TITLE 4 (HEALTH AND

SANITATION) OF THE LAGUNA WOODS MUNICIPAL CODE
ITEM 8.3
ITEM 8.3 – AR Page 2 of 5 CC  08-21-2024 RM

PERTAINING TO SOLID WASTE, WATER CONSERVATION,

GEOTHERMAL HEAT EXCHANGE WELLS, WATER WELLS,

CATHODIC PROTECTION WELLS, MONITORING WELLS,

AMBULANCE SERVICES, AND TATTOOING ESTABLISHMENTS,

AND DETERMINING AND CERTIFYING THAT THE ORDINANCE IS

EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT
Background
Staff is reviewing the Laguna Woods Municipal Code to identify opportunities to improve its clarity and ease of use. This includes, but is not limited to, identifying provisions that are unnecessary, duplicative of state law, and/or duplicative and/or in potential conflict with other provisions of the Laguna Woods Municipal Code.

Discussion
Today’s meeting is an opportunity for City Council action, as well as public input, on proposed modifications of the Laguna Woods Municipal Code (Attachment A).

Staff recommends that the City Council conduct a public hearing and initiate the adoption process for the proposed ordinance in order to clarify and enhance ease of use of the Laguna Woods Municipal Code, both for internal parties and the public, by (i) deleting and repealing various provisions of chapters 4.02 and 4.08 that are unnecessary and/or duplicative of state law, (ii) amending Chapter 4.10 to promote compliance with California Senate Bill 1383 (Lara, Chapter 395, Statutes of 2016), eliminate the self-hauler registration requirement, and clarify various provisions, and (iii) amending Chapter 4.18 to promote compliance with California Water Code sections 13800.5(c) and 13801(c).

A table identifying the rationale for each proposed modification follows.

Table 1: Rationale for Proposed Modifications
Laguna Woods
Municipal Code
Reference
Rationale
Chapter 4.02 Repeal of regulations pertaining to “ambulance service.” This chapter contains general operating procedures and
standards for medical transportation services. Pursuant to ITEM 8.3
CC  08-21-2024 RM ITEM 8.3 – AR Page 3 of 5
Laguna Woods
Municipal Code
Reference
Rationale
state law, ambulance services in Laguna Woods are managed by the Orange County Health Care Agency. Ambulance
services are not subject to the City’s licensing requirements.

Chapter 4.08 Repeal of regulations pertaining to “tattooing establishments.” This chapter contains standards for the operation and maintenance of tattooing establishments.

Pursuant to state law (the “California Safe Body Art Act”), the California Department of Public Health and the Orange County Health Care Agency are responsible for enforcing statewide standards for tattooing.

Section

4.10.020
Addition of a definition of “back-haul” and modification of a definition of “self-hauler” for consistency with California Senate Bill 1383 regulations; non-substantive changes
related to style
Section

4.10.040
Deletion of a registration requirement for self-haulers that is not required by California Senate Bill 1383
Section

4.10.050
Typographical corrections; deletion of a requirement for selfhaulers to have collection containers approved by the City (not required by California Senate Bill 1383); deletion of container maintenance requirements to avoid inconsistency with the solid waste handling services agreement with
CR&R Incorporated, which makes CR&R responsible for
container maintenance; addition of language allowing the City Manager to impose container-related requirements to protect public health, safety, or welfare, or to comply with applicable law; non-substantive changes related to style Section

4.10.070
Clarification of existing language; deletion of references to a registration requirement for self-haulers for consistency with the modifications proposed to Section 4.10.040; addition of language explicitly requiring self-haulers to operate in an industry standard and lawful manner; non-substantive
changes related to style
Section

4.10.080
Modification of provisions for consistency with the
definition of “self-hauler” proposed to be added to Section

4.10.020; deletion of provisions related to a registration ITEM 8.3
ITEM 8.3 – AR Page 4 of 5 CC  08-21-2024 RM
Laguna Woods
Municipal Code
Reference
Rationale
requirement for self-hauling for consistency with the
modifications proposed to Section 4.10.040; modification of recordkeeping requirements for self-haulers for consistency with California Senate Bill 1383 regulations; deletion of a requirement for self-haulers to have collection containers approved by the City (not required by California Senate Bill 1383) for consistency with the modifications proposed to Section 4.10.050; deletion of a requirement for self-haulers to have collection and transport equipment approved by the City (not required by California Senate Bill 1383); addition of language allowing the City Manager to require selfhaulers to subscribe for solid waste handling services in certain instances of non-compliance with California Senate Bill 1383 or Laguna Woods Municipal Code; nonsubstantive changes related to style Section

4.10.090
Clarification of existing language; non-substantive changes related to style
Section

4.10.100
Clarification of existing language
Chapter 4.18 Though titled “water conservation,” this chapter actually contains standards pertaining to water wells. The proposed modifications are intended to promote compliance with
California Water Code sections 13800.5(c) and 13801(c), which generally require that cities adopt ordinances
regulating geothermal heat exchange wells, water wells, cathodic protection wells, and monitoring wells. Pursuant to state law, wells within Laguna Woods are subject to the County of Orange Well Ordinance, which the proposed
modifications make reference to.

ITEM 8.3
CC  08-21-2024 RM ITEM 8.3 – AR Page 5 of 5
Environmental Review
The City Council is asked to find that the proposed ordinance is not subject to the California Environmental Quality Act of 1970, Public Resources Code Section 21000, et. seq., as amended and implementing State CEQA Guidelines, Title 14, Chapter 3 of the California Code of Regulations (collectively “CEQA”) pursuant to sections 15060(c)(2) (the activities will not result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) (the activities are not a project as defined in section 15378) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3. CEQA Guidelines Section 15378(b)(2) excludes “[c]ontinuing administrative. . . activities, such as . . . general policy and procedure making” and Section 15378(b)(5) excludes “[o]rganizational or administrative activities of governments that will not result in direct or indirect physical changes in the environment” from its definition of “project.” The City Council is also asked to find that, even if the proposed ordinance were subject to CEQA, it would be exempt based on CEQA Guideline section 15061(b)(3) because it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment.

Fiscal Impact
Sufficient funds to support this project are included in the City’s budget.

Report Prepared With: James Haston, Assistant to the City Manager Nadia Cook, Conservation Administrator
Attachment: A – Proposed Ordinance
Exhibit A – Proposed Code Amendments
This page is intentionally blank.

ITEM 8.3 – Attachment A
O 24-XX 1 XX-XX-2024
ORDINANCE NO. 24-XX

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LAGUNA
WOODS, CALIFORNIA, AMENDING CHAPTERS 4.10 AND 4.18 AND
REPEALING CHAPTERS 4.02 AND 4.08 OF TITLE 4 (HEALTH AND

SANITATION) OF THE LAGUNA WOODS MUNICIPAL CODE

PERTAINING TO SOLID WASTE, WATER CONSERVATION,

GEOTHERMAL HEAT EXCHANGE WELLS, WATER WELLS,

CATHODIC PROTECTION WELLS, MONITORING WELLS,

AMBULANCE SERVICES, AND TATTOOING ESTABLISHMENTS,

AND DETERMINING AND CERTIFYING THAT THE ORDINANCE IS

EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT
WHEREAS, staff has recommended amending Chapters 4.10 and 4.18 and repealing Chapters 4.02 and 4.08 of Title 4 (Health and Sanitation) of the Laguna Woods Municipal Code (“Code Amendments”) to clarify and enhance ease of use of the Laguna Woods Municipal Code, both for internal parties and the public, by (i) deleting and repealing various provisions of chapters 4.02 and 4.08 that are unnecessary and/or duplicative of state law, (ii) amending Chapter 4.10 to promote compliance with California Senate Bill 1383 (Lara, Chapter 395, Statutes of 2016), eliminate the self-hauler registration requirement, and clarify various provisions, and (iii) amending Chapter 4.18 to promote compliance with California Water Code sections 13800.5(c) and 13801(c); and
WHEREAS, on August 21, 2024, the City Council held a duly noticed public hearing on this Ordinance at which it considered all of the information, evidence, and testimony presented, both written and oral.

THE CITY COUNCIL OF THE CITY OF LAGUNA WOODS,
CALIFORNIA, DOES ORDAIN AS FOLLOWS:

ITEM 8.3 – Attachment A
O 24-XX 2 XX-XX-2024
SECTION 2. After reviewing the entire project record, the City Council hereby determines and certifies that this Ordinance is not subject to the California Environmental Quality Act of 1970, Public Resources Code Section 21000, et. seq., as amended and implementing State CEQA Guidelines, Title 14, Chapter 3 of the California Code of Regulations (collectively “CEQA”) pursuant to sections 15060(c)(2) (the activities will not result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) (the activities are not a project as defined in section 15378) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3. CEQA Guidelines Section 15378(b)(2) excludes “[c]ontinuing administrative. . . activities, such as . . . general policy and procedure making” and Section 15378(b)(5) excludes “[o]rganizational or administrative activities of governments that will not result in direct or indirect physical changes in the environment” from its definition of “project.”
After reviewing the entire project record, the City Council also hereby determines and certifies that that, even if this Ordinance were subject to CEQA, it would be exempt based on CEQA Guideline section 15061(b)(3) because it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment.

SECTION 3. Sections 4.10.020, 4.10.040, 4.10.050, 4.10.070, 4.10.080

4.10.090, and 4.10.100, and Chapter 4.08, of Title 4 (Health and Sanitation) of the Laguna Woods Municipal Code are hereby amended to read as set forth in Exhibit A, attached to this Ordinance and incorporated herein by this reference.

Chapters 4.02 and 4.08 of Title 6 (Businesses) of the Laguna Woods Municipal Code are hereby repealed in their entirety.

SECTION 4. This Ordinance shall take effect and be in full force and operation thirty (30) calendar days after adoption.

ITEM 8.3 – Attachment A
O 24-XX 3 XX-XX-2024
SECTION 6. The Mayor shall sign this Ordinance.

SECTION 7. The City Clerk shall certify to the passage of this Ordinance and shall cause this Ordinance to be published or posted as required by law.

SECTION 8. All of the above-referenced documents and information have been and are on file with the City Clerk of the City.

STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSTAIN: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:
_______________________________________
YOLIE TRIPPY, CMC, City Clerk
ITEM 8.3 – Exhibit A to Attachment A
-1-

EXHIBIT A

CODE AMENDMENTS
Chapter 4.02 (“Ambulance Service”) is hereby repealed from Title 4 (“Health and Sanitation”) of the Laguna Woods Municipal Code in its entirety (deletions shown with strikethrough).

CHAPTER 4.02. - AMBULANCE SERVICE[1]
Footnotes:
--- (1) ---
State Law reference— Emergency medical services, Health and Safety Code § 1797 et seq.

Sec. 4.02.010. - Intent and purpose.

It is the intent of this chapter to establish general operating procedures and standards for medical transportation services operating within the City in both emergency and other situations, to provide a fair and impartial means of allowing responsible private operators to provide such services in the public interest, and to provide a means for the designation of exclusive operating areas. This chapter is modeled after Division 9, Article I of Title 4 of the Codified Ordinances of the County of Orange (County Model Ambulance Ordinance No. 3517; OCC § 4-9-1).

Sec. 4.02.020. - Definitions.

For purposes of this chapter, the following terms are defined: (05)Advanced life support service ("ALS") and basic life support service ("BLS") mean the same as defined in the California Health and Safety Code.(10)Ambulance means a motor vehicle, helicopter, or similar vehicle, specifically constructed, modified, equipped, or arranged and operated for the purpose of transporting patients requiring immediate or ongoing medical services excluding the transportation of such persons to or from locations not providing services as defined in this chapter.
(15) Ambulance service means the activity, business or service, for hire, profit, or otherwise, of transporting one or more persons by ambulance; provided, however, ambulance service shall not include the transportation by ambulance by an employer of his own ITEM 8.3 – Exhibit A to Attachment A
-2-
employees in an ambulance owned and operated by the employer solely for this purpose.
(20) Ambulance service operator means any person who operates or owns an ambulance service.
(25) Attendant means a trained, qualified individual who, regardless of whether he also serves as driver, is responsible for the care of patients.
(30) County means the County of Orange, State of California. (35) City means the City of Laguna Woods, California.
(40) Department means the Emergency Medical Services Agency of the County of Orange or the Health Care Agency of the County of Orange, or as otherwise designated by the Orange County Board of Supervisors.
(45) Dispatcher means an individual employed by an ambulance service operator responsible for sending an ambulance to provide ambulance service to a patient.
(50) Driver means an attendant who drives or pilots an ambulance. (55) Emergency means a sudden, unforeseen event giving rise to a need for ambulance service with basic or advanced life support services and is a condition in which an individual has a need for immediate medical attention, or where the potential for such need is perceived by emergency medical personnel or a public safety agency. (60) Exclusive operating area ("EOA") means the same as defined in Health and Safety Code § 1797.85, and which is established pursuant to Health and Safety Code § 1797.224.
(65) Emergency service means ambulance service performed in response to an emergency.
(70) Fire Chief means the Fire Chief of the Orange County Fire Authority.

ITEM 8.3 – Exhibit A to Attachment A
-3-
(75) Health Officer means the Orange County Health Officer or other official designated by the Board of Supervisors of Orange County to perform the Health Officer's functions under this chapter. (80) Licensee means an ambulance service operator which has been granted a license under this chapter to provide ambulance service. (85) Medical services means services provided by health care professionals licensed pursuant to the California Business and Professions Code or as specified by regulations adopted pursuant to this chapter.
(90) Paramedic means the same as defined in the California Health and Safety Code.
(95) Patient means a wounded, injured, sick, invalid, or otherwise incapacitated person.
(100) Person means any individual, firm, corporation, partnership, association, or other group or combination acting as a unit. (105) Physician means a medical doctor or osteopath holding the appropriate license or certificate to practice as such within the State of California pursuant to the Business and Professions Code. (110) Public safety agency means any public law enforcement agency, fire protection agency, or forest ranger operating in the County.

Sec. 4.02.030. - License required.
(a) It shall be unlawful for any person to be an ambulance service operator, or to act in such a capacity either directly or indirectly, within the City without possession of a license issued pursuant to this chapter. A license may specify the specific geographical area within the City in which it is valid; provided, however, with respect to EOA's, reference to the EOA by a specific number or similar identification shall be sufficient description of geographic limitation. A license shall be valid for not more than one calendar year or the expiration of the calendar year in which it was issued, whichever is shorter.

ITEM 8.3 – Exhibit A to Attachment A
-4-
(b) The provisions of this chapter shall not apply to:
(1) Ambulances operated at the request of a public safety agency during any "state of war emergency," "state of emergency," or "local emergency," as defined in the Government Code.
(2) Ambulance service transporting a patient from a location outside of the City regardless of destination.
(3) Ambulance service transporting a patient by a fixed-wing airplane.

Sec. 4.02.040. - Transfer and term of license.
(a) No license issued pursuant to this chapter can be transferred by operation of law or otherwise. The following shall be considered transfers for purposes of this section:
(1) Any change in the business structure of a licensee, including, but not limited to, changes from or to:
a. A sole proprietorship;
b. A partnership, including any change in the partners; and c. A corporation, including any change in the shareholders, whether by operation of law or otherwise.
(2) Bankruptcy, an assignment for the benefit of creditors, or the appointment of a receiver.
(3) A sale or transfer of over ten percent of the assets of a licensee. (b) A licensee may apply to the Health Officer for an amendment to the terms of the license, which request shall be processed in the same manner as an original application. Notwithstanding anything in this section to the contrary, licenses may be suspended, revoked, or terminated prior to the expiration date, pursuant to the provisions of this chapter.

Sec. 4.02.050. – Applications.

ITEM 8.3 – Exhibit A to Attachment A
-5-
(a) Each application for a license shall be accompanied by an application fee, if any, set by the Orange County Board of Supervisors, and be made upon forms prescribed by the Health Officer.
(b) Each applicant shall submit the following:
(1) The names and addresses of the applicants and the owners of the ambulances and the business and any interest therein;
(2) The applicant's training and experience in the transportation and care of patients;
(3) The names under which the applicant has engaged, does engage, and proposes to engage in ambulance service;
(4) A description of each ambulance including the make, model, year of manufacture, vehicle identification number, current State license number, the length of time the vehicle has been in use, and the color scheme, insignia, name, monogram and other distinguishing characteristics of the vehicles, a description of the company's program for maintenance of the vehicle, and a description of the vehicle's radio;
(5) Proof that the applicant has obtained all licenses and permits required by State or local law or regulation for the type of ambulance service proposed, excluding only a license to provide the service for which application is made;
(6) The names and qualifications of each attendant, driver, or dispatcher employed, or to be employed, in providing ambulance service;
(7) Proof that the applicant possesses and maintains currently valid California Highway Patrol inspection reports for each vehicle listed in the application;
(8) A description of the applicant company's training and orientation programs for attendants, drivers, and dispatchers;
ITEM 8.3 – Exhibit A to Attachment A
-6-
(9) Evidence of such financial responsibility and insurance coverage as may be required by the Health Officer pursuant to regulations adopted in accordance with this chapter;
(10) Identification of the geographical area to be served by the applicant, if required by the Department;
(11) As to new applications or transfers as specified in Section

4.02.040 of this chapter, a fingerprint receipt for each principal of the applicant, issued by the Orange County Sheriff-Coroner indicating each principal of the applicant has undergone a complete criminal history check, followed by a report from the Orange County SheriffCoroner showing no conviction of crimes which would be violations of the provisions of Section 4.02.070(d)(2), (3), (4), (5), (6) or (7); (12) A list of all substations or offices where equipment and personnel are, or will be based, including hours of operation; and (13) A description of whether the service proposed by the applicant will include basic life support services or advanced life support service, and, if so:
a. The number of basic life support service or advanced life support service units to be deployed on each shift;
b. The emergency response area to receive basic life support service or advanced life support service; and
c. The provisions, if any, for continuing education of attendants. (14) Such other information as the Health Officer may require in regulations adopted pursuant to this chapter.
(c) Renewal applications shall be submitted in the same form and require the same materials as original applications, except the requirement of Section

4.02.050(b)(11).

Sec. 4.02.060. - Investigations.

ITEM 8.3 – Exhibit A to Attachment A
-7-
Upon receipt of a completed application and the required fee, if any, the Health Officer shall make, or cause to be made, such investigation as the Health Officer deems necessary to determine if:
(1)The applicant is a responsible and proper person to conduct, operate, or engage in the provision of ambulance services; (2)The applicant meets the requirements of this chapter and of other applicable laws, ordinances, or regulations.

Sec. 4.02.070. - Issuance or denial of license.
(a) The Health Officer shall issue a license to an applicant if the Health Officer, after completing any investigation required pursuant to this chapter, determines all requirements of this chapter have been met and the license fee, if any, set by the Orange County Board of Supervisors, has been paid. (b) In the event of denial, the applicant shall be informed by the Health Officer in writing of the reasons therefor.
(c) The licensee shall obtain and keep in force during the term of a license comprehensive automobile liability insurance and professional liability insurance issued by a company authorized to do business in the State of California, acceptable to the Health Officer, insuring the owner against loss by reason of injury or damage that may result to persons or property from negligent operation or defective construction of such ambulance, or from violation of this chapter or any other law of the State of California, or the United States. Said comprehensive automobile liability policy shall be in the sum of not less than $500,000 for combined single limit, bodily injury and property damage. Said professional liability insurance shall be in the sum of not less than $1,000,000.00 per person and $1,000,000.00 annual aggregate.

Workers' compensation insurance shall be carried covering all employees of the license holder. Before the Health Officer shall issue a license, copies of the policies, or certificates evidencing such policies, shall be filed with the Health Officer. All policies shall contain a provision requiring a 30-day notice to be given to the Department prior to cancellation, modification, or reduction in limits. The amount of comprehensive automobile liability insurance shall be subject to review and adjustment by the Health Officer pursuant to regulations adopted under this chapter. In the use of helicopters, the equivalent insurance requirements shall apply.

ITEM 8.3 – Exhibit A to Attachment A
-8-
(d) Grounds for denial of a license application shall be:
(1) Failure to meet the requirements of any provision of this chapter; (2) Violation by any principal of an applicant of Penal Code § 290; (3) Use of narcotics or other controlled substances;
(4) Conviction during the preceding seven years of any crime relating to the use, sale, possession, or transportation of narcotics, or other controlled substances;
(5) Habitual or excessive use of intoxicating beverages; (6) Conviction during the preceding seven years of any crime punishable as a felony in the State of California;
(7) Conviction of any crime involving moral turpitude, including, but not limited to, fraud or intentional dishonesty for personal gain. (e) In determining the effect of any criminal acts on the issuance or denial of a license, the Health Officer shall consider whether the criminal acts are related to the activities of an ambulance service and shall evaluate the rehabilitation of the person involved. The Health Officer shall not consider crimes of which the applicant is, or was, accused but not convicted.

Sec. 4.02.080. - License suspension or revocation.
(a) The Health Officer may suspend or revoke a license for failure by the licensee to comply with, and maintain compliance with, or for violation of, any applicable provision, standard, or requirement of State law or regulation or this chapter, or of any regulations promulgated hereunder. Suspension of a license is not a condition precedent to revocation of a license. (b) Before issuing a suspension or revocation, the Health Officer shall give written notice to the licensee. Said notice shall:
(1) Specify the reason for which the proposed action is to be taken; ITEM 8.3 – Exhibit A to Attachment A
-9-
(2) Set a hearing for not more than 15 days nor less than seven days after the date of the notice;
(3) Specify the date, time, and place of the hearing; and (4) Be served on the licensee either by delivery to its principal place of business or to its designated agent for service of such notices, if any.
(c) If the licensee, subsequent to service of a suspension or revocation notice under this section, remedies some or all of the conditions to which the notice refers, the Health Officer may rescind the suspension or revocation at any time.
(d) At the hearing, the Health Officer has the burden of proof and may present evidence as to why such action should be taken and to answer the evidence presented by the licensee.
(e) The Health Officer may reduce the period of time for hearing under a suspension or revocation notice to no less than 24 hours when the Health Officer makes written preliminary findings that such action is necessary to protect the public health, safety, and welfare. When, as a result of such an emergency proceedings, a license is suspended or revoked, the licensee may request an additional hearing at which the licensee will have the burden of establishing renewed compliance justifying reinstatement of the license.

Such additional hearing will be commenced within five days of the licensee's request. The request for, and the scheduling of, an additional hearing shall not stay operation of the suspension or revocation order. (f) Hearings conducted pursuant to this section shall be conducted before a hearing officer designated by the Department. At the conclusion of said hearing, the hearing officer shall expeditiously prepare a written summary of the evidence and proposed findings and conclusions for consideration by the Health Care Agency Director.
(g) The Health Care Agency Director shall issue a written decision within 30 days after receiving the hearing officer's findings and conclusions.

Sec. 4.02.090. - Appeal to Orange County Board of Supervisors.

ITEM 8.3 – Exhibit A to Attachment A
-10-
In the event of denial, suspension, or revocation of a license, the applicant or licensee shall have the right to request a hearing before the Orange County Board of Supervisors, which hearing shall be requested and conducted in the manner specified in Section 6.04.160 of this Code.

Sec. 4.02.100. - Notification.

The licensee shall notify the Health Officer within 24 hours after any change in ownership or management of the licensee, or any interruption of service of more than 24 hours duration, or any substantial change in staffing or equipment. For purposes of this section, the term "substantial change" shall be as defined by regulation adopted pursuant to this chapter.

Sec. 4.02.110. - Personnel standards.
(a) A licensee shall only employ personnel performing tasks described in this chapter who comply with the requirements of this section. (b) Attendants shall be at least 18 years of age and trained and competent in the proper use of all equipment, and shall hold current Emergency Medical Technician-1A ("EMT-1A"), or State Educational equivalent, certification in compliance with all State laws, rules, and regulations. Additionally, each attendant shall hold a license from the Health Officer indicating compliance with this section. Applications for such licenses shall be in a form required by the Health Officer and shall be accompanied by the fee, if any, established therefore. All applicants for licenses as an attendant shall be subject to the same criminal history review as required for principals of ambulance companies pursuant to this chapter no less than once every four years. Certificates may be denied, suspended, or revoked in the same form and manner as that specified for ambulance service licensees in this chapter.

Licenses shall be valid for two years from the date of issuance or certification as an Emergency Medical Technician-1A, whichever is less.

Renewal of a license shall be in the same manner as issuance of a new license.
(c) Each licensee shall have at least one dispatcher. Emergency ambulance service licensees shall have a dispatcher on a 24-hour-per-day basis and shall adequately train the dispatcher to radio operation and protocols and to the emergency response area(s) served before said dispatcher begins dispatching emergency calls. For purposes of this section, "adequate" training of a ITEM 8.3 – Exhibit A to Attachment A
-11-
dispatcher shall be that which meets State standards, if any, or County requirements.
(d) Ambulance drivers shall, in addition to the requirements of this chapter for attendants, maintain an appropriate license issued by the California Department of Motor Vehicles and, if applicable, the Federal Aviation Administration.

Sec. 4.02.120. - Rates.

No licensee shall charge more than the maximum BLS rates approved by the Orange County Board of Supervisors. No licensee shall charge more than the maximum ALS rates approved by the Orange County Board of Supervisors or the Orange County Fire Authority.

Sec. 4.02.130. - Selection of ambulance service licensees for exclusive operating areas.
(a) The Orange County Fire Authority shall administer the competitive process, on behalf of the local EMS agency, for the award of EOA contracts within the City. The Orange County Fire Authority shall select and shall enter into contracts with licensees for the provision of ambulance service in response to emergencies in each EOA, unless the City has provided written notification to the Orange County Fire Authority of its intention to retain licensee selection and contracting authority for itself. Such contracts shall provide for one primary contractor per EOA, with such other back-up service by other emergency ambulance service providers as deemed necessary by the Fire Chief. In awarding these contracts, the Orange County Fire Authority, or City of it elects to retain licensee selection and contracting authority, shall consider the comparative value of competing proposals in the same fashion as would be the case were the County evaluating proposals from prospective service providers for other governmental activities, including consideration of:
(1) The quality of service to be provided;
(2) The level of service to be provided;
(3) The rates charged for services to be provided; and
ITEM 8.3 – Exhibit A to Attachment A
-12-
(4) The cost, if any, to the awarding agency.
(b) The Fire Chief shall administer the contracts for ambulance service awarded by the Orange County Fire Authority, or by the City, if applicable under this section. The Fire chief shall also prepare and keep current EOA lists specifying contract providers for each EOA. The Fire Chief shall include on the list for each EOA the provider which has entered into an ambulance service agreement with the Orange County Fire Authority, or the City if applicable, as the primary contractor as well as the emergency ambulance service provider who will provide back-up emergency ambulance service for that area.
(c) In the event no proposals acceptable to the Orange County Fire Authority, or to the City if it elects to retain licensee selection and contracting authority under the provisions of this section, are received for one or more EOA's, the Orange County Fire Authority, or the City if applicable, shall designate one or more licensees to provide emergency ambulance services for the EOA. From the date of such designation until a regular emergency ambulance service agreement is signed for the affected area, provision of emergency ambulance service shall be an express condition of the license and unreasonable or unjustified refusal of such calls shall be a violation of this section.
(d) No person shall provide ambulance service in response to, or as a result of, an emergency, unless that person is a licensee specified in each instance by a physician or public safety agency. A licensee thus specified by a physician need not be a contractor selected pursuant to this section. Any ambulance service operator receiving a request for emergency ambulance service from other than a public safety agency shall immediately, by telephone, notify a public safety agency designated by regulation of the request.
(e) No licensee responding to an emergency shall transport a patient unless:
(1) A paramedic is present at the location of the patient; or (2) A physician is present at the location of the patient and directs transportation in the absence of a paramedic; or
ITEM 8.3 – Exhibit A to Attachment A
-13-
(3) A safety qualified employee of the Orange County Fire Authority, or an appropriate employee of a public safety agency designated by regulation, directs transportation in the absence of a paramedic. (f) Unless otherwise directed by a physician present at the location of the patient, a licensee shall transport a patient pursuant to regulations adopted under Section 4.02.140 of this chapter.

Sec. 4.02.140. - Rules and regulations.
(a) As to all sections of this chapter except Section 4.02.130, the Health Officer shall make such rules and regulations and as may be necessary to implement this chapter. Prior to adoption, proposed rules and regulations shall be submitted to the Orange County Emergency Medical Care Committee for comment.
(b) As to Section 4.02.130 of this chapter, the Fire Chief shall make such rules and regulations and as may be necessary to implement this chapter.

Prior to adoption, the Fire Chief's rules and regulations shall be submitted to the Orange County Emergency Medical Care Committee for comment. (c) The Health Officer or the Fire Chief or their respective designee(s) may inspect the records, facilities, transportation units, equipment, and method of operating of each licensee whenever necessary and, by the Health Officer, at least annually.

Sec. 4.02.150. - Complaints.

The Department, the City, any user, subscriber, public safety agency or consumer who believes, or has reason to believe, that an individual has been required to pay an excessive charge for services, received inadequate services, or services provided were not in compliance with the provisions of this chapter, may file a written complaint with the Department and the Fire Chief setting forth such allegations. The Department and Fire Chief shall notify the ambulance service operator of such complaint. The ambulance service operator shall file a written response within 15 calendar days after receipt of the notification.

Sec. 4.02.160. - Variance.

ITEM 8.3 – Exhibit A to Attachment A
-14-
As to all but Section 4.02.130 of this chapter, the Health Officer may grant variances from the terms of this chapter if he finds such action is necessary to protect the public health, safety, or welfare. As to Section 4.02.130 of this chapter, the Fire Chief may grant variances from the terms of this chapter if he finds such action is necessary to protect the public health, safety, or welfare. As to the Health Officer, such variances may include the issuance of a temporary license. No temporary license shall exceed 180 days in duration.

Sec. 4.02.170. - Violations; penalty.

Violation of any provision of this chapter by an ambulance service operator shall be a misdemeanor.

Chapter 4.08 (“Tattooing Establishments”) is hereby repealed from Title 4 (“Health and Sanitation”) of the Laguna Woods Municipal Code in its entirety (deletions shown with strikethrough).

CHAPTER 4.08. - TATTOOING ESTABLISHMENTS[3]
Footnotes:
--- (3) ---
State Law reference— Tattooing, body piercing and permanent cosmetics, Health and Safety Code § 119300 et seq.

Sec. 4.08.010. - Definitions.

The following words, terms and phrases, when used in this chapter, shall have the meanings ascribed to them in this section, except where the context clearly indicates a different meaning:
(05) Health Officer means the City Manager or designee. (10) Operator means any person, whether the proprietor or another person, administering a tattoo to any customer of a tattooing establishment.
(15) Proprietor means the person having general control and management over the conduct of business at a tattooing establishment, ITEM 8.3 – Exhibit A to Attachment A
-15-
whether or not such person is the legal owner of the premises or the business.
(20) Tattoo means an indelible mark or figure fixed upon a body by insertion of pigment under the skin or by production of scars. (25) Tattooing establishment means premises used for the business of marking or coloring the skin with tattoos, and all furnishings, equipment, instruments, dyes and inks, and other facilities maintained herein incidental to such use.

Sec. 4.08.020. - Maintenance of premises.
(a) All tattooing establishments shall be equipped with running hot and cold water, with adequate toilet facilities and with all such appliances, furnishings and materials as may be necessary to enable persons employed in and about such establishments to comply with the requirements of this chapter. (b) The floors, furnishings and equipment of tattooing establishments shall be kept clean at all times during business hours. For purposes of this section, a floor shall not be considered clean if it has not been swept and mopped within the preceding 24-hour period.
(c) All operating tables in tattooing establishments shall be constructed of metal with white enamel or porcelain finish, or stainless steel. (d) Each tattooing establishment shall have adequate lighting and ventilation. For purposes of this section, lighting or ventilation shall be considered as inadequate if it fails to comply with a standard prescribed by the Health Officer.
(e) No tattooing establishment shall be used as a sleeping room or dormitory.

Sec. 4.08.030. - Source of dyes and inks.
(a) Proprietors of tattooing establishments shall, on request of the Health Officer, submit in Writing to the Health Officer the source of all dyes or inks retained for use in tattooing operations, and thereafter shall notify the Health Officer in writing of any dyes or inks obtained for use in tattooing operations from any source other than those previously submitted.

ITEM 8.3 – Exhibit A to Attachment A
-16-
(b) No dyes or inks from any sources which have been disapproved by the Health Officer shall be retained available for use in tattooing operations.

Sec. 4.08.040. - Maintenance of pigments, dyes and equipment.

No pigments, dyes, or equipment shall be retained available for use in tattooing operations unless cleaned and sterilized as provided in this section.

For purposes of the section, equipment shall include needles, needle tubes, towels, blade holders, wiping cloths, paper towels and napkins, charcoal, gauze bandages (unless purchased in individual sterile packages), and all similar items.
(1) All equipment shall be thoroughly cleaned before being sterilized.

Instruments shall be cleaned with soap or detergent by use of a brush.

The interior of needle barrels shall be brushed. After cleaning, equipment shall be thoroughly rinsed under running fresh tap water. (2) All equipment shall be sterilized by autoclaving. Each piece of equipment shall be individually wrapped with paper in an approved method for autoclaving. Metal foil may not be used. Tattooing needles shall be threaded through the metal tube that attaches to the tattooing vibrator and shall be placed in a glass (or autoclavable plastic test tube) with a cotton plug for autoclaving. Wiping tissues shall be sterilized in a single pack to be used for one tattoo and then be discarded. All packs shall be marked with temperature recording tape or labels.
(3) Dyes or inks shall be used from containers with a cap that completely covers the opening and is attached to the neck of the dye container, sterilized in an autoclave after first being filled with the dye. Dye shall be handled utilizing aseptic techniques and the dye containers filled with dye shall be autoclaved at least once a week or more often if necessary to keep the dye in a sterile condition. The dyes may be placed in Teflon squeeze bottles that will withstand autoclaving.
(4) Steam sterilization of the above listed equipment shall be accomplished in an autoclave with at least 15 pounds pressure per square inch at a temperature of 251 degrees Fahrenheit for at least 30 ITEM 8.3 – Exhibit A to Attachment A
-17-
minutes. Other means of sterilization may be approved by the Health Officer.
(5) All sterilized dyes, pigments and equipment shall be stored in a manner which will insure sterility at the time of use.
(6) Proprietors shall maintain sufficient sterilized equipment available at the beginning of each workday to allow completion of such workday without requiring resterilization of such equipment.

Sec. 4.08.050. - Maintenance of stencils.
(a) No stencil, whether new or used, shall be retained in a manner available for use in any tattooing operation unless it has been precleaned and disinfected in the following manner:
(1) Each stencil must be precleaned by being scrubbed with soap and brush to the extent necessary to remove all accumulations of carbon and vaseline in the etched grooves of the stencil.
(2) Each stencil, after being precleaned and dried, must be disinfected by being soaked, design-cut side down, in a closed container of 70 percent alcohol for not less than 30 minutes at room temperature. (b) Each stencil, after being disinfected, shall be air dried for not less than 30 minutes by being suspended in a manner exposing both sides to the air, and thereafter shall be stored for next use in a clean envelope.

Sec. 4.08.060. - Skin condition of customers.

No tattooing operation shall be performed on skin surface areas containing any rash, pimples, boils, or infection or otherwise manifesting any evidence of unhealthy conditions.

Sec. 4.08.070. - Potential health risks.

The establishment proprietor shall provide written information as required by the Health Officer about blood-borne diseases and their transmission to all tattoo operators and maintain records to verify operator receipt of this information. The tattoo operator shall inform the customer, of any potential ITEM 8.3 – Exhibit A to Attachment A
-18-
health risks involved whenever the skin is violated as required by the Health Officer.

Sec. 4.08.080. - Health conditions of operator.

No tattooing operations shall be performed unless the operator is free of communicable diseases and pustular skin lesions.

Sec. 4.08.090. - Smoking by operator.

No operator shall smoke while performing a tattooing operation.

Sec. 4.08.100. - Apparel of operator.

The operator must wear a clean, light-colored, short-sleeved smock while performing the tattooing operation.

Sec. 4.08.110. - Cleanliness of operator.

No operator shall perform a tattooing operation with unclean hands. For purposes of this section, hands shall not be considered clean unless they have been thoroughly washed with soap from a single service dispenser and warm water vigorously rubbing all surfaces of lathered hands for at least ten seconds, followed by thorough rinsing under a stream of water. Hands shall be dried using single service towels from a dispenser or hot air blower. If a liquid soap is used, the dispenser shall be cleaned and filled with fresh soap only when empty. Tattoo operators shall wear protective gloves while handling needles or blades, or doing any procedures that may cause bleeding. Gloves shall be discarded between each customer.

Sec. 4.08.120. - Shaving.

No tattooing operation involving shaving shall be performed unless the skin is washed with soap prior to the shaving and unless the blade used in shaving is previously unused and unless the blade holder has been autoclaved since its previous use.

Sec. 4.08.130. - Skin preparation.

ITEM 8.3 – Exhibit A to Attachment A
-19-
No tattooing operation shall be performed unless the skin is adequately prepared prior to the operation. For purposes of this section, skin shall be considered properly prepared if it is thoroughly washed with soap following shaving and thereafter scrubbed gently three times with 70 percent isopropyl alcohol, using a separate sterile gauze pad each such time; and no alternate method of skin preparation shall be considered adequate unless approved in writing by the Health Officer.

Sec. 4.08.140. - Use of stencils.

No tattooing operation involving the use of stencils shall be performed unless all of the following requirements have been complied with:
(1) Each stencil must be precleaned pursuant to Section 4.08.050. (2) Each stencil, having been precleaned, must be wiped with sterile gauze soaked in 70 percent alcohol and air dried immediately prior to its use in the tattooing operation.
(3) Petroleum jelly used for stencils must be obtained from a collapsible tube which has not previously been used in any tattooing operation and must be applied to the skin with a sterile gauze which has not previously been used.

Sec. 4.08.150. - Use of approved dyes.

No tattooing operation shall be performed using dyes or inks of a type that has been disapproved for use by the Health Officer pursuant to Section

4.08.030.

Sec. 4.08.160. - Use of sterile dyes.

No tattooing operation shall be performed unless the following requirements have been complied with:
(1)The dye or ink used for the tattoo must be obtained from presterilized dye or ink bottles and, prior to the tattooing operation, aseptically transferred from such bottles into sterile paper cups which have not previously been used in any tattooing operation. No refilling of the dye cup is permitted.

ITEM 8.3 – Exhibit A to Attachment A
-20-
(2) No dye or ink shall be used in which needles used on another person have been dipped.

Sec. 4.08.170. - Use of sterile equipment.

No tattooing operation shall be performed using equipment that has not been cleaned and sterilized in the manner set forth in Section 4.08.040.

Sec. 4.08.180. - Discarding of certain equipment.

Operators shall discard the following items immediately after use in any tattooing operation:
(1) Blades used in shaving.
(2) Tubes and gauze used in application of petroleum jelly used for stencils.
(3) Paper cups used for dye or ink.

Sec. 4.08.190. - Health services fee schedule.

The Health Officer shall periodically make inspections of tattooing establishments to determine if the proprietor or operator of such establishments are complying with the provisions of this chapter. The City Council may, by resolution, adopt health service fees to be paid by the proprietor or operator of the tattoo establishment. Such fees to be paid directly to the Health Officer and retained by the City as reimbursement for said services related to this chapter.

Sec. 4.08.200. - Penalties.

Each of the following acts or omissions shall constitute an offense:
(1) Any performance of a tattooing operation by an operator in violation of any requirement or prohibition imposed by this chapter. (2) Any failure by a proprietor to maintain a tattooing establishment in conformity with the requirements of this chapter. For purposes of this ITEM 8.3 – Exhibit A to Attachment A
-21-
section, each day upon which such a failure to conform occurs shall constitute a separate violation.

Section 4.10.020 (“Definitions”) of Chapter 4.10 (“Solid Waste”) of Title 4 (“Health and Sanitation”) of the Laguna Woods Municipal Code is amended to read as follows (additions shown with underlining, deletions shown with strikethrough):

Sec. 4.10.020. - Definitions.

For purposes of this chapter only, the following definitions shall apply, unless special meaning is ascribed to them by the California Code of Regulations or California Public Resources Code, as may be amended from time-to-time, in which case such meaning shall apply:
(05) AB 939 shall mean the California Integrated Waste Management Act of 1989, currently codified as California Public Resources Code Section 40000 et seq., as it may be amended supplemented, superseded, or replaced from time to time.Back-haul shall mean generating and transporting organic waste to a destination owned and operated by the generator using the generator’s own employees and equipment.
(10) Bins shall mean a container, including dumpsters, compactors, and any similar such devices with a capacity of under ten 10 cubic yards.
(15) Cart shall mean a plastic container with a hinged lid and wheels serviced by an automated or semi-automated process, as opposed to a manual process of lifting and dumping, with a capacity of no less than 30 and no greater than 101 gallons.
(20) City Manager shall mean the City Manager of the City or his/her/their duly-authorized representative or designee. (25) Collect or Collection or Collecting shall mean to take physical possession of, transport, and remove solid waste from a premises.

ITEM 8.3 – Exhibit A to Attachment A
-22-
(30) Commercial premises shall mean all premises upon which business activity is conducted including, but not limited to, retail sales, wholesale operations, manufacturing, industrial operations, and services including, but not limited to, professional services, hospitality services, and restaurant and food services, but excluding residential premises upon which business activities are conducted when such activities are permitted under applicable zoning regulations and are not the primary use of the property. Notwithstanding any provision to the contrary herein, in this Code, or otherwise, for purposes of this chapter and to the extent permitted by law, premises upon which assisted living facilities, community care facilities (and other similar types of facilities), hotels, and motels are operated shall be deemed to be commercial premises, and apartment complexes and condominium complexes shall not be deemed to be commercial premises. Any ambiguity as to whether a premises qualifies as a commercial premises shall be resolved by the City Manager.
(35) Container shall mean any and all types of solid waste receptacles, including carts, bins, and roll-off boxes.
(40) Dwelling unit shall mean one or more rooms designed for occupancy by one household for living and sleeping purposes and containing kitchen facilities or an area designed for the preparation of food for use solely by one household.
(45) Franchisee shall mean a person, persons, firm, or corporation that has been issued a franchise by the City to provide solid waste handling services within the City.
(50) Green waste shall mean all leaves, grass cuttings, and shrubs that accompany routine household or property maintenance functions. (55) Hazardous waste shall mean all substances defined as hazardous waste, acutely hazardous waste, or extremely hazardous waste by the State of California in Health and Safety Code Sections 25110.02, 25115, and 25117, or in the future amendments to or recodifications of such statutes, or identified and listed as hazardous waste by the U.S. Environmental Protection Agency pursuant to the Federal Resource Conservation and Recovery Act (42 U.S.C. Section 6901 et ITEM 8.3 – Exhibit A to Attachment A
-23-
seq.), all future amendments thereto, and all rules and regulations promulgated thereunder.
(60) Organic material or Organic waste shall have the same meaning as set forth in 14 CCR, Div. 7, Ch. 12, Section 18982.
(65) Premises shall mean any land, building and/or structure within the City limits where solid waste is generated or accumulated. (70) Recycle or Recycling shall mean the process of collecting, sorting, cleaning, treating, and reconstituting materials for the purpose of reuse or resale.
(75) Recyclable material shall mean solid waste capable of being returned to the economic mainstream using available processes or economically viable processes generally available within the solid waste handling services industry.
(80) Residential premises shall mean all premises upon which dwelling units exist, as well as all clubhouses, golf course facilities, offices/service yards, and other premises located within private gated communities. Notwithstanding any provision to the contrary herein, in this Code, or otherwise, for purposes of this chapter and to the extent permitted by law, apartment complexes and condominium complexes shall be deemed to be residential premises, and premises upon which assisted living facilities, community care facilities (and other similar types of facilities), hotels, and motels are operated shall not be deemed to be residential premises. Any ambiguity as to whether a premises qualifies as a residential premises shall be resolved by the City Manager.
(85) Roll-off box shall mean containers of ten 10 cubic yards or larger, including compactors.
(90) Self-hauler shall mean any person or entity that, pursuant to Section 4.10.080 of this Code, provides for the collection, transportation, and disposal of solid waste generated by his/her/their/its own premises. a person who hauls solid waste, organic waste or recovered material he/she/they has/have generated to another person. Self-hauler also includes a person who back-hauls waste.

ITEM 8.3 – Exhibit A to Attachment A
-24-
(95) Solid waste shall mean and include all discarded putrescible and non-putrescible solid, semisolid, and liquid wastes, including garbage, trash, refuse, rubbish, construction waste, industrial waste, commercial solid waste, and any other discarded solid, semisolid and liquid waste permitted to be disposed of at a Class III landfill and which are included within the definition of “nonhazardous solid waste” set forth in the California Code of Regulations, as it may be amended from time to time. Solid waste does not include hazardous waste (Class I), low-level radioactive waste, untreated medical waste, or special wastes.
(100) Special wastes shall mean wastes other than solid waste, including sewage, sludge, industrial sludge, asbestos, auto bodies, tires, used motor oil, hazardous waste, animal carcasses, dead animals, parts or portions of dead animals, explosive substances, radioactive materials, and other materials which may not be disposed of at a Class III landfill or which require special handling.
(105) Street maintenance provider shall mean any firm providing street sweeping, catch basin maintenance, storm drain maintenance, or other maintenance services for public or private streets or roads.

Section 4.10.040 (“Mandatory arrangements for solid waste”) of Chapter 4.10 (“Solid Waste”) of Title 4 (“Health and Sanitation”) of the Laguna Woods Municipal Code is amended to read as follows (additions shown with underlining, deletions shown with strikethrough):

Sec. 4.10.040. - Mandatory arrangements for solid waste. (a) Arrangements for removal of solid waste mandatory. Except as otherwise provided in this chapter, the owner, occupant, or person in possession, charge, or control of each residential premises and each commercial premises in the City shall either (i) subscribe to solid waste handling services with a franchisee for said premises or (ii) obtain and maintain registration as a self-hauler self-haul as set forth in this chapter in connection with said premises.

ITEM 8.3 – Exhibit A to Attachment A
-25-
(b) Exception: vacant premises. The requirement in Section 4.10.040(a) to provide for solid waste handling services shall not apply in connection with any vacant residential or commercial premises, provided no solid waste is being generated or accumulating. Any person seeking to avail themself/theirself/itself of the exception provided herein shall bear the burden of providing reasonable evidence to City, pursuant to such regulations or guidelines as the City Manager is hereby authorized to develop, demonstrating the premises is/was vacant and not generating or accumulating solid waste for the period in question.

Section 4.10.050 (“Containers”) of Chapter 4.10 (“Solid Waste”) of Title 4 (“Health and Sanitation”) of the Laguna Woods Municipal Code is amended to read as follows (additions shown with underlining, deletions shown with strikethrough):

Sec. 4.10.050. - Containers.
(a) Every owner, occupant, or person in possession, charge, or control of any premises within the City shall deposit or cause to be deposited all solid waste generated or accumulated on such premises, and intended for collection and disposal, in sealed, watertight containers that are either (i) provided by a franchisee or (ii) approved by the City Manager for selfhauling self-hauling purposes pursuant to this chapter. No owner, occupant, or person in possession, charge, or control of any premises shall use a container not in conformance with the requirements hereof for the collection, accumulation, or storage of solid waste.
(b) Containers provided by a franchisee shall comply with all applicable state laws and regulations.
(c) No container shall be placed adjacent to or in a public street or public right-of-way for collection service more than 24 hours prior to the normal collection time, and all containers so placed shall be removed from the public street or public right-of-way within 12 hours after collection. (d) Container lids shall remain closed at all times that the container is unattended. If the solid waste contained within a container exceeds the actual capacity of the container, then a larger container or multiple containers must be utilized. Any solid waste that does not reasonably fit ITEM 8.3 – Exhibit A to Attachment A
-26-
within a container (such as furniture or other large bulky items) must be covered and protected, as by a tarp, netting, or other secured material, in order to prevent the scattering of debris by natural forces such as wind or animals. The owner, occupant, or person in possession, charge, or control of a premises shall be responsible for the cleanup of any solid waste spilled, dumped, or scattered as a result of a container overflow. The City Manager may impose minimum requirements for container numbers and sizes should he/she/they determine such action is necessary to protect public health, safety, or welfare, or comply with applicable laws pursuant to Section

4.10.060(c).
(e) It is unlawful for any person to share, place solid waste in, or to otherwise use the container of another person. Notwithstanding anything contained herein to the contrary, the sharing of containers shall be permitted under the following conditions:
(1) The owner, occupant, or person in possession, charge, or control of a premises upon which contiguous or adjacent dwellings units exists may arrange for containers for shared use by the occupants, tenants or persons in possession of the dwelling units on such premises, subject to approval of the City Manager, which approval may be delegated to a franchisee. Approval by the City Manager shall be based upon (i) the type of solid waste generated by each residential premises and (ii) the number of containers and frequency of solid waste collection needed to protect the public health, safety, and welfare.
(2) The occupants of a single commercial building or contiguous or adjacent commercial buildings may share containers for solid waste handling services at a common location, subject to approval of the City Manager, which approval may be delegated to a franchisee.

Approval by the City Manager shall be based upon (i) the type of solid waste generated by each commercial premises and (ii) the number of containers and frequency of solid waste collection needed to protect the public health, safety, and welfare.
(f) It is unlawful to use any container furnished by a franchisee for any purpose other than the collection, accumulation, and storage of solid waste.

ITEM 8.3 – Exhibit A to Attachment A
-27-
(g) It is unlawful to convert or alter any container furnished by a franchisee for other uses, or to intentionally damage such containers.

Section 4.10.070 (“Prohibitions and unlawful acts”) of Chapter 4.10 (“Solid Waste”) of Title 4 (“Health and Sanitation”) of the Laguna Woods Municipal Code is amended to read as follows (additions shown with underlining, deletions shown with strikethrough):

Sec. 4.10.070. - Prohibitions and unlawful acts.
(a) It is unlawful, and a public nuisance, for any person to occupy or inhabit any premises within the City for which arrangements have not been made and kept in full force and effect for solid waste handling services in a manner consistent with the provisions hereof.
(b) The keeping of solid waste in containers other than those prescribed by this chapter, or the keeping upon premises of solid waste which is offensive, obnoxious, or unsanitary, is unlawful, constitutes a public nuisance, and may be abated in the manner provided by law for the abatement of nuisances. (c) It is unlawful, and a public nuisance, for any person that subscribes for solid waste handling services with a franchisee to fail to participate in the recycling and organic waste recycling programs offered to them by the franchisee.
(d) It is unlawful, and a public nuisance, for any person that subscribes for solid waste handling services with a franchisee to fail to comply with the terms of any recycling and organic waste recycling programs offered to them by the franchisee, including by placing solid waste in containers of a type or nature not designed for the type of waste in question.
(e) It is unlawful, and a public nuisance, for any person who is registered operating as a self-hauler with within the City to fail to comply with all requirements of such registration operation, including those related to the handling of organic waste.
(f) It is unlawful, and a public nuisance, for any person to fail to comply with his/her/their/its obligations related to the collection and handling of organic waste as set forth in 14 CCR, Div. 7, Ch. 12; provided, however, ITEM 8.3 – Exhibit A to Attachment A
-28-
that the City Manager is authorized to provide waivers to the requirement to participate in some or all of such obligations where authorized by law. (g) It is unlawful, and a public nuisance, for any commercial edible food generator, food recovery organization, or food recovery service to fail to meet its obligations as set forth in 14 CCR, Div. 7, Ch. 12. (h) It is unlawful for any person other than a franchisee (or its agents and employees) to collect any discarded solid waste or otherwise provide solid waste handling services within the City. This prohibition shall not, however, apply to:
(1) Registered self-haulers Self-haulers as defined in this chapter. (2) The owner, occupant, or person in possession, charge, or control of any residential or commercial premises who has subscribed for and is receiving solid waste handling services with a franchisee, when such owner, occupant, or person is hauling materials generated at his/her/their/its own premises to a lawful disposal or recycling facility to a degree and in a manner consistent with standards generally applicable to the solid waste industry and as required by state law or regulation. This exemption does not permit the hiring of any person, other than a franchisee, to haul solid waste from one’s own premises. (3) The collection, transportation, and disposal of construction and demolition debris by a contractor, handyperson, repairperson, or other similar service provider as an incidental part of the services provided to its customers rather than as a hauling service, provided that such solid waste is not collected or transported by a third party hired for the primary purpose of collecting and transporting said materials, and further provided that such services comply with any ordinances, policies, and regulations of the City and all state laws and regulations relating to the collection and handling of such materials. (4) The collection, transportation, and disposal of solid waste by a street maintenance provider as an incidental part of the street maintenance services provided to its customers, rather than as a hauling service, provided that such solid waste is not collected or transported by a third party hired for the primary purpose of collecting and transporting said materials, and further provided that such ITEM 8.3 – Exhibit A to Attachment A
-29-
services comply with any ordinances, policies, and regulations of the City and all state laws and regulations relating to the collection and handling of such materials.
(5) The collection, transportation, and disposal of green waste and related solid waste by a gardener or landscaper as an incidental part of the gardening or landscaping services provided to its customers, rather than as a hauling service, provided that such solid waste is not collected or transported by a third party hired for the primary purpose of collecting and transporting said materials, and further provided that such services comply with any ordinances, policies, and regulations of the City and all state laws and regulations relating to the collection and handling of such materials.
(6) Any person collecting recyclable material sold or donated to it by the person that generated such recyclable material provided, however, to the extent permitted by law, if the person that generated such recyclable material is required to pay monetary or non-monetary consideration for the collection, transportation, transfer, or processing of recyclable material, the fact that the person that generated such recyclable material receives a reduction or discount in price therefor (or in other terms of the consideration the person that generated such recyclable material is required to pay) shall not be considered a sale or donation.
(i) It is unlawful for any person, other than the owner, occupant, or person in possession, charge, or control of any residential or commercial premises, or a person authorized by law (such as a franchisee), to remove any container from any such premises or from any location where it was lawfully placed for collection, without the prior written approval of the owner, occupant, or person in possession, charge, or control of such premises. (j) It is unlawful for any person to place solid waste adjacent to or in a public street or public right-of-way for collection by a franchisee without having first subscribed for solid waste handling services with such franchisee. (k) It is unlawful for any person, other than a franchisee, to take, remove or appropriate for his/her/their/its own use any solid waste which has been placed in any location for collection or removal by a franchisee, regardless of whether the solid waste is placed in a container.

ITEM 8.3 – Exhibit A to Attachment A
-30-
Section 4.10.080 (“Self-haulers”) of Chapter 4.10 (“Solid Waste”) of Title 4 (“Health and Sanitation”) of the Laguna Woods Municipal Code is amended to read as follows (additions shown with underlining, deletions shown with strikethrough):

Sec. 4.10.080. - Self-haulers.
(a) Collection, transportation, and disposal. Self-haulers registered and operating in accordance with this chapter are only permitted to collect, transport, and dispose of solid waste generated by and upon the self-hauler’s own premises the self-hauler. Under no circumstances may a self-hauler collect, transport, or dispose of solid wastes generated upon premises that are not owned, operated or controlled by someone other than the self-hauler.

Notwithstanding any other provision of this chapter, registered self-haulers shall not be permitted to share, place solid waste in, or to otherwise use the container of another person or business.
(b) Registration. All self-haulers must be registered as a self-hauler with the City and shall subscribe to the following registration requirements:
(1) Each self-hauler shall obtain registration from the City Manager and renew his/her/their/its registrations at the commencement of each fiscal year.
(2) The application to register for self-hauling, whether upon initial application or renewal, shall include the following: (i) a list of all containers to be used by the self-hauler, (ii) a list of all transport and disposal equipment to be used by the self-hauler, (iii) a written explanation of where all solid waste will be delivered for disposal and diversion, (iv) a written plan explaining to the reasonable satisfaction of the City Manager how not less than 50 percent of solid waste collected will be diverted from disposal in compliance with AB 939, (v) a written plan explaining to the reasonable satisfaction of the City Manager how compliance with the requirement to divert organic waste, in accordance with applicable laws, including 14 CCR, Div. 7, Chapter 12, Section 18988.3, will be achieved, and (vi) any other information deemed necessary by the City Manager to ensure protection of public health, safety and welfare.

ITEM 8.3 – Exhibit A to Attachment A
-31-
(3) Renewal applications shall additionally include (i) receipts from self-hauling activities undertaken in the prior year demonstrating that the applicant has effectively diverted at least 50 percent of all solid waste generated at its premises from landfills in a manner that complies with the requirements of AB 939, (ii) records reasonably satisfactory to the City Manager demonstrating the manner in which organic waste was diverted from landfills in accordance with applicable laws, including 14 CCR, Div. 7, Chapter 12, Section 18988.3, and (iii) receipts from self-hauling activities undertaken in the prior year demonstrating that the applicant has delivered solid waste generated at its premises to appropriate disposal or recycling facilities at least as frequently as collection is required for such selfhauler by the City Manager.
(4) The City Manager shall approve the application, and issue a selfhauler permit, if the application meets the requirements of this section, and if the equipment, containers, diversion plan and disposal plan meet with his reasonable satisfaction, and if evidence of past diversion and disposal requirements demonstrate the applicant has complied with the 50-percent diversion requirement and otherwise complied with all laws related to disposal of solid waste, including the diversion of organic waste.
(b) Recordkeeping. Self-haulers of organic waste shall keep a record of the amount of organic waste delivered to each solid waste facility, operation, activity, or property that processes or recovers organic waste; this record shall be subject to inspection by the City. The records shall include the following information:
(1) Delivery receipts and weight tickets from the entity accepting the waste.
(2) The amount of material in cubic yards or tons transported by the self-hauler to each entity.
(3) If the material is transported to an entity that does not have scales on-site or employs scales incapable of weighing the self-hauler’s vehicle in a manner that allows it to determine the weight of materials received, the self-hauler is not required to record the weight of ITEM 8.3 – Exhibit A to Attachment A
-32-
material but shall keep a record of the entities that received the organic waste.
(c) Containers. Each self-hauler shall provide its own containers. Containers utilized by a self-hauler must conform to industry standards for solid waste disposal, comply with all laws and regulations, and must be approved by the City Manager in writing prior to issuance of a self-hauler registration. In addition, any containers utilized by a self-hauler shall comply with the following requirements:
(1) All containers shall be maintained in good repair. Any question as to the meaning of this standard shall be resolved by the City Manager. (2) All containers shall be maintained in a sealed, watertight condition.
(3) Self-haulers shall remove any graffiti that appears on containers within 24 hours after becoming aware of it.
(d) Collection and transport equipment. Collection and transport equipment including, but not limited to, transport trucks and vehicles, used by a selfhauler must be approved by the City Manager in writing prior to issuance of a self-hauler registration.
(ed) Non-commercial venture. It is the intent of this chapter to prevent and proscribe self-hauling activities undertaken as a commercial enterprise.

Selfhaulers Self-haulers must obtain all equipment, including containers and collection and transportation equipment, at a fair market value that does not include any hauling services, “free” or otherwise. A self-hauler may use its own employees to undertake self-hauling activities, but under no circumstance may a self-hauler use an independent contractor or any other person or entity for solid waste handling services other than a franchisee. (fe) Other recycling obligations. Self-haulers shall recycle, or divert from disposal, all recyclable materials not otherwise addressed by this section to a degree and in a manner consistent with standards generally applicable to the solid waste industry and as required by state law or regulation. (gf) Collection frequency. Self-haulers shall remove solid waste from his/her/their/its premises at least once per week; however, upon application ITEM 8.3 – Exhibit A to Attachment A
-33-
to the City Manager, the City Manager may determine a different frequency for solid waste collection, transport, and disposal from the self-hauler's premises. The City Manager’s determination shall be based upon (i) the nature of the premises, (ii) the type of solid waste generated by the premises, and (iii) the collection capacity of the self-hauler as demonstrated by information in the application.
(hg) Hazardous and special wastes. Unless lawfully and currently licensed under state and local laws, no self-hauler shall engage in the collection, transport or disposal of hazardous waste or special wastes. (i) Revocation. The City Manager may revoke a self-hauler permit if the permittee either (i) fails to divert at least 50 percent of all solid waste generated at its premises from landfills in a manner that complies with the requirements of AB 939, (ii) fails to divert organic waste from disposal in accordance with applicable laws, including 14 CCR, Div. 7, Chapter 12, Section 18988.3, or (iii) fails to deliver solid waste generated at its premises to appropriate disposal or recycling facilities at least as frequently as collection is required for such self-hauler by the City Manager. (h) Requirement to subscribe. The City Manager may require the owner, occupant, or person in possession, charge, or control of a residential or commercial premises to subscribe for solid waste handling services with the franchisee if he/she/they (i) fails to divert organic waste from disposal in accordance with applicable laws, including 14 CCR, Div. 7, Chapter 12, Section 18988.3, (ii) fails to deliver solid waste generated at its premises to appropriate disposal or recycling facilities at least as frequently as collection is required for such self-hauler by the City Manager, or (iii) fails to comply with the record keeping requirements set forth in Section 4.10.080(b).

Section 4.10.090 (“Removal of unauthorized containers”) of Chapter 4.10 (“Solid Waste”) of Title 4 (“Health and Sanitation”) of the Laguna Woods Municipal Code is amended to read as follows (additions shown with underlining, deletions shown with strikethrough):

Sec. 4.10.090. - Removal of unauthorized containers.

In addition to any other penalties and/or remedies as set forth in this chapter or provided for by law, any container placed within the City for the ITEM 8.3 – Exhibit A to Attachment A
-34-
collection of solid waste in violation of Section 4.10.070(h) (hereinafter “Unauthorized Container(s)”) may be impounded as set forth herein. (a) The City Manager may cause a notice to be placed in a conspicuous place on any unauthorized container directing that it be removed. The notice shall specify the nature of the violation and shall state that the container must be removed within 24 hours or it may be removed and stored by the City, and the contents disposed of, at the expense of the owner thereof. The notice shall indicate (i) the date and time that the notice was posted, (ii) the name and telephone number of a person designated by the City to hear any appeal or challenge to the requirement that the container be removed, and (iii) that any appeal of the order for removal must occur within 24 hours of the posting of the notice. The posting of a notice to remove shall constitute constructive notice to the owner and user of the unauthorized container of the requirement to remove the unauthorized container, and a copy of the notice shall be provided to the owner of the unauthorized container once said owner’s identity is ascertained by the City, and if not provided sooner, a copy of the notice shall be provided at such time as the owner of the unauthorized container seeks to retrieve any such container removed hereunder.
(b) If within 24 hours after a notice to remove is posted on an unauthorized container, a request for an appeal has not been received and the container is not removed, the City Manager may direct the removal and storage of the unauthorized container. In addition, if the contents of the container are either comprised of a substantial amount of putrescible solid waste, or determined by the City Manager to create a threat to public health, safety, or welfare if not disposed of immediately, the City Manager may direct that the contents of the container be disposed of. The owner of the unauthorized container shall be responsible to reimburse the City for the actual cost of removal, storage, and disposal. All amounts due to the City for the actual cost of removal, storage, and disposal must be paid before the unauthorized container may be returned to the owner. Such amounts shall constitute a debt owed by the owner to the City, and the owner shall be liable to the City in an action brought by the City for the recovery of such amounts. (c) Between the date following the date upon which any unauthorized container is removed by the City, and the date which is five business days following its retrieval from the City, the owner of the unauthorized container may request a hearing to appeal the City’s determination that the container is ITEM 8.3 – Exhibit A to Attachment A
-35-
an unauthorized container subject to removal by the City as set forth herein.

The City Manager shall establish a procedure for such a hearing and the method for requesting such a hearing shall be included on the notice to remove. If the appeal is granted, any payments due to the City shall be forgiven and any amounts paid reimbursed.
(d) If the identity of the owner of an unauthorized container that has been removed by the City is known to the City Manager, the City Manager shall promptly cause a copy of the notice to be mailed to the owner along with a request that the owner claim the stored property. If the unauthorized container is not claimed within 95 days after mailing of the notice to the owner, or 90 days after removal if the identity of the owner is unknown to the City Manager, the unauthorized container and its contents shall be deemed abandoned property and may be disposed of accordingly. The notice to be posted on unauthorized containers shall specify that the foregoing procedure related to abandonment will apply.

Section 4.10.100 (“Violations and penalties”) of Chapter 4.10 (“Solid Waste”) of Title 4 (“Health and Sanitation”) of the Laguna Woods Municipal Code is amended to read as follows (additions shown with underlining, deletions shown with strikethrough):

Sec. 4.10.100. - Violations and penalties.
(a) This chapter may be enforced in any manner set forth in this Code, or as otherwise provided by law.
(b) Any person who violates any provision of this chapter shall be guilty of a separate offense for each and every day, or any portion thereof, of which any violation of any provision of this chapter is committed, continued, or permitted by such person, and shall be punishable as misdemeanor or an infraction, at the discretion of the City Manager and/or City Attorney, and except as otherwise set forth below, the following penalties shall apply:
(1) Penalty for misdemeanor violation. Any person convicted of a misdemeanor under any provision of this chapter shall be punishable by a fine of not more than $1,000.00, or by imprisonment for a period not exceeding six months, or by both such fine and imprisonment.

ITEM 8.3 – Exhibit A to Attachment A
-36-
(2) Penalty for infraction violation. Any person convicted of an infraction under any provision of this chapter shall be punished punishable by:
a. A fine not exceeding $100.00 for a first violation;
b. A fine not exceeding $200.00 for a second violation of the same provision within one year; and
c. A fine not exceeding $500.00 for a third violation and for any additional violation of the same provision within one year. (c) Violations related to organic waste obligations. In addition to any other available remedy, any violation of 14 CCR, Div. 7, Ch. 12, or any of the provisions hereof which address such obligations including, specifically, Sections 4.10.030(5) and 4.10.070 (d), (e), and (f), shall be subject to the provisions of Chapter 1.06 of this Code, modified as follows:
(1) Upon determining a violation has occurred, the City Manager shall issue a notice of violation pursuant to 14 CCR, Div. 7, Ch. 12, Section 18995.4, requiring compliance within 60 days of such notice. (2) Absent compliance, the following administrative fines shall apply:
a. For a first violation - $50.00
b. For a second violation - $100.00
c. For a third or subsequent violation - $250.00
(d) Violations deemed to be a public nuisance. In addition to any penalties otherwise imposed, any violation of the provisions of this chapter is deemed to be a public nuisance which may be abated in the manner provided by law for the abatement of nuisances.
(e) Attorneys’ fees and court costs. In addition to any civil and criminal penalties as provided by the provisions of this chapter or otherwise, the City may recover reasonable attorneys’ fees and court costs, and other such expenses of litigation and/or prosecution as it ITEM 8.3 – Exhibit A to Attachment A
-37-
may incur by appropriate lawsuit against the person found to have violated any provisions of this chapter.

Chapter 4.18 (“Water Conservation”) of Title 4 (“Health and Sanitation”) of the Laguna Woods Municipal Code is retitled as “Well Standards” and amended to read as follows (additions shown with underlining, deletions shown with strikethrough):

CHAPTER 4.18. - WATER CONSERVATION WELL STANDARDS
Sec. 4.18.010. - Water wells.
(a) Definitions. The following words, terms and phrases, when used in this section, shall have the meanings ascribed to them in this subsection, except where the context clearly indicates a different meaning:
(05) Beneficial use or beneficial purpose means the causing, suffering or permitting of any water pumped or flowing from any well to be used for the purpose of irrigation of lands and/or for domestic use and/or for the propagation of fish.
(10) Irrigation of land means the artificial application of water to lands whenever rainfall is insufficient to meet the full water requirements of crops, applied to lands in such quantities and in such manner, from time to time during the growing season of the trees or plants being irrigated, as will provide sufficient moisture to promote plant growth, having reference to the particular kind of crops grown and the particular type of soil involved.
(15) Propagation of fish means the breeding and/or propagating of edible or pet species of fish where such breeding and/or propagation is carried on as a commercial enterprise.
(20) Unnecessarily flow is means the causing, suffering or permitting water flowing from an artesian well or pumped from a pumping well to be stored or used for any purpose other than a beneficial use or beneficial purpose, as defined in this section.
(25) Waste of water means:

ITEM 8.3 – Exhibit A to Attachment A
-38-
(1) The causing, suffering or permitting of any water pumped or flowing from any well to run into any river, creek or other natural watercourse or channel, or into any bay or pond or artificial reservoir, or into any street, road or highway, unless it is used thereafter for a beneficial purpose; and where such water is caused, suffered or permitted to be run into any pond or artificial reservoir, such storing of water shall be deemed a waste of water, unless it is used thereon for the beneficial purposes of domestic use and/or propagation of fish and/or thereafter removed therefrom and used for the beneficial purpose of irrigation.
(2) The causing, suffering or permitting any water pumped or flowing from any well to run upon the land of any person, or upon the public lands of the United States or the State, unless it be used thereon for the beneficial purposes of irrigation thereof or for the propagation of fish.
(3) The causing, suffering or permitting any water pumped or flowing from any well to be used for a beneficial purpose, where such beneficial use allows more than five percent of the water so pumped to escape in such a way as would define the use of such escaped water to be classified as “waste of water” under this section.
(30) Water well or wells means an artificial hole made in the ground through whichwater naturally flows from subterranean sources to the surface of the ground, commonly known and designated as an artesian well, or any well from which water is obtained by means of a pump or other mechanical device, commonly known and designated as a pumping well.
(b) Unlawful use of water. It shall be unlawful for any person, firm, copartnership, corporation or association of individuals, either as owner, tenant, manager, agent or employee, to cause, permit or suffer any water well or wells, under the ownership, control or management of such person, firm, copartnership, corporation or association of individuals, to be operated or used in such manner as to cause, suffer or permit the water from such well or wells to unnecessarily flow or be pumped therefrom or to go to waste.

ITEM 8.3 – Exhibit A to Attachment A
-39-
(c) Civil execution on fine. Any fine imposed for violation of the provisions of this chapter may be collected as in other criminal cases, and the court may also issue an execution upon the judgment therein rendered and the same may be enforced and collected as in civil cases.

Sec. 4.18.020. - Construction and abandonment of water wells. (a) Purpose. It is the purpose of this chapter to control the construction and reconstruction of wells to the end that the groundwater of the City not be impaired in quality and that water obtained from such wells will be suitable for the purpose for which used and will not jeopardize the health, safety or welfare of the people of the City, and to provide for the destruction of abandoned wells or wells found to be public nuisances to the end that such wells will not impair the quality of groundwater or otherwise jeopardize the health, safety or welfare of the people of this City.
(b) Definitions. The following words, terms and phrases, when used in this section, shall have the meanings ascribed to them in this subsection, except where the context clearly indicates a different meaning:
(05) Abandoned and abandonment applies to a well which has not been used for a period of one year, unless the owner declares in writing, to the Well Standards Advisory Board, his intention to use the well again for supplying water or other associated purpose (such as an observation well or injection well) and receives approval of such declaration from the Board. All such declarations shall be renewed annually and at such time be resubmitted to the Board for approval.

Test holes and exploratory holes shall be considered abandoned 24 hours after construction work has been completed, unless otherwise approved by the Health Officer.
(10) Agricultural well means a water well used to supply water for irrigation or other agricultural purposes, including so-called stock wells.
(15) Cathodic protection well means any artificial excavation in excess of 50 feet constructed by any method for the purpose of installing equipment or facilities for the protection, electrically, of ITEM 8.3 – Exhibit A to Attachment A
-40-
metallic equipment in contact with the ground, commonly referred to as a cathodic protection well or a deep anode.
(20) Community water supply well means a water well used to supply water for domestic purposes in systems subject to the California Health and Safety Code.
(25) Construct, reconstruct (construction, reconstruction) means to dig, drive, bore, drill or deepen a well, or to reperforate, remove, replace or extend a well casing.
(30) Destruction means the proper filling and sealing of a well that is no longer useful so as to assure that the groundwater is protected and to eliminate a potential physical hazard.
(35) Electrical grounding well means any artificial excavation in excess of 50 feet constructed by any method for the purpose of establishing an electrical ground.
(40) Health Officer means the Orange County Health Officer or his designee.
(45) Individual domestic well means a water well used to supply water for domestic needs of an individual residence or commercial establishment.
(50) Industrial well means a water well used to supply an industry on an individual basis.
(55) Observation well means a well used for monitoring or sampling the conditions of a water-bearing aquifer, such as water pressure, depth, movement or quality.
(60) Permit means written permit issued by the Health Officer permitting the construction, reconstruction, destruction or abandonment of a well.
(65) Person means any person, firm, corporation or governmental agency.

ITEM 8.3 – Exhibit A to Attachment A
-41-
(70) Public nuisance, when applied to a well, means any well which threatens to impair the quality of groundwater or otherwise jeopardize the health or safety of the public.
(75) Saltwater (hydraulic) barrier well. A well used for extracting water from or injecting water into the underground as a means of preventing the intrusion of saltwater into a fresh water-bearing aquifer.
(80) Test or exploratory hole means an excavation used for determining the nature of underground geological or hydrological conditions, whether by seismic investigation, direct observation or any other means.
(85) Well means any artificial excavation constructed by any method for the purpose of extracting water from or injecting water into the underground, for providing cathodic protection or electrical grounding of equipment, for making tests or observations of underground conditions, or for any other similar purpose. Wells shall include, but shall not be limited to, community water supply wells, individual domestic wells, industrial wells, agricultural wells, cathodic protection wells, electrical grounding wells, test and exploratory holes, observation wells and saltwater (hydraulic) barrier wells, as defined herein, and other wells whose regulation is necessary to fulfill the purpose of this chapter as determined by the Well Standards Advisory Board. Wells shall not include:
a. Oil and gas wells, geothermal wells or other wells
constructed under the jurisdiction of the State Department of Conservation, except those wells converted to use as water wells;
b. Wells used for the purpose of dewatering excavations during construction, or stabilizing hillsides or earth embankments; or c. Other wells whose regulation is not necessary to fulfill the purpose of this chapter as determined by the Well Standards Advisory Board.
(c) Well Standards Advisory Board.

ITEM 8.3 – Exhibit A to Attachment A
-42-
(1) A board consisting of five members shall be appointed by the City Council. One of the members appointed shall be a person employed in a supervisory capacity by a water purveyor in the City whose system relies to a significant extent upon groundwater; one shall be a registered civil engineer under the laws of the State of California who is experienced in sanitary engineering and who is qualified in the field of water supply; one shall be a person licensed in accordance with the provisions of the Contractors License Law, chapter 9, division 3 of the Business and Professions Code of the State of California (Business and Professions Code § 7000 et seq.); one shall be a person who is qualified in the field of water quality; and one shall be a registered geologist under the laws of the State of California who is qualified in the field of groundwater hydrology. One of the aforementioned persons shall be a representative of the Orange County Water District and one shall represent the City.
(2) Members shall serve for three-year terms and until the qualification of a successor, except that the first members shall serve staggered terms, as determined by the drawing of lots, in the following manner: One member shall serve for a one-year term of office; two members shall serve for three-year terms of office. All terms shall end on the first Monday in January of the year in which such term is to expire. All members shall serve at the discretion of the City Council; and any member or members of the Board, Committee or Commission may have his membership terminated by a majority vote of the City Council. A vacancy thereby created shall be filled in the same manner as the original appointment.
(3) Traveling and other expenses incurred by each Board member in the performance of his official duties shall be reimbursed at a rate of $10.00 per meeting.
(d) Acts prohibited; permit required.
(1) No person shall, within the City,construct or reconstruct any well unless such construction or reconstruction is carried out pursuant to and in conformance with a written permit issued for that purpose by the Health Officer as provided in this section.

ITEM 8.3 – Exhibit A to Attachment A
-43-
(2) Nor shall any such person abandon a well unless it has been destroyed pursuant to and in conformance with a written permit issued by the Health Officer.
(3) Nor shall any such person violate the terms of any order issued by the Well Standards Advisory Board or the Health Officer, issued pursuant to this section.
(e) Permits.
(1) Applications for permits shall be made to the Health Officer containing such information as he shall require.
(2) Each application shall be accompanied by a fee which shall be established by the City on the basis of the cost incurred in enforcing the provisions of this chapter. Fifty percent of the fee shall be returned to the applicant should the permit be denied or if the permit is canceled within 60 days after issuance and no work has been done. A permit shall remain in effect for one year from date of issuance. (3) Permits may be issued subject to any condition or requirement found by the Health Officer to be necessary to accomplish the purposes of this section.
(4) A permit may be canceled or the conditions amended by the Health Officer if he determines that to proceed with the work would result in a public nuisance or the permit holder has violated the terms of the permit or this chapter.
(f) Completion of work. The permittee shall notify the Health Officer in writing upon completion of the work and no work shall be deemed to have been completed until such written notification has been received. A final inspection of the work shall be made by the Health Officer and no permittee shall be deemed to have complied with this section or his permit until such inspection has been performed.
(g) Notice; cancellation or denial of permit. In the event a permit is denied or canceled, the applicant or permit holder shall be given written notice by the Health Officer, which notice shall specify the reasons for his action and ITEM 8.3 – Exhibit A to Attachment A
-44-
shall notify the applicant or permit holder of his right to request a hearing before the Well Standards Advisory Board within ten days. (h) Notice; public nuisance. In the event the Health Officer determines that a well constitutes a public nuisance, he shall mail a written notice to the landowner and the permit holder, if other than the landowner. A copy of the notice shall be posted on the affected property. The notice shall state the specific facts giving rise to such nuisance; the corrective measures deemed necessary; and time, date and place at which a hearing shall be held by the Well Standards Advisory Board relating thereto, which date shall be not less than ten nor more than 30 days after the date such notice is mailed. The notice shall state that in the event the Board determines that a public nuisance exists a special assessment shall be imposed upon the land for any costs of abatement.
(i) Immediate abatement. If the Health Officer finds that immediate action is necessary to prevent impairment of the groundwater or a threat to the health or safety of the public, he may abate the nuisance without giving notice.

Within 24 hours after initiating such abatement, the Health Officer shall give notice of a hearing before the Well Standards Advisory Board in the manner prescribed in subsection (h) of this section.
(j) Board hearing.
(1) At the time fixed for the hearing, the Well Standards Advisory Board shall hear and consider all relevant testimony and evidence offered by the landowner, and by any other interested person. In the event the Board finds that a public nuisance exists, it shall direct the Health Officer to take any necessary action to protect the groundwater or the health and safety of the public, unless the situation is corrected by the landowner on or before a date to be specified by the Board. The costs of such corrective work by the Health Officer shall become a special assessment upon the land pursuant to subsection (k) of this section.
(2) If the Board finds that a permit was improperly denied or canceled, it shall order the Health Officer to issue or reinstate such permit.

ITEM 8.3 – Exhibit A to Attachment A
-45-
(k) Abatement costs a special assessment. Upon a finding by the Well Standards Advisory Board that a well constitutes a public nuisance, all cost of abatement carried out under the terms of this chapter shall constitute a charge and special assessment upon the parcel of land involved. If such costs are not paid within 60 days, they shall then be declared a special assessment against that parcel as provided in Government Code § 25845. Such special assessment shall be collected at the same time and in the same manner as ordinary City taxes are collected and shall be subject to the same penalties and the same procedures and sale in case of delinquency as provided for ordinary City taxes. The City shall retain the additional and independent right to recover its costs by way of civil action against the owner and person in possession or control, jointly or severally.
(l) Standards. Standards for the construction, reconstruction, destruction, or abandonment of wells shall be the standards recommended in the State Department of Water Resources Bulletin No. 74, Chapter II and future amendments thereto. Standards for the construction, reconstruction, destruction or abandonment of cathodic protection wells and electrical grounding wells shall be the standards recommended in the State Department of Water Resources Bulletin No. 74-1, and future amendments thereto. Well standards may be modified by the Health Officer, with the advice and concurrence of the Well Standards Advisory Board, where required to cope with the local geological and groundwater conditions. (m) Penalty. Any person who violates the terms of this section or any permit issued hereunder shall be guilty of a misdemeanor, punishable by a fine not exceeding $500.00 or by imprisonment not exceeding six months, or by both such fine and imprisonment. Such person shall be deemed guilty of a separate offense for each and every day or portion thereof during which any such violation is committed, continued or permitted and shall be subject to the same punishment as for the original offense.

Sec. 4.18.010. - Purpose and intent.

The purpose and intent of this chapter to satisfy the requirements of California Water Code Section 13800.5(c), which requires cities to adopt a geothermal heat exchange well ordinance that meets or exceeds the recommended standards developed by the California Department of Water Resources, and California Water Code Section 13801(c), which requires cities to adopt a water well, cathodic protection well, and monitoring well ITEM 8.3 – Exhibit A to Attachment A
-46-
drilling and abandonment ordinance that meets or exceeds the standards contained in California Department of Water Resources Bulletin 74-81. This chapter is further intended to comply with California Department of Water Resources Bulletin 74-90, which supplemented Bulletin 74-81.

Sec. 4.18.020. - Adoption of the County of Orange Well Ordinance.

The County of Orange Well Ordinance adopted by the Orange County Board of Supervisors on July 18, 1972 (Ordinance No. 2607) is hereby adopted and incorporated by reference, as if set forth at length herein, as the Well Ordinance of the City of Laguna Woods. Not less than one copy of said ordinance has been filed in the office of the City Clerk and shall be made available for public inspection. Should there be a conflict between the Well Ordinance as adopted and other Laguna Woods Municipal Code requirements, the more restrictive shall govern.

Sec. 4.18.030. - Compliance required.

All persons drilling wells or abandoning wells shall comply with the Well Standards Ordinance adopted by Section 4.18.020 including, but not limited to, securing permits from the County of Orange Well Standards Advisory Board and County of Orange Health Officer when required.

9.1 LEAGUE OF CALIFORNIA CITIES 2024

GENERAL ASSEMBLY DELEGATES
This page is intentionally blank.

ITEM 9.1
CC  08-21-2024 RM ITEM 9.1 – AR Page 1 of 2
City of Laguna Woods
Agenda Report
TO: Honorable Mayor and City Councilmembers
FROM: Christopher Macon, City Manager
FOR: August 21, 2024 Regular Meeting
SUBJECT: League of California Cities 2024 General Assembly Delegates Recommendation
Appoint members of the City Council and/or staff to serve as a delegate, alternate delegate, and second alternate delegate at the League of California Cities’ 2024 General Assembly.

Background
The League of California Cities (“Cal Cities”) will host its annual General Assembly on October 18, 2024 at 8:30 a.m. in Long Beach. The General Assembly will take place during Cal Cities’ 2024 Conference and Expo. Each year, member agencies appoint a delegate to debate and vote on policy matters on their behalf at the General Assembly. Member agencies may also appoint up to two alternate delegates. Delegates may be elected or appointed officials of the member agencies.

Discussion
Cal Cities has requested that the City Council appoint a delegate and up to two alternate delegates for the 2024 General Assembly, no later than September 25, 2024. If only one member of the City Council and/or staff attends, there is no requirement to appoint alternates. If no member of the City Council and/or staff attends, there is no requirement to appoint delegates.

Councilmember McCary plans to attend Cal Cities’ 2024 Conference and Expo.

ITEM 9.1
ITEM 9.1 – AR Page 2 of 2 CC  08-21-2024 RM
Fiscal Impact
Sufficient funds to support participation in the League of California Cities’ 2024 General Assembly are included in the City’s budget.

9.2 FIRE RISK REDUCTION COMMUNITY
This page is intentionally blank.

ITEM 9.2
CC  08-21-2024 RM ITEM 9.2 – AR Page 1 of 4
City of Laguna Woods
Agenda Report
TO: Honorable Mayor and City Councilmembers
FROM: Christopher Macon, City Manager
FOR: August 21, 2024 Regular Meeting
SUBJECT: Fire Risk Reduction Community
Recommendation
Direct the City Manager to (a) take the actions required to qualify the City for inclusion on the California State Board of Forestry and Fire Protection’s 2026 Fire Risk Reduction Community List, and (b) advise the City Council of any increases in approved budget appropriations necessary to complete such actions.

Background
By nearly all accounts, California is in the midst of a property insurance crisis with increasing premium costs and decreasing coverage options (in terms of the number of insurers and the availability and extent of coverage offered). Locally, impacts include the following, which were shared by Village Management Services staff:
• Over the past five years, annual property insurance premiums for Laguna Woods Village (the coverage that insures structures) have increased from approximately $1.2 million to $12 million. Those premiums are charged to residents. The average annual assessment for property insurance, per unit, has increased from approximately $100 to $1,000.

The level of property insurance that Third Laguna Hills Mutual and United Laguna Woods Mutual are required to maintain for residents to qualify for Federal National Mortgage Association (“Fannie Mae”) mortgage loans is either unavailable or too expensive to obtain. As a result, non-warrantable mortgage loans with higher interest rates than Fannie Mae mortgage loans ITEM 9.2
ITEM 9.2 – AR Page 2 of 4 CC  08-21-2024 RM
are the only option to secure funding for new mortgages or refinancing. • Residents of Laguna Woods Village need to purchase HO-6 condominium insurance policies to fully protect their assets. Like the property insurance purchased by Third Laguna Hills Mutual and United Laguna Woods Mutual, HO-6 insurance has become more difficult to obtain and premiums have increased, in part, due to certain insurers choosing to no longer provide coverage in fire-prone areas of California.

Laguna Woods City CouncilAugust 21, 2024

Laguna Woods City Council
August 21, 2024